Vincom Retail Joint Stock Company

2020 Performance and 2021 Outlook

29 January 2021
Disclaimer
IMPORTANT: The information contained herein is preliminary and subject to change without notice, its accuracy is not
guaranteed, has not been independently verified and may not contain all material information concerning Vincom Retail
Joint Stock Company (the “Company”) and its subsidiaries (the “Group”). You should not rely upon it or use it to form the
basis for any investment decision or commitment whatsoever.

None of the Company, its shareholders, or any of their respective affiliates, directors, officers, employees, agents, advisers
or any other person makes any representation or warranty (express or implied) or accepts any responsibility or liability for
the accuracy or completeness of this presentation or any or all of the information in this presentation or otherwise made
available. It is not the intention to provide, and you may not rely on these materials as providing, a complete or
comprehensive analysis of the financial or trading position or prospects of the Group. No part of this presentation shall form
the basis of or be relied upon in connection with any contract or commitment whatsoever. Further, nothing in this
presentation should be construed as constituting legal, business, tax or financial advice. You should conduct such
independent investigations and analysis of the Group as you deem necessary or appropriate in order to make an
independent determination of the suitability, merits and consequences of investment in the Company.

This presentation contains “forward-looking statements”. These forward-looking statements involve known and unknown
risks and uncertainties, many of which are beyond the Company’s control and all of which are based on management’s
current beliefs and expectations about future events. Forward-looking statements are sometimes identified by the use of
forward-looking terminology such as “believe”, “expects”, “may”, “will”, “could”, “should”, “shall”, “risk”, “intends”,
“estimates”, “aims”, “targets”, “plans”, “predicts”, “continues”, “assumes”, “positioned” or “anticipates” or the negative
thereof, other variations thereon or comparable terminology. These forward-looking statements include all matters that are
not historical facts. Forward-looking statements are not guarantees of future performance. These forward-looking
statements speak only as at the date of this presentation, and none of the company, its shareholders, or any of their
respective affiliates, directors, officers, employees, agents, advisers or any other person undertakes to update or revise any
forward-looking statements as a result of new information or to reflect future events or circumstances.

2
Confidential
 Key Messages
Vietnam is among the brightest spots in the world in terms of GDP growth after successfully preventing and controlling Covid-19
 Amidst the global pandemic, Vietnam’s GDP growth is among the highest in the world, estimated at 2.9%. The only country in ASEAN delivered a
positive GDP growth in 2020 thanks to the successful containment of the Covid-19 pandemic with only 3 community cases in 4Q2020
1  A V-shape recovery from 3Q.2020 is about to continue strongly in 2021 onwards thanks to a strong and growing domestic consumption, resilient
flow of FDI and acceleration of infrastructure investment
 2021 GDP of Vietnam is expected to reach 7.7%, which will mark the highest level in ASEAN region (*)

Vietnam retail market has bounced back strongly post Covid-19 with favorable fundamentals remaining resilient
 Vietnam retail sales prove to be the fastest rebound in the region with mobility having returned almost to the level of pre-Covid
2  The retail property market has remained resilient which adopts new consumption behaviors
 Major cities of Hanoi and HCMC had a stable rental with solid leasing enquiries expected in 2021

Vincom Retail continues its solidified position as a leading retail platform in Vietnam
 Tenant sales in categories such as F&B and Fashion continued its rebound to approximately 75% of pre-Covid level (2019)
3  Key tenants continuing to expand in Vincom Retail malls with key initiatives including marketing campaigns have continued to stimulate footfall and
sales growth

Grand opening of VMM Ocean Park while upgrading tenant mix with international brands successfully attracted more customers
 VMM Ocean Park opened on 11 December 2020 with occupancy rate of 93% (including committed tenants). After the first 3 days, footfall and
tenants sales reached ~76,000 and VND 20bn respectively
4
 Bring in international anchor tenants to define mall positioning

