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PRIVATE

&

CONFIDENTIAL

Iiffi

Our

An Lnlernat'ona Alsoc ar oi

SAVIIIS

Ref

: 30V090583

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Asia . Be iinB, ChenEdu - chonBqinS Daia

sha^tha,

3'" June 2009

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Cairns Canbetra . Cord coan lpswich

Penh - 5!nsh'ne

Live.poo/ - MeLbourne .

P.ram.fia

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sydney

OCBC Bank (Malaysia) Berhad Special Asset Management-HQ 17'" Floor, Menara OCBC 18, Jalan Tun Perak 50050 Kuala Lumpur

Po

and

8e Sium F.an. . Celmany Creec tsunga.y . lreland lr Potu8al . Ru$ia Spain Swedei The Neiher ands r!rkey

Ausifa

(Attn : Madam Lui Suk Mei)

Dear Madam.

REPORT AND VALUATION OF LOT NO. P.T, 11780, SEKSYEN P, MUKIM ANO DISTRICT OF KLANG, STATE OF SELANGOR OARUL EHSAN AND HELD UNDER TITLE NO, HSM 12461 (Locality : Off Jalan Telok Gong, Kampung Nelayan Telok Gong, Klang, Selangor Darul Ehsan) (Borrower : Granasia Door Sdn Bhd)

We thank you tor your instruction to assess the Market Value and Forced Sale Value of the abovementioned property for the auction purposes.

We are pleased to report that in our opinion, the Market Value of the subject property as a second layered plot of leasehold agriculture land with potential for industrial use and on the assumption that the existjng canal did not encroach onto the subject site and held under an unexpired leasehold term of approximately 74 years as at 28'" May 2009, free from all encumbrances, with the title being good, marketable and registrable as well as with vacant possesslon rs RM530,00%Ringgit Malaysia : Five Hundred And Thirty Thousand Only).

Our full Report and Valuation is contained herein.

This Report and Valuation is subject to the Limiting Conditions stated on the back page of this report.

Thank you.

Yours faithfully, RAHIM & CO CHARTERED SURVEYORS SDN BHD

?(-.\-,,THOMG SOO F N, MISM, APEPS General Ma Registered Valuer (V-561 )

Rahim & Co Chartefed Sr-rrveyors 5dn. Bhd.tssr:r'wt

Level I

Tel:

/,

Menara

llni

Asia, I008 lalan Sultan lsmail,

50250 Kua a Lumpur, Malaysia.

603'2691 9922 Fax:643 2691 9992

e-mail: [email protected] webs te: www rahim co.com

Klala

Kora

Llmplr

A or

Se.-

poh - Johor

Eahr!

Kemanan .

Bharu Kora Kinaba u (ua a Terentgan! K!anran t uLr'ig M!lacca Penan6 Derai nE ,,,a 'a'pnba.

Our Ref

.

30V090583

SUMMARY OF REPORT

lt ro

OCBC Bank (Malaysia) Berhad

Granasia Door Sdn Bhd Auction

Client Borrower Purpose Locality Property Type

Off Jalan Telok Gong, Kampong Nelayan Telok Gong, Klang, Selangor

Darul Ehsan

A second layered plot of agriculture land and presently, the property has no direct access from the metalled road as shown on the site plan attached as APPENDIX B. There is a single-storey warehouse erected on the adjoining lot (Lot 1 1778) as well as on the subject lot.

H.S.(M)'12461

Title No.

Lot No.

Registered Owner

P.T. I 1780, Seksyen P, Mukim and District of Klang, State of Selangor

Darul Ehsan Himpunan Arif Sdn Bhd

Tenure

Surveyed Land Area

A

gg-year leasehold interest expiring on 23110/2083 i.e. having an

unexpiried term of about 74 years 0.8094 hectare (2 acres)

Agriculture

Planning

Zoned for industrial use as informed by the Planning Department in Majlis Perbandaran Klang, but subject to building line setbacks and also drainage reserye. HoweveT, as at to-date, no approval has been given to the subject lot as well as the adjoining lot (Lot 11778) to construct a single-storey

warenouse.

