Key Tables

History of Portfolio Growth

Premier Investment Corporation has created a portfolio with a balanced investment focus on office and residential properties.

(as of June 15, 2010)

(Note 1)	Acquisition Price indicates an amount excluding the various costs (real estate sell intermediary fees, taxes and other public charges, etc.) required for the acquisition of the relevant real estate (based on the sale and purchase price provided in the Sale and Purchase Agreement, etc.
(Note 2)	Monetary amounts are rounded down to the specified unit.

NOI Return on Portfolio

(as of April 30, 2010)

		6th Fiscal Period	7th Fiscal Period	8th Fiscal Period	9th Fiscal Period	10th Fiscal Period	11th Fiscal Period	12th Fiscal Period	13th Fiscal Period	14th Fiscal Period	15th Fiscal Period
Rental NOI Return (%) (Note 1)	Office Buildings	6.6	6.3	6.4	6.5	6.8	6.3	6.4	6.5	6.2	5.8
	Residential Properties	4.8	5.0	4.8	5.1	5.0	5.4	5.2	4.7	4.4	4.5
	Total	5.8	5.7	5.6	5.8	5.9	5.8	5.8	5.5	5.2	5.1

(Note 1)

Rental NOI Return is the annualized Rental NOI divided by Acquisition Price. The Rental NOI and Acquisition Price figures have been obtained using the following formulas. - Rental NOI = Real estate rental revenues - Real estate rental expenses) + Depreciation (limited to depreciation covering leased properties) - Acquisition Price = Average of (Book values + Accumulated depreciation) covering leased properties at the beginning and end of each fiscal period

(Note 2)

Rental NOI has been rounded to the nearest million yen and Rental NOI Return has been rounded to the nearest one decimal place.

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Portfolio Diversification

(Note 1)	Each Investment Ratio indicates the ratio based on Acquisition Price. Acquisition price is the amount excluding various costs (real estate sell intermediary fees, taxes and other public charges, etc.) required for the acquisition of the relevant real estate (based on the sale and purchase price provided in the Sale and Purchase Agreement, etc.).
(Note 2)	Average Age by Type is the average age of properties weighted by acquisition price.

Investment Ratio by Type

(as of August 2, 2010)

Share Office Buildings 48.9% Residential Properties 51.1%

Investment Ratio by Area

(as of August 2, 2010)

Total
		Share 5 Central Wards of Tokyo 73.6% Other 18 Wards of Tokyo 19.5% Surrounding City Area 6.9%

Office Buildings		Residential Properties
	Share 5 Central Wards of Tokyo 65.9% Other 18 Wards of Tokyo 20.0% Surrounding City Area 14.2%		Share 5 Central Wards of Tokyo 81.0% Other 18 Wards of Tokyo 19.0% Surrounding City Area 0.0%

Investment Ratio by Age

(as of August 2, 2010)

Total
		Share 5 years or less 18.7% More than 5 years and 15 years or less 31.1% More than 15 years and 20 years or less 12.8% More than 20 years 37.4%

Office Buildings		Residential Properties
	Share 5 years or less 6.0% More than 5 years and 15 years or less 0.0% More than 15 years and 20 years or less 26.3% More than 20 years 67.7%		Share 5 years or less 30.9% More than 5 years and 15 years or less 60.8% More than 15 years and 20 years or less 0.0% More than 20 years 8.4%

Average Age by Type

(as of August 2, 2010)

Office Buildings 23.0 years Residential Properties 7.3 years Overall Portfolio 15.0 years

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