COVER SHEET 7 7 8 2 3 SEC Registration Number C I T Y L A N D D E V E L O P ME N T C O R P O R A T I O N (Company’s Full Name) 1 5 6 H . V . D E L A C O S T A S T . , , S A L C E D O V I L L A G E , MA K A T I C I T Y (Business Address: No. Street City/Town/Province) 893 – 6060 Rufina C. Buensuceso Contact Person 1 2 Company Telephone Number 3 1 Month 1 7 - A (1) Day 0 6 FORM TYPE Month Fiscal Year 0 3 Day Annual Meeting (Secondary License Type, If Applicable) MS R D Dept. Requiring this Doc. Amended Articles Number / Section Total Amount of Borrowings Domestic Foreign Equity Ownership (Outstanding Shares) 702 3,197,555,494 (93.99%) Total No. of Stockholders Domestic 204,292,899 (6.01%) Foreign ----------------------------------------------------------------------------------------------------------------------To be accomplished by SEC Personnel concerned File Number LCU Document ID Cashier STAMPS Remarks = pls. use black ink for scanning purposes SECURITIES AND EXCHANGE COMMISSION SEC FORM 17-A (1) ANNUAL REPORT PURSUANT TO SECTION 17 OF THE SECURITIES REGULATION CODE AND SECTION 141 OF THE CORPORATION CODE OF THE PHILIPPINES 1. For the fiscal year ended December 31, 2013 2. SEC Identification Number: 77823 3. BIR Tax Identification No.: 000-527-103 4. Exact name of issuer as specified in its charter: Cityland Development Corporation 5. Makati City, Philippines Address of Principal Office 6. (SEC Use Only) Industry Classification Code 7. 2F Cityland Condominium 10 Tower 1 #156 H.V. Dela Costa St., Salcedo Village Makati City Address of Principal Office 1226 Postal Code 8. 632-8936060 Issuer’s Telephone Number, including area code 9. Former Name, Former Address and Former Fiscal Year, if changed since last report N/A 10. Securities registered pursuant to Sections 8 and 12 of the SRC, or Sec. 4 and 8 of the RSA Title of Each Class Number of Shares of Common Stock Outstanding Unclassified Common Shares 3,401,848,393 11. Are any or all of these securities listed on a Stock Exchange? Yes [ X ] No [ ] If Yes, state the name of such stock exchange and the classes of securities listed therein: Stock Exchange Title of Each Class Philippine Stock Exchange Unclassified Common Shares 12. Check whether the issuer: (a) Has filed all reports required to be filed by Section 17 of the SRC and SRC Rule 17 thereunder or Section 11 of the RSA and RSA Rule 11(a)-1 thereunder, and Sections 26 and 141 of the Corporation Code of the Philippines during the preceding twelve (12) months (or for such shorter period that the registrant was required to file such reports)? Yes [ X ] No [ ] (b) Has been subject to such filing requirements for the past 90 days? Yes [ X ] No [ ] 13. Aggregate market value of the voting shares held by non-affiliates: Number of Shares 847,814,181 Price * x * Closing price on April 8, 2014 Php 1.10 Aggregate Market Value = Php 932,595,599 TABLE OF CONTENTS Page No PART I BUSINESS AND GENERAL INFORMATION Item I Business 1 Item II Properties 7 Item III Legal Proceedings 9 Item IV Submission of Matters to a Vote of Security Holders PART II 10 OPERATIONAL AND FINANCIAL INFORMATION Item V Market for Registrant’s Common Equity and Related Stockholders Matters 11 Item VI Management’s Discussion and Analysis or Plan of Operations 12 Item VII Financial Statements 20 Item VIII Changes in and Disagreements With Accountants and Financial Disclosure 20 PART III CONTROL AND COMPENSATION INFORMATION Item IX Directors and Executive Officers of the Registrant 20 Item X Executive Compensation 25 Item XI Security Ownership of Certain Beneficial Owners and Management 25 Item XII Certain Relationships and Related Transactions 27 PART IV EXHIBITS AND SCHEDULES Item XIII Exhibits and Reports on SEC Form 17-A SIGNATURES 28 29 INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTARY SCHEDULES 103 INDEX TO EXHIBITS 116 1 PART I - BUSINESS AND GENERAL INFORMATION Item I. Business A. Background Information 1. Brief Company History Cityland Development Corporation is a domestic publicly listed corporation which is duly organized and existing under and by virtue of the laws of the Philippines since January 31, 1978 with the primary purpose of engaging in real estate development. 2. Listing in Stock Exchange Cityland Development Corporation was listed with the Manila and Makati Stock Exchange in March 1983. 3. Subsidiaries a. b. 4. City & Land Developers, Inc.: a real estate company incorporated under the laws of the Philippines and registered with the Securities and Exchange Commission on June 28, 1988. Cityplans, Incorporated: a pre-need company incorporated under the laws of Philippines and registered with the Securities and Exchange Commission on October 27, 1988. Nature of Operations The Company's primary purpose is to acquire and develop suitable land sites for residential, office, commercial, institutional, and industrial uses. Its projects include medium to high-rise office, commercial, and residential condominiums located in cities of Makati, Mandaluyong, Manila and Pasig; and residential subdivisions and farmlots in Bulacan and Cavite. B. Development of Business for the past three (3) years (2011-2013) We present herewith the status of sales and construction of our projects as of the end of the following years: Cityland Development Corporation Pines Peak Tower I Grand Central Residences I Makati Executive Tower IV Mandaluyong Executive Mansion III Makati Executive Tower III Manila Executive Regency Rada Regency Corinthian Executive Regency Makati Executive Tower II PERCENTAGE SOLD 2011 20122 2013 – 2.333% 4.68% 11.72 % 17.99 30.03 18.90 47.37 84.03 62.72 92.45 99.00 88.09 91.47 94.59 99.89 99.23 99.76 100.00 100.00 99.69 99.84 100.00 99.84 100.00 98.96 99.88 Launched in 2012 Launched in 2010 Launched in 2009 Launched in 2008 Launched in 2006 Launched in 2005 Launched in 2005 Launched in 2004 Launched in 2003 2 PERCENTAGE OF COMPLETION 2011 – 7.22% 75.06 100.00 100.00 100.00 100.00 100.00 100.00 Pines Peak Tower I Grand Central Residences I Makati Executive Tower IV Mandaluyong Executive Mansion III Makati Executive Tower III Manila Executive Regency Rada Regency Corinthian Executive Regency Makati Executive Tower II 20122 –– 29.25% 98.36 100.00 100.00 100.00 100.00 100.00 100.00 2013 24.88 % 60.11 100.00 100.00 100.00 100.00 100.00 100.00 100.00 City & Land Developers, Inc. PERCENTAGE SOLD 2011 20122 72.52 % 90.855% 86.50 95.22 99.79 99.89 Manila Residences Bocobo Grand Emerald Tower Pacific Regency Manila Residences Bocobo Grand Emerald Tower Pacific Regency 2013 96.46 % Launched in 2009 98.85 Launched in 2006 99.89 Launched in 2004 PERCENTAGE OF COMPLETION 2011 20122 2013 96.36% 100.00 % 100.00 % 97.52 100.00 100.00 100.00 100.00 100.00 Cityplans, Inc. PERCENTAGE SOLD 2011 20122 2013 87.46 % 93.74% 100.00 % Launched in 2007 95.71 96.50 100.00 Launched in 2004 Windsor Mansion Oxford Mansion Windsor Mansion Oxford Mansion 1. PERCENTAGE OF COMPLETION 2011 20122 2013 100.00 % 100.00 % 100.00 % 100.00 100.00 100.00 The details of the above projects are as follows: Cityland Development Corporation (Parent) Pines Peak Tower I Pines Peak Tower I is a 27-storey residential condominium located at Union corner Pines St., Barangka, City of Mandaluyong. Its amenities include swimming pool, viewing deck, multi-purpose function room with movable children play set, gym, and 24-hour association security. Estimated Date of Completion: March 2016 Grand Central Residences I Grand Central Residences I is a 40-storey office, commercial and residential condominium located at EDSA corner Sultan St., (fronting MRT Shaw), Mandaluyong City. It is in close proximity to schools, churches, malls, and hospitals. It is equipped with swimming pool, multi-purpose function room, gym, multi-purpose deck, CCTV and 24-hour association security. Estimated Date of Completion: March 2015 3 Makati Executive Tower IV Makati Executive Tower IV is a 29-storey commercial and residential condominium located at Cityland Square, Sen. Gil Puyat Ave., cor. P. Medina St., Makati City. It is in close proximity to schools, malls, hypermarkets and hospitals. Its amenities include swimming pool, gym, playground, function room, roof deck and 24-hour association security. Mandaluyong Executive Mansion III Mandaluyong Executive Mansion III is a 7-storey commercial and residential condominium located at G. Enriquez St., Brgy. Vergara, Mandaluyong City. It is in close proximity to schools, malls, churches and hospitals. Its amenities include playground, swimming pool, basketball court and 24-hour association security. Makati Executive Tower III Makati Executive Tower III is a 37-storey commercial, office, and residential condominium located at Cityland Square, Sen. Gil Puyat Avenue, Pio Del Pilar, Makati City. Its amenities include swimming pool, sauna, viewing deck, jogging area, mini-gym, children’s playground, function room, and 24-hour association security. Manila Executive Regency Manila Executive Regency is a 39-storey office, commercial and residential condominium situated along J. Bocobo St. Ermita. This property has a close proximity to churches, malls, parks, party places, historical places, government institutions, and commercial establishments. Its amenities and facilities include swimming pool, gym, spa, function room, children’s playground, and Manila Bay viewing deck. Corinthian Executive Regency Corinthian Executive Regency is a 39-storey office, commercial and residential condominium located along Ortigas Avenue, Pasig City. It has an excellent location and close proximity to various schools (La Salle Greenhills, Poveda), churches, hospitals (the new Medical City), banks, shopping malls (Robinson Galleria, SM Megamall, the Podium, Shangrila), restaurants and other leisure centers. Its amenities and facilities include swimming pool, gym, sauna for men and women, viewing deck, function room, laundromat, provision for children’s playground, and 24-hour association security. City & Land Developers, Inc. (Subsidiary) Manila Residences Bocobo Manila Residences Bocobo is a 34-storey commercial, office and residential condominium located along Jorge Bocobo St., Ermita, Manila City. Its amenities and facilities include swimming pool, children’s play area, gym, multi-purpose deck, function room and 24-hour association security. It is proximate to schools, malls, banks, hospitals, restaurants, churches, government offices and other leisure establishments. Grand Emerald Tower Grand Emerald Tower is a 39-storey commercial, office and residential condominium located along Emerald corner Ruby and Garnet Streets, Ortigas Center, Pasig City. Its amenities and facilities include swimming pool, gymnasium, viewing deck, sauna, children’s playground, multi purpose function room, and 24-hour association security. It is proximate to schools, hospitals, shopping malls, banks, restaurants, hotels , churches and other leisure and business establishments. 4 Pacific Regency Pacific Regency is a 38-storey commercial, office, and residential condominium located at Pablo Ocampo Sr. Ave. (formerly Vito Cruz Street) in front of Rizal Memorial Sports Complex in Manila. Amenities and facilities include swimming pool, gymnasium, separate sauna for male and female, function room, children’s playground, 24-hour association security, viewing area, and jogging areas at the roof deck. Cityplans, Inc (Subsidiary) Windsor Mansion Windsor Mansion is an 8-storey commercial and residential condominium located along Evangelista St., New Santolan, Pasig City. Amenities and facilities include 2 elevators, administrative office, visitor’s lounge, provision for cable TV and telephone line, individual water submeter / Meralco meter and 24-hour association security. This project is also developed together with Cityland, Inc. Oxford Mansion Oxford Mansion is an 8-storey commercial and residential condominium located along Evangelista St., New Santolan, Pasig City. Amenities and facilities include 2 elevators, administrative office, visitor’s lounge, provision for cable TV and telephone line, individual water submeter / Meralco meter and 24hour association security. This project is also developed together with Cityland, Inc. 2. Marketing All projects are sold by direct company salesmen and independent brokers. 3. Revenue Contribution to Total Revenues on Sales of Real Estate PERCENTAGE Cityland Development Corporation Pines Peak Tower I Grand Central Residences I Makati Executive Tower IV Mandaluyong Executive Mansion III Cityland Makati Executive Tower III Manila Executive Regency Rada Regency Corinthian Executive Regency Cityland Makati Executive Tower II Las Piñas Property Others City & Land Developers, Inc. Manila Residences Bocobo Grand Emerald Tower Pacific Regency Others Cityplans, Inc. Windsor Mansion Oxford Mansion Pasig Royale Mansion Total 2011 20122 2013 – 0.85% 10.45 11.22 10.99 2.21 0.73 1.52 0.73 1.57 0.04% 6.72 29.04 15.39 9.18 0.51 0.53 0.95 0.36 0.72 1.60% 22.82 39.42 4.99 8.03 0.47 0.06 0.30 1.21 4.28 1.07 35.50 23.33 0.62 0.28 21.18 14.29 0.27 0.02 4.83 10.16 0.41 - 0.65 0.15 - 0.12 0.13 0.10 100.00% 100.00% 100.00% 5 4. Domestic and Foreign Sales Contribution to Total Sales 2011 PERCENTAGE 2012 2013 Sales Filipino Citizens Foreign Citizens Total 5. 88.53% 11.47 100.00% 85.42% 14.58 100.00% 81.14% 18.86 100.00% Competition In the property development industry, the principal methods of competition among the developers are as follows: price; product or the type of development (i.e. high, middle, low-end); service or property management after the project is turned over to the buyers. Cityland sells its products which consist of condominium projects, to both end-users and investors at affordable prices. It foresees that the demand for real estate products such as residential units will remain underserved due to: i) continued shift from rural to urban areas; ii) continued increase in number of Overseas Filipino Workers (OFW) who have shown growing propensity for home purchase; and iii) population growth. Makati Executive Towers III and IV are located at Sen. Gil Puyat Ave., Makati City. Other condominium project which is quite similar in terms of classification and proximity to Makati Executive Towers III and IV is The Linear which is located at corner Yakal, Malugay and Mayapis St., Makati City. This is a project of Filinvest Land Inc. Mandaluyong Executive Mansion III is a 7-storey commercial and residential condominium located at G. Enriquez St., Brgy. Namayan, Mandaluyong City. Other condominium project that is quite similar in classification and proximity to Mandaluyong Executive Mansion III is the Tivoli Garden Towers which is located along Coronado St., Mandaluyong City. This is a project of DMCI. Grand Central Residences I is a 40-storey commercial and residential condominium located at EDSA corner Sultan St., Mandaluyong City. Other condominium projects that are quite similar in classification and proximity to Grand Central Residences I is the Light Residences which is located along EDSA corner Madison St., Mandaluyong City. This is a project of SM Development Corporation and Amaia Shaw of Amaia Land located along Shaw Blvd. corner Samat St., Brgy. Highway Hills, Mandaluyong City. Pines Peak Tower I is a 27-storey residential condominium located at Union corner Pines St., Barangka, City of Mandaluyong. Other condominium project that is quite similar in classification and proximity to Pines Peak Tower I is the Avida Towers Centera which is located in Mandaluyong City. This is a project of Avida Land Corporation. Cityland believes that Makati Executive Towers III and IV, Mandaluyong Executive Mansion III, Grand Central Residences I and Pines Peak Tower I are competitive projects because of good locations and affordable pricing. 6. Customers Cityland has a broad market base and is not dependent upon a single or few customers. It has no single customer that accounts for 20% or more of its sales. Likewise, there are no major existing sales contracts. 6 7. Purchases of Raw Materials and Supplies Cityland engaged the services of Millenium Erectors Corporation and Capcons Philippines Corporation for the civil and architectural works in the development of its projects. As to the construction materials, Cityland has no major existing supply contracts for its projects. The major construction materials like steel bars, cement, etc. are sourced through canvassing and bidding from its list of accredited suppliers. Cityland then buys the materials from the lowest bidder. 8. Transactions with and /or Dependence on Related Parties Significant transactions with related parties consist of interest bearing cash advances from/to its affiliates. 9. Number of Employees Cityland Development Corporation has a total of 230 employees as of December 31, 2013 classified as follows: Managerial Rank & file Total 35 195 230 Administrative Operations Total 117 113 230 The number of employees is expected to increase by 10% within the next 12 months. The Company maintains an organizational framework whereby important management functions as well as administrative tasks are shared within the Cityland group. The Company compensates the group for the actual costs of these services. The Company gives bonuses to its employees. Also, employees are entitled to vacation and sick leaves and are covered by a retirement plan. All employees are not subject to collective bargaining agreement. The Company’s employees are not on strike neither are threatening to strike nor have they been on strike in the past three (3) years. 10. Government Approval of Projects Projects launched and completed during 2011 – 2013 are covered by the following permits: a. Housing and Land Use Regulatory Board Certificate of Registration/License to Sell b. City/Municipal Building Official / Department of Public Works and Highways Development Permit/Location Building Permit - excavation - sidewalk - sanitary - electrical - mechanical - fire - civil Occupancy Permit - electrical - mechanical - sanitary - civil - fire Department of Environmental and Natural Resources Environmental Compliance Certificate c. d. Laguna Lake Development Authority Permit to Construct Permit to Operate 7 11. Effect of Existing Government Regulations on the Business The Company has complied with all the appropriate government regulations prior to the development and marketing of its projects. Compliance with these requirements symbolizes the unrelenting commitment of the management to service and protection of its community and environment. 12. Amount Spent for Research/Development Activities There is no amount spent for research and development activities. 13. Cost and effect of Compliance with Environmental Laws 2012 Payment of P =356,015.00 to Wet Consultancy Inc. in securing the ECC & LLDA clearance of CITYNET1. 2013 No payment. 14. Major Risks Involved in Each of the Businesses of the Company The Company is primarily engaged in real estate development. Risk factors are: Economic: Results of operations is influenced by the general condition of the Philippine economy. Any economic instability or failure to register improved economic performance may adversely affect the Company’s operations. Political: The Company’s business like all other businesses may be influenced by the political situation in the country. Any political instability in the future could have a material adverse effect in the Company’s business. Industry: The industry is characterized by boom-bust cyclical pattern exhibited in the past couple of decades where the industry normally goes through years of robust growth following years of slowdown. The industry is still in the boom stage. The management manages the above risks by conducting assessments of the economic and political situations of the country as well as new developments in the industry. The procedures involved the gathering of information of economic indicators and political events as well as being aware of the new developments in the industry through media, business conferences, economic briefings and other sources. With this information, the Company is able to assess and manage the risks mentioned above. Item II. Properties Investments in real estate properties as of December 31, 2013 are as follows: Cityland Development Corporation, Parent Company: Particular 1. Land & building Location Corner Pioneer and Reliance Sts., partly located in Mandaluyong City & Pasig City Total Area 12,502 Description The property is located near MRT3 Boni Station; about a km. away from Ortigas Center and presently improved with warehouse buildings. Portion of property is mortgaged with banks. Only 7,816 sqm of property is mortgaged with bank. Mortgagee/ Limitation Security Bank / =1,600M P & Metrobank / =200M P 8 The land is located in an area where land development is for commercial and industrial purposes – 501,832 The land is adjacent to Eagle Ridge Golf Course and Gateway Business Park. – Brgy. Sabang, Naic Cavite City 670,891 The land is for mixed commercial and residential use. – 5. Land Bo. Wack-Wack, Mandaluyong City 2,367 The land is located near POEA in front of Robinson's Galleria; along EDSA very near MRT3 Ortigas Station. Property is mortgaged with bank. Security Bank / =1,600M P 6. Office Condo H.V. Dela Costa St., Salcedo Village, Makati City 3,493 This is an office condominium for lease and office use located at Cityland 10 Tower I&II in H.V.dela Costa corner Geronimo and Valero Sts.,Makati City. Only 1,683.42 sqm of property is mortgaged with bank. Metrobank / =200M P 7. Land Brgy. Sabang, Naic Cavite 513,705 Lot is near subdivisions like Coastal City and Retirement Village – 8. Land Brgy. Highway Hills, Mandaluyong City Lot is located near EDSA Central & Shangri-La Mall in Shaw Blvd. – 2. Land Corner Union and Pines Sts., Mandaluyong City 3. Land Brgy. Punungyanan, Gen. Trias, Cavite 4. Land 2,867 2,864 City & Land Developers, Inc., Subsidiary Company: Particular Location Total Area Description Mortgagee/ Limitation 1. Land Roxas Blvd. Cor. Seaside Drive, Brgy. Tambo, Parañaque City 3,154 Lot is located along Roxas Blvd. Property. – 2.. Land Samar Ave. cor. Eugenio Lopez Ave., Quezon City Lanutan Alley, Brgy. Veterans Village, Quezon City 1939 Taft Avenue, Malate, City of Manila 3,096 Lot is located along Samar Ave., Quezon City – 1,661 Lot is located along EDSA cor Lanutan Alley. – 2,038 Lot is located along Taft Avenue. – 3.. Land 4. Land 9 Ownership The Company has complete ownership of the above-mentioned properties. Plan to Purchase The Company has intentions to acquire property(ies) within the next 12 months depending on the outcome of its negotiation with the prospective seller(s). We are also continuously receiving property offers and at the same time reviewing them but no definite property is identified yet. Lease Contracts Leased properties as of December 31, 2013 are as follows: Pioneer – Warehouse / Parking Makati Executive Towers Grand Emerald Tower – Units/Parking Cityland Condominium 10 Towers I and II - Units/Parking Mandaluyong Executive Mansion 3 – Units/Parking Roxas Boulevard – Lot Cityland Dela Rosa Condominium – Parking/Storage Cityland Herrera Tower – Parking/Storage Edsa Ortigas – Lot Rada parking Windsor Mansion – Units Others Total Rental Income =15,144,244 P 4,914,378 4,169,834 3,385,641 691,894 925,813 750,154 420,007 43,750 300,616 233,550 1,460,291 P = 32,440,172 In November 2011, the Company has entered into a non-cancellable operating lease agreement with third parties that permits the lessee to use the property as a fast food outlet for a term of ten years. Generally, term of lease contracts ranges from 1 month to 1 year. Renewal Options: Lease contracts are renewable upon agreement of the parties. Item III. Legal Proceedings A. Cityland Development Corporation (Parent) 1. Esmeraldo Balosa vs. Cityland Development Corporation Civil Case No. MC08 – 3563 Mandaluyong Regional Trial Court – Branch 208 Date Instituted: April 11, 2008 Esmeraldo Balosa filed a case for preliminary Mandatory Injunction with damages against Cityland after the Business and License Department of Mandaluyong City closed his stalls due to Balosa’s failure to secure the necessary permits. He alleged that he has not been paying the lease because another entity is also claiming ownership of the leased property and that property cannot be used for his business. Balosa claims Cityland illegally ejected him. We are awaiting resolution on our motion to dismiss the case on grounds of “res judicata.” 2. Arthur M. Litonjua vs. Cityland Development Corporation LRC Case No. R-7442 Pasig Regional Trial Court – Branch 161 Date Instituted: October 29, 2010 Arthur M. Litonjua filed a Petition dated October 29, 2010 and received by Cityland last February 1, 2011, seeking an order to compel Cityland or any person in possession of the owner’s duplicate 10 copy of TCT No. 38762, to surrender the same to the Register of Deeds of Pasig City. In the alternative, Litonjua prayed for the annulment of said owner’s duplicate copy should the person holding the same refuses to surrender the same, and for the Register of Deeds of Pasig City to issue a new certificate of title in the name of Litonjua and possession of the subject property. Cityland commented that it had previously sold the property to Roy L. Borbon way back in March 28, 1995 but Borbon never claimed the title from Cityland to undertake the registration of the same. The case is still pending with the admission of the Amended Petition of Litonjua. 3. Cristy Katsui vs. Cityland Development Corporation Case No. NCR REM-062612-14812 HLURB – Expanded National Capital Region Field Office Date Instituted: June 26, 2012 Cristy Katsui filed a complaint dated June 20, 2012 which was received by Cityland on July 20, 2012, seeking an order for the rescission of the Contract to Sell over a commercial unit no. G-11 in Makati Executive Tower IV and for the return of all the amortizations paid by her and her children in the total amount of P =1,634,000.00. Cityland stated in its Answer that it cancelled the abovementioned Contract to Sell in compliance with the instruction of Katsui in her letter, in behalf of all the buyers, dated June 21, 2011. She was informed that she is not entitled to any cash surrender value under R.A. No. 6552 that requires a minimum payment of 24 monthly installments. Katsui paid only 14 installments. Besides, the unit is a commercial unit which is not covered by the law which seeks to protect buyers of residential units. The case has been submitted for decision. B. City and Land Developers, Inc. (Subsidiary) 1. Sta. Ana Village Homeowners’ Assoc. Inc. (SAVHA) vs. CLDI Civil Case No. 12-009 Parañaque Regional Trial Court – Branch 274 Date Instituted: January 16, 2012 SAVHA filed a Complaint dated January 16, 2012 which was received by CLDI on March 3, 2012, to enjoin defendant and all persons allowed by said defendant CLDI from using Benedictine Street in Sta. Ana Village, Barangay Sun Valley, Paranaque City; and to order the defendant by way of a writ of mandatory injunction to open another outlet to the main road without cost or liability to plaintiff. CLDI stated in its Answer that plaintiff has not proven its claim over Benedictine Street because the Deed of Donation used by the plaintiff is a falsified and/or spurious document. Furthermore, there is a Right-of-Way Agreement for Benedictine Street. Case was dismissed. However, SAVHA filed a Motion for Reconsideration which was granted. Presentation of evidences is on going. 2. Republic of the Philippines represented by the Department of Public Works and Highways (DPWH), through the Bureau of Design - Right of Way Office (BOD-ROWO) versus City & Land Developers, Inc. Civil Case No. 13-0209 Paranaque Regional Trial Court – Branch 274 Date Instituted: July 16, 2013 DPWH filed a Complaint for Expropriation of certain portions of the properties, including the improvements therein, of CLDI located in Barangay Tambo, Paranaque City, which will be part of the NAIA Expressway Project Phase II. CLDI in its Answer prayed, among others, that DPWH pay just compensation on the price of P89,700 per square meter for the lots which is the prevailing market value of the properties in the area. The case is still pending with the admission of the Amended Complaint of DPWH. 11 Item IV. Submission of Matters to a Vote of Security Holders There were no matters submitted to a vote of security holders during the fourth quarter of the fiscal year covered by this report. PART II - RATIONAL AND FINANCIAL INFORMATION Item V. 1. Market for Registrant's Common Equity and Related Stockholders Matters Dividends Policy Dividends declared by the Company on its shares of stocks are payable in cash or in additional shares of stock. The payment of dividends in the future will depend upon the earnings, cash flow, and financial condition of the Corporation and other factors. 2. Dividends 2013 =0.03 per share P 5% Cash Stock 3. 2012 =0.03 per share P 10% Stock Prices 2012 First Quarter Second Quarter Third Quarter Fourth Quarter 2013 First Quarter Second Quarter Third Quarter Fourth Quarter Unclassified Common Shares High Low 1.13 0.97 1.36 1.01 1.17 0.95 1.19 1.05 1.14 1.15 1.16 1.14 1.06 0.92 1.01 1.03 Note: Prices in 2013 took into account the 5% stock dividends declared to the stockholders of record as of July 4, 2013. 4. Trading Market The Company's common equity is traded in the Philippine Stock Exchange. The Corporation has no plans of acquisition, business combination, or other reorganization that will take effect in the near future that involves issuances of securities. 5. Price Information on the Latest Practicable Date 6. The Company’s shares were last traded on April 8, 2014 at P =1.10 per share. 5. Public Ownership Public Ownership Total number of shares owned by the public is 843,411,059 shares which represent 24.79% of the total 3,401,848,393 shares issued and outstanding. 12 7. Holders a. The number of shareholders of record as of December 31, 2013 was 702. b. Top 20 Stockholders of record as of December 31, 2013: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 8. Name Cityland Incorporated Roxas, Stephen C. PCD Nominee Corporation –Filipino Liuson, Grace C. Fan, Lucy Gohoc, Alice Liuson, Andrew I. Roxas, Helen C. Gohoc, Josef C. Chiong, Daniel Yen Recto, Ester Gohoc, Josua Gohoc, Joel Gohoc, Joanna Gohoc, Johann C. PCD Nominee Corporation -Foreign Jefcon, Inc. Tan, Joyce Liuson or Philip Sim Tan Chang, Rita D. Obadiah, Inc. No. of Shares Held 1,715,072,691 250,892,400 227,950,257 181,512,066 124,228,745 123,528,365 104,122,385 51,710,464 45,596,381 43,092,137 26,565,139 25,470,394 25,357,687 25,263,982 25,118,328 24,449,729 15,776,542 15,196,136 14,714,905 14,530,085 Percentage 50.42% 7.38 6.70 5.34 3.65 3.63 3.06 1.52 1.34 1.27 0.78 0.75 0.75 0.74 0.74 0.72 0.46 0.45 0.43 0.43 Recent Sale of Unregistered Securities (including recent issuance of securities constituting an exempt transaction) Item VI. a. There was no sale of unregistered securities. b. The total number of shares issued and outstanding of the Company increased from 3,239,855,939 to 3,401,848,393 as a result of the 5% stock dividends distributed on July 30, 2013. Stock dividends are exempted from registration under SRC Rule 10.1-2 (Exempt Transaction Not Requiring Notice). Management’s Discussion and Analysis or Plan of Operation Financial Performance The Philippine economy expanded by 7.2% in 2013, higher than the 6.8% posted last year. Growth could have been higher but was hampered by the devastation caused by the super typhoon and other natural calamities. Strong macroeconomic fundamentals such as the continuously expanding BPO (business process outsourcing) sector, growing private consumption and increasing government investments made the country one of the best performing economies in Asia. With the recent credit rating achievements, investments are seen to continue and give bright prospects for the real estate sector. The low interest rates and overseas remittances continued to fuel the housing boom, while the BPO industry continued to drive the office property sector. The Company is optimistic that investments in real estate will continue as the outlook on the global economy is becoming more favorable and as the domestic economy remains robust. On February 2013, the Company completed and turned over, 10 months in advance Makati Executive Tower IV, a 29-storey office, commercial and residential condominium located at Cityland Square, Senator Gil Puyat Avenue, Pio del Pilar Makati City. CDC is now selling the remaining units. 