GARDA PROPERTY GROUP — Interim / Quarterly Report 2016

Feb 25, 2016

GARDA DIVERSIFIED PROPERTY FUND

HALF YEAR RESULTS PRESENTATION 26 FEBRUARY 2016

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INSERT TITLE HEREGDF OVERVIEW

PORTFOLIO

$140.7M 8.9% PORTFOLIO VALUE WEIGHTED AVERAGE Valuations at 1 April 2015. CAP RATE

3.3 YEARS WALE

93%

OCCUPANCY

(agreed leases, subject to documentation)

CAPITAL

$0.09 per unit FULL YEAR DISTRIBUTION FORECAST

$0.045 per unit HALF YEAR DISTRIBUTION ACTUAL

$1.02

32% LVR

NTA PER UNIT

As at 31 December 2015

2 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

KEY ACHIEVEMENTS

NET PROFIT

Statutory net profit for the period ending 31 December 2015 of $3.39 million.

FUNDS FROM OPERATIONS (FFO)

FFO generated for the half year was $4.027 million.

DISTRIBUTIONS

$0.045 per unit in distributions paid for the half year.

Full year distribution guidance of $0.09 per unit inline with PDS forecast¹.

LEASING

2,826m² leased across the portfolio assets at an average term of 5.6 years, further mitigating income risk in FY16 and FY17. Resultant portfolio WALE of 3.3 years and an occupancy of 93%. A further 3,554m² of space currently under negotiation.

CAPITAL EXPENDITURE

Capital reinvestment program (building improvements) is being executed as expected. $3.0m of investment anticipated by June 2016.

1As per product disclosure statement dated 22 May 2015

3 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

RESULTS OVERVIEW

•	Distributions for H1FY2016 of$4.276 million.
•	DPU of$0.045paid during the period.
•	Competitive yield of9.625%¹.
•	Full year distributionpayout ratio forecast at 95%.
•	NTA decreased from $1.028 to $1.02 during the half year period
	primarily as a result of a net loss on fair value of derivative fnancial
	instruments used to hedge the interest rate of the debt facility.

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H1FY16
Statutory Net Profit ($000’s) 3,390
Statutory EPU ($) 3.53
FFO ($000’s) 4,027
FFO per unit ($) 0.044
Distributions ($000’s) [2] 4,276
Total Assets ($) 140,650,000
No. Assets 7
Units on Issue 95,933,072 [3]
NTA per unit ($) 1.02
LVR [4] 32%
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1 Calculated on the forecast yield in the PDS dated May 2015 and the ASX unit price of $0.935 as at close of trade on 23 February 2016.

2 FFO is $0.248 million lower than distributions for the half year due to a material rent free incentive that expired on 30 November 2015. As a result of the expiry of this incentive, the tenant will contribute six months income in the second half of the financial year compared to one month in the first half, resulting in an increase to revenue of approximately $1.4 million during the period. Distributions for the full year are anticipated to represent a payout ratio of 95%.

3 Weighted average units on issue during the period with regard to the on market buy-back.

4 LVR defined as the aggregate property value divided by the drawn senior facility amount.

4 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

STRATEGY AND OUTLOOK

STRATEGY

• GDF invests in commercial and industrial assets located along the eastern seaboard.

• Management’s current primary focus is tenant retention and new tenant leasing.

• The capital improvement program primarily focused on the Box Hill and Cairns assets continues to be executed as anticipated.

• An increase in scale will be considered through disciplined acquisitions during CY16.

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OUTLOOK

• Management reaffirms the distribution rate of $0.09 per unit for the full year, reflecting a yield .

• of 9.625% on current pricing[1]

• Distributions are anticipated to reflect a 95% payout ratio for the full year.

• The current weighted average capitalisation rate is 8.9%[2] across the portfolio¹ based on valuations completed in April 2015.

• The portfolio will be re-valued for the financial year end.

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1 ASX unit price of $0.935 as at close of trade on 23 February 2016.

2 Capitalisation rate based on weighted average percentage of the portfolio valuations completed in April 2015

5 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

GDF AT A GLANCE

DIVERSIFIED PORTFOLIO

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ATTRACTIVE FINANCIAL FORECASTS

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• Reputable tenants with diversity across industries and geography.

• $140.7 million portfolio with WACR of 8.9%.

