FOLKESTONE EDUCATION TRUST (ASX:FET)

FOLKESTONE EDUCATION TRUST (ASX:FET) FUND PROFILE FEBRUARY 2018 Folkestone Education Trust Profile 1 Northcote, VIC

CONTENTS FET KEY METRICS 3 FET STRATEGY 3 PORTFOLIO SUMMARY 4 LEASE STRUCTURE 5 EARLY LEARNING PORTFOLIO 6 FET S PERFORMANCE 7 CAPITAL MANAGEMENT 8 CURRENT DEVELOPMENTS 9 RESPONSIBLE ENTITY 10 BOARD OF DIRECTORS 11 DIRECTORY 12 PURPOSE This document has been prepared by Folkestone Investment Management Limited as the Responsible Entity of the Folkestone Education Trust (FET or the Trust). The purpose of this document is to provide a profile of FET s portfolio and financial metrics as at 31 December 2017. DISCLAIMER Folkestone Investment Management Limited ACN 111 338 937; AFSL 281544 ( FIML ) has issued this document in its capacity as the responsible entity of Folkestone Education Trust ARSN 102 955 939. This document has been prepared for general information purposes only and is not an offer or invitation for subscription or purchase of, or recommendation of, securities. It does not take into account any potential investors personal objectives, financial situation or needs. All investors are strongly advised to consult professional financial advisors whose role it is to provide professional financial advice, taking into account an individual investor s investment objectives, financial situations and particular needs. The information in this document has been prepared in good faith and may contain information obtained from third party sources believed to be reliable. No representation or warranty expressed or implied is made as to, and no reliance should be placed on, the fairness, reliability, accuracy, completeness or correctness of such third party information. Past performance is not a reliable indicator of future performance. Due care and attention has been exercised in the preparation of forecast information, however, forecasts, by their very nature, are subject to uncertainty and contingencies, many of which are outside the control of FIML. Actual results may vary from any forecasts and any variation may be materially positive or negative. All information contained in this document is current as at 31 Decemebr 2016 unless otherwise stated. 2 Folkestone Education Trust Profile

FET KEY METRICS 1 GROSS ASSETS $945.1m NTA PER UNIT $2.67 FY18 FORECAST DISTRIBUTION 15.1cpu GEARING 26.8% PROPERTY YIELD 6.5% WALE 9.2 Years FET STRATEGY To Provide Investors With Secure And Growing Long Term Income With The Potential For Capital Growth Portfolio Management Asset Management Capital Management FET s Intellectual Property & Industry Knowledge Disciplined Strategy Provides Long Term Benefits Identify high success locations through proprietary modelling of demographic trends Focus on sites within a ~20km radius of CBD and rapidly expanding growth areas Focus on new developments which drive earnings growth, asset quality & development profits Deliver quality centres with leading edge designs in high demand locations that childcare operators compete for Construction of FET IP & Development Management capability mitigates risk, increases quality of outcomes through greater control Adherence to FET s best site, best lease, best operator, criteria Maintain key FET lease features: long term commitments triple net leases annual escalations provision of security centre operating data Pro-active management of existing properties including asset recycling to generate profit, minimise obsolescence and optimise quality Zero incentives/high land value component FET s reputation as Landlord of choice for future opportunities Maintain strong capital position with a through the property cycle approach Maintain balance sheet flexibility to provide capacity to fund new opportunities Diversification of maturity risk profile Hedging strategy focussed on mitigating of interest rate risk through economic cycles Manage costs effectively Folkestone Education Trust Profile 3 *As at 31 December 2017

