Fee bearing capital increased by $19.2 billion during 2013. The principal variances are set out in the following table: The increase in listed issuer capital of $11.7 billion primarily relates to the launch of Brookfield Property Partners L.P. (“BPY”)  in April 2013. Other inflows are related to the issuance of additional capital including $1.4 billion of BPY equity units in  connection with the GGP consortium reorganization, while outflows include quarterly cash distributions and repayment of  corporate borrowings. Private fund fee bearing capital increased by $2.4 billion during the year to $25.6 billion. The increase reflects $7.9 billion of new  commitments offset by distributions and the return of capital to investors. We held the final close for several private funds during  the year including $4.4 billion for Brookfield Strategic Real Estate Partners and $7.0 billion for Brookfield Infrastructure II. In  addition, we closed a $1.0 billion global Timberlands Fund V, a $270 million Brazil Timber Fund II and raised $600 million for a  pooled investment in a group of Los Angeles office properties. During the year, we concluded our Brookfield Global Timber Fund,  following the sale of our Pacific Northwest timberlands and our Real Estate Turnaround Protocol Fund, upon the sale of our U.S.  retail shopping business which resulted in the return of approximately $7 billion to investors.  Fee bearing capital in our public securities business increased by $5.1 billion during the year due to record inflows of $7.1 billion.  We have continued to expand our range of higher margin mutual funds and similar products and have received strong interest  from clients, supported in part by excellent performance in many of our funds.  We continue to experience increased interest by institutions and other investors in real asset investments, which is the focus of  most of our investment strategies and products. Our fundraising activities experienced tremendous success in 2013, and we have  four funds in marketing seeking over $2 billion of third-party capital.  Our listed issuers continue to have strong access to capital and to meet or exceed their annual distribution growth targets. Our  property listed issuer, Brookfield Property Partners, is in the process of completing a merger with 51% owned Brookfield Office  Properties Inc. (“BPO”), its global office subsidiary. Based on the shares of BPO properties tendered as at the date of this report  we expect that the transaction will be completed during 2014 and will result in BPY issuing 186 million units, which will  increase our fee bearing capital by approximately $3.7 billion based on current market prices. We own virtually all of our commercial property assets through BPY, which is listed on the New York and Toronto Stock  Exchanges. We also own $1.3 billion of preferred shares of BPY which yield 6.2%, and a small number of other property assets.  BPY was launched in April 2013 with the distribution of a 7.6% interest to Brookfield shareholders. Since that time, BPY issued  additional equity units for $1.4 billion. We purchased 70% of the issued units for $1.0 billion, reducing our fully diluted interest  in BPY to 89%. We expect our fully diluted interest in BPY to decline to 66% following the merger with BPO. Office Properties: We own interests in and operate commercial office portfolios, consisting of 163 properties containing  over 93 million square feet of commercial office space. The properties are located in major financial, energy, technology and  government cities in North America, Europe and Australia. We also develop office properties on a selective basis in close  proximity to our existing properties and our office development assets consist of interests in 21 sites totalling approximately  19 million square feet. The majority of BPY’s office properties are held through our 51% owned BPO and a 22% equity interest  in Canary Wharf Group. Of the total properties in our office portfolio, 136 properties consisting of 80 million square feet are  consolidated and the remaining interests are either equity accounted or accounted for as a financial asset under IFRS. The merger  with BPO would provide BPY with 100% ownership of BPO’s office portfolio. 40 BROOKFIELD ASSET MANAGEMENT  FOR THE YEAR ENDED DECEMBER 31, 2013  (MILLIONS) Listed Issuers  Private  Funds Public  Securities Total Balance, December 31, 2012  $ 21,301 $ 23,244 $ 15,524 $ 60,069 Inflows  2,100 7,922 7,056 17,078 Launch of Brookfield Property Partners  11,518 — — 11,518 Outflows  (926) (5,332) (3,090) (9,348) Changes in market value  235 — 1,181 1,416 Foreign exchange and other  (1,231) (209) — (1,440) Change  11,696 2,381 5,147 19,224 Balance, December 31, 2013  $ 32,997 $ 25,625 $ 20,671 $ 79,293 Outlook and Growth Initiatives PROPERTY Overview BPY’s operations are principally organized as follows: