FY13 MIRVAC INDUSTRIAL TRUST (ARSN ) (ASX: MIX)

Transcription

1 Investment Portfolio SUMMARY FY13 MIRVAC INDUSTRIAL TRUST (ARSN ) (ASX: MIX)

2 CONTENTS Investment Portfolio Overview 1 Chicago Market Overview 6 INVESTMENT PORTFOLIo 8 CJF1 LLC 8 CJF2 LLC 14 CJF3 LLC 24 Directory 26 Cover image: th Street, Pleasant Prairie, WI W165 N5830 Ridgewood Drive, Menomonee Falls, WI

3 1 Investment Portfolio Overview Key Statistics Overall vacancy of the Portfolio has decreased to 9.8 per cent 1. The Portfolio s passing rental income is US$2.80 per square foot. The Portfolio s weighted average lease expiry is 4.3 years. 2 The tenant retention rate for the Trust remains strong at 76.0 per cent. Valuations Asset revaluations for the six months to 30 June 2013 were relatively stable resulting in the value of the Trust s portfolio decreasing by US$2.9 million to US$ The weighted average capitalisation rate of the Portfolio was steady at 8.52 per cent 4 based on the most recent independent and directors valuations. 1 Post 30 June 2013, the portfolio s vacancy increases to 11.4 per cent due to tenant expiries at 1020 Frontenac Road, Naperville and 5990 West Touhy Avenue, Niles and anticipated leasing deals with FedEx at 5110 South 6th Street, Milwaukee, and Popcorn Factory at North Keith Drive, Lake Forest. 2 Weighted by income. Post 30 June2013, WALE increases to 4.6 years due to tenant expiries at 1020 Frontenac Road, Naperville and 5990 West Touhy Avenue, Niles and anticipated leasing deals with FedEx at 5110 South 6th Street, Milwaukee, and Popcorn Factory at North Keith Drive, Lake Forest. 3 On a like-for-like basis. 4 On a like-for-like asset basis, weighted by book value. Lease Expiry by Area AT 30 JUNE % AREA AT 31 DECEMBER % AREA MTM VACANT MTM VACANT Geographic Diversification by book value 1 The Portfolio contains 51 tenants spread across three markets and 13 sub-markets. Tenant Diversification BY GROSS INCOME 1 The Portfolio is well represented across a range of industries. ILLINOIS 86.0% MANUFACTURING 32.7% WISCONSIN 10.2% WHOLESALE TRADE 27.1% INDIANA 3.8% TRANSPORTATION, COMMUNICATIONS, ELECTRIC, GAS AND SANITARY SERVICES SERVICES 20.9% 9.8% RETAIL TRADE 9.5% 1 As at 30 June 2013.

4 2 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio Overview (CONTINUED) Top 10 tenants by gross income TENANT Income by % TERM REMAINING (YEARS) Truserv 10.1% 7.5 Factory Card Outlet 9.5% 5.5 Innoware Paper 6.7% 2.5 APL Logistics 5.9% 3.0 Pactiv Corporation 5.4% 5.0 city of chicago 5.2% 1.5 Newell Window Furnishings 4.2% 5.5 arrow financial 1 3.5% - Superior Mailing 3.1% 7.4 albany chicago 3.1% % Arrow Financial, who occupied 86,000 square feet of upstairs office space at 5990 Touhy Avenue vacated on 1 July Arrow Financial ( Arrow ) was majority owned by Sallie Mae and was responsible for the collection of student loan debts. Following the privatisation of Sallie Mae, the government changed the legislation concerning student funding which eroded a sizable portion of Sallie Mae s business which in turn impacted Arrow Financial causing the closure of that business. The impacts to the Trust are significant on two fronts; firstly the space occupied by Arrow is upstairs office space which was leased at approximately US$10 per square foot net rent (significantly higher than a typical warehouse rent of around US$3 per square foot), which equates to a reduction in net operating income of approximately $800,000 per annum. Secondly the prospects of finding an alternate office user for that location are doubtful, with the asset assumed vacant for FY14, and any lease deal is likely to incur significant capital expenditure. As a consequence the valuation for this asset was materially impacted, reducing US$2.5 million or approximately 22 per cent Greenleaf Avenue, Elk Grove Village, IL

5 Milwaukee WISCONSIN Lake Michigan Greater Chicago Region 1 McHenry County 1 2 Lake County 1 3 Northeast Cook County 1 4 Northwest Cook County 1 5 North Kane County 6 North DuPage County 1 7 O Hare 1 8 City North 9 Near West Suburbs 10 West Suburbs 11 Central Kane/DuPage County 12 Far West Suburbs 1 13 Southwest Suburbs 1 14 Far Southwest Suburbs 15 City South 1 16 South Suburbs 1 17 Joliet Area 18 Northwest Indiana 1 19 Kenosha/Racine Counties 1 Milwaukee 20 Milwaukee 1 1 Trust holds asset/s in sub-market 1 2 ILLINOIS Chicago MILES INDIANA

