Franklin Real Estate Securities Fund

Transcription

1 APRIL 30, 2011 ANNUAL REPORT AND SHAREHOLDER LETTER Sign up for electronic delivery on franklintempleton.com SECTOR Franklin Real Estate Securities Fund

2 Franklin Templeton Investments Gain From Our Perspective Franklin Templeton s distinct multi-manager structure combines the specialized expertise of three world-class investment management groups Franklin, Templeton and Mutual Series. SPECIALIZED EXPERTISE Each of our portfolio management groups operates autonomously, relying on its own research and staying true to the unique investment disciplines that underlie its success. Franklin. Founded in 1947, Franklin is a recognized leader in fixed income investing and also brings expertise in growth- and value-style U.S. equity investing. Templeton. Founded in 1940, Templeton pioneered international investing and, in 1954, launched what has become the industry s oldest global fund. Today, with offices in over 25 countries, Templeton offers investors a truly global perspective. Mutual Series. Founded in 1949, Mutual Series is dedicated to a unique style of value investing, searching aggressively for opportunity among what it believes are undervalued stocks, as well as arbitrage situations and distressed securities. TRUE DIVERSIFICATION RELIABILITY YOU CAN TRUST Because our management groups work independently and adhere to different investment approaches, Franklin, Templeton and Mutual Series funds typically have distinct portfolios. That s why our funds can be used to build truly diversified allocation plans covering every major asset class. At Franklin Templeton Investments, we seek to consistently provide investors with exceptional risk-adjusted returns over the long term, as well as the reliable, accurate and personal service that has helped us become one of the most trusted names in financial services. MUTUAL FUNDS RETIREMENT PLANS 529 COLLEGE SAVINGS PLANS SEPARATE ACCOUNTS Not part of the annual report

3 Shareholder Letter Contents Annual Report Franklin Real Estate Securities Fund Performance Summary Your Fund s Expenses Financial Highlights and Statement of Investments Financial Statements Notes to Financial Statements Report of Independent Registered Public Accounting Firm Tax Designation Board Members and Officers.. 34 Shareholder Information Shareholder Letter Dear Shareholder: During the 12 months ended April 30, 2011, we welcomed steady, increasingly convincing signs of economic improvement both in the U.S. and abroad. Companies generally reported strong profit growth, and momentum picked up for productivity, manufacturing, foreign trade and consumer spending. As credit conditions improved, banks increased lending to businesses. The strength of the U.S. economic recovery, however, remained uncertain in light of high unemployment, continued housing market losses, and rising budget deficits at the federal, state and local levels. To promote the pace of recovery, the Federal Reserve Board kept interest rates at a historically low level during the 12-month period and implemented another monetary stimulus plan. Encouraged by the favorable developments, many investors reentered the stock markets, which posted solid gains for the period under review. s annual report goes into greater detail about prevailing conditions during the period under review. In addition, you will find Fund performance data, financial information and a discussion from the portfolio managers. Please remember all securities markets fluctuate, as do mutual fund share prices. If you would like more frequent updates, franklintempleton.com provides daily prices, monthly performance figures, portfolio holdings and other information. You can also access your account, buy and sell shares, and find helpful financial planning tools. We hope you will take advantage of these online services. In a constantly changing market environment, we adhere to our disciplined approach as we manage the Fund, keeping in mind the trust you have placed in us. As always, we recommend investors consult their financial advisors and NOT FDIC INSURED MAY LOSE VALUE NO BANK GUARANTEE Not part of the annual report 1

4 review their portfolios to design a long-term strategy and portfolio allocation that meet their individual needs, goals and risk tolerance. We firmly believe most people benefit from professional advice and that advice is invaluable as investors navigate current market conditions. We thank you for investing with Franklin Templeton, welcome your questions and comments, and look forward to serving your investment needs in the years ahead. Sincerely, Edward B. Jamieson President and Chief Executive Officer Investment Management Franklin Real Estate Securities Trust This letter reflects our analysis and opinions as of April 30, The information is not a complete analysis of every aspect of any market, country, industry, security or fund. Statements of fact are from sources considered reliable. 2 Not part of the annual report

