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Fiscal Period Business Report Nd (Statement of Financial Performance) 22 June 1, 2016 – November 30, 2016

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Fiscal Period Business Report nd (Statement of Financial Performance) 22 June 1, 2016 – November 30, 2016 The Daiwa Office Investment Corporation logo symbolizes hospitality with an open door and the desire to be a bright and open investment corporation. We will continue to aim to be a highly-transparent investment corporation that is further cherished and trusted by our investors and tenants. 6-2-1 Ginza, Chuo Ward, Tokyo http://www.daiwa-of_ce.co.jp/en/ I. Overview of Daiwa Office Investment Corporation To Our Investors We would like to express our deep gratitude to all our unitholders for your support of Daiwa Office Investment Corporation (DOI). In the 22nd Fiscal Period, DOI posted operating revenues of 12,853 million yen and operating income of 6,143 million yen. Our distribution per unit for the 22nd Fiscal Period is 10,695 yen, an increase by 187 yen from the 21st Fiscal Period See page 4 for financial and management highlights Average contract rent at the end of the 22nd Fiscal Period increased 114 yen from the end of the previous fiscal period to 19,219 yen, indicating an increase for the fourth consecutive fiscal period. Rent revisions contributed to 8.7 million yen increase in monthly contracted rents from the end of the previous fiscal period, which was a 6.1% rate of increase for average monthly rent. Furthermore, the rate of increase for average monthly rent stood at 7.2% due to replacement of tenants, and the occupancy rate was 97.7%. We will realize sustainable internal growth through the thorough implementation of the hands-on approach that continuously applies “Bonji-Tettei” as the code of conduct. See page 8 for details of internal growth During the 22nd Fiscal Period, DOI acquired Heiwa Higashi-nihonbashi Building on June 1, 2016, Square Daikanyama Building on June 29, 2016, Shinjuku West Building and Ogikubo TM Building on July 21, 2016 (total acquisition price: 13,392 million yen) using funds obtained through the public offering announced in July 2016. DOI will continue to selectively acquire office properties centering on the five central wards of Tokyo in an effort to further improve the value of its portfolio. See page 12 for details of external growth In financial matters, DOI promoted diversification of repayment dates by taking out long-term borrowings. DOI will continue striving to further strengthen financial structure while working to reduce future refinancing risks. See page 15 for details of financial conditions DOI will continue to increase the competitiveness of its properties and aim to achieve its medium- to long-term goal of continuous growth through the utilization of investment capacity from capital increase, etc., while increasing long-term EPS (net income after deducting gain on sales of properties). We wish for the continued success of our unitholders and ask for your continued support of DOI. Yoshimi Murakami Executive Director of Daiwa Office Investment Corporation Table of Contents I. Overview of Daiwa Office Investment Corporation II. Asset Management Report……………………………17 To Our Investors……………………………………………… 2 III. Balance Sheets… ……………………………………… 22 Characteristics and Strategies of Daiwa Office Investment Corporation ………………………… 3 IV. Statements of Income and Retained Earnings…… 24 Financial and Management Highlights………………………… 4 V. Statements of Changes in Net Assets……………… 25 Overview of Portfolio (portfolio list)…………………………… 5 … …………………………26 Overview of Portfolio (portfolio distribution)…………………… 6 VI. Statements of Cash Flows Internal Growth Measures… ………………………………… 8 VII. Notes to Financial Statements……………………… 27 External Growth Measures……………………………………12 VIII. Independent Auditor’s Report… ……………………41 Financial Conditions… ………………………………………15 Description of Asset Manager…………………………………16 IX. Investor Information… …………………………………42 