• WALE (by income) of 3.3 years.

• Occupancy (by income) of 93%.

• Limited lease expiry with only 1% due in FY16 and 4% in FY17.

• Organic growth through contracted annual rental increase of 3.43% pa.

• $4.027 million in H1FY2016 Funds From Operations (FFO).

• Actual distributions paid for H1FY2016 of $0.045 per unit.

• Current distribution yield of 9.625%¹.

• Full year payout ratio of approximately 95%.

• Current NTA of $1.02.

• Forecast FY2016 tax advantaged income between 33% and 43%.

CONSERVATIVE CAPITAL STRUCTURE

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ACTIVE MANAGEMENT STRATEGY

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• 3 year, $63.0 million debt facility drawn to $44.85 million.

• All in Interest rate cost is fixed at 3.84% until 23 June 2019.

• LVR of 32% and strong ICR of 6 x with significant headroom to covenants.

• 2,826m² of space leased or renewed in H1FY2016 with another 3,554m² under negotiation.

• $3 million in capital expenditure budgeted for FY16 with $1.4 million spent in H1FY2016.

• 10.7% responsible entity co-investment in GDF.

• 3.3 million units bought back at a weighted average price of $0.97 per unit or a 5.0% discount to NTA.

1 Based on ASX unit price of $0.935 as at close of trade on 23 February 2016.

6 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

A-REIT COMPARISION

FY16 EARNINGS YEILD (%)

FY16 DISTRIBUTION YEILD (%)

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10.4
10.1
7.7 8.0 8.6 9.0 9.3
GMF IDR CMA TOF TIX GDF GDI
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DEBT/ASSET RATIO (%)

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46.0
38.9
36.5
22.6 31.8 33.7 33.7
TOF GDI GMF GDF CMA IDR TIX
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9.6
7.1 7.3 8.2 8.5 8.9 9.2
PREMIUM/(DISCOUNT) TO NTA (%)
10.9
1.5
-14.6 -8.3 -5.7 -2.6 0.9
IDR GMF CMA TOF TIX GDI GDF
GDI GDF TOF GMF IDR CMA TIX
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PREMIUM/(DISCOUNT) TO NTA (%)

Sources: Company information released to the market through ASX

1. Full year earnings and distribution yields based on market guidance available and market prices as at 23 February 2016

2. Debt/Asset Ratio is total liabilities divided by total assets

3. NTA based on available market data at the date of this presentation

7 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

DIVERSIFIED PORTFOLIO

PORTFOLIO INCOME (by geography)

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CAIRNS
7-19 Lake Street, Cairns ($37M)
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BRISBANE
GOLD COAST 747 Lytton Road, Murarrie ($13.6M)
12-14 The Circuit, Airport ($20M)
142 Benjamin Place, Lytton ($7.95M)
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Melbourne 34%
Brisbane 29%
Gold Coast 8%
Cairns 29%
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PORTFOLIO INCOME (by sector)

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MELBOURNE
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154 Varsity Parade, Varsity Lakes ($12M)

572 Swan Street, Richmond ($31.6M) 436 Elgar Road, Box Hill ($18.5M)

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Commercial 95%
Industrial 5%
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8 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

WALE & OCCUPANCY

OCCUPANCY (by income) (%)

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30 Jun 15 31 Dec 15
86 83 91 91 89 89 100 100 100 100 100 100 100 100 94 93
Lake Street, 747 Lytton Road, Varsity Parade, Benjamin Place, The Circuit, Elgar Road, Swan Street, Portfolio
Cairns Murarrie Varsity Lakes Lytton Airport Box Hill Richmond
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WALE (by income) (Years)

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30 Jun 15 31 Dec 15 4.4
4.0
3.9
3.4 3.4 3.5 3.5 3.3 3.3 3.3
2.8 2.9 2.8 3.0
2.3
2.1
Lake Street, 747 Lytton Road, Varsity Parade, Benjamin Place, The Circuit, Elgar Road, Swan Street, Portfolio
Cairns Murarrie Box Hill Richmond
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Varsity Parade, Varsity Lakes

