ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019

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ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
ASCENDAS INDIA TRUST
Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019
22 August 2019
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
Disclaimer
This presentation on a-iTrust’s results for the quarter ended 30 June 2019
(“1Q FY2019”) should be read in conjunction with a-iTrust’s quarterly results announcement, a
copy of which is available on www.sgx.com or www.a-iTrust.com.

This presentation may contain forward-looking statements that involve risks and uncertainties. Actual future performance,
outcomes and results may differ materially from those expressed in forward-looking statements as a result of a number of
risks, uncertainties and assumptions. Representative examples of these factors include (without limitation) general
industry and economic conditions, interest rate trends, cost of capital and capital availability, competition from other
developments or companies, shifts in expected levels of property rental income and occupancy rate, changes in
operating expenses (including employee wages, benefits and training, property expenses), governmental and public
policy changes and the continued availability of financing in the amounts and the terms necessary to support future
business. Investors are cautioned not to place undue reliance on these forward-looking statements.

All measurements of floor area are defined herein as “Super Built-up Area” or “SBA”, which is the sum of the floor area
enclosed within the walls, the area occupied by the walls, and the common areas such as the lobbies, lift shafts, toilets
and staircases of that property, and in respect of which rent is payable.
The Indian Rupee and Singapore Dollar are defined herein as “INR/₹” and “SGD/S$” respectively.
Any discrepancy between individual amounts and total shown in this presentation is due to rounding.

                                                                                                                            2
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
Overview

           International Tech Park Bangalore
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
Introduction to a-iTrust                                                                                                          Mumbai
Our presence                                                                             13.1 million sq ft
                                                                                                                                    6%

                                                                                                                           Pune
                                                                                         of completed                      12%                   Bangalore
                                                                                         floor area                                                 34%

       Mumbai                                                                                                        Chennai
       (Panvel)                                                                                                        22%
                                                 Pune
       • Arshiya
                                                 • aVance, Pune1                                                                            Hyderabad
         warehouses                                                                                                                            26%
                                                                                                                                  Chennai
       Bangalore                                 Hyderabad                                                                          6%
       • International Tech                      • The V
         Park Bangalore                          • CyberPearl                           6.6 million sq ft                                         Bangalore
                                                 • aVance, Hyderabad1                   of potential floor                                           41%
       Chennai
                                                                                        area
       • International Tech
         Park Chennai
       • CyberVale

                                                                                                                    Hyderabad
                                                                                                                       53%

1.   aVance, Pune was previously known as BlueRidge 2 and aVance, Hyderabad was previously known as aVance Business Hub.                                      4
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
World class IT parks and warehouses
Our products

                                                                                                   Arshiya warehouses

  Modern IT Parks built to international specifications
                                                          Modern warehouses with state of the art technology.
  & standards.

  Award winning properties                                Grade-A specifications
  •  ITPC: 2018 CNBC-AWAAZ Real Estate Awards             •  Up to G+6 racked structure
     Winner, “Best Commercial Project”                    •  13 metres ceiling height
  •  ITPC: 2013 FIABCI Prix d’Excellence Award Gold       •  M35 grade super flat floor
     Winner, Industrial Category                          •  Advanced fire detection system and security
  •  ITPB: 2012 FIABCI Prix d’Excellence Award Gold          services
     Winner, Industrial Category

                                                                                                                 5
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
Awards and accolades

Singapore Corporate Awards   Securities Investor         The Edge Billion Dollar Club   The Edge Billion Dollar Club
(“SCA”) 2018                 Association (Singapore)     2018 Corporate Awards          2017 Corporate Awards
                             Investors’ Choice Awards
                                                         REITs Category:                REITs Category:
                             2018
REITs & Business Trust
                                                         “Most Profitable Company”      “Fastest Growing Company”
Category:                    Properties Category:
                                                                                        “Most Profitable Company”
                             “Most Transparent Company
“Gold Award” for Best
                             Award”                                                     “Best in Sector”
Investor Relations

                                                                                                                6
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
Key safeguarding provisions
Our structure
a-iTrust is a business trust that has voluntarily adopted the following SREIT restrictions:

Permissible investment                       Adheres to Property Fund Appendix’s definition of allowable investments

Investment restriction                       Invests at least 75% of the Trust property in income-producing real estate

Development limit                            20% of Trust property

Distributable income                         Minimum 90% to be distributed

Tax-exempt distributions                     Distributions exempt from Singapore tax

Gearing limit                                45%

                                                                                                                          7
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
CapitaLand Limited
Our sponsor

•   CapitaLand is one of Asia’s largest diversified real estate
    groups, with assets under management of S$129.1 billion
    as at 30 June 2019.
•   CapitaLand’s portfolio spans across commercial, retail;
    business park, industrial and logistics; integrated
    development, urban development; as well as lodging
    and residential.
•   It manages eight listed REITs and business trusts, as well
    as over 20 private funds.
•   CapitaLand has presence across more than 200 cities in
    over 30 countries, including Singapore, China, India,
    Vietnam, Australia, Europe and the USA.

