CapitaLand Mall Trust : Financial Statements And Related Announcement - First Quarter Results

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT AND DISTRIBUTION ANNOUNCEMENT

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TABLE OF CONTENTS

Item No.	Description	Page No.
-	Summary of CMT Results	2
-	Introduction	3
1(a)	Statements of Total Return & Distribution Statements	4-6
1(b)(i)	Statements of Financial Position	7-8
1(b)(ii)	Aggregate Amount of Borrowings and Debt Securities	9
1(c)	Statements of Cash Flow	10
1d(i)	Statements of Movements in Unitholders' Funds	11
1d(ii)	Details of Any Change in the Units	12
2 & 3	Audit Statement	12
4 & 5	Changes in Accounting Policies	12
6	Earnings Per Unit and Distribution Per Unit	13
7	Net Asset Value / Net Tangible Asset Per Unit	13
8	Review of the Performance	14-15
9	Variance from Previous Forecast / Prospect Statement	15
10	Outlook & Prospects	15
11 & 12	Distributions	16-17
13	Interested Person Transactions	17
14	Confirmation Pursuant to Rule 720(1) of the Listing Manual	17
15	Confirmation Pursuant to Rule 705(5) of the Listing Manual	17

CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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Summary of CMT Results

	FY 2018	FY 2019	1 January 2020 to
	31 March 2020
	Actual	Actual	Actual
Gross Revenue (S$'000)	697,521	786,736	204,296
Net Property Income (S$'000)	493,548	558,215	148,300
Amount Available for Distribution (S$'000)	429,359	461,901	106,007
Distributable Income (S$'000)	410,675 1	441,596 2	31,592 3
Distribution Per Unit ("DPU") (cents)
For the period	11.50¢	11.97¢	0.85¢

Footnotes:

1. Capital distribution and tax-exempt income distribution of S$7.6 million received from CapitaLand Retail China Trust ("CRCT") in FY 2018 had been retained for general corporate and working capital purposes. Prior to the completion of the acquisition of the balance 70.0% of the units in Infinity Mall Trust ("IMT") on 1
   November 2018, CMT received capital distribution of S$11.1 million from IMT, which had been retained for general corporate and working capital purposes.
2. Capital distribution and tax-exempt income distribution of S$13.6 million received from CRCT and capital distribution of S$6.7 million received from Infinity Office Trust ("IOT") in FY 2019 had been retained for general corporate and working capital purposes.
3. For 1Q 2020, in view of the uncertainty and challenges brought about by the rapidly evolving Novel Coronavirus ("COVID-19") pandemic, CapitaLand Mall Trust ("CMT") had retained S$69.6 million of its taxable income available for distribution to Unitholders. In addition, capital distribution of S$4.8 million for the period from 14 August 2019 to 31 December 2019 received from CRCT in 1Q 2020 had been retained for general corporate and working capital purposes.

DISTRIBUTION & RECORD DATE

Distribution	For 1 January 2020 to 31 March 2020
Distribution type	Taxable income
Distribution rate	Taxable income distribution of 0.85 cents per Unit
Record date	12 May 2020
Payment date	5 June 2020

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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INTRODUCTION

CMT (the "Trust") was constituted under a trust deed dated 29 October 2001 entered into between CapitaLand Mall Trust Management Limited (as manager of CMT) (the "Manager") and HSBC Institutional Trust Services (Singapore) Limited (as trustee of CMT) (the "Trustee"), as amended.

CMT is the first Real Estate Investment Trust ("REIT") listed on Singapore Exchange Securities Trading Limited (the "SGX-ST") in July 2002.

The principal activity of CMT is to invest in income producing real estate, which is used or substantially used for retail purposes with the primary objective of achieving an attractive level of return from rental income and for long- term capital growth.

CMT's current portfolio comprises 15 shopping malls which are strategically located in the suburban areas and downtown core of Singapore - Tampines Mall, Junction 8, Funan (retail and office components reopened in June 2019), IMM Building ("IMM"), Plaza Singapura, Bugis Junction, JCube, a 40.0% stake in Raffles City Singapore ("RCS") held through RCS Trust, Lot One Shoppers' Mall, 90 out of 91 strata lots in Bukit Panjang Plaza, The Atrium@Orchard, Clarke Quay, Bugis+, Westgate held through IMT and Bedok Mall held through Brilliance Mall Trust ("BMT"). The retail component of Funan is held through CMT, and the office components are held through Victory Office 1 Trust ("VO1T") and Victory Office 2 Trust ("VO2T").

CMT owns an interest in CRCT, the first China shopping mall REIT listed on the SGX-ST in December 2006. As at 31 March 2020, CMT holds an aggregate of 133,380,335 units in CRCT, which represents an approximately 10.9% interest in CRCT.

