Core Markets

Portfolio Listing

Federal Realty Investment Trust is an equity real estate investment trust (REIT) specializing in the ownership, management and redevelopment of high-quality retail properties, including shopping centers and urban, mixed-use properties. Federal Realty’s portfolio is located in strategically selected metropolitan markets in the Northeast, Mid-Atlantic, California, and Florida.

The Trust’s principal competitive advantages stem from property locations, which are widely recognized for having very strong demographics, including dense populations, high household incomes and significant barriers to entry. These competitive advantages result in strong consumer demand, outstanding sales and superior operating results.

A key element of the Trust’s strategy for maximizing income and increasing property value is redevelopment and remerchandising. From simple improvements such as façade renovations to more comprehensive reconfigurations, these redevelopments typically improve rental and occupancy rates. In addition, the Trust has significant experience in the master planning, design, redevelopment, and operations of mixed-use properties. Investments in these redevelopments are justified on a return-on-invested-capital basis, include risk mitigation measures and compete for capital with acquisition opportunities available to the Trust.

Also contributing to the future growth of Federal Realty is the ability to acquire operating properties within our core markets that possess value-enhancing opportunities. In addition, Federal Realty seeks to acquire stabilized, supermarket-anchored shopping centers in the Trust’s target markets.

Over its 50-year history, Federal Realty has produced an outstanding track record, including growth in dividends per share. The Trust has paid quarterly dividends to its shareholders continuously since its founding in 1962, and has increased its dividend rate for 46 consecutive years, the longest consecutive record in the REIT industry.

Shares of Federal Realty are traded on the New York Stock Exchange under the symbol FRT. For additional information about Federal Realty, please visit www.federalrealty.com.

CORPORATE HEADQUARTERS1626 East Jefferson Street Rockville, MD 20852PH 301.998.8100FX 301.998.3700

REGIONAL OFFICES Boston 5 Middlesex Avenue, Suite 401Somerville, MA 02145PH 617.684.1500FX 617.623.3601

Los AngeLes2041 Rosecrans Avenue, Suite 245El Segundo, CA 90245PH 310.414.5280FX 310.333.0766

PhiL AdeLPhiA50 East Wynnewood Road, Suite 200Wynnewood, PA 19096PH 610.896.5870FX 610.896.5876

sAn Jose356 Santana Row, Suite 1005 San Jose, CA 95128PH 408.551.4600FX 408.551.4616

south FLoridA7015 Beracasa Way, Suite 204Boca Raton, FL 33433PH 561.347.6522FX 561.368.6223

www.federalrealty.com

BOSTON

NEW YORK

PHILADELPHIA

WASHINGTON, DC

BALTIMORE

NORTHERN CALIFORNIA

SOUTHERN CALIFORNIA

.WASHINGTON, D.C.

MARYLAND

MARYLAND

VIRGINIA

BALTIMORE, MDMARYLAND

NEW JERSEY

PENNSYLVANIAPHILADELPHIA

NEW JERSEY

CONNECTICUT

NEW YORK

NEW YORK

LONG ISLAND

MASSACHUSETTS

CONNECTICUT

BOSTONCALIFORNIA

LOS GATOS SAN JOSE

SAN FRANCISCO

BOCA RATON

SOUTH FLORIDA

FLORIDA

DAVIE

CALIFORNIA

SAN DIEGO

PASADENA

SANTA MONICA LOS ANGELES

ILLINOIS

CHICAGO

MAssAChusettsAssembly square Marketplace/Assembly row Somerville, Massachusetts 336,000 square feet T.J. Maxx, Bed Bath & Beyond, Staples, Kmart, Christmas Tree Shops, Sports Authority, A.C. Moorewww.assemblyrow.com

Atlantic Plaza North Reading, Massachusetts 123,000 square feet Stop & Shop

Campus Plaza Bridgewater, Massachusetts 116,000 square feet Roche Bros., Burlington Coat Factory

Chelsea Commons Chelsea, Massachusetts 222,000 square feet Home Depot, Planet Fitness, Save-A-Lot, CVS Pharmacy

dedham PlazaDedham, Massachusetts 241,000 square feet Star Market, Dress Barn, Panera Bread

Linden square Wellesley, Massachusetts 224,000 square feet Roche Bros., California Pizza Kitchen, CVS Pharmacy, National Jean Co., Starbucks, Bank of Americawww.shoplindensquare.com

north dartmouth North Dartmouth, Massachusetts 48,000 square feet Stop & Shop

Pleasant shops Weymouth, Massachusetts 130,000 square feet Whole Foods, Marshalls, Starbucks, CVS Pharmacy

