1
Dated 7 March 1998
AGREEMENT FOR SALE AND PURCHASE
Flat B on the 20th Floor
of Xxx Xxxxxxx,
Xx. 0 Xxx Xxxx,
Xxxx Xxxx
REGISTERED at the Land Registry by
Memorial No.
on
x.Xxxx Xxxxxxxxx
0
THIS AGREEMENT is made 7 March 1998
BETWEEN the Vendor and the Purchaser whose particulars are set out in
Schedule 1.
WHEREAS : -
RECITALS
(1) The construction of the Building has been completed and the Occupation
Permit in respect of the Building was issued by the Building Authority
on 14 August 1997.
(2) The Land and the Building are notionally divided into such undivided
parts or shares as hereinafter provided.
NOW IT IS HEREBY AGREED AS FOLLOWS:-
1. Interpretations
(1) In this Agreement including the recitals the following
expressions shall have the following meanings except where the
context otherwise permits or requires:-
(a) "Building" means the 37 storeyed building which has
been constructed on the land and known as "The
Mayfair, No. 1 May Road".
(b) "Common Areas" means such areas of the Building as
may be designated common areas by the Vendor in
accordance with the provisions of the Deed of Mutual
Covenant;
(c) "Deed of Mutual Covenant" means the document to be
registered in the Land Registry by which the rights,
interests and obligations of all or any of the
co-owners of the land and the Building among
themselves are defined.
(c) "Government Grant" means the Government Grant
document specified in Schedule 2.
(d) "land" means all that piece or parcel of land known
and registered in the Land Registry as Inland Lot No.
8410.
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(e) "Occupation Permit" means the written permission
issued by the Building Authority under the provisions
of the Buildings Ordinance for the Building to be
occupied and includes a Temporary Occupation Permit.
(f) "Office hours" means 10:00 a.m. to 5:00 p.m. on
weekdays and 10:00 a.m. to 1:00 p.m. on Saturdays.
(g) "Property" means the property described in Schedule
3.
(2) In this Agreement, if the context permits or requires, the
singular number shall include the plural and the masculine
gender shall include the feminine and the neuter.
2. Sale and Purchase
The Vendor shall sell and the Purchaser shall purchase the Property
TOGETHER with the right in common with the Vendor or other person or
persons claiming through, under or in trust for the Vendor to use for
the purpose of access to and egress from the Property the lifts,
entrance hall, staircases and landings in the Building and such of the
passages therein intended for common use and serving the Property and
the appurtenances thereto and TOGETHER with all rights of way (if any)
and other rights and all privileges, easements and appurtenances
thereunto belonging or appertaining AND all the estate, right, title,
interest, property, claim and demand whatsoever of the Vendor in and to
the Property EXCEPTING AND RESERVING unto the Vendor and its successors
and assigns other than the Purchaser:-
(a) the right to the exclusive use, occupation and enjoyment of
the whole of the Building including the external walls (if
any) of the Property SAVE AND EXCEPT: -
(i) the Property; and
(ii) such areas and facilities (if any) as may be
designated as common areas or common parts and
facilities in the Deed of Mutual Covenant or are
intended for common use;
(b) the rights excepted and reserved to the Vendor pursuant to
Clause 3 of Part II of the Second Schedule to the Deed of
Mutual Covenant.
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(c) the exclusive and unrestricted right and privilege to grant an
easement in favour of the owners from time to time of the land
known as Inland Lot No. 2363 and the building erected thereon
and their occupiers visitors servants licensees and/or such
other persons as may be approved by the Director of Lands to
use any pedestrian footbridge that may be constructed
connecting the Building with Chatham Path and through the
Common Areas for the purpose of passage to May Road subject to
payment of a licence fee of HK$500 per annum and paying a fair
and reasonable percentage of the costs of repairing and
maintaining the footbridge for a term expiring on 30 June 2047
or on such other terms and conditions as the Vendor shall
determine and/or as may be imposed by the Director of Lands
and to sign and execute any documents in connection therewith
in the name of the Vendor and on behalf of the Purchaser and
the other owners of the Building or without the necessity of
joining in the Purchaser and/or other owners of the Building.