13 To address the increasing demand for BPO offices, the Company has ventured into a new line of business with the launching of its new BPO hub, Citynet 1 on December 2013. Citynet 1 is a 5-storey premiere business technology hub located along 183 EDSA, Barangay Wackwack, Mandaluyong City. The Company is pre-selling the following on-going projects: Pines Peak Tower I, a 27-storey residential condominium located at Union corner Pines St. central business district of Manadaluyong City, a project of CDC. Grand Central Residences, a 39-storey office and residential condominium located at EDSA corner Sultan St., Mandaluyong City, a project of CDC. The Company and its subsidiaries are selling the following completed projects: Manila Residences Bocobo, a 34-storey office and residential condominium project located at Jorge Bocobo St., Ermita, Manila City, a project of CLDI. Grand Emerald Tower, a 39-storey commercial, office and residential condominium located along Emerald corner Ruby and Garnet Streets, Ortigas Center, Pasig City, a project of CLDI. Makati Executive Tower III, a 37-storey office, commercial and residential condominium located at Cityland Square, Senator Gil Puyat Avenue, Pio del Pilar Makati City, a project of CDC. Mandaluyong Executive Mansion III, a residential condominium located at Mandaluyong Executive Mansion Subdivision, G. Enriquez St., Brgy. Vergara, Mandaluyong City, a project of CDC. Oxford Mansion, an 8-storey commercial and residential condominium located along Evangelista St., New Santolan, Pasig City, a joint project of Cityplans, Inc. (CPI), a subsidiary of CDC and Cityland, Inc. (CI). Windsor Mansion, an 8-storey commercial and residential condominium located at New Santolan, Pasig City, a joint project of CPI and CI. The Company has also a number of prime lots reserved for future projects. Its land bank is situated in strategic locations ideal for horizontal and vertical developments. Internal sources of liquidity come from sales of condominiums and real estate projects, collection of installment receivables, maturing short-term investments while external sources come from SECregistered commercial papers and Home Guaranty Corporation’s promissory notes. Plan of Operations The Company will continue to maintain a cautious stance in order to continuously achieve a healthy financial position. This will ensure that the development and construction of all its existing projects will be delivered on time or even ahead of its scheduled turnover. The Company will also continue to scout and develop quality projects suited for the middle and working class which will be situated at convenient locations with affordable and flexible payment terms. The Company’s projects will be funded through cash generated from operations and issuance of SEC-registered commercial papers and Home Guaranty Corporation’s promissory notes. The Company plans to remain liquid in order to avail attractive investment opportunities that may arise to readily meet the demands of the present growing economy. Financial Condition/Changes in Financial Condition (2013 vs. 2012) The Company’s balance sheet remained strong as it ended the year with total assets of P =8.197B as compared to P =8.470B of the previous year. Sales of real estate decreased the inventory account, while collections decreased the Company’s installment contracts receivable. The Company’s resources were substantially utilized for condominium development which led to the early completion of Makati Executive Tower IV and the fast completion rates of Grand Central Residences and Pines Peak Tower I. It can be noted that all projects of the subsidiary company, CLDI were almost fully sold, which led to the decrease in its Real Estate Properties for Sale. However, CLDI plans to open a new project soon which will increase the said account. On the liabilities side, CLDI managed its development costs prudently which resulted to the reversal of excess estimated development cost over the actual cost thereby reducing the accounts payable and accrued expenses account. The Company also partially settled its outstanding accounts payable and accrued expenses and its maturing notes and contracts payable resulting to the 14 decrease in total liabilities of 24.04%. Remaining funds were shifted from cash and cash equivalents to short term cash investments for higher interest earnings. Total stockholders’ equity stood at P =6.133B as of December 31, 2013 as compared to P =5.748B due to net income of P =519.53M less cash dividends of P = 142.37M plus other adjustments of P =7.60M. The decrease in liabilities strengthened the Company’s solvency position as debt equity ratio improved to 0.28:1 from 0.37:1. Acid test and current ratio also improved to 1.68:1 and of 2.50:1 as of December 31, 2013 as compared with 1.52:1 and 2.22:1 in December 31, 2012. Financial Condition/Changes in Financial Condition (2012 vs. 2011) The Company’s balance sheet remained healthy with total assets of P =8.470B in 2012 as compared to the previous level of P =8.020B. The increase can be attributed to the increase in cash and cash equivalents and real estate properties held for future development. Sales, collection of receivables, issuance of promissory notes and the shift to shorter period placements increased cash and cash equivalent account by 67.23%. The healthy cash position of the Company has allowed the launching of a new project, Pines Peak Tower I, and the high completion rates of its on-going condominium projects. In addition, the subsidiary company, CLDI has completed Manila Residences Bocobo and has purchased a lot, increasing real estate properties for future development by 8.93%. On the liabilities side, accounts payable and accrued expenses were also reduced by 30.27%, strengthening its liquidity position with acid test and current ratio of 1.52:1 and 2.22:1, as compared with 2011 of 1.19:1 and 1.98:1, respectively. Asset-to-liability ratio and debt-to-equity ratio were at 3.11:1 and 0.37:1 from the previous year of 2.99:1 and 0.34:1, respectively. Total stockholders’ equity stood at P =5.748B, higher by 7.70% as compared with 2011 of P =5.337B. The increase was due to net income of P =530.16M less cash dividends of P =138.46M plus other adjustments of =19.30M. P Financial Condition/Changes in Financial Condition (2011 vs. 2010) The Company’s balance sheet remained solid with total assets of P = 8.020B in 2011, higher than the previous year's level of P =7.890B. Cash and cash equivalents increased due to net cash inflows from operating activities and the shift of investments to shorter period resulting to the reclassification of account. The Company’s funds were substantially utilized for the construction of condominium projects, to purchase a prime lot, partially settle loans and notes payable and pay cash dividends. As a result of the foregoing, the group strengthened its liquidity position with acid test and current ratio of 1.19:1 and 1.98:1 as compared to 2010 of 1.77:1 and 1.07:1, respectively. The decrease in liabilities improved its solvency position with asset-to-liability ratio and debt-to-equity ratio at 2.99:1 and 0.34:1 compared with the previous year of 2.64:1 and 0.46:1, respectively. Results of Operation (2013 vs. 2012) Revenue from sales reached P =1.169B as compared to the previous year of P =1.421B. Although sales of the subsidiary, CLDI decreased due to low inventory, sales and fast completion of the projects of the parent company, CDC, contributed significantly to total revenues. The projects of CDC, namely, Makati Executive Tower IV and Grand Central Residences were in full blast construction which led to their 100.00% and 60.11% completion, and contributed substantially to total revenues. On the other hand, Pines Peak Tower I, the newest project of CDC, contributed modestly to total sales, as it reached 24.88% completion in 2013. Meantime, the Company’s other completed projects, Makati Executive Tower III, Mandaluyong Executive Mansion III steadily contributed to total revenues and provided stable cash flows as they reached a sell-out rate of 94.59%and 99.00%, respectively at the end of the year. CLDI is selling the remaining units of Manila Residences Bocobo and Grand Emerald Tower. The Company projects that sales will further improve when CLDI opens a new project next year. Other sources of revenues are financial income and rent income. Financial income is primarily composed of interest income from sale of real estate properties accounting for 21.46% of total revenues. With respect to lease operations, rent income for the year increased by 13.99% due to increase in units available for lease. Income from lease operations is expected to increase next year due to the launching of 15 the new BPO hub in the fourth quarter of the year. For other revenues account, the increase was due to adjustment of the excess of estimated development cost over the actual cost of a completed project of CLDI. On the cost side, lower revenues decreased cost of sales and provision for income tax. Although revenues decreased, operating expenses increased due to adjustments in staff benefits and professional fees. Increase in other expenses was due to reversal of gross profit recognized in prior years due to forfeiture/cancellation of sales. On the other hand, financial expenses dropped to P =26.08M from =47.64M, due to payment of notes and contracts payable and lower interest rates. Altogether, the P Company earned a consolidated net income of P =519.53M slightly lower from P =530.16M of the previous year which translated to earnings per share and return on equity of P = 0.12 and 8.05% as compared with last year’s P =0.12 and 8.14%. Results of Operation (2012 vs. 2011) The Company posted a consolidated net income of P =530.16 from the previous year’s P =603.43M. Total revenue reached P =1.913B from P =2.098B. The decrease in sales was due to lower inventory level of the subsidiary company, CLDI. The two projects, Grand Emerald Tower and Manila Residences Bocobo were sold at 86.50% and 72.52% at the beginning of the year. Nevertheless sales of the remaining inventory resulted to a sell-out rate of Grand Emerald Tower and Manila Residences Bocobo at 95.22% and 90.85%, respectively. On the other hand, the parent company’s sales increased by 42.54% due to sales and percentage of completion. The completed projects, Makati Executive Tower III and Mandaluyong Executive Mansion III were sold at 91.47% and 92.45%, respectively. In addition, its ongoing project, Makati Executive Tower IV was 98.36% completed and was sold at 47.37%. Grand Central Residences and Pines Peak Tower I are the two new projects which are still in the initial stages of construction thus contributing 17.99% and 2.33% to annual sales. On the cost side, lower revenues decreased cost of sales and operating expenses. Operating expenses decreased due to lower personnel and professional fees. Interest expense remained manageable at =47.64M as compared to the previous year at P P =56.57M, due to lower interest rates. Altogether, net income after tax translated to earnings per share and return on equity of P =0.12 and 8.14% as compared with last year’s P =0.13 and 9.65%. Results of Operation (2011 vs. 2010) The Company’s sales of real estate properties increased by 8.25% to P =1.574B from the previous year of =1.454B. The sales growth can be attributed to sales and the construction accomplishment of several P projects. The Company’s on-going project, Makati Executive Tower IV reached 75.06% completion, while the subsidiary’s projects, Grand Emerald Tower and Manila Residences Bocobo reached a completion rate of 100% and 96.36%, respectively. Meantime, the Company’s other completed projects like the Makati Executive Tower III and Mandaluyong Executive Mansion continued to contribute modestly to total revenues and provided stable cash flows. Grand Central Residences, the newest addition, is still in the initial stages of construction. Other sources of revenues are financial income and rent income. Financial income which is substantially composed of interest income from sale of real estate properties accounted for 22.82% of total revenues. On the cost side, the Company remained prudent in managing costs and other disbursements during the year. Cost of sales and operating expenses increased since these move in tandem with sales. Cost of sales was recorded at P = 953.76M in 2011 as compared with P =965.27B in 2010. Operating expenses also increased by 19.85% due to higher personnel and professional fees. However, payment of loans and notes payable eased interest payments resulting to the decline in financial expenses by 20.26%, while lower taxable income decreased income tax by 17.86%. Altogether, financial performance for the year 2011 resulted to a net income of P =603.43M. This translated to an earnings per share and return on equity of P =0.13 and 9.65% in 2011 as compared with P =0.14 and 10.47% in 2010 16 Key Performance Indicators (2013 vs 2012 vs 2011) Cityland Development Corp. (Consolidated) Earnings per share Return on equity Solvency ratio Interest rate coverage ratio Asset to liability ratio Asset to equity ratio Debt – equity ratio Current ratio Acid – test ratio City & Land Developers, Inc. (Subsidiary) Earnings per share Return on equity Solvency ratio Interest rate coverage ratio Asset to liability ratio Asset to equity ratio Debt – equity ratio Current ratio Acid – test ratio Cityplans, Inc. (Subsidiary) Earnings per share Return on equity Solvency ratio Interest rate coverage ratio Asset to liability ratio Asset to equity ratio Debt – equity ratio Current ratio Acid – test ratio 2013 = P0.12 8.05% 0.26 00.2 27.73 3.97 1.56 0.28 2.50 1.68 2012 = P0.12 8.14% 0.20 15.59 3.11 1.72 0.37 2.22 1.52 2011 = P0.13 9.65% 0.23 14.18 2.99 1.75 0.34 1.98 1.19 = P0.20 11.26% 0.51 51.35 5.55 1.22 0.12 3.39 3.07 = P0.26 16.02% 0.44 30.22 3.73 1.37 0.16 2.77 2.33 = P0.33 21.97% 0.41 36.94 2.86 1.54 0.22 2.00 1.26 = P0.02 0.81% 0.03 -5.16 1.30 -12.45 11.46 = P0.06 2.60% 0.14 -5.86 1.27 -15.13 14.15 = P0.07 3.02% 0.15 -5.91 1.23 -22.93 21.09 Manner of Calculations: Earnings per share = Net income attributable to equity holders of the parent Average number of shares issued & outstanding Return on equity = Net income attributable to equity holders of the parent Total stockholder's equity, net of non-controlling interests Solvency ratio = Net Income after Tax + Depreciation Expense Total Liabilities Interest rate coverage ratio = Net Income Before Tax + Depreciation Expense + Interest Expense Interest Expense Asset-to-liability ratio = Asset-to-equity ratio = Total Assets / Total Liabilities Total Assets Stockholder's Equity (net of Net Changes in Fair Value of Investments) Debt-to-equity ratio = Notes and Contracts Payable Stockholder's Equity (net of Net Changes in Fair Value of Investments) Current ratio = Total Current Assets / Total Current Liabilities Cash and Cash Equivalents + Short-term Cash Investments + Acid-test ratio = Installment Contracts Receivable, current + Other Receivables, current Total Current Liabilities 17 1. Any Known Trends, Events or Uncertainties (material impact on liquidity) There are no known trends, events, and uncertainties that have a material effect on liquidity. 2. Internal and External Sources of Liquidity Internal sources come from sales of condominiums and real estate projects, collection of installment receivables, maturing short-term investments, and other sources such as rental income, interest income, and dividend income. External sources come from commercial papers and promissory notes. 3. Any Material Commitments for Capital Expenditures and Expected Sources of Funds of such Expenditures The estimated development cost of P =236.02 million as of December 31, 2013 representing the cost to complete the development of real estate projects sold will be sourced through: a) b) c) d) e) 4. Sales of condominium and real estate projects Collection of installment receivables Maturing short-term investments Issuance of commercial papers and promissory notes Availment of bank lines (bank lines as of December 31, 2013 amounted to P =2.515 billion of which no loan availment was made). Any Known Trend or Events or Uncertainties (Material Impact on Net Sales or Revenues or Income) There is no known trend, event, or uncertainties that have a material effect on the net sales or revenues or income. 5. Any Significant Elements of Income or Loss that did not arise from Registrants Continuing Operations There is no significant element of income or loss that did not arise from registrants continuing operations. 6. Any Known Trends or Events or Uncertainties (Direct or Contingent Financial Obligation) There are no events nor any default or acceleration of an obligation that will trigger direct or contingent financial obligation that is material to the Company. 7. Any Known Trends or Events or Uncertainties (Material off-balance sheet transactions, arrangements, obligations and other relationships) There are no material off-balance sheet transactions, arrangements, obligations (including contingent obligations), and other relationships of the Company with unconsolidated entities or other persons created during the reporting period. 8. Causes for any Material Changes from Period to Period in One or More Line of the Registrant's Financial Statements Financial Condition (2013 vs. 2012) a. Decrease in Cash and Cash Equivalents was substantially due to shift of placements to Short-term Cash Investments. b. Increase in Short-term Cash Investments was due to additional placements. c. Decrease in Investment in Trust Funds was due to maturity of plans. d. Decrease in Installment Contracts Receivable was due to collections. e. Increase in Other Receivables was due to increase in advances from affiliates f. Decrease in Real Estate Properties for Sale was due to sales. g. Decrease in Real Estate Properties Held for Future Development was due to reclass of lot cost of the newly launched BPO (business process outsourcing office) to Investment Properties-net. h. Increase in Investment Properties was due to set up of the new BPO office and reclassification of lot cost to investment property. 18 i. j. k. l. m. n. o. p. q. r. s. t. u. Decrease in Property and Equipment was due to sale of transportation equipment and depreciation. Increase in Other Assets was due to increase in retirement plan assets. Decrease in Accounts Payable and Accrued Expenses was due to payment. Decrease in Notes and Contracts Payable was due to payment. Increase in Income Tax Payable was due to higher taxable income. Increase in Pre-need and Other reserves was due to decrease in earnings of trust fund. Decrease in Deferred Tax Liabilities was due to lower financial income as compared to taxable income. Increase in Capital Stock was due to stock dividends. Decrease in Net Changes in Fair Value of Available-for-sale Investment was due to decrease in market value of AFS. Increase in Retained Earnings was due to net income less dividends and other adjustments. Increase in Accumulated Re-measurement on Defined Benefit Plan Reserve was due to increase in value of retirement asset. Increase in Treasury Stock was due to increase in market value of investments of CPI to CDC. Increase in Non-controlling Interest was due to net income of subsidiary. Financial Condition (2012 vs. 2011) a. Increase in Cash and Cash Equivalents was due to sales, collection of receivables and shift of placements of short-term cash investments to shorter period. b. Decrease in Short-term Cash Investments was due to maturity of placements. c. Decrease in Investment in Trust Funds was due to maturity of plans. d. Decrease in Installment Contracts Receivable was due to collections. e. Decrease in Other Receivables was due to decrease in advances to customers. f. Decrease in Real Estate Properties for Sale was due to sales. g. Increase in Real Estate Properties Held for Future Development was due to purchase of a lot. h. Decrease in Investment Properties was due to shift of lot cost to inventory available for sale. i. Decrease in Property and Equipment was due to depreciation. j. Increase in Other Assets was due to input vat of the new property. k. Decrease in Accounts Payable and Accrued Expenses was due to payment. l. Increase in Notes and Contracts Payable was due to issuance of promissory note. m. Increase in Income Tax Payable was due to higher taxable income. n. Decrease in Retirement Benefits Liability was due to increase in value of retirement benefits. o. Decrease in Deferred Tax Liabilities was due to lower financial income as compared to taxable income. p. Increase in Capital Stock was due to stock dividends. q. Increase in Net Change on Fair Value of Available-for-sale Financial Assets was due to increase in market value of AFS. r. Increase in Accumulated Re-measurement on Defined Benefit Plan Reserve was due to increase in value of retirement asset. s. Increase in Retained Earnings was due to Net income less cash dividends. t. Increase in Treasury Stock was due to increase in market value of investments of CPI to CDC. u. Increase in Non-Controlling Interest was due to net income of subsidiaries. Financial Condition (2011 vs. 2010) a. Increase in Cash and Cash Equivalents was due to reclassification of investments to shorter period. b. Decrease in Short-term Cash Investments was due to maturity of investments. c. Decrease in Investments in Trust Funds was due to maturity and termination of plans. d. Increase in Other Receivables was due to increase in advances to customers. e. Increase in Real Estate Properties held for Future Development was due to the purchase of a lot. f. Decrease in Property and Equipment was primarily due to depreciation. g. Increase in Other Assets was due to increase in electric meter deposits. h. Increase in Accounts Payable and Accrued Expenses was due to developments costs, trade payables and accrued director’s fee. i. Decrease in Notes and Loans Payable was due to payment. j. Decrease in Deferred tax liabilities was due to lower accounting income as compared with taxable income. k. Increase in Capital Stock was due to 20% stock dividends. 19 l. Decrease in Retained Earnings was due to stock and cash dividends. m. Increase in Non-controlling Interests was due to net income of subsidiaries. Results of Operations (2013 vs. 2012) a. Decrease in Sales of Real Estate was due to low inventory of the subsidiary company. b. Decrease in Financial Income was due to decrease in interest income from real estate properties as a result of lower level of receivable. c. Increase in Rent Income was due to increase in units available for lease. d. Increase in Other Revenues was due to the reversal of estimated development cost over the actual cost of a completed project. e. Decrease in Cost of Sales was due to lower sales. f. Increase in Operating Expenses was due to adjustment in staff benefits, professional fee and miscellaneous income. g. Decrease in Financial Expenses was due to lower interest rates and partial settlement of notes and contracts payable. h. Increase in Provision for Income Tax was due to higher taxable income. i. Decrease in Net Income was due to lower revenues and higher provision for income tax. Results of Operations (2012 vs. 2011) a. Decrease in Sales of Real Estate Properties was due to the lower inventory level of subsidiary. b. Decrease in Financial Income was due to decrease in interest income from real estate properties. c. Increase in Rent Income was due to increase in units available for rent. d. Decrease in Cost of Sales was due to lower sales. e. Decrease in Operating Expenses was due to lower personnel expenses and professional fees. f. Decrease in Financial Expenses was due to lower interest rates. g. Increase in Provision for Income Tax was due to higher taxable income. h. Decrease in Net Income was due to lower revenues and higher provision for income tax. Results of Operations (2011 vs. 2010) a. b. c. d. e. f. g. Increase in Revenue on Sales of Real Estate was due to sales and high completion rate of projects. Decrease in Financial Income was due to lower interest income from sales of real estate properties. Increase in Rent Income was due to increase in units available for lease. Decrease in Other Income was due to decrease in miscellaneous income. Increase in Operating Expenses was due to higher personnel expenses, professional fee, membership dues and rent expense. Decrease in Financial Expenses was due to termination of loans and notes payable. Decrease in Provision for Income Tax was due to lower taxable income. Information On Independent Accountant Audit and Audit-Related Fees Tax Fees All Other Fees Total External Audit Fees 2013 2012 =720,000 P =840,000 P ----=720,000 P =840,000 P The Audit Committee’s approval policies and procedures consist of: a. Discussion with the external auditors of the Audited Financial Statements. b. Recommendation to the Board of Directors for the approval and release of the Audited Financial Statements. 20 Item VII. Financial Statements The consolidated financial statements and schedules listed in the accompanying Index to Financial Statements and Supplementary Schedules (page 30) are filed as part of this Form 17-A (pages 34 – 101). Item VIII. Changes in and Disagreements With Accountants on Accounting and Financial Disclosure There is no change in and disagreements with accountants on accounting and financial disclosure. PART I I I - CONTROL AND COMPENSATION INFORMATION Item IX. Directors and Executive Officers 1) Identify Directors and Executive Officers: Name Citizenship Position(s) Term currently/ previously held of with the Registrant Office (Year) Chairman of the Board / 1 Independent Director Period of Service Age Family Relationship 06/13/01 to present 92 --- Washington SyCip American Stephen C. Roxas Filipino Chairman of the Executive Committee/ Director 1 07/01/97 to present 72 Husband of Helen Roxas, brother of Grace Liuson and Alice Gohoc Andrew I. Liuson Filipino Vice Chairman of the Board / Director 1 01/16/08 to present 69 Husband of Grace Liuson Grace C. Liuson Filipino Deputy Vice Chairman of the Board / Director 1 02/01/11 to present 68 Wife of Andrew Liuson and sister of Stephen Roxas and Alice Gohoc Josef C. Gohoc Filipino President / Director --- 02/01/11 to present 01/14/11 to present 43 Nephew of Stephen Roxas and Grace Liuson; son of Alice Gohoc Peter S. Dee Filipino Independent Director 1 1982 to present 72 --- Sabino R. Padilla, Jr. Filipino Director 1 2006 to present 78 --- Alice C. Gohoc Filipino Director 1 1996 to present 71 Sister of Stephen Roxas and Grace Liuson Helen C. Roxas Filipino Director 1 1979 to present 64 Wife of Stephen Roxas Rufina C. Buensuceso Filipino Executive Vice-President --- 02/01/11 to present 64 --- Emma A. Choa Filipino --- 02/01/11 to present 53 --- Eden F. Go Filipino Senior Vice President / Treasurer Vice President --- 01/16/08 to present 61 --- Rudy Go Filipino Vice President --- 08/16/07 to present 54 --- Melita M. Revuelta Filipino Vice President --- 01/16/08 to present 55 --- Romeo E. Ng Filipino Vice President --- 01/10/05 to present 52 --- Melita L. Tan Filipino Vice President --- 02/16/04 to present 53 --- Josie T. Uy Filipino Vice President-Manila Br --- 02/16/04 to present 58 --- Emma G. Jularbal Filipino Vice President – Legal Affairs / Corporate Secretary --- 07/01/01 to present 57 --- 21 a) Washington SyCip Name of Office Present position in other private institutions: Asian Eye Institute Belle Corporation Century Properties Group Inc. Commonwealth Foods, Inc. First Philippine Holdings Corporation Highlands Prime, Inc. Lopez Holdings Corporation Lufthansa Technik Philippines, Inc. MacroAsia Corporation Position Date Assumed Independent Director Independent Director Independent Director Independent Director Independent Director Independent Director Independent Director Chairman Chairman September 22, 2000 July 1, 1996 July 11, 2011 June 23, 2000 November 10, 1997 January 4, 2002 April 30, 1997 July 12, 2000 November 5, 1996 Metro Pacific Investment Corporation Director Philippine Equity Management Inc. Philippine Airlines, Inc Philippine Hotelier, Inc. Philippine National Bank Philamlife, Inc. The PHINMA Group Realty Investment, Inc Stateland Inc. State Properties Corporation Steag State Power, Inc. Independent Director Independent Director Director Independent Director Director Independent Director Independent Director Independent Director Independent Director Chairman Chairman August 4, 2011 to May 25,2012 May 25, 2012 October 26, 1998 February 11, 1997 September 3, 1997 December 8, 1999 April 26, 2001 September 12, 1996 April 28, 2005 July 1, 1996 April 19, 1999 March 26, 2004 b) Stephen C. Roxas Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Cityplans, Incorporated c) Position Director / Chairman of the Excom Director / Chairman of the Board Director / President Date Assumed July 1997 July 1997 October 1988 Andrew I. Liuson Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Cityplans, Incorporated Past position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Cityplans, Incorporated Position Date Assumed Director / Vice Chairman of Board Director / Vice Chairman of Board Director / Chairman of the Board January 16, 2008 January 16, 2008 September 2006 Director / President Director / President Director / Exec. Vice Pres. / Vice Chairman of the Board July 1997 - Feb. 2008 July 1997 - Feb. 2008 October 1988 d) Grace C. Liuson Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Cityplans, Incorporated Position Director / Deputy Vice Chairman of the Board Director / Deputy Vice Chairman of the Board Director / Exec. Vice President Date Assumed February 1, 2011 February 1, 2011 September 2006 22 Past position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Cityplans, Incorporated e) f) Director / President Director / President Director / Senior Vice Pres. Feb. 2008 – Jan. 2011 Feb. 2008 – Jan. 2011 October 1988 Josef C. Gohoc Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Position Date Assumed Director / President Director / President Jan. 2011 / Feb. 2011 Jan. 2011 / Feb. 2011 Past position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Senior Vice President / Treasurer Senior Vice President / Treasurer Jan. 2008 – Jan. 2011 Jan. 2008 – Jan. 2011 Sabino R. Padilla, Jr. Name of Office Present position in other private institutions: Padilla Law Office Apostolic Nunciature to the Phils. Catholic Bishops Conference of the Philippines (CBCP) and various archdiocese, dioceses, & prelatures Assoc. of Major Religious Superiors of the Phil. Philippine Association of Religious Treasurers Grace Christian College Various Catholic religious orders, societies, & congregations for men and women (Dominicans, Augustinian, Franciscan, Columbans, Religious of the Virgin Mary, Daughters of Charity, Carmelite Sisters) Bank of the Philippine Islands and its subs. Ayala Land, Inc State Investment Trust, Inc Stateland Investment, Inc Mother Seton Hospital Our Lady of Lourdes Hospital St. Paul Hospital, Cavite Various Catholic universities, colleges, and schools Various Catholic universities, colleges, schools and foundations Cityland Development Corporation Position Partner Legal Counsel Legal Counsel Duration Past 5 years up to present - do - do - Legal Counsel - do - Legal Counsel - do - Legal Counsel Legal Counsel - do - do - Legal Counsel Legal Counsel Legal Counsel Chairman of the Board / Legal Counsel Legal Counsel Legal Counsel Legal Counsel Legal Counsel - do - do - do - do - Trustee - do - Director 2006 to present - do - do - do - do - g) Peter S. Dee Name of Office Present position in other private institutions: Asean Finance Corporation, Ltd. Alpolac, Inc. Bankers’ Association of the Philippines Position Director Director Director Duration Past 5 years up to present - do - do - 23 China Banking Corp. CBC Forex Corporation CBC Insurance Brokers, Inc. CBC Properties & Computer Center, Inc. GDSK Development Corp. Hydee Mgt. & Resources Corp. Kemwerke, Inc. Silver Falcon Insurance Agency Makati Curbs Holdings Corporation Great Expectation Holdings, Inc. Commonwealth Foods, Inc. The Big D Holdings Corporation Cityplans, Incorporated Cityland Development Corporation Cityland, Inc. Director / President and CEO Director / Chairman of the Board Chairman of the Board Director / President Director Director Director Director Director Director / Chairman; President Director Director / Chairman; President Independent Director Independent Director/ Member – Audit Committe Independent Director - do - do - do - do - do - do - do - do - do - do - do - do - do - do - do - do - h) Alice Gohoc Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated i) Director Director Date Assumed 1996 September 2001 Helen C. Roxas Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Cityplans, Incorporated Good Tidings Foundation Inc MGC New Life Christian Academy j) Position Position Director Director Director Treasurer Board of Trustee Date Assumed 1988 January 1997 October 1988 1992 1992 Rufina C. Buensuceso Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Cityplans, Incorporated Position Executive Vice President Executive Vice President Comptroller Date Assumed February 2011 February 2011 September 1990 k) Emma A. Choa Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated l) Position Senior Vice President / Treasurer Senior Vice President / Treasurer Date Assumed February 2011 February 2011 Eden F. Go Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Position Vice President Vice President Date Assumed January 2008 January 2008 24 m) Rudy Go Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Position Vice President Vice President Date Assumed August 2007 August 2007 n) Melita M. Revuelta Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Position Vice President Vice President Date Assumed January 2008 January 2008 o) Romeo E. Ng Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Position Vice President Vice President Date Assumed January 2005 January 2005 p) Josie T. Uy Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Position Vice President – Manila Branch Vice President – Manila Branch Date Assumed February 2004 February 2004 q) Melita L. Tan Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated r) Position Vice President Vice President Date Assumed February 2004 February 2004 Emma G. Jularbal Name of Office Present position in other private institutions: City & Land Developers, Inc. Cityland Incorporated Position Vice President – Legal Affairs / Corporate Secretary Vice President – Legal Affairs / Corporate Secretary Date Assumed July 2001 / January 2013 July 2001 / July 1997 2) Identify Significant Employees There is no identifiable significant employee because the Company expects each employee to do his / her share in achieving the corporation’s set goal. 3) Involvement in Certain Legal Proceedings of Any of the Directors and Executive Officers, during the past five years: During the past five years, there is no involvement in certain legal proceedings of any of the directors and executive officers in any court or administrative agency of the government. a. b. c. None of them has been involved in any bankruptcy petition. None of them has been convicted by final judgment in any criminal proceeding or being subject to a pending criminal proceeding, both domestic and foreign. None of them has been subjected to any order, judgment, or decree, not subsequently reversed, suspended or vacated, of any court of competent jurisdiction, domestic or foreign, 25 permanently or temporarily enjoining, barring, suspending or otherwise limiting their involvement in any type of business, securities, commodities or banking activities. None of them has been found by a domestic or foreign court of competent jurisdiction (in a civil action), the Commission or comparable body, or a domestic or foreign exchange or other organized trading market or self-regulatory organization, to have violated a securities or commodities law or regulation. Item X. Executive Compensation Executive Compensation Summary Table Name Position Josef C. Gohoc CEO / President Rufina C. Buensuceso Executive Vice Pres. Josie T. Uy VP - Manila Emma G. Jularbal VP - Legal Patrocinio M. Pablo AVP – RDD Salaries Bonus Others Total (Top 5) Salaries Bonus Others All officers & directors as a group unnamed Grand Total 2012 x x x x x =3,447,576.00 P 4,015,034.00 1,959,003.00 = 9,421,613.00 P =16,420,252.00 P 10,803,844.00 13,099,008.00 =40,323,104.00 P = 49,744,717.00 P 2013 x x x x x =5,227,681.00 P 10,373,625.00 3,578,149.00 = 19,179,455.00 P =17,097,574.94 P 9,049,834.00 1,322,003.00 = 27,469,411.94 P = 46,648,866.94 P 2014 (estimate) x x x x -=6,330,556.00 P 1,682,492.00 30,709.00 =8,043,757.00 P =17,424,355.00 P 4,408,606.00 55,993.00 = 21,888,954.00 P = 29,932,711.00 P The Company has no standard arrangements with regards to the remuneration of its directors. In 2013 and 2012, the Board of Directors received a total of P =15,317,088.41 and P =12,173,505.70 respectively, including a total per diem of P =108,000.00 per annum for each director for the board meetings attended, as part of the compensation under all officers and directors as a group unnamed. Moreover, the Company has no standard arrangement with regards to the remuneration of its existing officers aside from the compensation received nor any other arrangement with employment contracts, compensatory plan and stock warrants or options. Item XI. a. Security Ownership of Certain Beneficial Owners and Management Security Ownership of Record and Beneficial Owner owning more than 5% of the outstanding capital stock of the Registrant as of December 31, 2013: Title of Name, Address & Class Relationship with Issuer Unclassified Cityland Incorporated * common 2F Cityland Condo 10 T1 shares 156 H.V. Dela Costa St., Ayala North, Makati City - principal stockholder Unclassified Stephen C. Roxas common 1392 Campañilla St., shares Dasmariñas Village, Makati - director / chairman of executive committee Beneficial Owner & Relationship Lincoln Roxas Jefcon, Inc Obadiah Inc. Immediate family sharing the same household Corporation of w/c record owner is a controlling shareholder Filipino No. of Shares Held 1,715,072,691 % 50.42% Filipino 250,892,400 7.38% Citizenship 26 Unclassified Grace C. Liuson common 2072 Lumbang cor. Cypress shares Dasmariñas Village, Makati - director / deputy vice chairman of the board * - NA - Filipino 181,512,066 5.34% The following directors direct the voting or disposition of the shares held by Cityland, Inc.: (Beneficial Owners) Name Position Stephen C. Roxas Chairman of the Board Andrew I. Liuson Vice Chairman of the Board Grace C. Liuson Deputy Vice Chairman of the Board Josef C. Gohoc President b. No change of control in the corporation has occurred since the beginning of its last fiscal year. c. Security Ownership of Management as of December 31, 2013: Title of Class Directors: Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Executive Officers: Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Unclassified common shares Note: Name of Beneficial Owner / Position Washington SyCip Independent Director / Chairman of the Board Stephen C. Roxas Director / Chairman of Excom Andrew I. Liuson Director / Vice Chairman of the Board Grace C. Liuson Director / Deputy Vice Chairman of the Board Josef C. Gohoc Director / President Peter S. Dee Independent Director Sabino R. Padilla, Jr. Director Alice C. Gohoc Director Helen C. Roxas Director Rufina C. Buensuceso Executive Vice President Emma A. Choa Senior Vice President / Treasurer Eden F. Go Vice President Rudy Go Vice President Melita M. Revuelta Vice President Romeo E. Ng Vice President Melita L. Tan Vice President Josie T. Uy Vice President – Manila Branch Emma G. Jularbal Vice President- Legal / Corporate Secretary Catherine Grace T. Wong Assistant Corporate Secretary No. of Shares Held 936 Nature of Ownership Direct Citizenship % American -- 287,696,891 Direct / Indirect Filipino 8.457% 123,794,525 Direct / Indirect Filipino 3.639% 181,512,066 Direct Filipino 5.336% Direct / Indirect Filipino 1.463% 434,981 Direct Filipino 0.013% 62,136 Direct Filipino 0.002% Direct / Indirect Filipino 3.723% Direct Filipino 1.520% 4,581,423 Direct / Indirect Filipino 0.135% 2,297,496 Direct Filipino 0.068% 296,197 Direct Filipino 0.009% 1,550,442 Direct Filipino 0.046% 144,298 Direct Filipino 0.004% 2,114,017 Direct Filipino 0.062% 520,349 Direct Filipino 0.015% 3,785 Direct Filipino -- 3,000 Direct Filipino -- 3,844,108 Direct Filipino 0.113% 49,775,084 126,635,397 51,710,464 The above security ownership of management consists of Unclassified Common Shares amounting to P =836,977,595 which is equivalent to 24.60%. 