Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace

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Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
Report
150 Tuam Street and 9 Mollett
Street (Sugarloaf Lane),
Christchurch (South Frame)

Prepared For:                     Torrent Capital Limited

Client(s):                        VMJ Investments Limited and KFC Consulting Limited, 12/73 King Street,
                                  Pukekohe, Auckland 2120; Attention: Luke Choi and Mohamed Kara

Effective Date:                   1 February 2019

       FordBaker Valuation Limited | Level 3, 48 Fitzgerald Avenue, Christchurch | T: (03) 379 7830 | F: (03) 366 6520
                                   fordbaker@fordbaker.co.nz | www.fordbaker.co.nz
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

EXECUTIVE SUMMARY

Instructing Party:                 Torrent Capital Limited

Client:                            VMJ Investments Limited and KFC Consulting Limited, 12/73 King Street,
                                   Pukekohe, Auckland 2120; Attention: Luke Choi and Mohamed Kara

Subject Property:                  Multi level Unit Title development (Ground Floor Commercial and 5 Levels
                                   Apartments) – 150 Tuam Street, 9 Mollett Street and Sugarloaf Lane (East
                                   Boundary), South Frame, Christchurch City

Records of Title:                  1)     159 Tuam Street

                                   Identifier:                     799319

                                   Legal Description:              Lot 2 Deposited Plan 508853

                                   Land Area:                      518 m2 (more or less)

                                   Registered Proprietor:          Ōtākaro Limited

                                   2)     9 Mollet Street

                                   Identifier:                     799320

                                   Legal Description:              Lot 3 Deposited Plan 508853

                                   Land Area:                      518 m2 (more or less)

                                   Registered Proprietor:          Ōtākaro Limited

                                   Source: QuickMap

 Matter Ref: 69502/rs                            FORDBAKER VALUATION LIMITED                                              [1]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

Resource Management:               ‘Commercial Central City (South Frame) Mixed Use’ Zone (CSF) within the
                                   Christchurch City Council Replacement Operative District Plan.

Date of Inspection:                11 December 2018

Effective Date:                    1 February 2019

Date of Report Preparation:        13 December 2018

Purpose of Valuation:              To establish the completed market value for each unit entitlement (two
                                   ground floor commercial retail tenancies and 44 two and one bedroom
                                   apartments spread over five upper levels) for mortgage security purposes.

Brief Property Description:        To be developed on the site is a multi level modern commercial
                                   development of mixed use meeting the planning requirements laid down
                                   by Ōtākaro Limited as outlined in the initial Christchurch Recovery Plan.

                                 The property has been designed by Hierarchy Group in collaboration with
                                 Inovo Projects and Farrells Construction, and as previously mentioned, is to
                                 comprise a six storey multi residential development with commercial/retail
                                 spaces to the ground floor (two car spaces for the ground floor) and secure
                                 concealed carparking at level behind the retail space with access off
                                 Tuam Street. The five upper levels will provide 44 apartments of which there
                                 are 21 available carparks. In addition, there are private balcony spaces,
                                 communal rooftop spaces for residences and the development has the
                                 benefit of three street frontages, therefore enhancing natural light and
                                 outlook.

                                 The overall development is to be built to a high standard and is as noted
                                 from our front architect perspective plan, the building will have presence
                                 due to breaks in the exterior face as well as being on a corner with
                                 laneways to the east and rear boundary providing ‘slow access’ between
                                 Tuam and St Asaph Streets.

                                 The upper level apartment total 30 two bedroom apartments and 14 one
                                 bedroom apartments varying from 50.50 m2 (one bedroom) up to 77.70 m2
                                 (two bedroom) size plus individual balcony and terrace space. They are all
                                 accessed from a central spine hall with stairwell and liftwell accessed from
                                 the central lobby position to Sugarloaf Lane.

Floor Area:                      We have communicated with the lead architect – ‘Hierarchy Group’ - and
                                 completed check calculations to satisfy the floor areas provided represent
                                 a true and correct record of the overall development.

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                               [2]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

                                In table format we summarise the gross floor area (external measurement)
                                and the net lettable floor area of individual spaces plus the balcony
                                associated with each of the apartments which we summarise in table
                                format as follows:

                                 b) NET
                                 Ground Level
                                 North East Retail                                         105.10 sqm
                                 South East Retail                                         122.60 sqm
                                                                                           227.70 sqm
                                 Plus
                                 Carpark ( Double Stackers )                                15.00 parks
                                 On Level Parks                                             8.00 parks
                                 Bike Parks                                                17.00 spaces
                                                                                           227.70 sqm
                                 Level                No       Type     Size    Net (m²)      Bal &
                                                     Apart                                 Grd Tce(m²)
                                 Level 1             101     TYPE 1A    2B2B    77.71 m²     11.42 m²
                                 Level 1             102     TYPE 2A    1B1B    50.51 m²      5.29 m²
                                 Level 1             103     TYPE 3A    2B1B    73.79 m²      5.28 m²
                                 Level 1             104     TYPE 4A    1B1B    52.46 m²      6.05 m²
                                 Level 1             105     TYPE 5A    2B1B    69.07 m²      7.15 m²
                                 Level 1             106     TYPE 6A    2B2B    76.44 m²     49.02 m²
                                 Level 1             107     TYPE 7A    2B1B    66.51 m²     48.40 m²
                                 Level 1             108     TYPE 7B    2B1B    66.58 m²     48.47 m²
                                 Level 1             109     TYPE 7B    2B1B    66.54 m²     48.44 m²
                                 Level 1             110     TYPE 8A    2B1B    62.19 m²     52.29 m²
                                 Level 2             201     TYPE 1B    2B2B    77.71 m²     11.42 m²
                                 Level 2             202     TYPE 2B    1B1B    50.51 m²      5.29 m²
                                 Level 2             203     TYPE 3B    2B1B    73.79 m²      5.28 m²
                                 Level 2             204     TYPE 4B    1B1B    52.46 m²      6.05 m²
                                 Level 2             205     TYPE 5B    2B1B    69.07 m²      7.15 m²
                                 Level 2             206     TYPE 6B    2B2B    76.51 m²     11.77 m²
                                 Level 2             207     TYPE 7C    2B1B    66.51 m²     10.84 m²
                                 Level 2             208     TYPE 7D    2B1B    66.58 m²     10.86 m²
                                 Level 2             209     TYPE 7D    2B1B    66.54 m²     10.86 m²
                                 Level 2             210     TYPE 8B    2B1B    67.31 m²      9.64 m²
                                 Level 3             301     TYPE 1A    2B2B    77.71 m²     11.42 m²
                                 Level 3             302     TYPE 2A    1B1B    50.51 m²      5.29 m²
                                 Level 3             303     TYPE 3A    2B1B    73.79 m²      5.28 m²
                                 Level 3             304     TYPE 4A    1B1B    53.55 m²      5.80 m²
                                 Level 3             305     TYPE 7D    2B1B    67.52 m²     10.50 m²
                                 Level 3             306     TYPE 7C    2B1B    66.58 m²     10.87 m²
                                 Level 3             307     TYPE 7C    2B1B    65.54 m²     10.52 m²
                                 Level 3             308     TYPE 8C    2B1B    68.66 m²      9.64 m²
                                 Level 4             401     TYPE 1B    2B2B    77.71 m²     11.42 m²
                                 Level 4             402     TYPE 2B    1B1B    50.51 m²      5.29 m²
                                 Level 4             403     TYPE 3B    2B1B    73.79 m²      5.28 m²
                                 Level 4             404     TYPE 4C    1B1B    53.55 m²      6.07 m²
                                 Level 4             405     TYPE 7E    2B1B    67.52 m²     10.87 m²
                                 Level 4             406     TYPE 7D    2B1B    66.58 m²     10.87 m²
                                 Level 4             407     TYPE 7D    2B1B    65.54 m²     10.52 m²
                                 Level 4             408     TYPE 8B    2B1B    68.66 m²      9.64 m²
                                 Level 5             501     TYPE 9A    1B1BS   57.91 m²     11.42 m²
                                 Level 5             502     TYPE 10A   1B1BS   51.86 m²     5.82 m²
                                 Level 5             503     TYPE 11A   1B1B    52.04 m²     8.70 m²
                                 Level 5             504     TYPE 12A   1B1BS   54.43 m²     9.10 m²
                                 Level 5             505     TYPE 13A   1B1BS   53.82 m²     8.41 m²
                                 Level 5             506     TYPE 14A   1B1BS   52.37 m²     8.50 m²
                                 Level 5             507     TYPE 7C    2B1B    66.54 m²     10.51 m²
                                 Level 5             508     TYPE 8C    2B1B    67.30 m²     9.64 m²

Matter Ref: 69502/rs                              FORDBAKER VALUATION LIMITED                                             [3]

M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

                                 Legend:

                                 1b1b = 1 bedroom and 1 bathroom

                                 2b1b = 2 bedrooms and 1 bathroom

                                 2b2b = 2 bedrooms and 2 bathrooms

Occupancy Details:               For determining the unit value for the ground floor commercial space we
                                 have adopted hypothetical occupancy arrangements in accordance with
                                 the standard ADL Lease format (net document). We have assumed ‘willing
                                 lessee willing lessor’ negotiation to provide our gross realisation value as if
                                 the building was fully Unit Titled and sold, with leases in place for the two
                                 commercial units.

                                 Thereafter, we have deducted risk, leasing up period including costs and
                                 margin to arrive at our net unit value (commercial) which is added to our
                                 ‘one line’ transaction adjustment relating to the upper level apartment
                                 values.

                                 We summarise our hypothetical occupancy arrangements as follows:

                                 (a)       Specialty Retail, Destination Retail (Travel Agent) or Hospitality

                                 Lessor:                                    VMJ Investments Limited/KFS Consulting
                                                                            Limited

                                 Lessee:                                    Vacant

                                 Commencement Date:                         1 February 2019 (assumed)

                                 Market/Commencement Rent:                  Tuam Street Frontage - $46,748 p.a.
                                                                                                             plus GST

                                                                            Mollett Street Frontage - $51,120 p.a.
                                                                                                             plus GST

                                 Rent Reviews:                              At two yearly intervals to be the then
                                                                            current market rent or increase in the
                                                                            Consumer Price Index.

                                 Term:                                      Six (6) years

                                 Rights of Renewal:                         Two (2) six (6) year rights of renewal

                                 Outgoings:                                 The lessee, in addition to the rent, is
                                                                            responsible for rates, building insurance
                                                                            premiums on a replacement cost basis,
                                                                            public liability insurance premiums, loss
                                                                            of rent insurance premiums, interior
                                                                            maintenance, yard maintenance,
                                                                            electricity, telephone charges and Body
                                                                            Corporate charges inclusive of part of
                                                                            the above or additional including
                                                                            management fees.

                                                                            The lessor is to maintain the building in a
                                                                            structurally sound and watertight
                                                                            condition.

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                               [4]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

Key Characteristics:             ➢     In our assessment of the current market value of the commercial
                                       ground floor retail hospitality unit we have taken into consideration
                                       comparable sales, current building costs, current land value, current
                                       market rent rates, analysed passing yields of similar units/property,
                                       discounted cashflow analysis and current market conditions.
                                 ➢     In our assessment of the current market value of the apartments to be
                                       developed above the ground floor (44 in total) we have taken into
                                       consideration comparable sales of other units within Christchurch that
                                       have been developed and sold or are being planned and available to
                                       purchase off plans, cost of the development including the underlying
                                       land value and building costs plus appropriate developer’s margin,
                                       location of the development being to the fringe of the true retail core
                                       and in the commercial centre of Christchurch City. Also, it is located in
                                       the hub of the ‘accessible City’ vision for Christchurch with cycle lanes
                                       to Tuam and St Asaph Street plus laneways and open space created
                                       within the south frame running from hospital corner/ Hagley Park east
                                       to Manchester Street, proximity to anchor projects and current market
                                       conditions.
                                 ➢     We have taken into consideration publicity regarding developer
                                       expectations versus apartment values and purchaser opinion as to
                                       what they are willing to pay and possible over supply of certain types
                                       of apartment (high price). This adverse comment was/is compounded
                                       by the slow start up of apartment/inner City residential development in
                                       the east frame and south of the south frame which was part of the
                                       Christchurch City ‘blueprint’ where the development was to be
                                       assisted by central Government.
                                 ➢     Analysed apartment sales on a gross floor area per square metre
                                       inclusive of deck space and net usable area plus deck at a lower rate
                                       per square metre with reconciliation made after subjective
                                       adjustments including views, orientation and position.