2 Characteristics and Strategies of Daiwa Office Investment Corporation Characteristics of Daiwa Office Investment Corporation Office Specialized REIT Focused on the Five REIT Central Wards of Tokyo Effective application of operational knowhow specialized in office Places priority on owning office buildings in favorable locations for buildings which there is high demand Office buildings 100.0% Major Regional Cities 3.1% Five Central Greater Tokyo Wards of Tokyo 8.3% 88.6% Based on acquisition price (Note) Please note that the percentages in the above graphs are as of December 21, 2016. Growth Strategies Investment in 500.0 Activities for solid growth (billion yen) selectively-chosen 467.7 500 ・Continue acquiring Achievement of a 500 billion yen asset size competitive properties 458.3 properties 445.7 413.2 ・Leverage borrowing Keep the medium-to-long term, upper-limit 387.5 capacity LTV target range within 40%~50% 400 364.0 300 Establishment of stable revenue base ・Property management Continuation of “Bonji-Tettei” activities Thorough implementation of hands-on 200 approach Further strengthen relations with tenants ・Maintain and Capture tenant needs by reinforcing ties with 100 improve property property managers value Strategic renewals and lease-up activities ・Financial activities Reduce refinancing risk by extending borrowing periods and diversifying 0 Fiscal period Fiscal period Fiscal period Fiscal period Fiscal period Fiscal period Medium-term repayment dates ended ended ended ended ended ended goal May 2014 November 2014 May 2015 November 2015 May 2016 November 2016 Distribution per Unit Fiscal period ended November 2016 yen (actual) (22nd Fiscal Period) 10,695 Fiscal period ending May 2017 yen (forecast) (Note) The forecasts on distribution are calculated based (23rd Fiscal Period) 10,700 on certain assumptions and may vary due to changes in the status and other factors. Moreover, Fiscal period ending November 2017 the forecasts set forth herein should not be yen (forecast) (24th Fiscal Period) 10,710 construed as a guarantee of distribution amounts. I. Overview of Daiwa Office Investment Corporation 3 Financial and Management Highlights Steady increase of distributions due to progress in internal growth ■ Operating Revenues ■ Operating Income ■ Net Income (million yen) (million yen) (million yen) 13,000 7,000 6,000 12,853 12,363 11,837 5,324 10,000 6,108 6,143 5,250 10,387 5,000 5,614 4,000 4,688 9,763 4,031 4,770 7,000 4,438 3,641 3,000 2,000 4,000 0 0 0 18th Period 19th Period 20th Period 21st Period 22nd Period 18th Period 19th Period 20th Period 21st Period 22nd Period 18th Period 19th Period 20th Period 21st Period 22nd Period ■ Changes in Rental Revenues (million yen) External growth (acquisition/full contribution from properties sold) (Note 1) 11,000 227 External growth 229 (Note 1) Amount obtained by subtracting rents and 115 27 common area fees income in the previous 10,000 (acquisition/during-the-period contribution from properties sold) (Note 2) 267 117 fiscal period of properties sold in the Internal growth (increase/decrease of rents of existing properties) 154 previous fiscal period from the amount of 9,000 839 rents and common area fees income 176 282 increased compared to the previous period 349 148 due to full year contribution from properties 8,000 215 acquired in the previous fiscal period. 261 511 (Note 2) Amount obtained by subtracting rents and 7,000 6 64 common area fees income decreased in the current fiscal period due to sales of –55 properties in the current fiscal period from 6,000 the amount of rents and common area fees income increased in the current fiscal 0 period due to acquisition of properties in the current fiscal period. 