Edgar Filing: NUVEEN REAL ESTATE INCOME FUND

PROSPECTUS
24,700,000 Shares

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NUVEEN
INVESTMENTS
Nuveen Real Estate Income Fund
Common Shares
$15.00 Per Share

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Investment Objectives. The Fund is a newly-organized, non-diversified,
closed-end management investment company.
. The Fund's primary investment objective is high current income; and
. The Fund's secondary investment objective is capital appreciation.

Portfolio Contents. Under normal market conditions, the Fund will invest:
. at least 90% of its total assets in income producing common stocks,
preferred stocks, convertible preferred stocks and debt securities issued
by real estate companies, such as real estate investment trusts ("REITs");
. at least 80% of its total assets in income producing equity securities
issued by REITs; and
. up to 20% of its total assets in debt securities, including convertible
debt securities, issued or guaranteed by real estate companies.

In addition, the Fund will not invest more than:
. 25% of its total assets in non-investment grade preferred stocks,
convertible preferred stocks and debt securities (commonly known as "junk
bonds"); and
. 10% of its total assets in illiquid real estate securities.

There can be no assurance that the Fund will achieve its investment
objectives. See "The Fund's Investments" and "Risks."
(continued on following page)

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The Fund's investment policy of investing in real estate companies,
including REITs, involves a high degree of risk. You could lose some or all of
your investment. See "Risks" beginning on page 23.

Neither the Securities and Exchange Commission nor any state securities
commission has approved or disapproved of these securities or determined if
this Prospectus is truthful or complete. Any representation to the contrary is
a criminal offense.

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Per Share Total/(1)/
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Public offering price $15.000 $ 370,500,000
Sales load $ 0.675 $ 16,672,500
Proceeds to the Fund/(1)/ $14.325 $ 353,827,500

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(1)Total expenses of issuance and distribution are estimated to be $565,625.

The underwriters expect to deliver the common shares to purchasers on or
about November 20, 2001.

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Salomon Smith Barney Nuveen Investments

A.G. Edwards & Sons, Inc. Prudential Securities

Dain Rauscher Wessels Gruntal & Co., L.L.C.
a division of Dain Rauscher Incorporated
Legg Mason Wood Walker McDonald Investments Inc.
Incorporated

Wachovia Securities

November 15, 2001

(continued from previous page)

Adviser and Subadviser. Nuveen Institutional Advisory Corp. will be the
Fund's investment adviser and Security Capital Research & Management
Incorporated will be the Fund's subadviser. Security Capital Research &
Management Incorporated had approximately $2.38 billion in assets under
management as of October 31, 2001, all of which were real estate securities.
No Prior History. Because the Fund is recently organized, its common shares
have no history of public trading. The shares of closed-end investment
companies frequently trade at a discount from their net asset value. This risk
may be greater for investors expecting to sell their shares in a relatively
short period after completion of the public offering. The Fund's common shares
have been approved for listing on the American Stock Exchange subject to notice
of issuance under the symbol "JRS."

Preferred Shares and Leverage. The Fund intends to use leverage in an effort
to maximize returns of the Fund. The Fund intends to use leverage through the
issuance of preferred shares, commercial paper or notes and/or borrowing in an
aggregate amount of approximately 30% of the Fund's capital after such issuance
and/or borrowing. The issuance of preferred shares, commercial paper or notes
or borrowing will leverage your common shares and may cause you to receive a
larger return or loss on your common shares than you would have received
without the use of leverage. Leverage involves special risks, but also affords
an opportunity for greater returns. There is no assurance that the Fund's
leverage strategy will be successful. See "Use of Leverage" and "Description of
Shares."

You should read this Prospectus, which contains important information about
the Fund, before deciding whether to invest and retain it for future reference.
A Statement of Additional Information, dated November 15, 2001, containing
additional information about the Fund, has been filed with the Securities and
Exchange Commission and is incorporated by reference in its entirety into this
Prospectus. You may request a free copy of the Statement of Additional
Information, the table of contents of which is on page 47 of this Prospectus,
by calling (800) 257-8787 or by writing the Fund, or you may obtain a copy (and
other information regarding the Fund) from the Securities and Exchange
Commission web site (http://www.sec.gov).

The Fund's common shares do not represent a deposit or obligation of, and
are not guaranteed or endorsed by, any bank or other insured depository
institution, and are not federally insured by the Federal Deposit Insurance
Corporation, the Federal Reserve Board or any other governmental agency.

The underwriters named in this Prospectus may purchase up to 3,705,000
additional shares from the Fund under certain circumstances.

You should rely only on the information contained or incorporated by
reference into this Prospectus. The Fund has not authorized anyone to provide
you with different information. The Fund is not making an offer of these
securities in any state where the offer is not permitted. You should not assume
that the information provided by this Prospectus is accurate as of any date
other than the date on the front of this Prospectus.

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TABLE OF CONTENTS

Page
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Prospectus Summary........ 4

Summary of Fund Expenses.. 14

The Fund.................. 15

Use of Proceeds........... 15

The Fund's Investments.... 15

Use of Leverage........... 20

Interest Rate Transactions 22

Risks..................... 23

How the Fund Manages Risk. 29

Management of the Fund.... 30

Net Asset Value........... 32

Distributions............. 33

Page
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Dividend Reinvestment Plan...................... 34

Description of Shares........................... 35

Certain Provisions in the Declaration of Trust.. 38

Repurchase of Fund Shares; Conversion to
Open-End Fund................................. 40

Tax Matters..................................... 40

Other Matters................................... 42

Underwriting.................................... 43

Custodian and Transfer Agent.................... 46

Legal Opinions.................................. 46

Table of Contents of the Statement of Additional
Information................................... 47

Until December 10, 2001 (25 days after the date of this Prospectus), all
dealers that buy, sell or trade the common shares, whether or not participating
in this offering, may be required to deliver a Prospectus. This is in addition
to the dealers' obligation to deliver a Prospectus when acting as underwriters
and with respect to their unsold allotments or subscriptions.

PROSPECTUS SUMMARY

This is only a summary. You should review the more detailed information
contained elsewhere in this Prospectus and in the Statement of Additional
Information.

The Fund................ Nuveen Real Estate Income Fund (the "Fund") is a
newly-organized, non-diversified, closed-end
management investment company.

The Offering............ The Fund is offering 24,700,000 common shares of
beneficial interest at $15.00 per share through a
group of underwriters (the "Underwriters") led by
Salomon Smith Barney Inc., Nuveen Investments
("Nuveen"), A.G. Edwards & Sons, Inc., Prudential
Securities Incorporated, Dain Rauscher Incorporated,
First Union Securities, Inc., Gruntal & Co., L.L.C.,
Legg Mason Wood Walker, Incorporated and McDonald
Investments Inc., a KeyCorp Company. The common
shares of beneficial interest are called "Common
Shares" in the rest of this Prospectus. You must
purchase at least 100 Common Shares. The Fund has
given the Underwriters an option to purchase up to
3,705,000 additional Common Shares to cover orders
in excess of 24,700,000 Common Shares. See
"Underwriting." Nuveen has agreed to pay (i) all
organizational expenses and (ii) offering costs
(other than sales load) that exceed $0.03 per Common
Share.

Investment Objectives... The Fund's primary investment objective is high
current income. Capital appreciation is a secondary
investment objective. The Fund's investment
objectives and certain investment policies are
considered fundamental and may not be changed
without shareholder approval. See "The Fund's
Investments."

Under normal market conditions, the Fund will invest
at least 90% of its total assets in income producing
common stocks, preferred stocks, convertible
preferred stocks and debt securities issued by real
estate companies, such as REITs. At least 80% of the
Fund's total assets will be invested in income
producing equity securities issued by REITs, and
substantially all of the equity securities of real
estate companies in which the Fund intends to invest
are traded on a national securities exchange or in
the over-the-counter markets. The Fund may invest up
to 20% of its total assets in debt securities,
including convertible debt securities, issued or
guaranteed by real estate companies.

It is the Fund's intention to initially invest
approximately:

. 55% of its total assets in common stocks issued
by real estate companies;

. 40% of its total assets in preferred stocks
issued by real estate companies; and

. 5% of its total assets in convertible preferred
stocks issued by real estate companies.

The actual percentage of common, preferred and
convertible preferred stocks and debt securities in
the Fund's portfolio may vary over time.

The preferred stocks, convertible preferred stocks
and debt securities in which the Fund may invest are
sometimes collectively referred to in this
Prospectus as ''Ratable Securities." The Fund will
not invest more than 25% of its total assets in
Ratable Securities of below investment grade
quality. Investment grade quality Ratable Securities
are those that have received a rating no lower than
Baa or BBB by Moody's Investor Service, Inc.
("Moody's"), Standard & Poor's, a division of The
McGraw-Hill Companies ("S&P"), or Fitch IBCA, Inc.
("Fitch"). The Fund will not invest more than 10% of
its total assets in illiquid real estate securities.
The Fund will not enter into short sales or invest
in derivatives, except as described in this
Prospectus in connection with interest rate swap or
interest rate cap transactions. See "Use of
Leverage" and "Interest Rate Transactions." The Fund
will not invest in real estate securities that are
controlled by Security Capital Group Incorporated,
an affiliate of the Fund's investment subadviser, or
its affiliates. See "Management of the
Fund--Investment Adviser and Subadviser." All of the
Fund's investments will be in securities of U.S.
issuers and the Fund will not invest more than 10%
of its total assets in the securities of any one
issuer.

A real estate company generally derives at least 50%
of its revenue from the ownership, construction,
financing, management or sale of commercial,
industrial or residential real estate (or that has
at least 50% of its assets invested in such real
estate). A common type of real estate company, a
REIT, is a company that pools investors' funds for
investment primarily in income-producing real estate
or in real estate related loans (such as mortgages)
or other interests. Therefore, a REIT normally
derives its income from rents or from interest
payments, and may realize capital gains by selling
properties that have appreciated in value. A REIT is
not taxed on income distributed to shareholders if
it complies with several requirements relating to
its organization, ownership, assets and income and a
requirement that it distribute to its shareholders
at least 90% of its taxable income (other than net
capital gains) for each taxable year and otherwise
complies with the requirements of the Internal
Revenue Code of 1986, as amended (the "Code"). As a
result, REITs generally pay relatively high
dividends (as compared to other types of companies)
and the Fund intends to use these REIT dividends in
an effort to meet its primary objective of high
current income.

There can be no assurance that the Fund's investment
objectives will be achieved. See "The Fund's
Investments."

Use of Leverage......... The Fund may use leverage through the issuance of
preferred stock ("Fund Preferred Shares"),
commercial paper or notes and/or borrowing in

an aggregate amount of approximately 30% of the
Fund's capital after such issuance and/or borrowing.
There is no assurance that the Fund will issue Fund
Preferred Shares, commercial paper or notes or
engage in borrowing transactions.

Subject to market conditions and the Fund's receipt
of a AAA/Aaa credit rating from a nationally
recognized statistical rating organization ("NRSRO")
(typically, Moody's, S&P, and/or Fitch) on Fund
Preferred Shares, approximately one to three months
after completion of this offering, the Fund intends
to offer Fund Preferred Shares. Fund Preferred
Shares will have seniority over the Common Shares
and any interest rate transactions the Fund enters
into. The issuance of Fund Preferred Shares will
leverage your investment in Common Shares.

Any issuance of commercial paper or notes or
borrowing will have seniority over the Common
Shares. Throughout this Prospectus, commercial
paper, notes or borrowings sometimes may be
collectively referred to as "Borrowings."

There is no guarantee that the Fund's leverage
strategy will be successful. See "Risks--Leverage
Risk." Fund Preferred Shares will pay dividends
based on short-term rates, which will be reset
frequently. Borrowings may be at a fixed or floating
rate and generally will be based on short-term
rates. So long as the rate of return, net of
applicable Fund expenses, on the Fund's portfolio
investments exceeds the Fund Preferred Share
dividend rate, as reset periodically, or the
interest rate on any Borrowings, the investment of
the proceeds of Fund Preferred Shares or Borrowings
will generate more income than will be needed to pay
such dividends or interest payment. If so, the
excess will be available to pay higher dividends to
holders of Common Shares ("Common Shareholders").

Interest Rate
Transactions............ In connection with the Fund's anticipated use of
leverage through the sale of Fund Preferred Shares
or Borrowings, the Fund may enter into interest rate
swap or cap transactions. The use of interest rate
swaps and caps is a highly specialized activity that
involves investment techniques and risks different
from those associated with ordinary portfolio
security transactions. In an interest rate swap, the
Fund would agree to pay to the other party to the
interest rate swap (which is known as the
"counterparty") a fixed rate payment in exchange for
the counterparty agreeing to pay to the Fund a
variable rate payment that is intended to
approximate the Fund's variable rate payment
obligation on Fund Preferred Shares or any variable
rate Borrowings. The payment obligations would be
based on the notional amount of the swap. In an
interest rate cap, the Fund would pay a premium to
the counterparty to the interest rate cap and, to
the extent that a specified variable rate index
exceeds a predetermined fixed rate, would receive
from the counterparty

payments of the difference based on the notional
amount of such cap. Depending on the state of
interest rates in general, the Fund's use of
interest rate swaps or caps could enhance or harm
the overall performance of the Common Shares. To the
extent there is a decline in interest rates, the
value of the interest rate swap or cap could
decline, and could result in a decline in the net
asset value of the Common Shares. In addition, if
the counterparty to an interest rate swap or cap
defaults, the Fund would not be able to use the
anticipated net receipts under the swap or cap to
offset the dividend payments on Fund Preferred
Shares or interest payments on Borrowings. Depending
on whether the Fund would be entitled to receive net
payments from the counterparty on the swap or cap,
which in turn would depend on the general state of
short-term interest rates at that point in time,
such a default could negatively impact the
performance of the Common Shares. In addition, at
the time an interest rate swap or cap transaction
reaches its scheduled termination date, there is a
risk that the Fund will not be able to obtain a
replacement transaction or that the terms of the
replacement will not be as favorable as on the
expiring transaction. If this occurs, it could have
a negative impact on the performance of the Common
Shares. If the Fund fails to maintain a required
200% asset coverage of the liquidation value of the
outstanding Fund Preferred Shares or if the Fund
loses its expected AAA/Aaa rating on Fund Preferred
Shares or fails to maintain other covenants, the
Fund may be required to redeem some or all Fund
Preferred Shares. Similarly, the Fund could be
required to prepay the principal amount of any
Borrowings. Such redemption or prepayment would
likely result in the Fund seeking to terminate early
all or a portion of any swap or cap transaction.
Early termination of a swap could result in a
termination payment by or to the Fund. Early
termination of a cap could result in a termination
payment to the Fund. The Fund intends to maintain in
a segregated account with its custodian cash or
liquid securities having a value at least equal to
the Fund's net payment obligations under any swap
transaction, marked to market daily. The Fund would
not enter into interest rate swap or cap
transactions having a notional amount that exceeded
the outstanding amount of the Fund's leverage.

See "Use of Leverage" and "Interest Rate
Transactions" for additional information.

Investment Adviser and
Subadviser.............. Nuveen Institutional Advisory Corp. ("NIAC") will be
the Fund's investment adviser and Security Capital
Research & Management Incorporated ("Security
Capital") will be the Fund's subadviser. NIAC is a
wholly owned subsidiary of Nuveen and Security
Capital is an indirect wholly owned subsidiary of
Security Capital Group Incorporated ("SCGI").
Security Capital is a registered investment adviser
with

approximately $2.38 billion in assets under
management as of October 31, 2001, all of which were
real estate securities. Security Capital has been
investing in public real estate securities since
1995, through the open market purchase of real
estate securities as well as through the negotiation
and structuring of private placements of convertible
preferred real estate securities.

NIAC will receive an annual fee, payable monthly, in
a maximum amount equal to .90% of the Fund's average
daily net assets (including assets attributable to
any Fund Preferred Shares that may be outstanding
and the principal amount of Borrowings ("Managed
Assets")), with lower fee levels for assets that
exceed $500 million. NIAC will pay a portion of that
fee to Security Capital. NIAC has contractually
agreed to reimburse the Fund for fees and expenses
in the amount of .30% of average daily net assets of
the Fund for the first five full years of the Fund's
operations (through November 30, 2006), and for a
declining amount for an additional five years
(through November 30, 2011). See "Management of the
Fund."

Distributions........... Subject to the discussion in the following
paragraph, commencing with the Fund's first
dividend, the Fund intends to make regular monthly
cash distributions to Common Shareholders at a level
rate based on the projected performance of the Fund,
which rate may be adjusted from time to time ("Level
Rate Dividend Policy"). The Fund's ability to
maintain a Level Rate Dividend Policy will depend on
a number of factors, including the stability of
income received from its investments and dividends
payable on Fund Preferred Shares or interest and
required principal payments on Borrowings. As
portfolio and market conditions change, the rate of
dividends on the Common Shares and the Fund's
dividend policy could change. Over time, the Fund
will distribute all of its net investment income
(after it pays accrued dividends on outstanding Fund
Preferred Shares, if any, and interest and required
principal payments on Borrowings, if any). In
addition, at least annually, the Fund intends to
distribute net capital gain and taxable ordinary
income, if any, to you so long as the net capital
gain and taxable ordinary income are not necessary
to pay accrued dividends on, or redeem or liquidate
any Fund Preferred Shares, or pay interest on or
repay any Borrowings. Your initial distribution is
expected to be declared approximately 45 days, and
paid approximately 60 to 90 days, from the
commencement of this offering, depending upon market
conditions. You may elect to automatically reinvest
some or all of your distributions in additional
Common Shares under the Fund's Dividend Reinvestment
Plan. See "Distributions" and "Dividend Reinvestment
Plan."

Following the commencement of this offering, the
Fund intends to file an exemptive application with
the Securities and Exchange Commission

seeking an order under the Investment Company Act of
1940 (the "1940 Act") facilitating the
implementation of a dividend policy calling for
monthly distributions of a fixed percentage of its
net asset value ("Managed Dividend Policy"). If, and
when, the Fund receives the requested relief, the
Fund may, subject to the determination of its Board
of Trustees, implement a Managed Dividend Policy.
See "Distributions."

Listing and Symbol...... The Common Shares have been approved for listing on
the American Stock Exchange subject to notice of
issuance. See "Description of Shares--Common
Shares." The trading or "ticker" symbol of the
Common Shares is expected to be "JRS."

Custodian............... JPMorgan Chase Bank will serve as custodian of the
Fund's assets. See "Custodian and Transfer Agent."

Market Price of Shares.. Shares of closed-end investment companies frequently
trade at a discount from the net asset value. This
characteristic is separate and distinct from the
risk that net asset value could decrease as a result
of investment activities and may be a greater risk
to investors expecting to sell their shares in a
relatively short period following completion of this
offering. The Fund cannot predict whether shares
will trade at, above or below net asset value. See
"Use of Leverage," "Risks," "Description of Shares,"
"Repurchase of Fund Shares; Conversion to Open-End
Fund" and the Statement of Additional Information
under "Repurchase of Fund Shares; Conversion to
Open-End Fund." The Common Shares are designed
primarily for long-term investors, and you should
not view the Fund as a vehicle for trading purposes.

Special Risk No Operating History. The Fund is a newly-organized,
Considerations non-diversified, closed-end management investment
company with no history of operations.

Investment Risk. An investment in the Fund is
subject to investment risk, including the possible
loss of the entire principal amount that you invest.

Stock Market and Interest Rate Risk. Your investment
in Common Shares represents an indirect investment
in REIT shares and other real estate securities
owned by the Fund, substantially all of which are
traded on a national securities exchange or in the
over-the-counter markets. The value of these
securities, like other stock market investments, may
move up or down, sometimes rapidly and unpredictably.

Interest rate risk is the risk that fixed-income
investments such as preferred stocks and debt
securities, and to a lesser extent dividend-paying
common stocks such as REIT common stocks, will
decline in value because of changes in market
interest rates. When market interest rates
rise, the market value of such securities generally
will fall. The Fund's

investment in such securities means that the net
asset value and market price of Common Shares will
tend to decline if market interest rates rise.

Your Common Shares at any point in time may be worth
less than what you invested, even after taking into
account the reinvestment of Fund dividends and
distributions. The Fund intends to utilize leverage,
which magnifies the stock market and interest rate
risks. See "Use of Leverage."

Leverage Risk. The use of leverage through the
issuance of Fund Preferred Shares or Borrowings
creates an opportunity for increased Common Share
net income and returns, but also creates special
risks for Common Shareholders. There is no assurance
that the Fund's leveraging strategy will be
successful. Leverage creates two major types of
risks for Common Shareholders:

. the likelihood of greater volatility of net
asset value and market price of Common Shares
because changes in the value of the Fund's
portfolio investments, including investments
purchased with the proceeds of the issuance of
Fund Preferred Shares or Borrowings, are borne
entirely by the Common Shareholders; and

. the possibility either that Common Share
income will fall if the dividend rate on Fund
Preferred Shares or the interest rate on any
Borrowings rises, or that Common Share income
will fluctuate because the dividend rate on
Fund Preferred Shares or the interest rate on
any Borrowings varies.

Interest Rate Transactions Risk. The Fund may enter
into an interest rate swap or cap transaction to
attempt to protect itself from increasing Fund
Preferred Share dividend or Borrowing interest
expenses resulting from increasing short-term
interest rates. A decline in interest rates may
result in a decline in the value of the swap or cap
which may result in a decline in the net asset value
of the Common Shares. See "Interest Rate
Transactions."

General Real Estate Risks. Because the Fund
concentrates its assets in the real estate industry,
your investment in the Fund will be closely linked
to the performance of the real estate markets.
Property values may fall due to increasing vacancies
or declining rents resulting from economic, legal,
cultural or technological developments. REIT prices
also may drop because of the failure of borrowers to
pay their loans and poor management. Many REITs
utilize leverage which increases investment risk and
could adversely affect a REIT's operations and
market value in periods of rising interest rates as
well as risks normally associated with debt
financing.

There are special risks associated with particular
sectors of real estate investments:

Retail Properties. Retail properties are affected by
the overall health of the economy and may be
adversely affected by the growth of alternative
forms of retailing, bankruptcy, departure or
cessation of operations of a tenant, a shift in
consumer demand due to demographic changes, spending
patterns and lease terminations.

Office Properties. Office properties are affected by
the overall health of the economy, and other factors
such as a downturn in the businesses operated by
their tenants, obsolescence and non-competitiveness.

Hotel Properties. The risks of hotel properties
include, among other things, the necessity of a high
level of continuing capital expenditures,
competition, increases in operating costs which may
not be offset by increases in revenues, dependence
on business and commercial travelers and tourism,
increases in fuel costs and other expenses of
travel, and adverse effects of general and local
economic conditions. Hotel properties tend to be
more sensitive to adverse economic conditions and
competition than many other commercial properties.

Healthcare Properties. Healthcare properties and
healthcare providers are affected by several
significant factors, including federal, state and
local laws governing licenses, certification,
adequacy of care, pharmaceutical distribution,
rates, equipment, personnel and other factors
regarding operations; continued availability of
revenue from government reimbursement programs
(primarily Medicaid and Medicare); and competition
on a local and regional basis. The failure of any
healthcare operator to comply with governmental laws
and regulations may affect its ability to operate
its facility or receive government reimbursements.

Multifamily Properties. The value and successful
operation of a multifamily property may be affected
by a number of factors such as the location of the
property, the ability of the management team, the
level of mortgage rates, presence of competing
properties, adverse economic conditions in the
locale, oversupply, and rent control laws or other
laws affecting such properties.

Other factors may contribute to the riskiness of
real estate investments:

Lack of Insurance. Certain of the portfolio
companies may fail to carry comprehensive liability,
fire, flood, earthquake extended coverage and rental
loss insurance, or insurance in place may be subject
to various policy specifications, limits and
deductibles. Should any type of uninsured loss
occur, the portfolio company could lose its
investment in, and anticipated profits and cash
flows from, a number of properties and as a result
impact the Fund's investment performance.

Financial Leverage. REITs may be highly leveraged
and financial covenants may affect the ability of
REITs to operative effectively.

Environmental Issues. In connection with the
ownership (direct or indirect), operation,
management and development of real properties that
may contain hazardous or toxic substances, a
portfolio company may be considered an owner,
operator or responsible party of such properties
and, therefore, may be potentially liable for
removal or remediation costs, as well as certain
other costs, including governmental fines and
liabilities for injuries to persons and property.
The existence of any such material environmental
liability could have a material adverse effect on
the results of operations and cash flow of any such
portfolio company and, as a result, the amount
available to make distributions on shares of the
Fund could be reduced.

Smaller Companies. Even the larger REITs in the
industry tend to be small to medium-sized companies
in relation to the equity markets as a whole. REIT
shares, like other smaller company stocks, can be
more volatile than, and perform differently from,
larger company stocks. There may be less trading in
a smaller company's stock, which means that buy and
sell transactions in that stock could have a larger
impact on the stock's price than is the case with
larger company stocks. Further, smaller companies
may have fewer business lines; changes in any one
line of business, therefore, may have a greater
impact on a smaller company's stock price than is
the case for a larger company.

As of October 31, 2001, the market capitalization of
REITs ranged in size from approximately $2.0 million
to approximately $11.7 billion. See "Risks--General
Risks of Securities Linked to the Real Estate
Market."

An investment in Common Shares presents certain
other risks:

Lower-Rated Securities Risk. The Fund may invest up
to 25% of its total assets in securities of below
grade investment quality (Ba/BB or below), commonly
referred to as junk bonds. Securities of below
investment grade quality are regarded as having
predominately speculative characteristics with
respect to capacity to pay interest and repay
principal. See "Risks--Risks of Investment in
Lower-Rated Securities."

Inflation Risk. Inflation risk is the risk that the
value of assets or income from investments will be
worth less in the future as inflation decreases the
value of money. As inflation increases, the real
value of the Common Shares and distributions can
decline and the dividend payments on Fund Preferred
Shares, if any, or interest payments on any
Borrowings may increase. See "Risks--Inflation Risk."

Recent Developments. As a result of terrorist
attacks on September 11, 2001, the U.S. equities
markets were closed for a four day period. These
terrorist attacks and related events have led to
increased short-term market volatility and may have
long-term effects on U.S. and world economies

and markets. In addition, the potential adverse
impact on Fund service providers may affect the
Fund's operations.

Non-Diversification. Because the Fund is classified
as "non-diversified" under the 1940 Act, it can
invest a greater portion of its assets in
obligations of a single issuer than a "diversified"
fund. As a result, the Fund will be more susceptible
than a more widely diversified fund to any single
corporate, economic, political or regulatory
occurrence. See "The Fund's Investments" and
"Risks--Non-Diversified Status."

Anti-Takeover Provisions. The Fund's Declaration of
Trust (the "Declaration") includes provisions that
could limit the ability of other entities or persons
to acquire control of the Fund or convert the Fund
to open-end status. The provisions of the
Declaration described above could have the effect of
depriving the Common Shareholders of opportunities
to sell their Common Shares at a premium over the
then current market price of the Common Shares. See
"Certain Provisions in the Declaration of Trust" and
"Risks--Anti-Takeover Provisions."

SUMMARY OF FUND EXPENSES

The following table assumes the issuance of Fund Preferred Shares in an
amount equal to 30% of the Fund's capital (after their issuance), and shows
Fund expenses as a percentage of net assets attributable to Common Shares and
as a percentage of total net assets including assets attributable to Fund
Preferred Shares.

Shareholder Transaction Expenses

Sales Load Paid by You (as a percentage of offering price) 4.50%....
Dividend Reinvestment Plan Fees........................... None/(1)/

Percentage of Net
Assets Attributable to
Common Shares/(3)/
Annual Expenses ----------------------

Management Fees/(2)/...................... 1.29%
Other Expenses/(2)/....................... .28%
Interest Payments on Borrowed Funds/(2)/.. None
-----
Total Annual Expenses/(2)/................ 1.57%
Fee and Expense Reimbursement (Years 1-5). (.43%)/(4)/
-----
Total Net Annual Expenses (Years 1-5)/(2)/ 1.14%/(4)/
=====

--------
(1)You will be charged a $2.50 service charge and pay brokerage charges if you
direct the Plan Agent to sell your Common Shares held in a dividend
reinvestment account.
(2)In the event the Fund, as an alternative to issuing Fund Preferred Shares,
utilizes leverage through Borrowings in an amount equal to 30% of the Fund's
total assets (including the amount obtained from leverage), it is estimated
that, as a percentage of net assets attributable to Common Shares, the
Management Fee would be 1.29%, Other Expenses would be .28%, Interest
Payments on Borrowed Funds (assuming an interest rate of 5.00%, which
interest rate is subject to change based on prevailing market conditions)
would be 2.14%, Total Annual Expenses would be 3.71% and Total Net Annual
Expenses would be 3.28%. Based on the total net annual expenses and in
accordance with the example below, the expenses for years 1, 3, 5 and 10
would be $77, $141, $208 and $398, respectively.
(3)Stated as percentages of the Fund's total net assets, and again assuming the
issuance of Fund Preferred Shares in an amount equal to 30% of the Fund's
capital (after their issuance), the Fund's expenses would be estimated to be
as follows:

Percentage of
Total Net Assets
Annual Expenses ----------------

Management Fees.......................... .90%
Other Expenses........................... .20%
Interest Payments on Borrowed Funds...... None
-----
Total Annual Expenses.................... 1.10%
Fee and Expense Reimbursement (Years 1-5) (.30%)/(4)/
-----
Total Net Annual Expenses (Years 1-5).... .80%/(4)/
=====

(4)NIAC has contractually agreed to reimburse the Fund for fees and expenses in
the amount of .30% of average daily Managed Assets for the first 5 full
years of the Fund's operations, .25% of average daily Managed Assets in year
6, .20% in year 7, .15% in year 8, .10% in year 9 and .05% in year 10.
Without the reimbursement, "Total Net Annual Expenses" would be estimated to
be 1.57% of average daily net assets attributable to Common Shares and 1.10%
of total net assets. Nuveen has agreed to pay (i) all organizational
expenses and (ii) offering costs (other than sales load) that exceed $.03
per Common Share (.20% of offering price).