 Launch impressive marketing campaigns amidst year-end festive season

(*) Source: : Average consensus forecast on Bloomberg as at January 19, 2021

3
Confidential
1. Market Overview
 Vietnam On A Rebound - The Brightest Spot In SEA’s Economies
The Only Country In ASEAN Which Had Positive GDP Growth In 2020E And The Strongest GDP Growth Forecast in 2021E
Real GDP growth (%) 2020 2021 2022
7.6 7.7 6.9
6.6 6.7
4.9 5.6 5.1 4.9 5.3
4.2 4.1
2.9

(1.1)

(5.8) (5.0)
(7.2)
(9.5)
Philippines Thailand Singapore Malaysia Indonesia Vietnam

Vietnam GDP to continue growing in 2021 led by a recovery in domestic consumption, resilient FDI due to supply chain shift and public investment

Highest Domestic Consumption Growth Vietnam to Become The New Center of The Highest Level Of Public Investment Spending
1 2 3
Country In ASEAN during 2020-2021 Global Manufacturing Supply Chain As % Of GDP To Support Local Economy
Domestic consumption growth (%) Implemented FDI has been resilient despite Covid-19 Public investment as % of GDP (2021 Target)
(US$bn)
10.6 20.4 20.0
19.1
17.5
8.8 15.8
8.2 14.5 6.8
7.0
5.7
4.6 4.4
3.0 4.1
4.0
3.6
0.5 0.5 2015 2016 2017 2018 2019 2020
2.4

Increasing immigration and expansion of global leaders into

-2.1 Vietnam
-3.6
-4.7

2020 2021 Free trade agreements such as CPTPP, EVFTA and RCEP to Public investment expected to continue the elevated trend
boost Vietnam's foreign trade in 1H21 with accommodative monetary policy

Source: Bloomberg GDP consensus, GSO, CEIC and BMI

5
Confidential
 Clearer Signs Of A Speedy Recovery And Ready For A “New Normal”
Mobility is gradually returning to pre-Covid levels Daily Community Cases In Vietnam Comparison of Social Distancing Measures
Index First wave of Subseqeuent wave of
48
10% Mobility level pre Covid-19 Country infections (1H20) infections (2H20)
Dec 1, three Areas Imposed
0% 42 new cases in
(10)% HCMC, all F1 Nationwide Da Nang
1st wave: 141 cases
36 and F2 were VN (1 - 22 Apr) (28 Jul – 25 Aug)
(20)% 2nd wave: 527 cases
confirmed (100% of GDP) (1% of GDP)
(30)%
30 negative Jakarta, wets Java,
(40)%
Gorontalo and West Jakarta
(50)% 24 ID Sumatra (14 Sep to 11 Oct)
(60)% (Apr to early Jun) (18% of GDP)
18 (33% of GDP)
(70)%
(80)% Nationwide Varying timeframes for different
12 MY (18 Mar - 3 May) states (mid-Dec: 50% of GDP;
(100% of GDP) mid-Nov: 84%, mid-Oct; 50%)
6
Nationwide Manila and adjacent provinces
Vietnam Hong Kong Korea PH (16 Mar - 31 May) (4 – 18 Aug)
0
Thailand Singapore Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec (100% of GDP) (45% of GDP)

Whilst Retail Sales Across The Region Start to Recover Rental Outlook In Vietnam Remains Stable And Solid Retail Leasing Enquiry Growth Expected
in 2021, Vietnam Proves Its Leading Position With Early Not Experienced A Decrease in Rental Rates
and Sustainable Growth

Nominal retail sales change YoY (%) % change in rental rate forecast (YoY) Sqm NLA

12.0
10.0 +533% 67,862
6.5 7.0
5.7 1.4 4.0 3.7 10%
2.0 1.8 +95%
1.5 1.4 0%
-10%
-0.14 -20%
-2.9
-30% 31,600
-8.4
-10.0 -40%

