Kiwi Property Group Limited Offer Document 1 for 9 entitlement offer of ordinary shares Dated 18 May 2015

Transcription

1 Kiwi Property Group Limited Offer Document 1 for 9 entitlement offer of ordinary shares Dated 18 May 2015 This Offer Document may not be distributed outside New Zealand except to certain institutional and professional investors in such other countries and to the extent contemplated in this Offer Document. Not for release or distribution in the United States except by Kiwi Property to Approved U.S. Shareholders

2 financial report KIWI PROPERTY Contents Page Part 1 Key terms of the Offer 2 Part 2 Important dates 3 Part 3 Actions to be taken by Eligible Shareholders 4 Part 4 Business overview 6 Part 5 Details of the Offer 8 Part 6 Other information 18 Part 7 Glossary 19 Part 8 Directory 21 ii

3 OFFER DOCUMENT Important notice This Offer Document has been prepared by Kiwi Property Group Limited in connection with a 1 for 9 entitlement offer. The Offer is made to Eligible Shareholders pursuant to the exclusion in clause 19 of schedule 1 of the Financial Markets Conduct Act This document is not a prospectus, investment statement or product disclosure statement for the purposes of the Securities Act 1978 or the Financial Markets Conduct Act 2013, and does not contain all of the information that an investor would find in a prospectus, investment statement or product disclosure statement or which may be required to make an informed decision about the Offer or Kiwi Property. Additional information available under Kiwi Property s disclosure obligations Kiwi Property is subject to continuous disclosure obligations under the NZX Main Board Listing Rules which require it to notify certain material information to NZX. Market releases by Kiwi Property, including its most recent annual report (for the year ended 31 March 2015), are available at nzx.com under the stock code KPG. Kiwi Property may, during the Offer, make additional releases to NZX. No release by Kiwi Property to NZX will permit an Applicant to withdraw any previously submitted Application without Kiwi Property s prior consent. The market price of Shares may increase or decrease between the date of this Offer Document and the date of allotment of New Shares. Any changes in the market price of Shares will not affect the Application Price, and the market price of New Shares following allotment may be higher or lower than the Application Price. Withdrawal Kiwi Property reserves the right to withdraw all or any part of the Offer (for example, the Institutional Entitlement Offer could proceed but the Retail Entitlement Offer could be withdrawn). Forward looking statements This Offer Document contains certain forward-looking statements such as indications of, and guidance on, future earnings and financial position and performance. Forwardlooking statements can generally be identified by the use of forward-looking words such as, expect, anticipate, likely, intend, could, may, predict, plan, propose, will, believe, forecast, estimate, target, outlook, guidance and other similar expressions and include statements regarding the conduct and outcome of the Offer, the use of the proceeds thereof and the cost and timing of development of Sylvia Park. Such forward-looking statements are not guarantees or predictions of future performance and involve known and unknown risks and uncertainties and other factors, many of which are beyond the control of Kiwi Property, and may involve significant elements of subjective judgement and assumptions as to future events which may or may not be correct. There can be no assurance that actual outcomes will not materially differ from these forward-looking statements. A number of important factors could cause actual results or performance to differ materially from the forward-looking statements. The forwardlooking statements are based on information available to Kiwi Property as at the date of this Offer Document. Except as required by law or regulation (including the NZX Main Board Listing Rules), Kiwi Property undertakes no obligation to provide any additional or updated information whether as a result of new information, future events or results or otherwise. Offering restrictions This Offer Document is intended for use only in connection with: the Offer to Eligible Institutional Shareholders with a registered address in New Zealand, Australia, Canada, Hong Kong, Japan, Norway, Singapore, Switzerland, the United Kingdom (in each case to Shareholders that are not acting for the account or benefit of a person in the United States) and Approved U.S. Shareholders when delivered by Kiwi Property together with a subscription agreement as part of the U.S. Private Placement, and the Offer to Eligible Retail Shareholders with a registered address in New Zealand. This Offer Document does not constitute an offer or invitation in any place in which, or to any person to whom, it would not be lawful to make such an offer or invitation. This Offer Document may not be sent or given to any person outside New Zealand in circumstances in which the Offer or distribution of this Offer Document would be unlawful. The distribution of this Offer Document (including an electronic copy) outside New Zealand may be restricted by law. In particular, this Offer Document may not be distributed to any person, and the New Shares may not be offered or sold, in any country outside New Zealand except to the extent permitted below or as Kiwi Property may otherwise determine in compliance with applicable laws. Further details on the offering restrictions that apply are set out in Part 5: Details of the Offer. If you come into possession of this Offer Document, you should observe any such restrictions. Any failure to comply with such restrictions may contravene applicable securities law. Kiwi Property disclaims all liability to such persons. Enquiries Enquiries about the Offer can be directed to an NZX Firm, or your solicitor, accountant or other professional adviser. If you have any questions about the number of New Shares shown on your Entitlement and Acceptance Form, or how to complete the Entitlement and Acceptance Form, please contact the Registrar. Definitions Capitalised terms used in this Offer Document have defined meanings, which appear in Part 7: Glossary. All references to times and dates are to times and dates in New Zealand. 1