Encumbrances

Charged to twice to OCBC Bank (Malaysia) Eerhad, vide Presn. Nos. 9797120A3 & 9798/2003, Vol.46, Fol. l, "Gadaian menjamin wang pokok",

both registered on 3111212003

Caveat

i.

A private caveat has been entered by Glamour Expansion Sdn Bhd vide Presn. No. 122212008, "Kaveat Persendirian atas Tanah", registered on

08104t2008 Persendirain (Removal)" for the private caveat vide Presn. No. 122212008, registered on 2610312009

ii. Presn. No. 1036/2009, "Cadangan Pemotongan Kaveat

Basis of Valuation

We have valued the subject property as a second layered plot of leasehold agriculture land with potential for industrial use and on the assumption that the existing canal did not encroach onto the subject site

Market Value Forced Sale Value Date of Valuation

:

Rws3o,ofra

RM370,lqu

28'n May 2009

THE VALUE STATED ABOVE IS TO BE READ IN CONTEXT WITH THE WHOLE REPORT

Our Ref

:

30V090583

tl to

REPORT AND VALUATION OF

LOT NO, P.T. 11780, SEKSYEN P, MUKIM AND DISTRICT OF KLANG. STATE OF SELANGOR DARUL EHSAN

(Locality : Off Jalan Telok Gong, Kampung Nelayan Telok Gong Klang, Selangor Darul Ehsan)

TERMS OF REFERENCE

We have been instructed by OCBC BANK (MALAYSIA) BERHAD to assess

the Market Value and Forced Sale Value of the abovementioned property for

the auction purposes.

IT IS PERTINENT TO NOTE THAT THIS REPORT AND VALUATION

SHOULD NOT BE USED FOR ANY OTHER PURPOSES.

IS

PREPARED SPECIFICALLY FOR THE ABOVE INTENDED PURPOSE AND

DEFINITIONS

MARKET VALUE is defined as the estimated amount for which an asset

should exchange on the date of valuation between a willing buyer and a

willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion.

FORCED SALE VALUE is defined as the amount that may reasonably be

received from the sale of a property under (forced sale) conditions that do not meet all the criteria of a normal market transaction.

It

involves

a

price which arises from disposition under extraordinary or

atypical circumstances, usually reflecting an inadequate marketing period

without reasonable publicity, an inappropriate mode of sale and sometimes reflecting an unwilling seller condition, and/or disposal under compulsion or

Our Ref

:

30V090583

tt r()

DATE OF INSPECTION & VALUATION The property was inspected on 28'" May 2009 but from a distance as we were

unable to enter the subject site via the adjoining lot (Lot 11778), whereby the latter fronts onto Jalan lkan Mata Duyong. We were also unable to get close

to the subject property via the access, which runs along the canal in the

south-east, as this area is now overgrown with grass, bushes and trees. The

material date of valuation is taken as 28'" Mav 2009.

SITUATION

The subject property, identified as Lot No. P.T. 11780 (also referred to as Lot 11780 in the Revenue Survey Sheet No. 98-D), Mukim and District of Klang, Selangor Darul Ehsan, is a second layered lot from Jalan lkan Mata Duyong, with the adjacent lot (Lot No. 11778) fronts onto the aforesaid road, as seen

from the site plan attached as APPENDIX B. lt is located within the Telok

Gong area in Klang. The said metalled road branches off from Jalan Telok

Gong, which is the main road in Telok Gong area_

At the time of inspection, we noted that there is a single-storey warehouse

erected on Lot 11778 (the adjoining land) as well as on the subject lot.

The subject property is located within the local authority area of Majlis

Perbandaran Klang.

The property is accessible from Kuala Lumpur city centre via the Shah Alam

Expressway and then continued onto the Westport Highway before turning

left onto Jalan Telok Gong. Thereafter, turning right onto Jalan lkan Mata Duyong, wherein the adjoining lot known as Loi 11778, fronts onto. The

subject property is the second layered lot and access to it will be from the aforesaid adjoining lot.

Our Ref

:

30V090583

tt ro

The subject property is located about 6 and 12 kilometres southeast of port

Klang town and southwest of Klang town centre, respectively_

The subject property is located inside the circle shown coloured GREEN on

the location plan attached as APPENDIX A.