-15.7 -50% 16,200

-60% 10,718

-24.4

HCMC Hanoi
2020 2021F 2020 2021F 2019 - 2021 Cumulative 2020 2021F

Source: Google Mobility Index; CBRE Research, eMarketer

6
Confidential
 Retail Property Markets Remained Resilient In 2020 And Beyond
Hanoi Ho Chi Minh City
(‘000 sqm) (‘000 sqm)

156 70
5.3% 82 114
73 10.1% 57

2020 2020
1,106 1,220
1,127 1,209 1.05mn 1,049 1,049
NLA 1.05mn 1,054 1,054
sqm sqm
94.7% 89.9%

2020 2021F 2022F 2023F CBD Non-CBD 2020 2021F 2022F 2023F
CBD Non-CBD

Current Future Current Future

USD/sqm/mo. USD/sqm/mo.
150 0.7% 8.7% 0.7% 9.8% 11.1% 11.1% 14.3% 12.3% 150 1.6% 8.1% 1.9% 13.3% 1.7% 13.1% 1.1% 13.2%

120 120
Rent and 90 90
vacancy rate 60 60
30 30
0 0
1Q20 2Q20 3Q20 4Q20 1Q20 2Q20 3Q20 4Q20

Rent rate (CBD) Rent rate (Non-CBD) Vacancy rate (CBD) Vacancy rate (Non-CBD)

● Rent rate: 10% Q-o-Q Stable ● Rent rate: Stable in both CBD and non-CBD
in CBD in non-CBD

● Occupancy: At 87%, decreased ~2% QoQ ● Occupancy: At 88%, slightly increased 0.5% QoQ

Source: CBRE market report of Hanoi and HCMC on 1Q,2Q,3Q, and 4Q of 2020
7
Confidential
 Retail Malls Continue To Develop Into The Center Of All Activities
Retail development trend forecast 2021

Retail at stores still plays an Retailers participate in Shopping centers continue to develop
important role Omni-Chanel strategy into the center of all activities

● Stores remain the primary channel for reaching ● The pandemic has prompted Vietnam to turn to ● The demand for entertainment and experience is
consumers, and retailers will continue to invest in omni-channel purchases expected to increase even higher in 2021
physical stores
● Retailers invest in technology and infrastructure, ● Shopping centers are integrated with facilities
● Demand for flagship stores from high-end and develop highly experiential flagship stores to cater such as virtual reality area, smart guest

1 2 3
fast fashion retailers will continue to grow in 2021 to customers’ needs welcoming areas, and experiential restaurants
● Large-scale shopping centers will dominate the
retail property market in Hanoi and Ho Chi Minh
City, especially the modern style and large
shopping centers with a variety of products and
good service quality.

Young consumers are the driving

Promote safety and hygiene in
force behind the growth of lifestyle Consumer-centric research
shopping centers
retail

● Young consumers are the ones who spend the ● Retailers should invest in customer analysis tools ● Shopping centers continue to ensure hygiene and

4 5 6
most and continue to spend more in to better understand customer behaviors and safety standards after the disease outbreak
entertainment, fashion and F&B tailor services offered
● Measures such as thermal screening and periodic
disinfection have become a must-have
procedures during disease season

Source: CBRE market report in Hanoi and HCMC in 1Q2021 and CBRE research on retail trends until 2030 8
Confidential
2. 2020 Key Highlights
 Solidified Position As Dominant Retail Platform In Vietnam

Distinguished retail formats and focused on wide range of lifestyle oriented consumers

Prime Urban and High Growth Areas in Key Cities Unique Multi-Format Retail Model
(Segmentation by GFA)

43 80 ~1.7mm Vincom Center

Location: City-center, CBD
Vincom Mega Mall
Location: In integrated,
Cities/ Operational Retail GFA Retail GFA: 40,000 – mixed-use projects
60,000 sqm Retail GFA: 60,000 –
Provinces Malls (sqm) No. of Malls: 7 150,000+ sqm
Total GFA: 280,026 sqm No. of Malls: 4
Total GFA: 444,098 sqm