4 KIWI PROPERTY Part 1: Key terms of the Offer Issuer Eligible Retail Shareholder Eligible Institutional Shareholder Application Price Offer size New Shares Shares currently on issue Number of New Shares being offered The Offer Kiwi Property Group Limited. A Shareholder with a registered address in New Zealand at 5.00pm (NZ time) on the Record Date, not in the United States or acting for the account or benefit of a person in the United States and not being an Eligible Institutional Shareholder or an Ineligible Institutional Shareholder. A Shareholder, as at 5.00pm (NZ time) on the Record Date, with a registered address in New Zealand, Australia, Canada, Hong Kong, Japan, Norway, Singapore, Switzerland or the United Kingdom or a Shareholder in the United States that is an Approved U.S. Shareholder and, in each case, who is an Institutional Investor (or a nominee of an Institutional Investor). NZ$1.20 per New Share. Approximate amount to be raised under the Offer: NZ$151.9 million. The same class as (and ranking equally with) Existing Shares. The New Shares will be allotted after payment of the dividend payable on 29 May 2015, so will not participate in that dividend. 1,138,966,618 Shares. Up to 126,551,846 New Shares. A pro rata entitlement offer of 1 New Share for every 9 Existing Shares held at 5.00pm (NZ time) on the Record Date (with fractional entitlements being rounded down to the nearest share). A shorter than usual offer period is available to Eligible Institutional Shareholders under the Institutional Entitlement Offer, which will occur over the two Business Days immediately after the Offer is announced. There is no rights trading. New Shares not taken up or attributable to Ineligible Shareholders will be offered to Institutional Investors through Bookbuilds run by the Joint Lead Managers. Any premium achieved above the Application Price for the New Shares in the Bookbuilds will be paid (with no brokerage costs deducted) on a pro rata basis to those Shareholders who do not take up all of their Entitlements or who are ineligible to do so. There will be a Bookbuild for the Institutional Entitlement Offer (with any premium shared by Eligible Institutional Shareholders who did not take up all their Entitlements and Ineligible Institutional Shareholders) and a separate Bookbuild for the Retail Entitlement Offer (with any premium shared by Eligible Retail Shareholders who did not take up all their Entitlements and Ineligible Retail Shareholders). The premium (if any) achieved in a Bookbuild may be different from any premium achieved in the other. How to apply Underwriting An application by an Eligible Retail Shareholder must be made on the personalised Entitlement and Acceptance Form that has been provided and accompanied with payment in New Zealand dollars. You may also complete your application online at kiwipropertyrightsoffer.co.nz. The Joint Lead Managers will seek to contact Eligible Institutional Shareholders to confirm their application process. The Offer is fully underwritten by First NZ Capital Securities Limited and Credit Suisse (Australia) Limited. 2

5 OFFER DOCUMENT Part 2: Important dates Institutional Entitlement Offer and Institutional Bookbuild This timetable is relevant to participants in the Institutional Entitlement Offer and the Institutional Bookbuild. Eligible Retail Shareholders should refer to the important dates for the Retail Entitlement Offer and Retail Bookbuild set out below. Key event Date 1 Trading halt commences and Institutional Entitlement Offer opens 18 May 2015 Institutional Entitlement Offer closes 19 May 2015 Institutional Bookbuild 20 May 2015 Record Date 5.00pm (NZ time) 20 May 2015 Trading halt lifted on open of trading on NZX Main Board (if not lifted earlier) 21 May 2015 Next dividend payment date 2 29 May 2015 Settlement of Institutional Entitlement Offer and Institutional Bookbuild and commencement of trading of allotted New Shares on the NZX Main Board 2 June 2015 Payment date for next dividend following Offer 16 December 2015 Retail Entitlement Offer and Retail Bookbuild This timetable is relevant to participants in the Retail Entitlement Offer and the Retail Bookbuild. Eligible Institutional Shareholders should refer to the important dates for the Institutional Entitlement Offer and Institutional Bookbuild set out above. Key event Date 1 Trading halt commences and Institutional Entitlement Offer opens 18 May 2015 Record Date 5.00pm (NZ time) 20 May 2015 Trading halt lifted on open of trading on NZX Main Board (if not lifted earlier) 21 May 2015 Despatch of this Offer Document and Entitlement and Acceptance Form 21 May 2015 Retail Entitlement Offer opens 10.00am (NZ time) 21 May 2015 Next dividend payment date 2 29 May 2015 Retail Entitlement Offer closes (Closing Date) 5.00pm (NZ time) 9 June 2015 Retail Bookbuild (trading halt in place) 11 June 2015 Settlement of Retail Entitlement Offer and Retail Bookbuild and commencement of trading of allotted New Shares on the NZX Main Board 16 June 2015 Payment date for next dividend following Offer 16 December Dates above are subject to change and are indicative only. Kiwi Property reserves the right to amend this timetable (including by extending the Closing Date) subject to applicable laws and the Listing Rules. Kiwi Property reserves the right to withdraw the Offer (or any of the Institutional Entitlement Offer, Institutional Bookbuild, Retail Entitlement Offer or Retail Bookbuild, and irrespective of whether or not all of them are withdrawn) at any time at its absolute discretion. 2 The Board has determined that Kiwi Property s dividend reinvestment plan will be suspended in relation to this dividend. However, Eligible Shareholders may apply the dividend payment towards taking up their Entitlement for New Shares under this Offer. 3