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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1(a)(i) Statements of Total Return and Distribution Statements (1Q 2020 vs 1Q 2019)

Statements of Total Return

Gross rental income 2

Car park income

Other income 3

Gross revenue

Property management fees

Property tax

Other property operating expenses 4

Property operating expenses

Net property income

Interest income 5

Investment income 6

Management fees

Trust expenses

Finance costs 7

Net income before share of results of associate and joint ventures

Share of results (net of tax) of:

• Associate 8
• Joint ventures 9

Net income

Dilution loss on investment in associate

Total return for the period before taxation

Taxation

Total return for the period

Distribution Statements

Net income before share of results of associate and joint ventures

Net effect of non-tax (chargeable)/deductible items 10

Distribution from associate

Distribution from joint venture 11

Net loss from subsidiaries 12

Amount available for distribution to Unitholders

Distributable income to Unitholders 13

	Group 1			Trust
1Q 2020	1Q 2019	%	1Q 2020	1Q 2019	%
S$'000	S$'000	Change	S$'000	S$'000	Change
188,811	176,705	6.9	153,798	145,378	5.8
4,400	4,929	(10.7)	3,976	4,474	(11.1)
11,085	11,088	(0.0)	9,107	9,181	(0.8)
204,296	192,722	6.0	166,881	159,033	4.9
(7,469)	(7,456)	0.2	(6,069)	(6,144)	(1.2)
(17,923)	(16,406)	9.2	(14,548)	(13,578)	7.1
(30,604)	(28,762)	6.4	(25,441)	(24,059)	5.7
(55,996)	(52,624)	6.4	(46,058)	(43,781)	5.2
148,300	140,098	5.9	120,823	115,252	4.8
712	1,605	(55.6)	14,138	11,690	20.9
4,815	-	NM	23,587	29,562	(20.2)
(12,848)	(12,444)	3.2	(10,255)	(10,012)	2.4
(985)	(856)	15.1	(896)	(776)	15.5
(28,784)	(27,773)	3.6	(28,771)	(25,085)	14.7
111,210	100,630	10.5	118,626	120,631	(1.7)
-	5,933	NM	-	-	-
13,501	17,906	(24.6)	-	-	-
124,711	124,469	0.2	118,626	120,631	(1.7)
-	(95)	NM	-	-	-
124,711	124,374	0.3	118,626	120,631	(1.7)
-	-	-	-	-	-
124,711	124,374	0.3	118,626	120,631	(1.7)
111,210	100,630	10.5	118,626	120,631	(1.7)
(15,270)	762	NM	(12,619)	789	NM
-	5,927	NM	-	-	-
10,064	13,848	(27.3)	-	-	-
3	253	(98.8)	-	-	-
106,007	121,420	(12.7)	106,007	121,420	(12.7)
31,592	106,293	(70.3)	31,592	106,293	(70.3)

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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Footnotes:

1. Group refers to the Trust and its subsidiaries.
2. For 1Q 2020, this includes amortisation of the rental rebates granted to tenants affected by COVID-19.
   In March 2020, rental rebates of up to 0.5 months were granted to tenants affected by COVID-19. The rental rebates will be amortised in the Statement of Total Return over the remaining lease periods, in accordance with the principles of FRS 116 Leases.
3. Other income comprises various types of miscellaneous income, other than rental income, ancillary to the operation of investment properties. This includes income earned from atrium space and advertisement panels.
4. Other property operating expenses comprise utilities, property management reimbursements, marketing, maintenance and other expenses that are ancillary to the operation of investment properties. Included as part of the other property operating expenses are the following:

Depreciation and amortisation

Allowance for doubtful debts and bad debts written off

	Group			Trust
1Q 2020	1Q 2019	%	1Q 2020	1Q 2019	%
S$'000	S$'000	Change	S$'000	S$'000	Change
536	115	NM	439	106	NM
-	30	NM	-	29	NM

1. At Trust level, it includes interest income on the unitholders' loans extended to BMT, VO1T, VO2T and IMT.
2. Investment income relates to distributions from BMT, IMT, RCS Trust and CRCT for both periods as well as distributions from VO1T and VO2T for 1Q 2020.
3. This includes the interest expense on lease liabilities in relation to the Group's existing operating lease arrangements, in accordance with the principles of FRS 116 Leases.
4. For 1Q 2019, this relates to the equity accounting of CRCT's results on a 3-month lag basis, before it was reclassified to "Equity instrument at fair value" in 3Q 2019.
5. This relates to the Group's 40.0% interest in RCS Trust and 30.0% interest in IOT. Details are as follows:

		Group
	1Q 2020	1Q 2019	%
	S$'000	S$'000	Change
Share of results (net of tax) of joint ventures
- Gross revenue	21,643	23,706	(8.7)
- Property operating expenses	(2,948)	(5,225)	(43.6)
- Net property income	18,695	18,481	1.2
- Finance costs	(3,541)	(3,738)	(5.3)
- Others (A)	(1,653)	3,163	NM
	13,501	17,906	(24.6)
(A) Included management fees.

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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10. Included in the non-tax (chargeable)/deductible items are the following:

			Group			Trust
		1Q 2020	1Q 2019	%	1Q 2020	1Q 2019	%
		S$'000	S$'000	Change	S$'000	S$'000	Change
Non-tax
(chargeable)/deductible items
- Trustee's fees	371	343	8.2	341	339	0.6
- Temporary differences and	(15,641)	419	NM	(12,960)	450	NM
other adjustments (A)
Net effect of non-tax	(15,270)	762	NM	(12,619)	789	NM
(chargeable)/deductible items
(A)	Includes claim for deduction of rental rebates granted in March 2020, to tenants affected by COVID-19.

11. This relates to CMT's 40.0% interest in RCS Trust. In 1Q 2020, RCS Trust has retained S$9.0 million of its taxable income available for distribution, CMT's 40.0% share of the retention is S$3.6 million.

