OUE H-Trust Prospectus

7/28/2019 OUE H-Trust Prospectus

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Prospectus Dated 18 July 2013(Registered with the Monetary Authority of Singapore on 18 July 2013)This document is important. If you are in any doubt as to the actionyou should take, you should consult your legal, financial, tax or otherprofessional adviser.

OUE Hospitality REIT Management Pte. Ltd., as manager (the REIT Manager) of OUEHospitality Real Estate Investment Trust (OUE H-REIT) and OUE Hospitality TrustManagement Pte. Ltd., as trustee-manager (the Trustee-Manager, and together withthe REIT Manager, the Managers) of OUE Hospitality Business Trust (OUE H-BT) aremaking an offering (the Offering) of 434,598,000 stapled securities in OUE HospitalityTrust (OUE H-Trust, and the stapled securities in OUE H-Trust, the Stapled Securities),

which is a hospitality stapled group comprising OUE H-REIT and OUE H-BT. Each StapledSecurity comprises one unit in OUE H-REIT (OUE H-REIT Unit) and one unit in OUE H-BT(OUE H-BT Unit). The Offering consists of (i) an international placement of 383,462,000Stapled Securities to investors, including institutional and other investors in Singaporeand elsewhere outside the United States in reliance on Regulation S (as defined herein)(the Placement Tranche), and (ii) an offering of 51,136,000 Stapled Securities to thepublic in Singapore (the Public Offer). The issue price of each Stapled Security underthe Offering (the Offering Price) is S$0.88 per Stapled Security.

The joint global coordinators and issue managers for the Offering are Credit Suisse(Singapore) Limited, Goldman Sachs (Singapore) Pte. and Standard Chartered Securities(Singapore) Pte. Limited (the Joint Global Coordinators and Issue Managers or theJoint Global Coordinators). The Offering is fully underwritten by Credit Suisse (Singapore)Limited, Goldman Sachs (Singapore) Pte., Standard Chartered Securities (Singapore) Pte.Limited, Merrill Lynch (Singapore) Pte. Ltd., Deutsche Bank AG, Singapore Branch andOversea-Chinese Banking Corporation Limited (collectively, the Joint Bookrunners andUnderwriters or the Joint Bookrunners) on the terms and subject to the conditionsof the Underwriting Agreement (as defined herein).

The total number of Stapled Securities in issue as at the date of this Prospectus isone Stapled Security (the Sponsor Initial Stapled Security). The total number ofoutstanding Stapled Securities immediately after the completion of the Offering will

be 1,308,600,000 Stapled Securities.Separate from the Offering, Overseas Union Enterprise Limited (OUE or the Sponsor),as vendor (the Vendor) of the Initial Portfolio (as defined herein), will receive anaggregate of 626,781,999 Stapled Securities (the Consideration Stapled Securities,and together with the Sponsor Initial Stapled Security, the Sponsor Stapled Securities)on the Listing Date (as defined herein) in part satisfaction of the purchase considerationfor the Initial Portfolio (as defined herein).

In addition, concurrently with, but separate from the Offering, each of the CornerstoneInvestors (as defined herein) has entered into a subscription agreement to subscribe foran aggregate of 247,220,000 Stapled Securities (the Cornerstone Stapled Securities)at the Offering Price conditional upon the Underwriting Agreement having been enteredinto, and not having been terminated, pursuant to its terms on or prior to the SettlementDate (as defined herein).

Prior to the Offering, there has been no market for the Stapled Securities. The offer ofStapled Securities under this Prospectus will be by way of an initial public offering inSingapore. An application has been made to Singapore Exchange Securities TradingLimited (SGX-ST) for permission to list on the Main Board of the SGX-ST (i) all theStapled Securities comprised in the Offering, (ii) all the Sponsor Stapled Securities, (iii)all the Cornerstone Stapled Securities and (iv) all the Stapled Securities which may beissued to the REIT Manager or the Trustee-Manager from time to time in full or in part

payment of fees payable to the REIT Manager or the Trustee-Manager. Such permissionwill be granted when OUE H-Trust has been admitted to the Official List of the SGX-ST (the Listing Date). Acceptance of applications for the Stapled Securities will beconditional upon issue of the Stapled Securities and upon permission being grantedto list the Stapled Securities. In the event that such permission is not granted or if theOffering is not completed for any other reason, application monies will be returned infull, at each investors own risk, without interest or any share of revenue or other benefitarising therefrom, and without any right or claim against any of OUE H-Trust, OUE H-REIT,OUE H-BT, the REIT Manager, RBC Investor Services Trust Singapore Limited, as trusteeof OUE H-REIT (the REIT Trustee), the Trustee-Manager, the Sponsor, the Joint GlobalCoordinators or the Joint Bookrunners.

OUE H-Trust has received a letter of eligibility from the SGX-ST for the listing and quotationof (i) all Stapled Securities comprised in the Offering, (ii) the Sponsor Stapled Securities,(iii) the Cornerstone Stapled Securities and (iv) the Stapled Securities to be issued to theREIT Manager or the Trustee-Manager from time to time in full or part payment of feespayable to the REIT Manager or the Trustee-Manager. OUE H-Trusts eligibility to list onthe Main Board of the SGX-ST does not indicate the merits of the Offering, OUE H-Trust,

7.36%

OUE HOSPITALITY REALESTATE INVESTMENT TRUST(a real estate investment trust constituted on 10 July 2013under the laws of the Republic of Singapore)managed byOUE Hospitality REIT Management Pte. Ltd.

OFFERING OF 434,598,000 STAPLED SECURITIES

(subject to the Over-Allotment Option (as defined herein))

OUE HOSPITALITYBUSINESS TRUST(a business trust constituted on 10 July 2013 under thelaws of the Republic of Singapore)managed by OUEHospitality Trust Management Pte. Ltd.

OFFERING PRICE:

S$0.88 PER STAPLED SECURITY

Comprising:

ANNUALISED 2013DISTRIBUTION YIELD(ASSUMING LISTING DATE OF 1 JULY 2013)1

JOINT GLOBAL COORDINATORS AND ISSUE MANAGERS

JOINT BOOKRUNNERS AND UNDERWRITERS

SPONSOR

1 The financials for 2013 is based on the underlying assumptions set out in this Prospectus. Such yield will vary accordingly for investors who purchase the Stapled Securities in the secondary market at amarket price different from the Offering Price

OUE H-REIT, OUE H-BT, the REIT Manager, the REIT Trustee, the Trustee-Manager, theSponsor, the Joint Global Coordinators, the Joint Bookrunners or the Stapled Securities.The SGX-ST assumes no responsibility for the correctness of any of the statements oropinions made or reports contained in this Prospectus. Admission to the Official List ofthe SGX-ST is not to be taken as an indication of the merits of the Offering, OUE H-Trust,OUE H-REIT, OUE H-BT, the REIT Manager, the REIT Trustee, the Trustee-Manager, the

Sponsor, the Joint Global Coordinators, the Joint Bookrunners or the Stapled Securities.OUE H-REIT is an authorised scheme under the Securities and Futures Act, Chapter 289of Singapore (the SFA). OUE H-BT is a registered business trust (Registration Number:2013006) under the Business Trusts Act, Chapter 31A of Singapore (the BTA). A copyof this Prospectus has been lodged with and registered by the Monetary Authority ofSingapore (the Authority or MAS) on 11 July 2013 and 18 July 2013 respectively.The MAS assumes no responsibility for the contents of this Prospectus. Lodgement with,or registration by, the MAS of this Prospectus does not imply that the SFA, the BTA orany other legal or regulatory requirement has been complied with. The MAS has not,in any way, considered the investment merits of the OUE H-REIT Units, the OUE H-BTUnits and the Stapled Securities, being offered for investment. This Prospectus willexpire on 17 July 2014 (12 months after the date of the registration of this Prospectus).

No Stapled Security shall be allotted or allocated on the basis of this Prospectus laterthan six months after the date of registration of this Prospectus by the MAS.

See Risk Factors for a discussion of certain factors to be considered in connectionwith an investment in the Stapled Securities. None of OUE H-Trust, OUE H-REIT,OUE H-BT, the REIT Manager, the REIT Trustee, the Trustee-Manager, the Sponsor,the Joint Global Coordinators or the Joint Bookrunners guarantees the performanceof OUE H-Trust, the repayment of capital or the payment of a particular return on the

Stapled Securities.Investors applying for the Stapled Securities by way of Application Forms (as defined herein)or Electronic Applications (both as referred to in Appendix G, Terms, Conditions andProcedures for Application for and Acceptance of the Stapled Securities in Singapore) willpay the Offering Price per Stapled Security on application, subject to a refund of the fullamount or, as the case may be, the balance of the application monies (in each case withoutinterest or any share of revenue or other benefit arising therefrom), where (i) an applicationis rejected or accepted in part only, or (ii) the Offering does not proceed for any reason.

