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November 2005 ARSN 097 860 690 IN BRIEF POST OFFICE SQUARE SALE & SPECIAL DISTRIBUTION This Special Update for the PFA Diversified Property Trust includes As advised in your last Investor Update property is unconditional. Settlement is due important information on the and 2005 Annual Report, as a consequence to occur on or about 23 November, 2005. following:- of the proposed sale of Post Office Square The Special Distribution will be paid to it is our intention, as Manager, to make a 5 Post Office Square Sale you by electronic funds transfer approximately special distribution of 6.76 cents per unit to fourteen (14) days after the settlement of unitholders recorded on the register of the 5 A Special Distribution the sale contract of Post Office Square PFA Diversified Property Trust (‘the Trust’) unless you choose to reinvest via the Special 5 The Introduction of a Special DRP as at 30 June, 2005. Distribution Reinvestment Plan (DRP), the 5 180 Queen Street Acquisition The special distribution will be made from details and documentation which accompany the capital profit which will arise from the this Investor Update. If you are a unitholder 5 Acquisition of Civic Tower, Sydney sale of the Post Office Square property. who became registered after 30 June, 2005 that documentation is not accompanying this 5 Product Disclosure Statement No. 3 We are now pleased to advise that the put update as it is not relevant to you. option for the sale of Post Office Square has 5 Amendments to the Trust Constitution recently been exercised and the sale of this 180 QUEEN STREET, BRISBANE ACQUISITION COMPLETED On 31 October, 2005 the Trust completed David Jones and the Broadway on the Mall the acquisition of 180 Queen Street, Brisbane retail complex. It is directly across from the for a purchase price $18.0M. significant Wintergarden retail/Hilton Hotel 180 Queen Street is a heritage listed retail complex. This end of the mall has recently and commercial office building located in the undergone a transformation with the heart of Brisbane’s Queen Street Mall. completion of the upmarket retail shopping complex, Queens Plaza, incorporating a The building was purpose built for new David Jones store. The next stage of the National Australia Bank and was the Queens Plaza development is currently completed in 1930. It underwent extensive under construction. refurbishment works in 1990/91. PFA Managing Director, Mr Chris Morton, The building comprises nine levels. said “We are pleased with this new acquisition The ground and mezzanine levels which for the Trust. With the pending sale of Post used to comprise the original banking Office Square, it provides the opportunity chamber are now occupied by fashion for the Trust to continue to have some retail retailer Country Road on a lease through to property exposure within the Brisbane CBD. 2010. The basement level operates as a safe We also believe that the property has some deposit facility for the National Australia interesting value-adding potential in the Bank Security Deposit. The upper levels medium term particularly within the office provide commercial office accommodation component. The acquisition delivers an initial comprising larger tenancies and reasonably yield of around 8% to the Trust. ” unique heritage style individual suites ranging in size from 15m2 to 492m2. The acquisition of 180 Queen Street was funded from cash reserves and further funding The property is located on the northern under the Trust’s Joint Finance Facility. end of the Queen Street Mall between 180 Queen Street, Brisbane PFA DIVERSIFIED PROPERTY TRUST AMENDMENTS TO PFA DIVERSIFIED TRUST ACQUIRES 50% INTEREST PROPERTY TRUST CONSTITUTION On 20 October, 2005 Property Funds Australia Limited amended the PFA Diversified Property Trust IN CIVIC TOWER, SYDNEY CBD Constitution. One of the consequences of the recently On 24 October, 2005 it was announced PFA Managing Director, Mr Chris introduced Australian Equivalent to the International that the PFA Diversified Property Trust Morton, said “We are pleased with this Financial Reporting Standards (‘AE-IFRS’), which and Australand had entered into an new acquisition. It provides a number of apply to the Trust for financial years commencing on unconditional contract to acquire as diversification benefits to the Trust including or after 1 January, 2005, is that unitholders’ funds are now classified as a liability of the Trust rather than tenants-in-common in equal shares Civic our first exposure to the commercial office equity (as was previously the case). Tower, 66-68 Goulburn Street, Sydney for market in Sydney, or just Sydney (for that $104.5 million. matter). The acquisition delivers to the Trust The Trust Constitution calculates a number of Civic Tower is located on a prominent a fully leased acquisition yield of 7.5% with items, for example unit issue prices, redemption prices, manager’s fees, Trust borrowing