The purpose of the table above is to help you understand all fees and
expenses that you, as a Common Shareholder, would bear directly or indirectly.
The expenses shown in the table are based on estimated amounts for the Fund's
first year of operations and assume that the Fund issues approximately
20,000,000 Common Shares. See "Management of the Fund" and "Dividend
Reinvestment Plan."

The following example illustrates the expenses (including the sales load of
$45) that you would pay on a $1,000 investment in Common Shares, assuming (1)
total net annual expenses of 1.14% of net assets attributable to Common Shares
in years 1 through 5, increasing to 1.50% in year 10 and (2) a 5% annual
return:/(1)/

1 Year 3 Years 5 Years 10 Years/(2)/
------ ------- ------- ------------

$56 $80 $105 $191

The example should not be considered a representation of future expenses.
Actual expenses may be higher or lower.
--------
(1)The example assumes that the estimated Other Expenses set forth in the
Annual Expenses table are accurate, that fees and expenses increase as
described in note 2 below and that all dividends and distributions are
reinvested at net asset value. Actual expenses may be greater or less than
those assumed. Moreover, the Fund's actual rate of return may be greater or
less than the hypothetical 5% return shown in the example. The expenses you
would pay, based on the Fund's expenses as stated as percentages of the
Fund's total net assets (assuming the issuance of Fund Preferred Shares in
an amount equal to approximately 30% of the Fund's capital after their
issuance) and otherwise on the assumptions in the example would be: 1 Year
$53; 3 Years $69; 5 Years $87; and 10 Years $149.
(2)Assumes reimbursement of fees and expenses of .25% of average daily Managed
Assets in year 6, .20% in year 7, .15% in year 8, .10% in year 9 and .05% in
year 10. NIAC has not agreed to reimburse the Fund for any portion of its
fees and expenses beyond November 30, 2011. See "Management of the
Fund--Investment Management Agreement."

THE FUND

The Fund is a newly-organized, non-diversified, closed-end management
investment company registered under the 1940 Act. The Fund was organized as a
Massachusetts business trust on August 27, 2001 pursuant to a Declaration
governed by the laws of the Commonwealth of Massachusetts. As a newly-organized
entity, the Fund has no operating history. The Fund's principal office is
located at 333 West Wacker Drive, Chicago, Illinois 60606, and its telephone
number is (800) 257-8787.

USE OF PROCEEDS

The net proceeds of the offering of Common Shares will be approximately
$353,086,500 ($406,049,475 if the Underwriters exercise the over-allotment
option in full) after payment of the estimated organization and offering costs.
Nuveen has agreed to pay (i) all organizational expenses and (ii) offering
costs (other than sales load) that exceed $0.03 per Common Share. The Fund will
invest the net proceeds of the offering in accordance with the Fund's
investment objectives and policies as stated below. It is presently anticipated
that the Fund will be able to invest substantially all of the net proceeds in
accordance with its investment objectives and policies within four months after
the completion of the offering. Pending such investment, it is anticipated that
the proceeds will be invested in U.S. government securities or high quality,
short-term money market instruments.

THE FUND'S INVESTMENTS

Investment Objectives and Policies

The Fund's primary investment objective is high current income. Capital
appreciation is a secondary investment objective. The Fund has a policy of
concentrating its investments in the U.S. real estate industry and not in any
other industry. There can be no assurance that the Fund's investment objectives
will be achieved.

Under normal market conditions, the Fund:

. will invest at least 90% of its total assets in income producing equity
and debt securities of real estate companies. These equity securities can
consist of (i) common stocks, (ii) preferred stocks, (iii) rights or
warrants to purchase common stocks and preferred stocks, and (iv)
convertible preferred stocks;

. will invest at least 80% of its total assets in income producing equity
securities issued by REITs;

. will invest at least 40% of its total assets in common stocks; and

. may invest up to 20% of its total assets in debt securities, including
convertible debt securities, issued or guaranteed by real estate companies.

Substantially all of the equity securities of real estate companies in which
the Fund intends to invest are traded on a national securities exchange or in
the over-the-counter markets.

It is the Fund's intention to initially invest approximately:

. 55% of its total assets in common stocks issued by real estate companies;

. 40% of its total assets in preferred stocks issued by real estate
companies; and

. 5% of its total assets in convertible preferred stocks issued by real
estate companies.

The actual percentage of common, preferred and convertible preferred stocks,
rights and warrants and debt securities in the Fund's portfolio may vary over
time based on Security Capital's assessment of market conditions.

The Fund will not invest more than 25% of its total assets in non-investment
grade Ratable Securities. Investment grade quality Ratable Securities are those
that have received a rating no lower than Baa or BBB by Moody's, S&P or Fitch.
See Appendix A in the Statement of Additional Information for a description of
security ratings.

The Fund will not invest more than 10% of its total assets in illiquid real
estate securities. All of the Fund's investments will be in securities of U.S.
issuers, and the Fund will not invest more than 10% of its total assets in the
securities of any one issuer.

The Fund will not enter into short sales or invest in derivatives, except as
described in this Prospectus in connection with the interest rate swap or
interest rate cap transactions. See "Use of Leverage" and "Interest Rate
Transactions." The Fund will not invest in real estate securities that are
controlled by SCGI or its affiliates.

The Fund cannot change its investment objectives without the approval of the
holders of a "majority of the outstanding" Common Shares and Fund Preferred
Shares, if any, voting together as a single class, and of the holders of a
"majority of the outstanding" Fund Preferred Shares, if any, voting as a
separate class. A "majority of the outstanding" Common Shares means (i) 67% or
more of the shares present at a meeting, if the holders of more than 50% of the
shares are present or represented by proxy, or (ii) more than 50% of the
shares, whichever is less. See "Description of Shares--Fund Preferred
Shares--Voting Rights" and the Statement of Additional Information under
"Description of Shares--Fund Preferred Shares--Voting Rights" for additional
information with respect to the voting rights of holders of Fund Preferred
Shares.

Investment Process

The organization and investment processes of Security Capital reflect its
belief that superior investment results are achieved through a dedication to
proprietary, fundamental research. Its investment process focuses on three
fundamental research disciplines that it believes play an important role in the
performance and pricing of real estate companies:

. real estate research;

. company analysis; and

. market strategy.

These are highly specialized disciplines and each impacts the performance of
real estate companies and the ultimate pricing of their securities. The
investment process integrates these three disciplines under the broad direction
of Security Capital's Portfolio Management Committee, the decision-making body
for investment strategies.

Real Estate Research. Research analysts focus on understanding the market
pressures and factors that affect rent growth, occupancy and development. This
understanding provides perspectives on future supply and demand trends for
property types in various markets and the relative impact for different
companies.

Company Analysis. Investment analysts focus on analyzing real estate
companies within Security Capital's defined universe of investments and
modeling their cash flow potential. They form a complete assessment of the
company's assets, operating management team and strategies through company and
property visits, careful scrutiny of regulatory filings and fieldwork. The
recurring output of the investment analysts includes a detailed five-year cash
flow forecast, an analysis of net asset value and a detailed qualitative
assessment of a company.

Market Strategy. Market strategy focuses on establishing appropriate cost of
capital thresholds for pricing real estate companies in Security Capital's
coverage universe of the companies. This effort requires consideration of the
risks underlying the securities as well as the appetite for and pricing of risk
in the broader equity and capital markets. With this understanding, discount
rates and terminal multiples are set that govern the key discounted cash flow
models and other valuation models employed. The definition and execution of
trading strategies is also an important part of market strategy.

Portfolio Construction. All investment decisions are directed by a committee
of senior investment professionals--the Portfolio Management Committee. The
Committee meets formally on a weekly basis and informally throughout the week
to evaluate emerging real estate research and company analysis, as well as key
recurring reports, to create price forecasts to produce a target portfolio for
the Fund. This target portfolio integrates the critical real estate and capital
market expertise that helps to identify the most attractive investment
opportunities.

Portfolio Composition

The Fund's portfolio will be composed principally of the following
investments. A more detailed description of the Fund's investment policies and
restrictions and more detailed information about the Fund's portfolio
investments are contained in the Statement of Additional Information.

Real Estate Companies. Under normal market conditions, the Fund will invest
at least 90% of its total assets in income producing common stocks, preferred
stocks, convertible preferred stocks and debt securities issued by real estate
companies, such as REITs. For purposes of the Fund's investment policies, a
real estate company is a company that:

. derives at least 50% of its revenues from the ownership, construction,
financing, management or sale of commercial, industrial or residential
real estate; or

. has at least 50% of its assets in such real estate.

Real Estate Investment Trusts (REITs). Under normal market conditions, the
Fund will invest at least 80% of its total assets in income producing equity
securities issued by REITs. A REIT is a real estate company that pools
investors' funds for investment primarily in income-producing real estate or in
real estate related loans (such as mortgages) or other interests. Therefore, a
REIT normally derives its income from rents or from interest payments, and may
realize capital gains by selling properties that have appreciated in value. A
REIT is not taxed on income distributed to shareholders if it complies with
several requirements relating to its organization, ownership, assets and income
and a requirement that it distribute to its shareholders at least 90% of its
taxable income (other than net capital gains) for each taxable year and
otherwise complies with the requirements of the Code. As a result, REITs tend
to pay relatively higher dividends than other types of companies, and the Fund
intends to use these REIT dividends in an effort to meet the high current
income goal of its investment objectives.

REITs can generally be classified as Equity REITs, Mortgage REITs and Hybrid
REITs. Equity REITs, which invest the majority of their assets directly in real
property, derive their income primarily from rents. Equity REITs can also
realize capital gains by selling properties that have appreciated in value.
Mortgage REITs, which invest the majority of their assets in real estate
mortgages, derive their income primarily from interest payments. Hybrid REITs
combine the characteristics of both Equity REITs and Mortgage REITs. The Fund
does not currently intend to invest more than 10% of its total assets in
Mortgage REITs or Hybrid REITs.

Preferred Stocks. The Fund may invest in preferred stocks issued by real
estate companies. Preferred stocks pay fixed or floating rate dividends to
investors, and have a "preference" over common stock in the payment of
dividends and the liquidation of a company's assets. This means that a company
must pay dividends on preferred stock before paying any dividends on its common
stock. Preferred stockholders usually have no right to vote for corporate
directors or on other matters.

Debt Securities. The Fund may invest up to 20% of its total assets in debt
securities, including convertible debt securities, issued or guaranteed by real
estate companies.

Lower-Rated Securities. The Fund will not invest more than 25% of its total
assets in Ratable Securities of below investment grade quality. Securities of
below grade investment quality (Ba/BB or below) are commonly referred to as
junk bonds. Securities of below investment grade quality are regarded as having
predominately speculative characteristics with respect to capacity to pay
interest and repay principal. The Fund may only invest in high yield securities
that are rated CCC or higher by S&P, rated Caa or higher by Moody's, or rated
CCC or higher by Fitch, or unrated securities determined by Security Capital to
be of comparable quality. The issuers of these securities have a currently
identifiable vulnerabilty to default as to payment of principal and interest
and such issues may be in default or there may be present elements of danger
with respect to principal or interest. The Fund will not invest in securities
which are in default as to payment of principal and interest at the time of
purchase. For a description of security ratings, see Appendix A of the
Statement of Additional Information.

Illiquid Securities. The Fund will not invest more than 10% of its total
assets in illiquid real estate securities (i.e., securities that are not
readily marketable). For purposes of this restriction, illiquid securities
include, but are not limited to, restricted securities (securities the
disposition of which is restricted under the federal securities laws),
securities that may only be resold pursuant to Rule 144A under the Securities
Act of 1933, as amended (the "Securities Act"), but that are deemed to be
illiquid, and repurchase agreements with maturities in excess of seven days.
The Board of Trustees or its delegate has the ultimate authority to determine,
to the extent permissible under the federal securities laws, which securities
are liquid or illiquid for purposes of this 10% limitation. The Board of
Trustees has delegated to Security Capital and NIAC the day-to-day
determination of the illiquidity of any security held by the Fund, although it
has retained oversight and ultimate responsibility for such determinations.
Although no definitive liquidity criteria are used, the Board of Trustees has
directed Security Capital and NIAC to look for such factors as (i) the nature
of the market for a security (including the institutional private resale
market; the frequency of trades and quotes for the security; the number of
dealers willing to purchase or sell the security; the amount of time normally
needed to dispose of the security; and the method of soliciting offers and the
mechanics of transfer), (ii) the terms of certain securities or other
instruments allowing for the disposition to a third party or the issuer thereof
(e.g., certain repurchase obligations and demand instruments), and (iii) other
permissible relevant factors.

Restricted securities may be sold only in privately negotiated transactions
or in a public offering with respect to which a registration statement is in
effect under the Securities Act. Where registration is required, the Fund may
be obligated to pay all or part of the registration expenses and a considerable
period may elapse between the time of the decision to sell and the time the
Fund may be permitted to sell a security under an effective registration
statement. If, during such a period, adverse market conditions were to develop,
the Fund might obtain a less favorable price than that which prevailed when it
decided to sell. Illiquid securities will be priced at fair value as determined
in good faith by the Board of Trustees or its delegate. If, through the
appreciation of illiquid securities or the depreciation of liquid securities,
the Fund should be in a position where more than 10% of the value of its net
assets are invested in illiquid securities, including restricted securities
which are not readily marketable, the Fund will take such steps as is deemed
advisable, if any, to protect liquidity.

Defensive Position. Upon Security Capital's recommendation, during temporary
defensive periods and in order to keep the Fund's cash fully invested,
including the period during which the net proceeds of the offering are being
invested, the Fund may deviate from its investment objectives and invest all or
any portion of its net assets in investment grade debt securities, without
regard to whether the issuer is a real estate company. In such a case, the Fund
may not pursue or achieve its investment objectives.

Other Investments. The Fund's cash reserves, held to provide sufficient
flexibility to take advantage of new opportunities for investments and for
other cash needs, will be invested in money market instruments. Money market
instruments in which the Fund may invest its cash reserves will generally
consist of obligations issued or guaranteed by the U.S. Government, its
agencies or instrumentalities and such obligations which are subject to
repurchase agreements and commercial paper. See "Investment Policies and
Techniques" in the Statement of Additional Information.

Portfolio Turnover. The Fund may engage in portfolio trading when considered
appropriate, but short-term trading will not be used as the primary means of
achieving the Fund's investment objectives. Although the Fund cannot accurately
predict its annual portfolio turnover rate, it is not expected to exceed 50%
under normal circumstances. However, there are no limits on the rate of
portfolio turnover, and investments may be sold without regard to length of
time held when, in the opinion of Security Capital, investment considerations
warrant

such action. A higher turnover rate results in correspondingly greater
brokerage commissions and other transactional expenses which are borne by the
Fund. High portfolio turnover may result in the realization of net short-term
capital gains by the Fund which, when distributed to shareholders, will be
taxable as ordinary income. See "Tax Matters."

USE OF LEVERAGE

The Fund may use leverage through the issuance of Fund Preferred Shares,
commercial paper or notes and/or borrowing in an aggregate amount of
approximately 30% of the Fund's capital after such issuance and/or borrowing.

The Fund intends to apply for ratings for the Fund Preferred Shares from an
NRSRO (most likely Moody's, S&P and/or Fitch). The Fund presently anticipates
than any Fund Preferred Shares that it intends to issue would be initially
given the highest ratings by Moody's ("Aaa"), S&P ("AAA") or Fitch ("AAA").

Subject to market conditions and the Fund's receipt of AAA/Aaa credit rating
on Fund Preferred Shares, approximately one to three months after the
completion of the offering of the Common Shares, the Fund intends to offer Fund
Preferred Shares representing approximately 30% of the Fund's capital
immediately after their issuance. Fund Preferred Shares will have seniority
over the Common Shares and any interest rate transactions the Fund enters into.
The issuance of Fund Preferred Shares will leverage the Common Shares. Any
Borrowings would also leverage, and have seniority over, the Common Shares.
There is no assurance that the Fund's leveraging strategy will be successful.

Changes in the value of the Fund's portfolio securities, including costs
attributable to Fund Preferred Shares or Borrowings, will be borne entirely by
the Common Shareholders. If there is a net decrease (or increase) in the value
of the Fund's investment portfolio, the leverage will decrease (or increase)
the net asset value per Common Share to a greater extent than if the Fund were
not leveraged. During periods in which the Fund is using leverage, the fees
paid to NIAC (and to Security Capital) for advisory services will be higher
than if the Fund did not use leverage because the fees paid will be calculated
on the basis of the Fund's total net assets, including the proceeds from the
issuance of Fund Preferred Shares and the principal amount of Borrowings.

Under the 1940 Act, the Fund is not permitted to issue preferred shares
unless immediately after the issuance the value of the Fund's total assets is
at least 200% of the liquidation value of the outstanding preferred shares
(i.e., such liquidation value may not exceed 50% of the Fund's total assets
less liabilities other than borrowings). In addition, the Fund is not permitted
to declare any cash dividend or other distribution on its Common Shares unless,
at the time of such declaration, the value of the Fund's total assets less
liabilities other than borrowings is at least 200% of such liquidation value.
If Fund Preferred Shares are issued, the Fund intends, to the extent possible,
to purchase or redeem Fund Preferred Shares from time to time to the extent
necessary in order to maintain coverage of any Fund Preferred Shares of at
least 200%. If Fund Preferred Shares are outstanding, two of the Fund's
trustees will be elected by the holders of Fund Preferred Shares, voting
separately as a class. The remaining trustees of the Fund will be elected by
holders of Common Shares and Fund Preferred Shares voting together as a single
class. In the event the Fund failed to pay dividends on Fund Preferred Shares
for two years, Fund Preferred Shares would be entitled to elect a majority of
the trustees of the Fund. The failure to pay dividends or make distributions
could result in the Fund ceasing to qualify as a regulated investment company
under the Code, which could have a material adverse effect on the value of the
Common Shares.

Under the 1940 Act, the Fund generally is not permitted to issue commercial
paper or notes or borrow unless immediately after the borrowing or commercial
paper or note issuance the value of the Fund's total assets less liabilities
other than the principal amount represented by commercial paper, notes or
borrowings, is at least 300% of such principal amount. In addition, the Fund is
not permitted to declare any cash dividend or other distribution on its Common
Shares unless, at the time of such declaration, the value of the Fund's total
assets, less liabilities other than the principal amount represented by
commercial paper, notes or borrowings, is at least 300% of such principal
amount. If the Fund borrows, the Fund intends, to the extent possible, to
prepay all or a portion of the principal amount of any outstanding commercial
paper, notes or borrowing to the extent necessary in order to maintain the
required asset coverage. Failure to maintain certain asset coverage
requirements could result in an event of default and entitle the debt holders
to elect a majority of the Board of Trustees.

The Fund may be subject to certain restrictions imposed by either guidelines
of one or more rating agencies which may issue ratings for Fund Preferred
Shares or, if the Fund borrows from a lender, by the lender. These guidelines
may impose asset coverage or portfolio composition requirements that are more
stringent than those imposed on the Fund by the 1940 Act. It is not anticipated
that these covenants or guidelines will impede Security Capital from managing
the Fund's portfolio in accordance with the Fund's investment objectives and
policies. In addition to other considerations, to the extent that the Fund
believes that the covenants and guidelines required by the rating agencies
would impede its ability to meet its investment objectives, or if the Fund is
unable to obtain the rating on Fund Preferred Shares (expected to be AAA/Aaa),
the Fund will not issue Fund Preferred Shares.

Assuming that Fund Preferred Shares or Borrowings will represent in the
aggregate approximately 30% of the Fund's capital and pay dividends or interest
or payment rate set by an interest rate transaction at an annual average rate
of 5.00%, the income generated by the Fund's portfolio (net of estimated
expenses) must exceed 1.50% in order to cover such dividend payments or
interest or payment rates and other expenses specifically related to Fund
Preferred Shares or Borrowings. Of course, these numbers are merely estimates,
used for illustration. Actual Fund Preferred Share dividend rates, interest, or
payment rates may vary frequently and may be significantly higher or lower than
the rate estimated above.

The following table is furnished in response to requirements of the
Securities and Exchange Commission. It is designed to illustrate the effect of
leverage on Common Share total return, assuming investment portfolio total
returns (comprised of income and changes in the value of investments held in
the Fund's portfolio) of -10%, -5%, 0%, 5% and 10%. These assumed investment
portfolio returns are hypothetical figures and are not necessarily indicative
of the investment portfolio returns expected to be experienced by the Fund. The
table further reflects the issuance of Fund Preferred Shares or Borrowings
representing approximately 30% of the Fund's total capital, an 8.18% yield on
the Fund's investment portfolio, net of expenses, and the Fund's currently
projected annual Fund Preferred Share dividend rate, borrowing interest rate or
payment rate set by an interest rate transaction of 5.00%. See "Risks" and "Use
of Leverage."

Assumed Portfolio Total Return (10.00)% (5.00)% 0.00% 5.00% 10.00%
Common Share Total Return..... (16.43)% (9.29)% (2.14)% 5.00% 12.14%

Common Share total return is composed of two elements -- the Common Share
dividends paid by the Fund (the amount of which is largely determined by the
net investment income of the Fund after paying dividends on Fund Preferred
Shares or interest on Borrowings) and gains or losses on the value of the
securities the Fund owns. As required by Securities and Exchange Commission
rules, the table assumes that the Fund is more likely to suffer capital loss
than to enjoy capital appreciation.

Unless and until the Fund issues Fund Preferred Shares or, alternatively,
uses leverage through Borrowings, the Common Shares will not be leveraged and
this section will not apply.

INTEREST RATE TRANSACTIONS

The Fund may use an interest rate cap, which would require it to pay a
premium to the cap counterparty and would entitle it, to the extent that a
specified variable rate index exceeds a predetermined fixed rate, to receive
from the counterparty payment of the difference based on the notional amount.
The Fund would use interest rate swaps or caps only with the intent to reduce
or eliminate the risk that an increase in short-term interest rates could have
on Common Share net earnings as a result of leverage.

The Fund will usually enter into swaps or caps on a net basis; that is, the
two payment streams will be netted out in a cash settlement on the payment date
or dates specified in the instrument, with the Fund receiving or paying, as the
case may be, only the net amount of the two payments. The Fund intends to
maintain in a segregated account with its custodian cash or liquid securities
having a value at least equal to the Fund's net payment obligations under any
swap transaction, marked to market daily.

The use of interest rate swaps and caps is a highly specialized activity
that involves investment techniques and risks different from those associated
with ordinary portfolio security transactions. Depending on the state of
interest rates in general, the Fund's use of interest rate swaps or caps could
enhance or harm the overall performance on the Common Shares. To the extent
there is a decline in interest rates, the value of the interest rate swap or
cap could decline, and could result in a decline in the net asset value of the
Common Shares. In addition, if short-term interest rates are lower than the
Fund's fixed rate of payment on the interest rate swap, the swap will reduce
Common Share net earnings. If, on the other hand, short-term interest rates are
higher than the fixed rate of payment on the interest rate swap, the swap will
enhance Common Share net earnings. Buying interest rate caps could enhance the
performance of the Common Shares by providing a maximum leverage expense.
Buying interest rate caps could also decrease the net earnings of the Common
Shares in the event that the premium paid by the Fund to the counterparty
exceeds the additional amount the Fund would have been required to pay had it
not entered into the cap agreement. The Fund has no current intention of
selling an interest rate swap or cap. The Fund would not enter into interest
rate swap or cap transactions in an aggregate notional amount that exceeds the
outstanding amount of the Fund's leverage.

Although this will not guarantee that the counterparty does not default, the
Fund will not enter into an interest rate swap or cap transaction with any
counterparty that NIAC believes does not have the financial resources to honor
its obligation under the interest rate swap or cap transaction. Further, NIAC
will continually monitor the financial stability of a counterparty to an
interest rate swap or cap transaction in an effort to proactively protect the
Fund's investments.

In addition, at the time the interest rate swap or cap transaction reaches
its scheduled termination date, there is a risk that the Fund will not be able
to obtain a replacement transaction or that the terms of the replacement will
not be as favorable as on the expiring transaction. If this occurs, it could
have a negative impact on the performance of the Common Shares.

The Fund may choose or be required to redeem some or all Fund Preferred
Shares or prepay any Borrowings. This redemption would likely result in the
Fund seeking to terminate early all or a portion of any swap or cap
transaction. Such early termination of a swap could result in termination
payment by or to the Fund. An early termination of a cap could result in a
termination payment to the Fund.

RISKS

The Fund is a non-diversified, closed-end management investment company
designed primarily as a long-term investment and not as a trading vehicle. The
Fund is not intended to be a complete investment program and, due to the
uncertainty inherent in all investments, there can be no assurance that the
Fund will achieve its investment objectives. Your Common Shares at any point in
time may be worth less than you invested, even after taking into account the
reinvestment of Fund dividends and distributions.

Newly-Organized

The Fund is a newly-organized, non-diversified closed-end management
investment company with no operating history.

Investment Risk

An investment in the Fund is subject to investment risk, including the
possible loss of the entire principal amount that you invest.

Stock Market and Interest Rate Risk

Your investment in Common Shares represents an indirect investment in REIT
shares and other real estate securities owned by the Fund, substantially all of
which are traded on a national securities exchange or in the over-the-counter
markets. The prices of the common stocks of real estate companies, including
REITs, and other securities in which the Fund invests, will fluctuate from day
to day and may--in either the near term or over the long run--decline in value.
The value of the Common Shares may be affected by a decline in financial
markets in general. Preferred stocks and debt securities are generally more
sensitive to changes in interest rates than common stocks.

changes in market interest rates. When interest rates rise, the market value of
such securities generally will fall. The Fund's investment in such securities
means that the net asset value and market price of Common Shares will tend to
decline if market interest rates rise.

The Fund intends to utilize leverage, which magnifies the stock market and
interest rate risks. See "--Leverage Risk."

General Risks of Securities Linked to the Real Estate Market

The Fund will not invest in real estate directly, but only in securities
issued by real estate companies, including REITs. However, because of the
Fund's policy of concentration in the securities of companies in the real
estate industry, it is also subject to the risks associated with the direct
ownership of real estate. These risks include:

. declines in the value of real estate

. risks related to general and local economic conditions

. possible lack of availability of mortgage funds

. overbuilding

. extended vacancies of properties

. increased competition

. increases in property taxes and operating expenses

. changes in zoning laws

. losses due to costs resulting from the clean-up of environmental problems

. liability to third parties for damages resulting from environmental
problems

. casualty or condemnation losses

. limitations on rents

. changes in neighborhood values and the appeal of properties to tenants

. changes in interest rates

Thus, the value of the Common Shares may change at different rates compared
to the value of shares of a registered investment company with investments in a
mix of different industries and will depend on the general condition of the
economy. An economic downturn could have a material adverse effect on the real
estate markets and on real estate companies in which the Fund invests, which in
turn could result in the Fund not achieving its investment objectives.

General Real Estate Risks. Real property investments are subject to varying
degrees of risk. The yields available from investments in real estate depend on
the amount of income and capital appreciation generated by the related
properties. Income and real estate values may also be adversely affected by
such factors as applicable laws (e.g., Americans with Disabilities Act and tax
laws), interest rate levels, and the availability of financing. If the
properties do not generate sufficient income to meet operating expenses,
including, where applicable, debt service, ground lease payments, tenant
improvements, third-party leasing commissions and other capital

expenditures, the income and ability of the real estate company to make
payments of any interest and principal on its debt securities will be adversely
affected. In addition, real property may be subject to the quality of credit
extended and defaults by borrowers and tenants. The performance of the economy
in each of the regions in which the real estate owned by the portfolio company
is located affects occupancy, market rental rates and expenses and,
consequently, has an impact on the income from such properties and their
underlying values. The financial results of major local employers also may have
an impact on the cash flow and value of certain properties. In addition, real
estate investments are relatively illiquid and, therefore, the ability of real
estate companies to vary their portfolios promptly in response to changes in
economic or other conditions is limited. A real estate company may also have
joint venture investments in certain of its properties, and consequently, its
ability to control decisions relating to such properties may be limited.

Real property investments are also subject to risks which are specific to
the investment sector or type of property in which the real estate companies
are investing.

Retail Properties. Retail properties are affected by the overall health of
the economy. A retail property may be adversely affected by the growth of
alternative forms of retailing, bankruptcy, decline in drawing power, a shift
in consumer demand due to demographic changes and/or changes in consumer
preference (for example, to discount retailers) and spending patterns. A retail
property may also be adversely affected if an anchor or significant tenant
ceases operation at such location, voluntarily or otherwise. Certain tenants at
retail properties may be entitled to terminate their leases if an anchor tenant
ceases operations at such property.

Office Properties. Office properties generally require their owners to
expend significant amounts for general capital improvements, tenant
improvements and costs of reletting space. In addition, office properties that
are not equipped to accommodate the needs of modern businesses may become
functionally obsolete and thus non-competitive. Office properties may also be
adversely affected if there is an economic decline in the businesses operated
by their tenants. The risks of such an adverse effect is increased if the
property revenue is dependent on a single tenant or if there is a significant
concentration of tenants in a particular business or industry.

Hotel Properties. The risks of hotel properties include, among other things,
the necessity of a high level of continuing capital expenditures to keep
necessary furniture, fixtures and equipment updated, competition from other
hotels, increases in operating costs (which increases may not necessarily be
offset in the future by increased room rates), dependence on business and
commercial travelers and tourism, increases in fuel costs and other expenses of
travel, changes to regulation of operating liquor and other licenses, and
adverse effects of general and local economic conditions. Due to the fact that
hotel rooms are generally rented for short periods of time, hotel properties
tend to be more sensitive to adverse economic conditions and competition than
many other commercial properties.

Also, hotels may be operated pursuant to franchise, management and operating
agreements that may be terminable by the franchiser, the manager or the
operator. Contrarily, it may be difficult to terminate an ineffective operator
of a hotel property subsequent to a foreclosure of such property.

