FUND UPDATE NZ Mortgage Income Trust (No2 Fund) Registered scheme: NZ Mortgage Income Trust (No2 Fund) 31 December 2017

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1 FUND UPDATE Fund name: NZ Mortgage Income Trust (No2 Fund) Registered scheme: NZ Mortgage Income Trust (No2 Fund) 31 December 2017 What is the purpose of this update? This document tells you how NZ Mortgage Income Trust (No2 Fund) Group Investment Fund ( NZMIT No2 GIF ) has performed and what fees were charged. The document will help you to compare the fund with other funds. Fund Managers Otago Limited ( Manager ) prepared this update in accordance with the Financial Markets Conduct Act This information is not audited and may be updated. Description of this Fund The NZMIT No2 GIF holds cash deposits with registered banks and loans secured by registered first mortgages over land and buildings. The investment objective is to provide investors with an income return at a level normally better than bank deposits and competitive with comparable investment products. Total value of the fund: $11,786,159 The date the Fund started: 18 October 2007 What are the risks of investing? Risk Indicator for NZMIT No2 GIF Potentially lower returns Potentially higher returns Lower risk Higher risk The risk indicator is rated from 1 (low) to 7 (High). The rating reflects how much the value of the NZMIT No2 GIF s assets goes up and down (volatility). A higher risk generally means higher potential returns over time, but more ups and downs along the way. To help you clarify your own attitude to risk, you can seek financial advice or work out your risk profile at Note that even the lowest category does not mean a risk-free investment, and there are other risks that are not captured by this rating. This risk indicator is not a guarantee of a fund s future performance. The risk indicator is based on the returns data for the 5 year period ending 31 December While risk indicators are usually relatively stable, they do shift from time to time. The risk indicator will continue to be updated in future fund updates. See the product disclosure statement (PDS) for more information about the risks associated with investing in this fund. How has the fund performed? Annual return (after deductions for charges and tax) Annual return (after deductions for charges but before tax) Market index annual return (reflects no deduction for charges and tax) Average over past 5 years Past year 4.56% 3.96% 4.56% 3.96% 3.70% 3.33% The market index return is based on the weighted average registered banks six month deposit rate (as published by the Reserve Bank of New Zealand). Additional information about the market index is available on the offer register.

2 Annual return (%) 9.00% 8.00% 7.00% 6.00% 5.00% 4.00% 3.00% 2.00% 1.00% 8.41% 8.06% No2 Fund Annual return 6.88% 7.04% Market index annual return 6.27% 6.40% 5.63% 5.49% 4.72% 4.74% 4.27% 4.21% 4.04% 4.14% 3.88% 4.01% 3.80% 3.58% 3.26% 4.01% 0.00% Average annual Previous complete disclosure years return The above graph shows the return after fund charges and tax for each year ending 31 March for the last 9 years being the complete years since inception. The last column shows the average annual return since the Fund started up to 31 December Important: This does not tell you how the fund will perform in the future. What fees are investors charged? Investors in the NZMIT No2 Fund GIF are charged fund charges. In the year to 31 March 2017 these were: % of net asset value (A) Total Fund charges = B + C + D Which are made up of - (B) Total management and administration charges = E + F Including - (E)Manager s basic fee (F)Other management and administration charges (C) Total performance-based fees (D) Other Charges 2.96% 2.96% 1.75% 1.21% Nil Nil Note: Management fees increased from 1.50% of FUM to 1.75% from 1 April Investors may also be charged individual action fees for specific actions or decisions (example, for withdrawing from or switching funds). See PDS for more information about those fees. Example of how this applies to an investor. Small differences in fees and charges can have a big impact on your investment over the long term. Max had $10,000 in the fund at the start of the year and did not make any further contributions. At the end of the year, Max received a return after fund charges were deducted of $300 (that is a 3% of his initial investment). Max paid no other charges. This gives Max a total return after tax of $300 for the year.

3 What does the Fund invest in? The following table shows the types of assets that the fund invests in. Target investment mix Cash and cash equivalents 5% - 25% Unlisted property 75% - 95% Actual investment mix as at 31 December 2017 Actual Investment Mix Cash & cash equivalents Unlisted property Cash and cash equivalents are term deposits and deposits on call with New Zealand registered banks and other liquid assets. Unlisted property is mortgage loans secured by registered first mortgages over land and buildings in New Zealand Top 10 investments Name Percentage of fund net assets Type Country Credit rating (if applicable) ANZ Bank 15.48% Cash New Zealand AA Residential Wellington 3.58% Unlisted property New Zealand unrated Residential Canterbury 3.57% Unlisted property New Zealand unrated Residential Waikato 3.46% Unlisted property New Zealand unrated Commercial 3.35% Unlisted property New Zealand unrated Wellington Commercial 3.01% Unlisted property New Zealand unrated Canterbury Residential Bay of 2.99% Unlisted property New Zealand unrated Plenty Residential Gisborne 2.97% Unlisted property New Zealand unrated Commercial Auckland 2.88% Unlisted property New Zealand unrated Commercial Auckland 2.80% Unlisted property New Zealand unrated The total value of the 10 individual assets as a percentage of the net assets of the fund is 44.09%.