SURROUNDING

The immediate neighbourhood of the subject property are mainly agriculture in character and mostly cultivated with oil palms and interspersed with

detached factories and warehouses as well as kampung houses.

Properties located along Jalan Telok Gong comprise marnly detached factories interspersed with kampung houses and secondary jungle.

Prominent factories sited in close proximity to the subject property include

JoonHee Micron Sdn Bhd, Sri Ledang Sdn Bhd, yinpolin Agriculture Sdn Bhd, Fame Engineering Sdn Bhd and Brightstar Stainless Steel Sdn Bhd.

The on-going project known as Glenmarie Cove and TG Industrial park

development are located along Jalan Telok Gong.

The subject property is located adjacent to the neighbourhood of Taman Sri Nelayan, Taman Teluk Dedung Indah and Kota pandamar. Sited to the north

of the subject property, i.e. across a river, is an abandoned housing projeci.

PARTICULARS OF TITLE

Brief particulars of the title for the subject property as extracted from the

computer print-out of the tifle document obtained from the Klang District Land Office in Klang on 12lO5l2OOg are as follows:-

Our Ref

:

30V090583

lt ro

H.S. (M) 12461

P.T

Title No.

Lot No. Locality Mukim District State

. 11780, Seksyen P

Kampong Nelayan Telok Gong

Klang Klang

Selangor Darul Ehsan 0.8094 hectare (2 acres)

RM25/"Pertanian"

Provisional Land Area Annual Rent Category of Land Use Tenure

A gg-year leasehold interest expiring on

2311012083, i.e. having approximately 74 years Himpunan Arif Sdn Bhd

an

unexpired term of

Registered Owner Encumbrances

to twice to OCBC Bank (Malaysia) Berhad, vide Presn. Nos. 979712003 & 9798/2003, Vol. 46, Fol. 1, "Gadaian menjamin wang pokok", both registered on 3111212003

Charged

"Tanaman am"

Express Condition

Restriction-l n-lnteresi

"Tanah yang diberi milik ini tidak boleh dipindah milik, digadai atau dipajak melainkan dengan kebenaran Pihak Berkuasa Negeri."

Caveat

i.

A private caveat has been entered by Glamour

Expansion Sdn Bhd vide Presn. No. 122212008, "Kaveat Persendirian atas Tanah", registered on 08/04/2008

ii. Presn. No. 1036/2009, "Cadangan

Pemotongan

Kaveat Persendirain (Removal)" for the private caveat vide Presn. No, 1222/2008, registered on 26/03/2009

Other Endorsement

Presn. No. 278412005, "Pindaan Cukai Tanah",

registered on 27107 12005

For referencing purposes, the computer printout copy of the title is attached as APPENDIX D.

Our Ref

:

30V090583

tt ro

Note :- We would advise that the seryices of a solicitor be engaged to verify the above title particulars.

DESCRIPTION

The subject property, identified as Lot No. P.T. 11780 (also referred to as Lot

11780 in the Revenue Survey Sheet No. 98-D), Seksyen P, Mukim and District

of

Klang, State of Selangor Darul Ehsan,

is a plot of

leasehold

agriculture land. lt is a second layered lot from Jalan lkan Mata Duyong as shown on the site plan attached as APPENDIX B, with ihe adjacent lot (Lot No. '11778) fronts onto the aforesaid road.

The subject land is almost trapezoidal in shape and encompasses a provisional land area of approximately 0.8094 hectare (about 2 acres or

87,'120 sq. feet) as noted in the title.

It is pertinent to note that at the time of our inspection on 28'n May 2009, we

were unable to enter the subject site via the adjoining lot (Lot 11778), which

fronts onto Jalan lkan Mata Duyong, as the said adjoining lot is now

occuoied.

At the time of inspection, we noted that the sulect land lies at the same level

with the aforesaid adjoining lot (Lot 1 1778) and there is a single-storey

warehouse erected on Lol11778 as well as the subiect lot.

The northern and western boundaries of the subject plot are bounded by

metal cladding sheets atop with barb wire fencing. Running along the western

and northern boundaries is a canal. lt is pertinent to note that we have

assumed that the said canal did not encroach onto the subiect site.