                                                                  Capital Tower, Singapore

                                                                                             8
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
1Q FY2019 results
                                                 1Q FY2019    1Q FY18/19   Variance
SGD/INR FX rate1                                      51.2       50.2        2.0%     • Higher income from aVance, Pune and
                                                                                        Anchor building3 at ITPB; and
                                                  ₹2,523m      ₹2,254m       12%      • positive rental reversions.
Total property income
                                                  S$49.2m      S$44.9m       10%
                                                                                      • Increase due to higher income from
                                                                                        aVance, Pune and Anchor building;
                                                  ₹1,935m      ₹1,684m       15%      • positive rental reversions; and
Net property income
                                                  S$37.8m      S$33.6m       13%      • partly offset by higher property
                                                                                        management fees and taxes mainly
                                                  ₹1,215m       ₹925m        31%        from Anchor building.
Income available for distribution
                                                  S$23.7m      S$18.4m       29%
                                                                                      • Mainly due to net property income
                                                                                        growth and interest income from
                                                  ₹1,094m       ₹833m        31%        investments in AURUM IT SEZ, aVance 5
Income to be distributed                                                                & 6 and aVance A1 & A2.
                                                  S$21.3m      S$16.6m       29%
                                                                                      • After retaining 10% of income available
                                                      ₹1.05     ₹0.80        31%        for distribution.
Income to be distributed (DPU2)
                                                      2.05¢     1.60¢        28%

Weighted average number of units
                                                  1,041,230   1,034,349      1%
(‘000)

1.   Average exchange rates for the period.
2.   Distribution per unit.
3.   Anchor building was previously known as MTB 4.                                                                               9
ASCENDAS INDIA TRUST Citi-REITAS-SGX C-Suite Singapore REITS and Sponsors Forum 2019 22 August 2019
Consistent growth
Our INR financial performance   INR million
                                                                                                                             9,389
                                                                                                                     8,943
                                                                                                             7,587
                                                                                                     6,784
                                                                                             6,108
                                                                                     5,774
    Total property income                                            4,899
                                                                             5,540

                                                     4,007   4,182
                                          3,783
                                  2,801
           12% CAGR

                                  FY08        FY09   FY10    FY11    FY12    FY13    FY14     FY15   FY16    FY17    FY18    FY19

                                INR million

                                                                                                                             6,999
                                                                                                                     6,089
                                                                                                             5,047
    Net property income                                                                              4,415
                                                                                             3,681
                                                                                     3,450
                                                                     2,805   3,165
            14% CAGR                                 2,448   2,425
                                          2,117
                                  1,651

                                  FY08    FY09       FY10    FY11    FY12    FY13    FY14     FY15   FY16    FY17    FY18    FY19
                                                                                                                                     10
Consistent growth
Our SGD financial performance   S$ million
                                                                                                                     188.2   182.0
                                                                                                             156.7
                                                                                                     144.0
                                                                     127.5   126.3           128.8
                                                     120.9   121.5                   120.7
                                             118.1
    Total property income         102.7

           5% CAGR

                                  FY08       FY09    FY10    FY11    FY12    FY13    FY14     FY15   FY16    FY17    FY18    FY19

                                S$ million

                                                                                                                             135.7
                                                                                                                     128.1
                                                                                                             104.2
    Net property income                                                                              93.7
                                                                                             77.6
                                                     73.8    70.6    73.0    72.1    72.1
                                             66.2
                                   60.5
            8% CAGR

                                  FY08       FY09    FY10    FY11    FY12    FY13    FY14     FY15   FY16    FY17    FY18    FY19
                                                                                                                                     11
Quarterly DPU since listing
DPU1 (S¢)
                                                             Change since listing                                                             INR/SGD exchange rate2
                                                             INR depreciation against SGD: -48%                                                            (Indexed)
9.00
                                                             SGD DPU3: +42%                                                                                       130
8.00                                                                                                                                                              120
7.00                                                                                                                                                              110
6.00                                                                                                                                                              100

5.00                                                                                                                                                              90

4.00                                                                                                                                                              80

3.00                                                                                                                                                              70

2.00                                                                                                                                                              60

1.00                                                                                                                                                              50

0.00                                                                                                                                                              40
         FY07/08     FY08/09     FY09/10     FY10/11      FY11/12     FY12/13     FY13/14     FY14/15     FY15/16     FY16/17      FY17/18     FY18/19   FY2019

                                  1Q                    2Q                      3Q                  4Q                INR/SGD exchange rate
1. DPU (income available for distribution) refers to 100% of distributable income. 10% of distributable income was retained starting from 1Q FY12/13.
2. Average daily spot INR/SGD exchange rate for the period, pegged to 1 August 2007 using data sourced from Bloomberg.
3. Last 12 months DPU compared against FY07/08 DPU.
                                                                                                                                                                   12
Market review
Global IT powerhouse
India’s IT industry
                            Largest global IT                                                                               Most cost competitive
                          sourcing destination1                                                                            IT sourcing destination2

                                                                                                                                   IT engineer’s salary
                                                                   India
                                                                    55%

                                                                                                                                                2 IT engineers in Singapore

                                                                                                                        The salary of
             Rest of                                                                                                  1 IT engineer in
           the world                                                                                                        USA
                                                                                                                      is equivalent to           11 IT engineers in India
              45%

1.   Source: India Brand Equity Foundation.
2.   Source: June 2019 median salary from PayScale (provider of global online compensation data), converted into USD from local currencies using exchange rate from Bloomberg (30 June 2019).

                                                                                                                                                                                       14
India office market growth
                                                        512
India Grade A office stock (in million sq ft)1

      127% growth from 2009 to 2018
                                                 444

                                  310

                      225

                     2009         2012           2015   2018

1.   Source: JLL Report 2018
                                                               15
Strong growth in Grade A office supply
India Grade A office supply-absorption trend1
             70

             60

             50

             40

             30

       70%
             20

             10

              0
                        2013    2014               2015    2016                2017              2018   2019E

                               Supply (in million sq ft)          Net Absorption (in million sq ft)

 1. Source: CBRE Research                                                                                       16
Office markets healthy
Bangalore (Whitefield)                                                                         Hyderabad (IT Corridor I2)
4.0                                                                                            4.0
              15.5%
                                   12.0%                                                   1
3.0                                                                                 12.5%      3.0
                                                                                                      12.0%
                                                                    8.9%
2.0                                                7.2%                                        2.0
                                                                                                                          6.2%      5.7%
1.0                                                                                            1.0              3.0%                          2.7%

0.0                                                                                            0.0
          CY 2015            CY 2016           CY 2017           CY 2018       2Q 2019               CY 2015   CY 2016   CY 2017   CY 2018   2Q 2019

