ING Office Fund Extraordinary Unitholder Meeting

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1 ING Office Fund Extraordinary Unitholder Meeting 2 April 2009 Times Square, Mort Street, Belconnen ACT

2 Agenda Purpose of meeting Market update Results and portfolio review Formal business - Resolution Questions Voting 2

3 Purpose of meeting In accordance with ASX Listing Rules, the resolution provides for the Fund to refresh its ability to issue up to 15% of the total issued units in any 12 month period via a placement In the current credit and capital constrained environment, this gives the Fund additional flexibility and capacity to effectively raise equity if necessary Today s resolution seeks to ratify the institutional placement which was part of the equity raising which took place in December 2008 If approved, the Fund will have the flexibility to issue up to 15% of the total issued units over the next 12 month period via another placement The Fund has no current plans nor is it currently contemplating to raise additional equity other than through the operation of the existing Distribution Reinvestment Plan 3

4 Market update Performance of the A-REIT sector, including IOF, has been negatively impacted by significant levels of capital raisings and concerns over: Falling asset values High debt and gearing levels Tight credit conditions and refinancing risks Uncertainty over future distributions IOF s operating earnings remain resilient although office market fundamentals are showing signs of slowing IOF has a solid tenant base of Government and blue-chip tenants IOF s recent capital raising has strengthened the Fund s balance sheet: Surplus liquidity and significant undrawn debt capacity 4

5 Six month operational performance Distributions of 5.4 cents per unit maintained Like for like net property income growth of 8.0% Portfolio occupancy of 96% Earnings 1 per unit growth of 5.7% Successfully raised $414.5 million of new equity Maintained look through debt of 35% 1. Based on net operating income which excludes fair value movements on investment properties, financial instruments, FX and other non-cash items. 5

6 Fund snapshot Dec 2008 Dec 2007 Total assets (look through) $4.1b $3.9b Net operating income $72.2m $64.7m Net operating income per unit 5.6c 5.3c Distributions per unit 5.4c 5.35c Net asset value (per unit) $1.30 $1.80 6

7 Look through debt (% of total assets) 45% 6.7% 40% 35% 34.7% 2.6% 35.2% 30% (8.8%) 25% 20% 15% 10% 5% 0% 30-Jun-08 Impact of FX movements Equity Raising¹ Revaluations 31-Dec Relates to net US$ debt repaid 7

8 Debt facilities (at 31 Dec 08) Facility Type Unsecured syndicated facility: Tranche A Tranche B Drawn A$ Limit A$ (look through) Undrawn A$ $570m $855m $532m $314m $38m $541m Maturity Date Jun-10 Jun-12 Property level loans $499m $493m $6m Jun 11 Nov 17 Total/weighted average $1,924m $1,339m $585m 4.3 years 1 Based on US$ & & excludes DOF 1. Assumes Tranche A is repaid by Tranche B 8

9 Debt maturity profile $m $541m $38m $532m $491m $270m $6m $46m Jun-09 Dec-09 Jun-10 Dec-10 Jun-11 Dec-11 Jun-12 Dec-12 Jun-13 Dec-13 Jun-14 Dec-14 Jun-15 Dec-15+ Drawn Undrawn Undrawn Jun 12 tranche will be used to fund Jun 10 tranche of same facility Based on US$ & & excludes DOF 9

10 Feb-09 Oct-08 Foreign currency exchange rates 1.00 US$ Euro US$ / Euro per A$ Jun-04 Oct-04 Feb-05 Jun-05 Oct-05 Feb-06 Jun-06 Oct-06 Feb-07 Jun-07 Oct-07 Feb-08 Jun-08 10

11 Covenant gearing sensitivity (Total liabilities to total assets) Actual Dec-08 Proforma Jan-09 Possible asset value reduction -7% -10% -13% A$ depreciation (US$ & ) sensitivity 2 0% 43.8% 42.4% % 46.5% 47.8% (5%) % 46.1% 47.4% 48.7% (10%) % 47.0% 48.3% 49.6% (15%) % 47.9% 49.2% 50.6% Total liabilities includes: debt, fair value of derivatives and financial instruments, provision for tax, provision for distribution IOF can withstand material negative valuations and FX movements Note: Covenant gearing = Look through total liabilities divided by look through total assets 1. Proforma including additional $46.2 million received in Jan 2009 through retail entitlement offer and surplus cash used to repay debt 2. Based on FX rates used at 31 Dec 08 US$ /

12 Property revaluations Australia US Europe Total Total valuation results Dec-08 weighted ave. cap rate 7.2% 6.9% 5.8% 6.8% Cap rate change from Jun-08 (bps) Asset value change (3.0%) (15.3%) (4.9%) (6.6%) Dec 08 cap rate of 6.8% reflects over 100 bpts movement from market peak in 07 12

13 Geographic diversity (By region) IOF s portfolio is majority weighted to Australia and core office markets globally 13

