Since the study is based on data as of December 2012, the report does not include new project announced beyond this date.

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1 PREFACE This present study is the 2012 Istanbul Housing Sector Research Report supported by scientific facts - a project of EVA Real Estate Appraisal & Consultancy Company with vast experience in real estate sector for long years. The report discusses all possible factors having an impact on the housing market such as the socioeconomic factors in Istanbul, available housing stock, housing demand, supplydemand conditions, Istanbul Master Zoning Plan and its effect on housing areas, potential development regions on urban scale, large sized projects and changing financial indicators - in order to find out potential investment regions from the perspective of the housing sector. Under the study, a map of Istanbul housing projects has been compiled and the regions suitable for investment, and the districts, where competition is intensified, especially under current conditions, were identified from the future perspective of 5, 10 or 15- years. Moreover, a value map of Istanbul was also prepared in order to show the rates of returns by regions. Branded housing stocks by districts and their shares in total housing stock were evaluated, and preferable regions for housing development depending on the investment schedule were identified in detail. Since the study is based on data as of December 2012, the report does not include new project announced beyond this date. December 2012 EVA Real Estate Appraisal and Consultancy

The report discusses all possible factors having an impact on the housing market such as the socioeconomic factors in Istanbul, available housing stock, housing demand, supplydemand conditions,

2 TABLE OF CONTENTS SECTION Report Type and Date 1.2 Report Prepared by 1.3 About our Company SECTION 2 OVERALL, SPECIAL AND SECTORAL DATA 2.1 Overall, Social and Economical Data about Turkey Demographic Data Economic Data SECTION 3 SECTORAL DATA & MARKET SURVEY 3.1 Real Estate Sector and New Developments Global Real Estate Sector and New Developments Turkish Real Estate Sector and New Developments Istanbul Real Estate Sector and New Developments 3.2 Istanbul Housing Sector Market Survey Istanbul s Socioeconomic Facts General Facts Population and Demographic Profile Economic Conditions Istanbul Housing Sector Statistical Data Mortgage Volume Construction License, Building Occupancy Permits and Housing Sales Statistics Classification by Regions Asian Side Housing Projects

3 Ataşehir Region Şerifali Region Kozyatağı Region Acıbadem, E-5 Axis and Çamlıca Regions Bağdat Avenue Region Bosporus Line Region Beykoz Riva Şile Regions Kartal - Maltepe Region Pendik - Kurtköy Region Tuzla Region Çekmeköy Alemdağ- Taşdelen Ömerli Region Samandıra Sancaktepe Region Gebze Şekerpınar Region European Side Housing Projects Fulya-Bomonti Şişli Büyükdere Axis Ayazağa Maslak Darüşşafaka Regions Kağıthane Seyrantepe TEM Highway Route Regions Esenyurt Beylikdüzü Region Gürpınar Region Basın-Ekspres Axis E5 Highway Merter Airport Axis Zeytinburnu Coastal Regions Halkalı Region Ispartakule Bahçeşehir Region Başakşehir - Kayabaşı Region Kemerburgaz Region Zekeriyaköy Region Housing Regions and Housing Market Evaluations by District

2.3.2 European Side Housing Projects 3.2.3.2.1 Fulya-Bomonti Şişli Büyükdere Axis 3.2.3.2.2 Ayazağa Maslak Darüşşafaka Regions 3.2.3.2.3 Kağıthane Seyrantepe TEM Highway Route Regions 3.2.3.2.4 Esenyurt Beylikdüzü Region 3.