12. In 1Q 2020, this relates to CMT MTN Pte. Ltd. ("CMT MTN"). In 1Q 2019, this relates to CMT MTN, VO1T and VO2T.

13. For 1Q 2020, in view of the uncertainty and challenges brought about by the rapidly evolving COVID-19 pandemic, CMT had retained S$69.6 million of its taxable income available for distribution to Unitholders. In addition, capital distribution of S$4.8 million for the period from 14 August 2019 to 31 December 2019 received from CRCT in 1Q 2020 had been retained for general corporate and working capital purposes.

In 1Q 2019, CMT had retained S$9.2 million of its taxable income available for distribution to Unitholders for distribution in FY 2019. Capital distribution and tax-exempt income distribution of S$5.9 million received from CRCT in 1Q 2019 had also been retained for general corporate and working capital purposes.

NM - not meaningful

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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1(b)(i) Statements of Financial Position As at 31 Mar 2020 vs 31 Dec 2019

Non-current assets

Plant & equipment Investment properties 1 Subsidiaries 2

Joint ventures 3

Equity instrument at fair value 4 Financial derivatives 5

Other non-current asset

Total non-current assets

Current assets

Trade & other receivables Cash & cash equivalents Financial derivatives 5

Total current assets

Total assets

Current liabilities

Financial derivatives 5 Trade & other payables

Current portion of security deposits

Short-term borrowings 6 Short-term lease liabilities 7 Provision for taxation

Total current liabilities

Non-current liabilities

Financial derivatives 5 Long-term borrowings 8 Long-term lease liabilities 7

Non-current portion of security deposits

Total non-current liabilities

Total liabilities

Net assets

Unitholders' funds

	Group			Trust
31 Mar	31 Dec	%	31 Mar	31 Dec	%
2020	2019	2020	2019
S$'000	S$'000	Change	S$'000	S$'000	Change
3,426	3,290	4.1	1,965	1,849	6.3
10,423,337	10,415,843	0.1	8,211,113	8,203,845	0.1
-	-	-	2,128,408	2,130,270	(0.1)
847,015	840,851	0.7	596,316	593,041	0.6
162,724	214,742	(24.2)	162,724	214,742	(24.2)
128,504	25,001	NM	-	-	-
2,971	3,343	(11.1)	1,650	1,927	(14.4)
11,567,977	11,503,070	0.6	11,102,176	11,145,674	(0.4)
23,788	26,391	(9.9)	34,295	32,990	4.0
131,262	202,198	(35.1)	87,615	156,097	(43.9)
7,194	-	NM	-	-	-
162,244	228,589	(29.0)	121,910	189,087	(35.5)
11,730,221	11,731,659	(0.0)	11,224,086	11,334,761	(1.0)
-	2,542	NM	-	-	-
135,407	166,857	(18.8)	113,621	144,712	(21.5)
46,660	62,532	(25.4)	37,595	48,140	(21.9)
682,810	259,807	NM	673,863	261,880	NM
2,882	2,865	0.6	2,119	2,107	0.6
167	167	-	-	-	-
867,926	494,770	75.4	827,198	456,839	81.1
5,445	31,137	(82.5)	5,445	775	NM
2,974,495	3,301,070	(9.9)	2,869,230	3,278,070	(12.5)
7,764	8,457	(8.2)	7,717	8,217	(6.1)
101,009	128,986	(21.7)	78,439	105,294	(25.5)
3,088,713	3,469,650	(11.0)	2,960,831	3,392,356	(12.7)
3,956,639	3,964,420	(0.2)	3,788,029	3,849,195	(1.6)
7,773,582	7,767,239	0.1	7,436,057	7,485,566	(0.7)
7,773,582	7,767,239	0.1	7,436,057	7,485,566	(0.7)

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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Footnotes:

1. The carrying amounts of the investment properties were assessed by the Manager as at 31 March 2020, based on methodologies including discounted cash flow, capitalisation and comparison methods. The key inputs used in the assessment were the discount rates, terminal yields and capitalisation rates, which were unobservable. As at 31 December 2019, the carrying amounts of the investment properties were based on valuations performed by the independent external valuers. In addition, the Group has recognised its existing operating lease arrangements where the Group is a lessee as right of use assets in accordance with the principles of FRS 116 Leases.

1. The outbreak of the COVID-19 continues to affect the retail sector negatively. Given that, the potential impact of COVID-19 is fluid and evolving, significant market uncertainty exists. Consequently, valuations of investment properties are subject to significant estimation uncertainty. Therefore the carrying amounts of the investment properties may change significantly after 31 March 2020.

2. This refers to investments in BMT, IMT, CMT MTN, VO1T and VO2T and the unitholders' loans to subsidiaries.
3. This refers to 40.0% interest in RCS Trust and 30.0% interest in IOT.
4. As at 31 March 2020, this relates to CMT's interest in CRCT of 10.9%, CMT's investment in CRCT was 133,380,335 units at fair value of S$162.7 million.
5. Financial derivative assets and liabilities relate to fair value of the cross currency and interest rate swaps.
6. As of 31 March 2020, these relate to Medium Term Notes ("MTNs") of S$100.0 million and JPY10.0 billion as well as unsecured bank borrowings due in FY 2020. It also includes MTN of JPY 5.0 billion and the S$350.0 million 7-year retail bonds issued under the S$2.5 billion retail bond programme by CMT due in 1Q 2021.
7. This relates to the lease liabilities recognised by the Group on its existing operating lease arrangements in accordance with the principles of FRS 116 Leases.
8. As of 31 March 2020, these relate mainly to the fixed and floating rate notes issued by CMT MTN through its US$3.0 billion Euro-Medium Term Note ("EMTN") Programme and S$3.5 billion Multicurrency Medium Term Note Programme as well as unsecured bank borrowings of the Group.