6 KIWI PROPERTY Part 3: Actions to be taken by Eligible Shareholders If you are an Eligible Retail Shareholder you may take the following actions take up all of your Entitlement take up part of your Entitlement, or do nothing. If you only take up part of your Entitlement or do nothing, any New Shares attributable to your Entitlement not taken up will be offered as part of the Retail Bookbuild. The Offer is a pro rata offer to Eligible Shareholders. Eligible Shareholders who take up their Entitlement in full will not have their percentage shareholding in Kiwi Property reduced by the Offer. Eligible Shareholders who do not take up all of their Entitlement will have their holdings diluted by the Offer. To take up all or part of your Entitlement If you are an Eligible Retail Shareholder and you wish to take up all or part of your Entitlement you should: 1. complete your personalised Entitlement and Acceptance Form in accordance with the instructions set out on that form 2. elect payment by direct debit or attach your cheque or bank draft in New Zealand dollars to the completed Entitlement and Acceptance Form for the amount required to be paid in accordance with the payment instructions set out below, and 3. return your completed Entitlement and Acceptance Form and your cheque or bank draft to the Registrar, or any NZX Firm, in sufficient time for the documents to be forwarded to and received by the Registrar no later than 5.00pm (NZ time) on 9 June Contact details for the Registrar are set out on page 5 and in the Directory. Alternatively, you may apply online in accordance with the instructions for online Applications on the following page. Payment instructions Payment must be made in full by paying NZ$1.20 per New Share on Application. Payments are to be made in New Zealand dollars by direct debit, cheque or bank draft or by such other method of payment agreed as acceptable to Kiwi Property. Please choose only one payment option. If there is a discrepancy between the amount of Application Monies (by way of direct debit, cheque, or bank draft) and the number of New Shares indicated as your Entitlement on your Entitlement and Acceptance Form, Kiwi Property will treat the Application as being for the lower of your Entitlement and the number of New Shares the Application Monies will pay for. Payment options Option 1 direct debit If you choose the direct debit option you must tick the box authorising the Registrar to direct debit the bank account nominated on the Entitlement and Acceptance Form, on the day the Entitlement and Acceptance Form is received by the Registrar, for the amount applied for on your Entitlement and Acceptance Form. The bank account must be with a New Zealand registered bank. You cannot specify a direct debit date and you must ensure that: the bank account details supplied are correct the application funds in the bank account for direct debit are available on the day the Registrar receives your Entitlement and Acceptance Form the person(s) giving the direct debit instruction has/have the authority to operate the account solely/jointly, and the bank account you nominated is a transactional account eligible for direct debit transactions. If you are uncertain you should contact your bank. You must sign your Entitlement and Acceptance Form as this is required as authorisation by the banks for the Registrar to process the direct debit. Should your direct debit be rejected by the bank, your Application may be rejected. If requested, a direct debit authority form will be provided to you by the Registrar. Contact details for the Registrar are set out on page 5 and in the Directory. 4

7 OFFER DOCUMENT Option 2 cheque or bank draft Payment may be made by bank draft in New Zealand dollars or a cheque drawn from a New Zealand bank and made out in New Zealand dollars. Cheques must be made payable to Kiwi Property Entitlement Offer, crossed Not Transferable and must not be post dated as cheques will be banked on the day of receipt. Cheques or bank drafts not in New Zealand dollars will not be accepted. If your cheque is dishonoured Kiwi Property may reject your Application, cancel your allotment of New Shares and pursue any other remedies available to it at law. Returning your Entitlement and Acceptance Form Completed forms, direct debit instructions and cheques or bank drafts are required to be returned to Kiwi Property c/o Link Market Services Limited in one of the following ways: Mail Place in the reply paid envelope provided, or address to: PO Box 91976, Auckland 1142, New Zealand Deliver Level 7, Zurich House, 21 Queen Street, Auckland Fax applications@linkmarketservices.co.nz to arrive no later than 5.00pm (NZ time), on 9 June 2015; or if sent to any NZX Firm, in sufficient time to be forwarded to, and received by, the Registrar no later than 5.00pm (NZ time), on 9 June If you are an Eligible Institutional Shareholder The Joint Lead Managers will seek to contact Eligible Institutional Shareholders (other than Approved U.S. Shareholders) to inform them of the terms and conditions of participation in the Institutional Entitlement Offer and seek confirmation of their Entitlements under the Offer. Kiwi Property will separately contact Approved U.S. Shareholders in connection with the U.S. Private Placement. The Joint Lead Managers are not managing the U.S. Private Placement. Decision to participate in the Offer The information in this Offer Document does not constitute a recommendation to acquire New Shares or financial product advice. This Offer Document has been prepared without taking into account the investment objectives, financial or taxation situation or particular needs of any Applicant. Further information Enquiries about the Offer can be directed to an Authorised Financial Adviser, an NZX Firm, or your solicitor, accountant or other professional adviser. If you have any questions about the number of New Shares shown on your Entitlement and Acceptance Form that accompanies this document, or how to complete your Entitlement and Acceptance Form, please contact the Registrar. Kiwi Property may accept late Applications and Application Monies, but has no obligation to do so. Kiwi Property may accept or reject (at its discretion) any Entitlement and Acceptance Form which it considers to have been completed incorrectly, and may correct any errors or omissions on any Entitlement and Acceptance Form. Once submitted, an Application may not be withdrawn without Kiwi Property s prior consent. Online Applications If you are an Eligible Retail Shareholder, you may also take up all or part of your Entitlement online. To do so you, must complete the online Entitlement and Acceptance Form at kiwipropertyrightsoffer.co.nz by no later than 5.00pm (NZ time), on 9 June You will be required to enter your CSN/Holder number and the company name or first registered surname which you hold your Shares under. Payment for Applications made online must be made by way of direct debit. Please read the instructions regarding direct debit payments under the heading Payment options above. Once your Application has been completed successfully, you will be ed an application confirmation which you should keep for your records. 5

