Highlights. Global Downturn Squashes Warehouse Markets. Europe, Middle East & Africa (EMEA) North America. Asia Pacific

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1 C O L L I E R S I N T E R N A T I O N A L G L O B A L Highlights I N D U S T R I A L M I D - Y E A R GLOBAL INDUSTRIAL CAPITALIZATION RATES ( YIELD/PERCENT) Market (Select Markets) Hong Kong Los Angeles Inland Empire London Heathrow Tokyo Vancouver Munich New Jersey Northern Paris Seoul Atlanta Lille Chicago Sydney Madrid Dallas-Ft. Worth Singapore Mexico City Prague Bucharest Shanghai GLOBAL LAND PRICES Market (Select Markets) June 2009 Dec June 6-Month 2009 Change * (USD PSF) Hong Kong Seoul Tokyo London (Heathrow) Singapore Rotterdam Beijing Milan Melbourne Hamburg Shanghai Toronto Paris Gothenburg Los Angeles - Inland Empire Lyon Warsaw Chicago Dallas-Ft. Worth Atlanta * Local Currency Global Downturn Squashes Warehouse Markets Ross J. Moore Executive Vice President, Market and Economic Research Europe, Middle East & Africa (EMEA) European, Middle Eastern and African warehouse leasing markets again registered sluggish growth in the first half of In particular, the United Kingdom, Hungary, Ireland and Spain remained key areas of weakness. Most markets were characterized by little leasing activity and a tendency by many warehouse tenants to sit tight until business conditions show further signs of improvement. For the first six months of 2009, warehouse rents across the region fell on average by 6.0% (local currency). Noticeable declines were recorded in the Czech Republic, Spain, Turkey, Ireland, Serbia, Poland, Sweden, Germany, Denmark, Ukraine, Russia and the Baltic states. For the rest of the EMEA region, rents either held steady or posted only modest declines. Europe is also home to some of the most expensive warehouse rents in the world, with London s Heathrow submarket holding the title for the second-most expensive warehouse space in the world at $20.64 per square foot per year. Not surprisingly, London s Heathrow submarket also registered the most expensive land in the EMEA region at $60.66 per square foot. Indeed, land values fell in many European markets, with the UK, Hungary, Poland, Russia, Slovakia Serbia, Ukraine, Romania, Ireland and the Baltic states all registering substantial declines. North America As anticipated, the U.S. and Canadian warehouse markets registered very weak results during the first half of 2009, with tenants returning substantial amounts of space in both countries. Even though construction continued to wane, vacancies in both countries moved up significantly in the first six months of the year, with further increases anticipated in the latter half. Even though the U.S. economy is beginning to shows signs of bottoming, and even expansion, leasing activity is expected to remain very lethargic for the balance of 2009 and well into With weakening fundamentals, most North American markets will see rents drift lower after already falling 6.9% year-to-date in the U.S. and 2.2% in Canada. Asia Pacific GLOBAL TOP TEN INDUSTRIAL WAREHOUSE RENTS Market Rent (USD PSF) 6-Month Change (Local Currency, %) Tokyo London Heathrow São Paulo Hong Kong Oslo Geneva Honolulu Dublin Helsinki Seoul Asia Pacific continued to be the most robust region in the world; however, the global downturn did not leave this region unscathed. Almost every country in the region registered a substantial drop in rents, with Singapore and India in particular registering double-digit declines. With the global economy showing signs of life and global trade on the upswing, most of the region s warehouse markets are expected to firm up in the latter half of the year. Despite the recent downturn, Tokyo, Hong Kong and Seoul warehouse rents all ranked in the top ten, with Tokyo lease rates the most expensive in the world at $22.18 per square foot. Asia Pacific also took the top spots in land values, with Hong Kong at $680 per square foot, Seoul $506 per square foot and Tokyo at $471 per square foot. As in the other two main regions, though, most countries within Asia Pacific reported falling land prices. Copyright 2009 Colliers International. Colliers International is a worldwide affiliation of independently owned and operated companies. COLLIERS INTERNATIONAL 1