 Chennai (OMR)                                                                                 Pune (Hinjawadi)
 3.0
                                   9.0%                                                        2.0

 2.0           7.0%
                                                                                                      15.2%
                                                                                  4.8%

                                                   3.3%                                        1.0              9.9%
                                                                    3.3%                                                  8.6%
 1.0                                                                                                                                          6.4%
                                                                                                                                    6.0%

 0.0
           CY 2015           CY 2016            CY 2017           CY 2018      2Q 2019         0.0
       Supply (in million sq ft)       Gross Absorption (in million sq ft)   Vacancy (%)             CY 2015   CY 2016   CY 2017   CY 2018   2Q 2019

Source: CBRE Research
1. Higher vacancy is due to supply of 3.4m sq ft into the micro-market in 2019.                                                                      17
2. Includes HITEC City and Madhapur.
Operational
review

              The V, Hyderabad18
Quality tenants
Tenant statistics
 Top 10 tenants (in alphabetical order)                                                     Top 5 sub-tenants of Arshiya
                                                                                            (in alphabetical order)
 1         Applied Materials                                                                1       DHL Logistics
 2         Arshiya1
                                                                                            2       Huawei Telecommunications
 3         Bank of America
                                                                                            3       Rolex Logistics (CISCO)
 4         Cognizant
                                                                                            4       UPL
 5         Mu Sigma
                                                                                            5       ZTE Corporation
 6         Renault Nissan
 7         Societe Generale
 8         Tata Consultancy Services
 9         Technicolor
 10        The Bank of New York Mellon

All information as at 30 June 2019.
1. The Trust is in a master lease agreement with Arshiya Limited (“Vendor”) for the Arshiya warehouses. Rents paid by subtenants of the Vendor are
   deposited into an escrow account controlled by the Trust. Hence, this allows for the Trust to be paid first before all other expenses.            19
Diversified tenant base
Tenant country of origin & company structure by base rental
                       59% US companies          86% multinational companies
                           UK Others
                 Singapore
                           2%  3%
              Japan 2%                                                India Co
                  2%                      USA                           14%
         France                           59%
            8%

                          Country of                     Company
 India
  24%                       origin                       structure

                                                                                 MNC
                                                                                 86%

All information as at 30 June 2019.
                                                                                       20
Diversified tenant base
Tenant statistics
                                                               Diversified tenant industry
                                                                                Retail F&B Oil & Gas
    343 tenants                                                         Telco
                                                                 Others 2%
                                                                                 2%    1%      1%
                                                                                                         IT, Software &
                                                                                                          Application
                                                                  3%                                   Development and
                                                                                                        Service Support
                                               Healthcare & Pharma
                                                                                                               49%
                                                       3%
    125,500 park employees                        Automobile
                                                      6%

    Largest tenant accounts for             Electronics,
    7% of total base rent                 Semiconductor &
                                            Engineering
                                                7%

    Top 10 tenants accounts for            Design, Gaming
    33% of total base rent                   and Media
                                                 7%

                                                       Logistics
                                                         7%

                                                                   Banking &
                                                                   Financial
                                                                    Services
                                                                      12%
    All information as at 30 June 2019.                                                                                   21
Healthy portfolio occupancy
Committed portfolio occupancy: 99%

    99%                  100%                 100%                                      100%              98%                          100%
                                                                    98%    97%                    97%            97%    98%
                                95%                                                                                             94%
                                                       93%
            88%

   ITPB                  ITPC              CyberVale             aVance              CyberPearl          The V         aVance         Arshiya 1
                                                                Hyderabad                                               Pune
          a-iTrust occupancy                Market occupancy of peripheral area2

 All information as at 30 June 2019.
 1. There are no comparable warehouses in the micro-market that the Arshiya warehouses are located in.
 2. CBRE market report as at 30 June 2019.
                                                                                                                                              22
Transacted versus effective rents1
             Bangalore                                   Chennai                                            Hyderabad2                   Pune
35%
                                             31%
30%

25%

20%

15%
                                                                                                                                13%
                                                                         10%
10%                                                                                                                                        8%
                  5%                                                                                 5%
5%

0%
                 ITPB                        ITPC                   CyberVale                   CyberPearl                     The V   aVance, Pune

All information as at 30 June 2019.
1. Difference in average transacted rents by a-iTrust over the past 12 months against effective rents at the respective properties.
2. There were no comparable transactions for aVance, Hyderabad in the past 12 months.
                                                                                                                                                      23
Spread-out lease expiry profile
  Weighted average lease term:                      Weighted average lease expiry:
  6.7 years                                         4.3 years

   Sq ft expiring                                                                                                                                     46%
   6,000,000

   5,000,000

   4,000,000

   3,000,000                                                                              20%
                                                                                                                         16%
                                                            15%
   2,000,000

   1,000,000
                              3%

             -
                            FY2019                        FY2020                        FY2021                         FY2022                 FY2023 & beyond

All information as at 30 June 2019.
                                                                                                                                                                     24
Note: Retention rate for the period 1 July 2018 to 30 June 2019 was 73%. This excludes leases in The V which are affected by the redevelopment of Auriga building.
Capital
management

             International Tech Park, Chennai25
Capital management
Currency hedging strategy                            Funding strategy
    Balance sheet                                    •   The Trustee-Manager’s approach to equity
                                                         raising is predicated on maintaining a strong
•   Trustee-Manager does not hedge equity.
                                                         balance sheet by keeping the Trust’s gearing
•   At least 50% of debt must be denominated in          ratio at an appropriate level.
    INR.                                             •   Trustee-Manager does not borrow INR loans
                                                         onshore in India as it costs less to hedge SGD
                                                         borrowings to INR-denominated borrowings
    Income                                               using cross-currency swaps and derivatives.

