UNITED STATES
SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported):

January 25, 2010

SL GREEN REALTY CORP.

(EXACT NAME OF REGISTRANT AS SPECIFIED IN ITS CHARTER)

MARYLAND

(STATE OF INCORPORATION)

(ADDRESS OF PRINCIPAL EXECUTIVE OFFICES)

(212) 594-2700

(REGISTRANT’S TELEPHONE NUMBER, INCLUDING AREA CODE)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

o Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

o Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

o Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

o Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Item 2.02.              Results of Operations and Financial Condition

Following the issuance of a press release on January 25, 2010 announcing the Company’s results for the fourth quarter and full year ended December 31, 2009, the Company intends to make available supplemental information regarding the Company’s operations that is too voluminous for a press release.  The Company is attaching the press release as Exhibit 99.1 and the supplemental package as Exhibit 99.2 to this Current Report on Form 8-K.

The information (including exhibits 99.1 and 99.2) being furnished pursuant to this “Item 2.02 Results of Operations and Financial Condition” shall not be deemed to be “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or the Exchange Act, or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act of 1933, as amended, or the Securities Act, or the Exchange Act regardless of any general incorporation language in such filing.

Item 7.01.              Regulation FD Disclosure

As discussed in Item 2.02 above, on January 25, 2010, the Company issued a press release announcing its results for the fourth quarter and full year ended December 31, 2009.

The information being furnished pursuant to this “Item 7.01 Regulation FD Disclosure” shall not be deemed to be “filed” for the purposes of Section 18 of the Exchange Act or otherwise subject to the liabilities of that section and shall not be deemed to be incorporated by reference into any filing under the Securities Act or the Exchange Act regardless of any general incorporation language in such filing.  This information will not be deemed an admission as to the materiality of such information that is required to be disclosed solely by Regulation FD.

Item 9.01.              Financial Statements and Exhibits

(d)           Exhibits

99.1         Press Release regarding fourth quarter and full year 2009 earnings.

99.2         Supplemental package.

NON-GAAP Supplemental Financial Measures

Funds from Operations (FFO)

FFO is a widely recognized measure of REIT performance.  We compute FFO in accordance with standards established by the National Association of Real Estate Investment Trusts, or NAREIT, which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than we do.  The revised White Paper on FFO approved by the Board of Governors of NAREIT in April 2002 defines FFO as net income (loss) (computed in accordance with GAAP), excluding gains (or losses) from debt restructuring and sales of properties, plus real estate related depreciation and amortization and after adjustments for unconsolidated partnerships and joint ventures.  We present FFO because we consider it an important supplemental measure of our operating performance and believe that it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITS, particularly those that own and operate commercial office properties.  We also use FFO as one of several criteria to determine performance-based bonuses for members of our senior management.  FFO is intended to exclude GAAP historical cost depreciation and amortization of real estate and related assets, which assumes that the value of real estate assets diminishes ratably over time.  Historically, however, real estate values have risen or fallen with market conditions.  Because FFO excludes depreciation and amortization unique to real estate, gains and losses from property dispositions and extraordinary items, it provides a performance measure that, when compared year over year,

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reflects the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs, providing perspective not immediately apparent from net income.  FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of our financial performance or to cash flow from operating activities (determined in accordance with GAAP) as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to make cash distributions.

Funds Available for Distribution (FAD)

FAD is a non-GAAP financial measure that is not intended to represent cash flow for the period and is not indicative of cash flow provided by operating activities as determined in accordance with GAAP.  FAD is presented solely as a supplemental disclosure with respect to liquidity because the Company believes it provides useful information regarding the Company’s ability to fund its dividends.  Because all companies do not calculate FAD the same way, the presentation of FAD may not be comparable to similarly titled measures of other companies.   FAD does not represent cash flow from operating, investing and finance activities in accordance with GAAP and should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of our financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of our liquidity.

Earnings Before Interest, Taxes, Depreciation and Amortization (EBITDA)

The Company presents earnings before interest, taxes, depreciation and amortization (EBITDA) because the Company believes that EBITDA, along with cash flow from operating activities, investing activities and financing activities, provides investors with an additional indicator of the Company’s ability to incur and service debt.  EBITDA should not be considered as an alternative to net income (determined in accordance with GAAP), as an indication of our financial performance, as an alternative to net cash flows from operating activities (determined in accordance with GAAP), or as a measure of our liquidity. Adjusted earnings before interest, taxes, depreciation and amortization (Adjusted EBITDA) is calculated by adding income taxes, loan loss reserves and our share of joint venture depreciation and amortization to EBITDA.