5 Annual Report Your Fund s Goal and Main Investments: seeks to maximize total return by investing at least 80% of its net assets in equity securities of companies in the real estate industry, including real estate investment trusts (REITs) and companies that derive at least half of their assets or revenues from the ownership, construction, management or sale of residential, commercial or industrial real estate. 1 Performance data represent past performance, which does not guarantee future results. Investment return and principal value will fluctuate, and you may have a gain or loss when you sell your shares. Current performance may differ from figures shown. Please visit franklintempleton.com or call (800) for most recent month-end performance. We are pleased to bring you s annual report for the fiscal year ended April 30, Performance Overview Class A delivered a % cumulative total return for the 12 months under review. The Fund s performance was comparable to that of the investable universe of publicly traded U.S. property companies as measured by its benchmark, the Standard & Poor s (S&P) U.S. Property Index, which posted a % return. 2 You can find the Fund s longterm performance data in the Performance Summary beginning on page 7. Economic and Market Overview The U.S. economy expanded despite geopolitical and inflationary pressures from around the globe during the 12-month period ended Apri1 30, Business activity increased and consumer spending recovered to pre-recession levels. The U.S. has been a key engine in an ongoing global manufacturing 1. A REIT is a type of real estate company that is dedicated to owning and usually operating income-producing real estate properties such as apartments, hotels, industrial properties, office buildings or shopping centers. Equity REITs generally receive income from rents received, are generally operated by experienced property management teams and typically concentrate on a specific geographic region or property type. 2. Source: 2011 Morningstar. All Rights Reserved. The information contained herein: (1) is proprietary to Morningstar and/or its content providers; (2) may not be copied or distributed; and (3) is not warranted to be accurate, complete or timely. Neither Morningstar nor its content providers are responsible for any damages or losses arising from any use of this information. STANDARD & POOR S, S&P and S&P 500 are registered trademarks of Standard & Poor s Financial Services LLC. Standard & Poor s does not sponsor, endorse, sell or promote any S&P index-based product. The index is unmanaged and includes reinvested dividends. One cannot invest directly in an index, and an index is not representative of the Fund s portfolio. The dollar value, number of shares or principal amount, and names of all portfolio holdings are listed in the Fund s Statement of Investments (SOI). The SOI begins on page 18. Annual Report 3

6 Portfolio Breakdown Based on Total Net Assets as of 4/30/11 Retail REITs Specialized REITs Residential REITs Office REITs Diversified REITs 7.3% Industrial REITs 6.5% Hotels, Resorts & Cruise Lines 2.5% Real Estate Operating Companies 0.7% 15.9% 18.0% Short-Term Investments & Other Net Assets 2.0% 21.9% 25.2% rebound, which accelerated in the first quarter of 2011 and helped spur U.S. economic output. Worldwide demand for capital goods aided U.S. manufacturing profits and increased employment in the industry. Unemployment and underemployment eased as job creation began to gain some traction and the U.S. jobless rate declined from 9.7% to 9.0% during the year. 3 Consumer spending rose for the tenth consecutive month in April, but rising gasoline and food prices eventually led to a sharp drop in consumer confidence. The banking sector appeared closer to a full recovery, although the U.S. still faced challenges dealing with massive debt at period-end. Inflation at the consumer, producer and trade levels rose across much of the world, but in the U.S. it remained relatively contained. The Federal Open Market Committee kept monetary policy unchanged while continuing its second round of quantitative easing (QE2), scheduled to terminate in June. Investor confidence shifted with each release of encouraging or discouraging economic, regulatory and geopolitical news, causing equity market volatility to increase globally. U.S. investors weathered international events that included a massive oil spill in the Gulf of Mexico, revolutions and ongoing civil unrest across the Middle East and North Africa, sovereign debt worries and credit downgrades in Europe, and the multiple crises triggered by Japan s earthquake and tsunami. Ultimately, U.S. and global stock indexes delivered strong gains during the year under review as equity markets rose amid generally improving economic signs and rising consumer spending. Investment Strategy We are research-driven, fundamental investors with an active investment strategy. We use a fundamental, bottom-up, long-term approach that incorporates macro-level views in our evaluation process. We analyze individual stock and real estate market fundamentals including supply and demand trends and outlooks for various property types and regional markets while evaluating company management and a company s underlying properties. 3. Source: Bureau of Labor Statistics. 4 Annual Report

7 Manager s Discussion During the 12 months ended April 30, 2011, several holdings contributed to the Fund s performance relative to the benchmark S&P U.S. Property Index, including Boston Properties, Hospitality Properties Trust and Equity Residential. Stock selection among office property REITs contributed significantly to the Fund s relative results. The economically sensitive market for office space benefited from the QE2 program and positive 2011 U.S. economic forecasts. Within the sector, Boston Properties rose in value as the company recorded high occupancy rates in its commercial office buildings, located primarily in New York, Boston, San Francisco and Washington, DC. In addition, Boston Properties generated strong fourth quarter 2010 results and management provided guidance for 2011 that exceeded analysts consensus estimates. In contrast, our decision to avoid shares of Hospitality Properties Trust helped the Fund relative to the index. Its share price fell as economic uncertainty and unrest in the Middle East negatively impacted the economically sensitive hotel sector. Our overweighted allocation to Equity Residential also boosted the Fund s results relative to the benchmark. Not only did Equity Residential outperform the benchmark, but it also outperformed the strong results of the apartment sector in general. Despite the Fund s gain, several holdings detracted from relative performance including Host Hotels & Resorts, Strategic Hotels & Resorts and Cedar Shopping Centers. The share price of Host Hotels & Resorts appreciated during the period, but not nearly as much as the index as a whole, so that the Fund s significant overweighting contributed to absolute returns while hindering relative results. Unlike Host Hotels, the value of our position in Strategic Hotels & Resorts deteriorated during the period as investors reacted to signs of an uneven economic recovery, believing that a potential deceleration could reduce leisure and business travel and, ultimately, demand for hotel rooms. Economic concerns also contributed to share price declines among some retail REITs, including Cedar Shopping Centers. We sold the Fund s holdings in both Strategic Hotels & Resorts and Cedar Shopping Centers prior to period-end. Top 10 Holdings 4/30/11 Company Sector/Industry % of Total Net Assets Simon Property Group Inc. 10.4% Retail REITs Boston Properties Inc. 6.6% Office REITs Equity Residential 6.2% Residential REITs Public Storage 4.9% Specialized REITs Host Hotels & Resorts Inc. 4.6% Specialized REITs HCP Inc. 4.3% Specialized REITs Vornado Realty Trust 4.2% Diversified REITs Health Care REIT Inc. 4.1% Specialized REITs AMB Property Corp. 3.3% Industrial REITs ProLogis 3.2% Industrial REITs Annual Report 5

