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20250603_CBDK_Informasi Transaksi Afiliasi_31891144_lamp2.pdf
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DISCLOSURE OF INFORMATION TO THE SHAREHOLDERS OF
PT BANGUN KOSAMBI SUKSES Tbk
(the “COMPANY”)
THIS INFORMATION DISCLOSURE IS SUBMITTED BY THE COMPANY IN ORDER TO COMPLY WITH THE
PROVISIONS OF THE FINANCIAL SERVICES AUTHORITY REGULATION NUMBER 42/POJK.04/2020 CONCERNING
AFFILIATED TRANSACTIONS AND CONFLICT OF INTEREST TRANSACTIONS
PT BANGUN KOSAMBI SUKSES Tbk
Main Business Activities:
Engaged in Real Estate and Activities of Holding Company
Domiciled in Tangerang Regency
Head Office: Correspondence Office:
Jl. Inspeksi PIK 2, Office Tower Agung Sedayu Group Lt 10,
Terusan Jalan Perancis No.5 Jl. Marina Raya, Kamal Muara, Penjaringan,
Tangerang 15211, Indonesia Jakarta Utara, 14470
Tel. (+62) 21 - 50282888 Tel. (+62) 21 - 39734100
Fax. (+62) 21 - 50282888 Fax. (+62) 21 - 39734111
E-mail: corporate.secretary@cbdpik2.com
Website: www.cbdpik2.com
This Disclosure of Information is published in Jakarta on 3 June 2025
Page 2
DEFINITION
BKS : means PT Bangun Kosambi Sukses Tbk, which constitutes as majority
shareholder of CGIC
CGIC : means PT Cahaya Gemilang Indah Cemerlang, which constitutes subsidiary
of BKS
Company : means PT Bangun Kosambi Sukses Tbk
OJK : means Otoritas Jasa Keuangan or Financial Services Authority
Menkumham : means Menteri Hukum dan Hak Asasi Manusia Republik Indonesia or Minister
of Law and Human Right of Republic of Indonesia
OJK Regulation 17/2020 : OJK Regulation Number 17/POJK.04/2020 on Material Transactions and
Changes in Business Activities
OJK Regulation 42/2020 : OJK Regulation Number 42/POJK.04/2020 on Affiliated Transactions and
Conflict of Interest Transactions
Transaction : means a capital injection transaction by BKS into CGIC through the issuance
of new shares by CGIC, all of which are subscribed by BKS, resulting in an
increase in CGIC's capital and a shareholding participation by BKS in CGIC
as described in the Transaction Description of this Information Disclosure.
INTRODUCTION
This Disclosure of Information is made in relation to the Transaction with a total value of IDR 91,650,000,000,-, with the
increasing of paid up capital of CGIC and issuance of new shares by CGIC which are entirely subscribed by BKS, hence
there will be increase of capital in CGIC and the share investment by BKS in CGIC from 64.62% to 71.68%
As of the date of this Disclosure of Information is published, CGIC has been already the subsidiary of BKS with the ownership
of 64.62%, hence in accordance with the provisions of POJK 42/2020, the Transaction in question is an Affiliate Transaction
that must comply with the provisions and procedures stipulated in POJK 42/2020.
DESCRIPTION OF THE TRANSACTION
1. Date of Transaction
The date of Transaction is the date of issuance of approval and proof of notification to the Ministry of Law And Human
Right of Republic of Indonesia of the Deed of Restatement of Circular Resolution of Shareholders of CGIC No. 02
dated 2 June 2025, made before Edison Djingga, S.H., Notary in North Jakarta Administrative City, in accordance to
Letter of Receipt of Notification on the change of Articles of Association No. AHU-AH.01.03-0148610, dated
2 June 2025.
2. Object of Transaction
The Capital payment injected by BKS to CGIC with the paid up capital increase of CGIC and issuance of new shares
by CGIC which are entirely subscribed by BKS.
3. Value of the Transaction and Information On the Change of Share Ownership of BKS in CGIC
Value of Transaction The Value of the Transaction is in the amount of IDR 91,650,000,000.,-
Page 3
Change of Percentage of Share COMPOSITION OF INITIAL SHAREHOLDING
Ownership in CGIC - PT Bangun Kosambi Sukses Tbk, in the number of 182,682 shares, or equal
to 64.62% of issued and paid up capital;
- PT Agung Sedayu, in the number of 50,000 shares, or equal to 17.69% of
issued and paid up capital; and
- PT Tunas Mekar Jaya, in the number of 50,000 shares, or equal to 17.69%
of issued and paid up capital.
