All+Q2+2009+Dashboards

Office Market Dashboards Colliers International | Greater Toronto Area

Q 2

2009

Greater Toronto Area Office Market Dashboards Q2 2009 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

13.

14.

15.

16.

17.

18.

19.

20.

21.

GTA Regional GTA Central Downtown Financial Core Downtown East Downtown West Downtown South Downtown North GTA Midtown Yonge & St. Clair Yonge & Eglinton Yonge & Bloor GTA West Oakville Mississauga City Centre Meadowvale Hurontario & Highway 401 Cooksville Burlington Brampton Highway 427 & Bloor-Islington

22.

23.

24.

25.

26.

27.

28.

29.

30.

31.

32.

33.

34.

35.

36.

37.

38.

39.

40.

41.

Airport West Airport East Airport Corporate Centre Sheridan GTA North North Yonge Corridor Dufferin-Finch Yorkdale Vaughan Richmond Hill GTA East Woodbine-Steeles Toronto East Pickering-Oshawa Markham Highways 404 & 407 Duncan Mill Don Mills & Eglinton Consumers Road Scarborough Town Centre

Office Region Dashboard: Greater Toronto Area REGIONAL INDICATORS

Q2-09

MAP OF REGION Q1 2009

Q2 2009

Trend

Office Inventory*

180,142,712

180,664,489

Net Absorption

(432,214)

657,589

Vacancy Rate

5.5%

5.7%

Average Asking Net Rent

$17.66

$17.58

Average Additional Rent

$15.86

$15.94

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 2045 office buildings surveyed in the GTA office region.

AVAILABLE SPACE OPTIONS Number of units on the regional market by size brackets

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

1626

664

406

333

53

24

50%

18,000,000 16,000,000

Total Available Office Space: 15285487 sf

45% 40%

Square Feet

14,000,000

35%

Available Sublease 20%

12,000,000 10,000,000

4,000,000

Address

Suite

Sq. Ft.

100 Wellington Street W

505

150 Ferrand Drive

600

15%

Available Direct 80%

10% 5%

0

0%

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Not Avail. Office Space $70

Avail. Office Space

90 Eglinton Avenue E

16,985

Cadillac Fairview

N/A

16,630

The Last Minute Club

N/A

15,000

90 Eglinton Ave Holdings

ThinData Inc.

Date

Address

Price

Vendor

Purchaser

Size

$/PSF

6/18/2009

415 Yonge Street

$32,100,000

Anthem Properties

Crown Realty Partners

191,880

$172.00

5/27/2009

6700 Century Avenue

$7,000,000

A Private Individual

Sanyo Co.

56,607

$124.00

6/15/2009

21 Randolph Avenue

$5,765,000

Don Valley Storage Inc

Canadian Red Cross

59,000

$98.00

80,000,000 70,000,000

$63.22 60,000,000

$50

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

40,000,000 $30

$23.43

Sq. Ft.

50,000,000 $40

30,000,000

Data,Publishing, Broadcasting Services 10%

$29.27

$20

20,000,000

$10

10,000,000

$-

Finance 28% Professional Services 22%

Class AAA

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Manufacturing & Distribution 17%

18 MONTH TREND Absorption

Asking Net Rent

Vacancy Rate

17 $17.58

8.0%

15 7.0%

13 5.7%

9

5.0%

7 4.0%

5

3.0%

3 1

2.0% Q1 2008

Q2 2008

Q3 2008

(3) (5)

Q4 2008

Q1 2009

Q2 2009 1.0% 0.0%

Vacancy Rate

6.0%

11

Others 3%

Public Service & Private Sector Services 20%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

9.0%

19

Net Rent $/sf. / Absorption (100,000's)

Tenant

TOP Office Sale Transactions by Price

Gross Rent

$34.55

301

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS

(1)

Landlord

20%

Q1 2008

Gross Rent $/Sq. Ft.

TOP Office Lease Transactions by Size

25%

2,000,000

$60

RECENT TRANSACTIONS Q2 2009

30%

8,000,000 6,000,000

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

155 Wellington Street West

Cadillac Fairview

1,223,891

RBC Dexia, Fairmont

Q2 2009

333 Bay Street

Brookfield Properties

1,127,986

KPMG, Goodmans,

Q3 2009

25 York Street

Menkes

780,000

Telus, Kinross,

Q3 2009

REGIONAL CHARACTERISTICS * The GTA is Canada's largest urban economic region in terms of size in population, economy and office space. * Built on strong foundations that include world-renowned educational and health institutions, a diversity of internationally competitive sectors and clusters, and a highly-skilled, well-educated and growing population. * GTA includes the City of Toronto plus & surrounding regional municipalities, which are comprised of 25 local municipalities of which 11 have populations greater than 100,000 (as of 2008). * Over time Toronto has maintained its position as Canada's financial and industrial center. * Economic strength and dominance of the area is reflected in its concentration of corporate headquarters.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Market Dashboard: GTA Central

Q2-09

MARKET INDICATORS

MAP OF MARKET Q1 2009

Q2 2009

Trend

Office Inventory*

84,971,884

84,997,879

Net Absorption

196,322

85,909

Vacancy Rate

4.6%

4.7%

Average Asking Net Rent

$22.99

$22.49

Average Additional Rent

$21.40

$21.17

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 724 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS Sublease

Sublease as % of Total Available

Number of units on the market by size brackets 50%

Square Feet

8,000,000

45%

7,000,000

40%

6,000,000

35%

5,000,000

30% 25%

4,000,000

# of units**

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

717

317

144

127

0

1

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

20%

3,000,000 2,000,000 1,000,000

15%

Address

Suite

10%

100 Wellington Street W

505

16,985

Cadillac Fairview

N/A

90 Eglinton Avenue E

301

15,000

90 Eglinton Ave Holdings

ThinData Inc.

85 Richmond Street W

500

13,091

N/A

N/A

0%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Not Avail. Office Space

Avail. Office Space

Tenant

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Gross Rent

$70

Date

Address

Price

Vendor

Purchaser

Size

$/PSF

6/18/2009

415 Yonge Street

$32,100,000

Anthem Properties

Crown Realty Partners

191,880

$172

6/15/2009

21 Randolph Avenue

$5,765,000

Don Valley Storage Inc

Canadian Red Cross

59,000

$98

5/6/2009

860 - 862 Richmond St W

$4,356,000

City of Toronto

Allied Properties REIT

27,317

$159

40,000,000 35,000,000

$60 $63.22

30,000,000

$50 $36.54

25,000,000

$40

$28.66

20,000,000

Sq. Ft.

Gross Rent $/Sq. Ft.

Landlord

5%

0

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$30 15,000,000 $20

Finance 33%

10,000,000

$10

Data,Publishing, Broadcasting Services 11%

Class A

Class B

Class C

18 MONTH TREND Absorption

Asking Net Rent

Manufacturing & Distribution 7%

Vacancy Rate

25 23

8.0%

21

Others 3%

Public Service & Private Sector Services 21%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

$22.49

19 6.0%

17

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

155 Wellington Street West

Cadillac Fairview

1,223,891

RBC Dexia, Fairmont

Q2 2009

333 Bay Street

Brookfield Properties

1,127,986

KPMG, Goodmans,

Q3 2009

25 York Street

Menkes

780,000

Telus, Kinross,

Q3 2009

13

4.0%

11 9 2.0%

7 5 3

0.0% 1 Q1 2008

Q2 2008

Q3 2008

(3)

Q4 2008

Q1 2009

Q2 2009 -2.0%

Vacancy Rate

4.7%

15

(1)

Professional Services 25%

5,000,000

$-

Net Rent $/sf. / Absorption (100,000's)

Sq. Ft.

MARKET CHARACTERISTICS * Largest office market in the GTA with the lowest vacancy rate * GTA top annual rental rates of $70.39 are asked for at the Royal Bank Plaza * Market is in high demand by users looking for a prestige urban location and modern, state-of-the-art architecture * Limited parking, but great access to public transit and the PATH system, Toronto's underground walkway * Proximity to multiple amenities and services add convenience for employees and customers * Vacancy rates are fairly stable at a low value as this market is in high demand by companies looking to locate in this well located office market * Abundance of amenities are in walking distance in all three submarkets

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Market Dashboard: Downtown

Q2-09

MARKET INDICATORS

MAP OF MARKET Q1 2009

Q2 2009

Trend

Office Inventory*

67,957,121

67,983,116

Net Absorption

86,529

(49,185)

Vacancy Rate

4.2%

4.4%

Average Asking Net Rent

$24.83

$24.26

Average Additional Rent

$22.30

$22.02

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 559 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

8,000,000

50%

7,000,000

45%

Square Feet

35%

5,000,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

506

255

101

119

50k - 100k sf 100k sf +

30%

4,000,000

25% 20%

3,000,000

15%

2,000,000

# of units**

1,000,000

5%

0

0%

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

1

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size Address

Suite

Sq. Ft.

Landlord

Tenant

100 Wellington Street W

505

16,985

Cadillac Fairview

N/A

85 Richmond Street W

500

13,091

N/A

N/A

401 Bay Street

1000

11,908

N/A

N/A

Gross Rent

$70

0

** Counting smallest divisible units in existing buildings and buildings which are under construction.

10%

Q1 2008

30,000,000

TOP Office Sale Transactions by Price

$37.78 $63.22

25,000,000

$45.54

$50 20,000,000 $40 15,000,000

$28.20 $30

Sq. Ft.

Gross Rent $/Sq. Ft.

Number of units on the market by size brackets

40%

6,000,000

$60

AVAILABLE SPACE OPTIONS

10,000,000

Date

Address

Price

6/18/2009

415 Yonge Street

$32,100,000

21 Randolph Avenue 860 - 862 Richmond St W

6/15/2009 5/6/2009

$5,765,000 $4,356,000

Vendor

Purchaser

Anthem Properties Don Valley Storage Inc King Lofts Toronto

Crown Realty Partners Canadian Red Cross Allied Properties REIT

Size

$/PSF

191,880

$172

59,000

$98

27,317

$159

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$20 5,000,000

$10 $-

Finance 35%

-

Class AAA Class A Class B Class C Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Data,Publishing, Broadcasting Services 12%

18 MONTH TREND Absorption

Asking Net Rent

Manufacturing & Distribution 6%

Vacancy Rate

10.0%

29

Professional Services 23%

9.0%

Public Service & Private Sector Services 21%

Others 3%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

8.0% $24.26 21

17 4.4%

13

7.0%

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

6.0%

155 Wellington Street West

Cadillac Fairview

1,223,891

RBC Dexia, Fairmont

Q2 2009

333 Bay Street

Brookfield Properties

1,127,986

KPMG, Goodmans,

Q3 2009

25 York Street

Menkes

780,000

Telus, Kinross,

Q3 2009

5.0% 4.0%

9 3.0% 5 2.0% 1

1.0% Q1 2008

Q2 2008

Q3 2008

(3)

Q4 2008

Q1 2009

Q2 2009 0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (100,000's)

25

MARKET CHARACTERISTICS * Largest office market in the GTA with the lowest vacancy rate * GTA top annual rental rates are achieved in buildings located in this market * Market is in high demand by users looking for a prestige urban location and modern, state-of-the-art architecture * Limited parking, but great access to public transit and the PATH system, Toronto's underground walkway * Proximity to multiple amenities and services add convenience for employees and customers

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Financial Core SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Trend

Office Inventory*

30,410,745

30,411,232

Net Absorption

(11,549)

(55,215)

AVAILABLE SPACE OPTIONS

Vacancy Rate

3.4%

3.5%

Number of units on the submarket by size brackets

Average Asking Net Rent

$27.82

$27.66

0 - 4k sf

166

Average Additional Rent

$27.29

$27.31

4k - 10k sf

128

10k - 20k sf

70

20 - 50k sf

85

50k - 100k sf

0

100k sf +

0

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 105 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

4,000,000

50% 45%

3,500,000

# of units**

** Counting smallest divisible units in existing buildings and buildings under construction.

40%

RECENT TRANSACTIONS Q2 2009

3,000,000

Square Feet

35%

2,500,000

TOP Office Lease Transactions by Size

30%

2,000,000

Address

Suite

Sq. Ft.

Landlord

Tenant

100 Wellington Street W

505

16,985

Cadillac Fairview Corporation

N/A

85 Richmond Street W

500

13,091

N/A

N/A

401 Bay Street

1000

11,908

N/A

N/A

25% 20%

1,500,000

15%

1,000,000 10%

500,000

TOP Office Sale Transactions by Price

5%

0

Date

0%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Avail. Office Space

Vendor

Purchaser

Size

$/PSF

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

Gross Rent

Finance 47%

14,000,000 $70

Price

No transactions took place during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Address

$63.22 12,000,000

$55.51 $60 Gross Rent $/Sq. Ft.

$44.94

10,000,000 8,000,000

$35.92

$40

Sq. Ft.