8 KIWI PROPERTY Part 4: Business overview About Kiwi Property 1 Kiwi Property is the largest listed diversified property company on the NZX and a member of the NZX15. Kiwi Property owns and actively manages a diversified portfolio of high-quality shopping centres and office buildings throughout New Zealand. Kiwi Income Property Trust listed on the NZX in 1993 and in December 2014 moved from a trust to a company structure, re-naming itself Kiwi Property. Portfolio summary At 31 March 2015, Kiwi Property s property portfolio was valued at $2.28 billion, with a 98.4% occupancy rate and a weighted average lease term of 4.5 years. The retail portfolio, comprising shopping centres and large format retail in New Zealand s main centres, is valued at $1.53 billion and makes up 67% of the total portfolio value. Kiwi Property s largest asset, Sylvia Park Shopping Centre in Auckland, is valued at over $600 million. The centre offers over 70,000 sqm of high-quality retail space and offers a wide retail mix featuring over 200 stores, PAK nsave, Countdown, The Warehouse and Hoyts Cinemas. With over 12 million shoppers visiting the centre every year generating over $400 million in annual retail sales, it is one of New Zealand s best known and most valuable shopping centres. Kiwi Property s office portfolio features some of New Zealand s best and most recognisable office assets. Valued at $673 million, the office portfolio includes two of Auckland s best known and most iconic buildings, the Vero Centre, valued at $323 million, and the recently completed ASB North Wharf in Wynyard Quarter valued at $175 million. Kiwi Property s portfolio is diversified both by sector and geography as shown on the opposite page, thereby spreading its risk across different property types as well as different cities and regional economies. Kiwi Property s diversified model provides flexibility to allocate capital to individual sector opportunities that have the superior business case at any given point in time and to recycle capital out of appropriate assets at opportune times within the property cycle. Kiwi Property s investment strategy favours the Auckland region, where 64% of its portfolio is located. Occupancy (By core portfolio area) Weighted average lease term (By core portfolio gross income) Total portfolio Retail portfolio Office portfolio Total portfolio 1. The property statistics and valuations presented within this section are all as at 31 March 2015, unless otherwise stated. 6

9 OFFER DOCUMENT Tenants Kiwi Property s income risk is spread across more than 870 tenants who occupy over 360,000 sqm of retail and office space. Tenants include New Zealand, Australian and international specialty retail chains, supermarkets and department stores, government departments, legal and professional services firms, banks and insurance companies. Kiwi Property s top 20 tenants include many of New Zealand s best known businesses, organisations and retail brands and collectively account for 39% of the total portfolio s gross rental income. Strategy and outlook Kiwi Property s objective is to provide investors with a reliable investment in New Zealand property, targeting superior risk-adjusted returns over time through the ownership and active management of a diversified, high-quality portfolio. The company s strategy to achieve this objective has three core pillars: a firm commitment to maintaining a strong financial position; the active management of assets to drive investment performance; and a rigorous approach to making investment decisions that add value for investors. Kiwi Property s investment strategy, driven by its objective to target superior risk-adjusted returns, leads it to favour acquisitions and developments in Auckland, given the region s positive prospects for economic, population and employment growth. In the retail sector, Kiwi Property intends to pursue the organic growth opportunity it has to expand Sylvia Park Shopping Centre, given its prime location and the opportunity to position the centre as Auckland s most attractive retail destination. Current planning provisions, and Sylvia Park s status as a Metropolitan Centre under Auckland Council s Proposed Unitary Plan, permit significant expansion across a broad range of town centre uses. Kiwi Property is currently evaluating a 20,000 sqm expansion of the centre s retail offer, in response to a waiting list of retailers seeking stores at Sylvia Park. A range of options, including the addition of new international retailers, more specialty retail stores, department stores and further customer parking are currently under consideration. The retail expansion project is currently in the pre-development phase with construction potentially commencing in 2017 for a possible 2018 completion. The current estimated cost of the potential expansion project is approximately $150 million. As well as a retail expansion, Kiwi Property is also investigating the potential development of offices at Sylvia Park as part of its town centre vision for the site. The initial development under consideration is a 7,500 sqm office building, utilising the airspace above the shopping centre and tapping into the rail and bus public transport links onsite and benefiting from the amenities and services at the centre. The current cost estimate for this first stage is approximately $45 million. While Kiwi Property has a positive view in relation to the retail expansion and office development plans at Sylvia Park, any scheme will ultimately be market led and subject to commercial viability. In the office sector, Kiwi Property also intends to continue to pursue long-term government leases in Wellington. To assist in financing the execution of its strategy Kiwi Property intends to source funding from this equity raising, additional debt facilities and by recycling capital through selective asset sales. Our dividend policy Kiwi Property s dividend policy is to provide shareholders with a consistent and stable dividend stream while maintaining financial flexibility through the property cycle. The company s targeted pay-out ratio is typically in the range of % of distributable income. 2 To provide sufficient flexibility for dividends to be maintained, despite variations in economic conditions or volatility of earnings arising from property specific matters such as a development or redevelopment, income may be retained from time to time and used to normalise future dividends. In fixing a dividend for any period, consideration will be given to current and forecast earnings and operating cash flows, capital requirements, and the company s gearing position. The Board gives no assurance about the level of future dividends that may be paid. Geographic diversification (By core portfolio value) 64% Auckland 12% Wellington 10% Christchurch 9% Palmerston North 5% Hamilton Sector diversification (By core portfolio value) 67% Retail 30% Office 3% Other 2. Distributable income is a non-gaap financial measure and is defined as profit/loss before income tax, adjusted for non-recurring and/or non-cash items and the current tax expense. 7