27 d. The Corporation knows no person holding more than 5% of common shares under a voting trust or similar agreement. Item XII. Certain Relationships and Related Transactions 1) Transactions of Registrants with Any Director, Executive Officer of the Registrant and Any Nominee for Election as a Director There is no transaction (or series of similar transactions) with or involving the registrant or any of each subsidiary with a director, executive officer, and a nominee for election as a director. 2) Related Party Transactions The Company and its subsidiaries, in their regular conduct of business, have entered into transactions with associates and related parties principally consisting of advances, reimbursement of expenses, and purchase and sale of real estate properties. These transactions to and from related parties are made on an arm’s length basis and at current market prices at the time of the transaction. There is an existing management contract with Cityland Incorporated (CI), its parent company, wherein CI provides management services for the business of the Registrant. The agreement is for a period of five years renewable automatically for another five years unless either party notifies the other six months prior to expiration. The management fee is based on a certain percentage of net income as mutually agreed upon by both parties. The management fees for 2013, 2012 and 2011 were waived by CI. There are no conditions attached to the waiver of these management fees. There were no transactions with promoters in the past five years. The Registrant or its related parties have no relationship on parties that fall outside the definition of related parties that enables to negotiate terms of material transactions that may not be available from others or independent parties on an arm’s length basis. Moreover, the Registrant has no transactions with former senior management or persons that would result in negotiations of terms that are more or less favorable than those available on an arm’s length basis from clearly independent parties that are material to the Registrant’s financial position or financial performance. Please refer to Note 25 – Related Parties Transactions of the Notes to Consolidated Financial Statements of the 2013 Audited Financial Statements which is incorporated in the Index to Financial Statements and Supplementary Schedules. 3) Parent of the Registrant Cityland, Inc. owns 50.42% of the outstanding capital stock of the Registrant. 28 PART IV – EXHIBITS AND SCHEDULES Item XIII. Exhibits and Reports on SEC Form 17-A A. Exhibits - See accompanying Index to Exhibits (page 116). The following exhibit is filled as a separate section of this report: (18) Majority Owned Subsidiaries of the Registrant The other exhibits, as indicated in the Index to Exhibits are either not applicable to the Company or require no answer. B. Reports on SEC Form 17-C Date Filed 01/25/2013 01/29/2013 03/21/2013 04/22/2013 04/26/2013 06/05/2013 06/06/2013 06/21/2013 07/02/2013 08/22/2013 09/10/2013 11/25/2013 12/18/2013 Events Reported Sworn Certification of Compliance Officer on the Company’s compliance with the Manual of Corporate Governance (SEC Form MCG- 2002) Sworn Certification of Corporate Secretary on the Attendance of Directors for the year 2012 Authorization for Issuance of Audited Financial Statements 2012 Notice of Annual Stockholders’ Meeting Declaration of 5% Stock Dividends Annual Stockholders’ Meeting and Declaration of Cash Dividends Organizational Meeting of the Board of Directors Topping off Ceremony of Grand Central Residences Appointment of Ms. Catherine T. Wong as Assistant Corporate Secretary Press Release of CityNet 1 BOD Approval for Renewal of STCPs SEC Releases the Certificate of Permit to Offer Securities for Sale amounting to P =1.4 Billion SEC Releases the Certificate of Filing of Amended Articles of Incorporation (Amending the Article IV by shortening the term of its existence, thereby dissolving the Corporation) of Asian City and Land Development Corporation, a subsidiary of the Company. 30 CITYLAND DEVELOPMENT CORPORATION INDEX TO FINANCIAL STATEMENTS AND SUPPLEMENTARY SCHEDULES FORM 17-A, Item 7 Page No. Financial Statements Statement of Management’s Responsibility for Financial Statements Report of Independent Public Accountant Balance Sheets as of December 31, 2013, 2012 and 2011 Statements of Income for the years ended December 31, 2013, 2012 and 2011 Statements of Comprehensive Income for the years ended December 31, 2013, 2012 and 2011 Statements of Changes in Stockholders’ Equity for the years ended December 31, 2013, 2012 and 2011 Statements of Cash Flows for the years ended December 31, 2013, 2012 and 2011 Notes to Financial Statements Supplementary Schedules Report of Independent Public Accountants on Supplementary Schedules Index to the Financial Statements and Supplementary Schedules Schedule I. Supplementary Schedules Required by Annex 68-E A. Financial Assets B. Amounts Receivable from Directors, Officers, Employees, Related parties and Principal Stockholders (Other than Related Parties) C. Amounts Receivable from Related Parties which are Eliminated during Consolidation of Financial Statements D. Intangible Assets – Other Assets E. Long-Term Debt F. Indebtedness to Related Parties G. Guarantees of Securities of Other Issuers H. Capital Stock Schedule II. Schedule of Retained Earnings Available for Dividend Declaration Schedule III. Map of the relationships of the companies within the group (for investment houses that are part of a conglomerate; Part 1,4J Schedule IV. Schedule of all effective standards and interpretations (Part 1, 4J) Schedule V. Schedule of Financial soundness indicators Schedule VI. Schedule of Gross and Net Proceeds of Short-term Commercial Papers (STCPs) Issued 31 32-33 34 35 36 37-38 39-40 41-101 102 103 104 ** 106 ** ** ** ** 106 107 108 109-112 113 114-115 ** These schedules, which are required by Part IV(e) of RSA Rule 48, have been omitted because they are either not required, not applicable or the information required to be presented is included in the Company's financial statements or the notes to financial statements. 34 CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES CONSOLIDATED BALANCE SHEETS December 31, 2013 ASSETS Cash and Cash Equivalents (Note 4) Short-term Cash Investments (Note 4) Investments in Trust Funds (Note 5) Installment Contracts Receivable (Note 6) Other Receivables (Note 7) Real Estate Properties for Sale (Notes 8 and 15) Real Estate Properties Held for Future Development (Note 9) Investment Properties (Notes 10 and 15) Property and Equipment (Note 11) Other Assets (Notes 12 and 22) TOTAL ASSETS LIABILITIES AND EQUITY Liabilities Accounts Payable and Accrued Expenses (Notes 13 and 25) Notes and Contracts Payable (Note 14) Income Tax Payable Retirement Benefits Liability Pre-need and Other Reserves (Note 5) Deferred Income Tax Liabilities - net (Note 24) Total Liabilities Equity Attributable to equity holders of the Parent Company Capital stock - P =1 par value (Note 15) Authorized - 4,000,000,000 shares in 2013 and 2012 and 3,000,000,000 in 2011 Issued - 3,403,786,340 shares in 2013 held by 702 equity holders, 3,241,793,886 shares in 2012 held by 719 equity holders, and 2,947,261,781 shares in 2011 held by 746 equity holders Additional paid-in capital Retained earnings (Notes 8, 10, 11 and 15) Net changes in fair values of available-forsale financial assets (Note 12) Accumulated re-measurement on defined benefit plan (Note 2) Treasury stock - 3,921,874, 3,827,401, 3,655,633 shares in 2013, 2012 and 2011, respectively, at cost (Note 15) Non-controlling Interests (Note16) Total Equity TOTAL LIABILITIES AND EQUITY December 31, 2012 (As restated, Note 2) January 1, 2012 (As restated, Note 2) P = 660,010,397 2,053,350,000 36,512,483 1,606,674,422 53,814,548 =2,397,757,053 P 307,600,000 41,079,341 1,960,431,150 50,287,767 =1,433,826,099 P 507,750,000 45,691,673 2,147,940,019 52,235,624 1,432,346,524 1,470,772,832 1,591,546,671 1,096,213,374 1,190,731,848 26,666,879 40,993,812 P = 8,197,314,287 1,288,400,125 868,508,858 42,924,285 42,110,089 =8,469,871,500 P 1,182,830,001 986,036,006 55,395,091 16,291,073 =8,019,542,257 P P = 227,263,014 1,470,358,464 115,829,551 =482,626,177 P 1,839,294,867 43,085,655 – – 52,625,401 198,375,533 2,064,451,963 47,317,197 309,435,385 2,721,759,281 =692,124,146 P 1,566,460,772 26,865,178 4,621,401 46,502,391 345,943,582 2,682,517,470 3,403,786,340 7,277,651 1,894,148,244 3,241,793,886 7,277,651 1,718,165,151 2,947,261,781 7,277,651 1,695,116,815 1,586,037 1,770,510 521,418 (18,831,090) (15,435,630) (26,553,360) (31,130,586) 5,256,836,596 876,025,728 6,132,862,324 P = 8,197,314,287 (31,172,734) 4,922,398,834 825,713,385 5,748,112,219 =8,469,871,500 P (32,405,913) 4,591,218,392 745,806,395 5,337,024,787 =8,019,542,257 P See accompanying Notes to Consolidated Financial Statements. 35 CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF INCOME 2013 REVENUE Sales of real estate properties Financial income (Note 20) Rent income (Note 10) Other income (Note 22) Years Ended December 31 2012 2011 (As restated, (As restated, Note 2) Note 2) P = 1,168,719,804 369,098,980 32,440,172 149,816,279 1,720,075,235 =1,421,385,193 P 441,901,868 28,458,124 21,263,447 1,913,008,632 =1,574,293,008 P 478,693,976 23,077,618 21,515,652 2,097,580,254 640,070,218 382,030,316 26,078,104 25,096,676 1,073,275,314 852,994,651 338,496,572 47,641,893 18,389,043 1,257,522,159 953,756,046 363,128,222 56,570,373 17,317,999 1,390,772,640 INCOME BEFORE INCOME TAX 646,799,921 655,486,473 706,807,614 PROVISION FOR INCOME TAX (Note 24) 127,274,208 125,330,305 103,380,902 P = 519,525,713 =530,156,168 P =603,426,712 P P = 423,260,092 96,265,621 P = 519,525,713 =400,865,344 P 129,290,824 =530,156,168 P =443,010,407 P 160,416,305 =603,426,712 P P = 0.12 =0.12 P =0.13 P EXPENSES Cost of real estate sales (Note 8) Operating expenses (Note 17) Financial expenses (Note 21) Other expenses (Note 22) NET INCOME Attributable to: Equity holders of the parent Non-controlling interests BASIC/DILUTED EARNINGS PER SHARE (Note 29) See accompanying Notes to Consolidated Financial Statements. 36 CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME 2013 NET INCOME P = 519,525,713 OTHER COMPREHENSIVE INCOME (LOSS) Other comprehensive income to be reclassified to profit or loss in subsequent periods: Changes in fair value of available-for-sale financial assets (Note 12) Other comprehensive loss not to be reclassified to profit or loss in subsequent periods: Re-measurement gain (loss) on defined benefit obligation (Note 23) Income tax effect TOTAL COMPREHENSIVE INCOME Attributable to: Equity holders of the parent Non-controlling interests (498,348) (5,431,275) 1,629,383 (4,300,240) 2012 (As restated, Note 2) 2011 (As restated, Note 2) =530,156,168 P 603,426,712 1,631,027 16,353,714 (4,906,114) 13,078,627 (2,050) (30,386,612) 9,115,984 (21,272,678) P = 515,225,473 =543,234,795 P =582,154,034 P P = 419,680,159 95,545,314 P = 515,225,473 =413,232,166 P 130,002,629 =543,234,795 P =422,605,571 P 159,548,463 =582,154,034 P See accompanying Notes to Consolidated Financial Statements. 37 CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CHANGES IN EQUITY FOR THE YEARS ENDED DECEMBER 31, 2013, 2012 AND 2011 Capital Stock (Note 15) Additional Paid-in Capital Net Changes in Fair Values of Available-for-sale Retained Earnings financial assets (Note 15) (Note 12) Accumulated Re-measurement on Defined Benefit Plan (Note 2) Treasury Stock (Note 15) BALANCES AT JANUARY 1, 2011, AS PREVIOUSLY REPORTED Change in accounting policy for employee benefits (Note 2) P =2,456,374,741 – P =7,277,651 – P =1,844,992,886 14,985,260 P =512,786 – P =– (6,139,892) (P = 32,259,775) – BALANCES AT JANUARY 1, 2011, AS RESTATED Total comprehensive income, as previously reported Change in accounting policy for employee benefits (Note 2) 2,456,374,741 – – 7,277,651 – – 1,859,978,146 441,337,900 1,672,507 512,786 8,632 – (6,139,892) – (20,413,468) (32,259,775) – – – – 443,010,407 8,632 (20,413,468) – – 2,871,517 – – – 2,794,372 – 490,887,040 – – – – – – – – – BALANCES AT DECEMBER 31, 2011, AS RESTATED BALANCES AT DECEMBER 31, 2011, AS PREVIOUSLY REPORTED Change in accounting policy for employee benefits (Note 2) Total comprehensive income, as restated Transfer of deferred tax liability on deemed cost adjustment of property and equipment absorbed through depreciation Transfer of deferred tax liability on deemed cost adjustment of properties realized through sale Parent Company shares of stock held by CPI’s investments in trust fund Stock dividends - 20% Fractional shares Cash dividends - P =0.05 per share Cash dividends declared by subsidiaries Cash dividends received by CPI on Parent Company shares of stock BALANCES AT DECEMBER 31, 2011, AS RESTATED Total comprehensive income, as previously reported Change in accounting policy for employee benefits (Note 2) Total comprehensive income, as restated (Forward) Total P =4,276,898,289 8,845,368 Non-controlling Interests Total P =625,244,685 (23,534) P =4,902,142,974 8,821,834 4,285,743,657 441,346,532 (18,740,961) 625,221,151 160,485,791 (937,328) 4,910,964,808 601,832,323 (19,678,289) – 422,605,571 159,548,463 582,154,034 – – 2,871,517 – 2,871,517 – – – 2,794,372 – 2,794,372 – (490,887,040) (318) (122,721,840) – – – – – – – – – – – (146,138) – – – – – 71,571 – – – 71,571 – 71,571 P =2,947,261,781 P =7,277,651 P =1,695,116,815 P =521,418 (P = 26,553,360) (P = 32,405,913) P =4,591,218,392 P =745,806,395 P =5,337,024,787 P =2,947,261,781 – P =7,277,651 – P =1,678,459,048 16,657,767 P =521,418 – P =– (26,553,360) (P = 32,405,913) – P =4,601,113,985 (9,895,593) P =746,767,257 (960,862) P =5,347,881,242 (10,856,455) 2,947,261,781 – – – 7,277,651 – – – 1,695,116,815 400,532,990 332,354 400,865,344 521,418 1,249,092 – 1,249,092 (26,553,360) – 11,117,730 11,117,730 (32,405,913) – – 4,591,218,392 401,782,082 11,450,084 413,232,166 745,806,395 129,636,102 366,527 130,002,629 5,337,024,787 531,418,184 11,816,611 543,234,795 – (146,138) – (318) (122,721,840) – – – (292) – (38,962,927) (146,138) – (610) (122,721,840) (38,962,927) 38 -2- Capital Stock (Note 15) Transfer of deferred tax liability on deemed cost adjustment of property and equipment absorbed through depreciation Transfer of deferred tax liability on deemed cost adjustment of properties realized through sale Parent Company shares of stock held by CPI Appropriation - CPI Stock dividends - 10% Fractional shares Cash dividends - P =0.03 per share Cash dividends declared by subsidiaries Cash dividends received by CPI on Parent Company shares of stock Additional Paid-in Capital Net Changes in Fair Values of Available-for-sale Retained Earnings financial assets (Note 15) (Note 12) Accumulated Re-measurement on Defined Benefit Plan (Note 2) =– P P =– =2,871,517 P =– P =– P – – – 294,532,105 – – – – – – – – – – 10,215,118 – (8,063,075) (294,532,105) (278) (88,359,715) – – – – – – – – – – – – – – – Total Non-controlling Interests Total =– P =2,871,517 P =– P =2,871,517 P – 1,233,179 – – – – – 10,215,118 1,233,179 (8,063,075) – (278) (88,359,715) – – – – – (282) – (50,095,357) 10,215,118 1,233,179 (8,063,075) – (560) (88,359,715) (50,095,357) – – 51,530 – 51,530 – 51,530 BALANCES AT DECEMBER 31, 2012, AS RESTATED P =3,241,793,886 P =7,277,651 P =1,718,165,151 P =1,770,510 (P = 15,435,630) (P = 31,172,734) P =4,922,398,834 P =825,713,385 P =5,748,112,219 BALANCES AT DECEMBER 31, 2012, AS PREVIOUSLY REPORTED Change in accounting policy for employee benefits (Note 2) P =3,241,793,886 – P =7,277,651 – P =1,701,175,030 16,990,121 P =1,770,510 – – (15,435,630) (P = 31,172,734) – P =4,920,844,343 1,554,491 P =826,307,720 (594,335) (15,435,630) – (3,395,460) (3,395,460) (31,172,734) – – – BALANCES AT DECEMBER 31, 2012, AS RESTATED Net income Other comprehensive income Total comprehensive income Transfer of deferred tax liability on deemed cost adjustment of property and equipment absorbed through depreciation Transfer of deferred tax liability on deemed cost adjustment of properties realized through sale Parent Company shares of stock held by CPI Stock dividends - 5% Fractional shares Cash dividends - P =0.03 per share Cash dividends declared by subsidiaries BALANCES AT DECEMBER 31, 2013 See accompanying Notes to Consolidated Financial Statements. 3,241,793,886 – – – 7,277,651 – – – 1,718,165,151 423,260,092 – 423,260,092 1,770,510 – (184,473) (184,473) – Treasury Stock (Note 15) – – – 2,871,517 – – – – – 161,992,454 – – – – – – – – – 8,983,275 – (161,992,454) (343) (97,138,994) – – – – – – – – – – 42,148 – – – – – P =3,403,786,340 P =7,277,651 P =1,894,148,244 P =1,586,037 (P = 18,831,090) (P = 31,130,586) 4,922,398,834 423,260,092 (3,579,933) 419,680,159 2,871,517 8,983,275 42,148 – (343) (97,138,994) – P = 5,256,836,596 825,713,385 96,265,621 (720,307) 95,545,314 – – – – (324) – (45,232,647) P =876,025,728 5,747,152,063 960,156 5,748,112,219 519,525,713 (4,300,240) 515,225,473 2,871,517 8,983,275 42,148 – (667) (97,138,994) (45,232,647) P =6,132,862,324 39 CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES CONSOLIDATED STATEMENTS OF CASH FLOWS 2013 CASH FLOWS FROM OPERATING ACTIVITIES Income before income tax Adjustments for: Interest income (Note 20) Interest expense - net of amounts capitalized (Note 21) Depreciation (Note 19) Retirement benefits cost (income) (Note 23) Trust fund income (Note 22) Gain on sale of available-for-sale financial assets Dividend income (Note 20) Operating income before working capital changes Decrease (increase) in: Installment contracts receivable Other receivables Real estate properties for sale Real estate properties held for future development Deposits and others Increase (decrease) in: Accounts payable and accrued expenses Pre-need and other reserves Cash generated from operations Interest received Income taxes paid, including creditable and final withholding taxes Contributions to the plan Net cash flows from operating activities CASH FLOWS FROM INVESTING ACTIVITIES Purchases of short-term cash investments Additions to: Investment properties (Note 10) Property and equipment (Note 11) Withdrawals from investments in trust funds Contributions to investments in trust fund (Note 5) Proceeds from: Sale of property and equipment Matured short-term cash investments Sale of available-for-sale financial assets Dividends received Net cash flows from (used in) investing activities (Forward) Years Ended December 31 2012 2011 P = 646,799,921 =655,486,473 P =706,807,614 P (369,057,978) (441,867,563) (478,657,522) 24,823,432 16,710,266 2,017,185 (1,780,146) 46,240,977 19,323,228 3,260,846 (2,582,951) 55,051,749 18,842,759 (326,547) (2,213,192) (507,469) (41,002) 318,964,209 – (34,305) 279,826,705 – (36,454) 299,468,407 353,756,728 (2,152,326) 70,248,202 (12,201,447) (3,671,489) 187,508,869 2,745,259 258,129,790 (108,538,811) (13,302,364) 9,930,666 (14,217,214) 80,324,236 (131,270,607) 8,403,790 (250,482,259) 5,334,356 479,795,974 367,683,523 (210,111,565) (5,318,551) 390,939,332 441,070,161 154,564,035 (2,599,360) 404,603,953 480,919,527 (152,105,990) (3,309,821) 692,063,686 (137,437,504) (3,309,821) 691,262,168 (167,630,548) (118,683) 717,774,249 (1,745,750,000) (145,166,589) (1,893,372) 7,782,478 (1,218,183) 1,068,572 – 512,299 41,002 (1,884,623,793) – (5,074,145) (1,257,143) 10,201,360 (2,806,952) – 200,150,000 – 34,305 201,247,425 – (6,800,632) – 7,932,724 (2,430,147) – 729,700,028 – 36,454 728,438,427 40 -2- 2013 Years Ended December 31 2012 2011 CASH FLOWS FROM FINANCING ACTIVITIES Availments of short-term notes Payments of short-term notes Dividends paid Interest paid Payment of contracts payable Payments of long-term loans Net cash flows from (used in) financing activities P6,266,974,699 = P6,813,299,073 P = 6,178,329,528 = (6,529,884,681) (6,011,521,854) (7,186,551,299) (137,737,618) (161,031,325) (141,982,384) (46,293,866) (59,095,590) (34,267,762) – – (17,381,250) – (10,000,000) – 71,421,361 (603,379,141) (545,186,549) NET INCREASE (DECREASE) IN CASH AND CASH EQUIVALENTS (1,737,746,656) 963,930,954 842,833,535 1,433,826,099 590,992,564 CASH AND CASH EQUIVALENTS AT BEGINNING OF YEAR 2,397,757,053 CASH AND CASH EQUIVALENTS AT END OF YEAR (Note 4) =2,397,757,053 P =1,433,826,099 P = 660,010,397 P See accompanying Notes to Consolidated Financial Statements. 41 CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES NOTES TO CONSOLIDATED FINANCIAL STATEMENTS 1. Corporate Information Cityland Development Corporation (the Parent Company) was incorporated in the Philippines on January 31, 1978. It has two subsidiaries, Cityplans, Incorporated (CPI) and City & Land Developers, Incorporated (CLDI), a publicly listed company, all domiciled in the Philippines. The Parent Company’s and CLDI’s primary business purpose is to acquire, develop, improve, subdivide, cultivate, lease, sublease, sell, exchange, barter and/or dispose of agricultural, industrial, commercial, residential and other real properties, as well as to construct, improve, lease, sublease, sell and/or dispose of houses, buildings and other improvements thereon, and to manage and operate subdivisions and housing projects or otherwise engage in the financing and trading of real estate. CPI is engaged in the business of establishing, organizing, developing, maintaining, conducting, operating, marketing and selling pension plans. The Parent Company is 50.42% owned by Cityland, Inc. (CI), the ultimate parent company incorporated in the Philippines, which also prepares consolidated financial statements. The Parent Company’s and its subsidiaries’ (the Group) registered office and principal place of business is 2nd and 3rd Floor, Cityland Condominium 10, Tower I, 156 H. V. de la Costa Street, Ayala North, Makati City. The consolidated financial statements of the Group were authorized for issuance by the Board of Directors (BOD) on March 19, 2014. 2. Summary of Significant Accounting and Financial Reporting Policies Basis of Preparation The consolidated financial statements of the Group have been prepared using the historical cost basis, except for financial assets at fair value through profit or loss and available-for-sale financial assets that have been measured at fair values. These consolidated financial statements are presented in Philippine peso (Peso), which is the Group’s functional currency, and rounded to the nearest Peso except when otherwise indicated. The consolidated financial statements provide comparative information in respect of the previous period. In addition, the Group presents an additional consolidated balance sheet at the beginning of the earliest period presented when there is a retrospective application of an accounting policy, a retrospective restatement, or a reclassification of items in consolidated financial statements. An additional consolidated balance sheet as at January 1, 2012 is presented in the consolidated financial statements due to retrospective application of a certain accounting policy (refer to changes in accounting policies discussed below). Statement of Compliance The consolidated financial statements have been prepared in compliance with Philippine Financial Reporting Standards (PFRS). 42 Changes in Accounting Policies The accounting policies adopted are consistent with those of the previous financial year except for the following amended PFRS and Philippine Accounting Standards (PAS) effective as of January 1, 2013: PAS 1, Presentation of Financial Statements - Presentation of Items of Other Comprehensive Income (Amendments), introduced a grouping of items presented in other comprehensive income. Items that will be reclassified (or “recycled”) to profit or loss at a future point in time (for example, upon derecognition or settlement) will be presented separately from items that will never be recycled. The amendments affect presentation only and have no impact on the Group’s financial position or performance. Revised PAS 19, Employee Benefits, requires all actuarial gains and losses to be recognized in other comprehensive income and unvested past service costs previously recognized over the average vesting period to be recognized immediately in profit or loss when incurred. Prior to adoption of the Revised PAS 19, the Group recognized actuarial gains and losses as income or expense when the net cumulative unrecognized gains and losses for each individual plan at the end of the previous period exceeded 10% of the higher of the defined benefit obligation and the fair value of the plan assets and recognized unvested past service costs as an expense on a straight-line basis over the average vesting period until the benefits become vested. Actuarial gains and losses can no longer be deferred and recognized over the remaining estimated service lives of the employees. Upon adoption of the Revised PAS 19, the Group changed its accounting policy to recognize all actuarial gains and losses in other comprehensive income and all past service costs in profit or loss in the period they occur. The Revised PAS 19 replaced the interest cost and expected return on plan assets with the concept of net interest on defined benefit liability or asset which is calculated by multiplying the net balance sheet defined benefit liability or asset by the discount rate used to measure the employee benefit obligation, each as at the beginning of the annual period. The Revised PAS 19 also amended the definition of short-term employee benefits and requires employee benefits to be classified as short-term based on expected timing of settlement rather than the employee’s entitlement to the benefits. In addition, the Revised PAS 19 modifies the timing of recognition for termination benefits. The modification requires the termination benefits to be recognized at the earlier of when the offer cannot be withdrawn or when the related restructuring costs are recognized. Changes to definition of short-term employee benefits and timing of recognition for termination benefits do not have any impact to the Group’s financial position and financial performance. Revised PAS 19 also requires more extensive disclosures. These have been provided in Note 23. The changes in accounting policies have been applied retrospectively, with the following permitted exceptions: The carrying amounts of other assets have not been adjusted for changes in employee benefit costs that were included before January 1, 2012. 43 Sensitivity disclosures for the defined benefit obligation for comparative period have not been applied. The effects of adoption on the consolidated financial statements are as follows: December 31, 2013 Increase (decrease) in: Consolidated balance sheets Retirement plan assets Deferred tax liability Retained earnings Accumulated re-measurement on defined benefit plan Non-controlling interest Consolidated statements of comprehensive income Net income for the year Re-measurement gain (loss) of defined benefit obligation Income tax effects Other comprehensive income for the year, net of tax Total comprehensive income Attributable to: Parent Company Non-controlling interests January 1, 2012 P =2,506,343 (751,903) 18,099,950 =1,371,651 P 411,495 16,990,121 (P =15,509,221) (4,652,766) 16,657,767 (18,831,090) (1,023,300) (15,435,630) (594,335) (26,553,360) (960,862) 2013 Increase (decrease) in: Consolidated statements of income Operating expenses Provision from income tax Net income for the year Attributable to: Parent Company Non-controlling interests December 31, 2012 2012 2011 (P =1,553,283) 465,985 (P =1,087,298) (P =527,158) 158,147 P =369,011 (P =2,274,769) 682,430 =1,592,339 P (P =1,109,829) 22,531 =332,354 P 36,657 =1,672,507 P (80,168) (P =1,087,298) =369,011 P =1,592,339 P 16,353,714 (4,906,114) (30,386,612) 9,115,984 (5,431,275) 1,629,383 (3,801,892) (P =2,714,594) 11,447,600 =11,816,611 P (21,270,628) (P =19,678,289) (P =2,285,629) (428,965) =11,450,084 P 366,527 (P =18,740,961) (937,328) The adoption did not have an impact on consolidated statement of cash flows. PFRS 7, Financial Instruments: Disclosures - Amendments to Offsetting Financial Assets and Financial Liabilities, requires an entity to disclose information about rights of offset and related arrangements (such as collateral agreements). The new disclosures are required for all recognized financial instruments that are offset in accordance with PAS 32. These disclosures also apply to recognized financial instruments that are subject to an enforceable master netting arrangement or ‘similar agreement’, irrespective of whether they are offset in accordance with PAS 32. The amendments require entities to disclose, in a tabular format, unless another format is more appropriate, the following minimum quantitative information. 