4 Key Personnel Name Current position Time in current position Previous position Time in previous position Peter Hutchison Managing Director 3 years 4 months Chief Executive 6 years 1 month Annette Marshall Office Manager 22 years 11 months N/A N/A Ann Burton Senior Lending 10 years 9 months N/A N/A Officer Ruth Schmelz Senior Administration Assistant 15 years 6 months N/A N/A Additional Information The Manager has prepared this additional information in accordance with the Financial Markets Conduct [NZ Mortgage Income Trust (No2 Fund) Group Investment Fund] Exemption Notice The graph below shows the comparison of the NZMIT No2 GIF assets as a percentage to asset types as at 31 December Cash ResidenJal Commercial Rural Cash Residential Commercial Rural Cash deposits with NZ registered banks and other liquid assets Mortgage loans for which the principal security is residential property Mortgage loans for which the principal secured property is commercial property Mortgage loans for which the principal secured property is property. This graph shows the composition of the mortgage loans expressed as a percentage according to each geographical region and within each geographical region details of the proportion of mortgage loans asset types. List of regions Percentage by region Auckland 11.43% Waikato 7.97% Bay of Plenty 3.54% Gisborne 3.52% Wellington 12.60%

5 Tasman 0.26% Marlborough 0.22% Canterbury 28.44% West Coast 0% Otago 22.69% Southland 9.33% The fund had no impaired mortgages at the time this fund update was prepared. Material Matters During 2016, the Fund received notice of District Court proceedings issued by the Crown seeking an order for the forfeiture of properties over which the fund held first mortgages. At the time of the notification the first mortgages supported two loans owing to the Fund. Since then all of the relevant securities have been sold and some of the cash realised was being held in the trust account of the Fund s lawyers, pending the outcome of these proceedings. The forfeiture proceedings followed a criminal offence committed by one of the legal owners of the securities with the case being heard in the Christchurch District Court late December Further to previous updates on the forfeiture application, the Fund is constrained in how much detail it can provide at this stage, but the dispute is ongoing. During October 2017 the Fund was required to transfer the cash held by its solicitors to the Crown and, as a result changed the manner in which the forfeiture claim is treated in the Fund s accounts. The amount transferred to the Crown has reduced the net assets of the Fund and accordingly the unit valuation has been reduced to 92.5 cents per unit as at 30 September The lawyer acting for the Fund and Borrowers at the time of the original loans being made has admitted negligence in relation to the transaction. As a result, the Fund has filed a civil action against this lawyer to recover any loss incurred as a result of his actions. In the meantime, the Fund will be paying out redemptions to 90 cents in the dollar rather than the unit valuation to take into account the impact of these proceedings. All new units in the Fund will be issued at current unit valuation. This is to ensure that all investors are treated fairly if at a later date a loss was to occur. If the effect on the value of the units in the Fund is less than 10 cents per unit then the difference between the funds retained and the loss suffered by the Fund will be paid out to redeeming investors once the matter is finalised. As at the 31 December 2017 the top six exposures of the fund equalled 19.96% which is no-longer in excess of the 20% benchmark. Mortgage loans are allocated an asset type based on the use of the funds borrowed. The NZMIT No2 GIF has lending limits, based on the amount of the mortgage loan when compared with the value of the mortgage security portfolio ( LVR ) at the time of mortgage loan approval, as follows: -

6 Residential Mortgages Commercial Mortgages Rural Mortgages Fee simple land and buildings: up to 80% LVR Fee simple land and buildings: up to 66.7% LVR Fee simple land and buildings: up to 60% LVR Leasehold: up to 50% LVR Leasehold: up to 50% LVR Leasehold: up to 50% LVR Vacant land with power, water, sewage and associated services ( Services ) completed: up to 70% LVR Land which does not have Services: up to 50% LVR Vacant land with power, water, sewage and associated services ( Services ) completed: up to 60% LVR Land which does not have Services: up to 50% LVR Land which does not have Services: up to 50% LVR Further information You can also obtain information, the PDS for the NZMIT No2 GIF and some additional information from the offer register at