La valoración de Activos Biológicos

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The following is the text of a letter and valuation certificate prepared for the purpose of incorporation in this circular received from B.I. Appraisals Limited, an independent property valuer, in connection with its opinion of market value of the Property as at 19 May 2016.

Unit 1301, 13th Floor, Tung Wai Commercial Building, Nos. 109-111 Gloucester Road, Wan Chai, Hong Kong Tel: (852) 2127 7762 Fax: (852) 2137 9876 Email: [email protected]

Website: www.biappraisals.com

6 July 2016 The Board of Directors

Jia Meng Holdings Limited Room 602, New World Tower 1 16-18 Queen’s Road Central Central

Hong Kong Dear Sirs,

Re: 23rd _{Floor, China Insurance Group Building, 141 Des Voeux Road Central, 73 Connaught}

Road Central and 61-65 Gilman Street, Hong Kong

In accordance with the instructions from Jia Meng Holdings Limited (hereinafter referred to as the “Company”) for us to carry out a valuation of the property interest in the captioned property (hereinafter referred to as the “Property”), we confirm that we have carried out inspection, conducted land searches at the Land Registry, made relevant enquiries and obtained such further information as we consider necessary for the purpose of providing you with our opinion of value of the property interest as at 19 May 2016 (hereinafter referred to as the “Date of Valuation”).

It is our understanding that this valuation document is to be used by the Company for disclosure purpose.

This letter, forming part of our valuation report, identifies the property interest being valued, explains the basis and methodology of our valuation and lists out the assumptions and title investigation which we have made in the course of our valuation, as well as the limiting conditions.

BASIS OF VALUATION

Our valuation of the property interest is our opinion of its market value which we would define as intended to mean “the estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s-length transaction after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion”.

APPENDIX IV

VALUATION REPORT

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Our valuation has been carried out in accordance with The HKIS Valuation Standards 2012 Edition published by The Hong Kong Institute of Surveyors and under generally accepted valuation procedures and practices, which are in compliance with the requirements set out in Chapter 5 of the Rules Governing the Listing of Securities on The Stock Exchange of Hong Kong Limited.

VALUATION METHODOLOGY

In valuing property interest, which is held for investment by its owner, we have adopted the Investment Method by capitalizing the rental income at market derived yields with due allowance for the reversionary potential of the Property.

VALUATION ASSUMPTIONS

Our valuation has been made on the assumption that such property interest is sold in the open market without the benefit of a deferred terms contract, leaseback, joint venture, management agreement or any similar arrangement that would serve to affect its value. In addition, no account has been taken of any option or right of pre-emption concerning or effecting a sale and no forced sale situation in any manner is assumed in our valuation.

No allowance has been made in our valuation for any charges, mortgages or amounts owing on the property interest nor for any expenses or taxation which may be incurred in effecting a sale. Unless otherwise stated, it is assumed that the property interest is free from encumbrances, restrictions and outgoings of an onerous nature that could affect its value.

TITLE INVESTIGATION

We have carried out title searches at the Land Registry for the property interest. However, we have not examined the original documents to verify the ownership and to ascertain the existence of any amendments that may not appear on the copies handed to us. All documents have been used for reference only. We assume no responsibility for matters legal in nature nor do we render any opinion as to the title to the property interest that is assumed to be good and marketable.

LIMITING CONDITIONS

The Property was inspected on 19 May 2016 by Mr. Ken W. C. Tsang, an assistant manager of our firm who is a technical staff having more than 13 years of experience in the inspection and valuation of properties in Hong Kong and in the People’s Republic of China. We have inspected the exterior and, where possible, the interior of the Property. In the course of our inspection, we did not note any serious defects. However, no structural survey has been made and we are therefore unable to report whether the Property is free from rot, infestation or any other structural defects. No tests were carried out on any of the services.

We have not conducted any on-site measurements to verify the correctness of the floor areas of the Property but have assumed that the areas shown on the documents furnished to us are correct. Dimensions, measurements and areas included in the valuation certificate attached are based on information contained in the documents provided to us by the Company and are, therefore, only approximations.