$50

6,000,000

$30 $20

4,000,000

$10

2,000,000

$-

Data,Publishing, Broadcasting Services 5%

Class AAA

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Vacancy Rate

32

$27.66 3.5% 3.5%

24

3.0%

20 16

2.5%

12 8

2.0%

4 1.5%

Q2 2008

Public Service & Private Sector Services 16%

Q3 2008

(8) (12)

Q4 2008

Q1 2009

Q2 2009 1.0% 0.5%

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

155 Wellington Street West

Cadillac Fairview

1,223,891

RBC Dexia, Fairmont

Q2 2009

333 Bay Street

Brookfield Properties

1,127,986

KPMG, Goodmans,

Q3 2009

SUBMARKET CHARACTERISTICS Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

28

Q1 2008

Others 2%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

4.0%

(4)

Professional Services 25%

Manufacturing & Distribution 5%

* Most dense office submarket in the GTA with one of the lowest vacancy rates * GTA top annual rental rates are achieved in buildings located in this market * Majority of tenants occupy 4,000 sf or less * Prestige urban location and modern, state-of-the-art architecture * Limited parking, but great access to public transit and the PATH system, Toronto's underground walkway * Proximity to multiple amenities and services add convenience for employees and customers

(16) (20)

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Downtown East SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

4,512,403

4,527,403

Net Absorption

31,082

23,683

Vacancy Rate

3.7%

3.8%

Average Asking Net Rent

$15.83

$17.27

Average Additional Rent

$4.71

$7.90

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 107 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

350,000

50% 45%

Square Feet

300,000 250,000

35%

200,000

30% 25%

Number of units on the submarket by size brackets 0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

69

26

4

14

0

1

# of units**

150,000

20%

100,000

15%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

10%

RECENT TRANSACTIONS Q2 2009

50,000

5%

0 Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

$35

Address

Suite

Sq. Ft.

Landlord

Tenant

145 King Street E

200

9,174

Alliance Entertainment

N/A

105-109 King Street E

300

3,245

Tippin Capital

N/A

105-109 King Street E

200

2,555

Tippin Capital

N/A

3,000,000

$32.62 $30

TOP Office Lease Transactions by Size

0%

Q1 2008

$32.50

TOP Office Sale Transactions by Price

2,500,000

$25

Date

Address

4/14/2009

71 Front Street East

Price

Vendor

Purchaser

Size

$/PSF

$4,940,000

Front Esplanade Holdings

Pajelle Investments Ltd.

N/A

N/A

2,000,000 $20 1,500,000 $15

Sq. Ft.

Gross Rent $/Sq. Ft.

AVAILABLE SPACE OPTIONS

40%

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$1.84 1,000,000

Data,Publishing, Broadcasting Services 38%

$10 500,000

$5 $-

Finance 7% Professional Services 22%

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Asking Net Rent

Manufacturing & Distribution 9%

Vacancy Rate

20 $17.27

16

7.0%

Public Service & Private Sector Services 14%

6.0%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

14 5.0%

12 3.8%

10

4.0%

8 3.0% 6 4

2.0%

2 1.0% Q1 2008

Q2 2008

Q3 2008

(2)

Q4 2008

Q1 2009

Q2 2009 0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

18

Others 10%

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

125 Queen's Quay East

Aecon

550,000

TEDCO, Corus

Q1 2010

SUBMARKET CHARACTERISTICS * Includes original 10 blocks of Toronto and historic buildings allow for remarkable office space features (Brick&Beam) * Northern part of submarket well connected to downtown & rest of the GTA through public transportation and Gardiner Expressway & Don Valley Parkway * With new residential high-rise developments (e.g. Corktown, Distillery District), the labour pool will increase, expand and diversify * George Brown College's third main Toronto campus will support growth of up to 4,000 new students per year and energize the new East Bay lakefront development by Fall 2011

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Downtown West SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

14,529,996

14,540,504

Net Absorption

-6,116

39,489

Vacancy Rate

8.2%

8.5%

Average Asking Net Rent

$22.02

$21.64

Average Additional Rent

$15.40

$14.93

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 215 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available 60%

1,600,000 50%

Square Feet

1,400,000

Number of units on the submarket by size brackets

1,200,000

40%

1,000,000 30%

800,000 600,000

200,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

188

77

18

8

0

0

# of units**

20%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

10%

RECENT TRANSACTIONS Q2 2009

400,000

TOP Office Lease Transactions by Size

0

0%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Not Avail. Office Space

Avail. Office Space

Address

Suite

Sq. Ft.

Landlord

Tenant

49 Bathurst Street

400

5,750

Lipson & Doran Group

Hambly & Woolley

488 Wellington Street W

302

5,625

Doubledown Holdings

Up Inc.

214 King Street W

214

3,300

Humbold Properties

N/A

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Gross Rent

$45

10,000,000 $28.80

9,000,000

$40 $41.45

TOP Office Sale Transactions by Price

8,000,000

$35

7,000,000

$30

6,000,000 $25 5,000,000 $20

Sq. Ft.

Gross Rent $/Sq. Ft.

AVAILABLE SPACE OPTIONS

4,000,000

$20.18 $15

Date

Address

Price

Vendor

Purchaser

Size

$/PSF

5/6/2009

860-862 Richmond St. W.

$4,356,000

City of Toronto

Allied Properties REIT

27,317

$159

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

3,000,000

$10

2,000,000

$5

Data,Publishing, Broadcasting Services 20%

1,000,000

$-

Class A Class B Class C Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Professional Services 36%

Finance 6%

18 MONTH TREND Absorption

Asking Net Rent

Manufacturing & Distribution 13%

Vacancy Rate

25

10.0% $21.64

23

Others 9%

9.0% 8.5%

19 17

8.0%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

7.0%

Address

15 6.0%

13

5.0%

11 9

4.0%

7 5

3.0%

3

2.0%

1 (1)

1.0% Q1 2008

Q2 2008

Q3 2008

(3)

Q4 2008

Q1 2009

Q2 2009 0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

21

Public Service & Private Sector Services 16%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

SUBMARKET CHARACTERISTICS * Offering all downtown location advantages but at lower rental prices than in the Financial Core excellent options for those tenants whose operations do not require a core location * Good connections to public transit (streetcars along King St W and Queen St W) and easy access to Gardiner Expressway makes this submarket accessible to employees and customers. * With new residential high-rise development (e.g. Concord's CityPlace), the labour pool will increase, expand and diversify * Significant amount of former factory buildings have been converted into office buildings hosting information industry, art and design workspaces - aka Brick & Beam office space

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Downtown South SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

2,453,525

2,453,525

Net Absorption

(2,065)

(11,467)

Vacancy Rate

2.9%

3.2%

Average Asking Net Rent

$22.06

$22.28

Average Additional Rent

$17.94

$17.99

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 15 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

200,000

60%

180,000 50%

160,000

Number of units on the submarket by size brackets

140,000 Square Feet

AVAILABLE SPACE OPTIONS

40%

120,000

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

12

9

5

27

0

0

# of units** 30%

100,000 80,000

20%

60,000

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

40,000

10%

Address

20,000

Suite

Q2 2008

Q3 2008

Q4 2008

Q1 2009

TOP Office Sale Transactions by Price

Q2 2009 Date

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Address

1,200,000

$49.38 $50

800,000

Purchaser

$31.88 600,000

$-

Data,Publishing, Broadcasting Services 32%

Sq. Ft.

$40

$20

Vendor

Size

$/PSF

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

1,000,000

$30

Price

No transactions were recorded during this period.

Gross Rent

$60

Finance 13%

400,000

$10

200,000

$-

Manufacturing & Distribution 19%

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Others 3%

18 MONTH TREND Absorption

Asking Net Rent

5.0%

23

4.5%

21

$22.28 4.0%

19 3.2%

17

2.5%

9

2.0%

7 5

1.5%

3

1.0%

1 0.5% Q1 2008

Q2 2008

Q3 2008

(3)

Q4 2008

Q1 2009

Q2 2009 0.0%

Vacancy Rate

3.0%

11

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

25 York Street

Menkes

780,000

Telus, Kinross,

Q3 2009

18 York Street

Great West Life

650,000

PricewaterhouseCoopers

Q1 2011

15 York Street

Cadillac Fairview

207,000

N/A TBD

Q1 2010

3.5%

15 13

Public Service & Private Sector Services 10%

Professional Services 23%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

Vacancy Rate

25

Net Rent $/sf. / Absorption (10,000's)

Tenant

Landlord

0% Q1 2008

(1)

Sq. Ft.

No transactions were recorded during this period.

0

Gross Rent $/Sq. Ft.

0 - 4k sf

SUBMARKET CHARACTERISTICS * Offering many downtown location advantages but at lower rental prices than in the Financial Core along the city's waters' edge * Good connections to public transit and easy access to Gardiner Expressway & DVP makes this submarket accessible to employees and customers. * Submarket is part of the Waterfront Revitalization project will continue to change the area into a more urban community in the years to come * With new residential high-rise development (e.g. Pier 27/Quay West), the labour pool will increase, expand and diversify

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Downtown North SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Trend

Office Inventory*

14,740,192

14,740,192

Net Absorption

105,869

(43,109)

Vacancy Rate

1.8%

2.4%

Average Asking Net Rent

$18.14

$18.71

Average Additional Rent

$18.49

$20.34

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 73 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

1,000,000

60%

900,000 50%

800,000

Number of units on the submarket by size brackets

Square Feet

700,000

40%

600,000 500,000

30%

400,000 20%

200,000

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

70

19

8

9

0

0

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

10%

100,000 0

0%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Not Avail. Office Space

Avail. Office Space

Sq. Ft.

Landlord

Tenant

229 Yonge Street

400

9,223

Milcan Enterprises

St Michael's Hospital

1422

626

Northam Realty

N/A

Gross Rent 7,000,000

$45 $40

Suite

TOP Office Sale Transactions by Price

$36.55

$42.87

Address

2 Carlton Street

GROSS RENT & AVAILABILITY BY BUILDING CLASS

6,000,000

$33.66

$35

Date

Address

6/18/2009

415 Yonge Street

Price

Vendor

Purchaser

Size

$/PSF

$32,100,000

Anthem Properties

Crown Realty

191,880

$172

5,000,000

$30 4,000,000

$25

Sq. Ft.

$50

0 - 4k sf # of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

300,000

Gross Rent $/Sq. Ft.

AVAILABLE SPACE OPTIONS

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

3,000,000

$20 $15

2,000,000

$10

Professional Services 9%

1,000,000

$5 $-

Class A

Class B

Public Service & Private Sector Services 69%

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Finance 17%

18 MONTH TREND Absorption

Asking Net Rent

4.0%

$18.71

20

3.5%

3.0%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

15 2.5%

10

2.4%

2.0%

1.5%

5 1.0%

Q1 2008

Q2 2008

Q3 2008

(5)

Q4 2008

Q1 2009

Q2 2009

0.5%

0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Data,Publishing, Broadcasting Manufacturing & Others Distribution Services 2% 1% 2%

Vacancy Rate

25

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No Construction took place during this period SUBMARKET CHARACTERISTICS * Offering all downtown location advantages but at lower rental prices than in the Financial Core * Great connections to public transit and road system makes this submarket accessible to employees and clients/customers. * Great proximity to an educated and productive labour force * With new residential high-rise development, residential development will increase and expand and diversify labour pool * Incorporates Toronto Discovery District a 2.5 square km research park with a highly concentrated mix of research, bio-medical companies, finance and business support services

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Market Dashboard: GTA Midtown

Q2-09

MARKET INDICATORS

MAP OF MARKET Q1 2009

Q2 2009

Trend

Office Inventory*

17,014,763

17,014,763

Net Absorption

109,794

135,095

Vacancy Rate

6.1%

Average Asking Net Rent Average Additional Rent

AVAILABLE SPACE OPTIONS # of units**

5.5%

Number of units on the market by size brackets

$16.45

$16.40

0 - 4k sf

211

$18.17

$18.25

4k - 10k sf

62

10k - 20k sf

43

20 - 50k sf

8

50k - 100k sf

0

100k sf +

0

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 165 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

1,600,000

50% 45%

1,400,000

** Counting smallest divisible units in existing buildings and buildings under construction.

40%

1,200,000 Square Feet

35%

1,000,000

30%

800,000

25%

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

20%

600,000

15%

Address

10%

90 Eglinton Avenue E

301

45 St Clair Avenue W

1100

2 Bloor Street W

2601

Suite

Landlord

Tenant

15,000

Madison Group

ThinData Inc.

4,588

Manulife Financial

N/A

3,141

Oxford Properties

N/A

Sq. Ft.

400,000 200,000

5%

0

0%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

$45

12,000,000

$40

Address

4/15/2009

327 Eglinton Avenue East

$33.73

$35 $30

8,000,000

$29.42

$25

6,000,000

$20 $15

Price

Vendor

Purchaser

Size

$/PSF

$1,200,000

A Private Individual

The Cosmetic Surgery Institute

2,329

$515

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

10,000,000

$38.70

Finance 23%

Sq. Ft.

Gross Rent $/Sq. Ft.

Date

Professional Services 24%

4,000,000

$10 2,000,000 $5 $-

Manufacturing & Distribution 9%

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Data,Publishing, Broadcasting Services 14%

18 MONTH TREND Absorption

Asking Net Rent

Vacancy Rate 9.0%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

8.0%

Address

$16.40 13

7.0%

9

6.0% 5.5%

5

5.0% 4.0%

1 3.0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009 2.0%

(7)

1.0%

(11)

0.0%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction occurred during this period Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

17

(3)

Public Service & Private Sector Services 28%

Others 2%

MARKET CHARACTERISTICS * Well established office market in a continuously densifying urban area consitsting of three office submarkets: Yonge-Bloor, Yonge-St.Clair and Yonge-Eglinton * Lower real estate costs than in Downtown Toronto * Vacancy rates are fairly stable at a low value as this market is in high demand by companies looking to locate in this well located office market * Great access to public transit and highly educated labour force * Abundance of amenities are in walking distance in all three submarkets

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Yonge & St. Clair SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

2,851,688

2,851,688

Net Absorption

21,583

20,397

Vacancy Rate

1.6%

1.4%

Average Asking Net Rent

$15.96

$16.83

Average Additional Rent

$18.57

$18.67

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 37 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

250,000

75%

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

65%

Square Feet

200,000

55% 45%

150,000 100,000

# of units**

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

33

10

2

2

0

0

35%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

25%

RECENT TRANSACTIONS Q2 2009

15%

50,000

TOP Office Lease Transactions by Size

5%

0

Address

Suite

Sq. Ft.

