UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549
                                ----------------

                                  SCHEDULE 14A

                Proxy Statement Pursuant to Section 14(a) of the
                       Securities and Exchange Act of 1934



Filed by the Registrant [X]
Filed by a Party other than the Registrant [ ]

Check the appropriate box:
[ ]Preliminary Proxy Statement
[ ]Confidential, for Use of the Commission Only
   (as permitted by Rule 14a-6(e)(2))
[X]Definitive Proxy Statement
[ ]Definitive Additional Materials
[ ]Soliciting Material Under Rule 14a-12


                          MISSION WEST PROPERTIES, INC.
                (Name of Registrant as Specified In Its Charter)

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

      (Name of Person(s) Filing Proxy Statement, if other than Registrant)


Payment of Filing Fee (Check the appropriate box):
[X}No fee required
[ ]Fee computed on table below per Exchange Act Rules 14a-6(i)(1) and 0-11
     (1)  Title of each class of securities to which transaction applies:
     (2)  Aggregate number of securities to transaction applies:
     (3)  Per unit  price  or other  underlying  value of  transaction  computed
          pursuant to Exchange Act Rule  0-11(set  forth the amount on which the
          filing fee is calculated and state how it was determined):
     (4)  Proposed maximum aggregate value of transaction: (5) Total fee paid:

[ ]Fee paid previously with preliminary materials
[ ]Check box  if any part of the fee is offset as provided by Exchange  Act Rule
   0-11(a)(2)  and  identify the filing  for which the  offsetting fee  was paid
   previously. Identify the previous filing by registration statement number, or
   the Form or Schedule and the date of its filing.
     (1)  Amount Previously Paid:
     (2)  Form, Schedule or Registration Statement No.:
     (3)  Filing Party:
     (4)  Date Filed:





                          MISSION WEST PROPERTIES, INC.

                               10050 Bandley Drive
                           Cupertino, California 95014



Dear Stockholder,

     You are cordially invited to attend the 2009 Annual  Stockholders'  Meeting
of MISSION WEST  PROPERTIES,  INC. (the "Company") to be held on May 20, 2009 at
10:00 a.m.,  Pacific  Time, at the  Company's  offices at 10050  Bandley  Drive,
Cupertino, California 95014.

     The  matters  expected to be acted upon at the  meeting  are  described  in
detail in the  following  Notice of the 2009  Annual  Stockholders'  Meeting and
Proxy Statement.

     On or about  April 13,  2009,  our Board of  Directors  expects to mail our
stockholders  either (i) a copy of our Proxy Statement,  the accompanying  proxy
card and our Annual Report on Form 10-K for the year ended  December 31, 2008 or
(ii) a Notice of Internet Availability of Proxy Materials (the "Notice"),  which
will indicate how to access our proxy materials on the Internet.

     Whether  or not you plan to attend the  Annual  Meeting,  your vote is very
important,  and we encourage you to vote promptly.  This will ensure your proper
representation at the Annual Meeting.  If you received a paper copy of the proxy
card by  mail,  you may  sign,  date and mail  the  proxy  card in the  envelope
provided. Instructions regarding both methods of voting will be contained in the
proxy card or Notice that you receive.  If you submit proxy voting  instructions
over the Internet or by telephone or you  complete,  sign and mail a proxy card,
but later decide to attend the Annual Meeting in person, or for any other reason
desire to revoke  your  proxy,  you may do so at any time  before  your proxy is
voted.



                                         Sincerely,

                                         /s/ Carl E. Berg
                                         ---------------------------------------
                                         Carl E. Berg
                                         Chairman of the Board
                                         and Chief Executive Officer





       Important Notice Regarding the Availability of Proxy Materials for
     Mission West Properties, Inc.'s Annual Stockholders' Meeting to be held
                                on May 20, 2009.
Mission West  Properties,  Inc.'s Proxy Statement and Annual Report on Form 10-K
for the fiscal year ended  December 31, 2008 are available free of charge at the
following website: www.missionwest.com.

--------------------------------------------------------------------------------
                             YOUR VOTE IS IMPORTANT.
                 PLEASE REMEMBER TO PROMPTLY RETURN YOUR PROXY.
--------------------------------------------------------------------------------





                          MISSION WEST PROPERTIES, INC.

                               10050 Bandley Drive
                               Cupertino, CA 95014

                   NOTICE OF 2009 ANNUAL STOCKHOLDERS' MEETING
                           TO BE HELD ON MAY 20, 2009


To the Stockholders of Mission West Properties, Inc.:

     NOTICE IS HEREBY  GIVEN that the 2009  Annual  Stockholders'  Meeting  (the
"Annual Meeting") of Mission West Properties,  Inc., a Maryland corporation (the
"Company"),  will be held at the  Company's  offices  at  10050  Bandley  Drive,
Cupertino, California 95014 on May 20, 2009 at 10:00 a.m., Pacific Time, for the
following purposes:

1.   To elect five  members of the Board of  Directors  to hold office until the
     next Annual Stockholders' Meeting or until their respective successors have
     been  elected and  qualified.  The  nominees  are Carl E. Berg,  William A.
     Hasler, Lawrence B. Helzel, Raymond V. Marino and Martin S. Roher.
2.   To ratify the appointment of the accounting  firm of Burr,  Pilger & Mayer,
     LLP as the Company's independent  registered public accounting firm for the
     calendar year ending December 31, 2009.
3.   To  transact  such other  business as may  properly  come before the Annual
     Meeting or any adjournment of the Annual Meeting.

     The Board of Directors  has fixed the close of business on April 3, 2009 as
the record date for the determination of stockholders entitled to receive notice
of and to vote at the Annual Meeting and at any adjournments  thereof. A list of
such  stockholders  will be available for inspection at the principal  office of
the Company.

     We generally are providing our  stockholders  access to our proxy materials
over the Internet instead of mailing them. On or about April 13, 2009, our Board
of Directors expects to mail to all stockholders  whose shares are registered in
the name of a nominee  holding  shares for a  beneficial  owner  (i.e.,  "street
name") a Notice of Internet  Availability  of Proxy  Materials (the "Notice") in
connection with the solicitation of proxies by our Board of Directors for use at
the Annual Meeting and any adjournments or postponements thereof. On the date of
mailing,  we will  make our Proxy  Statement,  including  this  Notice of Annual
Meeting, the form of proxy and our Annual Report on Form 10-K for the year ended
December 31, 2008 (collectively the "proxy materials") publicly available on the
Internet according to the instructions provided in the Notice.

