2021 Acquisitions Overview

JUNE 7, 2021

Acquisitions Representative of FRT’s Existing PortfolioNEW ASSETS SHOWCASE FEDERAL'S DIVERSE PORTFOLIO AND BROAD OPERATING AND REDEVELOPMENT CAPABILITIES

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4 properties totaling 1.75 million square feet on 125 acres of land

$407 million gross value of acquisitions bought/under contract 80% average ownership

interest Assets acquired on an off-

market basis

SILICON VALLEY

SOUTHERN CALIFORNIA

CHICAGO

BOSTON

NEW YORK

PHILADELPHIA

WASHINGTON, DC

MIAMI

Chesterbrook | McLean, VAGrocery Anchored Neighborhood CenterMerchandising & CapitalInvestment Opportunity

Grossmont | Greater San Diego, CASuper Regional Community CenterRedevelopment Opportunity

Camelback Colonnade | Phoenix, AZSuper Regional Community CenterMerchandising & Capital Investment Opportunity

Hilton Village | Scottsdale, AZSpecialty CenterMerchandising & Capital Investment Opportunity

PHOENIX

— DONALD C. WOODCHIEF EXECUTIVE OFFICER

The acquisitions announced today represent a microcosm of Federal Realty’s existing portfolio of productive, well-located properties across a variety of open-air formats. From a grocery-anchored neighborhood center, to a specialty lifestyle center, to a dominant community center, to a large redevelopment opportunity focused on the highest and best use, these acquisitions showcase Federal’s diverse portfolio and broad operating and redevelopment capabilities. These assets will benefit from Federal’s reputation of investing in our properties, our leasing expertise and in the case of Grossmont, our redevelopment and development track record.

— JEFF BERKES PRESIDENT AND CHIEF OPERATING OFFICER

We are excited to add each of these properties to our portfolio given the go-forward value creation opportunities through redevelopment, merchandising and capital investment. We are viewing our acquisition of assets in the Phoenix market not as an entry into a new market but as an extension of our West Coast footprint as we continue to expand our portfolio with future value creation opportunities.

GrossmontGREATER SAN DIEGO, CALIFORNIA

LocationSituated at the interchange of two highly traveled freeways, Interstate 8 and CA 125 with average daily traffic volume of 228,000 cars per day. Grossmont is also proximate to San Diego’s Trolley, a light rail line connecting La Mesa with San Diego State University and downtown San Diego.

Westgate Center | San Jose, CA

Pike & Rose (fka Mid-Pike Plaza) | North Bethesda, MD

GrossmontGREATER SAN DIEGO, CALIFORNIA

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Similar FRT PropertiesOverview Super regional community

shopping center

Redevelopment opportunity Virtually all existing

leases expire in 2025

925,000 SF on 64 Acres

99% leased

$175 million gross value ($190 PSF)

FRT owns a 60% controlling interest

153,566 60,471 $72,435Population Households Median HHI

$95,861 39 37%Average HHI Median Age College Educated (1) Source: ESRI as of July 2020

Demographics1

3-MILE RADIUS

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Featured Tenants

GrossmontGREATER SAN DIEGO, CALIFORNIA

Camelback ColonnadePHOENIX, ARIZONA

Montrose Crossing | Rockville, MD

LocationLocated in the heart of the most heavily trafficked, densely populated, infill trade area in Phoenix at the intersection of Camelback Road and the 51 Freeway, five miles northeast of downtown Phoenix.

Tower Shops | Davie, FL

Camelback ColonnadePHOENIX, ARIZONA

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Similar FRT PropertiesOverview Super regional shopping center

Value creation through continued remerchandising & lease up of vacant 2nd floor office space

Potential for future phased densification

642,000 SF on 41 Acres

99% leased

$162.5 million gross value FRT will own a 98%

interest

150,821 69,038 $57,933Population Households Median HHI

$87,502 39 43%Average HHI Median Age College Educated

Demographics1

3-MILE RADIUS

(1) Source: ESRI as of July 2020

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Featured Tenants

(Kroger Brand)

(Nordstrom Brand)

Camelback ColonnadePHOENIX, ARIZONA

66,254 sqft

6,382 sqft

1,584 sqft3,865 sqft

Hilton VillageSCOTTSDALE, ARIZONA

The Grove at Shrewsbury | Shrewsbury, NJ

Wildwood Shopping Center | Bethesda, MD

LocationLocated at the northeast corner of Scottsdale Road and E. McDonald Road, approximately one mile north of Old Town Scottsdale, a premier urban district that offers entertainment, upmarket residences, hospitality, and a shopping district that includes local art galleries, boutiques, restaurants, bars, and nightclubs. Hilton Village is ideally situated at the entrance to the town of Paradise Valley, the most affluent community in the greater Phoenix market, and in the midst of Scottsdale’s resort corridor.

Hilton VillageSCOTTSDALE, ARIZONA

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Similar FRT PropertiesOverview Specialty center

Value creation through remerchandising

93,000 SF on 11 Acres

96% leased

$37.5 million gross value FRT will own a 98% FRT will own a leasehold

interest

68,988 35,325 $82,164Population Households Median HHI

$129,005 47 58%Average HHI Median Age College Educated

Demographics1

3-MILE RADIUS

(1) Source: ESRI as of July 2020

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Featured Tenants

Hilton VillageSCOTTSDALE, ARIZONA

MCLEAN, VIRGINIA

Chesterbrook

Birch & Broad (fka Falls Plaza) | Falls Church, VA

Old Keene Mill | Springfield, VA

LocationSituated on Old Dominion Dr (VA-309), a main thoroughfare between McLean and the greater Arlington, VA area.

ChesterbrookMCLEAN, VIRGINIA

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Similar FRT PropertiesOverview Grocery-anchored

neighborhood shopping center

Value creation through remerchandising and incremental capital

90,000 SF on 9 Acres

83% leased

$32.1 million gross value FRT owns an 80%

interest

111,009 41,582 $180,134Population Households Median HHI

$245,709 43 82%Average HHI Median Age College Educated

(1) Source: ESRI as of July 2020

Demographics1

3-MILE RADIUS

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Featured Tenants

ChesterbrookMCLEAN, VIRGINIA