PORTFOLIO SUMMARY As at 31 December 2017 No of Properties Carrying Value $m s Current Rent (pa) $m s Property Yield Australia - Freehold 301 725.6 45.8 6.3 Australia - Leasehold 33 30.8 5.2 1 13.0 New Zealand 51 68.3 4.4 2 6.4 Development Sites 21 68.1 3.0 3 - Medical Centre 1 14.0 0.8 5.8 6 Total Properties 407 906.8 59.2 6.7 4 Typical tenant bank guarantee 6 months gross rent. Total bank guarantees held of $31.0 million 29 tenants (28 early learning tenants and 1 commercial tenant) WALE of 9.2 years Occupancy of 100% TENANT PROFILE BY % OF ANNUAL RENT: DECEMBER 2017 Other 20% Goodstart Early Learning 55% Only About Children 9% Best Start 8% G8 Education 8% ANNUAL RENT REVIEW PROFILE BY % OF RENT 7: FY18 - FY20 % 100.0 90.0 80.0 70.0 60.0 50.0 40.0 30.0 20.0 10.0 0.0 FY18 FY19 FY20 CPI CPI min 3% Fixed Market - 5% Cap Market - Cap >5% or No Cap 4 1 Includes head-lease rent on leasehold properties of $1.2 million 2 Based on NZD rent of $4.6 million at an exchange rate of 1.0933 as at 31 December 2017 3 Site rent charged on 8 development sites 4 Development sites and head-lease rent are excluded 5 Excludes current development sites 6 Yield excludes vacant land components 7 Excludes current site rent Folkestone Education Trust Profile

LEASE STRUCTURE Majority of leases are triple net with the tenant responsible for 100% of property outgoings, structural repairs and general repairs and maintenance; tenant required to redecorate/refurbish the centre once every 5 years as directed by FET (acting reasonably); typical lease term from commencement; 15 years plus two 5 year options; rental growth indexed annually to CPI with a market review at year 10; and most leases have a 5 year notice period regarding option take-up by tenants. TYPICAL FREEHOLD LEASE TYPICAL NEW DEVELOPMENT FREEHOLD LEASE Initial term = 15yrs Option 1-5yrs Option 2-5yrs Fixed Term Lease = 20yrs Option 1-10yrs Option 2-10yrs Market Review Min.CPI Market Review Min.CPI Market Review Min.CPI Open Market Review Open Market Review Open Market Review CPI p.a CPI p.a CPI p.a CPI p.a Fixed 3.25% p.a Fixed 3% p.a Fixed 3% p.a Fixed 3% p.a Lease Commencement Notification Period for 1 st 5yrs Lease Renewal Initial Lease Term Expires - Notification Period for 2 nd 5 Year Option 1 st Option Lease Term Expires 2 nd Option Lease Term Expires Lease Commencement Notification Period for 1 st 10yrs Lease Renewal Initial Lease Term Expires 1 st Option Lease Term Expires 2 nd Option Lease Term Expires Term 10 years 15 years 20 years 25 years Term 10 years 20 years 30 years 40 years LEASE EXPIRY PROFILE BY % OF ANNUAL RENT: FY18 - FY57 20.0 18.0 % 16.0 14.0 12.0 10.0 23 lease ($3.8m of current rent) expiries in FY21 & FY22 do not have further options creating an opportunity for FET to renegotiate a positive outcome 8.0 6.0 4.0 2.0 0.0 FY19 FY20 FY21 FY22 FY23 FY24 FY25 FY26 FY27 FY28 FY29 FY30 FY31 FY32 FY33 FY34 FY36 FY37 FY57 1 As at 31 December 2017 Folkestone Education Trust Profile 5