Same-Store Net Operating Income

The Company presents same-store net operating income on a cash and GAAP basis because the Company believes that it provides investors with useful information regarding the operating performance of properties that are comparable for the periods presented.  For properties owned since January 1, 2008 and still owned at the end of the current quarter, the Company determines GAAP net operating income by subtracting property operating expenses and ground rent from recurring rental and tenant reimbursement revenues. Cash net operating income (Cash NOI) is derived by deducting straight line and free rent from, and adding tenant credit loss allowance to, GAAP net operating income. Same-store net operating income is not an alternative to net income (determined in accordance with GAAP) and same-store performance should not be considered an alternative to GAAP net income performance.

Debt to Market Capitalization Ratio

The Company presents the ratio of debt to market capitalization as a measure of the Company’s leverage position relative to the Company’s estimated market value.  The Company’s estimated market value is based upon the quarter-end trading price of the Company’s common stock multiplied by all common shares and operating partnership units outstanding plus the face value of the Company’s preferred equity. This ratio is presented on a consolidated basis and a combined basis.  The combined debt to market capitalization includes the Company’s pro-rata share of off-balance sheet (unconsolidated) joint venture debt.  The Company believes this ratio may provide investors with another measure of the Company’s current leverage position.  The debt to market capitalization ratio should be used as one measure of the Company’s leverage position, and this measure is commonly used in the REIT sector; however, this may not be comparable to other REITs that do not compute in the same manner.  The debt to market capitalization ratio does not represent the Company’s borrowing capacity and should not be considered an alternative measure to the Company’s current lending arrangements.

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Coverage Ratios

The Company presents fixed charge and interest coverage ratios to provide a measure of the Company’s financial flexibility to service current debt amortization, interest expense and ground rent from current cash net operating income.  These coverage ratios are provided on both a consolidated and combined basis.  The combined coverage ratios include the Company’s pro-rata share of off-balance sheet (unconsolidated) joint venture fixed charges and cash net operating income.  These coverage ratios represent a common measure of the Company’s ability to service fixed cash payments; however, these ratios are not used as an alternative to cash flow from operating, financing and investing activities (determined in accordance with GAAP).

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

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Exhibit 99.1

FOR IMMEDIATE RELEASE

CONTACT

Gregory F. Hughes

Chief Operating Officer and

Chief Financial Officer

-Or-

Heidi Gillette

Investor Relations

(212) 594-2700

SL GREEN REALTY CORP. REPORTS

FOURTH QUARTER AND FULL YEAR 2009 FFO

OF $0.87 AND $4.43 PER SHARE AND

EPS OF $(0.07) AND $0.54 PER SHARE

Highlights

·                  Fourth quarter FFO totaled $0.87 per share (diluted) compared to $1.03 per share (diluted) for the fourth quarter of 2008.

·                  Net loss for the fourth quarter of 2009 totaled $0.07 per share (diluted) compared to net income of $1.34 per share (diluted) in the same period in the prior year.  The fourth quarter of 2009 includes a net loss of $0.35 per share resulting primarily from non-cash reserves on structured finance and other investments offset by gains from the early extinguishment of debt.  The fourth quarter of 2008 includes $1.13 per share relating to gains on the sale of real estate and from the early extinguishment of debt offset by reserves taken against the Company’s investment in Gramercy Capital Corp. (NYSE: GKK), or Gramercy, and other structured finance investments.

·                  Recognized combined same-store GAAP NOI growth of 4.2% for the fourth quarter, including 2.4% from the consolidated same-store properties and 8.9% from the unconsolidated joint venture same-store properties.  For the full year of 2009, combined same-store GAAP NOI growth was 3.7%, including 3.1% from the consolidated same-store properties and 5.3% from the unconsolidated joint venture same-store properties.

·                  Signed 24 Manhattan office leases totaling 423,850 square feet with average starting rents of $33.05 per rentable square foot during the fourth quarter.  Average Manhattan office starting rents increased by 2.4% on these leases over previously fully escalated rents.  Excluding the 227,782 square foot early renewal of BMW of Manhattan, Inc. at 555 West 57th Street, starting rents would have averaged $43.97 per rentable square foot.

·                  Signed 29 Suburban office leases totaling 345,999 square feet with average starting rents of $28.89 per rentable square foot during the fourth quarter.

·                  Ended the year with Manhattan occupancy rate of 95.0%.

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·                  The Company acquired the first mortgage loan with a $187.8 million outstanding balance secured by the property at 510 Madison Ave, New York, NY from The Union Labor Life Insurance Company.

·                  Completed the foreclosure of 100 Church Street, consolidated 100% of the ownership and extended the existing $139.7 million financing on the property for a new four year term.

·                  Completed the first perpetual preferred issuance by a REIT since June 2008 with an underwritten public offering of 5,400,000 shares of the Company’s 7.625% Series C Cumulative Redeemable Preferred Stock.  The shares were priced at $23.53 per share including accrued dividends equating to a yield of 8.101% and generated net offering proceeds of approximately $122.6 million.

