Acquisition of Place Properties

September 15, 2005 Acquisition of Place Properties Presentation to Stockholders

1 Table of Contents SECTION 1 Company Overview 3 SECTION 2 Transaction Overview 6 SECTION 3 Financial Summary of Transaction 21 APPENDIX Summary of Lease Terms

2 Forward-Looking Statements In addition to historical information, the information provided in this presentation contains forward-looking statements under the federal securities laws. These statements are based on current expectations, estimates and projections about the industry and markets in which Education Realty Trust operates, and management s beliefs and assumptions. Forward-looking statements are not guarantees of future performance and involve certain known and unknown risks and uncertainties that could cause actual results to differ materially from what is expressed or implied by such statements. Such risks and uncertainties include, but are not limited to, the risk that the transaction described herein will not close on a timely basis, or at all, if certain conditions as set forth in the purchase agreement are not satisfied, changes in national and local economic conditions, financial difficulties of tenants, competitive market conditions including pricing of acquisitions and sales of properties and outparcels, changes in expected leasing activity and market rent, timing of acquisitions, development starts, obtaining governmental approvals, and meeting development schedules. For a discussion of additional risks and uncertainties that could cause actual results to differ from those contained in forward-looking statements, see the Business - Risk Factors section of Education Realty Trust s annual report on Form 10-K for the year ended December 31, 2004.

SECTION 1 Company Overview

Company Overview The leading pure play student housing company in the US Will own 39 off-campus student housing properties after closing the Place acquisition Manages 17 third party student housing communities and develops student housing properties on behalf of universities Leader and innovator in the student housing industry since 1964 Most experienced management team in student housing Executive team has worked together in student housing for a combined total of 165 years Owned portfolio pro forma Place Acquisition 39 owned student housing properties 25,395 beds Properties in 17 states serving 31 universities Management & Development Companies 17 assets and 9,409 beds managed for third parties Five third-party development projects with 3,633 beds One of the largest owners, managers of student housing in the US 4

5 Growth Opportunity in a Niche Market Steady growth in college enrollment 1.5 million new students by 2010 Echo boom demographics 20,000 19,000 18,000 17,000 Annual Enrollment Trends (In Thousands) Total enrollment in all degree-granting institutions: Fall 1989 to Fall 2014 Aging, obsolete on-campus dorms Limited new supply Declining dorm capacity 16,000 15,000 14,000 13,000 7.5 million current beds 70% off-campus 30% on-campus 12,000 1989 1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 Source: Projections of Education Statistics to 2014. US Department of Education, National Center for Education Statistics 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 $159 billion off-campus property value $23 billion per year rental market Highly fragmented private ownership Student Housing Market Ownership Publicly Owned 3% Non-Publicly Owned 97% Source: Company estimates

SECTION 2 Transaction Overview

7 Place Properties Acquisition Overview Education Realty Trust, Inc. (NYSE: EDR) has executed a definitive agreement to acquire 100% of 13 wholly owned student housing properties ( Properties ) from Place Properties, L.P. ( Place ) for total consideration of $195.0 million, including the assumption of debt (the Transaction ) Upon closing of the Transaction, EDR will solidify its position as the second largest student housing owner/operator and the leading pure play student housing company in the US 39 off-campus properties owned with 7,739 units/25,395 beds in 17 states 17 third-party communities under management with 9,409 beds in 11 states Five third-party development projects with 3,633 beds underway Immediately positions EDR as a leader in regional university markets, on top of its existing leadership position servicing national universities Regional universities expected to benefit disproportionately from growing student populations as size constraints at national schools limit their ability to accommodate increasing student enrollments Market dynamics at these regional universities moderate new entrant activity, limiting competitive pressures Each Place community is a leader in its respective market

8 Place Properties Acquisition Overview (Cont d) EDR to leverage Place s expertise in regional university markets by retaining Place and its management team to continue to operate the properties through an innovative sale-leaseback structure Place s management team is the leader in servicing regional university markets and can leverage its existing wealth of market knowledge and university relationships in managing the Properties EDR strengthens its ownership platform without a corresponding increase in overhead EDR s asset management of the Properties in partnership with Place s property management activities provides opportunity to promote best in class practices Place to credit support its lease payments through a 5 year evergreen $5 million letter of credit that would be replenished if accessed, offering EDR downside protection