COMPOSITION OF SHAREHOLDING AFTER CAPITAL INCREASE
- PT Bangun Kosambi Sukses Tbk, in the number of 253,182 shares, or
equal to 71.68% of issued and paid up capital;
- PT Agung Sedayu, in the number of 50,000 shares, or equal to 14.16% of
issued and paid up capital; and
- PT Tunas Mekar Jaya, in the number of 50,000 shares, or equal to 14.16%
of issued and paid up capital.
LEGAL BASE OF THE CHANGE OF SHARE OWNERSHIP
Deed of Restatement of Circular Resolution of Shareholders of CGIC No. 02 dated
2 June 2025, made before Edison Djingga, S.H., Notary in North Jakarta
Administrative City, in accordance to Letter of Receipt of Notification on the change
of Articles of Association No. AHU-AH.01.03-0148610, dated 2 June 2025.
4. Transactions Parties and Relation with the Company
The Parties carried out the Transactions are consisting of:
a. The issuer of New Shares
CGIC, which constitues the subsidiary of BKS
b. The Subscriber of the New Shares
BKS, constitutes the majority shareholder of CGIC
5. Nature of the Affiliated Relationships of Transaction Parties with the Company
a. From the Issuer of Share Side:
64.62% shares of CGIC owned by BKS
b. From the Subscriber of Share Side:
BKS as the holder/owner of 64.62% shares of CGIC
6. Considerations and Reasons for Conducting the Transaction Compared to Other Similar Transaction with
Non-Affiliated Parties
The Transaction was carried out with an Affiliated party and not with other third parties, with the consideration of
maintaining or even increasing BKS's share ownership in CGIC, hence reducing the risk of dilution of BKS's share
ownership in CGIC.
By conducting the Transaction, the Company continuously seeks potential business opportunities that can maximize
the investment value of the Company and its subsidiaries in the future. The Company views the property industry as
having significant potential to positively contribute to its business development and to create optimal business synergy,
particularly in the development of the PIK2 area. This allows the Company and its subsidiaries to capture a substantial
portion of the future economic benefits, which in turn is expected to enhance the Company’s consolidated financial
performance and deliver added value to its shareholders.
Page 4
The Transaction represents one of the Company’s strategic steps and risk mitigation efforts to increase its ownership
in CGIC, whereby the proceeds from the Transaction will be utilized to support CGIC’s working capital and/or capital
expenditure needs. This is expected to enhance the efficiency and effectiveness of funding sources in relation to its
operational activities.
Furthermore, the acquisition of new shares through the Transaction, leading to an increase in ownership structure in
CGIC, will further strengthen the Company's level of control over CGIC in the future. Once the Transaction becomes
effective, the Company expects to generate potential returns that can support increased liquidity and consolidated
financial performance, ultimately providing added value to the Company and all its shareholders in the long term.
SUMMARY OF PROPERTY VALUATION REPORT
The Company has appointed Kantor Jasa Penilai Publik (KJPP) Suwendho Rinaldy dan Rekan (KJPP SRR), an authorized
KJPP based on the Decree of the Minister of Finance No. 2.09.0059 dated August 20, 2009 which is registered as a capital
market supporting profession at OJK with a Letter of Registration of Capital Market Supporting Profession from OJK
No. STTD.PPB-05/PJ-1/PM.02/2023 dated June 8, 2023 (Property and Business Valuer), has been assigned by the
management of the Company to provide an opinion as an independent valuer of the market value of the property of PT Cahaya
Gemilang Indah Cemerlang (“CGIC”) in accordance with the proposal of KJPP SRR No. 250303.003/SRR-JK/SPN-
A/CBDK/OR dated March 3, 2025 which has been approved by the management of the Company.