Our Ref

:

30V090583

tt ro

Our enquiries made at the Planning Department in Majlis Perbandaran Klang

revealed that until to-date, there is no proposal submitted to the said office to build the existing warehouse, which is erected on Lot 11778 and the subject

lot. We were unable to verify whether the adjoining loi (Lot 1 1778) is also

owned by the same owner as the subject lot.

For the purpose of this valuation, we did not ascribe any value to the said

building since no approvai has been given by the aforesaid local authority and moreover, the building is occupying on two lots.

A site plan showing the

subject land coloured in RED is appended as

APPENDIX B, for easy reference. Visual presentations for the subject property are attached as APPENDIX C.

In this valuation exercise, we have also attached photographs taken

29|OS|2QOB of the subject property.

on

Note

:-

We have neither conducted any reconnaissance to identify the boundary stones nor establish any encroachment of its boundary Iines. Therefore, we have assumed that the physical demarcations on the site correspond with those as shown on the site plan of the title document as shown in APPENDIX B attached. We were also unable to ascertain whether the existing fencing on the suhiect site has allocated for the drainage reserye as required by "Jahatan Perparitan Dan Saliran". Therefore, we would advise that the seryices of a land surveyor be engaged to verify the site boundary of the subject lot.

SERVICES

Water, electricity and telephone facilities are available in the vicinity and can

be

connected

to the subject

property upon development. Public

transportation is available in the vicinity, i.e. along Jalan Telok Gong.

The usual municipal services, i.e. road maintenance, cleaning and public

lighting, are provided by Majlis Perbandaran Klang.

Our Ref

:

30V090583

tt to

PLANNING PROVISION

The subject property is designated for agriculture use as noted in the title

deeds. As stated under the description of this report, we noled that there is a

single-storey warehouse is erected on the adjoining lot (Lot 11778) as well as

on the subject lot, which is located at the rear. However, we were informed by

the Planning Department in Majlis Perbandaran Klang that they have yet io

receive an application to construct a single-storey warehouse on both the

aforesaid lots.

Nevertheless,

we were informed by ihe said department in

Majlis

Perbandaran Klang that the subject property is zoned for industrial use.

However, the subject property upon development needs to provide building

line setbacks of 40 feet from the front (east) boundary, 20 feet from both

sides of the land, i.e. the northern and southern boundaries; and 20 feet from the rear, i.e. the western boundary.

We were also informed by "Jabatan Perparitan Dan Saliran" that the subject property is subject to a drainage reserve of 15-foot wide at the northern boundary and another 1O-foot wide from the western boundary for the

widening of the existing canal. Therefore, we were unable

aforesaid drainage reserve.

to

ascertain

whether the existing fencing on the subject site has allocated for the

As the subject property is a second layered lot and presently, there is no legal

access to it, we were informed that the owner may apply to the land office for

"right of way" from the adjoining lot (Lot 11778).

BASIS OF VALUATION

We have valued the subject property as a second layered plot of leasehold

agriculture land with potential for industrial use and on the assumption that

the existing canal did not encroach onto the subject site. However, we have taken into consideration that the subject property needs to provide setback

for drainage reserve.

Our Ref

:

30V090583

tt ro

Comparison

METHOD OF VALUATION

In arriving at the market value of the subject property, the

Method is adopted.

The Comparison Method entails critical analyses of recent evidence of values

of comparable properties in the neighbourhood and making adjustments for

differences.

EVIDENCE OF VALUE

Noted below are sales of vacant agricultural lands with potential for industrial development and are situated in the vicinity of Telok Gong:

NO.

PROPERTY

LAND AREA (APPROX.I

CONSIDERATION (DATE)

ANALYSIS (APPROX.)

Lot No. 11937 Mukim and District of Klang (Along Jalan Perajurit Satu)

111,152 sq. feet

RM1,100,000/(30/06/2008)

RM9.90

p. s.

f.

2.

Lot No. P.T. 1 '1946 Mukim and District of Klang) (Along Jalan Perajurit Satu)

106,130 sq. feet

RM1,270,000/(1 4lO3r20O8)

RM12.00 p.s.f.

