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Feb 16, 2012


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Business Interests

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Real Estate

Megaworld Corporation

Through the years, Megaworld has been developing integrated mega-communities that offer basically everything that tenants want and need. This the Company does in pursuit of its prime objective of providing the "perfect" community that offers comfort, convenience and everything else.


Megaworld believes that the perfect community is one that fulfills the basic needs of its residents and tenants—comfort, convenience, and security, among others. With this in mind, Megaworld set out to develop complete mega-communities where residents can live, work, play, learn, and even shop—all within their areas of residence. Megaworld, in fact, pioneered the "live-work-play-learn" development concept—building perfect communities that not only have residences but also workplaces, commercial establishments, and learning institutions.


Megaworld is one of the leading property developers in the Philippines and is primarily engaged in the development in Metro Manila of large scale mixed-use planned communities, or townships, that integrate residential, commercial, leisure and entertainment components. Founded in 1989, Megaworld initially established a reputation for building high-quality residential condominiums and commercial properties located in convenient urban locations, with access to offices and to leisure and entertainment centers in Metro Manila. Beginning in 1996, in response to demand for the lifestyle convenience of having quality residences in close proximity to office and leisure facilities, Megaworld began to focus on the development of mixed-use communities, primarily for the middle-income market, by commencing the development of its Eastwood City project.


Megaworld's real estate portfolio includes residential condominium units, subdivision lots, as well as office projects and retail space. Megaworld's current land bank consists of real estate that it has acquired in prime locations in the Philippines such as Makati, Quezon City, Iloilo and Cebu. In 2007, Megaworld acquired a 54- hectare property which was the site of the old domestic airport in Mandurriao, Iloilo, on which its expects to develop a township community. It also acquired a 25-hectare property in Mactan, Cebu where it plans to develop a mixed-use project. In 2009, Megaworld continued to increase its land bank for development projects by acquiring development rights for the government-owned properties such as the JUSMAG and NAPOLCOM properties.


In 2009, Megaworld's 20th year of operations, the Company experienced another banner year as its residential projects continued to perform well and the growth of the BPO industry further created increasing demand for office spaces. As such, Megaworld's net income amounted to a record P4.06 billion in 2009, 7.1percent higher than the previous year's net income of P3.79 billion. Total revenues, in turn, grew by 2.7 percent to P17.76 billion from P17.30 billion in 2008. The increase in total revenues was mainly due to an increase in real estate sales, rental income and interest income for the year.


Megaworld continued this momentum of growth into 2010 as the Company closed the first half of the year with a net income of P2.24 billion, 12 percent higher than the same period the previous year. From 1996 to 2009, Megaworld and its affiliates launched over 215 residential buildings, office buildings and a hotel consisting in aggregate of more than 5.4 million sq. m. of space.


Megaworld's current property development projects consist of mixed-use residential and commercial developments located throughout Metro Manila and residential units at the Araneta Center in Quezon City. The objective of each of the mixed-use developments is to provide an integrated community with high quality "live-work-play-learn" amenities within close proximity to each other. Each of Megaworld's main projects are described in detail below.

EASTWOOD CITY

Eastwood City is a mixed-use project developed on approximately 16 hectares of land in Quezon City, Metro Manila that integrates corporate, residential, education/training, leisure and entertainment components. In response to growing demand for office space with infrastructure capable of supporting IT-based operations such as high-speed telecommunications facilities, 24-hour uninterruptible power supply and computer security, Megaworld launched the Eastwood City CyberPark, the Philippines' first IT park, within Eastwood City in 1997. Global companies located in the Eastwood City CyberPark include the headquarters of IBM Philippines and Citibank's credit card and data center operations as anchor tenants.


In connection with development of the CyberPark, Megaworld was instrumental in working with the Government to obtain the first PEZA-designated special economic zone status for an IT park in 1999. A PEZA special economic zone designation confers certain tax incentives such as an income tax holiday of four to six years and other tax exemptions upon businesses that are located within the zone. The planning of Eastwood City adopts an integrated approach to urban planning, with an emphasis on the development of the Eastwood City CyberPark to provide offices with the infrastructure to support BPO and other technology-driven businesses, and to provide education/training, restaurants, leisure and retail facilities and residences to complement Eastwood City CyberPark. Once the entire residential zone of Eastwood City is fully developed, it is expected to consist of 20 high-rise towers. Each tower is designed according to a specific theme and style. Typical building amenities include 24-hour security, high-speed elevators, parking, a swimming pool and other recreational facilities.