Valuation:                       Having regard to available market evidence and factors outlined later in
                                 the body of this report, we assess the gross market value of the property at
                                 150 Tuam Street, 9 Mollett Street and Sugarloaf Lane, Christchurch South
                                 Frame, Christchurch as at 1 February 2019 as follows:

                                 (a)    Land Value

                                 $1,425,000 (One Million Four Hundred and Twenty Five Thousand Dollars)
                                 plus GST, (if any).

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                               [5]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                             150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                       Date of Inspection: 11 December 2018

                                (b)    Completed Values

                                             Level                          Type          Net (m²)           Tce      Value
                                                                                            Size
                                             Ground Floor
                                             Tuam Street Retail            Retail        105.10 sqm         1 park   $670,000
                                             Mollet Street Retail          Retail        122.60 sqm         1 park   $730,000
                                                                                                                     $1,400,000
                                             Level 1
                                      101            Apartment 101     2 bed & 2 bath    77.71 sqm     11.42 sqm     $550,000
                                      102            Apartment 102     1 bed & 1 bath    50.51 sqm     5.29 sqm      $405,000
                                      103            Apartment 103     2 bed & 1 bath    73.79 sqm     5.28 sqm      $490,000
                                      104            Apartment 104     1 bed & 1 bath    52.46 sqm     6.05 sqm      $415,000
                                      105            Apartment 105     2 bed & 1 bath    69.07 sqm     7.15 sqm      $485,000
                                      106            Apartment 106     2 bed & 2 bath    76.44 sqm     49.02 sqm     $565,000
                                      107            Apartment 107     2 bed & 1 bath    68.51 sqm     48.40 sqm     $500,000
                                      108            Apartment 108     2 bed & 1 bath    68.58 sqm     48.47 sqm     $495,000
                                      109            Apartment 109     2 bed & 1 bath    66.54 sqm     48.44 sqm     $490,000
                                      110            Apartment 110     2 bed & 1 bath    62.19 sqm     52.29 sqm     $475,000
                                                                                                                     $4,870,000
                                             Level 2
                                      201            Apartment 201     2 bed & 2 bath    77.71 sqm     11.42 sqm     $550,000
                                      202            Apartment 202     1 bed & 1 bath    50.51 sqm     5.29 sqm      $405,000
                                      203            Apartment 203     2 bed & 1 bath    73.79 sqm     5.28 sqm      $490,000
                                      204            Apartment 204     1 bed & 1 bath    52.46 sqm     6.05 sqm      $415,000
                                      205            Apartment 205     2 bed & 1 bath    69.07 sqm     7.15 sqm      $485,000
                                      206            Apartment 206     2 bed & 2 bath    76.51 sqm     11.77 sqm     $535,000
                                      207            Apartment 207     2 bed & 1 bath    66.51 sqm     10.84 sqm     $470,000
                                      208            Apartment 208     2 bed & 1 bath    66.58 sqm     10.86 sqm     $460,000
                                      209            Apartment 209     2 bed & 1 bath    66.54 sqm     10.86 sqm     $470,000
                                      210            Apartment 210     2 bed & 1 bath    67.31 sqm     9.64 sqm      $485,000
                                                                                                                     $4,765,000
                                             Level 3
                                      301            Apartment 301     2 bed & 2 bath    77.71 sqm     11.42 sqm     $565,000
                                      302            Apartment 302     1 bed & 1 bath    50.51 sqm     5.29 sqm      $420,000
                                      303            Apartment 303     2 bed & 1 bath    73.79 sqm     5.28 sqm      $510,000
                                      304            Apartment 304     1 bed & 1 bath    53.55 sqm     5.80 sqm      $435,000
                                      305            Apartment 305     2 bed & 1 bath    67.52 sqm     10.50 sqm     $490,000
                                      306            Apartment 306     2 bed & 1 bath    66.58 sqm     10.87 sqm     $480,000
                                      307            Apartment 307     2 bed & 1 bath    65.54 sqm     10.52 sqm     $480,000
                                      308            Apartment 308     2 bed & 1 bath    68.66 sqm     9.64 sqm      $515,000
                                                                                                                     $3,895,000
                                             Level 4
                                      401            Apartment 401     2 bed & 2 bath    77.71 sqm     11.42 sqm     $575,000
                                      402            Apartment 402     1 bed & 1 bath    50.51 sqm     5.29 sqm      $425,000
                                      403            Apartment 403     2 bed & 1 bath    73.79 sqm     5.28 sqm      $520,000
                                      404            Apartment 404     1 bed & 1 bath    53.55 sqm     6.07 sqm      $445,000
                                      405            Apartment 405     2 bed & 1 bath    67.52 sqm     10.87 sqm     $500,000
                                      406            Apartment 406     2 bed & 1 bath    66.58 sqm     10.87 sqm     $490,000
                                      407            Apartment 407     2 bed & 1 bath    65.54 sqm     10.52 sqm     $490,000
                                      408            Apartment 408     2 bed & 1 bath    68.66 sqm     9.64 sqm      $525,000
                                                                                                                     $3,970,000

Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                                    [6]