J

Lot No. P.T. 9115, Mukim and District of Klang (Along Jalan Tengkorat, off Jalan Telok Gong)

142,081 sq. feet

RM1,400,000/(29t01 t2O08)

RM9.90

p.l,

|

,

Lot No. P.T. 91 1 Mukim and District of Klang (Along Jalan Tengkorak, off Jalan Telok Gong)

1

1

10,543 sq. feet

RM1,000,000/(2st01r2o08)

RM9.00

Our Ref

:

30V090583

lt ro

VALUATION After taking into consideration the above factors, we assess the Market Value

of the subject property, i.e. LoT No. P.T. 11780, SEKSYEN P, MUKIM AND

DISTRICT OF KLANG, STATE OF SELANGOR DARUL EHSAN (Locality

: Off

Jalan Telok Gong, Kampong Nelayan Telok Gong, Klang, Selangor Darul Ehsan), as a second layered plot of leasehold agriculture land with potential

for industrial use and on the assumption that the existing canal did

not

encroach onto the subject site and held under an unexpired leasehold term of about 74 years as at 28'n May 2009, and subject to the limiting conditions stated on the back page of this report, free from all encumbrances, with the

title being good, marketable and registrable as well as with

possession is at RM53O,O{Ull (Ringgit Malaysia : Five Hundred And Thirty Thousand Only)

vacant

We assess the Forced Sale Value of the subject property at RM370,[email protected]

(Ringgit Malaysia . Three Hundred And Seventy Thousand Only)

CERTIFICATION

The valuation of the abovementioned property has been carried out by

THONG SOO FUN, Registered Valuer (V 561).

RAHIM & CO CHARTERED

URVEYORS SDN BHD

: 3'o June 2009 Our Ref : 30V090583 - [TSF/WPWzira]

Date

Location Plan Site Plan Visual Presentations Computer Printout Copy Of Title

APPENDIX APPENDIX APPENDIX APPENDIX

A

B

C

D

APPENDXA

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APPENDIKB

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2y.L 2-950

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FILE

NO

:30V090583

SITE PLAN OF LOT NO, P.T. 11780, SEKSYEN P MUKIM AND DISTRICT OF KLANG STATE OF SELANGOR DARUL EHSAN,

SHEET NO : 98-D

PLAN NO ; WPW090583

SCALE

: NOT TO SCALE

ur Ref

:

30V90583

APPENDIX C

GENERAL VIEW SHOWING THE SUBJECT PROPERTY (ON THE RIGHT). NOTE THAT THE SINGLE-STOREY WAREHOUSE IS ERECTED ON LOT 11778 (THE ADJOINING LOT) AND THE SUBJECT LOT (LOT NO. P.T. 11780, SEKSYEN P, MUKIM AND DISTRICT OF KLANG, STATE OF SELANGOR DARUL EHSAN)

CLOSER VIEW OF THE SUBJECT PROPERTY AS TAKEN ON 29/05/2008

or

lt

P EJA BAT

DAEM H /TANAH ru}NG

Selangor

APPENDIX

D

CATATAN CARIAN PERSENDIRIAN

Adalah diperakui bahawa suatu carian persendirian telah dibuat mengikut Seksyen 384, Kanun Tanah Negara berkenaan tanah berikut

:

Jenis dan No. Hakmilik

IrsM

12461

Nombor l-ot

PT 11780 Seksyen P KAMPONG NELAYAN TELOK

GONG

Bandar/Pekan/Mukim Keluasan

MUKMKLANG

0.8094 Hektar

KLANG

( 2.000 Ekar ) Nombor Syit Piawai Taraf Pegangan

(Se I an1 a- I

:106-8

Nombor Pelan

Akui

:

Tiada

I

Pajakan 99 tahuD

Tarikh Lupui Pajakan

(Jika Berkenaan)

:

23 Oktober

20E3

anlany a otau Paj akan)

Kawasan Rizab

(Jika Be*enaan)

:

Tiada

Bahawa pada tarikh dan waktu perakuan ini dikeluarkan, butir-butir tanah tersebut adalah seperti berikut :

Kategori Kegunaan Tanah

Syarat

: : : : :

Pertaniar

Tanaman am Tanah yang diberi milili ini tidah boleh dipindah milih, digadai atau dipajak melainkan dengan hebenaran Pihah Berkuasa Negeri,

Nyata

Sekatan Kepentingan

milikan dan

Alamat

:

HIMPUNAN ARIF SDN. BHD.

