COVERED BOND INVESTOR REPORT Reference date 30/04/2018

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1 Counterparties Issuer Sellers Guarantor Servicer Calculation Agent Liability Swap Provider Asset Swap Provider Italian Account Provider English Account Provider IW Bank S.p.A. and UBI Banca S.p.A. UBI Finance S.r.l. n.a. Bank of New York Mellon - London Branch Denomination ISIN Series (*) Issue Date Maturity Date Currency Principal Coupon UBI BANCA 4,000% CB due 16/12/2019 IT nd 16/12/ /12/2019 Eur , ,00 UBI BANCA TV CB due 30/04/2022 IT rd (private placement) 30/04/ /04/2022 Eur , ,64 UBI BANCA 5,250% CB due 28/01/2021 IT th 28/01/ /01/2021 Eur , ,00 UBI BANCA 3,125% CB due 14/10/2020 IT th 14/10/ /10/2020 Eur , ,00 UBI BANCA 3,125% CB due 05/02/2024 IT th 05/02/ /02/2024 Eur , ,00 UBI BANCA 1,25% CB due 07/02/2025 IT th 07/11/ /02/2025 Eur , ,00 UBI BANCA 1% CB due 27/01/2023 IT th 27/10/ /01/2023 Eur , ,00 UBI BANCA TV CB due 14/12/2022 IT th (private placement) 14/12/ /12/2022 Eur , ,78 UBI BANCA TV CB due 23/12/2018 IT st (private placement) 23/06/ /12/2018 Eur ,00 - UBI BANCA 0,375% CB due 14/09/2026 IT nd 14/09/ /09/2026 Eur , ,00 UBI BANCA 1,125% CB due 04/10/2027 IT rd 04/10/ /10/2027 Eur , ,00 UBI BANCA 0,50% CB due 15/07/2024 IT th 15/01/ /07/2024 Eur , ,00 UBI BANCA 0,50% CB due 15/01/2030 IT th 15/01/ /01/2030 Eur , ,00 UBI BANCA 1,780% CB due 23/02/2033 IT th 23/02/ /02/2033 Eur , ,00 UBI BANCA 1,750% CB due 25/02/2033 IT th 26/02/ /02/2033 Eur , ,00 (*) Please be informed that all redeemed notes have not been included in the list above. Total amount ,00 Nominal Value Test (*) A= ,97 B= ,39 (**) C= - Adjusted Outstanding Principal Balance Principal Account plus Top-Up Assets Adjusted Outstanding Principal Balance of other eligible assets F= ,00 Principal Amount Outstanding of all Series of Covered Bonds Total A*P+B+C>=F Pass Pass / Fail P= Asset Percentage 93,00% Amount of Credit Support ,01 Result of the overcollateralisation in the Nominal Value Test (*) The amounts are net of loans which presently are not eligible (**) For this report Top-Up Assets are represented by eligible investments only. NPV Test (*) A ,45 B ,88 NPV Assets plus or minus asset swap NPV CB plus or minus CB swap TEST A>B Pass Pass / Fail (*)The amounts are net of loans which presently are not eligible 1