     If you receive  Notice by mail,  you will not receive a printed copy of the
proxy materials with the Notice.  The Notice will instruct you as to how you may
access  and  review  all of the  important  information  contained  in the proxy
materials,  including by requesting a printed copy of the proxy  materials.  The
Notice also will instruct you as to how you may submit voting  instructions  for
your proxy over the Internet.

     In lieu of  mailing  the  Notice,  our  Board of  Directors  will  mail the
complete  set of proxy  materials  to all  stockholders  of  record  who are not
nominees for the beneficial owners.

     All  stockholders are cordially  invited to attend the Annual Meeting.  Any
stockholder  attending  the Annual  Meeting  may vote in person  even though the
stockholder  has  returned  a proxy  previously.  Your  proxy  is  revocable  in
accordance with the procedures set forth in the Proxy Statement.

                                          BY ORDER OF THE BOARD OF DIRECTORS

                                          /s/ Raymond V. Marino
                                          --------------------------------------
                                          Raymond V. Marino
                                          Corporate Secretary
Cupertino, California
April 9, 2009







                          MISSION WEST PROPERTIES, INC.
                               10050 Bandley Drive
                           Cupertino, California 95014
                              ---------------------

                                 PROXY STATEMENT

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

                               GENERAL INFORMATION

     This Proxy  Statement is furnished in connection  with the  solicitation by
the Board of Directors of Mission West Properties,  Inc., a Maryland corporation
(the "Company"),  of proxies,  in the accompanying  form, to be used at the 2009
Annual  Stockholders'  Meeting  to be held at 10050  Bandley  Drive,  Cupertino,
California  95014  on May  20,  2009,  at  10:00  a.m.,  Pacific  Time,  and any
postponement or adjournments thereof (the "Annual Meeting").

     On or about April 13, 2009,  our Board of Directors  expects to mail to all
stockholders whose shares are registered in the name of a nominee holding shares
for a beneficial owner a Notice of Internet Availability of Proxy Materials (the
"Notice")  in  connection  with the  solicitation  of  proxies  by our  Board of
Directors for use at the Annual Meeting and any  adjournments  or  postponements
thereof. On the date of mailing, we will make our Proxy Statement, the Notice of
Annual  Meeting,  the form of proxy and our  Annual  Report on Form 10-K for the
year ended  December  31, 2008  (collectively  the "proxy  materials")  publicly
available on the Internet according to the instructions provided in the Notice.

     If you receive  Notice by mail,  you will not receive a printed copy of the
proxy materials with the Notice.  The Notice will instruct you as to how you may
access  and  review  all of the  important  information  contained  in the proxy
materials,  including by requesting a printed copy of the proxy  materials.  The
Notice also will instruct you as to how you may submit voting  instructions  for
your proxy over the Internet.

     In lieu of  mailing  the  Notice,  our  Board of  Directors  will  mail the
complete  set of proxy  materials  to all  stockholders  of  record  who are not
nominees for the beneficial owners.



                       SOLICITATION AND VOTING PROCEDURES

     Shares represented by valid proxies in the form enclosed,  received in time
for use at the Annual  Meeting and not revoked at or before the Annual  Meeting,
will be voted at the Annual Meeting, as discussed below. The presence, in person
or by proxy,  of the  holders of a  majority  of the  outstanding  shares of the
Company's common stock, par value $.001 per share ("common stock"), is necessary
to  constitute  a quorum at the  Annual  Meeting.  Holders  of common  stock are
entitled to one vote per share on all matters.

     Assuming the presence of a quorum,  for Proposal No. 1 the affirmative vote
of a plurality  of the votes cast at the Annual  Meeting and entitled to vote is
required  to elect the  directors,  and the five  nominees  who receive the most
votes will be elected to the Company's Board of Directors.  An affirmative  vote
of the holders of a majority of the votes cast  affirmatively  or  negatively at
the Annual  Meeting also is  necessary  for approval of Proposal No. 2 to ratify
the appointment of the Company's  independent  registered public accounting firm
for the fiscal year 2009 audit.  All proxies  will be voted as  specified on the
proxy cards or electronic voting instructions  submitted by stockholders as long
as the proxy is properly  submitted in accordance with our voting procedures and
is  received  by us before  the close of voting  at the  Annual  Meeting  or any
adjournment or postponement thereof. If no choice has been specified, a properly
executed  and  timely  proxy  will be voted  for the  Board of  Directors'  five
nominees  and for  Proposal  No. 2,  which  proposals  are  described  in detail
elsewhere in this Proxy Statement.

     To vote in person, a stockholder  must attend the Annual Meeting,  and then
complete  and submit the ballot  provided at the  meeting.  To vote by proxy,  a
stockholder  of record who is not a beneficial  owner must mark,  sign, and date
the  accompanying  proxy card and mail it to our corporate  office. A beneficial
owner receiving the Notice may submit proxy voting  instructions  electronically
by using the  Internet and logging on to  www.proxyvote.com  and  following  the
instructions  provided on the Notice,  and if a  beneficial  owner  requests and
reviews the proxy materials in accordance with such instructions, the beneficial
owner also may submit  voting  instructions  by calling the toll free  telephone
number provided on the Notice, the available website, or the proxy card provided
for beneficial owners. In addition,  a beneficial owner may vote by submitting a
properly  completed  and signed proxy card by mail,  or by attending  the Annual
Meeting and voting in person.

                                     - 1 -


     An automated system administered by Broadridge  Financial  Solutions,  Inc.
("Broadridge") will tabulate  stockholder votes by proxy instructions  submitted
by beneficial owners over the Internet,  by telephone,  or by proxy cards mailed
to Broadridge. We will tabulate stockholder votes submitted by proxies mailed to
us by  stockholders of record other than  beneficial  owners.  An officer of the
Company  serving as the inspector of the election  will  tabulate  votes cast in
person at the Annual Meeting.