8 Thank you for your continued participation in Franklin Real Estate Securities Fund. We look forward to serving your future investment needs. Wilson Magee Jack Foster David Levy Portfolio Management Team The foregoing information reflects our analysis, opinions and portfolio holdings as of April 30, 2011, the end of the reporting period. The way we implement our main investment strategies and the resulting portfolio holdings may change depending on factors such as market and economic conditions. These opinions may not be relied upon as investment advice or an offer for a particular security. The information is not a complete analysis of every aspect of any market, country, industry, security or the Fund. Statements of fact are from sources considered reliable, but the investment manager makes no representation or warranty as to their completeness or accuracy. Although historical performance is no guarantee of future results, these insights may help you understand our investment management philosophy. 6 Annual Report

9 Performance Summary as of 4/30/11 Your dividend income will vary depending on dividends or interest paid by securities in the Fund s portfolio, adjusted for operating expenses of each class. Capital gain distributions are net profits realized from the sale of portfolio securities. The performance table and graphs do not reflect any taxes that a shareholder would pay on Fund dividends, capital gain distributions, if any, or any realized gains on the sale of Fund shares. Total return reflects reinvestment of the Fund s dividends and capital gain distributions, if any, and any unrealized gains or losses. Price and Distribution Information Class A (Symbol: FREEX) Change 4/30/11 4/30/10 Net Asset Value (NAV) +$2.69 $15.26 $12.57 Distributions (5/1/10 4/30/11) Dividend Income $ Class B (Symbol: FBREX) Change 4/30/11 4/30/10 Net Asset Value (NAV) +$2.65 $15.00 $12.35 Distributions (5/1/10 4/30/11) Dividend Income $ Class C (Symbol: FRRSX) Change 4/30/11 4/30/10 Net Asset Value (NAV) +$2.54 $14.77 $12.23 Distributions (5/1/10 4/30/11) Dividend Income $ Advisor Class (Symbol: FRLAX) Change 4/30/11 4/30/10 Net Asset Value (NAV) +$2.73 $15.38 $12.65 Distributions (5/1/10 4/30/11) Dividend Income $ Annual Report 7

10 Performance Summary (continued) Performance Cumulative total return excludes sales charges. Average annual total returns and value of $10,000 investment include maximum sales charges. Class A: 5.75% maximum initial sales charge; Class B: contingent deferred sales charge (CDSC) declining from 4% to 1% over six years, and eliminated thereafter; Class C: 1% CDSC in first year only; Advisor Class: no sales charges. Class A 1-Year 5-Year 10-Year Cumulative Total Return % % % Average Annual Total Return % -4.04% +6.52% Value of $10,000 Investment 3 $11,496 $8,137 $18,804 Avg. Ann. Total Return (3/31/11) % -5.69% +6.19% Total Annual Operating Expenses % Class B 1-Year 5-Year 10-Year Cumulative Total Return % % % Average Annual Total Return % -3.38% +6.61% Value of $10,000 Investment 3 $11,807 $8,420 $18,975 Avg. Ann. Total Return (3/31/11) % -5.05% +6.29% Total Annual Operating Expenses % Class C 1-Year 5-Year 10-Year Cumulative Total Return % % % Average Annual Total Return % -3.62% +6.35% Value of $10,000 Investment 3 $12,010 $8,316 $18,516 Avg. Ann. Total Return (3/31/11) % -5.27% +6.02% Total Annual Operating Expenses % Advisor Class 1-Year 5-Year 10-Year Cumulative Total Return % % % Average Annual Total Return % -2.66% +7.41% Value of $10,000 Investment 3 $12,228 $8,737 $20,445 Avg. Ann. Total Return (3/31/11) % -4.33% +7.08% Total Annual Operating Expenses % Performance data represent past performance, which does not guarantee future results. Investment return and principal value will fluctuate, and you may have a gain or loss when you sell your shares. Current performance may differ from figures shown. For most recent month-end performance, go to franklintempleton.com or call (800) Annual Report