M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                             150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                       Date of Inspection: 11 December 2018
                                                                                                                            $3,970,000
                                             Level 5
                                       501         Apartment 501           1 bed & 1 bath     57.91 sqm       11.42 sqm      $505,000
                                       502         Apartment 502           1 bed & 1 bath     51.86 sqm       5.82 sqm       $450,000
                                       503         Apartment 503           1 bed & 1 bath     52.04 sqm       8.70 sqm       $460,000
                                       504         Apartment 504           1 bed & 1 bath     54.43 sqm       9.10 sqm       $475,000
                                       505         Apartment 505           1 bed & 1 bath     53.82 sqm       8.41 sqm       $470,000
                                       506         Apartment 506           1 bed & 1 bath     52.37 sqm       8.50 sqm       $460,000
                                       507         Apartment 507           2 bed & 1 bath     66.54 sqm       10.51 sqm      $500,000
                                       508         Apartment 508           2 bed & 1 bath     67.30 sqm       9.64 sqm       $515,000
                                                                                                                            $3,835,000
                                             Carparks
                                                       On Grade              21 parks               $32500 per park          $682,500
                                             ( Unit Available )                    Inclusive GST $37375 per park
                                             GROSS REALISATION
                                             Commercial                                                                     $1,400,000
                                             ( Two ground floor units )                                                 Plus GST , if any
                                             Carparks                                                                        $682,500
                                             (Twenty three on grade - two included in                                   Plus GST , if any
                                             commercial values)
                                             Apartments                                                                     $21,335,000
                                             ( Forty Four units )                                                  Inclusive GST , if any

                                 (c)    Individual Units Gross Realisation Single Line Transaction Gross
                                 Adjustment

                                Gross Realisation

                                Commercial Units (Incls 2 parks):                               $ 1,400,000

                                Apartments:                                                     $21,335,000

                                Carparks:                                                       $     682,500

                                Total                                                           $23,417,000

                                Less:

                                Commercial Units:                   ($ 190,000)

                                Apartments:                         ($2,880,000)

                                Carparks:                           ($ 105,000)                 -$3,175,000

                                Single Line – One Line Transaction                             $20,242,500

                                (Twenty Million Two Hundred and Forty Two Thousand, Five Hundred Dollars)

                                Unless otherwise stated, all figures are GST inclusive (exception is the
                                commercial units are plus GST, If any).

                                Our valuation is inclusive of chattels associated with the respective
                                apartments equating to $10,000 per unit ($440,000).

                                Our reasons and methodology for the valuation are attached. This
                                executive summary is not a standalone valuation report and should be
                                read in conjunction with the full valuation report attached. All comments
                                outlined above relate directly to the full report.

Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                                            [7]

M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                             150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                       Date of Inspection: 11 December 2018

Special Assumptions/              Our valuation of the individual units is subject to:
Conditions:
                                  ➢     Full and substantial completion of the units in a good, workmanlike
                                        manner in accordance with the plans and specifications and
                                        information as forwarded to us and detailed herein (plans and
                                        summary specification included within the appendices).
                                  ➢     Compliance of the property with the Building Act 2001, Resource
                                        Management Act 1991 and all Local Council bylaws and
                                        requirements.
                                  ➢     Issuing of a separate unencumbered Strata Title for each unit under
                                        normal terms and conditions.
                                  ➢     The issuing of Code of Compliance Completion Certificate.
                                  ➢     Fitout, fixtures and presentation will be of good, modern standard
                                        and a standard array of power points, light fittings and other
                                        electrical fittings will be installed.
                                  ➢     Completion of all proposed landscaping and site development
                                        works as described in the body of this report and as detailed herein.
                                  ➢     An inspection by the valuer following practical completion of
                                        construction. The right is to review and if necessary, vary the
                                        valuation of this report if there are any changes in relation to this
                                        project.
                                  ➢     This assessment reflects market conditions up until the date of report
                                        only. Our assessment does not consider any potential future changes
                                        in the market. Should the effective date be later than the date of
                                        report, our valuation reflects the market as at the date of report.
                                  ➢     This valuation is subject to the building having a seismic strength of
                                        no less than 100% New Building Standard (NBS).
                                  ➢     This valuation is subject to the structural improvements on the site
                                        obtaining/maintaining full replacement cost insurance cover,
                                        including full earthquake/natural disaster cover. It is assumed that
                                        the insurance cover is based on commercially standard terms and
                                        conditions, with no significant variations including change to excess
                                        levels, premiums or cover terms.

Registered Valuer:

MARTIN CUMMINGS – Dip Urb Val, FNZIV, MPMI
REGISTERED VALUER
DIRECTOR VALUATION SERVICES
Phone: +64 3 9644 160
Mobile: 021 389 350
Email:    martin@fordbaker.co.nz

This report has been Peer Reviewed by ERROL SAUNDERS - FPINZ, FNZIV, Registered Valuer and Director.

Peer Review Standards are applied by FordBaker Valuation Limited for substantial residential premises
of this nature.

_________________________________

Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                               [8]

M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation Report - 150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame) - Squarespace
Commercial Market Valuation
                                                               150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                                         Date of Inspection: 11 December 2018