6 4 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio Overview (CONTINUED) PROPERTY SUB-MARKET PURCHASE DATE PURCHASE PRICE (US$M) VALUATION (US$M) VALUATION DATE CJF1 LLC Greenleaf Avenue O Hare May jun West Diehl Road Far West Suburbs May jun North Keith Drive Lake County Jul jun SOUTH Division Street McHenry County May jun North Kennicott Avenue Northwest Cook County Jul jun West 73rd Street Southwest Suburbs May jun South Mason Avenue Southwest Suburbs Jul jun Regency Drive North DuPage County May jun East 103rd Street City South Jul jun 2013 W165 M5830 Ridgewood drive Milwaukee May jun 2013 CJF2 LLC 1020 Frontenac Road Far West Suburbs Nov jun South Central Avenue South Suburbs Feb jun South Pulaski Avenue South Suburbs Nov jun South Lincoln Drive McHenry County Nov jun Sherwin Avenue O Hare Nov jun Greenleaf Avenue O Hare Nov jun Country Farm Road Far West Suburbs Jul jun Swanson Court Lake County Feb jun South 6th Street Milwaukee Nov jun West Marquette Avenue Milwaukee Nov jun West Touhy Avenue Northeast Cook County Feb jun West 73rd Street Southwest Suburbs Nov jun West 73rd Street Southwest Suburbs Feb jun River Road Southwest Suburbs Feb jun South Sayre Avenue Southwest Suburbs Nov jun th Street Kenosha/Racine Counties Nov jun th Street Kenosha/Racine Counties Nov jun 2013 CJF3 LLC EC VI-4507 Columbia Avenue 3 Northwest Indiana Feb jun 2013 EC VI-4531 Columbia Avenue 3 Northwest Indiana Feb jun 2013 TOTAL Portfolio Internal and external capitalisation rates. 2 Weighted by book value.

7 5 CAPITALISATION RATE 1 (%) GROSS LETTABLE AREA (SF) Market Rent (US$/SF) (internal vals +external vals) Current Net Rent Per Asset (Occupied) OCCUPANCY (%) Asset WALE by Income % of portfolio by area , , , ,331, , , , , , , , , , , , , , , , Vacant Vacant Vacant , , , , , , , , , , ,683,342 $3.00 $

8 6 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 CHICAGO MARKET OVERVIEW 6558 West 73rd Street, Bedford Park, IL CHICAGO industrial SUB-MARKET OVERVIEW AS AT 2Q 2013 Industrial sub-market Gross Building (SF) Availability Rate (%) Rate (%) YTD USER Sale & Lease Activity (SF) YTD Net Absorption (SF) Under Construction (SF) Average asking Lease Range (US$/SF/ YR) McHenry County (1) 19,201, , ,351 - $2.50 to $3.80 Lake Country (2) 79,269, ,883, , ,500 $3.25 to $5.25 NE Cook Country (3) 61,728, , ,431 - $3.25 to $4.75 NW Cook County (4) 37,802, , ,181 90,203 $4.05 to $4.85 N Kane Country (5) 26,663, , , ,620 $4.10 to $4.75 N DuPageCounty (6) 31,677, ,499, ,878 - $4.00 to $5.95 O Hare (7) 108,699, ,486,595 61, ,166 $3.00 to $6.50 City North (8) 109,110, , ,369 - $3.00 to $10.00 Near West Subrubs (9) 99,898, ,779, ,693 - $2.75 to $5.00 West Suburbs (10) 41,794, ,203, ,340 - $4.00 to $6.25 Central Kane & DuPage (11) 37,533, , ,457 - $3.00 to $5.50 Far West Suburbs (12) 61,978, ,201, ,747 82,350 $3.00 to $5.75 Southwest Suburbs 68,601, ,341,966-34,527 - $2.75 to $4.95 Far SW Suburbs (14) 75,310, ,574, , ,928 $3.25 to $5.00 City South (15) 140,623, ,119,661 1,813,085 - $2.50 to $5.00 South Suburbs (16) 57,305, , ,666 - $2.85 to $3.50 Joliet Area (17) 54,677, ,312 1,747,357 1,185,000 $2.75 to $4.25 Metro Area Subtotal 1,111,877, ,008,351 4,740,258 2,829,767 Northwest Indiana (18) 29,740, , ,580 - $2.00 to $4.75 Kenosha/Racine Counties (19) 54,234, ,289 99, ,403 $2.50 to $4.00 Total 1,195,852, ,023,459 4,979,553 3,301,170 $4.20 Source: CBRE.