Benjamin Place, Lytton

The Circuit, Airport

9 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

PROPERTY ASSETS

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PORTFOLIO INDEPENDENT
PROPERTY PORTFOLIO AGE NLA (M [2] ) CAP RATE (%) NABERS
VALUE (%) VALUATION¹
572-576 Swan Street, Richmond 22% 6 6,587 8.00% $31,600,000 5
436 Elgar Road, Box Hill 13% 27 5,725 9.00% $18,500,000 2
Bldg 2,747 Lytton Road, Murarrie 10% 7 3,617 8.87% $13,600,000 3
12-14 The Circuit, Brisbane Airport 14% 8 4,675 9.33% $20,000,000 5
9-19 Lake Street, Cairns 26% 26 14,813 9.25% $37,000,000 5
154 Varsity Parade, Varsity Lakes 9% 6 3,994 9.00% $12,000,000 3.5
142-150 Benjamin Place, Lytton 6% 8 5,677 8.50% $7,950,000 N/A
Totals 100% 45,088 8.90% $140,650,000 4.2
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1 Independent valuations as at April 2015 which different in value to the directors’ valuations in the 31 December 2015 interim accounts. Directors’ valuations are based on the independent valuations plus all completed capital expenditure for the period, which has been deemed as value accretive.

10 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

KEY TENANTS

• Top 10 tenants account for 72% of the fund income.

• Top ten tenants have an average lease term of 5.85 years.

• Broad mix of tenants across federal and state government, construction, facilities management, IT and professional services.

• Top ten tenants have an average WALE of 3.22 years.

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TOP 10 TENANTS AT 1 JANUARY 2016
COMPANY SECTOR RENT (P.A.) % TOTAL LOCATION
Commonwealth Govt (CASA) Federal Government $2.75m 16% Brisbane Airport
Golder Associates Engineering & Construction $2.49m 15% Melbourne
QLD State Govt (Transport & Main Roads) State Government $1.65m 10% Cairns
Fulton Hogan Civil Construction $0.97m 6% Melbourne
Spotless Services Facilities Management $0.93m 5% Brisbane
CGI IT Services & Consulting $0.87m 5% Melbourne
Stellar Asia Pacific Call Centre $0.76m 4% Melbourne
Serco International Services $0.71m 4% Gold Coast
Planet Innovations Product Development – biomedical $0.60m 4% Melbourne
Grant Thornton Advisory & Tax $0.55m 3% Cairns
Top 10 total $12.28m 72%
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11 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

LEASING

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PORTFOLIO LEASING COMPLETED
PROPERTY TENANT NLA (M²) TERM START DATE RENT REVIEW
Cairns Dept. of Public Works [] 110 5 years 1/05/16 3.00%
Richmond Fulton Hogan [] 1,847 6 years 1/07/16 3.50%
Cairns Dept. Of Public Works 286 2 years 1/11/15 4.00%
Cairns Cape Flattery Silica Mines [] 260 7 years 1/12/15 3.50%
Cairns Morgans Financial [] 123 7 years 1/06/16 3.50%
Murarrie Automatic Data Processing [] 200 6 years 1/04/16 3.75%
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*Agreed leases subject to documentation

RENT REVIEWS (%)

• Tenant retention has been a primary focus during first half of the 2016 financial year.

• New leasing outcomes also achieved and will engage external agents regarding vacant space in Cairns.

• Materially GDF’s 4th largest tenant representing 6% of fund income, Fulton Hogan, has renewed 1,847m² in Richmond for 6 years from 1 July 2016 to 30 June 2022, representing $0.97 million of annual fund income.

• Further 3,554m² of portfolio space is currently under negotiation.

• Organic income growth underpinned through weighted average annual rent increases of 3.43%.

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30
26 26
25
21
20
17
Average 3.43
15
10
7
5
3
0
Fixed 4% Fixed 3.75% Fixed 3.5% Fixed 3.25% Fixed 3% CPI @ 2.67%
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12 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

AT RISK INCOME

• At July 2015 the net income that was due to expire through FY16 was 5% and through FY17 was 10%.

• 2,826m² has been leased or renewed during the first half reducing FY16 expiry to 1% and FY17 expiry to 4%.

• Continued focus on addressing remaining FY16 and FY17 lease expires and portfolio vacancy including.