9 Place Properties Transaction Summary Acquiring Entity: Acquisition Cost: Price/Unit: Price/Bed: Price/SF: Cap Rate: Annual Base Lease Payment: Additional Upside For EDR: Security: Due Diligence: Expected Closing: Education Realty Trust, Inc. (NYSE: EDR) $195.0 million for 100% of Properties $125,563 33,084 89.84 7.2% (nominal) $13.74 million 41% of excess revenue above a base hurdle 5 year evergreen $5.0 million line of credit to support lease obligations that would be replenished if accessed EDR has completed due diligence 4Q 2005 (based on 1,553 units) (based on 5,894 beds) (based on approximately 2.2 million SF)

10 Place Properties Portfolio Overview Place Properties Portfolio Summary No. of Properties 13 No. of Units 1,553 No. of Beds 5,894 Square Feet 2,170,501 No. of States 6 Universities Served 11 Avg. Dist. From Campus 0.7mi Fall 2005 Occupancy 96% Clemson Place Clemson University 288 Beds Berkeley Place Clemson University 480 Beds River Place State University of West Georgia 504 Beds Carrollton Place State University of West Georgia 336 Beds Statesboro Place Georgia Southern University 528 Beds Cape Place Southeast Missouri State University 360 Beds Jacksonville Place Jacksonville State University 504 Beds Macon Place Macon State College 336 Beds Martin Place Murray Place Western Place Troy Place Clayton Place I & II University of Tennessee at Martin 384 Beds Murray State University 408 Beds Western Kentucky University 504 Beds Troy State University 408 Beds Clayton College & State University 854 Beds

Strategic Rationale Scale Solidifies position as second largest owner/operator of student housing properties in US based on number of beds Gives EDR a leadership position in attractive regional university markets, deepening EDR s addressable universe of target opportunities beyond national universities Expands presence to nine new universities establishes new relationships with universities that help source additional acquisitions and secure third-party management and development services contracts Attractive underlying real estate value Purpose built, new generation, garden style apartment communities with 100% private bedroom/bathroom configurations Premier locations in close proximity to campuses Leading properties in their respective markets Acquisition at significant discount to replacement value High, stable occupancy permits rent growth Cost effective expansion of management platform and talent base through use of Place management team Agreement with Place leverages their expertise in managing assets in regional university markets Opportunity to promote best in class practices between EDR and Place Lease structure provides EDR with significant management oversight of the portfolio quarterly review of operating budget and active participation in lease-up strategy $5 million line of credit collateralized lease payments financial operating covenants provide for potential early termination of lease percentage rents permit participation in upside for EDR while maintaining incentives for the Place management team 11

12 Combined EDR-Place Portfolio Snapshot (Percentages based on number of beds) Western Kentucky University 3.1% Purdue University 3.8% Western Michigan University 3.4% Combined Properties Summary Total No. of Properties 39 Total No. of Beds 25,395 AZ 7.6% University of Arizona 7.6% Texas Tech University 2.9% KS 2.8% OK 2.9% TX 2.9% MO 4.1% Oklahoma State University 2.9% MS 2.5% MI 3.4% IN 3.8% TN 7.7% AL 5.9% OH 2.0% KY 4.7% GA 13.3% Florida State University 10.3% PA 3.9% NC 3.8% SC 7.2% FL 21.5% University of Florida 4.4% University of South Florida 3.9% Penn State University 3.9% NC State University 3.8% Clemson University 5.3% Middle Tennessee State University 3.4% State University of West Georgia 3.3% Clayton College & State University 3.4% Top 5 States Florida 21.5% Georgia 13.3% Tennessee 7.7% Arizona 7.6% South Carolina 7.2% Total 57.4% Top 5 Universities Florida State U. 10.3% U. of Arizona 7.6% Clemson U. 5.3% U. of Florida 4.4% U. of South Florida 3.9% Total 31.6% Percentage Breakdown of Beds by State Above 10% 5 10% Below 5%