Queen Anne Plaza Norwell, Massachusetts 149,000 square feet T.J. Maxx, Hannaford, HomeGoods

saugus Plaza Saugus, Massachusetts 170,000 square feet Kmart, Super Stop & Shop

MiChigAn gratiot Plaza Roseville, Michigan 217,000 square feet Kroger, Bed Bath & Beyond, Best Buy, DSW

neW JerseY Brick Plaza Brick, New Jersey 416,000 square feet A&P Grocery Store, Barnes & Noble, AMC Loews, The Sports Authority, The Bon Ton, PetSmart

Brook 35 Sea Girt, New Jersey 91,000 square feet Banana Republic, Gap, Talbots, Starbucks www.brook35plaza.com ellisburg Cherry Hill, New Jersey 268,000 square feet Stein Mart, Buy Buy Baby

Mercer Mall Lawrenceville, New Jersey 501,000 square feet ShopRite, DSW, Ross Dress For Less, Bed Bath & Beyond, T.J. Maxx, Raymour & Flanigan Furniture, Office Depot

the grove at shewsburyShewsbury, New Jersey 188,000 square feet Brooks Brothers, Gap, Lululemon Pottery Barn, J.Crew www.thegroveatshrewsbury.com

troy hills shopping CenterParsippany-Troy, New Jersey 207,000 square feet Pathmark, PETCO, LA Fitness

neW YorKFresh Meadows Queens, New York 406,000 square feet AMC Lowes, Kohl’s, CVS Pharmacy, Island of Gold, Michaels, Starbucks, Modell’s

greenlawn Plaza Greenlawn, New York 106,000 square feet Waldbaum’s, Tuesday Morning

hauppauge shopping CenterHauppauge, New York 134,000 square feet ShopRite, A.C. Moore

huntington shopping CenterHuntington, New York 279,000 square feet Bed Bath & Beyond, Nordstrom Rack, Michaels, Buy Buy Baby

huntington square East Northport, New York74,000 square feet Barnes & Noble, Dress Barn, Chase Bank

Melville MallHuntington, New York246,000 square feetMarshalls, Kohl’s, Dick’s Sporting Goods, Waldbaum’s

north CAroLinA eastgate Chapel Hill, North Carolina 153,000 square feet Stein Mart, Chico’s, Talbots, Rite Aid, Trader Joe’s, EVOS, Massage Envywww.shoppingeastgate.com

PennsYLVAniA Andorra shopping CenterPhiladelphia, Pennsylvania 265,000 square feet Kohl’s, Acme Markets, LA Fitness, Rite Aid, Staples

Bala Cynwyd shopping CenterBala Cynwyd, Pennsylvania 295,000 square feet Lord & Taylor, Acme Markets, Dress Barn, LA Fitness, Michaels

Flourtown shopping CenterFlourtown, Pennsylvania 160,000 square feet Giant Food, Hollywood Tans

Lancaster shopping Center Lancaster, Pennsylvania 127,000 square feet Giant Food, Michaels

Langhorne square shopping CenterLevittown, Pennsylvania 219,000 square feet Redner’s Supermarket, Marshalls, Panera Bread, Planet Fitness

Lawrence Park shopping CenterBroomall, Pennsylvania 354,000 square feet Acme Market, T.J. Maxx, HomeGoods, Kaplan Career Institute

northeast shopping CenterPhiladelphia, Pennsylvania 288,000 square feet Marshalls, Burlington Coat Factory, Home Gallery

town Center of new BritainNew Britain, Pennsylvania 124,000 square feet Giant Food, Rite Aid

Willow grove shopping CenterWillow Grove, Pennsylvania 212,000 square feet Marshalls, Barnes & Noble, HomeGoods

Wynnewood shopping CenterWynnewood, Pennsylvania 251,000 square feet Giant Food, Bed Bath & Beyond, Old Navywww.shopsatwynnewood.com

teXAs houston streetSan Antonio, Texas175,000 square feet

the Court Buildings 217 e. houston st. Bohanan’s

the schaum Building 225-229 e. houston st. Palm Restaurant

the Vogue Building301 e. houston st. Toscana Ristorante

the Kress Building311–315 e. houston st.Texas de Brazil

the Maverick Building400 e. houston st.

the stuart Building 306 e. houston st.

the Walgreen Building 300 e. houston st. Walgreens Drugs

the Valencia hotel Building 160 e. houston st. Hotel Valencia, Acenar Restaurant

VirginiA29th Place (shoppers’ World)Charlottesville, Virginia 169,000 square feet Staples, Starbucks, DSW, Advanced Auto Parts

Barcroft Plaza Falls Church, Virginia 101,000 square feet Bank of America, Harris Teeter, Starbucks, Subway