NM - not meaningful

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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1(b)(ii) Aggregate Amount of Borrowings and Debt Securities

	Group		Trust
	31 Mar 2020		31 Dec 2019	31 Mar 2020		31 Dec 2019
	S$'000		S$'000	S$'000		S$'000
Unsecured borrowings
Amount repayable after one year	2,981,163		3,307,798	2,875,898		3,284,798
Less: Unamortised transaction costs	(6,668)		(6,728)	(6,668)		(6,728)
	2,974,495		3,301,070	2,869,230		3,278,070
Amount repayable within one year	683,157		260,137	674,210		262,210
Less: Unamortised transaction costs	(347)		(330)	(347)		(330)
	682,810		259,807	673,863		261,880
Total unsecured borrowings	3,657,305		3,560,877	3,543,093		3,539,950

All 14 properties (wholly owned, directly and indirectly held by CMT) are unencumbered.

Ratios

	Group
	31 Mar 2020		31 Dec 2019
Aggregate Leverage	33.3%		32.9%
Interest Coverage (times)	4.6 x		4.7 x

For information only

CMT's 40.0% share of RCS Trust's aggregate amount of borrowings are as follows:

Unsecured borrowings

Amount repayable after one year Less: Unamortised transaction costs

Amount repayable within one year Less: Unamortised transaction costs

Total unsecured borrowings

For information only

31 Mar 2020	31 Dec 2019
S$'000	S$'000
422,600	420,600
(495)	(537)
422,105	420,063
48,000	48,000
(14)	(29)
47,986	47,971
470,091	468,034

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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1(c) Statements of Cash Flow (1Q 2020 vs 1Q 2019)

Operating activities Total return for the period Adjustments for:

Interest income Investment income Finance costs Assets written off

Gain on disposal of plant and equipment Amortisation of rental rebates and lease incentives Depreciation and amortisation

Allowance for doubtful debts and bad debts written off Share of result of associate

Share of results of joint ventures Dilution loss on investment in associate

Operating income before working capital changes Changes in working capital:

Trade and other receivables

Trade and other payables

Security deposits 1

Cash flows from operating activities

Investing activities

Interest received

Distribution received from associate Distributions received from joint ventures Distribution received from equity instrument Capital expenditure on investment properties

Capital expenditure on investment properties under development Purchase of plant and equipment

Proceeds from disposal of plant and equipment

Cash flows from/(used in) investing activities

Financing activities

Payment of issue and financing expenses

Proceeds from interest-bearing loans and borrowings Repayment of interest-bearing loans and borrowings Payment of lease liabilities 2

Distribution paid to Unitholders 3 Interest paid

Cash flows used in financing activities (Decrease)/increase in cash and cash equivalents Cash and cash equivalents at beginning of the period Cash and cash equivalents at end of the period

Footnotes:

Group

1Q 2020	1Q 2019
S$'000	S$'000
124,711	124,374
(712)	(1,605)
(4,815)	-
28,784	27,773
-	1
-	(1)
2,718	-
536	115
-	30
-	(5,933)
(13,501)	(17,906)
-	95
137,721	126,943
(2,129)	(513)
(22,359)	(217)
(43,848)	4,968
69,385	131,181
871	1,477
-	5,927
14,346	14,991
4,815	-
(14,658)	(5,128)
-	(50,005)
(290)	(98)
-	2
5,084	(32,834)
(687)	(1,090)
122,000	149,300
(118,900)	(100,000)
(676)	(741)
(114,722)	(57,516)
(32,420)	(35,359)
(145,405)	(45,406)
(70,936)	52,941
202,198	348,503
131,262	401,444

1. Mainly due to utilisation of security deposits to offset rental receipts in March 2020, as part of the COVID- 19 support package to ease the cashflows of tenants.
2. This relates to the payment of principal portion of the lease liabilities in accordance with the principles of FRS 116 Leases.
3. Distributions for 1Q 2020 is for the period from 1 October 2019 to 31 December 2019 paid in February 2020. Distributions for 1Q 2019 is for the period from 8 November 2018 to 31 December 2018 paid in February 2019.

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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1(d)(i) Statements of Movements in Unitholders' Funds (1Q 2020 vs 1Q 2019)

Balance as at beginning of the period Operations

Total return for the period

Movement in hedging reserves 1

Movement in foreign currency translation reserves 2

Movement in general reserves 2

Movement in fair value reserves 3

Unitholders' transactions

Creation of Units

• Units issued in respect of RCS Trust's management fees 4

Distributions to Unitholders 5

Net decrease in net assets resulting from Unitholders' transactions

Balance as at end of the period

Footnotes:

Group		Trust
1Q 2020		1Q 2019	1Q 2020		1Q 2019
S$'000		S$'000	S$'000		S$'000
7,767,239		7,429,300	7,485,566		7,148,117
124,711		124,374	118,626		120,631
45,097		22,395	(4,670)		-
-		(4,142)	-		-
-		181	-		-
(52,018)		-	(52,018)		-
3,275		3,219	3,275		3,219
(114,722)		(57,516)	(114,722)		(57,516)
(111,447)		(54,297)	(111,447)		(54,297)
7,773,582		7,517,811	7,436,057		7,214,451