CONTENTS
1.       INTRODUCTION AND SCOPE OF WORKS ....................................................................................... 11
1.1      Registered Valuer ................................................................................................................................... 11
1.2      Instruction ................................................................................................................................................ 11
1.3      Market Value Definition ......................................................................................................................... 12
1.4      Assumption .............................................................................................................................................. 12
1.5      Nature and Source of the Information Relied Upon ........................................................................... 12
1.6      Extent of Investigation ............................................................................................................................ 13
1.7      Special Conditions & Assumptions ........................................................................................................ 13
1.8      Compliance Statement ......................................................................................................................... 13
2.       PROPERTY DETAILS........................................................................................................................... 15
2.1      Record of Title Details ............................................................................................................................. 15
2.2      Resource Management Considerations .............................................................................................. 15
         2.2.1        Zone .............................................................................................................................................................15
2.3      Situation and Locality ............................................................................................................................. 17
         2.3.1        Situation ......................................................................................................................................................17
         2.3.2        Locality ........................................................................................................................................................18
2.4      Land Description (Combined Site)........................................................................................................ 19
         2.4.1        Site Particulars ............................................................................................................................................19
2.5      Qualifications .......................................................................................................................................... 20
         2.5.1  Geotechnical .............................................................................................................................................20
         2.5.2  Local Authority Memorandum ................................................................................................................20
         2.5.3  Survey ..........................................................................................................................................................20
         2.5.4  ‘LLUR’ Property Statement (Listed Land Use Register) .........................................................................20
         2.5.5  Liquefaction Management Area (LMA) and Fixed Minimum Floor Level Overlay .........................21
         2.5.6  Christchurch Airport Protection Surfaces...............................................................................................21
         2.5.7  Category 3 Noise Level, Central City South Frame Pedestrian Precinct Overlay and Central City
         Frame Overlay ..........................................................................................................................................................21
3.       RATING VALUATION........................................................................................................................ 23
4.       IMPROVEMENT DETAILS .................................................................................................................. 24
4.1      Description of Improvements ................................................................................................................ 24
4.2      Construction ............................................................................................................................................ 24
4.3      Building Services ..................................................................................................................................... 25
4.4      Layout, Description and Accommodation .......................................................................................... 25
         4.4.1        Ground Floor Layout .................................................................................................................................27
         4.4.2        Layout Level One ......................................................................................................................................27
         4.4.3        Level 2 Layout ............................................................................................................................................27
         4.4.4        Level 3 Layout ............................................................................................................................................28
         4.4.5        Level 4 Layout ............................................................................................................................................28
         4.4.6        Level 5 Layout ............................................................................................................................................28
4.5      General Layout Comment .................................................................................................................... 29
4.6      Other Improvements .............................................................................................................................. 30
4.7      Condition................................................................................................................................................. 30
         4.7.1        Earthquake .................................................................................................................................................30
         4.7.2        Seismic Risk Areas and Time Frames .......................................................................................................31
         4.7.3        Seismic Strength /Structural Condition ...................................................................................................32
4.8      Warrant of Fitness.................................................................................................................................... 33
4.9      Qualifications .......................................................................................................................................... 33
         4.9.1        Building Act ................................................................................................................................................33
         4.9.2        Structural .....................................................................................................................................................33
         4.9.3        Other ...........................................................................................................................................................33
5.       OCCUPANCY DETAILS .................................................................................................................... 34
6.       MARKET CONSIDERATIONS ............................................................................................................ 35
6.1      Market Commentary.............................................................................................................................. 35
         6.1.1        Economic Overview..................................................................................................................................35
         6.1.2        Market Conditions (Commercial) ...........................................................................................................37
         6.1.3        Market Conditions (Residential) ..............................................................................................................38
7.       VALUATION METHODOLOGY ......................................................................................................... 42

 Matter Ref: 69502/rs                                            FORDBAKER VALUATION LIMITED                                                                                       [9]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                                         150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                                   Date of Inspection: 11 December 2018

8.       RENTAL EVIDENCE AND MARKET RENTAL ASSESSMENT (COMMERCIAL UNITS) .......................... 43
8.1      Rental Evidence...................................................................................................................................... 43
8.2      Residential Apartment Valuation and Underlying Land Value .......................................................... 47
9.       SALES EVIDENCE ............................................................................................................................. 48
9.1      Land Sales ............................................................................................................................................... 48
9.2      Apartment Sales ..................................................................................................................................... 49
9.3      Rental Evidence...................................................................................................................................... 52
9.4      Apartment Value Reconciliation .......................................................................................................... 53
9.5      Single Transaction Adjustment .............................................................................................................. 56
10.      VALUATION ..................................................................................................................................... 57
10.1     Valuation Assessment............................................................................................................................. 57
10.2     Special Assumptions ............................................................................................................................... 59
10.3     Registered Valuer ................................................................................................................................... 59

Appendices
Appendix 1 - General Valuation Policies & Qualifications
Appendix 2 - Records of title
Appendix 3 - Tenancy Schedule – (Ground Floor Commercial Units)
Appendix 4 - Discounted Cashflow (Ground Floor Commercial Units)
Appendix 5 - Plans and Summary Specification

 Matter Ref: 69502/rs                                      FORDBAKER VALUATION LIMITED                                                                        [10]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                               150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                         Date of Inspection: 11 December 2018

1.       INTRODUCTION AND SCOPE OF WORKS
1.1      Registered Valuer
         This report has been prepared by Martin Rex Cummings, Dip Urb Val, FNZIV, MPMI, who has
         been in private practice as a Registered Valuer since 1979, working as an Urban Valuer in the
         Canterbury Province and undertaking specialist Industry and Commercial Property Valuations
         throughout the South Island.

1.2      Instruction
         We respond to instructions received verbally and confirmed by email as follows:

         Report for the Use of:            Torrent Capital Limited

         Client:                           VMJ Investments Limited and KFC Consulting Limited, 12/73 King
                                           Street, Pukekohe, Auckland 2120; Attention: Luke Choi and
                                           Mohamed Kara

         Instructing Party:                VMJ Investments Limited and KFC Consulting Limited, 12/73 King
                                           Street, Pukekohe, Auckland 2120; Attention: Luke Choi and
                                           Mohamed Kara

         Subject Property:                 Multi level Unit Title development (Ground Floor Commercial and 5
                                           Levels Apartments) – 150 Tuam Street, 9 Mollett Street and Sugarloaf
                                           Lane (East Boundary), South Frame, Christchurch City

         Date of Inspection:               11 December 2018

         Effective Date:                   1 February 2019

         Date of Report Preparation: 13 December 2018

         Bases of Valuation:               The valuation has been completed in compliance with the
                                           following standards and guidance notes:

                                           ➢      IVS101          - Scope of Work
                                           ➢      IVS102          - Investigations and Compliance
                                           ➢      IVS103          - Reporting
                                           ➢      IVS104          - Bases of Value
                                           ➢      IVS105          - Valuation Approaches and Methods
                                           ➢      IVS400          - Real Property Interests
                                           ➢      ANZVGN1         - Valuation Procedures – Real Property
                                           ➢      ANZVGN2         - Valuations for Mortgage & Loan Security
                                                                    Purposes
                                           ➢      ANZVGN9         - Assessing Rental Value
                                           ➢      ANZRPGN1        - Disclaimer Clauses & Qualification
                                                                    Statements

         Purpose of Valuation:             To establish the completed market value for each unit entitlement
                                           (two ground floor commercial retail tenancies and 44 two and one
                                           bedroom apartments spread over five upper levels) for mortgage
                                           security purposes.

         This report may be relied upon solely by those named above, for the stated purpose of the
         valuation.