•   Income is repatriated semi-annually from India
    to Singapore.                                    Income distribution policy
•   Trustee-Manager locks in the income to be        •   To distribute at least 90% of its income available
    repatriated by buying forward contracts on a         for distribution.
    monthly basis.
                                                     •   a-iTrust retains 10% of its income available for
                                                         distribution to provide greater flexibility in
                                                         growing the Trust.

                                                                                                              26
Debt maturity profile
                                                                 Hedging ratio
  Effective borrowings: S$779 million
                                                                 INR: 67% SGD: 33%

S$ Million

                                                                                                           243.3
                                                                                                                          214.8

              145.7                                                                                        165.3
               1.0                          125.2
                                                                                                                          171.6
              48.2

                                             79.2
              96.5                                                          49.9
                                                                                                            78.0
                                             46.0                           49.9                                           43.3

             FY2019                        FY2020                          FY2021                         FY2022          FY2023

         SGD Denominated debt                       INR Denominated debt                  Deferred consideration1

Information as at 30 June 2019.
1. Deferred consideration refers to the remaining purchase consideration pertaining to the acquisition of aVance, Pune.
                                                                                                                                   27
Capital structure
 Indicator                                                             As at 30 June 2019

 Interest service coverage                                                   3.7 times
 (EBITDA/Interest expenses)                                                (YTD FY2019)

 Percentage of fixed rate debt                                                 84%

 Percentage of unsecured borrowings                                            100%         Gearing: 33%

 Effective weighted average cost of debt1                                      6.2%

 Gearing limit                                                                 45%

 Available debt headroom                                                   S$510 million

1. Based on borrowing ratio of 67% in INR and 33% in SGD as at 30 June 2019.
                                                                                                           28
Growth strategy

                  International Tech Park Chennai
Steady track record
Portfolio growth
                                                           Total developments:                               Total acquisitions:
                                                           5.0 million sq ft                                 4.8 million sq ft

                                        Floor area
                                        (million square feet)
                                                                                                                                                                   13.1
                                                                                                                                                 12.8     12.61     0.5
                                                                                                                                                  1.2
                                                                                                                                        11.1
                                                                                                                                                  0.4

  Floor area                                                                                                                    9.0
                                                                                                                                         1.5
                                                                                                                                         0.6
                                                                                                                       8.1      1.0
                                                                                                              7.5      0.6
                                                                                            6.9      6.9
             12% CAGR                                                                       0.4
                                                                                                              0.6
                                                                                   6.0      0.5                                                            12.6     12.6
                                                              4.8      4.8          1.2                                                           11.1
                                                     4.7      0.1                                                                        9.2
                                            3.6      1.1
                                                                                                                       7.5
                                                                                                                                8.1
                                                                                                     6.9      6.9
                                                                                            6.0
                                                              4.7      4.8          4.8
                                            3.6      3.6

                                           IPO     Mar-08    Mar-09   Mar-10      Mar-11   Mar-12   Mar-13   Mar-14   Mar-15   Mar-16   Mar-17   Mar-18   Mar-19   Jun-19

                                                                               Portfolio             Development                  Acquisition

1. Reduction in floor area due to the demolition of Auriga building (0.2m sq ft) in The V as part of the redevelopment.
                                                                                                                                                                            30
Clear growth strategy
                                                                                                            • 2.7m sq ft1 in Bangalore
                                                                              Development
                                                                              pipeline                      • 3.5m sq ft in Hyderabad
                                                                                                            • 0.4m sq ft in Chennai

                                                                                                            • 2.3m sq ft from CapitaLand
                                                                                      Sponsor
                                                                                                            • Ascendas India Growth Programme
                                                                                      assets
               Growth
               strategy
                                                                                                            • 3.0m sq ft aVance, Hyderabad
                                                                                3rd
                                                                                  party                     • 5.2m sq ft aVance Business Hub 2
                                                                                acquisitions
                                                                                                            • 2.9m sq ft AURUM IT SEZ
                                                                                                            • 1.8m sq ft BlueRidge 3

                                                                                                            • 2.8m sq ft Arshiya warehouses
                                                                                    Logistics               • Ascendas-Firstspace platform

1. Includes buildings under construction and additional development potential due to the widening of the road in front of International Tech Park Bangalore.   31
   Excludes Anchor building, a 0.5 million sq ft multi-tenanted building, which was completed in May 2019.
Development: ITPB pipeline
Future development potential                                                                     International Tech Park Bangalore
•   Development potential of 2.7 million sq ft1.
•   Anchor building (0.5 million sq ft) recently
    completed in May 2019.
•   Construction of MTB 5 (0.7 million sq ft) has
    commenced.
                                                                                                                                                               Anchor
                                                           Park Square
                                                                                                                                                               (New building)
                                                           (Mall)
                                                           Taj Vivanta
                                                           (Hotel)
                                                                                                                                                               Victor
                                                                                                                                                               (Multi-tenanted
                                                     Special Economic Zone2                                                                                    building)

                                                          Aviator
                                                          (Multi-tenanted building)

                                                                                                  MTB 5
                                                          Voyager
                                                          (Multi-tenanted building)               (Under construction)

1. Includes buildings under construction and additional development potential due to the widening of the road in front of International Tech Park Bangalore.
2. Red line marks border of SEZ area.                                                                                                                             32
Development: Anchor, Bangalore

                                                                        Artist’s impression
   Floor area            0.52m sq ft
   Property              International Tech Park Bangalore
   Construction status   Completed in May 2019
   Leasing status        100% leased to a leading IT Services company                         33
Development: MTB 5, Bangalore

                                                                                   Artist’s impression
   Floor area            0.68m sq ft
   Property              International Tech Park Bangalore
                         •   Construction has commenced and excavation is in progress
   Construction status
                         •   Completion expected by 2H 2020
   Leasing status        100% pre-leased to a leading IT Services company                                34
Development: The V redevelopment
     Existing Master Plan (1.5m sq ft1)                                                    Proposed Master Plan (5.0m sq ft)