2 Interest Cover Test (*) A= ,25 Interest on Interest Account B= 0,00 Asset Swap Differential C= ,72 Interest due in the next 12 months D= 0,00 Interest expected to be received from the Eligible Investments E= ,68 Interest Payments due under all outstanding Series of Covered Bonds F= ,34 Senior Liabilities G= 0,00 Payments due by the Guarantor under any Swap Agreement A+B+C+D>=E+F+G Pass Pass/ Fail (*) The amounts are net of loans which presently are not eligible Top Up Asset Test Top-up Assets - Public Entities Securities - Collections ,64 Recoveries - Other (*) - TOTAL Top-up Assets Seller ,64 Are the Total Top-up Assets Seller >15% No If Yes, Excess Top-up Amount of Seller 0,00 ( Amount to be Transferred to Guarantor in the next Calculation Period if not cured via repayment of Term Loan) (*) The item "other" in this report is represented by eligible investments only. UBI Finance Accounts at the Reference Date (Opened with Bank of New York Mellon-London Branch) Interests Account ,79 Principal Account ,28 Reserve fund Account ,86 Securities Account (*) - Total ,93 UBI Finance Assets and Liabilities Cash ,64 Mortgages ,42 Authorised Investments / Substitution Assets (*) - Total ,06 Subordinated Loan ,82 Other ,15 Total ,97 (*) qualified investments, included investment of Reserve Fund Amount Credit Ratings at the Reference Date Short Term Short Term Short Term Short Term Long Term Long Term Long Term Long Term (Moody's) (S&P) (Fitch) (Dbrs) (Moody's) (S&P) (Fitch) (Dbrs) UBI Banca P-2 A-3 F3 R-2 (high) Baa2 BBB- BBB- BBB UBI Banca Event of Default? NO NO NO NO NO NO NO NO UBI Finance Srl Event of Default? NO NO NO NO NO NO NO NO Pool assets Analysis Provisional Pool Summary EUR Aggregate current Principal Outstanding Balance ,42 Aggregate original Principal Outstanding Balance ,83 Average current Principal Outstanding Balance ,35 Average original Principal Outstanding Balance ,42 Maximum current Principal Outstanding Balance ,92 Maximum original Principal Outstanding Balance ,00 Total number of Loans Weighted average seasoning (months) 90,42 Weighted average remaining maturity (months) 203,26 Weighted average original term (months) 293,69 Weighted average Current LTV (%)- (indexed) 51,60% Weighted average Original LTV (%) 62,47% Weighted average interest rate (%) 1,91% % of Floating Rate Assets (By Outstanding Balance) 81,01% % of Fixed Rate Assets (By Outstanding Balance) 18,99% Residential Mortgages Loans 100,00% Collateral Currency EUR 2

3 Current Loan Amount / Current Market Value (indexed) Number of Loans % Current Balance % 0% - 20% ,43% ,66 8,98% 20% - 30% ,25% ,17 9,87% 30% - 40% ,40% ,57 12,16% 40% - 50% ,47% ,66 13,66% 50% - 60% ,01% ,15 14,82% 60% - 70% ,19% ,30 18,63% 70% - 80% ,56% ,97 17,22% >80% ,70% ,94 4,65% Outstanding Loan Amount Number of Loans % Current Balance % 0-37, ,35% ,39 7,67% 37,501-75, ,40% ,13 20,91% 75, , ,50% ,63 17,96% 100, , ,17% ,56 29,19% 150, , ,43% ,35 12,26% 200, , ,72% ,19 5,04% 250, , ,27% ,98 5,33% > 500, ,16% ,19 1,65% Interest Type Number of Loans % Current Balance % Fixed rate ,64% ,96 18,99% Floating rate ,36% ,46 81,01% Currency Number of Loans % Current Balance % Eur Other Currencies 0 0,00% 0,00 0,00% Originator Number of Loans % Current Balance % IW Bank (formerly UBI Banca Private Investment ) ,17% ,81 1,26% Ubi Banca ,83% ,61 98,74% Maturity Date Number of Loans % Current Balance % ,003% ,13 0,0003% ,18% ,04 0,05% ,63% ,43 4,48% ,03% ,20 14,52% ,04% ,42 18,34% ,31% ,04 24,61% ,51% ,05 23,16% ,25% ,87 12,76% > ,05% ,24 2,09% Original Loan Amount / Original Market Value (*) Number of Loans % Current Balance % 0% - 20% ,64% ,55 2,26% 20% - 30% ,76% ,27 4,60% 30% - 40% ,30% ,98 8,13% 40% - 50% ,66% ,21 11,45% 50% - 60% ,27% ,12 13,79% 60% - 70% ,42% ,80 15,89% 70% - 80% ,42% ,50 36,64% > 80% ,53% ,99 7,24% (*) It refers to the LTV at the time of granting of the loan 3