1. For 1Q 2020, this includes movements in hedging reserves of CMT MTN and the Group's share in RCS Trust's hedging reserves. For 1Q 2019, this includes movements in hedging reserves of CMT MTN, IMT and the Group's share in RCS Trust's as well as CRCT's hedging reserves.
2. For 1Q 2019, these relate to the Group's share in CRCT's foreign currency translation reserves and general reserves. With effect from 3Q 2019, the Group's investment in CRCT was reclassified from
   "Associate" to "Equity instrument at fair value".
3. For 1Q 2020, this relates to the fair value loss on the investment of CRCT which was accounted as "Equity instrument at fair value" with effect from 3Q 2019.
4. For 1Q 2020, it relates to payment of 50.0% of base component of management fees for 4Q 2019 as well as performance component of management fees for FY 2019 which were issued in February 2020. The remaining 50.0% of the base component of the management fees is paid in cash.
   For 1Q 2019, it relates to payment of 50.0% of base component of management fees for 4Q 2018 as well as performance component of management fees for FY 2018 which were issued in February 2019. The remaining 50.0% of the base component of the management fees is paid in cash.
5. Distributions for 1Q 2020 is for the period from 1 October 2019 to 31 December 2019 paid in February 2020. Distributions for 1Q 2019 is for the period from 8 November 2018 to 31 December 2018 paid in February 2019.

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CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

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1(d)(ii) Details of any change in the issued Units (1Q 2020 vs 1Q 2019)

	Trust
	1Q 2020		1Q 2019
	Units		Units
Issued Units as at beginning of the period	3,688,804,100		3,686,902,315
New Units issued:
- As payment of management fees in relation to 40.0% interest	1,350,480		1,406,035
in RCS Trust 1
Issued Units as at end of the period	3,690,154,580		3,688,308,350

Footnotes:

1. For 1Q 2020, it relates to payment of 50.0% of base component of management fees for 4Q 2019 as well as performance component of management fees for FY 2019 which were issued in February 2020. The remaining 50.0% of the base component of the management fees is paid in cash.

For 1Q 2019, it relates to payment of 50.0% of base component of management fees for 4Q 2018 as well as performance component of management fees for FY 2018 which were issued in February 2019. The remaining 50.0% of the base component of management fees is paid in cash.

1. Whether the figures have been audited or reviewed, and in accordance with which auditing standard or practice.
   The financial information of the Group for the first quarter ended 31 March 2020 as set out in this announcement has been extracted from the interim financial information for the first quarter ended 31 March 2020, which has been reviewed by our auditors in accordance with Singapore Standard on Review Engagements SSRE 2410 "Review of Interim Financial Information Performed by the Independent Auditor of the Entity".
2. Where the figures have been audited or reviewed, the auditor's report (including any qualifications or emphasis of matter)
   Please refer to the attached auditors' review report.
3. Whether the same accounting policies and methods of computation as in the issuer's most recent audited annual financial statements have been complied
   Except as disclosed in paragraph 5 below, the Group has applied the same accounting policies and methods of computation in the preparation of the financial statements for the current reporting period compared with the audited financial statements for the year ended 31 December 2019.
4. If there are any changes in the accounting policies and methods of computation, including any required by an accounting standard, what has changed, as well as the reasons for, and the effect of, the change

A number of new standards and interpretations and amendments to standards are effective for annual periods beginning after 1 January 2020 and earlier application is permitted; however, the Group has not early adopted the new or amended standards and interpretations in preparing these financial statements.

The Group has assessed and does not expect the application of these standards to have a significant impact on the financial statements.

Page 12 of 17

CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

_____________________________________________________________________

6 Earnings per Unit ("EPU") and DPU for the financial period

In computing the DPU, the number of Units as at the end of each period is used.

EPU

Basic and Diluted EPU

Weighted average number of Units in issue

Based on weighted average number of Units in issue 1

DPU

Number of Units in issue at end of the period

Based on the number of Units in issue at end of the period

Footnote:

Group	Trust
1Q 2020	1Q 2019	1Q 2020	1Q 2019
3,689,293,835	3,687,433,484	3,689,293,835	3,687,433,484
3.38¢	3.37¢	3.22¢	3.27¢
3,690,154,580	3,688,308,350	3,690,154,580	3,688,308,350
0.85¢	2.88¢	0.85¢	2.88¢

1. In computing the EPU, total returns for the period after tax and the weighted average number of Units at the end of the period are used.

7 Net asset value ("NAV") / Net tangible asset ("NTA") per Unit based on issued Units at end of the period

Number of Units issued at end of the period

NAV / NTA ($'000)

NAV / NTA per Unit 1 ($)

Adjusted NAV / NTA per Unit (excluding the distributable income) ($)

Footnote:

Group	Trust
31 Mar 2020	31 Dec 2019	31 Mar 2020	31 Dec 2019
3,690,154,580	3,688,804,100	3,690,154,580	3,688,804,100
7,773,582	7,767,239	7,436,057	7,485,566
2.11	2.11	2.02	2.03
2.10	2.07	2.01	2.00

1. NAV / NTA per Unit is computed based on net asset value / net tangible asset over the issued Units at the end of the period.