In connection with the Offering, the Joint Bookrunners have been granted an over-allotmentoption (the Over-Allotment Option) by the Sponsor (the Stapled Security Lender),a company incorporated in Singapore, exercisable by Goldman Sachs (Singapore) Pte.(the Stabilising Manager) (or any of its affiliates or other persons acting on behalfof the Stabilising Manager), in consultation with the other Joint Bookrunners, in fullor in part, on one or more occasions, only from the Listing Date but no later than theearlier of (i) the date falling 30 days from the Listing Date; or (ii) the date when theStabilising Manager (or any of its affiliates or other persons acting on behalf of theStabilising Manager) has bought, on the SGX-ST, an aggregate of 68,182,000 StapledSecurities, representing not more than 15.7% of the total number of Stapled Securitiesin the Offering, to undertake stabilising actions to purchase up to an aggregate of68,182,000 Stapled Securities (representing not more than 15.7% of the total numberof Stapled Securities in the Offering), at the Offering Price. The exercise of the Over-Allotment Option will not increase the total number of Stapled Securities outstanding.In connection with the Offering, the Stabilising Manager (or any of its affiliates or otherpersons acting on behalf of the Stabilising Manager) may, in consultation with the otherJoint Bookrunners and at its discretion, over-allot or effect transactions which stabiliseor maintain the market price of the Stapled Securities at levels that might not otherwiseprevail in the open market. However, there is no assurance that the Stabilising Manager(or any of its affiliates or other persons acting on behalf of the Stabilising Manager) willundertake stabilising action. Such transactions may be effected on the SGX-ST and inother jurisdictions where it is permissible to do so, in each case in compliance with allapplicable laws and regulations.

Nothing in this Prospectus constitutes an offer for securities for sale in the United Statesor any other jurisdiction where it is unlawful to do so. The Stapled Securities have notbeen and will not be registered under the U.S. Securities Act of 1933, as amended (theSecurities Act) and, subject to certain exceptions, may not be offered or sold withinthe United States (as defined in Regulation S under the Securities Act (Regulation S)).The Stapled Securities are being offered and sold outside the United States in relianceon Regulation S.


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HISTORICAL AND FORECAST GORAND GOP MARGIN FOR THE HOTEL

HISTORICAL AND FORECAST REVPAR ANDOCCUPANCY RATE TRENDS FOR THE HOTEL

RevPAR (S$) Occupancy Rate

215.1

84.6%

237.9

85.8%

243.3

86.5%

251.2

89.7%

256.6

87.7%

2010 2011 2012 FY2013E1 FY2014E

133.1

54.8%

151.1

57.5%

154.4

56.8%

155.5

56.1%2

2010 2011 2012 FY2013E1 FY2014E

162.1

56.2%

GOR (S$m) GOP Margin

STRONG OPERATIONAL PERFORMANCE

1 "FY2013E" refers to the estimated results for FY2013. FY2013E figures are computed based on (i) unaudited pro forma financials from 1 January 2013 to 31 March 2013 and (ii) forecast figuresfor the 9-month period from 1 April 2013 to 31 December 2013 ("Forecast Period 2013" or "FP2013E")

2 FY2013E GOP margin is based on FY2013E GOP of S$87.2m divided by FY2013E GOR of S$155.5m

3 Transientrefers to revenue derived from rental of rooms and suites to individuals or groups occupying less than 10 rooms per night and who do not have contracted annual rates with the Hotel

Corporaterefers to revenue derived from the rental of rooms and suites booked via a corporate or government entity that has contracted annual rates with the Hotel

Wholesalerefers to revenue derived primarily from the rental of rooms and suites booked via a third party travel agent on a wholesale contracted rate basis

LARGEST HOTEL ON ORCHARD ROAD4

Regency Suite, Orchard Wing

An icon of world class hospitality in Singapore since 1971, Mandarin Orchard Singapore (the Hotel)

features 1,051 rooms, five food and beverage outlets, and approximately 25,511 sq ft of meeting and

function space with a capacity of up to 1,840 people. The Hotel is one of the top accommodation

choices in Singapore for leisure and business travellers globally.

FY2012 CUSTOMER PROFILE FOR THE HOTEL(BY ROOM REVENUE)3

Wholesale

45%

29%

26%

Corporate

Transient


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ATTRACTIVE FORECAST AND PROJECTED DISTRIBUTION YIELD

KEY INVESTMENT HIGHLIGHTS

1 Annualised distribution yield assuming a Listing Date of 1 July 2013. For the avoidance of doubt, Stapled Securityholders who have subscribed for Stapled Securities pursuant to theOffering will not be entitled to any distributions made for the period from 1 January 2013 and ending on the day immediately preceding the Listing Date

1. OPPORTUNITY TO INVEST IN A PORTFOLIO OF PREMIERASSETS WHICH ARE STRATEGICALLY LOCATED INTHE HEART OF SINGAPORE'S RENOWNED SHOPPINGDISTRICT OF ORCHARD ROAD

Premier portfolio of high quality landmark assets

Central location in Singapores prime shopping and tourism

district with excellent connectivity and accessibility

Complementary mix of hospitality and retail assets with large

and reputable customer and tenant bases

Sound asset fundamentals driving strong operational performance

FY2013E

7.36%1

FY2014E

7.46%

2 Based on the independent valuations of Mandarin Orchard Singapore and Mandarin Gallery

3 Net Property Income or NPI means the gross revenue of the Initial Portfolio (comprising the gross rental payments under the Master Lease Agreement, which comprises a Fixed Rent anda Variable Rent, and the Retail Income (each as defined herein) from Mandarin Gallery) (Gross Revenue) less (i) property taxes; (ii) property management fee; and (iii) other property operatingexpenses (collectively, Property Expenses)

4 Master Lease Agreement means the lease agreement entered into between the Master Lessee and the REIT Trustee as trustee of OUE H-REIT and any subsequent future master lessees(including, without limitation, OUE H-BT) for Mandarin Orchard Singapore

5 "FY2013E" refers to the estimated results for FY2013. FY2013E figures are computed based on (i) unaudited pro forma financials from 1 January 2013 to 31 March 2013 and (ii) forecast figures forthe 9-month period from 1 April 2013 to 31 December 2013 ("Forecast Period 2013" or "FP2013E")

6 Assumes Mandarin Orchard Singapores property expenses of S$3.8 million in FY2014E are allocated across Fixed Rent and Variable Rent in proportion to their respective contributions to Gross Revenue

Mandarin Orchard Singapore S$1,220m

Mandarin Gallery S$536m

CONTRIBUTION BY ASSET VALUE ASAT 31 MARCH 20132

31%

69%69

Total:S$1,756million

Mandarin Orchard Singapore S$75m

Mandarin Gallery S$27m

ESTIMATED CONTRIBUTION BY NETPROPERTY INCOME3 FOR FY2014E

27%

73%

7%

73

Total:S$102million

3. STABLE DISTRIBUTIONS WITH DOWNSIDE PROTECTION VIALONG TERM MASTER LEASE AGREEMENT

Stability from the Master Lease Agreement4

Complementary exposure to resilient retail income

Mandarin Orchard SingaporeFixed Rent6

Mandarin Orchard SingaporeVariable Rent6

Mandarin Gallery NPI

NPI BREAKDOWN FOR FY2014E

69%NPIC

ontributionfromStableR

en

ts

2. BENEFICIARY OF SINGAPORES ECONOMIC, TOURISM,HOSPITALITY AND ROBUST RETAIL SECTOR GROWTH

Favourable dynamics for hospitality market given strong growth

momentum in tourist arrivals

Resilient retail sector due to stable domestic demand with further

upside from increased tourist retail spending

Revitalisation of Orchard Road which will increase shopper traffic, retail

sales for malls and RevPAR for hotels located on Orchard Road

STRATEGICALLY LOCATED IN THE HEART OF ORCHARD ROAD

~ 4.5% Stable Distribution Yield

from Hotel Fixed Rentsand Retail Rents

ATTRACTIVE MASTER LEASE STRUCTURE:STABLE DISTRIBUTIONS WITH DOWNSIDE PROTECTION

64.0

70.3%

29.7%

61.0%

39.0%

73.8

60.0%

40.0%

75.1

59.8%

40.2%

75.3

2010 2011 2012 FY2013E5 FY2014E

57.3%

42.7%

78.6

Variable RentFixed Rent

(S$ MILLION)

S$102million

27%

42%

31%


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4. WELL POSITIONED TO CAPITALISE ON GROWTH OPPORTUNITIES

Crowne Plaza Changi Airport / 100%

Meritus Shantou China / 80%

5. STRONG, REPUTABLE AND COMMITTED SPONSOR

Track record as a leading real estate owner, developer and

operator

Diversified real estate portfolio located in Singapore and

PRC, across hospitality, retail, commercial and residential

property segments Successful examples of the enhancement of existing assets

to create additional value for its shareholders S$200 million

conversion of Mandarin Gallery

Alignment of the Sponsors and the Managers interests with

those of Stapled Securityholders

6. EXPERIENCED BOARD AND MANAGEMENT TEAM WITH

PROVEN TRACK RECORD

Experienced and well-supported REIT management team

Highly independent Board of Directors with 4 Independent Directors

out of a total of 6 Directors

Strong Acquisition Pipeline

1 Including the proposed additional 200 hotel rooms expectedto be developed on the plot of land adjacent to Crowne PlazaChangi Airport. The proposed additional 200 hotel rooms areexpected to be completed by the end of 2015