As of mid-year 2010, the office properties at Eastwood City consist of nine Grade A office buildings. According to Colliers International Research, in addition to other distinguishing characteristics, Grade A buildings are those which are located in a central business district and which meet minimum size and finish specifications, compared to premium buildings which are located in the core of a central business district and Grade B buildings which are outside of a central business district. Tenants in the Eastwood City CyberPark include major multinational corporations, largely comprised of software developers, data encoding and conversion centers, call centers, system integrations, IT and computer system support.

Eastwood City's leisure and entertainment zones are designed to complement the office and residential buildings in the community township. As of mid-2010, Megaworld leased the properties in the leisure and entertainment zone, comprising an aggregate of approximately 50,000 sq. m. of leasable floor area to close to 400 commercial tenants.

FORBES TOWN CENTER

The Forbes Town Center project is located on five hectares of land in Bonifacio Global City, Taguig, Metro Manila, and is adjacent to the Manila Golf Club, the Manila Polo Club and the prestigious Forbes Park residential subdivision. Upon completion, Forbes Town Center is expected to consist of residential, retail and entertainment properties.


Once completed, the Forbes Town Center residential zone is expected to consist of 13 towers. The leisure and entertainment zone, on the other hand, is expected to consist of 20,000 square meters devoted to bars, restaurants, and specialty shops, which are designed to complement the residential buildings in this development as well as the surrounding office areas in Bonifacio Global City.

MCKINLEY HILL

McKinley Hill is Megaworld's flagship project to-date. The project being developed on approximately 50 hectares of land located in Fort Bonifacio, Taguig, Metro Manila. Once completed, the McKinley Hill project is expected to consist of office, residential, retail, educational, entertainment and recreational properties.


The McKinley Hill residential zone consists of subdivision lots for low-density single-detached homes and clusters of low-rise residential garden villas. Construction of the development began in 2005.


The subdivision project includes amenities such as a clubhouse and communal swimming pool for residents. The residential zone is also comprised of several garden villa clusters with five or six storey villas in each cluster. In addition, the Stamford Executive Residences, the Morgan Executive Residences, each consisting of three residential clusters, and the Venice, a two-cluster development, are under construction.


The office properties in McKinley Hill are expected to consist of Grade A office buildings. Similar to Eastwood City CyberPark, tenants are expected to include major multinational corporations, largely comprised of software developers, data encoding and conversion centers, call centers, system integrations, IT and computer system support. Corporate zone tenants will also be entitled to various tax incentives in conjunction with the PEZA special economic zone status conferred upon the McKinley Hill CyberPark.


The McKinley Hill leisure and entertainment zone is expected to consist of bars, restaurants, specialty shops, cinemas and sports complex, which are expected to complement the office and residential buildings in the community township. The leisure and entertainment zone is expected to have a Venetian theme. The first phase of the leisure and entertainment zone was completed in 2009. McKinley Hill is also the site of three international schools; namely, the Chinese International School, the Korean International School and Enderun College, a hotel management institution affiliated with Les Roches of Switzerland. Likewise, the British and Korean Embassies are located within the project.

NEWPORT CITY

Newport City is a 25-hectare mixed-use project in Pasay City, Metro Manila. It is located on land that was part of the Villamor Air Base, adjacent to the Villamor golf course and across from the NAIA-3. The project will integrate corporate, residential, leisure and entertainment components. Newport City adopts a similar integrated "live-work-play" approach as Eastwood City with the exception that Newport City is targeted towards tenants and buyers who consider proximity to NAIA-3 an advantage. There are four hotels that are part of the Resorts World Manila development on a portion of Newport City. Resorts World Manila also includes leisure, gaming and shopping developments. Newport City is also expected to include medium-rise residential buildings and other tourist-oriented retail developments.


The Newport City project has been granted tourism special economic zone status by the PEZA. In addition, PEZA approved the Newport City Cybertourism Zone as a special economic zone.


The Newport City residential zone, upon completion, is expected to consist of 20 eight- to nine-storey medium-rise buildings that are grouped in clusters of five to six buildings.