     With respect to the  tabulation of proxies for purposes of  constituting  a
quorum,  abstentions  and broker  non-votes are treated as present.  Abstentions
will not be  counted as votes cast at the  Annual  Meeting  with  respect to any
proposal and will have no effect on the result of the vote. A broker  "non-vote"
occurs when a nominee  holding shares for a beneficial  owner (i.e.,  in "street
name") does not have  discretionary  voting power with respect to a proposal and
has not received  instructions  from the beneficial owner. If the nominee broker
properly and timely requests instructions from the beneficial owner and does not
receive them, under applicable rules the broker has  discretionary  authority to
vote on certain  routine  matters  such as the election of directors in Proposal
No.  1 and the  ratification  of the  Company's  independent  registered  public
accounting firm in Proposal No. 2.

     The close of  business  on April 3, 2009 has been fixed as the record  date
for  determining the  stockholders  entitled to receive notice of and to vote at
the Annual Meeting.  As of March 31, 2009, the Company had 21,748,211  shares of
common stock outstanding and entitled to vote at the Annual Meeting.  Holders of
common stock  outstanding as of the close of business on the record date will be
entitled to one vote for each share of common stock held.

     The cost of  soliciting  proxies,  including  expenses in  connection  with
preparing  and mailing this Proxy  Statement,  will be borne by the Company.  In
addition,   the  Company  will  reimburse  brokerage  firms  and  other  persons
representing  beneficial owners of common stock for their expenses in forwarding
proxy material to such beneficial owners. Solicitation of proxies by mail may be
supplemented  by telephone,  telegram,  telex and other  electronic  means,  and
personal solicitation by the directors, officers or employees of the Company. No
additional  compensation  will be paid to  directors,  officers or employees for
such solicitation.


                             REVOCABILITY OF PROXIES

     You can  revoke  your  proxy at any time  before  the  voting at the Annual
Meeting by sending a properly  signed written  notice of your  revocation to the
Secretary of the Company,  by submitting  another proxy that is properly  signed
and bears a later date or by attending the Annual  Meeting and voting in person.
Attendance  at the Annual  Meeting will not itself  revoke an earlier  submitted
proxy.  You  should  direct any  written  notices of  revocation,  requests  for
additional  copies  of the  Annual  Report  and  Proxy  Statement,  and  related
correspondence   to:  Mission  West  Properties,   Inc.,  10050  Bandley  Drive,
Cupertino,  California  95014,  Attention:  Corporate  Secretary.  Requests  for
additional  copies of the Annual Report on Form 10-K for the year ended December
31,  2008 and Proxy  Statement  may also be made by calling the Company at (408)
725-0700.



                                     - 2 -




                        DIRECTORS AND EXECUTIVE OFFICERS

     The names of the Company's executive officers and directors as of March 31,
2008 and certain information about them are set forth below:



                                                         
       Name                                       Age           Position with the Company
       Carl E. Berg                                71           Chairman of the Board, Chief Executive Officer and Director
       William A. Hasler (1)                       67           Director
       Lawrence B. Helzel (1)                      61           Director
       Raymond V. Marino                           50           President, Chief Operating Officer and Director
       Wayne N. Pham                               39           Vice President of Finance and Controller
       Martin S. Roher ((1))                       59           Director


     (1)  Member of the Audit  Committee,  the  Compensation  Committee  and the
Independent Directors Committee.

     The following is a biographical  summary of the business  experience of the
Company's executive officers and directors:

     CARL E.  BERG.  Mr.  Berg has  served  as  Chairman  of the Board and Chief
Executive  Officer of the Company since September 1997. Since 1979, Mr. Berg has
been a general  partner of Berg & Berg  Developers  and has been a director  and
officer of Berg & Berg  Enterprises,  Inc.  since its  inception.  Mr. Berg is a
private  investor  and  also  serves  as a  director  of  MoSys,  Inc.,  Valence
Technology, Inc., and Hancock Fabrics, Inc.

     WILLIAM A. HASLER.  Mr. Hasler became a director of the Company in December
1998.  Mr.  Hasler  previously  served as  co-chief  executive  officer and Vice
Chairman of Aphton Corporation,  an international  biotechnology firm. For seven
years,  Mr. Hasler was Dean of the Haas School of Business at the  University of
California, Berkeley, and is a former vice chairman and director of KPMG LLP. In
1998, he retired as Dean Emeritus.  Mr. Hasler serves as a director of Technical
Olympic USA, Inc., Ditech Networks,  Inc.,  Stratex Networks,  Inc. and Genitope
Corporation. He is a trustee of the Schwab Funds.

     LAWRENCE B. HELZEL. Mr. Helzel became a director of the Company in December
1998. He is a private investor and a general partner of Helzel Kirshman, L.P., a
private  investment  partnership,  a position  which he has held since 1996. Mr.
Helzel has been a  councilmember  for the city of Ketchum,  Idaho since  January
2008.

     RAYMOND V. MARINO.  Mr. Marino joined the Company in June 2001 as President
and Chief Operating  Officer and was appointed by the Board of Directors to fill
a newly created  board seat in July 2001.  From November 1996 to August 2000, he
was President, Chief Executive Officer and a member of the board of directors of
Pacific Gateway Properties, Inc.

     WAYNE N. PHAM.  Mr. Pham joined the Company in March 2000 as Controller and
was promoted to Vice President of Finance in October 2000. Mr. Pham was formerly
the Corporate Accountant and Accounting Manager at AvalonBay Communities,  Inc.,
a multi-family apartment REIT, from 1995 to 1999.

     MARTIN  S.  ROHER.  Mr.  Roher  has  been  at MSR  Capital  Management,  an
independent,  wholly-owned money management firm exclusively  designed to manage
funds for  individual  clients,  which he founded in 1986.  He was a  securities
analyst  at  Goldman,  Sachs and  Company,  Neuberger,  Berman and  Company  and
Montgomery Securities from 1974 to 1986.


