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Santana Row Welcomes Brazilian Steak House Fogo de

Chao and Fashion Retailer Scotch & Soda  Exciting Additions Coming to Silicon Valley’s Premier Destination

San Jose, CA (July 18, 2013) – A Brazilian churrasco restaurant is opening early next year and a European-based fashion retailer is slated to open this fall at Santana Row. Fogo de Chao, opening early 2014 The International Brazilian steakhouse opens its first Northern California restaurant at Santana Row, bringing the best of the centuries-old culinary tradition of churrasco to Silicon Valley. The 8,978 square-foot restaurant is being constructed in the former Chili’s space on Winchester Boulevard and Olin Avenue. It will showcase a beautiful dining room with seating for 250 guests, several private and semi-private dining areas, outdoor seating and a lively bar. The interior of the restaurant will reflect a mixture of Northern California and Brazilian modern design. The style of cooking goes back centuries and is known as “The Gaucho Way of Preparing Meat.” An important element of this culture is churrasco: roasting meats over pits of open fire for delicious barbecues. Traditionally, it is served at every festive occasion, especially family gatherings. For more information about the restaurant, go to www.fogodechao.com. Scotch & Soda, opening late fall, 2013 Amsterdam-based fashion brand Scotch & Soda is opening its first South Bay location at Santana Row in time for the holidays. The 1,840 square-foot store will be located on the corner of Tatum and Santana Row, next to kate spade new york. Scotch & Soda at Santana Row will offer high-quality clothes and accessories for men and women. Rich in detail, they’re typically inspired by the best tried-and-tested classic and vintage styles and enriched with a wealth of inspiration from around the world. Though Scotch & Soda has been around since the ‘80s, the international fashion brand as we know it today originated in 2001 when the new owners combined their broad experience and shared love for making great garments. The women’s collection, Maison Scotch, entered the market with the Spring/Summer 2010 collection and accounts for a large part of the company’s continuous growth, For more information about the store, go to: www.scotch-soda.com.

About Santana Row Santana Row a 1.5 million square foot mixed used development in the heart of San Jose, California, is Silicon Valley's premier destination for shopping, dining, living and nightlife. Surrounded by landscaped gardens, parks and plazas, Santana Row features over 70 retail shops, more than 20 acclaimed restaurants, a 212-room boutique hotel and six-screen movie theatre. In addition to the dynamic retail collection, Santana Row offers 622 residential units featuring a fitness center, rooftop pool and resort-living accommodations, and 65,000 square feet of office space at 300 Santana Row, its newest office address. Santana Row is a property of www.federalrealty.com (NYSE:FRT), headquartered in Rockville, Maryland. For more information, please visit www.santanarow.com. About Federal Realty Federal Realty Investment Trust is an equity real estate investment trust specializing in the ownership, management, and redevelopment of high quality retail real estate in the country’s best markets. As of September 30, 2012, Federal Realty's portfolio (excluding joint venture properties) contained approximately 19.1 million square feet located primarily in strategically selected metropolitan markets in the Northeast and Mid-Atlantic regions of the United States, and California. In addition, the Trust has an ownership interest in approximately 1.0 million square feet of retail space through a joint venture in which the Trust has a 30% interest. Our operating portfolio (excluding joint venture properties) was 95.1% leased to national, regional, and local retailers as of September 30, 2012, with no single tenant accounting for more than approximately 3.1% of annualized base rent. Federal Realty has paid quarterly dividends to its shareholders continuously since its founding in 1962, and has increased its dividend rate for 45 consecutive years, the longest record in the REIT industry. Federal Realty is an S&P MidCap 400 company and its shares are traded on the NYSE under the symbol FRT. For more information, please visit www.federalrealty.com.