14 Top tenants (By income) 0% 2% 4% 6% 8% 10% 12% 14% 16% 18% Federal / State Government ING IAG MLC Noblis Australian Taxation Office Macquarie Bank Computer Associates Coles Group BGS Systems Inc. Verizon Permal Group Firmenich Telstra Corporation QBE Ballard Spahr Tannenbaum Transfield Services (Australia) Pty Ltd Cap Gemini Nederland B.V. Schiff Hardin 4% 3% 3% 3% 3% 2% 2% 2% 2% 1% 1% 1% 1% 1% 1% 1% 1% 1% 8% 16% Government and blue-chip tenants represent 57% of IOF s income 14

15 Portfolio lease expiry & occupancy profile IOF portfolio lease expiry profile IOF historic occupancy rates 100% 90% 80% 100% 90% 80% 99% 99% 99% 99% 99% 99% 99% 99% 99% 99% 99% 99% 97% 96% 96% 97% 97% 96% 70% 70% 60% 50% 40% 30% 52% 60% 50% 40% 20% 10% 0% 4% 7% 13% 11% Long average lease expiry of approximately 5 years 13% Vacant Jun-09 Jun-10 Jun-11 Jun-12 Jun % 20% 10% Jun 2000 Dec 2000 Jun 2001 Dec 2001 Jun 2002 Dec 2002 Jun 2003 Dec 2003 Jun 2004 Dec 2004 Jun 2005 Dec 2005 Jun 2006 Dec 2006 Jun 2007 Dec 2007 Jun 2008 Dec 2008 Consistently high occupancy rates 15

16 Objectives Debt and covenant gearing management: Defer and minimise capital expenditure where appropriate Selective asset sales, where prudent and possible Continued operation of DRP Review terms of syndicated debt facility Protect earnings Focus on tenant retention and maximising occupancy levels Proactive leasing of vacant space and major expiries 16

17 Summary Difficult debt and capital market environment to persist throughout 2009 IOF s operating earnings remain resilient FX sensitivity on bank covenant gearing mitigated Managing gearing and maintaining a strong balance sheet is a key focus On track to meet DPU guidance of 4.25cpu for the second half of FY09 subject to prevailing market conditions 17

18 Resolution One - Frequently asked questions Given the Fund isn t planning to raise capital in the next 12 months, why do you want to ratify the placement? What impact will ratifying the placement have on distributions? What will happen if the placement is not ratified? 18

19 Formal business 111 Pacific Hwy, North Sydney NSW 19

20 Resolution One That the issue of 187,500,000 units to institutional investors at an issue price of $0.80 per new unit on 23 December 2008 is ratified and approved. Benefits of approval: Gives the Fund additional flexibility to raise equity if and when necessary Appropriate to have all contingencies available in current uncertain financial environment 20

21 Thank you A copy of this presentation will be made available on Disclaimer This presentation was prepared by ING Management Limited (ABN ) (the "Responsible Entity") in respect of ING Office Fund (Armstrong Jones Office Fund ARSN & Prime Credit Property Trust ARSN ) ( IOF"). Information contained in this presentation is current as at 31 December This presentation is provided for information purposes only and has been prepared without taking account of any particular reader's financial situation, objectives or needs. Nothing contained in this presentation constitutes investment, legal, tax or other advice. Accordingly, readers should, before acting on any information in this presentation, consider its appropriateness, having regard to their objectives, financial situation and needs, and seek the assistance of their financial or other licensed professional adviser before making any investment decision. This presentation does not constitute an offer, invitation, solicitation or recommendation with respect to the subscription for, purchase or sale of any security, nor does it form the basis of any contract or commitment. Except as required by law, no representation or warranty, express or implied, is made as to the fairness, accuracy or completeness of the information, opinions and conclusions, or as to the reasonableness of any assumption, contained in this presentation. By reading this presentation and to the extent permitted by law, the reader releases the Responsible Entity and its affiliates, and any of their respective directors, officers, employees, representatives or advisers from any liability (including, without limitation, in respect of direct, indirect or consequential loss or damage or loss or damage arising by negligence) arising in relation to any reader relying on anything contained in or omitted from this presentation. The forward looking statements included in this presentation involve subjective judgment and analysis and are subject to significant uncertainties, risks and contingencies, many of which are outside the control of, and are unknown to, the Responsible Entity. In particular, they speak only as of the date of these materials, they assume the success of IOF's business strategies, any they are subject to significant regulatory, business, competitive and economic uncertainties and risks. Actual future events may vary materially from forward looking statements and the assumptions on which those statements are based. Given these uncertainties, readers are cautioned not to place reliance on such forward looking statements. The Responsible Entity, or persons associated with it, may have an interest in the securities mentioned in this presentation, and may earn fees as a result of transactions described in this presentation or transactions in securities in IOF. 21

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