Page 13 of 17

CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

_____________________________________________________________________

8 Review of the performance

	Group
	1Q 2020		1Q 2019
	S$'000		S$'000
Income Statements
Gross revenue	204,296		192,722
Property operating expenses	(55,996)		(52,624)
Net property income	148,300		140,098
Interest income	712		1,605
Investment income	4,815		-
Management fees	(12,848)		(12,444)
Trust expenses	(985)		(856)
Finance costs	(28,784)		(27,773)
Net income before share of results of associate and joint ventures	111,210		100,630
	Group
	1Q 2020		1Q 2019
	S$'000		S$'000
Distribution Statements
Net income before share of results of associate and joint ventures	111,210		100,630
Net effect of non-tax (chargeable)/deductible items	(15,270)		762
Distribution from associate	-		5,927
Distribution from joint venture	10,064		13,848
Net loss from subsidiaries	3		253
Amount available for distribution to Unitholders	106,007		121,420
Distributable income to Unitholders	31,592 1		106,293 2
DPU (in cents)
For the period	0.85 1		2.88 2

Footnotes:

1. For 1Q 2020, in view of the uncertainty and challenges brought about by the rapidly evolving COVID-19 pandemic, CMT had retained S$69.6 million of its taxable income available for distribution to Unitholders. In addition, capital distribution of S$4.8 million for the period from 14 August 2019 to 31 December 2019 received from CRCT in 1Q 2020 had been retained for general corporate and working capital purposes.
2. In 1Q 2019, CMT had retained S$9.2 million of its taxable income available for distribution to Unitholders for distribution in FY2019. Capital distribution and tax-exempt income distribution of S$5.9 million received from CRCT in 1Q 2019 had also been retained for general corporate and working capital purposes.

Page 14 of 17

CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

_____________________________________________________________________

1Q 2020 vs 1Q 2019

Gross revenue for 1Q 2020 was S$204.3 million, an increase of S$11.6 million or 6.0% from 1Q 2019. The increase was mainly due to the commencement of Funan (retail and office components) operations in June 2019, partially offset by the amortisation of rental rebates granted to tenants affected by COVID-19. Funan contributed S$15.8 million to the total gross revenue of the Group in 1Q 2020.

Property operating expenses for 1Q 2020 were S$56.0 million, an increase of S$3.4 million or 6.4% from 1Q 2019. The increase was mainly due to higher property operating expenses incurred by Funan upon the commencement of operations in June 2019.

Management fees at S$12.8 million were S$0.4 million or 3.2% higher than 1Q 2019.

Finance costs for 1Q 2020 of S$28.8 million were S$1.0 million or 3.6% higher than the same quarter last year. The increase was mainly due to higher financing costs incurred for Funan. The increase was partially offset by the repayment of EMTN of JPY10.0 billion in October 2019 using internal sources of funds.

9 Variance from Previous Forecast / Prospect StatementCMT has not disclosed any forecast to the market.

10 Commentary on the competitive conditions of the industry in which the Group operates and any known factors or events that may affect the Group in the next reporting period and the next 12 months

The on-goingCOVID-19 global outbreak is a fluid and evolving situation. To minimise further spread of COVID- 19 in Singapore, the Singapore Government has imposed increasingly tighter measures including a stricter border control, enhanced safe distancing and crowd control, and more recently a 'circuit breaker' whereby all non-essential businesses must stop operations at their workplaces for a period from 7 April 2020 to 1 June 2020. These measures will inevitably have a material short-term impact on retail footfall and sales across the country, including CMT's properties. CMT expects downtown malls to be more impacted than suburban malls. The ongoing 'circuit breaker' has resulted in approximately 25% of the portfolio's tenants operating in the shopping malls. Shopper traffic and tenant sales are expected to remain weak amidst uncertainty of the pandemic and there will be pressure on rental reversion due to cautious retailer sentiment. To cushion the impact of such control measures on tenants, the Singapore Government has recently also passed legislation to allow for rental deferments by tenants who are materially affected by COVID-19 for a period of six months from the date of such legislation coming into force (i.e. 20 April 2020) which may be extended to a year. These measures will impact the cash flow and financial performance of the properties and CMT for the next reporting period and the next 12 months. However, the recent government regulations to provide Singapore real estate investment trusts with greater flexibility to manage their cash flows and raise funds have been timely in enhancing CMT's financial resilience. CMT is also equipped with bank facilities for working capital requirements for FY 2020 and FY 2021. Nevertheless, the uncertainty and challenges that the COVID-19 pandemic brings with it are unprecedented, and the full extent of the impact on CMT's financial performance and operations cannot be determined at this stage.

The management team is actively monitoring the development of this pandemic, and has taken the necessary precautionary measures at our properties in accordance with guidelines from local health authorities. To preserve the vitality of our retail ecosystem, we have been among the first in Singapore to introduce a tenant relief package since the outbreak began. In line with its support for tenants, CMT will be passing on the full savings from the property tax rebates granted by the Singapore Government. To date, CMT has committed a rental relief package totalling approximately S$114 million. This translates into 100% rental rebates for April and May 2020 for almost all its retail tenants, inclusive of the value of property tax rebates. Additional rental rebate was granted from 27 to 31 March 2020 for tenants ordered to close their premises since 27 March 2020. On top of that, eligible tenants were granted a waiver on their turnover rent and were permitted to use one-month security deposit to offset their rents in March 2020. CMT may extend further support in the coming months as we expect the retail operating environment to continue to remain challenging immediately post circuit breaker. To maintain our financial resilience, CMT is suspending all non-essential operating and capital expenditure. Asset enhancement and development initiatives are also being deferred, except for the ongoing upgrading works at Lot One Shoppers' Mall.