Landlord

45 St. Clair Avenue W

1100

2,879

Manulife Financial

-5%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Avail. Office Space

Gross Rent

Date

Address

Price

Vendor

Purchaser

Size

$/PSF

2,000,000

$45

No transactions took place during this period.

1,800,000

$40

$33.67

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

1,600,000

$39.87

$35

1,400,000

$30

1,200,000

$31.79

$25

1,000,000 $20

Sq. Ft.

Gross Rent $/Sq. Ft.

N/A

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Tenant

Finance 15%

800,000 $15

Professional Services 24%

600,000

$10

400,000

$5

Manufacturing & Distribution 10%

200,000

$Class A Class B Class C Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Data,Publishing, Broadcasting Services 8%

18 MONTH TREND Absorption

Asking Net Rent

Public Service & Private Sector Services 41%

Others 2%

Vacancy Rate

9.0% 17 $16.83

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

7.0%

Address 13

5.0%

11 3.0% 9

1.4% 1.0%

7 5

-1.0%

3 -3.0% 1 (1)

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

15

SUBMARKET CHARACTERISTICS * Smallest office submarket of the Midtown office market * Due to small total inventory submarket usually doesn’t have many space options available * Vacancy Rate remains below the 9% threshold and Rental costs are fairly stable due to this fact * Great access to public transit and proximity to local labour force * Most buildings in this submarket have been built between 1960-1990 with some of them being renovated in the 1990s

-5.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Yonge & Eglinton SUBMARKET INDICATORS

Office Inventory*

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Trend

4,628,878

4,628,878

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

# of units**

Net Absorption

31,037

81,767

Vacancy Rate

8.8%

7.0%

Average Asking Net Rent

$14.76

$15.01

0 - 4k sf

88

Average Additional Rent

$17.49

$17.52

4k - 10k sf

21

10k - 20k sf

18

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 55 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT

Square Feet

Direct

Sublease

Sublease as % of Total Available

600,000

60%

500,000

50%

400,000

40%

300,000

30%

200,000

20%

1 0

100k sf +

0

** Counting smallest divisible units in existing buildings and buildings under construction.

RECENT TRANSACTIONS Q2 2009

100,000

10%

0

TOP Office Lease Transactions by Size Address 90 Eglinton Avenue E 1 Eglinton Avenue E

Sq. Ft.

Landlord

Tenant

301

15,000

90 Eglinton Ave Holdings

Madison Group

502

2,343

Davpart

N/A

1,561

1881 Yonge Street Holdings

Adgar Investments and Development Inc.

Suite

0%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

1881 Yonge Street

504

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

$40

Date

Address

Price

Vendor

Purchaser

Size

$/PSF

4/15/2009

327 Eglinton Avenue East

$1,200,000

Private Individual

The Cosmetic Surgery Institute

2,329

$515

2,500,000

$35

$35.65

2,000,000

$31.03

$30

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES $29.35

$25

1,500,000

$20

Sq. Ft.

Gross Rent $/Sq. Ft.

20 - 50k sf 50k - 100k sf

Professional Services 30%

Finance 14%

1,000,000

$15 $10

500,000

Manufacturing & Distribution 15%

$5 $-

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Data,Publishing, Broadcasting Services 8%

18 MONTH TREND Absorption

Asking Net Rent

$15.01

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

9.0%

Address

7.0%

5

5.0%

1 3.0% Q3 2008

Q4 2008

Q1 2009

Q2 2009

(3) 1.0% (7)

(11)

(15)

-1.0%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

7.0%

9

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

13

Q2 2008

Public Service & Private Sector Services 29%

Vacancy Rate

17

Q1 2008

Others 4%

SUBMARKET CHARACTERISTICS * Lively urban area with a great mix of uses with lower real estate costs than in the core. * Several recent residential densification projects e.g. Minto Towers on Yonge Street will reenforce great proximity to diversified labour pool. * Easy access to public transit (subway and buses). * Multiple amenities and services add convenience for employees and customers. * Node has been identified as an “Urban Growth Centre” by the Provincial Government’s Growth Plan for the Greater Golden Horseshoe - activities along those lines will re-energize this area so it will remain a vibrant and successful area of the city.

-3.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Yonge & Bloor SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

9,534,197

9,534,197

Net Absorption

57,175

32,930

Vacancy Rate

6.1%

6.1%

Average Asking Net Rent

$18.31

$17.70

Average Additional Rent

$18.80

$18.86

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 73 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available 65%

Square Feet

900,000 800,000

55%

700,000

45%

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

600,000 35%

500,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

90

31

23

5

0

0

400,000

25%

300,000

15%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

5%

RECENT TRANSACTIONS Q2 2009

200,000 100,000 0

# of units**

TOP Office Lease Transactions by Size

-5%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

$45

Avail. Office Space

Address

Suite

Sq. Ft.

Landlord

Tenant

2 Bloor Street W

2601

3,141

Oxford Properties

N/A

TOP Office Sale Transactions by Price

Gross Rent

6,000,000

$38.16

Date

Address

Price

Vendor

Purchaser

Size

$/PSF

$40

$41.69

5,000,000

No transactions took place during this period.

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

4,000,000

$30

$29.42

$25

3,000,000 $20

Sq. Ft.

Gross Rent $/Sq. Ft.

$35

Finance 31%

2,000,000

$15 $10

1,000,000

$Class A Class B Class C Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Asking Net Rent

Manufacturing & Distribution 6%

Vacancy Rate 9.0%

21

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

$17.70 7.0%

13

Address

6.1% 6.0%

9 5

5.0%

1

4.0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

3.0%

(7)

2.0%

(11)

1.0%

(15)

0.0%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Public Service & Private Sector Services 22%

Others 1%

8.0%

17

(3)

Professional Services 20%

Data,Publishing, Broadcasting Services 20%

$5

SUBMARKET CHARACTERISTICS * Largest Midtown office submarket in terms of total inventory and most occupied space * Highest real estate costs on average in the Midtown market but still less than in the core * Multiple residential condominium developments will increase and diversify labour force * Limited parking, but great access to public transit and the northern part of the PATH system, Toronto's underground walkway * Proximity to multiple amenities and services add convenience for employees and customers

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Market Dashboard: GTA West

Q2-09

MARKET INDICATORS

MAP OF MARKET Q1 2009

Q2 2009

Office Inventory*

44,829,290

45,307,826

Net Absorption

(196,364)

319,955

Vacancy Rate

5.4%

6.2%

Average Asking Net Rent

$15.10

$14.91

Average Additional Rent

$10.94

$11.07

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 667 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS Sublease

Number of units on the regional market by size brackets

Sublease as % of Total Available

5,000,000

Square Feet

4,500,000

50%

Total Available Office Space: 15285487 sf

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

379

160

140

104

17

12

45% # of units**

4,000,000

40%

3,500,000

35%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

30%

RECENT TRANSACTIONS Q2 2009

Available Sublease 21%

3,000,000 2,500,000

25%

2,000,000

TOP Office Lease Transactions by Size

20%

1,500,000 Available Direct

10%

500,000

5%

0

0%

Q1 2008

Address

Suite

Sq. Ft.

Landlord

Tenant

2381 Bristol Circle

100

15,000

N/A

N/A

2 County Court Boulevard

441

8,058

Investors Group

Regional Municipality Of Peel

2550 Argentia Road

121

7,741

Euromart Realty

N/A

15%

79%

1,000,000

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

5/27/2009

6700 Century Avenue

6/3/2009

2444 Hurontario Street

$28.77 $25.13

20,000,000

$25

$20.75

Price

Vendor

Purchaser

Size

$/PSF

$7,000,000

A Private Individual

Sanyo Co.

56,607

$124

$3,500,000

CCSM Incorporated

P & S Ramlochan

13,300

$263

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES 15,000,000

$20 $15

Data,Publishing, Broadcasting Services 10%

Sq. Ft.

Gross Rent $/Sq. Ft.

Address

25,000,000

$35 $30

Date

10,000,000

Finance 19%

$10 5,000,000 $5 $-

Manufacturing & Distribution 36%

Class A

Class B

Class C

Professional Services 19%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Others 2%

18 MONTH TREND Absorption

Asking Net Rent

Vacancy Rate

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

9.0% 15 $14.91

8.0%

6.2%

11

7.0% 6.0%

9 5.0%

7

4.0%

5

3.0%

3

2.0%

1 Q1 2008

Q2 2008

Q3 2008

(3)

Q4 2008

Q1 2009

Q2 2009

1.0% 0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (100,000's)

13

(1)

Public Service & Private Sector Services 14%

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

2465 Argentia Road

First Gulf Corporation & Sun Life

250,000

BMO

Q1 2010

5550 Explorer

HOOPP

227,000

N/A

Q4 2010

2050 Derry Road West

Great West Life

125,700

Shaw Communications Inc.

Q1 2010

MARKET CHARACTERISTICS * Well connected to several 400 series highways (401, 427, 410, 409, 407) and Lester B. Pearson International Airport; close commute to Hamilton's John C. Munro International Airport which is Canada's #1 freight airport. * Lower real estate costs than in the core (City of Toronto) * Great proximity to diversified suburban labour pool which is educated with 10 universities and 11 colleges within commuting distance. * Market area is home to 24.6% of the GTA office space and 43.5% of industrial inventory supported by a population of approximately 1.463 million. * Area is home to many top 100 companies, including: Deloitte & Touche LLP, Morguard Investments, and the Canadian headquarters of the Ford Motor Company.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Oakville

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

2,788,089

2,788,089

Net Absorption

(24,408)

(28,637)

Vacancy Rate

6.2%

6.3%

Average Asking Net Rent

$17.10

$16.39

Average Additional Rent

$10.93

$11.19

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 54 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

300,000 70% 250,000

60%

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

11

6

13

5

1

1

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

Square Feet

200,000

50%

150,000

TOP Office Lease Transactions by Size

30%

Address

Suite

Sq. Ft.

Landlord

Tenant

20%

871 Equestrian Court

6

1,800

N/A

N/A

100,000 50,000

TOP Office Sale Transactions by Price

10%

0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Not Avail. Office Space

Avail. Office Space

Date

Address

Q2 2009

Purchaser

Data,Publishing, Broadcasting Services 6%

1,800,000

$30

1,600,000

$23.03

Finance 24%

1,000,000 $15

Sq. Ft.

1,200,000

$20

Professional Services 27%

800,000 600,000

$10

Manufacturing & Distribution 28%

400,000 $5

200,000

$-

Others 2%

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Asking Net Rent

Public Service & Private Sector Services 13%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

18 MONTH TREND Absorption

$/PSF

1,400,000

$27.10

Class A

Size

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES 2,000,000

$29.10

Vendor

Gross Rent

$35

$25

Price

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS

Gross Rent $/Sq. Ft.

RECENT TRANSACTIONS Q2 2009

40%

Vacancy Rate

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

1315 North Service Road

LPF Realty Inc.

109,250

LIUNA

Q3 2009

23 $16.39

SUBMARKET CHARACTERISTICS

14.0% 12.0%

15

10.0%

11

6.3%

7

6.0%

3 (1)

8.0%

4.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(5)

2.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

19

* Lease rates and property taxes in this submarket are competitive with other suburban locations * High amenity business parks and highway exposure characterize much of Oakville's office space and development sites * Strong and diversified economic base with over 260 national and international corporate headquarters (e.g. Ford Motor Company of Canada, Limited, The TDL Group Corp.,) * High quality local work force as 58% of residents have a post secondary education - within a onehour drive, Oakville workers/employers have access to eight universities and eight technical colleges for formal or continuing education * Fully serviced by passenger rail service to Union Station in Downtown Toronto * There are two International airports within 30 minutes of Oakville : Lester B. Pearson International Airport and Hamilton's John C. Munro International Airport (Canada's number one freight airport)

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Mississauga City Centre SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

3,728,208

3,728,208

Net Absorption

47,409

35,184

Vacancy Rate

6.5%

6.8%

Average Asking Net Rent

$17.00

$17.07

Average Additional Rent

$15.32

$15.20

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 36 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT

Square Feet

Direct

Sublease

Sublease as % of Total Available

500,000

20%

450,000

18%

400,000

16%

350,000

14%

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets 0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

46

19

5

3

0

1

300,000

12%

250,000

10%

200,000

8%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

150,000

6%

RECENT TRANSACTIONS Q2 2009

100,000

4%

50,000

2%

0

# of units**

TOP Office Lease Transactions by Size Address

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Suite

55 City Centre Drive

507

Not Avail. Office Space

Avail. Office Space

Gross Rent

Address

$32.42

2,000,000

$15

1,500,000

$10

1,000,000

$5 $-

Size

$/PSF

Class B

Finance 34%

Manufacturing & Distribution 15%

18 MONTH TREND Asking Net Rent

20

Professional Services 27%

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Others 1%

Public Service & Private Sector Services 19%

Vacancy Rate

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

$17.07 10.0%

18

Address

16

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period

14

6.8%

8.0%

12 6.0%

10 8

4.0%

6 4

2.0%

2 Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Purchaser

Data,Publishing, Broadcasting Services 4%

-

(2)

Vendor

No transactions were recorded during this period

500,000

$-

Absorption

Price

2,500,000

$20

Class A

N/A

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$29.36

$25

2,364

Tenant Calian Technology Services Ltd.

