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1 9 July 2010 Investor Newsletter Issue Shui On Land (272.HK) Contracted Sales Shui On Land Limited ( SOL ) has achieved RMB 1.5 billion contracted sales for a total Gross Floor Area ( GFA ) of approximately 101,000 sq.m. from January to June The two major launches were Wuhan Tiandi in January, and Chongqing Tiandi in May. Other contributors were the sales of the remaining units in Shanghai Taipingqiao ( TPQ ) Casa Lakeville and Knowledge Innovation Centre ( KIC ). Together with RMB2.6 billion of contracted sales brought forward from 2009, the locked-in contracted sales amounting RMB4.1 billion. In the second half of 2010, new residential launches will commence on 6 projects as scheduled, these include: Shanghai TPQ Casa Lakeville Towers 3, 5-8, Shanghai Rui Hong Xin Cheng Phase 3 (Lot 4), Chongqing Tiandi Phase 2, Wuhan Tiandi Phase 3, and the maiden launch in Foshan Lingnan Tiandi and Dalian Tiandi. The estimated total available for sale GFA is approximately 300,000 sq.m.. Chongqing Tiandi Residential : The Riviera Phase 2 launched two more towers (T6 and T11) on 23 May A total of 127 units, or 56% of the launched units, were subscribed for sale on the date of launch with average selling price ( ASP ) reaching RMB11,900 per sq.m.. The success can be attributed to the opening of the restaurants and entertainment facilities, man-made lakes and the inter-connecting road between Jie Fang Bei, the traditional commercial area of Chongqing. With more branding and Recent Property Sales & ASPs ASP of Chongqing Tiandi Res idential The Riv iera Phas e 2 (RMB/s q.m.) 11,900 10,200 6,700 promotional activities being organized, Chongqing Tiandi is gaining recognition as a new landmark for trendy and up-market lifestyle in Chongqing Jan10 May10 (Phase 1) (Phase 2 T1-5) (Phase 2 T6&T11) Wuhan Tiandi Residential : The Riverview Phase 2 (Lot A6) launched in January 2010 was well received by the market. Of the 273 units launched, 250 units, or 92%, have been contracted for sale. ASP was RMB18,000 ASP of Wuhan Tiandi Res idential The Riv erv iew Phas e 2 (RMB/s q.m.) per sq.m., with the highest selling price achieving RMB30,000 per sq.m.. 18,000 13,400 14,400 Retail Stores : A portion of street front shops in Lot A6 apartments were sold at a price ranged from RMB47,000 per sq.m. to RMB69,000 per sq.m. in May (Phase 1 A9&A7) 2009 (Phase 2 A10&A8) 2010 (Phase 2 A6) Notes: 1) The figures quoted have not been audited. 2) Contracted sale figures and ASP are calculated before business tax. 3) The ASP of Chongning Tiandi quoted is calculated on a Net Floor Area basis, a general practice in Chongqing. 1

Property Sales & ASPs Sales update in TPQ Casa Lakeville : Recent transacted prices for a few rema

m. in the higher zone. The last few apartments in Tower 9 of the sizes between 90 sq.m. and 138 sq.m. in higher zone facing Fuxing Zhong Road were sold with an ASP of RMB85,000 per sq.m.. New show flat for The Manor (Towers 3, 5 to 8) of Casa Lakeville will be opened in third quarter : A total of 7,000 sq.

Xintiandi and Corporate Avenue : Both virtually leased at 99% occupancy rate as of 31 May 2010.

2 Property Sales & ASPs Sales update in TPQ Casa Lakeville : Recent transacted prices for a few remaining units sizes between 238 sq.m. and 426 sq.m. in Casa Lakeville Tower 1 and Tower 2, with Xintiandi & man-made lake facing, were sold in the range of RMB116,000 per sq.m. in the lower zone to RMB 155,000 per sq.m. in the higher zone. The last few apartments in Tower 9 of the sizes between 90 sq.m. and 138 sq.m. in higher zone facing Fuxing Zhong Road were sold with an ASP of RMB85,000 per sq.m.. New show flat for The Manor (Towers 3, 5 to 8) of Casa Lakeville will be opened in third quarter : A total of 7,000 sq.m., or 18 units of the size ranging from 360 sq.m. to 700 sq.m. low-rise duplex and penthouse with roof top garden are planned to be launched in the second half of the year. Xintiandi and Corporate Avenue : Both virtually leased at 99% occupancy rate as of 31 May New Xintiandi Style Shopping Mall in Lot 113 : Scheduled for completion in the fourth quarter, it is directly connected to the new metro station named after Xintiandi. Approximately half of the space have already been preleased to the internationally renowned brands, as well as young and local designer brands. Leasing Status Xintiandi & Corporate Avenue Relocation and Site Clearance Status Lot 127: 90% of the households has been relocated as of the end of June 2010, compared to 82% at the end of Lot 126: 98% of the households has been relocated. Site clearance has commenced and the construction of Corporate Avenue Phase 2 together with the podium of shopping area is scheduled to begin immediately after the closing of Shanghai World Expo. Lot 116: First round consultation under the new relocation scheme is scheduled to start in the fourth quarter of the year. 2