11 Performance Summary (continued) Total Return Index Comparison for a Hypothetical $10,000 Investment Total return represents the change in value of an investment over the periods shown. It includes any current, applicable, maximum sales charge, Fund expenses, account fees and reinvested distributions. The unmanaged index includes reinvestment of any income or distributions. It differs from the Fund in composition and does not pay management fees or expenses. One cannot invest directly in an index. Class A (5/1/01 4/30/11) Average Annual Total Return $40,000 $30,000 $20,000 $30,072 $18,804 Class A 4/30/11 1-Year % 5-Year -4.04% 10-Year +6.52% $10,000 $0 5/01 4/03 4/05 4/07 4/09 4/11 S&P U.S. Property Index 6 Class B (5/1/01 4/30/11) Average Annual Total Return $40,000 $30,000 $20,000 $30,072 $18,975 Class B 4/30/11 1-Year % 5-Year -3.38% 10-Year +6.61% $10,000 $0 5/01 4/03 4/05 4/07 4/09 4/11 S&P U.S. Property Index 6 Annual Report 9

12 Performance Summary (continued) Average Annual Total Return Class C (5/1/01 4/30/11) Class C 4/30/11 1-Year % 5-Year -3.62% 10-Year +6.35% $40,000 $30,000 $20,000 $30,072 $18,516 $10,000 $0 5/01 4/03 4/05 4/07 4/09 4/11 S&P U.S. Property Index 6 Average Annual Total Return Advisor Class (5/1/01 4/30/11) Advisor Class 4/30/11 1-Year % 5-Year -2.66% 10-Year +7.41% $40,000 $30,000 $20,000 $30,072 $20,445 $10,000 $0 5/01 4/03 4/05 4/07 4/09 4/11 S&P U.S. Property Index 6 10 Annual Report

13 Performance Summary (continued) Endnotes Investing in a nondiversified fund involves the risk of greater price fluctuation than a more diversified portfolio. Also, the Fund concentrates in real estate securities, which involves special risks, such as declines in the value of real estate and increased susceptibility to adverse economic or regulatory developments affecting the sector. The Fund s investments in small- and medium-capitalization stocks carry special risks, since these securities have historically been more volatile in price than larger capitalization stocks, particularly over the short term. The manager applies various techniques and analyses in making investment decisions for the Fund, but there can be no guarantee that these decisions will produce the desired results. The Fund s prospectus also includes a description of the main investment risks. Class B: Class C: These shares have higher annual fees and expenses than Class A shares. Prior to 1/1/04, these shares were offered with an initial sales charge; thus actual total returns would have differed. These shares have higher annual fees and expenses than Class A shares. Advisor Class: Shares are available to certain eligible investors as described in the prospectus. 1. Cumulative total return represents the change in value of an investment over the periods indicated. 2. Average annual total return represents the average annual change in value of an investment over the periods indicated. 3. These figures represent the value of a hypothetical $10,000 investment in the Fund over the periods indicated. 4. In accordance with SEC rules, we provide standardized average annual total return information through the latest calendar quarter. 5. Figures are as stated in the Fund s prospectus current as of the date of this report. In periods of market volatility, assets may decline significantly, causing total annual Fund operating expenses to become higher than the figures shown. 6. Source: 2011 Morningstar. The S&P U.S. Property Index measures the investable universe of publicly traded property companies in the U.S. Annual Report 11

14 Your Fund s Expenses As a Fund shareholder, you can incur two types of costs: Transaction costs, including sales charges (loads) on Fund purchases; and Ongoing Fund costs, including management fees, distribution and service (12b-1) fees, and other Fund expenses. All mutual funds have ongoing costs, sometimes referred to as operating expenses. The following table shows ongoing costs of investing in the Fund and can help you understand these costs and compare them with those of other mutual funds. The table assumes a $1,000 investment held for the six months indicated. Actual Fund Expenses The first line (Actual) for each share class listed in the table provides actual account values and expenses. The Ending Account Value is derived from the Fund s actual return, which includes the effect of Fund expenses. You can estimate the expenses you paid during the period by following these steps. Of course, your account value and expenses will differ from those in this illustration: 1. Divide your account value by $1,000. If an account had an $8,600 value, then $8,600 $1,000 = Multiply the result by the number under the heading Expenses Paid During Period. If Expenses Paid During Period were $7.50, then 8.6 x $7.50 = $ In this illustration, the estimated expenses paid this period are $ Hypothetical Example for Comparison with Other Funds Information in the second line (Hypothetical) for each class in the table can help you compare ongoing costs of investing in the Fund with those of other mutual funds. This information may not be used to estimate the actual ending account balance or expenses you paid during the period. The hypothetical Ending Account Value is based on the actual expense ratio for each class and an assumed 5% annual rate of return before expenses, which does not represent the Fund s actual return. The figure under the heading Expenses Paid During Period shows the hypothetical expenses your account would have incurred under this scenario. You can compare this figure with the 5% hypothetical examples that appear in shareholder reports of other funds. 12 Annual Report