3,000,000

Sq. Ft.

Gross Rent $/Sq. Ft.

Date

3,500,000

$30

Landlord

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS $35

Sq. Ft.

SUBMARKET CHARACTERISTICS * This submarket represents the centre of the City of Mississauga where high urban density is encouraged * Well connected to Highway 400 series and Lester B. Pearson International Airport * Availability of highway exposure sites * Lower real estate costs than in the core (City of Toronto) * Great proximity to diversified labour pool which is fueled by multiple residential condominum developments e.g. Parkside Village by Amacon Developments * Top 10 Employers are Baxter Corporation, Deloitte & Touche LLP, E D S Canada, Edulinx Canada Corporation, Morguard Investments, Personal Insurance Company of Canada/Certas Direct Insurance Company, Praxair Canada Inc., PricewaterhouseCoopers LLP, Quantum Management Services Ltd. and Symcor Inc.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Meadowvale SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

6,417,363

6,522,755

Net Absorption

102,116

60,606

Trend

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

# of units**

Vacancy Rate

3.2%

3.6%

Average Asking Net Rent

$16.25

$15.50

0 - 4k sf

44

Average Additional Rent

$10.99

$10.99

4k - 10k sf

13

10k - 20k sf

23

20 - 50k sf

27

50k - 100k sf

5

100k sf +

3

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 90 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

500,000 70%

450,000 400,000

60%

RECENT TRANSACTIONS Q2 2009

350,000 Square Feet

** Counting smallest divisible units in existing buildings and buildings under construction.

50%

TOP Office Lease Transactions by Size

300,000 40%

250,000 200,000 150,000

Address

Suite

Sq. Ft.

Landlord

Tenant

30%

2550 Argentia Road

121

7,741

Euromart Realty

N/A

20%

6790 Century Avenue

101

3,086

N/A

N/A

100,000

0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

$35

Avail. Office Space

Date

Address

5/27/2009

6700 Century Avenue

Price

Vendor

Purchaser

Size

$/PSF

$7,000,000

A Private Individual

Sanyo Co.

56,607

$124

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

Gross Rent

3,500,000

$24.85 $27.58

$30

Data,Publishing, Broadcasting Services 5%

3,000,000 $29.91

$25

2,500,000

$20

2,000,000

$15

1,500,000

$10

1,000,000

$5

Sq. Ft.

Gross Rent $/Sq. Ft.

TOP Office Sale Transactions by Price

10%

50,000

Manufacturing & Distribution 55%

Finance 20%

500,000

$-

Others 1%

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Professional Services 13%

Public Service & Private Sector Services 6%

18 MONTH TREND Absorption

Asking Net Rent

Vacancy Rate

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Address

7.0%

17

$15.50

15

5.0%

13 3.6%

11

3.0%

9 1.0%

7 5

-1.0%

3 1 (1)

-3.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

19

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

2465 Argentia Road

First Gulf Corporation & Sun Life

250,000

BMO

Q1 2010

2050 Derry Road West

Great West Life

125,700

Shaw Communications Inc.

Q1 2010

2100 Derry Road West

Great West Life

107,445

Volvo

Q2 2009

SUBMARKET CHARACTERISTICS * Well connected to Highway 400 series and close to international airport * Great proximity to labour pool * Numerous major corporations have recently located their offices, factories and research & development facilities into this submarket (e.g. GE Canada Inc., Microsoft, RBC Financial Group) * Lower commercial tax rates than in the core (City of Toronto)

-5.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Hurontario & Hwy 401

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

3,191,959

3,191,959

Net Absorption

65,166

(19,539)

Trend

AVAILABLE SPACE OPTIONS

Vacancy Rate

1.8%

2.3%

Number of units on the submarket by size brackets

Average Asking Net Rent

$13.79

$13.91

0 - 4k sf

18

Average Additional Rent

$10.69

$11.41

4k - 10k sf

13

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 36 office buildings surveyed in this submarket.

10k - 20k sf

5

20 - 50k sf

19

50k - 100k sf

5

100k sf +

2

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

Sublease Total Available Office58% Space: 15285487 sf

250,000

70%

Square Feet

** Counting smallest divisible units in existing buildings and buildings under construction.

60%

200,000

50%

RECENT TRANSACTIONS Q2 2009

150,000

TOP Office Lease Transactions by Size 40%

100,000

30%

Address

Suite

135 Matheson Boulevard W

101

244 Britannia Road E

0

440 Britannia Road E

B

20% 50,000 10% 0 Q1 2008

Available Direct Q2 2008 42% Q3 2008

0% Q4 2008

Q1 2009

Q2 2009

Not Avail. Office Space

Avail. Office Space

Address

Price

Tenant

4,540

Crown Realty Partners

Mitel Corporation

3,154

N/A

Reliance Electric

2,950

Atlantis Realty

N/A

Vendor

Purchaser

$/PSF

2,500,000

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$25

2,000,000

$25.24 $20

1,500,000

$20.00 $15

1,000,000 500,000

$5 $-

Data,Publishing, Broadcasting Services 3%

Finance 30%

Manufacturing & Distribution 45%

$10

Class A

Size

No transactions were recorded during this period.

Gross Rent

$25.52

Sq. Ft.

$30

Landlord

Sq. Ft.

TOP Office Sale Transactions by Price Date

GROSS RENT & AVAILABILITY BY BUILDING CLASS

Gross Rent $/Sq. Ft.

# of units**

Class B

Class C

Others 4%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Public Service & Private Sector Services 12%

Professional Services 6%

18 MONTH TREND Absorption

Asking Net Rent

$13.91

7.0% 5.0%

10 8

3.0%

6

2.3% 1.0%

4 2

-1.0%

(2)

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(4)

-3.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

14 12

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

Vacancy Rate

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

430 Courtneypark Dr E

Hallmark Design-Build

48,439

Typhon Group Ltd

TBD

SUBMARKET CHARACTERISTICS * Submarket is part of a diverse business community which includes many Fortune 500 headquarters and leading clusters in aerospace, automotive, biomedical, financial services, and information & communications technologies. * Provides companies with solid infrastructure in the heart of a major air, road and rail network. * Well educated talent pool, there are 10 universities and 11 colleges within commuting distance. * Lower commercial tax rates than in the core (City of Toronto), competitive lease rates and land prices contribute to a business-friendly environment.

-5.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Cooksville SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

1,747,724

1,747,724

Net Absorption

7,979

4,402

Vacancy Rate

6.2%

5.9%

Average Asking Net Rent

$10.99

$12.41

Average Additional Rent

$11.67

$12.06

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 33 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

250,000

10% 9%

200,000

8%

Square Feet

7% 150,000

6%

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

23

7

5

0

0

0

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009

5% 100,000

TOP Office Lease Transactions by Size

4% 3%

50,000

Address

2%

Suite

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

$35

TOP Office Sale Transactions by Price

0% Q1 2008

Avail. Office Space

Gross Rent

Address

6/3/2009

2444 Hurontario St

800,000 700,000 $18.00

Vendor

Purchaser

Size

$/PSF

$3,500,000

CCSM Incorporated

P & S Ramlochan

13,300

$263

Finance 9%

600,000

$20

500,000 $15

400,000

$10

300,000

Sq. Ft.

Gross Rent $/Sq. Ft.

$25

Price

Data,Publishing, Broadcasting Services 2%

900,000

$24.52

$30

Date

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

1,000,000

$29.14

Tenant

Landlord

No transactions were recorded during this period.

1% 0

Sq. Ft.

Professional Services 16%

Manufacturing & Distribution 42%

200,000 $5

100,000

$-

Others 8%

Class A

Class B

Class C

Public Service & Private Sector Services 23%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

$12.41

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

15.0% 13.0%

SUBMARKET CHARACTERISTICS

11

11.0%

9

* This submarket represents the southern portion centre of the City of Mississauga where high urban density is encouraged

9.0%

7

7.0% 5.9%

5

5.0% 3.0%

3

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

13

Address

Vacancy Rate

* Largely residential area with extensive park and golf course networks * Well connected to Highway 400 series and Lester B. Pearson International Airport * Availability of highway exposure sites

1.0% 1 (1)

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

-1.0%

* Lower real estate costs than in the core (City of Toronto)

-3.0%

* Great proximity to diversified labour pool which is fueled by multiple residential condominum developments

-5.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Burlington SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

4,263,537

4,263,537

Net Absorption

(82,610)

9,986

Vacancy Rate

7.5%

8.5%

Average Asking Net Rent

$15.18

$14.64

Average Additional Rent

$9.57

$9.36

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 79 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT 600,000

Direct

Sublease

Sublease as % of Total Available

40% 35%

500,000

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

Square Feet

30% 400,000

25% 20%

300,000

15%

200,000

10% 100,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

61

28

20

7

1

0

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

5%

0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Address

Q2 2009

Suite

Not Avail. Office Space

Date

Address

2,000,000

Price

Vendor

Purchaser

$/PSF

No transactions were recorded during this period OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$17.86

Data,Publishing, Broadcasting Services 7%

1,400,000

$15

Sq. Ft.

1,200,000 1,000,000

Finance 20% Professional Services 24%

800,000 $10

600,000 400,000

$5

Manufacturing & Distribution 30%

200,000 $-

Class A

Class B

Class C

Others 5%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND

Public Service & Private Sector Services 14%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

8.5%

16

Address

Vacancy Rate

$14.64 11

9.0% 7.0% 5.0%

6

3.0% 1.0%

1 Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

-1.0%

(4) -3.0% (9)

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction occurred during this period.

Vacancy Rate

Absorption

Net Rent $/sf. / Absorption (10,000's)

Size

1,800,000 1,600,000

$20

Tenant

TOP Office Sale Transactions by Price

Gross Rent

$20.76

$25 Gross Rent $/Sq. Ft.

Avail. Office Space

$27.06

Landlord

No transactions were recorded during this period

GROSS RENT & AVAILABILITY BY BUILDING CLASS $30

Sq. Ft.

SUBMARKET CHARACTERISTICS * Located at the hub of the Golden Horseshoe with easy major highway access and close proximity to Hamilton's John C. Munro International Airport (Canada's number one freight airport) * Burlington's economy is largely driven by both the financial and the automotive sector * Resilient local economy that employs a variety of talent * Local post secondary college and university resources (e.g.

McMaster University) are within commuting distance * Many head office operations, but also a competitive location for back office operations

-5.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Brampton SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

2,299,507

2,299,507

Net Absorption

4,449

0

Vacancy Rate

0.8%

1.0%

Average Asking Net Rent

$12.71

$11.96

Average Additional Rent

$9.89

$10.12

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 26 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT 70,000

Direct

Sublease as % of Total Available

50,000

Number of units on the submarket by size brackets

100% 90%

Total Available Office Space: 15285487 sf Available Sublease 31%

60,000

Square Feet

AVAILABLE SPACE OPTIONS

Sublease

80% 70% 60%

40,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

17

10

1

2

1

1

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009

50% 30,000

40%

20,000

30% 20%

10,000 Available Direct 0 69% Q1 2008

TOP Office Lease Transactions by Size Address

Suite

Sq. Ft.

Landlord

Tenant

2 County Court Boulevard

441

8,058

N/A

Regional Municipality Of Peel

201 County Court Boulevard

601

2,486

N/A

TQS Logistics

2 County Court Boulevard

405

1,067

Investors Group

Ontario Realty Corporation

10% 0% Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

$30

Address

Price

$27.26

Purchaser

Size

$/PSF

No transactions were recorded during this period.

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

1,000,000

$18.14

$15

800,000

$19.21

Data,Publishing, Broadcasting Services 51%

Sq. Ft.

1,200,000

$20

600,000

$10

Finance 3%

400,000 $5

200,000

$-

Class A

Class B

Class C

Manufacturing & Distribution 19%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Asking Net Rent

15

5.0%

13

4.0%

11

$11.96

3.0%

1.0% 1.0% 0.0% 5 -1.0% 3

-2.0%

1 (1)

-3.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

Public Service & Private Sector Services 23%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

-4.0% -5.0%

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

7900 Hurontario Street

Private Company

40,000

N/A

Q2 2009

SUBMARKET CHARACTERISTICS

2.0%

9 7

Others 0%

Professional Services 4%

Vacancy Rate

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Vendor

1,400,000

$25 Gross Rent $/Sq. Ft.