The Mini Expo currently being held in Xintiandi from May to October 2010 as a tribute to the current

Our marketing team has invited various nation s culture bureaus, tourism boards, embassies, top

to organize events with ingenious themes to ensure refreshing experiences in Xintiandi for our visitors

With the foremost intention to stimulate cultural exchange and understanding, it also promotes Shanghai

3 The Mini Expo currently being held in Xintiandi from May to October 2010 as a tribute to the current Shanghai World Expo Our marketing team has invited various nation s culture bureaus, tourism boards, embassies, top universities and internationally renowned brands to provide refreshing experiences for our visitors. to organize events with ingenious themes to ensure refreshing experiences in Xintiandi for our visitors arriving from all over the world. With the foremost intention to stimulate cultural exchange and understanding, it also promotes Shanghai s international image as a multi-cultural Municipality, along with Shui On Land and Xintiandi being the benchmark of this. Promotional Activities in Xintiandi Mini Expo Activities The mascot of Shanghai World Expo, Haibao, visiting Xintiandi. East and West Culture Mixing Week - Chinese Kun Opera Lamborghini Day in Taipingqiao lake side French Culture & Music Summer Festival - Bonjour Xintiandi Hong Kong Tourism Festival - Mascots from Disneyland Shanghai World Expo Music Festival - Listen respectfully to the voice of future power dedicate to Expo Youth Bands from Yale University, Harvard University, Sydney Conservatorium and Imperials College, etc performing in Xintiandi. 3

under-construction in accordance with schedule to launch in the fourth quarter of

Relocation & Site Clearance Two towers in Lot 8 Property hand-over Phase 3 (Lot

commenced. It is expected that construction will commence in 2011.

since late 2009, consists of two rounds of consultation with an open and

Positive feedback were received from the residents involved.

sites including Lots 1, 2, 7, 9 & 10, and 167A & 167B will adopt this new

4 SOL Investor Newsletter 9 July 2010 Property Delivery & Under-Construction Phase 3 (Lot 8): Two towers of residential apartments have been completed and delivered to the customers in June. Phase 3 (Lot 4): Two towers of residential apartments are currently under-construction in accordance with schedule to launch in the fourth quarter of the year. Relocation & Site Clearance Two towers in Lot 8 Property hand-over Phase 3 (Lot 6): 97% of households has been relocated with the demolition of the old houses commenced. It is expected that construction will commence in New Relocation Scheme: implemented by the Lot 6 Shanghai Municipal Government since late 2009, consists of two rounds of consultation with an open and transparent compensation scheme and relocation housing selection procedures. Positive feedback were received from the residents involved. With this successful experience, the city government agreed that the remaining sites including Lots 1, 2, 7, 9 & 10, and 167A & 167B will adopt this new relocation scheme as well. Lot 3: Being the first site adopting this new relocation scheme, Lot 3 has done the second round of consultation on 15 April 2010 with over 77% of households signed the relocation agreements. Open and transparent relocation procedures received major support from the residents. 4

occupancy rate. KIC Plaza Phase 2 : has a total of 43,000 sq.m.

5 SOL Investor Newsletter 9 July 2010 Property Delivery & Under Construction KIC Village R2 (Lot 77-7) has been handed over to customers in the second quarter. Site C2 (Lot 55-5, 55-7, 55-8) : is currently under construction for office and retail use. The underground retail will be connected to the metro station upon completion in Leasing Status KIC Plaza Phase 1 : the office area has achieved 99% of occupancy rate. KIC Plaza Phase 2 : has a total of 43,000 sq.m. GFA for office use and 7,000 sq.m. for retail use. It is expected to be completed by the end of Leasing underway. tenants is Our target include Hi-tech companies, software and online game development Scenic view of KIC Village companies. 5

6 Promotional Activities March: Digital Media Entrepreneurs visiting KIC Hub April to June : Talk With Master on creativity & innovation, jointly organized by KIC & Tongji University June: Bay Area Council from USA set up their Shanghai Office in KIC May: ESPN X-Game Promotional Activities June: Hangzhou Music Festival was held in Xihu Tiandi 6

launched with strong take up rate and ASP

. Completion of Amenities Shark bar opening.