·                  The joint venture between SL Green and SITQ closed on a five-year $475.0 million refinancing of 1515 Broadway provided by a syndicate led by the Bank of China and which included DekaBank and LandesBank Baden-Wurtemberg. The new floating rate mortgage carries a rate of 250 basis points over the 30-day LIBOR.

·                  Repurchased approximately $21.9 million of the Company’s unsecured notes and exchangeable bonds since October 1, 2009, realizing gains on early extinguishment of debt aggregating approximately $0.6 million.  Since October 2008, the Company has repurchased approximately $779.2 million of its debt for approximately $577.3 million, which resulted in gains on early extinguishment of approximately $156.3 million.

Summary

New York, NY, January 25, 2010 — SL Green Realty Corp. (NYSE:  SLG) today reported funds from operations, or FFO, of $69.1 million, or $0.87 per share (diluted), for the quarter ended December 31, 2009, an increase of 12.4% compared to $61.5 million, or $1.03 per share (diluted), for the same quarter in 2008.

Net loss attributable to common stockholders totaled $5.1 million, or $0.07 per share (diluted), for the quarter ended December 31, 2009, compared to net income of $76.6 million, or $1.34 per share (diluted), for the same quarter in 2008.

Operating and Leasing Activity

For the fourth quarter of 2009, the Company reported revenues and EBITDA of $246.6 million and $120.9 million, respectively, compared to $269.0 million and $123.8 million in the same period in 2008.

Same-store GAAP NOI on a combined basis increased by 4.2% for the fourth quarter when compared to the same quarter in 2008, with the consolidated properties increasing 2.4% to $130.0 million and the unconsolidated joint venture properties increasing 8.9% to $53.7 million.  For the full year of 2009, combined same-store GAAP NOI growth was 3.7%, including 3.1% from the consolidated same-store properties and 5.3% from the unconsolidated joint venture same-store properties.

Occupancy for the Manhattan portfolio at December 31, 2009 was 95.0%.  During the quarter, the Company signed or commenced 34 leases in the Manhattan portfolio totaling 428,593 square feet, of which 24 leases and 423,850 square feet represented office leases.

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Average starting Manhattan office rents of $33.05 per rentable square foot on the 423,850 square feet of office leases signed or commenced during the fourth quarter represented a 2.4% increase over the previously fully escalated rents.  Excluding the 227,782 square foot early renewal of BMW of Manhattan, Inc. at 555 West 57th Street, starting rents would have averaged $43.97 per rentable square foot.  The average lease term was 8.4 years and average tenant concessions were 1.7 months of free rent with a tenant improvement allowance of $14.36 per rentable square foot.

Average starting Suburban office rents of $28.89 per rentable square foot for the fourth quarter represented a 2.8% decrease over the previously fully escalated rents.  Occupancy for the Suburban portfolio was 88.7% at December 31, 2009.  During the quarter, the Company signed 31 leases in the Suburban portfolio totaling 346,443 square feet, of which 29 leases and 345,992 square feet represented office leases.

During the quarter, the Company had solid leasing activity at 711 Third Avenue, 555 West 57th Street, 1221 Avenue of the Americas and 28 West 44th Street all in New York City, and 100 and 500 Summit Lake Drive and 1 & 2 Jericho Plaza in the suburbs.

Leases which were signed or commenced during the fourth quarter included:

·                  Early renewal with BMW of Manhattan, Inc. for approximately 227,782 square feet at 555 West 57th Street.

·                  Early renewal with Signature Styles, LLC for approximately 45,575 square feet at 711 Third Avenue.

·                  New lease with Rockefeller Group Business Centers, Inc. for approximately 21,683 square feet at 1221 Avenue of the Americas.

·                  Early renewal with Verizon New York, Inc. for approximately 117,158 square feet at 500 Summit Lake Drive, Westchester.

·                  New lease with Con Ed Solutions for approximately 52,366 square feet at 100 Summit Lake Drive, Westchester.

·                  Early renewal with Traveler’s Indemnity for approximately 28,174 square feet at 1 & 2 Jericho Plaza, Long Island.

Marketing, general and administrative, or MG&A, expenses for the quarter ended December 31, 2009 were approximately $19.3 million, a decrease of $14.5 million (approximately 43%) from the $33.8 million for the same quarter ended December 31, 2008.

Real Estate Investment Activity

The Company became the sole owner of 100 Church Street, NY, NY, a 1.05 million-square-foot office tower located in downtown Manhattan, following the successful foreclosure of the senior mezzanine loan at the property in January 2010.  The Company’s initial investment totaled $40.9 million which was comprised of a 50% interest in the senior mezzanine loan and two other mezzanine loans at 100 Church Street, which it acquired from Gramercy in the summer of 2007. As part of a consensual arrangement reached with the then-current owners in August 2009, SL Green, on behalf of the mezzanine lender, obtained management and leasing control of the property.  At closing of the foreclosure, the Company funded additional capital into the project as part of its agreement with Wachovia Bank, N.A. to extend and restructure the existing financing for a new four year term. Gramercy declined to fund its share of this capital and

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instead entered into a transaction whereby it transferred its interests in the investment to SL Green at closing, subject to certain future contingent payments.