17th Period 18th Period 19th Period 20th Period 21st Period 22nd Period 10,710 ■ Distribution per Unit 9,900 10,560 (yen) 9,750 9,000 10,550 10,700 12,000 Forecast from one year earlier Forecast from six months earlier Actual dividends 8,328 9,850 9,350 10,695 7,570 8,700 10,508 10,000 6,550 7,300 9,688 7,820 9,142 5,500 7,540 5,350 7,200 8,256 8,000 6,250 7,621 5,500 7,478 6,542 6,000 5,986 4,000 2,000 0 14th Period 15th Period 16th Period 17th Period 18th Period 19th Period 20th Period 21st Period 22nd Period 23rd Period 24th Period 22nd Period 21st Period 20th Period 19th Period 18th Period (November 2016) (May 2016) (November 2015) (May 2015) (November 2014) Operating revenues (million yen) 12,853 12,363 11,837 10,387 9,763 Operating income (million yen) 6,143 6,108 5,614 4,770 4,438 Ordinary income (million yen) 5,325 5,326 4,689 4,032 3,642 Net income (million yen) 5,324 5,250 4,688 4,031 3,641 Total number of units issued (units) 497,869 484,000 484,000 441,000 441,000 Net assets per unit (yen) 515,230 511,818 511,777 505,566 504,746 Distribution per unit (yen) 10,695 10,508 9,688 9,142 8,256 Total assets (million yen) 483,450 476,690 460,705 432,232 399,555 Loan-to-value (LTV) (based on total asset value) (%) 42.3 43.3 41.7 44.3 40.2 Number of investment properties 53 50 50 47 46 Asset size (billion yen) 467.7 458.3 445.7 413.2 387.5 Total rentable area (m2) 336,722.04 328,027.44 325,313.01 288,833.07 286,088.89 Occupancy rate (%) 97.7 98.7 98.3 97.3 97.2 (Note) Distribution per unit for the 22nd fiscal period is calculated by dividing the amount obtained by subtracting provision for reserve for reduction entry (164 million yen) from unappropriated retained earnings by the total number of investment units issued. 4 Overview of Portfolio (portfolio list) (as of December 21, 2016) Acquisition Rentable Structure and Execution Appraisal Ownership Type Price Value at End Property Name Address Area (m2) No. of Floors Completion of Major PML (%) Share of Period (Note 2) (Note 3) Repairs mm yen Land Building (%) (mm yen) (Note 4) Five Central Wards of Tokyo (Note 1) Fee simple and 1 Daiwa Ginza Ginza, Chuo-ku, Tokyo 8,179.62 SRC B3/12F July 1963 2003 14,100 3.0 16,700 leasehold Fee simple 4.53 2 Daiwa Ginza Annex Ginza, Chuo-ku, Tokyo 2,032.11 SRC B3/8F Aug.
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  • Frontiers of Real Estate Science in Japan New Frontiers in Regional Science: Asian Perspectives

    Frontiers of Real Estate Science in Japan New Frontiers in Regional Science: Asian Perspectives

    New Frontiers in Regional Science: Asian Perspectives 29 Yasushi Asami Yoshiro Higano Hideo Fukui Editors Frontiers of Real Estate Science in Japan New Frontiers in Regional Science: Asian Perspectives Volume 29 Editor-in-Chief Yoshiro Higano, University of Tsukuba, Tsukuba, Ibaraki, Japan New Frontiers in Regional Science: Asian Perspectives This series is a constellation of works by scholars in the field of regional science and in related disciplines specifically focusing on dynamism in Asia. Asia is the most dynamic part of the world. Japan, Korea, Taiwan, and Singapore experienced rapid and miracle economic growth in the 1970s. Malaysia, Indonesia, and Thailand followed in the 1980s. China, India, and Vietnam are now rising countries in Asia and are even leading the world economy. Due to their rapid economic development and growth, Asian countries continue to face a variety of urgent issues including regional and institutional unbalanced growth, environmental problems, poverty amidst prosperity, an ageing society, the collapse of the bubble economy, and deflation, among others. Asian countries are diversified as they have their own cultural, historical, and geographical as well as political conditions. Due to this fact, scholars specializing in regional science as an inter- and multi-discipline have taken leading roles in pro- viding mitigating policy proposals based on robust interdisciplinary analysis of multifaceted regional issues and subjects in Asia. This series not only will present unique research results from Asia that are unfamiliar in other parts of the world because of language barriers, but also will publish advanced research results from those regions that have focused on regional and urban issues in Asia from different perspectives.