                                                      MLCP
                                                                                                                     BLOCK E
                                         Capella

                                                      Vega                                                              BLOCK D
                                            Atria                                                         Atria
            Phase I                                                                            Phase I
                                                                                                                      BLOCK C
                                                                                                           BLOCK B
                                                         Orion                                  BLOCK A

      Auditorium   Auriga                   Mariner

 Key Highlights
 Redevelopment to increase the development potential, rejuvenate the existing park, and leverage strong demand
 in Hyderabad:
 •    Net increase of 3.5m sq ft of leasable area
 •    Development planned in multiple phases over next 7 to 10 years
 •    Construction for Phase I has commenced and excavation is in progress

1. Excludes the leasable area of Auriga building (0.2m sq ft) which has been demolished.
                                                                                                                                  35
Development: The V redevelopment – Phase I

                                                                                   Artist’s impression

    Floor area           1.36m sq ft
    Property             The V redevelopment – Phase I

                         •   Construction has commenced and excavation is in progress
    Development status
                         •   Completion expected by 2H 2021                                              36
Sponsor: Assets in India
                Sponsor presence1                   International Tech Park, Pune
                                                    •   Three phases comprising 1.9 million sq ft
                                                        completed
                                                    •   Final phase of 0.4 million sq ft under
                                                        development
                  Gurgaon

                                   Pune

                                          Chennai

Private fund managed by sponsor
• Ascendas India Growth Programme

1. Excludes a-iTrust properties.
                                                                                                    37
3rd party: Acquisition criteria for commercial space

•   Target cities:
    • Bangalore
    • Chennai
    • Hyderabad
    • Pune
    • Mumbai
    • Delhi
    • Gurgaon

•   Investment criteria:
    • Location
    • Tenancy profile
    • Design
    • Clean land title and land tenure
    • Rental and capital growth prospects
    • Opportunity to add value

                                                       38
3rd party: aVance, Hyderabad
Acquisition details                                                                                                  (5)
Property details                                                       Investment details
                                                                       Owned by a-iTrust
                                                                       •   aVance 1 – 4 with total floor area of 1.5 million sq ft.

                                                                       Construction funding
                                                                       •   Total construction funding towards aVance 5 & 6: Up
                                                                           to ₹8.9 bn (S$177m1).                 (6)

                                                                       •   Till date, ₹7.9 bn (S$158m1) already disbursed.

                                                                       •   aVance 6 was completed in December 2017. aVance
                                                                           5 is expected to complete in 1Q 2020.

Location                                    HITEC City, Hyderabad      Forward purchase agreement

Site area                                   25.7 acres/10.4 ha
                                                                       •   Total consideration not expected to exceed ₹13.5 bn2
                                                                           (S$270m1).
Floor area                                  1.50m sq ft

Forward purchase of (5) & (6)               1.80m sq ft

ROFR on (7), (8), (9) & (10)                1.16m sq ft

1.   Based on exchange rate of S$1 to INR 50.04.
2.   Dependent on the leasing commitment at the time of acquisition.                                                              39
3rd party: aVance Business Hub 2, Hyderabad
Acquisition details
Property details                                                            Investment details – aVance A1 & A2
                                                                            Construction funding
                                                                            •   Total construction funding towards aVance A1 & A2:
                                                                                Up to ₹8.0 bn (S$158m1).

                                                                            •   Construction completion expected by 2H 2021.

                                                                            •   Till date, ₹0.5 bn (S$10m1) already disbursed.

                                                                            Forward purchase agreement
                                                                            •   Total consideration not expected to exceed ₹14.0 bn2
                                                                                (S$278m1).

Location                                          HITEC City, Hyderabad

Site area                                         14.4 acres/5.8 ha

Forward purchase of (A1) & (A2)                   1.85m sq ft

Proposed acquisition3 of (A3) to (A5)             3.32m sq ft

1.   Based on exchange rate of S$1 to INR 50.44.
2.   Dependent on the leasing commitment at the time of acquisition.
3.   Master Agreement executed for proposed acquisition of Vendor assets.                                                        40
3rd party: AURUM IT SEZ, Navi Mumbai
Acquisition details
Property details                                                             Investment details

                                                                             Construction funding
                                                                             • ₹5.0 bn (S$100m1).

                                                                             •   Till date, ₹4.0 bn (S$79m1) already disbursed.

                                                                             Forward purchase agreement
                                                                             • Total consideration not expected to exceed ₹9.3 bn2
                                                                                (S$186m1).

                                                                             Buildings 1 & 2 (0.6m & 0.8m sq ft)
                                                       Artist’s impression
                                                                             • Building 1: Occupancy Certificate received; Building 2:
                                                                                 Expected completion 1H 2020.
 Location                                  AURUM IT SEZ, Navi Mumbai
                                                                             Strategic location
 Site area                                 16.06 acres/6.50 ha               • Marks entry into Navi Mumbai, an important market for
                                                                                 large MNCs.
 Forward purchase of (1) & (2)             1.40m sq ft
                                                                             •   Located next to Thane-Belapur Expressway; close
 ROFR on (3) & (4)                         1.50m sq ft
                                                                                 proximity to the Ghansoli train station.

1.   Based on exchange rate of S$1 to INR 50.04.
2.   Dependent on the leasing commitment at the time of acquisition.
                                                                                                                                   41
3rd party: BlueRidge 3, Pune
Acquisition details
Property details                                                       Investment details – Phase 1 & Phase 2

                                                                       Loan re-financing and balance land funding
                                                                       •   Up to ₹0.6 bn (S$12m1).

                                                                       Construction funding
                                                                       • Total construction funding towards Phase 1 & 2: Up to
                                                                         ₹5.6 bn (S$110m1).