(d) in addition to and without prejudice to the Vendor's rights
easements and privileges reserved in the Deed of Mutual
Covenant the Vendor hereby reserves the right to alter the
building plans and to amend the car park layout plans and the
location and configuration of the car parking spaces whenever
the Vendor considers necessary Provided That the Vendor will
not make any alterations which directly affect the flat
purchased by the Purchaser or the Club Area forming part of
the Common Areas and provided further that the Purchaser's
access and egress to the Property shall not be materially
adversely affected.
3. Purchase Price
(1) The purchase price shall be the sum set out in Schedule 4 and
shall be paid by the Purchaser to the Vendor's solicitors as
stakeholders in the manner set out in Schedule 4.
(2) The Vendor declares that Messrs. Deacons Xxxxxx & Xxxxx are
the Vendor's agents for the purposes of receiving all moneys
payable to the Vendor pursuant to this Agreement including the
balance of the purchase money payable upon completion.
(3) The Vendor further declares that the payment to such agents of
any deposit, instalments of the purchase moneys (if any) and
the balance thereof shall be a full and sufficient discharge
of the Purchaser's obligations hereunder.
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(4) The Vendor may revoke the authority of the agents and appoint
other solicitors as agents in their place. No such revocation
shall be valid unless it:-
(a) is in writing address to the Purchaser; and
(b) is delivered to the Purchaser or his solicitors, at
least seven clear days prior to completion; and
(c) specifically identifies this Agreement.
(5) In respect of each payment of the purchase price or any part
thereof required to be made hereunder, the Purchaser shall
deliver to the Vendor's solicitors on the date on which such
payment is required to be made hereunder a cashier order
issued or a cheque certified good for payment by a licensed
bank in Hong Kong in favour of the Vendor's solicitors for the
relevant amount.
(6) Subject to sub-clause (3) but without prejudice to any other
remedy hereunder, the Vendor shall be entitled to demand and
receive payment of interest on the amount of any part of the
purchase price not paid on its due date at the rate of 2% per
annum above the prime rate specified by The Hongkong and
Shanghai Banking Corporation Limited from time to time
calculated from the date on which the same ought to have been
paid by the Purchaser to the date of actual payment.
4. Completion
(1) The sale and purchase shall be completed at the office of
Messrs. Deacons Xxxxxx & Xxxxx of 0xx Xxxxx Xxxxxxxxx Xxxxx,
Xxxxxxx, Xxxx Xxxx during office hours on or before 8 April
1998.
(2) The Vendor and the Purchaser authorise their respective
solicitors to complete the transaction by post on the basis of
cross undertakings in the form from time to time recommended
by the Law Society of Hong Kong with such variations thereto
as they may agree.
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5. Possession
On completion of the sale and purchase, the Vendor and all other
necessary parties (if any) will execute a proper assurance of the
Property to the Purchaser or the Purchaser's nominee or sub-purchaser
free from incumbrances but subject to the Government Grant.
6. Rents, profits, outgoings, etc.
The rents and profits shall be received and all outgoing shall be
discharged by the Vendor up to and inclusive of the actual day of
completion, and as from but exclusive of that day all outgoings shall
be discharged by the Purchaser. All such the rents, profits and
outgoings shall, if necessary, be apportioned between the Vendor and
the Purchaser and paid on completion.
7. Risk
Immediately after the signing of this Agreement, the Property shall as
between the Vendor and the Purchaser be at the Purchaser's risk. The
Purchaser is hereby advised to take out proper insurance coverage on
the Property for his own protection and benefit.
8. Requisition on title
(a) Any requisition in respect of the title shall be delivered in
writing to the Vendor's Solicitors within seven working days
after delivery of the title deeds to the Purchaser's
Solicitors and if no requisition or objection is made within
this period the Purchaser shall be deemed to have accepted the
Vendor's title or waived his right to raise requisitions or
object to the Vendor's title.
(b) If the Purchaser shall make and insist on any objection or
requisition in respect of the title or otherwise which the
Vendor shall be unable or (on the ground of difficulty, delay
or expense or on any other reasonable ground) unwilling to
remove or comply with, the Vendor shall, notwithstanding any
previous negotiation or litigation, be at liberty to cancel
the sale on giving to the Purchaser or his Solicitors by
notice in writing to that effect, in which case unless the
objection or requisition shall have been in the meantime
withdrawn, the sale shall on the expiry of the notice be
cancelled and the Purchaser shall be entitled to a return of
the deposit and other sums of money already paid but without
interest, costs or compensation.