10 KIWI PROPERTY Part 5: Details of the Offer The Offer The Offer is an offer of New Shares to Eligible Shareholders under a pro rata entitlement issue. Under the Offer, Eligible Shareholders are entitled to subscribe for 1 New Share for every 9 Existing Shares held at 5.00pm on the Record Date. The New Shares will be the same class as, and will rank equally with, Existing Shares which are quoted on the NZX Main Board. It is a term of the Offer that Kiwi Property will take any necessary steps to ensure that the New Shares are, immediately after issue, quoted on the NZX Main Board. The maximum number of New Shares being offered under the Offer is 126,551,846 New Shares. Kiwi Property will raise a total of approximately NZ$151.9 million through the Offer, which is fully underwritten by First NZ Capital Securities Limited and Credit Suisse (Australia) Limited. New Shares will, from the date they are issued, rank equally with Existing Shares. New Shares will be entitled to all dividends paid after they are issued. The New Shares will be allotted after payment of the dividend payable on 29 May 2015, so will not participate in that dividend. The issue of New Shares pursuant to the Offer is not expected to have any effect or consequence on the control of Kiwi Property. Application Price The Application Price is NZ$1.20 per New Share. The Application Price must be paid in full on application. Payment of the Application Price must be made, for the Retail Entitlement Offer, together with a completed Entitlement and Acceptance Form, delivered (either by mail, delivery, fax or ) to the Registrar in accordance with the instructions set out on the reverse of the Entitlement and Acceptance Form. Alternatively, Applications may be made online, in accordance with the instructions on the Entitlement and Acceptance Form. Kiwi Property may accept late Applications and Application Monies, but has no obligation to do so. Kiwi Property may accept or reject (at its discretion) any Entitlement and Acceptance Form which it considers to have been completed incorrectly, and may correct any errors or omissions on any Entitlement and Acceptance Form. Once submitted an Application may not be withdrawn without Kiwi Property s prior consent. Application Monies received will be held in a trust account with the Registrar until the corresponding New Shares are allotted or the Application Monies are refunded. Interest earned on the Application Monies will be for the benefit, and remain the property, of Kiwi Property and will be retained by Kiwi Property whether or not the issue of New Shares takes place. Any refunds of Application Monies will be made within 10 Business Days of allotment (or the date that the decision not to accept an Application is made, as the case may be). Withdrawal Kiwi Property reserves the right to withdraw the Offer (or any of the Institutional Entitlement Offer, Institutional Bookbuild, Retail Entitlement Offer or Retail Bookbuild, and irrespective of whether or not all of them are withdrawn) at any time at its absolute discretion. If any Application is not accepted, all applicable Application Monies will be refunded. Overview of the Offer The Institutional Entitlement Offer The Joint Lead Managers will seek to approach Eligible Institutional Shareholders (other than Approved U.S. Shareholders), who may take up all, part or none of their Entitlements. The Institutional Bookbuild New Shares attributable to Entitlements which are not taken up by Eligible Institutional Shareholders (together with those attributable to Entitlements of Ineligible Institutional Shareholders which will automatically lapse) will be offered to Institutional Investors (which may include Eligible Institutional Shareholders, whether or not they took up their full Entitlement under the Offer). The U.S. Private Placement Concurrently with the Offer, Kiwi Property will conduct the U.S. Private Placement, under which Approved U.S. Shareholders will be invited to subscribe for New Shares as part of the Institutional Entitlement Offer, the Institutional Bookbuild and the Retail Bookbuild. The Joint Lead Managers are not managing the U.S. Private Placement. The Retail Entitlement Offer Eligible Retail Shareholders are sent this Offer Document together with a personalised Entitlement and Acceptance Form and may take up all, part or none of their Entitlements. The Retail Bookbuild New Shares attributable to Entitlements which are not taken up by Eligible Retail Shareholders (together with those attributable to Entitlements of Ineligible Retail Shareholders which will automatically lapse) will be offered to Institutional Investors (which may include Eligible Institutional Shareholders, whether or not they took up their full Entitlement under the Offer). 8