Date

1,600,000

* Small office submarket in size with a traditionally low vacancy rate. * 3rd largest population agglomeration in the Greater Toronto Area. * Sectors of strength inlcude automotive, food&beverage, telecommunications, advanced machinery & equipment and consumer packaging. * This submarket offers immediate highway access (Hwy 400-series) and proximity to airport. * Brampton Transit's new project AcceleRide will bring rapid transit services to the community and connect with surrounding urban centres and commuter links. * Local post secondary college: Sheridan Institute of Technology and Advanced Learning - 17 colleges and universities within a 80km radius. * Lower commercial tax rates than in the core (City of Toronto), competitive lease rates and land prices contribute to a business-friendly environment. * There is a fair amount of room for growth - many opportunities for design-build projects.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Highway 427/Bloor-Islington

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

4,561,364

4,561,364

Net Absorption

(39,165)

41,821

Trend

AVAILABLE SPACE OPTIONS

Vacancy Rate

4.9%

4.7%

Number of units on the submarket by size brackets

Average Asking Net Rent

$12.24

$12.50

0 - 4k sf

70

Average Additional Rent

$9.99

$10.53

4k - 10k sf

28

10k - 20k sf

27

20 - 50k sf

2

50k - 100k sf

0

100k sf +

1

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 70 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

400,000

50% Total Available Office Space: 15285487 sf

45%

350,000

Square Feet

250,000

** Counting smallest divisible units in existing buildings and buildings under construction.

40%

Available Sublease 28%

300,000

35%

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

30%

200,000

25%

150,000

20%

Address 3300 Bloor Street W

15%

100,000

# of units**

Suite

Sq. Ft.

612

1,241

Tenant

Landlord

N/A

Oxford Properties

TOP Office Sale Transactions by Price

10% Date

Available Direct 50,000 72% 0 Q1 2008

Address

Price

Vendor

Purchaser

Size

$/PSF

5% No transactions were recorded during this period.

0% Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

Data,Publishing, Broadcasting Services 12%

2,500,000

$35 $27.09 $30.15

$30

1,500,000

$20 $15

$6.60

1,000,000 Manufacturing & Distribution 23%

$10 500,000 $5 $-

Others 4%

Public Service & Private Sector Services 20%

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Address

18 MONTH TREND Absorption

Asking Net Rent

7.0% $12.50

10

6.0%

4.7%

6

4.0% 3.0%

4

2.0%

2

1.0%

-

0.0%

(2)

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(4)

-1.0%

Vacancy Rate

5.0%

8

Sq. Ft.

Anchor Tenant

Est. Com.

SUBMARKET CHARACTERISTICS * Less dense submarket between the Central Area of the GTA and the Suburban municipalities of Mississauga and Brampton.

8.0% 12

Developer

No construction took place during this period.

Vacancy Rate

14 Net Rent $/sf. / Absorption (10,000's)

Professional Services 15%

Sq. Ft.

Gross Rent $/Sq. Ft.

2,000,000 $25

Finance 26%

* Proximity to those denser areas, public transit lines (subway, GO Train, bus routes), access to several major highways routed through the submarket and proximity to the airport allows for easy in-and-out of the office and acceptable commutes for employees and customers. * Majority of the office building are located along Bloor Street and the Hwy 427 corridor and were built prior 1992. * Lower parking rates than in more dense office submarkets in the GTA.

-2.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Airport West SUBMARKET INDICATORS

Office Inventory*

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

4,108,253

4,456,253

Trend

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

# of units**

Net Absorption

(21,457)

315,860

Vacancy Rate

3.7%

4.6%

Average Asking Net Rent

$14.40

$14.68

0 - 4k sf

31

Average Additional Rent

$10.59

$10.29

4k - 10k sf

8

10k - 20k sf

2

20 - 50k sf

0

50k - 100k sf

0

100k sf +

0

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 56 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT 350,000

Direct

Sublease

Sublease as % of Total Available

45%

300,000

Square Feet

50% 40%

250,000

35%

200,000

30% 25%

150,000

20%

100,000

15%

** Counting smallest divisible units in existing buildings and buildings under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size Address

10%

50,000

Suite

Sq. Ft.

Tenant

Landlord

No transactions were recorded during this period.

5%

0

TOP Office Sale Transactions by Price

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Date

Address

Avail. Office Space

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Price

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

Gross Rent

2,500,000 Data,Publishing, Broadcasting Services 10%

$25.27 $30.22

$25

2,000,000

$20

$16.42

1,500,000

Finance 24%

Sq. Ft.

Gross Rent $/Sq. Ft.

$30

$15 1,000,000 $10 500,000

$5 $-

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Manufacturing & Distribution 38%

Others 1%

18 MONTH TREND Asking Net Rent

Public Service & Private Sector Services 15%

Vacancy Rate

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

35

10.0%

30

9.0%

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

8.0%

75 Courtneypark West

Higgens Development

70,721

N/A

Q3 2009

25 7.0% 20

6.0% $14.68

15

5.0% 4.0%

10

4.6%

3.0%

5 2.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009 (5)

1.0% 0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Absorption

Professional Services 12%

SUBMARKET CHARACTERISTICS * Submarket contains Lester B. Pearson International Airport and an abundance of close-by hotels allow for easy corporate travelling * Highly industrial area with great highway accessibility and exposure allowing great signage opportunities * Provides state-of-the-art facilities to businesses seeking to locate near Pearson International Airport * Lower real estate costs than in the core with just a 15 minute drive from downtown Toronto. * Employess have access to 10 major universities and 11 technical colleges within commuting distance * Quick highway access to the North and West sides of the GTA * Close to large supply of affordable labour markets

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Airport East SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

4,099,907

4,099,907

Net Absorption

(253,929)

(85,422)

Vacancy Rate

12.0%

15.5%

Average Asking Net Rent

$13.65

$13.62

Average Additional Rent

$11.21

$11.36

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 69 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT Direct

1,000,000 900,000

AVAILABLE SPACE OPTIONS

Sublease

70%

Total Available Office Space: 15285487 sf

800,000 700,000 Square Feet

Number of units on the submarket by size brackets

Sublease as % of Total Available

Available Sublease 15%

400,000 Available 300,000 Direct 85% 200,000

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

45

71

35

10

2

1

# of units**

50%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

40%

RECENT TRANSACTIONS Q2 2009

600,000 500,000

0 - 4k sf

60%

TOP Office Lease Transactions by Size

30% 20% 10%

100,000 0

0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

Address

Suite

Not Avail. Office Space

Avail. Office Space

202

2,841

515 & 525

2,353

The Arcadia Group

Igor Estrah

89 Galaxy Boulevard

21

2,100

N/A

Penncorp Life Insurance

TOP Office Sale Transactions by Price

Gross Rent

Date

Address

$20

$21.15

1,500,000

Data,Publishing, Broadcasting Services 12%

1,000,000 500,000

$Class B

Class C

Others 3%

18 MONTH TREND Asking Net Rent

Address 15.0% 10.0%

(5) (10) (15)

5.0% 0.0% -5.0%

(20) -10.0% (25) (30) (35)

-15.0% -20.0%

Sq. Ft.

Anchor Tenant

Est. Com.

SUBMARKET CHARACTERISTICS

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

Developer

No construction took place during this period.

5

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

20.0%

15.5%

10

Public Service & Private Sector Services 17%

Vacancy Rate

$13.62

15

$/PSF

Professional Services 22%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Absorption

Size

Finance 7%

Manufacturing & Distribution 39%

Class A

Purchaser

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$10 $5

Vendor

No transactions were recorded during this period.

2,000,000

$15

Price

Sq. Ft.

Gross Rent $/Sq. Ft.

$24.66

$27.59

N/A

1 Greensboro Drive 135 Queen's Plate Drive

2,500,000

$25

Landlord A. Mantella & Sons Limited

GROSS RENT & AVAILABILITY BY BUILDING CLASS $30

Tenant

Sq. Ft.

*Highly industrial area with great highway accessibility and exposure allowing great signage opportunities * Provides state-of-the-art facilities to businesses seeking to locate near Pearson International Airport - proximity to Lester B. Pearson International Airport and an abundance of close-by hotels allow for easy corporate travelling * Lower real estate costs than in the core with just a 15 minute drive from downtown Toronto. * Employess have access to 10 major universities and 11 technical colleges within commuting distance * Quick highway access to the North and West sides of the GTA * Close to large supply of affordable labour markets

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Airport Corporate Centre SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

5,444,321

5,444,321

Net Absorption

19,769

(24,719)

Vacancy Rate

6.7%

8.0%

Average Asking Net Rent

$16.30

$15.95

Average Additional Rent

$11.17

$11.10

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 77 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT Direct

1,400,000

AVAILABLE SPACE OPTIONS Sublease

70%

Total Available Office Space: 15285487 sf

1,200,000 Square Feet

Number of units on the submarket by size brackets

Sublease as % of Total Available

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

64

32

35

29

5

3

60%

# of units**

50%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

800,000

40%

RECENT TRANSACTIONS Q2 2009

600,000

30%

400,000

20%

Available Sublease 27%

1,000,000

Available Direct 200,000 73% 0 Q1 2008

10% 0% Q2 2008

Q3 2008

Q4 2008

Q1 2009

Not Avail. Office Space

$35

$31.33

Avail. Office Space

TOP Office Lease Transactions by Size Address

Suite

Sq. Ft.

Landlord

Tenant

2810 Matheson Boulevard E

410

6,787

H & R REIT

N/A

5025 Orbitor Drive

2-400

757

N/A

N/A

Q2 2009

TOP Office Sale Transactions by Price Date

GROSS RENT & AVAILABILITY BY BUILDING CLASS

Address

Price

Data,Publishing, Broadcasting Services 12%

1,500,000 $23.19

$15

1,000,000

Sq. Ft.

$25

$10

$-

Class B

Class C

Others 0% Public Service & Private Sector Services 10%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Asking Net Rent

$15.95

13

9.0% 8.0% 7.0%

7

6.0%

5

5.0%

3

4.0%

1 (1)

3.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

2.0%

(5)

1.0%

(7)

0.0%

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

5550 Explorer Drive

HOOPP

227,000

N/A

Q4 2010

SUBMARKET CHARACTERISTICS Vacancy Rate

8.0%

9

Professional Services 22%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

10.0%

11

Finance 16%

Vacancy Rate

17 15

$/PSF

Manufacturing & Distribution 40%

500,000

Class A

Size

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES 2,000,000

$5

Net Rent $/sf. / Absorption (10,000's)

Purchaser

2,500,000

$27.14

$20

Vendor

No transactions were recorded during this period

Gross Rent

$30 Gross Rent $/Sq. Ft.

0 - 4k sf

* Office Business Park with great highway accessibility and exposure allowing great signage opportunities * Provides state-of-the-art facilities to businesses seeking to locate near Pearson International Airport - proximity to Lester B. Pearson International Airport and an abundance of close-by hotels allow for easy corporate travelling * Lower real estate costs than in the core with just a 15 minute drive from downtown Toronto. * Top five employers are Accenture Inc., Baylis Medical Co., Carlson Marketing Group Canada, Chubb Security Systems, Citigroup * Employess have access to 10 major universities and 11 technical colleges within commuting distance * Centennial Park south of Eglington Ave W offers close-by golfing at Centennial Park Golf Centre

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Sheridan

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

2,179,058

2,204,202

Net Absorption

(21,684)

10,414

Trend

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

# of units**

Vacancy Rate

3.7%

4.8%

Average Asking Net Rent

$16.89

$16.55

0 - 4k sf

11

Average Additional Rent

$4.17

$7.46

4k - 10k sf

6

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 41 office buildings surveyed in this submarket.

10k - 20k sf

5

20 - 50k sf

12

50k - 100k sf

0

100k sf +

0

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

50% 140,000

45%

Square Feet

120,000

** Counting smallest divisible units in existing buildings and buildings under construction.

40% 35%

100,000

RECENT TRANSACTIONS Q2 2009

30% 80,000

25%

60,000

Address

Suite

Sq. Ft.

Landlord

15%

2381 Bristol Circle

100

15,000

N/A

N/A

10%

2381 Bristol Circle

201

1,645

N/A

Viridian Automation

20%

40,000 20,000

TOP Office Lease Transactions by Size

5%

0

TOP Office Sale Transactions by Price

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Date

Avail. Office Space

Gross Rent

$35

1,800,000

Data,Publishing, Broadcasting Services 4%

1,600,000

$25

1,400,000 1,200,000

$20

1,000,000 $15

Vendor

Purchaser

$/PSF

Professional Services 46%

800,000

$16.96

Size

Finance 11%

Sq. Ft.

Gross Rent $/Sq. Ft.

$30.84

$17.03

Price

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

2,000,000

$30

Address

No transactions took place during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Tenant

600,000

$10

400,000 $5

200,000

$-

Manufacturing & Distribution 30%

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Others 2%

Public Service & Private Sector Services 7%

18 MONTH TREND Absorption

Asking Net Rent

20

$16.55

18 16

6.0%

5.0%

14

4.8%

12

4.0%

10 8

3.0%

6 4

2.0%

2 (2)

1.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(4)

0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

Vacancy Rate

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

2699 Speakman Drive

GE Real Estate

99,478

Atomic Energy Canada

4/1/2009

SUBMARKET CHARACTERISTICS * Well connected to several 400 series highways (401, 427, 410, 409, 407) and Lester B. Pearson International Airport; close commute to Hamilton's John C. Munro International Airport which is Canada's #1 freight airport. * Availability of highway exposure sites with excellent signage opportunities. * Lower real estate costs than in the core (City of Toronto) * Great proximity to diversified suburban labour pool which is educated with 10 universities and 11 colleges within commuting distance, with Sheridan College located within the submarket.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Market Dashboard: GTA North

Q2-09

MARKET INDICATORS

MAP OF MARKET Q1 2009

Q2 2009

Trend

Office Inventory*

15,372,154

15,372,154

Net Absorption

(152,573)

(3,630)

Vacancy Rate

4.1%

4.6%

Average Asking Net Rent

$16.23

$16.92

0 - 4k sf

122

Average Additional Rent

$17.12

$17.00

4k - 10k sf

37

10k - 20k sf

18

20 - 50k sf

19

50k - 100k sf

29

100k sf +

3

AVAILABLE SPACE OPTIONS Number of units on the regional market by size brackets

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 197 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available 50%

1,200,000

45%

1,000,000

40%

** Counting smallest divisible units in existing buildings and buildings under construction.

Square Feet

35%

800,000

30%

RECENT TRANSACTIONS Q2 2009

25%

600,000

TOP Office Lease Transactions by Size

20%

400,000

15% 10%

200,000

Address

Suite

4100 Yonge Street

402

Tenant

Sq. Ft.