13 Leading National Owner/Operator The Place transaction gives EDR additional scale, firmly positioning it as the second largest owner of offcampus student housing properties Number of Owned Properties 1 Number of Owned Beds 1 55 50 45 40 51 39 35,000 30,000 25,000 30,755 25,395 35 30 25 26 24 20,000 15,000 19,501 15,593 20 15 10,000 10 5 5,000 0 GCT EDR Pro Forma Place Current EDR ACC 0 GCT EDR Pro Forma Place Current EDR ACC Notes: 1 Includes the five properties that GCT acquired since their 2Q 2005 company filing.

14 Leading National Owner/Operator EDR s focused business strategy strengthens its position as leading pure-play in the student housing space Revenue Breakdown GMH Communities (GCT) 1 58.7% American Campus Communities (ACC) 1 10.5% Education Realty (EDR) 2 2.2% 41.3% 89.5% 97.8% Direct Ownership of Student Housing Communities Management Fees/Other Third-Party Income Notes: 1 Based on 2Q 2005 revenues from company filings; 36.3% of GCT s revenues come from military housing 2 Based on 2Q 2005 revenues from company filings pro forma for the Sterling Arbors acquisition and lease payments from Place acquisition

15 Place Properties Overview Portfolio The Place portfolio is newly built, located in close proximity to the universities served and offers upside through high flow through rent growth Place Properties Portfolio Property University Location Built Dist. From Campus (mi.) Beds Units Square Footage Fall 2005 Occupancy (%) Berkeley Place Clemson University Clemson, SC 1999 2.0 2.5 480 132 179,136 95 Cape Place SE Missouri State University Cape Girardeau, MO 2000 1.0 360 96 132,828 100 Carrollton Place State University of W. Georgia Carrollton, GA 1998 Adjacent 336 84 121,128 100 Clayton Place I & II Clayton College & State University Morrow, GA 1999, 2004 Adjacent 854 221 311,677 95 Clemson Place Clemson University Clemson, SC 1998 1.8 288 96 121,344 96 Jacksonville Place Jacksonville State University Jacksonville, AL 2000 0.25 504 132 184,740 85 Macon Place Macon State College Macon, GA 1999 0.25 336 84 121,128 94 Martin Place University of Tennessee - Martin Martin, TN 2000 Adjacent 384 96 138,432 100 Murray Place Murray State University Murray, KY 2000 1.0 408 108 150,132 87 River Place State University of W. Georgia Carrollton, GA 2000 0.5 504 132 184,740 99 Statesboro Place Georgia Southern University Statesboro, GA 1999 1.0 528 132 190,344 100 Troy Place Troy State University Troy, AL 2000 0.25 408 108 150,132 100 Western Place W. Kentucky University Bowling Green, KY 2000 2.0 504 132 184,740 100 Total/Average 2000 0.7 5,894 1,553 2,170,501 96

Place Properties Overview Universities The universities that the Place properties serve have below average on-campus housing capacity and are experiencing above average enrollment growth On-Campus Housing Capacity Enrollment Growth (2003-2004) 40% 1.8% 1.7% 35% 35% 1.6% 30% 1.4% 25% 24% 1.2% 1.1% 1.0% 20% 0.8% 15% 0.6% 10% 0.4% 5% 0.2% 0% Place Properties National Average 0.0% Place Properties National Average 1 2 Note: 1 National average on-campus housing capacity from College Planning & Management 2 National average enrollment growth from National Center for Education Statistics (NCES) 16

17 Implied Cap Rate Analysis Implied cap rate of Place transaction in line with recent student housing acquisitions and significantly better than precedent multifamily deals 8.0% 7.2% Place implied cap rate 5.7% Multifamily composite cap rate 1 5.0% Notes: 1 From Greenstreet Advisors Apartment REITs:1Q05 Update adjusted for capex assumptions