15 Your Fund s Expenses (continued) Please note that expenses shown in the table are meant to highlight ongoing costs and do not reflect any transaction costs, such as sales charges. Therefore, the second line for each class is useful in comparing ongoing costs only, and will not help you compare total costs of owning different funds. In addition, if transaction costs were included, your total costs would have been higher. Please refer to the Fund prospectus for additional information on operating expenses. Beginning Account Ending Account Expenses Paid During Class A Value 11/1/10 Value 4/30/11 Period* 11/1/10 4/30/11 Actual $1,000 $1, $5.99 Hypothetical (5% return before expenses) $1,000 $1, $5.61 Class B Actual $1,000 $1, $5.94 Hypothetical (5% return before expenses) $1,000 $1, $5.56 Class C Actual $1,000 $1, $9.99 Hypothetical (5% return before expenses) $1,000 $1, $9.35 Advisor Class Actual $1,000 $1, $4.66 Hypothetical (5% return before expenses) $1,000 $1, $4.36 *Expenses are calculated using the most recent six-month expense ratio, annualized for each class (A: 1.12%; B: 1.11% (net of expense waiver); C: 1.87%; and Advisor: 0.87%), multiplied by the average account value over the period, multiplied by 181/365 to reflect the one-half year period. Annual Report 13

16 Financial Highlights Year Ended April 30, Class A Per share operating performance (for a share outstanding throughout the year) Net asset value, beginning of year $12.57 $ 7.84 $18.53 $26.19 $26.95 Income from investment operations a : Net investment income b Net realized and unrealized gains (losses) (9.75) (6.38) 3.60 Total from investment operations (9.39) (5.92) 4.04 Less distributions from: Net investment income (0.06) (0.16) (0.36) (0.48) (0.42) Net realized gains (0.94) (1.26) (4.38) Tax return of capital (0.04) Total distributions (0.06) (0.20) (1.30) (1.74) (4.80) Contingent deferred sales charges retained by the Fund c d d d Redemption fees e d d d Net asset value, end of year $15.26 $12.57 $ 7.84 $18.53 $26.19 Total return f % 63.61% (51.68)% g (22.16)% 14.97% Ratios to average net assets Expenses % 1.32% h 1.22% h 0.99% h 0.96% h Net investment income % 1.54% 2.92% 2.21% 1.63% Supplemental data Net assets, end of year (000 s) $228,472 $182,793 $140,567 $364,296 $751,489 Portfolio turnover rate % 58.27% % 94.51% 15.51% a The amount shown for a share outstanding throughout the period may not correlate with the Statement of Operations for the period due to the timing of sales and repurchases of the Fund shares in relation to income earned and/or fluctuating market value of the investments of the Fund. b Based on average daily shares outstanding. c Effective October 1, 2009, the fund no longer retains contingent deferred sales charges. d Amount rounds to less than $0.01 per share. e Effective September 1, 2008, the redemption fee was eliminated. f Total return does not reflect sales commissions or contingent deferred sales charges, if applicable. g The Trust s advisor fully reimbursed the Fund for a loss on transactions not meeting the Fund s investment guidelines, which otherwise would have reduced total return by 0.31%. h Benefit of expense reduction rounds to less than 0.01%. 14 The accompanying notes are an integral part of these financial statements. Annual Report

17 Financial Highlights (continued) Year Ended April 30, Class B Per share operating performance (for a share outstanding throughout the year) Net asset value, beginning of year $12.35 $ 7.70 $18.25 $25.80 $26.62 Income from investment operations a : Net investment income b Net realized and unrealized gains (losses) (9.61) (6.27) 3.55 Total from investment operations (9.25) (5.93) 3.79 Less distributions from: Net investment income (0.06) (0.16) (0.36) (0.36) (0.23) Net realized gains (0.94) (1.26) (4.38) Tax return of capital (0.04) Total distributions (0.06) (0.20) (1.30) (1.62) (4.61) Contingent deferred sales charges retained by the Fund c d d d Redemption fees e d d d Net asset value, end of year $15.00 $12.35 $ 7.70 $18.25 $25.80 Total return f % 63.69% (51.73)% g (22.51)% 14.17% Ratios to average net assets Expenses before waiver and payments by affiliates % 1.74% h 1.22% h 1.55% h 1.70% h Expenses net of waiver and payments by affiliates % 1.31% 1.22% 1.55% 1.70% Net investment income % 1.55% 2.92% 1.65% 0.89% Supplemental data Net assets, end of year (000 s) $4,292 $6,959 $7,110 $23,998 $57,353 Portfolio turnover rate % 58.27% % 94.51% 15.51% a The amount shown for a share outstanding throughout the period may not correlate with the Statement of Operations for the period due to the timing of sales and repurchases of the Fund shares in relation to income earned and/or fluctuating market value of the investments of the Fund. b Based on average daily shares outstanding. c Effective October 1, 2009, the fund no longer retains contingent deferred sales charges. d Amount rounds to less than $0.01 per share. e Effective September 1, 2008, the redemption fee was eliminated. f Total return does not reflect sales commissions or contingent deferred sales charges, if applicable. g The Trust s advisor fully reimbursed the Fund for a loss on transactions not meeting the Fund s investment guidelines, which otherwise would have reduced total return by 0.31%. h Benefit of expense reduction rounds to less than 0.01%. Annual Report The accompanying notes are an integral part of these financial statements. 15

