CORIO UNIT TRUST

New Industrial Facility 20 Year Lease

7.1% p.a. income, Paid Monthly

WHY PEOPLE CHOOSE PEAK EQUITIES

Communication and Information

Contents

OFFER DETAILS

PROPERTY DETAILS

TENANT DETAILS

FINANCIAL SUMMARY & INCOME FORECASTS

MANAGER’S ENTITLEMENTS PEAK PROFESSIONALS RISK FACTORS ADDITIONAL INFORMATION APPLICATION FORM

SOPHISTICATED INVESTOR CERTIFICATION

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Offer Details

1. The Trust - Peak Equities Pty Ltd is Trustee of the CORIO UNIT TRUST, established on 20th September 2021. The principal activity of the Trust will be the acquisition of the investment property at 75 Obriens Rd, Corio, VIC 3214

2. Due Diligence - Peak Equities Pty Ltd (the Trustee) has completed its due diligence investigations and is currently engaged in late-stage negotiations with the Vendor in relation to contract and lease terms, including details of guarantees to be provided.

Subject to the satisfactory outcome of that process, an unconditional contract is expected to be signed in early October 2021 with settlement estimated for the end of 2022.

3. Purchase Price - The purchase price has been agreed at $21,250,000.

4. Term of the Syndicate - The Trustee intends to hold the property for long term rental yield and accordingly there is no defined term for the trust. However, the Trustee has discretion to sell the trust property at any time, if it considers that it is in the interest of Unitholders to do so and it is expected that the Trust would be wound up following any such disposal.

5. Liquidity - The Trustee undertakes that Investors in the Trust will be entitled to exit their investment at full market value at any time after the 6th anniversary of the establishment of the Trust.

6. Forecast Distribution Rate - The Trustee proposes to make monthly cash income distributions to investors commencing at the rate of 7.1% per annum.

7. Funding - Mortgage funding will be required to settle the property purchase upon completion of construction in 2022. Indicative approval has been received from ING on favorable terms, to advance 52.5% of the contract purchase price on an interest-only basis with no recourse to investors in the Trust.

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The cost of mortgage funding is expected to commence at just under of 2% per annum, subject to prevailing interest rates at the relevant date, and for conservatism has been modelled to increase steadily over the holding period. Competitive offers from other lenders will be sought prior to finalising lending arrangements. To complete the purchase, the Trustee proposes to raise Equity Capital from investors of $12 million.

8. Applications for Units - Each Investor may apply for between 50 and 500 Ordinary Units of $1,000 each in the capital of the Trust (Investment Value $50,000 to $500,000). Applications may only be made on the Application Form attached to this Information Memorandum.

9. Offer Period - The offer will remain open until the full subscription has been allocated. The Trustee has complete discretion as to the number of Units (if any) to be allocated to each applicant.

10.Instalment payments - Once the Trustee has confirmed the allocation of Units to an applicant, the investor must remit the first instalment, equal to 37.5% of the allotted value of the units, directly into the specified solicitor’s trust account within 14 days (see Application Form for details). The second instalment, equal to 55% of the allotted value of the units will be due approximately 6 months after the initial instalment, expected in March or April 2022.

11.Balance Payment - The remaining balance of up to 7.5% of the allotted value of the units will be payable once the construction is complete, a certificate of occupancy has been issued and the lease has commenced, is expected to be called towards the end of 2022.

12.Offer Limited to Wholesale Investors -

The Offer is available exclusively to Wholesale or Sophisticated Investors as defined in the Corporations Act.

13.Trust Documents - Prior to confirming their investment, intending Unitholders may request a copy of the Trust Deed of the Corio

Unit Trust, on a strictly confidential basis.

Yield on Equity (inc. Founder Units)

Distribution rate

6.97%

7.10%

7.13%

7.10%

7.28%

7.10%

7.46%

7.10%

7.63%

7.10%

7.96%

7.10%

8.29%

7.10%

Category

Establishment Fee

Description

The Manager charges an initial fee calculated as a percentage of the Acquisition Cost of the investment property, including stamp duties and other statutory transaction costs.

Entitlements

3.50% of Acquisition Cost

Interests associated with the Manager have

Founder Unitsbeen allotted 240 Founder Units in the capital of the Trust.

Founder Units are entitled to 3.1% of the income and capital of the Trust, as well as 20% of the capital gains of the Trust upon sale of the asset in excess of an IRR

of 7.1%

Risk Factors

Intending Investors should be aware of the following risks associated with an investment in the Trust and are advised to seek independent advice before committing to an investment in the Trust.