2 Valuation of RMB298 million converted to SGD at an exchange

rate of 5.007 RMB/SGD as at 31 March 20133 Valuation of RMB313 million converted to SGD at an exchange

rate of 5.007 RMB/SGD as at 31 March 2013

4 Including the addition of 26 new hotel rooms in FY2013

POTENTIAL DOUBLING OF NUMBEROF HOTEL ROOMS

1,0774

1,051

SponsorROFR

Properties

956

2,033

1,1561

88.8% 107.3%Growth

2,2331

EnlargedPortfolio

CurrentPortfolio

Potential Growth ofOUE H-Trust's Portfolio

Meritus Mandarin Haikou / 100%

Name of Sponsor ROFR Property /Ownership (%) Location

Number of HotelRooms

Valuation as at

31 December2012

(S$ million)

Singapore 320 + 2001 291.0

Haikou,PeoplesRepublic of

China(the PRC)

318 59.52

Shantou,the PRC

318 62.53

Total Number of Hotel Rooms / Valuation 956 + 2001 413.0

Upside potential for growingcurrent RevPAR of the Hotelwhich benefits OUE H-Trust

through Master LeaseAgreement

Embedded growth in retail rentsfrom step-up rent structures withturnover rent component forMandarin Gallery (the "Mall")

Completed / ongoingrefurbishments to upgrade theHotel funded by the Sponsor

will help to command higherroom rates

Ongoing optimisation of tenantmix at the Mall in preparationfor next renewal cycle

ACTIVE ASSET MANAGEMENTAND ENHANCEMENT

EMBEDDED ORGANICGROWTH

Potential doubling in hotelportfolio size (by number ofrooms) from Sponsor ROFR

properties Leverage Sponsors networks

in the real estate industryto source for potentiallyaccretive deals

STRONG ACQUISITION

PIPELINE


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1,051rooms 196,336sq ft

HOSPITALITYAND RETAIL

MANDARINORCHARD

SINGAPORE

MANDARINGALLERY

2properties


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CERTAIN AGREEMENTS RELATING TO OUE H-TRUST, OUE H-REIT, OUE H-BT AND

THE PROPERTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 267

TAXATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 279

PLAN OF DISTRIBUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 285

CLEARANCE AND SETTLEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 298

EXPERTS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 300

GENERAL INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 301

GLOSSARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 308

APPENDIX A REPORTING AUDITORS REPORT ON THE PROFIT FORECAST

AND PROFIT PROJECTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . A-1

APPENDIX B REPORTING AUDITORS REPORT ON THE UNAUDITED PRO

FORMA FINANCIAL INFORMATION . . . . . . . . . . . . . . . . . . . . . . . B-1

APPENDIX C UNAUDITED PRO FORMA FINANCIAL INFORMATION . . . . . . . C-1

APPENDIX D INDEPENDENT PROPERTY VALUATION SUMMARY REPORTS. D-1

APPENDIX E INDEPENDENT MARKET RESEARCH REPORT . . . . . . . . . . . . . E-1

APPENDIX F INDEPENDENT TAXATION REPORT . . . . . . . . . . . . . . . . . . . . . . F-1

APPENDIX G TERMS, CONDITIONS AND PROCEDURES FOR APPLICATION

FOR AND ACCEPTANCE OF THE STAPLED SECURITIES IN

SINGAPORE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . G-1

APPENDIX H LIST OF PRESENT AND PAST PRINCIPAL DIRECTORSHIPS OF

DIRECTORS AND EXECUTIVE OFFICERS OF THE REIT

MANAGER AND THE TRUSTEE-MANAGER . . . . . . . . . . . . . . . . H-1

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OVERVIEW

The following overview is qualified in its entirety by, and is subject to, the more detailed

information contained or referred to elsewhere in this Prospectus. The meanings of terms not

defined in this overview can be found in the Glossary, the Stapling Deed, the OUE H-REIT Trust

Deed or the OUE H-BT Trust Deed (each as defined herein). A copy of the Stapling Deed, the OUE

H-REIT Trust Deed and the OUE H-BT Trust Deed can be inspected at the registered office of the

REIT Manager and the Trustee-Manager, which is located at 333 Orchard Road #33-00,

Singapore 238867.

Statements contained in this section that are not historical facts may be forward-looking

statements or are historical statements reconstituted on a pro forma basis. Such statements are

based on certain assumptions and are subject to certain risks, uncertainties and assumptions

which could cause actual results of OUE H-Trust to differ materially from those forecast or

projected. (See Forward-looking Statements for further details.) Under no circumstances should

the inclusion of such information herein be regarded as a representation, warranty or prediction

with respect to the accuracy of the underlying assumptions by OUE H-Trust, the REIT Manager,

the REIT Trustee, the Trustee-Manager, the Sponsor, the Joint Global Coordinators, the Joint

Bookrunners or any other person or that these results will be achieved or are likely to be achieved.Investing in the Stapled Securities involves risks. Prospective investors are advised not to rely

solely on this section, but to read this Prospectus in its entirety and, in particular, the sections from

which the information in this section is extracted and Risk Factors to better understand the

Offering and OUE H-Trusts businesses and risks.

OVERVIEW OF OUE H-TRUST, OUE H-REIT AND OUE H-BT

OUE H-Trust

OUE H-Trust is a stapled group comprising OUE H-REIT and OUE H-BT. The OUE H-REIT Units

and OUE H-BT Units are stapled together under the terms of a stapling deed dated 10 July 2013

entered into among the REIT Manager, the REIT Trustee and the Trustee-Manager (the Stapling

Deed), and cannot be traded separately.

OUE H-REIT and OUE H-BT

OUE H-REIT is a Singapore-based REIT established with the principal investment strategy of

investing, directly or indirectly, in a portfolio of income-producing real estate which is used

primarily for hospitality and/or hospitality-related purposes, whether wholly or partially, as well as

real estate-related assets. In this Prospectus, real estate which is used for hospitality purposes

includes hotels, serviced residences, resorts and other lodging facilities, whether in existence by

themselves as a whole or as part of larger mixed-use developments, which may include

commercial, entertainment, retail and leisure facilities. Properties which are used for hospitality-related purposes include retail and/or commercial assets which are either complementary to or

adjoining hospitality assets which are owned by OUE H-REIT or which OUE H-REIT has

committed to buy.

The REIT Manager is a wholly-owned subsidiary of the Sponsor.

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As at the Listing Date, OUE H-BT, a Singapore-based business trust, will be dormant. It will,

however, become active if OUE H-REIT is unable to appoint a master lessee for Mandarin Orchard

Singapore1 (the Hotel) at the expiry or termination of the Master Lease Agreement (as defined

herein), or for a newly acquired hospitality asset. In such circumstances, OUE H-BT will be

appointed by OUE H-REIT as a master lessee for that hospitality asset, and OUE H-BT will in turn

appoint a professional hotel manager to manage the day-to-day operations and marketing of the

hospitality asset. OUE H-BT exists primarily as a master lessee of last resort.

The Trustee-Manager is a wholly-owned subsidiary of the Sponsor.

(See Overview Structure of OUE H-Trust for further details.)

OBJECTIVES

The Managers principal objectives are to deliver regular and stable distributions to the holders of

Stapled Securities (the Stapled Securityholders) and to achieve long-term growth in

distributions and in the net asset value (NAV) per Stapled Security, while maintaining an

appropriate capital structure.

Initial Portfolio

The initial asset portfolio of OUE H-REIT, as at the Listing Date, will comprise the 1,051-room

Mandarin Orchard Singapore and the 196,336 sq ft (by gross floor area (GFA)) Mandarin

Gallery2 (the Mall, and together with the Hotel, the Initial Portfolio).

KEY INVESTMENT HIGHLIGHTS OF OUE H-TRUST

The Managers believe that an investment in OUE H-Trust offers Stapled Securityholders the

following attractions:

(1) Opportunity to invest in a portfolio of premier assets which are strategically located inthe heart of Singapores renowned shopping district of Orchard Road

(a) Premier portfolio of high quality landmark assets

(b) Central location in Singapores prime shopping and tourism district with excellent

connectivity and accessibility

(c) Complementary mix of hospitality and retail assets with large and reputable customer

and tenant bases

(d) Sound asset fundamentals driving strong operational performance

(2) Beneficiary of Singapores economic, tourism, hospitality and robust retail sector

growth

(a) Favourable dynamics for hospitality market given strong growth momentum in tourist

arrivals

(b) Resilient retail sector due to stable domestic demand with further upside from increased

tourist retail spending

1 The hotel known as Mandarin Orchard Singapore, located at 333 Orchard Road, Singapore 238867.

2 The retail mall known as Mandarin Gallery, located at 333A Orchard Road, Singapore 238897.

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Historical and Forecast Tourism Receipts (S$ billion)

8.86.9

9.8 10.912.4 14.1 15.2 12.8

2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012

Sep 11 and SARS Sub-Prime

2015E

18.922.3 23.0

30.0

Source: STB1.