CMT has a balanced portfolio of quality shopping malls, which are well-connected to public transportation hubs and are strategically located either in areas with large population catchments or within Singapore's popular shopping destinations. This, coupled with a large and diversified tenant base, will contribute to the stability and resilience of our platform amidst the recent headwinds.

Going forward, the manager will focus on mitigating the negative impact of this challenging operating environment on our DPU.

Page 15 of 17

CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

_____________________________________________________________________

11 Distributions

11(a) Current financial period
Any distributions declared for the current financial period?		Yes.
Name of distribution	: Distribution for 1 January 2020 to 31 March 2020
		Distribution Type		Distribution Rate Per
				Unit (cents)
		Taxable Income		0.85
		Total		0.85

	Par value of Units	:	NA
	Tax rate	:	Taxable Income Distribution
			Qualifying investors and individuals (other than those who hold their
			Units through a partnership) will generally receive pre-tax
			distributions. These distributions are exempt from Singapore income
			tax in the hands of individuals unless such distributions are derived
			through a Singapore partnership or from the carrying on of a trade,
			business or profession.
			Qualifying foreign non-individual investors and foreign fund investors
			will receive their distributions after deduction of tax at the rate of
			10%.
			All other investors will receive their distributions after deduction of
			tax at the rate of 17%.
	Remarks	:	NA
11(b)	Corresponding period of the preceding financial period
	Any distributions declared for the corresponding period of the immediate preceding	Yes.
	financial period?
	Name of distribution	: Distribution for 1 January 2019 to 31 March 2019
				Distribution Type		Distribution Rate Per
						Unit (cents)
				Taxable Income		2.88
				Total		2.88
	Par value of Units	:		NA
	Tax rate	:		Taxable Income Distribution
			Qualifying investors and individuals (other than those who hold their
			Units through a partnership) will generally receive pre-tax distributions.
			These distributions are exempt from Singapore income tax in the
			hands of individuals unless such distributions are derived through a
			Singapore partnership or from the carrying on of a trade, business or
			profession.
			Qualifying foreign non-individual investors will receive their distributions
			after deduction of tax at the rate of 10%.
			All other investors will receive their distributions after deduction of tax
			at the rate of 17%.
	Remarks	:		NA
11(c)	Date payable	:	5 June 2020
11(d)	Record date	: 12 May 2020

Page 16 of 17

CAPITALAND MALL TRUST

2020 FIRST QUARTER UNAUDITED FINANCIAL STATEMENT & DISTRIBUTION ANNOUNCEMENT

_____________________________________________________________________

1. If no distribution has been declared/recommended, a statement to that effect
   NA
2. Interested Person Transactions
   CMT has not obtained a general mandate from Unitholders for Interested Person Transactions.
3. Confirmation pursuant to Rule 720(1) of the Listing Manual
   The Manager confirms that it has procured undertakings from all its Directors and Executive Officers in the format set out in Appendix 7.7 of the Listing Manual of the SGX-ST (the "Listing Manual"), as required by Rule 720(1) of the Listing Manual.
4. Confirmation pursuant to Rule 705(5) of the Listing Manual
   To the best of our knowledge, nothing has come to the attention of the Board of Directors of the Manager which may render the unaudited interim financial results of the Group and the Trust (comprising the statements of financial position as at 31 March 2020, statements of total return & distribution statements, statements of cash flow and statements of movements in unitholders' funds for the quarter ended on that date), together with their accompanying notes, to be false or misleading, in any material respect.

On behalf of the Board of Manager

Jason Leow Juan Thong	Tan Tee Hieong
Director	Chief Executive Officer

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

BY ORDER OF THE BOARD

CAPITALAND MALL TRUST MANAGEMENT LIMITED (Company registration no. 200106159R)

(as Manager of CapitaLand Mall Trust)

Lee Ju Lin, Audrey

Company Secretary

30 April 2020

Page 17 of 17

KPMG LLP	Telephone	[phone]
16 Raffles Quay #22-00	Fax	[phone]
Hong Leong Building	Internet	www.kpmg.com.sg
Singapore 048581

Report on review of Interim Financial Information

The Board of Directors

CapitaLand Mall Trust Management Limited

(in its capacity as Manager of CapitaLand Mall Trust)

Introduction

We have reviewed the accompanying interim financial information (the "Interim Financial Information") of CapitaLand Mall Trust and its subsidiaries (the "Group") for the three-month period ended 31 March 2020. The Interim Financial Information consists of the following:

• Statement of Financial Position of the Group as at 31 March 2020;
• Statement of Total Return of the Group for the three-month period ended 31 March 2020;
• Distribution Statement of the Group for the three-month period ended 31 March 2020;
• Statement of Movements in Unitholders' Funds of the Group for the three-month period ended 31 March 2020;
• Portfolio Statement of the Group as at 31 March 2020;
• Statement of Cash Flows of the Group for the three-month period ended 31 March 2020; and
• Certain explanatory notes to the above Interim Financial Information.