Key Cities
North Vietnam (ex. Hanoi)
19 Vincom Malls
17%
16 Vincom Plazas 27%
04%
3 Vincom+
Hanoi
11 Vincom Malls
5 Vincom Centers
3 Vincom Mega Malls Central Vietnam 52%
20 Vincom Malls
3 Vincom Plazas
13 Vincom Plazas
7 Vincom+
Vincom+ Vincom Plaza
Ho Chi Minh City Location: Medium-density, Location: High-density,
13 Vincom Malls non-CBD CDB of cities
2 Vincom Center South Vietnam (ex. HCMC) Retail GFA: 3,000 – 5,000 ex. Hanoi and HCMC
sqm Retail GFA: 10,000 –
1 Vincom Mega Mall 17 Vincom Malls
No. of Malls: 15 40,000 sqm
7 Vincom Plazas 15 Vincom Plazas Total GFA: 71,936 sqm No. of Malls: 54
2 Vincom+ Total GFA: 857,517 sqm
3 Vincom+

 
Proven and scalable retail
4 retail mall formats
development platform
Note: As at 31 December 2020

10
Confidential
Financial Performance – 4Q2020
All key financial figures continued remarkable momentum from the 3rd quarter
Total Revenue Leasing Revenue
VNDbn % of 2019 level VNDbn % of 2019 level

73.8% 82.2% 79.7% 116.8% 90.6% 78.8% 88.9% 84.3%

Decline 2Q vs. 1Q
84.8% 2.3%
(3.3%) (9.8%)

Growth 4Q vs. 3Q

3,253

1,686 1,630 1,760 1,608 1,645

1,449 1,307
1Q20 2Q20 3Q20 4Q20 1Q20 2Q20 3Q20 4Q20
(1)
Gross Profit Leasing NOI EBITDA
VNDbn % of 2019 level VNDbn % of 2019 level VNDbn % of 2019 level

78.1% 67.3% 78.4% 112.7% 86.1% 81.1% 91.3% 86.5% 88.9% 73.1% 94.0% 110.5%

(14.9%) 86.1% 0.3%

(6.3%) (14.8%) 43.3%

1,572
1,746
1,174 1,178
845 1,218
998 1,068
759 930 910
646
1Q20 2Q20 3Q20 4Q20 1Q20 2Q20 3Q20 4Q20 1Q20 2Q20 3Q20 4Q20
Note: Based on VAS Consolidated Quarterly Financial Statements
These financial metrics already took into account the impact of the rental support (VND300bn in 1Q, VND375bn in 2Q, VND145bn in 3Q and VND46bn in 4Q)
(1) NOI for leasing investment properties and rendering of related services is calculated by taking total income from leasing activities and from other property-related services less any property-related operating expenses
which include land lease costs but exclude management expenses allocated from parent company 11
Confidential
 Key Operational Metrics
Retail GFA Occupancy rate
Change Change
(‘000 sqm) 2019 2020 2019 2020
(ppts)
(%)

Vincom Center 280 280 - Vincom Center 91.3% 92.7% 1.4

Vincom Mega Mall 388 444 14.4 Vincom Mega Mall 91.7% 86.8% 4.9

Vincom Plaza 858 858 - Vincom Plaza 88.7% 81.5% 7.2

Vincom+ 72 72 - Vincom+ 84.9% 75.2% 9.7

Total 1,598 1,654 3.5 Total 89.8% 84.4% 5.4

Note: As of 31 December 2020

12
Confidential
Events & Achievements In 2020

EVENT
On 17 December 2020, Vincom Retail was honored among the top 10 leading brands in
Vietnam 2020 by Forbes Vietnam