The Managers believe that the projected increase in the number of hotel rooms over the next

three years will be mitigated by the projected increase in tourist inflow.

The following graph shows the current and expected hotel room supply in Orchard Road for

2012 to 2015:

Current and Expected Hotel Room Supply in Orchard Road

7,585 220

1,264 9,069

2012 2013 2014 2015 Total 2015

Current Estimated Hotel Supply Estimated Future Net Increase Estimated Hotel Supply by End-2015

Source: Independent Market Research Report.

The expected moderate increase in hotel room supply in Orchard Road will likely underpin

stability in RevPAR for hotels in Orchard Road over the next few years, thereby benefitting

Mandarin Orchard Singapore.

1 STB has not provided its consent, for the purposes of section 249 (read with section 302(1)) of the SFA and for thepurposes of Section 282I of the SFA, to the inclusion of the information extracted from the relevant report publishedby it, and is therefore not liable for such information under sections 253 and 254 (both read with section 302(1)) ofthe SFA and Sections 282N and 282O of the SFA. While the Managers have taken reasonable actions to ensure thatthe information has been reproduced in its proper form and context, and that it has been extracted accurately andfairly, neither the Managers, the Joint Global Coordinators, the Joint Bookrunners or any other party has conducted

an independent review of the information contained in such report or verified the accuracy of the contents of therelevant information.

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244264 265 265 264 267 270

2008 2009 2010 2011 2012 2013E 2014E 2015E 2016E 2017E

Singapore Upscale Hotels RevPAR Trend (S$ per night)


(b) Resilient retail sector due to stable domestic demand with further upside from

increased tourist retail spending

Singapores retail sector outlook remains positive with strong domestic demand continuing toprovide a solid base of retail spending, while the rapid increase in tourist arrivals and hence

tourist retail spending will provide significant upside potential. As a result, retail trade

operating receipts are expected to grow from S$40.8 billion in 2012 to S$56.4 billion in 2017,

representing a CAGR of 6.7% according to the Independent Market Research Report.

Robust Growth in Singapore Retail Sales Index1

101.0 100.0104.4 106.9

114.2121.4

129.4

138.4

147.5

2009 2010 2011 2012 2013E 2014E 2015E 2016E 2017E


Over the past decade, real private consumption expenditure in Singapore has also seen

consistent growth even through periods of negative GDP growth, indicating resilient

domestic retail spending regardless of economic cycles. Furthermore, the purchasing powerof the average household has also increased significantly given that the average household

size has remained at approximately 3.5 persons since 2002 while the median monthly

household income grew by 20.0% from S$5,000 in 2010 to S$6,000 in 2012 according to the

Independent Market Research Report. As such, the Managers believe domestic demand to

be strong and stable going forward, supporting retail sales growth.

1 The Retail Sales Index was rebased in 2010.

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Fair Value

(S$ million) Description

Ownership

(%) Carpark Lots

Mandarin

Gallery

536.0(1) Mandarin Gallery is a prime retail

landmark in the heart of Orchard

Road; features six duplexes and

six street front units

100.0 Shared with

Mandarin

Orchard

Singapore

MarinaMandarin

N.A.(5)

A 21-storey hotel which is locateddirectly opposite the Suntec

Singapore International

Convention and Exhibition Centre

30.0

OUE Bayfront

(including OUE

Tower and

OUE Link)

1,081.0(8) This 18-storey office development

and adjoining properties offer

views of Marina Bay

100.0 245

One Raffles

Place Tower 1

and Retail

Podium

1,608.8(6)

(Total fair

value for One

Raffles Place

Tower 1, Tower

2 and Retail

Podium)

A 282 metre-tall office tower

comprising 62 storeys of prime

Grade A office space and a

5-storey retail podium equipped

with one basement level, located

in Singapores CBD

40.8(7) 288 (shared

with Tower 2)

One Raffles

Place Tower 2

Please see the

fair value in

the row above

A 38-storey commercial building

equipped with one basement level

adjacent to Tower 1

40.8(7) Shared with

Tower 1

6 Shenton Way

Towers

One and Two

1,400.0(2) 49-storey and 37-storey

commercial towers on Shenton

Way, Singapore

100.0 411

Twin Peaks 679.0(8) A residential development

comprising two identical 35-storey

blocks situated close to the heartof Orchard Road

100.0 467

Notes:

(1) Based on independent valuations as at 31 March 2013.

(2) Latest valuation as at 31 December 2012.

(3) Valuation of RMB298 million converted to SGD at an exchange rate of 5.007 RMB/SGD as at 31 March 2013.

(4) Valuation of RMB313 million converted to SGD at an exchange rate of 5.007 RMB/SGD as at 31 March 2013.

(5) The valuation of Marina Mandarin is not public information as it is owned by a private company and theSponsor Group only holds a 30.0% effective interest in Marina Mandarin.

(6) Latest valuation for One Raffles Place Tower 1, Tower 2 and Retail Podium as at 31 December 2012.

(7) The Sponsor Group owns a 50.0% stake in OUB Centre Limited, which is a beneficiary and the trustee of theassets comprising One Raffles Place. OUB Centre Limited was the beneficiary of 81.54% of the trust as ofthe date it was declared.

(8) Latest valuation as at 31 March 2013.

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OUE H-BT will generally be considered to be active in the event that it carries on business activity

other than:

activities which OUE H-BT is required to carry out under any applicable law, regulation,

the listing rules of the SGX-ST, guidelines, rule or directive of any agency, regulatory or

supervisory body;

the lending to any entities which OUE H-BT owns or to OUE H-REIT or use of the initialS$20,000 working capital raised from the Offering; or

equity fund-raising activities and issue of new OUE H-BT Units carried out in

conjunction with OUE H-REIT which are solely for the purposes of funding OUE

H-REITs business activities.

The REIT Manager: OUE Hospitality REIT Management Pte. Ltd.

The REIT Manager was incorporated in Singapore under the Companies Act, Chapter 50 of

Singapore (the Companies Act) on 17 April 2013. It has an issued and paid-up capital of

S$1,000,000 and its registered office is located at 333 Orchard Road #33-00, Singapore 238867.

The REIT Manager has been issued a capital markets services licence (CMS Licence) for REIT

management pursuant to the SFA on 2 July 2013.

The REIT Manager is a wholly-owned subsidiary of the Sponsor.

The REIT Manager has general powers of management over the assets of OUE H-REIT. The REIT

Managers main responsibility is to manage OUE H-REITs assets and liabilities for the benefit of

the holders of OUE H-REIT Units. The REIT Manager will set the strategic direction of OUE

H-REIT and give recommendations to the REIT Trustee on the acquisition, divestment,

development and/or enhancement of the assets of OUE H-REIT in accordance with its stated

investment strategy.

(See The Formation and Structure of OUE H-Trust, OUE H-REIT and OUE H-BT for further

details.)

The REIT Trustee: RBC Investor Services Trust Singapore Limited

The trustee of OUE H-REIT is RBC Investor Services Trust Singapore Limited. The REIT Trustee

is a company incorporated in Singapore and registered as a trust company under the Trust

Companies Act 2005, Chapter 336 of Singapore (the Trust Companies Act). It is approved to

act as a trustee for authorised collective investment schemes under Section 289(1) of the SFA. As

at the date of this Prospectus, the REIT Trustee has a paid-up capital of S$6,000,000. The REIT

Trustees registered office is located at 20 Cecil Street, #28-01 Equity Plaza, Singapore 049705.

The REIT Trustee acts as the trustee of OUE H-REIT and, in such capacity, holds the assets of

OUE H-REIT on trust for the benefit of the holders of OUE H-REIT Units, safeguards the rights and

interests of the holders of OUE H-REIT Units and exercises all the powers of a trustee and the

powers accompanying ownership of the properties in OUE H-REIT.


details.)

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The Trustee-Manager: OUE Hospitality Trust Management Pte. Ltd.

The Trustee-Manager was incorporated in Singapore under the Companies Act on 17 April 2013.

It has an issued and paid-up capital of S$1.00 and its registered office is located at 333 Orchard

Road #33-00, Singapore 238867. The Trustee-Manager is a wholly-owned subsidiary of the

Sponsor.

The Trustee-Manager has the dual responsibilities of safeguarding the interests of the holders ofOUE H-BT Units, and managing the business conducted by OUE H-BT. The Trustee-Manager has

general powers of management over the business and assets of OUE H-BT and its main

responsibility is to manage OUE H-BTs assets and liabilities for the benefit of the holders of OUE

H-BT Units as a whole.


details.)