Landlord

10,997

Ontario Teachers Pension Plan Board

N/A

RioCan REIT

New Heights Community Health Centre

5% 700 Lawrence Avenue W

0 Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

16,630

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

Date

Address

5/5/2009

4792 Highway No. 7 East

$1,700,000

N/A

Sanmayhia Inc

8,118

$209.00

4/30/2009

292 Sheppard Avenue West

$1,100,000

Fair Group Corporation

Aloris Precious Metals Inc

3,499

$314.00

9,000,000

$36.57

8,000,000

$35

$30.27

Price

Vendor

Purchaser

Size

$/PSF

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

7,000,000

$30

6,000,000

$25

5,000,000 $20

$21.37

4,000,000

$15

Data,Publishing, Broadcasting Services 3%

Sq. Ft.

$40

326

0%

Q1 2008

Gross Rent $/Sq. Ft.

# of units**

Finance 15%

Professional Services 10%

3,000,000

$10

2,000,000

$5

Manufacturing & Distribution 10%

1,000,000

$-

Class A

Class B

Public Service & Private Sector Services 17%

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Others 45%

18 MONTH TREND Absorption

Asking Net Rent

Vacancy Rate

27

5.0%

23

4.5% 4.0%

15

$16.92

11

3.0% 2.5%

3 2.0% Q1 2008

Q2 2008

Q3 2008

(5)

Q4 2008

Q1 2009

Q2 2009

1.5%

(9)

1.0%

(13)

0.5%

(17)

0.0%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this quarer.

3.5%

7

(1)

Address

MARKET CHARACTERISTICS Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

4.6% 19

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

* Smallest office market in the GTA with lowest vacancy and highest sublease rates, and highest net asking rates on average of suburban markets. * Strategically located in the GTA with easy access to the areas east, west, north and south of the GTA. * Market is surrounded by highways (including Highways 427, 407, and 400) and residents and local businesses are linked by a network of public transit operated by York Region Transit, GO Train and VIVA * Located adjacent to Buttonville Airport and a short drive to Pearson International Airport * Close to well-educated labour force

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: North Yonge Corridor

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

8,906,079

8,906,079

Net Absorption

(127,351)

14,140

Trend

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

# of units**

Vacancy Rate

5.1%

5.8%

Average Asking Net Rent

$16.97

$17.69

0 - 4k sf

72

Average Additional Rent

$18.83

$18.86

4k - 10k sf

21

10k - 20k sf

14

20 - 50k sf

8

50k - 100k sf

0

100k sf +

3

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 66 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available 60%

1,000,000

Total Available Office Space: 15285487 sf Available Sublease 32%

900,000 800,000

Square Feet

700,000

40%

RECENT TRANSACTIONS Q2 2009

600,000

TOP Office Lease Transactions by Size 30%

500,000

Address

400,000 20%

300,000 200,000

0

Direct 68% Q1 2008

4100 Yonge Street

402

Sq. Ft.

Landlord

Tenant

10,997

Ontario Teachers Pension Plan Board

N/A

TOP Office Sale Transactions by Price Date

Address

4/30/2009

292 Sheppard Avenue West

Price

Vendor

Purchaser

Size

$/PSF

$1,100,000

Fair Group Corporation

Aloris Precious Metals Inc

3,499

$314

0% Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space $39

Suite

10%

Available 100,000

Avail. Office Space

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

Gross Rent

$38.01

Professional Services 18%

6,000,000

$38 $37

Finance 26%

5,000,000

$36 4,000,000 $35

$33.16

$34

$33.00

$33

3,000,000

Sq. Ft.

Gross Rent $/Sq. Ft.

** Counting smallest divisible units in existing buildings and buildings under construction.

50%

Manufacturing & Distribution 13%

2,000,000

$32 1,000,000

$31 $30

Data,Publishing, Broadcasting Services 6%

Class A

Class B

Class C

Others 4%

Public Service & Private Sector Services 33%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

Absorption

Asking Net Rent

Address

Vacancy Rate

$17.69

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

7.0%

18

* Traditionally tighter submarket with limited larger office space availabilities

10

5.0%

6

4.0%

2 3.0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

5.8%

(2)

SUBMARKET CHARACTERISTICS

6.0%

14

* Yonge Subway and other public transit, great proximity to Hwy 401 makes this submarket in the North of the City of Toronto very accessible to employees and customers * Continuing development of residential high-rise condominiums will increase and diversify local labour pool

2.0% (6) (10) (14)

1.0%

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Dufferin-Finch SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

1,216,160

1,216,160

Net Absorption

(250)

(780)

Vacancy Rate

2.9%

1.9%

Average Asking Net Rent

$8.61

$9.23

Average Additional Rent

$14.69

$14.80

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 29 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT

Square Feet

Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

100,000

50%

90,000

45%

80,000

40%

70,000

35%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

60,000

30%

RECENT TRANSACTIONS Q2 2009

50,000

25%

40,000

20%

30,000

15%

20,000

10%

10,000

5%

0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

12

2

1

1

0

0

# of units**

TOP Office Lease Transactions by Size Address

Avail. Office Space

Address

Price

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period.

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES 1,200,000

$25

Professional Services 9%

1,000,000

$24.89 $20

Public Service & Private Sector Services 65%

800,000

$17.11

$15

600,000

$10

Sq. Ft.

Gross Rent $/Sq. Ft.

Tenant

Landlord

TOP Office Sale Transactions by Price Date

Gross Rent

$30

$5

Sq. Ft.

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Suite

Finance 12%

400,000

$-

200,000

$-

Data,Publishing, Broadcasting Manufacturing & Services Distribution 7% 4%

Class A

Class B

Class C

Others 3%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

Address

Vacancy Rate

6.0%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

5.0% 11

$9.23 4.0%

6 3.0% 1.9% 1

2.0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

(4)

1.0%

(9)

0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (1,000s)f

16

SUBMARKET CHARACTERISTICS *Residential-Industrial submarket with easy access to large diverse labour pool. * Well serviced by both the TTC (Downsview Subway), Viva, York Region Transportation and the 400 series highways (400 & 407, minutes from the 401) *Submarket is adjacent to Downsview Airport, and 15 minutes from Lester B. Pearson International Airport. *York University is situated in this submarket, bringing over 60,000 students and staff into the submarket everyday (second largest single-day destination in the GTA after Pearson Airport).

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Yorkdale

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

1,956,079

1,956,079

Net Absorption

(22,868)

(3,807)

Vacancy Rate

2.3%

2.8%

Average Asking Net Rent

$11.68

Average Additional Rent

$15.72

Trend

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets

# of units**

$11.67

0 - 4k sf

9

$11.75

4k - 10k sf

5

10k - 20k sf

1

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 32 office buildings surveyed in this submarket.

20 - 50k sf

0

50k - 100k sf

0

100k sf +

0

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

80,000

25%

70,000 20%

Square Feet

60,000 50,000

** Counting smallest divisible units in existing buildings and buildings under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

15% Address

40,000 10%

30,000

Suite

700 Lawrence Avenue W

Sq. Ft.

326

1,788

Landlord

Tenant

RioCan REIT

New Heights Community Health Centre

TOP Office Sale Transactions by Price

20,000

5%

10,000 0

Date

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Price

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period.

0% Q1 2008

Address

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

Professional Services 8%

$40 Finance 27%

1,400,000 $35 1,200,000

$30

1,000,000

$25

$18.39

$24.95

$20

800,000

$15

600,000

$10

400,000

$5

200,000

$-

Sq. Ft.

Gross Rent $/Sq. Ft.

$27.00

Data,Publishing, Broadcasting Services 5%

Manufacturing & Distribution 18%

Public Service & Private Sector Services 40%

Others 2%

Class A

Class B

Class C

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Address

18 MONTH TREND Absorption

Asking Net Rent

4.0% 3.5%

2.8%

9

3.0% 2.5%

7

2.0%

5 3

1.5%

1

1.0%

(1)

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

13 11

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

Vacancy Rate

$11.67

Developer

SUBMARKET CHARACTERISTICS *Residential-Industrial submarket with easy access to large diverse labour pool. * Well serviced by both the TTC (Downsview Subway), Viva, York Region Transportation and the 400 series highways (400 & 407, minutes from the 401) *Submarket is adjacent to Downsview Airport, and 15 minutes from Lester B. Pearson International Airport. * Submarket contains Oxford Properties' Yorkdale Shopping Centre: The 5th largest mall in Canada (1.4 million GLA), it attracts 400,000 customers per week with over $1,000/sf of sales (highest in Canada).

0.5% 0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Vaughan

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

2,654,013

2,654,013

Trend

Net Absorption

8,366

-9,223

Vacancy Rate

3.2%

3.6%

Average Asking Net Rent

$18.33

$17.40

Average Additional Rent

$10.79

$10.59

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 59 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

200,000

25%

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

25

8

2

9

1

0

180,000 160,000

20%

Square Feet

140,000

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

120,000

15%

RECENT TRANSACTIONS Q2 2009

100,000

TOP Office Lease Transactions by Size

80,000

10% Address

60,000 40,000

Suite

5%

TOP Office Sale Transactions by Price

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Date

Address

Avail. Office Space

Gross Rent

Data,Publishing, Broadcasting Services 0%

1,400,000

$25

1,200,000 $24.00

1,000,000 800,000

$15

Sq. Ft.

Gross Rent $/Sq. Ft.

Purchaser

Size

$/PSF

1,600,000

$24.10 $31.57

$20

Vendor

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$35 $30

Price

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Tenant

Landlord

No transactions were recorded during this period

20,000 0

Sq. Ft.

Professional Services 24%

Finance 19%

600,000

$10

400,000

$5

200,000

$-

Manufacturing & Distribution 29%

Class A

Class B

Class C

Others 11%

Public Service & Private Sector Services 17%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

20

$17.40

18 16

7.0% 6.0% 5.0%

10 8

3.6%

4.0%

6 3.0%

4 2

2.0%

(2)

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(4)

Sq. Ft.

Est. Com.

* Vaughan has a resident labour force of more than 90,000 and is home to some 7,000 companies. More than half of Vaughan's residents have some post-secondary education. * Vaughan has the lowest Commercial and Industrial Property Taxes in the Greater Toronto Area. * Vaughan's telecommunications network is composed of state-of-the-art fibre optics and 100 percent digital switching. * With over 2,654.8 acres (1,073.7 hectares) of vacant employment land, Vaughan has the second largest inventory of vacant industrial/commercial land within the Greater Toronto Area.

Approximately 28 percent of this vacant land is serviced and ready for development. * Area is serviced by multiple transportation routes including Highways 427, 407, and 400, as well as extensive public transportation lines.

1.0%

(6) (8)

Anchor Tenant

SUBMARKET CHARACTERISTICS

14 12

Developer

No construction took place during this period.

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Address

Vacancy Rate

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Richmond Hill SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

639,823

639,823

Net Absorption

(10,470)

(3,960)

Trend

AVAILABLE SPACE OPTIONS

Vacancy Rate

1.3%

1.9%

Number of units on the submarket by size brackets

Average Asking Net Rent

$15.47

$15.34

0 - 4k sf

4

Average Additional Rent

$11.59

$10.97

4k - 10k sf

1

10k - 20k sf

0

20 - 50k sf

1

50k - 100k sf

28

100k sf +

0

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 11 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

35,000 70% 30,000

Square Feet

50% 40%

15,000

30%

10,000

20%

5,000

10%

0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Not Avail. Office Space

Avail. Office Space

Address

Suite

Sq. Ft.

Tenant

Landlord

No transactions took place during this period.

TOP Office Sale Transactions by Price Date

Q2 2009

Address

Price

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

Gross Rent

$35

600,000

$30

500,000 $29.00

Finance 61%

$22.50 400,000

$20 300,000 $15

Professional Services 6%

Sq. Ft.

Gross Rent $/Sq. Ft.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

20,000

$25

** Counting smallest divisible units in existing buildings and buildings under construction.

60%

25,000

# of units**

200,000

$10 $-

$5

100,000

$-

Class A

Class B

Class C

Data,Publishing, Broadcasting Services Manufacturing & Distribution 1% 5%

Others 13%

Public Service & Private Sector Services 14%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Address

18 MONTH TREND Absorption

Asking Net Rent

$15.34 1.9%

11 9 5

3.0%

* Strategically located in the GTA with easy access to the areas east, west, north and south of the GTA.

2.0%

0.0%

3

-1.0%

1 (3)

Est. Com.

1.0%

7

(1)

Anchor Tenant

SUBMARKET CHARACTERISTICS * Smallest office submarket in the GTA

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(5) (7) (9) (11)

-2.0%

Vacancy Rate

Net Rent $/sf. / Absorption (1,000's)

13

Sq. Ft.