                                     - 3 -




                              CORPORATE GOVERNANCE

DIRECTOR INDEPENDENCE

     The  Company's  Board  of  Directors  has  determined  that for all of 2008
Messrs.   Hasler,   Helzel  and  Roher  were  "independent,"  as  defined  under
Marketplace  Rule  4200(a)(15) of the NASDAQ Stock Market (the "NASDAQ") and are
independent  as of the date of this proxy  statement.  No director  qualifies as
independent  unless the Board of Directors  determines  that the director has no
direct or indirect material  relationship with the Company.  On an annual basis,
each  director  and  executive  officer is  obligated to complete a Director and
Officer  Questionnaire  which requires  disclosure of any transactions  with the
Company in which the director or executive officer,  or any member of his or her
immediate family, have a direct or indirect material interest.  The Company also
independently reviews the relationship of the Company to any entity for whom one
of our directors is an employee or a member of the board of directors. The Board
of Directors has determined that all director nominees,  other than Messrs. Berg
and Marino, are independent in accordance with SEC rules and regulations and the
NASDAQ Marketplace Rules. The Board of Directors has concluded that there are no
business  relationships  that are  material  or that  would  interfere  with the
exercise of independent  judgment by any of these  directors in their service on
the Board of Directors or its committees.

CODE OF BUSINESS CONDUCT AND ETHICS

     The Company has adopted a code of business  conduct and ethics that applies
to all of its directors, officers and employees. The code of ethics is available
on the  Company's  website  at  www.missionwest.com.  If the  Company  makes any
substantive amendments to the code of ethics or grants any waiver, including any
implicit  waiver,  from a provision of the code to the Company's Chief Executive
Officer,  President and Chief Operating  Officer,  Vice President of Finance and
Controller,  or persons performing  similar  functions,  where such amendment or
waiver is required  to be  disclosed  under  applicable  SEC rules,  the Company
intends to disclose the nature of such amendment or waiver on its website.

STOCKHOLDER COMMUNICATIONS WITH THE BOARD OF DIRECTORS

     Stockholders who desire to communicate with the Board of Directors, or to a
specific director, may do so by delivering the communication addressed to either
the Board of Directors or any director, c/o Mission West Properties, Inc., 10050
Bandley  Drive,  Cupertino,  California  95014.  These  communications  will  be
delivered to the Board of Directors, or any individual director, as specified.

ANNUAL MEETING ATTENDANCE

     The Board of Directors  encourages  each  director to attend the  Company's
annual meetings of  stockholders,  but attendance is not required.  Mr. Berg and
Mr. Marino attended our 2008 annual stockholders' meeting.

NUMBER, TERM AND ELECTION OF DIRECTORS

     The Company's Bylaws currently provide for a board of directors  consisting
of five directors. Each director serves for a term of one year or until the next
annual meeting at which  directors are elected and the  director's  successor is
elected and qualified.

DESIGNATION OF CERTAIN DIRECTORS

     Under the Company's Articles of Amendment and Restatement,  or its Charter,
its Bylaws and contracts  with the "Berg Group," which consists of Carl E. Berg,
Clyde  J.  Berg,  the  members  of  their  respective  immediate  families,  and
affiliated entities owning limited partnership interests,  or O.P. Units, in any
of the Company's four operating partnerships,  the Berg Group has special rights
with  respect to  meetings of the Board of  Directors.  A quorum for any meeting
requires the presence of Carl E. Berg, or in the event of his death,  disability
or other event  which  results in his ceasing to be  director,  the  presence of
someone  who Mr. Berg has  designated  to replace  him ("Berg  Designee").  With
written  consent  from Mr. Berg or the Berg  Designee,  meetings of the Board of
Directors  may be held  without  the  presence  of either of them.  Mr.  Berg is
obligated to submit a written  statement  identifying  the Berg  Designee to the
Company from time to time and may amend the statement at his sole discretion. In
addition,  a majority of the Board of Directors,  which must include Mr. Berg or
the Berg  Designee,  is required for approval of any amendment to the Charter or
Bylaws and any merger,  consolidation or sale of all or substantially all of the
Company's  assets  or  those  of  the  Operating  Partnerships.   These  special
provisions will remain in effect as long as the Berg Group  collectively owns at
least  15% of the  Company's  voting  stock  computed  on a  diluted,  or "fully
diluted,"  basis taking into account all voting stock issuable upon the exercise
of all outstanding warrants, options, convertible securities and other rights to
acquire  voting  stock  of the  Company,  and all  O.P.  Units  exchangeable  or
redeemable  for common stock or other voting stock of ours without regard to any
percentage ownership limit set forth in the Charter or Bylaws, or by agreement.

                                     - 4 -


COMMITTEES OF THE BOARD OF DIRECTORS AND MEETINGS

     The Company's Board of Directors has standing Independent Directors,  Audit
and  Compensation  Committees.  All three of these committees had the same three
members in 2008: William A. Hasler, Lawrence B. Helzel and Martin S. Roher.

     The Independent Directors Committee is responsible for reviewing and acting
upon  proposed  transactions  between  the Company and members of the Berg Group
under the terms of certain  agreements  between  the Company and such Berg Group
members. See "Transactions with Related Persons" below. Generally,  the meetings
of this committee occur at the same time as the Audit Committee meetings, unless
a special meeting is required.

     The  Audit  Committee  has been  established  in  accordance  with  section
3(a)(58)(A)  of the  Securities  Exchange Act of 1934, as amended (the "Exchange
Act").  The  Audit  Committee  reviews,  acts on and  reports  to the  Board  of
Directors  with respect to various  auditing and accounting  matters.  The Audit
Committee has the authority and  responsibility to select,  evaluate,  and where
appropriate,  replace the Company's  independent  registered  public  accounting
firm. The Board of Directors has determined that Mr. Roher,  the Chairman of the
Audit Committee, and Mr. Hasler each as an "audit committee financial expert" in
accordance with applicable SEC rules based upon their prior business  experience
as described above under "Directors and Executive Officers." The Audit Committee
also  approves the scope of the  services  provided and reviews the annual audit
fees to be paid to the Company's independent  registered public accounting firm,
the  performance  of that firm,  the audit report of the Company's  consolidated
financial  statements  following  completion  of the  audit  and the  accounting
practices  of the Company  with  respect to internal  accounting  and  financial
controls.