9 South Lincoln Drive, Freeport, IL Chicago industrial market Update The Chicago industrial market, as defined by CBRE, comprises 19 sub-markets (or zones) encompassing northwest Indiana and southern Wisconsin. The table on page 6 provides a brief summary of the Chicago region s industrial sub-markets as at 30 June Chicago is one of the primary transport distribution hubs of the US, with 1.2 billion square feet of industrial space. 1 Its extensive transportation facilities give local firms ready access to national and international markets and suppliers. Chicago s industrial strength is broad based: Chicago is ranked third in the US in industrial jobs. It is the only region in North America that contains six Class I railroads. The region also includes North America s largest inland port, projected to handle close to 3 million intermodal containers in 2013 alone. The availability rate in the Chicago metropolitan statistical area as at 30 June 2013 stood at 8.7 per cent, a decrease of 40 basis points on 31 December The largest industrial sub-markets in Chicago are City South, City North and O Hare, which are generally the older, more established areas in and around the city. However, most of the leasing activity has been in the O Hare sub-market. 1 Source: CBRE Chicago Industrial MarketView Q

10 8 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio CJF1 LLC Greenleaf Avenue, Elk Grove Village, IL 2727 West Diehl Road, Naperville, IL North Keith Drive, Lake Forest, IL 308 South Division Street, Harvard, IL 3602 North Kennicott Avenue, Arlington Heights, IL 6510 West 73rd Street, Bedford Park, IL 7200 South Mason Avenue, Bedford Park, IL Regency Drive, Glendale Heights, IL 900 East 103rd Street, Chicago, IL W165 N5830 Ridgewood Drive, Menomonee Falls, WI Greenleaf Avenue, Elk Grove Village, IL O Hare The property is located in a predominantly industrial area northwest of O Hare International Airport. The area is a mature industrial district with a majority of properties possessing railroad access due to the grid pattern of roadways and railroad right-of-ways. Year built 1968 Brick and metal Total GLA (sf) 150,000 Total industrial GLA (sf) 144,000 Total office GLA (sf) 6,000 Site area (acres) interior docks Average clearance (ft) 17 Passing rent (US$/sf) 1.88 Market rent (US$/sf) 3.75 Occupancy (%) 88 Weighted lease term (years) Valuation (US$ million) 5.1 Valuation (US$/sf) Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) % 24.0% % 8.0%

11 West Diehl Road, Naperville, IL Far West Suburbs The property is located about 26 miles from the Chicago Central Business District and 30 miles from O Hare International Airport. The immediate area is surrounded by mostly warehouse, distribution and light manufacturing buildings North Keith Drive, Lake Forest, IL Lake County The property is located in an established business park known as the Bradley Business Centre and is approximately 30 miles from the Chicago Central Business District. Primary access to the property is via Tri-State Tollway (also known as Interstate 94) which connects the area to the Chicago CBD and Milwaukee. The property is leased to Popcorn Factory which also tenants an adjoining property that is not owned by the Trust. Year built 1997 Pre-cast concrete Total GLA (sf) 440,343 Total industrial GLA (sf) 369,318 Total office GLA (sf) 71,025 Site area (acres) exterior docks 2 drive-in doors Average clearance (ft) 35 Passing rent (US$/sf) 4.91 Market rent (US$/sf) 4.25 Weighted lease term (years) Year built 1989 Concrete block Total GLA (sf) 77,924 Total industrial GLA (sf) 75,964 Total office GLA (sf) 1,960 Site area (acres) exterior docks 1 drive-in door Average clearance (ft) 21.0 Passing rent (US$/sf) 4.07 Market rent (US$/sf) 4.35 Weighted lease term (years) Valuation (US$ million) 24.0 Valuation (US$/sf) 54.5 Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) 9.50 Valuation (US$ million) 3.1 Valuation (US$/sf) 39.8 Capitalisation rate (%) 8.50 Terminal yield (%) 9.00 Discount rate (%)

12 10 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) 308 South Division Street, Harvard, IL McHenry County The property is located 75 miles northwest of the Chicago Central Business District located in an older area with much of the residential development occurring in the 1950 s and 1960 s. Primary access to the property is via the Interstate Highway 90 and Highways 23 and 173. The major tenant is True Value Company which is a large co-operative of individual franchise owners and provides business guidance services such as marketing, technological and training. The most known brand of the group is True Value Hardware. Year built 1942, refurbished in 1982 concrete blocks and metal Total GLA (sf) 1,331,727 Total industrial GLA (sf) 1,324,248 Total office GLA (sf) 7,479 Site area (acres) 61.5 Dock high and drive-in entrances, each with overhead doors Average clearance (ft) Passing rent (US$/sf) 1.78 Market rent (US$/sf) 2.00 Occupancy (%) 90 Weighted lease term (years) North Kennicott Avenue, Arlington Heights, IL Northwest Cook County The property is located about 35 miles northwest of the Chicago Central Business District and is a 15 mile drive to O Hare International Airport. The property is surrounded by modern development and is a mix of commercial and residential tenants. Primary access to the property is provided by the Interstate Highway 94. Year built 1999 Tilt-up concrete Total GLA (sf) 94,300 Total industrial GLA (sf) 80,300 Total office GLA (sf) 14,000 Site area (acres) exterior docks 1 drive-in door Average clearance (ft) 28 Passing rent (US$/sf) 4.62 Market rent (US$/sf) 4.50 Weighted lease term (years) Valuation (US$ million) 22.2 Valuation (US$/sf) 16.7 Capitalisation rate (%) 9.50 Terminal yield (%) Discount rate (%) Valuation (US$ million) 5.6 Valuation (US$/sf) 59.4 Capitalisation rate (%) 8.25 Terminal yield (%) 8.50 Discount rate (%)