POSITIONING As of 31 December 2020, Vincom Retail

owns:
Solidify leading position of the retail developer, owner and operator of shopping malls in 80 Shopping malls
Vietnam
43 Cities/provinces
1.7mn sqm Retail GFA

RELATIONSHIP WITH TENANTS

An accompanying partner of chain tenants who want to A reliable partner throughout 2020 with timely support
expand first time in Vietnam packages during Covid-19
On 6 March 2020, Vincom Center Pham Ngoc Thach In 2020, Vincom Retail provided VND 865 billion to support
reopened with occupancy rate reaching 98% and anchor tenants nationwide whose businesses were impacted by Covid-
tenants such as UNIQLO, Haidilao 19. The supporting package was in forms of rental discount and
promotional vouchers

13
Confidential
Business Highlights in 4Q And 2020
New mall opening – Vincom Mega Mall Ocean Park
Key tenants

Occupancy rate: 93%

(including committed tenants)
Upgrading Operating Malls

VCC PHAM NGOC THACH VCC LANDMARK 81 VCC METROPOLIS VCC TRAN DUY HUNG

Leasing Plan and Tenant Growth

Chain tenants expansion New tenants

Area Number of new tenants Accounting for

15% 114 %11 of total tenants

14
Confidential
 Tenants’ Recovery Post Covid-19
1 Footfall Hanoi (2020) HCMC (2020)
Million Million
5 (1) (2)
5 (1) (2)
4 4

3 3

2 2
1 1
- -
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

 Overall, footfall has positively recovered. Hanoi malls saw strong footfall recovery thanks to upgraded VCC Metropolis, VCC Pham Ngoc Thach with more
international famous brands driving footfall
 Newly opened VMM Ocean Park in December was well received
 HCMC malls witnessed weaker recovery than in Hanoi due to travel restriction impact, which lead to fewer foreign tourists

2 Tenants’ sales in 2020

F&B Fashion Entertainment Cinema

COVID-19 relative impact

Least Least Medium Most

impacted impacted impacted impacted

Recovery status

Strong recovery Strong recovery Gradual recovery Gradual recovery

witnessed across witnessed across witnessed across witnessed across
Hanoi and HCMC Hanoi and HCMC Hanoi and HCMC Hanoi and HCMC

Resumption of business activities & improved tenant sales resulted in less tenant support in 4Q2020. Total support package of 2020
3 was VND865bn (vs. VND 820bn in 9M2020).

Note: As at 31 December 2020; Company information 15

Confidential
 Marketing Activities That Drive Footfall And Tenant Sales
Marketing Campaigns Grand Opening of VMM Ocean Park

Vietnamese Women’s Day Black Friday, Christmas Opening Day Christmas Festival in
(20 Oct 2020) (23 Nov 2020 – 15 Jan 2021) (11 Dec 2020) the Ocean City
Radiant flowers - Happy Welcome festival - Warm (19 December 2020)
fragrance and full of love

 The first event ever held at Vincom -  Activities focus on decoration, cheerful  Music performance event with the  The first Christmas night in the Ocean
Discover Vincom on Women’s Day events with up to 70% discount participation of singer Noo Phuoc Thinh City with a music performance
 Presence of famous singers and  Bus Tour & Roadshow, in cooperation featuring famous singers
Christmas Music Night with VinFast, transported internal  Light and fireworks show – first time at
customers and Vinhomes residents to Ocean Park urban area
Vincom  Light up the tallest Christmas tree in
Hanoi
 Footfall: ~4mn (visits)  Footfall: ~6mn (visits)  Footfall: ~76.2 thousands (visits)  Roadshow, in cooperation with
 Tenant sales: ~VND 548bn  Tenant sales: VND 823bn  Tenant sales: ~VND 20bn VinFast, transported Vinhomes
residents

Promoting disease prevention and safety measures at Vincom malls

 Guide customers to prevent disease at Vincom malls including wearing mask before entering the shopping mall or participating in entertainment activities
 Hourly disinfection with hand sanitizer when entering and leaving shopping mall
 Viral marketing on Fan pages of the 80 shopping malls and on company website