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TENANT PROPERTY NLA (M²) EXPIRY
Native Title Tribunal Cairns 401 Jun-16
Kuene & Nagel Lytton 2,200 Dec-16
Qld Police Varsity Lakes 953 Feb-17
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LEASE EXPIRY PROFILE (%)

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32
26
16
7
6
4
3
1 2 3
Vacant FY2016 FY2017 FY2018 FY2019 FY2020 FY2021 FY2022 FY2023 FY2025
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13 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

APPENDIX 1 FINANCIALS

INCOME STATEMENT

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31-DEC-15 31-DEC-14
INCOME STATEMENT
$000’S $000’S
Property rental income 8,493 9,755
Property expenses (2,401) (2,579)
Trust level expenses (769) (883)
Finance costs (852) (4,974)
Net loss of financial liabilities held for fair value through profit and loss (491) (265)
Fair value movement in investment properties (550) (520)
–
Loss on sale of property (678)
–
Impairment of receivables (16)
Profit/(loss) 3,390 (160)
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15 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

BALANCE SHEET

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31-DEC-15 30-JUN-15
BALANCE SHEET
$000’S $000’S
Assets
Cash and cash equivalents 2,128 3,233
Trade and other receivables 527 353
Investment properties 141,881 140,650
Total Assets 144,536 144,236
Liabilities
Trade and other payables 1,468 1,696
Borrowings (current & non-current) 44,331 42,307
Distribution Payable 2,134 0
Tenant security deposits 274 308
491 0
Derivative financial instruments
Total Liabilities 48,698 44,311
Net Assets 95,838 99,925
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16 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

FUNDS FROM OPERATIONS (FFO)

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FUNDS FROM OPERATIONS
31-DEC-15 31-DEC-14
$000’S $000’S
Net Profit/(loss) 3,390 (160)
Fair Value Movement in Investment Properties 590 520
491 –
Net loss on fair value of derivative financial instrument
Loss on sale of investment properties – 678
Impairment of receivables – 16
Incentives amortisation and rent straight-line (444) (134)
Funds From Operations (FFO) 4,027 920
Distributions [1] 4,275 326
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¹ FFO is $0.248 million lower than distributions for the half year due to a material rent free incentive that expired on 30 November 2015. As a result of the expiry of this incentive, the tenant will contribute six months income in the second half of the financial year compared to one month in the first half, resulting in an increase to revenue of approximately $1.4 million during the period. Distributions for the full year are anticipated to represent a payout ratio of 95%.

17 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

INSERT TITLE HERE

APPENDIX 2 PORTFOLIO OF ASSETS

18 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

PORTFOLIO SUMMARY – PROPERTY

7-19 LAKE STREET, CAIRNS, QLD

Date acquired: Jun-06 Occupancy: 83% Valuation @ 1 April 2015: $37,000,000 WALE: 3.4 (agreed leases, subject to documentation) Ownership interest: 100% Tenants: 27 NLA: 14,813m² NABERS: 5 star Car spaces: 254

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19 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

PORTFOLIO SUMMARY – PROPERTY

572 - 576 SWAN STREET, RICHMOND, VIC

436 ELGAR ROAD, BOX HILL, VIC

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Date acquired: Nov-07

Valuation @ 1 April 2015: $31,600,000

Ownership interest: 100% NLA: 6,587m² Car spaces: 178

Occupancy: 100%

WALE: 3.3

(agreed leases, subject to documentation) Tenants: 2 NABERS: 5 star

Date acquired: Sept-07

Valuation @ 1 April 2015: $18,500,000 Ownership interest: 100% NLA: 5,725m² Car spaces: 197

Occupancy: 100% WALE: 3.5 Tenants: 3 NABERS: 2 star

20 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

PORTFOLIO SUMMARY – PROPERTY

747 LYTTON ROAD, MURARRIE, QLD

12-14 THE CIRCUIT, BRISBANE AIRPORT, QLD

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Date acquired: May-07

Valuation @ 1 April 2015: $13,600,000 Ownership interest: 100% NLA: 3,617m² Car spaces: 167

Occupancy: 91% WALE: 2.9 Tenants: 4 NABERS: 3 star

Date acquired: Jan-07

Valuation @ 1 April 2015: $20,000,000 Ownership interest: 100% NLA: 4,675m² Car spaces: 51