13 West 73rd Street, Bedford Park, IL Southwest Suburbs The property is located in Bedford Park, an area dominated by industrial properties. Land usage within this area is mostly zoned for industrial-related uses with limited residential developments bound to designated areas outside the industrial strip South Mason Avenue, Bedford Park, IL Southwest Suburbs Pactiv Corporation currently occupies both 7200 South Mason Avenue and 6000 West 73rd Street being adjoining sites owned by the Trust. There has been an investment of more than US$10 million in site improvements at the adjoining assets by the tenant. Year built 1974 Brick and metal Total GLA (sf) 306,552 Total industrial GLA (sf) 305,352 Total office GLA (sf) 1,200 Site area (acres) exterior docks 14 railcar doors, 1 drive-in door Average clearance (ft) 21 Passing rent (US$/sf) 1.79 Market rent (US$/sf) 3.25 Weighted lease term (years) Valuation (US$ million) 9.4 Valuation (US$/sf) 30.7 Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) 9.50 Year built 1974 Metal Total GLA (sf) 207,345 Total industrial GLA (sf) 201,125 Total office GLA (sf) 6,220 Site area (acres) docks Average clearance (ft) 24 Passing rent (US$/sf) 3.42 Market rent (US$/sf) 3.50 Weighted lease term (years) Valuation (US$ million) 8.3 Valuation (US$/sf) 40.0 Capitalisation rate 8.00 Terminal yield (%) 8.25 Discount rate (%)

14 12 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) Regency Drive, Glendale Heights, IL North DuPage County The subject property is located in the neighbourhood of Glendale Heights, situated in the northeastern section of DuPage County, approximately 28 miles west of Chicago s Central Business District. The property is located in a predominantly industrial area that flanks Army Trail Road and Glen Ellyn Road. 900 East 103rd Street, Chicago, IL City South This property is in a predominantly industrial area that runs from Cottage Grove Avenue east to Lake Michigan. In general, the industrial uses are bounded by 95th Street to the north, the Little Calumet River to the south and Cottage Grove Avenue to the east. The property is located at the intersection of Interstates 94 and 57 at 103rd Street. The commute to the Chicago Central Business District is approximately 12 miles. Year built 1987 Brick and masonry Total GLA (sf) 48,250 Total industrial GLA (sf) 42,945 Total office GLA (sf) 5,305 Site area (acres) interior docks Average clearance (ft) 19 Passing rent (US$/sf) 8.59 Market rent (US$/sf) 7.00 Weighted lease term (years) Valuation (US$ million) 3.4 Valuation (US$/sf) 70.5 Capitalisation rate 8.50 Terminal yield (%) 8.75 Discount rate (%) 9.50 Year built 1940, renovated 1978 Brick and steel panel Total GLA (sf) 533,230 Total industrial GLA (sf) 511,730 Total office GLA (sf) 21,500 Site area (acres) truck doors Average clearance (ft) 40 Passing rent (US$/sf) 2.30 Market rent (US$/sf) 2.25 Occupancy (%) 77 Weighted lease term (years) Valuation (US$ million) 5.0 Valuation (US$/sf) 9.4 Capitalisation rate Terminal yield (%) Discount rate (%) % 64.0% 23.0% 11.0% 42.0% 1.0% 11.0% 12.0%

15 13 W165 N5830 Ridgewood Drive, Menomonee Falls, WI Milwaukee The property is located in Waukesha County and is 17 miles northwest of the Milwaukee CBD. The property is located within the Silver Spring Business Park which accommodates manufacturing, distribution, office and service/retail uses and is in a park-like setting with quality amenities. Specific users within the business park include, among others, Kohl s, Gladwin, Press-Weld, Frito-Lay and LaForce. Kohl s office centre is the largest use within the park. Year built 1996 Pre-cast concrete Total GLA (sf) 300,120 Total industrial GLA (sf) 281,513 Total office GLA (sf) 18,607 Site area (acres) exterior docks 2 drive-in doors Average clearance (ft) 30 Passing rent (US$/sf) 5.16 Market rent (US$/sf) 4.50 Weighted lease term (years) Valuation (US$ million) 15.1 Valuation (US$/sf) 50.3 Capitalisation rate 8.00 Terminal yield (%) 8.50 Discount rate (%)