EARLY LEARNING PORTFOLIO LOCATION OF FET S EARLY LEARNING PORTFOLIO 15/2 2 25/1 132 91/4 35 385 - OPERATING CENTRES 21 - DEVELOPMENT SITES 67/14 2 16 334 IN AUSTRALIA 1 Location 1 No. % 2 Metropolitan 76 29 Outer Metropolitan 113 35 Major Regional 78 20 Regional 67 16 51 IN NEW ZEALAND Location No. % 2 Metropolitan 24 61 Major Regional 18 25 Regional 6 12 Rural 3 2 TYPICAL CONFIGURATION Internal: Up to five children s activity rooms with direct access to external play areas. Feature entry & foyer, central hallway, toilets for varying ages, shower, preparation areas, nursery, kitchen, ancillary staff area, reception, administration area, storage, and disabled toilet. External: Shade cloths to sandpits and general play areas, awning covered verandas adjoining external play areas, grass and rubber matting to external play areas, child proof fencing throughout, paving, landscaping, lighting and signage. Ancillary: on-site car parking spaces (required by planning regulations) in marked bays (incl. 1 disabled). REGULATORY COMPLIANCE All tenants to meet required legislative requirements regarding building services, Occupational Health & Safety and early learning licensing requirements of each State. LOCATION Typically within established residential and commercial locations featuring medium to high traffic areas, good accessibility and access to public transport. BUILDING SIZE (GROSS BUILDING AREA) Australian median - 500sqm New Zealand median - 230sqm LAND SIZE Australian median - 2,120sqm New Zealand median - 1,350sqm LICENCE DETAILS Australian median - 75 places New Zealand median - 47 places UNDERLYING ZONING Typically Residential AGE Built post 2000-157 properties Built prior 2000-228 properties BUILDING TYPE Purpose Built - 292 properties Conversion - 93 properties 1 Excludes development sites 2 By Value 6 Folkestone Education Trust Profile

FET S PERFORMANCE FET TOTAL RETURN PERFORMANCE VS S&P/ASX 300 A-REIT INDEX: TO 31 DECEMBER 2017 30.0 25.0 20.0 % 15.0 10.0 5.0 0.0 1 year 3 years 5 years 10 years FET S&P/ASX 300 A-REIT Accumulation Index DISTRIBUTION GROWTH CPU: FY11 FY18 FY11 FY18 CPU 16.0 14.0 12.0 10.0 8.0 6.0 8.5 +18% 10.0 +7% 10.7 +12% 12.0 +7% 12.8 +5% 13.4 +6% 14.2 +6% 15.1 4.0 2.0 0.0 FY11 1 2 FY12 1 Annualised 2 Forecast FY18 Distribution FY13 FY14 FY15 FY16 FY17 FY18 NTA GROWTH $ PER UNIT: JUNE 2011 DECEMBER 2017 3.00 +17% +6% $ 2.50 2.00 1.50 +3% +10% +13% +21% +18% 1.00 0.50 0.00 Jun - 11 Jun - 12 Jun - 13 Jun - 14 Jun - 15 Jun - 16 Jun - 17 Dec - 17 Folkestone Education Trust Profile 7

CAPITAL MANAGEMENT As at 30 June 2017 31 December 2017 Debt Facilities Limit ($m) 317.0 317.0 Debt Drawn Amount ($m) 245.0 255.0 Overdraft Facilities ($m) 10.0 10.0 Debt Maturity (years) 3.5 3.0 ICR (x) 4.9 5.0 Cost of Debt (% p.a.) 4.2 1.2 All-in Cost of Debt 1 (% p.a.) 4.5 4.5 Average Interest Rate Hedged (%) 55.0 51.0 Average Hedged Rate (% p.a.) 2.95 2.97 Average Hedging Maturity (years) 2.2 2.7 HEDGING PROFILE: BASED ON DEBT OF $255.0M AS AT 31 DECEMBER 2017 FY22 3.00% FY21 3.00% FY20 3.00% FY19 3.00% FY18 2.80% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Hedged Unhedged 51% HEDGED THROUGH TO JUNE 2022 1 Includes amortisation of deferred borrowing costs 8 Folkestone Education Trust Profile