Matter Ref: 69502/rs                            FORDBAKER VALUATION LIMITED                                               [11]

M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

1.3      Market Value Definition
          For the purposes of our assessment, and in accordance with International Valuation Standards,
          Australian Property Institute (API) / Property Institute of New Zealand (PINZ) guidance notes, we
          have relied on the following definition of Market Value:

                  ‘The estimated amount for which an asset or liability should exchange on the valuation
                  date between a willing buyer and a willing seller in an arms’ length transaction, after
                  proper marketing and where the parties had each acted knowledgably, prudently and
                  without compulsion.’

1.4       Assumption
          1.   We have assumed that the instructions and subsequent information supplied contain a full
               and frank disclosure of all information that is relevant
          2.   We have assumed that there are no easements, rights of way or encroachments except
               those shown on the Computer Freehold Registers or in the valuation
          3.   A current survey has not been sighted. The valuation is made on the basis that there are no
               encroachments by or upon the property and this should be confirmed by a current survey
               or report and/or advice from a Registered Surveyor. If any encroachments are noted by
               the survey report, we reserve the right to review our valuation
          4.   We are not aware of any notices currently issued against the property and we have made
               no enquiries in this regard. In the course of preparing this report we have relied upon
               information provided by the owner of the property
          5.   Our valuation is plus GST (if any)

          We have assumed that this information is correct and have adopted this information in our
          assessment

          Opinion

          The assumptions we have made in respect of our projections are as follows:

          1. There will be no major economic downturn during the projection period, beyond that
               envisioned at the date of valuation
          2. A continued stable economy and reasonable levels of growth as currently predicted over
               the next five years
          3. The property manager will continue to manage the property in an experienced professional
               manner
          4. There will be no new taxes or rates introduced which have a direct impact on the property
               over the projected period

1.5       Nature and Source of the Information Relied Upon
          We have accessed the following information in completing this assessment:

          ➢     Identifier/Certificate of Computer Register – Land Information New Zealand
          ➢     Property-Guru information
          ➢     PropertySmarts (Headway Systems Limited)
          ➢     Christchurch City Council (www.ccc.govt.nz)
          ➢     Environment Canterbury (www.ecan.govt.nz)
          ➢     FordBaker Valuation Limited sales and rental database information
          ➢     Client information as provided by KFS Consulting (Luke Choi), Kara Financials and lead
                architects - Hierarchy Group
          ➢     Canterbury Earthquake Recovery Authority (CERA – now disestablished) information

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [12]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

          ➢    QuickMap (Custom Software Limited)
          ➢    Google Maps (www.google.co.nz/maps)
          ➢    Real estate agents, negotiators, consultants and websites
          ➢    Registered Valuers (internal and external)
          ➢    Google Earth (https://www.google.com/earth)

1.6      Extent of Investigation
          The extent of investigation includes but is not limited to; an onsite inspection of the subject
          property including measuring the building(s) and other structural improvements, calculation of
          floor areas and visual external inspections of comparable properties.

1.7       Special Conditions & Assumptions
          ➢    The building being completed in a professional and tradesman like manner in accordance
               with the plans and specifications prepared by Hierarchy Group Limited.

          ➢    Compliance of the property with the Building Act 2004, the Resource Management Act
               1991 and all Local Council By-Laws and requirements.

          ➢    Inspection by the valuer following practical completion of construction.

          ➢    Clear separate Unit Titles being issued.

          ➢    The issuing of a Code of Compliance Completion Certificate.

          ➢    This assessment reflects market conditions up until the date of report only. Our assessment
               does not consider any potential future changes in the market. Should the effective date be
               later than the date of report, our valuation reflects the market as at the date of report.

          ➢    This valuation is subject to the building having a seismic strength of no less than 100% New
               Building Standard (NBS).

          ➢    This valuation is subject to the structural improvements on the site obtaining/maintaining full
               replacement cost insurance cover, including full earthquake/natural disaster cover. It is
               assumed that the insurance cover is based on commercially standard terms and conditions,
               with no significant variations including change to excess levels, premiums or cover terms.

1.8       Compliance Statement
          This valuation has been completed in accordance with International Valuation Standards and
          API/PINZ Valuation Standards. FordBaker Valuation Limited confirm that:
          ➢    The statements of fact presented in this report are correct to the best of the Valuer’s
               knowledge
          ➢    The analyses and conclusions are limited only by the reported assumptions and conditions
          ➢    The Valuer has no interest in the subject property
          ➢    The Valuer’s fee is not contingent upon any aspect of the report
          ➢    The valuation was performed in accordance with the PINZ Code of Ethics and the API/PINZ
               Valuation Standards and Guidance Notes
          ➢    The Valuer has satisfied professional education requirements and holds a current Annual
               Practicing Certificate
          ➢    The Valuer has experience in the location and category of the property being valued
          ➢    The Valuer has made a personal inspection of the property
          ➢    The valuer is in a position to provide an objective and unbiased valuation and is competent
               to undertake the valuation assignment

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [13]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                             150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                       Date of Inspection: 11 December 2018

         No-one, except those specified in the report, has provided professional assistance in preparing
         the report.

Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [14]

M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                               150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                         Date of Inspection: 11 December 2018

2.        PROPERTY DETAILS
2.1       Record of Title Details
          1)   150 Tuam Street

          Identifier:                            799319

          Legal Description:                     Lot 2 Deposited Plan 508853

          Estate:                                Fee Simple

          Land Area:                             518 m² (more or less)

          Land Registry District:                Canterbury

          Registered Proprietor:                 Ōtākaro Limited

          Registered Interests:                  ➢     Subject to Part IV A Conservation Act 1987
                                                 ➢     Subject to Section 11 Crown Minerals Act 1991
                                                 ➢     Consent Notice 10886363.4 pursuant to Section 221
                                                       Resource Management Act 1991 – 5 September 2017

          2)    9 Mollett Street

          Identifier:                            799320

          Legal Description:                     Lot 3 Deposited Plan 508853

          Estate:                                Fee Simple

          Land Area:                             518 m² (more or less)

          Land Registry District:                Canterbury

          Registered Proprietor:                 Ōtākaro Limited

          Registered Interests:                  ➢     Subject to Part IV A Conservation Act 1987
                                                 ➢     Subject to Section 11 Crown Minerals Act 1991
                                                 ➢     Consent Notice 10886363.4 pursuant to Section 221
                                                       Resource Management Act 1991 – 5 September 2017

          Comments on Interests:           ➢     The above interests have been taken into account in our
                                                 valuation assessment and do not adversely affect the property
                                                 or its value. Refer Appendix – Copy of Records of Title Freehold

2.2       Resource Management Considerations

2.2.1     Zone

          The property is zoned ‘Central City (South Frame) Mixed Use’ (CFS) within the Christchurch City
          Council Replacement Operative District Plan.