16 14 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) CJF2 LLC 1020 Frontenac Road, Naperville, IL South Central Avenue, Alsip, IL South Pulaski Avenue, Alsip, IL 1750 South Lincoln Drive, Freeport, IL 1796 Sherwin Avenue, Des Plaines, IL 1850 Greenleaf Avenue, Elk Grove Village, IL 1880 Country Farm Road, Naperville, IL Swanson Court, Gurnee, IL 1020 Frontenac Road, Naperville, IL Far West Suburbs The property is located in Naperville, a predominantly industrial area in Western DuPage County with Kane County on its western border. The property is situated in an area that flanks the Elgin, Joliet and Eastern Railroad right-of-way, which is situated immediately west of the subject property. The property is leased to Presort Solutions until July South 6th Street, Milwaukee, WI 525 West Marquette Avenue, Oak Creek, WI 5990 West Touhy Avenue, Niles, IL 6000 West 73rd Street, Bedford Park, IL 6558 West 73rd Street, Bedford Park, IL 6600 River Road, Hodgkins, IL 6751 South Sayre Avenue, Bedford Park, IL th Street, Pleasant Prairie, WI th Street, Pleasant Prairie, WI Year built 1980 Pre-cast concrete and steel Total GLA (sf) 99,684 Total industrial GLA (sf) 91,434 Total office GLA (sf) 8,250 Site area (acres) interior docks Average clearance (ft) 22 Passing rent (US$/sf) 5.37 Market rent (US$/sf) 3.50 Weighted lease term (years) Valuation (US$ million) 3.3 Valuation (US$/sf) 33.1 Capitalisation rate 8.00 Terminal yield (%) 8.50 Discount rate (%)

17 South Central Avenue, Alsip, IL South Suburbs The property is located within the South Suburbs sub-market, it has a close proximity to Interstate 294 (Tri-State Tollway). The property is 100 per cent occupied by Advertising Resources, Inc., a packaging and fulfilment services organisation South Pulaski Avenue, Alsip, IL South Suburbs The property is located within the dense industrial district of Alsip, with close proximity to Interstate 294 (Tri-State Tollway). The commute to the Chicago Central Business District is approximately 30 minutes. The commute to O Hare International Airport is about 32 miles while the commute to Chicago s Midway International Airport is approximately nine miles. Year built 1970 Insulated steel exterior walls Total GLA (sf) 260,000 Total industrial GLA (sf) 254,000 Total office GLA (sf) 6,000 Site area (acres) exterior docks Average clearance (ft) 27 Passing rent (US$/sf) 1.91 Market rent (US$/sf) 2.50 Weighted lease term (years) Valuation (US$ million) 6.9 Valuation (US$/sf) 26.5 Capitalisation rate 8.00 Terminal yield (%) 8.25 Discount rate (%) 9.00 Year built 1976 Masonry and pre-fabricated metal Total GLA (sf) 395,466 Total industrial GLA (sf) 387,066 Total office GLA (sf) 8,400 Site area (acres) exterior docks 1 drive-in door Average clearance (ft) 24 Passing rent (US$/sf) 1.39 Market rent (US$/sf) 2.50 Occupancy (%) 98 Weighted lease term (years) Valuation (US$ million) 8.3 Valuation (US$/sf) 21.0 Capitalisation rate 8.50 Terminal yield (%) 8.75 Discount rate (%) % 17.0% 16.0% %

18 16 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) 1750 South Lincoln Drive, Freeport, IL McHenry County 1750 South Lincoln Drive was purpose built for Newell Window Furnishing in 2001, a wholly owned subsidiary of Newell Rubbermaid. The property is located within an area of new industrial development within the City of Freeport. The property forms part of the Lincoln Industrial Park. The park has approximately 110 acres of land Sherwin Avenue, Des Plaines, IL O Hare The property is located 17 miles northwest of the Chicago CBD and is approximately nine miles to O Hare International Airport. Primary access to the property is via Interstate Highway 90 connecting it to the City of Chicago while the Interstate 94 leads to Wisconsin. Year built 2001 Pre-cast concrete Total GLA (sf) 499,200 Total industrial GLA (sf) 486,700 Total office GLA (sf) 12,500 Site area (acres) exterior docks Average clearance (ft) 32 Passing rent (US$/sf) 1.91 Market rent (US$/sf) 2.25 Weighted lease term (years) Valuation (US$ million) 9.6 Valuation (US$/sf) 19.2 Capitalisation rate (%) 9.25 Terminal yield (%) 9.50 Discount rate (%) Year built 1964 Concrete blocks and metal Total GLA (sf) 98,879 Total industrial GLA (sf) 88,091 Total office GLA (sf) 10,788 Site area (acres) dock high loading entrances 2 drive-in doors Average clearance (ft) 20 Passing rent (US$/sf) 2.53 Market rent (US$/sf) 4.00 Weighted lease term (years) Valuation (US$ million) 4.1 Valuation (US$/sf) 41.5 Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) % 46.0%