18 Financial Highlights (continued) Year Ended April 30, Class C Per share operating performance (for a share outstanding throughout the year) Net asset value, beginning of year $12.23 $ 7.64 $18.13 $25.66 $26.50 Income from investment operations a : Net investment income (loss) b (0.01) Net realized and unrealized gains (losses) (9.54) (6.25) 3.53 Total from investment operations (9.28) (5.95) 3.77 Less distributions from: Net investment income (0.03) (0.10) (0.27) (0.32) (0.23) Net realized gains (0.94) (1.26) (4.38) Tax return of capital (0.04) Total distributions (0.03) (0.14) (1.21) (1.58) (4.61) Contingent deferred sales charges retained by the Fund c d d d Redemption fees e d d d Net asset value, end of year $14.77 $12.23 $ 7.64 $18.13 $25.66 Total return f % 62.31% (52.04)% g (22.72)% 14.16% Ratios to average net assets Expenses % 2.07% h 1.97% h 1.74% h 1.70% h Net investment income (loss) (0.08)% 0.79% 2.17% 1.46% 0.89% Supplemental data Net assets, end of year (000 s) $54,089 $43,732 $27,610 $74,259 $155,247 Portfolio turnover rate % 58.27% % 94.51% 15.51% a The amount shown for a share outstanding throughout the period may not correlate with the Statement of Operations for the period due to the timing of sales and repurchases of the Fund shares in relation to income earned and/or fluctuating market value of the investments of the Fund. b Based on average daily shares outstanding. c Effective October 1, 2009, the fund no longer retains contingent deferred sales charges. d Amount rounds to less than $0.01 per share. e Effective September 1, 2008, the redemption fee was eliminated. f Total return does not reflect sales commissions or contingent deferred sales charges, if applicable. g The Trust s advisor fully reimbursed the Fund for a loss on transactions not meeting the Fund s investment guidelines, which otherwise would have reduced total return by 0.31%. h Benefit of expense reduction rounds to less than 0.01%. 16 The accompanying notes are an integral part of these financial statements. Annual Report

19 Financial Highlights (continued) Year Ended April 30, Advisor Class Per share operating performance (for a share outstanding throughout the year) Net asset value, beginning of year $12.65 $ 7.89 $18.62 $26.32 $27.06 Income from investment operations a : Net investment income b Net realized and unrealized gains (losses) (9.74) (6.48) 3.61 Total from investment operations (9.40) (5.90) 4.12 Less distributions from: Net investment income (0.07) (0.18) (0.39) (0.54) (0.48) Net realized gains (0.94) (1.26) (4.38) Tax return of capital (0.04) Total distributions (0.07) (0.22) (1.33) (1.80) (4.86) Contingent deferred sales charges retained by the Fund c d d d Redemption fees e d d d Net asset value, end of year $15.38 $12.65 $ 7.89 $18.62 $26.32 Total return % 63.98% (51.53)% f (22.02)% 15.29% Ratios to average net assets Expenses % 1.07% g 0.97% g 0.74% g 0.71% g Net investment income % 1.79% 3.17% 2.46% 1.88% Supplemental data Net assets, end of year (000 s) $7,833 $5,308 $1,979 $3,751 $49,723 Portfolio turnover rate % 58.27% % 94.51% 15.51% a The amount shown for a share outstanding throughout the period may not correlate with the Statement of Operations for the period due to the timing of sales and repurchases of the Fund shares in relation to income earned and/or fluctuating market value of the investments of the Fund. b Based on average daily shares outstanding. c Effective October 1, 2009, the fund no longer retains contingent deferred sales charges. d Amount rounds to less than $0.01 per share. e Effective September 1, 2008, the redemption fee was eliminated. f The Trust s advisor fully reimbursed the Fund for a loss on transactions not meeting the Fund s investment guidelines, which otherwise would have reduced total return by 0.31%. g Benefit of expense reduction rounds to less than 0.01%. Annual Report The accompanying notes are an integral part of these financial statements. 17