The Sponsor: Overseas Union Enterprise Limited

OUE is a diversified real estate owner, developer and operator with a real estate portfolio located

in prime locations in Singapore, and hotels in Singapore, Malaysia, Indonesia and the PRC. TheSponsor Group focuses its business across the hospitality, retail, commercial and residential

property segments. It operates its hospitality business under the brands Meritus, Mandarin and

Meritus Mandarin, which are known for delivering quality hospitality services. It develops and

holds commercial and retail properties for investment and rental income purposes while it

develops residential properties for sale.

OUE is one of the largest publicly-listed property companies in Singapore with a market

capitalisation of S$2.6 billion as at the Latest Practicable Date, being 28 June 2013. OUE has an

experienced management team and established track record of operations dating back to 1964.

As at 31 March 2013, OUEs hospitality businesses include 3,244 hotel rooms operated in

Singapore, Malaysia, Indonesia and the PRC. OUEs substantial size is also evidenced by its

profitability and balance sheet strength, with OUE reporting a total net income of S$90.8 millionfor the financial year ended 31 December 2012 and total assets of S$5.9 billion and total

shareholders equity of S$3.2 billion as at 31 December 2012. (See The Sponsor for further

details.)

The Master Lessee (as defined herein)

The Master Lessee of the Hotel is the Sponsor, Overseas Union Enterprise Limited. The Sponsor

was incorporated in Singapore on 8 February 1964 under the Companies Ordinance, (Chapter

174).

On the Listing Date, the Sponsor in its capacity as master lessee, (the Master Lessee) will enter

into a master lease agreement (the Master Lease Agreement) pursuant to which the MasterLessee will lease and operate Mandarin Orchard Singapore. OUE H-REIT, as the master lessor

of Mandarin Orchard Singapore (the Master Lessor), will receive rental payments for Mandarin

Orchard Singapore from the Master Lessee.

The Master Lease Agreement has an initial term of 15 years with an option for the Master Lessee

to obtain an additional lease for a further term of 15 years on the same terms and conditions, save

for amendments required due to a change in law and without any further option to renew. Such a

long lease term helps to assure a long-term stream of quality rental income for OUE H-REIT so

that it can make stable long-term distributions. On the expiry of the Master Lease Agreement, if

the option to renew is not exercised, OUE H-REIT may, in relation to Mandarin Orchard Singapore,

(which lease is not renewed), enter into a new master lease agreement, on terms to be agreed,

with either the existing Master Lessee or a new master lessee. In the event that OUE H-REIT is

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Payable by OUE H-BT Amount payable

(ii) the underlying value(3) of any realestate which is taken into accountwhen computing the acquisition pricepayable for the equity interests of anyvehicle holding directly or indirectly

the real estate, purchased whetherdirectly or indirectly through one ormore SPVs, by OUE H-BT (pro-rated ifapplicable to the proportion of OUEH-BTs interest); or

(iii) the acquisition price of any investmentpurchased by OUE H-BT, whetherdirectly or indirectly through one ormore SPVs, in any debt securities ofany property corporation or other SPVowning or acquiring real estate or anydebt securities which are secured

whether directly or indirectly by therental income from real estate.

The acquisi tion fee is payable to theTrustee-Manager or to any person whichthe Trustee-Manager may designate ornominate in the form of cash and/or StapledSecurities or, as the case may be, OUEH-BT Units (where Unstapling has takenplace) as the Trustee-Manager may elect,and in such proportion as may bedetermined by the Trustee-Manager.

Notes:

(1) No acquisit ion fee is payable for transfer ofassets from OUE H-REIT.

(2) other payments refer to additional paymentsto the vendor of the real estate, for example,where the vendor has already made certainpayments for enhancements to the real estate,and the value of the asset enhancements is notreflected in the acquisition price as the assetenhancements are not completed, but otherpayments do not include stamp duty or otherpayments to third party agents and brokers.

(3) For example, if OUE H-BT acquires a specialpurpose company which holds real estate, suchunderlying value would be the value of the realestate derived from the amount of equity paid byOUE H-BT as purchase price and any debt of thespecial purpose company.

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(4) For example, i f OUE H-BT sel ls or divests aspecial purpose company which holds realestate, such underlying value would be the valueof the real estate derived from the amount ofequity received by OUE H-BT as sale price and

any debt of the special purpose company.

(iii) Development management fee(1)

(payable to the Trustee-Manager)

The Trustee-Manager is entitled to receive

development management fees equivalent

to 3.0% of the Total Project Costs incurred

in a Development Project (as defined

herein) undertaken by the Trustee-Manager

on behalf of OUE H-BT.

Development Project, in relation to OUE

H-BT, means a project involving the

development of land, or buildings, or part(s)

thereof on land which is acquired, held or

leased by OUE H-BT, including majordevelopment, re-development, refurbishment,

retrofitting, addition and alteration and

renovations works.

When the estimated Total Project Costs are

greater than S$100.0 million, the Trustee-

Managers independent directors will first

review and approve the quantum of the

development management fee, whereupon

the Trustee-Manager may be directed to

reduce the development management fee.Further, in cases where the market pricing

for comparable services is, in the Trustee-

Managers view, materially lower than the

development management fee, the Trustee-

Manager will have the discretion to accept a

development management fee which is less

than 3.0% of the Total Project Costs

incurred in a Development Project

undertaken by the Trustee-Manager on

behalf of OUE H-BT.

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For the avoidance of doubt, in respect of thesame Development Project, the Trustee-Manager will not be entitled to concurrentlyreceive both the Development ManagementFee as well as the Acquisition Fee.

Note:

(1) The services that the Trustee-Manager mayprovi de i n rel at ion to the dev el opmentmanagement fee would include the provision ofservices (a) from the design (pre-construction)phase, such as working with the relevantconsultants in respect of the design and tofinalise the details in respect of the work to becarried out, (b) to the construction phase, suchas mo nit or ing t he p er for ma nce o f t hecontractors, consultants and other serviceproviders in respect of the delivery of the projectand (c) up to the completion phase, such assupervising and assisting in the finalisation of

accounts with the quantity surveyors and otherconsultants.

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Cornerstone Stapled

Securities

Concurrently with, but separate from the Offering, each of

Credit Suisse AG, Goldhill, Mr Gordon Tang, Lucille Holdings

Pte Ltd and Splendid Asia Macro Fund (the Cornerstone

Investors) has entered into a subscription agreement to

subscribe for an aggregate of 247,220,000 Stapled Securities

at the Offering Price conditional upon the Underwriting

Agreement having been entered into, and not having been

terminated, pursuant to its terms on or prior to the date onwhich the Stapled Securities are issued as settlement under

the Offering (the Settlement Date).

(See Ownership of the Stapled Securities Subscription of

the Cornerstone Investors Information on the Cornerstone

Investors for further details.)

Offering Price S$0.88 per Stapled Security.

Clawback and Re-allocation The Stapled Securities may be re-allocated between the

Placement Tranche and the Public Offer at the discretion of

the Joint Bookrunners (in consultation with the Managers) in

the event of an excess of applications in one and a deficit in

the other.

Subscription for Stapled

Securities in the Public Offer

Prospective investors applying for the Stapled Securities by

way of Application Forms or Electronic Applications (both as

referred to in Appendix G, Terms, Conditions and Procedures

for Application for and Acceptance of the Stapled Securities in

Singapore) in the Public Offer will pay the Offering Price on

application, subject to a refund of the full amount or, as the

case may be, the balance of the application monies (in each

case, without interest or any share of revenue or other benefitarising therefrom) where

an application is rejected or accepted in part only, or

the Offering does not proceed for any reason.

For the purpose of illustration, an investor who applies for

1,000 Stapled Securities by way of an Application Form or an

Electronic Application under the Public Offer will have to pay

S$880, which is subject to a refund of the full amount or, as

the case may be, the balance thereof (in each case, without

interest or any share of revenue or other benefit arisingtherefrom), upon the occurrence of any of the foregoing

events.

The minimum initial subscription is for 1,000 Stapled

Securities. An applicant may subscribe for a larger number of

the Stapled Securities in integral multiples of 1,000.

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Investors in Singapore must follow the application procedures

set out in Appendix G, Terms, Conditions and Procedures for

Application for and Acceptance of the Stapled Securities in

Singapore. Subscriptions under the Public Offer must be

paid for in Singapore dollars. No fee is payable by applicants

for the Stapled Securities, save for an administration fee for

each application made through automated teller machines

(ATMs) and the internet banking websites of theParticipating Banks (as defined herein).

The Stapled Security Lender The Sponsor.