19 Greenleaf Avenue, Elk Grove Village, IL O Hare The property is located in a predominantly industrial area northwest of O Hare International Airport. The area is a mature industrial district with a majority of properties possessing railroad access due to the grid pattern of roadways and railroad right-of-ways Country Farm Road, Naperville, IL Far West Suburbs The property is located in a predominantly commercial/industrial area that flanks the East-West Tollway (Interstate 88). The immediate area is almost completely developed with warehouse, distribution and light manufacturing buildings as well as offices, motels and restaurants. The asset is occupied by WestfaliaSurge, Inc. which is a manufacturer and wholesaler of dairy farm equipment, sanitation products and detergents. Year built 1965 Brick and metal Total GLA (sf) 58,627 Total industrial GLA (sf) 48,835 Total office GLA (sf) 9,792 Site area (acres) exterior truck docks Average clearance (ft) 16 Passing rent (US$/sf) 3.17 Market rent (US$/sf) 3.50 Weighted lease term (years) Valuation (US$ million) 2.0 Valuation (US$/sf) 34.1 Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) 9.50 Year built 1987 Pre-cast concrete Total GLA (sf) 162,000 Total industrial GLA (sf) 126,036 Total office GLA (sf) 35,964 Site area (acres) exterior docks Average clearance (ft) 24 Passing rent (US$/sf) 3.67 Market rent (US$/sf) 4.00 Weighted lease term (years) Valuation (US$ million) 6.8 Valuation (US$/sf) 42.0 Capitalisation rate 8.00 Terminal yield (%) 8.50 Discount rate (%)

20 18 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) Swanson Court, Gurnee, IL Lake County The property is located 35 miles north of the Chicago Central Business District and the surrounding communities include Waukegan, Park City, Grayslake, Wadsworth and Beach Park. The property is in an area which has a combination of industrial, commercial and residential properties. Primary access is via the Interstate 94 which is two miles from the property where a full service interchange is afforded with Illinois Route South 6th Street, Milwaukee, WI Milwaukee The property is located directly opposite Milwaukee s General Mitchell International Airport, which is the largest land use in the property s neighbourhood. The property is also located in close proximity to State Route 119, known as the Airport Spur, an interstate quality roadway built specifically to provide airport access directly from Interstate 94, located one mile from the airport. Year built 1978 Masonry and metal panel Total GLA (sf) 100,000 Total industrial GLA (sf) 94,100 Total office GLA (sf) 5,900 Site area (acres) interior docks 1 drive-in door Average clearance (ft) 24 Passing rent (US$/sf) 2.64 Market rent (US$/sf) 3.25 Occupancy (%) 74 Weighted lease term (years) Year built 1972 Concrete block Total GLA (sf) 58,500 Total industrial GLA (sf) 52,650 Total office GLA (sf) 5,850 Site area (acres) exterior docks 4 drive-in doors Average clearance (ft) 20 Passing rent (US$/sf) Vacant Market rent (US$/sf) 4.00 Occupancy (%) vacant Weighted lease term (years) 1 vacant Valuation (US$ million) 3.1 Valuation (US$/sf) 31.0 Capitalisation rate (%) 8.50 Terminal yield (%) 9.00 Discount rate (%) Valuation (US$ million) 2.5 Valuation (US$/sf) 41.9 Capitalisation rate 8.00 Terminal yield (%) 8.50 Discount rate (%) % 31.0% 43.0% 10

21 West Marquette Avenue, Oak Creek, WI Milwaukee The property is located directly 10 miles south of the Milwaukee CBD. The property is located in an area dominated by the General Mitchell International Airport and the surrounding properties are typically commercial or industrial which supports the Airport West Touhy Avenue, Niles, IL Northeast Cook County The property is located 13 miles southwest of the Chicago Central Business District and a nine mile drive to O Hare International Airport. The property is situated in an older area and is mainly residential. The property has prime access to the major routes Interstate Highways 90 and 94. Year built 1979 Concrete block Total GLA (sf) 112,144 Total industrial GLA (sf) 109,901 Total office GLA (sf) 2,243 Site area (acres) exterior docks 1 drive-in door 6 rail doors Average clearance (ft) 24 Passing rent (US$/sf) 2.05 Market rent (US$/sf) 4.00 Occupancy (%) 26 Weighted lease term (years) Valuation (US$ million) 4.1 Valuation (US$/sf) 36.6 Capitalisation rate 8.00 Terminal yield (%) 8.50 Discount rate (%) Year built 1960 Brick and metal Total GLA (sf) 302,410 Total industrial GLA (sf) 256,682 Total office GLA (sf) 45,728 Site area (acres) docks 1 drive-in door Average clearance (ft) 26 Passing rent (US$/sf) 5.59 Market rent (US$/sf) 3.87 Occupancy (%) 77 Weighted lease term (years) Valuation (US$ million) 9.0 Valuation (US$/sf) 29.8 Capitalisation rate (%) 9.00 Terminal yield (%) Discount rate (%) % 26.0% 23.0% 28.0% 23.0% 26.0%