limitations corner in the Sydney mid-town sector. existing rental income growing at 4% per annum (approximately).” and distributions to unitholders (‘Items’), directly or The property has frontage onto both indirectly, by reference to Net Scheme Values. Net Castlereagh and Goulburn Streets and is “The opportunity to acquire a Scheme Values have been previously calculated by situated in close proximity to the recently commercial property in joint venture with essentially deducting Trust liabilities from Trust assets. completed World Square development. The Australand has enabled the Trust to gain Where unitholders’ funds are included as a liability the property comprises a 22,932m2 office tower exposure to this asset without increasing calculation of Net Scheme Value results in a nil amount over 24 floors with a small retail section the Trust’s exposure to a large single rendering calculations of the Items meaningless. 2 of 257m on the ground floor. Typical property or tenants.” In accordance with general ASIC relief granted floor plates are 940m2 NLA with central “The property also matches well with for such purpose, Property Funds Australia Limited as core configuration and column free. The the acquisition assumptions contained in responsible entity amended the Trust Constitution to property has a 41/2 star SEDA green rating. the Trust’s recently released PDS.” provide that for the purposes of determining the Items, Civic Tower was completed in late 2004 Settlement of this acquisition is expected the accounting standards as they existed immediately within the airspace above the existing in November, 2005. The funding of the prior to 1 January, 2005 (i.e. before the commencement of the AE-IFRS) are to be applied. This ensures unit Masonic Centre – belonging to the site’s acquisition is essentially from the sale of issue prices, redemption prices, manager’s fees, Trust freehold owners, Masonic Investments Post Office Square. borrowing limitations and distributions to members are Ltd. Masonic has granted a 125 year lease calculated in the same manner as they were originally (expiring on 16 August, 2116) over the intended under the Constition (i.e. prior to the airspace in which the office tower is located. commencement of AE-IFRS). The property’s existing three major tenants include Publishing Broadcasting For Further Information Contact: Limited (PBL), The Federal Department of Public Prosecutions and Keddies If you have any queries about your Litigations Lawyers. These tenants represent investment, please contact our Manager, 67% of the property’s income and are Investment Services, Bronwyn Risk or secured on 10 year leases. Floors 23 to Mary Goodwin. 30 (approximately 7,800m2) are presently Property Funds Australia Limited vacant. PFA and Australand are confident of Level 3, 200 Adelaide Street leasing interest in the remaining space due Brisbane Q 4000 to the building’s recent completion, general PO Box 10398 quality and green building focus as well as Brisbane Adelaide Street Q 4000 the panoramic views from these remaining upper unlet floors. Tel: (07) 3221-7170 PFA and Australand have also finalised Freecall: 1800 687 170 an agreement with Challenger Property Fax: (07) 3221-6729 Asset Management Pty Limited (“CPAM”), Email:[email protected] in which CPAM provides rental and other www.pfaltd.com.au support for the property over the next 3 years whilst this remaining vacancy is let, DISCLAIMER: This information is current as at the thereby minimising risk for the Trust. Civic Tower, Sydney date of its publication in November 2005 but may be subject to change. It should not be construed as investment or financial advice and should not be relied upon as a substitute for professional advice. For full information PRODUCT DISCLOSURE STATEMENT NO. 3 on the PFA Diversified Property Trust please refer to PDS No. 3 was recently released to raise a further $20 million (and issue 18,348,624 the Product Disclosure Statement available by calling more units) to enable the Trust to fund future property acquisitions. Key features and 1800 687 170 or by visiting www.pfaltd.com.au. Although we consider the sources for this material reliable benefits of this latest PDS include:- and have prepared it with care and good faith, no warranty 5 Forecast annualised distribution rate 8.7%p.a.* during the forecast period is given and no liability is accepted by Property Funds based on the Offer Price of $1.09 per Unit; Australia Limited or any other affiliated companies for any statement or opinion or for any error or omission. Should 5 61%** of the forecast distributions are expected to be Tax Deferred in the you not wish to receive any further marketing material financial year 2005/06; and from Property Funds Australia Limited please contact us 5 A $341M diversified property portfolio including the recently acquired on 1800 687 170. 180 Queen Street, Brisbane. A copy of a brochure relating to the PDS accompanies this Investor Update.