Execution of Agreement)(PDF：215.9KB

This translation of the original Japanese Notice is provided solely for information purposes. Should there be any discrepancy between this translation and the Japanese original, the latter shall prevail.

August 10, 2010

REIT Issuer: DA Office Investment Corporation 2-1, Ginza 6-chome, Chuo-ku, Tokyo Representative: Yoshiki Nishigaki, Executive Director (Stock Code No.: 8976)

Asset Manager: Daiwa Real Estate Asset Management Co. Ltd. Representative: Akira Yamanouchi, President and Representative Director Inquiries to: Yoji Ueda, Director and Head of Finance Department Tel: 03-6215-9649

Notice concerning Acquisition of Assets (Execution of Agreement)

We hereby give notice that today DA Office Investment Corporation (the “Investment Corporation”) determined to acquire a trust beneficial interest in real estate (the “Trust Beneficial Interest”) as follows.

1. Summary of Assets to be Purchased

Type of Assets Trust beneficial interest in real estate Property Name Kyodo Building (Nishi-Shimbashi) (Note 1) Location 2-1, Nishi-Shimbashi 3-chome, Minato-ku, Tokyo JPY5,000,000,000 (excluding costs of acquisition, consumption Acquisition Price tax, etc.) Date of Execution of August 10, 2010 Purchase Agreement Date of Delivery August 13, 2010 (scheduled) Seller Japan Core Asset II Ltd. (the “Seller”) Funding for Acquisition Allocation of cash reserves Payment Method Lump-sum payment at the time of delivery Intermediary The Sumitomo Trust & Banking Co., Ltd. (Note 1) The name of the building is scheduled to be changed after the acquisition. The name after such change has not yet been determined.

Note: This press release was prepared as a public announcement regarding the acquisition of investment assets by the Investment Corporation and was not prepared with the aim of soliciting investments.

1 2. Reason for Acquisition Under the basic policy for the asset management and the management policy of the Investment Corporation set forth in its Articles of Incorporation, we believe that the inclusion of the property to be purchased which is located in the five central wards of Tokyo to our invested assets would contribute to the enhancement of the unitholder value, as well as to the stabilization and the enhancement of our portfolio. The Asset Manager has determined the acquisition of the target property in appreciation of the following points among other factors:

(1) Location of the Property: Kyodo Building (Nishi-Shimbashi) (the “Property”) is within an 8-minute walk to Toranomon Station on the Tokyo Metro Ginza Line, a 9-minute walk to Kamiyacho Station on the Tokyo Metro Hibiya Line and a 9-minute walk to Onarimon Station on Tokyo Municipal Mita Line, and there are many medium-scale office buildings in the neighborhood of the Property. In neighboring areas, construction work for the improvement of Loop Highway 2 (commonly known as “McArthur Road”) is currently underway and other extensive redevelopment has been started as well. As it is expected that this area would become more convenient by the further collection of large-scale, medium-scale and commercial facilities resulting from such redevelopment, in addition to the convenience of being able to access three subway stations, we consider that this area has high potential to be further developed as site for office buildings. Also, taking into account that the demand for office space in the area in which the Property is located has been showing steady development, we are of the opinion that the Property is expected to be stably operated after the acquisition. As a result of the acquisition of the Property, the ratio of the properties located in Minato-ku among all properties in our portfolio will increase from 13.1% to 14.7% and the ratio of the properties located in the five central wards of Tokyo will increase from 91.2% to 91.3% (both of which were calculated based on the acquisition price; the investment ratio of the properties located in the five central wards of Tokyo was calculated inclusive of the scheduled acquisition price for the property scheduled to be purchased, Kyodo Building (Kudan Ichigo-kan), disclosed in the “Notice concerning Acquisition of Assets (Execution of Agreement)” dated June 14, 2010).

(2) Building Facilities: We consider that the building of the Property is a standard competitive building, taking into account that it is equipped with the specifications necessary for the use for office space (as it has 10 stories above ground and 1 below and the total floor area of approximately 2,091 tsubo, its standard floor features approximately 132 tsubo of floor space, 2,550mm of ceiling height for a standard floor and 50mm of OA floor).