16
Confidential
3. 2021 Strategy Plan
2021 Strategies And Plan
 Continue to develop Vincom Center (VCC)/Vincom Mega Mall
(VMM)/Vincom Plaza (VCP) in the big and Tier-1 cities to offer a dynamic
and engaging experience to the residential community in Vinhomes’  5 new shopping malls
Product mega projects and surrounding areas  New malls’ occupancy target: VMM 85%,
Strategy  Enhance customer experience, embrace digital technologies, and VCP and VC+ 95% (including committed
ascertain the number one destination for customers by expanding and tenants)
diversifying tenants’ portfolio with international and Vietnamese brands

 Expand the group of international, large, chain and anchor tenants

(Fashion, F&B, Furniture, Home accessories, Supermarket, etc.) in  Upgrade VCP Da Nang to VCC
Tenant existing shopping malls  Upgrade tenant mix at VCC Metropolis
Strategy  Pioneer in reaching and bringing international, prestigious brands (Hanoi), VCP Phan Van Tri (HCMC), VCP
and attractive retail models to Vietnam for the first time Hung Vuong (Can Tho)
 Accompany and support Vietnamese tenant groups

 Roll out Tenant Portal

 Build data warehouse system
Digital  Enhance Vincom web/ Vincom app to
Transform-  Apply digital transformation initiatives to create a dynamic, engaging facilitate customer experience to and at
ation customer experience and maximize operational efficiency Vincom malls

 Implement marketing and communication

Marketing  Solidify Vincom Retail’s leading position for effective cooperation and plans for the grand openings of major
consumers’ trust
Strategy projects namely Grand World, Vincom
 Expand channels for brand communication: Web/App Mega Mall Smart City, and Vincom Mega
Mall Grand Park

 Enhance a quality service program to offer

Customer  Provide a safe shopping environment with quality products and services impressive shopping experience for the
 Optimize operating costs and energy costs
Services continuously increasing end-users and
customers
18
Confidential
 Sale Goals And Action Plan
Goals

Leading shopping malls Shopping malls of Vietnamese

Pioneer in bringing shopping experiences from
with presence across Vietnam
prestigious domestic and international brands

Action Plan

5 projects, including 2 Vincom Mega Mall 2 Vincom Plaza 1 Vincom+

New opening
150,000 sqm GFA Increase nationwide
retail GFA to
~1.8mn sqm
Upgrade
tenant mix 3 projects, including 1 Vincom Center 2 Vincom Plaza
Number of stores Target tenants for finalizing

Chain and 20%

anchor
tenants Area
development
20%
19
Confidential
4. Financial Update
 Financial Performance In 4Q2020 vs 4Q2019

Figures in VND billion 4Q2019 4Q2020 YoY (%) Commentary QoQ (%) Commentary
 An additional VND45.6 billion
(US$1.9 million) tenant support
package was granted
Leasing of Investment
Properties and Rendering of 1,951 1,645 15.7  Revenues from advertising, 2.3
Related Services utilities and car-parking was also
lower due to the social distancing
period, and overall Covid-19
impact

 Two major projects (My Tho

 Two major projects (My Tho and
and Bac Lieu) were handed-
Sale of Inventory Properties 785 1,547 97.1 Bac Lieu) were handed-over in 1,347.7
over in 4Q2020
4Q2020

Other revenue 48 61 27.4 33.5

Total Revenue 2,784 3,253 16.8 84.8

Gross Profit(1) 1,395 1,572 12.7 86.1

Operating Profit / (Loss) 1,096 1,186 8.2 76.3

Profit / (Loss) before Tax 1,109 1,211 9.2 69.0

Profit / (Loss) after Tax for the

884 975 10.3 70.3
Period
Profit / (Loss) after Tax and
883 974 10.3 70.3
Minority Interest
Note: VAS Consolidated Quarterly Financial Statements
(1) Gross profit already subtracted D&A relating to investment properties accounted for under VAS
21
Confidential
 Financial Performance In 2020 vs 2019