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9. Government Grant, easements mis-description
(a) The Property is sold subject to and with the benefit of the
Government Grant, for the term of years created thereby and
with any right of renewal thereby granted and subject to all
easements (if any) subsisting therein.
(b) No error, mis-statement or mis-description shall cancel the
sale nor shall any compensation be allowed in respect thereof
save as otherwise provided in this Agreement and except where
such error, mis-statement or mis-description relates to a
matter materially and adversely affecting the value or user of
the Property.
(c) The Purchaser acknowledge that in making this Agreement he has
not relied on any statement save one in made or confirmed in
writing.
10. Physical Condition
The Purchaser purchases with full knowledge of the physical condition
of the Property and the fittings and finishes therein and takes them as
they stand.
11. Rights of Purchaser
The Purchaser shall at any time before completion of the sale and
purchase be at liberty to:-
(i) sub-sell the Property without any interference or charges by
the Vendor or anyone claiming under or through the Vendor; and
(ii) charge, mortgage or assign the benefit of this Agreement
Provided Always that notice in writing of any such charge,
mortgage or assignment is given to the Vendor or his
Solicitors.
12. Documents of title
Such of the documents of title as relate exclusively to the Property
will be delivered to the Purchaser. All other documents of title in the
possession of the Vendor will be retained by him and he will, if
required, give to the Purchaser a covenant for the safe custody,
production and delivery of copies thereof at the expense of the
Purchaser.
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13. Costs and disbursements of Agreement
(a) If the Purchaser shall request the Vendor to execute more than
one assignment in respect of the Property the Purchaser shall
on completion pay the additional costs charged by the Vendor's
solicitors for their approval;
(b) If the Purchaser shall request the Vendor to assign the
Property to his nominee or sub-purchaser the Purchaser shall
on completion pay the additional costs charged by the Vendor's
solicitors for the perusal of any instrument of Nomination or
Sub-Sale Agreement;
(c) Stamp duty, etc.
All stamp duty and registration fees payable on the
provisional agreement or this Agreement (if any) and the
Assignment shall be borne and paid by the Purchaser; and
(d) The professional fees for the plan to be annexed to this
Agreement or the Assignment shall be borne and paid by the
Purchaser.
14. Time of the Essence
Time shall in every respect be of the essence of this Agreement.
15. Default of Purchaser
(a) Should the Purchaser fail to observe or comply with any of the
terms and conditions herein contained or to make the payments
in accordance with Schedule 4 or any interest payable
hereunder, the Vendor may determine this Agreement by notice
in writing to the Purchaser without the need to tender an
assignment to the Purchaser.
(b) Upon the determination of this Agreement pursuant to sub-
clause (a):-
(i) all sums paid by the Purchaser up to 10% of the
purchase price by way of deposit shall be forfeited
to the Vendor; and
(ii) the Vendor shall be entitled to retain the part
payment in the sum set out in Schedule 4 as security
for the payment of compensation of any loss or
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damage suffered by the Vendor arising from such
default until such compensation has been assessed.
(c) Upon determination of this Agreement, the Vendor may resell
the Property either by auction or private contract subject to
such stipulations as the Vendor may think fit and any increase
in price on a resale shall belong to the Vendor. On a resale,
any deficiency in price shall be made good and all expenses
attending such resale shall be borne by the Purchaser and such
deficiency and expenses shall be recoverable by the Vendor as
and for liquidated damages. This clause shall not preclude or
be deemed to preclude the Vendor from making other steps or
remedies to enforce the Vendor's right under this Agreement or
otherwise or recovering in addition to liquidated damages,
damages representing interest paid or lost by him by reason of
the Purchaser's failure.
(d) On execution of the Vendor's right of rescission under this
Agreement the Vendor shall have the right if this Agreement
shall have been registered in the Land Registry to register at
the Land Registry an instrument to rescind the sale of the
Property.
(e) The compensation payable pursuant to Clause 15(b)(ii) may, at
the Vendor's absolute discretion, be assessed by one or more
of the following methods:
(i) by an order or judgement of a competent court in Hong
Kong against the Purchaser for damages for the loss
or damage suffered by the Vendor arising from such
default;
(ii) by obtaining a valuation of the Property as at the
Completion Date and adding the cost of the valuation
plus any additional costs (on a full indemnity basis)
incurred by the Vendor to the difference between the
valuation and the purchase price; or
(iii) by taking the difference in price between the
purchase price and the actual price received by the
Vendor if the Vendor elects to sell the Property plus
any additional costs (on a full indemnity basis)
incurred by the Vendor in respect of such sale.