Healthcare Properties. Healthcare properties and healthcare providers are
affected by several significant factors, including federal, state and local
laws governing licenses, certification, adequacy of care, pharmaceutical
distribution, rates, equipment, personnel and other factors regarding
operations; continued availability of revenue from government reimbursement
programs (primarily Medicaid and Medicare); and competition in terms of
appearance, reputation, quality and cost of care with similar properties on a
local and regional basis.

These governmental laws and regulations are subject to frequent and
substantial changes resulting from legislation, adoption of rules and
regulations, and administrative and judicial interpretations of existing law.
Changes may also be applied retroactively and the timing of such changes cannot
be predicted. The failure of any healthcare operator to comply with
governmental laws and regulations may affect its ability to operate its
facility or receive government reimbursement. In addition, in the event that a
tenant is in default on its lease, a new operator or purchaser at a foreclosure
sale will have to apply in its own right for all relevant licenses if such new
operator does not already hold such licenses. There can be no assurance that
such new licenses could be obtained, and consequently, there can be no
assurance that any healthcare property subject to foreclosure will be disposed
of in a timely manner.

Multifamily Properties. The value and successful operation of a multifamily
property may be affected by a number of factors such as the location of the
property, the ability of management to provide adequate maintenance and
insurance, types of services provided by the property, the level of mortgage
rates, presence of competing properties, the relocation of tenants to new
projects with better amenities, adverse economic conditions in the locale, the
amount of rent charged, and oversupply of units due to new construction. In
addition, multifamily properties may be subject to rent control laws or other
laws affecting such properties, which could impact the future cash flows of
such properties.

Other factors may contribute to the riskiness of real estate investments.

Insurance Issues. Certain of the real estate companies may, in connection
with the issuance of securities, have disclosed that they carry comprehensive
liability, fire, flood, extended coverage and rental loss insurance with policy
specifications, limits and deductibles customarily carried for similar
properties. However such insurance is not uniform among the portfolio
companies. Moreover, there are certain types of extraordinary losses that may
be uninsurable, or not economically insurable. Certain of the properties may be
located in areas that are subject to earthquake activity for which insurance
may not be maintained. Should a property sustain damage as a result of an
earthquake, even if the portfolio company maintains earthquake insurance, the
portfolio company may incur substantial losses due to insurance deductibles,
co-payments on insured losses or uninsured losses. Should any type of uninsured
loss occur, the portfolio company could lose its investment in, and anticipated
profits and cash flows from, a number of properties and as a result, would
impact the Fund's investment performance.

Financial Leverage. Real estate companies, including REITs, may be highly
leveraged and financial covenants may affect the ability of those companies to
operate effectively. The portfolio companies are subject to risks normally
associated with debt financing. If the principal payments of a real estate
company's debt cannot be refinanced, extended or paid with proceeds from other
capital transactions, such as new equity capital, the real estate company's
cash flow may not be sufficient to repay all maturing debt outstanding.

In addition, a portfolio company's obligation to comply with financial
covenants, such as debt-to-asset ratios and secured debt-to-total asset ratios,
and other contractual obligations may restrict a REIT's range of operating
activity. A portfolio company, therefore, may be limited from incurring
additional indebtedness, selling its assets and engaging in mergers or making
acquisitions which may be beneficial to the operation of the REIT.

hazardous or toxic substances and, therefore, may be potentially liable for
removal or remediation costs, as well as certain other costs, including
governmental fines and liabilities for injuries to persons and property. The
existence of any such material environmental liability could have a material
adverse effect on the results of operations and cash flow of any such portfolio
company and, as a result, the amount available to make distributions on the
shares could be reduced.

Smaller Companies. Even the larger REITs in the industry tend to be small to
medium-sized companies in relation to the equity markets as a whole. There may
be less trading in a smaller company's stock, which means that buy and sell
transactions in that stock could have a larger impact on the stock's price than
is the case with larger company stocks. Smaller companies also may have fewer
lines of business so that changes in any one line of business may have a
greater impact on a smaller company's stock price than is the case for a larger
company. Further, smaller company stocks may perform in different cycles than
larger company stocks. Accordingly, REIT shares can be more volatile than--and
at times will perform differently from--large company stocks such as those
found in the Dow Jones Industrial Average.

Tax Issues. REITs are subject to a highly technical and complex set of
provisions in the Code. It is possible that the Fund may invest in a real
estate company which purports to be a REIT but which fails to qualify as a
REIT. In the event of any such unexpected failure to qualify as a REIT, the
company would be subject to corporate-level taxation, significantly reducing
the return to the Fund on its investment in such company. REITs could possibly
fail to qualify for tax-free pass-through of income under the Code, or to
maintain their exemptions from registration under the 1940 Act. The above
factors may also adversely affect a borrower's or a lessee's ability to meet
its obligations to the REIT. In the event of a default by a borrower or lessee,
the REIT may experience delays in enforcing its rights as a creditor or lessor
and may incur substantial costs associated with protecting its investments.

Leverage Risk

Utilization of leverage is a speculative investment technique and involves
certain risks to the holders of Common Shares. These include the possibility of
higher volatility of the net asset value of the Common Shares and potentially
more volatility in the market value of the Common Shares. So long as the Fund
is able to realize a higher net return on its investment portfolio than the
then current cost of any leverage together with other related expenses, the
effect of the leverage will be to cause holders of Common Shares to realize
higher current net investment income than if the Fund were not so leveraged. On
the other hand, to the extent that the then current cost of any leverage,
together with other related expenses, approaches the net return on the Fund's
investment portfolio, the benefit of leverage to holders of Common Shares will
be reduced, and if the then current cost of any leverage were to exceed the net
return on the Fund's portfolio, the Fund's leveraged capital structure would
result in a lower rate of return to Common Shareholders than if the Fund were
not so leveraged. There can be no assurance that the Fund's leverage strategy
will be successful.

Any decline in the net asset value of the Fund's investments will be borne
entirely by Common Shareholders. Therefore, if the market value of the Fund's
portfolio declines, the leverage will result in a greater decrease in net asset
value to Common Shareholders than if the Fund were not leveraged. Such greater
net asset value decrease will also tend to cause a greater decline in the
market price for the Common Shares. To the extent that the Fund is required or
elects to redeem any Fund Preferred Shares or prepay any Borrowings, the Fund
may need to liquidate investments to fund such redemptions or prepayments.
Liquidation at times of adverse economic conditions may result in capital loss
and reduce returns to Common Shareholders.

In addition, such redemption or prepayment would likely result in the Fund
seeking to terminate early all or a portion of any interest rate swap or cap
transaction. Early termination of the interest rate swap could result in a
termination payment by or to the Fund. Early termination of a cap could result
in a termination payment to the Fund. See "Interest Rate Transactions."

Interest Rate Transactions Risk

The Fund may enter into a swap or cap transaction to attempt to protect
itself from increasing dividend or interest expenses resulting from increasing
short-term interest rates. A decline in interest rates may result in a decline
in the value of the swap or cap, which may result in a decline in the net asset
value of the Fund. See "Interest Rate Transactions."

Risks of Investment in Lower-Rated Securities

Fixed-income securities of below grade investment quality (Ba/BB or below)
are commonly referred to as junk bonds. Securities of below investment grade
quality are regarded as having predominately speculative characteristics with
respect to capacity to pay interest and repay principal.

Lower-rated securities may be more susceptible to real or perceived adverse
economic and competitive industry conditions than higher grade securities. The
prices of lower-rated securities have been found to be less sensitive to
interest rate changes than more highly rated investments, but more sensitive to
adverse economic downturns or individual corporate developments. Yields on
lower-rated securities will fluctuate. If the issuer of lower-rated securities
defaults, the Fund may incur additional expenses to seek recovery.

The secondary markets in which lower-rated securities are traded may be less
liquid than the market for higher grade securities. Less liquidity in the
secondary trading markets could adversely affect the price at which the Fund
could sell a particular lower-rated security when necessary to meet liquidity
needs or in response to a specific economic event, such as a deterioration in
the creditworthiness of the issuer, and could adversely affect and cause large
fluctuations in the net asset value of Common Shares. Adverse publicity and
investor perceptions may decrease the values and liquidity of high yield
securities.

It is reasonable to expect that any adverse economic conditions could
disrupt the market for lower-rated securities, have an adverse impact on the
value of such securities, and adversely affect the ability of the issuers of
such securities to repay principal and pay interest thereon. New laws and
proposed new laws may adversely impact the market for lower-rated securities.

The Fund may only invest in high yield securities that are rated CCC or
higher by S&P, rated Caa or higher by Moody's, or rated CCC or higher by Fitch,
or unrated securities determined by Security Capital to be of comparable
quality. The issuers of these securities have a currently identifiable
vulnerability to default and such issues may be in default or there may be
present elements of danger with respect to principal or interest. The Fund will
not invest in securities which are in default at the time of purchase.

Market Price Discount from Net Asset Value

Shares of closed-end investment companies frequently trade at a discount
from their net asset value. This characteristic is a risk separate and distinct
from the risk that the Fund's net asset value could decrease as a result of its
investment activities and may be greater for investors expecting to sell their
shares in a relatively short period following completion of this offering. The
net asset value of the Common Shares will be reduced

immediately following the offering as a result of the payment of certain
offering costs. Whether investors will realize gains or losses upon the sale of
the Common Shares will depend not upon the Fund's net asset value but entirely
upon whether the market price of the Common Shares at the time of sale is above
or below the investor's purchase price for the Common Shares. Because the
market price of the Common Shares will be determined by factors such as
relative supply of and demand for the Common Shares in the market, general
market and economic conditions, and other factors beyond the control of the
Fund, the Fund cannot predict whether the Common Shares will trade at, below or
above net asset value or at, below or above the initial public offering price.

Inflation Risk

Inflation risk is the risk that the value of assets or income from
investments will be worth less in the future as inflation decreases the value
of money. As inflation increases, the real value of the Common Shares and
distributions can decline. In addition, during any periods of rising inflation,
dividend rates of Fund Preferred Shares would likely increase, which would tend
to further reduce returns to Common Shareholders.

Recent Developments

As a result of terrorist attacks on September 11, 2001, the U.S. equities
markets were closed for a four day period. These terrorist attacks and related
events have led to increased short-term market volatility and may have
long-term effects on U.S. and world economies and markets. In addition, the
potential adverse impact on Fund service providers may affect the Fund's
operations, although the Fund is not aware at this time of significant
operating difficulties at its service providers.

Non-Diversified Status

Because the Fund is classified as "non-diversified" under the 1940 Act it
can invest a greater portion of its assets in obligations of a single issuer.
As a result, the Fund will be more susceptible than a more widely diversified
fund to any single corporate, economic, political or regulatory occurrence. See
"The Fund's Investments."

Anti-Takeover Provisions

The Fund's Declaration includes provisions that could limit the ability of
other entities or persons to acquire control of the Fund or convert the Fund to
open-end status. These provisions could have the effect of depriving the Common
Shareholders of opportunities to sell their Common Shares at a premium over the
then current market price of the Common Shares.

HOW THE FUND MANAGES RISK

Investment Limitations

The Fund has adopted certain investment limitations designed to limit
investment risk and maintain portfolio diversification. These limitations are
fundamental and may not be changed without the approval of the holders of a
majority of the outstanding Common Shares and, if issued, Fund Preferred Shares
voting together as a single class, and the approval of the holders of a
majority of the Fund Preferred Shares voting as a separate class.

The Fund may become subject to guidelines which are more limiting than the
investment limitations set forth above in order to obtain and maintain ratings
from an NRSRO on the Fund Preferred Shares that it intends to issue. The Fund
does not anticipate that such guidelines would have a material adverse effect
on the Fund's Common Shareholders or the Fund's ability to achieve its
investment objectives. See "Investment Objectives" in the Statement of
Additional Information for information about these guidelines and a complete
list of the fundamental and non-fundamental investment policies of the Fund.

Limited Issuance of Fund Preferred Shares

Under the 1940 Act, the Fund could issue Fund Preferred Shares having a
total liquidation value (original purchase price of the shares being liquidated
plus any accrued and unpaid dividends) of up to one-half of the value of the
total net assets of the Fund. If the total liquidation value of the Fund
Preferred Shares was ever more than one-half of the value of the Fund's total
net assets, the Fund would not be able to declare dividends on the Common
Shares until the liquidation value, as a percentage of the Fund's assets, was
reduced. The Fund intends to issue Fund Preferred Shares representing about 30%
of the Fund's total capital immediately after the time of issuance. This higher
than required margin of net asset value provides a cushion against later
fluctuations in the value of the Fund's portfolio and will subject Common
Shareholders to less income and net asset value volatility than if the Fund
were more leveraged. The Fund intends to purchase or redeem Fund Preferred
Shares, if necessary, to keep the liquidation value of the Fund Preferred
Shares below one-half of the value of the Fund's total net assets.

Limited Borrowings

Under the requirements of the 1940 Act, the Fund, immediately after any
Borrowings, must have an asset coverage of at least 300%. With respect to any
such Borrowings, asset coverage means the ratio which the value of the total
assets of the Fund, less all liabilities and indebtedness not represented by
senior securities (as defined in the 1940 Act), bears to the aggregate amount
of such Borrowings represented by senior securities issued by the Fund. Certain
types of Borrowings may result in the Fund being subject to covenants in credit
agreements relating to asset coverages or portfolio composition or otherwise.
In addition, the Fund may be subject to certain restrictions imposed by
guidelines of one or more rating agencies which may issue ratings for
commercial paper or notes issued by the Fund. Such restrictions may be more
stringent than those imposed by the 1940 Act.

MANAGEMENT OF THE FUND

Trustees and Officers

The Board of Trustees is responsible for the management of the Fund,
including supervision of the duties performed by NIAC and Security Capital.
There are seven trustees of the Fund, one of whom is an "interested person" (as
defined in the 1940 Act) and six of whom are not "interested persons." The
names and business addresses of the trustees and officers of the Fund and their
principal occupations and other affiliations during the past five years are set
forth under "Management of the Fund" in the Statement of Additional Information.

Investment Adviser and Subadviser

NIAC, 333 West Wacker Drive, Chicago, Illinois 60606, serves as the
investment adviser to the Fund. NIAC serves as investment adviser to investment
portfolios with approximately $2.4 billion in assets under management as of
September 30, 2001. See the Statement of Additional Information under
"Investment Advisers."

NIAC is responsible for the selection of the subadviser and ongoing
monitoring of the subadviser, managing the Fund's business affairs and
providing certain clerical, bookkeeping and other administrative services.

NIAC is a wholly owned subsidiary of Nuveen, 333 West Wacker Drive, Chicago,
Illinois 60606. Founded in 1898, Nuveen and its affiliates have over $75
billion of net assets under management or surveillance. Nuveen is a subsidiary
of The John Nuveen Company which, in turn, is a majority-owned subsidiary of
The St. Paul Companies, Inc., a publicly-traded company which is principally
engaged in providing property-liability insurance through subsidiaries.

Security Capital, 11 South LaSalle Street, 2nd Floor, Chicago, Illinois
60603, is the subadviser to the Fund. Security Capital is an indirect, wholly
owned subsidiary of SCGI, a publicly-traded company that is one of the
country's leading real estate investors and operators, with interests in
companies having a total market capitalization of approximately $18.98 billion
as of October 31, 2001.

Security Capital, which is registered as an investment adviser with the
Securities and Exchange Commission, commenced operations in January 1995 and
had approximately $2.38 billion in assets under management as of October 31,
2001.

A team of full-time Security Capital professionals, working together as the
Fund's Portfolio Management Committee, is primarily responsible for overseeing
the day-to-day operations of the Fund. See "The Fund's Investments--Investment
Process."

Investment Management Agreement

Pursuant to an investment management agreement between NIAC and the Fund,
the Fund has agreed to pay for the services and facilities provided by NIAC an
annual management fee, payable on a monthly basis, according to the following
schedule:

Average Daily Managed Assets/(1)/ Management Fee
--------------------------------- --------------

Up to $500 million............ .9000%
$500 million to $1 billion.... .8750%
$1 billion to $1.5 billion.... .8500%
$1.5 billion to $2 billion.... .8200%
$2 billion and over........... .8000%

--------
(1)Net assets including assets attributable to Fund Preferred Shares and the
principal amount of Borrowings.

Security Capital will receive from NIAC a percent of the management fee (net
of the reimbursements described below) according to the following schedule:

Percentage of
Management Fee
--------------

Up to $125 million.......... 50.0%
$125 million to $150 million 47.5%
$150 million to $175 million 45.0%
$175 million to $200 million 42.5%
$200 million and over....... 40.0%

In addition to the fee of NIAC, the Fund pays all other costs and expenses
of its operations, including compensation of its trustees (other than those
affiliated with NIAC), custodian, transfer agency and dividend disbursing
expenses, legal fees, expenses of independent auditors, expenses of
repurchasing shares, expenses of issuing any Fund Preferred Shares, expenses of
preparing, printing and distributing shareholder reports, notices, proxy
statements and reports to governmental agencies, and taxes, if any.

For the first ten years of the Fund's operation, NIAC has contractually
agreed to reimburse the Fund for fees and expenses in the amounts, and for the
time periods, set forth below:

Percentage
Reimbursed
(as a percentage
Year Ending of Average Daily
November 30 Managed Assets)/(1)/
----------- -------------------

2001/(2)/. 0.30%
2002...... 0.30%
2003...... 0.30%
2004...... 0.30%
2005...... 0.30%
2006...... 0.30%
2007...... 0.25%
2008...... 0.20%
2009...... 0.15%
2010...... 0.10%
2011...... 0.05%

--------
(1)Net assets including assets attributable to Fund Preferred Shares and the
principal amount of Borrowings.
(2)From the commencement of operations.

NIAC has not agreed to reimburse the Fund for any portion of its fees and
expenses beyond November 30, 2011.

NET ASSET VALUE

The Fund will determine the net asset value of its shares daily, as of the
close of regular session trading on the New York Stock Exchange (normally 4:00
p.m. eastern time). Net asset value is computed by dividing the value of all
assets of the Fund (including accrued interest and dividends), less all
liabilities (including accrued expenses and dividends declared but unpaid), by
the total number of shares outstanding. Any swap transaction that the Fund
enters into may, depending on the applicable interest rate environment, have a
positive or negative value for purposes of calculating net asset value. Any cap
transaction that the Fund enters into may, depending on the applicable interest
rate environment, have no value or a positive value. In addition, accrued
payments to the Fund under such transactions will be assets of the Fund and
accrued payments by the Fund will be liabilities of the Fund.

For purposes of determining the net asset value of the Fund, readily
marketable portfolio securities listed on the New York Stock Exchange are
valued, except as indicated below, at the last sale price reflected on the
consolidated tape at the close of the New York Stock Exchange on the business
day as of which such value is

being determined. If there has been no sale on such day, the securities are
valued at the mean of the closing bid and asked prices on such day. If no bid
or asked prices are quoted on such day, then the security is valued by such
method as the Board of Trustees shall determine in good faith to reflect its
fair market value. Readily marketable securities not listed on the New York
Stock Exchange but listed on other domestic or foreign securities exchanges or
admitted to trading on the National Association of Securities Dealers Automated
Quotations, Inc. ("NASDAQ") National List are valued in a like manner.
Portfolio securities traded on more than one securities exchange are valued at
the last sale price on the business day as of which such value is being
determined as reflected on the tape at the close of the exchange representing
the principal market for such securities.

Readily marketable securities traded in the over-the-counter market,
including listed securities whose primary market is believed by the investment
adviser to be over-the-counter, but excluding securities admitted to trading on
the NASDAQ National List, are valued at the mean of the current bid and asked
prices as reported by NASDAQ or, in the case of securities not quoted by
NASDAQ, the National Quotation Bureau or such other comparable source as the
Trustees deem appropriate to reflect their fair market value. However, certain
fixed-income securities may be valued on the basis of prices provided by a
pricing service when such prices are believed by the Board of Trustees to
reflect the fair market value of such securities. The prices provided by a
pricing service take into account institutional size trading in similar groups
of securities and any developments related to specific securities. Where
securities are traded on more than one exchange and also over-the-counter, the
securities will generally be valued using the quotations the Board of Trustees
believes reflect most closely the value of such securities.

DISTRIBUTIONS

Level Rate Dividend Policy

Subject to the determination of the Board of Trustees to implement a Managed
Dividend Policy, as discussed below, commencing with the Fund's first dividend,
the Fund intends to make regular monthly cash distributions to Common
Shareholders at a level rate based on the projected performance of the Fund,
which rate may be adjusted from time to time. Distributions can only be made
from net investment income after paying accrued dividends on Fund Preferred
Shares, if any, and interest and required principal payments on Borrowings, if
any. The Fund's ability to maintain a Level Rate Dividend Policy will depend on
a number of factors, including the stability of income received from its
investments and dividends payable on Fund Preferred Shares, if any, and
interest and required principal payments on Borrowings, if any. Over time, all
the net investment income of the Fund will be distributed. At least annually,
the Fund intends to distribute all of its net capital gain and ordinary taxable
income after paying any accrued dividends on, or redeeming or liquidating, any
Fund Preferred Shares, if any, or making interest and required principal
payments on Borrowings, if any. Initial distributions to Common Shareholders
are expected to be declared approximately 45 days, and paid approximately 60 to
90 days, from the commencement of this offering, depending upon market
conditions. The net income of the Fund consists of all interest income accrued
on portfolio assets less all expenses of the Fund. Expenses of the Fund are
accrued each day. In addition, the Fund currently expects that a portion of its
distributions will consist of amounts in excess of investment company taxable
income and net capital gain derived from the non-taxable components of the cash
flow from the real estate underlying the Fund's portfolio investments. These
amounts would be considered a return of capital and thus would reduce the basis
in a shareholder's Common Shares; any amounts in excess of such basis would be
treated as a gain from the sale of such shares.

To permit the Fund to maintain a more stable monthly distribution, the Fund
will initially distribute less than the entire amount of net investment income
earned in a particular period. The undistributed net investment income would be
available to supplement future distributions. As a result, the distributions
paid by the Fund for any particular monthly period may be more or less than the
amount of net investment income actually earned by the Fund during the period.
Undistributed net investment income will be added to the Fund's net asset value
and, correspondingly, distributions from undistributed net investment income
will be deducted from the Fund's net asset value.

Managed Dividend Policy

Following the commencement of this offering, the Fund intends to file an
exemptive application with the Securities and Exchange Commission seeking an
order under the 1940 Act facilitating the implementation of a Managed Dividend
Policy. If, and when, the Fund receives the requested relief, the Fund may,
subject to the determination of its Board of Trustees, implement a Managed
Dividend Policy.

Under a Managed Dividend Policy, the Fund would intend to distribute a
monthly fixed percentage of net asset value to Common Shareholders. As with the
Level Dividend Rate Policy, distributions would be made only after paying
dividends on Fund Preferred Shares, if any, and interest and required principal
payments on Borrowings, if any. Under a Managed Dividend Policy, if, for any
monthly distribution, net investment income and net realized capital gain were
less than the amount of the distribution, the difference would be distributed
from the Fund's assets. The Fund's final distribution for each calendar year
would include any remaining net investment income and net realized capital gain
undistributed during the year. If, for any calendar year, the total
distributions exceeded net investment income and net realized capital gain (the
"Excess"), the Excess, distributed from the Fund's assets, would generally be
treated as a tax-free return of capital up to the amount of the Common
Shareholder's tax basis in Common Shares, with any amounts exceeding such basis
treated as gain from the sale of Common Shares. The Excess, however, would be
treated as ordinary dividend income to the extent of the Fund's current and
accumulated earnings and profits. Pursuant to the requirements of the 1940 Act
and other applicable laws, a notice would accompany each monthly distribution
with respect to the estimated source of the distribution made.

In the event the Fund distributed the Excess, such distribution would
decrease the Fund's total assets and, therefore, have the likely effect of
increasing the Fund's expense ratio. There is a risk that the Fund would not
eventually realize capital gains in an amount corresponding to a distribution
of the Excess. In addition, in order to make such distributions, the Fund may
have to sell a portion of its investment portfolio at a time when independent
investment judgment might not dictate such action.

There is no guarantee that the Fund will receive an exemptive order
facilitating the implementation of a Managed Dividend Policy or, if received,
that the Board of Trustees will determine to implement a Managed Dividend
Policy. The Board of Trustees reserves the right to change the dividend policy
from time to time.

DIVIDEND REINVESTMENT PLAN

You may elect to have all dividends, including any capital gain dividends,
on your Common Shares automatically reinvested by JPMorgan Chase Bank, as agent
for the Common Shareholders (the "Plan Agent"), in additional Common Shares
under the Dividend Reinvestment Plan (the "Plan"). You may elect to participate
in the Plan by completing the Dividend Reinvestment Plan Application Form. If
you do not participate, you will

receive all distributions in cash paid by check mailed directly to you by
JPMorgan Chase Bank as dividend paying agent.

If you decide to participate in the Plan, the number of Common Shares you
will receive will be determined as follows:

(1) If on the payment date of the dividend, the Common Shares are trading
at or above net asset value, the Fund will issue new shares at a price equal
to the greater of (i) net asset value per Common Share on that date or (ii)
95% of the market price on that date.

(2) If Common Shares are trading below net asset value at the time of
valuation, the Plan Agent will receive the dividend or distribution in cash
and will purchase Common Shares in the open market, on the American Stock
Exchange or elsewhere, for the participants' accounts. It is possible that
the market price for the Common Shares may increase before the Plan Agent
has completed its purchases. Therefore, the average purchase price per share
paid by the Plan Agent may exceed the market price at the time of valuation,
resulting in the purchase of fewer shares than if the dividend or
distribution had been paid in Common Shares issued by the Fund. The Plan
Agent will use all dividends and distributions received in cash to purchase
Common Shares in the open market within 30 days of the dividend payment
date. Interest will not be paid on any uninvested cash payments.

You may withdraw from the Plan at any time by giving written notice to the
Plan Agent. If you withdraw or the Plan is terminated, you will receive a
certificate for each whole share in your account under the Plan and you will
receive a cash payment for any fraction of a share in your account. If you
wish, the Plan Agent will sell your shares and send you the proceeds, minus
brokerage commissions and a $2.50 service fee.

The Plan Agent maintains all shareholders' accounts in the Plan and gives
written confirmation of all transactions in the accounts, including information
you may need for tax records. Common Shares in your account will be held by the
Plan Agent in non-certificated form. Any proxy you receive will include all
Common Shares you have received under the Plan.

There is no brokerage charge for reinvestment of your dividends or
distributions in Common Shares. However, all participants will pay a pro rata
share of brokerage commissions incurred by the Plan Agent when it makes open
market purchases.

Automatically reinvesting dividends and distributions does not mean that you
do not have to pay income taxes due upon receiving dividends and distributions.

The Fund reserves the right to amend or terminate the Plan if in the
judgment of the Board of Trustees the change is warranted. There is no direct
service charge to participants in the Plan; however, the Fund reserves the
right to amend the Plan to include a service charge payable by the
participants. Additional information about the Plan may be obtained from
JPMorgan Chase Bank, P.O. Box 660086, Dallas, Texas 75266-0086, (800) 257-8787.

DESCRIPTION OF SHARES

Common Shares

The Declaration authorizes the issuance of an unlimited number of Common
Shares, par value $0.01 per share. All Common Shares have equal rights to the
payment of dividends and the distribution of assets upon

liquidation. Common Shares will, when issued, be fully paid and, subject to
matters discussed in "Certain Provisions in the Declaration of Trust,"
non-assessable, and will have no pre-emptive or conversion rights or rights to
cumulative voting. Whenever Fund Preferred Shares are outstanding, Common
Shareholders will not be entitled to receive any distributions from the Fund
unless all accrued dividends on Fund Preferred Shares have been paid, and
unless asset coverage (as defined in the 1940 Act) with respect to Fund
Preferred Shares would be at least 200% after giving effect to the
distributions. See "--Fund Preferred Shares" below.

The Common Shares have been approved for listing on the American Stock
Exchange, subject to notice of issuance. The Fund intends to hold annual
meetings of shareholders so long as the Common Shares are listed on a national
securities exchange and such meetings are required as a condition to such
listing.

The Fund's net asset value per share generally increases when interest rates
decline, and decreases when interest rates rise, and these changes are likely
to be greater because the Fund intends to have a leveraged capital structure.
Net asset value will be reduced immediately following the offering by the
amount of the sales load and organization and offering expenses paid by the
Fund. Nuveen has agreed to pay (i) all organizational expenses and (ii)
offering costs (other than sales load) that exceed $0.03 per Common Share. See
"Use of Proceeds."

Unlike open-end funds, closed-end funds like the Fund do not continuously
offer shares and do not provide daily redemptions. Rather, if a shareholder
determines to buy additional Common Shares or sell shares already held, the
shareholder may conveniently do so by trading on the exchange through a broker
or otherwise. Shares of closed-end investment companies may frequently trade on
an exchange at prices lower than net asset value. Shares of closed-end
investment companies like the Fund that invest predominately in real estate
securities have during some periods traded at prices higher than net asset
value and during other periods have traded at prices lower than net asset value.

Because the market value of the Common Shares may be influenced by such
factors as dividend levels (which are in turn affected by expenses), call
protection, dividend stability, portfolio credit quality, net asset value,
relative demand for and supply of such shares in the market, general market and
economic conditions, and other factors beyond the control of the Fund, the Fund
cannot assure you that Common Shares will trade at a price equal to or higher
than net asset value in the future. The Common Shares are designed primarily
for long-term investors, and investors in the Common Shares should not view the
Fund as a vehicle for trading purposes. See "--Fund Preferred Shares" and the
Statement of Additional Information under "Repurchase of Fund Shares;
Conversion to Open-End Fund."

Fund Preferred Shares

The Declaration authorizes the issuance of an unlimited number of Fund
Preferred Shares, par value $0.01 per share, in one or more classes or series,
with rights as determined by the Board of Trustees, by action of the Board of
Trustees without the approval of the Common Shareholders.