4 Analysis of Price Increases in Housing Regions Price Increases by Sub-Regions Share of Branded Housing by Districts Available Housing Stock, Housing Demand and Supply-Demand Conditions Legislative Changes and New Regulations Having Direct Impact on Housing Sector Changes in Laws and Regulations Urban Transformation and Large-Scale Projects in Istanbul Urban Transformation and Renovation Projects Large-Scale Projects Influencing the Housing Sector Istanbul Development Regions Synthesis Study (Future Perspectives of 5, 10 and 15 Years) SECTION 4 CONCLUSIONS AND EVALUATIONS

Urban Transformation and Large-Scale Projects in Istanbul 3.2.6.1 Urban Transformation and Renovation Projects 3.2.6.2 Large-Scale Projects Influencing the Housing Sector 3.

5 SAMPLE STUDY Şerifali Region Şerifali has been especially developed after the year 2007 with specific housing projects and became an attractive region for the construction business. Unit prices of dwellings of similar qualities are at higher levels than in the regions located in the vicinity, whereas the prices of apartments here are more affordable. Higher rates of returns are expected in this area for housing projects, thanks to transport connections and close location of Ataşehir, where prices have appreciated in recent years. Moreover, in Şerifali 1,290 dwelling units, which have completed their reinforced concrete life and have higher earthquake risk, will be renewed under the urban transformation project, playing an important role in the more positive valuation of housing project in this region. In recent years, due to high quality housing projects addressing mid/high level income groups in the region being located close to Ataşehir and prices at lower levels than Ataşehir, housing in Şerifali are preferred, the prices of which vary generally around the range TRY 2,722-3,639/sqm (excluding VAT). For the year 2012, the average price in the region varies around TRY 3,180/sqm. The major reason behind the increase in unit prices per sqm is that the new Finance Center Project is located very close to this region. ŞERİFALI REGION PROJECT Dıstrict Total Unit Numbe r Dwelling Types Number of Rooms Gross Area (m2) Sales Price (TL) Unit Sales Price (TL/m2) Unit Price Excluding VAT(TL/m2) Delivery Project Project Starting Completion Date Date Existing Projects Anfora Konutları Ümraniye 56 daire 1+1, 2+1, 3+1, ,00-175, Anahtar Teslim, Beyaz Eşyalı Yeşil Park Evleri Ümraniye 108 daire, dubleks 2+1, 2+2, 3+1, ,00-200, Anahtar Teslim N/A 2009 Twins Rezidans* Ümraniye 40 daire N/A N/A N/A Anahtar Teslim N/A 2008 Petek Konutları* Ümraniye 54 daire N/A N/A N/A Anahtar Teslim, Beyaz Eşyalı N/A 2008 Cumbba Home Club* Ümraniye 78 daire, dubleks 1+1, 3+1, 4+1, 4+2, ,00-274,00 N/A N/A N/A Anahtar Teslim, Beyaz Eşyalı N/A 2008 Helenium Park Ümraniye 108 daire 2+1, ,00-148, Anahtar Teslim, Beyaz Eşyalı Sweet Home Ümraniye 68 daire 2+1, ,00-150, Anahtar Teslim Green Garden Ümraniye 96 daire ,00-165, Anahtar Teslim, Beyaz Eşyalı N/A 2007 Platin Konutları* Ümraniye 44 daire 2+1, ,00-113,00 N/A N/A N/A Anahtar Teslim, Beyaz Eşyalı Elite Life* Ümraniye 450 daire 2+1, ,00-170,00 N/A N/A N/A Anahtar Teslim Meritlife Bulvar Ümraniye 116 daire, dubleks 2+1, ,00-220, Anahtar Teslim Vizyon Ataşehir Ümraniye 54 daire 1+1, 2+1, , Anahtar Teslim Polaris Rezidans Ümraniye 85 daire 1+1,2+1,3+1, ,00-230, Anahtar Teslim, Beyaz Eşyalı N/A 2008 Atapol Rezidans Ümraniye 213 daire 1+1,3+1,4+1 60,00-145, Anahtar Teslim Dora Park Ümraniye 399 daire 2+1, ,00-148, Anahtar Teslim Meritlife Park* Ümraniye 124 daire 2+1, 3+1, ,00-165,00 N/A N/A N/A Anahtar Teslim Projects at Construction or Sales Stage Nezih Tower Ümraniye 94 daire 2+1, ,00-144, Anahtar Teslim N/A 2012 Sarissa İstanbul Ümraniye 406 daire, dubleks 1+1, 3+1, ,00-259, Anahtar Teslim Pera Evleri Ümraniye 72 daire 2+1, ,00-165, Anahtar Teslim Dream Towers Residence Ümraniye 177 daire, dubleks 1+1, 2+1, 3+1, ,64-225, Anahtar Teslim Canan Residence Ümraniye 269 daire 1+1, 2+1, 3+1, ,97-227, Anahtar Teslim Lavella Konutları Ümraniye 564 daire, dubleks 2+1, 3+1, 4+1, ,00-235, Anahtar Teslim Hayat Merit Life Ümraniye 138 daire 1+1, 2+1, ,00-140, Anahtar Teslim Nev Park Ümraniye 120 daire, dubleks 3+1, ,70-281, Anahtar Teslim Ataşehir Premium Ümraniye 84 daire, dubleks 2+1, 3+1, ,00-250, Anahtar Teslim Sarphan Park Residence Ümraniye 340 stüdyo,daire 1+0, 1+1, 2+1, ,00-173, Anahtar Teslim, Beyaz Eşyalı Ada City Ümraniye 110 daire ,00-130, Anahtar Teslim Suryapı Exen Ümraniye daire, dubleks 1+1, 2+1, 3+1, Anahtar Teslim Yüksel City Ümraniye 77 daire 1+1, 2+1, Anahtar Teslim TOTAL *No sale