11 OFFER DOCUMENT Purpose of the Offer Kiwi Property intends that the net proceeds of the Offer will initially be used to pay down bank debt, before being used to fund potential future investment and development opportunities, including the expansion of Sylvia Park. The Retail Entitlement Offer Overview of the Retail Entitlement Offer Kiwi Property is offering Eligible Retail Shareholders the opportunity to subscribe for 1 New Share for every 9 Existing Shares held as at 5.00pm (NZ time) on the Record Date, at an Application Price of NZ$1.20 per New Share. This ratio and the Application Price are the same as for the Institutional Entitlement Offer. The Retail Entitlement Offer opens at 10.00am (NZ time) on 21 May 2015 and closes at 5.00pm (NZ time) on 9 June 2015 (subject to Kiwi Property s right to modify these dates). Entitlements will not be listed and cannot be traded on the NZX Main Board or privately transferred. However, Ineligible Retail Shareholders, and Eligible Retail Shareholders who have not taken up their full Entitlement, may receive some value in respect of those New Shares not taken up if a Retail Premium is achieved under the Retail Bookbuild. There is no guarantee that any premium will be achieved, and any Retail Premium may be different from any Institutional Premium. Eligibility under the Retail Entitlement Offer The Retail Entitlement Offer is only open to Eligible Retail Shareholders. Eligible Retail Shareholders are those persons who: are registered as Shareholders at 5.00pm (NZ time) on the Record Date have a registered address in New Zealand at 5.00pm (NZ time) on the Record Date are not in the United States and are not acting for the account or benefit of a person in the United States, and are not an Eligible Institutional Shareholder or an Ineligible Institutional Shareholder. If you sell any Shares (and that sale settles) prior to 5.00pm (NZ time) on the Record Date, then the Entitlements attributable to those Shares will accrue to the holder of those Shares as at 5.00pm (NZ time) on the Record Date. If you have acquired Shares (and that sale settles) after the Record Date, you will not receive any Entitlements in relation to those Shares. The Retail Entitlement Offer does not constitute an offer to any person who is not an Eligible Retail Shareholder including any Eligible or Ineligible Institutional Shareholder, or any Ineligible Retail Shareholder. Any person allocated New Shares under the Institutional Entitlement Offer or Institutional Bookbuild does not have any entitlement to participate in the Retail Entitlement Offer in respect of those New Shares. Kiwi Property reserves the right to reject any Application for New Shares under the Retail Entitlement Offer that it considers comes from a person who is not an Eligible Retail Shareholder. Acceptance of Entitlement under the Retail Entitlement Offer The Entitlement and Acceptance Form distributed to Eligible Retail Shareholders with this Offer Document sets out an Eligible Retail Shareholder s Entitlement to participate in the Retail Entitlement Offer. Applications for New Shares by Eligible Retail Shareholders can only be made on the personalised Entitlement and Acceptance Form sent with this Offer Document, or via the online process. Applications in excess of an Eligible Retail Shareholder s Entitlement will not be accepted. Entitlements are not rounded up to a minimum holding. The number of New Shares to which an Eligible Retail Shareholder is entitled under an Entitlement will, in the case of fractions of New Shares, be rounded down to the nearest whole number. Eligible Retail Shareholders are not obliged to subscribe for any or all of the New Shares to which they are entitled under the Offer. They may take up some or all of their Entitlement or allow some or all of their Entitlement to lapse. Any person outside New Zealand who takes up an Entitlement in the Retail Entitlement Offer (and therefore applies for New Shares) through a New Zealand resident nominee, and their nominee, will be deemed to have represented and warranted to Kiwi Property that the Offer can be lawfully made to their nominee pursuant to this Offer Document. None of Kiwi Property, the Joint Lead Managers, the Registrar or any of their respective directors, officers, employees, agents, or advisers accept any liability or responsibility to determine whether a person is eligible to participate in this Offer. The Retail Bookbuild New Shares that are attributable to Entitlements that are not taken up by Eligible Retail Shareholders under the Retail Entitlement Offer (together with those attributable to Entitlements of Ineligible Retail Shareholders) will be offered under the Retail Bookbuild to Institutional Investors (which may include Eligible Institutional Shareholders whether or not they took up their full Entitlement under the Offer). Kiwi Property may also invite Approved U.S. Shareholders to subscribe for New Shares under the Retail Bookbuild as a further U.S. Private Placement. The Retail Bookbuild is expected to take place on 11 June The Clearing Price under the Retail Bookbuild will be equal to or above the Application Price. If the Clearing Price in respect of the Retail Bookbuild is equal to the Application Price: Kiwi Property will receive the Application Price for all New Shares issued to Institutional Investors under the Retail Bookbuild, and 9