     The  Board  of  Directors  has  delegated  to  the  Compensation  Committee
responsibility  for  reviewing,  recommending  and  approving  its  compensation
policies and benefits  programs,  including  the  compensation  of Carl E. Berg,
Chairman of the Board and Chief Executive  Officer,  and the Company's other two
executive   officers.   The  Compensation   Committee  also  has  the  principal
responsibility  for the  administration  of the Company's 2004 Equity  Incentive
Plan (the "2004 Plan"),  including  approving  stock option grants and awards to
executive officers.

     During the year ended  December  31,  2008,  there were six meetings of the
Board of Directors, four meetings of the Audit Committee and two meetings of the
Independent  Directors Committee.  All five directors attended 100% of the Board
of Directors  meetings.  All five directors attended 100% of the meetings of the
committees  of the  Board of  Directors  of which he is a  member.  The Board of
Directors,  Audit Committee and  Compensation  Committee also acted by unanimous
written consent periodically during 2008.

BOARD NOMINATIONS AND OTHER STOCKHOLDER PROPOSALS

     The  Board  of  Directors  does  not  believe  that a  separate  nominating
committee is necessary because all of the independent  directors currently serve
on the  Independent  Directors,  Audit  and  Compensation  Committees,  and  any
additional  committee  of  independent  directors  would  consist  of  the  same
individuals. The Berg Group has the right to designate two nominees to the Board
of Directors under the Company's Charter and Bylaws. Currently, Mr. Berg and Mr.
Marino  are the two  nominees  proposed  by the Berg  Group.  The three  current
independent directors,  Messrs. Hasler, Helzel and Roher have been designated by
the Board to review the  qualifications of all other candidates for director and
to give their  recommendations  to the entire Board of Directors,  which reviews
and  approves  nominations  for  election to the Board of  Directors at the next
annual  stockholders'  meeting.  The  independent  directors  will give director
candidates  proposed by stockholders  the same  consideration  as other proposed
candidates.

     When there is a need to  identify or evaluate a  prospective  nominee,  the
Independent  Directors  Committee is  authorized  to undertake a careful  review
process which may involve, among other things,  candidate interviews,  inquiries
of the person or persons  recommending  the candidate,  engagement of an outside
firm to gather  additional  information  and/or  discussions with management and
incumbent  directors.  In evaluating  candidates,  including  current  directors
eligible for re-election,  the Independent Directors Committee considers various
factors  that it  considers  necessary or  appropriate,  including  the size and
composition of the Board of Directors and its committees, the needs of the Board
of Directors and its committees,  the candidate's expertise and experience,  the
candidate's  independence and potential  conflicts of interest,  the candidate's
character  and  integrity,  and  the  candidate's  existing  commitments.   Upon
completion of its review and  evaluation,  the Independent  Directors  Committee
makes its  recommendations to the Board of Directors regarding the candidate(s).
After considering the Independent  Directors  Committee's  recommendations,  the
Board of Directors determines and approves which candidate(s) shall be nominated
for election to the Board of Directors, subject to stockholder approval.

     In general,  the Independent  Directors  Committee will consider candidates
for nomination as director who are recommended by the Company's stockholders and
will not  evaluate  such  candidates  differently  than  other  nominations  for
director.  The  submission  deadline for next year's annual meeting is set forth
under  "Stockholder  Proposals for 2010 Annual Meeting"  elsewhere in this proxy
statement.  Stockholders may suggest qualified candidates for director by giving
timely notice in writing to the committee at the following address: Mission West
Properties, Inc., 10050 Bandley Drive, Cupertino, CA 95014, Attention: Corporate
Secretary,  and must include the  candidate's  name,  home and business  contact
information, detailed biographical data and qualifications and an

                                     - 5 -



explanation  of the reasons  why the  stockholder  believes  this  candidate  is
qualified for service on the Company's Board of Directors.  The stockholder must
also provide the stockholder's  name and address as they appear on the Company's
books,  the number of shares of Common Stock owned of record and beneficially by
the stockholder,  and such other  information  about the candidate that would be
required by the SEC rules to be included in a proxy statement.  In addition, the
stockholder  must  include  the  consent  of  the  candidate  and  describe  any
arrangements or undertakings between the stockholder and the candidate regarding
the nomination.  The Corporate  Secretary will then forward this  information to
the Independent Directors Committee.

     To date, the Company has neither rejected nor received any  recommendations
for any candidate from any stockholder or group of stockholders owning more than
five percent of our common stock.

COMPENSATION COMMITTEE INTERLOCKS AND INSIDER PARTICIPATION

     The Compensation Committee of the Board of Directors was formed in December
1998 and  currently is comprised of Messrs.  Hasler,  Helzel and Roher.  None of
these individuals were at any time during 2008, or at any other time, an officer
or employee of the  Company.  No  executive  officer of the Company  serves as a
member of the  compensation  committee or board of directors of any other entity
that has one or more  executive  officers  serving as a member of the  Company's
Board of Directors or Compensation Committee.

COMPENSATION OF DIRECTORS

     The  Company  pays each  director  who is not an officer or employee of the
Company a fee for serving as  director.  The annual fee is equal to $25,000 plus
$1,500 for  attendance  (in person or by telephone) at each meeting of the Board
of  Directors,  and $500 for  attendance  at each  separate  committee  meeting.
Officers who are also directors do not receive any directors' fees.

     Each non-employee  member of the Board of Directors who became or becomes a
member of the Board of Directors  automatically receives a grant of an option to
purchase 50,000 shares of common stock at an exercise price equal to 100% of the
fair market  value of the common  stock at the date of grant of such option upon
joining the Board of Directors. The options become exercisable cumulatively with
respect  to 1/48th  of the  underlying  shares  on the  first day of each  month
following the date of grant. Generally,  the options must be exercised while the
optionee  remains a director.  All of the  current  directors  received  such an
initial option grant.

     Under the 2004 Plan,  the Board of Directors  may  authorize  annual option
grants or awards to non-employee directors at the Board of Director's discretion
as long as the number of shares or  equivalent  number of  underlying  shares of
common stock,  in the case of certain  awards,  does not exceed 50,000 per year.
Such option grants or awards  become  exercisable  cumulatively  with respect to
1/48th of the  underlying  shares on the first day of each month  following  the
date of grant.  Generally,  stock  options must be exercised  while the optionee
remains a director. In addition,  the full Board of Directors,  acting through a
disinterested  majority,  may  authorize  additional  shares to a  director  who
performs  significant  additional  tasks,  such as chairing a Board of Directors
committee,   or  otherwise  provides  extraordinary  service  to  the  Board  of
Directors.   Under  the  2004  Plan,  in  the  event  of  certain   acquisitions
representing  the transfer of more than 50% of the voting power of the Company's
stock, all options and awards to non-employee directors will fully vest upon the
completion of the acquisition.