May: Opening of Grand Theatre in Chongqing

Michael F Geoghegan, CEO and Asia Chairman of

7 Property Sales May: Chongqing Tiandi Residential Riviera Phase 2 (T6 & T11) launched with strong take up rate and ASP achieved to RMB 11,900 per sq.m.. Completion of Amenities Shark bar opening. June: The man-made lake completion & water filling ceremony in Chongqing Tiandi. It is opened to the public, providing a new area for leisure to the residents in Chongqing. May: Opening of Grand Theatre in Chongqing Support from Government & Banks June: Mr. Michael F Geoghegan, CEO and Asia Chairman of HSBC visited Chongqing Tiandi. May: Mr. Bo Xilai, Party Secretary of Chongqing and city government officials visited Chongqing Tiandi. 7

Promotional Activities June: Joint office leasing team formed with

Tiandi Photography Contest during its opening ceremony.

held in the Grand Theatre of Chongqing Tiandi.

Bar. Virtually full occupancy rate for Higher and Lower Villages

8 Promotional Activities June: Joint office leasing team formed with Yuzhong District Government to capture new companies investing in Chongqing. June: Mrs. Loletta Lo presenting the awards to the winners of Chongqing Tiandi Photography Contest during its opening ceremony. Cliff Building Main Building Higher Village May: Musical Operas held in the Grand Theatre of Chongqing Tiandi. Lower Village Grand Theatre June: The opening of Shark Aquarium Bar. Virtually full occupancy rate for Higher and Lower Villages and 70% of pre-leasing rate of the Cliff Building. Pre-leasing has been commenced for the Main Building. The theatre was opened for public viewing. 8

9 Property Sales Over 90% of the units in The Riverview Phase 2 (Lot A6) of the Wuhan Tiandi residential were pre-sold. We target to launch The Riverview Phase 3 (Lot A11 and A12) in late Leasing Status Phase 1 of the Wuhan Tiandi Commercial was 98% leased, and the occupancy rate for Phase 2 and 3 were further improved to over 80% leased. 9

10 Promotional Activities June: World Cup Beer Festival May: Charity Fair for Children Affected by HIV/AIDS March & April : Participated in Earth Hour campaign and held exhibitions promoting environmental protection. April: Family Day, Arts & Lifestyle Sharing Events April: American Jazz Music Night April: Social Dancing Competition 10

11 Sales Centre June: The opening ceremony for sales office of Dalian Tiandi residential Phase 1 (Greenville) and the Kohler Art Festival. Leasing Status Target to deliver GFA 42,000 sq.m. office building in third quarter. Major tenants signed include IBM and Union Soft, etc. Ambow Training School (GFA 112,000 sq.m.), the largest IT and software programming training institution in Asia, is due for opening in late 2010, providing training facilities to accommodate over 5,000 students and technicians in related fields. IT Tiandi : Pre-leasing rate was over 50% so far. It is scheduled to be completed in

Sales Centre June: Opening of sales centre in

residential apartments and townhouses sales in

Showflats are to be ready for viewing in August.

is under consturction and is scheduled to open

Foshan Lingnan Tiandi Tourist Information Centre

Hotel & Serviced Apartments June: Marco Polo

12 Sales Centre June: Opening of sales centre in preparation for the market launch of Phase 1 residential apartments and townhouses sales in the third quarter. Showflats are to be ready for viewing in August. Restaurants & Entertainment Area Lingnan Tiandi is under consturction and is scheduled to open for business before the Asian Games Foshan Lingnan Tiandi Tourist Information Centre is open. Retail of Lot 1construction in progress. Hotel & Serviced Apartments June: Marco Polo hotel management group was appointed to be the operator for Lot D hotel and serviced apartments. 12

Investor Relations 2009 Annual Results Announcement and Global Road Show Shui On Land announced its 2009 annual result on 15 April 2010.

Vincent Lo, the Chairman and CEO, along with our senior staff, Mr. Louis Wong, MD; Mr. Daniel Wan, MD & CFO and Mr.

The Company is accelerating the development and targeting to deliver 1 million sq.m. per annum starting 2012.