The Fund's Board of Trustees has authorized an offering of Fund Preferred
Shares (representing approximately 30% of the Fund's capital immediately after
the time the Fund Preferred Shares are issued) approximately one to three
months after completion of the offering of Common Shares. Any such decision is
subject to market conditions, a credit rating of AAA/Aaa from an NRSRO, and to
the Board's continuing belief that leveraging the Fund's capital structure
through the issuance of Fund Preferred Shares is likely to achieve the benefits
to the Common Shareholders described in this Prospectus. Although the terms of
the Fund Preferred Shares will be determined by the Board of Trustees (subject
to applicable law and the Fund's Declaration) if and

when it authorizes a Fund Preferred Shares offering, the Board has determined
that the Fund Preferred Shares, at least initially, would likely pay cumulative
dividends at rates determined over relatively shorter-term periods (such as 7
days), by providing for the periodic redetermination of the dividend rate
through an auction or remarketing procedure. The Board of Trustees has
indicated that the preference on distribution, liquidation preference, voting
rights and redemption provisions of the Fund Preferred Shares will likely be as
stated below.

Limited Issuance of Fund Preferred Shares. Under the 1940 Act, the Fund
could issue Fund Preferred Shares with an aggregate liquidation value of up to
one-half of the value of the Fund's total net assets, measured immediately
after issuance of the Fund Preferred Shares. "Liquidation value" means the
original purchase price of the shares being liquidated plus any accrued and
unpaid dividends. In addition, the Fund is not permitted to declare any cash
dividend or other distribution on its Common Shares unless the liquidation
value of the Fund Preferred Shares is less than one-half of the value of the
Fund's total net assets (determined after deducting the amount of such dividend
or distribution) immediately after the distribution. If the Fund sells all the
Common Shares and Fund Preferred Shares discussed in this Prospectus, the
liquidation value of the Fund Preferred Shares is expected to be approximately
30% of the value of the Fund's total net assets. The Fund intends to purchase
or redeem Fund Preferred Shares, if necessary, to keep that fraction below
one-half.

Distribution Preference. The Fund Preferred Shares have complete priority
over the Common Shares as to distribution of assets.

Liquidation Preference. In the event of any voluntary or involuntary
liquidation, dissolution or winding up of the affairs of the Fund, holders of
Fund Preferred Shares will be entitled to receive a preferential liquidating
distribution (expected to equal the original purchase price per share plus
accumulated and unpaid dividends thereon, whether or not earned or declared)
before any distribution of assets is made to holders of Common Shares.

Voting Rights. Fund Preferred Shares are required to be voting shares and to
have equal voting rights with Common Shares. Except as otherwise indicated in
this Prospectus or the Statement of Additional Information and except as
otherwise required by applicable law, holders of Fund Preferred Shares will
vote together with Common Shareholders as a single class.

Holders of Fund Preferred Shares, voting as a separate class, will be
entitled to elect two of the Fund's trustees. The remaining trustees will be
elected by Common Shareholders and holders of Fund Preferred Shares, voting
together as a single class. In the unlikely event that two full years of
accrued dividends are unpaid on the Fund Preferred Shares, the holders of all
outstanding Fund Preferred Shares, voting as a separate class, will be entitled
to elect a majority of the Fund's trustees until all dividends in arrears have
been paid or declared and set apart for payment. In order for the Fund to take
certain actions or enter into certain transactions, a separate class vote of
holders of Fund Preferred Shares will be required, in addition to the single
class vote of the holders of Fund Preferred Shares and Common Shares. See the
Statement of Additional Information under "Description of Shares--Fund
Preferred Shares--Voting Rights."

Redemption, Purchase and Sale of Fund Preferred Shares. The terms of the
Fund Preferred Shares may provide that they are redeemable at certain times, in
whole or in part, at the original purchase price per share plus accumulated
dividends. The terms may also state that the Fund may tender for or purchase
Fund Preferred Shares and resell any shares so tendered. Any redemption or
purchase of Fund Preferred Shares by the Fund will reduce

the leverage applicable to Common Shares, while any resale of shares by the
Fund will increase such leverage. See "Use of Leverage."

Borrowings

The Declaration authorizes the Fund, without prior approval of the Common
Shareholders, to borrow money. In this connection, the Fund may issue notes or
other evidence of indebtedness (including bank borrowings or commercial paper)
and may secure any such borrowings by mortgaging, pledging or otherwise
subjecting as security the Fund's assets. In connection with such borrowing,
the Fund may be required to maintain minimum average balances with the lender
or to pay a commitment or other fee to maintain a line of credit. Any such
requirements will increase the cost of borrowing over the stated interest rate.

Limitations. Under the requirements of the 1940 Act, the Fund, immediately
after any Borrowings, must have an asset coverage of at least 300%. With
respect to any Borrowings, asset coverage means the ratio which the value of
the total assets of the Fund, less all liabilities and indebtedness not
represented by senior securities (as defined in the 1940 Act), bears to the
aggregate amount of such Borrowings represented by senior securities issued by
the Fund. Certain types of Borrowings may result in the Fund being subject to
covenants in credit agreements relating to asset coverages or portfolio
composition or otherwise. In addition, the Fund may be subject to certain
restrictions imposed by guidelines of one or more rating agencies which may
issue ratings for commercial paper or notes issued by the Fund. Such
restrictions may be more stringent than those imposed by the 1940 Act.

Distribution Preference. The rights of lenders to the Fund to receive
interest on and repayment of principal of any such Borrowings will be senior to
those of the Common Shareholders, and the terms of any such Borrowings may
contain provisions which limit certain activities of the Fund, including the
payment of dividends to Common Shareholders in certain circumstances.

Voting Rights. The 1940 Act does (in certain circumstances) grant to the
lenders to the Fund certain voting rights in the event of default in the
payment of interest on or repayment of principal. In the event that such
provisions would impair the Fund's status as a regulated investment company
under the Code, the Fund, subject to its ability to liquidate its relatively
illiquid portfolio, intends to repay the Borrowings. Any borrowing will likely
be ranked senior or equal to all other existing and future borrowings of the
Fund.

The discussion above describes the Board of Trustees' present intention with
respect to a possible offering of Fund Preferred Shares or Borrowings. If the
Board of Trustees determines to authorize any of the foregoing, the terms may
be the same as, or different from, the terms described above, subject to
applicable law and the Fund's Declaration.

CERTAIN PROVISIONS IN THE DECLARATION OF TRUST

Under Massachusetts law, shareholders could, under certain circumstances, be
held personally liable for the obligations of the Fund. However, the
Declaration contains an express disclaimer of shareholder liability for debts
or obligations of the Fund and requires that notice of such limited liability
be given in each agreement, obligation or instrument entered into or executed
by the Fund or the trustees. The Declaration further provides for
indemnification out of the assets and property of the Fund for all loss and
expense of any shareholder held personally liable for the obligations of the
Fund. Thus, the risk of a shareholder incurring financial loss on

account of shareholder liability is limited to circumstances in which the Fund
would be unable to meet its obligations. The Fund believes that the likelihood
of such circumstances is remote.

The Declaration includes provisions that could limit the ability of other
entities or persons to acquire control of the Fund or to convert the Fund to
open-end status. Specifically, the Declaration requires a vote by holders of at
least two-thirds of the Common Shares and Fund Preferred Shares outstanding at
the time, voting together as a single class, except as described below, to
authorize (1) a conversion of the Fund from a closed-end to an open-end
investment company, (2) a merger or consolidation of the Fund, or a series or
class of the Fund, with any corporation, association, trust or other
organization or a reorganization or recapitalization of the Fund, or a series
or class of the Fund, (3) a sale, lease or transfer of all or substantially all
of the Fund's assets (other than in the regular course of the Fund's investment
activities), (4) in certain circumstances, a termination of the Fund, or a
series or class of the Fund, or (5) a removal of trustees by shareholders, and
then only for cause, unless, with respect to (1) through (4), such transaction
has already been authorized by the affirmative vote of two-thirds of the total
number of trustees fixed in accordance with the Declaration or the By-laws, in
which case the affirmative vote of the holders of at least a majority of the
Fund's Common Shares and Fund Preferred Shares outstanding at the time, voting
together as a single class, is required, provided, however, that where only a
particular class or series is affected (or, in the case of removing a trustee,
when the trustee has been elected by only one class), only the required vote by
the applicable class or series will be required. Approval of shareholders is
not required, however, for any transaction, whether deemed a merger,
consolidation, reorganization or otherwise whereby the Fund issues shares in
connection with the acquisition of assets (including those subject to
liabilities) from any other investment company or similar entity. None of the
foregoing provisions may be amended except by the vote of at least two-thirds
of the Common Shares and Fund Preferred Shares outstanding at the time, voting
together as a single class. In the case of the conversion of the Fund to an
open-end investment company, or in the case of any of the foregoing
transactions constituting a plan of reorganization which adversely affects the
holders of Fund Preferred Shares, the action in question will also require the
affirmative vote of the holders of at least two-thirds of the Fund's Fund
Preferred Shares outstanding at the time, voting as a separate class, or, if
such action has been authorized by the affirmative vote of two-thirds of the
total number of trustees fixed in accordance with the Declaration or the
By-laws, the affirmative vote of the holders of at least a majority of the Fund
Preferred Shares outstanding at the time, voting as a separate class. The votes
required to approve the conversion of the Fund from a closed-end to an open-end
investment company or to approve transactions constituting a plan of
reorganization which adversely affects the holders of Fund Preferred Shares are
higher than those required by the 1940 Act. The Board of Trustees believes that
the provisions of the Declaration relating to such higher votes are in the best
interest of the Fund and its shareholders. See the Statement of Additional
Information under "Certain Provisions in the Declaration of Trust."

The provisions of the Declaration described above could have the effect of
depriving the Common Shareholders of opportunities to sell their Common Shares
at a premium over the then current market price of the Common Shares by
discouraging a third party from seeking to obtain control of the Fund in a
tender offer or similar transaction. The overall effect of these provisions is
to render more difficult the accomplishment of a merger or the assumption of
control by a third party. They provide, however, the advantage of potentially
requiring persons seeking control of the Fund to negotiate with its management
regarding the price to be paid and facilitating the continuity of the Fund's
investment objectives and policies. The Board of Trustees of the Fund has
considered the foregoing anti-takeover provisions and concluded that they are
in the best interests of the Fund and its Common Shareholders.

Reference should be made to the Declaration on file with the Securities and
Exchange Commission for the full text of these provisions.

REPURCHASE OF FUND SHARES; CONVERSION TO OPEN-END FUND

The Fund is a closed-end investment company and as such its shareholders
will not have the right to cause the Fund to redeem their shares. Instead, the
Common Shares will trade in the open market at a price that will be a function
of several factors, including dividend levels (which are in turn affected by
expenses), net asset value, call protection, dividend stability, portfolio
credit quality, relative demand for and supply of such shares in the market,
general market and economic conditions and other factors. Because shares of
closed-end investment companies may frequently trade at prices lower than net
asset value, the Fund's Board of Trustees has currently determined that, at
least annually, it will consider action that might be taken to reduce or
eliminate any material discount from net asset value in respect of Common
Shares, which may include the repurchase of such shares in the open market or
in private transactions, the making of a tender offer for such shares at net
asset value, or the conversion of the Fund to an open-end investment company.
The Fund cannot assure you that its Board of Trustees will decide to take any
of these actions, or that share repurchases or tender offers will actually
reduce market discount.

If the Fund converted to an open-end company, it would be required to redeem
all Fund Preferred Shares then outstanding (requiring in turn that it liquidate
a portion of its investment portfolio), and the Common Shares would no longer
be listed on the American Stock Exchange. In contrast to a closed-end
investment company, shareholders of an open-end investment company may require
the company to redeem their shares at any time (except in certain circumstances
as authorized by or under the 1940 Act) at their net asset value, less any
redemption charge that is in effect at the time of redemption. See the
Statement of Additional Information under "Certain Provisions in the
Declaration of Trust" for a discussion of the voting requirements applicable to
the conversion of the Fund to an open-end company.

Before deciding whether to take any action if the Common Shares trade below
net asset value, the Board would consider all relevant factors, including the
extent and duration of the discount, the liquidity of the Fund's portfolio, the
impact of any action that might be taken on the Fund or its shareholders, and
market considerations. Based on these considerations, even if the Fund's shares
should trade at a discount, the Board of Trustees may determine that, in the
interest of the Fund and its shareholders, no action should be taken. See the
Statement of Additional Information under "Repurchase of Fund Shares;
Conversion to Open-End Fund" for a further discussion of possible action to
reduce or eliminate such discount to net asset value.

TAX MATTERS

Federal Income Tax Matters

The following brief tax discussion assumes you are a U.S. shareholder and
that you hold your shares as a capital asset. In the Statement of Additional
Information we have provided more detailed information regarding the tax
consequences of investing in the Fund. Dividends paid to you out of the Fund's
"investment company taxable income" (which includes dividends the Fund receives
on REIT shares, interest income, and net short-term capital gain) will be
taxable to you as ordinary income to the extent of the Fund's earnings and
profits. Distributions of net capital gain (the excess of net long-term capital
gain over net short-term capital loss), if any, are taxable to you as long-term
capital gains, regardless of how long you have held your Fund shares. A
distribution of an amount in excess of the Fund's earnings and profits is
treated as a non-taxable return of capital that reduces your tax basis in your
Common Shares; any such distributions in excess of your basis are treated as
gain from a sale of your shares. The tax treatment of your dividends and
distributions will be the same regardless of whether they were paid to you in
cash or reinvested in additional Common Shares.

A distribution will be treated as paid to you on December 31 of the current
calendar year if it is declared by the Fund in October, November or December
with a record date in such a month and paid during January of the following
year.

Each year, we will notify you of the tax status of dividends and other
distributions.

If you sell your Common Shares, or have shares repurchased by the Fund, you
may realize a capital gain or loss which will be long-term or short-term,
depending on your holding period for the shares.

We may be required to withhold U.S. federal income tax from all taxable
distributions payable if you

. fail to provide us with your correct taxpayer identification number;

. fail to make required certifications; or

. have been notified by the IRS that you are subject to backup withholding.

The withholding percentage is currently 30.5% and will decrease to 30% in 2002
and 2003, 29% in 2004 and 2005, and 28% thereafter until 2011, when the
percentage will revert to 31% unless amended by Congress. This withholding is
not an additional tax. Any amounts withheld may be credited against your U.S.
federal income tax liability.

Federal tax law imposes an alternative minimum tax with respect to
individuals and corporations. Items that are treated differently under the
alternative minimum tax from the way they are treated under the regular tax may
be subject to allocation between regulated investment companies or real estate
investment trusts and their shareholders. Under current law, it is not expected
that you will be subject to alternative minimum tax as a result of your
investment in the Fund.

The Fund intends to qualify as a regulated investment company under federal
income tax law. If the Fund so qualifies and distributes each year to its
shareholders at least 90% of its investment company taxable income, the Fund
will not be required to pay federal income taxes on any income it distributes
to shareholders. If the Fund distributes less than an amount equal to the sum
of 98% of its ordinary income and 98% of its capital gain net income and such
amounts from previous years that were not distributed, then the Fund will be
subject to a 4% excise tax on the undistributed amounts. Fund distributions
also may be subject to state and local taxes. You should consult with your own
tax adviser regarding the particular consequences of investing in the Fund.

OTHER MATTERS

A lawsuit brought in June 1996 (Green et al. v. Nuveen Advisory Corp., et
al.) by certain individual common shareholders of six leveraged closed-end
funds sponsored by Nuveen is currently pending in federal district court. The
plaintiffs alleged that the leveraged closed-end funds engaged in certain
practices that violated various provisions of the 1940 Act and common law. The
plaintiffs also alleged, among other things, breaches of fiduciary duty by the
funds' directors and Nuveen Advisory Corp. ("Nuveen Advisory"), an affiliate of
NIAC, and various misrepresentations and omissions in prospectuses and
shareholder reports relating to the use of leverage through the issuance and
periodic auctioning of preferred stock and the basis of the calculation and
payment of management fees to Nuveen Advisory and Nuveen. Plaintiffs also filed
a motion to certify defendant and plaintiff classes. The defendants filed
motions to dismiss the entire lawsuit asserting that the claims are without
merit and to oppose certification of any classes.

On March 30, 1999, the court entered a memorandum opinion and order (1)
granting the defendants' motion to dismiss all of plaintiffs' counts against
the defendants other than Nuveen Advisory, (2) granting Nuveen Advisory's
motion to dismiss all of plaintiffs' counts against it other than breach of
fiduciary duty under Section 36(b) of the 1940 Act, and (3) denying the
Plaintiffs' motion to certify a plaintiff class and a defendant class. No
appeal was made by plaintiffs of this decision, and the remaining Section 36(b)
count against Nuveen Advisory has proceeded through the discovery phase.

As to alleged damages, plaintiffs have claimed as damages the portion of all
advisory compensation received by Nuveen Advisory from the funds during the
period from June 21, 1995 to the present that is equal to the proportion of
each of such fund's preferred stock to its total assets. The preferred stock
constitutes approximately one third of the funds' assets so the amount claimed
would equal approximately one third of management fees received by Nuveen
Advisory for managing the funds during this period, or more than $60 million.
Nuveen Advisory believes that it has no liability and that plaintiffs have
suffered no damages and has filed a motion for summary judgment as to both
liability and damages. Plaintiffs have filed a partial motion for summary
judgment as to liability only. In a memorandum opinion and order dated
September 6, 2001, the court granted Nuveen Advisory's motion for summary
judgment and denied plaintiffs' motion for partial summary judgment, thereby
terminating the litigation before the court. Plaintiffs appealed this decision
on October 8, 2001.

While the Fund cannot assure you that the litigation will be decided in
Nuveen Advisory's favor on appeal, NIAC believes a decision, if any, against
Nuveen Advisory would have no material adverse effect on the Fund, its Common
Shares, or the ability of NIAC to perform its duties under the investment
management agreement.

UNDERWRITING

Subject to the terms and conditions stated in the underwriting agreement
dated the date hereof, each Underwriter named below has severally agreed to
purchase, and the Fund has agreed to sell to such Underwriter, the number of
Common Shares set forth opposite the name of such Underwriter.

Number of
Underwriters Shares
------------ ----------

Salomon Smith Barney Inc........................... 2,085,000
Nuveen Investments................................. 2,085,000
A.G. Edwards & Sons, Inc........................... 2,085,000
Prudential Securities Incorporated................. 2,085,000
Dain Rauscher Incorporated......................... 2,085,000
First Union Securities, Inc........................ 2,085,000
Gruntal & Co., L.L.C............................... 2,085,000
Legg Mason Wood Walker, Incorporated............... 2,085,000
McDonald Investments Inc., a KeyCorp Company....... 2,085,000
CIBC World Markets Corp............................ 315,000
Deutsche Banc Alex. Brown Inc...................... 315,000
Merrill Lynch, Pierce, Fenner & Smith
Incorporated.............................. 315,000
U.S. Bancorp Piper Jaffray Inc..................... 315,000
Advest, Inc........................................ 275,000
H&R Block Financial Advisors, Inc.................. 275,000
Crowell, Weedon & Co............................... 275,000
D.A. Davidson & Co................................. 275,000
Fahnestock & Co. Inc............................... 275,000
Ferris, Baker Watts, Inc........................... 275,000
J.J.B. Hilliard, W.L. Lyons, Inc................... 275,000
Janney Montgomery Scott LLC........................ 275,000
Mesirow Financial, Inc............................. 275,000
Morgan Keegan & Company, Inc....................... 275,000
Parker/Hunter Incorporated......................... 275,000
Quick & Reilly, Inc................................ 275,000
Stifel, Nicolaus & Company, Incorporated........... 275,000
SunTrust Capital Markets, Inc...................... 275,000
TD Waterhouse Investor Services, Inc............... 275,000
Wedbush Morgan Securities Inc...................... 275,000
Wells Fargo Van Kasper LLC......................... 275,000
----------
Total....................................... 24,700,000
==========

The underwriting agreement provides that the obligations of the several
Underwriters to purchase the Common Shares included in this offering are
subject to approval of certain legal matters by counsel and to certain other
conditions. The Underwriters are obligated to purchase all the Common Shares
(other than those covered by the over-allotment option described below) if they
purchase any of the Common Shares. The

representatives have advised the Fund that the Underwriters do not intend to
confirm any sales to any accounts over which they exercise discretionary
authority.

The Underwriters, for whom Salomon Smith Barney Inc., Nuveen Investments,
A.G. Edwards & Sons, Inc., Prudential Securities Incorporated, Dain Rauscher
Incorporated, First Union Securities, Inc., Gruntal & Co., L.L.C., Legg Mason
Wood Walker, Incorporated and McDonald Investments Inc., a KeyCorp Company, are
acting as representatives, propose to offer some of the Common Shares directly
to the public at the public offering price set forth on the cover page of this
Prospectus and some of the Common Shares to certain dealers at the public
offering price less a concession not in excess of $0.45 per Common Share. The
sales load the Fund will pay of $0.675 per share is equal to 4.5% of the
initial offering price. The Underwriters may allow, and such dealers may
reallow, a concession not in excess of $0.10 per Common Share on sales to
certain other dealers. Certain dealers acting in the capacity of
sub-underwriters may receive additional compensation for acting in such a
capacity. If all of the Common Shares are not sold at the initial offering
price, the representatives may change the public offering price and other
selling terms. Investors must pay for any Common Shares purchased on or before
November 20, 2001. In connection with this offering, Nuveen may perform
clearing services without charge for brokers and dealers for whom it regularly
provides clearing services that are participating in the offering as members of
the selling group.

The Fund has granted to the Underwriters an option, exercisable for 45 days
from the date of this Prospectus, to purchase up to 3,705,000 additional Common
Shares at the public offering price less the sales load. The Underwriters may
exercise such option solely for the purpose of covering over-allotments, if
any, in connection with this offering. To the extent such option is exercised,
each Underwriter will be obligated, subject to certain conditions, to purchase
a number of additional Common Shares approximately proportionate to such
Underwriter's initial purchase commitment.

The Fund, NIAC and Security Capital have agreed that, for a period of 180
days from the date of this Prospectus, they will not, without the prior written
consent of Salomon Smith Barney Inc., on behalf of the Underwriters, dispose of
or hedge any Common Shares or any securities convertible into or exchangeable
for Common Shares. Salomon Smith Barney Inc. in its sole discretion may release
any of the securities subject to these agreements at any time without notice.

Prior to the offering, there has been no public market for the Common
Shares. Consequently, the initial public offering price for the Common Shares
was determined by negotiation among the Fund, NIAC and the representatives.
There can be no assurance, however, that the price at which the Common Shares
will sell in the public market after this offering will not be lower than the
price at which they are sold by the Underwriters or that an active trading
market in the Common Shares will develop and continue after this offering. The
Common Shares have been approved for listing on the American Stock Exchange,
subject to official notice of issuance.

The Fund, NIAC and Security Capital have each agreed to indemnify the
several Underwriters or contribute to losses arising out of certain
liabilities, including liabilities under the Securities Act of 1933, as amended.

Nuveen has agreed to pay (i) all organizational expenses and (ii) offering
costs (other than sales load) that exceed $0.03 per share.

In addition, the Fund has agreed to reimburse the Underwriters for certain
expenses incurred by the Underwriters in the offering.

In connection with the requirements for listing the Fund's Common Shares on
the American Stock Exchange, the Underwriters have undertaken to sell lots of
100 or more Common Shares to a minimum of 400 beneficial owners in the United
States. The minimum investment requirement is 100 Common Shares.

Certain Underwriters may make a market in the Common Shares after trading in
the Common Shares has commenced on the American Stock Exchange. No Underwriter
is, however, obligated to conduct market-making activities and any such
activities may be discontinued at any time without notice, at the sole
discretion of the Underwriter. No assurance can be given as to the liquidity
of, or the trading market for, the Common Shares as a result of any
market-making activities undertaken by any Underwriter. This Prospectus is to
be used by any Underwriter in connection with the offering and, during the
period in which a prospectus must be delivered, with offers and sales of the
Common Shares in market-making transactions in the over-the-counter market at
negotiated prices related to prevailing market prices at the time of the sale.

The Underwriters have advised the Fund that, pursuant to Regulation M under
the Securities Exchange Act of 1934, as amended, certain persons participating
in the offering may engage in transactions, including stabilizing bids,
covering transactions or the imposition of penalty bids, which may have the
effect of stabilizing or maintaining the market price of the Common Shares on
the American Stock Exchange at a level above that which might otherwise prevail
in the open market. A "stabilizing bid" is a bid for or the purchase of the
Common Shares on behalf of an Underwriter for the purpose of fixing or
maintaining the price of the Common Shares. A "covering transaction" is a bid
for or purchase of the Common Shares on behalf of an Underwriter to reduce a
short position incurred by the Underwriters in connection with the offering. A
"penalty bid" is a contractual arrangement whereby if, during a specified
period after the issuance of the Common Shares, the Underwriters purchase
Common Shares in the open market for the account of the underwriting syndicate
and the Common Shares purchased can be traced to a particular Underwriter or
member of the selling group, the underwriting syndicate may require the
Underwriter or selling group member in question to purchase the Common Shares
in question at the cost price to the syndicate or may recover from (or decline
to pay to) the Underwriter or selling group member in question any or all
compensation (including, with respect to a representative, the applicable
syndicate management fee) applicable to the Common Shares in question. As a
result, an Underwriter or selling group member and, in turn, brokers may lose
the fees that they otherwise would have earned from a sale of the Common Shares
if their customer resells the Common Shares while the penalty bid is in effect.
The Underwriters are not required to engage in any of these activities, and any
such activities, if commenced, may be discontinued at any time.

The underwriting agreement provides that it may be terminated in the
absolute discretion of the representatives without liability on the part of any
Underwriter to the Fund, NIAC or Security Capital if, prior to delivery of and
payment for the Common Shares, (i) trading in the Common Shares or securities
generally on the New York Stock Exchange, American Stock Exchange, Nasdaq
National Market or the Nasdaq Stock Market shall have been suspended or
materially limited, (ii) additional material governmental restrictions not in
force on the date of the underwriting agreement have been imposed upon trading
in securities generally or a general moratorium on commercial banking
activities in New York shall have been declared by either federal or state
authorities or (iii) any outbreak or material escalation of hostilities or
other international or domestic calamity, crisis or change in political,
financial or economic conditions, occurs, the effect of which is such as to
make it, in the judgment of the representatives, impracticable or inadvisable
to commence or continue the offering of the Common Shares at the offering price
to the public set forth on the cover page of this Prospectus or to enforce
contracts for the resale of the Common Shares by the Underwriters.

The Fund anticipates that from time to time the representatives of the
Underwriters and certain other Underwriters may act as brokers or dealers in
connection with the execution of the Fund's portfolio transactions

after they have ceased to be Underwriters and, subject to certain restrictions,
may act as brokers while they are Underwriters.

Prior to the public offering of Common Shares, NIAC will purchase Common
Shares from the Fund in an amount satisfying the net worth requirements of
Section 14(a) of the 1940 Act.

Nuveen, 333 West Wacker Drive, Chicago, Illinois, 60606, one of the
representatives of the Underwriters, is the parent company of NIAC.

The principal business address of Salomon Smith Barney Inc. is 388 Greenwich
Street, New York, New York 10013.

First Union Securities, Inc., a subsidiary of Wachovia Corporation, conducts
its investment banking, institutional, and capital markets businesses under the
trade name of Wachovia Securities. Any references to "Wachovia Securities" in
this Prospectus, however, do not include Wachovia Securities, Inc., a separate
broker-dealer subsidiary of Wachovia Corporation and sister affiliate of First
Union Securities, Inc., which may or may not be participating as a separate
selling dealer in the distribution of the securities.

CUSTODIAN AND TRANSFER AGENT

The custodian of the assets of the Fund is JPMorgan Chase Bank, P.O. Box
660086, Dallas, Texas 75266-0086. The Custodian performs custodial, fund
accounting and portfolio accounting services. The Fund's transfer, shareholder
services and dividend paying agent is also JPMorgan Chase Bank.

LEGAL OPINIONS

Certain legal matters in connection with the Common Shares will be passed
upon for the Fund by Bell, Boyd & Lloyd LLC, Chicago, Illinois, and for the
Underwriters by Simpson Thacher & Bartlett, New York, New York. Bell, Boyd &
Lloyd LLC and Simpson Thacher & Bartlett may rely as to certain matters of
Massachusetts law on the opinion of Bingham Dana LLP, Boston, Massachusetts.

TABLE OF CONTENTS OF THE STATEMENT OF ADDITIONAL INFORMATION

Page
----

Use of Proceeds............................................. 1

Investment Objectives....................................... 1

Investment Policies and Techniques.......................... 3

Interest Rate Transactions.................................. 6

Management of the Fund...................................... 8

Investment Advisers......................................... 13

Portfolio Transactions and Brokerage........................ 15

Distributions............................................... 17

Description of Shares....................................... 18

Certain Provisions in the Declaration of Trust.............. 21

Repurchase of Fund Shares; Conversion to Open-End Fund...... 23

Tax Matters................................................. 25

Performance Related and Comparative Information............. 30

Experts..................................................... 31

Custodian................................................... 32

Additional Information...................................... 32

Report of Independent Auditors.............................. 33

Financial Statements........................................ 34

Ratings of Investments (Appendix A)......................... A-1

Performance Related and Comparative Information (Appendix B) B-1

--------------------------------------------------------------------------------
--------------------------------------------------------------------------------

24,700,000 Shares

Nuveen Real Estate Income Fund

Common Shares

--------

PROSPECTUS

November 15, 2001

--------

Salomon Smith Barney

Nuveen Investments

A.G. Edwards & Sons, Inc.

Prudential Securities

Dain Rauscher Wessels
a division of Dain Rauscher Incorporated

Gruntal & Co., L.L.C.

Legg Mason Wood Walker
Incorporated

McDonald Investments Inc.

Wachovia Securities

--------------------------------------------------------------------------------
--------------------------------------------------------------------------------
FRH-REIT-11-01.

Nuveen Real Estate Income Fund

STATEMENT OF ADDITIONAL INFORMATION

Nuveen Real Estate Income Fund (the "Fund") is a newly-organized,
non-diversified closed-end management investment company.