CURRENT DEVELOPMENTS DEVELOPMENT PIPELINE INCLUDING COST TO COMPLETE AS AT 31 DECEMBER 2017 Highett VIC Northcote VIC Hawthorn VIC Killarney Hts NSW Noarlunga SA Armstrong Crk VIC Baldivis Gr WA Belmont WA Balwyn Nth VIC Tarneit VIC Oran Park NSW Wynbrook VIC Box Hill Nth VIC Vermont VIC Bonbeach VIC Mont Albert VIC Frankston Sth VIC Murrumbeena VIC Coburg Nth VIC Kensington WA Narre Warren VIC Kilsyth VIC Bexley NSW Templestowe VIC Reservoir VIC Mooroolbark VIC Settled Contracted Dec-17 Jun-18 Dec-18 Jun-19 Dec-19 $59.3m $36.9m $29.6m $6.6m $0.7m In order of expected completion Excludes 2 sites not likely to proceed Highett and Northcote were completed during January 2018 TYPICAL NEW FET CHILDCARE CENTRE To view videos of recently completed FET centres, including a time-lapse video of our prefabricated centre at South Morang visit: educationtrust.folkestone.com.au TRADITIONAL BUILD FET BRIGHTON EAST PRE-FABRICATED BUILD - FET SOUTH MORANG Folkestone Education Trust Profile 9

RESPONSIBLE ENTITY FIML Board of Directors Chief Executive Officer Corporate Finance Asset Management Banking & Finance Legal Investor Relations Corporate Governance / Compliance Capital Raisings, Balance Sheet Structuring Property Management, Valuation, Building, Environmental Treasury, Banks, Audit & Tax Corporate, Property Specialist Legal Services Investors, Analysts, Research, Media ASIC, ASX Audit & Compliance Committee Folkestone Investment Management Limited (FIML) is the Responsible Entity (RE) for the Folkestone Education Trust. FIML is a wholly owned subsidiary of Folkestone Limited, an ASX listed (ASX Code: FLK) real estate funds manager and developer providing real estate wealth solutions. FIML holds an Australian Financial Services Licence (AFSL No. 281544) which allows the RE to administer funds at a retail and wholesale level, produce PDS s and raise funds for property investment purposes. FIML s model is based on independent decision making to ensure a high level of expertise across each investment discipline. Management delivers economies of scale and consistent systems that are aligned with Unitholder performance expectations. Like other organisations whose core business involves the provision of professional services, FIML s key asset is its people. This means quality and well-trained personnel with proven expertise within the Australian Real Estate Funds Management sector. The key aspects of our business partnerships are transparency and accountability. We focus on trusted relationships with our partners based on defined deliverables and a long term commitment. 10 Folkestone Education Trust Profile

BOARD OF DIRECTORS GRANT HODGETTS Chairman & Non-Executive Director Grant has been involved in real estate and funds management since 1979. He is currently Chairman of Folkestone Funds Management Limited and Folkestone Investment Management Limited, Director of Bethley Group Limited, Executive Director of Knights Capital Group Limited and Principal of Hodgetts and Partners. Between early 2006 and 2010 he held various positions within the Investment and Funds Management Division of Mirvac Limited including that of CEO Australia for Mirvac Investment Management. Prior to joining Mirvac, he was Head of Property in the Specialised Capital Group of Westpac Institutional Bank; a Division Director of Property Investment Banking at Macquarie Bank; a Director of Richard Ellis (Vic) Pty Ltd; and an executive of the AMP Society s Property Division. Holding a Bachelor of Arts (Legal Studies and Economics) from La Trobe University, an Associate Diploma in Valuations from RMIT and an Advanced Certificate in Business Studies (Real Estate), also from RMIT, he is an Associate of the Australian Property Institute, a licensed real estate agent in Victoria and a member of the Australian Institute of Company Directors. He was a founding Director of the Property Industry Foundation in Victoria. NICK ANAGNOSTOU Executive Director & Chief Executive Officer Nick joined Folkestone in September 2012 following Folkestone s acquisition of Austock s property business (Nick joined Austock in 2006). Nick is the CEO and executive board member for the ASX listed Folkestone Education Trust (ASX:FET), and the Folkestone CIB Fund with funds under management of approximately $900 million. Nick has more than 25 years of experience in the Australian commercial property and Funds Management industries. Nick holds a Bachelor of Business in Property and is an Associate of the Australian Property Institute and Finsia. He is a Certified Funds Manager, qualified property valuer and a Licensed Estate Agent and was previously a Director of an international real estate agency where he focused on Premium and A-Grade office markets.. MICHAEL JOHNSTONE Non-Executive Director Michael was appointed on 22 December 2004. Michael has almost 40 years of global business experience in Chief Executive and General Management roles and more recently in non executive Directorships. He has lived and worked in overseas locations including the USA,has been involved in a range of industries and has specialized in corporate and property finance and investment,property development and funds management. His career has included lengthy periods in corporate roles including 10 years as one of the Global General Managers of the National Australia Bank Group. Michael is currently a Non- Executive Director of a number of companies in both listed and private environments,including board appointments in the not for profit sector. VIC COTTREN Non-Executive Director Vic was appointed on 22 December 2004. Vic has an extensive background in financial planning, life insurance & superannuation and investment management gained with such companies as AMP, Williams Tolhurst, Australian Eagle, Norwich Union, Investors Life Group and National Australia Bank. Vic filled various senior management posts, including chief executive and directorship positions within these companies and their subsidiaries prior to commencing his consulting business in 1995. Folkestone Education Trust Profile 11

