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Premier Investment Corporation Premier REIT (PIC) Table of Contents

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Premier Investment Corporation Premier REIT (PIC) Table of Contents Premier Investment Corporation Premier REIT (PIC) Table of Contents Fiscal Period 24 Earnings Report Fiscal Period 24 Earnings Overview 2 Fiscal Period 24 Earnings Overview (DPU Analysis) 3 Reshuffling of Assets 4 Status of the Portfolio 5 Growth in Asset Size 6 Office: Occupancy Rates 7 Office: Space Leased and Lease Renewals 8 Office: Rent Levels and Tenant Profile 9 Office: Market Trends in Tokyo 10 Residential: Occupancy Rates 11 Residential: Space Leased and Tenant Turnover 12 Population Changes in Tokyo Prefecture 13 Financial Information 14 Interest-bearing Liabilities 15 Appraisal Value at End of Period 16 Overview of Forecasts for Fiscal Periods 25 and 26 17 Forecasts for Fiscal Periods 25 and 26 (DPU Analysis) 18 Market Environment and Management Policy 19 (Reference) Enhancing Competitiveness with Value-added Renovations 20 Supplementary Data on Fiscal Perord 24 Earnings 21 1 Premier REIT (PIC) Fiscal Period 24 Earnings Overview Fiscal Period 24 Fiscal Period Average occupancy rate Fiscal Period 24 Fiscal Period 23 Forecast Actual Difference Actual Difference Forecast Actual Actual [1] [2] [2]-[1] [3] [2]-[3] Office 90.7% 92.6% 89.8% Operating revenue 6,710 6,822 111 6,680 141 (million yen) Residential 93.3% 94.9% 93.6% Gain on property sale 214 214 0 - 214 Total 91.8% 93.6% 91.5% Operating expenses 3,794 3,820 25 3,746 73 (million yen) NOI Yield Operating income Fiscal Period 24 Fiscal Period 23 2,915 3,002 86 2,934 67 (million yen) Ordinary income Office 4.2% 4.1% 2,252 2,342 90 2,215 127 (million yen) Residential 4.5% 4.6% Net income 2,250 2,340 89 2,213 126 (million yen) Total 4.3% 4.3% Reserve for Reversals 56 56 0 - 56 reduction entry Borrowings (million yen) Provisions 185 185 0 - 185 Repaid Borrowed Distribution per unit (Yen) 9,700 10,110 410 10,121 -11 Amount 20.5 billion yen 10.9 billion yen Average interest rate *1 0.77% 0.34% Real estate rental income 2,836 2,917 80 3,023 - 105 (million yen) Average loan duration 1.8 years 1.0 years Rental NOI (million yen) 3,995 4,072 77 4,216 - 143 LTV and Average Remaining Maturity on Debt Office 90.7% 92.6% 1.9% 89.8% 2.8% Average occupancy Residential 93.3% 94.9% 1.6% 93.6% 1.3% Fiscal Period 24 Fiscal Period 23 rate LTV (Interest bearing Total 91.8% 93.6% 1.8% 91.5% 2.1% 55.0% 57.0% liabilities) Number of investment 56 56 - 58 - 2 Average remaining properties 1.9 years 2.1 years maturity on debt Number of investment units 218,699 218,699 - 218,699 - outstanding (as of end of period) *1 In calculating the average interest rate for borrowings with floating interest rates, the applicable interest rate upon repayment is used for loans repaid and the applicable interest rate upon borrowing is used for loans borrowed, respectively. 2 Premier REIT (PIC) Fiscal Period 24 Earnings Overview (DPU Analysis) Comparison to Forecast from Beginning of Period Comparison to Results from Previous Period Reserve for reduction entry Reserve for reduction entry Gain on property sale Gain on property sale EPS (excluding capital gains) EPS (excluding capital gains) ¥12,000 ¥12,000 Revenues from existing properties: +¥662 (TP Yodoyabashi broken out: +¥587) Expenses for existing properties: - ¥707 (Property taxes, etc. broken out: - ¥282) Dividend income: +¥18 Rental revenue: +¥410 Rental expenses: - ¥42 Dividend income: +¥102 Reserve for reduction entry: +¥257 ¥11,000 ¥11,000 Interest expenses: +¥272 Other: - ¥206 DPU DPU DPU ¥10,110 ¥10,121 ¥10,110 -¥60 -¥27 DPU ¥10,000 ¥9,700 +¥470 ¥257 ¥10,000 - ¥307 +¥323 ¥257 ¥133 ¥133 ¥257 ¥133 Interest expenses: +¥16 Operating income lost from property sold: - ¥440 Other: - ¥72 Gain on property sale: +¥133 ¥9,000 ¥9,000 ¥10,121 ¥9,720 ¥9,720 ¥9,311 ～ ～ ¥8,000¥0 ¥8,000¥0 分配金 不動産賃貸 その他 分配金 分配金 不動産賃貸Real estate 物件売却にImpact その他 分配金 DPU Real estate FP 24 FP 23 FP 24 （期初予想） 事業損益等 Other （当期） （前期実績） 事業損益等rental よる影響from sale of Other （当期） Forecast rental income DPU DPU DPU income properties 3 Premier REIT (PIC) Reshuffling of Assets Reshuffled assets as part of efforts to strengthen ties with NTT Urban Development. Also contributed to portfolio upgrade. Expanded investment area into regional cities to increase portfolio synergies with NTT Urban Development. Fiscal