18 Student Housing Properties Replacement Cost The Place portfolio is being acquired at a significant discount to current replacement cost, which reflects the high cost of construction that can limit growth in supply Replacement Cost/Bed 1 vs Place Price/Bed 45,000 40,000 35,000 30,000 25,000 20,000 15,000 10,000 5,000 0 $38,000 Amenities $4,000 Building Shell $29,000 Land $5,000 Replacement $33,084 15% Premium Place Portfolio Note: 1 Based on EDR management estimates

Lessee - Place Properties, L.P. Headquartered in Atlanta, GA, Place is one of the country s largest owners, operators and developers of student housing and related facilities and is the leader in servicing regional university markets 13 properties/5,894 beds currently owned 26 properties/13,051 beds under management Place has provided development, financing and management solutions since 1998 developed nearly 13,000 beds serving more than 17 colleges and universities arranged more than $315 million of tax-exempt, non-recourse financing for on-campus housing and related projects and over $233 million of taxable financing for off-campus student housing projects Multifaceted senior management team has experience not only in real estate development, but also in financial markets, marketing and management Place Management Group, Place s in-house property management team, enables it to be a more active and accountable participant in the operations and management of student housing facilities for its college and university customers and for its investment partners WebRoomz is Place s proprietary web-based software system that provides housing management solutions. Developed over the last several years, WebRoomz is the first ever real-time student housing reservation software and enables college students to reserve their room and roommates over the internet, in real-time 19

20 EDR Oversight of Place Portfolio EDR Executive Management Legal Human Resources Asset Control Accounting Sales and Marketing Residence Life Maintenance & Engineering EDR Senior Asset Manager Vice President Place Property Management EDR Place Director of Public Relations Director of Facilities and Renovation Director of Leasing Solutions Assistant Director of Facilities Management Regional Property Manager Regional Property Manager Regional Property Manager Regional Property Manager

SECTION 3 Financial Summary of Transaction

22 Sources and Uses Sources ($mm) Assumption of Greenwich Loan $98.7 Equity Investment by EDR 105.5 Issuance of OP Units 0.5 Total Sources $204.7 Uses ($mm) Equity Purchase Price $66.7 Debt Defeased 1 29.7 Debt Assumed 98.7 Enterprise Value 195.0 Defeasance Cost 1 4.7 Transaction Expenses 2 5.0 Tot al Uses $204.7 Notes: 1 Estimated and includes defeasance of mortgages by EDR on Berkeley Place, Carrollton Place and Statesboro Place 2 Estimated and includes all legal, accounting and advisory fees to close transaction

23 EDR Financing Strategy Equity Investment Financing Capacity to fully finance transaction from Line of Credit Ability to fund using permanent capital Assumed Mortgage Debt $128.3 million of Place debt will be outstanding at close, of which EDR intends to: defease $29.7 million at an estimated cost of $4.7 million (Berkeley, Carrollton and Statesboro) assume $98.7 million (encumbers nine of the 13 properties) New CMBS financing may encumber up to four properties that have debt prepaid/defeased

APPENDIX Summary of Lease Terms

25 Lease Terms Lease Term Base Rent: Capex: Percentage Rents: Security: Cross-Collateralization: Right of Sale: Lease Extension: Right to Terminate Lease: Initial lease term of five years with options for extension based on performance $13.74 million/year for years one through five EDR to fund capex reserve estimated at $125/bed/year Revenue above the revenue hurdle (defined below) to be split between EDR and Place - Revenue hurdle is $23.5 million in year one and increases 1% annually - EDR receives 41% of excess revenue Evergreen $5.0 million to credit support rent obligations if cash flows fall short Properties cross-collateralized for lease payment protection EDR has free right of sale or assignment of properties. However, the lease and management agreement may not be terminated in the first three years of the initial five-year lease term, unless Place defaults under other lease terms, and EDR may be required to pay a termination fee if it terminates in years four through six (year six only applicable if lease renewed) Three five-year lease extension options with base rent and capex adjusted according to cumulative change in CPI over preceding five years. Lease subject to a quarterly coverage test (in arrears), NOI after capex reserve of 1.05x rent EDR has right to terminate lease if lease coverage falls below 1.05x of the base rent for eight consecutive quarters after six months from the closing of Transaction. In the event lease coverage falls below 0.80x for two consecutive quarters, EDR has right to terminate lease