20 Statement of Investments, April 30, 2011 Shares Value Common Stocks 97.5% Diversified REITs 7.3% American Assets Trust Inc ,400 $ 2,746,752 Colonial Properties Trust ,100 4,466,876 Liberty Property Trust ,300 1,909,731 Vornado Realty Trust ,445 12,418,063 21,541,422 Hotels, Resorts & Cruise Lines 2.5% a Hyatt Hotels Corp ,800 2,782,668 Starwood Hotels & Resorts Worldwide Inc ,800 4,396,266 7,178,934 Industrial REITs 6.5% AMB Property Corp ,500 9,627,800 ProLogis ,300 9,583,407 19,211,207 Office REITs 15.9% Alexandria Real Estate Equities Inc ,700 6,629,505 Boston Properties Inc ,900 19,327,597 Douglas Emmett Inc ,400 2,318,234 Highwoods Properties Inc ,500 3,708,450 Kilroy Realty Corp ,200 5,208,948 Lexington Realty Trust ,500 1,492,010 SL Green Realty Corp ,000 8,170,470 46,855,214 Real Estate Operating Companies 0.7% a Forest City Enterprises Inc., A ,700 2,030,497 Residential REITs 18.0% American Campus Communities Inc ,700 3,258,405 AvalonBay Communities Inc ,872 9,099,714 BRE Properties Inc ,600 3,327,232 Camden Property Trust ,300 6,356,575 Equity Lifestyle Properties Inc ,100 1,621,122 Equity Residential ,744 18,259,032 Essex Property Trust Inc ,600 5,771,448 UDR Inc ,462 5,422,971 53,116,499 Retail REITs 25.2% Developers Diversified Realty Corp ,407 4,678,579 Federal Realty Investment Trust ,500 6,961,020 General Growth Properties ,700 3,017,690 Glimcher Realty Trust , ,215 Kimco Realty Corp ,300 5,379,362 The Macerich Co ,221 9,360, Annual Report

21 Statement of Investments, April 30, 2011(continued) Shares Value Common Stocks (continued) Retail REITs (continued) Realty Income Corp ,000 $ 3,306,150 Regency Centers Corp ,100 4,663,646 Simon Property Group Inc ,500 30,524,910 Taubman Centers Inc ,200 5,652,180 74,282,565 Specialized REITs 21.4% HCP Inc ,000 12,599,160 Health Care REIT Inc ,200 10,549,674 Healthcare Realty Trust Inc ,100 1,418,364 Host Hotels & Resorts Inc ,300 13,668,057 LaSalle Hotel Properties ,400 1,474,536 Pebblebrook Hotel Trust ,000 1,415,700 Public Storage ,800 14,522,978 Ventas Inc ,042 7,496,969 63,145,438 Total Common Stocks (Cost $164,117,976) ,361,776 Convertible Preferred Stocks (Cost $1,421,081) 0.5% Specialized REITs 0.5% Health Care REIT Inc., 6.50%, cvt. pfd ,400 1,523,944 Total Investments before Short Term Investments (Cost $165,539,057) ,885,720 Short Term Investments (Cost $6,343,775) 2.2% Money Market Funds 2.2% a,b Institutional Fiduciary Trust Money Market Portfolio ,343,775 6,343,775 Total Investments (Cost $171,882,832) 100.2% ,229,495 Other Assets, less Liabilities (0.2)% (543,395) Net Assets 100.0% $294,686,100 See Abbreviations on page 31. a Non-income producing. b See Note 7 regarding investments in the Institutional Fiduciary Trust Money Market Portfolio. Annual Report The accompanying notes are an integral part of these financial statements. 19

22 Financial Statements Statement of Assets and Liabilities April 30, 2011 Franklin Real Estate Securities Fund Assets: Investments in securities: Cost - Unaffiliated issuers $ 165,539,057 Cost - Sweep Money Fund (Note 7) ,343,775 Total cost of investments $ 171,882,832 Value - Unaffiliated issuers $ 288,885,720 Value - Sweep Money Fund (Note 7) ,343,775 Total value of investments ,229,495 Receivables: Investment securities sold ,456,128 Capital shares sold ,742 Dividends ,028 Other assets Total assets ,437,479 Liabilities: Payables: Investment securities purchased ,481,547 Capital shares redeemed ,837 Affiliates ,109 Accrued expenses and other liabilities ,886 Total liabilities ,751,379 Net assets, at value $ 294,686,100 Net assets consist of: Paid-in capital $ 290,180,647 Undistributed net investment income ,338 Net unrealized appreciation (depreciation) ,346,663 Accumulated net realized gain (loss) (119,081,548) Net assets, at value $ 294,686, The accompanying notes are an integral part of these financial statements. Annual Report