APPENDIX IV

VALUATION REPORT

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We have relied to a considerable extent on the information and advice given or made available to us by the Company and the relevant government authorities on such matters as planning approvals, statutory notices, easements, tenures, particulars of occupancy, tenancy agreements and all other relevant matters. We have not seen original planning consents and have assumed that the Property is erected, occupied and used in accordance with such consents.

We have had no reason to doubt the truth and accuracy of the information provided to us by the Company. We were also advised by the Company that no material facts have been omitted from the information provided. We consider that we have been provided with sufficient information to reach an informed view, and have no reason to suspect that any material information has been withheld.

CURRENCY

Unless otherwise stated, all monetary amounts stated in this report are in Hong Kong Dollars (HK$).

REMARKS

We hereby confirm that we have neither present nor prospective interests in the Company, the property interest and its owner, or the value reported herein.

Our valuation certificate is enclosed herewith.

Yours faithfully, For and on behalf of

B.I. APPRAISALS LIMITED William C. K. Sham

Registered Professional Surveyor (G.P.) China Real Estate Appraiser

MRICS, MHKIS, MCIREA

Executive Director

Notes:

(1) Mr. William C. K. Sham is a qualified valuer on the approved List of Property Valuers for Undertaking Valuation for Incorporation or Reference in Listing Particulars and Circulars and Valuations in Connection with Takeovers and Mergers published by the Hong Kong Institute of Surveyors. Mr. Sham has over 30 years’ experience in the valuation of properties in Hong Kong and has over 15 years’ experience in the valuation of properties in the People’s Republic of China and the Asia Pacific regions.

(2) Inspection of the Property was carried out on 19 May 2016 by Mr. Ken Tsang, Assistant Manager. Mr. Tsang obtained the Degree of Associate of Science in Facilities Management from City University of Hong Kong in 2007 and has more than 13 years’ experience in the inspection and valuation of properties in Hong Kong and the People’s Republic of China.

APPENDIX IV

VALUATION REPORT

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VALUATION CERTIFICATE

Property Description and tenure Particulars of occupancy

Capital value in existing state as at 19 May 2016 23rd Floor, China Insurance Group Building, 141 Des Voeux Road Central, 73 Connaught Road Central and 61-65 Gilman Street, Hong Kong

1120/44680th shares of and in The Remaining Portion of Marine Lot No. 395 and the Extension thereto

China Insurance Group Building, formerly known as International Building, is a 33-storey (inclusive of a basement level) commercial building completed in about 1966. It is located on the northeastern side of Des Voeux Road Central and is bounded by Gilman Street on the northwest and Connaught Road Central on the northeast within Sheung Wan District. The Property comprises the whole of 23rd Floor of the subject development. Currently, it is sub-divided into 4 office units, designated as Units 2301, 2302, 2303 and 2304. The saleable area of the Property is approximately 8,569 square feet.

Marine Lot No. 395 is held under is held under a Government Lease for a term of 999 years from 14 July 1903.

The Government Rent payable for Marine Lot No. 395 is HK$246 per annum.

The Property is tenant-occupied under four tenancies for terms due to expire on various dates during the period from 31 December 2016 to 28 February 2017. The current total monthly rent of the Property is approximately HK$291,580. (See Note 3 and 4 below)

APPENDIX IV

VALUATION REPORT

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Notes:

1) The registered owner of the Property is Willing Investments Limited, via an assignment dated 31 August 2007, registered vide Memorial No. 07092101420028.

2) The subject building lies within an area currently zoned as “Commercial” on the Approved Sai Ying Pun & Sheung Wan Outline Zoning Plan No. S/H3/29 gazetted on 27 September 2013.

3) The tenant of Unit 2301, who is a monthly tenant, shall have an option at any time during the monthly tenancy to give the landlord not less than 1-month notice in writing to early terminate the said monthly tenancy; whereas both the landlord and respective tenants of the remaining three units shall be entitled to give not less than six calendar months’ notice in writing to the other party expiring at the end of any calendar month early terminating the respective tenancies.

4) The monthly rentals for Unit 2301 and 2303 are exclusive of management fees, rates and government rent; whereas those for Unit 2302 and 2304 are exclusive of management fees and rates.