Retail REITs. Andy Blocher Senior Vice President, CFO and Treasurer. Gina Birdsall Investor Relations Coordinator

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1 Retail REITs Andy Blocher Senior Vice President, CFO and Treasurer Gina Birdsall Investor Relations Coordinator

2 Who is Federal Realty Investment Trust? ❿ One of the oldest publicly traded equity Real Estate Investment Trusts (REIT) ❿ Shares are traded on the NYSE under the symbol FRT ❿ Total market capitalization in excess of $5.4 billion (as of 12/31/08) ❿ Paid quarterly dividends to its shareholders continuously since its founding in 1962 ❿ Increased its dividend rate for 41 consecutive years, the longest record in the REIT sector ❿ No single tenant accounts for more than approximately 2.6% of rental revenue ❿ Strong total return performance over 20 years

3 Core Markets Federal Realty s assets are located primarily in strategic metropolitan markets in the Northeast, Mid-Atlantic, South Florida and California. NEW YORK BOSTON SAN JOSE / SAN FRANCISCO PHILADELPHIA BALTIMORE WASHINGTON, DC LOS ANGELES Core Markets Represent 28.3% of U.S. Retail Expenditures SOUTH FLORIDA Source: Merrill Lynch Research

4 Washington Metropolitan Area Properties: 27 Cost: $1.09 Billion Avg. 3 Mile Population: 126,000 Avg. 3 Mile HH Income: $124,000 Demographic data provided by ESRI.

5 Types of Retail Neighborhood and Community Centers Grocery anchor Typically necessity based small shop tenant mix Strip center format with large parking lot and bank or restaurant pad sites Trade area of 1 to 5 miles Trade area data provided by Merrill Lynch.

6 Types of Retail Power Center Big Box or category killer retailers Little to no small shop space Trade area of 5 to 10 miles Trade area data provided by Merrill Lynch.

7 Types of Retail Mixed Use and Lifestyle Centers Restaurant or entertainment anchors Small shop mix a collection of boutiques, restaurants, gift shops, coffee shops, etc. Often includes a plaza or community space, gives a town center feel Trade area of 5 to 10 miles Trade area data provided by Merrill Lynch.

8 Challenges facing Retail REITs Slowdown in consumer spending, many consumers are trading down Tenant bankruptcies, unexpected increases in vacancy Tenants have more leverage when negotiating new deals Retailers are finding it difficult to obtain loans in order to grow or open new businesses Rent relief requests to landlords Capital Markets are highly constrained some REITs are unable to refinance debt, transactions market has slowed down, valuation has become difficult

9 Retail Categories Category Grocers Restaurants Pharmacies Fast-Casual Dining Dry Cleaners Salon / Spa Clothing Boutique Popular Perception

10 Retail Differentiation Center #1 Center #2 Mainstream Grocer Gourmet Grocer Drugstore Collection of diverse restaurants Hair Salon Upscale Spa Pizza Restaurant Boutiques Dollar Store Luxury Shops

11 Retail Differentiation Center #1 Center #2 Mainstream Grocer Gourmet Grocer Drugstore Collection of diverse restaurants Hair Salon Upscale Spa Pizza Restaurant Boutiques Dollar Store Luxury Shops

12 Retail Differentiation Center #1 Center #2 Mainstream Grocer Gourmet Grocer Drugstore Collection of diverse restaurants Hair Salon Upscale Spa Pizza Restaurant Boutiques Dollar Store Luxury Shops Toledo, Ohio Bethesda, Md.

13 Key Considerations for a Changing Economic Environment Federal Realty: Locations have the best supply and demand characteristics No tenant accounts for more than 2.6% of our revenue base Percentage rent comprises less than 2.0% of our rental stream Not dependent on acquisitions to grow Debt maturities are well-laddered Very low leverage Development pipeline is very manageable to its size and its profile In-place leases are still significantly under market