                                                                       Forward purchase agreement
                                                                       • Total consideration not expected to exceed ₹9.8 bn2
                                                                          (S$194m1).

                                                                       Phase 1 & 2 (1.4m & 0.4m sq ft)
Location                                   Hinjawadi Phase 1, Pune
                                                                       • Phase 1: Expected completion 1H 2021; Phase 2:
Site area                                  10.45 acres/4.23 ha           Expected completion 2H 2023.

Forward purchase of (1) & (2)              1.84m sq ft

1.   Based on exchange rate of S$1 to INR 50.48.
2.   Dependent on the leasing commitment at the time of acquisition.
                                                                                                                           42
Logistics: Key demand drivers
1
       Rise of                • Rapid progress under ‘Make in India’ campaign to raise sector’s share from 13-17% to 25% of GDP
    manufacturing               (e.g FDI increase in defence and railways; new plants announced by MNCs like Apple, Hitachi,
       sector                   Foxconn)

2      Retail &
                              • Warehousing requirements of the “E-tail” segment set to double from 14 million in 2016 to 29
    E-Commerce
                                million in 2020
        boom

3
         GST                  • GST has been introduced since July 1, 2017 and is expected to lead to the simplification of the
    implementation              tax regime, leading to a more efficient supply chain

4
    Trend towards             • Trend towards modern logistics and manufacturing facilities for speed and efficiency
        quality               • Sectors such as manufacturing, retail and e-commerce demand for modern warehouses

Source: Euromonitor, BCG, Goldman Sachs, Various Govt. ministries, Knight Frank and JLL Research
                                                                                                                                  43
Logistics: Growing demand for warehousing space
Leased space in 1H2019 up 31% y.o.y
                                Pre - GST                                                        Post - GST
Million sq ft
16

14

12

10

 8

 6

 4

 2

 0
           1H              2H          1H                    2H   1H          2H            1H            2H          1H
                    2015                        2016                   2017                        2018              2019
                                               Half-year                                                          Half-year
                                               average :                                                         average:
                                            ~4.5 million sq ft                     ~ 190%                      ~13 million sq ft
     Source: CBRE

                                                                                                                                   44
Logistics: CapitaLand partnership with Firstspace Realty

Sponsor initiative

• The Ascendas-Firstspace platform is a joint venture between CapitaLand and Firstspace
   Realty.

• Aims to deliver state-of-the-art logistics and industrial facilities across major warehousing
   and manufacturing hubs in India.

• Targets to develop close to 15 million sq ft of space over the next five to six years.

• Provides a-iTrust with a potential pipeline of quality warehouses in the future.

                                                                                                  45
Logistics: Arshiya warehouses, Mumbai
Acquisition details – 6 operating warehouses
Property details                                                       Investment details

                                                                       6 operating warehouses (0.83m sq ft)
                                                                       •   Acquired in February 2018.
                                                                       •   Upfront payment of ₹4.3 bn (S$91m2) and deferred
                                                                           consideration of up to ₹1.0 bn (S$21m2) to be paid
                                                                           over the next 4 years.
                                                                       •   Till date, ₹0.3 bn (S$6m2) deferred consideration
                                                                           already paid
                                                                       •   Operating lease arrangement with vendor to lease-
                                                                           back the warehouses for 6 years.

Location                                      Panvel, near Mumbai
                                                                       Forward purchase agreement
Site area                                     ~143 acres/57.75 ha
                                                                       •   Additional future development potential of at least
Floor area                                    0.83m sq ft                  2.80m sq ft1.
                                                                       •   Right to provide co-financing of construction loan.
Forward purchase                              At least 2.80m sq ft1
                                                                       •   Exclusive right to acquire all future warehouses.

1. Includes a 7th warehouse under construction (0.33 million sq ft).
2. Based on an exchange rate of S$1 to INR 47.50.                                                                              46
Logistics: Arshiya warehouses, Mumbai
Acquisition details – additional warehouse
Property details                                                      Investment details

                                                                      Additional warehouse (0.33m sq ft)
                                                                      •   In July 2019, a-iTrust has exercised its right under the
                                                                          forward purchase agreement to extend
                                                                          construction funding and finalise the acquisition
                                                                          terms for an additional warehouse.

                                                                      Construction funding
                                                                      • Total construction funding: up to ₹0.7 bn (S$14 m2).

                                                                      Acquisition

                                                                      •   Total consideration not expected to exceed ₹2.2 bn
 Location                                     Panvel, near Mumbai
                                                                          (S$42 m2).
 Site area                                    ~143 acres/57.75 ha
                                                                      Master lease structure
 Floor area                                   0.33m sq ft
                                                                      •   Operating lease arrangement with a subsidiary
 Forward purchase                             At least 2.80m sq ft1       company of the vendor to lease-back the
                                                                          warehouse for 6 years.

1. Includes a 7th warehouse under construction (0.3 million sq ft).
2. Based on an exchange rate of S$1 to INR 51.0.                                                                                47
Outlook

          International Tech Park Bangalore
Growth based on committed pipeline
              Floor area
              (million square feet)                                                                      22.3
                                                                                                             0.3
                                                                                                             1.8

                                                                                                             1.9

                                                                                                             1.8
                                                                                                             1.4
                                                                                                             1.4
                                            13.1
                                                                                                             0.7
Floor area

        71%

                                                                                                         13.1

                                          Jun-19                                                  Growth pipeline

              Portfolio   MTB 5   V redevelopment - Phase I   AURUM IT SEZ   aVance 5 & 6   aVance A1 & A2         BlueRidge 3 - Phase 1 & 2   Arshiya

                                                                                                                                                         49
Growth Pipeline
                          ITPB      The V      aVance, Hyderabad          aVance Business Hub 2           AURUM IT SEZ             BlueRidge 3            Arshiya
                                                                                                                                                                        TOTAL
                         MTB 5     Phase I    aVance 5      aVance 6     aVance A1 aVance A2         Building 1   Building 2   Phase 1       Phase 2   7th warehouse