22 20 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) 6000 West 73rd Street, Bedford Park, IL Southwest Suburbs Pactiv Corporation currently occupies both 7200 South Mason Avenue and 6000 West 73rd Street being adjoining sites owned by the Trust. There has been an investment of more than US$10 million in site improvements at the adjoining assets by the tenant West 73rd Street, Bedford Park, IL Southwest Suburbs The property is located in Bedford Park, an area dominated by industrial properties. Land usage within this area is mostly zoned for industrial-related uses with limited residential developments bound to designated areas outside the industrial strip. The property is well located near Midway International Airport and within 1.5 miles from Interstate 294 (Tri-State Tollway), which provides linkage to the state of Indiana to the south and the state of Wisconsin to the north. Year built 1974 Masonry and steel Total GLA (sf) 148,091 Total industrial GLA (sf) 140,686 Total office GLA (sf) 7,405 Site area (acres) docks Average clearance (ft) 24 Passing rent (US$/sf) 3.42 Market rent (US$/sf) 2.80 Weighted lease term (years) Year built 1975 Block and metal Total GLA (sf) 301,000 Total industrial GLA (sf) 301,000 Total office GLA (sf) Site area (acres) exterior docks Average clearance (ft) 24 Passing rent (US$/sf) 0.97 Market rent (US$/sf) 3.25 Occupancy (%) 75 Weighted lease term (years) Valuation (US$ million) 4.4 Valuation (US$/sf) 29.7 Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) 9.50 Valuation (US$ million) 8.4 Valuation (US$/sf) 27.9 Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) % 75.0%

23 River Road, Hodgkins, IL Southwest Suburbs APL Logistics, a wholly owned subsidiary of Neptune Orient Lines (NOL) has leased this asset since The property is located within an area of mature industrial development. The Hodgkins area is a cradle of tollways, freeways and major roads. The property is best served by the Interstate 55 (Stevenson Expressway) South Sayre Avenue, Bedford Park, IL Southwest Suburbs The property is located nearby Bedford Park and is leased to Superior Mailing. The building offers considerable docking facilities, storage clearance with close proximity of the Bedford Park Intermodal. Year built 1972 Insulated metal and masonry Total GLA (sf) 630,410 Total industrial GLA (sf) 600,410 Total office GLA (sf) 30,000 Site area (acres) interior docks 29 exterior docks 3 drive-in doors Average clearance (ft) Passing rent (US$/sf) 2.51 Market rent (US$/sf) 2.75 Occupancy (%) 83 Weighted lease term (years) Valuation (US$ million) 14.8 Valuation (US$/sf) 23.5 Capitalisation rate 8.25 Terminal yield (%) 8.50 Discount rate (%) 9.50 Year built 1973 Masonry and steel Total GLA (sf) 242,690 Total industrial GLA (sf) 231,290 Total office GLA (sf) 11,400 Site area (acres) interior docks Average clearance (ft) 22 Passing rent (US$/sf) 2.98 Market rent (US$/sf) 2.75 Weighted lease term (years) Valuation (US$ million) 7.2 Valuation (US$/sf) 29.7 Capitalisation rate 8.50 Terminal yield (%) 8.75 Discount rate (%) % 83.0% 10

24 22 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) th Street, Pleasant Prairie, WI Kenosha/Racine Counties The property is located in the Kenosha/Racine sub-market, in the village of Pleasant Prairie. Community boundaries are generally delineated by Wisconsin Highway 50 to the north, Lake Michigan to the east, the Illinois state line to the south and Interstate 94 to the west. Chicago is located approximately 50 miles to the south, while Milwaukee is approximately 35 miles to the north th Street, Pleasant Prairie, WI Kenosha/Racine Counties The property is located in the Kenosha/Racine sub-market, in the village of Pleasant Prairie. Community boundaries are generally delineated by Wisconsin Highway 50 to the north, Lake Michigan to the east, the Illinois state line to the south and Interstate 94 to the west. Chicago is located approximately 50 miles to the south, while Milwaukee is approximately 35 miles to the north. Year built 1991 Pre-cast concrete Total GLA (sf) 38,290 Total industrial GLA (sf) 37,590 Total office GLA (sf) 700 Site area (acres) exterior docks 2 drive-in doors Average clearance (ft) 20 Passing rent (US$/sf) 4.01 Market rent (US$/sf) 4.00 Weighted lease term (years) Year built 1990 Pre-cast concrete Total GLA (sf) 148,472 Total industrial GLA (sf) 127,219 Total office GLA (sf) 21,253 Site area (acres) exterior docks 2 drive-in doors Average clearance (ft) 28 Passing rent (US$/sf) 3.45 Market rent (US$/sf) 4.00 Weighted lease term (years) Valuation (US$ million) 2.1 Valuation (US$/sf) 53.5 Capitalisation rate 8.00 Terminal yield (%) 8.25 Discount rate (%) 9.25 Valuation (US$ million) 6.8 Valuation (US$/sf) 45.8 Capitalisation rate 8.00 Terminal yield (%) 8.25 Discount rate (%) 9.25 Lease Expiry Profile