Occupancy: 100% WALE: 3.9 Tenants: 1 NABERS: 5 star

21 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

PORTFOLIO SUMMARY – PROPERTY

154 VARSITY PDE, GOLD COAST, QLD

142 BENJAMIN PLACE, LYTTON, QLD

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Date acquired: Aug-07 Valuation @ 1 April 2015: $12,000,000 Ownership interest: 100% NLA: 3,994m² Car spaces: 134

Occupancy: 89% WALE: 2.3 Tenants: 4 NABERS: 5 star

Date acquired: Sept-07 Valuation @ 1 April 2015: $7,950,000 Ownership interest: 100% NLA: 5,677m² Car spaces: N/A

Occupancy: 100% WALE: 3.0 Tenants: 2 NABERS: N/A

22 | GARDA DIVERSIFIED PROPERTY FUND HALF YEAR RESULTS PRESENTATION

DISCLAIMER

This presentation (Presentation) has been prepared on behalf of GARDA Capital Limited (ACN 095 039 366) (AFSL 246714) (GARDA) as responsible entity of the GARDA Diversified Property Fund (GDF or the Fund) . The information and statements in this Presentation were prepared or are made only as of the date of this Presentation, unless otherwise stated.

This Presentation contains general and summary information about the current activities of the GARDA and GDF. It also does not purport to be complete or contain all information which would be relevant to existing or prospective investors of GDF. No member of GARDA or any of their related entities and their respective directors, employees, officers and advisers give any warranties in relation to the statements and information contained in or referred to in this Presentation.

This Presentation has been compiled from sources which GARDA believes to be reliable. However, it is not audited, and is not a product disclosure statement (PDS) or other disclosure document as defined in the Corporations Act 2001, and has not been lodged with the Australian Securities and Investments Commission (ASIC) . It is not, nor does it purport to be, complete or include all the information that a PDS or other disclosure document may contain. Historical financial and other ‘continuous disclosure’ information required by law can be found at the GARDA website www.gardacapital.com.au and in the audited financial statements (also on the website). All references to dollars or $ in this document are to Australian currency.

Nothing contained in the Presentation constitutes investment, legal, tax or other advice. It is not an offer of securities, or a recommendation to buy or sell units in GDF. It has been prepared for general information only, and without taking into account the investment objectives, financial situation or needs of individuals. Any existing or prospective investor should not rely on this Presentation, but consider the appropriateness of the information in any PDS or other public sources having regard to their own objectives, financial situation and needs and seek appropriate advice, including financial, legal and taxation advice appropriate to their jurisdiction. GARDA is not licensed to provide financial product advice in respect of any securities, including units in GDF. Neither GARDA nor the Fund guarantee any particular rate of return or the performance of the Fund, nor do they guarantee the repayment of capital or any particular tax treatment.

This Presentation contains certain “forward looking statements” (Forecasts) with respect to the financial condition, results of operations and business relating to GARDA Group and the Fund. These Forecasts may involve subjective judgments. The words “forecast”, “estimate”, “likely”, “anticipate”, “believe”, “expect”, “project”, “opinion”, “predict”, “outlook”, “guidance”, “intend”, “should”, “could”, “may”, “strategy”, “target”, “plan” and other similar expressions are intended to identify forwardlooking statements.

The Forecasts are by their nature subject to significant and unknown risks, uncertainties, vagaries and contingencies, many (if not all) of which are outside the control of members of GARDA. Various risk factors may cause the actual results or performance of GARDA or the Fund to be materially different from any future results or performance expressed or implied by such Forecasts. There can be no assurance that any Forecasts are attainable or will be realised. No representation, warranty or guarantee, whether express or implied, is made or given by any member of the GARDA that any Forecast will or is likely to be achieved. Except as required by law, neither GARDA nor the Fund is liable to release updates to the Forecasts to reflect any changes.

To the maximum extent permitted by law, any and all liability in respect of the Presentation (and any Forecast) is expressly excluded, including, without limitation, any liability arising from fault or negligence, for any direct, indirect or consequential loss or damage arising from any loss whatsoever arising from the use of the information in this Presentation or otherwise arising in connection with it. GDF is listed on the ASX and all applicable obligations and restrictions contained in (without limitation) the Listings Rules and Corporations Act apply accordingly. The acknowledgements referred to above may be pleaded as a bar to any claim that any reader may bring.

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GARDA DIVERSIFIED PROPERTY FUND

HALF YEAR RESULTS PRESENTATION | 26 FEBRUARY 2016