13 Investor Relations 2009 Annual Results Announcement and Global Road Show Shui On Land announced its 2009 annual result on 15 April The turnover rose significantly to RMB6,758 million, profit attributable to the shareholders increased by 49% to RMB2,673million and GFA delivered was 242,300 sq.m. in Mr. Vincent Lo, the Chairman and CEO, along with our senior staff, Mr. Louis Wong, MD; Mr. Daniel Wan, MD & CFO and Mr. Freddy Lee, MD of the Company presented the 2009 results and the Three-Year Plan during the press conference and analysts briefing. The Company is accelerating the development and targeting to deliver 1 million sq.m. per annum starting Subsequently, the management and IR team conducted a two week global roadshow in Hong Kong, Singapore, Europe and U.S. to congregate with key shareholders. QDII Investors Day in Shanghai On 10 May 2010, IR team with the support of Bank of China International, organized a QDII Investors Day for the PRC Qualified Domestic Institutional Investors (QDII) to familiarize with our senior management. Over 20 investors partook in site visits to our KIC, Rui Hong Xin Cheng and TPQ projects in Shanghai to keep abreast with the current development progress, followed by a presentation on the 2009 results and the recent developments of our eight projects in six cities. Mr. Vincent Lo, Chairman & CEO and the senior management also shared our business strategies, the Three-Year Plan and views on the macro economic situation in China. Investor Conferences participated in April to June 2010 IR team has joined ten Investor Conferences and has hosted over 100 one-on-one meetings with investors. Nomura Chongqing Investors Forum Chongqing, April, 2010 Macquarie HK Property Conference Hong Kong, 26 April, 2010 Citigroup Asia Investors Conference Singapore, 28 April 2010 UBS The Best of Asia Forum New York and London, 3-7 May, 2010 Morgan Stanley HK Conference Hong Kong, 12 May, 2010 CLSA China Forum Shanghai, May, 2010 Nomura Asia Investors Conference Singapore, 7-8 June, 2010 JP Morgan China Forum Beijing, June, 2010 Credit Suisse Shanghai Forum Shanghai, 23 June, 2010 Daiwa HKSE Conference Tokyo, June,

Better Communication with shareholders - Networking with Shareholders session after Annual General Meeting ( AGM ) Since 2008, we initiated a Networking with Shareholders session after every Annual

Freddy Lee, attended the session held in May 2010 in Hong Kong to discuss the business development strategies and to address our shareholders queries directly.

14 Better Communication with shareholders - Networking with Shareholders session after Annual General Meeting ( AGM ) Since 2008, we initiated a Networking with Shareholders session after every Annual General Meeting. To provide an opportunity for our shareholders to share their concerns with our senior management. This year, Mr. Vincent Lo, Mr. Louis Wong, Mr. Daniel Wan and Mr. Freddy Lee, attended the session held in May 2010 in Hong Kong to discuss the business development strategies and to address our shareholders queries directly. Appointment of Executive Director of Shui On Land Limited Mr. Freddy C.K. Lee was appointed as Executive Director of the Board and Managing Director of Shui On Land effective on 28 June Prior to the new appointment, Mr. Lee was the Managing Director of Shui On Development Limited, an executive arm of the group. Mr. Lee joined Shui On Group after his graduation and has had over 15 years of experience in construction management and 9 years in real estate project development in Hong Kong and Chinese Mainland. Mr. Lee will be responsible for the implementation of the Three-Year Plan. He is also the project director for Wuhan Tiandi and Foshan Lingnan Tiandi. Further details relating to Mr. Lee s appointment could be found in the Company announcement. Proactive Investor Relations Initiatives - Implementation of Automated Alerts and Meeting & Site Visit Requests System Shareholders can now subscribe our automated alert system to keep abreast of Shui On Land s results announcement, press conference and analysts briefing webcasting, presentation material, press release, business and sales & leasing information, etc. In addition, a meeting and site visit request form is now available. For details, please visit the IR Contact Section of our corporate website( About Shui On Land Shui On Land (Stock Code: 272) is the flagship property development company of the Shui On Group in Mainland China. It has a proven track record in developing large-scale, mixed-use, city core integrated development projects. The Company has eight projects in various stages of development in prime locations of major cities, with a total land bank of gross floor area of approximately 13.0 million sq.m. The Company was listed on the Hong Kong Stock Exchange on 4 October 2006, the largest Chinese real estate company listed in that year. Shui On Land was included in the 200-Stock Hang Seng Composite Index Series and Hang Seng Freefloat Index Series in March For further information about Shui On Land, please visit our website: For investor relations enquiries, please send to us at: sol.ir@shuion.com.cn Michelle Sze, Head of Investor Relations Tel: ext michelle.sze@shuion.com.cn Disclaimer The materials and information in the newsletter and other documents are for informational purposes only, and are not an offer or solicitation for the purchases or sale of any securities or financial instruments or to provide any investment service or investment advice. 14

Investor Newsletter. Building a Future Sharing a Dream. Issue RMB6.1 Billion Contracted Sales Achieved for 2009

Investor Newsletter. Building a Future Sharing a Dream. Issue RMB6.1 Billion Contracted Sales Achieved for 2009 March 2010 Building a Future Sharing a Dream Investor Newsletter Shui On Land (272.HK) Issue 1 2010 1 RMB6.1 Billion Contracted Sales Achieved for 2009 Shui On Land Limited ( SOL ) is pleased to announce