Upon any such assessment the Vendor may utilise the said part payment
or an appropriate part of it in settlement of the assessed compensation
due to it. The Vendor shall then return the balance of the said part
payment (if any) to the Purchaser.
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16. Default of Vendor
In the event of the Vendor failing to complete the sale in accordance
with the terms and conditions hereof, it shall not be necessary for the
Purchaser to tender an Assignment to the Vendor for execution before
taking proceedings to enforce specific performance of this Agreement.
17. Vacant Possession
Vacant possession of the Property shall be given by the Vendor to the
Purchaser on completion.
18. DMC
On completion of the sale and purchase the Purchaser shall EITHER enter
into a Deed of Mutual Covenant and if thought appropriate by the Vendor
a Management Agreement with the Vendor to define their respective
rights and obligations of and in the land and the Building and to make
provisions for the management of the Building OR at the Vendor's option
accept an Assignment of the Property from the Vendor subject to and
with the benefit of a Deed of Mutual Covenant and a Management
Agreement (if any) entered into by the Vendor with another purchaser or
purchasers in respect of the land and the Building.
19. Cost of DMC
The Purchaser shall pay to Messrs. Deacons Xxxxxx & Xxxxx a due
proportion of the costs of and incidental to the preparation stamping
registration and completion of the above mentioned Deed of Mutual
Covenant and Management Agreement (if any) or the entire costs of a
certified copy thereof in accordance with the scale of costs prescribed
in the Solicitors (General) Costs Rules.
20. Adjustment of undivided Shares
The Vendor hereby expressly reserves the right to adjust the number of
undivided shares into which the land and the Building shall be
notionally divided and the fraction which each share bears to the whole
Provided That such adjustment shall not:-
(a) have the effect of increasing the contributions to the
management expenses payable by the Purchaser by more than 5%;
or
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(b) affect the Purchaser's sole and exclusive right and privilege
to hold use occupy and enjoy the Property.
21. Utility deposits
Before being entitled to possession of the Property the Purchaser
shall:-
(a) reimburse the Vendor a due proportion of any deposits paid by
the Vendor for the supply of water, electricity and gas (if
any) to the common parts of the Building; and
(b) pay to the Vendor or the manager of the Building all the
deposits and advance payments payable under the Deed of Mutual
Covenant and the deposit for the removal of debris left by the
Purchaser, his agents or contractors.
22. Covenant in assignment
The assignment to the Purchaser shall contain the following covenant:-
"The Purchaser covenants with the Vendor (which expression shall
include its successors assigns (other than the Purchaser) and
attorneys) for the purpose of enabling the Vendor to exercise all or
any of the covenants, rights, liberty, privileges, entitlements,
exceptions and reservations granted under Clause 3 of Part II of the
Second Schedule to the Deed of Mutual Covenant and Management Agreement
dated the [ ] day of [ ] 19[ ] relating to Inland Lot No. 8410 ("the
Deed of Mutual Covenant and Management Agreement") and under this
Assignment and to the intent that these covenants shall run with the
Property and be binding on the Purchaser his executors administrators
successors in title and assigns and the owner or owners thereof for the
time being and any other person or persons deriving title under the
Purchaser (each and all of whom including the Purchaser is and are
hereinafter included in the expression "the Covenanting Purchaser") and
shall ensure for the benefit of the Building and be enforceable by the
Vendor and its successors and assigns that:-
(a) the Covenanting Purchaser grants confirms and acknowledges the
covenants, rights, liberty, privileges, entitlements,
exceptions and reservations granted and conferred on the
Vendor under Clause 3 of Part II of the Second Schedule to the
Deed of Mutual Covenant and Management Agreement and under
this Assignment and the Covenanting Purchaser shall not do or
permit anything to be done which will in any way affect or
hinder the exercise of the said covenants,
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rights, liberty, privileges, entitlements, exceptions and
reservations by the Vendor;
(b) the Covenanting Purchaser shall, if required by the Vendor, do
everything necessary, including giving express consents in
writing to the exercise of the said covenants, rights,
liberty, privileges, entitlements, exceptions and reservations
by the Vendor, to facilitate the exercise of the said
covenants, rights, liberty, privileges, entitlements,
exceptions and reservations by the Vendor;
(c) the Covenanting Purchaser hereby expressly and irrevocably