Financing and Capital Activity

In January, 2010, the Company priced an underwritten public offering of 5,400,000 shares of its 7.625% Series C Cumulative Redeemable Preferred Stock.  Upon completion of this offering, the Company will have 11,700,000 shares of 7.625% Series C Cumulative Redeemable Preferred Stock outstanding.  The shares of Series C preferred stock have a liquidation preference of $25.00 per share and are redeemable at par, plus accrued and unpaid dividends, at any time at the option of the Company. The shares were priced at $23.53 per share including accrued dividends equating to a yield of 8.101%.  The Company intends to use the estimated net offering proceeds of $122.6 million for general corporate and/or working capital purposes, which may include investment opportunities, purchases of the indebtedness of its subsidiaries in the open market from time to time and the repayment of indebtedness at the applicable maturity or put date.

In December, 2009, the joint venture between SL Green and SITQ closed on a five-year $475.0 million refinancing of 1515 Broadway provided by a syndicate led by the Bank of China and which included DekaBank and LandesBank Baden-Wurtemberg. The new floating rate mortgage carries a rate of 250 basis points over the 30-day LIBOR.  In connection with the refinancing the joint venture de-levered the asset, replacing the former $625.0 million mortgage that was due to mature in November 2010.

The Company repurchased approximately $21.9 million of its exchangeable bonds since October 1, 2009, realizing gains on early extinguishment of debt aggregating approximately $0.6 million.

Structured Finance Activity

The Company’s structured finance investments totaled approximately $784.6 million at December 31, 2009 (excluding approximately $1.0 million of structured finance investments which were classified as held for sale at December 31, 2009), an increase of approximately $104.8 million from the balance at December 31, 2008.  In December, 2009, the Company acquired the first mortgage loan with a $187.8 million outstanding balance secured by the property at 510 Madison Ave, New York, NY from The Union Labor Life Insurance Company.  Also during the fourth quarter, the Company recorded approximately $26.8 million in additional reserves against its structured finance and other investments.  The structured finance investments currently have a weighted average maturity of 2.9 years and had a weighted average yield for the quarter ended December 31, 2009 of 10.3%, exclusive of loans totaling $109.2 million which are on non-accrual status.

Dividends

During the fourth quarter of 2009, the Company declared quarterly dividends on its outstanding common and preferred stock as follows:

·                  $0.10 per share of common stock. Dividends were paid on January 15, 2010 to stockholders of record on the close of business on December 31, 2009.

·                  $0.4766 and $0.4922 per share on the Company’s Series C and D Preferred Stock, respectively, for the period October 15, 2009 through and including January 14,

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2010.  Dividends were paid on January 15, 2010 to stockholders of record on the close of business on December 31, 2009, and reflect regular quarterly dividends, which are the equivalent of annualized dividend of $1.90625 and $1.96875, respectively.

Conference Call and Audio Webcast

The Company’s executive management team, led by Marc Holliday, Chief Executive Officer, will host a conference call and audio webcast on Tuesday, January 26, 2010 at 2:00 pm ET to discuss the financial results. The Supplemental Package will be available prior to the quarterly conference call on the Company’s website, www.slgreen.com, under “financial reports” in the investors section.

The live conference will be webcast in listen-only mode on the Company’s website under “event calendar & webcasts” in the investors section and on Thomson’s StreetEvents Network. The conference may also be accessed by dialing 866.202.0886 Domestic or 617.213.8841 International, using pass-code “SL Green.”

A replay of the call will be available through February 2, 2010 by dialing 888.286.8010 Domestic or 617.801.6888 International, using pass-code 91181326.

Supplemental Information

The Supplemental Package outlining the Company’s fourth quarter 2009 financial results will be available prior to the quarterly conference call on the Company’s website.

Company Profile

SL Green Realty Corp. is a self-administered and self-managed real estate investment trust, or REIT, that predominantly acquires, owns, repositions and manages Manhattan office properties. The Company is the only publicly held REIT that specializes in this niche. As of December 31, 2009, the Company owned interests in 29 New York City office properties totaling approximately 23,211,200 square feet, making it New York’s largest office landlord. In addition, at December 31, 2009, SL Green held investment interests in, among other things, eight retail properties encompassing approximately 374,812 square feet, three development properties encompassing approximately 399,800 square feet and two land interests, along with ownership interests in 31 suburban assets totaling 6,804,700 square feet in Brooklyn, Queens, Long Island, Westchester County, Connecticut and New Jersey.

To be added to the Company’s distribution list or to obtain the latest news releases and other Company information, please visit our website at www.slgreen.com or contact Investor Relations at 212-216-1601.