This Statement of Additional Information relating to common shares of
the Fund ("Common Shares") does not constitute a prospectus, but should be read
in conjunction with the Fund's Prospectus relating thereto dated November 15,
2001 (the "Prospectus"). This Statement of Additional Information does not
include all information that a prospective investor should consider before
purchasing Common Shares, and investors should obtain and read the Fund's
Prospectus prior to purchasing such shares. A copy of the Fund's Prospectus may
be obtained without charge by calling (800) 257-8787 or by writing to the Fund
at 333 West Wacker, Chicago, Illinois 60606. You may also obtain a copy of the
Fund's Prospectus on the Securities and Exchange Commission's web site
(http://www.sec.gov). Capitalized terms used but not defined in this Statement
of Additional Information have the meanings ascribed to them in the Prospectus.

TABLE OF CONTENTS

Page
----

USE OF PROCEEDS ........................................................... 1
INVESTMENT OBJECTIVES ..................................................... 1
INVESTMENT POLICIES AND TECHNIQUES ........................................ 3
INTEREST RATE TRANSACTIONS ................................................ 6
MANAGEMENT OF THE FUND .................................................... 8
INVESTMENT ADVISERS ....................................................... 13
PORTFOLIO TRANSACTIONS AND BROKERAGE ...................................... 15
DISTRIBUTIONS ............................................................. 17
DESCRIPTION OF SHARES ..................................................... 18
CERTAIN PROVISIONS IN THE DECLARATION OF TRUST ............................ 21
REPURCHASE OF FUND SHARES; CONVERSION TO OPEN-END FUND .................... 23
TAX MATTERS ............................................................... 25
PERFORMANCE RELATED AND COMPARATIVE INFORMATION ........................... 30
EXPERTS ................................................................... 31
CUSTODIAN ................................................................. 32
ADDITIONAL INFORMATION .................................................... 32
REPORT OF INDEPENDENT AUDITORS ............................................ 33
FINANCIAL STATEMENTS ...................................................... 34
APPENDIX A - Ratings of Investments ....................................... A-1
APPENDIX B - Performance Related and Comparative Information .............. B-1

This Statement of Additional Information is dated November 15, 2001

USE OF PROCEEDS

The net proceeds of the offering of Common Shares of the Fund will be
approximately: $353,086,500 ($406,049,475 if the Underwriters exercise the
over-allotment option in full) after payment of organization and offering costs.

For the Fund, Nuveen has agreed to pay (i) all organizational expenses
and (ii) offering costs (other than sales load) that exceed $0.03 per Common
Share.

Pending investment in real estate securities that meet the Fund's
investment objectives and policies, the net proceeds of the offering will be
invested in U.S. government securities or high quality, short-term money market
instruments.

INVESTMENT OBJECTIVES

The Fund's primary investment objective is high current income. The
Fund's secondary investment objective is capital appreciation.

Investment Restrictions

Except as described below, the Fund, as a fundamental policy, may not,
without the approval of the holders of a majority of the outstanding Common
Shares and, if issued, Fund Preferred Shares (as hereinafter defined) voting
together as a single class, and of the holders of a majority of the outstanding
Fund Preferred Shares voting as a separate class:

(1) Issue senior securities, as defined in the Investment
Company Act of 1940, other than (i) preferred shares which immediately
after issuance will have asset coverage of at least 200%, (ii)
indebtedness which immediately after issuance will have asset coverage
of at least 300%, or (iii) the borrowings permitted by investment
restriction (2) set forth below.

(2) Borrow money, except as permitted by the Investment
Company Act of 1940.

(3) Act as underwriter of another issuer's securities, except
to the extent that the Fund may be deemed to be an underwriter within
the meaning of the Securities Act of 1933 in connection with the
purchase and sale of portfolio securities;

(4) Purchase or sell real estate, except that the Fund may
invest in securities of companies that deal in real estate or are
engaged in the real estate business, including REITs, and securities
secured by real estate or interests therein and the Fund may hold and
sell real estate or mortgages on real estate acquired through default,
liquidation, or other distributions of an interest in real estate as a
result of the Fund's ownership of such securities;

(5) Purchase or sell physical commodities unless acquired as a
result of ownership of securities or other instruments (but this shall
not prevent the Fund from

purchasing or selling options, futures contracts, derivative
instruments or from investing in securities or other instruments backed
by physical commodities);

(6) Make loans, other than by entering into repurchase
agreements and through the purchase of debt securities in accordance
with its investment objectives, policies and limitations; and

(7) Purchase any securities (other than obligations issued or
guaranteed by the United States Government or by its agencies or
instrumentalities), if as a result more than 5% of the Fund's total
assets would then be invested in securities of a single issuer or if as
a result the Fund would hold more than 10% of the outstanding voting
securities of any single issuer; provided that, with respect to 50% of
the Fund's assets, the Fund may invest up to 25% of its assets in the
securities of any one issuer.

For purposes of the foregoing and "Description of Shares - Fund Preferred
Shares - Voting Rights" below, "majority of the outstanding," when used with
respect to particular shares of the Fund, means (i) 67% or more of the shares
present at a meeting, if the holders of more than 50% of the shares are present
or represented by proxy, or (ii) more than 50% of the shares, whichever is less.

Under the Investment Company Act of 1940, the Fund may invest only up
to 10% of its total assets in the aggregate in shares of other investment
companies and only up to 5% of its total assets in any one investment company,
provided the investment does not represent more than 3% of the voting stock of
the acquired investment company at the time such shares are purchased. As a
stockholder in any investment company, the Fund will bear its ratable share of
that investment company's expenses, and would remain subject to payment of the
Fund's management, advisory and administrative fees with respect to assets so
invested. Holders of Common Shares would therefore be subject to duplicative
expenses to the extent the Fund invests in other investment companies. In
addition, the securities of other investment companies may also be leveraged and
would therefore be subject to the same leverage risks described herein. As
described in the Prospectus in the section entitled "Risks", the net asset value
and market value of leveraged shares would be more volatile and the yield to
shareholders would tend to fluctuate more than the yield generated by
unleveraged shares.

In addition to the foregoing fundamental investment policies, the Fund
is also subject to the following non-fundamental restrictions and policies,
which may be changed by the Board of Trustees. The Fund may not:

(1) Sell securities short, unless the Fund owns or has the
right to obtain securities equivalent in kind and amount to the
securities sold at no added cost, and provided that transactions in
options, futures contracts, options on futures contracts, or other
derivative instruments are not deemed to constitute selling securities
short.

(2) Purchase securities of open-end or closed-end investment
companies except in compliance with the Investment Company Act of 1940
or any exemptive relief obtained thereunder.

(3) Purchase securities of companies for the purpose of
exercising control.

The restrictions and other limitations set forth above will apply only at
the time of purchase of securities and will not be considered violated unless an
excess or deficiency occurs or exists immediately after and as a result of an
acquisition of securities.

The Fund intends to apply for ratings for its preferred shares (called
"Fund Preferred Shares" herein) from a nationally recognized statistical rating
organization ("NRSRO") (typically, Moody's, S&P or Fitch). In order to obtain
and maintain the required ratings, the Fund may be required to comply with
investment quality, diversification and other guidelines established by the
NRSRO. Such guidelines will likely be more restrictive than the restrictions set
forth above. The Fund may also be subject to certain restrictions and guidelines
imposed by lenders if the Fund engages in Borrowings. The Fund does not
anticipate that such guidelines would have a material adverse effect on its
Common Shareholders or its ability to achieve its investment objectives. The
Fund presently anticipates that any Fund Preferred Shares that it intends to
issue would be initially given the highest ratings typically by Moody's ("Aaa"),
S&P ("AAA") or Fitch ("AAA"), but no assurance can be given that such ratings
will be obtained. NRSROs receive fees in connection with their ratings
issuances.

INVESTMENT POLICIES AND TECHNIQUES

The following information supplements the discussion of the Fund's
investment objectives, policies, and techniques that are described in the Fund's
Prospectus.

It is the Fund's fundamental policy to concentrate its investments in the
U.S. real estate market and not in any other industry. Under normal market
conditions, the Fund will invest at least 90% of its total assets in income
producing common stocks, preferred stocks, convertible preferred stocks and debt
securities issued by real estate companies, such as real estate investment
trusts ("REITs"). At least 80% of the Fund's total assets will be invested in
income producing equity securities issued by REITs, and substantially all of the
equity securities of real estate companies in which the Fund intends to invest
are traded on a national securities exchange or in the over-the-counter markets.
The Fund will invest at least 40% of its total assets in common stocks. The Fund
will not invest more than 25% of its total assets in below or non-investment
grade preferred stocks, convertible preferred stocks and debt securities
(commonly known as "junk bonds"). The Fund may invest up to 20% of its total
assets in debt securities, including convertible debt securities, issued or
guaranteed by real estate companies. The actual percentage of common, preferred
and convertible preferred stocks, rights and warrants and debt securities in the
Fund's portfolio may vary over time based on Security Capital's assessment of
market conditions.

Real Estate Companies

For purposes of the Fund's investment policies, a real estate company is a
company that:

. derives at least 50% of its revenues from the ownership, construction,
Financing, management or sale of commercial, industrial or residential
real estate; or

. has at least 50% of its assets in such real estate.

Real Estate Investment Trusts (REITs)

A REIT is a company that pools investors' funds for investment primarily in
income-producing real estate or in real estate related loans (such as mortgages)
or other interests. Therefore, a REIT normally derives its income from rents or
from interest payments, and may realize capital gains by selling properties that
have appreciated in value. A REIT is not taxed on income distributed to
shareholders if it complies with several requirements relating to its
organization, ownership, assets and income and a requirement that it distributes
to its shareholders at least 90% of its taxable income (other than net capital
gains) for each taxable year and otherwise complies with the requirements of the
Code. As a result, REITs tend to pay

relatively higher dividends than other types of companies and the Fund intends
to use these REIT dividends in an effort to meet the current income goal of its
investment objectives.

REITs can generally be classified as Equity REITs, Mortgage REITs and
Hybrid REITs. Equity REITs, which invest the majority of their assets directly
in real property, derive their income primarily from rents. Equity REITs can
also realize capital gains by selling properties that have appreciated in value.
Mortgage REITs, which invest the majority of their assets in real estate
mortgages, derive their income primarily from interest payments. Hybrid REITs
combine the characteristics of both Equity REITs and Mortgage REITs. The Fund
does not currently intend to invest more than 10% of its total assets in
Mortgage REITs or Hybrid REITs.

Preferred Stocks

Preferred stocks pay fixed or floating rate dividends to investors, and
have a "preference" over common stock in the payment of dividends and the
liquidation of a company's assets. This means that a company must pay dividends
on preferred stock before paying any dividends on its common stock. Preferred
stockholders usually have no right to vote for corporate directors or on other
matters. The Fund may invest in preferred stocks issued by real estate
companies. It is the Fund's intention to initially invest approximately 40% of
its total assets in preferred stocks issued by real estate companies. The actual
percentage of preferred stocks in the Fund's portfolio may vary over time based
on Security Capital's assessment of market conditions.

Lower-Rated Securities

Securities of below grade investment quality (Ba/BB or below) are commonly
referred to as junk bonds. Securities of below investment grade quality are
regarded as having predominately speculative characteristics with respect to
capacity to pay interest and repay principal.

The secondary markets in which lower-rated securities are traded may be
less liquid than the market for higher grade securities. Less liquidity in the
secondary trading markets could adversely affect the price at which the Fund
could sell a particular lower-rated security when necessary to meet liquidity
needs or in response to a specific economic event, such as a deterioration in
the creditworthiness of the issuer, and could adversely affect and cause large
fluctuations in the net asset value of the Fund's Common Shares. Adverse
publicity and investor perceptions may decrease the values and liquidity of high
yield securities.

It is reasonable to expect that any adverse economic conditions could
disrupt the market for lower-rated securities, have an adverse impact on the
value of such securities, and adversely

affect the ability of the issuers of such securities to repay principal and pay
interest thereon. New laws and proposed new laws may adversely impact the market
for lower-rated securities.

The Fund may only invest in high yield securities that are rated CCC or
higher by S&P, rated Caa or higher by Moody's, CCC or higher by Fitch, or
unrated securities determined by Security Capital to be of comparable quality.
The issuers of these securities have a currently identifiable vulnerability to
default as to payment of principal and interest and such issues may be in
default or there may be present elements of danger with respect to principal or
interest. The Fund will not invest in securities which are in default as to
payment of principal and interest at the time of purchase.

Illiquid Securities

The Fund will not invest more than 10% of its total assets in illiquid real
estate securities (i.e., securities that are not readily marketable). For
purposes of this restriction, illiquid securities include, but are not limited
to, restricted securities (securities the disposition of which is restricted
under the federal securities laws), securities that may only be resold pursuant
to Rule 144A under the Securities Act of 1933, as amended (the "Securities
Act"), but that are deemed to be illiquid, and repurchase agreements with
maturities in excess of seven days.

No Short Sales or Derivatives

The Fund will not enter into short sales or invest in derivatives, except
as described in the Prospectus and the Statement of Additional Information in
connection with the interest rate swap or interest rate cap transactions. See
"Interest Rate Transactions."

No Investments in Real Estate Securities Controlled by SCGI

The Fund will not invest in real estate securities that are controlled by
SCGI, an affiliate of Security Capital, or its affiliates.

Short-Term Investments

For temporary defensive purposes or to keep cash on hand fully invested,
the Fund may invest up to 100% of its net assets in cash equivalents and
short-term fixed-income securities. Short-term fixed income investments are
defined to include, without limitation, the following:

(1) U.S. government securities, including bills, notes and bonds
differing as to maturity and rates of interest that are either issued or
guaranteed by the U.S. Treasury or by U.S. government agencies or
instrumentalities. U.S. government agency securities include securities
issued by (a) the Federal Housing Administration, Farmers Home
Administration, Export-Import Bank of the United States, Small Business
Administration, and the Government National Mortgage Association, whose
securities are supported by the full faith and credit of the United States;
(b) the Federal Home Loan Banks, Federal Intermediate Credit Banks, and the
Tennessee Valley Authority, whose securities are supported by the right of
the agency to borrow from the U.S. Treasury; (c) the Federal National
Mortgage Association, whose securities are supported by the discretionary
authority of the U.S. government to purchase certain obligations of the
agency or instrumentality; and (d) the Student Loan Marketing Association,
whose securities are supported only by its credit. While the U.S.
government provides financial support to such U.S. government-sponsored
agencies or instrumentalities, no assurance can be given that it always
will do so since it is not so obligated by law. The U.S. government, its
agencies, and instrumentalities do not guarantee the market value of their
securities. Consequently, the value of such securities may fluctuate.

(2) Certificates of Deposit issued against funds deposited in a bank
or a savings and loan association. Such certificates are for a definite
period of time, earn a specified rate of return, and are normally
negotiable. The issuer of a certificate of deposit agrees to pay the amount
deposited plus interest to the bearer of the certificate on the date
specified thereon. Under current FDIC regulations, the maximum insurance
payable as to any one certificate of deposit is $100,000; therefore,
certificates of deposit purchased by the Fund may not be fully insured.

(3) Repurchase agreements, which involve purchases of debt securities.
At the time the Fund purchases securities pursuant to a repurchase
agreement, it

simultaneously agrees to resell and redeliver such securities to the
seller, who also simultaneously agrees to buy back the securities at a
fixed price and time. This assures a predetermined yield for the Fund
during its holding period, since the resale price is always greater than
the purchase price and reflects an agreed-upon market rate. Such actions
afford an opportunity for the Fund to invest temporarily available cash.
The Fund may enter into repurchase agreements only with respect to
obligations of the U.S. government, its agencies or instrumentalities;
certificates of deposit; or bankers' acceptances in which the Fund may
invest. Repurchase agreements may be considered loans to the seller,
collateralized by the underlying securities. The risk to the Fund is
limited to the ability of the seller to pay the agreed-upon sum on the
repurchase date; in the event of default, the repurchase agreement provides
that the Fund is entitled to sell the underlying collateral. If the value
of the collateral declines after the agreement is entered into, and if the
seller defaults under a repurchase agreement when the value of the
underlying collateral is less than the repurchase price, the Fund could
incur a loss of both principal and interest. NIAC and Security Capital
monitor the value of the collateral at the time the action is entered into
and at all times during the term of the repurchase agreement. The
investment adviser does so in an effort to determine that the value of the
collateral always equals or exceeds the agreed-upon repurchase price to be
paid to the Fund. If the seller were to be subject to a federal bankruptcy
proceeding, the ability of the Fund to liquidate the collateral could be
delayed or impaired because of certain provisions of the bankruptcy laws.

(4) Commercial paper, which consists of short-term unsecured promissory
notes, including variable rate master demand notes issued by corporations
to finance their current operations. Master demand notes are direct lending
arrangements between the Fund and a corporation. There is no secondary
market for such notes. However, they are redeemable by the Fund at any
time. NIAC and Security Capital will consider the financial condition of
the corporation (e.g., earning power, cash flow, and other liquidity
ratios) and will continuously monitor the corporation's ability to meet all
of its financial obligations, because the Fund's liquidity might be
impaired if the corporation were unable to pay principal and interest on
demand. Investments in commercial paper will be limited to commercial paper
rated in the highest categories by a major rating agency and which mature
within one year of the date of purchase or carry a variable or floating
rate of interest.

Expected Initial Portfolio Composition by Industry Sector

The Fund expects its initial portfolio, after invest-up is completed, will
represent a range of industry sectors.

[PIE GRAPH APPREARS HERE]

By Industry Sector

Office 27.5%
Retail 23.5%
Multifamily 23.0%
Industrial 16.0%
Health Care 5.5%
Storage 3.0%
Diversified 1.5%

The industry sector allocations shown here are estimates based on September 30,
2001 market conditions. Actual allocations may differ.

INTEREST RATE TRANSACTIONS

In connection with the Fund's anticipated use of leverage through its sale
of Fund Preferred Shares or Borrowings, the Fund may enter into interest rate
swap or cap transactions. Interest rate swaps involve the Fund's agreement with
the swap counterparty to pay a fixed rate payment in exchange for the
counterparty paying the Fund a variable rate payment that is intended to
approximate the Fund's variable rate payment obligation on Fund Preferred Shares
or any variable rate Borrowings. The payment obligation would be based on the
notional amount of the swap. The Fund may use an interest rate cap, which would
require it to pay a premium to the cap counterparty and would entitle it, to the
extent that a specified variable rate index exceeds a predetermined fixed rate,
to receive from the counterparty payment of the difference based on the notional
amount. The Fund would use interest rate swaps or caps only with the intent to

reduce or eliminate the risk that an increase in short-term interest rates could
have on Common Share net earnings as a result of leverage.

The use of interest rate swaps and caps is a highly specialized activity
that involves investment techniques and risks different from those associated
with ordinary portfolio security transactions. Depending on the state of
interest rates in general, the Fund's use of interest rate swaps or caps could
enhance or harm the overall performance on the Common Shares. To the extent
there is a decline in interest rates, the value of the interest rate swap or cap
could decline, and could result in a decline in the net asset value of the
Common Shares. In addition, if short-term interest rates are lower than the
Fund's fixed rate of payment on the interest rate swap, the swap will reduce
Common Share net earnings. If, on the other hand, short-term interest rates are
higher than the fixed rate of payment on the interest rate swap, the swap will
enhance Common Share net earnings. Buying interest rate caps could enhance the
performance of the Common Shares by providing a maximum leverage expense. Buying
interest rate caps could also decrease the net earnings of the Common Shares in
the event that the premium paid by the Fund to the counterparty exceeds the
additional amount the Fund would have been required to pay had it not entered
into the cap agreement. The Fund has no current intention of selling an interest
rate swap or cap. The Fund would not enter into interest rate swap or cap
transactions in an aggregate notional amount that exceeds the outstanding amount
of the Fund's leverage.

Interest rate swaps and caps do not involve the delivery of securities or
other underlying assets or principal. Accordingly, the risk of loss with respect
to interest rate swaps is limited to the net amount of interest payments that
the Fund is contractually obligated to make. If the counterparty defaults, the
Fund would not be able to use the anticipated net receipts under the swap or cap
to offset the dividend payments on the Fund Preferred Shares or interest
payments on Borrowings. Depending on whether the Fund would be entitled to
receive net payments from the counterparty on the swap or cap, which in turn
would depend on the general state of short-term interest rates at that point in
time, such a default could negatively impact the performance of the Common
Shares. Although this will not guarantee that the counterparty does not default,
the Fund will not enter into an interest rate swap or cap transaction with any
counter-party that NIAC believes does not have the financial resources to honor
its obligation under the interest rate swap or cap transaction. Further, NIAC
will continually monitor the financial stability of a counterparty to an
interest rate swap or cap transaction in an effort to proactively protect the
Fund's investments. In addition, at the time the interest rate swap or cap
transaction reaches its scheduled termination date, there is a risk that the
Fund will not be able to obtain a replacement transaction or that the terms of
the replacement will not be as favorable as on the expiring transaction. If this
occurs, it could have a negative impact on the performance of the Fund's Common
Shares.

The Fund may choose or be required to redeem some or all of the Fund
Preferred Shares or prepay any Borrowings. This redemption would likely result
in the Fund seeking to terminate early all or a portion of any swap or cap
transaction. Such early termination of a swap could result in termination
payment by or to the Fund. An early termination of a cap could result in a
termination payment to the Fund.

MANAGEMENT OF THE FUND

Trustees and Officers

The management of the Fund, including general supervision of the duties
performed for the Fund under the Management Agreement, is the responsibility of
the Board of Trustees of the Fund. The number of trustees of the Fund is
currently set at seven, one of whom is an "interested" person (as the term
"interested" person is defined in the investment Company Act of 1940) and six
of whom are not "interested" person. None of the trustees who are not
"interested" persons of the Fund has ever been a director or employee of, or
consultant to, Nuveen, SCGI or its affiliates. The names and business addresses
of the trustees and officers of the Fund and their principal occupations and
other affiliations during the past five years are set forth below, with those
trustees who are "interested" persons of the Fund indicated by an asterisk.

Positions and Offices Principal Occupations During Past
Name and Address Birthdate with the Fund Five Years
---------------- --------- --------------------- ----------------------------------

Timothy R. Schwertfeger* 3/28/49 Chairman of the Board, Chairman and Director (since July 1996) of
333 West Wacker Drive President and Trustee The John Nuveen Company, Nuveen
Chicago, IL 60606 Investments, Nuveen Advisory Corp. and
Nuveen Institutional Advisory Corp.; prior
thereto, Executive Vice President and
Director of The John Nuveen Company and
Nuveen Investments; Director (since 1992)
and Chairman (since 1996) of Nuveen
Advisory Corp. and Nuveen Institutional
Advisory Corp.; Chairman and Director
(since January 1997) of Nuveen Asset
Management, Inc.; Director (since 1996) of
Institutional Capital Corporation; Chairman
and Director (since 1999) of Rittenhouse
Financial Services Inc.; Chief Executive
officer (since September 1999) of
Nuveen Senior Loan Asset Management Inc.

Positions and Offices Principal Occupations During Past Five
Name and Address Birthdate with the Fund Years
---------------- --------- --------------------- ---------------------------------------

James E. Bacon 2/27/31 Trustee Business consultant and Treasurer, Cathedral
114 W. 47th St. of St. John the Devine (New York City);
New York, NY 10036 formerly (1992-1999), Director of Lone Star
Industries, Inc.; previously, Director and
Executive Vice President of U.S. Trust
Corporation and Trustee of United States
Trust Company of New York.

William E. Bennett 10/16/46 Trustee Private Investor; previously, President and
55 W. Monroe Chief Executive Officer, Draper & Kramer, Inc.
Chicago, IL 60606 (September 1995 - August 1998).

Jack B. Evans 10/22/48 Trustee President, The Hall-Perrine Foundation, a
115 Third Street, S.E. private philanthropic corporation (since
Cedar Rapids, IA 52401 1996); Director, Alliant Energy; Director and
Vice Chairman United Fire & Casualty Company;
formerly President and Chief Operating
Officer, SCI Financial Group, Inc., a
regional financial services firm.

William L. Kissick 7/29/32 Trustee Professor, School of Medicine and the
University of Pennsylvania Wharton School of Management and former
224 NEB/2L Chairman, Leonard Davis Institute of
Philadelphia, PA 19104 Health Economics, University of
Pennsylvania.

Thomas E. Leafstrand 11/11/31 Trustee Retired; previously, Vice President in
412 W. Franklin charge of Municipal Underwriting and
Wheaton, IL 60187 Dealer Sales at The Northern Trust
Company.

Sheila W. Wellington 2/24/32 Trustee President (since 1993) of Catalyst (a
250 Park Avenue not-for-profit organization focusing on
New York, NY 10003 women's leadership development in
business and the professions).

Alan G. Berkshire 12/28/60 Vice President and Senior Vice President and General Counsel
333 West Wacker Drive Assistant Secretary (since September 1997) and Secretary (since
Chicago, IL 60606 May 1998) of The John Nuveen Company, Nuveen
Investments, Nuveen Advisory Corp. and
Nuveen Institutional Advisory Corp.; Senior
Vice President and Secretary (since
September 1999) of Nuveen Senior Loan Asset
Management Inc.; prior thereto, Partner in
the law firm of Kirkland & Ellis.

Peter H. D'Arrigo 11/28/67 Vice President and Vice President (since January 1999),
333 West Wacker Drive Treasurer previously Assistant Vice President
Chicago, IL 60606 (from January 1997) of Nuveen Investments,
Associate prior thereto; Vice President and
Treasurer (since September 1999) of Nuveen
Senior Loan Asset Management Inc.; Chartered
Financial Analyst.

Positions and Offices Principal Occupations During Past
Name and Address Birthdate with the Fund Five Years
---------------- --------- --------------------- ----------------------------------

Lorna C. Ferguson 10/24/45 Vice President Vice President of Nuveen Investments;
333 West Wacker Drive Vice President (since January 1998) of
Chicago, IL 60606 Nuveen Advisory and Nuveen Institutional
Advisory Corp.

William M. Fitzgerald 3/2/64 Vice President Vice President (since December 1995),
333 West Wacker Drive previously Assistant Vice President (from
Chicago, IL 60606 September 1992 to December 1995), of Nuveen
Advisory Corp.; Chartered Financial Analyst.

Stephen D. Foy 5/31/54 Vice President and Vice President (since May 1998) of Nuveen
333 West Wacker Drive Controller Investments; Vice President (since September 1999)
Chicago, IL 60606 of Nuveen Senior Loan Asset Management Inc.; Certified
Public Accountant.

David Lamb 3/22/63 Vice President Vice President (since March 2000) of Nuveen
333 West Wacker Drive Investments, previously Assistant Vice President
Chicago, IL 60606 (since January 1999); prior thereto, Associate of
Nuveen Investments; Certified Public Accountant.

Positions and Offices Principal Occupations During Past
Name and Address Birthdate with the Fund Five Years
---------------- --------- ---------------------- ----------------------------------

Larry W. Martin 7/27/51 Vice President and Vice President, Assistant Secretary and
333 West Wacker Drive Assistant Secretary Assistant General Counsel of Nuveen
Chicago, IL 60606 Investments; Vice President and
Assistant Secretary of Nuveen Advisory
Corp. and Nuveen Institutional Advisory
Corp.; Assistant Secretary of the John
Nuveen Company and (since January 1997) of
Nuveen Asset Management, Inc.; Vice President
and Assistant Secretary (since September 1999)
of Nuveen Senior Loan Asset Management Inc.

Edward F. Neild, IV 7/7/65 Vice President Vice President (since September 1996),
333 West Wacker Drive previously Assistant Vice President
Chicago, IL 60606 (since December 1993) of Nuveen Advisory
Corp., Portfolio Manager prior thereto;
Vice President (since September 1996),
previously Assistant Vice President
(since May 1995), of Nuveen Institutional
Advisory Corp.; Chartered Financial Analyst.

Positions and Offices Principal Occupations During Past
Name and Address Birthdate with the Fund Five Years
---------------- --------- ---------------------- -----------------------------------

Gifford R. Zimmerman 9/9/56 Vice President and Vice President, Assistant Secretary and
333 West Wacker Drive Secretary Associate General Counsel, formerly Assistant
Chicago, IL 60606 General Counsel, of Nuveen Investments;
Vice President, General Counsel and Assistant Secretary
of Nuveen Advisory Corp. and Nuveen
Institutional Advisory Corp.; Vice President and Assistant
Secretary (since September 1999) of Nuveen Senior Loan Asset
Management Inc.; Assistant Secretary of The John Nuveen
Company (since May 1994); Chartered Financial Analyst.

William L. Kissick and Timothy R. Schwertfeger serve as members of the
Executive Committee of the Board of Trustees of the Fund. The Executive
Committee, which meets between regular meetings of the Board of Trustees, is
authorized to exercise all of the powers of the Board of Trustees. In addition
to the Fund, the Trustees are trustees of 14 Nuveen open-end and closed-end
funds advised by NIAC and two funds advised by Nuveen Senior Loan Asset
Management Inc. Mr. Schwertfeger is also a director or trustee, as the case may
be, of 30 Nuveen open-end funds and 66 Nuveen closed-end funds advised by Nuveen
Advisory Corp.

The Common Shareholders of the Fund will elect trustees at the next
annual meeting of Common Shareholders, unless any Fund Preferred Shares are
outstanding at that time, in which event holders of Fund Preferred Shares,
voting as a separate class, will elect two trustees and the remaining trustees
shall be elected by Common Shareholders and holders of Fund Preferred Shares,
voting together as a single class. Holders of Fund Preferred Shares will be
entitled to elect a majority of the Fund's trustees under certain circumstances.
See "Description of Shares - Fund Preferred Shares - Voting
Rights."