The following is a summary of the property valuation report as outlined in the Property Valuation Report on/of the Name of
PT Cahaya Gemilang Indah Cemerlang No. 00117/2.0059-02/PI/03/0242/1/III/2025 dated 14 March 2025:
1. Objective and Purpose of the Valuation
The objective of the valuation of the Object of Valuation is to provide an opinion on the market value, as of the valuation
date, of the Object of Valuation, expressed in Rupiah. The purpose of the above assignment is to provide information to
the Company regarding the market value of the Object of Valuation which will be used to support the valuation of CGIC
shares conducted by KJPP KR.
2. Assumptions and Limiting Conditions
The assumptions and limiting conditions used in the valuation are as follows:
- The valuation report of the Object of Valuation is a non-disclaimer opinion report;
- KJPP SRR has reviewed the documents used in the valuation process of the Object of the Valuation;
- The data and information used in the valuation of the Object of the Valuation are sourced from and or validated by
the Indonesian Society of Appraisers (“MAPPI”);
- KJPP SRR is responsible for the implementation of the preparation of the valuation report of the Object of Valuation;
- The valuation report of the Object of Valuation is a report that is open to the public unless there is confidential
information, which may affect the Company's operations;
- KJPP SRR is responsible for the valuation report of the Object of Valuation and the conclusion of the final value;
- KJPP SRR has reviewed the legal status of the Object of Valuation.
3. Main Assumptions
The valuation does not take into account the costs and taxes incurred due to the sale and purchase, as regulated in
OJK Regulation No. 28/POJK.04/2021 dated 28 December 2021 regarding Valuation and Presentation of Property
Valuation Reports in the Capital Market (“POJK 28/2021”) and the Code of Ethics of Indonesian Appraisers and Indonesian
Valuation Standards VII Edition 2018 (“KEPI & SPI”).
Page 5
4. The Object of Valuation
The object valued in this valuation is the Object of Valuation, namely property on/of the name of CGIC in the form of land
under development area 1,234,201.00 m² and fixed assets (office equipment and CIP) located in Desa Tanjung Burung
and Desa Pangkalan, Kecamatan Teluknaga, Kabupaten Tangerang, Propinsi Banten.
5. Inspection of the Object of Valuation
Physical inspection of the Object of Valuation was conducted on 4 March 2025.
6. Date of Valuation
The date of valuation is set as of 31 December 2024. This date was chosen based on consideration of the purpose and
objective of the valuation.
7. Valuation Approach
Approaches applied in this valuation are as follows:
- Market Approach
The market approach is a valuation approach that uses transaction or offering data on properties that are
comparable and similar to the Object of Valuation which is based on a comparison and adjustment process.
The market approach is used in the valuation of Object of Valuation in the form of land under development by
considering that at the time of field inspection, comparable and similar property comparable data is found that can
be used in the valuation process.
- Cost Approach
The cost approach is a valuation approach to obtain an indication of the value of the Object of Valuation based on
the cost of reproduction new dan cost of replacement new cut-off date after deducting depreciation.
Cost approach is used in this valuation considering that cost of reproduction/replacement new and depreciation of
office equipment can be estimated and at the time of site inspection.
8. Valuation Conclusion
Based on the result of valuation from the independent valuer KJPP SRR, the market value of the property on/of the name
of CGIC as of 31 December 2024 is amounted to IDR 2,572,372,024,000,00.
SUMMARY OF APPRAISER'S REPORT ON THE SHARE VALUATION
Kantor Jasa Penilai Publik (“KJPP“) Kusnanto & Rekan (“KR“) as registered KJPP based on the Ministry of Finance Decree
No. 2.19.0162 dated 15 July 2019 and listed as a capital market supporting profession of the OJK under Registered Letter of
Capital Market Supporting Profession of OJK No. STTD.PB-01/PJ-1/PM.223/2023 (business appraiser), has appointed by the
Company’s management to give an opinion as independent appraisers on the market value of 100.00% minority shares of
CGIC in accordance to the engagement letter No. KR/250417-002 dated 17 April 2025 which was approved by the Company’s
management.
The following is a summary of the report of the market value of 100.00% minority shares of CGIC as stated in report
No. 00072/2.0162-00/BS/03/0153/1/V/2025 dated 30 May 2025.
1. Transaction Parties
The transacting parties in the Transaction are the Company and CGIC.
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2. The Valuation Object
The valuation object is the market value of 100.00% minority shares of CGIC.