appoints the Vendor to be his attorney (with full power of
substitution and delegation and, who may act through such
officers, employees, agents, nominees and any substitute
attorneys as the Vendor from time to time appoint) and grants
unto the Vendor the full right power and authority to give all
consents and to do all acts deeds matters and things and to
execute and sign seal and as the acts and deeds of the
Covenanting Purchaser deliver such deeds and to sign such
documents or instruments as may be necessary for the exercise
of or incidental to the exercise of the covenants, rights,
liberty, privileges, entitlements, exceptions and reservations
conferred on the Vendor as aforesaid and the Covenanting
Purchaser hereby further covenants to do all acts deeds
matters and things and to execute sign seal and deliver such
deed or deeds and to sign such documents or instruments as may
be necessary to give effect to such appointment and grant and
will ratify and confirm all that the Vendor shall lawfully do
or cause to be done and that the power of attorney hereby
given shall bind the executor(s) and the administrator(s) and
the successor(s) and the assigns of the Covenanting Purchaser
and shall not be revoked by the Covenanting Purchaser or by
the death incapacity or the winding up (as the case may be) of
the Covenanting Purchaser; and
(d) in the event of the Covenanting Purchaser selling or otherwise
disposing of the Property, the Covenanting Purchaser shall
sell or otherwise dispose of the Property upon the condition
that the purchaser or assignee thereof shall enter into the
same binding covenants on terms similar in scope and extent as
the covenants (a), (b) and (c) hereinbefore contained and this
covenant (d).
PROVIDED that the Covenanting Purchaser complying with performing the
covenant (d) hereinabove contained, the Covenanting Purchaser shall not
be liable for any breach of the covenants (a), (b) and (c) hereinbefore
contained which may happen after the Covenanting Purchaser shall have
sold or otherwise disposed of the Property in respect
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whereof such purchaser or assignee shall have entered into such
covenants similar in scope and extent as the covenants (a), (b), (c)
and (d) hereinbefore contained."
23. Registration
This Agreement shall be registered at the Land Registry within 1 month
from the date hereof.
24. Release of purchase money
If and so long as there is a mortgage of or charge on the Property, all
money paid hereunder shall be paid to Messrs. Deacons Xxxxxx & Xxxxx as
stakeholders and shall be applied by them only for the purpose of
obtaining reassignment/release of the Property.
25. Notices
Any notice required to be given hereunder shall be deemed to have been
validly given if addressed to the party to whom the notice is given and
sent by ordinary prepaid post to the address of such party herein
stated or to his last known address if a notification of change of
address has previously been given to the other party or his solicitors
and shall be deemed to have been served on the second business day
after the date of posting.
26. The provisions of Clause 12 shall survive completion of the sale and
purchase by the Assignment.
27. Public Holiday etc.
If the day on which completion of the sale and purchase is to take
place as hereinbefore provided shall fall on a public holiday or on a
day on which Typhoon Signal No. 8 or above is hoisted or Rainstorm
Black Warning is issued at any time between the hours of 9:00am and
5:00pm, completion of the sale and purchase shall be automatically
postponed to the immediately following day which is not a public
holiday and on which no Typhoon Signal No. 8 or above is hoisted or
Rainstorm Black Warning is issued at any time between the hours of
9:00am and 5:00pm.
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28. Marginal Notes
The marginal notes to this Agreement shall not be deemed to be part
hereof and shall not affect the interpretation or construction of this
Agreement.
29. Stamp Duty Ordinance
For the purpose of section 29B(l) and (5) of the Stamp Duty Ordinance,
the matters to be specified are as set out in Schedule 5 hereto.
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SCHEDULE 1
(a) Vendor : City Empire Limited
whose registered office is situate at 00xx Xxxxx, Xxxx Xxx Xxxx
Xxxxxx, Xxxxxxxx Road, Tsim Sha Tsui, Hong Kong
BR No.: 14786250-000-07
(b) Purchaser : Wealth-In Investment Limited
whose registered office is situate at 21th
Floor, Railway Plaza, 00 Xxxxxxx Xxxx Xxxxx,
Xxxxxxxxxxx, Xxxxxxx
BR No.: 21532723
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SCHEDULE 2
GOVERNMENT GRANT
(a) Conditions of Exchange No. 12280 as varied on modified by a
Modification Letter dated 14 July 1995 and registered in the Land
Registry by Memorial No. 6359772 and a Modification Letter dated 2
January 1997 and registered in the Land Registry by Memorial No.