Floor area                0.68      1.36         1.16          0.64          0.86             0.99     0.60             0.80    1.41          0.43         0.33          9.26
(mil sq ft)

Time of Completion        2H         2H          1Q           Dec            2H              2H        OC2           1H          1H            2H           2H           N.A.
                         2020       2021        2020          2017          2021            2021     received       2020        2021          2023         2020

Total consideration1      N.A.      N.A.               ₹13.5b                      ₹14.0b                    ₹9.3b                    ₹9.8b               ₹2.1b3         ₹48.7b
                                                     (S$270m)                    (S$278m)                  (S$186m)                 (S$194m)             (S$42m)       (S$970m)

Amount disbursed1         N.A.      N.A.               ₹7.9b                          ₹0.5b                     ₹4.0b                    -                   -           ₹12.4b
                                                     (S$158m)                       (S$10m)                   (S$79m)                                                  (S$247m)

Remaining                 N.A.      N.A.               ₹5.6b                       ₹13.5b                    ₹5.3b                    ₹9.8b                ₹2.1b         ₹36.3b
commitment1                                          (S$112m)                    (S$268m)                  (S$107m)                 (S$194m)             (S$42m)       (S$723m)

1. Based on exchange rate at the time of investment/announcement.
2. Refers to occupancy certificate.
3. Net consideration after deduction of security deposit is ₹2.0 billion (S$40 million1).                                                                                 50
Tan Choon Siang
Chief Financial Officer
Ascendas Property Fund Trustee Pte Ltd
(Trustee-Manager of a-iTrust)

Office: +65 6774 1033
Email: choonsiang.tan@a-iTrust.com
Website: www.a-iTrust.com
Appendix
Glossary
Trust properties           : Total assets.

Derivative financial       : Includes cross currency swaps (entered to hedge SGD borrowings into INR), interest rate swaps, options and
instruments                  forward foreign exchange contracts.
DPU                        : Distribution per unit.
EBITDA                     : Earnings before interest expense, tax, depreciation & amortisation (excluding gains/losses from foreign
                             exchange translation and mark-to-market revaluation from settlement of loans).
Effective borrowings       : Calculated by adding/(deducting) derivative financial instruments liabilities/(assets) to/from gross borrowings,
                             including deferred consideration.
Gearing                    : Ratio of effective borrowings to the value of Trust properties.
ITES                       : Information Technology Enabled Services.
INR or ₹                   : Indian rupees.
SEZ                        : Special Economic Zone.
SGD or S$                  : Singapore dollars.
Super Built-up Area or SBA : Sum of the floor area enclosed within the walls, the area occupied by the walls, and the common areas such
                             as the lobbies, lift shafts, toilets and staircases of that property, and in respect of which rent is payable.

                                                                                                                                                52
Average currency exchange rate
Average exchange rates used to translate a-iTrust’s INR income statement to SGD

  1 Singapore Dollar buys                                                       Apr                     May                  Jun

  Indian Rupee
  2019                                                                          51.0                    51.0                 51.7
  2018                                                                          49.8                    50.5                 50.3
  SGD appreciation/(depreciation)                                               2.4%                    1.0%                 2.8%

  1 Singapore Dollar buys                           1Q

  Indian Rupee
  FY2019                                            51.2
  FY18/19                                           50.2
  SGD appreciation/
                                                   2.0%
  (depreciation)

Note: These rates represent the average exchange rates between Indian Rupee & Singapore Dollar for the respective periods.

                                                                                                                                    53
Balance sheet
As at 30 June 2019                                                                             INR                                              SGD

Total assets                                                                            ₹120.97 billion                                   S$2,354 million

Total borrowings                                                                        ₹40.42 billion                                     S$787 million

Deferred consideration1                                                                  ₹0.05 billion                                      S$1 million

Derivative financial instruments                                                        (₹0.44 billion)                                    (S$9 million)

Effective borrowings2                                                                   ₹40.03 billion                                     S$779 million

Construction funding (AURUM IT SEZ)                                                      ₹3.96 billion                                      S$77 million
Construction funding (aVance 5 & 6)                                                      ₹7.90 billion                                     S$154 million
Construction funding (aVance A1 & A2)                                                    ₹0.49 billion                                      S$10 million

Net asset value                                                                        ₹50.68 per unit                                   S$0.99 per unit

Adjusted net asset value3                                                              ₹65.36 per unit                                   S$1.27 per unit

1. Deferred consideration refers to the remaining purchase consideration on the acquisition of aVance, Pune.
2. Calculated by adding/(deducting) derivative financial instruments liabilities/(assets) to/from gross borrowings, including deferred consideration.
3. Excludes deferred income tax liabilities of ₹15.3 billion (S$298 million) on capital gains due to fair value revaluation of investment properties.       54
World-class IT and logistics parks
     City                      Bangalore                        Chennai                          Hyderabad                        Pune                              Mumbai

                               • Intl Tech Park                 • Intl Tech Park                 • The V                          • aVance, Pune                    • Arshiya warehouses
     Property                    Bangalore                        Chennai                        • CyberPearl
                                                                • CyberVale                      • aVance, Hyderabad

     Type                      IT Park                          IT Park                          IT Park                          IT Park                           Warehouse

                               68.5 acres                       33.2 acres                       51.2 acres1                      5.4 acres                         143.1 acres1
     Site area
                               27.9 ha                          13.5 ha                          20.5 ha1                         2.2 ha                            57.8 ha1

     Completed floor
                               4.5m sq ft2                      2.8m sq ft                       3.4m sq ft2                      1.5m sq ft                        0.8m sq ft
     area

     Number of
                               11                               6                                11                               3                                 6
     buildings