3. The Objective and Purpose of The Valuation
The objective of the valuation is to obtain an independent opinion on the market value of the valuation object stated in
Rupiah and/or its equivalency as of 31 December 2024.
The purpose of the valuation is to provide an overview on the market value of the valuation object which would then be
used as a reference and consideration by the Company's management in accordance to the implementation of the
Transaction and to comply with the applicable regulations, i.e. OJK Regulation 42/2020.
This valuation was performed in compliance with the provisions of POJK 35/2020 and Indonesian Valuation Standards
2018, Revised Edition SPI300, SPI310, SPI320, SPI330.
4. Assumptions and Limiting Conditions
This valuation was prepared based on the market and economic conditions, general business and financial conditions
as well as applicable Government regulations until the date of issuance of this valuation report.
The valuation of the Valuation Object performed with the adjusted net asset method method was based on CGIC’s
audited financial statements. KJPP KR have made some adjustments to the financial statements to describe the market
value. KJPP KR are responsible for the valuation and the fairness of the financial statements based on the historical
performance of CGIC and the information from the management of CGIC to such financial statements projections.
KJPP KR are also responsible for the valuation report of CGIC and the final value conclusion.
In the valuation assignment, KJPP KR assumed the fulfillment of all conditions and obligations of the Company.
KJPP KR also assumed that from the date of the valuation until the date of issuance of the valuation report, there were
no changes that could materially affect the assumptions used in the valuation. KJPP KR are not responsible to reaffirm
or to supplement or to update KJPP KR opinion due to the changes in the assumptions and conditions as well as events
occurring after the report date.
In performing the analysis, KJPP KR assumed and relied on the accuracy, reliability, and completeness of all financial
information and other information provided to us by the Company and CGIC or publicly available which were essentially
true, complete and not misleading and KJPP KR are not responsible to perform an independent investigation of such
information. KJPP KR also relied on assurances from the management of the Company and CGIC that they did not know
the facts which led to the information given to us to be incomplete or misleading.
Page 7
The valuation analysis of the valuation object was prepared using the data and information as disclosed above. Any
changes to the data and information may materially affect the outcome of KJPP KR opinion. KJPP KR are not responsible
for the changes in the conclusions of KJPP KR valuation as well as any losses, damages, costs or expenses caused by
undisclosed information which led the data obtained to be incomplete and/or could be misinterpreted.
Since the result of KJPP KR valuation extremely depended on the data and the underlying assumptions, the changes in
the data sources and assumptions based on market data would change the result of our valuation. Therefore, KJPP KR
stated that the changes to the data used could affect the result of the valuation and that such differences could be
material. Although the content of this valuation report had been prepared in good faith and in a professional manner,
KJPP KR are unable to accept the responsibility for the possibility of the differences in KJPP KR conclusion caused by
additional analysis, the application of the valuation result as a basis to perform the analysis of the transaction or any
changes in the data used as the basis of the valuation. The valuation report of the Valuation Object represents a
non-disclaimer opinion and is an open-for-public report unless there was confidential information on such a report, which
might affect the operation of the Company and CGIC.
KJPP KR’s work related to the valuation of the Valuation Object was not and could not be interpreted in any form, a
review or an audit or implementation of certain procedures of financial information. The work was also not intended to
reveal weaknesses in internal control, errors or irregularities in the financial statements or violation of the law.
Furthermore, KJPP KR have also obtained the information on the legal status CGIC based on the articles of association
of CGIC.
5. The Valuation Methods Applied
Considering that based on information obtained from the Company's management, as of 31 December 2024, CGIC had
not yet started commercial operations, the valuation methods applied in the valuation of the Valuation Object is adjusted
net asset method.
In performing the valuation using the adjusted net asset method, the value of all components of assets and liabilities must
be adjusted to their market value, except for components that already reflect their market value (such as cash/bank or
bank debt). The overall market value of the company is then obtained by calculating the difference between the market
value of all assets (both tangible and intangible) and the market value of liabilities.
The approaches and valuation methods above KJPP KR are considered to be the most suitable to be applied in this
assignment and had been approved by the management of the Company and CGIC. It is possible that the application of
other valuation approaches and methods may give different results.
6. The Valuation Conclusion
Based on the analysis of all data and information that KJPP KR have received and by considering all relevant factors
affecting the valuation, therefore in KJPP KR opinion, the market value of the valuation object as of 31 December 2024
was IDR 379.26 billion.
