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Yamada Denki Tecc Land Sakai Honten and CLIO Bunkyo Koishikawa)

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Yamada Denki Tecc Land Sakai Honten and CLIO Bunkyo Koishikawa) Translation Purpose Only April 26, 2006 For Immediate Release United Urban Investment Corporation Yasuhiro Tanaka Executive Officer (Securities Code: 8960) Inquiries: Japan REIT Advisors Co., Ltd. Naoki Shibatsuji Chief Financial Officer TEL: +81-3-5402-3189 Notice Concerning Acquisition of Properties (Yamada Denki Tecc Land Sakai Honten and CLIO Bunkyo Koishikawa) United Urban Investment Corporation (“United Urban”) hereby announces its decision on April 26, 2006 to acquire properties as set forth below on April 28, 2006. Details 1. Acquisition of the Properties United Urban acquires properties as set forth below. Scheduled Acquisition No. Property Name Type of Use Location Acquisition Price Date Yamada Denki Tecc Land Retail 5-1 Yashimocho 1-cho, ¥ 3,210 million A7 April 28, 2006 Sakai Honten Properties Higashi-ku, Sakai-shi, Osaka (Note) Residential 1-13-9 Koishikawa, D15 CLIO Bunkyo Koishikawa ¥ 3,170 million April 28, 2006 Properties Bunkyo-ku, Tokyo (Note) The concerned acquisition price includes the acquisition price for land that United Urban plans to acquire from MK System Co., Ltd. 2. Details of Acquisition A: Yamada Denki Tecc Land Sakai Honten (1)Reason for the Acquisition In accordance with the fundamental asset-management policy and its investment approach prescribed in United Urban's Articles of Incorporation, United Urban will acquire a property for the purpose of expanding its portfolio of retail properties in the other regions (Kansai area). When taking the decision to acquire the property, the following aspects were appreciated. 1. Location This property borders the highway Prefectural Road #2, Osaka Central Loop Road, which has six lanes in each direction. The property is a roadside retail property with excellent visibility. The property is next to an intersection where U-turns are allowed and the parking stalls on the premises are all ground level, giving the property excellent access by automobile. The property has a location that can be expected to draw customers from a broad area thanks to the trade area which forms with nearby roadside retail properties including those of both the same and different industries. 2. Tenants, etc. This property has a long-term lease agreement with Yamada Denki Co., Ltd, which is listed on the First Section of the Tokyo Stock Exchange. The company is expected to continue using them, and thus occupancy ratio is projected to be stable. (2) Summary of Acquisitions (Planned) 1. Acquired Assets Real estate 2. Name of Acquired Assets Yamada Denki Tecc Land Sakai Honten 3. Acquisition Prices ¥ 3,210 million (excluding acquisition costs, property tax, city planning tax and consumption tax etc.) 4. Scheduled Date of Agreements April 28 , 2006 (conclusion of the sell and purchase agreements of real estate） 5. Scheduled Date of Acquisitions April 28, 2006 (transfer of the ownership) 6. Seller Makino Construction Co., Ltd. MK System Co., Ltd (Note) 7. Financing Cash on hand and Debt financing (Planned) (Note) United Urban plans to acquire 75.84m2 of land related to this property from MK System Co., Ltd. (3)Outline of Properties to be Acquired Property Name Yamada Denki Tecc Land Sakai Honten Type of Acquired Asset Real estate Scheduled Date of Acquisition April 28, 2006 Location 5-1 Yashimocho 1-cho, Higashi-ku, Sakai-shi, Osaka Access 2km from Takaminosato Station (Kintetsu Minami Osaka Line) Use Retail Properties Site Area Land 10,702,86 ㎡ (Note 1) （Registered） Building 8,637.63 ㎡ Structure S 3F Type of Ownership Land: Proprietary Ownership Building: Proprietary Ownership Completion Date May 2002 (Registered) Acquisition Price ¥ 3,210 million (excluding acquisition costs, property tax, city planning tax and consumption tax etc.) (Note 1) Appraisal Method Appraisal by Japan Real Estate Institute (Note 1) Appraisal Value ¥ 3,210 million Probable Maximum Loss 8 ％ Collateral None Special Instructions United Urban has not acquired border confirmations regarding borders between this property and the road to the southeast thereof (owned by Sakai City) and the land around the land United Urban is acquiring from MK System that lies at the eastern edge of this property (also owned by Sakai City). However, the seller is planning to obtain the border confirmation by June 30, 2006 under its responsibility and burden. The permit for displaying and installing outside advertising that is installed on this property has expired, but the seller will obtain under its own responsibility and burden the permits required to display and install such advertising by June 30, 2006. In addition, an inspection certification has not been obtained for the advertising tower (built object) installed on the property and the seller again will obtain an inspection certificate under its own responsibility and burden by June 30, 2006. Number of Tenants 1 Major Tenant Yamada Denki Co., Ltd Estimated Annual Rental Revenues - (Note 2) Estimated Annual Tenant 189 million NOI (Note 3) Details Total Leasable Floor 8,637.63 ㎡ Space (Note 4) Total Leased Floor 8,637.63 ㎡ Space (Note 4) Occupancy Ratio 100 % (Note 5) (Notes) 1. The concerned figures include the area, acquisition price and appraisal value of the land United Urban is scheduled to acquire from MK System. 