The following table sets forth estimated compensation to be paid by the
Fund projected during the Fund's first full fiscal year after commencement of
operation. The Fund does not have a retirement or pension plan. The officers and
trustees affiliated with Nuveen serve without any compensation from the Fund.
The Fund has a deferred compensation plan (the "Plan") that permits any trustee
who is not an "interested person" of the Fund to elect to defer receipt of all
or a portion of his or her compensation as a trustee. The deferred compensation
of a participating trustee is credited to a book reserve account of the Trust
when the compensation would otherwise have been paid to the trustee. The value
of the trustee's deferral account at any time is equal to the value that the
account would have had if contributions to the account had been invested and
reinvested in shares of one or more of the eligible Nuveen funds. At the time
for commencing distributions from a trustee's deferral account, the trustee may
elect to receive distributions in a lump sum or over a period of five years. The
Fund will not be liable for any other fund's obligations to make distributions
under the Plan.

Estimated Total
Aggregate Compensation from Amount of
Compensation Fund and Fund Compensation That
Name of Trustee From Fund* Complex ** Has Been Deferred
--------------- ---------- ---------- -------------

James E. Bacon $ 6,720 $ 45,500 $ 20,000
William E. Bennett*** $ 6,720 N/A N/A
Jack B. Evans $ 6,720 $ 45,500 $ 20,448
William L. Kissick $ 6,720 $ 45,500 $ 18,000
Thomas E. Leafstrand $ 7,720 $ 47,100 $ 20,996
Sheila W. Wellington $ 6,720 $ 45,500 $ 40,895

* Based on the estimated compensation to be earned by the independent
trustees for the period from inception through the end of the Fund's first full
fiscal year for services to the Fund.

** Based on the total compensation paid to the trustees for the one year
period ending December 31, 2000 for services to the open-end and closed-end
funds advised by NIAC and Nuveen Senior Loan Asset Management Inc.

***Mr. Bennett was appointed to the Board in January 2001 and therefore
received no compensation in calendar year 2000.

The Fund has no employees. Its officers are compensated by NIAC or Nuveen.

INVESTMENT ADVISERS

NIAC acts as investment adviser to the Fund, with responsibility for the
overall management of the Fund. Its address is 333 West Wacker Drive, Chicago,
Illinois 60606. NIAC is responsible for the selection of the subadviser,
managing the Fund's business affairs and providing day-to-day administrative
services to the Fund. For additional information regarding the management
services performed by NIAC, see "Management of the Fund" in the Fund's
Prospectus.

NIAC is a wholly owned subsidiary of Nuveen, which is also a co-managing
underwriter of the Fund's shares. Nuveen is sponsor of the Nuveen Defined
Portfolios, registered unit investment trusts, is the principal underwriter for
the Nuveen Mutual Funds, and has served as co-managing underwriter for the
shares of the Nuveen Exchange-Traded Funds. Over 1,300,000 individuals have
invested to date in Nuveen's funds and trusts. Founded in 1898, Nuveen brings
over a century of expertise to the municipal bond market. According to data from
CDA Weisenberger, Nuveen is a leading sponsor of exchange-traded funds as
measured by number of funds (78) and fund assets under management ($30 billion)
as of September 30, 2001. Overall, Nuveen and its affiliates have over $75
billion in assets under management or surveillance. Nuveen, like NIAC, is a
subsidiary of The John Nuveen Company which, in turn, is approximately 78% owned
by The St. Paul Companies, Inc. ("St. Paul"). St. Paul is a publicly-traded
company located in St. Paul, Minnesota, and is principally engaged in providing
property-liability insurance through subsidiaries.

Security Capital, 11 South LaSalle Street, 2nd Floor, Chicago, Illinois
60603, is the subadviser to the Fund. Security Capital is an indirect, wholly
owned subsidiary of SCGI, a publicly-traded company that is one of the country's
leading real estate investors and operators, with interests in companies having
a total market capitalization of approximately $18.98 billion as of October 31,
2001.

Security Capital, which is registered as an investment adviser with the
Securities and Exchange Commission, commenced operations in January 1995 and had
assets under management of approximately $2.38 billion as of October 31, 2001.

A team of full-time Security Capital professionals, working together as
the Fund's Portfolio Management Committee, is primarily responsible for
overseeing the day-to-day operations of the Fund. The members of the Portfolio
Management Committee are as follows:

Anthony R. Manno Jr. is the Chief Investment Officer of Security Capital,
and Chairman of Security Capital Real Estate Mutual Funds Incorporated and
Security Capital Preferred Growth Incorporated. He is a member of the
Portfolio Management Committee and responsible for overseeing all of the
investment activities for Security Capital. Prior to joining Security
Capital in 1994, Mr. Manno spent 14 years with LaSalle Partners Limited as
a Managing Director, responsible for real estate investment banking
activities. Mr. Manno began his career in real estate finance in 1974 at
the First National Bank of Chicago. He received his MBA in Finance with
honors from the University of Chicago and graduated Phi Beta Kappa from
Northwestern University with a BA and MA in Economics. Mr. Manno is also a
CPA and was awarded an Elijah Watt Sells Honorable Mention.

Kenneth D. Statz is a Managing Director and Senior Market Strategist of
Security Capital and is a member of the Portfolio Management Committee,
where he is responsible for the development and implementation of portfolio
investment strategy. Prior to joining Security Capital in 1995, Mr. Statz
was the Senior REIT Analyst for Goldman, Sachs & Co. concentrating on
research and underwriting for the REIT industry. Previously, Mr. Statz was
the REIT Portfolio Manager and a Managing Director of Chancellor Capital
Management and has 15 years of experience in the real estate securities
industry. Mr. Statz received his MBA and BBA in Finance from the University
of Wisconsin.

Kevin W. Bedell is a Senior Vice President of Security Capital and a member
of the Portfolio Management Committee where he directs the Investment
Analysis Team, which provides in-depth proprietary research on publicly
traded companies. Prior to joining Security Capital in 1996, Mr. Bedell
spent nine years with LaSalle Partners Limited where he was equity vice
president and portfolio manager with responsibility for strategic,
operational and financial management of a private real estate investment
trust with commercial real estate investments in excess of $1 billion. Mr.
Bedell received his MBA in Finance from the University of Chicago and his
BA from Kenyon College.

David E. Rosenbaum is a Senior Vice President of Security Capital with
primary responsibility for origination and structuring of privately
negotiated investments. Prior to joining Security Capital in 1997, Mr.
Rosenbaum was a Vice President at Lazard Freres & Co., LLC, where he
structured investments in real estate operating companies. Previously, he
was an Associate in the New York and Chicago offices of Lazard Freres &
Co., LLC, where he executed merger and acquisition transactions for real
estate and hotel companies. Mr. Rosenbaum holds a BA from Yale University.

See "The Fund's Investments-Investment Process" in the Fund's
Prospectus for more information.

Pursuant to an investment management agreement between NIAC and the
Fund, the Fund has agreed to pay for the services and facilities provided by
NIAC an annual management fee, payable on a monthly basis, according to the
following schedule:

Average Daily Managed Assets(1) Management Fee
------------------------------- --------------
Up to $500 million .9000%
$500 million to $1 billion .8750%
$1 billion to $1.5 billion .8500%
$1.5 billion to $2 billion .8200%
$2 billion and over .8000%

(1) Net assets including assets attributable to Fund Preferred
Shares and the principal amount of Borrowings.

Security Capital will receive from NIAC, a percent of the management
fee (net of the reimbursement described below) according to the following
schedule:

Percentage of
Average Daily Managed Assets(1) Management Fee
------------------------------- --------------

Up to $125 million 50.0%
$125 million to $150 million 47.5%
$150 million to $175 million 45.0%
$175 million to $200 million 42.5%
$200 million and over 40.0%

(1) Net assets including assets attributable to Fund Preferred
Shares and the principal amount of Borrowings.

In addition to the fee of NIAC, the Fund pays all other costs and
expenses of its operations, including compensation of its trustees (other than
those affiliated with NIAC), custodian, transfer agency and dividend disbursing
expenses, legal fees, expenses of independent auditors, expenses of repurchasing
shares, expenses of issuing any Fund Preferred Shares, expenses of preparing,
printing and distributing shareholder reports, notices, proxy statements and
reports to governmental agencies, and taxes, if any.

All fees and expenses are accrued daily and deducted before payment of
dividends to investors. The investment management agreement has been approved by
a majority of the disinterested trustees of the Fund and the sole shareholder of
the Fund.

For the first ten years of the Fund's operation, NIAC has contractually
agreed to reimburse the Fund for fees and expenses in the amounts, and for the
time periods, set forth below:

Percentage Percentage
Reimbursed (as a Reimbursed (as a
percentage of percentage of
Year Ending Average Daily Year Ending Average Daily
November 30 Managed Assets)(1) November 30 Managed Assets)(1)
--------------- -------------------- -------------- -------------------

2001(2) .30% 2007 .25%
2002 .30% 2008 .20%
2003 .30% 2009 .15%
2004 .30% 2010 .10%
2005 .30% 2011 .05%
2006 .30%

(1) Net assets including assets attributable to Fund Preferred Shares and the
principal amount of Borrowings.
(2) From the commencement of operations.

Reducing Fund expenses in this manner will tend to increase the amount
of income available for the Common Shareholders. NIAC has not agreed to
reimburse the Fund for any portion of its fees and expenses beyond November 30,
2011.

The Fund, NIAC, Security Capital, Nuveen, Salomon Smith Barney Inc. and
other related entities have adopted codes of ethics which essentially prohibit
certain of their personnel, including the Fund's portfolio management team, from
engaging in personal investments which compete or interfere with, or attempt to
take advantage of a client's, including the Fund's, anticipated or actual
portfolio transactions, and are designed to assure that the interests of
clients, including Fund shareholders, are placed before the interests of
personnel in connection with personal investment transactions. Text-only
versions of the codes of ethics can be viewed online or downloaded from the
EDGAR Database on the SEC's internet web site at www.sec.gov. You may also
review and copy those documents by visiting the SEC's Public Reference Room in
Washington, DC. Information on the operation of the Public Reference Room may be
obtained by calling the SEC at 202-942-8090. In addition, copies of the codes of
ethics may be obtained, after mailing the appropriate duplicating fee, by
writing to the SEC's Public Reference Section, 450 5th Street, N.W., Washington,
DC 20549-0102 or by e-mail request at publicinfo@sec.gov.

PORTFOLIO TRANSACTIONS AND BROKERAGE

Subject to the supervision of the Board of Trustees, decisions to buy
and sell securities for the Fund and brokerage commission rates are made by
Security Capital. Transactions on stock exchanges involve the payment by the
Fund of brokerage commissions. There is generally no stated commission in the
case of securities traded in the over-the-counter market but the price

paid by the Funds usually includes an undisclosed dealer commission or mark-up.
In certain instances, the Fund may make purchases of underwritten issues at
prices which include underwriting fees.

In selecting a broker to execute each particular transaction, Security
Capital will take the following into consideration: the best net price
available; the reliability, integrity and financial condition of the broker; the
size and difficulty in executing the order; and the value of the expected
contribution of the broker to the investment performance of a Fund on a
continuing basis. Accordingly, the cost of the brokerage commissions to the Fund
in any transaction may be greater than that available from other brokers if the
difference is reasonably justified by other aspects of the portfolio execution
services offered. Subject to such policies and procedures as the trustees may
determine, Security Capital shall not be deemed to have acted unlawfully or to
have breached any duty solely by reason of it having caused the Fund to pay a
broker that provides research services an amount of commission for effecting a
portfolio investment transaction in excess of the amount of commission another
broker would have charged for effecting that transaction if Security Capital
determines in good faith that such amount of commission was reasonable in
relation to the value of the research service provided by such broker viewed in
terms of either that particular transaction or Security Capital's ongoing
responsibilities with respect to the Fund. Research and investment information
may be provided by these and other brokers at no cost to Security Capital and is
available for the benefit of other accounts advised by Security Capital and its
affiliates, and not all of the information will be used in connection with the
Fund. While this information may be useful in varying degrees and may tend to
reduce Security Capital's expenses, it is not possible to estimate its value and
in the opinion of Security Capital it does not reduce Security Capital's
expenses in a determinable amount. The extent to which Security Capital makes
use of statistical, research and other services furnished by brokers is
considered by Security Capital in the allocation of brokerage business but there
is no formula by which such business is allocated. Security Capital does so in
accordance with their judgment of the best interests of the Fund and its
shareholders. Security Capital may also take into account payments made by
brokers effecting transactions for the Fund to other persons on behalf of the
Fund for services provided to it for which it would be obligated to pay (such as
custodial and professional fees). In addition, consistent with the Conduct Rules
of the National Association of Securities Dealers, Inc., and subject to seeking
best price and execution, Security Capital may consider sales of shares of the
Fund as a fact in the selection of brokers and dealers to enter into portfolio
transactions with the Fund.

Certain other clients of Security Capital may have investment
objectives and policies similar to those of the Fund. Security Capital may, from
time to time, make recommendations which result in the purchase or sale of a
particular security by its other clients simultaneously with the Fund. If
transactions on behalf of more than one client during the same period increase
the demand for securities being sold, there may be an adverse effect on the
price of such securities. It is the policy of Security Capital to allocate
advisory recommendations and the placing of orders in a manner which is deemed
equitable to Security Capital to the accounts involved, including the Fund. When
two or more of the clients of Security Capital (including the Fund) are
purchasing or selling the same security on a given day through the same
broker-dealer, such transactions may be averaged as to price.

Under the 1940 Act, the Fund may not purchase portfolio securities from any
underwriting syndicate of which Nuveen is a member except under certain limited
conditions set forth in Rule 10f-3. The rule sets forth requirements relating
to, among other things, the terms of an issue purchased by the Fund, the amount
which may be purchased in any one issue and the assets of the Fund that may be
invested in a particular issue. In addition, purchases of securities made
pursuant to the terms of the Rule must be approved at least quarterly by the
Board of Trustees of the Fund, including a majority of the members thereof who
are not interested persons of the Fund.

DISTRIBUTIONS

Level Rate Dividend Policy

Subject to the determination of the Board of Trustees to implement a
Managed Dividend Policy, as discussed below, commencing with the Fund's first
dividend, the Fund intends to make regular monthly cash distributions to Common
Shareholders at a level rate based on the projected performance of the Fund,
which rate may be adjusted from time to time. The Fund's ability to maintain a
Level Rate Dividend Policy will depend on a number of factors, including the
stability of income received from its investments and dividends payable on Fund
Preferred Shares, if any, and interest and required principal payments on
Borrowings, if any. Over time, all the net investment income of the Fund will be
distributed. At least annually, the Fund intends to distribute all of its net
capital gain and ordinary taxable income after paying any accrued dividends on,
or redeeming or liquidating, any Fund Preferred Shares, if any, or making
interest and required principal payments on Borrowings, if any. Initial
distributions to Common Shareholders are expected to be declared approximately
45 days, and paid approximately 60 to 90 days, from the commencement of this
offering, depending upon market conditions. The net income of the Fund consists
of all interest income accrued on portfolio assets less all expenses of the
Fund. Expenses of the Fund are accrued each day. In addition, the Fund currently
expects that a portion of its distributions will consist of amounts in excess of
investment company taxable income and net capital gain derived from the
non-taxable components of the cash flow from the real estate underlying the
Fund's portfolio investments. These amounts would be considered a return of
capital and thus would reduce the basis in a shareholder's Common Shares; any
amounts in excess of such basis would be treated as a gain from the sale of such
shares.

Managed Dividend Policy

As soon as practicable following the commencement of this offering, the
Fund intends to file an exemptive application with the Securities and Exchange
Commission seeking an order under the 1940 Act facilitating the implementation
of a Managed Dividend Policy. If, and when, the Fund receives the requested
relief, the Fund may, subject to the determination of its Board of Trustees,
implement a Managed Dividend Policy.

Under a Managed Dividend Policy, the Fund would intend to distribute a
monthly fixed amount to Common Shareholders. As with the Level Dividend Rate
Policy, distributions would be made only after paying dividends on Fund
Preferred Shares, if any, and interest and required principal payments on
Borrowings, if any. Under a Managed Dividend Policy, if for any monthly
distribution, net investment income and net realized capital gain were less than
the amount of the distribution, the difference would be distributed from the
Fund's assets. The Fund's final distribution for each calendar year would
include any remaining net investment income undistributed during the year, as
well as all net capital gain realized during the year. If, for any calendar
year, the total distributions exceeded net investment income and net realized
capital gain (the "Excess"), the Excess, distributed from the Fund's assets,
would generally be treated as a tax-free return of capital up to the amount of
the Common Shareholder's tax basis in Common Shares, with any amounts exceeding
such basis treated as gain from the sale of Common Shares. The Excess, however,
would be treated as ordinary dividend income to the extent of the Fund's current
and accumulated earnings and profits. Pursuant to the requirements of the 1940
Act and other applicable laws, a notice would accompany each monthly
distribution with respect to the estimated source of the distribution made.

In the event the Fund distributed the Excess, such distribution would
decrease the Fund's total assets and, therefore, have the likely effect of
increasing the Fund's expense ratio. There is a risk that the Fund would not
eventually realize capital gains in an amount corresponding to a distribution of
the Excess. In addition, in order to make such distributions, the Fund may have
to sell a portion of its investment portfolio at a time when independent
investment judgment might not dictate such action.

DESCRIPTION OF SHARES

Common Shares

The Fund's Declaration of Trust (the "Declaration") authorizes the issuance
of an unlimited number of Common Shares, par value $0.01 per share. All Common
Shares of the Fund have equal rights as to the payment of dividends and the
distribution of assets upon liquidation of the Fund. Common Shares will, when
issued, be fully paid and, subject to matters discussed in "Certain Provisions
in the Declaration of Trust," non-assessable, and will have no pre-emptive or
conversion rights or rights to cumulative voting. Whenever Fund Preferred Shares
are outstanding, Common Shareholders will not be entitled to receive any
distributions from the Fund unless all accrued dividends on Fund Preferred
Shares have been paid, and unless asset coverage (as defined in the 1940 Act)
with respect to Fund Preferred Shares would be at least 200% after giving effect
to such distributions. See "Fund Preferred Shares" below.

Shares of closed-end investment companies may frequently trade at prices
lower than net asset value. This characteristic is separate and distinct from
the risk that net asset value could decrease as a result of investment
activities and may be a greater risk to investors expecting to sell their shares
in a relatively short period following completion of this offering. Net asset
value will be reduced immediately following the offering after payment of the
sales load and organization and offering expenses. Net asset value generally
increases when interest rates decline, and decreases when interest rates rise,
and these changes are likely to be greater in the case of a fund having a
leveraged capital structure. Whether investors will realize gains or losses upon
the sale of Common Shares will not depend upon the Fund's net asset value but
will depend entirely upon whether the market price of the Common Shares at the
time of sale is above or below the original purchase price for the shares. Since
the market price of the Fund's Common Shares will be determined by factors
beyond the control of the Fund, the Fund cannot predict whether the Common
Shares will trade at, below, or above net asset value or at, below or above the
initial public offering price. Accordingly, the Common Shares are designed
primarily for long-term investors, and investors in the Common Shares should not
view the Fund as a vehicle for trading purposes. See "Repurchase of Fund Shares;
Conversion to Open-End Fund" and the Fund's Prospectus under "Use of Leverage"
and "The Fund's Investments."

Fund Preferred Shares

The Declaration authorizes the issuance of an unlimited number of Fund
Preferred Shares, par value $0.01 per share, in one or more classes or series,
with rights as determined by the Board of Trustees of the Fund, by action of the
Board of Trustees without the approval of the Common Shareholders.

The Fund's Board of Trustees has indicated its intention to authorize an
offering of Fund Preferred Shares (representing approximately 30% of the Fund's
capital immediately after the time the Fund Preferred Shares are issued) within
approximately one to three months after completion of the offering of Common
Shares, subject to market conditions and to the Board's continuing belief that
leveraging the Fund's capital structure through the issuance of Fund Preferred
Shares is likely to achieve the benefits to the Common Shareholders described in
this Statement of Additional Information. Although the terms of the Fund
Preferred Shares, including their dividend rate, voting rights, liquidation
preference and redemption provisions, will be determined by the Board of
Trustees (subject to applicable law and the Fund's Declaration) if and when it
authorizes a Fund Preferred Shares offering, the Board has stated that the
initial series of Fund Preferred Shares would likely pay cumulative dividends at
relatively shorter-term periods (such as 7 days); by providing for the periodic
redetermination of the dividend rate through an auction or remarketing
procedure. The Board of Trustees of the Fund has indicated that the liquidation
preference, preference on distribution, voting rights and redemption provisions
of the Fund Preferred Shares will likely be as stated below.

Limited Issuance of Fund Preferred Shares

Under the 1940 Act, the Fund could issue Fund Preferred Shares with an
aggregate liquidation value of up to one-half of the value of the Fund's total
net assets, measured immediately after issuance of the Fund Preferred Shares.
"Liquidation value" means the original purchase price of the shares being
liquidated plus any accrued and unpaid dividends. In addition, the Fund is not
permitted to declare any cash dividend or other distribution on its Common
Shares unless the liquidation value of the Fund Preferred Shares is less than
one-half of the value of the Fund's total net assets (determined after deducting
the amount of such dividend or distribution) immediately after the distribution.
If the Fund sells all the Common Shares and Fund Preferred Shares discussed in
the Prospectus, the liquidation value of the Fund Preferred Shares is expected
to be approximately 30% of the value of the Fund's total net assets. The Fund
intends to purchase or redeem Fund Preferred Shares, if necessary, to keep that
fraction below one-half.

Distribution Preference

The Fund Preferred Shares have complete priority over the Common Shares as
to distribution of assets.

Liquidation Preference

In the event of any voluntary or involuntary liquidation, dissolution or
winding up of the affairs of the Fund, holders of Fund Preferred Shares will be
entitled to receive a preferential liquidating distribution (expected to equal
the original purchase price per share plus accumulated and unpaid dividends
thereon, whether or not earned or declared) before any distribution of assets is
made to holders of Common Shares. After payment of the full amount of the
liquidating distribution to which they are entitled, holders of Fund Preferred
Shares will not be entitled to any further participation in any distribution of
assets by the Fund. A consolidation or merger of the Fund with or into any
Massachusetts business trust or corporation or a sale of all or substantially
all of the assets of the Fund shall not be deemed to be a liquidation,
dissolution or winding up of the Fund.

Voting Rights

In connection with any issuance of Fund Preferred Shares, the Fund must
comply with Section 18(i) of the 1940 Act which requires, among other things,
that Fund Preferred Shares be voting shares and have equal voting rights with
Common Shares. Except as otherwise indicated in this Statement of Additional
Information and except as otherwise required

by applicable law, holders of Fund Preferred Shares will vote together with
Common Shareholders as a single class.

In connection with the election of the Fund's trustees, holders of Fund
Preferred Shares, voting as a separate class, will be entitled to elect two of
the Fund's trustees, and the remaining trustees shall be elected by Common
Shareholders and holders of Fund Preferred Shares, voting together as a single
class. In addition, if at any time dividends on the Fund's outstanding Fund
Preferred Shares shall be unpaid in an amount equal to two full years' dividends
thereon, the holders of all outstanding Fund Preferred Shares, voting as a
separate class, will be entitled to elect a majority of the Fund's trustees
until all dividends in arrears have been paid or declared and set apart for
payment.

The affirmative vote of the holders of a majority of the Fund's outstanding
Fund Preferred Shares of any class or series, as the case may be, voting as a
separate class, will be required to, among other things (1) take certain actions
which would affect the preferences, rights, or powers of such class or series or
(2) authorize or issue any class or series ranking prior to the Fund Preferred
Shares. Except as may otherwise be required by law, (1) the affirmative vote of
the holders of at least two-thirds of the Fund's Fund Preferred Shares
outstanding at the time, voting as a separate class, will be required to approve
any conversion of the Fund from a closed-end to an open-end investment company
and (2) the affirmative vote of the holders of at least two-thirds of the
outstanding Fund Preferred Shares, voting as a separate class, shall be required
to approve any plan of reorganization (as such term is used in the 1940 Act)
adversely affecting such shares, provided however, that such separate class vote
shall be a majority vote if the action in question has previously been approved,
adopted or authorized by the affirmative vote of two-thirds of the total number
of Trustees fixed in accordance with the Declaration or the By-laws. The
affirmative vote of the holders of a majority of the outstanding Fund Preferred
Shares, voting as a separate class, shall be required to approve any action not
described in the preceding sentence requiring a vote of security holders under
Section 13(a) of the 1940 Act including, among other things, changes in a Fund's
investment objectives or changes in the investment restrictions described as
fundamental policies under "Investment Objectives and Policies - Investment
Restrictions." The class or series vote of holders of Fund Preferred Shares
described above shall in each case be in addition to any separate vote of the
requisite percentage of Common Shares and Fund Preferred Shares necessary to
authorize the action in question.

The foregoing voting provisions will not apply with respect to the Fund's
Fund Preferred Shares if, at or prior to the time when a vote is required, such
shares shall have been (1) redeemed or (2) called for redemption and sufficient
funds shall have been deposited in trust to effect such redemption.

Redemption, Purchase and Sale of Fund Preferred Shares by the Fund

The terms of the Fund Preferred Shares may provide that they are redeemable
at certain times, in whole or in part, at the original purchase price per share
plus accumulated dividends, that the Fund may tender for or purchase Fund
Preferred Shares and that the Fund may subsequently resell any shares so
tendered for or purchased. Any redemption or purchase of Fund Preferred Shares
by the Fund will reduce the leverage applicable to Common Shares, while any
resale of shares by the Fund will increase such leverage.

Borrowings

The Declaration authorizes the Fund, without prior approval of the
Common Shareholders, to borrow money. In this connection, the Fund may issue
notes or other evidence of indebtedness (including bank borrowings or commercial
paper) ("Borrowings") and may secure any such borrowings by mortgaging, pledging
or otherwise subjecting as security the Fund's assets. In connection with such
borrowing, the Fund may be required to maintain average balances with the lender
or to pay a commitment or other fee to maintain a line of credit. Any such
requirements will increase the cost of borrowing over the stated interest rate.

Limitations

Under the requirements of the 1940 Act, the Fund, immediately after
any Borrowings, must have an asset coverage of at least 300%. With respect to
any Borrowings, asset coverage means the ratio which the value of the total
assets of the Fund, less all liabilities and indebtedness not represented by
senior securities (as defined in the 1940 Act), bears to the aggregate amount of
such Borrowings represented by senior securities issued by the Fund. Certain
types of Borrowings may result in the Fund being subject to covenants in credit
agreements relating to asset coverages or portfolio composition or otherwise. In
addition, the Fund may be subject to certain restrictions imposed by guidelines
of one or more rating agencies which may issue ratings for commercial paper or
notes issued by the Fund. Such restrictions may be more stringent than those
imposed by the 1940 Act.

Distribution Preference

The rights of lenders to the Fund to receive interest on and repayment
of principal of any such Borrowings will be senior to those of the Common
Shareholders, and the terms of any such Borrowings may contain provisions which
limit certain activities of the Fund, including the payment of dividends to
Common Shareholders in certain circumstances.

Voting Rights

The 1940 Act does (in certain circumstances) grant to the lenders to
the Fund certain voting rights in the event of default in the payment of
interest on or repayment of principal. In the event that such provisions would
impair the Fund's status as a regulated investment company under the Code, the
Fund, subject to its ability to liquidate its relatively illiquid portfolio,
intends to repay the Borrowings. Any Borrowings will likely be ranked senior or
equal to all other existing and future borrowings of the Fund.

The discussion above describes the Fund's Board of Trustees' present
intention with respect to a possible offering of Fund Preferred Shares or
Borrowings. If the Board of Trustees determines to authorize any of the
foregoing, the terms may be the same as, or different from, the terms described
above, subject to applicable law and the Fund's Declaration.

CERTAIN PROVISIONS IN THE DECLARATION OF TRUST

Under Massachusetts law, shareholders could, under certain
circumstances, be held personally liable for the obligations of the Fund.
However, the Declaration contains an express disclaimer of shareholder liability
for debts or obligations of the Fund and requires that notice of such limited
liability be given in each agreement, obligation or instrument entered into or
executed by the Fund or the trustees. The Declaration further provides for
indemnification out of the assets and property of the Fund for all loss and
expense of any shareholder held personally liable for the obligations of the
Fund. Thus, the risk of a shareholder incurring financial loss on

account of shareholder liability is limited to circumstances in which the Fund
would be unable to meet its obligations. The Fund believes that the likelihood
of such circumstances is very remote.

The Declaration includes provisions that could limit the ability of other
entities or persons to acquire control of the Fund. Specifically, the
Declaration requires a vote by holders of at least two-thirds of the Common
Shares and Fund Preferred Shares outstanding at the time, voting together as a
single class, except as described below, to authorize (1) a conversion of the
Fund from a closed-end to an open-end investment company, (2) a merger or
consolidation of the Fund, or a series or class of the Fund, with any
corporation, association, trust or other organization or a reorganization or
recapitalization of the Fund, or a series or class of the Fund, (3) a sale,
lease or transfer of all or substantially all of the Fund's assets (other than
in the regular course of the Fund's investment activities), (4) in certain
circumstances, a termination of the Fund, or a series or class of the Fund or
(5) removal of trustees, and then only for cause, unless, with respect to (1)
through (4), such transaction has already been authorized by the affirmative
vote of two-thirds of the total number of trustees fixed in accordance with the
Declaration or the By-laws, in which case the affirmative vote of the holders of
at least a majority of the Fund's Common Shares and Fund Preferred Shares
outstanding at the time, voting together as a single class, is required,
provided, however, that where only a particular class or series is affected (or,
in the case of removing a trustee, when the trustee has been elected by only one
class), only the required vote by the applicable class or series will be
required. Approval of shareholders is not required, however, for any
transaction, whether deemed a merger, consolidation, reorganization or otherwise
whereby the fund issues shares in connection with the acquisition of assets
(including those subject to liabilities) from any other investment company or
similar entity. None of the foregoing provisions may be amended except by the
vote of at least two-thirds of the Common Shares and Fund Preferred Shares
outstanding at the time, voting together as a single class. In the case of the
conversion of the Fund to an open-end investment company, or in the case of any
of the foregoing transactions constituting a plan of reorganization which
adversely affects the holders of Fund Preferred Shares, the action in question
will also require the affirmative vote of the holders of at least two-thirds of
the Fund's Fund Preferred Shares outstanding at the time, voting as a separate
class, or, if such action has been authorized by the affirmative vote of
two-thirds of the total number of trustees fixed in accordance with the
Declaration or the By-laws, the affirmative vote of the holders of at least a
majority of the Fund's Fund Preferred Shares outstanding at the time, voting as
a separate class. The votes required to approve the conversion of the Fund from
a closed-end to an open-end investment company or to approve transactions
constituting a plan of reorganization which adversely affects the holders of
Fund Preferred Shares are higher than those required by the 1940 Act. The Board
of Trustees believes that the provisions of the Declaration relating to such
higher votes are in the best interest of the Fund and its shareholders.