No construction took place during this period.

Vacancy Rate

4.0%

15

Developer

* Submarket is surrounded by highways and residents and local businesses are linked by a network of public transit operated by York Region Transit, GO Train and VIVA

-3.0%

* Located adjacent to Buttonville Airport and a short drive to Pearson International Airport

-4.0%

* Close to well-educated labour force

-5.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Market Dashboard: GTA East

Q2-09

MARKET INDICATORS

MAP OF MARKET Q1 2009

Q2 2009

Office Inventory*

34,969,384

34,986,630

Net Absorption

(279,599)

255,355

Vacancy Rate

8.2%

8.2%

Average Asking Net Rent

$13.04

$12.96

Average Additional Rent

$12.74

$12.77

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 457 office buildings surveyed in this market.

AVAILABLE SUPPLY SPLIT

Square Feet

Direct

AVAILABLE SPACE OPTIONS Sublease

Number of units on the regional market by size brackets

Sublease as % of Total Available

5,000,000

50%

4,500,000

45%

4,000,000

40%

3,500,000

35%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

3,000,000

30%

RECENT TRANSACTIONS Q2 2009

2,500,000

25%

2,000,000

20%

1,500,000

15%

Address

Suite

Sq. Ft.

Landlord

Tenant

1,000,000

10%

150 Ferrand Drive

600

16,630

The Last Minute Club

N/A

250 West Beaver Creek Road

123A

6,610

Acura Technology

Neo Post Canada Ltd

2034631 Ontario Inc.

InCharge Debt Solutions Canada

500,000

5%

0

0%

Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

408

150

104

83

7

8

# of units**

TOP Office Lease Transactions by Size

200 Consumers Road

800

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

$30

Avail. Office Space

Gross Rent

Date 18,000,000

$24.82

Address

Price

Vendor

Purchaser

Size

$/PSF

No transactions took place during this period.

16,000,000

$28.40 $25

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

14,000,000 $20

12,000,000 $18.96

10,000,000

$15 8,000,000 $10

Finance 23%

Data,Publishing, Broadcasting Services 12%

Sq. Ft.

Gross Rent $/Sq. Ft.

5,200

Professional Services 23%

6,000,000 4,000,000

$5 2,000,000 $-

Class A

Class B

Manufacturing & Distribution 21%

Class C

Public Service & Private Sector Services 17%

Others 4%

18 MONTH TREND Absorption

Asking Net Rent

Vacancy Rate

15

8.2%

Address 8.0%

$12.96 11

7.0%

9

6.0%

7

5.0%

5

4.0%

3

3.0%

1

2.0%

(1)

Q1 2008

Q2 2008

Q3 2008

(3)

Q4 2008

Q1 2009

Q2 2009

1.0% 0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (100,000's)

13

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

9.0%

11258 Woodbine Avenue 220 Commerce Valley Drive

Developer

Sq. Ft.

Anchor Tenant

N/A

138,425

Honda Canada Inc

8/1/2009

Metrus Properties

103,256

TD BANK

Fall 2009

Est. Com.

MARKET CHARACTERISTICS *GTA East Market includes submarkets of Don Mills/Eglinton, Duncan Mills, Consumers Road, Scarborough Town Centre, Markham Town Centre, Pickering/Oshawa, Hwy 404/Hwy 407, Woodbine/Steeles, and Toronto East. *Serviced by multiple high-density transportation routes (401, 407, 404, DVP) and several public transit services (TTC, Go, Ajax Pickering TA, Oshawa Transit, Whitby Transit, York Region Transit) *Close proximity to suburban labour pool *Post-Secondary education campuses include University of Toronto - Scarborough, Seneca College Newham, Durham College. *Major companies in this area inlude Celestica, IBM, Wrigley's Canada, NestlĂŠ Canada, Mony Life, McDonald's Canada, Alcatel Canada Wire.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Woodbine-Steeles

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

5,086,142

5,086,142

Net Absorption

(28,932)

(2,454)

Vacancy Rate

6.4%

6.6%

Average Asking Net Rent

$12.60

$12.13

Average Additional Rent

$12.90

$12.99

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 49 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

50%

600,000

45%

Square Feet

500,000

40% 35%

400,000

30%

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

54

26

15

19

1

2

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009

25%

300,000

TOP Office Lease Transactions by Size

20% 200,000 100,000

15%

Address

Suite

Sq. Ft.

Landlord

Tenant

10%

155 Gordon Baker Road

206

4,546

Blackwood Partners

N/A

7181 Woodbine Avenue

235

997

N/A

N/A

700-780 Gordon Baker Road

109

451

IG Real Estate

N/A

5% 0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

TOP Office Sale Transactions by Price

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Gross Rent

Date

Address

Size

$/PSF

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

$19.79

$15

2,000,000

$19.48

Sq. Ft.

2,500,000

Finance 38%

1,500,000 $10

1,000,000

$5

Data,Publishing, Broadcasting Services 6%

500,000

$-

Class A

Class B

Class C

Manufacturing & Distribution 14%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Asking Net Rent

13

Vacancy Rate

$12.13

8.0%

6.6%

7.0%

5.0%

3 4.0%

1 Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

3.0%

(3) (5) (7)

2.0% 1.0%

Vacancy Rate

6.0%

5

Others 5%

Public Service & Private Sector Services 5%

Developer

Sq. Ft.

Est. Com.

SUBMARKET CHARACTERISTICS * Great access to Hwy 404/407, closeness to highways also offers highway signage opportunities. * Toronto Buttonville Municipal Airport is just minutes away to the North. * Lower real estate costs than in denser submarkets. * Toronto - Markham border runs from East to West through this area resulting in the fact that office building owners North of Steeles Ave E have to pay lower taxes than South of it. * The Seneca College of Applied Arts and Technology - Newham College is located in this submarket offering post-secondary education on a full and part-time basis.

(9) (11)

Anchor Tenant

No construction took place during this period.

9 7

Professional Services 32%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Address

11 Net Rent $/sf. / Absorption (10,000's)

Purchaser

3,000,000

$20

(1)

Vendor

No transactions were recorded during this period.

$28.33 $25 Gross Rent $/Sq. Ft.

Price

3,500,000

$30

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Toronto East SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Trend

Office Inventory*

1,390,916

1,390,916

Net Absorption

(14,970)

(6,628)

Vacancy Rate

1.6%

1.6%

Average Asking Net Rent

$8.83

$8.77

Average Additional Rent

$15.13

$15.03

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 22 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT

Square Feet

Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

100,000

10%

90,000

9%

80,000

8%

70,000

7%

** Counting smallest divisible units in existing buildings and buildings which are under construction.

60,000

6%

RECENT TRANSACTIONS Q2 2009

50,000

5%

40,000

4%

30,000

3%

20,000

2%

10,000

1%

0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Not Avail. Office Space

Avail. Office Space

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

20

5

0

4

0

0

# of units**

TOP Office Lease Transactions by Size Address

Suite

Sq. Ft.

Tenant

Landlord

No transactions were recorded during this period TOP Office Sale Transactions by Price Date

Address

Price

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period

GROSS RENT & AVAILABILITY BY BUILDING CLASS Gross Rent

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

2,000,000

$30

0 - 4k sf

1,800,000 Finance 75%

1,600,000 $25.48

1,400,000

$20

1,200,000

$20.43

$15

1,000,000

Sq. Ft.

Gross Rent $/Sq. Ft.

$25

800,000 $10

600,000 Data,Publishing, Broadcasting Others Services 1% 1% Manufacturing & Distribution 4%

400,000

$5

$-

200,000

$-

Class A

Class B

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Address

Vacancy Rate

$8.77

9

1.6%

7

3.0%

5

1.0%

3

-1.0%

1 -3.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

Sq. Ft.

Anchor Tenant

Est. Com.

SUBMARKET CHARACTERISTICS

5.0% Vacancy Rate

11

Developer

No construction took place during this period

7.0%

13

Net Rent $/sf. / Absorption (10,000's)

Professional Services 2%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

15

(1)

Public Service & Private Sector Services 17%

*Submarket is primarily residential with extremely diverse areas such as GreekTown (Danforth), The Beaches, The Scarborough Bluffs, Chinatown East, Little India and The Portlands. *Area serviced by the Gardiner Expressway and the Don Valley Parkway on the Eastern border. Area is also serviced by the Bloor-Danforth Subway line, as well as multiple bus and streetcar routes allowing easy access to the Downtown and Financial Core. *Area will experience near-term economic benefits from Toronto's Waterfront redevelopment initiative, attracting new labour. *Construction of new Filmport facility will establish a film industry concentration on Toronto's waterfront.

-5.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Pickering-Oshawa SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

1,624,240

1,624,240

Net Absorption

0

0

Vacancy Rate

2.1%

2.1%

Average Asking Net Rent

$11.33

$11.84

Average Additional Rent

$8.06

$9.13

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 32 office buildings surveyed in GTA office

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

100,000 70%

90,000

60%

80,000 Square Feet

70,000

50%

60,000 40%

50,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

7

1

2

1

1

0

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

30%

40,000 30,000

20%

Address

20,000 0 Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Date

Not Avail. Office Space

Avail. Office Space

Address

Price

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS Gross Rent

$25

Tenant

Landlord

TOP Office Sale Transactions by Price

0% Q1 2008

Sq. Ft.

No transactions were recorded during this period

10%

10,000

Suite

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

1,000,000 900,000 $20.95

800,000 $20.98

700,000

$15

600,000 500,000

$10

Sq. Ft.

Gross Rent $/Sq. Ft.

$20

400,000 $-

300,000

$5

Finance 4% Data,Publishing, Broadcasting Services 11%

Professional Services 6% Public Service & Private Sector Services 63%

200,000 100,000

$-

Manufacturing & Distribution 15%

Class A

Class B

Class C

Others 1%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

6.0%

15 13

$11.84

5.0%

11 4.0%

9 7

3.0% 5 3

2.1%

2.0%

1 1.0% (1)

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Address

Vacancy Rate

SUBMARKET CHARACTERISTICS * This submarket is part of Durham Region and therefore the most eastern office submarket of the GTA with considerably lower real estate costs than in more central areas in the GTA. * One of the smallest office submarkets with a very limited amount of space options for traditional office space users as key sectors in this area are advanced manufacturing, agri-business, energy and tourism. * Area is home to large amount of skilled labour force. * Large supply of land resources offers up design-build opportunities.

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Markham

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

3,136,084

3,136,084

Net Absorption

40,333

62,363

Trend

AVAILABLE SPACE OPTIONS

Vacancy Rate

4.9%

4.5%

Number of units on the submarket by size brackets

Average Asking Net Rent

$14.43

$14.17

0 - 4k sf

Average Additional Rent

$10.45

$10.70

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 42 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

300,000 70%

Square Feet

250,000

4k - 10k sf

5

10k - 20k sf

12

20 - 50k sf

3

50k - 100k sf

2

100k sf +

0

50% 40%

150,000

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

30% 100,000 20% 50,000 0 Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Not Avail. Office Space

Avail. Office Space

Date

Address

Price

Vendor

Purchaser

Size

$/PSF

5/5/2009

4792 Highway No. 7 East

$1,700,000

N/A

Sanmayhia Inc

8,118

$209

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

1,800,000

$25

1,600,000

$25.44

Finance 38%

1,200,000 $18.40

1,000,000

Sq. Ft.

1,400,000

$20

800,000 $10

600,000

Data,Publishing, Broadcasting Services 6% Professional Services 32%

400,000

$5

200,000 $-

Class A

Class B

Tenant

Landlord

TOP Office Sale Transactions by Price

2,000,000

$15

Sq. Ft.

0%

Gross Rent

$25.14

Suite

10%

Q2 2009

$30

Address

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS

Gross Rent $/Sq. Ft.

21

** Counting smallest divisible units in existing buildings and buildings under construction.

60%

200,000

# of units**

Manufacturing & Distribution 14%

Class C

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Others 5%

Public Service & Private Sector Services 5%

18 MONTH TREND Asking Net Rent

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

Vacancy Rate

10.0%

20

9.0%

18

8.0%

16

$14.17

14

6.0%

12

4.5%

5.0%

10 4.0%

8

3.0%

6 4

2.0%

2

1.0%

-

0.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

11258 Woodbine Avenue

N/A

138,425

Honda Canada Inc

8/1/2009

SUBMARKET CHARACTERISTICS

7.0% Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

Absorption

22

* Close to Hwy 400 series and a well developed road infrastructure make this submarket very accessible by car * Lower real estate costs that in the City of Toronto * Proximity to labour pool in suburban municipalities * Buttonville airport is easily accessable * High-Technology and Life Sciences are the two key business clusters in this area * Seneca College recently opened their Markham campus, the first post-secondary educational research and training facility in Markham.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Hwy 404 & Hwy 407 SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

8,325,872

8,325,872

Net Absorption

-199,588

83,982

Vacancy Rate

7.6%

Average Asking Net Rent Average Additional Rent

Trend

AVAILABLE SPACE OPTIONS # of units**

7.4%

Number of units on the submarket by size brackets

$13.70

$13.70

0 - 4k sf

83

$10.21

$10.09

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 123 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT

Square Feet

Direct

Sublease

Sublease as % of Total Available

1,200,000

70%

1,000,000

60%

800,000

50%

30% 400,000

20% 10%

0

20 - 50k sf

32

50k - 100k sf

0

100k sf +

3

** Counting smallest divisible units in existing buildings and buildings under construction.

RECENT TRANSACTIONS Q2 2009

Address

Suite

Sq. Ft.