     Although the Company  considers  option grants under the 2004 Plan to be an
adequate  form of  long-term  compensation  for  directors,  to provide  regular
periodic  compensation  to the  Company's  independent  directors,  each  of the
Company's three non-employee  directors has received an award of 45,000 dividend
equivalent rights ("DERs").  Each DER represents the right to receive payment of
the dividend  declared with respect to one share of common stock at the time the
Company pays the dividend and  continues in effect as to each  recipient as long
as he continues to serve on the Board of Directors.

                                     - 6 -




         The following table sets forth the compensation for each independent
director during the year ended December 31, 2008.



                                        Director Compensation Table
   ------------------------------------------------------------------------------------------------------


                         Fees Earned or     Stock          Option          All Other
   Name                 Paid in Cash ($)    Awards      Awards ($)(1)  Compensation ($)(2)    Total ($)
   -------------------- ---------------- ------------ ---------------- ------------------- --------------
                                                                               
   John C. Bolger (3)       15,500            -            2,122             9,000             26,622
   William A. Hasler        31,000            -           32,586            36,000             99,586
   Lawrence B. Helzel       31,000            -           32,586            36,000             99,586
   Martin S. Roher (4)      17,583            -           13,488            18,000             49,071



(1)  Represents  the amount of  compensation  cost  related to option  grants to
     directors,  recognized  by the Company for  financial  statement  reporting
     purposes for the fiscal year ended December 31, 2008  calculated  using the
     Black-Scholes  option  pricing  method under FAS 123(R),  but excluding any
     estimate of future  forfeiture.  This cost relates to option awards granted
     in 2008, 2007 and 2005.  These amounts do not represent  payments  actually
     received by the directors.  For further  information  on the  Black-Scholes
     calculation,   please   refer  to  Item  8,   "Financial   Statements   and
     Supplementary  Data - Note 10" in the Company's  Annual Report on Form 10-K
     for the year ended December 31, 2008.

(2)  Represents  the amount of dividends paid and accrued in 2008 on DER awards,
     as discussed above.

(3)  Mr. Bolger did not stand for  re-election to the Board of Directors in 2008
     and is no longer a member of the Board of Directors. His total compensation
     represents the time he served during 2008.

(4)  Mr.  Roher  was  nominated  and  elected  to  the  Board  of  Directors  by
     stockholder  approval  at the  Company's  2008  Annual  Meeting.  His total
     compensation represents the time he served during 2008.


     In January 2008, each of the Company's three independent directors (Messrs.
Bolger, Hasler and Helzel) received a grant of options to purchase 45,000 shares
of common stock at an exercise  price of $9.51 per share,  which was the closing
price of a share of common stock on the date of grant.  The options vest monthly
for 48 months and each option  grant has a term of six years from date of grant,
subject to  continued  service to the  Company.  These  options were granted for
their service as members of the Board of Directors.  Options to purchase  41,250
shares of common  stock held by Mr.  Bolger  expired in 2008  because he did not
stand for  re-election  to the Board of Directors and ceased to be a director in
May 2008.

     Following Martin Roher's  election to the Company's Board of Directors,  in
July 2008 he  received a grant of options to  purchase  45,000  shares of common
stock at an exercise price of $11.36 per share, which was the closing price of a
share of common  stock on the date of grant.  The  options  vest  monthly for 48
months and each option grant has a term of six years from date of grant, subject
to continued  service to the Company.  The Board of Directors  also  approved an
award of 45,000 DERs to Mr. Roher. Each such DER represents the right to receive
the dividend  paid on one share of the  Company's  common stock when paid by the
Company,  for as  long  as the  recipient  remains  on the  Company's  Board  of
Directors.

     In  November  2008,  each  of the  Company's  three  independent  directors
(Messrs.  Hasler,  Helzel  and Roher)  received  a grant of options to  purchase
45,000 shares of common stock at an exercise price of $6.14 per share, which was
the  closing  price of a share of  common  stock  on the date of  grant.  11,250
options,  or 25%, of the total options vested  immediately,  while the remainder
vests monthly for 36 months. Each option grant has a term of six years from date
of grant,  subject to  continued  service to the  Company.  These  options  were
granted for their service as members of the Board of Directors.

     The following  table sets forth all  outstanding  DER and option awards for
each independent director as of December 31, 2008.




                          Director DER and Option Award Table
   --------------------------------------------------------------------------------
                                                       # of Shares  Grant Date Fair
   Director                Grant Date      # of DER      Granted    Value per Share
   -------------------- ---------------- ------------ ------------ ----------------
                                                       
   William A. Hasler      04/27/2005       45,000          -        -
                          04/27/2005          -         45,000      $10.00
                          01/12/2007          -         45,000      $12.09
                          01/01/2008          -         45,000      $9.51
                          11/19/2008          -         45,000      $6.14
   Lawrence B. Helzel     04/27/2005       45,000          -        -
                          04/27/2005          -         45,000      $10.00
                          01/12/2007          -         45,000      $12.09
                          01/01/2008          -         45,000      $9.51
                          11/19/2008          -         45,000      $6.14
   Martin S. Roher        07/16/2008       45,000          -        -
                          07/16/2008          -         45,000      $11.36
                          11/19/2008          -         45,000      $6.14


                                     - 7 -


                      COMPENSATION DISCUSSION AND ANALYSIS

     The Company's  Compensation  Discussion and Analysis  explains the material
elements of the  Company's  compensation  arrangements  for its three  executive
officers,  Carl E.  Berg,  Raymond  V.  Marino  and Wayne N.  Pham  (the  "Named
Executive Officers"), for the fiscal year ended December 31, 2008.