6885652.
(b) Parties : (i) City Empire Limited
(ii) District Lands Officer, Hong Kong West on behalf
of the Governor of Hong Kong
(c) Date : 17 November 1993
(d) Term : Commencing on 17 November 1993 and expiring on
30 June 2047
(e) User : private residential purposes
(f) Lot Number : Inland Lot No. 8410
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SCHEDULE 3
PROPERTY
All Those 251 equal undivided 17,334 parts or shares of and in the land which
for the purposes of identification is shown on the site plan attached hereto and
thereon coloured pink and of and in the Building TOGETHER with the sole and
exclusive right to the use occupation and enjoyment of ALL THAT FLAT B on the
20th FLOOR of the Building as shown and designated "B" on the Floor Plan hereto
attached and thereon coloured pink.
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SCHEDULE 4
PURCHASE PRICE
The purchase price mentioned in Clause 3(l) shall be HK$39,732,000.00 and shall
be paid by the Purchaser to Messrs. Deacons Xxxxxx & Xxxxx as follows :-
(1) an initial deposit of HK$2,000,000.00 has been paid by the Purchaser to
the Vendor on signing of the agreement preliminary to this Agreement.
(2) a further deposit of HK$1,973,200.00 is payable by the Purchaser to the
Vendor's solicitors as stakeholders on or before 24 February 1998.
(3) a part payment of HK$3,973,200.00 is payable by the Purchaser to the
Vendor's solicitors as stakeholder on or before 3 March 1998.
(4) the balance of the purchase price in the sum of HK$31,785,600.00 is
payable by the Purchaser to the Vendor's solicitors as stakeholder on
completion.
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SCHEDULE 5
Matters required to be specified under Section 29B(5) of the Stamp Duty
Ordinance:
(a) (1) Name of the Vendor - See Schedule 1
Address/Registered
Office of the Vendor -
(2) Name of the Purchaser - See Schedule 1
Address/Registered
Office of the Purchaser -
(b) (1) Business Registration - See Schedule 1
Number of the Vendor -
(2) Business Registration/Identification Number
of the Purchaser - See Schedule 1
(c) Description and location
of the Property - See Schedule 3
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(d) The Property is residential property within the meaning of Section
29A(1) of the Stamp Duty Ordinance.
(e) Date of this Agreement - 7 March 1998
(f) This Agreement was preceded by a provisional agreement on the same
terms made between the same parties on the 20 February 1998.
(g) The agreed date for the conveyance on sale or assignment of the
Property is 8 April 1998.
(h) There is an agreed consideration for the conveyancing on sale or
assignment that is to, or may, take place pursuant to this Agreement
and the amount of the consideration is HK$39,732,000.00.
(i) There is no other consideration which the parties signing this
Agreement know has been paid or given, to any person for or in
connection with this Agreement or any conveyance on sale or assignment
pursuant to this Agreement (excluding legal expenses).
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AS WITNESS the hands of the said parties hereto the day and year first above
written.
SIGNED by Xxxxxx Xxx )
for and on behalf of the Vendor ) /s/ Xxxxxx Xxx
whose signature is verified by:- )
/s/ Xxxx Xxxxxxxx
Solicitor, Hong Kong, SAR
SIGNED by Xxxxx Xxxxx Hing )
for and on behalf of the Purchaser ) /s/ Xxxxxx Xxxxx Hing
in the presence of:- )
/s/ Xxxxxx Xxx Xxx, Xxxxx
Solicitor, Hong Kong, SAR
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RECEIVED the day and year first above written )
)
of and from the Purchaser the above mentioned )
)
deposit of DOLLARS ONE MILLION NINE ) HK$1,973,200.00
HUNDRED AND SEVENTY THREE )
THOUSAND AND TWO HUNDRED )
/s/ Messrs. Deacons Xxxxxx & Xxxxx
as stakeholders
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[NO. 1 MAY ROAD, H.K. FLOOR PLAN ARTWORK]