2 3. Details of the Property to be Purchased

Property Name Kyodo Building (Nishi-Shimbashi) (Note 1) Type of Specified Assets Trust beneficial interest in real estate Trustee (scheduled) Mitsubishi UFJ Trust and Banking Corporation Trust Period (scheduled) From August 13, 2010 to August 12, 2020 Location (Lot Number) 202-1, Nishi-Shimbashi 3-chome, Minato-ku, Tokyo Use Office, Parking Lot・Shops Ownership Form (i) Land: Ownership (ii) Building: Ownership Site Area 1,138.26 ㎡ (officially registered) Total Floor Area 6,913.81 ㎡ (officially registered) Structure (Description in the Flat-roofed steel-reinforced concrete construction with 10 register book) stories above ground and 1 below Construction Date July 31, 1993 (According to the register book) Building Engineer K.K. Ono Associated Design Office Constructor Takenaka Corporation Structural-design Engineer K.K. Ono Associated Design Office 3,700 mm (for standard floor) / 2,550 mm (for standard Floor Height/Ceiling Height floor) Air-conditioning System/OA Individual air-conditioning for each floor / OA-capable Laying floor Building Inspection Agency Minato-ku, Tokyo Building Condition Research Sompo Japan Risk Management, Inc. Management Company Land Pollution Research Sompo Japan Risk Management, Inc. Management Company PML Level (Management 14.1% (Maeda Corporation) Company) JPY5,000,000,000 (excluding costs of acquisition, Purchase Price consumption tax, etc.) Appraisal Value JPY5,710,000,000 Appraiser Daiwa Real Estate Appraisal Co., Ltd. Collateral None Summary of Tenants Total Number of Tenants 7 Rent Revenue JPY26,000,000 per month (In June 2010) Security Deposit and JPY221,000,000 (As of the end of June 2010) Guaranty Total Leased Floor Space 4,114.68 ㎡ Total Leasable Floor Space 4,812.19 ㎡ Occupancy Rate 85.5% (As of the end of June 2010)

3 An agreement to the effect that the owner of the adjoining land (Lot number: 202-16, Nishi-Shimbashi 3-chome, Minato-ku) may use a part of the land of the Property as a Other Relevant Information walkway had been concluded, and the Investment Corporation will take over such agreement at the time of the sale and purchase of the property. (Note 1) The name of the building is scheduled to be changed after the acquisition. The name after such change has not yet been determined.

4. Details of the Seller

(1) Company Name Japan Core Asset II Ltd. (2) Location 56-15, Kameido 6-chome, Koto-ku, Tokyo (3) Title and Name of Koichi Yokoyama, Director Representative (4) 1. To acquire, hold, sell and purchase trust beneficial interest in real estate 2. To acquire, hold and dispose of real estate Description of Business 3. To acquire, hold, sell and purchase rights in respect of equity interests in tokumei kumiai 4. Any other services incidental or relating to the foregoing services (5) Amount of Capital JPY3 million (6) Date of Incorporation August 19, 2005 (7) Net Assets (Note 1) (8) Total Assets (Note 1) (9) Relationship with the Investment Corporation/Asset Manager

There is no special capital relationship between the Capital Relationship Investment Corporation/Asset Manager and the Seller.

There is no special personnel relationship between the Personnel Relationship Investment Corporation/Asset Manager and the Seller.

There is no special business relationship between the Business Relationship Investment Corporation/Asset Manager and the Seller.

The Seller does not fall under the related parties of the Investment Corporation/Asset Manager. Also, the Whether or not to be the affiliated persons and the affiliated companies of the Seller Related Parties do not fall under the related parties of the Investment Corporation/Asset Manager. (Note 1) This information is not disclosed due to the Seller’s request.

5. Status of the purchaser, etc. The acquisition of the Trust Beneficial Interest is not an acquisition from any party having a special interest to the Investment Corporation or the Asset Manager.

6. Status of Intermediary (1) Details of the Intermediary

(1) Company Name The Sumitomo Trust & Banking Co., Ltd. (2) Location 5-33, Kitahama 4-chome, Chuo-ku, Osaka-shi, Osaka (3) Title and Name of Hitoshi Tsunekage, President and CEO Representative (4) (1) To conduct trust services (2) To accept deposit or fixed-term reserve, to lend funds or to discount notes, and to conduct exchange transactions (3) To guarantee debts or underwrite notes, and to conduct any other services incidental to the banking business set forth in Item (2) above (4) To subscribe, manage offerings and secondary offering, conduct purchase and sale and other Description of Business activities permitted to be conducted by banks or trust companies under the Financial Instruments and Exchange Law in relation to national bonds, local government bonds, government-backed bonds or any other securities (5) To conduct any activities permitted to be conducted by banks or trust companies under the Secured Bonds Trust Act or other laws (6) Any other services incidental or relating to the foregoing services (5) Amount of Capital JPY342,037 million (As of the end of March 2010) (6) Date of Incorporation July 28, 1925 (7) Relationship with the Investment Corporation/Asset Manager There is no special capital relationship between the Capital Relationship Investment Corporation/Asset Manager and the Intermediary. There is no special personnel relationship between the Personnel Relationship Investment Corporation/Asset Manager and the Intermediary.