Disclaimers

Non-GAAP Financial Measures

During the quarterly conference call, the Company may discuss non-GAAP financial measures as defined by SEC Regulation G. In addition, the Company has used non-GAAP financial measures in this press release. A reconciliation of each non-GAAP financial measure and the comparable GAAP financial measure can be found on page 9 of this release and in the Company’s Supplemental Package.

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Forward-looking Statement

This press release includes certain statements that may be deemed to be “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof.  All statements, other than statements of historical facts, included in this press release that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, including such matters as future capital expenditures, dividends and acquisitions (including the amount and nature thereof), development trends of the real estate industry and the Manhattan, Brooklyn, Queens, Westchester County, Connecticut, Long Island and New Jersey office markets, business strategies, expansion and growth of our operations and other similar matters, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate.

Forward-looking statements are not guarantees of future performance and actual results or developments may materially differ, and we caution you not to place undue reliance on such statements.  Forward-looking statements are generally identifiable by the use of the words “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend,” “project,” “continue,” or the negative of these words, or other similar words or terms.

Forward-looking statements contained in this press release are subject to a number of risks and uncertainties which may cause our actual results, performance or achievements to be materially different from future results, performance or achievements expressed or implied by forward-looking statements made by us.  These risks and uncertainties include the effect of the credit crisis on general economic, business and financial conditions, and on the New York Metro real estate market in particular; dependence upon certain geographic markets; risks of real estate acquisitions, dispositions and developments, including the cost of construction delays and cost overruns; risks relating to structured finance investments; availability and creditworthiness of prospective tenants and borrowers; bankruptcy or insolvency of a major tenant or a significant number of smaller tenants; adverse changes in the real estate markets, including reduced demand for office space, increasing vacancy, and increasing availability of sublease space; availability of capital (debt and equity); unanticipated increases in financing and other costs, including a rise in interest rates; our ability to comply with financial covenants in our debt instruments; our ability to maintain our status as a REIT; risks of investing through joint venture structures, including the fulfillment by our partners of their financial obligations; the continuing threat of terrorist attacks, in particular in the New York Metro area and on our tenants; our ability to obtain adequate insurance coverage at a reasonable cost and the potential for losses in excess of our insurance coverage, including as a result of environmental contamination; and legislative, regulatory and/or safety requirements adversely affecting REITs and the real estate business, including costs of compliance with the Americans with Disabilities Act, the Fair Housing Act and other similar laws and regulations.

Other factors and risks to our business, many of which are beyond our control, are described in our filings with the Securities and Exchange Commission.  We undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.

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SL GREEN REALTY CORP.

STATEMENTS OF OPERATIONS-UNAUDITED

(Amounts in thousands, except per share data)

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SL GREEN REALTY CORP.

CONDENSED CONSOLIDATED BALANCE SHEETS

(Amounts in thousands, except per share data)

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SL GREEN REALTY CORP.

RECONCILIATION OF NON-GAAP FINANCIAL MEASURES

(Amounts in thousands, except per share data)

SL GREEN REALTY CORP.

SELECTED OPERATING DATA-UNAUDITED

(1)  Includes wholly owned and joint venture properties.

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Exhibit 99.2

SL Green Realty Corp.

Fourth Quarter

Supplemental Data

December 31, 2009

SL Green Realty Corp. is a fully integrated, self-administered and self-managed Real Estate Investment Trust, or REIT, that primarily acquires, owns, manages, leases and repositions office properties in emerging, high-growth submarkets of Manhattan.

·                  SL Green’s common stock is listed on the New York Stock Exchange, and trades under the symbol SLG.

·                  SL Green maintains an internet site at www.slgreen.com at which most key investor relations data pertaining to dividend declaration, payout, current and historic share price, etc. can be found.  Such information is not incorporated into this supplemental financial package.  This supplemental financial package is available through the Company’s internet site.

·                  This data is furnished to supplement audited and unaudited regulatory filings of the Company and should be read in conjunction with those filings.  The financial data herein is unaudited and is provided from the perspective of timeliness to assist readers of quarterly and annual financial filings.  As such, data otherwise contained in future regulatory filings covering the same period may restate the data presented herein.

Questions pertaining to the information contained herein should be referred to Investor Relations at investor.relations@slgreen.com or at 212-216-1601.

Forward-looking Statement

This report includes certain statements that may be deemed to be “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995 and are intended to be covered by the safe harbor provisions thereof.  All statements, other than statements of historical facts, included in this press release that address activities, events or developments that we expect, believe or anticipate will or may occur in the future, including such matters as future capital expenditures, dividends and acquisitions (including the amount and nature thereof), development trends of the real estate industry and the Manhattan, Brooklyn, Queens, Westchester County, Connecticut, Long Island and New Jersey office markets, business strategies, expansion and growth of our operations and other similar matters, are forward-looking statements. These forward-looking statements are based on certain assumptions and analyses made by us in light of our experience and our perception of historical trends, current conditions, expected future developments and other factors we believe are appropriate.