Over-Allotment Option In connection with the Offering, the Joint Bookrunners have

been granted the Over-Allotment Option by the Stapled

Security Lender. The Over-Allotment Option is exercisable by

the Stabilising Manager (or any of its affiliates or other

persons acting on behalf of the Stabilising Manager), in

consultation with the other Joint Bookrunners, in full or in part,

on one or more occasions, only from the Listing Date but no

later than the earlier of (i) the date falling 30 days from the

Listing Date; or (ii) the date when the Stabilising Manager (or

any of its affiliates or other persons acting on behalf of the

Stabilising Manager) has bought, on the SGX-ST, an

aggregate of 68,182,000 Stapled Securities, representing not

more than 15.7% of the total number of Stapled Securities in

the Offering, to undertake stabilising actions. Unless

indicated otherwise, all information in this document assumes

that the Joint Bookrunners do not exercise the Over-Allotment

Option. (See Plan of Distribution Over-Allotment and

Stabilisation for further details.)

The total number of Stapled Securities in issue immediately

after the close of the Offering will be 1,308,600,000 Stapled

Securities. The exercise of the Over-Allotment Option will not

increase this total number of Stapled Securities in issue.

Lock-ups The Sponsor has entered into certain lock-up arrangements

with the Joint Bookrunners in respect of 100.0% of its

effective interests in the Stapled Securities during the lock-up

period, which commences from the Listing Date until the date

falling 180 days after the Listing Date (both dates inclusive)

(the Lock-up Period), subject to certain exceptions.

The Managers have also entered into a lock-up arrangement

with the Joint Bookrunners in respect of any offer, issue or

contract to issue any Stapled Securities, and the making of

any announcements in connection with any of the foregoing

transactions during the period which commences from the

Listing Date until the date falling 180 days after the Listing

Date (both dates inclusive), subject to certain exceptions.

(See Plan of Distribution Lock-up Arrangements for further

details.)

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Capitalisation of OUE H-Trust S$1,738,568,000 (based on the Offering Price). (See

Capitalisation and Indebtedness for further details.)

Use of Proceeds See Use of Proceeds and Certain Agreements Relating to

OUE H-Trust, OUE H-REIT, OUE H-BT and the Properties for

further details.

Listing and Trading Prior to the Offering, there has been no market for the StapledSecurities. Application has been made to the SGX-ST for

permission to list on the Main Board of the SGX-ST:

all the Stapled Securities comprised in the Offering;

all the Sponsor Stapled Securities;

all the Cornerstone Stapled Securities; and

all of the Stapled Securities which may be issued to the

Managers from time to time in full or part payment of

fees payable to the Managers. (See Management and

Corporate Governance OUE H-REIT Fees Payable

to the REIT Manager and Management and Corporate

Governance OUE H-BT Fees Payable to the

Trustee-Manager for further details.)

Such permission wil l be granted when OUE H-Trust is

admitted to the Official List of the SGX-ST. Listing and trading

of the Stapled Securities is expected to commence on 25 July

2013.

The Stapled Securities will, upon their issue, listing andquotation on the SGX-ST, be traded in Singapore dollars

under the book-entry (scripless) settlement system of The

Central Depository (Pte) Limited (CDP). The Stapled

Securities will be traded in board lot sizes of 1,000 Stapled

Securities.

Stabilisation In connection with the Offering, the Stabilising Manager (or

any of its affiliates or other persons acting on behalf of the

Stabilising Manager) may, in consultation with the Joint

Bookrunners and at i ts discretion, over-allot or effect

transactions which stabilise or maintain the market price of

the Stapled Securities at levels that might not otherwiseprevail in the open market. However, there is no assurance

that the Stabilising Manager (or any of its affiliates or other

persons acting on behalf of the Stabilising Manager) will

undertake stabilising action.

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Tax Considerations Distributions by OUE H-REIT

Individuals and Qualifying Stapled Securityholders (as

defined herein) receiving distributions made out of OUE

H-REITs Taxable Income will receive these distributions

without tax deduction at source (i.e. Taxable Income is given

tax transparency treatment).

The tax transparency treatment will not apply to distributions

made out of OUE H-REITs Retained Taxable Income (as

defined herein) and gains arising from the sale of properties

determined by the Inland Revenue Authority of Singapore

(IRAS) to be revenue in nature. Such income (other than

capital gains arising from the sale of properties) will be taxed

at OUE H-REITs level.

Distributions made out of Taxable Income to Stapled

Securityholders who are individuals are generally exempt

from Singapore income tax regardless of the individualsnationality or tax residence status.

Distributions made up to 31 March 2015 and out of Taxable

Income to Stapled Securityholders who are foreign non-

individual investors will be subject to Singapore withholding

tax at the reduced rate of 10.0%. The withholding tax is

generally a final tax and the holders who do not have a

permanent establishment in Singapore do not need to pay

any further Singapore income tax on the distributions.

Distributions made out of Taxable Income to all other non-

individual Stapled Securityholders will be subject to incometax on the gross amount of such distributions, regardless of

whether OUE H-REIT had deducted tax from the distributions.

Where applicable, the Stapled Securityholders may claim a

tax credit for the tax deducted at source as a set-off against

their Singapore income tax liabilities.

Distributions by OUE H-BT

OUE H-BT will be assessed to Singapore income tax on its

profits, if any, derived from or accrued in Singapore.

Any distributions made by OUE H-BT out of its after tax profits

to the Stapled Securityholders will be exempt from Singapore

income tax in the hands of the Stapled Securityholders,

regardless of whether they are individual or non-individual

Stapled Securityholders.

(See Taxation and Appendix F, Independent Taxation

Report for further information on the Singapore income tax

consequences of the purchase, ownership and disposition of

the Stapled Securities.)

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Investors should monitor the SGXNET, or the newspapers, or check with their brokers on the date

on which trading on a ready basis will commence.

The Managers will provide details and results of the Public Offer (including the level of

subscription for the Stapled Securities under the Public Offer and the basis of allocation of the

Stapled Securities under the Public Offer pursuant to the Offering), as soon as practicable after

the close of the Offering through SGXNET and in one or more major Singapore newspapers, such

as The Straits Times, The Business Times and Lianhe Zaobao.

The Managers reserve the right to reject or accept, in whole or in part, or to scale down or ballot

any application for the Stapled Securities, without assigning any reason for it, and no enquiry

and/or correspondence on the decision of the Managers will be entertained. In deciding the basis

of allotment, due consideration will be given to the desirability of allotting the Stapled Securities

to a reasonable number of applicants with a view to establishing an adequate market for the

Stapled Securities.

Where an application is rejected or accepted in part only or if the Offering does not proceed for

any reason, the full amount or, as the case may be, the balance of the application monies will be

refunded (without interest or any share of revenue or other benefit arising therefrom) to the

applicant, at his own risk, and without any right or claim against OUE H-Trust, OUE H-REIT, OUEH-BT, the REIT Manager, the REIT Trustee, the Trustee-Manager, the Sponsor, the Joint Global

Coordinators or the Joint Bookrunners.

Where an application is not successful, the refund of the full amount of the application monies

(without interest or any share of revenue or other benefit arising therefrom) to the applicant is

expected to be completed, at his own risk, within 24 hours after balloting (provided that such

refunds in relation to applications in Singapore are made in accordance with the procedures set

out in Appendix G, Terms, Conditions and Procedures for Application for and Acceptance of the

Stapled Securities in Singapore).

Where an application is accepted in full or in part only, any balance of the application monies will

be refunded (without interest or any share of revenue or other benefit arising therefrom) to theapplicant at his own risk, within 14 Market Days (as defined herein) after the close of the Offering

(provided that such refunds in relation to applications in Singapore are made in accordance with

the procedures set out in Appendix G, Terms, Conditions and Procedures for Application for and

Acceptance of the Stapled Securities in Singapore).

Where the Offering does not proceed for any reason, the full amount of application monies

(without interest or any share of revenue or other benefit arising therefrom) will within three Market

Days after the Offering is discontinued, be returned to the applicants at their own risk (provided

that such refunds in relation to applications in Singapore are made in accordance with the

procedures set out in Appendix G, Terms, Conditions and Procedures for Application for and

Acceptance of the Stapled Securities in Singapore).

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Unaudited Pro Forma Statements of Financial Position(1) of OUE H-REIT

As at

31 December

2012

As at

31 March

2013

S$000 S$000

Non-current assets

Investment properties 1,756,000 1,756,000

Current assets

Trade and other receivables 1,902 1,902

Cash and cash equivalents 10,356 10,253

12,258 12,155

Total assets 1,768,258 1,768,155

Current liabilities

Rental deposits 1,462 1,359

Non-current liabilities

Borrowings (secured) 581,130 581,130

Rental deposits 4,502 4,502

585,632 585,632

Total liabilities 587,094 586,991

Net assets 1,181,164 1,181,164

Represented by:

Unitholders funds 1,181,164 1,181,164

Number of OUE H-REIT Units in issue (000) 1,308,600 1,308,600

Net asset value per OUE H-REIT Unit (S$) 0.903 0.903

Note:

(1) Based on the Offering Price of S$0.88 per Stapled Security and an acquisition consideration of S$1,705 million forthe Initial Portfolio.