CapitaLand Mall Trust Management Limited (the "Manager" of CapitaLand Mall Trust) is responsible for the preparation and presentation of this Interim Financial Information in accordance with the recommendations of the Statement of Recommended Accounting Practice ("RAP") 7 Reporting Framework for Unit Trusts relevant to interim financial information, issued by the Institute of Singapore Chartered Accountants ("ISCA"). Our responsibility is to express a conclusion on this Interim Financial Information based on our review.

Scope of review

We conducted our review in accordance with Singapore Standard on Review Engagements 2410 Review of Interim Financial Information Performed by the Independent Auditor of the Entity. A review of interim financial information consists of making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical and other review procedures. A review is substantially less in scope than an audit conducted in accordance with Singapore Standards on Auditing and consequently does not enable us to obtain assurance that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not express an audit opinion.

KPMG LLP (Registration No. T08LL1267L), an accounting limited liability partnership registered in Singapore under the Limited Liability Partnership Act (Chapter 163A) and a member firm of the KPMG network of independent member firms affiliated with KPMG International Cooperative ("KPMG International"), a Swiss entity.

CapitaLand Mall Trust and its Subsidiaries

Review of Interim Financial Information

Three-month period ended 31 March 2020

Other Matter

The Interim Financial Information for the comparative period ended 31 March 2019 have not been audited or reviewed.

Conclusion

Based on our review, nothing has come to our attention that causes us to believe that the accompanying Interim Financial Information is not prepared, in all material respects, in accordance with the recommendations of RAP 7 Reporting Framework for Unit Trusts relevant to interim financial information issued by the ISCA.

Restriction on use

Our report is provided in accordance with the terms of our engagement. Our work was undertaken so that we might report to you on the Interim Financial Information for the purpose of assisting CapitaLand Mall Trust to meet the requirements of paragraph 3 of Appendix 7.2 of the Singapore Exchange Limited Listing Manual and comply with the requirements of Rule 25 of Singapore Code of Take-Overs and Mergers, and for no other purpose. Our report is included in the unaudited financial statements and distribution announcement of CapitaLand Mall Trust for the first quarter ended 31 March 2020 for the information of the Unitholders. We do not assume responsibility to anyone other than the CapitaLand Mall Trust for our work, for our report, or for the conclusions we have reached in our report.

KPMG LLP

Public Accountants and

Chartered Accountants

Singapore

30 April 2020

Report from the IFA in respect of the Interim Financial Information

30 April 2020

The Board of Directors (the "Directors") of

CapitaLand Mall Trust Management Limited

(as Manager of CapitaLand Mall Trust)

168 Robinson Road

#30-01 Capital Tower

Singapore 068912

HSBC Institutional Trust Services (Singapore) Limited

(as Trustee of CapitaLand Mall Trust)

21 Collyer Quay

#10-02 HSBC Building

Singapore 049320

Dear Sirs,

Report from the IFA in respect of the Interim Financial Information (as defined herein) made in the announcement which was released by CapitaLand Mall Trust ("CMT" or "the Company") on SGXNET on 30 April 2020

For the purpose of this letter, capitalised terms not otherwise defined shall have the meaning given to them in the Joint Announcement in relation to the Merger of CapitaLand Mall Trust and CapitaLand Commercial Trust dated 22 January 2020.

On 22 January 2020, the CMT Manager and the CCT Manager jointly announced the Merger, which shall be effected through acquisition by CMT of all the issued and paid-up units in CCT by way of a trust scheme of arrangement in compliance with the Code.

On 30 April 2020, the Directors had approved the unaudited financial statements announcement of CMT and its subsidiaries (the "Group") relating to its financial performance for the three-month period ended 31 March 2020 (the "Interim Financial Information").

We have reviewed the Interim Financial Information and have held discussions with the management of the Company who are responsible for the preparation of the Interim Financial Information.

The Interim Financial Information were arrived at on bases consistent with the significant accounting policies and methods of computation adopted by the Group for the preparation of the audited consolidated financial statements of the Group for the full year ended 31 December 2019 ("FY2019"), which are set out in the annual report of the Group for FY2019.

ANZ Corporate Advisory

10 Collyer Quay, #22-00 Ocean Financial Centre, Singapore 049315

Australia and New Zealand Banking Group Limited ACN 005 357 522 | Singapore Registration Number F00002839E

We have also considered the Report on review of Interim Financial Information dated 30 April 2020 issued by KPMG LLP, being the external independent auditors of the Group, relating to their review of the Interim Financial Information.

Based on the above, we are of the opinion that the Interim Financial Information have been made by the Directors after due and careful enquiry.

For the purpose of this letter, we have relied on and assumed the accuracy and completeness of all information provided to us and/or discussed with us by the CMT Manager. Save as provided in this letter, we do not express any other opinion or views on the Interim Financial Information. The Directors remain solely responsible for the Interim Financial Information.

The letter is provided to the Directors solely for the purpose of complying with Rule 25 of the Singapore Code on Take-overs and Mergers and not for any other purpose. We do not accept any responsibility to any person(s), other than CMT and the Directors, in respect of, arising out of, or in connection with this letter.

Yours faithfully

For and on behalf of

Australia and New Zealand Banking Group Limited, Singapore Branch

Ilhem Dib

Head of Corporate Advisory, Asia

ANZ Corporate Advisory

10 Collyer Quay, #22-00 Ocean Financial Centre, Singapore 049315

Australia and New Zealand Banking Group Limited ACN 005 357 522 | Singapore Registration Number F00002839E