Landlord

Tenant

250 West Beaver Creek Road

123A

6,610

Acura Technology

Neo Post Canada Ltd

100 Mural Street

202

3,056

View Sonic Corp

N/A

TOP Office Sale Transactions by Price

0% Q1 2008

Q2 2008 Q3 2008

Q4 2008

Q1 2009 Q2 2009

Date

Not Avail. Office Space

Avail. Office Space

Gross Rent

3,500,000

$24.70

3,000,000

$14.98

2,500,000

$15

2,000,000

$10

1,000,000

Others 3%

Class A

Class B

Class C

18 MONTH TREND Absorption

$/PSF

Professional Services 32%

500,000

$-

Size

Finance 16%

Manufacturing & Distribution 31%

1,500,000

$5

Purchaser

Sq. Ft.

$20

Vendor

Data,Publishing, Broadcasting Services 9%

4,000,000

$26.76

$25

Price

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

4,500,000

$30

Address

No transactions took place during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS

Gross Rent $/Sq. Ft.

33

TOP Office Lease Transactions by Size

200,000

Public Service & Private Sector Services 9%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

Vacancy Rate

9.0%

24 20

7.4%

16

8.0%

$13.70

12

Address

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

220 Commerce Valley Drive

Metrus Properties

103,256

TD BANK

Fall 2009

SUBMARKET CHARACTERISTICS * Convenient access to Hwy 400 series and a well developed road infrastructure make this submarket very accessible by car

7.0% 6.0%

8 5.0%

4

4.0%

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(8) (12)

3.0% 2.0%

(16)

1.0%

(20)

0.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

44

40%

600,000

(4)

4k - 10k sf 10k - 20k sf

* Lower real estate costs that in the City of Toronto * Proximity to labour pool in suburban municipalities * Buttonville airport is located in the center of this submarket * Most office space is concentrated in business parks located along Hwy 404 (e.g.

Beaver Creak and Headford Business Park)

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Duncan Mill SUBMARKET INDICATORS

Q2-09 MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

2,240,003

2,240,003

Net Absorption

(13,020)

47,974

Vacancy Rate

11.2%

11.3%

Average Asking Net Rent

$13.98

$13.91

Average Additional Rent

$14.72

$14.67

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 39 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

25%

400,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

12

5

1

10

0

0

350,000 20%

Square Feet

300,000

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

250,000

15%

RECENT TRANSACTIONS Q2 2009

200,000

TOP Office Lease Transactions by Size

10%

150,000

Address

100,000

5%

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

Date

Address

Not Avail. Office Space

Avail. Office Space

Gross Rent

1,800,000 $24.74

1,400,000 1,200,000

$20

1,000,000 $15

Purchaser

Size

$/PSF

Finance 12%

Professional Services 18%

Sq. Ft.

Gross Rent $/Sq. Ft.

Data,Publishing, Broadcasting Services 13%

1,600,000

$29.16

$25

Vendor

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

2,000,000

$30

Price

No transactions were recorded during this period.

GROSS RENT & AVAILABILITY BY BUILDING CLASS $35

Tenant

Landlord

TOP Office Sale Transactions by Price

0% Q1 2008

Sq. Ft.

No transactions were recorded during this period.

50,000 0

Suite

800,000 600,000

$10

$-

$5

400,000 Manufacturing & Distribution 23%

200,000

$-

Class A

Class B

Class C

Public Service & Private Sector Services 27%

Others 7%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

TOP PROJECTS UNDER CONSTRUCTION BY SIZE Asking Net Rent

15

$13.91

13

12.0%

11

11.3%

9

10.0%

7

8.0%

5

6.0%

3

4.0%

1 (1)

2.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(3)

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

14.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000s)f

Address

Vacancy Rate

SUBMARKET CHARACTERISTICS * Submarket has second highest vacancy rate in the entire GTA next to Scarborough Town Centre at 13.8% * Great access to Don Valley Parkway which runs North-South through the submarket and Hwy 401 which represents the northern most border of this submarket * Extensive public transit coverage via bus connecting to TTC Subway along York Mills Road and Lawrence Avenue * Signage opportunities along the highway * Real Estate costs lower than in denser areas * Contains most expensive residential neighbourhood in Canada - The Bridle Path

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Don Mills-Eglinton SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

5,533,530

5,550,776

Net Absorption

(29,355)

21,101

Vacancy Rate

12.1%

12.1%

Average Asking Net Rent

$12.17

$12.15

Average Additional Rent

$14.18

$14.19

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 62 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

1,000,000 70%

Total Available Office Space: 15285487 sf

900,000

60%

800,000 Square Feet

700,000

50%

Available Sublease 21%

600,000 500,000

40%

400,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

68

24

22

2

3

3

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

30%

300,000 Available Direct 200,000 79% 100,000

20% 10%

0

0%

Address

Suite

Sq. Ft.

Landlord

Tenant

150 Ferrand Drive

600

16,630

The Last Minute Club

N/A

75 The Donway W

605

3,957

Cadillac Fairview

N/A

Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

TOP Office Sale Transactions by Price Date

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

$30

Price

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period.

Gross Rent

4,500,000

$26.44

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

4,000,000

$28.10

$25

3,500,000

$20

Data,Publishing, Broadcasting Services 16%

3,000,000 $21.02

2,500,000

$15

2,000,000

$10

Sq. Ft.

Gross Rent $/Sq. Ft.

Avail. Office Space

Address

Finance 17%

Professional Services 12%

1,500,000 Manufacturing & Distribution 31%

1,000,000

$5

500,000

$-

Class A

Class B

Public Service & Private Sector Services 23%

Class C Others 1%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

18 MONTH TREND Absorption

Asking Net Rent

Address

14

$12.15

14.0%

12 10

12.1%

8

12.0% 10.0%

6 4

8.0%

2 (2)

6.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(4) (6)

4.0% 2.0%

(8) (10)

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

Vacancy Rate

SUBMARKET CHARACTERISTICS * Great access to Don Valley Parkway which runs North-South through the submarket. * Convenient public transport to the TTC Subway along Eglinton and Don Mills Roads. * Major companies in this area inlude Celestica, IBM, Wrigley's Canada, McDonald's Canada, and Home Depot Head Office. * Real Estate costs lower than in denser areas. * Cadillac Fairview is developing Shops at Don Mills, a 450,000-sq.ft. communitybased lifestyle centre on the SW corner of Lawrence Ave and Eglinton Ave E with 1,300 mid-rise residential units, retail and office space.

0.0%

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Consumers Road SUBMARKET INDICATORS

Q2-09

MAP OF SUBMARKET

Q1 2009

Q2 2009

Office Inventory*

3,717,206

3,717,206

Net Absorption

(36,320)

41,234

Vacancy Rate

8.3%

8.2%

Average Asking Net Rent

$12.27

$12.30

Average Additional Rent

$13.14

$12.87

Trend

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 30 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

AVAILABLE SPACE OPTIONS

Sublease

Number of units on the submarket by size brackets

Sublease as % of Total Available

600,000 14%

Square Feet

500,000

12% 10%

400,000

8%

300,000

0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

74

25

9

2

0

0

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009 TOP Office Lease Transactions by Size

6% 200,000 4% 100,000

2%

0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Avail. Office Space

Suite

Sq. Ft.

Landlord

Tenant

800

5,200

2034631 Ontario Inc.

InCharge Debt Solutions

1200 Sheppard Avenue E

514

4,262

Amexon

Edisoft Inc.

Q2 2009

TOP Office Sale Transactions by Price Date

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Address 200 Consumers Road

Price

Vendor

Purchaser

Size

$/PSF

No transactions were recorded during this period.

Gross Rent

2,500,000

$35

Address

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

2,000,000

$29.95

$25

Data,Publishing, Broadcasting Services 9%

$23.28 1,500,000

$20 $19.51 $15

Sq. Ft.

Gross Rent $/Sq. Ft.

$30 Finance 21%

1,000,000

$10

Manufacturing & Distribution 27%

500,000 $5 $-

Professional Services 29%

Class A

Class B

Class C

Others 5%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Public Service & Private Sector Services 9%

18 MONTH TREND Absorption

Asking Net Rent

14

Vacancy Rate

$12.30

10 8.2%

8 4

6.0%

2

5.0%

-

4.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(4) (6)

3.0% 2.0%

(8)

1.0%

(10)

0.0%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period.

8.0% 7.0%

6

(2)

Address

9.0%

Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

12

TOP PROJECTS UNDER CONSTRUCTION BY SIZE 10.0%

SUBMARKET CHARACTERISTICS * Comparably small submarket with budget-friendly real estate costs. * Excellent access to Hwy 400 series allows for easy in-and-out of the office by employees and customers. * Well served by TTC buses and the Sheppard Subway. * High profile location visible from Highway 401 and Highway 404. * With new residential development at the Concord Park Place and the Don Mills Centre labour pool will expand and diversify. * Fairview Mall offers a sufficient selection of amenities to employees.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.

Office Submarket Dashboard: Scarborough Town Centre

Q2-09

SUBMARKET INDICATORS

MAP OF SUBMARKET

Q1 2009

Q2 2009

Trend

Office Inventory*

3,915,391

3,915,391

Net Absorption

2,253

7,783

Vacancy Rate

12.4%

12.5%

Average Asking Net Rent

$14.14

$14.13

Average Additional Rent

$14.01

$14.05

*Office Inventory: For the purpose of this report, buildings with less than 10,000 sf of office space and buildings owned and occupied by the government have not been included in the office inventory. There are 58 office buildings surveyed in this submarket.

AVAILABLE SUPPLY SPLIT Direct

Sublease

Sublease as % of Total Available

700,000

10% 9%

600,000

Square Feet

8% 500,000

7%

400,000

6% 5%

300,000

4% 3%

200,000

AVAILABLE SPACE OPTIONS Number of units on the submarket by size brackets 0 - 4k sf

4k - 10k sf

10k - 20k sf

20 - 50k sf

50k - 100k sf

100k sf +

69

15

10

10

0

0

# of units**

** Counting smallest divisible units in existing buildings and buildings which are under construction.

RECENT TRANSACTIONS Q2 2009

2% 100,000 0

0% Q1 2008

Q2 2008

Q3 2008

Q4 2008

Q1 2009

Q2 2009

GROSS RENT & AVAILABILITY BY BUILDING CLASS Not Avail. Office Space

Avail. Office Space

Address

Suite

Sq. Ft.

Landlord

Tenant

305 Milner Avenue

209

1,290

305 Milner Avenue Inc.

Ashkar & Associates Inc.

55 Town Centre Court

518

956

Skyline International

OM Mortgage Financial Group

TOP Office Sale Transactions by Price

Gross Rent

$35

2,000,000 Date

1,800,000

$31.35 $24.22

1,400,000

$24.81

$20

1,200,000 1,000,000

$15

Address

Price

Finance 15%

600,000

Data,Publishing, Broadcasting Services 32%

400,000 $5

200,000

$-

-

Class A

Class B

Purchaser

Class C

Manufacturing & Distribution 5%

18 MONTH TREND Asking Net Rent

$/PSF

Professional Services 7%

Note: Not available office space (blue) and available office space (yellow) add up to the total inventory of office space in the respective building class.

Absorption

Size

OCCUPIED SPACE BY MAJOR BUSINESS CATEGORIES

800,000

$10

Vendor

No transactions were recorded during this period.

1,600,000

$25

Sq. Ft.

$30

Gross Rent $/Sq. Ft.

TOP Office Lease Transactions by Size

1%

Others 4%

Vacancy Rate

Public Service & Private Sector Services 37%

20.0% 14

$14.13

18.0%

TOP PROJECTS UNDER CONSTRUCTION BY SIZE

16.0% 12.5%

10

12.0%

8

10.0%

6

8.0% 4 6.0% 2

4.0%

-

2.0% Q1 2008 Q2 2008 Q3 2008 Q4 2008 Q1 2009 Q2 2009

(2)

Address

14.0%

0.0%

Developer

Sq. Ft.

Anchor Tenant

Est. Com.

No construction took place during this period Vacancy Rate

Net Rent $/sf. / Absorption (10,000's)

12

SUBMARKET CHARACTERISTICS *Compared to the City of Toronto as a whole, industry in Scarborough is similar in all labour force categories, save for manufacturing which is higher in Scarborough, and professional, scientific and technical services which are lower. *Submarket is well serviced by both public transportation and the 400 series highways. *Notable companies that have their headquarters in Scarborough include Toyota Canada Inc., Eli Lilly Canada Inc., Thomson Carswell, CTVglobemedia, Novopharm, Cinram, Honda Canada Inc., Royal Doulton, SKF, Alfa Laval, President's Choice Financial, Aviva, Yellow Pages, and Telus. * Submarket is home to the University of Toronto - Scarborough campus, as well as many other postsecondary campuses.

Source: Colliers International, Q2 2009 Information contained herein has been obtained from the owners or other sources deemed reliable. We have no reason to doubt its accuracy but regret we cannot guarantee it. All properties subject to change or withdrawal without notice. All numbers reported use the most accurate information available at the time of publishing, however we acknowledge that there may be marginal changes over time as more accurate information becomes available.

Colliers Macaulay Nicolls (Ontario) Inc., Brokerage.