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Unaudited Pro Forma Statements of Cash Flows(1) of OUE H-REIT

FY2012

S$000

1Q2013

S$000

Cash flows from operating activities

Total return for the year/period 117,117 17,075

Adjustments for:Finance income (15) (4)

Finance expense(2) 14,597 3,649

REIT Managers base management fees paid/payable in

Stapled Securities 5,291 1,322

REIT Managers performance fees paid/payable in

Stapled Securities 3,797 944

Gain on revaluation of investment properties (48,287)

Operating income before working capital changes 92,500 22,986

Changes in working capital:Trade and other payables 6,092 (67)

Net cash generated from operating activities 98,592 22,919

Cash flows from investing activities

Acquisition of properties and related assets and liabilities,

including acquisition costs (1,148,049)

Subsequent capital expenditure (2,638) (24)

Interest received 15 4

Net cash used in investing activities (1,150,672) (20)

Cash flows from financing activities

Proceeds from issue of OUE H-REIT Units 599,980

Payment of transaction costs relating to issuance of units (21,309)

Proceeds from borrowings 587,000

Payment of transaction costs relating to borrowings (5,870)

Finance costs paid (13,031) (3,258)

Distribution to holders of OUE H-REIT Units (61,279) (20,426)

Net cash from/(used in) financing activities 1,085,491 (23,684)

Net increase/(decrease) in cash and cash equivalents 33,411 (785)

Cash and cash equivalents at beginning of the

year/period 33,411

Cash and cash equivalents at end of the year/period 33,411 32,626

Notes:

(1) Based on the Offering Price of S$0.88 per Stapled Security and an acquisition consideration of S$1,705 million forthe Initial Portfolio.

(2) Comprises finance expense incurred on borrowings and amortisation of debt-related transaction costs.

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PROFIT FORECAST AND PROFIT PROJECTION

The following is an extract from Profit Forecast and Profit Projection. Statements contained in

this extract that are not historical facts may be forward-looking statements. Such statements are

based on the assumptions set forth in Profit Forecast and Profit Projection and are subject to

certain risks and uncertainties that could cause actual results to differ materially from those

forecast and projected. Under no circumstances should the inclusion of such information herein

be regarded as a representation, warranty or prediction with respect to the accuracy of theunderlying assumptions by OUE H-Trust, OUE H-REIT, OUE H-BT, the REIT Manager, the REIT

Trustee, the Trustee-Manager, the Property Manager, the Sponsor, the Joint Global Coordinators,

the Joint Bookrunners or any other person, or that these results will be achieved or are likely to

be achieved. (See Forward-Looking Statements and Risk Factors for further details.)

Prospective investors in the Stapled Securities are cautioned not to place undue reliance on these

forward-looking statements, which are valid only as at the date of this Prospectus.

None of OUE H-Trust, OUE H-REIT, OUE H-BT, the REIT Manager, the REIT Trustee, the

Trustee-Manager, the Sponsor, the Joint Global Coordinators or the Joint Bookrunners

guarantees the performance of OUE H-Trust, OUE H-REIT or OUE H-BT, the repayment of

capital or the payment of any distributions, or any particular return on the Stapled

Securities. The forecast and projected yields stated in the following tables are calculated

based on

the Offering Price, and

the assumption that the Listing Date will be 1 July 2013.

Such yields will vary accordingly if the Listing Date is not 1 July 2013 and in relation to

investors who purchase the Stapled Securities in the secondary market at a market price

that differs from the Offering Price.

The following tables set forth the forecast and projected statements of total return of OUE H-REIT

for Forecast Period 2013 and Projection Year 2014. The financial results of OUE H-Trust is mainlycontributed by OUE H-REIT as OUE H-BT will be dormant and its results would be immaterial.

Accordingly, no profit forecast and profit projection for OUE H-BT and OUE H-Trust has been

presented. The financial year end of OUE H-REIT is 31 December. The forecast and projected

results for Forecast Period 2013 and Projection Year 2014 (the Profit Forecast and Profit

Projection) may be different to the extent that the actual date of issuance of Stapled Securities

is other than 1 July 2013, being the assumed date of the issuance of Stapled Securities for the

Offering. The Profit Forecast and Profit Projection are based on the assumptions set out in the

section Profit Forecast and Profit Projection and have been reviewed and examined by KPMG

LLP (the Reporting Auditors) and should be read together with the report set out in Appendix

A, Reporting Auditors Report on the Profit Forecast and Profit Projection, as well as the

assumptions and the sensitivity analysis set out in the section Profit Forecast and ProfitProjection.

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Forecast and Projected Statements of Total Return for OUE H-REIT

The forecast and projected statements of total return for OUE H-REIT based on the Offering Price,

assuming the Over-Allotment Option is fully exercised, are as follows:

Forecast Period 2013

(9 Months)(1)

S$000

Projection Year 2014

(12 Months)(1)

S$000Gross revenue 84,430 115,419

Property expenses (9,910) (13,552)

Net property income 74,520 101,867

REIT Managers base management fees (3,976) (5,300)

REIT Managers performance fees (2,981) (4,075)

REIT Trustees fees (199) (317)

Other trust expenses (2,161) (2,161)

Finance income 14 13

Finance expense(2)

(10,948) (14,597)

Net income 54,270 75,431

Gain on revaluation of investment

properties 50,925

Total return for the period/year 105,195 75,431

(Less)/Add: Net tax adjustments(3) (42,582) 11,275

Income available for distribution

to Unitholders 62,613 86,706

Weighted average number of Units

outstanding at end of period/year (000)(4) 1,311,293 1,320,553

Distribution rate 100% 100%

Distribution per Unit (cents) 4.77 6.57

Offering Price (S$/Unit) 0.88 0.88

Full year distribution yield 7.15%(5) 7.46%

Illustrative distribution yield from

Listing Date 7.36%(6) N.A.

Notes:

(1) Based on the Offering Price of S$0.88 per Stapled Security and an acquisition consideration of S$1,705 million for

the Initial Portfolio.(2) Finance expense includes interest expenses, amortisation of debt-related transaction costs and other bank charges

and fees.

(3) Net tax adjustments comprise non-tax (chargeable)/deductible items including the REIT Managers managementfees payable in Stapled Securities, the REIT Trustees fees, gain on revaluation of investment properties andamortisation of debt-related transaction costs.

(4) The increase in number of Stapled Securities in issue is a result of the assumed payment of 100.0% of the REITManagers management fees for the relevant period in the form of Stapled Securities issued at the Offering Price.

(5) The Full Year 2013 Distribution has been calculated based on the unaudited pro forma historical income availablefor distribution from 1 January 2013 to 31 March 2013 of S$19.9 million and the forecast income available fordistribution for the 9-month Forecast Period 2013 of S$62.6 million.

(6) Annualised distribution yield assuming a Listing Date of 1 July 2013. For the avoidance of doubt, StapledSecurityholders who have subscribed for Stapled Securities pursuant to the Offering will not be entitled to any

distributions made for the period from 1 January 2013 and ending on the day immediately preceding the ListingDate.

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RISK FACTORS

Prospective investors should consider carefully, together with all other information contained in

this Prospectus, the factors described below before deciding to invest in the Stapled Securities.

The risks described below are by no means exhaustive or comprehensive, and there may be other

risks in addition to those shown below which are not known to the REIT Manager and/or the

Trustee-Manager or which may not be material now but could turn out to be material in the future.

Additional risks, whether known or unknown, may in the future have a material adverse effect on

OUE H-Trust or impair the business operations of OUE H-Trust. The market price of the Stapled

Securities could decline due to any of these risks and Stapled Securityholders may lose all or part

of their investment. In addition, this Prospectus does not constitute advice to you relating to

investing in the Stapled Securities and investors should make their own judgment or consult their

own investment advisers before making any investment in the Stapled Securities.

This Prospectus also contains forward-looking statements (including profit forecasts and profit

projections) that involve risks, uncertainties and assumptions. The actual results of OUE H-Trust,

OUE H-REIT and/or OUE H-BT could differ materially from those anticipated in these forward-

looking statements as a result of certain factors, including the risks faced by OUE H-Trust as

described below and elsewhere in this Prospectus.

Due to the fact that OUE H-Trust comprises OUE H-REIT and OUE H-BT, risk factors for OUE

H-Trust include considerations relevant to the Stapled Securities, collective investment schemes

and business trusts.

As an investment in the Stapled Securities is meant to produce returns over the long-term,

investors should not expect to obtain short-term gains.

Investors should be aware that the price of the Stapled Securities, and the income from them,

might fall or rise. Investors should note that they might not get back their original investment.

Before deciding to invest in the Stapled Securities, prospective investors should seek professional

advice from their own investment or other advisers about their particular circumstances.

RISKS RELATING TO THE HOSPITALITY AND HOSPITALITY-RELATED INDUSTRIES

The financial performance of OUE H-Trust is dependent on the conditions and outlook of

the hospitality and hospitality-related industries in the countries in which OUE H-Trust has

assets and/or operates and/or in which OUE H-Trust will have assets and/or operate.