     Park population          48,600                            34,700                           30,000                           12,200                            -

     Land bank
     (development              2.7m sq ft3                      0.4m sq ft                       3.5m sq ft4                      -                                 -
     potential)

1.    Includes land not held by a-iTrust.
2.    Only includes floor area owned by a-iTrust. Excludes the leasable area of Auriga building (0.2m sq ft) in The V, which has been demolished. Includes a 0.5 million sq ft multi-tenanted building
      in Bangalore which was completed in May 2019.
3.    Includes buildings under construction and additional development potential due to the widening of the road in front of International Tech Park Bangalore. Excludes a 0.5 million sq ft multi-
      tenanted building in Bangalore which was subsequently completed in May 2019.
4.    Includes buildings under construction.                                                                                                                                                        55
Lease expiry profile
                                                            FY2023
   City      FY2019     FY2020      FY2021      FY2022                   Total
                                                           & Beyond

 Bangalore   127,600   451,400     1,194,700   634,500     2,030,000   4,438,200

  Chennai    109,000   892,000     865,500     554,100     402,000     2,822,600

 Hyderabad   186,500   533,100     542,700     753,500     1,285,600   3,301,400

   Pune        0          0           0         64,100     1,402,800   1,466,900

  Mumbai       0          0           0           0        832,200      832,200

   Total     423,100   1,876,500   2,602,900   2,006,200   5,952,600   12,861,300

                                                                                    56
a-iTrust unit price versus major indices
(Indexed)
                                                                                                                                                   Indicator
175
                                                                                         a-iTrust
                                                                                                                                                   Trading yield
                                                                                         FTSE STI Index
                                                                                                                                                                                                            6.0%1
                                                                                                                                                   (as at 30 Jun 2019)
150
                                                                                         FTSE ST REIT Index                                        Average daily trading
                                                                                                                                                                                                      1,165,700 units
                                                                                         Bombay SE Realty Index                                    volume (1Q FY2019)
125
                                                                                         INR/SGD FX rate                                                                                                                              a-iTrust

100                                                                                                                                                                                                                                   FTSE STI Index
                                                                                                                                                                                                                                      FTSE ST REIT Index
 75

 50                                                                                                                                                                                                                                   INRSGD FX Rate

                                                                                                                                                                                                                                      Bombay
 25                                                                                                                                                                                                                                   SE Realty
                                                                                                                                                                                                                                      Index

  0
      IPO

            Dec 07

                     Jun 08

                              Dec 08

                                       Jun 09

                                                Dec 09

                                                         Jun 10

                                                                  Dec 10

                                                                           Jun 11

                                                                                    Dec 11

                                                                                             Jun 12

                                                                                                      Dec 12

                                                                                                               Jun 13

                                                                                                                        Dec 13

                                                                                                                                 Jun 14

                                                                                                                                          Dec 14

                                                                                                                                                     Jun 15

                                                                                                                                                              Dec 15

                                                                                                                                                                       Jun 16

                                                                                                                                                                                Dec 16

                                                                                                                                                                                         Jun 17

                                                                                                                                                                                                  Dec 17

                                                                                                                                                                                                           Jun 18

                                                                                                                                                                                                                    Dec 18

                                                                                                                                                                                                                             Jun 19
Source: Bloomberg
1. Trading yield based on annualised 1Q FY2019 DPU of 8.20 cents at closing price of S$1.36 per unit as at 30 June 2019.
                                                                                                                                                                                                                                                       57
Structure of Ascendas India Trust
                                                        Unitholders

                                           Holding of units                  Distributions

                                                                                                         Trustee’s fee & management fees
                                                                                                                                                                   Ascendas Property Fund Trustee Pte. Ltd.
                                                              a-iTrust                                                                                      (the Trustee-Manager), a wholly owned subsidiary of
                                                                                                           Acts on behalf of unitholders/                                      CapitaLand
                                                                      Dividends, principal                    management services
                                           100% ownership &
                                          shareholder’s loan          repayment
                                                                      of shareholder’s loan

                                                    Singapore SPVs
                                           1. Ascendas Property Fund (India) Pte. Ltd.
                                           2. Ascendas Property Fund (FDI) Pte. Ltd.

        Ownership of ordinary shares; Subscription to Fully &
        Compulsory Convertible Debentures (“FCCD”) and                Dividends on ordinary shares, proceeds from share buyback
                     Non-Convertible Debentures (“NCD”)               & interest on FCCD and NCD                                                                                                           Singapore

        The VCUs                                                                                                                                                                                                  India
       •   Ascendas Panvel FTWZ                 •   Information Technology Park Limited (92.8% ownership)2
           Limited1
           (100.0% ownership)                   •   Ascendas Information Technology Park Chennai Ltd. (89.0% ownership)2
                                                •   Cyber Pearl Information Technology Park Private Limited (100.0% ownership)
                                                •   VITP Private Limited (100.0% ownership)
                                                •   Hyderabad Infratech Private Limited (100.0% ownership)
                                                •   Avance-Atlas Infratech Private Limited (100.0% ownership)
                                                •   Deccan Real Ventures Private Limited (100.0% ownership)

        Ownership          Master rental income                              Ownership         Net property income
       The Properties                                                                                                                Provides property
       •   Arshiya warehouses                                            •     ITPB •    The V                                      management services                                Ascendas Services
                                                                         •     ITPC •    aVance, Hyderabad                                                                           (India) Private Limited
                                                                         •     CV •      aVance, Pune                                                                              (the property manager)
                                                                         •     CP                                                Property management fees

1.   Entered into a master lease agreement with Arshiya Limited (“AL”) to lease back the warehouses to AL for a period of six years. AL will operate and manage the warehouses and pay pre-
     agreed rentals.
2.   Karnataka State Government owns 7.2% of ITPB & Tamil Nadu State Government owns 11.0% of ITPC.                                                                                       58
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