44 This is presented separately for financial assets and financial liabilities recognized at the end of the reporting period: a) The gross amounts of those recognized financial assets and recognized financial liabilities; b) The amounts that are offset in accordance with the criteria in PAS 32 when determining the net amounts presented in the consolidated balance sheet; c) The net amounts presented in the consolidated balance sheet; d) The amounts subject to an enforceable master netting arrangement or similar agreement that are not otherwise included in (b) above, including: i. Amounts related to recognized financial instruments that do not meet some or all of the offsetting criteria in PAS 32; and ii. Amounts related to financial collateral (including cash collateral); and e) The net amount after deducting the amounts in (d) from the amounts in (c) above. The amendments affect disclosures only and have no impact on the Group’s financial position or performance. PFRS 10, Consolidated Financial Statements, replaced the portion of PAS 27, Consolidated and Separate Financial Statements, that addressed the accounting for consolidated financial statements. It also included the issues raised in SIC 12, Consolidation - Special Purpose Entities. PFRS 10 established a single control model that applied to all entities including special purpose entities. The changes introduced by PFRS 10 require management to exercise significant judgment to determine which entities are controlled, and therefore, are required to be consolidated by a parent, compared with the requirements that were in PAS 27. The application of PFRS 10 does not have an impact on the financial position or performance of the Group. However, the assessment of control has changed but the result is similar to prior conclusions. The Group assessed controls based on the factors set-out in the standard including the Group’s power over the investees and the Group’s exposure to variable returns. PFRS 12, Disclosure of Interests in Other Entities, sets out the requirements for disclosures relating to an entity’s interests in subsidiaries, joint arrangements, associates and structured entities. The requirements in PFRS 12 are more comprehensive than the previously existing disclosure requirements for subsidiaries (for example, where a subsidiary is controlled with less than a majority of voting rights). The additional disclosure requirements in PFRS 12 are set-out on Note 16 of the consolidated financial statements. PFRS 13, Fair Value Measurement, establishes a single source of guidance under PFRSs for all fair value measurements. PFRS 13 does not change when an entity is required to use fair value, but rather provides guidance on how to measure fair value under PFRS. PFRS 13 defines fair value as an exit price. PFRS 13 also requires additional disclosures. As a result of the guidance in PFRS 13, the Group re-assessed its policies for measuring fair values, in particular, its valuation inputs such as non-performance risk for fair value measurement of liabilities. The Group has assessed that the application of PFRS 13 has not materially impacted the fair value measurements of the Group. Additional disclosures, where required, are provided in the individual notes relating to the assets and liabilities whose fair values were determined. Fair value hierarchy is provided in Note 26. 45 Annual Improvements to PFRSs (2009-2011 cycle) PAS 1, Presentation of Financial Statements - Clarification of the Requirements for Comparative Information, clarify the requirements for comparative information that are disclosed voluntarily and those that are mandatory due to retrospective application of an accounting policy, or retrospective restatement or reclassification of items in the financial statements. An entity must include comparative information in the related notes to the financial statements when it voluntarily provides comparative information beyond the minimum required comparative period. The additional comparative period does not need to contain a complete set of financial statements. On the other hand, supporting notes for the third balance sheet (mandatory when there is a retrospective application of an accounting policy, or retrospective restatement or reclassification of items in the financial statements) are not required. As a result, the Group has not included comparative information in respect of the opening consolidated balance sheet as at January 1, 2012. The amendments affect disclosures only and have no impact on the Group’s financial position or performance. PAS 16, Property, Plant and Equipment - Classification of Servicing Equipment, clarifies that spare parts, stand-by equipment and servicing equipment should be recognized as property, plant and equipment when they meet the definition of property, plant and equipment and should be recognized as inventory if otherwise. This amendment has no significant impact on the consolidated financial statements. PAS 34, Interim Financial Reporting - Interim Financial Reporting and Segment Information for Total Assets and Liabilities, clarifies that the total assets and liabilities for a particular reportable segment need to be disclosed only when the amounts are regularly provided to the chief operating decision maker and there has been a material change from the amount disclosed in the entity’s previous annual financial statements for that reportable segment. The amendment affects disclosures only and has no impact on the Group’s financial position or performance. The adoption of the following new and amended PFRS, PAS and Philippine Interpretations and annual improvements to PFRS (2009-2011 cycle) are either not relevant to or have no significant impact on the consolidated financial statements: PFRS 1, First-time Adoption of International Financial Reporting Standards - Government Loans (Amendments) PFRS 11, Joint Arrangements PAS 27, Separate Financial Statements (as revised in 2011) PAS 28, Investments in Associates and Joint Ventures Philippine Interpretation IFRIC 20, Stripping Costs in the Production Phase of a Surface Mine Annual Improvements to PFRSs (2009-2011 cycle) (i) PFRS 1, First-time Adoption of International Financial Reporting Standards Government Loans (Amendments) (ii) PAS 32, Financial Instruments: Presentation - Tax Effect of Distribution to Holders of Equity Instruments Basis of Consolidation The consolidated financial statements consist of the financial statements of the Parent Company and its subsidiaries as of December 31 of each year. The financial statements of the subsidiaries are prepared for the same reporting year as the Parent Company using consistent accounting policies. 46 These subsidiaries, all incorporated and domiciled in the Philippines, and the percentage of ownership of the Parent Company in 2013 and 2012 are as follows: CPI CLDI Percentage of Ownership 90.81 49.73 Nature of Activity Pre-need pension plans Real estate The registered office and principal place of business of CLDI is 3rd Floor, Cityland Condominium 10, Tower I, 156 H. V. de la Costa Street, Ayala North, Makati City. On the other hand, registered office address of CPI is at 3rd Floor, Cityland Condominium 10, Tower II, 154 H.V. de la Costa Street, Salcedo Village, Makati City. A subsidiary is an entity that is controlled by the Parent Company. Control is achieved when the Parent Company is exposed, or has rights, to variable returns from its involvement with the investee and has the ability to affect those returns through its power over the investee. When the Parent Company has less than a majority of the voting or similar rights of an investee, the Group considers all relevant facts and circumstances in assessing whether it has power over an investee, including: The contractual arrangement with the other vote holders of the investee Rights arising from other contractual arrangements The Parent Company’s voting rights and potential voting rights The Parent Company re-assesses whether or not it controls an investee if facts and circumstances indicate that there are changes to one or more of the three elements of control. The Group consolidates the accounts of CLDI even though it owns less than 50% of voting interest. The factors that the Group considers in making this determination include the size of its block of voting shares and the relative size and dispersion of holdings by other shareholders. The Group is the single largest shareholder of CLDI with 49.73% equity interest. The Parent Company, some of its stockholders and affiliates (whose stockholders also own equity ownership in the Parent Company) collectively own more than 50% of the equity of CLDI giving the Parent Company effective control over CLDI. In addition, majority of the members of its governing body or for which its key management personnel are the same as those of CLDI. Subsidiaries are consolidated from the date on which control is transferred to the Parent Company and cease to be consolidated from the date on which control is transferred out of the Parent Company. The equity, net income and total comprehensive income attributable to non-controlling interests of the consolidated subsidiaries are shown separately in the consolidated balance sheet, consolidated statement of income and consolidated statement of comprehensive income, respectively. All significant intercompany accounts and transactions are eliminated. Non-controlling Interests Non-controlling interests represent the interests in CPI and CLDI not held by the Parent Company, and are presented separately in the consolidated statement of income, consolidated statement of comprehensive income and within the equity section of the consolidated balance sheet, separate from the Parent Company’s equity. The losses applicable to the non-controlling interests in a 47 consolidated subsidiary may exceed the non-controlling interest’s equity in the subsidiary even if the losses exceed the non-controlling equity investment in the subsidiary. Changes in the parent company’s ownership interest in a subsidiary that do not result in a loss of control are accounted for as equity transactions. In such circumstances, the carrying amounts of the controlling and non-controlling interests shall be adjusted to reflect the changes in their relative interests in the subsidiary. Any difference between the amount by which the noncontrolling interests is adjusted and the fair value of the consideration paid or received shall be recognized directly in equity and attributed to the owners of the parent. If the Group losses control over a subsidiary, it: (a) derecognizes the assets (including goodwill) and liabilities of the subsidiary; (b) derecognizes the carrying amounts of any non-controlling interest; (c) recognizes the fair value of consideration received; (d) recognizes the fair value of any investment retained; (e) recognizes any surplus or deficit in the consolidated statement of income; and (f) reclassifies the Group’s share of components previously recognized in consolidated statement of comprehensive income to the consolidated statement of income or retained earnings, as appropriate. Cash and Cash Equivalents Cash includes cash on hand and in banks. Cash equivalents are short-term, highly liquid investments that are readily convertible to known amounts of cash with original maturities of three months or less from dates of acquisition, and are subject to an insignificant risk of change in value. Short-term Cash Investments Short-term cash investments are investments with maturities of more than three months but not exceeding one year from dates of acquisition. Financial Assets and Financial Liabilities Date of recognition The Group recognizes a financial asset or a financial liability in the consolidated balance sheet when it becomes a party to the contractual provisions of the instrument. In the case of a regular way purchase or sale of financial assets, recognition and derecognition, as applicable, is done using settlement date accounting. Initial recognition of financial instruments Financial instruments are recognized initially at fair value, which is the fair value of the consideration given (in case of an asset) or received (in case of a liability). The initial measurement of financial instruments, except for those designated at fair value through profit or loss, includes directly attributable transaction cost. Classification of financial instruments Subsequent to initial recognition, the Group classifies its financial instruments in the following categories: financial assets and financial liabilities at fair value through profit or loss, loans and receivables, held-to-maturity investments, available-for-sale financial assets and other financial liabilities. The classification depends on the purpose for which the instruments are acquired and whether they are quoted in an active market. Management determines the classification at initial recognition and, where allowed and appropriate, re-evaluates this classification at each end of reporting period. 48 a. Financial Assets or Financial Liabilities at Fair Value through Profit or Loss A financial asset or financial liability is classified in this category if acquired principally for the purpose of selling or repurchasing in the near term or upon initial recognition it is designated by management as at fair value through profit or loss. Financial assets or financial liabilities classified in this category are designated as at fair value through profit or loss by management on initial recognition when the following criteria are met: The designation eliminates or significantly reduces the inconsistent treatment that would otherwise arise from measuring the assets or liabilities or recognizing gains or losses on them on a different basis; or The assets or liabilities are part of a group of financial assets or financial liabilities, or both financial assets and financial liabilities, which are managed and their performance is evaluated on a fair value basis, in accordance with a documented risk management or investment strategy; or The financial instrument contains an embedded derivative, unless the embedded derivative does not significantly modify the cash flows or it is clear, with little or no analysis, that it would not be separately recorded. Financial assets or financial liabilities classified under this category are carried at fair value in the consolidated balance sheet. Changes in the fair value of such assets and liabilities are recognized in the consolidated statement of income. The Group designated its investments in trust funds as financial assets at fair value through profit or loss. The Group’s investments in trust funds directly relate to the Pre-need Reserves accounts. b. Loans and Receivables Loans and receivables are non-derivative financial assets with fixed or determinable payments that are not quoted in an active market. They arise when the Group provides money, goods or services directly to a debtor with no intention of trading the receivables. Loans and receivables are carried at amortized cost in the consolidated balance sheet. Amortization is determined using the effective interest rate method. Loans and receivables are included in current assets if maturity is within 12 months from the end of reporting period. Otherwise, these are classified as noncurrent assets. The Group’s loans and receivables consist of cash in banks and cash equivalents, short-term cash investments, installment contracts receivable and other receivables. c. Held-to-maturity Investments Held-to-maturity investments are non-derivative financial assets with fixed or determinable payments and fixed maturities wherein the Group has the positive intention and ability to hold to maturity. Held-to-maturity investments are carried at amortized cost in the consolidated balance sheet. Amortization is determined using the effective interest rate method. Assets under this category are classified as current assets if maturity is within 12 months from the end of reporting period and noncurrent assets if maturity is more than one year. 49 The Group has no held-to-maturity investments as of December 31, 2013 and 2012. d. Available-for-sale Financial Assets Available-for-sale financial assets are non-derivatives that are either designated in this category or not classified in any of the other categories. Available-for-sale financial assets are carried at fair value in the consolidated balance sheet. Changes in the fair value of such assets are accounted in the consolidated statement of comprehensive income and in equity. These financial assets are classified as noncurrent assets unless the intention is to dispose such assets within 12 months from the end of reporting period. The Group’s available-for-sale financial assets consist of investments in quoted equity securities that are traded in liquid markets, held for the purpose of investing in liquid funds and not generally intended to be retained on a long-term basis. e. Other Financial Liabilities Other financial liabilities are non-derivative financial liabilities with fixed or determinable payments that are not quoted in an active market. They arise when the Group owes money, goods or services directly to a creditor with no intention of trading the payables. Other financial liabilities are carried at cost or amortized cost in the consolidated balance sheet. Amortization is determined using the effective interest rate method. Other financial liabilities are included in current liabilities if maturity is within 12 months from the end of reporting period, otherwise, these are classified as noncurrent. The Group’s other financial liabilities consist of accounts payable and accrued expenses and notes and contracts payable. Determination of fair value Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. The fair value measurement is based on the presumption that the transaction to sell the asset or transfer the liability takes place either: In the principal market for the asset or liability, or In the absence of a principal market, in the most advantageous market for the asset or liability The principal or the most advantageous market must be accessible to by the Group. The fair value of an asset or a liability is measured using the assumptions that market participants would use when pricing the asset or liability, assuming that market participants act in their economic best interest. A fair value measurement of a non-financial asset takes into account a market participant's ability to generate economic benefits by using the asset in its highest and best use or by selling it to another market participant that would use the asset in its highest and best use. The Group uses valuation techniques that are appropriate in the circumstances and for which sufficient data are available to measure fair value, maximizing the use of relevant observable inputs and minimizing the use of unobservable inputs. 50 All assets and liabilities for which fair value is measured or disclosed in the consolidated financial statements are categorized within the fair value hierarchy, described as follows, based on the lowest level input that is significant to the fair value measurement as a whole: Level 1 - Quoted (unadjusted) market prices in active markets for identical assets or liabilities Level 2 - Valuation techniques for which the lowest level input that is significant to the fair value measurement is directly or indirectly observable Level 3 - Valuation techniques for which the lowest level input that is significant to the fair value measurement is unobservable For assets and liabilities that are recognized in the consolidated financial statements on a recurring basis, the Group determines whether transfers have occurred between Levels in the hierarchy by re-assessing categorization (based on the lowest level input that is significant to the fair value measurement as a whole) at the end of each reporting period. “Day 1” Difference Where the transaction price in a non-active market is different from the fair value from other observable current market transactions in the same instrument or based on a valuation technique whose variables include only data from observable market, the Group recognizes the difference between the transaction price and fair value (a “Day 1” difference) in the consolidated statement of income unless it qualifies for recognition as some other type of asset. In cases where inputs are made of data which are not observable, the difference between the transaction price and model value is only recognized in the consolidated statement of income when the inputs become observable or when the instrument is derecognized. For each transaction, the Group determines the appropriate method of recognizing the “Day 1” difference. Offsetting of financial instruments Financial assets and financial liabilities are offset and the net amount is reported in the consolidated balance sheet if, and only if, there is a currently enforceable legal right to offset the recognized amounts and there is an intention to settle on a net basis, or to realize the asset and settle the liability simultaneously. Derecognition of Financial Assets and Financial Liabilities Financial assets A financial asset (or, where applicable, a part of a financial asset or part of a group of similar financial assets) is derecognized when: the rights to receive cash flows from the asset have expired; or the Group retains the right to receive cash flows from the asset, but has assumed an obligation to pay them in full without material delay to a third party under a “pass-through” arrangement; or the Group has transferred its right to receive cash flows from the asset and either (a) has transferred substantially all the risks and rewards of the asset, or (b) has neither transferred nor retained substantially all the risks and rewards of the asset, but has transferred control of the asset. Where the Group has transferred its rights to receive cash flows from a financial asset and has neither transferred nor retained substantially all the risks and rewards of the asset nor transferred control of the asset, the asset is recognized to the extent of the Group’s continuing involvement in the asset. Continuing involvement that takes the form of a guarantee over the transferred financial asset is measured at the lower of the original carrying amount of the asset and the maximum amount of consideration that the Group could be required to repay. 51 Financial liabilities A financial liability is derecognized when the obligation under the liability is discharged, cancelled or has expired. Where an existing financial liability is replaced by another from the same lender on substantially different terms, or the terms of an existing liability are substantially modified, such an exchange or modification is treated as a derecognition of the original liability and the recognition of a new liability, and the difference in the respective carrying amounts is recognized in the consolidated statement of income. Impairment of Financial Assets The Group assesses at each reporting period whether a financial asset or a group of financial assets is impaired. Assets carried at amortized cost The Group first assesses whether objective evidence of impairment exists individually for financial assets that are individually significant, and individually or collectively for financial assets that are not individually significant. Objective evidence includes observable data that comes to the attention of the Group about loss events such as, but not limited to significant financial difficulty of the counterparty, a breach of contract, such as default or delinquency in interest or principal payments, probability that the borrower will enter bankruptcy or other financial reorganization. If it is determined that no objective evidence of impairment exists for an individually assessed financial asset, whether significant or not, the asset is included in the group of financial assets with similar credit risk and characteristics and that group of financial assets is collectively assessed for impairment. Assets that are individually assessed for impairment and for which an impairment loss is recognized are not included in a collective assessment of impairment. The impairment assessment is performed at each end of reporting period. For the purpose of collective evaluation of impairment, financial assets are grouped on the basis of such credit risk characteristics such as customer type, payment history, past-due status and term. If there is an objective evidence that an impairment loss on loans and receivables carried at amortized cost has been incurred, the amount of loss is measured as the difference between the asset’s carrying amount and the present value of estimated future cash flows (excluding future credit losses that have not been incurred) discounted at the financial asset’s original effective interest rates (i.e., the effective interest rate computed at initial recognition). The carrying amount of the asset shall be reduced either directly or through the use of an allowance account. The amount of loss, if any, is recognized in the consolidated statement of income. If, in a subsequent period, the amount of the impairment loss decreases and the decrease can be related objectively to an event occurring after the impairment was recognized, the previously recognized impairment loss is reversed by adjusting the allowance account. The amount of the reversal is recognized in the consolidated statement of income. Interest income continues to be accrued on the reduced carrying amount based on the original effective interest rate of the asset. Loans together with the associated allowance are written off when there is no realistic prospect of future recovery and all collateral, if any, has been realized or has been transferred to the Group. If in a subsequent year, the amount of the estimated impairment loss increases or decreases because of an event occurring after the impairment was recognized, the previously recognized impairment loss is increased or reduced by adjusting the allowance for impairment losses account. If a future write off is later recovered, the recovery is recognized in the consolidated statement of income under “Other income” account. Any subsequent reversal of an impairment loss is recognized in 52 the consolidated statement of income to the extent that the carrying value of the asset does not exceed its amortized cost at reversal date. Assets carried at cost If there is an objective evidence that an impairment loss of an unquoted equity instrument that is not carried at fair value because its fair value cannot be reliably measured, or a derivative asset that is linked to and must be settled by delivery of such an unquoted equity instrument has been incurred, the amount of loss is measured as the difference between the asset’s carrying amount and the present value of estimated future cash flows discounted at the current market rate of return for a similar financial asset. Available-for-sale financial assets In the case of debt instruments classified as available-for-sale financial assets, impairment is assessed based on the same criteria as financial assets carried at amortized cost. Future interest income is based on the reduced carrying amount and is accrued based on the rate of interest used to discount future cash flows for the purpose of measuring impairment loss. Such accrual is recorded as part of “Financial income” in the consolidated statement of income. If, in subsequent year, the fair value of a debt instrument increases and the increase can be objectively related to an event occurring after the impairment loss was recognized in the consolidated statement of income, the impairment loss is reversed through the consolidated statement of income. In case of equity investments classified as available-for-sale financial assets, this would include a significant or prolonged decline in the fair value of the investments below its cost. Where there is evidence of impairment, the cumulative loss - measured as the difference between the acquisition cost and the current fair value, less any impairment loss on that financial asset previously recognized in the consolidated statement of income - is removed from equity and recognized in the consolidated statement of income. Increases in fair value after impairment are recognized in the consolidated statement of comprehensive income and directly in the consolidated statement of changes in equity. Real Estate Properties for Sale and Real Estate Properties Held for Future Development Property acquired or being constructed for sale in the ordinary course of business and held for future development, rather than to be held for rental or capital appreciation, is classified as real estate properties for sale and real estate properties held for future development and are measured at the lower of cost and net realizable value (NRV). Cost includes: Land cost Amounts paid to contractors for construction Borrowing costs, planning and design costs, costs of site preparation, professional fees, property transfer taxes, construction overheads and other related costs. NRV is the estimated selling price in the ordinary course of the business, based on market prices at the reporting date, less estimated costs of completion and the estimated costs of sale. Upon commencement of development, the real estate properties held for future development is transferred to real estate properties for sale. Investment Properties Investment properties which represent real estate properties for lease are measured initially at cost, including transaction costs. The carrying amount includes the cost of replacing part of existing investment properties at the time that cost is incurred if the recognition criteria are met, and excludes the costs of day-to-day servicing of the property. The carrying values of revalued 53 properties transferred to real estate properties for lease on January 1, 2004 were considered as the assets’ deemed cost as of said date. Subsequent to initial measurement, investment properties, except land, are carried at cost less accumulated depreciation and amortization and any impairment in value. Land is carried at cost less any impairment in value. Buildings for lease are depreciated over their useful life of 25 years using the straight-line method. Investment properties are derecognized when either they have been disposed of or when the property is permanently withdrawn from use and no future economic benefit is expected from its disposal. Any gains or losses on the retirement or disposal of investment properties are recognized in the consolidated statement of income in the year of retirement or disposal. Transfers are made to investment properties when, and only when, there is a change in use, evidenced by ending of owner-occupation, commencement of an operating lease to another party, or ending of construction or development. Transfers are made from investment properties when, and only when, there is a change in use, evidenced by commencement of owner-occupation or commencement of development with a view to sale. Transfers between investment properties, owner-occupied property and inventories do not change the carrying amount of the property transferred and they do not change the cost of that property for measurement or disclosure purposes. Construction in progress is stated at cost. This includes costs of construction and other direct costs related to the investment property being constructed. Construction in progress is not depreciated until such time when the relevant assets are complete and ready for use. Property and Equipment Property and equipment, except for office premises, are stated at cost less accumulated depreciation and any impairment in value. Office premises are stated at appraised values (asset’s deemed cost) as determined by independent firms of appraisers at the date of transition to PFRS, less accumulated depreciation and any impairment in value. Subsequent additions to office premises are stated at cost less accumulated depreciation and any impairment in value. The initial cost of property and equipment consists of the purchase price and any directly attributable cost of bringing the assets to their working condition and location for their intended use. Expenditures incurred after the property and equipment have been put into operations, such as repairs and maintenance costs, are normally charged to the consolidated statement of income in the period in which the costs are incurred. In situations where it can be clearly demonstrated that the expenditures have resulted in an increase in the future economic benefits expected to be obtained from the use of an item of property and equipment beyond its originally assessed standard of performance, the expenditures are capitalized as an additional cost of property and equipment. Depreciation of an item of property and equipment begins when the asset becomes available for use, i.e., when it is in the location and condition necessary for it to be capable of operating in the manner intended by management. Depreciation ceases at the earlier of the date that the item is classified as held for sale (or included in a disposal group that is classified as held for sale) in accordance with PFRS 5, Noncurrent Assets Held for Sale and Discontinued Operations, and the date the asset is derecognized. 54 Depreciation is computed using the straight-line method over the estimated useful lives of the properties as follows: Office premises Furniture, fixtures and office equipment Transportation and other equipment Years 25 5 5 The assets’ useful lives and depreciation method are reviewed periodically to ensure that these are consistent with the expected pattern of economic benefits from items of property and equipment. When property and equipment are sold or retired, the cost and related accumulated depreciation and any impairment in value are removed from the accounts, and any gains or losses from their disposal is included in the consolidated statement of income. Impairment of Nonfinancial Assets The carrying values of investment properties and property and equipment are reviewed for impairment when events or changes in circumstances indicate that the carrying values may not be recoverable. If any such indication exists and where the carrying value exceeds the estimated recoverable amount, the assets are either written down to their recoverable amount or provided with valuation allowance. The recoverable amount of the assets is the greater of fair value less costs to sell and value-in-use. Valuation allowances are provided for the carrying amounts of assets which are not expected to be recovered. Impairment losses, if any, are recognized in the consolidated statement of income. The Group assesses at each reporting period whether there is an indication that previously recognized impairment losses may no longer exist or may have decreased. The Group considers external and internal sources of information in its assessment of the reversal of previously recognized impairment losses. A previously recognized impairment loss is reversed only if there has been a change in the estimates used to determine the asset’s recoverable amount since the last impairment loss was recognized. If that is the case, the carrying amount of the asset is increased to its recoverable amount. That increased amount cannot exceed the carrying amount that would have been determined, net of depreciation, had no impairment loss been recognized for the asset in prior years. Such reversal is recognized in the consolidated statement of income. After such a reversal, the depreciation is adjusted in future periods to allocate the asset’s revised carrying amount, less any residual value, on a systematic basis over its remaining useful life. Value-added Tax (VAT) Revenue, expenses, assets and liabilities are recognized, net of the amount of VAT, except where the VAT incurred on a purchase of assets or services is not recoverable from the taxation authority, in which case the VAT is recognized as part of the cost of acquisition of the asset or as part of the expense item as applicable. The net amount of VAT recoverable from or payable to, the taxation authority is included as part of “Other assets” or “Accounts payable and accrued expenses,” respectively, in the consolidated balance sheet. 