5 There is no special business relationship between the Business Relationship Investment Corporation/Asset Manager and the Intermediary. The Intermediary does not fall under the related parties of the Investment Corporation/Asset Manager. Also, the Whether or not to be the affiliated persons and the affiliated companies of the Related Parties Intermediary do not fall under the related parties of the Investment Corporation/Asset Manager.

(2) Breakdown and Amount of Intermediary Charge Information about the intermediary charge for the acquisition of the Property is not disclosed due to the intermediary’s request.

7. Acquisition Schedule Date of Determination of Acquisition August 10, 2010 Date of Execution of Purchase Agreement August 10, 2010 Scheduled Payment Date August 13, 2010 Scheduled Delivery Date August 13, 2010

8. Outlook The acquisition of the Trust Beneficial Interest would be unlikely to have a significant impact on the investment status for the Fiscal Periods Ending November 2010 (From June 1, 2010 to November 30, 2010) and May 2011 (From December 1, 2010 to May 31, 2011), and no change will be made to the investment status forecasts for the Fiscal Periods Ending November 2010 and May 2011, which were announced in the Financial Report (kessan tanshin) for the Fiscal Period Ended May 2010 (From December 1, 2009 to May 31, 2010). - End -

6 【Reference Material 1】 Summary of Appraisal Report

Appraiser Daiwa Real Estate Appraisal Co., Ltd. Appraisal Date June 30, 2010 Appraised Value JPY5,710 million

Items (Yen) Grounds, etc.

Income Approach Value 5,710,000,000

Direct Capitalization Value 5,780,000,000 (1) Operating Revenue (a+b-c) (Note 1) 396,819,297 Inclusive of the amount of common a. Annual Rent Revenue 375,570,600 service charges Inclusive of the amount of utility charges, revenue from parking lot, b. Other Revenue 49,908,385 revenue from exclusive cleaning services, etc. c. Amount of Loss due to Vacancy 28,659,688

(2) Operating Expenses (Note 1) 102,228,035 (3) Net Operating Revenue 294,591,262 (NOI=(1)-(2)) (Note 1) (4) Profit from Managing Guaranty, etc. 4,697,683 (5) Capital Expenditures 10,520,300 (6) Net Revenue (NCF=(3)+(4)-(5)) 288,768,645 (Note 1) Cap Rate 5.0% Discounted Cash Flow Value 5,680,000,000 Discount Rate 4.7％

Terminal Cap Rate 5.2％ Integrated Value by Using Cost Method 3,550,000,000 Ratio of Land 69.9％

Ratio of Building 30.1％

(Note 1) The above revenue and expenses are based on the appraisal report and is not the revenue and expenses forecasted by the Investment Corporation or the Asset Manager.

7 【Reference Material 2】 Status of Income and Expense (Income and Expense Outlook for the Property)

(Millions of yen)

A. Expected Rent Business Revenue 368 B. Expected Rent Business Expenses (excluding 92 the allowance for depreciation) C. Expected NOI (A - B) 276

Assumptions for Expected Income and Expense

1. The above-mentioned figures are the expected annual amounts for the period unaffected by any specific factor as to the fiscal period during which the relevant acquisition is performed.

2. The above-mentioned revenue takes into account certain loss due to vacancy from the full occupancy in rooms and parking lots.

3. The above-mentioned expense is inclusive of the management service fee, taxes and public charges, repair expenses, insurance premium, etc.

8 【Reference Material 3】 Photograph / Map

< External View > <1st Floor Entrance>

< Map >

Toranomon St. Uchisaiwaicho St.

Hotel Okura JR Shinbashi St.

kyodo Building(Nishi-shimbashi)

Atago Green Hills.

Kamiyacho St.

Onarimon St.