Page 8
SUMMARY OF APPRAISER'S REPORT ON THE FAIRNESS OF THE TRANSACTION
KJPP KR as the official KJPP based on the Decree of the Minister of Finance No. 2.19.0162 dated 15 July 2019 and registered
as a capital market support professional service office at the OJK with a Capital Market Support Professional Registration
Certificate from the OJK No. STTD. PB-01/PJ-1/PM.223/2023 (business appraiser), has been appointed by the Company's
management to provide a fair opinion on the Transaction in accordance with the letter of assignment No. KR/250417-002
dated 17 April 2025 that has been approved by the Company's management.
The following is a summary of the report of the fairness opinion on the Transaction as stated in report
No. 00074/2.0162-00/BS/03/0153/1/VI/2025 dated 2 June 2025.
1. Parties Involved in The Transaction
The parties involved in the Transaction are the Company and CGIC.
2. The Valuation Object
The object of the transaction in the fairness opinion of the Transaction is the transaction where CGIC has increased its
issued and paid-up capital, which will be subscribed by the Company for 70,500 shares with a nominal value of
IDR 500,000 per share, equivalent to 19.96% of CGIC shares, at an exercise price of IDR 1.30 million per share, resulting
in a total transaction value of IDR 91.65 billion.
3. Purpose of Fairness Opinion
Purpose and objective of the preparation of the fairness opinion on the Transaction is to provide an overview on the
fairness of the Transaction to the Company’s Directors from financial aspects and to comply with the applicable
regulations, i.e. OJK Regulation 42/2020.
The fairness opinion report was prepared in compliance with the provisions of POJK 35/2020 and SPI.
4. Assumptions and Limiting Conditions
The fairness opinion analysis on the Transaction was prepared using the data and information as disclosed above, such
data and information of which KJPP KR have reviewed. In performing the analysis, KJPP KR relied on the accuracy,
reliability and completeness of all financial information, information on the legal status of the Company and other
information provided to us by the Company or publicly available and KJPP KR are not responsible for the accuracy of
such information. Any changes to the data and information may materially influence the outcome of our opinion.
KJPP KR also relied on assurances from the management of the Company that they did not know the facts which led to
the information given to us to be incomplete or misleading. Therefore, KJPP KR are not responsible for the changes in
the conclusions of our fairness opinion caused by changes in those data and information.
The Company's financial projections before and after the Transaction was prepared by the Company's management.
KJPP KR have reviewed such financial projections and those financial projections have described the operating
conditions and performance of the Company. Overall, there were not any significant adjustments to be made to the
performance targets of the Company.
Page 9
KJPP KR did not perform an inspection of the Company's fixed assets or facilities. In addition, KJPP KR also did not give
an opinion on the tax impact of the Transaction. The service KJPP KR provided to the Company in connection with the
Transaction merely was the provision of the fairness opinion on the Transaction, not accounting services, auditing or
taxation. KJPP KR did not perform observation on the validity of the Transaction from legal aspects and implication of
taxation aspects. The fairness opinion on the Transaction was only performed from economic and financial aspects.
The fairness opinion report on the Transaction represented a non-disclaimer opinion and was an open-for-public report
unless there was confidential information on such report, which might affect the Company's operations. Furthermore,
KJPP KR have also obtained the information on the legal status of the Company and CGIC based on the articles of
association of the Company and CGIC.
KJPP KR’s work related to the Transaction was not and could not be interpreted in any form, a review or an audit or an
implementation of certain procedures of financial information. The work was also not intended to reveal weaknesses in
internal control, errors or irregularities in the financial statements or violation of law. In addition, KJPP KR did not have
the authority and was not in a position to obtain and analyse a form of other transactions that existed and might be
available to the Company other than the Transaction and the effect of these transactions to the Transaction.
This fairness opinion was prepared based on the market and economic conditions, general business and financial
conditions as well as government regulations related to the Transaction on the issuance date of this fairness opinion.
In preparing the fairness opinion, KJPP KR applied several assumptions, such as the fulfilment of all conditions and
obligations of the Company as well as all parties involved in the Transaction. Transaction would be executed as described
accordingly to a predetermined time period and the accuracy of the information regarding the Transaction which was
disclosed by the Company's management.