The provisions of the Declaration described above could have the effect
of depriving the Common Shareholders of opportunities to sell their Common
Shares at a premium over market value by discouraging a third party from seeking
to obtain control of the Fund in a tender offer or similar transaction. The
overall effect of these provisions is to render more difficult the
accomplishment of a merger or the assumption of control by a third party. They
provide, however, the advantage of potentially requiring persons seeking control
of a Fund to negotiate with its management regarding the price to be paid and
facilitating the continuity of the Fund's investment objectives and policies.
The Board of Trustees of the Fund has considered the

foregoing anti-takeover provisions and concluded that they are in the best
interests of the Fund and its Common Shareholders.

Reference should be made to the Declaration on file with the Securities
and Exchange Commission for the full text of these provisions.

The Declaration provides that the obligations of the Fund are not
binding upon the trustees of the Fund individually, but only upon the assets and
property of the Fund, and that the trustees shall not be liable for errors of
judgment or mistakes of fact or law. Nothing in the Declaration, however,
protects a trustee against any liability to which he would otherwise be subject
by reason of willful misfeasance, bad faith, gross negligence or reckless
disregard of the duties involved in the conduct of his office.

REPURCHASE OF FUND SHARES; CONVERSION TO OPEN-END FUND

The Fund is a closed-end investment company and as such its
shareholders will not have the right to cause the Fund to redeem their shares.
Instead, the Fund's Common Shares will trade in the open market at a price that
will be a function of several factors, including dividend levels (which are in
turn affected by expenses), net asset value, call protection, price, dividend
stability, relative demand for and supply of such shares in the market, general
market and economic conditions and other factors. Because shares of a closed-end
investment company may frequently trade at prices lower than net asset value,
the Fund's Board of Trustees has currently determined that, at least annually,
it will consider action that might be taken to reduce or eliminate any material
discount from net asset value in respect of Common shares, which may include the
repurchase of such shares in the open market or in private transactions, the
making of a tender offer for such shares at net asset value, or the conversion
of the Fund to an open-end investment company. There can be no assurance,
however, that the Board of Trustees will decide to take any of these actions, or
that share repurchases or tender offers, if undertaken, will reduce market
discount.

Notwithstanding the foregoing, at any time when the Fund's Fund Preferred
Shares are outstanding, the Fund may not purchase, redeem or otherwise acquire
any of its Common Shares unless (1) all accrued Fund Preferred Shares dividends
have been paid and (2) at the time of such purchase, redemption or acquisition,
the net asset value of the Fund's portfolio (determined after deducting the
acquisition price of the Common Shares) is at least 200% of the liquidation
value of the outstanding Fund Preferred Shares (expected to equal the original
purchase price per share plus any accrued and unpaid dividends thereon). The
staff of the Securities and Exchange Commission currently requires that any
tender offer made by a closed-end investment company for its shares must be at a
price equal to the net asset value of such shares on the close of business on
the last day of the tender offer. Any service fees incurred in connection with
any tender offer made by the Fund will be borne by the Fund and will not reduce
the stated consideration to be paid to tendering shareholders.

Subject to its investment limitations, the Fund may borrow to finance
the repurchase of shares or to make a tender offer. Interest on any borrowings
to finance share repurchase transactions or the accumulation of cash by the Fund
in anticipation of share repurchases or tenders will reduce the Fund's net
income. Any share repurchase, tender offer or borrowing that

might be approved by the Board of Trustees would have to comply with the
Securities Exchange Act of 1934, as amended, and the 1940 Act and the rules and
regulations thereunder.

Although the decision to take action in response to a discount from net
asset value will be made by the Board of the Fund at the time it considers such
issue, it is the Board's present policy, which may be changed by the Board, not
to authorize repurchases of Common Shares or a tender offer for such shares if
(1) such transactions, if consummated, would (a) result in the delisting of the
Common Shares from the American Stock Exchange, or (b) impair the Fund's status
as a regulated investment company under the Internal Revenue Code of 1986, as
amended (the "Code") (which would make the Fund a taxable entity, causing the
Fund's income to be taxed at the corporate level in addition to the taxation of
shareholders who receive dividends from the Fund) or as a registered closed-end
investment company under the 1940 Act; (2) the Fund would not be able to
liquidate portfolio securities in an orderly manner and consistent with the
Fund's investment objectives and policies in order to repurchase shares; or (3)
there is, in the Board's judgment, any (a) material legal action or proceeding
instituted or threatened challenging such transactions or otherwise materially
adversely affecting the Fund, (b) general suspension of or limitation on prices
for trading securities on the American Stock Exchange, (c) declaration of a
banking moratorium by Federal or state authorities or any suspension of payment
by United States or state banks in which the Fund invests, (d) material
limitation affecting the Fund or the issuers of its portfolio securities by
Federal or state authorities on the extension of credit by lending institutions
or on the exchange of foreign currency, (e) commencement of war, armed
hostilities or other international or national calamity directly or indirectly
involving the United States, or (f) other event or condition which would have a
material adverse effect (including any adverse tax effect) on the Fund or its
shareholders if shares were repurchased. The Board of Trustees of the Fund may
in the future modify these conditions in light of experience.

Conversion to an open-end company would require the approval of the holders
of at least two-thirds of the Fund's Common Shares and Fund Preferred Shares
outstanding at the time, voting together as a single class, and of the holders
of at least two-thirds of the Fund's Fund Preferred Shares outstanding at the
time, voting as a separate class, provided however, that such separate class
vote shall be a majority vote if the action in question has previously been
approved, adopted or authorized by the affirmative vote of two-thirds of the
total number of trustees fixed in accordance with the Declaration or By-laws.
See the Prospectus under "Certain Provisions in the Declaration of Trust" for a
discussion of voting requirements applicable to conversion of the Fund to an
open-end company. If the Fund converted to an open-end company, it would be
required to redeem all Fund Preferred Shares then outstanding, and the Fund's
Common Shares would no longer be listed on the American Stock Exchange.
Shareholders of an open-end investment company may require the company to redeem
their shares on any business day (except in certain circumstances as authorized
by or under the 1940 Act) at their net asset value, less such redemption charge,
if any, as might be in effect at the time of redemption. In order to avoid
maintaining large cash positions or liquidating favorable investments to meet
redemptions, open-end companies typically engage in a continuous offering of
their shares. Open-end companies are thus subject to periodic asset in-flows and
out-flows that can complicate portfolio management. The Board of Trustees of the
Fund may at any time propose conversion of the Fund to an open-end company
depending upon their judgment as to the advisability of such action in light of
circumstances then prevailing.

The repurchase by the Fund of its shares at prices below net asset value
will result in an increase in the net asset value of those shares that remain
outstanding. However, there can be no assurance that share repurchases or
tenders at or below net asset value will result in the Fund's shares trading at
a price equal to their net asset value. Nevertheless, the fact that the Fund's
shares may be the subject of repurchase or tender offers at net asset value from
time to time, or that the Fund may be converted to an open-end company, may
reduce any spread between market price and net asset value that might otherwise
exist.

In addition, a purchase by the Fund of its Common Shares will decrease the
Fund's total assets which would likely have the effect of increasing the Fund's
expense ratio. Any purchase by the Fund of its Common Shares at a time when Fund
Preferred Shares are outstanding will increase the leverage applicable to the
outstanding Common Shares then remaining. See the Fund's Prospectus under "Risks
- Leverage Risk."

Before deciding whether to take any action if the Fund's Common Shares
trade below net asset value, the Board of the Fund would consider all relevant
factors, including the extent and duration of the discount, the liquidity of the
Fund's portfolio, the impact of any action that might be taken on the Fund or
its shareholders and market considerations. Based on these considerations, even
if the Fund's shares should trade at a discount, the Board of Trustees may
determine that, in the interest of the Fund and its shareholders, no action
should be taken.

TAX MATTERS

The following discussion of federal income tax matters is based upon the
advice of Bell, Boyd & Lloyd LLC, special counsel to the Fund.

Set forth below is a discussion of certain U.S. federal income tax issues
concerning the Fund and the purchase, ownership and disposition of Fund shares.
This discussion does not purport to be complete or to deal with all aspects of
federal income taxation that may be relevant to shareholders in light of their
particular circumstances. Unless otherwise noted, this discussion assumes you
are a U.S. shareholder and that you hold your shares as a capital asset. This
discussion is based upon present provisions of the Code, the regulations
promulgated thereunder, and judicial and administrative ruling authorities, all
of which are subject to change, which change may be retroactive. Prospective
investors should consult their own tax advisers with regard to the federal tax
consequences of the purchase, ownership, or disposition of Fund shares, as well
as the tax consequences arising under the laws of any state, foreign country, or
other taxing jurisdiction.

The Fund intends to qualify annually and to elect to be treated as a
regulated investment company under the Code.

To qualify for the favorable U.S. federal income tax treatment generally
accorded to regulated investment companies, the Fund must, among other things,
(a) derive in each taxable year at least 90% of its gross income from dividends,
interest, payments with respect to securities loans and gains from the sale or
other disposition of stock, securities or foreign currencies or other income
derived with respect to its business of investing in such stock, securities or
currencies; (b) diversify its holding so that, at the end of each quarter of the
taxable year, (i) at least 50% of the market value of the Fund's assets is
represented by cash and cash items (including receivables), U.S. Government
securities, the securities of other regulated investment companies and other
securities, with such other securities of any one issuer limited for the
purposes of this calculation to an amount not greater than 5% of the value of
the Fund's total assets and not greater than 10% of the outstanding voting
securities of such issuer, and (ii) not more than 25%

of the value of its total assets is invested in the securities (other than U.S.
Government securities or the securities of other regulated investment companies)
of a single issuer, or two or more issuers which the Fund controls and are
engaged in the same, similar or related trades or businesses; and (c) distribute
at least 90% of its investment company taxable income (which includes, among
other items, dividends, interest and net short-term capital gains in excess of
net long-term capital losses) each taxable year.

As a regulated investment company, the Fund generally will not be subject
to U.S. federal income tax on its investment company taxable income (as that
term is defined in the Code, but without regard to the deduction for dividends
paid) and net capital gain (the excess of net long-term capital gain over net
short-term capital loss), if any, that it distributes to shareholders. The Fund
intends to distribute to its shareholders, at least annually, substantially all
of its investment company taxable income and net capital gain. Amounts not
distributed on a timely basis in accordance with a calendar year distribution
requirement are subject to a nondeductible 4% excise tax. To prevent imposition
of the excise tax, the Fund must distribute during each calendar year an amount
equal to the sum of (1) at least 98% of its ordinary income (not taking into
account any capital gains or losses) for the calendar year, (2) at least 98% of
its capital gains in excess of its capital losses (adjusted for certain ordinary
losses) for the one-year period ending October 31 of the calendar year, and (3)
any ordinary income and capital gains for previous years that were not
distributed during those years. To prevent application of the excise tax, the
Fund intends to make its distributions in accordance with the calendar year
distribution requirement. A distribution will be treated as paid on December 31
of the current calendar year if it is declared by the Fund in October, November
or December with a record date in such a month and paid by the Fund during
January of the following calendar year. Such distributions will be taxable to
shareholders in the calendar year in which the distributions are declared,
rather than the calendar year in which the distributions are received.

If the Fund failed to qualify as a regulated investment company or failed
to satisfy the 90% distribution requirement in any taxable year, the Fund would
be taxed as an ordinary corporation on its taxable income (even if such income
were distributed to its shareholders) and all distributions out of earnings and
profits would be taxed to shareholders as ordinary income.

Distributions

Dividends paid out of the Fund's investment company taxable income will be
taxable to a shareholder as ordinary income to the extent of the Fund's earnings
and profits, whether paid in cash or reinvested in additional shares. If a
portion of the Fund's income consists of dividends paid by U.S. corporations
(not including corporations qualifying as REITs), a portion of the dividends
paid by the Fund to corporate shareholders may be eligible for the corporate
dividends received deduction. Distributions of net capital gain (the excess of
net long-term capital gain over net short-term capital loss), if any, designated
as capital gain dividends are taxable to a shareholder as long-term capital
gains, regardless of how long the shareholder has held Fund shares. Shareholders
receiving distributions in the form of additional shares, rather than cash,
generally will have a cost basis in each such share equal to the net asset value
of a share of the Fund on the reinvestment date. A distribution of an amount in
excess of the Fund's current and accumulated earnings and profits will be
treated by a shareholder as a return of capital which is applied against and
reduces the shareholder's basis in his or her shares. To the extent that the
amount of

any such distribution exceeds the shareholder's basis in his or her shares, the
excess will be treated by the shareholder as gain from a sale or exchange of the
shares.

Shareholders will be notified annually as to the U.S. federal tax status of
distributions, and shareholders receiving distributions in the form of
additional shares will receive a report as to the net asset value of those
shares.

Sale or Exchange of Fund Shares

Upon the sale or other disposition of shares of the Fund, which a
shareholder holds as a capital asset, such a shareholder may realize a capital
gain or loss which will be long-term or short-term, depending upon the
shareholder's holding period for the shares. Generally, a shareholder's gain or
loss will be a long-term gain or loss if the shares have been held for more than
one year.

Any loss realized on a sale or exchange will be disallowed to the extent
that shares disposed of are replaced (including through reinvestment of
dividends) within a period of 61 days beginning 30 days before and ending 30
days after disposition of shares. In such a case, the basis of the shares
acquired will be adjusted to reflect the disallowed loss. Any loss realized by a
shareholder on a disposition of Fund shares held by the shareholder for six
months or less will be treated as a long-term capital loss to the extent of any
distributions of net capital gain received by the shareholder with respect to
such shares.

Nature of Fund's Investments

Certain of the Fund's investment practices are subject to special and
complex federal income tax provisions that may, among other things, (i)
disallow, suspend or otherwise limit the allowance of certain losses or
deductions, (ii) convert lower taxed long-term capital gain into higher taxed
short-term capital or ordinary income, (iii) convert an ordinary loss or a
deduction into a capital loss (the deductibility of which is more limited), (iv)
cause the Fund to recognize income or gain without a corresponding receipt of
cash, (v) adversely affect the time as to when a purchase or sale of stock or
securities is deemed to occur and (vi) adversely alter the characterization of
certain complex financial transactions.

Original Issue Discount Securities

Investments by the Fund in zero coupon or other discount securities will
result in income to the Fund equal to a portion of the excess of the face value
of the securities over their issue price (the "original issue discount") each
year that the securities are held, even though the Fund receives no cash
interest payments. This income is included in determining the amount of income
which the Fund must distribute to maintain its status as a regulated investment
company and to avoid the payment of federal income tax and the 4% excise tax.
Because such income may not be matched by a corresponding cash distribution to
the Fund, the Fund may be required to borrow money or dispose of other
securities to be able to make distributions to its shareholders.

Investments in Real Estate Investment Trusts

The Fund may invest in REITs that hold residual interests in real estate
mortgage investment conduits ("REMICs"). Under Treasury regulations that have
not yet been issued, but may apply retroactively, a portion of the Fund's income
from a REIT that is attributable to the REIT's residual interest in a REMIC
(referred to in the Code as an "excess inclusion") will be subject to federal
income tax in all events. These regulations are also expected to provide that
excess inclusion income of a regulated investment company, such as the Fund,
will be allocated to shareholders of the regulated investment company in
proportion to the dividends received by such shareholders, with the same
consequences as if the shareholders held the related REMIC residual interest
directly. In general, excess inclusion income allocated to shareholders (i)
cannot be offset by net operating losses (subject to a limited exception for
certain thrift institutions), (ii) will constitute unrelated business taxable
income to entities (including a qualified pension plan, an individual retirement
account, a 401(k) plan, a Keogh plan or other tax-exempt entity) subject to tax
on unrelated business income, thereby potentially requiring such an entity that
is allocated excess inclusion income, and otherwise might not be required to
file a tax return, to file a tax return and pay tax on such income, and (iii) in
the case of a foreign shareholder, will not qualify for any reduction in U.S.
federal withholding tax. In addition, if at any time during any taxable year a
"disqualified organization" (as defined in the Code to include governmental
units, tax-exempt entities and certain cooperatives) is a record holder of a
share in a regulated investment company, then the regulated investment company
will be subject to a tax equal to that portion of its excess inclusion income
for the taxable year that is allocable to the disqualified organization,
multiplied by the highest federal income tax rate imposed on corporations. The
Investment Manager does not intend on behalf of the Fund to invest in REITs, a
substantial portion of the assets of which consists of residual interests in
REMICs.

Backup Withholding

The Fund may be required to withhold U.S. federal income tax from all
taxable distributions and redemption proceeds payable to shareholders who fail
to provide the Fund with their correct taxpayer identification number or to make
required certifications, or who have been notified by the Internal Revenue
Service that they are subject to backup withholding. The withholding percentage
is currently 30.5% and will decrease to 30% in 2002 and 2003, 29% in 2004 and
2005, and 28% thereafter until 2011, when the percentage will revert to 31%
unless amended by Congress. Corporate shareholders and certain other
shareholders specified in the Code generally are exempt from such backup
withholding. This withholding is not an additional tax. Any amounts withheld may
be credited against the shareholder's U.S. federal income tax liability.

Foreign Shareholders

U.S. taxation of a shareholder who, as to the United States, is a
nonresident alien individual, a foreign trust or estate, a foreign corporation
or foreign partnership ("foreign shareholder") depends on whether the income of
the Fund is "effectively connected" with a U.S. trade or business carried on by
the shareholder.

Income not Effectively Connected

If the income from the Fund is not "effectively connected" with a U.S.
trade or business carried on by the foreign shareholder, distributions of
investment company taxable income will be subject to a U.S. tax of 30% (or lower
treaty rate, except in the case of any excess inclusion

income allocated to the shareholder (see "Taxation - Investments in Real Estate
Investment Trusts" above)), which tax is generally withheld from such
distributions.

Distributions of capital gain dividends and any amounts retained by the
Fund which are designated as undistributed capital gains will not be subject to
U.S. tax at the rate of 30% (or lower treaty rate) unless the foreign
shareholder is a nonresident alien individual and is physically present in the
United States for more than 182 days during the taxable year and meets certain
other requirements. However, this 30% tax on capital gains of nonresident alien
individuals who are physically present in the United States for more than the
182 day period only applies in exceptional cases because any individual present
in the United States for more than 182 days during the taxable year is generally
treated as a resident for U.S. income tax purposes; in that case, he or she
would be subject to U.S. income tax on his or her worldwide income at the
graduated rates applicable to U.S. citizens, rather than the 30% U.S. tax. In
the case of a foreign shareholder who is a nonresident alien individual, the
Fund may be required to withhold U.S. income tax from distributions of net
capital gain unless the foreign shareholder certifies his or her non-U.S. status
under penalties of perjury or otherwise establishes an exemption. See
"Taxation-Backup Withholding," above. If a foreign shareholder is a nonresident
alien individual, any gain such shareholder realizes upon the sale or exchange
of such shareholder's shares of the Fund in the United States will ordinarily be
exempt from U.S. tax unless (i) the gain is U.S. source income and such
shareholder is physically present in the United States for more than 182 days
during the taxable year and meets certain other requirements, or is otherwise
considered to be a resident alien of the United States, or (ii) at any time
during the shorter of the period during which the foreign shareholder held
shares of the Fund and the five year period ending on the date of the
disposition of those shares, the Fund was a "U.S. real property holding
corporation" and the foreign shareholder held more than 5% of the shares of the
Fund, in which event the gain would be taxed in the same manner as for a U.S.
shareholder as discussed above and a 10% U.S. withholding tax would be imposed
on the amount realized on the disposition of such shares to be credited against
the foreign shareholder's U.S. income tax liability on such disposition. A
corporation is a "U.S. real property holding corporation" if the fair market
value of its U.S. real property interests equals or exceeds 50% of the fair
market value of such interests plus its interests in real property located
outside the United States plus any other assets used or held for use in a
business. In the case of the Fund, U.S. real property interests include
interests in stock in U.S. real property holding corporations (other than the
stock of a REIT controlled by U.S. persons and holdings of 5% or less in the
stock of publicly-traded U.S. real property holding corporations) and certain
participating debt securities.

Income Effectively Connected

If the income from the Fund is "effectively connected" with a U.S.
trade or business carried on by a foreign shareholder, then distributions of
investment company taxable income and capital gain dividends, any amounts
retained by the Fund which are designated as undistributed capital gains and any
gains realized upon the sale or exchange of shares of the Fund will be subject
to U.S. income tax at the graduated rates applicable to U.S. citizens, residents
and domestic corporations. Foreign corporate shareholders may also be subject to
the branch profits tax imposed by the Code.

The tax consequences to a foreign shareholder entitled to claim the
benefits of an applicable tax treaty may differ from those described herein.
Foreign shareholders are advised to consult their own tax advisers with respect
to the particular tax consequences to them of an investment in the Fund.

Other Transactions

Fund shareholders may be subject to state, local and foreign taxes on
their Fund distributions. Shareholders are advised to consult their own tax
advisers with respect to the particular tax consequences to them of an
investment in the Fund.

PERFORMANCE RELATED AND COMPARATIVE INFORMATION

The Fund may quote certain performance-related information and may
compare certain aspects of its portfolio and structure to other substantially
similar closed-end funds. In reports or other communications to shareholders of
the Fund or in advertising materials, the Fund may compare its performance with
that of (i) other investment companies listed in the rankings prepared by
Lipper, Inc., Morningstar Inc. or other independent services; publications such
as Barrons, Business Week, Forbes, Fortune, Institutional Investor, Kiplinger's
Personal Finance, Money, Morningstar Mutual Fund Values, The New York Times, The
Wall Street Journal and USA Today; or other industry or financial publications
or (ii) the Standard and Poor's Index of 500 Stocks, the Dow Jones Industrial
Average, Dow Jones Utility Index, the National Association of Real Estate
Investment Trusts (NAREIT) Equity REIT Index, the Salomon Brothers Broad
Investment Grade Bond Index (BIG), Morgan Stanley Capital International Europe
Australia Far East (MSCI EAFE) Index, the NASDAQ Composite Index, and other
relevant indices and industry publications. The Fund may also compare the
historical volatility of its portfolio to the volatility of such indices during
the same time periods. (Volatility is a generally accepted barometer of the
market risk associated with a portfolio of securities and is generally measured
in comparison to the stock market as a whole - the beta - or in absolute terms -
the standard deviation.) Comparison of the Fund to an alternative investment
should be made with consideration of differences in features and expected
performance. The Fund may obtain data from sources or reporting services, such
as Bloomberg Financial ("Bloomberg") and Lipper, that the Fund believes to be
generally accurate.

From time to time, the Fund may quote the Fund's total return,
aggregate total return or yield in advertisements or in reports and other
communications to shareholders. The Fund's performance will vary depending upon
market conditions, the composition of its portfolio and its operating expenses.
Consequently any given performance quotation should not be considered
representative of the Fund's performance in the future. In addition, because
performance will fluctuate, it may not provide a basis for comparing an
investment in the Fund with certain bank deposits or other investments that pay
a fixed yield for a stated period of time. Investments comparing the Fund's
performance with that of other investment companies should give consideration to
the quality and maturity of the respective investment companies' portfolio
securities.

The Fund's "average annual total return" is computed according to a
formula prescribed by the Securities and Exchange Commission. The formula can be
expressed as follows:

ERV = P(1+T)/n/

Where P = a hypothetical initial payment of $1,000
T = average annual total return
n = number of years
ERV = Ending Redeemable Value of a hypothetical $1,000
investment made at the beginning of a 1-, 5-, or 10-year
period at the end of a 1-, 5-, or 10-

year period (or fractional portion thereof), assuming
reinvestment of all dividends and distributions.

Quotations of yield for the Fund will be based on all investment income
per share earned during a particular 30-day period (including dividends and
interest), less expenses accrued during the period ("net investment income") and
are computed by dividing net investment income by the maximum offering price per
share on the last day of the period, according to the following formula:

a-b
Yield = 2 [( --- +1)/6/ - 1]
cd

Where a = dividends and interest earned during the period,

b = expenses accrued for the period (net of reimbursements),

c = the average daily number of shares outstanding during
the period that were entitled to receive dividends, and

d = the maximum offering price per share on the last day of
the period.

Past performance is not indicative of future results. At the time
Common Shareholders sell their shares, they may be worth more or less than their
original investment. See Appendix B for additional performance related and
comparative information.

EXPERTS

The Financial Statements of the Fund as of October 29, 2001, appearing
in this Statement of Additional Information have been audited by Arthur Andersen
LLP, 33 West Monroe Street, Chicago, Illinois 60603, independent auditors, as
set forth in their report thereon

appearing elsewhere herein, and is included in reliance upon such report given
upon the authority of such firm as experts in accounting and auditing. Arthur
Andersen LLP provides accounting and auditing services to the Fund.

CUSTODIAN

The custodian of the assets of the Fund is JPMorgan Chase Bank,
P.O. Box 660086, Dallas, Texas 75266-0086. The custodian performs custodial,
fund accounting and portfolio accounting services.

ADDITIONAL INFORMATION

A Registration Statement on Form N-2, including amendments thereto,
relating to the shares of the Fund offered hereby, has been filed by the Fund
with the Securities and Exchange Commission (the "Commission"), Washington, D.C.
The Fund's Prospectus and this Statement of Additional Information do not
contain all of the information set forth in the Registration Statement,
including any exhibits and schedules thereto. For further information with
respect to the Fund and the shares offered hereby, reference is made to the
Fund's Registration Statement. Statements contained in the Fund's Prospectus and
this Statement of Additional Information as to the contents of any contract or
other document referred to are not necessarily complete and in each instance
reference is made to the copy of such contract or other document filed as an
exhibit to the Registration Statement, each such statement being qualified in
all respects by such reference. Copies of the Registration Statement may be
inspected without charge at the Commission's principal office in Washington,
D.C., and copies of all or any part thereof may be obtained from the Commission
upon the payment of certain fees prescribed by the Commission.

REPORT OF INDEPENDENT AUDITORS

The Board of Trustees and Shareholder of
Nuveen Real Estate Income Fund

We have audited the statement of net assets for the Nuveen Real Estate Income
Fund (the "Fund") as of October 29, 2001 and the related statement of operations
for the period from August 27, 2001 (date of organization) through October 29,
2001. These financial statements are the responsibility of the Fund's
management. Our responsibility is to express an opinion on these statements
based on our audit.

We conducted our audit in accordance with auditing standards generally accepted
in the United States. Those standards require that we plan and perform the audit
to obtain reasonable assurance about whether the financial statements are free
of material misstatement. An audit includes examining, on a test basis, evidence
supporting the amounts and disclosures in the financial statements. An audit
also includes assessing the accounting principles used and significant estimates
made by management, as well as evaluating the overall financial statement
presentation. We believe that our audit provides a reasonable basis for our
opinion.

In our opinion, the financial statements referred to above presents fairly, in
all material respects, the financial position of the Fund as of October 29,
2001, and the results of its operations for the period from August 27, 2001
(date of organization) through October 29, 2001, in conformity with accounting
principles generally accepted in the United States.

Arthur Andersen LLP

Chicago, Illinois
October 30, 2001

NUVEEN REAL ESTATE INCOME FUND
FINANCIAL STATEMENTS

Nuveen Real Estate Income Fund
Statement of Net Assets
October 29, 2001

Assets:
Cash................................................................. $100,275
Offering costs....................................................... 600,000
Receivable from adviser.............................................. 15,000
--------
Total assets...................................................... 715,275
--------

Liabilities:
Accrued offering costs............................................... 600,000
Payable for organization costs....................................... 15,000
--------
Total liabilities................................................. 615,000
--------

Net assets............................................................... $100,275
========

Net asset value per Common Share outstanding ($100,275 divided
by 7,000 Common Shares outstanding).................................. $ 14.325
========
Net Assets Represent:
Cumulative Preferred Shares, $25,000 liquidation value; unlimited
number of shares authorized, no shares outstanding................ $ -
Common Shares, $.01 par value; unlimited number of shares
authorized, 7,000 shares outstanding.............................. 70
Paid-in surplus...................................................... 100,205
--------
$100,275
========

Nuveen Real Estate Income Fund
Statement of Operations
Period from August 27, 2001 (date of organization) through October 29, 2001

Investment income.................................................... $ -
--------

Expenses:
Organization costs................................................ $ 15,000
Expense reimbursement............................................. (15,000)
--------
Total expenses................................................. -
--------
Net investment income................................................ $ -
========

Note 1: Organization

The Fund was organized as a Massachusetts business trust on August 27, 2001, and
has been inactive since that date except for matters relating to its
organization and registration as a non-diversified, closed-end management
investment company under the Investment Company Act of 1940, as amended, and the
Securities Act of 1933, as amended, and the sale of 7,000 Common Shares to
Nuveen Institutional Advisory Corp., the Fund's investment adviser (the
"Adviser"), a wholly owned subsidiary of The John Nuveen Company.

Nuveen Investments, also a wholly owned subsidiary of The John Nuveen Company,
has agreed to reimburse all organization expenses (approximately $15,000) and
pay all offering costs (other than the sales load) that exceed $.03 per Common
Share.

The Fund is authorized by its Declaration of Trust to issue Preferred Shares
having a liquidation value of $25,000 per share in one or more classes or
series, with dividend, liquidation preference and other rights as determined by
the Fund's Board of Trustees without approval of the Common Shareholders.

Note 2: Accounting Policies

The Fund's financial statements are prepared in accordance with accounting
principles generally accepted in the United States which require the use of
management estimates. Actual results may differ from those estimates.