I

/

I balagian

:

NO.23 LORONG TINGKAT KLANG. 41000 Selangor Tanggungan dan endosan-eudosan lain

oleli

Nombor Perseraian

:

9797

/2003 Gadaian menjamin rvang pokolc

kepada

HIMPUNAN ARIF SDN. BHD, ,1/l bahagian OCBC BANK (MALAYSIA) BERHAD,295400-W NO. 19, JALAN STESEN KLANG. 41000 Selangor

Didaftarkan

pada 31 Disember 2003 jam

1

02:54:15 petang

Suratkuasa Wakil : Jil 46 Fol Surat Kebenaran : l'7 5012003

Haknilik

Mukasurat

l00r02HsM000t246r

I t

2J

Tarikh

t2t05t2009

tl ro

LIMITING CONDITIONS

(Referred to in the acceplalee,islrueltiedqtlCr)

L

This repon is confidential tc the Cllent fol the specific p,Jfpose to v"'hich it refers. It rnay be disclosed to other professional advisers assisting lhe Client in respect of that piupose, but the Client shall not disclose the report to any other pe$on. The opinion of value expressed in this report applies shictly upon the tenns of and tbr tlre plrryose of this Report only. The Valuer is therefore, not responsible lor it if quoted oLrt of context. Neither the whole nor any palt of this repon/valuation certiflcate or any relerence thereto may be includecl in al'Iy published document, cilcular or sratenrerlt not pLrblished in arly way witholrt the valuer's written apploval of the form and context rn whicll it may appeaf.

Though the ploperty was inspectecl. we are llot able to state that the clops rre f'ee ot vermin. soil cliseases.-l We have not cauied out a chenrical analysis ol the soil nor other investigatious to ascertain the soil suitabi- | Altel lity tbf the present or other cLrltivation. Thelefbre. we are not able ro irccepl any responsibility u,ith I n.rtives regard to larenr infesrarion. and del-ecrs of the soil aud ary disease wlrich allect crops.

F

:;t:ij;"t

ol

Whiie due care is taken to note bLlilding detects in the couise of iDspection no strnctur-ill sulvey is macle nol any irrspeciion of woodworli or othel palts of the strLrcture which are covetecl or inaccessible rnd we are therelbre unable to repolt that such parts of the propelry are lree of hicltlen clelects or concealed

iutestation.

I I I

Pr"Pefty ut"t'"o

While we have inspected the Title of the pfopelty ns recolclecl by the Lancl Registr'),. 11,s ciullot lccepl any responsibility lbr its le-sal validity or for any liabilities agairlst the plope.ty wltich ale unrccorded

at the time of our inspectior'r.

1.

The instruction anci the vaiuatiort assigrnent does not automaticaliy binci the valuer to attenciance in court or to appear in enqrLiry belore any governmenl or stlrtutory bodies in conuection with the valualiolt. Plior arrangement and agreement shall be made between the client and valuer if such attendalce or appearance is required.

We have not a[anged fol any investigaiion to be cauied out to determine the:(a) conditions of the mechanical and electrical services and.

(b) load-bearing capacity of the soil. floors and foundations and we are therefore unable to reporr that the property/properties is/are free fiom Iisk in these respects.

9.

We have not arranged for any investigation to be carried out to determine whether or not high aiumina cement concrete or calcium choride additive or any other deieterious mate al has been used in the construclion of this property/properties and is/are free from risk in this respect. For the purpose of rl.Iis valuation we have assumed that any such investigation would not disclose the presence of any such material in any adverse conditions.

Plans, drawings, sketches and photographs are included in the report to assist in visualising the property/ properties and we have uot engaged the services of a land surveyor to n]ake a land survey.

10.

ll.

When valuing plant and machinery and equipment, they are listed in the inventory as cornplete unirs

and include all parts and accessories normally comprising the unit.

Information

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