Barracks road shopping CenterCharlottesville, Virginia 497,000 square feet Harris Teeter, Bed Bath & Beyond, Michaels, Old Navy, CVS Pharmacy, Kroger, Anthropologie, Ulta, www.barracksroad.com Falls Plaza Falls Church, Virginia 144,000 square feet Giant Food, CVS Pharmacy, Staples, Starbucks

idylwood Plaza Falls Church, Virginia 73,000 square feet Whole Foods, Gym Source, Jason’s Deli, Starbucks

Leesburg Plaza Leesburg, Virginia 236,000 square feet Giant Food, Pier 1, PetSmart, Office Depot Loehmann’s Plaza Falls Church, Virginia 261,000 square feet Jos. A. Bank, Celebrity Delly, CVS Pharmacy, LA Fitness, Giant Food

Mount Vernon Plaza Alexandria, Virginia 572,000 square feet Shoppers Food Warehouse, Staples, T.J. Maxx, Home Depot, Michaels Bed Bath & Beyond

old Keene Mill shopping CenterSpringfield, Virginia 92,000 square feet Whole Foods, Washington Sports Club, Starbucks, Walgreens

Pan Am shopping CenterFairfax, Virginia 227,000 square feet Safeway, Micro Center, Michaels, CVS Pharmacy, Starbucks

Pentagon row Arlington, Virginia 297,000 square feet Harris Teeter, Bed Bath & Beyond, DSW, Elizabeth Arden Red Door Salon, Hudson Trail Outfitters, Cost Plus World Marketwww.pentagonrow.com

Pike 7 PlazaVienna, Virginia 164,000 square feet T.J. Maxx, Staples, DSW, Panera Bread, Sakura Japanese Steakhouse

the shops at Willow Lawn Richmond, Virginia 439,000 square feet Old Navy, Kroger Supermarket, Bath & Body Works, Gold’s Gym, Panera Bread, Stapleswww.willowlawn.com

tower shopping CenterSpringfield, Virginia 112,000 square feet Talbots, Virginia Fine Wines, L.A. Mart

tysons station Falls Church, Virginia 49,000 square feet Trader Joe’s

Village at shirlington Arlington, Virginia 261,000 square feet Harris Teeter, Carlyle Grand Cafe, Capitol City Brewing Company, CakeLove, Busboys and Poets, Guapos, Thrive Pilates, Cineplex www.villageatshirlington.com

CALiForniA150 Post streetSan Francisco, California 103,000 square feet Brooks Brothers, H&M

Colorado BoulevardPasadena, California69,000 square feet

14 n. Fair oaks Ave. Pottery Barn

140–168 W. Colorado Blvd. Banana Republic

Crow Canyon CommonsSan Ramon, California242,000 square feetLoehmann’s, Rite Aid Pharmacy, Lucky

east Bay BridgeEmeryville & Oakland, California438,000 square feetHome Depot, Michaels, Target, Pak-N-Save

escondido Promenade Escondido, California 297,000 square feet Toys R Us, T.J. Maxx, Dick’s, Target*, Mervyns** Target and Mervyns not owned by FRITwww.escondidopromenade.com

hermosa Avenue1221–1237 Hermosa Beach, California 22,000 square feet Chase Bank, Frosted Cupcakery

hollywood BoulevardHollywood, California140,000 square feet

Petersen Building 7001 hollywood Blvd.

galaxy Building 7021 hollywood Blvd. DSW, LA Fitness, Fresh & Easy, CVS Pharmacy

Kings CourtLos Gatos, California 80,000 square feet Lunardi’s, CVS Pharmacy www.kingscourtlg.com

old town CenterLos Gatos, California 96,000 square feet Banana Republic, California Cafe, Gap, Sur La Tablewww.shopsatoldtowncenter.com

Plaza el segunoEl Segundo, California 381,000 square feet H&M, Anthropologie, HomeGoods, Whole Foods, Dick’s Sporting Goodswww.plazaelsegundo.com

santana row San Jose, California 647,000 square feet CinéArts Theatres, The Container Store, Crate & Barrel, Gucci, H&M, Yardhouse www.santanarow.com

third street PromenadeSanta Monica, California209,000 square feet

301 Arizona Ave.Rockenwagner Bakery

1202 third st.Banana Republic

1222–1226 third st.J. Crew

1225 third st. Club Monaco

1232–1240 third st.Old Navy

1251–1253 third st.Loteria Grill

1337 third st. Express

1343–1349 third st.Madewell, Skechers

1344 third st.Steve Madden

214 Wilshire Blvd. Knoll Furniture, California Pizza Kitchen

Westgate MallSan Jose, California 636,000 square feet Target, Old Navy, Michaels, Ross Dress For Less, Nordstrom Rack, Burlington Coat Factorywww.shopsatwestgatemall.com