2 GLOBAL INDUSTRIAL SURVEY LOCAL MEASURE/CURRENCY MID-YEAR 2009 MEASURE QUOTED TIME CURRENCY UNIT PERIOD WAREHOUSE RENT (LOCAL MEASURE/ WAREHOUSE RENT, 6-MONTH CHANGE BULK RENT LAND VALUE EUROPE, MIDDLE EAST AND AFRICA (EMEA) Vienna Austria EUR SM Month Antwerp Belgium EUR SM Year Brussels Belgium EUR SM Year Sofia Bulgaria EUR SM Month Zagreb Croatia EUR SM Month Brno Czech Republic EUR SM Month Ostrava Czech Republic EUR SM Month Pilsen Czech Republic EUR SM Month Prague Czech Republic EUR SM Month Copenhagen Denmark DKK SM Year Tallinn Estonia EUR SM Month Helsinki Finland EUR SM Month Bordeaux France EUR SM Year Lille France EUR SM Year Lyon France EUR SM Year Marseille France EUR SM Year Paris France EUR SM Year Toulouse France EUR SM Year Düsseldorf Germany EUR SM Month Frankfurt Germany EUR SM Month Hamburg Germany EUR SM Month Munich Germany EUR SM Month Stuttgart Germany EUR SM Month Athens Greece EUR SM Month Budapest Hungary EUR SM Month Dublin Ireland EUR SM Year Tel Aviv Israel ILS SM Month , Milan Italy EUR SM Year Rome Italy EUR SM Year Riga Latvia EUR SM Month Vilnius Lithuania EUR SM Month Podgorica Montenegro EUR SM Month Oslo Norway NOK SM Year 1, , Gdansk Poland EUR SM Month Katowice Poland EUR SM Month Kraków Poland EUR SM Month Łódz Poland EUR SM Month Poznan Poland EUR SM Month Warsaw Poland EUR SM Month Wrocław Poland EUR SM Month Bucharest Romania EUR SM Month Timisoara Romania EUR SM Month Moscow Russia USD SM Year Saint Petersburg Russia USD SM Year Riyadh Saudi Arabia SAR SM Year Belgrade Serbia EUR SM Month Bratislava Slovakia EUR SM Month Cape Peninsula South Africa ZAR SM Month , Durban South Africa ZAR SM Month , Gauteng Central Witwatersrand South Africa ZAR SM Month Gauteng East Rand South Africa ZAR SM Month Gauteng Westrand South Africa ZAR SM Month Pretoria South Africa ZAR SM Month , Barcelona Spain EUR SM Month Madrid Spain EUR SM Month COLLIERS INTERNATIONAL