Forward-looking statements are not guarantees of future performance and actual results or developments may materially differ, and we caution you not to place undue reliance on such statements.  Forward-looking statements are generally identifiable by the use of the words “may,” “will,” “should,” “expect,” “anticipate,” “estimate,” “believe,” “intend,” “project,” “continue,” or the negative of these words, or other similar words or terms.

Forward-looking statements contained in this report are subject to a number of risks and uncertainties which may cause our actual results, performance or achievements to be materially different from future results, performance or

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achievements expressed or implied by forward-looking statements made by us.  These risks and uncertainties include the effect of the credit crisis on general economic, business and financial conditions, and on the New York Metro real estate market in particular; dependence upon certain geographic markets; risks of real estate acquisitions, dispositions and developments, including the cost of construction delays and cost overruns; risks relating to structured finance investments; availability and creditworthiness of prospective tenants and borrowers; bankruptcy or insolvency of a major tenant or a significant number of smaller tenants; adverse changes in the real estate markets, including reduced demand for office space, increasing vacancy, and increasing availability of sublease space; availability of capital (debt and equity); unanticipated increases in financing and other costs, including a rise in interest rates; our ability to comply with financial covenants in our debt instruments; our ability to maintain our status as a REIT; risks of investing through joint venture structures, including the fulfillment by our partners of their financial obligations; the continuing threat of terrorist attacks, in particular in the New York Metro area and on our tenants; our ability to obtain adequate insurance coverage at a reasonable cost and the potential for losses in excess of our insurance coverage, including as a result of environmental contamination; and legislative, regulatory and/or safety requirements adversely affecting REITs and the real estate business, including costs of compliance with the Americans with Disabilities Act, the Fair Housing Act and other similar laws and regulations.

Other factors and risks to our business, many of which are beyond our control, are described in our filings with the Securities and Exchange Commission.  We undertake no obligation to publicly update or revise any forward-looking statements, whether as a result of future events, new information or otherwise.

The following discussion related to the consolidated financial statements of the Company should be read in conjunction with the financial statements for the year ended December 31, 2009 that will be released on Form 10-K to be filed on or before March 1, 2010.

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SL Green Realty Corp., or the Company, is New York City’s largest commercial office landlord and is the only fully integrated, self-managed, self-administered Real Estate Investment Trust, or REIT, primarily focused on owning and operating office buildings in Manhattan.

The Company was formed on August 20, 1997 to continue the commercial real estate business of S.L. Green Properties Inc., a company that was founded in 1980 by Stephen L. Green, our current Chairman.  For more than 25 years SL Green has been engaged in the business of owning, managing, leasing, acquiring and repositioning office properties in Manhattan.  The Company’s investment focus is to create value through strategically acquiring, redeveloping and repositioning office properties primarily located in Manhattan, and re-leasing and managing these properties for maximum cash flow.

In 2007, SL Green acquired Reckson Associates Realty Corp. and added over 9 million square feet to its portfolio. Included in this total is over 3 million square feet of Class A office space located in Westchester, New York and Stamford, Connecticut.  These suburban portfolios serve as natural extensions of SL Green’s core ownership in the Grand Central submarket of Midtown Manhattan. The Company has since made selective additions and dispositions to the holdings in these areas.

Looking forward, SL Green will continue its opportunistic investment philosophy through three established business lines: investment in long-term core properties, investment in opportunistic assets, and structured finance investments.  This three-legged investment strategy allows SL Green to balance the components of its portfolio to take advantage of each stage in the business cycle.

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FINANCIAL RESULTS

New York, NY, January 25, 2010 - SL Green Realty Corp. (NYSE:  SLG) today reported funds from operations, or FFO, of $69.1 million, or $0.87 per share (diluted), for the quarter ended December 31, 2009, an increase of 12.4% compared to $61.5 million, or $1.03 per share (diluted), for the same quarter in 2008.

Net loss attributable to common stockholders totaled $5.1 million, or $0.07 per share (diluted) for the quarter ended December 31, 2009, compared to net income of $76.6 million, or $1.34 per share (diluted), for the same quarter in 2008.

Funds available for distribution, or FAD, for the fourth quarter of 2009 was $0.59 per share (diluted) compared to $0.97 per share (diluted) in the prior year, a 39.2% decrease.

The Company’s dividend payout ratio for the fourth quarter of 2009 was 11.5% of FFO and 17.0% of FAD before first cycle leasing costs.

All per share amounts are presented on a diluted basis.