DIRECTORY RESPONSIBLE ENTITY AND PRINCIPAL PLACE OF BUSINESS OF THE TRUST Folkestone Investment Management Limited Level 14, 357 Collins Street Melbourne VIC 3000 DIRECTORS OF THE RESPONSIBLE ENTITY Grant Bartley Hodgetts (Chairman) Michael Francis Johnstone Nicholas James Anagnostou Victor David Cottren SOLICITORS Clayton Utz Level 15, 1 Bligh Street Sydney NSW 2000 UNIT REGISTRY Boardroom Pty Limited Level 7, 207 Kent Street Sydney NSW 2000 Ph: 1300 737 760 AUDITORS/TAXATION ADVISORS PricewaterhouseCoopers 2 Riverside Quay Southbank VIC 3006 BANK HSBC Bank Australia Limited Tower 1-100 Barangaroo Avenue Sydney NSW 2000 Australia & New Zealand Banking Group Limited Level 2, 100 Queen Street Melbourne VIC 3000 CUSTODIAN The Trust Company Limited Level 18, 123 Pitt Street Sydney NSW 2000 JOINT COMPANY SECRETARIES Scott Martin / Travis Butcher Level 14, 357 Collins Street Melbourne VIC 3000 INVESTOR RELATIONS Lula Liossi Level 14, 357 Collins Street Melbourne VIC 3000 Tel: 03 9046 9946 DISCLAIMER Folkestone Investment Management Limited ACN 111 338 937; AFSL 281544 ( FIML ) has issued this document in its capacity as the responsible entity of Folkestone Education Trust ARSN 102 955 939. This document has been prepared for general information purposes only and is not an offer or invitation for subscription or purchase of, or recommendation of, securities. It does not take into account any potential investors personal objectives, financial situation or needs. All investors are strongly advised to consult professional financial advisors whose role it is to provide professional financial advice, taking into account an individual investor s investment objectives, financial situations and particular needs. The information in this document has been prepared in good faith and may contain information obtained from third party sources believed to be reliable. No representation or warranty expressed or implied is made as to, and no reliance should be placed on, the fairness, reliability, accuracy, completeness or correctness of such third party information. Past performance is not a reliable indicator of future performance. Due care and attention has been exercised in the preparation of forecast information, however, forecasts, by their very nature, are subject to uncertainty and contingencies, many of which are outside the control of FIML. Actual results may vary from any forecasts and any variation may be materially positive or negative. All information contained in this document is current as at 31 December 2017 unless otherwise stated. Responsible Entity: Folkestone Investment Management Limited ABN 46 111 338 937 AFSL 281544 12 Folkestone Education Trust Profile