3 GLOBAL INDUSTRIAL SURVEY LOCAL MEASURE/CURRENCY MID-YEAR 2009 MEASURE QUOTED TIME CURRENCY UNIT PERIOD WAREHOUSE RENT (LOCAL MEASURE/ WAREHOUSE RENT, 6-MONTH CHANGE BULK RENT LAND VALUE EMEA continued Gothenburg Sweden SEK SM Year Stockholm Sweden SEK SM Year Geneva Switzerland CHF SM Year Zurich Switzerland CHF SM Year Amsterdam The Netherlands EUR SM Year Eindhoven The Netherlands EUR SM Year Rotterdam The Netherlands EUR SM Year The Hague The Netherlands EUR SM Year Utrecht The Netherlands EUR SM Year Istanbul Turkey USD SM Month Kyiv Ukraine USD SM Month Birmingham United Kingdom GBP SF Year Bristol United Kingdom GBP SF Year Leeds United Kingdom GBP SF Year London Heathrow United Kingdom GBP SF Year Manchester United Kingdom GBP SF Year NORTH AMERICA Calgary, AB Canada CAD SF Year Edmonton, AB Canada CAD SF Year Halifax, NS Canada CAD SF Year Montréal, QC Canada CAD SF Year Ottawa, ON Canada CAD SF Year Regina, SK Canada CAD SF Year Saskatoon, SK Canada CAD SF Year Toronto, ON Canada CAD SF Year Vancouver, BC Canada CAD SF Year Waterloo Region, ON Canada CAD SF Year Atlanta, GA United States USD SF Year Bakersfield, CA United States USD SF Year Baltimore, MD United States USD SF Year Boise, ID United States USD SF Year Charleston, SC United States USD SF Year Charlotte, NC United States USD SF Year Chicago, IL United States USD SF Year Cincinnati, OH United States USD SF Year Cleveland, OH United States USD SF Year Columbia, SC United States USD SF Year Columbus, OH United States USD SF Year Dallas-Ft. Worth, TX United States USD SF Year Denver, CO United States USD SF Year Detroit, MI United States USD SF Year Fairfield, CA United States USD SF Year Fresno, CA United States USD SF Year Ft. Lauderdale, FL United States USD SF Year Greenville, SC United States USD SF Year Hartford, CT United States USD SF Year Honolulu, HI United States USD SF Year Houston, TX United States USD SF Year Indianapolis, IN United States USD SF Year Jacksonville, FL United States USD SF Year Kansas City, MO-KS United States USD SF Year Las Vegas, NV United States USD SF Year Little Rock, AR United States USD SF Year Los Angeles Inland Empire, CA United States USD SF Year Los Angeles, CA United States USD SF Year COLLIERS INTERNATIONAL 3

4 GLOBAL INDUSTRIAL SURVEY LOCAL MEASURE/CURRENCY MID-YEAR 2009 MEASURE QUOTED TIME CURRENCY UNIT PERIOD WAREHOUSE RENT (LOCAL MEASURE/ WAREHOUSE RENT, 6-MONTH CHANGE BULK RENT LAND VALUE NORTH AMERICA continued Louisville, KY United States USD SF Year Memphis, TN United States USD SF Year Miami, FL United States USD SF Year Milwaukee, WI United States USD SF Year Minneapolis, MN United States USD SF Year Nashville, TN United States USD SF Year New Jersey Central United States USD SF Year New Jersey Northern United States USD SF Year Oakland, CA United States USD SF Year Orange County, CA United States USD SF Year Orlando, FL United States USD SF Year Philadelphia, PA United States USD SF Year Phoenix, AZ United States USD SF Year Pleasanton/Walnut Creek, CA United States USD SF Year Portland, OR United States USD SF Year Raleigh, NC United States USD SF Year Reno, NV United States USD SF Year Sacramento, CA United States USD SF Year San Diego, CA United States USD SF Year San Francisco Peninsula, CA United States USD SF Year San Jose/Silicon Valley, CA United States USD SF Year Seattle/Puget Sound, WA United States USD SF Year St. Louis, MO United States USD SF Year Stockton/San Joaquin County, CA United States USD SF Year Tampa Bay, FL United States USD SF Year Washington, DC United States USD SF Year West Palm Beach, FL United States USD SF Year ASIA PACIFIC Adelaide Australia AUD SM Year Brisbane Australia AUD SM Year Melbourne Australia AUD SM Year Perth Australia AUD SM Year Sydney Australia AUD SM Year Beijing China CNY SM Month , Hong Kong China HKD SF Month , Shanghai China CNY SM Day , Delhi India INR SF Month , Jakarta Indonesia RUP SM Month 30, , Tokyo Japan JPY SM Month 1, , , Auckland New Zealand NZD SM Year Christchurch New Zealand NZD SM Year Wellington New Zealand NZD SM Year Singapore Singapore SGD SF Month Seoul South Korea KRW SM Month 15, , ,000, LATIN AMERICA Buenos Aires Argentina USD SM Month São Paulo Brazil BRL SM Month Santiago Chile USD SM Month Bogotá Colombia USD SM Month San José Costa Rica USD SM Month Mexico City Mexico USD SM Month Lima Peru USD SM Month COLLIERS INTERNATIONAL