ConneCtiCutBristol Plaza Bristol, Connecticut 267,000 square feet Stop & Shop, T.J. Maxx, Starbucks

darienDarien, Connecticut95,000 square feetEquinox, Stop & Shop, Walgreens

greenwich AvenueGreenwich, Connecticut35,000 square feetSaks Fifth Avenue

distriCt oF CoLuMBiAFriendship Center Washington, D.C. 119,000 square feet Maggiano’s, DSW, Nordstrom Rack

sam’s Park & shop Washington, D.C. 49,000 square feet PETCO, Palena

FLoridACourtyard shops at WellingtonWellington, Florida130,000 square feet Publix, Bank of Americawww.courtyardshopsatwellington.com

del Mar Village Boca Raton, Florida 179,000 square feet Winn-Dixie, CVS Pharmacywww.shopsatdelmar.com

tower shops Davie, Florida 369,000 square feet DSW, T.J. Maxx, Ulta, Old Navy

iLLinoisCrossroads shopping CenterHighland Park, Illinois 168,000 square feet Guitar Center, Golfsmith, LA Fitness

Finley square shopping CenterDowners Grove, Illinois 313,000 square feet Bed Bath & Beyond, Buy Buy Baby, PetSmart, Chipotle

garden Market shopping CenterWestern Springs, Illinois 140,000 square feet Mariano’s Fresh Market, Walgreens

north Lake CommonsLake Zurich, Illinois 129,000 square feetMassage Envy

MArYLAndBethesda row Bethesda, Maryland 533,000 square feet Giant Food, Aveda, Cafe Deluxe, Mon Ami Gabi, Jaleo, Landmark Theatre, Mussel Bar by RW, Sweetgreen, Apple, Lebanese Taverna, Georgetown Cupcake, Equinox Fitness, American Tap Roomwww.bethesdarow.com

Congressional Plaza Rockville, Maryland 328,000 square feet The Container Store, The Fresh Market, Buy Buy Baby, Loft, Ulta, Matchbox, White House/Black Market, Neiman Marcus Last Call Studio www.congressionalplaza.com

Courthouse Center Rockville, Maryland 35,000 square feet Rockville Interiors

Federal Plaza Rockville, Maryland 248,000 square feet Ross Dress For Less, T.J. Maxx, Trader Joe’s, Five Below, Micro Center, Silver Diner

Free state shopping CenterBowie, Maryland 279,000 square feet Giant, Office Depot, Ross Dress for Less, T.J. Maxx

gaithersburg square Gaithersburg, Maryland 207,000 square feet Bed Bath & Beyond, Ross Dress For Less, CVS Pharmacy, Chipotle

governor Plaza Glen Burnie, Maryland 267,000 square feet AC Moore, Aldi, Panera Bread, Bally Total Fitness, PETCO, LA Fitness

LaurelLaurel, Maryland 388,000 square feet Giant Food, CVS Pharmacy, LA Fitness, Marshalls www.laurelshoppingcenter.com

Mid-Pike Plaza/Pike & rose Rockville, Maryland 59,000 square feet Starbucks www.pikeandrose.com

Montrose Crossing Rockville, Maryland 363,000 square feet Giant Food, Sports Authority, Marshalls, Starbucks

Perring Plaza Baltimore, Maryland 395,000 square feet Home Depot, Shoppers Food Warehouse, Burlington Coat Factory, Micro Center

Plaza del Mercado Silver Spring, Maryland 96,000 square feet CVS Pharmacy

Quince orchard Gaithersburg, Maryland 261,000 square feet LA Fitness, Staples

rockville town square Rockville, Maryland 187,000 square feet CVS Pharmacy, Gold’s Gym, Gordon Biersch, Noodles & Co., Spice Xing, Thai Pavilion, Five Guys, Buffalo Wild Wings www.rockvilletownsquare.com

rollingwood Apartments Silver Spring, Maryland www.rollingwood-apts.com

the AVenue at White MarshBaltimore, Maryland297,000 square feet A.C. Moore, AMC Loews, Old Navy, Ulta, Men’s Wearhousewww.theavenueatwhitemarsh.com

the shoppes at nottingham squareBaltimore, Maryland 32,000 square feet Starbucks, Mattress Discounters, Next Day Blinds

White Marsh otherBaltimore, Maryland70,000 square feet

Byron station shopping CenterCasa Mia’s

White Marsh ground Leases Bertucci’s, TGI Friday’s, Red Lobster

White Marsh Plaza80,000 square feet Giant Food

Wildwood shopping CenterBethesda, Maryland 84,000 square feet Balducci’s, Starbucks, Elizabeth Arden Red Door Salon, South Moon Under, bluemercury, CVS Pharmacywww.shopsatwildwood.com

AS OF 12/31/2013 Properties acquired through joint venture with Clarion Lion Properties Fund