12 KIWI PROPERTY Part 5: Details of the Offer no cash will be payable to any Eligible Retail Shareholder or Ineligible Retail Shareholder. If the Clearing Price in respect of the Retail Bookbuild is above the Application Price: Kiwi Property will receive the Application Price for all New Shares issued to Institutional Investors under the Retail Bookbuild, and the Retail Premium will be paid by the Joint Lead Managers to the Registrar, who will remit the Retail Premium pro rata to: each Eligible Retail Shareholder who did not take up their Entitlement in full (with respect to the part of the Entitlement they did not take up only), and each Ineligible Retail Shareholder. There is no guarantee that any value will be received from the Retail Bookbuild by Eligible Retail Shareholders who did not take up their full Entitlement or Ineligible Retail Shareholders, and any Retail Premium may be different from any Institutional Premium. None of Kiwi Property, the Joint Lead Managers or any of their respective directors, officers, employees, agents, or advisers will be liable for a failure to achieve a price in the Retail Bookbuild that is greater than the Application Price. Any Retail Premium achieved under the Retail Bookbuild will be announced by Kiwi Property on the NZX Main Board. The Institutional Entitlement Offer Overview of the Institutional Entitlement Offer Kiwi Property is offering Eligible Institutional Shareholders the opportunity to subscribe for 1 New Share for every 9 Existing Shares held as at 5.00pm (NZ time) on the Record Date, at an Application Price of NZ$1.20 per New Share. This ratio and the Application Price are the same as for the Retail Entitlement Offer. The Institutional Entitlement Offer opens on 18 May 2015 and closes on 19 May 2015 (subject to Kiwi Property s right to modify these dates). Entitlements will not be listed and cannot be traded on the NZX Main Board or privately transferred. However, Ineligible Institutional Shareholders, and Eligible Institutional Shareholders who have not taken up their full Entitlement, may receive some value in respect of those New Shares not taken up if an Institutional Premium is achieved under the Institutional Bookbuild. There is no guarantee that any premium will be achieved, and any Institutional Premium may be different from any Retail Premium. Eligibility under the Institutional Entitlement Offer The Institutional Entitlement Offer is only open to Eligible Institutional Shareholders, being those Shareholders at 5.00pm (NZ time) on the Record Date with a registered address in New Zealand, Australia, Canada, Hong Kong, Japan, Norway, Singapore, Switzerland or the United Kingdom and Shareholders in the United States that are Approved U.S. Shareholders and, in each case, who are Institutional Investors (or nominees of Institutional Investors). If you sell any Shares (and that sale settles) prior to 5.00pm (NZ time) on the Record Date, then the Entitlements attributable to those Shares will accrue to the holder of those Shares as at 5.00pm (NZ time) on the Record Date. If you have acquired Shares (and that sale settles) after the Record Date, you will not receive any Entitlements in relation to those Shares. Kiwi Property reserves the right to reject any Application for New Shares under the Institutional Entitlement Offer that it considers comes from a person who is not an Eligible Institutional Shareholder. Acceptance of Entitlement under the Institutional Entitlement Offer The Joint Lead Managers will seek to contact Eligible Institutional Shareholders (other than Approved U.S. Shareholders) to inform them of the terms and conditions of participation in the Institutional Entitlement Offer and seek confirmation of their Entitlements under the Offer. Applications for New Shares by Eligible Institutional Shareholders (other than Approved U.S. Shareholders) can only be made in accordance with that process. Applications in excess of an Eligible Institutional Shareholder s Entitlement will not be accepted. Entitlements are not rounded up to a minimum holding. The number of New Shares to which an Eligible Institutional Shareholder is entitled under an Entitlement will, in the case of fractions of New Shares, be rounded down to the nearest whole number. The Institutional Bookbuild New Shares that are attributable to Entitlements that are not taken up by Eligible Institutional Shareholders under the Institutional Entitlement Offer (together with those attributable to Entitlements of Ineligible Institutional Shareholders) will be offered under the Institutional Bookbuild to Institutional Investors (which may include Eligible Institutional Shareholders whether or not they took up their full Entitlement under the Offer). The Institutional Bookbuild is expected to take place on 20 May The Clearing Price under the Institutional Bookbuild will be equal to or above the Application Price. 10

13 OFFER DOCUMENT If the Clearing Price in respect of the Institutional Bookbuild is equal to the Application Price: Kiwi Property will receive the Application Price for all New Shares issued to Institutional Investors under the Institutional Bookbuild, and no cash will be payable to any Eligible Institutional Shareholder or Ineligible Institutional Shareholder. If the Clearing Price in respect of the Institutional Bookbuild is above the Application Price: Kiwi Property will receive the Application Price for all New Shares issued to Institutional Investors under the Institutional Bookbuild, and the Institutional Premium will be paid by the Underwriters to the Registrar, who will remit the Institutional Premium pro rata to: each Eligible Institutional Shareholder who did not take up their Entitlement in full (with respect to the part of the Entitlement they did not take up only), and each Ineligible Institutional Shareholder. There is no guarantee that any value will be received from the Institutional Bookbuild by either Eligible Institutional Shareholders who did not take up their full Entitlements or Ineligible Institutional Shareholders, and any Institutional Premium may be different from any Retail Premium. None of Kiwi Property, the Joint Lead Managers or any associates of those entities will be liable for a failure to achieve a price in the Institutional Bookbuild that is greater than the Application Price. Any Institutional Premium achieved under the Institutional Bookbuild will be announced by Kiwi Property on the NZX Main Board. Settlement of the Institutional Entitlement Offer and the Institutional Bookbuild Settlement of the Institutional Entitlement Offer and the Institutional Bookbuild will occur on the Institutional Settlement Date in accordance with arrangements advised by the Joint Lead Managers. Settlement of the U.S. Private Placement in relation to the Institutional Offer will also occur on the Institutional Settlement Date in accordance with arrangements advised by Kiwi Property. Taxation treatment of the Institutional Premium and the Retail Premium The following is a summary of New Zealand tax implications in relation to the Institutional Premium and the Retail Premium which may be payable under the Offer. This summary is limited to those aspects of the Offer and not the taxation implications of holding Existing Shares or New Shares, or any tax implications for Shareholders outside New Zealand. Any Institutional Premium or the Retail Premium payable to any Eligible Shareholders who do not take up their Entitlements under the Offer in full, or to any Ineligible Shareholders, will not be a dividend for New Zealand tax purposes. Therefore, any such Institutional Premium or Retail Premium will generally not be taxable to Shareholders. However, the Institutional Premium or the Retail Premium may be taxable if a Shareholder holds their Existing Shares on revenue account. A Shareholder will hold Existing Shares on revenue account if they acquired those Shares for the purposes of selling them or they are in the business of dealing in shares. As Shareholders individual circumstances will differ, Shareholders should consult a tax adviser on the taxation treatment of any Institutional Premium or Retail Premium. The New Shares Each Share confers the right to vote at meetings, subject to any voting restrictions imposed on Shareholders under Kiwi Property s constitution or the Listing Rules. On a show of hands or by voice, every Shareholder present in person or by proxy or representative has one vote. On a poll, every Shareholder present in person or by proxy or representative has one vote for each Share they hold. Each Share confers a right to a pro rata share of any dividend authorised by the Board on Shares, and to any distribution of surplus assets of Kiwi Property on any liquidation. Applicants for New Shares will be bound by Kiwi Property s constitution and the terms of the Offer set out in this Offer Document. New Shares issued under the Institutional Entitlement Offer, the Institutional Bookbuild, the Retail Entitlement Offer and the Retail Bookbuild will rank equally with each other. Listing Entitlements will not be listed and cannot be traded on the NZX Main Board or privately transferred. The New Shares have been accepted for quotation by NZX and will be quoted on the NZX Main Board upon completion of allotment procedures. The NZX Main Board is a licensed market under the Financial Markets Conduct Act However, NZX accepts no responsibility for any statement in this Offer Document. It is expected that trading on the NZX Main Board of the New Shares issued under: the Institutional Entitlement Offer and Institutional Bookbuild will commence on 2 June 2015, and the Retail Entitlement Offer and Retail Bookbuild will commence on 16 June