     The Company's  current executive  compensation  programs are determined and
approved by the  Compensation  Committee of the Board of Directors.  None of the
Named Executive  Officers is a member of the Compensation  Committee.  Mr. Berg,
the Company's Chief Executive Officer,  recommends to the Compensation Committee
the base salary,  annual bonus and long-term  compensation  levels for the other
Named Executive  Officers.  None of the other Named  Executive  Officers had any
role in determining the  compensation  of any Named Executive  Officers in 2008.
Although  Mr. Berg is a Named  Executive  Officer,  in light of the Berg Group's
substantial financial interest in the Company, Mr. Berg never has received,  and
the Compensation Committee does not expect to pay him, incentive compensation of
any kind.

EXECUTIVE COMPENSATION PROGRAM OVERVIEW AND OBJECTIVES

     In  connection  with  the  Compensation   Committee's   responsibility   of
determining the compensation for the Named Executive Officers,  the Compensation
Committee seeks to:

-    attract, reward and retain highly qualified and motivated executives; and
-    ensure  executive  compensation  is aligned  with the  Company's  corporate
     strategies,   business  objectives  and  the  long-term  interests  of  the
     Company's stockholders;

EXECUTIVE COMPENSATION PROGRAM ELEMENTS

     The  material  elements of the  Company's  current  executive  compensation
program  for the Named  Executive  Officers,  other than Mr.  Berg,  include the
following:

-    a base salary,
-    an annual cash bonus  opportunity  (at the  discretion of the  Compensation
     Committee)
-    long-term equity incentive awards,
-    DERs and
-    401(k) retirement benefits.

     The Company believes that each executive  compensation  element helps it to
achieve one or more of the Company's compensation objectives.

     Compensation  decisions  are approved by the  Compensation  Committee.  The
Company  does not have a set date or period  during the  fiscal  year as to when
compensation  decisions  are  made.  The  evaluations  of  the  Named  Executive
Officers,  not including  Mr. Berg,  are solely  determined by the  Compensation
Committee at the recommendation of the Chief Executive Officer. Accordingly, the
Compensation  Committee  makes all  compensation  decisions  when  necessary and
appropriate during the year.

BASE SALARIES

     Each Named  Executive  Officer  receives a base salary.  Base  salaries are
intended to provide the executive with a base level of annual income that is not
contingent on the Company's performance.  Mr. Berg's base salary was set in 1998
not long after the Berg Group  acquired  control of the Company and has not been
modified since then. Initial base salaries paid to the Company's other executive
officers are intended to recognize each individual's scope of  responsibilities,
past accomplishments, fundamental skills and experience within the industry. The
Compensation  Committee may give  different  weight to each of these factors for
each executive  officer,  as it deems  appropriate.  None of the Company's Named
Executive Officers has a written employment  agreement.  The Company's policy is
to pay the Named  Executive  Officers'  base salaries in cash. The base salaries
are reviewed  annually by the  Compensation  Committee  and may be adjusted from
time to time,  at its  discretion,  to recognize  increases  in  responsibility,
outstanding individual performance and promotions.

     There were no base salary adjustments in 2008.

                                     - 8 -




ANNUAL CASH INCENTIVE

     The  Company  does not have a cash  incentive  program or other bonus plan.
However,  the  Compensation  Committee  may  decide  to  grant  bonuses  in  its
discretion for  outstanding  individual  performance  and  contributions  to the
Company. No cash bonus was awarded in 2008.

LONG-TERM EQUITY INCENTIVE AWARDS

     The objectives of the Company's  long-term incentive  compensation  program
are to:

-    reward achievement over a multi-year period,
-    align the interests of executives  with those of  stockholders  by focusing
     executives on the stockholder return performance of the Company, and
-    provide a retention mechanism through multi-year vesting.

     The 2004 Plan allows for long-term  equity  incentive  awards to executives
and key  employees  of, and  consultants  and other  service  providers  to, the
Company, its subsidiaries and advisors through grants of stock option rights and
other equity awards, including restricted stock, stock grants,  restricted stock
units, performance units, other stock-based  compensation,  including O.P. Units
exchangeable  for  shares of  common  stock,  and  dividend  equivalent  rights.
Generally,  awards are  granted in the form of  options  to  purchase  shares of
common stock of the Company.  The awards align the recipient's interest with the
interests of  stockholders  by providing  him with an ownership  interest in the
Company and a stake in the Company's  success.  The 2004 Plan is administered by
the  Compensation  Committee,  which  has  the  discretion  to  determine  those
individuals  or entities  to whom  awards will be granted,  the number of shares
subject to such rights and awards and other terms and  conditions of the grants.
Each stock  option  award has a vesting  period that is tied to each  employee's
continued service to the Company.

STOCK OPTION RIGHTS

     The Compensation  Committee determines and approves all stock option grants
and other equity awards to executive  officers and has  authorized the Company's
Chief Executive Officer to determine stock option grants and other equity awards
for all other  employees,  subject to the Compensation  Committee's  approval of
total share  allocations  from the 2004 Plan.  The Company's  policy has been to
grant  options to  purchase  shares upon hiring an  executive  and  periodically
thereafter  as  part  of  the  annual  performance  reviews,  presented  to  the
Compensation  Committee  by Mr. Berg.  No options to purchase  common stock have
ever been  granted  to Mr.  Berg,  or any  member of the Berg  Group,  under any
compensation  arrangement.  In  determining  the  initial  size of stock  option
grants,  the Compensation  Committee  considers the executive  position with and
responsibilities  to the Company,  potential  for increased  responsibility  and
promotion over the option term. In making  additional  option grants pursuant to
performance  reviews,  the  Compensation  Committee  bases its  decision  upon a
subjective  evaluation of the  executive  officers'  performance  in meeting the
Company's corporate  objectives.  Generally,  each stock option grant allows the
executive  officer to purchase  shares of the Company's  common stock at a price
per share equal to the market value on the date of grant,  but the  Compensation
Committee  has the  power  to  grant  options  at a lower  price  if  considered
appropriate under the circumstances.

     Each  stock  option  grant  generally  becomes  exercisable,  or vests,  in
installments  over time (typically  monthly over four years), or contingent upon
the executive's  continued  employment with the Company. The stock option grants
generally expire on the sixth anniversary of the grant date.