25 West Marquette Avenue, Oak Creek, WI

26 24 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 Investment Portfolio (CONTINUED) CJF3 LLC EC VI 4507 Columbia Avenue, Hammond, IN EC VI 4531 Columbia Avenue, Hammond, IN EC VI 4507 Columbia Avenue, Hammond, IN Northwest Indiana The property is located in a mature neighbourhood traditionally exposed to heavy manufacturing and new development has been limited. Year built 1920 Brick and metal Total GLA (sf) 256,595 Total industrial GLA (sf) 251,595 Total office GLA (sf) 5,000 Site area (acres) 11.0 Docks and drive-in doors Average clearance (ft) Passing rent (US$/sf) 2.84 Market rent (US$/sf) 2.80 Occupancy (%) 99 Weighted lease term (years) Valuation (US$ million) 5.0 Valuation (US$/sf) 19.5 Capitalisation rate 9.50 Terminal yield (%) Discount rate (%) % 1.0% 98.0%

27 25 EC VI 4531 Columbia Avenue, Hammond, IN Northwest Indiana The property is located in a mature neighbourhood traditionally exposed to heavy manufacturing and new development has been limited. Year built 1920 Insulated metal panels Total GLA (sf) 281,093 Total industrial GLA (sf) 264,392 Total office GLA (sf) 16,701 Site area (acres) 12.0 Docks and drive-in doors Average clearance (ft) Passing rent (US$/sf) 2.84 Market rent (US$/sf) 2.75 Occupancy (%) 84 Weighted lease term (years) Valuation (US$ million) 3.0 Valuation (US$/sf) 10.7 Capitalisation rate Terminal yield (%) Discount rate (%) % 82.0% 2.0%

28 26 MIRVAC INDUSTRIAL TRUST INVESTMENT PORTFOLIO SUMMARY JUNE 2013 DIRECTORY Responsible Entity Mirvac Funds Management Limited ABN AFSL as Responsible Entity of Mirvac Industrial Trust ARSN Registered office and postal address Level 26, 60 Margaret Street Sydney, NSW 2000 Telephone: Facsimile: Web: Important Information The information in this Investment Portfolio Summary ( Summary ) has been prepared by Mirvac Funds Management Limited (ABN , AFSL ) ( MFML ) in its capacity as the responsible entity of Mirvac Industrial Trust (ARSN ) ( MIX ). MFML is the issuer of MIX ordinary units. The information contained in this Summary has been obtained from or based on sources believed by MFML to be reliable. To the maximum extent permitted by law, MFML, its affiliates, officers, employees, agents and advisers do not make any warranty, express or implied, as to the accuracy, reliability or completeness of the information in this Summary or that the information is suitable for an individual s intended use and disclaim all responsibility and liability for the information (including, without limitation, liability for negligence). This Summary is not financial advice or a recommendation to acquire MIX ordinary units and has been prepared without taking into account the objectives, financial situation or needs of individuals. Each individual should before acting on the information contained in this Summary consider its appropriateness and MFML s other periodic and continuous disclosure announcements lodged with the Australian Securities Exchange regarding MIX, having regard to their own objectives, financial situation and needs and seek such legal, financial and/or taxation advice as they deem necessary or appropriate to their jurisdiction. MFML and its related bodies corporate, and their associates, do not receive any remuneration or benefits in respect of any general financial product advice MFML provides in this Summary. Directors and employees of entities within the Mirvac Group (comprising Mirvac Limited (ABN ) and Mirvac Property Trust (ARSN )) do not receive specific payments or commissions for the authorised services provided under MFML s Australian Financial Services Licence. They do receive salaries and may also be entitled to receive bonuses, depending on performance. MFML is a wholly owned subsidiary of Mirvac Limited. This Summary contains certain forward looking statements. The words anticipated, expected, projections, forecast, estimates, could, may, target, consider and will and other similar expressions are intended to identify forward looking statements. Forward looking statements, opinions and estimates provided in this Summary are based on assumptions and contingencies which are subject to change without notice, as are statements about market and industry trends, which are based on interpretations of current market conditions. Forward looking statements including projections, indications or guidance on future earnings or financial position and estimates are provided as a general guide only and should not be relied upon as an indication or guarantee of future performance. There can be no assurance that actual outcomes will not differ materially from these statements. To the full extent permitted by law, MFML and its directors, officers, employees and advisers, agents and intermediaries disclaim any obligation or undertaking to release any updates or revisions to the information to reflect any change in expectations or assumptions. An investment in MIX ordinary units is subject to investment and other known and unknown risks, some of which are beyond the control of MFML, including possible delays in repayment and loss of income and principal invested. MFML does not guarantee any particular rate of return or the performance of MIX nor does it guarantee the repayment of capital from MIX or any particular tax treatment. Past performance information in this Summary is given for illustrative purposes only and should not be relied upon (and is not) an indication of future performance. This Summary is not an offer or an invitation to acquire MIX ordinary units or any other financial products and is not a prospectus, product disclosure statement or other offering document under Australian or any other law. It is for information purposes only. The information contain in this Summary is dated 30 June 2013, unless stated otherwise.

29 country farm road, naperville, il

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