Figures in VND billion 2019 2020 Change (%) Commentary

Leasing of Investment Properties

 In 2020, the Company disbursed VND865 billion to support tenants
and Rendering of Related 7,017 6,008 14.4
affected by the Covid-19 pandemic
Services

Sale of Inventory Properties 2,027 2,149 6.0

 Entertainment business and operation of Condotel Da Nang were

Other revenue 215 172 20.0
heavily impacted by Covid-19

Total Revenue 9,259 8,329 10.0

Gross Profit(1) 4,404 3,821 13.2

Operating Profit / (Loss) 3,546 2,901 18.2

Profit / (Loss) before Tax 3,576 2,993 16.3

Profit / (Loss) after Tax for the

2,852 2,382 16.5
Period

Profit / (Loss) after Tax and

2,851 2,382 16.5
Minority Interest

Note: VAS Consolidated Quarterly Financial Statements

(1) Gross profit already subtracted D&A relating to investment properties accounted for under VAS
22
Confidential
 Financial Performance
(1)
Total Revenue Gross Profit
VNDbn VNDbn
Gross Profit Margin (%)
50.8% 39.9% 47.6% 45.9% 45.0% 39.6% 48.0% 48.3%
9,124 9,259
2158,329 4,404
185 (84) 3,821 (164)
2,027 172 3,641 (47) 735
3,433 2,149 1,034
5,518 2,801 806
112 48
951 411
1,572
1,760 3,253 3.752
7,017 646 845 (27)
6,008 1,630 61 2.882 2.951 759
5,506 1,686 46 1,547 2.342 (41) 740
4,455 29 (44) (52)
201 36 294 107 135 49
110
1,449 1,307 1,608 1,645 668 587 838 858

2017 2018 2019 2020 1Q20 2Q20 3Q20 4Q20 2017 2018 2019 2020 1Q20 2Q20 3Q20 4Q20
Leasing of Investment Properties Sale of Inventory Properties Other Revenue
Leasing of Investment Properties Sale of Inventory Properties Other Revenue Depreciation & amortization of investment properties (VNDbn)
829 1.042 1.331 1.359 339 335 346 338

(2)
Leasing Net Operating Income (NOI) Profit After Tax and Minority Interest
VNDbn VNDbn
Leasing NOI Margin (%)

69.3% 69.5% 70.6% 71.3% 69.2% 71.0% 73.2% 71.9%

2,851
2,404 2,382
1,905

4,955 974
3,829 4,280
3,089 492 343 572
998 930 1,174 1,178

2017 2018 2019 2020 1Q20 2Q20 3Q20 4Q20 2017 2018 2019 2020 1Q20 2Q20 3Q20 4Q20
Note: Based on VAS Audited Consolidated Financial Statements for respective years and VAS Consolidated Quarterly Financial Statements of 2020
(1) Depreciation and amortization relating to investment properties is below the graph and should be added back (to Gross Profit) under IFRS. Since 2018, “Other” segment includes results from management of Da Nang condotels which was incurring loss as the property
was still ramping up after launch in May 2018.
(2) NOI for leasing investment properties and rendering of related services is calculated by taking total income from leasing activities and from other property-related services less any property-related operating expenses which include land lease costs but exclude
management expenses allocated from parent company.
23
Confidential
 Balance Sheet

Total Assets Total Borrowings, Cash and Cash Equivalents

VNDbn VNDbn
5,974
5,726
38,133 38,684 39,769
35,839 4,945

10,911 11,212 4,095

7,121
16,652
3,133
2,780 2,785
2,177
27,773 28,718 28,558
21,481

(2)
31-Dec-17 31-Dec-18 31-Dec-19 (2) 31-Dec-20 31-Dec-17 31-Dec-18 31-Dec-19 31-Dec-20
(1) Total Borrowings Cash and Cash Equivalents
Investment Properties and Investment Properties Under Construction Other Assets