CONSOLIDATED RESULTS

Total quarterly revenues totaled $246.6 million in the fourth quarter compared to $269.0 million in the prior year.  The $22.4 million decrease in revenue resulted primarily from the following items:

·                  $1.6 million increase from same-store properties,

·                  $20.4 million decrease in preferred equity and investment income,

·                  $1.3 million decrease in other income, and

·                  $2.3 million decrease from properties that were deconsolidated and other non-same-store properties.

The Company’s earnings before interest, taxes, depreciation and amortization, or EBITDA, totaled $120.9 million compared to $123.8 million in the prior year.  The following items drove the $2.9 million decrease in EBITDA:

·                  $2.8 million increase from same-store properties,

·                  $3.5 million decrease from properties that were deconsolidated and other non same-store-properties,

·                  $20.4 million decrease in preferred equity and investment income primarily due to structured finance sales subsequent to December 31, 2008 as well as certain loans being placed on non-accrual status.  The weighted-average structured finance investment balance for the quarter was $648.0 million compared to $755.5 million in the prior year fourth quarter.  The weighted-average yield for the quarter was 8.80% compared to 10.34% in the prior year,

·                  $6.0 million increase from increased contributions to equity in net income from unconsolidated joint ventures primarily from 388 Greenwich Street ($0.8 million), 521 Fifth Avenue ($2.2 million), 100 Park Avenue ($2.2 million), 1 Madison Avenue ($0.7 million), 1221 Avenue of the Americas ($1.8 million), Mack-Green ($0.6 million) and The Meadows ($0.5 million).  This was partially offset by

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reductions in contributions to equity in net income primarily from Gramercy ($2.3 million), 21 West 34th Street ($0.6 million) and 800 Third Avenue ($0.5 million),

·                  $74.9 million increase from lower loan loss reserves and other write-offs,

·                  $14.5 million increase from lower MG&A expense, and

·                  $77.2 million decrease in non-real estate revenues, net of expenses, inclusive of net gains on early extinguishment of debt ($76.9 million) in 2009.

SAME-STORE RESULTS

Consolidated Properties

Same-store fourth quarter 2009 GAAP NOI increased $3.0 million (2.4%) to $130.0 million compared to the prior year.  Operating margins before ground rent increased from 59.76% to 62.01%.

The $3.0 million increase in GAAP NOI was primarily due to:

·                  $2.8 million (1.5%) increase in rental revenue primarily due to increased rental rates,

·                  $1.5 million (4.8%) decrease in escalation and reimbursement revenue due to lower operating expenses,

·                  $0.4 million (222.2%) increase in investment and other income primarily due to higher lease buy-out income,

·                  $4.5 million (8.1%) decrease in operating expenses, primarily driven by reductions in utilities, repairs and maintenance and insurance costs, which were offset by increases in payroll costs,

·                  $0.1 million (1.7%) increase in ground rent expense, and

·                  $3.1 million (10.3%) increase in real estate taxes.

Joint Venture Properties

The Joint Venture same-store properties fourth quarter 2009 GAAP NOI increased $4.4 million (8.9%) to $53.7 million compared to the prior year.  Operating margins before ground rent increased from 67.67% to 70.74%.

The $4.4 million increase in GAAP NOI was primarily due to:

·                  $0.9 million (1.4%) increase in rental revenue primarily due to improved leasing,

·                  $0.1 million (1.0%) decrease in escalation and reimbursement revenues,

·                  $2.4 million (17,350.0%) increase in other income primarily due to higher lease buy-out income,

·                  $1.5 million (10.3%) decrease in operating expenses primarily driven by reductions in utilities, insurance and repairs and maintenance, which was offset by increases in payroll costs, and

·                  $0.3 million (3.6%) increase in real estate taxes.

STRUCTURED FINANCE ACTIVITY

The Company’s structured finance investments totaled approximately $784.6 million at December 31, 2009 (excluding approximately $1.0 million of structured finance investments which were classified as held for sale at December

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31, 2009), an increase of approximately $104.8 million from the balance at December 31, 2008.  In December, 2009, the Company acquired the first mortgage loan with a $187.8 million outstanding balance secured by the property at 510 Madison Ave, New York, NY from The Union Labor Life Insurance Company.  Also during the fourth quarter, the Company recorded approximately $26.8 million in additional reserves against its structured finance and other investments.  The structured finance investments currently have a weighted average maturity of 2.9 years and had a weighted average yield for the quarter ended December 31, 2009 of 10.3%, exclusive of loans totaling $109.2 million which are on non-accrual status.

QUARTERLY LEASING HIGHLIGHTS

Manhattan vacancy at September 30, 2009 was 1,006,247 useable square feet net of holdover tenants.  During the quarter, 266,585 additional useable office, retail and storage square feet became available at an average escalated cash rent of $53.09 per rentable square foot.  Space available to lease during the quarter totaled 1,272,832 useable square feet, or 5.5 % of the total Manhattan portfolio.