14 KIWI PROPERTY Part 5: Details of the Offer Holding statements for New Shares allotted under the Offer will be issued and mailed as soon as practicable after allotment. Applicants under the Offer should ascertain their allocation before trading in the New Shares. Applicants can do so by contacting the Registrar, whose contact details are set out in the Directory. Applicants selling New Shares prior to receiving a holding statement do so at their own risk. None of Kiwi Property, the Joint Lead Managers, the Registrar, nor any of their respective directors, officers, employees, agents or advisers, accepts any liability or responsibility should any person attempt to sell or otherwise deal with New Shares before the holding statement showing the number of New Shares allotted to the Applicant is received by the Applicant for those New Shares. Nominees If you hold Existing Shares as nominee for more than one person, then you may (depending on the nature of each such person) be an Eligible Institutional Shareholder, an Ineligible Institutional Shareholder, an Eligible Retail Shareholder, or an Ineligible Retail Shareholder with regard to the Entitlement of each such person. Overseas Shareholders The Retail Entitlement Offer is open only to Shareholders with a registered address in New Zealand at 5.00pm (NZ time) on the Record Date, who are not in the United States and are not acting for the account or benefit of a person in the United States, and who are not Eligible Institutional Shareholders or Ineligible Institutional Shareholders. The Institutional Entitlement Offer is open only to Shareholders as at 5.00pm (NZ time) on the Record Date with a registered address in New Zealand, Australia, Canada, Hong Kong, Japan, Norway, Singapore, Switzerland or the United Kingdom or Shareholders in the United States that are Approved U.S. Shareholders and, in each case, who are Institutional Investors (or nominees of an Institutional Investor). This Offer Document is intended for use only in connection with the Offer to Eligible Retail Shareholders with a registered address in New Zealand, Eligible Institutional Shareholders with a registered address in New Zealand, Australia, Canada, Hong Kong, Japan, Norway, Singapore, Switzerland, the United Kingdom and Approved U.S. Shareholders and does not constitute an offer or invitation in any place in which, or to any person to whom, it would not be lawful to make such an offer or invitation. This Offer Document is not to be sent or given to any person outside New Zealand in circumstances in which the Offer or distribution of this Offer Document would be unlawful. The distribution of this Offer Document (including an electronic copy) outside New Zealand may be restricted by law. If you come into possession of this Offer Document, you should observe any such restrictions and seek your own advice on such restrictions. Any failure to comply with such restrictions may contravene applicable securities law. Kiwi Property disclaims all liability to such persons. The Offer is not open in other jurisdictions as Kiwi Property considers that it is unduly onerous for Kiwi Property to make the Offer into those jurisdictions. Shareholders with a registered address in those jurisdictions will not be able to take up their Entitlement. New Shares attributable to the Entitlements of Ineligible Institutional Shareholders and Ineligible Retail Shareholders will be offered under the Bookbuilds. Whether Ineligible Shareholders receive any value following the Bookbuilds will depend on whether the Clearing Prices in those Bookbuilds are above the Application Price. For more information, see under the headings The Retail Bookbuild and The Institutional Bookbuild in this Part 5: Details of the Offer. No person may purchase, offer, sell, distribute or deliver New Shares, or be in possession of, or distribute to any other person, any offering material or any documents in connection with the New Shares, in any jurisdiction other than in compliance with all applicable laws and regulations. Australia The offer of New Shares under the Institutional Entitlement Offer (and this document for the purposes of that offer) is only made available in Australia to persons to whom an offer of securities can be made without disclosure in accordance with applicable exemptions in sections 708(8) (sophisticated investors) or 708(11) (professional investors) of the Australian Corporations Act 2001 ( Corporations Act ). This document is not a prospectus, product disclosure statement or any other formal disclosure document for the purposes of Australian law and is not required to, and does not, contain all the information which would be required in a disclosure document under Australian law. This document has not been and will not be lodged or registered with the Australian Securities & Investments Commission or the Australian Securities Exchange and Kiwi Property is not subject to the continuous disclosure requirements that apply in Australia. Prospective investors in the Institutional Entitlement Offer should not construe anything in this document as legal, business or tax advice nor as financial product advice for the purposes of Chapter 7 of the Corporations Act. Investors in Australia should be aware that the offer of New Shares for resale in Australia within 12 months of their issue may, under section 707(3) of the Corporations Act, require disclosure to investors under Part 6D.2 if none of the exemptions in section 708 of the Corporations Act apply to the re-sale. Canada (British Columbia, Ontario and Quebec provinces) This document constitutes an offering of New Shares only in the Provinces of British Columbia, Ontario and Quebec (the Provinces ) and to those persons to whom they may be lawfully distributed in the Provinces, and only by persons permitted to sell such New Shares. This document is not, and under no 12