55 Pre-Need Reserves CPI’s pension plans are calculated on the basis of the methodology and assumptions set out in Preneed Rule 31, as Amended, as follows: the amount of provision is the present value of the funding expected to be required to settle the obligation with due consideration of the different probabilities as follows: On Currently-Being-Paid Plans i. Provision for termination values applying the inactivity and surrender rate experience of CPI. ii. For the portion of currently-being-paid plans that will reach full payment, applying the full payment experience of CPI, the liability is equivalent to the present value of future maturity benefits reduced by the present value of future trust fund contributions required per Product Model discounted at the approved hurdle rate per Product Model of the Group. . On Lapsed Plans within the Allowable Reinstatement Period i. Provision for termination values applying the reinstatement experience of CPI. The trend of surrender rate experience is disclosed in the note to consolidated financial statements (see Note 3). On Fully Paid Plans i. For those due for payment within the next five years, the reserve is the present value of future maturity benefits discounted at the attainable rate, as determined and certified by the CPI’s trustee using industry best practices and principles which shall be indicated in such certification; ii. For those not yet due for payment within the next five years, the reserves is the present value of future maturity benefits discounted at the approved hurdle rate per Product Model of CPI. The rates of surrender, cancellation, reinstatement, utilization, and inflation considered the actual experience of CPI in the last three years. The computation of the foregoing assumptions has been validated by the internal qualified actuary of CPI. Based on the Group’s experience, the probability of pre-termination on surrender of fully paid plans is below 5% and therefore considered insignificant. As such, no pre-termination rate was considered in determining the PNR of fully paid plans. The derecognition of liability shall be recorded at pre-termination date. As of December 31, 2013 and 2012, the principal assumptions used in determining the pre-need reserves was based on the Insurance Commission (IC) Circular Letter No. 23-2012 dated November 28, 2012 (See Note 4). The transitory discount interest rate that shall be used in the valuation of pre-need reserves shall not exceed the lower of the attainable rates as certified by the Trustee of 5.81% and the IC rate of 8% for 2013 and lower of attainable rates as certified by the Trustee of 9% and IC rate of 8% in 2012. 56 Other reserves The Group set-up other provisions in accordance with PAS 37 to cover obligations such as insurance premium reserve, pension bonus and trust fund deficiency. Capital Stock Capital stock is measured at par value for all shares issued and outstanding. When the Parent Company issues more than one class of stock, a separate account is maintained for each class of stock and the number of shares issued. Incremental costs incurred directly attributable to the issuance of new shares are shown in equity as a deduction from proceeds, net of tax. When the shares are sold at premium, the difference between the proceeds and the par value is credited to the “Additional paid-in capital” account. When shares are issued for a consideration other than cash, the proceeds are measured by the fair value of the consideration received. In case the shares are issued to extinguish or settle the liability of the Parent Company, the shares shall be measured either at the fair value of the shares issued or fair value of the liability settled, whichever is more reliably determinable. The Parent Company’s shares which are reacquired (treasury shares) are recognized at cost and deducted from equity. No gain or loss is recognized in the consolidated statement of income on the purchase, sale, issue or cancellation of the Parent Company’s own equity instruments. Any difference between the carrying amount and the consideration, if reissued is recognized as additional paid-in capital. Retained Earnings Retained earnings represent the cumulative balance of net income or loss, dividend distributions, effects of changes in accounting policy and other capital adjustments. Unappropriated retained earnings represent that portion of retained earnings which is free and can be declared as dividends to stockholders. Appropriated retained earnings represent that portion of retained earnings which has been restricted and therefore is not available for any dividend declaration. Dividend Distributions Dividends on common shares are deducted from retained earnings when declared. Dividends for the year that are approved and declared after the end of the reporting period but before the approval for issuance of the financial statements are dealt with as an event after the reporting period. Revenue and Costs Recognition Revenue is recognized to the extent that it is probable that the economic benefits will flow to the Group and the amount of revenue can be reliably measured. Revenue is measured at the fair value of the consideration received excluding VAT. The Group assesses its revenue arrangements against specific criteria in order to determine if it is acting as principal or agent. The Group has concluded that it is acting as a principal in all of its revenue arrangements. The following specific recognition criteria must also be met before revenue is recognized: Sales of real estate properties Sales of condominium units and residential houses where the Group has material obligations under the sales contract to provide improvements after the property is sold are accounted for under the percentage of completion method. Under this method, revenue on sale is recognized as the related obligations are fulfilled. 57 Revenue from sales of completed residential lots and housing units, where a sufficient down payment has been received, the collectability of the sales price is reasonably assured, the refund period has expired, the receivables are not subordinated and the seller is not obligated to complete improvements, is accounted for under the full accrual method. If the criterion of full accrual method was not satisfied, any cash received by the Group is included in the “Accounts payable and accrued expenses” account in the consolidated balance sheet until all the conditions for recording a sale are met. Collectability of the sales price is demonstrated by the buyer’s commitment to pay, which in turn is supported by substantial initial and continuing investments that gives the buyer a stake in the property sufficient that risk of loss through default motivates the buyer to honor his obligation. Collectability is also assessed by considering factors such as the credit standing of the buyer, age, and location of the property. Cost of real estate sales Cost of real estate sales is recognized consistent with the revenue recognition method applied. Cost of subdivision land and condominium units sold before the completion of the development is determined on the basis of the acquisition cost of the land plus its full development costs, which include estimated costs for future development works, as determined by the Group’s in-house technical staff. The cost of inventory recognized in consolidated statement of income on disposal (cost of real estate sales) is determined with reference to the specific costs incurred on the property, allocated to saleable area based on relative size and takes into account the percentage of completion used for revenue recognition purposes. Any changes in estimated development costs used in the determination of the amount of revenue and expenses are recognized in consolidated statement of income in the period in which the change is made and in subsequent periods. Sales of pre-need plans Premiums from sale of pre-need plans, included under “Other income” account in the consolidated statement of income are recognized as earned when collected. Cost of sales of pre-need plans Cost of contracts issued included under “Operating expenses” account in the consolidated statement of income, pertains to (a) the increase in pre-need reserves as at the current year as compared to the provision for the same period of the previous year. If there is a decrease in the pre-need reserves as a result of new information or new developments, the amount shall be deducted from the cost of contracts issued of the current period; (b) amount of trust funds contributed during the year; and (c) documentary stamp taxes and SEC registration fees. Interest income Interest income from cash in banks, cash equivalents, short-term cash investments and installment contracts receivables is recognized as the interest accrues taking into account the effective yield on interest. Dividend income Dividend income is recognized when the Group’s right to receive the payment is established. 58 Operating leases Operating leases represent those leases under which substantially all risks and rewards of ownership of the leased assets remain with the lessor. Rent income from operating leases is recognized as income when earned on a straight-line basis over the term of the lease agreement. Initial direct costs incurred specifically to earn revenue from an operating lease are recognized as an expense in the consolidated statement of income in the period in which they are incurred. Operating expenses Operating expenses constitute costs of administering the business. These costs are expensed as incurred. Financial expenses Financial expenses consist of interest incurred from notes payable. Interest attributable to a qualifying asset is capitalized as part of the cost of the property; otherwise, these are expensed as incurred. Interest costs are capitalized if they are directly attributable to the acquisition, development and construction of real estate projects as part of the cost of such projects. Capitalization of interest cost (1) commences when the activities to prepare the assets for their intended use are in progress and expenditures and interest costs are being incurred, (2) is suspended during extended periods in which active development is interrupted, and (3) ceases when substantially all the activities necessary to prepare the assets for their intended use are complete. If the carrying amount of the asset exceeds its recoverable amount, an impairment loss is recorded. Other Comprehensive Income Other comprehensive income comprises items of income and expense that are not recognized in the consolidated statement of income in accordance with PFRS. Other comprehensive income of the Group includes gains and losses on fair value changes of available-for-sale financial assets, re-measurements comprising actuarial gains and losses, return on plan assets and any change in the effect of the asset ceiling (excluding net interest on defined benefit liability). Retirement Benefits Cost The net defined benefit liability or asset is the aggregate of the present value of the defined benefit obligation at the end of the reporting period reduced by the fair value of plan assets (if any), adjusted for any effect of limiting a net defined benefit asset to the asset ceiling. The asset ceiling is the present value of any economic benefits available in the form of refunds from the plan or reductions in future contributions to the plan. The cost of providing benefits under the defined benefit plans is actuarially determined using the projected unit credit method. Defined benefit costs comprise the following: Service cost Net interest on the net defined benefit liability or asset Re-measurements of net defined benefit liability or asset Service costs which include current service costs, past service costs and gains or losses on nonroutine settlements are recognized as expense in profit or loss. Past service costs are recognized when plan amendment or curtailment occurs. These amounts are calculated periodically by independent qualified actuary. 59 Net interest on the net defined benefit liability or asset is the change during the period in the net defined benefit liability or asset that arises from the passage of time which is determined by applying the discount rate based on government bonds to the net defined benefit liability or asset. Net interest on the net defined benefit liability or asset is recognized as expense or income in consolidated statement of income. Re-measurements comprising actuarial gains and losses, return on plan assets and any change in the effect of the asset ceiling (excluding net interest on defined benefit liability) are recognized immediately in consolidated statement of comprehensive income in the period in which they arise. Re-measurements are not reclassified to profit or loss in subsequent periods. Plan assets are assets that are held by a long-term employee benefit fund or qualifying insurance policies. Plan assets are not available to the creditors of the Group, nor can they be paid directly to the Group. Fair value of plan assets is based on market price information. When no market price is available, the fair value of plan assets is estimated by discounting expected future cash flows using a discount rate that reflects both the risk associated with the plan assets and the maturity or expected disposal date of those assets (or, if they have no maturity, the expected period until the settlement of the related obligations). If the fair value of the plan assets is higher than the present value of the defined benefit obligation, the measurement of the resulting defined benefit asset is limited to the present value of economic benefits available in the form of refunds from the plan or reductions in future contributions to the plan. The Group’s right to be reimbursed of some or all of the expenditure required to settle a defined benefit obligation is recognized as a separate asset at fair value when and only when reimbursement is virtually certain. Employee leave entitlement Employee entitlements to annual leave are recognized as a liability when they are accrued to the employees. The undiscounted liability for leave expected to be settled wholly before twelve months after the end of the annual reporting period is recognized for services rendered by employees up to the end of the reporting period. Accumulating leave credits which are not expected to be settled wholly before twelve months from the reporting date are classified as noncurrent liabilities at its discounted amount. Provisions and Contingencies Provisions are recognized when the Group has a present obligation (legal or constructive) as a result of a past event, it is probable that an outflow of resources embodying economic benefits will be required to settle the obligation and a reliable estimate can be made of the amount of the obligation. If the effect of the time value of money is material, provisions are determined by discounting the effective future cash flows at a pre-tax rate that reflects current market assessment of the time value of money and where appropriate, the risks specific to the liability. Where discounting is used, the increase in the provision due to the passage of time is recognized as an interest expense. Contingent liabilities are not recognized in the consolidated financial statements. They are disclosed unless the possibility of an outflow of resources embodying economic benefits is remote. A contingent asset is not recognized in the consolidated financial statements but disclosed when an inflow of economic benefits is probable. 60 Income Taxes Current income tax Current income tax assets and liabilities for the current and prior periods are measured at the amount expected to be recovered from or paid to the taxation authorities. The tax rates and the tax laws used to compute the amount are those that are enacted or substantively enacted at the end of reporting period. Current income tax for current and prior periods shall, to the extent unpaid, be recognized as a liability under “Income tax payable” account in the consolidated balance sheet. If the amount already paid in respect of current and prior periods exceeds the amount due for those periods, the excess shall be recognized as an asset under “Other assets” account in the consolidated balance sheet. Deferred income tax Deferred income tax is recognized on all temporary differences at the end of reporting period between the tax bases of assets and liabilities and their carrying amounts for financial reporting purposes. Deferred income tax liabilities are recognized for all taxable temporary differences, including assets revaluations. Deferred income tax assets are recognized for all deductible temporary differences to the extent that it is probable that sufficient future taxable profits will be available against which the deductible temporary differences can be utilized. Deferred income tax assets and deferred income tax liabilities are not recognized when it arises from the initial recognition of an asset or liability in a transaction that is not a business combination and, at the time of the transaction, affects neither the accounting profit nor taxable profit or loss. Deferred income tax liabilities are not provided on nontaxable temporary differences associated with investments in subsidiaries and affiliates. The carrying amount of deferred income tax assets is reviewed at each end of reporting period and reduced to the extent that it is no longer probable that sufficient future taxable profits will be available to allow all or part of the deferred tax assets to be utilized. Unrecognized deferred income tax assets are reassessed at each end of reporting period and are recognized to the extent that it has become probable that sufficient future taxable profits will allow the deferred income tax asset to be recovered. Deferred income tax assets and deferred income tax liabilities are measured at the tax rates that are expected to apply to the period when the asset is realized or the liability is settled, based on tax rates and tax laws that have been enacted or substantively enacted at the end of reporting period. Deferred income tax relating to items recognized directly in equity is recognized in equity and those directly in comprehensive income such as re-measurement of defined benefit plan are recognized in the consolidated statement of comprehensive income and not in the consolidated statement of income. Deferred income tax assets and deferred income tax liabilities are offset, if a legally enforceable right exists to offset current tax assets against current income tax liabilities and the deferred taxes relate to the same taxable entity and the same taxation authority. 61 Earnings Per Share Basic earnings per share is computed by dividing the net income for the year attributable to equity holders of the Parent Company by the weighted average number of ordinary shares issued and outstanding after considering the retroactive effect, if any, of stock dividends declared during the year. Diluted earnings per share is calculated by dividing the net income for the year attributable to equity holders of the Parent Company by the weighted average number of ordinary shares outstanding during the year, excluding treasury shares and adjusted for the effects of all dilutive potential common shares, if any. In determining both the basic and diluted earnings per share, the effect of stock dividends, if any, is accounted for retrospectively. Segment Reporting The Group’s operating businesses are organized and managed separately according to the nature of the products and services provided, with each segment representing a strategic business unit that offers different products and serves different markets. Financial information on business segments is presented in Note 30 to the consolidated financial statements. The Group’s assetproducing revenues are located in the Philippines (i.e., one geographical location). Therefore, geographical segment information is no longer presented. Events After the Reporting Period Post year-end events that provide additional information about the Group’s position at the end of reporting period (adjusting events) are reflected in the consolidated financial statements. Post year-end events that are not adjusting events are disclosed in the notes to the consolidated financial statements when material. New Accounting Standards, Interpretations and Amendments to Existing Standards Effective Subsequent to December 31, 2013 The Group will adopt the standards and interpretations enumerated below when these become effective. The relevant disclosures will be included in the notes to the consolidated financial statements when these become effective. PAS 36, Impairment of Assets - Recoverable Amount Disclosures for Non-Financial Assets (Amendments), removes the unintended consequences of PFRS 13 on the disclosures required under PAS 36. In addition, these amendments require disclosure of the recoverable amounts for the assets or cash-generating units for which impairment loss has been recognized or reversed during the period. These amendments are effective retrospectively for annual periods beginning on or after January 1, 2014 with earlier application permitted, provided PFRS 13 is also applied. The amendments affect disclosures only and have no impact on the Group’s financial position or performance. Investment Entities (Amendments to PFRS 10, PFRS 12 and PAS 27). These amendments are effective for annual periods beginning on or after January 1, 2014. They provide an exception to the consolidation requirement for entities that meet the definition of an investment entity under PFRS 10. The exception to consolidation requires investment entities to account for subsidiaries at fair value through profit or loss. This amendment is not relevant to the Group. Philippine Interpretation IFRIC 21, Levies (IFRIC 21), clarifies that an entity recognizes a liability for a levy when the activity that triggers payment, as identified by the relevant legislation, occurs. For a levy that is triggered upon reaching a minimum threshold, the interpretation clarifies that no liability should be anticipated before the specified minimum threshold is reached. IFRIC 21 is effective for annual periods beginning on or after 62 January 1, 2014. The Group does not expect that IFRIC 21 will have material financial impact in future consolidated financial statements. PAS 39, Financial Instruments: Recognition and Measurement - Novation of Derivatives and Continuation of Hedge Accounting (Amendments), provides relief from discontinuing hedge accounting when novation of a derivative designated as a hedging instrument meets certain criteria. These amendments are effective for annual periods beginning on or after January 1, 2014. The Group has no derivatives during the current period. PAS 32, Financial Instruments: Presentation - Offsetting Financial Assets and Financial Liabilities (Amendments), clarifies the meaning of “currently has a legally enforceable right to offset” and also clarify the application of the PAS 32 offsetting criteria to settlement systems (such as central clearing house systems) which apply gross settlement mechanisms that are not simultaneous. The amendments affect presentation only and have no impact on the Group’s financial position or performance. The amendments to PAS 32 are to be retrospectively applied for annual periods beginning on or after January 1, 2014. PAS 19, Employee Benefits - Defined Benefit Plans: Employee Contributions (Amendments), applies to contributions from employees or third parties to defined benefit plans. Contributions that are set out in the formal terms of the plan shall be accounted for as reductions to current service costs if they are linked to service or as part of the re-measurements of the net defined benefit asset or liability if they are not linked to service. Contributions that are discretionary shall be accounted for as reductions of current service cost upon payment of these contributions to the plans. The amendments to PAS 19 are to be retrospectively applied for annual periods beginning on or after July 1, 2014. The Group will quantify financial impact related to this amendment. Annual Improvements to PFRSs (2010-2012 cycle) The Annual Improvements to PFRSs (2010-2012 cycle) contain non-urgent but necessary amendments to the following standards: PFRS 2, Share-based Payment - Definition of Vesting Condition, revised the definitions of vesting condition and market condition and added the definitions of performance condition and service condition to clarify various issues. This amendment shall be prospectively applied to share-based payment transactions for which the grant date is on or after July 1, 2014. This amendment does not apply to the Group as it has no share-based payments. PFRS 3, Business Combinations - Accounting for Contingent Consideration in a Business Combination, clarifies that a contingent consideration that meets the definition of a financial instrument should be classified as a financial liability or as equity in accordance with PAS 32. Contingent consideration that is not classified as equity is subsequently measured at fair value through profit or loss whether or not it falls within the scope of PFRS 9 (or PAS 39, if PFRS 9 is not yet adopted). The amendment shall be prospectively applied to business combinations for which the acquisition date is on or after July 1, 2014. The Group shall consider this amendment for future business combinations. PFRS 8, Operating Segments - Aggregation of Operating Segments and Reconciliation of the Total of the Reportable Segments’ Assets to the Entity’s Assets, requires entities to disclose the judgment made by management in aggregating two or more operating segments. This disclosure should include a brief description of the operating segments that have been aggregated in this way and the economic indicators that have been assessed in determining that the aggregated operating segments share similar economic characteristics. The 63 amendments also clarify that an entity shall provide reconciliations of the total of the reportable segments’ assets to the entity’s assets if such amounts are regularly provided to the chief operating decision maker. These amendments are effective for annual periods beginning on or after July 1, 2014 and are applied retrospectively. PFRS 13, Fair Value Measurement - Short-term Receivables and Payables, clarifies that short-term receivables and payables with no stated interest rates can be held at invoice amounts when the effect of discounting is immaterial. The amendment has no significant impact on the Group’s financial position or performance. PAS 16, Property, Plant and Equipment - Revaluation Method - Proportionate Restatement of Accumulated Depreciation, clarifies that, upon revaluation of an item of property, plant and equipment, the carrying amount of the asset shall be adjusted to the revalued amount, and the asset shall be treated in one of the following ways: a. The gross carrying amount is adjusted in a manner that is consistent with the revaluation of the carrying amount of the asset. The accumulated depreciation at the date of revaluation is adjusted to equal the difference between the gross carrying amount and the carrying amount of the asset after taking into account any accumulated impairment losses. b. The accumulated depreciation is eliminated against the gross carrying amount of the asset. The amendment is effective for annual periods beginning on or after July 1, 2014. The amendment shall apply to all revaluations recognized in annual periods beginning on or after the date of initial application of this amendment and in the immediately preceding annual period. The amendment has no impact on the Group’s financial position or performance. PAS 24, Related Party Disclosures - Key Management Personnel, clarifies that an entity is a related party of the reporting entity if the said entity, or any member of a Group for which it is a part of, provides key management personnel services to the reporting entity or to the parent company of the reporting entity. The amendments also clarify that a reporting entity that obtains management personnel services from another entity (also referred to as management entity) is not required to disclose the compensation paid or payable by the management entity to its employees or directors. The reporting entity is required to disclose the amounts incurred for the key management personnel services provided by a separate management entity. The amendments are effective for annual periods beginning on or after July 1, 2014 and are applied retrospectively. The amendments affect disclosures only and have no impact on the Group’s financial position or performance. PAS 38, Intangible Assets - Revaluation Method - Proportionate Restatement of Accumulated Amortization, clarifies that, upon revaluation of an intangible asset, the carrying amount of the asset shall be adjusted to the revalued amount, and the asset shall be treated in one of the following ways: a. The gross carrying amount is adjusted in a manner that is consistent with the revaluation of the carrying amount of the asset. The accumulated amortization at the date of revaluation is adjusted to equal the difference between the gross carrying amount and the carrying amount of the asset after taking into account any accumulated impairment losses. b. The accumulated amortization is eliminated against the gross carrying amount of the asset. The amendments also clarify that the amount of the adjustment of the accumulated amortization should form part of the increase or decrease in the carrying amount accounted for in accordance with the standard. 64 The amendments are effective for annual periods beginning on or after July 1, 2014. The amendments shall apply to all revaluations recognized in annual periods beginning on or after the date of initial application of this amendment and in the immediately preceding annual period. The amendments have no impact on the Group’s financial position or performance. Annual Improvements to PFRSs (2011-2013 cycle) The Annual Improvements to PFRSs (2011-2013 cycle) contain non-urgent but necessary amendments to the following standards: PFRS 1, First-time Adoption of Philippine Financial Reporting Standards - Meaning of ‘Effective PFRSs’, clarifies that an entity may choose to apply either a current standard or a new standard that is not yet mandatory, but that permits early application, provided either standard is applied consistently throughout the periods presented in the entity’s first PFRS financial statements. This amendment is not applicable to the Group as it is not a first-time adopter of PFRS. PFRS 3, Business Combinations - Scope Exceptions for Joint Arrangements, clarifies that PFRS 3 does not apply to the accounting for the formation of a joint arrangement in the financial statements of the joint arrangement itself. The amendment is effective for annual periods beginning on or after July 1, 2014 and is applied prospectively. PFRS 13, Fair Value Measurement - Portfolio Exception, clarifies that the portfolio exception in PFRS 13 can be applied to financial assets, financial liabilities and other contracts. The amendment is effective for annual periods beginning on or after July 1, 2014 and is applied prospectively. The amendment has no significant impact on the Group’s financial position or performance. PAS 40, Investment Property, clarifies the interrelationship between PFRS 3 and PAS 40 when classifying property as investment property or owner-occupied property. The amendment stated that judgment is needed when determining whether the acquisition of investment property is the acquisition of an asset or a group of assets or a business combination within the scope of PFRS 3. This judgment is based on the guidance of PFRS 3. This amendment is effective for annual periods beginning on or after July 1, 2014 and is applied prospectively. The Group does not expect that the amendment will have material financial impact in future financial statements. PFRS 9, Financial Instruments, reflects the first and third phases of the project to replace PAS 39 and applies to the classification and measurement of financial assets and liabilities and hedge accounting, respectively. Work on the second phase, which relates to impairment of financial instruments, and the limited amendments to the classification and measurement model is still ongoing, with a view to replace PAS 39 in its entirety. PFRS 9 requires all financial assets to be measured at fair value at initial recognition. A debt financial asset may, if the fair value option (FVO) is not invoked, be subsequently measured at amortized cost if it is held within a business model that has the objective to hold the assets to collect the contractual cash flows and its contractual terms give rise, on specified dates, to cash flows that are solely payments of principal and interest on the principal outstanding. All other debt instruments are subsequently measured at fair value through profit or loss. All equity financial assets are measured at fair value either through other comprehensive income or profit or loss. Equity financial assets held for trading must be measured at fair value through profit or loss. For liabilities designated as at FVPL using the fair value option, the amount of change in the fair value of a liability that is attributable to changes in credit risk must be presented in other comprehensive income. The remainder of the change in fair value is presented in profit or 65 loss, unless presentation of the fair value change relating to the entity’s own credit risk in other comprehensive income would create or enlarge an accounting mismatch in profit or loss. All other PAS 39 classification and measurement requirements for financial liabilities have been carried forward to PFRS 9, including the embedded derivative bifurcation rules and the criteria for using the FVO. The adoption of the first phase of PFRS 9 will have an effect on the classification and measurement of the Group’s financial assets, but will potentially have no impact on the classification and measurement of financial liabilities. On hedge accounting, PFRS 9 replaces the rules-based hedge accounting model of PAS 39 with a more principles-based approach. Changes include replacing the rules-based hedge effectiveness test with an objectives-based test that focuses on the economic relationship between the hedged item and the hedging instrument, and the effect of credit risk on that economic relationship; allowing risk components to be designated as the hedged item, not only for financial items, but also for non-financial items, provided that the risk component is separately identifiable and reliably measurable; and allowing the time value of an option, the forward element of a forward contract and any foreign currency basis spread to be excluded from the designation of a financial instrument as the hedging instrument and accounted for as costs of hedging. PFRS 9 also requires more extensive disclosures for hedge accounting. PFRS 9 currently has no mandatory effective date. PFRS 9 may be applied before the completion of the limited amendments to the classification and measurement model and impairment methodology. The Group will not adopt the standard before the completion of the limited amendments and the second phase of the project. Philippine Interpretation IFRIC 15, Agreements for the Construction of Real Estate, covers accounting for revenue and associated expenses by entities that undertake the construction of real estate directly or through subcontractors. The Securities and Exchange Commission (SEC) and the Financial Reporting Standards Council (FRSC) have deferred the effectivity of this interpretation until the final Revenue standard is issued by the International Accounting Standards Board (IASB) and an evaluation of the requirements of the final Revenue standard against the practices of the Philippine real estate industry is completed. The adoption of this interpretation may significantly affect the determination of the Group’s revenue from real estate sales and corresponding costs, and related installment contract receivables, deferred tax liabilities, and retained earnings account The Group will quantify the effect on the consolidated financial statements when the final Revenue standard is issued. 