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 February 1, 2012)

(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.
(Note 3)	The "Others" category indicates the Preferred Securities backed by the cash flow gained from Akihabara UDX (an office building and its site).

NOI Return on Portfolio

(as of October 31, 2011)

		9th Fiscal Period	10th Fiscal Period	11th Fiscal Period	12th Fiscal Period	13th Fiscal Period	14th Fiscal Period	15th Fiscal Period	16th Fiscal Period	17th Fiscal Period	18th Fiscal Period
Rental NOI Return (%) (Note 1)	Office Buildings	6.5	6.8	6.3	6.4	6.5	6.2	5.8	5.7	4.6	3.8
	Residential Properties	5.1	5.0	5.4	5.2	4.7	4.4	4.5	4.2	4.4	4.2
	Total	5.8	5.9	5.8	5.8	5.5	5.2	5.1	4.9	4.5	4.0

(Note 1)

Rental NOI Return is the annualized Rental NOI divided by Investment Amount. The Rental NOI and Investment Amount 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) - Investment Amount = 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

	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 asset (based on the sale and purchase price provided in the Sale and Purchase Agreement, etc.).

Investment Ratio by Type

(as of February 1, 2012)

Share Office Buildings 50.9% Residential Properties 41.8% Others 7.3%

(Note 1)	The "Others" category indicates the Preferred Securities backed by the cash flow gained from Akihabara UDX (an office building and its site).

Investment Ratio by Area

(as of February 1, 2012)

Total
		Share 5 Central Wards of Tokyo 73.8% Other 18 Wards of Tokyo 18.9% Surrounding City Area 7.4%

Office Buildings		Residential Properties
	Share 5 Central Wards of Tokyo 66.4% Other 18 Wards of Tokyo 20.1% Surrounding City Area 13.4%		Share 5 Central Wards of Tokyo 82.7% Other 18 Wards of Tokyo 17.3% Surrounding City Area 0.0%

Investment Ratio by Age

(as of February 1, 2012)

Total
		Share 5 years or less 12.7% More than 5 years and 15 years or less 34.6% More than 15 years and 20 years or less 13.0% More than 20 years 39.7%

Office Buildings		Residential Properties
	Share 5 years or less 5.9% More than 5 years and 15 years or less 4.3% More than 15 years and 20 years or less 23.7% More than 20 years 66.1%		Share 5 years or less 20.9% More than 5 years and 15 years or less 71.5% More than 15 years and 20 years or less 0.0% More than 20 years 7.6%

Average Age by Type

(as of February 1, 2012)

Office Buildings 23.0 years Residential Properties 8.4 years Overall Portfolio 16.4 years

(Note 1)	Average Age by Type is the average age of properties weighted by acquisition price.

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