General Investment Risk and Specific COVID-19 Risk

Whilst the revenue forecasts provided in this Information Memorandum have been carefully formulated based on current market conditions and reasonable assessment of future conditions, unforeseen or uncontrollable circumstances may arise during the term of the Trust which adversely affect the projected income streams and/or future capital values. There is no guarantee the financial forecasts in this IM will be achieved. There are a number of risk factors, including uncertainties associated with the Coronavirus pandemic, which could impact on the projected income, the tax effectiveness of any distributions, and the return of capital or capital growth.

An investment of this nature carries a certain level of commercial risk, and the performance of the Trust may be affected by a number of factors, many of which are outside the control of the Manager. Some of the significant risks and the way the Manager aims to mitigate those risks are set out in the sections below. Please note the Manager cannot eliminate all risks and cannot promise that the way it manages them will always be successful.

Liquidity Risk

Units in the Trust will be illiquid for a period of six years, and during that time they may not be readily saleable.

The Manager has no obligation to purchase or redeem Units during the first 6 years of the life of the Syndicate. There is no established secondary market for Units and transfers may only be affected in accordance with the Trust Deed.

Property Risks

Property investment by its nature involves risk, and an investment in the Trust is no different. The Manager cannot guarantee the occupancy rate of the property, nor the income available for distribution to investors.

Neither can the Manager warrant that any sale of the property will generate capital gains to the investors.

Tenant Risks

Thornton Engineering are both the developer and tenant of the facility and accordingly, the performance of the fund relies on them meeting their obligations both under the contract of sale and the lease. The manager will endeavour to mitigate this risk via measures such as independent quantity surveyor checks and lease guarantees, but ultimately it cannot guarantee Thornton's performance.

Insurance Risks

The Manager will insure the Property for full replacement value. However, the circumstances of a particular loss or the specific provisions of the insurance policy may preclude a claim being accepted by the insurer. Additionally, there is a risk that the insurance money received may not be adequate to compensate the Trust.

Forecasting Risks

The Manager does not guarantee the indicated earnings and rate of distribution set out in this IM. Investors should make their own reasonable enquiries and form an independent opinion of the future performance

of the Trust. The forecast financial information has been derived from financial models which have been developed by the Manager. There is a risk that the models may not be accurate as a result of one or more incorrect assumptions. Assumptions are generally only a best estimate at a point in time.

Borrowing Risks

It is intended to partially fund the purchase of the property with debt. There is no guarantee the debt funding will ultimately be made available by the bank. The Manager will be required to meet various conditions before the funding can be drawn down. If the debt funding is not provided the Manager will need to seek an alternative lender and/ or raise additional equity. Debt funding will be secured against the Property, with no recourse to investors.

A default under the terms of the loan may lead to the financier exercising its security and selling the Property for a price lower than that which might have been achieved in normal circumstances. This may have a negative impact on the performance of the Trust and potentially

a loss of investors’ capital.

Additional Information

MATERIAL CONTRACTS

The following is a summary of documents significant or material to the Fund and its activities. This section only contains a summary, which means that all the provisions of each material document are not fully described.

Copies of material documents (subject to excluding confidential commercial terms) may be requested from Peak Equities Pty Ltd. (Peak)

1. Purchase Contracts

Peak Equities Pty Ltd will execute a Purchase Contract upon the completion of satisfactory Due Diligence investigations, in early October 2021.

2. The Trust Deed

The CORIO UNIT TRUST was created on 20th September 2021, with Peak Equities Pty Ltd as trustee and Founder Unitholders being Arrabri Nominees Pty Ltd as trustee for the Borsky Family Trust; Killila Property Group Pty Ltd as trustee of the Killila Discretionary Trust; and TTS (Retail) Pty Ltd as trustee for the D Borsky Family Trust, O'Hoy Super Pty Ltd as trustee for Jennifer O'Hoy Superannuation Fund, Ian Foote Computer Services Pty Ltd as trustee for The Foote Superannuation Fund.

The entitlements of the special classes of Units are as follows:

Founder Units are issued at $1.00 each. Following the allotment of Ordinary Units, Founder Unitholders will be entitled, in aggregate, to receive 3.1% of all distributions of income and capital of the Trust as well as 20% of the capital gains of the Trust as reflect an IRR in excess of of 7.1%.

3. Management Deed

The Trustee has appointed Peak Equities Management Pty Ltd (PEM) to manage the affairs of the Trust, including the negotiation of purchase terms of the trust property; the conduct of all due diligence activities; day-to-day management of the property; attendance to all Unitholder communications; trust accounting;

compliance with all statutory obligations and requirements; and the eventual sale of the trust property. Details of the Manager’s remuneration are set out in the body of this Investment Memorandum. Details of the Manager’s rights and responsibilities are set out in the

Management Deed dated October 1st, 2021.