The Fund's share of offering costs will be recorded as a reduction of the
proceeds from the sale of Common Shares upon the commencement of Fund
operations. The offering costs reflected above assume the sale of 20,000,000
Common Shares.

Note 3: Investment Management Agreement

Pursuant to an investment management agreement between the Adviser and the Fund,
the Fund has agreed to pay a management fee, payable on a monthly basis, at an
annual rate ranging from 0.9000% of the first $500 million of the average daily
net assets (including net assets attributable to Fund Preferred Shares and the
principal amount of borrowings ("managed assets")) to 0.8000% of the average
daily managed assets in excess of $2 billion.

In addition to the reimbursement and waiver of organization and offering costs
discussed in Note 1, the Adviser has contractually agreed to reimburse the Fund
for fees and expenses during the first 10 years of operations. These reductions
range from 0.3000% of the average daily managed assets during the first year of
operations, declining to 0.0500% of the average daily managed assets during the
tenth year. The Adviser has not agreed to reimburse the Fund for any portion of
its fees and expenses beyond November 30, 2011.

Note 4: Income Taxes

The Fund intends to comply with the requirements of the Internal Revenue Code
applicable to regulated investment companies and to distribute all of its tax-
exempt net investment income, in addition to any significant amounts of net
realized capital gains and/or market discount realized from investment
transactions.

APPENDIX A

Ratings of Investments

Standard & Poor's Corporation -- A brief description of the applicable Standard
& Poor's Corporation ("Standard & Poor's" or "S&P") rating symbols and their
meanings (as published by S&P) follows:

A Standard & Poor's issue credit rating is a current opinion of the
creditworthiness of an obligor with respect to a specific financial obligation,
a specific class of financial obligations, or a specific financial program. It
takes into consideration the creditworthiness of guarantors, insurers, or other
forms of credit enhancement on the obligation. The issue credit rating is not a
recommendation to purchase, sell, or hold a financial obligation, inasmuch as it
does not comment as to market price or suitability for a particular investor.

Issue credit ratings are based on current information furnished by the obligors
or obtained by Standard & Poor's from other sources it considers reliable.
Standard & Poor's does not perform an audit in connection with any credit rating
and may, on occasion, rely on unaudited financial information. Credit ratings
may be changed, suspended, or withdrawn as a result of changes in, or
unavailability of, such information, or based on other circumstances.

Issue credit ratings can be either long-term or short-term. Short-term ratings
are generally assigned to those obligations considered short-term in the
relevant market. In the U.S., for example, that means obligations with an
original maturity of no more than 365 days - including commercial paper.
Short-term ratings are also used to indicate the creditworthiness of an obligor
with respect to put features on long-term obligations. The result is a dual
rating, in which the short-term ratings address the put feature, in addition to
the usual long-term rating. Medium-term notes are assigned long-term ratings.

Long-term Issue Credit Ratings

Issue credit ratings are based in varying degrees, on the following
considerations:

1. Likelihood of payment - capacity and willingness of the obligor to
meet its financial commitment on an obligation in accordance with the
terms of the obligation;

2. Nature of and provisions of the obligation; and

3. Protection afforded by, and relative position of, the obligation in
the event of bankruptcy, reorganization, or other arrangement under
the laws of bankruptcy and other laws affecting creditors' rights.

The issue ratings definitions are expressed in terms of default risk. As such,
they pertain to senior obligations of an entity. Junior obligations are
typically rated lower than senior obligations, to reflect the lower priority in
bankruptcy, as noted above.

A-1

AAA

An obligation rated 'AAA' has the highest rating assigned by Standard & Poor's.
The obligor's capacity to meet its financial commitment on the obligation is
extremely strong.

An obligation rated 'AA' differs from the highest-rated obligations only in
small degree. The obligor's capacity to meet its financial commitment on the
obligation is very strong.

An obligation rated 'A' is somewhat more susceptible to the adverse effects of
changes in circumstances and economic conditions than obligations in
higher-rated categories. However, the obligor's capacity to meet its financial
commitment on the obligation is still strong.

BBB

An obligation rated 'BBB' exhibits adequate protection parameters. However,
adverse economic conditions or changing circumstances are more likely to lead to
a weakened capacity of the obligor to meet its financial commitment on the
obligation.

BB, B, CCC, CC, And C

Obligations rated 'BB', 'B', 'CCC', 'CC', and 'C' are regarded as having
significant speculative characteristics. 'BB' indicates the least degree of
speculation and 'C' the highest. While such obligations will likely have some
quality and protective characteristics, these may be outweighed by large
uncertainties or major exposures to adverse conditions.

An obligation rated 'BB' is less vulnerable to nonpayment than other speculative
issues. However, it faces major ongoing uncertainties or exposure to adverse
business, financial, or economic conditions, which could lead to the obligor's
inadequate capacity to meet its financial commitment on the obligation.

An obligation rated 'B' is more vulnerable to nonpayment than obligations rated
'BB', but the obligor currently has the capacity to meet its financial
commitment on the obligation. Adverse business, financial, or economic
conditions will likely impair the obligor's capacity or willingness to meet its
financial commitment on the obligation.

CCC

An obligation rated 'CCC' is currently vulnerable to nonpayment and is dependent
upon favorable business, financial, and economic conditions for the obligor to
meet its financial commitment on the obligation. In the event of adverse
business, financial, or economic

A-2

conditions, the obligor is not likely to have the capacity to meet its financial
commitment on the obligation.

An obligation rated 'CC' is currently highly vulnerable to nonpayment.

The 'C' rating may be used to cover a situation where a bankruptcy petition has
been filed or similar action has been taken, but payments on this obligation are
being continued.

An obligation rated 'D' is in payment default. The 'D' rating category is used
when payments on an obligation are not made on the date due even if the
applicable grace period has not expired, unless Standard & Poor's believes that
such payments will be made during such grace period. The 'D' rating also will be
used upon the filing of a bankruptcy petition or the taking of a similar action
if payments on an obligation are jeopardized.

Plus (+) or minus (-) The ratings from 'AA' to 'CCC' may be modified by the
addition of a plus or minus sign to show relative standing within the major
rating categories.

c The 'c' subscript is used to provide additional information to investors
that the bank may terminate its obligation to purchase tendered bonds if
the long-term credit rating of the issuer is below an investment-grade
level and/or the issuer's bonds are deemed taxable.

p The letter 'p' indicates that the rating is provisional. A provisional
rating assumes the successful completion of the project financed by the
debt being rated and indicates that payment of debt service requirements is
largely or entirely dependent upon the successful, timely completion of the
project. This rating, however, while addressing credit quality subsequent
to completion of the project, makes no comment on the likelihood of or the
risk of default upon failure of such completion. The investor should
exercise his own judgment with respect to such likelihood and risk.

* Continuance of the ratings is contingent upon Standard & Poor's receipt of
an executed copy of the escrow agreement or closing documentation
confirming investments and cash flows.

r The 'r' highlights derivative, hybrid, and certain other obligations that
Standard & Poor's believes may experience high volatility or high
variability in expected returns as a result of noncredit risks. Examples of
such obligations are securities with principal or interest return indexed
to equities, commodities, or currencies; certain swaps and options; and
interest-only and principal-only mortgage securities. The absence of an 'r'
symbol should not be taken as an indication that an obligation will exhibit
no volatility or variability in total return.

N.R. Not rated.

A-3

Debt obligations of issuers outside the United States and its territories are
rated on the same basis as domestic corporate and municipal issues. The ratings
measure the creditworthiness of the obligor but do not take into account
currency exchange and related uncertainties.

Bond Investment Quality Standards Under present commercial bank regulations
issued by the Comptroller of the Currency, bonds rated in the top four
categories ('AAA', 'AA', 'A', 'BBB', commonly known as investment-grade ratings)
generally are regarded as eligible for bank investment. Also, the laws of
various states governing legal investments impose certain rating or other
standards for obligations eligible for investment by savings banks, trust
companies, insurance companies, and fiduciaries in general.

Short-Term Issue Credit Ratings

Notes

A Standard & Poor's note ratings reflects the liquidity factors and market
access risks unique to notes. Notes due in three years or less will likely
receive a note rating. Notes maturing beyond three years will most likely
receive a long-term debt rating. The following criteria will be used in making
that assessment:

. Amortization schedule -- the larger the final maturity relative to other
maturities, the more likely it will be treated as a note; and

. Source of payment -- the more dependent the issue is on the market for
its refinancing, the more likely it will be treated as a note.

Note rating symbols are as follows:

SP-1 Strong capacity to pay principal and interest. An issue determined to
possess a very strong capacity to pay debt service is given a plus (+)
designation

SP-2 Satisfactory capacity to pay principal and interest, with some
vulnerability to adverse financial and economic changes over the term of
the notes.

SP-3 Speculative capacity to pay principal and interest.

A note rating is not a recommendation to purchase, sell, or hold a security
inasmuch as it does not comment as to market price or suitability for a
particular investor. The ratings are based on current information furnished to
S&P by the issuer or obtained by S&P from other sources it considers reliable.
S&P does not perform an audit in connection with any rating and may, on
occasion, rely on unaudited financial information. The ratings may be changed,
suspended, or withdrawn as a result of changes in or unavailability of such
information or based on other circumstances.

Commercial Paper

An S&P commercial paper rating is a current assessment of the likelihood of
timely payment of debt having an original maturity of no more than 365 days.

A-4

Ratings are graded into several categories, ranging from 'A-1' for the highest
quality obligations to 'D' for the lowest. These categories are as follows:

A-1 A short-term obligation rated 'A-1' is rated in the highest category by
Standard & Poor's. The obligor's capacity to meet its financial commitment
on the obligation is strong. Within this category, certain obligations are
designated with a plus sign (+). This indicates that the obligor's capacity
to meet its financial commitment on these obligations is extremely strong.

A-2 A short-term obligation rated 'A-2' is somewhat more susceptible to the
adverse effects of changes in circumstances and economic conditions than
obligations in higher rating categories. However, the obligor's capacity to
meet its financial commitment on the obligation is satisfactory.

A-3 A short-term obligation rated 'A-3' exhibits adequate protection
parameters. However, adverse economic conditions or changing circumstances
are more likely to lead to a weakened capacity of the obligor to meet its
financial commitment on the obligation.

B A short-term obligation rated 'B' is regarded as having significant
speculative characteristics. The obligor currently has the capacity to meet
its financial commitment on the obligation; however, it faces major ongoing
uncertainties which could lead to the obligor's inadequate capacity to meet
its financial commitment on the obligation.

C A short-term obligation rated 'C' is currently vulnerable to nonpayment and
is dependent upon favorable business, financial, and economic conditions
for the obligor to meet its financial commitment on the obligation.

D A short-term obligation rated 'D' is in payment default. The 'D' rating
category is used when payments on an obligation are not made on the date
due even if the applicable grace period has not expired, unless Standard &
Poor's believes that such payments will be made during such grace period.
The 'D' rating also will be used upon the filing of a bankruptcy petition
or the taking of a similar action if payments on an obligation are
jeopardized.

A commercial rating is not a recommendation to purchase, sell, or hold a
security inasmuch as it does not comment as to market price or suitability for a
particular investor. The ratings are based on current information furnished to
S&P by the issuer or obtained by S&P from other sources it considers reliable.
S&P does not perform an audit in connection with any rating and may, on
occasion, rely on unaudited financial information. The ratings may be changed,
suspended, or withdrawn as a result of changes in or unavailability of such
information or based on other circumstances.

Moody's Investors Service, Inc. -- A brief description of the applicable
Moody's Investors Service, Inc. ("Moody's") rating symbols and their meanings
(as published by Moody's) follows:

Aaa Bonds which are rated 'Aaa' are judged to be of the best quality. They
carry the smallest degree of investment risk and are generally referred to
as "gilt edged." Interest payments

A-5

are protected by a large or by an exceptionally stable margin and
principal is secure. While the various protective elements are likely
to change, such changes as can be visualized are most unlikely to
impair the fundamentally strong position of such issues.

Aa Bonds which are rated 'Aa' are judged to be of high quality by all
standards. Together with the 'Aaa' group they comprise what are
generally known as high grade bonds. They are rated lower than the best
bonds because margins of protection may not be as large as in 'Aaa'
securities or fluctuation of protective elements may be of greater
amplitude or there may be other elements present which make the
long-term risks appear somewhat larger than in 'Aaa' securities.

A Bonds which are rated 'A' possess many favorable investment attributes
and are to be considered as upper medium grade obligations. Factors
giving security to principal and interest are considered adequate, but
elements may be present which suggest a susceptibility to impairment
sometime in the future.

Baa Bonds which are rated 'Baa' are considered as medium grade obligations,
i.e., they are neither highly protected nor poorly secured. Interest
payments and principal security appear adequate for the present but
certain protective elements may be lacking or may be characteristically
unreliable over any great length of time. Such bonds lack outstanding
investment characteristics and in fact have speculative characteristics
as well.

Ba Bonds which are rated 'Ba' are judged to have speculative elements;
their future cannot be considered as well assured. Often the protection
of interest and principal payments may be very moderate and thereby not
well safeguarded during both good and bad times over the future.
Uncertainty of position characterizes bonds in this class.

B Bonds which are rated 'B' generally lack characteristics of the
desirable investment. Assurance of interest and principal payments or
of maintenance of other terms of the contract over any long period of
time may be small.

Caa Bonds which are rated 'Caa' are of poor standing. Such issues may be in
default or there may be present elements of danger with respect to
principal or interest.

Ca Bonds which are rated 'Ca' represent obligations which are speculative
in a high degree. Such issues are often in default or have other marked
shortcomings.

C Bonds which are rated 'C' are the lowest rated class of bonds, and
issues so rated can be regarded as having extremely poor prospects of
ever attaining any real investment standing.

Issues that are secured by escrowed funds held in trust, reinvested in direct,
non-callable U.S. government obligations or non-callable obligations
unconditionally guaranteed by the U.S. Government or Resolution Funding
Corporation are identified with a # (hatchmark) symbol, e.g., #Aaa.

Con. (...): Bonds for which the security depends upon the completion of some act
or the fulfillment of some condition are rated conditionally. These
are bonds secured by

A-6

(a) earnings of projects under construction, (b) earnings of projects
unseasoned in operation experience, (c) rentals which begin when
facilities are completed, or (d) payments to which some other limiting
condition attaches. The parenthetical rating denotes probable credit
stature upon completion of construction or elimination of the basis of
the condition.

Note: Moody's applies numerical modifiers 1, 2 and 3 in each generic rating
classification from Aa through Caa. The modifier 1 indicates that the
obligation ranks in the higher end of its generic rating category; the
modifier 2 indicates a mid-range ranking; and the modifier 3 indicates
a ranking in the lower end of that generic rating category.

Short-Term Loans

MIG 1/VMIG 1 This designation denotes superior credit quality. Excellent
protection is afforded by established cash flows, highly reliable
liquidity support, or demonstrated broad-based access to the
market for refinancing.

MIG 2/VMIG 2 This designation denotes strong credit quality. Margins of
protection are ample, although not as large as in the preceding
group.

MIG 3/VMIG 3 This designation denotes acceptable credit quality. Liquidity and
cash-flow protection may be narrow, and market access for
refinancing is likely to be less well-established.

SG This designation denotes speculative-grade credit quality. Debt
instruments in this category may lack sufficient margins of
protection.

Commercial Paper

Issuers rated Prime-1 (or related supporting institutions) have a superior
ability for repayment of senior short-term debt obligations. Prime-1 repayment
ability will normally be evidenced by the following characteristics:

-- Leading market positions in well-established industries.

-- High rates of return on funds employed.

-- Conservative capitalization structures with moderate reliance on
debt and ample asset protection.

-- Broad margins in earnings coverage of fixed financial charges and
high internal cash generation.

-- Well-established access to a range of financial markets and assured
sources of alternate liquidity.

Issuers rated Prime-2 (or related supporting institutions) have a strong ability
for repayment of senior short-term debt obligations. This will normally be
evidenced by many of the

A-7

characteristics cited above but to a lesser degree. Earnings trends and coverage
ratios, while sound, will be more subject to variation. Capitalization
characteristics, while still appropriate, may be more affected by external
conditions. Ample alternate liquidity is maintained.

Issuers rated Prime-3 (or related supporting institutions) have an acceptable
ability for repayment of senior short-term debt obligations. The effect of
industry characteristics and market composition may be more pronounced.
Variability in earnings and profitability may result in changes in the level of
debt protection measurements and the requirement for relatively high financial
leverage. Adequate alternate liquidity is maintained.

Issuers rated Not Prime do not fall within any of the Prime rating categories.

Fitch IBCA, Inc. -- A brief description of the applicable Fitch IBCA, Inc.
("Fitch") ratings symbols and meanings (as published by Fitch) follows:

Long-Term Credit Ratings

Investment Grade

AAA Highest credit quality. 'AAA' ratings denote the lowest expectation of
credit risk. They are assigned only in case of exceptionally strong
capacity for timely payment of financial commitments. This capacity is
highly unlikely to be adversely affected by foreseeable events.

AA Very high credit quality. 'AA' ratings denote a very low expectation of
credit risk. They indicate very strong capacity for timely payment of
financial commitments. This capacity is not significantly vulnerable to
foreseeable events.

A High credit quality. 'A' ratings denote a low expectation of credit
risk. The capacity for timely payment of financial commitments is
considered strong. This capacity may, nevertheless, be more vulnerable
to changes in circumstances or in economic conditions than is the case
for higher ratings.

BBB Good credit quality. 'BBB' ratings indicate that there is currently a
low expectation of credit risk. The capacity for timely payment of
financial commitments is considered adequate, but adverse changes in
circumstances and in economic conditions are more likely to impair this
capacity. This is the lowest investment-grade category.

Speculative Grade

BB Speculative. 'BB' ratings indicate that there is a possibility of
credit risk developing, particularly as the result of adverse economic
change over time; however, business or financial alternatives may be
available to allow financial commitments to be met. Securities rated in
this category are not investment grade.

B Highly speculative. 'B' ratings indicate that significant credit
risk is present, but a limited margin of safety remains. Financial
commitments are currently being met;

A-8

however, capacity for continued payment is contingent upon a sustained,
favorable business and economic environment.

CCC, CC, C High default risk. Default is a real possibility. Capacity for
meeting financial commitments is solely reliant upon sustained, favorable
business or economic developments. A 'CC' rating indicates that default of
some kind appears probable. 'C' ratings signal imminent default.

DDD, DD, and D Default. The ratings of obligations in this category are based on
their prospects for achieving partial or full recovery in a reorganization
or liquidation of the obligor. While expected recovery values are highly
speculative and cannot be estimated with any precision, the following serve
as general guidelines. 'DDD' obligations have the highest potential for
recovery, around 90%-100% of outstanding amounts and accrued interest. 'DD'
indicates potential recoveries in the range of 50%-90%, and 'D' the lowest
recovery potential, i.e., below 50%. Entities rated in this category have
defaulted on some or all of their obligations. Entities rated 'DDD' have
the highest prospect for resumption of performance or continued operation
with or without a formal reorganization process. Entities rated 'DD' and
'D' are generally undergoing a formal reorganization or liquidation
process; those rated 'DD' are likely to satisfy a higher portion of their
outstanding obligations, while entities rated 'D' have a poor prospect for
repaying all obligations.

Short-Term Credit Ratings

A short-term rating has a time horizon of less than 12 months for most
obligations, or up to three years for U.S. public finance securities, and thus
places greater emphasis on the liquidity necessary to meet financial commitments
in a timely manner.

F1 Highest credit quality. Indicates the strongest capacity for timely payment
of financial commitments; may have an added "+" to denote any exceptionally
strong credit feature.

F2 Good credit quality. A satisfactory capacity for timely payment of
financial commitments, but the margin of safety is not as great as in the
case of the higher ratings.

F3 Fair credit quality. The capacity for timely payment of financial
commitments is adequate; however, near-term adverse changes could result in
a reduction to non-investment grade.

B Speculative. Minimal capacity for timely payment of financial commitments,
plus vulnerability to near-term adverse changes in financial and economic
conditions.

C High default risk. Default is a real possibility. Capacity for meeting
financial commitments is solely reliant upon a sustained, favorable
business and economic environment.

D Default. Denotes actual or imminent payment default.

A-9

Notes:

"+" or "-" may be appended to a rating to denote relative status within major
rating categories. Such suffixes are not added to the 'AAA' long-term rating
category, to categories below 'CCC,' or to short-term ratings other than 'F1.'

'NR' indicates that Fitch does not rate the issuer or issue in question.

'Withdrawn': A rating is withdrawn when Fitch deems the amount of information
available to be inadequate for rating purposes, or when an obligation matures,
is called, or refinanced.

Rating Watch: Ratings are placed on Rating Watch to notify investors that there
is a reasonable probability of a rating change and the likely direction of such
change. These are designated as "Positive", indicating a potential upgrade,
"Negative," for a potential downgrade, or "Evolving," if ratings may be raised,
lowered or maintained. Rating Watch is typically resolved over a relatively
short period.

A Rating Outlook indicates the direction a rating is likely to move over a one
to two year period. Outlooks may be positive, stable, or negative. A positive or
negative Rating Outlook does not imply a rating change is inevitable. Similarly,
companies whose outlooks are 'stable' could be downgraded before an outlook
moves to positive or negative if circumstances warrant such an action.
Occasionally, Fitch may be unable to identify the fundamental trend. In these
cases, the Rating Outlook may be described as evolving.

A-10

APPENDIX B

Performance Related and Comparative Information

Past performance is not indicative of future results. At the time Common
Shareholders sell their shares, they may be worth more or less than their
original investment.

The Fund will be sub-advised by Security Capital, which is a leading
international real-estate operating and investment management company dedicated
exclusively to the real estate industry. Security Capital's managed account and
mutual fund assets under management have grown by more than 60% per year from
January 1996 through September 2001. Security Capital's portfolio management
committee consists of four senior professionals with 70 years of cumulative real
estate experience. They are supported by 13 research analysts. They use a bottom
up approach to identify REITs that they believe have:

o Stable cash flows with the potential for growth

o Favorable business and location dynamics

o Geographic diversification

o Commercial use diversification

Many investors have found exchange-traded closed-end funds to be a
versatile addition to their overall portfolios.

Features of exchange-traded closed-end funds include:

o Monthly dividends

o Enhanced income potential through leverage

o Automatic dividend reinvestment

o Exchange-listing

o Widespread price visibility

o Intra-day liquidity

o Professional management

o Low minimum investment

REITs Historically Have Shown a Low Correlation with Other Asset Classes

The chart below shows that the historical correlation of REITs with other
types of investments has been relatively low.

[BAR CHART APPEARS HERE]

REITs 1
DJ Utility Index 0.3
20-yr. Gov't Bonds 0.16
International Stocks 0.22
Nasdaq Composite Index 0.16

Correlation coefficients are based on monthly return data from September
1991 through September 2001. Past performance is no guarantee of future results.

REITS are represented by the National Association of Real Estate Investment
Trusts (NAREIT) Equity REIT Index, an unmanaged index of publicly-traded U.S.
tax-qualified REITs that have 75% or more of their invested book assets invested
in the equity ownership of real estate. DJ Utility Index is a price-weighted
average of 15 utility companies that are listed on the New York Stock Exchange
and are involved in the production of electrical energy. Bonds are represented
by the then-current U.S. Government Bond with a term of approximately 20 years.
International Stocks are represented by the MSCI EAFE Index (Morgan Stanley
Capital International Europe, Australasia, Far East), which is a market
value-weighted average of more than 900 securities listed on the stock exchanges
of countries in Europe, Australasia and the Far East. Nasdaq Composite Index is
a broad based capitalization weighted index of all NASDAQ national market and
small-cap stocks. It is not possible to invest directly in one of these indexes.

B-1

Over the past 29 years, portfolios combining stocks, bonds, T-bills and
real estate investments produced greater returns with less risk than a portfolio
without a real estate component. The chart below shows the risk and return
histories for portfolios with different asset allocations.

Adding REITs Historically Has Reduced Risk and Increased Return

[CHART APPEARS HERE]

Stocks and Bonds With 10% REITs With 20% REITs
---------------- -------------- --------------
Cash 10% REITs 10% REITs 20%
Bonds 40% Cash 10% Cash 10%
Stocks 50% Bonds 35% Bonds 30%
Stocks 45% Stocks 40%

Risk 9.87% 9.57% 9.43%
Return 10.63% 10.85% 11.07%

Based on average annual returns and the monthly standard deviation of
returns from January 1, 1972 (the inception of the NAREIT Equity REIT Index)
through September 30, 2001. Stocks are represented by the S&P 500, an unmanaged
index of 500 large capitalization, publicly-traded stocks representing various
industries. Bonds are represented by the then-current 20-year U.S. Government
Bond. Cash is represented by the then-current U.S. 30-Day Treasury Bill. REITs
are represented by the NAREIT Equity REIT Index, an unmanaged index of
publicly-traded U.S. tax-qualified REITs that have 75% or more of their invested
book assets invested in the equity ownership of real estate. The Fund will
invest a portion of its assets in REIT securities other than equity REITs.
Standard deviation (the risk measure) is a commonly used statistical measure of
the historical range of a portfolio's returns. It is not possible to invest in
an index. Past performance is no guarantee of future results.

The chart below shows the historical dividend growth of equity REITs vs.
the Consumer Price Index.

REIT Dividends Historically Have Grown Faster Than Inflation

[BAR CHART APPEARS HERE]

REIT Dividend Growth in Inflation
Per Share
Growth
1991 0.0262 0.0306
1992 0.0541 0.029
1993 0.0702 0.0275
1994 0.0598 0.0267
1995 0.0676 0.0254
1996 0.0488 0.0332
1997 0.0739 0.017
1998 0.0797 0.0161
1999 0.0765 0.0268
2000 0.0662 0.0339

The chart shows the annual year-over-year growth of REIT dividends and the
actual increase in the Consumer Price Index. REITs are represented by NAREIT
Equity REIT Index, an unmanaged index of publicly-traded U.S. tax-qualified
REITs that have 75% or more of their invested book assets invested in the equity
ownership of real estate. The dividend growth shown is not necessarily
indicative of expected Fund performance. Past performance is no guarantee
of future results.

B-2

As of September 30, 2001, REIT investments offered attractive yields when
compared with alternative income investments.

[BAR CHART APPEARS HERE]

Current Yield
NAREIT Equity REIT Index 7.43%
Corporate Bond Index 6.09%
30-yr T-Bonds 5.42%
90-day T-bills 2.86%

Source: NAREIT, Bloomberg and Lehman Brothers

All yields shown are as of September 30, 2001. The NAREIT Equity REIT Index
is an unmanaged index of publicly-traded U.S. tax-qualified REITs that have 75%
or more of their invested book assets invested in the equity ownership of real
estate. Corporate bonds are represented by the Lehman Brothers U.S. Credit
Index, which includes all publicly-issued, fixed-rate, non-convertible,
investment-grade, dollar-denominated SEC-registered corporate debt having at
least one year to maturity and an outstanding par value of at least $100
million. 30-yr. U.S. Treasury bonds and 90 day U.S. Treasury bills are
represented by the respective on-the-run securities for September 30, 2001. U.S.
Treasury bonds and bills are backed by the full faith and credit of the U.S.
government. You cannot invest directly in the NAREIT Equity REIT Index or the
Lehman Brothers U.S. Credit Index. The Nuveen Real Estate Income Fund differ in
several significant respects from the NAREIT Equity REIT Index. The Nuveen Fund
expects to employ leverage, although there is no assurance leverage will be
employed. Unlike an index, the Nuveen Fund will charge management fees and
expenses. None of the yields shown here are intended to be predictive of the
yield of the Nuveen Real Estate Income Fund. Past performance does not guarantee
future results.

Historically, the long-term returns of real estate investments have been
generally attractive. The chart below shows the average annual total returns for
REITs over the past 1, 5, 10 and 20 year periods.

[BAR CHART APPEARS HERE]

REITS Have Shown Relatively Stable Total Returns
(for periods ended 9/30/01)

Average Annual
Total Return
1-year 12.56%
5-year 9.05%
10-year 11.67%
20-year 13.03%

Returns are historical and include changes in share price, and annual
reinvestment of dividends and capital gains for the respective time periods
ended September 30, 2001. REITS are represented by the National Association of
Real Estate Investment Trusts (NAREIT) Equity REIT Index, an unmanaged index of
publicly-traded U.S. tax-qualified REITs that have 75% or more of their invested
book assets invested in the equity ownership of real estate. This is not the
Fund's performance and the Fund will not seek to replicate any index. You cannot
invest directly in the index. There is no guarantee the Fund performance will
equal or exceed Equity REIT Index performance.

Historically, real estate investments have provided some protection during
periods of down equity markets. The chart below shows the performance of REITs
versus the S&P 500 during the S&P 500's up and down quarters from 1/1/72 through
9/30/01.

[BAR CHART APPEARS HERE]

Real Estate Often Performs Better in
Down Markets 1/1/72 -- 9/30/01

Up Markets Down Markets
REITs 5.48% -1.96%
S&P 500 7.33% -6.31%

Based on data from 1/1/72 through 9/30/01. "Up Markets" were defined by
quarters when the S&P 500 return was positive. "Down Markets" were defined by
quarters when the S&P 500 return was negative. There were 83 Up Markets and 30
Down Markets over this period. Stocks are represented by the S&P 500, an
unmanaged index of 500 large capitalization, publicly-traded stocks representing
various industries. REITS are represented by the National Association of Real
Estate Investment Trusts (NAREIT) Equity REIT Index, an unmanaged index of
publicly-traded U.S. tax-qualified REITs that have 75% or more of their invested
book assets invested in the equity ownership of real estate. This is not the
Fund's performance and the Fund will not seek to replicate any index. You cannot
invest directly in the index. There is no guarantee the Fund performance will
equal or exceed Equity REIT Index performance.

B-3

Nuveen Real Estate Income Fund 24,700,000 Shares

-----------------------------------------------

STATEMENT OF ADDITIONAL INFORMATION

-----------------------------------------------

November 15, 2001