OUE H-Trust comprises OUE H-REIT and OUE H-BT. The Initial Portfolio of OUE H-REIT

comprises Mandarin Orchard Singapore and Mandarin Gallery, both of which are located inSingapore. OUE H-BT will be dormant and therefore will not own any assets as at the Listing Date.

On the Listing Date, Mandarin Orchard Singapore will be leased to the Master Lessee pursuant

to a Master Lease Agreement under which OUE H-REIT will receive revenue in the form of rental

payments based on a Fixed Rent and a Variable Rent. However, any deterioration in the general

economic outlook for the hospitality and hospitality-related industries in Singapore may affect the

profitability of the Initial Portfolio, and this could affect (i) the ability of the Master Lessee to pay

rent in accordance with the Variable Rent calculation as set forth in the Master Lease Agreement

(see Certain Agreements Relating to OUE H-Trust, OUE H-REIT, OUE H-BT and the Properties

Master Lease Agreement for further details) or to pay the Fixed Rent; (ii) the property values

of the Initial Portfolio and therefore the NAV per Stapled Security; (iii) the ability of OUE H-REITto enter into new master lease agreements on favourable terms following the termination or

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the nature and length of a typical hotel guests stay as hotel guests typically stay on a

short-term basis and there is therefore no assurance of long-term occupancy for hotel rooms.

Factors which may affect the above include:

seasonality patterns in tourism arrival numbers throughout the year;

decrease in longer-term business travel and corporate executives requiring mid- to

long-term accommodation;

frequency of events or conferences in the surrounding vicinity of Mandarin Orchard

Singapore and Mandarin Gallery or future hospitality or hospitality-related assets of

OUE H-Trust; and

slowdown in tourism, business and conferences where the Initial Portfolio is located,

which may adversely affect the length of a travellers stay;

unexpected increases in transportation or fuel costs, strikes among workers in the

transportation industry and adverse weather conditions that could affect travel;

increases in operating costs due to inflation, labour costs (including the impact of

unionisation), workers compensation and healthcare-related costs, maintenance costs,

utility costs, insurance and unanticipated costs such as those resulting from acts of nature

and their consequences;

relations between OUE H-Trust and service providers or lenders;

difficulties in identifying hospitality and hospitality-related assets to acquire and difficulties in

completing and integrating acquisitions;

the time that it may take to construct, develop or complete the refurbishments of properties

and receive registrable title to such properties and the ability to renovate the Initial Portfolioand future assets of OUE H-Trust in order to preserve or expand demand for such assets;

unfavourable publicity in relation to the Initial Portfolio and the reputation and standing of the

service providers, including restaurants, located within the Initial Portfolio and/or future

hotels and hospitality-related assets of OUE H-Trust;

loss of otherwise regular customers to newer or alternative hotels for convenience, better

services or lower room rates;

dependence on business, commercial and leisure travel and tourism, which may fluctuate

and tend to be seasonal and are subject to the adverse effects of national and internationalmarket conditions, all of which may affect the length of a travellers stay;

changes in the directors and executive officers of the REIT Manager (the REIT Manager

Directors and the REIT Manager Executive Officers, respectively) and the directors and

executive officers of the Trustee-Manager (the Trustee-Manager Directors and the

Trustee-Manager Executive Officers, respectively, and together with the REIT Manager

Directors and REIT Manager Executive Officers, the Directors and Executive Officers,

respectively);

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Acts of God, wars, terrorist attacks, riots, civil commotions, widespread communicable

diseases, adverse weather conditions and other events beyond the control of OUE H-Trust

may adversely affect the financial performance of OUE H-Trust.

OUE H-Trust may be adversely affected by acts of God, wars, terrorist attacks, riots, civil

commotions, adverse weather conditions such as smog from forest fires, widespread infectious

and/or communicable diseases (including avian flu (including H1N1, H5N1 or H7N9), SARS or

MERS) and other events beyond the control of OUE H-Trust. The Managers cannot predict theextent to which these factors will, directly or indirectly, impact distributions to Stapled

Securityholders, the hospitality and hospitality-related industries or the operating results and

overall financial performance of OUE H-Trust in the future.

The World Health Organisation and certain governments may issue travel advisories against

non-essential travel to affected regions, or even impose travel restrictions. Any such travel

advisories or restrictions into, or the suspension of any transport infrastructure of, Singapore or

any other country in which OUE H-Trust has assets are likely to have a material adverse effect on

the number of international visitor arrivals and therefore the corresponding demand for hospitality

properties under OUE H-Trusts portfolio.

Accordingly, the occurrence of any such events may adversely affect the business of any

hospitality properties in OUE H-Trusts portfolio, which may in turn adversely affect OUE H-Trusts

financial condition, results of operations and ability to make distributions to Stapled

Securityholders.

OUE H-Trusts financial performance may be affected by changes in travel patterns

resulting from increases in transportation or fuel costs, strikes among workers in the

transportation industry and adverse weather patterns.

Changes in travel patterns can be erratic and this may adversely affect the revenue and gross

operating profit of the hospitality and hospitality-related assets in OUE H-Trusts portfolio, with a

consequential impact on the revenue of OUE H-Trust and the distributions to be made to StapledSecurityholders.

Increases in transportation or fuel costs, strikes among workers in the transportation industry and

adverse weather patterns may deter travellers and the financial performance of OUE H-Trust may

be adversely affected as a consequence. These travellers represent a crucial source of income for

the hospitality and hospitality-related assets of OUE H-Trust. Any sustained or material decline in

traveller numbers may adversely affect OUE H-Trusts financial condition, results of operations

and ability to make distributions to Stapled Securityholders.

The hospitality business is a regulated business.

The operation of hospitality properties in Singapore is subject to various laws and regulations,

such as the Hotels Act, Chapter 127 of Singapore (the Hotels Act) and the Innkeepers Act,

Chapter 139 of Singapore, which hotels in Singapore are required to be licensed under. The

withdrawal, suspension or non-renewal of any of these licences, or the imposition of any penalties

as a result of any infringement or non-compliance with any requirement of any of these licences,

will have an adverse impact on the business and results of operations of the Hotel. Further, any

changes in such laws and regulations, or the imposition of any new laws and regulations, may also

have an impact on the businesses at the Hotel and result in higher costs of compliance. In

addition, any failure to comply with these laws and regulations could result in the imposition of

fines or other penalties by the relevant authorities. This could have an adverse impact on the

revenue and profits of the Hotel or otherwise adversely affect the Hotels operations and the ability

of OUE H-Trust to make distributions to Stapled Securityholders.

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RISKS RELATING TO THE RETAIL INDUSTRY

The profit earned from, and the value of, the retail assets in OUE H-Trusts portfolio may be

adversely affected by a number of factors.

The revenue earned from, and the value of, the retail assets in OUE H-Trusts portfolio may be

adversely affected by a number of factors, including:

vacancies following the expiry or termination of leases that lead to lower occupancy rates

which reduce the revenue of OUE H-Trust;

the inability to collect rent from tenants on a timely basis or at all;

rental rebates given to tenants facing market pressure;

tenants seeking the protection of bankruptcy laws which could result in delays in the receipt

of rent payments, inability to collect rental income, or delays in the termination of the tenants

lease, which could hinder or delay the re-letting of the space in question;

the amount of rent payable by tenants and the terms on which lease renewals and new

leases are agreed being less favourable than current leases;

the local and international economic climate and real estate market conditions (such as

oversupply of, or reduced demand for, retail and commercial space, changes in market rental

rates and operating expenses for OUE H-Trusts properties);

inability to arrange for adequate management and maintenance or to put in place adequate

insurance (see Risk Factors Risks Relating to Investing in Real Estate The value of OUE

H-Trusts assets might be adversely affected by uninsurable loss or if any of the Sponsor, the

REIT Manager, the Master Lessee, other master lessees and/or OUE H-BT (as the case may

be) do not provide adequate management and maintenance or purchase or put in placeadequate insurance in relation to the assets of OUE H-Trust and its potential liabilities to third

parties (including potential liability claims), for further details);

competition for tenants from other properties which may affect rental levels or occupancy

levels at OUE H-Trusts properties;

changes in laws and governmental regulations in relation to real estate, including those

governing usage, zoning, taxes and government charges. Such revisions may lead to an

increase in management expenses or unforeseen capital expenditure to ensure compliance.

Rights related to the relevant properties may also be restricted by legislative actions, such

as revisions to laws relating to building standards or town planning laws, or the enactmentof new laws related to condemnation and redevelopment;

acts of God, wars, terrorist attacks, riots, civil commotions, adverse weather conditions such

as smog from forest fires and other events beyond OUE H-Trusts control; and

higher interest rates.

To the extent that any of these factors occur, they may impact the revenue earned from, and the

value of, the retail assets in OUE H-Trusts portfolio, which may in turn adversely affect the

business, financial condition, results of op

OUE H-Trust Prospectus

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