Period 23 Fiscal Period 24 Asset acquired Asset sold Tradepia Iwamotocho Bldg. Yodoyabashi (land) Asset type Office Asset type Office NTT Urban Development NTT Urban NTT Urban Seller Buyer Development Bought Sold 40-year-old Development Acquisition date March 31, 2014 prime asset from Reshuffling office building to Date of sale May 8, 2014 Acquisition price 6,500 million yen NTT Urban NTT Urban Sale price 6,915 million yen Development of assets Development Appraisal value Gain or loss on sale 8 million yen 6,540 million yen at time of acquisition Chiyoda Ward, Location Chuo Ward, Tokyo Location Osaka City Site 1,291 m2 Site 6,517 m2 Gross floor area 9,756 m2 Gross floor area － Occupancy rate 72.2% Occupancy rate (As of end of FP 23) 100.0% Premier Investment Corporation (As of end of FP 24) Rental NOI yield 2.8% Rental NOI yield (FP 23) 4.7% (FP 24) 4 Premier REIT (PIC) Status of the Portfolio Fiscal Period 23 (Actual) Fiscal Period 24 (Actual) Fiscal Period 25 (Forecast) Number of properties 58 56 55 Asset size 224.4 billion yen 216.3 billion yen 213.8 billion yen (total acquisition price) Average age across portfolio 18.7 years 18.4 years 18.8 years By asset type Office 37.3% 38.7% 39.1% Residential 62.7% 61.3% 60.9% By geographical area 6.0% 2.9% 6.2% 3.0% 6.3% 3.0% Distribution of the Portfolio the Distribution of 5centralwards of Tokyo 15.3% 15.2% 15.4% Other 18 wards of Tokyo 75.8% 75.6% 75.3% Urban areas surrounding Tokyo Major regional cities By building age 15 years or less 43.5% More than 15 years 45.4% 54.0% 46.0% 56.5% 54.6% By acquisition source Sponsor support 19.8% 20.6% 20.8% Other 80.2% 79.4% 79.2% NOI yield 4.3% 4.3% 4.3% Yield after depreciation 3.2% 3.2% 3.2% 5 Premier REIT (PIC) Growth in Asset Size Since 2013, J-REITs have bought many properties, mainly from their Premier REIT (PIC) also leveraged its sponsor pipeline as its sponsors. primary source of properties. Property Acquisitions by J-REITs *1 PIC Portfolio Size Unit: Billion Unit: Billion ¥2,500 ¥300 Other sources Other sources Acquisitions from/through sponsors, etc. Sponsor support (Sponsor as seller or deal-broker) ¥250 ¥2,000 ¥1,850.7 ¥224.4 ¥216.3 ¥213.8 ¥196.5 ¥199.4 ¥200 ¥1,500 ¥1,272.1 ¥150 ¥1,031.3 ¥1,000 ¥717.6 ¥100 80.2% 73.8% 79.4% 79.2% 77.4% 77.7% ¥500 ¥419.1 63.9% ¥50 68.4% 45.6% 57.2% ¥0 ¥0 2010年1月 2011年1月 2012年1月 2013年1月 20142014年1月 FP第 2121期第 FP22 22期第 FP23 23期第 FP24 24期第 FP25 25期 2010 2011 2012 2013 (Until the end of (Ended Apr. 2013) (Ended Oct. 2013) (Ended Apr. 2014) (Ended Oct. 2014)（見込） (Forecast) October) *1 Prepared by Premier REIT Advisors based on timely disclosures from listed REITs. The figures do not include assets such as silent partnership investments in private placement funds that may have been acquired by any of the REITs surveyed. 6 Premier REIT (PIC) Office: Occupancy Rates The occupancy rate in our office segment improved solidly from Fiscal Period 23 intoFiscal Period 24. Occupancy was 92.4% as of the end of Fiscal Period 24. Occupancy Rate and Occupancy Rate by Cash Flows 100.0% Occupancy rate Occupancy rate by cash flows 95.0% 92.4% 91.2 90.4 90.0 89.3 90.0% 85.0% 87.0 87.5% 83.8 83.1 82.7 80.0% 75.0% 70.0% 65.0% 2012/52012/62012/72012/82012/92012/102012/112012/122013/12013/22013/32013/42013/52013/62013/72013/82013/92013/102013/112013/122014/12014/22014/32014/42014/52014/62014/72014/82014/92014/10 Fiscal Period 20 Fiscal Period 21 Fiscal Period 22 Fiscal Period 23 Fiscal Period 24 (Ended Oct.2012) (Ended Apr.2013) (Ended Oct.2013) (Ended Apr.2014) (Ended Oct.2014) 7 Premier REIT (PIC) Office: Space Leased and Lease Renewals Tenant inflows exceeded outflows. Raised rents on some renewing leases. Office Tenant Turnover Direction of Rents Upon Lease Renewal 15,000㎡ 30,000㎡ Move-ins Up (rent hike) Move-outs Flat (no change) ㎡ 12,436 Down (rent cut) 10,000㎡ 20,000㎡ 21,844㎡ 8,414㎡ ㎡ 4,523㎡ 18,899 18,245㎡ 5,000㎡ 5,400㎡ 4,865㎡ 3,999㎡ 10,000㎡ 11,817㎡ 0㎡ 15,725㎡ 4,733㎡ ㎡ 5,000㎡ 6,232㎡ 5,711 0㎡ 7,762㎡ 2,422㎡ 5,281㎡ 6,498㎡ 10,000㎡ 10,915㎡ 9,532㎡ 9,008㎡ 10,000㎡ 15,000㎡ Net 132 m2 - 2,233 m2 651 m2 - 310 m2 1,521 m2 difference 20,000㎡ 第20期第21期第22期第23期第24期 FP 20 FP 21 FP 22 FP 23 FP 24 FP 20 FP 21 FP 22 FP 23 FP 24 8 Premier REIT (PIC) Office: Rent Levels and Tenant Profile Average rent rate in portfolio moving upward. Surrounding market rents About 25% of tenants belong to the NTT group of companies. also heading up.
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