Copies of the Trust Deed and Management Deed may be provided to Unitholders, subject to execution of a non-disclosure agreement, upon receipt of a written request.

DISCLOSURE OF INTERESTS

Investors are made aware that the Directors and other officers of Peak Equities Pty Ltd are directors, shareholders and beneficiaries in the below-listed entities which are the subject of commercial dealings with the Trust:

1.Peak Equities Management Pty Ltd (Manager of the Trust, acting as trustee for the Peak Unit Trust). Peak Equities Management Pty Ltd is associated with Tom Borsky and David Borsky, of Peak Equities Pty Ltd.

2.Arrabri Nominees Pty Ltd as trustee for the Borsky Family Trust, is an initial holder of Founder Units in the Trust. Arrabri Nominees Pty Ltd is associated with Tom Borsky, a shareholder of Peak Equities Pty Ltd and Peak Equities Management Pty Ltd. The Borsky Family Trust is a beneficiary of the Peak Unit Trust.

3.TTS (Retail) Pty Ltd, as trustee for the D Borsky Family Trust, is an initial holder of Founder Units in the Trust. which is a beneficiary of the Peak Unit Trust. TTS (Retail) Pty Ltd is associated with David Borsky, a director of Peak Equities Pty Ltd and Peak Equities Management Pty Ltd. The D Borsky Family Trust is a beneficiary of the Peak Unit Trust.

4.Killila Property Group Pty Ltd as trustee of the Killila Discretionary Trust, is an initial holder of Founder Units in the Trust. Killila Property Group is associated with Mr James Weaver, a director of Peak Equities Pty Ltd.

5.O'Hoy Super Pty Ltd as trustee for Jennifer O'Hoy Superannuation Fund, is an initial holder of Founder Units in the Trust. O’Hoy Super Pty Ltd is associated with Mr Trevor O’Hoy, a director of Peak Equities Pty Ltd

6.Ian Foote Computer Services Pty Ltd as trustee for The Foote Superannuation Fund, is an initial holder of Founder Units in the Trust. Ian Foote Computer Services Pty Ltd is associated with Mr Ian Foote, a director of Peak Equities Pty Ltd

7.DJMBar Pty Ltd acts as trustee for the DJMBar Trust. Mr Dan Magree is a member of the Peak Equities Advisory Board and is a Responsible Officer pursuant to the Peak Equities Pty Ltd AFS Licence. DJMBar receives consulting fees from Peak Equities Management Pty Ltd.

ANTI-MONEY LAUNDERING AND COUNTER-TERRORISM FINANCING

The Anti-Money Laundering and Counter-Terrorism Financing Act 2006 (AML/CTF) requires entities such as Peak Equities Pty Ltd to maintain a program that identifies, mitigates and manages money laundering and terrorism-financing risks associated with its business. In this regard, the Trustee may require investors to provide additional information for identification and verification purposes. Please note that the Trustee may not accept an Application to invest in the Fund until it is satisfied that the identity of the Investor has been verified in accordance with the requirements of the AML/CTF.

If you do not provide a completed Application Form, this may delay the processing of your Application or result in your Application being declined.

PRIVACY PROVISIONS

Peak Equities Pty Ltd is committed to the protection of your personal information in accordance with the Australian Privacy Principles set out in the Privacy Act 1988.

All personal information held by Peak Equities will be governed by Peak’s most recent Privacy Policy. This Privacy Policy applies to the collection, use and disclosure of personal information. Peak collects your personal information for the purpose of providing its property acquisition and funds management services. The information will not be made available to third parties other than required by our privacy policy and applicable law and to service providers necessary for us to conduct our business activities. If we cannot collect personal information from you, we may not be able to perform the activities listed above.

The personal information collected from you on the Application Form is used to evaluate your Application for Units in this Trust as well as to issue Units, service your needs as a Unitholder and administer the Trust. This includes information that Peak Equities Pty Ltd must pass on to Peak Equities Management Pty Ltd, and other service providers. The personal information you provide is kept for record keeping purposes. If you do not provide the necessary personal information, your Application may not be processed. Once personal information is no longer needed for the Fund and Peak’s records, it is destroyed or de-identified. Your personal information may be disclosed overseas.

Unitholders have a right to access the information about them held by Peak and to correct any errors as set out in our Privacy Policy. Please advise us of any information that appears inaccurate or incomplete (especially your address and correct investing entity name).

You can call Peak on +61 (03) 9863 8380 or write to Peak at the address listed below to access the information held about you by Peak. If you have any complaint in relation to the manner in which your information has been handled, please contact us.