The fairness opinion should be viewed as a whole and the use of partial analysis and information without considering
other information and analysis as a whole may cause a misleading view and conclusion on the process underlying the
fairness opinion. The preparation of the fairness opinion was a complicated process and might not be possible to perform
through incomplete analysis.
KJPP KR also assumed that from the issuance date of the fairness opinion until the execution date of the Transaction,
there were no changes that could materially affect the assumptions used in the preparation of the fairness opinion.
KJPP KR are not responsible to reaffirm or to supplement or to update our opinion due to the changes in the assumptions
and conditions as well as events occurring after the letter date. The calculation and analysis in the fairness opinion have
been performed properly and KJPP KR are responsible for the fairness opinion report.
The conclusion of the fairness opinion is applicable for no changes that might materially impact on the Transaction. Such
changes include, but not limited to, the changes in conditions both internally on the Company and externally on the market
and economic conditions, general conditions of business, trading and financial as well as government regulations of
Indonesia and other relevant regulations after the issuance date of the fairness opinion report. Whenever after the
issuance date of the fairness opinion report such changes occur, the fairness opinion on the Transaction might be
different.
5. The Approach and Valuation Method
In evaluating the fairness opinion on the Transaction, KJPP KR had performed analysis through the approaches and
procedures of the fairness opinion on the Transaction as follows:
• Analysis of the Transaction;
• Qualitative and quantitative analysis of the Transaction; and
• Analysis of the fairness on the Transaction.
Page 10
6. Fairness Opinion on the Transaction
Based on the scope of works, assumptions, data, and information acquired from the Company's management which was
used in the preparation of this fairness opinion report, a review of the financial impact on the Transaction as disclosed in
the fairness opinion report, therefore in KJPP KR’s opinion, the Transaction is fair.
STATEMENT OF THE COMPANY'S BOARD OF COMMISSIONERS AND BOARD OF DIRECTORS REGARDING
THE AFFILIATED TRANSACTION, CONFLICT OF INTEREST, AND MATERIAL INFORMATION
1. Statement of the Board of Directors
The Board of Directors declares that this Affiliated Transaction has fulfilled adequate procedures in accordance with
the Company's internal policies in order to ensure that Affiliated Transactions are carried out in accordance with good
and generally accepted business practices; and
The Board of Directors declares that Transaction is Affiliated Transaction as referred in OJK Regulation No. 42/2020,
however, is not Material Transaction as referred in OJK Regulation No. 17/2020.
2. Statement of the Board of Commissioners and Board of Directors
The Board of Commissioners and the Board of Directors declare that the Transaction is not a Conflict of Interest
Transactions as referred to in OJK Regulation No. 42/2020 and all material information has been disclosed in this
Disclosure of Information and the information is not misleading and can be properly accountable.
ADDITIONAL INFORMATION
If the shareholders require further information on the Transaction, the shareholders may contact the Company at the address,
as follows:
PT Bangun Kosambi Sukses Tbk
Head Office: Correspondence Office:
Jl. Inspeksi PIK 2, Office Tower Agung Sedayu Group Lt 10,
Terusan Jalan Perancis No.5 Jl. Marina Raya, Kamal Muara, Penjaringan, Jakarta
Tangerang 15211, Indonesia Utara, 14470
Tel. (+62) 21 - 50282888 Tel. (+62) 21 - 39734100
Fax. (+62) 21 - 50282888 Fax. (+62) 21 - 39734111
E-mail: corporate.secretary@cbdpik2.com
Website: www.cbdpik2.com
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FINANCIAL SERVICES AUTHORITY
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Menteri Hukum dan Hak Asasi Manusia Republik Indonesia
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Ministry of Law And Human Right of Republic of Indonesia
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Edison Djingga
· Notaris
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Suwendho Rinaldy dan Rekan
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KJPP SRR
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Minister of Finance
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KJPP KR.
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Kusnanto & Rekan
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Ministry of Finance Decree
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KJPP KR’s
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Nothing structured was extracted from this document — the attempts below say why.
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Raw output
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'object_text': '',
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'parties': [],
'pct_of_equity': None,
'reference_period': '',
'requires_rups': None,
'rups_date': None,
'ticker': '',
'transaction_date': None,
'valuation_date': None,
'value': None}