Higher rates of returns are expected in this area for housing projects, thanks to transport connections and close location of Ataşehir, where prices have appreciated in recent years.

6 Distribution of Şerifali Region Housing Projects Existing Projects 1 Anfora Konutları 2 Yeşil Park Evleri 3 Twins Rezidans* 4 Petek Konutları* 5 Cumbba Home Club* 6 Helenium Park 7 Sweet Home 8 Green Garden 9 Platin Konutları* 10 Elite Life* 11 Meritlife Bulvar 12 Vizyon Ataşehir 13 Polaris Rezidans 14 Atapol Rezidans 15 Dora Park 16 Meritlife Park* Projects at Construction or Sales Stage 1 Nezih Tower 2 Sarissa İstanbul 3 Pera Evleri 4 Dream Towers Residence 5 Canan Residence 6 Lavella Konutları 7 Hayat Merit Life 8 Nev Park 9 Ataşehir Premium 10 Sarphan Park Residence 11 Ada City 12 Suryapı Exen 13 Yüksel City Analysis of Unit Sqm Prices Increases for Branded Housing in the Region

Park* Projects at Construction or Sales Stage 1 Nezih Tower 2 Sarissa İstanbul 3 Pera Evleri 4 Dream Towers Residence 5 Canan Residence 6 Lavella Konutları 7 Hayat Merit Life

7 About EVA Real Estate Appraisal & Consultancy Company: The company holding 3 different certificates in its field of specialization was founded in 2008 by Cansel Turgut Yazıcı and Özdil Şahin and is listed as a Licensed Appraisal Company as authorized by the Capital Market Board. EVA Appraisal & Consultancy Company authorized to render real estate appraisal service to banks is the first real estate appraisal company in Turkey regulated by the British RICS (Royal Institution of Chartered Surveyors). The fields of expertise of the company are appraisal studies for any kind of real estate, sector and market analysis reports, appraisal of rights and benefits on real estates, appraisal of machinery parks, feasibility and location analysis studies, highest and best use analysis studies and investment progression reports for financial institutions. Contact: / mail@evagyd.com

EVA Appraisal & Consultancy Company authorized to render real estate appraisal service to banks is the first real estate appraisal company in Turkey regulated by the British RICS (Royal Institution

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