3. Significant Accounting Judgments, Estimates and Assumptions The preparation of the consolidated financial statements requires management to make judgments, estimates and assumptions that affect the amounts reported in the consolidated financial statements and accompanying notes. In the opinion of management, these consolidated financial statements reflect all adjustments necessary to present fairly the results for the period presented. Actual results could differ from such estimates. 66 Judgments In the process of applying the Group’s accounting policies, management has made the following judgments, apart from those involving estimations, which has the most significant effect on the amounts recognized in the consolidated financial statements: Determination of the Group’s functional currency The Group, based on the relevant economic substance of the underlying circumstances, has determined its functional currency to be Peso. It is the currency that influences the Group’s sale of real estate properties and the cost of selling the same. Determination of control The Group considers that it controls CLDI even though it owns less than 50% of voting interest. The factors that the Group considers in making this determination include the size of its block of voting shares and the relative size and dispersion of holdings by other shareholders. The Group is the single largest shareholder of CLDI with 49.73% equity interest. The Parent Company, some of its stockholders and affiliates (whose stockholders also own equity ownership in the Parent Company) also collectively own more than 50% of the equity of CLDI giving the Parent Company effective control over CLDI. In addition, majority of the members of its governing body or for which its key management personnel are the same as those of CLDI. Revenue recognition Selecting the appropriate revenue recognition method for particular real estate transaction requires certain judgments based on the following, among others: Buyer’s commitment on the sale which may be ascertained through the significance of the buyer’s initial investments; and Stage of completion of the project. Collectability of sales price For sale of real estate properties, in determining whether the sales prices are collectible, the Group considers the initial and continuing investments by the buyer of about 10% would demonstrate the buyer’s commitment to pay. Classification of financial instruments The Group classifies a financial instrument, or its component parts, on initial recognition as a financial asset, a financial liability or an equity instrument in accordance with the substance of the contractual arrangement and the definitions of a financial asset, a financial liability or an equity instrument. The substance of a financial instrument, rather than its legal form, governs its classification in the Group’s consolidated balance sheet. The Group determines the classification at initial recognition and, where allowed and appropriate, re-evaluates this designation at every end of reporting period. Classification of leases - Group as lessor The Group has entered into property leases of its investment properties where it has determined that the risks and rewards of ownership are retained with the Group. As such, these lease agreements are accounted for as operating leases. Classification of real estate properties The Group determines whether a property is classified as for sale, for future development, for lease and for capital appreciation. 67 Real estate properties which are not occupied, substantially for use by, or in the operations of, the Group, nor for sale in the ordinary course of business, but are held primarily to earn rental income and capital appreciation are classified as investment properties. Investment properties amounted to P =1,190.73 million and P =868.51 million as of December 31, 2013 and 2012, respectively (see Note 10). Real estate properties which the Group develops and intends to sell before or on completion of construction are classified as real estate properties for sale and for future development. Carrying values of real estate properties for sale and for future development amounted to P =2,528.56 million and P =2,759.17 million as of December 31, 2013 and 2012, respectively (see Notes 8 and 9). Provisions The Group provides for present obligations (legal or constructive) where it is probable that there will be an outflow of resources embodying economic benefits that will be required to settle said obligations. An estimate of the provision is based on known information at the end of reporting period, net of any estimated amount that may be reimbursed to the Group. If the effect of the time value of money is material, provisions are discounted using a current pretax rate that reflects the risks specific to the liability. The amount of provision is being re-assessed at least on an annual basis to consider new relevant information. No provision was recognized as of December 31, 2013 and 2012 (see Note 32). Estimates The key assumptions concerning the future and other key sources of estimation uncertainty at the end of reporting period, that have a significant risk of causing a material adjustment to the carrying amounts of assets and liabilities within the next financial year are discussed below: Determination of fair value of financial instruments Financial assets and financial liabilities, on initial recognition, are accounted for at fair value. The fair values of financial assets and financial liabilities, on initial recognition, are normally the transaction prices. In the case of those financial assets and financial liabilities that have no active markets, fair values are determined using an appropriate valuation technique. The fair values of the Group’s financial assets are disclosed in Note 26. Estimation of allowance for impairment of receivables The level of this allowance is evaluated by management based on past collection history and other factors, which include, but not limited to the length of the Group’s relationship with customer, the customer’s payment behavior and known market factors that affect the collectability of the accounts. As of December 31, 2013 and 2012, installment contracts receivable and other receivables aggregated to P =1,660.49 million and P =2,010.72 million, respectively. There was no impairment of receivables in 2013 and 2012 (see Notes 6 and 7). Impairment of available-for-sale financial assets An impairment issue arises when there is an objective evidence of impairment, which involves significant judgment. In making this judgment, the Group evaluates the financial health of the issuer, among others. The Group treats available-for-sale equity financial assets as impaired when there has been a significant or prolonged decline in the fair value below its cost or where other objective evidence of impairment exists. The Group treats “significant” generally as 20% or more of cost and “prolonged” as greater than 12 months for quoted equity securities. In addition, the Group evaluates other factors, including normal volatility in share price for quoted equities and the future cash flows and the discount factors for unquoted equities. 68 Available-for-sale financial assets amounted to P =1.44 million and P =2.09 million as of December 31, 2013 and 2012, respectively (see Note 12). Estimation of percentage of completion of projects The Group’s revenue recognition policies require management to make use of estimates and assumptions that may affect the reported amounts of revenue and cost. The Group estimates the percentage of completion of ongoing projects for purposes of accounting for the estimated costs of development as well as revenue to be recognized. Actual costs of development could differ from these estimates. Such estimates will be adjusted accordingly when the effects become reasonably determinable. The percentage of completion is based on the technical evaluation of the independent project engineers as well as management’s monitoring of the costs, progress and improvements of the projects. Gross profit on sales of real estate properties amounted to P =528.65 million, =568.39 million and P P =620.54 million in 2013, 2012 and 2011, respectively. In 2013, CLDI reversed the cost accrual in excess of actual costs of completed projects amounting to =119.74 million (see Note 22). P Determination of net realizable value of real estate properties for sale and held for future development The Group’s estimates of net realizable value of inventories are based on the most reliable evidence available at the time the estimates are made, or the amount that the inventories are expected to be realized. These estimates consider the fluctuations of price or cost directly relating to events occurring after the end of the reporting period to the extent that such events confirm conditions existing at the end of the period. A new assessment is made of net realizable value in each subsequent period. When the circumstances that previously caused inventories to be written down below cost no longer exist or when there is a clear evidence of an increase in net realizable value because of changes in economic circumstances, the amount of the write-down is reversed so that the new carrying amount is the lower of the cost and the revised net realizable value. The Group’s real estate properties for sale and held for future development as of December 31, 2013 and 2012 amounted to P =2,528.56 million and P =2,759.17 million, respectively (see Notes 8 and 9). Estimation of useful lives of investment properties and property and equipment The Group estimates the useful lives of investment properties and property and equipment based on the internal technical evaluation and experience with similar assets. Estimated lives of investment properties and property and equipment are reviewed periodically and updated if expectations differ from previous estimates due to wear and tear, technical and commercial obsolescence and other limits on the use of the assets. Net book value of investment properties as of December 31, 2013 and 2012 amounted to P =1,190.73 million and P =868.51 million, respectively (see Note 10). On the other hand, the net book value of property and equipment amounted to =26.67 million and P P =42.92 million as of December 31, 2013 and 2012, respectively (see Note 11). Impairment of investment properties and property and equipment The Group determines whether its nonfinancial assets such as investment properties and property and equipment are impaired when impairment indicators exist such as significant underperformance relative to expected historical or projected future operating results and significant negative industry or economic trends. This requires an estimation of the value-in-use of the cash-generating units to which the assets belong. Estimating the value-in-use requires the Group to make an estimate of the expected future cash flows from the cash-generating unit and also to choose an appropriate discount rate in order to calculate the present value of those cash flows. Net book value of investment properties as of December 31, 2013 and 2012 amounted to =1,190.73 million and P P =868.51 million, respectively (see Note 10). On the other hand, the net 69 book value of property and equipment amounted to P =26.67 million and P =42.92 million as of December 31, 2013 and 2012, respectively (see Note 11). Estimation of retirement benefits cost The cost of the defined benefit plan and the present value of the defined benefit obligation are determined using actuarial valuations. An actuarial valuation involves making various assumptions that may differ from actual developments in the future. These include the determination of the discount rate, future salary increases, mortality rates and future pension increases. Due to the complexities involved in the valuation and its long-term nature, a defined benefit obligation is highly sensitive to changes in these assumptions. All assumptions are reviewed at each reporting date. In determining the appropriate discount rate, management considers the PDEX PDST-R2 rates at various tenors, rates for intermediate durations were interpolated and the rates were then weighted by the expected benefits payments at those durations to arrive at the single weighted average discount rate. The mortality rate is based on publicly available mortality table in the Philippines. Future salary increases are based on expected future inflation rates. Further details about assumptions used are given in Note 23. Net retirement benefits cost amounted to P =2.02 million and P =3.26 million in 2013 and 2012, respectively, and net retirement income of P =0.33 million in 2013 (see Note 23). Retirement plan assets as of December 31, 2013 and 2012 amounted to P =7.64 million and P =11.78 million, respectively (see Notes 12 and 23). Estimation of pre-need and other reserves Pre-need reserve is set-up for all pre-need benefits guaranteed and payable by CPI as defined in the pre-need plan contracts. The determination of pre-need reserves is based on the actuarial formula, methods and assumptions allowed by applicable SEC and IC circulars. As of December 31, 2013 and 2012, the principal assumptions used in determining the pre-need reserves were based on the IC Circular Letter No. 23-2012 dated November 28, 2012. The transitory discount interest rate used in the valuation of pre-need reserves should not exceed the lower of the attainable rates as certified by the Trustee of 5.81% and the IC rate of 8% in 2013 and lower of the attainable rates as certified by the Trustee of 9% and IC rate of 8% in 2012. The following are the assumptions used in the computation of pre-need reserves: December 31, 2013: a. Currently-Being-Paid Pension Plans - Actively Paying Plans Plans issued prior to 2006 and after - 5.81% discount rate (ROI rate) and no surrender/lapse rates were used. b. Currently-Being-Paid Pension Plans - Lapsed Plans Plans issued prior to 2006 and after - reserves equal the termination values (as originally computed) at the date of lapse and no reinstatement rate was assumed. 70 c. Fully paid plans - Availing and Not Yet Availing Plans with maturity dates in years 2012 and after - 5.81% discount rate (ROI rate) and no surrender rates were assumed for fully paid plans. December 31, 2012: a. Currently-Being-Paid Pension Plans - Actively Paying Plans Plans issued prior to 2006 and after - 8% discount rate (IC rate) and no surrender/lapse rates were used. b. Currently-Being-Paid Pension Plans - Lapsed Plans Plans issued prior to 2006 and after - reserves equal the termination values (as originally computed) at the date of lapse and no reinstatement rate was assumed. c. Fully paid plans - Availing and Not Yet Availing Plans with maturity dates in years 2012 and after - 8% discount rate (IC rate) and no surrender rates were assumed for fully paid plans. December 31, 2011: d. Currently-Being-Paid Pension Plans - Actively Paying Plans Plans issued prior to 2006 - 12% (hurdle rate) discount rate and no surrender/lapse rates were used. Plans issued in 2006 and after - 10% (hurdle rate) discount rate and surrender /lapse rates were used as per original assumptions. e. Currently-Being-Paid Pension Plans - Lapsed Plans f. Plans issued prior to 2006 and after - reserves equal the termination values (as originally computed) at the date of lapse and no reinstatement rate was assumed. Fully paid plans - Availing and Not Yet Availing Plans with maturity dates in years 2012 to 2016 - 6.03% discount rate (average rate of return of the three trustee banks) and no surrender rates were assumed for fully paid plans. Plans with maturity dates in years 2017 and after - 12% (hurdle rate) discount rate and no surrender rates were assumed for fully paid plans. Management believes that the amount of pre-need reserves and other reserves recorded in the books closely reflect potential plan claims as of end of reporting period. As of December 31, 2013 and 2012, pre-need reserve and other reserves amounted to P =52.63 million and P =47.32 million, respectively (see Note 5). Recognition of deferred income tax assets The Group reviews the carrying amounts of deferred income tax assets at the end of each reporting period and reduces deferred income tax assets to the extent that it is no longer probable that 71 sufficient future taxable profits will be available to allow all or part of the deferred income tax assets to be utilized. As of December 31, 2013 and 2012, deferred income tax assets amounted to P =15.25 million and =6.26 million, respectively (see Note 24). P 4. Cash and Cash Equivalents and Short-term Cash Investments Cash and cash equivalents consist of: Cash on hand and in banks Cash equivalents 2013 P =13,238,700 646,771,697 P = 660,010,397 2012 =9,390,820 P 2,388,366,233 =2,397,757,053 P Cash in banks earn interest at the respective bank deposit rates. Cash equivalents are made for varying periods up to three months depending on the immediate cash requirements of the Group, and earn interest at the respective short-term investment rates. Short-term cash investments amounting to P =2,053.35 million and P =307.60 million as of December 31, 2013 and 2012, respectively, are placed with banks with maturities of more than three months to one year from dates of acquisition and earn interest at the prevailing market rates. Interest income earned from cash and cash equivalents and short-term cash investments amounted to P =75.28 million, P =99.32 million and P =91.04 million in 2013, 2012 and 2011, respectively (see Note 20). 5. Investments in Trust Funds and Pre-need and Other Reserves Investments in trust funds The SEC requires, among others, that companies engaged in the sale of pre-need plans and similar contracts set up a trust fund to guarantee the delivery of property or performance of service in the future. Withdrawals from these trust funds are limited to, among others, payments of pension plan benefits, bank charges and investment expenses in the operation of the trust funds, termination value payable to plan holders, contributions to the trust funds of cancelled plans and final taxes on investment income of the trust funds. In accordance with the SEC requirements, CPI has funds deposited with two local trustee banks with net assets aggregating to P =36.51 million and P =41.08 million as of December 31, 2013 and 2012, respectively, which are recorded under “Investments in trust funds” account in the consolidated balance sheets. 72 The details of investments in trust funds as of December 31 are as follows: 2013 Assets Cash and cash equivalents Debt and listed equity securities Others Liabilities P = 4,009,545 27,854,267 4,871,373 36,735,185 (222,702) P =36,512,483 2012 =16,784,405 P 19,042,507 5,496,383 41,323,295 (243,954) =41,079,341 P Total contributions to the trust funds amounted to P =1.22 million and P =2.81 million in 2013 and 2012, respectively. Pre-need and other reserves Details of pre-need and other reserves are as follows: Transitory pre-need reserves Reserve for trust fund deficiency Pension bonus reserve Insurance premium reserve (Note 8) 2013 P =34,096,538 17,083,018 1,138,132 307,713 P =52,625,401 2012 =37,527,882 P 8,063,075 1,405,320 320,920 =47,317,197 P In the opinion of management and the independent actuary, the CPI’s net contractual liabilities amounting to P =51.18 million and P =45.59 million in 2013 and 2012, respectively, which is based on the actuarial reports, closely reflect actual potential plan claims as of those dates. In accordance with IC Circular Letter No. 23-2012 issued on November 28, 2012, the Group computed for the transitory pre-need reserves which amounted to P =34.10 million and =37.53 million as of December 31, 2013 and 2012, respectively. If the resulting pre-need reserve P is greater than the actual trust fund balance at the end of the year, the transitory pre-need reserves shall be computed in accordance with the schedule provided in the IC Circular Letter. The Group has deemed it prudent and opted to record the difference in net contractual liabilities and transitory pre-need reserve amounting to P =17.08 million and P =8.06 million under “Reserve for trust fund deficiency” account as of December 31, 2013 and 2012, respectively, which is to be funded for the next eight years. The trust fund deficiency amounting to P =2.14 million and P =0.9 million in 2013 and 2012, respectively, should be placed in the trust fund within 60 days from April 30 following the valuation date. The trust fund deficiency for the year represents the difference of pre-need reserve and trust fund investment, net of investment in trust funds allocated to pension bonus and unrealized gains. The current portion of pre-need and other reserves amounted to P =2.06 million and P =2.75 million as of December 31, 2013 and 2012, respectively (see Note 27). 73 6. Installment Contracts Receivable Installment contracts receivable arise from sales of real estate properties. The installment contracts receivable on sales of real estate properties are collectible in monthly installments for periods ranging from one to 10 years and bear monthly interest rates of 0.67% to 2.00% in 2013, 2012, and 2011 computed on the diminishing balance. Interest income earned from installment contracts receivable amounted to P =289.99 million, P =340.31 million and =385.66 million in 2013, 2012 and 2011, respectively (see Note 20). P The portion due within one year amounted to P =260.66 million and P =553.05 million as of December 31, 2013 and 2012, respectively (see Note 27). In 2013 and 2012, the Group and CI entered into a contract of guaranty under Retail Guaranty Line in the amount of P =1.00 billion for each year with Home Guaranty Corporation (HGC). The amount of installment contracts receivable enrolled and renewed by the Group amounted to =1.47 billion and P P =1.57 billion in 2013 and 2012, respectively. The Group paid a guarantee premium of 1.00%, based on outstanding principal balance of the receivables enrolled in 2013 and 2012. 7. Other Receivables Other receivables consist of: Accrued interest Advances to: Customers Due from related parties Contractors Others (Note 26) 2013 P = 9,330,650 2012 =7,956,195 P 27,377,201 5,858,085 5,679,936 5,568,676 P =53,814,548 30,903,513 – 6,147,827 5,280,232 =50,287,767 P Advances to customers are receivables of the Group for the real estate property taxes of sold units whereas advances to contractors are advances made by the Group for the contractor’s supply requirements. Other receivables include receivables from customers relating to registration of title and other expenses initially paid by the Group on behalf of the buyers and employees’ advances. Other receivables due within one year amounted to P =52.65 million and P =48.94 million as of December 31, 2013 and 2012, respectively (see Note 27). 8. Real Estate Properties for Sale Real estate properties for sale consist of cost incurred in the development of condominium units and residential houses. 74 The movement of real estate properties for sale follows: 2012 2013 P1,591,546,671 P = 1,470,772,832 = 613,075,004 573,259,659 (852,994,651) (640,070,218) 137,355,951 28,046,100 9,102,672 4,468,036 – 3,775,795 (27,312,815) (7,905,680) =1,470,772,832 P =1,432,346,524 P Balances at beginning of year Construction/development costs incurred Disposals (recognized as cost of sales) Transfer from investment property (Note 10) Borrowing costs capitalized (Note 21) Transfer from property and equipment (Note 11) Other adjustments/reclassifications Real estate properties for sale account includes capitalized interest costs incurred during each year in connection with the development of the properties. The average capitalization rate used to determine the amount of interest costs eligible for capitalization is 2.17%, 3.80% and 3.86% in 2013, 2012 and 2011, respectively. Real estate properties for sale includes deemed cost adjustment amounting to P =112.20 million and =177.80 million as of December 31, 2013 and 2012, respectively (see Note 15). The deemed cost P adjustment arose when the Group transitioned to PFRS in 2005. 9. Real Estate Properties Held for Future Development Movements in real estate properties held for future development are as follows: Balance at beginning of year Transfers to investment properties (Note 10) Additions Disposal Balance at end of year 2012 2013 P1,182,830,001 P = 1,288,400,125 = (20,349,937) (204,388,198) 125,920,061 12,501,301 – (299,854) =1,288,400,125 P = 1,096,213,374 P Real estate properties held for future development includes land properties reserved by the Group for its future condominium projects. In 2012, CLDI acquired a parcel of land amounting to =123.13 million for future development. P 10. Investment Properties Investment properties represent real estate properties for lease which consist of: 2013 Construction in Building Progress Land Costs Balances at beginning of year P = 835,134,001 P = 91,456,330 Additions – – Transfer to real estate properties for sale (Note 8) (28,046,100) – (Forward) P =– 145,166,589 – Total P = 926,590,331 145,166,589 (28,046,100) 75 Land Capitalized interest (Note 21) P =– Reclassification from real estate properties held for future development (Note 9) 204,388,198 Balances at end of year 1,011,476,099 Accumulated Depreciation Balances at beginning of year – Depreciation for the year (Notes 17 and 19) – Balances at end of year – Net Book Values P =1,011,476,099 Costs Balances at beginning of year Additions Transfer to real estate properties for sale (Note 8) Reclassification from real estate properties held for future development (Note 9) Balances at end of year Accumulated Depreciation Balances at beginning of year Depreciation for the year (Notes 17 and 19) Balances at end of year Net Book Values 2013 Construction in Building Progress P =– P = 4,118,158 Total P = 4,118,158 – 91,456,330 – 149,284,747 204,388,198 1,252,217,176 58,081,473 – 58,081,473 3,403,855 61,485,328 P = 29,971,002 – 3,403,855 – 61,485,328 P = 149,284,747 P = 1,190,731,848 Land 2012 Building Total =967,415,807 P 5,074,145 =71,106,393 P – =1,038,522,200 P 5,074,145 (137,355,951) – (137,355,951) – 835,134,001 20,349,937 91,456,330 20,349,937 926,590,331 – 52,486,194 52,486,194 – – =835,134,001 P 5,595,279 58,081,473 =33,374,857 P 5,595,279 58,081,473 =868,508,858 P In 2013, the Parent Company started construction of a building for lease which is still in progress as of December 31, 2013. The net book values of land and building include net deemed cost adjustment amounting to P =219.83 million and P =198.26 million as of December 31, 2013 and 2012, respectively (see Note 15). The deemed cost adjustment arose when the Group transitioned to PFRS in 2005. Investment properties are rented out at different rates generally for a one-year term renewable every year. In November 2011, the Parent Company has entered into a non-cancellable operating lease agreement with third parties that permits the lessee to use the property as a fast food outlet for a term of 10 years. 76 The future minimum lease payments for the said lease agreement as of December 31 are as follows: 2012 P4,146,417 = 25,514,109 18,749,358 =48,409,884 P 2013 P =4,474,308 27,527,368 12,934,023 P = 44,935,699 Within one year After one year but not more than five years Later than five years Rent income from investment properties amounted to P =32.44 million, P =28.46 million and P =23.08 million in 2013, 2012 and 2011, respectively. Based on the appraisal reports by independent firms of appraisers using market data approach at various dates in 2013 and 2012, the appraised values of these investment properties are P =2,312.13 million and P =1,088.94 million as of dates of appraisal (see Note 26). Direct operating expenses on investment properties pertaining to depreciation, real estate taxes and other expenses amounted to P =18.06 million, P =16.73 million and P =14.44 million in 2013, 2012 and 2011, respectively. 11. Property and Equipment Property and equipment consist of: 2013 At Cost Balances at beginning of year Additions Disposal Balances at end of year Accumulated Depreciation Balances at beginning of year Depreciation for the year (Notes 17 and 19) Disposal Balances at end of year Net Book Value At Deemed Cost Balances at beginning of year Transfer to real estate properties for sale (Note 8) Balances at end of year Accumulated Depreciation Balances at beginning of year Transfer to real estate properties for sale (Note 8) Depreciation for the year (Notes 17 and 19) Balances at end of year Net Deemed Cost Total Office Premises Furniture, Fixtures and Office Equipment P– = – – – =28,530,802 P 1,893,372 – 30,424,174 =6,972,749 P – (1,257,143) 5,715,606 =35,503,551 P 1,893,372 (1,257,143) 36,139,780 – 28,330,737 4,931,607 33,262,344 – – – – 668,109 – 28,998,846 1,425,328 – (188,571) 4,743,036 972,570 668,109 (188,571) 33,741,882 2,397,898 259,448,852 – – 259,448,852 (6,083,224) 253,365,628 – – – – (6,083,224) 253,365,628 218,765,774 – – 218,765,774 – – – – – =1,425,328 P – – – = 972,570 P (2,307,429) 12,638,302 229,096,647 24,268,981 = 24,268,981 P Transportation and Other Equipment Total (2,307,429) 12,638,302 229,096,647 24,268,981 =26,666,879 P 77 2012 At Cost Balances at beginning of year Additions Balances at end of year Accumulated Depreciation Balances at beginning of year Depreciation for the year (Notes 17 and 19) Balances at end of year Net Book Value At Deemed Cost Accumulated Depreciation Balances at beginning of year Depreciation for the year (Notes 17 and 19) Balances at end of year Net Deemed Cost Total Office Premises Furniture, Fixtures and Office Equipment Transportation and Other Equipment Total P– = – – =28,530,802 P – 28,530,802 P5,715,606 = 1,257,143 6,972,749 =34,246,408 P 1,257,143 35,503,551 – 27,914,576 4,258,122 32,172,698 – – 259,448,852 416,161 28,330,737 200,065 – 673,485 4,931,607 2,041,142 – 1,089,646 33,262,344 2,241,207 259,448,852 206,127,471 206,127,471 12,638,303 218,765,774 40,683,078 =40,683,078 P – – – =200,065 P – – – =2,041,142 P 12,638,303 218,765,774 40,683,078 =42,924,285 P For the office premises, the Group elected to apply the optional exemption under PFRS 1, FirstTime Adoption of PFRS, to use the revalued amount as deemed cost as at January 1, 2005, the date of transition to PFRS. As of December 31, 2013 and 2012, the balances at pre-PFRS cost of the office premises as of December 31 are as follows: Office premises Less accumulated depreciation 2013 P = 55,775,746 50,497,783 P = 5,277,963 2012 =61,858,970 P 49,738,635 =12,120,335 P Difference between the net deemed cost and the net pre-PFRS cost amounting to P =18.99 million and P =28.56 million as of December 31, 2013 and 2012, respectively, represents the remaining balance of the deemed cost adjustment (see Note 15). The cost of fully depreciated property and equipment still in use as of December 31, 2013 and 2012 amounted to P =32.45 million. 12. Other Assets Other assets consist of: Available-for-sale financial assets Retirement plan assets (Note 23) Deposits and others 2013 P = 1,441,591 7,642,647 31,909,574 P =40,993,812 2012 P2,090,093 = 11,781,286 28,238,710 =42,110,089 P Available-for-sale financial assets consist of investments in quoted equity securities. The fair values of available-for-sale financial assets were determined based on published prices in an active market. 