23 Financial Statements (continued) Statement of Assets and Liabilities (continued) April 30, 2011 Franklin Real Estate Securities Fund Class A: Net assets, at value $228,471,549 Shares outstanding ,969,763 Net asset value per share a $15.26 Maximum offering price per share (net asset value per share 94.25%) $16.19 Class B: Net assets, at value $ 4,292,283 Shares outstanding ,176 Net asset value and maximum offering price per share a $15.00 Class C: Net assets, at value $ 54,089,068 Shares outstanding ,662,871 Net asset value and maximum offering price per share a $14.77 Advisor Class: Net assets, at value $ 7,833,200 Shares outstanding ,167 Net asset value and maximum offering price per share $15.38 a Redemption price is equal to net asset value less contingent deferred sales charges, if applicable. Annual Report The accompanying notes are an integral part of these financial statements. 21

24 Financial Statements (continued) Statement of Operations for the year ended April 30, 2011 Franklin Real Estate Securities Fund Investment income: Dividends $ 4,610,954 Expenses: Management fees (Note 3a) ,358,012 Distribution fees: (Note 3c) Class A ,451 Class B ,015 Class C ,799 Transfer agent fees (Note 3e) ,461 Custodian fees (Note 4) ,625 Reports to shareholders ,272 Registration and filing fees ,037 Professional fees ,651 Trustees fees and expenses ,446 Other ,443 Total expenses ,320,212 Expenses waived/paid by affiliates (Note 3c) (39,147) Net expenses ,281,065 Net investment income ,329,889 Realized and unrealized gains (losses): Net realized gain (loss) from: Investments ,708,736 Realized gain distributions from REITs ,149,410 Net realized gain (loss) ,858,146 Net change in unrealized appreciation (depreciation) on investments ,880,544 Net realized and unrealized gain (loss) ,738,690 Net increase (decrease) in net assets resulting from operations $ 52,068, The accompanying notes are an integral part of these financial statements. Annual Report

25 Financial Statements (continued) Statement of Changes in Net Assets Franklin Real Estate Securities Fund Year Ended April 30, Increase (decrease) in net assets: Operations: Net investment income $ 1,329,889 $ 2,888,743 Net realized gain (loss) from investments and realized gain distributions from REITs ,858,146 16,328,217 Net change in unrealized appreciation (depreciation) on investments ,880,544 81,161,041 Net increase (decrease) in net assets resulting from operations ,068, ,378,001 Distributions to shareholders from: Net investment income: Class A (926,712) (2,664,085) Class B (29,575) (118,245) Class C (122,627) (346,451) Advisor Class (34,953) (48,176) Tax return of capital: Class A (631,767) Class B (27,359) Class C (133,348) Advisor Class (11,564) Total distributions to shareholders (1,113,867) (3,980,995) Capital share transactions: (Note 2) Class A ,929,336 (33,255,615) Class B (3,515,679) (3,382,605) Class C ,141,571 (54,594) Advisor Class ,384,964 1,819,607 Total capital share transactions ,940,192 (34,873,207) Contingent deferred sales charges retained by the Fund Net increase (decrease) in net assets ,894,904 61,524,677 Net assets: Beginning of year ,791, ,266,519 End of year $294,686,100 $238,791,196 Undistributed net investment income included in net assets: End of year $ 240,338 $ Annual Report The accompanying notes are an integral part of these financial statements. 23

26 Notes to Financial Statements 1. ORGANIZATION AND SIGNIFICANT ACCOUNTING POLICIES Franklin Real Estate Securities Trust (Trust) is registered under the Investment Company Act of 1940, as amended, (1940 Act) as an open-end investment company, consisting of one fund, the (Fund). The Fund offers four classes of shares: Class A, Class B, Class C, and Advisor Class. Each class of shares differs by its initial sales load, contingent deferred sales charges, distribution fees, voting rights on matters affecting a single class and its exchange privilege. The following summarizes the Fund s significant accounting policies. a. Financial Instrument Valuation The Fund s investments in securities and other financial instruments are carried at fair value daily. Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants on the measurement date. Under procedures approved by the Fund s Board of Trustees, the Fund may utilize independent pricing services, quotations from securities and financial instrument dealers, and other market sources to determine fair value. Equity securities listed on an exchange or on the NASDAQ National Market System are valued at the last quoted sale price or the official closing price of the day, respectively. Over-the-counter securities are valued within the range of the most recent quoted bid and ask prices. Securities that trade in multiple markets or on multiple exchanges are valued according to the broadest and most representative market. Certain equity securities are valued based upon fundamental characteristics or relationships to similar securities. Investments in open-end mutual funds are valued at the closing net asset value. The Fund has procedures to determine the fair value of securities and other financial instruments for which market prices are not readily available or which may not be reliably priced. Under these procedures, the Fund primarily employs a market-based approach which may use related or comparable assets or liabilities, recent transactions, market multiples, book values, and other relevant information for the investment to determine the fair value of the investment. The Fund may also use an income-based valuation approach in which the anticipated future cash flows of the investment are discounted to calculate fair value. Discounts may also be applied due to the nature or duration of any restrictions on the disposition of the investments. Due to the inherent uncertainty of valuations of such investments, the fair values may differ significantly from the values that would have been used had an active market existed. 24 Annual Report