          The Canterbury Earthquake Recovery Authority (‘CERA’) established the Christchurch Central
          Development unit (‘CCDU’) and appointed a consortium to develop a ‘Blueprint’ for the
          development of central Christchurch. The CCDU was appointed to prepare a recovery plan for
          the CBD within 100 days and presented its plan on 30 July 2012.

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                               [15]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                             150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                       Date of Inspection: 11 December 2018

         The recovery plan defined the shape of the Central City, identified the locations of the Key
         Anchor Projects to boost the recovery and delivers implementation timelines. It included a
         volume of amendments to the existing Christchurch City Plan.

         The Plan specifies exactly where the Anchor Projects will go. It also utilises the Minister of CERA’s
         power to designate sites for that purpose. A number of Anchor Projects are placed on private
         land. The government has been involved in an extensive acquisition process since September
         2012 and has acquired most of the land required. The recovery Plan also seeks to facilitate
         development and investment by the private sector in the Anchor Projects and across the
         Central City.

         The Core

         ➢    A new consolidated business hub covering 40 hectares ‘the previous Central City zone
             covered around 90 hectares’.

         The Frame

         ➢ To the north, east and south of the Core to stimulate the core by reducing the supplied
             developable land within a lower density greenspace area (with the south Frame providing
             for an office campus environment).

         A New Mixed Use Area Beyond The Frame

         ➢ Intending it to be complementary to, rather than compete with, the Core.

         Key Anchor Projects

         The key Anchor Projects that will boost the Central City rebuild are:

         ➢    Convention Centre                                       ➢    Central Library
         ➢    Multi-Purpose High Performance Stadium                  ➢    Avon River Precinct
         ➢    Metro Sports Facility                                   ➢    Cathedral Square
         ➢    Justice & Emergency Services Precinct                   ➢    Health Precinct
         ➢    Performing Arts Precinct                                ➢    Public Transport Hub
         ➢    Cricket Oval                                            ➢    Cultural Centre
         ➢    Earthquake Memorial                                     ➢    The Square
         ➢    Innovation Precinct                                     ➢    Residential Demonstration Project

         Central City (South Frame) Mixed Use

         The South Frame forms the southern part of the Frame surrounding the Central City Business
         Zone. In the South Frame, buildings are enabled in an accessible, open space environment.
         One purpose of the Central City (South Frame) Mixed Use Zone is to enable development
         which supports delivery of the Frame.

         The new zone provisions enable the development of a high quality, urban, missed use
         environment. They give clear direction on the types of activities that are anticipated within
         the South Frame and those that are not encouraged.

Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [16]

M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

          The provisions recognise that the Innovation and Health precincts are distinct from the rest of
          the Central City (South Frame) Mixed Use Zone. Both precincts rely on a ‘clustering’ of like-
          minded activities. For this reason, the zone provisions enable appropriate activities to establish
          there. They enable offices and commercial services in the Innovation Precinct, but impose a
          tenancy size limit in the southern block to encourage small to medium enterprises only. Office
          developments are also more generously enabled in the Health Precinct recognising that
          offices are a key component of a thriving Health Precinct.

          As with the rest of the Central City, the high-amenity environment of the South Frame makes
          the area both suitable and attractive for residential development. The provisions encourage
          this activity.

          The following activities shall be permitted activities provided they comply with all of the
          relevant development, community and critical standards, and the citywide standards.

          ➢     Retail activity – subject to Development Standard 2b.2.16 and Critical Standard 2b.3.1
          ➢     Commercial services subject to Development Standard 2b.2.15 and Critical Standard
                2b.3.2
          ➢     Places of entertainment
          ➢     Recreation activity
          ➢     Gymnasium
          ➢     Community facility
          ➢     Education activity
          ➢     Day Care facility
          ➢     Pre-school facility
          ➢     Health facility
          ➢     Spiritual facility
          ➢     Offices subject to Development Standard 2b.2.15 and Critical Standard 2b.3.2
          ➢     Residential activity
          ➢     Travellers’ accommodation and hotel
          ➢     Tertiary education and research facilities

2.3       Situation and Locality

2.3.1     Situation

          The property is situated on the southern side of Tuam Street between Cambridge Terrace/
          Durham Street intersection to the west and Colombo Street to the east within the South Frame
          being the southern boundary of ‘The Core’ which is the consolidated business hub for
          Christchurch providing retail, offices, tourist accommodation and hospitality developed to
          ensure the city has a central focal point to attract residents and visitors to the central City.

          The property has rear frontage to Mollett Street and its eastern boundary fronts Sugarloaf Lane
          both of which form part of the south frame green wallkway precinct. Mollett Street is a laneway
          developed to be pedestrian friendly with landscaping and a communal focal point being just
          behind the property (Mollett Street yard), whilst Tuam Street forms part of the Christchurch City
          one way system travelling in an easterly direction from hospital corner/Hagley Park through to
          Barbadoes Street and thereafter two way to Fitzgerald Avenue.

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [17]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

          The location of the subject property is indicated on the following map:

          Source: www.google.co.nz/maps

2.3.2     Locality

          The site is directly opposite the substantial Justice and Emergency Services Precinct which near
          occupies a full block from Tuam Street to Lichfield Street to the north and west of Cambridge
          Terrace/Durham Street accommodating the Courts, NZ Police and other emergency services
          with associated carparking. A substantial working population is accommodated in this building.

          Located nearby to the Colombo Street frontage between Tuam and Lichfield Streets is the
          Hoyts EntX cinema and food market entertainment complex which has recently opened and
          draws significant visitors to the city centre. Reports are this development is a positive asset to
          Christchurch and the central business district. Furthermore, the inner City school – Ao Tawhiti
          Unlimited Discovery School is presently under construction positioned to the north west corner of
          St Asaph Street and Tuam Street (one block south of the subject) which is also due to open in
          2019 and there has been some public comment that a Quest Hotel is considering development
          on Mollett Street near to the subject.