78 The movement in “Net changes in fair values of available-for-sale financial assets” account presented in the equity section of the consolidated balance sheets is as follows: Balances at beginning of year Mark-to-market gain (loss) attributable to equity holders of the Parent Company Balances at end of year 2013 P = 1,770,510 (184,473) P = 1,586,037 2012 =521,418 P 1,249,092 =1,770,510 P Mark-to-market gain on available-for-sale financial assets pertaining to the non-controlling interests amounted to P =0.31 million and P =0.38 million in 2013 and 2012, respectively. Market to market loss on available-for-sale financial assets pertaining to the non-controlling interests amounted to P =0.01 million in 2011. Dividend income from available-for-sale financial assets amounted to P =41,002, P =34,305 and =36,454 in 2013, 2012 and 2011, respectively (Note 20). P Deposits and others represent payments made by the Group to various utility companies for the installation of electric and water meters for condominium units still unsold and input VAT on the purchase of lot. The portion of other assets due within one year aggregated to P =26.64 million and P =30.33 million as of December 31, 2013 and 2012, respectively (see Note 27). 13. Accounts Payable and Accrued Expenses Accounts payable and accrued expenses consist of: Trade payables Accrued expenses: Development costs Personnel costs Director’s fee Interest payable Taxes, premiums, others Deposits Withholding taxes payable Dividends payable VAT payable Reservation fees Others (Note 25) 2013 P =83,265,456 2012 =72,755,043 P 46,459,365 31,156,067 18,603,238 2,415,201 1,761,119 13,591,464 5,582,465 7,413,422 337,023,595 7,126,335 9,888,882 P = 227,263,014 20,291,901 7,741,375 3,119,264 17,161,733 6,054,147 6,968,148 1,084,122 2,240,028 8,186,821 =482,626,177 P Trade payables consist of payables to contractors and other counterparties, whereas deposits consist of rental deposits and collected deposits for water and electric meters of the sold units. Accrued expenses represent various accrual of the Group for its expenses and real estate projects. Accrued development costs represent the corresponding accrued expenses for the sold real estate projects of the Group. Other payables consist of customers’ reservation fees and employees’ payables. 79 Accounts payable and accrued expenses due within one year amounted to P =209.49 million and =285.01 million as of December 31, 2013 and 2012, respectively (see Note 27). P 14. Notes and Contracts Payable The details of notes and contracts payable are as follows: Notes payable: Short-term promissory notes with varying maturities and annual interest rates ranging from 1.06% to 2.34% in 2013 and 1.81% to 4.77% in 2012 Short-term promissory notes enrolled with HGC with varying maturities and annual interest rates ranging from 0.85% to 1.15% in 2013 and 1.70% to 2.75% in 2012 Contracts payable 2013 2012 P = 1,186,000,000 =1,200,200,000 P 284,358,464 1,470,358,464 – P = 1,470,358,464 621,713,617 1,821,913,617 17,381,250 =1,839,294,867 P On various dates in 2013 and 2012, the SEC authorized the Parent Company and CLDI to issue P =1,400.00 million worth of short-term commercial papers (STCP) registered with the SEC in accordance with the provision of the Securities Regulation Code and its implementing rules and regulations, the code of Corporate Governance and other applicable laws and orders. Outstanding STCP issued by the Group as of December 31, 2013 and 2012 aggregated to P =1,186.00 million and P =1,200.20 million, respectively. In 2013 and 2012, the Parent Company and CLDI entered a contract of guaranty under a Revolving Cash Guaranty Line with HGC in the amount of P =1,900.00 million. The guaranty covers the unpaid principal due on the outstanding STCP and unpaid interest thereon of 10.00% per annum. The guaranty premium paid was 0.90% per annum based on enrolled commercial papers in 2013 and 2012, respectively. Outstanding STCP covered by the guaranty amounted to =284.36 million and P P =621.71 million as of December 31, 2013 and 2012, respectively. Interest expense related to short-term notes payable amounted to P =33.26 million, P =55.73 million and P =65.39 million in 2013, 2012 and 2011, respectively. Capitalized interests in 2013, 2012 and 2011 amounted to P =8.59 million, P =9.55 million and P =11.57 million, respectively (see Note 21). The Group has omnibus credit line with financial institutions aggregating to about =2,515.00 million and P P =1,950.00 million as of December 31, 2013 and 2012, respectively, which is available for drawing by any of the companies of the Group. The Group’s properties with carrying values amounting to P =714.79 million and P =316.24 million as of December 31, 2013 and 2012, respectively, will be used as collaterals for omnibus credit line. No loans were availed from omnibus credit line in 2013 and 2012. The Parent Company has specific credit lines amounting to P =215.00 million in 2013 and 2012. Contracts payable represent liabilities arising from contracts to purchase land for future development. 80 Notes and contracts payable due within one year amounted to P =1,470.36 million and =1,839.29 million as of December 31, 2013 and 2012, respectively (see Note 27). P 15. Equity a. The following table summarizes the reconciliation of the authorized, issued and outstanding shares of capital stock for each of the following: Authorized - P =1 par value Balance at beginning of year Increase in authorized shares Balance at end of year Issued, beginning of year Treasury stock Outstanding Stock dividends Treasury stock Issued, ending of year 2013 2012 2011 4,000,000,000 – 4,000,000,000 3,000,000,000 1,000,000,000 4,000,000,000 3,000,000,000 – 3,000,000,000 3,241,793,886 (3,921,874) 3,237,872,012 161,992,454 3,399,864,466 3,921,874 3,403,786,340 2,947,261,781 (3,827,401) 2,943,434,380 294,532,105 3,237,966,485 3,827,401 3,241,793,886 2,456,374,741 (3,655,633) 2,452,719,108 490,887,040 2,943,606,148 3,655,633 2,947,261,781 Treasury stock includes 1,983,927 shares and 1,889,454 shares in 2013 and 2012, respectively, held by CPI. The Parent Company registered 10,000,000 shares with SEC on June 15, 1978 with an initial offer price of P =10.00. On July 27, 2012, the SEC approved the Amended Articles of Incorporation on the application for increase in authorized capital stock from =3,000.00 million to P P =4,000.00 million with a par value of P =1.00 each. As of December 31, 2013 and 2012, the Parent Company has 3,403,786,340 shares held by 702 equity holders and 3,241,793,886 shares held by 719 equity holders, respectively. b. Dividends declared and issued/paid by the Parent Company in 2013, 2012 and 2011 are as follows: Dividends Cash Stock Date Approved June 4, 2013 May 18, 2012 May 30, 2011 April 25, 2013 August 15, 2012 June 7, 2011 Per Share =0.03 P 0.03 0.05 5% 10% 20% Stockholders of Record Date June 19, 2013 June 15, 2012 June 13, 2011 July 4, 2013 August 27, 2012 July 7, 2011 Date Issued/Paid July 15, 2013 July 11, 2012 July 8, 2011 July 30, 2013 September 20, 2012 August 2, 2011 Fractional shares of stock dividends were paid in cash based on the par value. The SEC authorized the issuance of 5% stock dividends declared by the BOD in 2013, 10% stock dividends declared in 2012 and 20% stock dividends declared in 2011. c. As of December 31, 2013 and 2012, the retained earnings attributable to equity holders of the Parent Company and the non-controlling interest include the remaining balance of deemed cost adjustment which arose when the Group transitioned to PFRS in 2005. 81 The components of the net deemed cost adjustment included in the equity as of December 31 are as follows: Real estate properties for sale (Note 8) Investment properties (Note 10) Property and equipment (Note 11) Deemed cost adjustment Deferred tax liability (Note 24) Net deemed cost adjustment 2013 P =112,204,695 219,825,103 18,991,017 351,020,815 (105,306,244) P =245,714,571 2012 =177,802,994 P 198,260,985 28,562,742 404,626,721 (121,388,016) =283,238,705 P The net deemed cost adjustment is allocated in the equity as follows: Attributable to: Equity holders of the Parent Company Non-controlling interest 2013 2012 P = 239,769,954 5,944,617 P = 245,714,571 =277,294,088 P 5,944,617 =283,238,705 P The deemed cost adjustment has yet to be realized through additional depreciation in profit or loss in case of depreciable assets (classified under property and equipment) and building (classified under investment properties) and through sales in case of inventory (classified under real estate properties for sale) and land (classified under investment properties). The balance of retained earnings is restricted for the payment of dividends to the extent of the Parent Company’s shares of stock held in treasury, net deemed cost adjustment in properties and undistributed earnings of subsidiaries as follows: Undistributed earnings of subsidiaries Net deemed cost adjustment in properties Cost of treasury shares 2013 P = 945,995,415 239,769,954 31,130,586 P = 1,216,895,955 2012 =881,260,306 P 277,294,088 31,172,734 =1,189,727,128 P 16. Material Partly-owned Subsidiary Below are the summarized financial information of the subsidiaries that has non-controlling interest that is material to the Group. The amounts disclosed are based on those included in the consolidated financial statements before intercompany eliminations. Proportion of equity interest held by non-controlling interests as of December 31, 2013 and 2012: CLDI CPI 50.27% 9.19% 82 As of December 31, the summarized balance sheets of subsidiaries are as follows: Total assets Total liabilities Equity Attributable to non-controlling interests CLDI 2012 2013 =2,185,124,499 P =2,072,864,057 P 587,121,843 374,256,840 1,698,607,217 1,598,002,656 853,889,848 803,315,935 CPI 2012 2013 =334,528,113 P P = 317,053,974 57,076,097 61,595,678 277,452,016 255,458,296 25,497,840 23,499,311 Summarized statements of income for the years ended December 31 are as follows: Revenue Expenses Provision for (benefit from) income tax Net income Attributable to: Non-controlling interests Cash dividends paid to non-controlling interest CLDI 2012 2013 =676,140,702 P P = 429,041,905 369,581,600 177,787,330 CPI 2013 P = 17,287,115 15,769,628 2012 =28,916,997 P 20,872,584 59,982,620 191,271,955 50,513,961 256,045,141 (546,893) 2,064,380 833,440 7,210,973 96,152,412 128,713,892 189,717 662,689 44,859,718 50,976,969 1,148,628 Summarized statements of comprehensive income for the years ended December 31 are as follows: Net income Other comprehensive income (loss) Total comprehensive income (loss) Attributable to: Non-controlling interests CLDI 2012 2013 =256,045,141 P P = 191,271,955 1,180,896 (1,429,517) 257,226,037 189,842,438 95,433,794 129,307,529 CPI 2013 P = 2,064,380 (2,403,811) (339,431) 2012 =7,210,973 P 7,449,730 14,660,703 (31,194) 1,342,749 Summarized statements of cash flows for the years ended December 31 are as follows: ‘ Cash flows from operating activities Cash flows from (used in) investing activities Cash flows from (used in) financing activities CLDI 2012 2013 =329,340,163 P P = 354,143,204 160,358,762 (571,987,173) (140,136,334) (198,929,241) CPI 2012 2013 =11,904,117 P P = 8,340,159 (31,598,443) (20,165,371) (12,500,000) – 83 17. Operating Expenses Operating expenses consist of: Personnel (Notes 18 and 23) Taxes and licenses Professional fees Insurance (Notes 6 and 14) Depreciation (Note 19) Membership dues Outside services Advertising and promotions Brokers’ commission Light, power and water Repairs and maintenance Postage, telephone and telegraph Stationery and office supplies Donations Others 2013 P =185,875,299 47,011,916 35,312,756 24,868,282 16,710,266 14,030,786 9,529,062 8,858,564 5,945,532 4,731,784 4,576,107 2,420,000 2,121,291 1,862,546 18,176,125 P =382,030,316 2012 (As restated, Note 2) =172,294,155 P 46,386,404 21,940,502 15,324,145 19,323,228 13,558,915 9,188,786 6,608,926 5,737,736 4,056,231 2,696,321 2,492,371 1,315,860 710,000 16,862,992 =338,496,572 P 2011 (As restated, Note 2) =152,983,806 P 52,023,492 48,607,854 17,758,594 18,842,759 18,812,757 8,577,753 6,208,824 6,787,361 4,068,586 3,414,874 2,163,449 1,333,493 5,003,000 16,541,620 =363,128,222 P 2013 P =101,779,235 2012 (As restated, Note 2) =69,162,758 P 2011 (As restated, Note 2) =56,158,112 P 48,125,728 33,953,151 59,829,837 40,040,714 45,550,434 51,601,807 2,017,185 P =185,875,299 3,260,846 (326,547) =172,294,155 P =152,983,806 P 2013 P =3,403,855 13,306,411 P =16,710,266 2012 =5,595,279 P 13,727,949 =19,323,228 P 2011 =4,960,329 P 13,882,430 =18,842,759 P 18. Personnel Expenses Personnel expenses consist of: Salaries and wages Bonuses and other employee benefits Commissions Retirement benefits cost (income) (Note 23) 19. Depreciation Depreciation consists of: Investment properties (Note 10) Property and equipment (Note 11) 84 20. Financial Income Financial income consists of: Interest income from: Installment contracts receivable relating to sales of real estate (Note 6) Cash equivalents and short-term cash investments (Note 4) Cash in banks (Note 4) Others (Note 24) Dividend income (Note 12) 2013 2012 2011 P =289,986,626 =340,309,950 P =385,658,918 P 75,218,273 65,476 3,787,603 41,002 P =369,098,980 99,238,128 77,067 2,242,418 34,305 =441,901,868 P 90,915,532 123,549 1,959,523 36,454 =478,693,976 P 2013 2012 2011 P =33,262,934 – 33,262,934 =55,732,939 P – 55,732,939 =65,385,026 P 304,974 65,690,000 (8,586,194) 24,676,740 146,692 24,823,432 1,254,672 P =26,078,104 (9,551,549) 46,181,390 59,587 46,240,977 1,400,916 =47,641,893 P (11,574,197) 54,115,803 935,946 55,051,749 1,518,624 =56,570,373 P 2012 =– P 2,582,951 18,680,496 =21,263,447 P 2011 =– P 2,213,192 19,302,460 =21,515,652 P 21. Financial Expenses Financial expenses consist of: Interest expense on: Notes payable (Note 14) Loans payable Capitalized interest (Notes 8, 10 and 14) Others Finance charges 22. Other Income/Expenses Other income consists of: Reversal of excess cost accrual Trust fund income Others 2013 P = 119,737,311 1,780,146 28,298,822 P = 149,816,279 Reversal of excess cost accrual represents excess of estimated development cost over the actual cost of completed projects. Others include penalties for customers’ late payments and sale of scraps, forfeiture of reservations and down payments received on sales which were not consummated. 85 Other expenses Other expenses pertain to reversal of gross profit recognized in prior years due to forfeiture/cancellation of sales. In 2013, the Group reassessed the classification of the reversal of gross profit arising from forfeiture/cancellation of real estate sales and recognized such as part of “Other expenses” account in the statements of income. In prior years, this was included under “Cost of real estate sales” account in the statements of income. The 2012 and 2011 presentation was reclassified to conform with the 2013 presentation. The reclassification has no impact on the Parent Company’s financial position, results of operations and cash flows as of December 31, 2012 and 2011. 23. Retirement Benefits Cost The Group, jointly with affiliated companies, has funded, noncontributory defined benefit retirement plan, administered by trustee covering all of its permanent employees. This provides for payment of benefits to covered employees upon retirement subject to certain condition which is based on a certain percentage of employee’s final monthly salary and the number of years of service. The fund is administered by a trustee bank under the supervision of the Retirement Committee of the plan. The committee is responsible for investment strategy of the plan. The details of net retirement benefits cost (income), which is included in “Personnel expense” account, are as follows: Current service cost Interest cost (income) on defined benefit obligation Net retirement benefits cost (income) 2013 P =2,638,269 2012 (As restated, Note 2) =2,983,674 P 2011 (As restated, Note 2) =1,164,396 P (621,084) P =2,017,185 277,172 =3,260,846 P (1,490,943) (P =326,547) Re-measurement losses (gains) recognized in the statements of comprehensive income follows: 2013 Actuarial loss (gain) on defined benefit obligation Due to change in financial assumption Due to experience Loss on plan assets excluding amounts included in net interest cost Changes in effect of asset ceiling Re-measurement losses (gains) 2012 (As restated, Note 2) 2011 (As restated, Note 2) =5,271,683) (P = 3,702,869) (P (2,831,791) (11,698,437) =25,333,957 P − 616,406 1,881,640 − 10,084,295 =16,353,714) P = 5,431,275 (P 5,052,655 − =30,386,612 P 86 Movements in net retirement plan assets are as follows: Beginning balances Retirement benefits cost Re-measurement losses (gains) Contributions Ending balances 2013 (P = 11,781,286) 2,017,185 5,431,275 (3,309,821) (P = 7,642,647) 2012 (As restated, Note 2) =4,621,403 P 3,260,846 (16,353,714) (3,309,821) (P =11,781,286) The details of the retirement plan assets are as follows: Defined benefit obligation Fair value of plan assets Surplus Asset ceiling adjustment Retirement plan assets 2013 P =38,646,103 (56,373,045) (17,726,942) 10,084,295 (P = 7,642,647) 2012 (As restated, Note 2) =41,419,272 P (53,200,558) (11,781,286) − (P =11,781,286) Changes in present value of defined benefit obligation are as follows: Defined benefit obligation, January 1 Current service cost Interest cost on benefit obligation Benefits paid Actuarial losses (gains) Defined benefit obligation, December 31 2013 P =41,419,272 2,638,269 2,186,875 (1,063,653) (6,534,660) P =38,646,103 2012 (As restated, Note 2) =52,930,403 P 2,983,674 3,158,126 (682,811) (16,970,120) =41,419,272 P 2013 P =53,200,558 2012 (As restated, Note 2) =48,309,001 P 926,319 3,309,821 (1,063,653) P =56,373,045 2,264,547 3,309,821 (682,811) =53,200,558 P Changes in fair value of plan assets are as follows: Fair value of plan assets, January 1 Actual return including amount recognized in net interest cost Contributions to the plan Benefits paid Fair value of plan assets, December 31 87 The major categories of plan assets of the Group with its affiliated companies as a percentage of the fair value of net plan assets are as follows: 2013 37.96% 9.28% 50.88% 2.38% (0.50%) 100.00% Cash and cash equivalents Investments in equity securities Investment properties Receivables Payables 2012 83.95% 10.01% – 6.04% – 100.00% Cash and cash equivalents consists of saving deposits and short-term time deposits with maturities of less than 3 months. Investments in equity securities consist of investment in shares of stock of listed companies. Investments in equity securities have quoted market prices in an active market. Loans and receivables include loans to individuals and accrued interest income. Investment properties pertain to condominium units which will be used for lease. The Group expects to contribute P =3.70 million to the retirement fund in 2014. The Group does not currently employ any asset-liability matching. The latest actuarial valuation report is as of December 31, 2013. The principal assumptions used in determining retirement benefits obligation cost for the Group’s plan are as follows: Discount rate per annum Future annual increase in salary Number of employees Mortality rate Disability rate 2012 2013 5.86%-5.32% 4.15%-4.86% 4.50% 3.00% 215 224 1983 GAM 1983 GAM 1952 1952 Disability Study Disability Study The defined benefit obligation is subject to several key assumptions. The sensitivity analysis has been determined based on reasonably possible changes of each significant assumption on the defined benefit obligation as of December 31, 2013, assuming if all other assumptions were held constant. Discount rate Salary increase rate Increase (decrease) in Basis Points +0.50% -0.50% Increase (decrease) in defined benefit obligation (P =1,986,771) 2,187,352 +1.00% -1.00% 4,472,232 (3,766,863) 88 Shown below is the maturity analysis of the undiscounted expected benefit payments: Plan year Less than one year More than one year to five years More than five years to 10 years More than 10 years to 15 years More than 15 years to 20 years More than 20 years No. of Retirees 1 3 8 21 26 165 224 Total Benefit 3,714,306 2,729,465 10,896,181 29,853,310 38,153,353 180,190,482 265,537,097 The average duration of the defined benefit obligation as of December 31, 2012 is 13.8 years. 24. Income Taxes a. Provision for income tax consists of: Current Deferred Final tax on interest income 2013 P = 209,793,135 (97,575,677) 112,217,458 15,056,750 P = 127,274,208 2012 =133,794,942 P (28,327,676) 105,467,266 19,863,039 =125,330,305 P 2011 =129,620,127 P (44,447,040) 85,173,087 18,207,815 =103,380,902 P b. The components of the net deferred tax liabilities are as follows: Deferred income tax assets on accrued expenses and others Deferred income tax liabilities: Deemed cost adjustment in properties (Note 15) Unrealized gain on real estate transactions Capitalized interest Retirement plan assets Net deferred income tax liabilities 2013 2012 P =15,252,319 =6,259,938 P 105,306,244 102,288,901 3,739,913 2,292,794 213,627,852 P = 198,375,533 121,388,016 185,863,894 4,909,027 3,534,386 315,695,323 =309,435,385 P c. The reconciliation of income tax computed at the statutory tax rate to provision for income tax follows: Income tax at statutory tax rate Additions to (reductions in) income tax resulting from: Income entitled to tax holiday (Note 30) Tax-exempt interest income (Forward) 2013 P =194,039,976 (36,457,556) (40,074,206) 2012 =196,645,941 P (42,759,331) (35,292,573) 2011 =212,042,283 P (68,910,859) (43,698,374) 89 Nondeductible decrease in pre-need reserves - net Interest income subjected to final tax Nontaxable dividend income Final tax on interest income Nondeductible interest expense Trust fund income already subjected to final tax Others - net Provision for income tax 2013 2012 2011 P =22,944,161 =9,302,105 P (22,585,124) (16,973,853) 15,056,750 6,553,819 (29,794,558) (774,885) 19,863,039 (10,291) (27,311,724) (10,934) 18,207,815 8,235,827 (534,044) 5,304,285 P =127,274,208 (771,880) 8,922,738 =125,330,305 P (663,958) 6,162,272 =103,380,902 P (P =671,446) 25. Related Party Transactions Enterprises and individuals that directly, or indirectly through one or more intermediaries, control or are controlled by or under common control with the Group, including holding companies, subsidiaries and fellow subsidiaries, are related parties of the Group. Associates and individuals owning, directly or indirectly, an interest in the voting power of the Group that gives them significant influence over the enterprise, key management personnel, including directors and officers of the Group and close members of the family of these individuals, and companies associated with these individuals also constitute related parties. In considering each possible related entity relationship, attention is directed to the substance of the relationship and not merely the legal form. The Group discloses the nature of the related party relationship and information about the transactions and outstanding balances necessary for an understanding of the potential effect of the relationship on the consolidated financial statements, including, as a minimum, the amount of outstanding balances and its terms and conditions including whether they are secured, and the nature of the consideration to be provided in settlement. 90 The Parent Company, in the normal course of business, has transactions and account balances with related parties consisting mainly of the following: Nature of Transaction Ultimate parent (CI) Sharing of expenses charged by (to) the Company (Note 24a) Subsidiaries (CLDI & CPI)* Sale of real estate properties to CPI (Note 24b) Amount of Transactions 2012 2013 P =10,555,661 (P =4,697,576) 2011 Outstanding Balances Receivable (Note 6) Payable (Note 13) 2012 2013 2013 2012 (P =2,883,044) P =5,858,085 =– P =– P =4,697,575 P – Terms and Conditions 30-day, unsecured, non-interest bearing; to be settled in cash 20,486,300 65,332,152 20,007,675 – – – Sharing of expenses charged by (to) the Company (Note 24a) 1,318,035 (4,273,600) 425,840 – – 302,447 Retirement Plan Contribution to the plan (Note 24d) 1,260,119 3,309,821 118,683 – – – – Settled in cash 91,965,753 3,585,846 88,955,372 4,137,074 85,679,808 3,039,934 – – – – – – – – Settled in cash Settled in cash 821,622,480 736,762,617 721,695,328 – P =5,858,085 – =– P – P =302,447 – =6,318,145 P Key management personnel Short-term salaries and compensation (Note 24f) Long-term employee benefits (Note 24f) BOD Shares of stock held by BOD (Note 24e) Total Received in cash 30-day, unsecured, non-interest bearing; to be received or 1,620,570 settled in cash; no impairment *Parent Company’s transactions with CLDI and CPI are eliminated in the consolidated balance sheets and consolidated statements of income. 91 The Group has various shared expenses with other affiliates pertaining to general and administrative expenses such as salaries, transportation, association dues, professional fees and rent. a. In 2013 and 2012, the Parent Company sold real estate properties to CPI. b. The Group, jointly with affiliated companies under common control, has a trust fund for the retirement plan of their employees. The trust fund is being maintained by a trustee bank. The Group’s share on the fair value of plan assets amounted to P =56.37 million and P =53.20 million as of December 31, 2013 and 2012, respectively. The Group’s share on carrying value of plan assets amounted to P =55.50 million and P =51.86 million as of December 31, 2013 and 2012, respectively. The major categories of plan assets are cash and cash equivalents, investments in securities and loans and receivables (see Note 23). Investments in equity securities of plan assets include investment in shares of the Parent Company with fair value amounting to =4.58 million and P P =4.86 million as of December 31, 2013 and 2012, respectively, with original cost of P =3.16 million. Unrealized gain on changes of fair value of these investments amounted to P =1.42 million and P =1.74 million as of December 31, 2013 and 2012, respectively. Loans and receivables of plan assets include installment contracts receivable purchased in prior years on a non-recourse basis from the Parent Company amounting to =1.03 million and P P =2.86 million as of December 31, 2013 and 2012, respectively. In 2013, the retirement plan purchased condominium units from the Parent Company which will be used for lease. c. The Parent Company’s shares held by members of the BOD aggregated to 821,622,480 and 736,762,617 as of December 31, 2013 and 2012, respectively. On the other hand, shares held by the ultimate parent and affiliate totaled to 1,717,056,617 and 1,635,292,018 as of December 31, 2013 and 2012, respectively. d. Compensation of key management personnel are as follows: Salaries Bonuses Other benefits 2013 P =31,112,546 29,312,815 31,540,392 P =91,965,753 2012 =29,265,211 P 31,614,398 28,075,763 =88,955,372 P 2011 =27,745,084 P 26,044,679 31,890,045 =85,679,808 P The Group has no standard arrangements with regards to the remuneration of its directors. In 2013, 2012 and 2011, the BOD received a total of P =27.75 million, P =23.70 million and =28.26 million, respectively. Moreover, the Group has no standard arrangement with regards P to the remuneration of its existing officers aside from the compensation received or any other arrangements in the employment contracts and compensatory plan. The Group does not have any arrangements for stock warrants or options offered to its employees. In 2013, 2012 and 2011, the long-term employee benefits pertaining to retirement benefits for key management personnel of the Parent Company amounted to P =0.84 million, P =1.02 million and P =1.03 million, respectively. Total present value of obligation amounted to P =7.77 million and P =8.37 million, respectively. 92 26. Financial Instruments Financial Risk Management Objectives and Policies The Group’s principal financial instruments comprise cash and cash equivalents, short-term cash investments and notes and contracts payable. The main purpose of these financial instruments is to finance the Group’s operations. The Group’s other financial instruments consist of availablefor-sale financial assets, which are held for investing purposes and investments in trust funds to cover pre-need reserves obligation. The Group has various other financial instruments such as installment contracts receivables, other receivables and accounts payable and accrued expenses which arise directly from its operations. It is, and has been throughout the year under review, the Group’s policy that no trading in financial instruments shall be undertaken. The main risks arising from the Group’s financial instruments are market risk (i.e., cash flow interest rate risk and equity risk), credit risk and liquidity risk. The BOD reviews and approves policies for managing these risks and they are summarized as follows: Market risk Cash flow interest rate risk Cash flow interest rate risk is the risk that the fair value or future cash flows of a financial instrument will fluctuate because of changes in market interest rates. The Group’s exposure to the risk for changes in market interest rates relates primarily to the Group’s short-term notes payable, all with repriced interest rates. The Group’s policy in addressing volatility in interest rates includes maximizing the use of operating cash flows to be able to fulfill principal and interest obligations even in periods of rising interest rates. The following table demonstrates the sensitivity of the Group’s income before income tax to a reasonably possible change in interest rates based on forecasted and average movements of interest rates (with all other variables held constant): December 31, 2013 December 31, 2012 Change in Basis Points (bps) -/+24bps -/+11bps Effect on Income before Income Tax +/-P = 36,179,150 +/-P =2,023,224 There is no impact on the Group’s equity other than those already affecting income before income tax. Equity price risk Equity price risk is the risk that the fair values of investments in equity securities will decrease as a result of changes in the market values of individual shares of stock. The Group is exposed to equity price risk because of investments held by the Group classified as available-for-sale financial assets included under “Other assets account” in the consolidated balance sheets. The Group employs the service of a third-party stock broker to manage its investments in shares of stock. The following table demonstrates the sensitivity analysis of the Group’s equity to a reasonably possible change in equity price based on forecasted and average movements of equity prices (with all other variables held constant): 93 Change in Equity Price Effect on Equity +/-P = .07 +/-P = 104,858 +/-P =0.23 +/-P =474,719 2013 2012 Credit risk Credit risk arises when the Group will incur a loss because its customers, clients or counterparties fail to discharge their obligations. The Group trades only with recognized, creditworthy third parties. It is the Group’s policy that all customers who wish to trade on credit terms are subject to credit verification procedures. In addition, receivable balances are monitored on an on-going basis with the objective that the Group’s exposure to bad debts is not significant. The Group’s policy is to enter into transactions with a diversity of creditworthy parties to mitigate any significant concentration of credit risk. There are no significant concentrations of credit risk within the Group. The tables below show the Group’s exposure to credit risk for the components of the consolidated balance sheets. The exposure as of December 31, 2013 and 2012 is shown at gross, before taking the effect of mitigation through the use of collateral agreements and other credit enhancements, and at net, after taking the effect of mitigation through the use of collateral agreements and other credit enhancements. December 31, 2013: Gross maximum exposure Financial assets at fair value through profit or loss: Investments in trust funds =36,512,483 P Loans and receivables: Cash and cash equivalents, excluding cash on hand 659,819,998 Short-term cash investments 2,053,350,000 Installment contracts receivable 1,606,674,422 Other receivables: – Accrued interest 9,330,650 Retention 1,624,200 Advances to customers 27,377,201 Others* 9,802,561 Total credit risk exposure =4,404,491,515 P *Excludes nonfinancial assets amounting to = P 5,679,936. Fair value of collaterals/ Net exposure Financial effect of collateral/credit enhancements =– P =36,512,483 P =– P – – 3,931,690,447 – – – – – = 3,931,690,447 P 659,819,998 2,053,350,000 – – 9,330,650 1,624,200 27,377,201 9,802,561 =2,797,817,093 P – – 1,606,674,422 – – – – – =1,606,674,422 P Fair value of collaterals/ Net exposure Financial effect of collateral/credit enhancements =– P =41,079,341 P =– P – – 4,537,520,779 2,397,564,517 307,600,000 – – – 1,960,431,150 – – – =4,537,520,779 P 7,956,195 30,903,513 5,280,232 =2,790,383,798 P – – – =1,960,431,150 P December 31, 2012: Gross maximum exposure Financial assets at fair value through profit or loss: Investments in trust funds =41,079,341 P Loans and receivables: Cash and cash equivalents, excluding cash on hand 2,397,564,517 Short-term cash investments 307,600,000 Installment contracts receivable 1,960,431,150 Other receivables: Accrued interest 7,956,195 Advances to customers 30,903,513 Others* 5,280,232 Total credit risk exposure =4,750,814,948 P *Excludes nonfinancial assets amounting to = P 6,147,827 94 The following tables summarize the aging analysis of receivables: December 31, 2013: Past due But Not Impaired > One year < 30 days 31 - 60 days 61- 90 days Over 90 days Total =240,445,978 P P = 1,346,014,655 = 9,454,469 P =1,636,166 P = 1,082,106 P =8,041,048 P =1,606,674,422 P 9,330,650 – 17,128,270 – 1,139,996 482,112 8,863,607 685,118 =276,908,501 P P = 1,347,181,885 – – 2,092 253,836 = 9,710,397 P – 776,439 – – =2,412,605 P – 395,606 – – = 1,477,712 P – 9,076,886 – – =17,117,934 P 9,330,650 27,377,201 1,624,200 9,802,561 =1,654,809,034 P Current Installment contracts receivable Other receivables: Accrued interest Advances to customers Retention Others December 31, 2012: Past due But Not Impaired > One year < 30 days 31 - 60 days 61- 90 days Over 90 days Total =531,856,633 P P =1,407,381,201 =9,337,984 P =2,190,092 P =1,679,046 P =7,986,194 P =1,960,431,150 P 7,956,195 – 19,797,331 – 3,278,502 1,346,120 =562,888,661 P P =1,408,727,321 – – 655,610 =9,993,594 P – 891,588 – =3,081,680 P – 391,481 – =2,070,527 P – 9,823,113 – =17,809,307 P 7,956,195 30,903,513 5,280,232 =2,004,571,090 P Current Installment contracts receivable Other receivables: Accrued interest Advances to customers Others The tables below show the credit quality by class of asset for loan-related balance sheet lines, based on the Group’s credit rating system: December 31, 2013: Financial asset at fair value through profit or loss - investments in trust funds Loans and receivables: Cash and cash equivalents, excluding cash on hand Short-term cash investments Installment contracts receivable Other receivables: Accrued interest Advances to customers Retention Others Total Neither past due nor impaired Medium High Grade* Grade** Past Due but not Impaired Total =36,512,483 P =– P =– P = 36,512,483 P 659,819,998 2,053,350,000 1,586,460,633 – – – – – 20,213,789 659,819,998 2,053,350,000 1,606,674,422 9,330,650 17,128,270 1,622,108 7,936,264 4,335,647,923 =4,372,160,406 P – – – 1,612,461 1,612,461 = 1,612,461 P – 9,330,650 10,248,931 27,377,201 2,092 1,624,200 253,836 9,802,561 30,718,648 4,367,979,032 = 30,718,648 = P P4,404,491,515 ** High Grade - financial assets with reputable counterparties and which management believes to be reasonably assured to be recoverable. ** Medium Grade - financial assets for which there is low risk of default of counterparties. 