Total Equity (Net Debt / (Net Cash))(3) / Equity

VNDbn VNDbn

28,509 29,336
26,094 26,954 7.2%

2.3% 2.7%

Net cash
(2)
31-Dec-17 31-Dec-18 31-Dec-19 31-Dec-20

31-Dec-17 31-Dec-18 31-Dec-19 (2) 31-Dec-20

Note: Based on VAS Audited Consolidated Financial Statements for respective years and VAS Consolidated Financial Statements for 4Q2020
(1) Investment Properties and Investment Properties Under Construction (IP/IPUC) are valued at development cost minus depreciation and amortization and are not fair valued
(2) Decline in other assets, cash and cash equivalents, total equity as well as increase in gearing ratio as of 31 December 2019 was due to the payment of cash dividends of VND 2,445bn in April 2019 and buy back 56.5 mil treasury shares completed in November
2019
(3) Net Debt / (Cash) = (Short-term Borrowings + Long-term Borrowings) – (Cash & Cash Equivalents + ST Investments).
24
Confidential
Appendix
Bridging VAS to IFRS
Unit: VND Billion
VAS Adj. IFRS Commentary on Adjustments
2020 2020
Leasing revenue and other related Realized unearned revenue of deposit from customer in relation
6,008 51 6,059
services to amortization of deposit
Sale of inventory properties 2,149 2,149
Other revenue 172 172
Total revenue 8,329 51 8,380
Cost of leasing activities and other Mostly depreciation of malls included in VAS; excluded under
(3,057) 1,283 (1,774)
related services IFRS
Cost of inventory properties sold (1,115) (1,115)
Others (336) (336)
Cost of goods & services (4,508) 1,283 (3,225)
Gross profit 3,821 1,334 5,155
Fair valuations of the investment properties and investment
Gain/loss from recording FV of
1,204 1,204 properties under construction (“IP/IPUCs”) are based on
IP/IPUC
valuation reports by independent valuers as of 30 June 2020
Selling expenses (330) (330)
General and administrative expenses (399) 73 (326) Amortization of Goodwill included in VAS; excluded under IFRS
Other income 124 124
Other expense (32) (32)
Finance expense (467) (108) (575) Amortization of deposit from customer
Finance income 276 65 341 Revert capitalized interest income to IPUC
Profit before tax 2,993 2,567 5,560
Mainly deferred tax arising from fair value adjustment of
Tax expense (610) (241) (851)
IP/IPUC
Profit after tax 2,382 2,326 4,709
26
Vietnam Swiftly Contained Covid-19

2st wave of Covid-19 (28 Jul – 20 Sep)

1st wave of Covid-19 (5 Mar – 30 Apr)
26 Jul: First
community case in
Da Nang after 99 (‘000)
days of no new
cases in Vietnam
48 900
VCP Da Nang closed
for 5 weeks from 28
Jul to 5 Sep 800
42

700
36

600
30

500

24

400

18
300

VCP Buon Me Thuot Only 3 community

12 closed for 2 weeks cases since 3 Sep.
from 3 to 17 Aug All F1 and F2 were 200
confirmed negative

6
100

0 0

Community cases (LHS) Vincom Retail Footfall (RHS)

Source: Vietnam Ministry of Health; Company information

As of 31 Dec 2020 27
Confidential
Investor Relations Department
Vincom Retail JSC
7 Bang Lang 1, Vinhomes Riverside, Viet Hung Ward
Long Bien District, Hanoi, Vietnam
Tel: +84 (24) 3974 9999 ext. 9545
Fax: +84 (24) 3974 8888
Website: ir.vincom.com.vn/en
E-mail: ir@vincom.com.vn