5 GLOBAL INDUSTRIAL SURVEY U.S. DOLLAR MID-YEAR 2009 WAREHOUSE RENT BULK RENT LAND VALUE (USD/SF) EXCHANGE RATE (USD) JUNE 30, 2009 YIELD/ CAP RATE 10-YEAR GOVT. BOND RATE EUROPE, MIDDLE EAST AND AFRICA (EMEA) Vienna Austria Antwerp Belgium Brussels Belgium Sofia Bulgaria Zagreb Croatia Brno Czech Republic Ostrava Czech Republic Pilsen Czech Republic Prague Czech Republic Copenhagen Denmark Tallinn Estonia Helsinki Finland Bordeaux France Lille France Lyon France Marseille France Paris France Toulouse France Düsseldorf Germany Frankfurt Germany Hamburg Germany Munich Germany Stuttgart Germany Athens Greece Budapest Hungary Dublin Ireland Tel Aviv Israel Milan Italy Rome Italy Riga Latvia Vilnius Lithuania Podgorica Montenegro Oslo Norway Gdansk Poland Katowice Poland Kraków Poland Łódz Poland Poznan Poland Warsaw Poland Wrocław Poland Bucharest Romania Timisoara Romania Moscow Russia Saint Petersburg Russia Riyadh Saudi Arabia Belgrade Serbia Bratislava Slovakia Cape Peninsula South Africa Durban South Africa Gauteng Central Witwatersrand South Africa Gauteng East Rand South Africa Gauteng Westrand South Africa Pretoria South Africa Barcelona Spain Madrid Spain COLLIERS INTERNATIONAL 5

6 GLOBAL INDUSTRIAL SURVEY U.S. DOLLAR MID-YEAR 2009 WAREHOUSE RENT BULK RENT LAND VALUE (USD/SF) EXCHANGE RATE (USD) JUNE 30, 2009 YIELD/ CAP RATE 10-YEAR GOVT. BOND RATE EMEA continued Gothenburg Sweden Stockholm Sweden Geneva Switzerland Zurich Switzerland Amsterdam The Netherlands Eindhoven The Netherlands Rotterdam The Netherlands The Hague The Netherlands Utrecht The Netherlands Istanbul Turkey Kyiv Ukraine Birmingham United Kingdom Bristol United Kingdom Leeds United Kingdom London Heathrow United Kingdom Manchester United Kingdom NORTH AMERICA Calgary, AB Canada Edmonton, AB Canada Halifax, NS Canada Montréal, QC Canada Ottawa, ON Canada Regina, SK Canada Saskatoon, SK Canada Toronto, ON Canada Vancouver, BC Canada Waterloo Region, ON Canada Atlanta, GA United States Bakersfield, CA United States Baltimore, MD United States Boise, ID United States Charleston, SC United States Charlotte, NC United States Chicago, IL United States Cincinnati, OH United States Cleveland, OH United States Columbia, SC United States Columbus, OH United States Dallas-Ft. Worth, TX United States Denver, CO United States Detroit, MI United States Fairfield, CA United States Fresno, CA United States Ft. Lauderdale, FL United States Greenville, SC United States Hartford, CT United States Honolulu, HI United States Houston, TX United States Indianapolis, IN United States Jacksonville, FL United States Kansas City, MO-KS United States Las Vegas, NV United States Little Rock, AR United States Los Angeles Inland Empire, CA United States Los Angeles, CA United States COLLIERS INTERNATIONAL