The Newport City corporate zone is expected to include Grade A office buildings. Tenants in the CyberPark are expected to include major multinational corporations, largely comprised of BPO businesses, cargo logistics services and airline-related businesses that consider close proximity to NAIA-3 an advantage. Similar to its other mixed-use projects, Megaworld expects to establish a PEZA special economic zone CyberPark at Newport City.


The Newport City leisure and entertainment zone is expected to consist of space which Megaworld intends to lease to tenants who will operate bars, restaurants, retail and tourist oriented shops, which are designed to complement the office and residential buildings in the community township. The Company's joint venture development, Resorts World Manila, which is a leisure and entertainment complex comprising gaming facilities, restaurants, hotels and shopping outlets, among others, opened in August 2009.


The Newport City hotel zone comprises the following four hotels. Construction of the luxury Maxims Hotel is expected to be formally open in the third quarter of 2010. The five-star hotel managed by Marriott comprises 342 rooms. Construction of the hotel commenced in 2006 and hotel opened in October 2009. The Remington Hotel targeted at budget travellers is expected to be completed in the second quarter of 2011 and the Hamilton Hotel is expected to be completed in 2012.

MANHATTAN GARDEN CITY

Manhattan Garden City is a residential development project which is expected to consist of 20 residential towers containing 9,000 condominium units on a 5.7-hectare property at the Araneta Center in Quezon City. The concept for the Manhattan Garden City project is based on integrating a residential community with a major Metro Manila transportation hub that directly links to two light rail transport lines, the MRT-3 and the LRT-2. The MRT-3 line runs north to south along the EDSA highway in Metro Manila while the LRT-2 line runs east to west across Metro Manila along Aurora Boulevard. All key areas along the transportation lines within Metro Manila will be accessible from the development. The amenities of the Araneta Center will also be available to residents of Manhattan Garden City, such as the recently completed Gateway Mall that includes a state-of-the-art cineplex with 10 movie theaters.


Megaworld is to develop all of the residential developments in Araneta Center, while it's joint venture partner, Araneta Center, Inc. will develop the commercial spaces.

CITYPLACE

The Cityplace project is a mixed-use project under development on a 2.5-hectare lot in Binondo, Metro Manila. The development is expected to have over 500 residential condominium units and a shopping center. The development is also expected to include new parks, a public car parking facility, new bypass roads and pedestrian overpasses to make the project environment and pedestrian-friendly. Cityplace is the largest redevelopment in the City of Manila in the last 30 years or so.


Additional Developments In Fort Bonifacio

NORTH BONIFACIO/NAPOLCOM

Megaworld is developing North CBD, an 8.38-hectare property for residential use in the northern district of Fort Bonifacio in Taguig, Metro Manila. Alongside the North Bonifacio development, Megaworld is also developing a 7.1-hectare property for mixed-use owned by NAPOLCOM. Megaworld will develop these properties under a joint venture arrangement with the BCDA.

JUSMAG

Megaworld is developing an approximately 34.5-hectare portion of the Joint United States Military Advisory Group ("JUSMAG") property owned by the BCDA located across from McKinley Hill in Taguig, Metro Manila. The development of the JUSMAG property is another joint venture undertaking with the BCDA. Megaworld expects that a minimum of approximately P22 billion will be spent on the development of the property over 20 years, which has a designated maximum allowable gross floor area of approximately 1.38 million sq. m.


Megaworld acquired the rights to develop the JUSMAG property through public bidding in the first quarter of 2010. Under the joint venture agreement for the property, BCDA provides Megaworld with the land to be developed for mixed-use projects.

OTHER PROPERTIES

On October 2, 2007, Megaworld acquired a 54.5-hectare parcel of land, site of the old Iloilo airport, in Mandurriao, Iloilo from the Government. Megaworld plans to develop the property into a central business district in Iloilo, with BPO offices. The planned development will comprise office buildings, educational facilities, residential projects, a hotel, a convention center as well as retail and recreational areas. A portion of the development will be registered as a special economic zone with the Government, which will allow it to benefit from a tax holiday period as well as other incentives for investors.


Megaworld also plans to develop a 25-hectare property in Mactan, Cebu. The property is expected to comprise offices, BPO facilities and leisure facilities.