4 Seasoning (months) Number of Loans % Current Balance % ,000% 0,00 0,000% ,84% ,26 5,56% ,11% ,84 15,87% ,94% ,96 9,65% ,37% ,23 24,31% ,51% ,61 40,45% > ,22% ,52 4,17% Payment Number of Loans % Current Balance % Monthly ,20% ,62 97,49% Quarterly 818 0,46% ,75 0,47% Semi-Annual ,56% ,18 1,21% Annual 0 0,000% 0,00 0,00% Other ,78% ,87 0,83% Geographical Distribution Number of Loans % Current Balance % Piemonte ,26% ,34 8,49% Valle D'Aosta 166 0,09% ,43 0,11% Lombardia ,68% ,56 47,31% Trentino Alto Adige 130 0,07% ,08 0,09% Veneto ,45% ,06 2,75% Friuli Venezia Giulia ,60% ,29 0,53% Liguria ,21% ,78 4,54% Emilia Romagna ,95% ,70 3,20% Toscana ,79% ,51 1,03% Umbria ,88% ,12 0,76% Marche ,61% ,60 2,96% Lazio ,52% ,15 10,59% Abruzzo ,14% ,58 1,04% Molise 636 0,35% ,15 0,25% Campania ,41% ,27 5,91% Puglia ,26% ,80 3,61% Basilicata ,69% ,65 0,45% Calabria ,95% ,23 2,62% Sicilia ,47% ,36 1,74% Sardegna ,62% ,76 1,99% Current and delays Number of Loans % Current Balance % Current <= 1m ,29% ,78 94,37% 1<=2m 640 0,36% ,44 0,37% 2<=3m 618 0,34% ,61 0,37% 3<=6m 725 0,40% ,32 0,46% 6<=12m 925 0,51% ,97 0,57% >= ,09% ,30 3,86% Public Sector Bonds Denomination ISIN Issuer Issue Date Maturity Date Currency Outstanding Principal MtM Value Total amount - - Contact If you have any queries regarding this report please contact: UBI Banca - Investor Relations investor.relations@ubibanca.it phone or UBI Banca - Funzione Amm.ne Società Veicolo Calculation.Agent@ubibanca.it 4

5 With reference to the transaction specified above, this report is prepared by Unione di Banche Italiane S.p.A. acting as calculation agent (the Calculation Agent or UBI ) in accordance with the criteria described in the relevant transaction documents (the Transaction Documents ). Terms and expressions used in this report have the respective meanings given to them in the Transaction Documents. Certain information included in this report may be provided by other agents appointed under the Transaction Documents. The Calculation Agent shall be entitled to, and may, rely upon the information and reports received by such agents and will not be required to verify the accuracy or completeness of such notice, reports or information received by them. Calculations contained in this report are made in accordance with the criteria described in the Transaction Documents. This document is provided for information purposes only and does not constitute or form part of, nor may it be construed so as to constitute or form part of, an offer, or the solicitation of any offer, to buy, sell or subscribe for any securities mentioned herein, nor is it intended to provide an evaluation of the risk related to an investment in such securities or for use by any person in making investment decisions. The information provided in the report cannot substitute the obtaining of independent financial advice. If this document has been sent to you in electronic form, you are reminded that documents transmitted via this medium may be altered or changed during the process of electronic transmission and consequently neither UBI nor its subsidiaries or affiliates, or any of their respective directors, managers, officers or employees, accepts any liability or responsibility whatsoever in respect of any difference between the documents distributed to you in electronic format and the copy made available on UBI s website. Neither UBI nor its subsidiaries or affiliates, or any of their respective directors, managers, officers or employees shall have any responsibility or liability as to their fairness, accuracy, completeness or reliability or for any loss or damage howsoever arising from or otherwise in connection with the use of this document 5