7 GLOBAL INDUSTRIAL SURVEY U.S. DOLLAR MID-YEAR 2009 WAREHOUSE RENT BULK RENT LAND VALUE (USD/SF) EXCHANGE RATE (USD) JUNE 30, 2009 YIELD/ CAP RATE 10-YEAR GOVT. BOND RATE NORTH AMERICA continued Louisville, KY United States Memphis, TN United States Miami, FL United States Milwaukee, WI United States Minneapolis, MN United States Nashville, TN United States New Jersey Central United States New Jersey Northern United States Oakland, CA United States Orange County, CA United States Orlando, FL United States Philadelphia, PA United States Phoenix, AZ United States Pleasanton/Walnut Creek, CA United States Portland, OR United States Raleigh, NC United States Reno, NV United States Sacramento, CA United States San Diego, CA United States San Francisco Peninsula, CA United States San Jose/Silicon Valley, CA United States Seattle/Puget Sound, WA United States St. Louis, MO United States Stockton/San Joaquin County, CA United States Tampa Bay, FL United States Washington, DC United States West Palm Beach, FL United States ASIA PACIFIC Adelaide Australia Brisbane Australia Melbourne Australia Perth Australia Sydney Australia Beijing China Hong Kong China Shanghai China Delhi India Jakarta Indonesia , Tokyo Japan Auckland New Zealand Christchurch New Zealand Wellington New Zealand Singapore Singapore Seoul South Korea , LATIN AMERICA Buenos Aires Argentina São Paulo Brazil Santiago Chile Bogotá Colombia San José Costa Rica Mexico City Mexico Lima Peru GLOSSARY Bulk Space 10,000 SM/100,000 SF or more with up to 10 percent office space, the balance being general industrial/logistics/distribution space with 6 to 12 metre/18 to 36 SF ceiling heights. All loading is dock-height. Built in 1990 or later and standing in a prime industrial location. Warehouse Space 2,000 SM/20,000 SF or more with up to 15 percent office space, the balance being general industrial/logistics/ distribution space with 6 to 10 metre/18 to 30 SF ceiling heights. All loading is dock-height. Built in 1990 or later and standing in a prime industrial location. Land Value Land values are based on prime logistics/ industrial locations and are based on approximately 3 acres/1.2 hectares/12,140 square metre/130,680 SF of serviced land. Prime Yield/Cap Rate The yield for a prime logistics/ industrial property. Rent figures should be estimates of achievable open market rents for each location. SF = Square Feet SM = Square Metres The information contained herein has been obtained from sources deemed reliable. While every reasonable effort has been made to ensure its accuracy, we cannot guarantee it. No responsibility is assumed for any inaccuracies. Readers are encouraged to consult their professional advisors prior to acting on any of the material contained in this report. COLLIERS INTERNATIONAL 7

8 COLLIERS INTERNATIONAL GLOBAL INDUSTRIAL SURVEY MID-YEAR 2009 Colliers International is an affiliation of leading real estate firms committed to delivering consistently superior commercial real estate services, wherever and whenever needed. $1.6 Billion ( 1.1 Billion) in Global Revenue 1. 1 Billion SF (102 Million SM) Under Management 12,700 Employees COLLIERS INTERNATIONAL LOCATIONS 294 OFFICES IN 61 COUNTRIES NORTH AND CENTRAL AMERICA Canada Costa Rica Mexico United States of America EUROPE Albania Austria Belgium Bulgaria Croatia Czech Republic Denmark Estonia Finland France Germany Greece Hungary Ireland Italy Latvia Lithuania Montenegro Netherlands Norway Poland Portugal Romania Russia Serbia Slovakia Spain Sweden Switzerland Turkey Ukraine United Kingdom MIDDLE EAST Israel Qatar Saudi Arabia United Arab Emirates New Zealand SOUTH AMERICA Argentina Brazil Chile Colombia Peru AFRICA South Africa ASIA China Hong Kong India Indonesia Japan Macau Pakistan Philippines Singapore South Korea Taiwan Thailand Vietnam AUSTRALIA 8 COLLIERS INTERNATIONAL

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