2. Due to unavoidable circumstances, “Estimated Annual Rental Revenues” for the property is not disclosed. 3. NOI stands for net operating income and is the value arrived at by subtracting the leasing business expense total from the total leasing business income related to the property. “Estimated Annual NOI” is the assumed annual figure after special factors of the first year after acquisition are subtracted and is calculated based on the following premises. a. Revenues are based on a premise of 100% occupancy. b. The same values as fiscal 2005 are assumed for the property and other taxes. 4. “Total Leasable Floor Space” and “Total Leased Floor Space” are figures of space subject to lease, which is stated on the lease agreement as set forth above. The figures are area of a building which is registered. 5. “Occupancy Ratio” is the percentage obtained from dividing “Total Leased Floor Space” by “Total Leasable Floor Space”. In addition, “Owner”, “Architect”, “Constructor”, “Structural Strength Calculator” and “Building Inspection Agency” are as set forth below. Building Property Structural Strength Owner Architect Constructor Inspection No. Calculator Agency Makino Construction Makino Construction Komori Architectural A6 DS Design Co., Ltd. Sakai City Co., Ltd. Co., Ltd. Design Room None of the above owner, architect, constructor or building inspection agency was included in the list of owners, architects, constructors and building inspection agencies of properties whose structural calculation statements were falsified as of March 29, 2006, as announced by the Ministry of Land, Infrastructure and Transport. (4)Seller Profile Company Name Makino Construction Co., Ltd Head Office Address 337-6 Mashitomi, Kasukabe-shi, Saitama Representative Yutaka Makino Capital ¥ 80 million Principal Business Construction Business Relationship with United Urban None Company Name MK System Co., Ltd. Head Office Address Dainisyotetsu Building 5-A, 2-24-4 Hatchobori, Chuo-ku, Tokyo Representative Yutaka Makino Capital ¥ 10 million Principal Business Construction Business Relationship with United Urban None (5)Transactions with Related Parties Property Management Company: Tozai Asset Management K.K. (“Tozai”) Tozai is an affiliate company of Trinity Investment Trust L.L.C. (“Trinity”), which is a shareholder (owning 44%) of Japan REIT Advisors Co., Ltd (“JRA”), an asset management company of United Urban. Tozai is a related party of JRA under the Law Concerning Investment Trusts and Investment Corporations of Japan. Therefore Tozai falls in the “Sponsor/Stakeholder” category under the asset management company’s self-imposed rules (rules for conflict of interest), and is abiding by the predetermined limitations and procedures. Broker: Marubeni Corporation (“Marubeni”) Marubeni is a shareholder (owning 41%) of JRA, an asset management company of United Urban, and thus falls in the “Sponsor/Stakeholder” category under the asset management company’s self-imposed rules (rules for conflict of interest). Marubeni therefore is abiding by the predetermined limitations and procedures. Nevertheless, Marubeni is different from “Related Parties” under the Law Concerning Investment Trusts and Investment Corporations of Japan. Concerning the acquisition of the property, United Urban will pay Marubeni 32 million yen (consumption tax is separately added) as a brokerage commission. (6)Acquisition Schedule April 28, 2006: Conclusion of the sell and purchase agreements of real estate April 28, 2006: Transfer of the ownership B: CLIO Bunkyo Koishikawa (1)Reason for the Acquisition In accordance with the fundamental asset-management policy and its investment approach prescribed in United Urban's Articles of Incorporation, United Urban will acquire this property for the purpose of expanding its portfolio of residential properties in the 23 wards of Tokyo. When taking the decision to acquire the properties, the following aspects were appreciated. 1. Location This property enjoys an excellent location with good access to mass transit. It is only a five-minute walk from Kasuga Station on the Toei Subway Mita and Oedo Lines and from the Korakuen Station on the Tokyo Metro Namboku and Marunouchi Lines. United Urban anticipates broad rental demand from singles to families due to the excellent convenience for
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