95 December 31, 2012: Financial asset at fair value through profit or loss - investments in trust funds Loans and receivables: Cash and cash equivalents, excluding cash on hand Short-term cash investments Installment contracts receivable Other receivables: Accrued interest Advances to customers Others Total Neither past due nor impaired Medium High Grade* Grade** Past Due but not Impaired Total =41,079,341 P =– P =– P =41,079,341 P 2,397,564,518 307,600,000 1,939,237,834 – – – – – 21,193,316 2,397,564,518 307,600,000 1,960,431,150 7,956,195 19,797,331 3,538,166 4,675,694,044 =4,716,773,385 P – – 1,086,456 1,086,456 =1,086,456 P – 7,956,195 11,106,182 30,903,513 655,610 5,280,232 32,955,108 4,709,735,608 =32,955,108 = P P4,750,814,949 ** High Grade - financial assets with reputable counterparties and which management believes to be reasonably assured to be recoverable. ** Medium Grade - financial assets for which there is low risk of default of counterparties. The main considerations for impairment assessment include whether any payments are overdue or if there are any known difficulties in the cash flows of the counterparties. The Group assesses impairment into two areas: individually assessed allowances and collectively assessed allowances. The Group determines allowance for each significant receivable on an individual basis. Among the factors that the Group considers in assessing impairment is the inability to collect from the counterparty based on the contractual terms of the receivables. The Group also considers the fair value of the real estate collateralized in computing the impairment of the receivables. Receivables included in the specific assessment are those receivables under the installment contracts receivable accounts. For collective assessment, allowances are assessed for receivables that are not individually significant and for individually significant receivables where there is no objective evidence of individual impairment. Impairment losses are estimated by taking into consideration the age of the receivables, past collection experience and other factors that may affect collectability. Liquidity risk Liquidity risk is defined as the risk that the Group would not be able to settle or meet its obligations on time or at a reasonable price. The Group’s objective is to maintain a balance between continuity of funding and flexibility through the use of STCPs and bank loans. 96 The tables below summarize the maturity analysis of the Group’s financial assets held for managing liquidity and financial liabilities based on contractual undiscounted payments: December 31, 2013: 30 days 31-90 days 91-180 days 181-360 days Above 1 year Total P580,360,397 = 676,500,000 54,986,568 1,311,846,965 P79,650,000 = 998,450,000 56,333,920 1,134,433,920 =– P 378,400,000 77,906,693 456,306,693 P– = – 127,529,448 127,529,448 P– = – 1,373,941,026 1,373,941,026 = 660,010,397 P 2,053,350,000 1,690,697,655 4,404,058,052 115,560,525 723,426,032 838,986,557 Liquidity Position =472,860,408 P ** Excludes statutory liabilities amounting to = P 7,248,555. ** Includes interest expense amounting to = P 31,577,657. 1,205,736 587,910,434 589,116,170 = 545,317,750 P 38,137,046 154,839,420 192,976,466 = 263,330,227 P 47,341,690 35,760,235 83,101,925 =44,427,523 P 17,769,462 – 17,769,462 = 1,356,171,564 P 220,014,459 1,501,936,121 1,721,950,580 =2,682,107,472 P 30 days 31-90 days 91-180 days 181-360 days Above 1 year Total =174,705,004 P – 59,128,905 233,833,909 =2,223,052,049 P 51,000,000 237,199,240 2,511,251,289 =– P 256,600,000 105,982,967 362,582,967 =– P – 189,653,697 189,653,697 =– P – 1,452,064,233 1,452,064,233 =2,397,757,053 P 307,600,000 2,044,029,042 4,749,386,095 P15,957,919 = 722,345,590 – 738,303,509 =1,772,947,780 P P53,916,873 = 422,523,620 17,381,250 493,821,743 (P =131,238,776) =112,481,826 P 42,818,036 – 155,299,862 =34,353,835 P =197,614,796 P – – 197,614,796 =1,254,449,437 P =475,487,906 P 1,891,170,018 17,381,250 2,384,039,174 =2,365,346,921 P Financial Assets Cash and cash equivalents Short-term cash investments Installment contracts receivable Financial Liabilities Accounts payable and accrued expenses* Notes payable** December 31, 2012: Financial Assets Cash and cash equivalents Short-term cash investments Installment contracts receivable Financial Liabilities Accounts payable and accrued expenses* Notes payable** Contracts payable P95,516,492 = 703,482,772 – 798,999,264 Liquidity Position (P =565,165,355) ** Excludes statutory liabilities amounting to = P 7,138,269. ** Includes interest expense amounting to = P 69,256,401. Fair Values The carrying amounts of recorded financial assets and financial liabilities as of December 31 are as follows: Date of Valuation Level 1 Fair value Level 2 Level 3 P = 36,512,483 P =– P =– 1,441,592 – – – – 1,606,674,422 – – 2,312,134,000 Financial assets measured at fair value Financial assets at FVPL Available-for-sale financial assets Assets for which fair values are disclosed Loans and receivables: Installment contracts receivable Investment properties December 31, 2013 December 31, 2013 December 31, 2013 December 31, 2013 97 Date of Valuation Assets Financial assets measured at fair value Financial assets at FVPL Investment in trust fund Available-for-sale financial assets Assets for which fair value are disclosed Loans and receivables: Installment contracts receivable Investment properties December 31, 2012 December 31, 2012 December 31, 2012 December 31, 2012 Level 1 Fair value Level 2 Level 3 =41,079,341 P =– P =– P =2,090,093 P =– P =– P – – 1,960,431,150 – – 1,088,944,418 Cash and cash equivalents, short-term cash investments, other receivables, accounts payable and accrued expenses and contracts payable Due to the short-term nature of the transactions, the fair values of cash and cash equivalents, short-term cash investments, other receivables and accounts payable and accrued expenses approximate their carrying amounts. Financial assets at FVPL and available-for-sale financial assets Financial assets at FVPL and available-for-sale financial assets are stated at fair value based on quoted market prices. Installment contracts receivable Estimated fair value of installment contracts receivable is based on the discounted value of future cash flows using the prevailing interest rate for similar types of receivables as of the reporting date using the remaining terms of maturity. The discount rate used ranged from 0.67% to 2.00% in 2013 and 2012. Investment properties The fair value of investment properties is determined using sales comparison. Sales comparison approach considers the sales of similar or substitute properties and other related market data had the investment properties been transacted in the market. The significant unobservable inputs used in determining the fair value are the sales price per square meter of similar or substitute property, location, size, shape of lot and the highest and best use. The fair value of the investment properties as of December 31, 2013 and 2012 approximates and represents the highest and best use of the said properties 27. Current Assets and Current Liabilities The Group’s current assets and current liabilities follow: Current Assets: Cash and cash equivalents (Note 4) Short-term cash investments (Note 4) Installment contracts receivable (Note 6) Other receivables (Note 7) Real estate properties for sale (Note 8) Other assets (Note 12) 2013 2012 P = 660,010,397 2,053,350,000 260,659,767 52,647,318 1,432,346,524 26,641,912 P = 4,485,655,918 =2,397,757,053 P 307,600,000 553,049,949 48,941,647 1,470,772,832 30,328,804 =4,808,450,285 P 98 Current Liabilities: Accounts payable and accrued expenses (Note 13) Notes and contracts payable (Note 14) Income tax payable Pre-need and other reserves (Note 5) 2013 2012 P = 209,493,552 1,470,358,464 115,829,551 2,061,040 P = 1,797,742,607 =285,011,251 P 1,839,294,867 43,085,655 2,752,200 =2,170,143,973 P 28. Capital Management The primary objective of the Group’s capital management is to ensure that it maintains a strong credit and healthy capital ratios in order to support its business and maximize shareholder value. The Group manages its capital structure and makes adjustment to it in light of changes in economic conditions. It monitors its use of capital using leverage ratios on both gross debt and net debt basis. Debt consists of short-term and long-term debt. Net debt includes short-term and long-term debt less cash and cash equivalents and short-term cash investments. The Group considers as capital the equity holders of the parent company less net changes in fair values of available-for-sale financial assets as accumulated re-measurement on defined benefit plan. As of December 31, 2013 and 2012, the Group had the following ratios: Notes and contracts payable Total equity holders of the parent Less net changes in fair values of available-for-sale financial assets Accumulated re-measurement on defined benefit plan Debt to equity ratio Notes and contracts payable Less: Cash and cash equivalents Short-term cash investments Total equity holders of the parent Less net changes in fair values of available-for-sale financial assets Accumulated re-measurement on defined benefit plan Net debt to equity ratio 2013 P = 1,470,358,464 2012 (As restated, Note 2) =1,839,294,867 P P = 5,256,836,596 =4,922,398,834 P 1,586,037 1,770,510 (15,435,630) (18,831,090) =4,920,628,324 P = 5,255,250,559 P 0.37:1 0.28:1 P = 1,470,358,464 660,010,397 2,053,350,000 (1,243,001,933) 5,256,836,596 1,586,037 =1,839,294,867 P 2,397,757,053 307,600,000 (866,062,186) 4,922,398,834 1,770,510 (15,435,630) (18,831,090) =4,920,628,324 P = 5,255,250,559 P (0.18):1 (0.24):1 As of December 31, 2013 and 2012, the Group has no externally imposed capital requirements. 99 29. Basic/Diluted Earnings Per Share Basic/diluted earnings per share amounts were computed as follows: Net income attributable to equity holders of the Parent Weighted average number of shares Basic/diluted earnings per share (a/b) 2013 2012 2011 P =423,260,092 3,401,848,393 =400,865,344 P 3,401,848,393 =443,010,407 P 3,401,848,393 P =0.12 =0.12* P =0.13* P * After retroactive effect of 5% stock dividend in 2013. The Group has no potential dilutive common shares for the years ended December 31, 2013, 2012 and 2011. Thus, the basic and diluted earnings per share are the same as of those dates. 30. Business Segments The Group derives its revenues primarily from the sale and lease of real estate properties and marketing of pension plans. The Group does not have any major customers and all sales and leases of real estate properties and sales of pension plans are made to external customers. Segment Revenue and Expenses 2013 Sales of Real Lease of Real Pension Plan Estate Properties Estate Properties Operations Revenue: Sales of real estate Financial income Rent income Other income Cost of sales Operating expenses: Personnel Taxes and licenses Professional fees Depreciation Insurance Others Financial expenses Other expense Provision for (benefit from) income tax Net income =1,168,719,804 P 368,547,008 – 146,704,027 635,522,340 P– = – 32,440,172 – – 183,780,132 42,217,617 34,967,297 13,306,411 24,867,421 57,925,730 26,078,104 25,096,676 120,716,152 = 519,492,959 P – 4,098,529 – 2,245,459 – 4,776,292 – – 6,395,968 =14,923,924 P =– P 551,972 – 3,112,252 4,547,878 2,095,167 695,770 345,459 1,158,396 861 9,549,775 – – 162,088 (P =14,891,170) Total = 1,168,719,804 P 369,098,980 32,440,172 149,816,279 640,070,218 185,875,299 47,011,916 35,312,756 16,710,266 24,868,282 72,251,797 26,078,104 25,096,676 127,274,208 = 519,525,713 P 100 Segment Revenue and Expenses Revenue: Sales of real estate Financial income Rent income Other income Cost of sales Operating expenses: Personnel Taxes and licenses Professional fees Depreciation Insurance Others Financial expenses Other expenses Provision for (benefit from) income tax Net income Sales of Real Estate Properties 2012 Lease of Real Estate Properties =1,421,385,193 P 440,455,320 – 17,296,312 846,548,746 169,883,351 43,026,777 21,319,326 13,727,949 15,323,229 59,966,512 47,641,893 18,389,043 122,064,869 =521,245,130 P Pension Plan Operations Total P– = – 28,458,124 – – =– P 1,446,548 – 3,967,135 6,445,905 =1,421,385,193 P 441,901,868 28,458,124 21,263,447 852,994,651 – 3,255,427 – 5,595,279 – 3,231,341 – – 4,912,823 =11,463,254 P 2,410,804 104,200 621,176 – 916 30,285 – – (1,647,387) (P =2,552,216) 172,294,155 46,386,404 21,940,502 19,323,228 15,324,145 63,228,138 47,641,893 18,389,043 125,330,305 =530,156,168 P Pension Plan Operations Total =1,574,293,008 P 478,693,976 23,077,618 21,515,652 953,756,046 2011 Sales of Real Estate Lease of Real Properties Estate Properties Revenue: Sales of real estate Financial income Rent income Other income Cost of sales Operating expenses: Personnel Taxes and licenses Professional fees Insurance Depreciation Others Financial expenses Other expenses Provision for (benefit from) income tax Net income =1,574,293,008 P 475,449,808 – 18,746,298 953,756,046 P– = – 23,077,618 – – =– P 3,244,168 – 2,769,354 – 151,296,806 48,156,604 47,840,969 17,757,635 13,882,430 66,563,902 56,570,373 17,317,999 99,942,523 =595,403,827 P – 3,255,070 – – 4,960,329 1,123,346 – – 4,121,662 =9,617,211 P 1,687,000 611,818 766,885 959 – 5,224,469 – – (683,283) (P =1,594,326) Sales of Real Estate Properties =6,825,121,875 P 2,029,705,169 Lease of Real Estate Properties = 1,190,731,848 P 7,378,499 Pension Plan Operations = 181,460,564 P 27,368,295 Total = 8,197,314,287 P 2,064,451,963 Sales of Real Estate Properties =7,396,514,154 P 2,663,147,232 Lease of Real Estate Properties =868,508,858 P 7,538,219 Pension Plan Operations =204,848,488 P 51,073,830 Total P8,469,871,500 = 2,721,759,281 152,983,806 52,023,492 48,607,854 17,758,594 18,842,759 72,911,717 56,570,373 17,317,999 103,380,902 =603,426,712 P Segment Assets and Liabilities December 31, 2013: Total assets Total liabilities December 31, 2012: Total assets Total liabilities 101 31. Income Subject to Income Tax Holiday Registration with the Board of Investments (BOI) The Group has registered the following New Developer of Low-Cost Mass Housing Projects with BOI under the Omnibus Investment Code of 1987 (Executive Order No. 226): As of December 31, 2013: Name CDC Grand Central Residence Tower I Makati Executive Tower IV Pines Peak Tower I Registration No. Date Registered 2010-117 2009-016 2012-092 June 16, 2010 February 12, 2009 June 1, 2012 As of December 31, 2012: Name CDC Mandaluyong Executive Mansion III Grand Central Residence Tower I Makati Executive Tower IV Pines Peak Tower I CLDI Manila Residences Bocobo Registration No. Date Registered 2008-006 2010-117 2009-016 2012-092 January 8, 2008 June 16, 2010 February 12, 2009 June 1, 2012 2008-249 August 26, 2008 32. Contingencies The Group is contingently liable for certain lawsuits or claims filed by third parties which are either pending decisions by the courts or are under negotiation, the outcomes of which are not presently determinable. In the opinion of management and its legal counsel, the eventual liability under these lawsuits or claims, if any, will not have a material effect on the consolidated financial statements. Hence, no provision was recognized as of December 31, 2013 and 2012. 103 CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES INDEX TO THE CONSOLIDATED FINANCIAL STATEMENTS AND SUPPLEMENTARY SCHEDULES Schedule I Schedule II : : Schedule III : Schedule IV Schedule V Schedule VI : : : Supplementary schedules required by Annex 68-E Reconciliation of Retained Earnings Available for Dividend Declaration (Part 1, 4C, Annex 68-C) Map of the relationships of the companies within the group (for investments houses that are part of a conglomerate; Part 1, 4H) Schedule of all effective standards and interpretation (Part 1, 4J) Schedule of financial soundness indicators Schedule of Gross and Net Proceeds of Short-term Commercial Papers (STCPs) Issued 104 SCHEDULE I CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES SUPPLEMENTARY SCHEDULES REQUIRED BY ANNEX 68-E Schedule A. Financial Assets Name of Issuing Entity and Description of Each Issue Cash and Cash Equivalents Cash on hand and in banks Cash equivalents UCPB Savings Bank Philippine Savings Bank China Bank Savings Citysavings Bank Banco de Oro Philippine Bank of Communications Philippine Commercial Capital Inc. Amalgamated Investment Bancorporation Other maturities during the year Short-term Cash Investments China Bank Savings Union Bank of the Philippines Bank of Commerce Rizal Commercial Banking Corporation Asia United Bank Philippine Veterans Bank Maybank (Forward) Number of Shares or Principal Amount of Bonds and Notes Amount Shown in the Balance Sheet Value Based on Market Quotations at Balance Sheet Date Income Received and Accrued – =13,238,700 P =13,238,700 P =65,476 P – – – – – – – – – – – – – – – – – – 164,100,000 160,000,000 129,500,000 88,000,000 72,500,000 20,000,000 8,671,697 4,000,000 – P =660,010,397 164,100,000 160,000,000 129,500,000 88,000,000 72,500,000 20,000,000 8,671,697 4,000,000 – P =660,010,397 5,126,878 1,834,176 2,226,700 191,937 2,764,657 77,778 1,510,442 1,218,433 14,890,392 P =29,906,869 P =378,000,000 234,000,000 292,000,000 186,650,000 180,000,000 175,000,000 151,000,000 =378,000,000 P 234,000,000 292,000,000 186,650,000 180,000,000 175,000,000 151,000,000 =5,280,129 P 5,556,091 2,538,545 2,357,109 2,327,682 1,658,199 2,378,577 105 Name of Issuing Entity and Description of Each Issue Philippine Savings Bank UCPB Savings Bank Philippine Bank of Communications Amalgamated Investment Bancorporation Philippine Commercial Capital Inc. Philippine National Bank Banco de Oro Citysavings Bank Other maturities during the year Available-for-sale Investments PLDT Common Filinvest Union Bank Empire East Ayala Corp. “B” Common Ayala Corp. “B” Preferred Ayala Land “B” Common Ayala Land “B” Preferred First Holdings B Swift Foods Empire East Investments in Trust Funds Installment Contract Receivables Others Receivables Number of Shares or Principal Amount of Bonds and Notes Amount Shown in the Balance Sheet – – – – – – – – – =127,500,000 P 101,700,000 80,000,000 55,000,000 44,500,000 24,000,000 12,000,000 12,000,000 – P = 2,053,350,000 Value Based on Market Quotations at Balance Sheet Date =127,500,000 P 101,700,000 80,000,000 55,000,000 44,500,000 24,000,000 12,000,000 12,000,000 – P = 2,053,350,000 77 1,445 415 300,301 676 227 75 16,875 5,126 1,866 300,301 627,384 – – – – =205,282 P 2,038 52,290 276,277 350,168 227 1,856 1,687 275,266 224 276,276 P =1,441,591 36,512,483 1,606,674,422 53,814,548 P = 4,411,803,442 =205,282 P 2,038 52,290 276,277 350,168 227 1,856 1,687 275,266 224 276,276 P =1,441,591 36,512,483 1,606,674,422 53,814,548 P = 4,411,803,442 Income Received and Accrued =3,197,647 P 6,990,106 1,305,469 1,433,698 2,712,457 634,684 56,000 519,115 6,431,372 P =45,376,880 =– P – – – – – – – – – – =– P – – – P =– Schedule C. Amounts Receivable from Related Parties which are Eliminated during Consolidation of Financial Statements 106 Name and Designation of Debtor CI (parent company) CLDI (subsidiary) CPI (subsidiary) CAI (affiliate) CLHI (affiliate) Balance at beginning of period -520,000 ---- Additions 5,889,730 6,187,003 190,491 1,276 114 Amounts collected 5,889,730 6,727,037 190,491 1,276 114 Amounts written-off - Current -520,000 ---- Non-current ------ Balance at end of period -520,000 ---- Parent Company’s transactions with CDC, CLDI, CPI, CAI and CLHI are eliminated in the consolidated balance sheets. Schedule H. Capital Stock Title of Issue Common Stock – P1 par value Number of Shares Authorized 4,000,000,000 Number of Shares Issued and Outstanding 3,401,848,393 Number of Shares Reserved for Options, Warrants, Conversion and Other Rights -- Number of Shares Held By Affiliates 1,717,056,617 Directors, Officers and Employees 836,977,595 Others 847,814,181 107 SCHEDULE II CITYLAND DEVELOPMENT CORPORATION SUPPLEMENTARY SCHEDULE OF RETAINED EARNINGS AVAILABLE FOR DIVIDEND DECLARATION DECEMBER 31, 2013 Unappropriated retained earnings, beginning Deemed cost adjustment on real estate properties, net of tax Treasury shares Deferred income tax assets, beginning Unappropriated retained earnings, as adjusted to available for dividends declaration, beginning Add: Net income actually earned/realized during the year Net income during the year closed to retained earnings Realized deemed cost adjustments on real estate properties Movement in deferred income tax assets Less: Dividends declared during the year Stock dividends Cash dividends Fractional shares of stock dividends Unappropriated retained earnings available for dividends declaration, end =849,751,656 P (271,413,322) (28,524,728) (3,024,335) 546,789,271 406,101,260 49,378,926 7,863,630 1,010,133,087 161,992,454 97,195,678 343 259,188,475 =750,944,612 P 108 SCHEDULE III CITYLAND DEVELOPMENT CORPORATION MAP OF THE RELATIONSHIPS OF THE COMPANIES WITHIN THE GROUP CITYLAND, INC. (CI) (ultimate parent) 100.00% ↓ 100.00% ↓ CREDIT & LAND HOLDINGS, INCORPORATED (CLHI) (subsidiary of CI) CITYADS, INC. (CAI) (subsidiary of CI) 50.42% CITYLAND DEVELOPMENT CORPORATION (CDC) (subsidiary of CI) 29.54% CITY & LAND DEVELOPERS, INCORPORATED (CLDI) (subsidiary of CDC) 9.18% 49.73% 90.81% CITYPLANS, INCORPORATED (CPI) (subsidiary of CDC) 109 SCHEDULE IV CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES SUPPLEMENTARY SCHEDULE OF ALL EFFECTIVE STANDARDS AND INTERPRETATIONS (PART 1, 4J) List of Philippine Financial Reporting Standards (PFRSs) [which consist of PFRSs, Philippine Accounting Standards (PASs) and Philippine Interpretations] and Philippine Interpretations Committee (PIC) Q&As effective as of December 31, 2013: PHILIPPINE FINANCIAL REPORTING STANDARDS AND INTERPRETATIONS Effective as of December 31, 2013 Framework for the Preparation and Presentation of Financial Statements Conceptual Framework Phase A: Objectives and qualitative characteristics Adopted Not Early Not Adopted Applicable PFRSs Practice Statement Management Commentary Philippine Financial Reporting Standards PFRS 1 (Revised) First-time Adoption of Philippine Financial Reporting Standards Amendments to PFRS 1 and PAS 27: Cost of an Investment in a Subsidiary, Jointly Controlled Entity or Associate Amendments to PFRS 1: Additional Exemptions for Firsttime Adopters Amendment to PFRS 1: Limited Exemption from Comparative PFRS 7 Disclosures for First-time Adopters Amendments to PFRS 1: Severe Hyperinflation and Removal of Fixed Date for First-time Adopters Amendments to PFRS 1: Government Loans Share-based Payment Amendments to PFRS 2: Vesting Conditions and Cancellations Amendments to PFRS 2: Group Cash-settled Share-based Payment Transactions PFRS 3 (Revised) Business Combinations PFRS 4 Insurance Contracts Amendments to PAS 39 and PFRS 4: Financial Guarantee Contracts PFRS 2 PFRS 5 Non-current Assets Held for Sale and Discontinued Operations PFRS 6 Exploration for and Evaluation of Mineral Resources 110 PHILIPPINE FINANCIAL REPORTING STANDARDS AND INTERPRETATIONS Effective as of December 31, 2013 PFRS 7 Adopted Financial Instruments: Disclosures Amendments to PAS 39 and PFRS 7: Reclassification of Financial Assets Amendments to PAS 39 and PFRS 7: Reclassification of Financial Assets - Effective Date and Transition Amendments to PFRS 7: Improving Disclosures about Financial Instruments Amendments to PFRS 7: Disclosures - Transfers of Financial Assets Amendments to PFRS 7: Disclosures - Offsetting Financial Assets and Financial Liabilities Not Early Not Adopted Applicable Amendments to PFRS 7: Mandatory Effective Date of PFRS 9 and Transition Disclosures* PFRS 8 Operating Segments PFRS 9 Financial Instruments Amendments to PFRS 9: Mandatory Effective Date of PFRS 9 and Transition Disclosures PFRS 10 Consolidated Financial Statements Amendments to PFRS 10: Investment Entities PFRS 11 Joint Arrangements PFRS 12 Disclosure of Interests in Other Entities Amendments to PFRS 10: Investment Entities PFRS 13 Fair Value Measurement Philippine Accounting Standards PAS 1 (Revised) Presentation of Financial Statements Amendment to PAS 1: Capital Disclosures Amendments to PAS 32 and PAS 1: Puttable Financial Instruments and Obligations Arising on Liquidation Amendments to PAS 1: Presentation of Items of Other Comprehensive Income PAS 2 Inventories PAS 7 Statement of Cash Flows PAS 8 Accounting Policies, Changes in Accounting Estimates and Errors PAS 10 Events after the Reporting Period PAS 11 Construction Contracts PAS 12 Income Taxes Amendment to PAS 12 - Deferred Tax: Recovery of Underlying Assets 111 PHILIPPINE FINANCIAL REPORTING STANDARDS AND INTERPRETATIONS Effective as of December 31, 2013 Adopted Not Early Not Adopted Applicable PAS 16 Property, Plant and Equipment PAS 17 Leases PAS 18 Revenue PAS 19 Employee Benefits Amendments to PAS 19: Actuarial Gains and Losses, Group Plans and Disclosures PAS 19 (Amended) Employee Benefits PAS 20 Accounting for Government Grants and Disclosure of Government Assistance PAS 21 The Effects of Changes in Foreign Exchange Rates Amendments to PAS 19: Defined Benefit Plans: Employee Contributions Amendment: Net Investment in a Foreign Operation PAS 23 (Revised) Borrowing Costs PAS 24 (Revised) Related Party Disclosures PAS 26 Accounting and Reporting by Retirement Benefit Plans PAS 27 Consolidated and Separate Financial Statements PAS 27 (Amended) Separate Financial Statements Amendments to PAS 27: Investment Entities PAS 28 Investments in Associates PAS 28 (Amended) Investments in Associates and Joint Ventures PAS 29 Financial Reporting in Hyperinflationary Economies PAS 31 Interests in Joint Ventures PAS 32 Financial Instruments: Disclosure and Presentation Amendments to PAS 32 and PAS 1: Puttable Financial Instruments and Obligations Arising on Liquidation Amendment to PAS 32: Classification of Rights Issues Amendments to PAS 32: Offsetting Financial Assets and Financial Liabilities Amendments to PAS 32: Offsetting Financial Assets and Financial Liabilities PAS 33 Earnings per Share PAS 34 Interim Financial Reporting 112 PHILIPPINE FINANCIAL REPORTING STANDARDS AND INTERPRETATIONS Effective as of December 31, 2013 PAS 36 Impairment of Assets Adopted Not Early Not Adopted Applicable Amendments to PAS 36: Recoverable Amount Disclosures for Non-Financial Assets PAS 37 Provisions, Contingent Liabilities and Contingent Assets PAS 38 Intangible Assets PAS 39 Financial Instruments: Recognition and Measurement Amendments to PAS 39: Transition and Initial Recognition of Financial Assets and Financial Liabilities Amendments to PAS 39: Cash Flow Hedge Accounting of Forecast Intragroup Transactions Amendments to PAS 39: The Fair Value Option Amendments to PAS 39 and PFRS 4: Financial Guarantee Contracts Amendments to PAS 39 and PFRS 7: Reclassification of Financial Assets Amendments to PAS 39 and PFRS 7: Reclassification of Financial Assets - Effective Date and Transition Amendments to Philippine Interpretation IFRIC-9 and PAS 39: Embedded Derivatives Amendment to PAS 39: Eligible Hedged Items Amendments to PAS 39: Novation of Derivatives and Continuation of Hedge Accounting* PAS 40 Investment Property PAS 41 Agriculture Philippine Interpretations IFRIC 1 Changes in Existing Decommissioning, Restoration and Similar Liabilities IFRIC 2 Members' Share in Co-operative Entities and Similar Instruments IFRIC 4 Determining Whether an Arrangement Contains a Lease IFRIC 5 Rights to Interests arising from Decommissioning, Restoration and Environmental Rehabilitation Funds IFRIC 6 Liabilities arising from Participating in a Specific Market Waste Electrical and Electronic Equipment IFRIC 7 Applying the Restatement Approach under PAS 29 Financial Reporting in Hyperinflationary Economies IFRIC 8 Scope of PFRS 2 IFRIC 9 Reassessment of Embedded Derivatives Amendments to Philippine Interpretation IFRIC-9 and PAS 39: Embedded Derivatives 113 PHILIPPINE FINANCIAL REPORTING STANDARDS AND INTERPRETATIONS Effective as of December 31, 2013 Adopted Not Early Not Adopted Applicable IFRIC 10 Interim Financial Reporting and Impairment IFRIC 11 PFRS 2- Group and Treasury Share Transactions IFRIC 12 Service Concession Arrangements IFRIC 13 Customer Loyalty Programmes IFRIC 14 The Limit on a Defined Benefit Asset, Minimum Funding Requirements and their Interaction Amendments to Philippine Interpretations IFRIC- 14, Prepayments of a Minimum Funding Requirement IFRIC 16 Hedges of a Net Investment in a Foreign Operation IFRIC 17 Distributions of Non-cash Assets to Owners IFRIC 18 Transfers of Assets from Customers IFRIC 19 Extinguishing Financial Liabilities with Equity Instruments IFRIC 20 Stripping Costs in the Production Phase of a Surface Mine IFRIC 21 Levies SIC-7 Introduction of the Euro SIC-10 Government Assistance - No Specific Relation to Operating Activities SIC-12 Consolidation - Special Purpose Entities Amendment to SIC - 12: Scope of SIC 12 SIC-13 Jointly Controlled Entities - Non-Monetary Contributions by Venturers SIC-15 Operating Leases - Incentives SIC-25 Income Taxes - Changes in the Tax Status of an Entity or its Shareholders SIC-27 Evaluating the Substance of Transactions Involving the Legal Form of a Lease SIC-29 Service Concession Arrangements: Disclosures SIC-31 Revenue - Barter Transactions Involving Advertising Services SIC-32 Intangible Assets - Web Site Costs 114 SCHEDULE V CITYLAND DEVELOPMENT CORPORATION AND SUBSIDIARIES SUPPLEMENTARY SCHEDULE OF FINANCIAL SOUNDNESS INDICATORS Ratio 2013 2.50 1.56 0.28 3.97 0.26 27.73 1.68 8.05% Current Asset-to-equity Debt-to-equity Asset-to-liability Solvency Interest rate coverage Acid-test ratio Return on equity (%) December 31 2012 2.22 1.72 0.37 3.11 0.20 15.59 1.52 8.14% Manner of Calculation: Current ratio = Total Current Assets / Total Current Liabilities Asset-to-equity ratio = Stockholder's Equity (net of Net Changes in Fair Value of Investments) Debt-to-equity ratio = Stockholder's Equity (net of Net Changes in Fair Value of Investments) Asset-to-liability ratio = Total Assets / Total Liabilities Solvency ratio = Net Income after Tax + Depreciation Expense Total Liabilities Interest rate coverage ratio = Net Income Before Tax + Depreciation Expense + Interest Expense Interest Expense Acid-test ratio = Cash and Cash Equivalents + Short-term Cash Investments + Installment Contracts Receivable, current + Other Receivables, current + Available-for-sale Financial Assets Total Current Liabilities Return on equity ratio = Net Income after Tax Stockholder's Equity Earnings per share = Net income after Tax Outstanding shares Total Assets Notes and Contracts Payable 2011 1.98 1.75 0.34 2.99 0.23 14.18 1.19 9.65% 115 SCHEDULE VI CITYLAND DEVELOPMENT CORPORATION SCHEDULE OF GROSS AND NET PROCEEDS OF SHORT-TERM COMMERCIAL PAPERS ISSUED I. SEC-CFD Order No. 180, Series of 2012 dated November 23, 2012 A. As stated in the Final Prospectus (December 2012 to November 2013) Gross Proceeds P =1,000,000,000 Less: Expenses Registration Fees (820,625) Legal and Accounting Fees (30,000) Publication Fees (29,000) Documentary Stamps Tax (5,000,000) Printing costs (30,000) (5,909,625) 994,090,375 Net Proceeds Use of Proceeds Project-related Costs 650,000,000 Payment of maturing loans/ notes 306,290,375 Interest expense 37,800,000 Total P =994,090,375 B. Use of Proceeds (December 2012 to November 2013) Gross Proceeds P = 967,200,000 Less: Expenses Registration Fees (820,625) Legal and Accounting Fees (30,000) Publication Fees (29,792) Documentary Stamps Tax (4,828,552) Printing costs (56,500) (5,765,469) 961,434,531 Net Proceeds Use of Proceeds Project-related Costs (574,667,826) Payment of maturing commercial papers (373,155,501) Interest expense (13,611,204) Balance of Proceeds as of December 31, 2013 C. Outstanding Short-Term Commercial Papers as of December 31, 2013 (961,434,531) P = -- P = 654,950,000 116 II. SEC-MSRD Order No. 67, Series of 2013 dated November 22, 2013 A. As stated in the Final Prospectus (December 2013 to November 2014) Gross Proceeds P = 1,400,000,000 Less: Expenses Registration Fees (921,625) Legal and Accounting Fees (30,000) Publication Fees (29,000) Documentary Stamps Tax (7,000,000) Printing costs (30,000) (8,010,625) 1,391,989,375 Net Proceeds Use of Proceeds Project-related Costs 480,000,000 Payment of maturing loans/ notes 890,709,375 Interest expense 21,280,000 Total P = 1,391,989,375 B. Use of Proceeds (December 2013) Gross Proceeds P = 372,700,000 Less: Expenses Registration Fees (921,625) Legal and Accounting Fees (30,000) Publication Fees (29,792) Documentary Stamps Tax (427,198) Printing costs (5,150) (1,413,765) 371,286,235 Total Net Proceeds Use of Proceeds Project-related Costs (51,371,554) Balance of Proceeds as of December 31, 2013 C. Outstanding Short-Term Commercial Papers as of December 31, 2013 (51,371,554) P = 319,914,681 P =372,700,000
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