During the fourth quarter, 24 Manhattan office leases, including early renewals, were signed totaling 423,850 rentable square feet.  New cash rents averaged $33.05 per rentable square foot.  Replacement rents were 2.4% higher than rents on previously occupied space, which had fully escalated cash rents averaging $32.28 per rentable square foot.  Excluding the 227,782 square foot early renewal of BMW of Manhattan, Inc. at 555 West 57th Street, starting rents would have averaged $43.97 per rentable square foot.  The average lease term was 8.4 years and average tenant concessions were 1.7 months of free rent with a tenant improvement allowance of $14.36 per rentable square foot.

Suburban vacancy at September 30, 2009 was 686,846 usable square feet net of holdover tenants.  During the quarter, 273,775 additional useable office and storage square feet became available at an average escalated cash rent of $29.70 per rentable square foot.  Space available to lease during the quarter totaled 960,621 useable square feet, or 14.1 % of the total Suburban portfolio.

During the fourth quarter, 29 Suburban office leases, including early renewals, were signed totaling 345,992 rentable square feet.  New cash rents averaged $28.89 per rentable square foot.  Replacement rents were 2.8% lower than rents on previously occupied space, which had fully escalated cash rents averaging $29.72 per rentable square foot.  The average lease term was 7.4 years and average tenant concessions were 7.8 months of free rent with a tenant improvement allowance of $14.14 per rentable square foot.

The Company also signed a total of 12 retail and storage leases, including early renewals, for 5,194 rentable square feet.  The average lease term was 6.4 years and no tenant concessions.

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REAL ESTATE ACTIVITY

The Company became the sole owner of 100 Church Street, NY, NY, a 1.05 million-square-foot office tower located in downtown Manhattan, following the successful foreclosure of the senior mezzanine loan at the property in January 2010.  The Company’s initial investment totaled $40.9 million which was comprised of a 50% interest in the senior mezzanine loan and two other mezzanine loans at 100 Church Street, which it acquired from Gramercy in the summer of 2007. As part of a consensual arrangement reached with the then-current owners in August 2009, SL Green, on behalf of the mezzanine lender, obtained management and leasing control of the property.  At closing of the foreclosure, the Company funded additional capital into the project as part of its agreement with Wachovia Bank, N.A. to extend and restructure the existing financing for a new four year term. Gramercy declined to fund its share of this capital and instead entered into a transaction whereby it transferred its interests in the investment to SL Green at closing, subject to certain future contingent payments.

FINANCING/ CAPITAL ACTIVITY

In January, 2010, the Company priced an underwritten public offering of 5,400,000 shares of its 7.625% Series C Cumulative Redeemable Preferred Stock.  Upon completion of this offering, the Company will have 11,700,000 shares of 7.625% Series C Cumulative Redeemable Preferred Stock outstanding.  The shares of Series C preferred stock have a liquidation preference of $25.00 per share and are redeemable at par, plus accrued and unpaid dividends, at any time at the option of the Company. The shares were priced at $23.53 per share including accrued dividends equating to a yield of 8.101%.  The Company intends to use the estimated net offering proceeds of $122.6 million for general corporate and/or working capital purposes, which may include investment opportunities, purchases of the indebtedness of its subsidiaries in the open market from time to time and the repayment of indebtedness at the applicable maturity or put date.

In December, 2009, the joint venture between SL Green and SITQ closed on a five-year $475.0 million refinancing of 1515 Broadway provided by a syndicate led by the Bank of China and which included DekaBank and LandesBank Baden-Wurtemberg.  The new floating rate mortgage carries a rate of 250 basis points over the 30-day LIBOR.  In connection with the refinancing the joint venture de-levered the asset, replacing the former $625.0 million mortgage that was due to mature in November 2010.

The Company repurchased approximately $21.9 million of its exchangeable bonds since October 1, 2009, realizing gains on early extinguishment of debt aggregating approximately $0.6 million.

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Dividends

In December 2009, the Company declared a dividend of $0.10 per share of common stock for the fourth quarter of 2009.  The dividend was payable January 15, 2010 to stockholders of record on the close of business on December 31, 2009.  This distribution reflects the regular quarterly dividend, which is the equivalent of an annualized distribution of $0.40 per common share.

In December 2009, the Company also declared a dividend on its Series C preferred stock for the period October 15, 2009 through and including January 14, 2010, of $0.4766 per share, payable January 15, 2010 to stockholders of record on the close of business on December 31, 2009. The dividend reflects the regular quarterly dividend, which is the equivalent of an annualized dividend of $1.90625 per share of Series C preferred stock.

In December 2009, the Company also declared a dividend on its Series D preferred stock for the period October 15, 2009 through and including January 14, 2010, of $0.4922 per share, payable January 15, 2010 to stockholders of record on the close of business on December 31, 2009. The dividend reflects the regular quarterly dividend, which is the equivalent of an annualized dividend of $1.96875 per share of Series D preferred stock.

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