9 【Reference Material 4】 Portfolio Overview after Acquisition of the Property Acquisition (or Investment scheduled) Price Ratio Region Name of Property Date of (Scheduled) Acquisition (million yen) (%) (Note 4) (Note 5) daVinci Ginza October 21, 2005 14,100 5.1 daVinci Ginza Annex October 21, 2005 3,050 1.1 Daiwa Shibaura October 21, 2005 8,265 3.0 Daiwa Minami-Aoyama October 21, 2005 4,550 1.6 Daiwa Sarugakucho October 21, 2005 3,000 1.1 Daiwa A Hamamatsucho October 21, 2005 2,865 1.0 Daiwa Jingumae October 21, 2005 2,800 1.0 Daiwa Shibadaimon October 21, 2005 2,578 0.9 Daiwa Misakicho October 21, 2005 2,346 0.8 Daiwa Shimbashi 510 October 21, 2005 2,080 0.7 BPS Square January 27, 2006 1,560 0.6 Daiwa Tsukiji January 27, 2006 1,240 0.4 Daiwa Tsukiji 616 March 24, 2006 2,440 0.9 Five Daiwa Tsukishima March 24, 2006 7,840 2.8 Central Nihombashi MS Bldg. May 1, 2006 2,520 0.9 Wards of Daiwa Azabudai May 1, 2006 1,600 0.6 Tokyo Daiwa Shibuya SS May 1, 2006 3,930 1.4 (Note 1) Daiwa Nihombashi Honcho July 31, 2006 7,420 2.7 Daiwa Ginza 1-chome July 31, 2006 4,620 1.7 Daiwa Kyobashi July 31, 2006 3,460 1.2 Sunline Building No. 7 October 6, 2006 2,680 1.0 Daiwa Onarimon December 1, 2006 13,860 5.0 Shinjuku Maynds Tower July 13/November 26, 2007 133,800 48.1 SHIBUYA EDGE July 13, 2007 5,900 2.1 Daiwa Kodenmacho August 31, 2007 2,460 0.9 Daiwa Jumbocho March 10, 2010 4,150 1.5 Any date to be agreed upon by the Kyodo Building (Kudan Ichigo-kan) seller and the Investment Corporation 4,000 1.4 (by September 13, 2010) Kyodo Building (Nishi-Shimbashi) August 13, 2010 (Scheduled) 5,000 1.8 Total Number of Properties located in Five Central Wards of Tokyo: 28 254,114 91.3

Daiwa Kinshicho October 21, 2005 3,653 1.3 Greater Daiwa Higashi-Ikebukuro October 21, 2005 2,958 1.1 Tokyo Benex S-3 May 1, 2006 4,950 1.8 (Note 2) Daiwa Shinagawa North July 13, 2007 7,710 2.8

Total Number of Properties located in Greater Tokyo: 4 19,271 6.9

10 Regional Major Daiwa Minami-Senba August 31, 2007 4,810 1.7 Cities (Note 3) Total Number of Properties located in Regional Major Cities: 1 4,810 1.7 Total Number of Properties: 33 278,195 100.0

(Note 1) “Five Central Wards of Tokyo” means Chiyoda-ku, Chuo-ku, Minato-ku, Shinjuku-ku and Shibuya-ku. (Note 2) “Greater Tokyo” means Tokyo, Kanagawa, Chiba and Saitama Prefectures (excluding the Five Central Wards of Tokyo). (Note 3) “Regional Major Cities” means Osaka area (i.e., Osaka, Kyoto and Hyogo Prefectures), Nagoya area (Aichi and Mie Prefectures), ordinance-designated cities (Sapporo, Sendai, Niigata, Shizuoka, Hamamatsu, Okayama, Hiroshima, Kita-kyushu and Fukuoka Cities), and Hakodate, Asahikawa, Aomori, Morioka, Akita, Koriyama, Iwaki, Utsunomiya, Maebashi, Toyama, Kanazawa, Nagano, Gifu, Otsu, Nara, Wakayama, Kurashiki, Fukuyama, Shimonoseki, Takamatsu, Matsuyama, Kochi, Kurume, Nagasaki, Kumamoto, Oita, Miyazaki and Kagoshima Cities. (Note 4) Figures in the “Acquisition (or scheduled) Price” column represent the acquisition price of trust beneficial interests (excluding consumption tax, etc.) for each property. (Note 5) Figures in the “Investment Ratio” column represent the percentage of the acquisition (or scheduled) price of trust beneficial interests for each property to the aggregate amount of the acquisition (or scheduled) price, and are rounded to the nearest first decimal place. Please note that adding up of the investment ratio of the properties may not exactly match the investment ratio for each investment regions or for the overall portfolio. (Note 6) The names of the properties may be changed from time to time, as explained in the “Notice concerning Name Changes of Portfolio Properties” disclosed on July 1, 2010.

* The Japanese version of this press release has been distributed to the Kabuto Club (TSE Press Club), the Ministry of Land, Infrastructure, Transport and Tourism Press Club, and the Ministry of Land, Infrastructure, Transport and Tourism Press Club for Construction Publications. * Website URL of the Investment Corporation: http://www.da-office.co.jp