          Additionally, located in Tuam Street is the substantial Environmental Canterbury building
          complex (east of Colombo Street). The retail core/precinct is located one block to the north
          which is framed by Lichfield Street to the south, High Street to the east, Hereford Street to the
          north and Oxford Terrace to the west, with the most awaited development presently under
          construction being ‘Riverside’, a mixed use market and specialty retail complex presently under
          construction to the corner of Cashel Street Mall and Oxford Terrace. Significant new
          development has already been completed in the retail precinct including BNZ Centre, The
          Crossing, ANZ Centre and The Terrace (hospitality) and the long established Ballantynes
          department store is one block to the north.

          We note within this locality there is a hospitality hub positioned to the St Asaph Street frontage
          including popular restaurants and bars including Engineers, Baretta Empire and Valentinos.

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [18]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

2.4       Land Description (Combined Site)

2.4.1     Site Particulars

          Area:                    Area:                             1036 m² (more or less)

                                   Tuam Street Frontage:             24.12 metres

                                   Mollett Street Frontage:          24.12 metres

                                   Site Depth:                       42.98 metres

                                   Sugarloaf Lane Frontage:          42.98 metres

          Dimensions:              The dimensions of the site are as indicated below:

          Source: QuickMap

          Access:                  The site presently has three entrances/access points, being vehicle access
                                   to Tuam Street, pedestrian access to Sugarloaf Lane and further pedestrian
                                   access to Mollett Street and with vehicle and pedestrian carriageways/
                                   lane providing effective setbacks, the site enjoys potential to provide
                                   excellent natural light.

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [19]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                              150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                        Date of Inspection: 11 December 2018

                                   From the below plans the frontages have been utilised in the overall
                                   development design with drive in access and egress to the on level parking
                                   from Tuam Street and pedestrian access from the other street frontages
                                   including the main entrance lobby off Sugarloaf Lane (pedestrian).

          Services:                The site is served by sewer, high pressure water, electricity and telephone
                                   cabling.

2.5       Qualifications

2.5.1     Geotechnical

          We are not expert in geotechnical matters and therefore cannot therefore certify as to the
          structural soundness or integrity of the land. Our valuation is based on a visual inspection of the
          land only and assumes that there are no geotechnical issues with the property unless
          specifically identified. Should subsequent expert advice be counter to this, then we would
          reserve the right to review our valuation.

2.5.2     Local Authority Memorandum

          In preparing this report and unless otherwise stated, services to the property have not been
          tested nor have we searched local authority records to ascertain restrictions affecting the
          property.

2.5.3     Survey

          We have not undertaken a survey of the property and its boundaries and assume no
          responsibility in connection with such matters. Unless otherwise stated, it is assumed that all
          improvements lie within the Computer Freehold Register boundaries. Any sketch, plan or map
          in this report is included to assist the reader in visualising the property and should not be relied
          upon as being definitive.

2.5.4     ‘LLUR’ Property Statement (Listed Land Use Register)

          In May 2014, Environment Canterbury released the Listed Land Use Register, which identifies
          where hazardous activities are known to have occurred or are currently occurring in
          Canterbury. From reviewing the Register, the subject site is clear of any noxious, hazardous or
          dangerous activities with no recorded possible site impairment.

 Matter Ref: 69502/rs                           FORDBAKER VALUATION LIMITED                                              [20]

 M:\Martin Cummings\2018\tuam150-154,mollett9_69502\Final Report\tuam150&mollett9.com18mrcREADDRESSED.docx
Commercial Market Valuation
                                                     150 Tuam Street and 9 Mollett Street (Sugarloaf Lane), Christchurch (South Frame)
                                                                                               Date of Inspection: 11 December 2018

2.5.5     Liquefaction Management Area (LMA) and Fixed Minimum Floor Level Overlay

          We have researched the Christchurch City Replacement Plan and note there are two natural
          hazard overlays relating to the property being:

          ➢      (i) Liquefaction Management Area (LMA) – A large proportion of Christchurch City,
                 particularly towards the east, has liquefaction identified and falls within the LMA. The
                 identification is so as any new development (such as the subject which was completed
                 post earthquake) built to the design and specification will mitigate any significant concerns
                 relating to the Geotechnical qualities of the site.

          ➢      (ii) Fixed Minimum Floor Area Overlay within Flood Management Area – The property is
                 identified as falling within the Flood Management Area (Fixed Floor Area Overlay) which
                 requires buildings to be built at a level above datum to ensure the floor has 400 mm free
                 build. As reported upon this building is built to New Standards and its floor is significantly
                 above the natural ground level with its design and construction built to mitigate the
                 Christchurch District Plan Natural Hazard Designation.

                 Source: Christchurch City Council

2.5.6     Christchurch Airport Protection Surfaces

          The property is just outside the Airport Protection/Air Noise boundary but is within the area
          designated as ‘Christchurch International Airport Protection Surfaces’.

          This designation exists to protect the operational airspace surrounding the airfield. These rules
          limit the height of structures, vegetation or other activities thus removing physical, operational or
          navigational impediments to the safe operation of aircraft in the vicinity of the airfield.

2.5.7     Category 3 Noise Level, Central City South Frame Pedestrian Precinct Overlay
          and Central City Frame Overlay

          The sites are identified within the City Plan and subject to various zoning notations being part of
          the overall initial blueprint and Christchurch City Replacement Plan with us noting the following:

          (i)    The Central City Frame Overlay describes an area defining the north, eastern and southern
                 extent of the Core of the Central City which provides for open space, recreational
                 opportunities and residential development while enabling the interface to be managed
                 between The Core and the large-scale anchor projects.

          (ii)   Category 3: Low Noise Level Area – The property is situated within the Low Noise Area
                 which restricts noise from people in outdoor areas of premises licence for the sale, supply
                 and/or consumption of alcohol up to a maximum size of 50 m2 between the hours of
                 7.00am and 11.00pm.

 Matter Ref: 69502/rs                                 FORDBAKER VALUATION LIMITED                                               [21]

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