     The Company has  established  a policy and procedure on stock option grants
that includes the following provisions governing the timing of such grants:

-    The Compensation Committee determines and approves all stock option awards;
-    The grant date of stock option awards is always the date of the approval of
     the grants;
-    Management has no control over selecting the date;
-    The  exercise  price of the stock  options is equal to fair  market  value,
     which under the 2004 Plan is the closing  price of a share of common  stock
     on the date of grant on the principal  trading market for the common stock,
     which was the AMEX until the Company  transferred  its exchange  listing to
     NASDAQ in March 2008; and
-    Stock option awards are promptly reported on Form 4 with the Securities and
     Exchange Commission for all Named Executive Officers.

     The Company grants options  infrequently  at the  Compensation  Committee's
discretion. The Company does not have a policy providing for the coordination of
option grants with the release of material non-public information.

                                     - 9 -



     In November 2008, the Compensation  Committee  approved and granted options
to purchase  225,000  shares of common stock to Mr. Pham at an exercise price of
$6.14 per share,  which was the closing  price of a share of common stock on the
date of grant.  37,500 options  vested  immediately  while 112,500  options vest
monthly for 36 months and 75,000 options vest monthly for 48 months. The options
have a term of six years from date of grant.  These options were approved by the
Compensation Committee, with respect to his 2008 individual performance.

     In March 2009, the Compensation  Committee  approved and granted options to
purchase  500,000  shares of common stock to Mr. Marino at an exercise  price of
$5.99 per share,  which was the closing  price of a share of common stock on the
date of grant.  175,000  options vested  immediately  while 100,000 options vest
monthly for nine  months and 225,000  options  vest  monthly for 36 months.  The
options have a term of six years from date of grant. These options were approved
by the Compensation Committee,  with respect to his 2008 individual performance.
The Compensation  Committee intended to grant these options in 2008, but because
the number of shares exceeded the calendar year maximum  provided under the 2004
Plan, it was made at this time.

DIVIDEND EQUIVALENT RIGHTS

     In April 2005, the Compensation Committee approved awards of 80,000 DERs to
Mr.  Marino and  20,000  DERs to Mr.  Pham  under the 2004  Plan.  Each such DER
represents  the current  right to receive the dividend  paid on one share of the
Company's  common stock when paid by the Company,  for as long as the  recipient
remains  employed  by the  Company.  The  DERs  were  awarded  to  enable  these
executives to participate in  distributions  to  stockholders  without having to
exercise their stock options,  which may not have significant value in the short
run.

     The dividend  rate declared for each quarter in 2008 was $0.20 per share of
common  stock,  which is  equivalent  to $0.80 per share of common stock for the
year.  Consequently,  in 2008,  the Company  paid $64,000 and $16,000 to Messrs.
Marino and Pham, respectively, with respect to their DERs.

401(K) RETIREMENT BENEFITS

     The Company  provides  retirement  benefits  to all of its Named  Executive
Officers  under  the  terms of its  tax-qualified  401(k)  defined  contribution
retirement plan. Each year the Company makes an automatic matching  contribution
on behalf of each participant  equal to 15% of the  participant's  compensation,
regardless  of  whether  the  participant  contributes  to the  plan.  The Named
Executive  Officers  participate in the plan on substantially  the same terms as
the Company's other participating employees.

     For 2008,  the Company  made 401(k)  plan  contributions  in the amounts of
$22,500, $34,500 and $22,980 for Messrs. Berg, Marino and Pham, respectively.

TAX CONSIDERATIONS

     The Compensation  Committee  endeavors to award  compensation  that will be
deductible for income tax purposes.  Section 162(m) of the Internal Revenue Code
generally disallows a tax deduction to publicly-held  companies for compensation
paid to "covered"  executive  officers,  to the extent that compensation paid to
such an  officer  exceeds  $1  million  during  the  taxable  year.  None of the
compensation paid to our covered executive  officers for the year ended December
31,  2008 that  would be taken  into  account in  determining  a Section  162(m)
limitation  exceeded the $1 million limit. The Company's 2004 Plan and awards to
executives under that plan have been structured so that any compensation  deemed
paid to an executive  officer in connection with the exercise of options with an
exercise  price equal to the fair market value the shares on the grant date will
qualify  as  performance-based  compensation  that will not be subject to the $1
million  limitation.  The  Compensation  Committee  does not  expect to take any
action  at this  time to  modify  cash  compensation  payable  to the  executive
officers that would result in the application of Section 162(m).

                                     - 10 -







                          COMPENSATION COMMITTEE REPORT

     The  Compensation  Committee has reviewed and discussed with management the
Compensation Discussion and Analysis included in this Proxy Statement.  Based on
this review and discussion,  the Compensation Committee recommended to the Board
of Directors that the  Compensation  Discussion and Analysis be included in this
Proxy  Statement and in the Company's  Annual Report on Form 10-K filed with the
SEC for the fiscal year ended December 31, 2008.


The Compensation Committee of the Board of Directors:

William A. Hasler
Lawrence B. Helzel
Martin S. Roher


                                     - 11 -







                             EXECUTIVE COMPENSATION

Summary Compensation Table

     The following table summarizes the  compensation  received by the Company's
Named Executive  Officers for the fiscal years ended December 31, 2008, 2007 and
2006.



                                                                     Stock      Option         All Other
   Name and Principal Position    Year    Salary ($)  Bonus ($)(1)   Awards  Awards ($)(2) Compensation ($)(3)  Total ($)
   ---------------------------- -------- ------------ ------------ --------- ------------- ------------------- ----------
                                                                                          
   Carl E. Berg                   2008      100,000        -          -            -             22,500         122,500
     Chairman and                 2007      100,000        -          -            -             22,500         122,500
     Chief Executive Officer      2006      100,000        -          -            -             22,500         122,500
   Raymond V. Marino              2008      250,000        -          -        186,856           98,500         535,356
     President and                2007      250,000     150,000       -        223,752           84,950         708,702
     Chief Operating Officer      2006      200,000        -          -         93,151           81,200         374,351
   Wayne N. Pham                  2008      138,000        -          -         85,084           38,980         262,064
     Vice President of Finance    2007      138,000        -          -         88,108           35,420         261,528
     and Controller               2006      112,500        -          -         30,993           29,675         173,168


(1)  Mr. Marino's bonus comprised of $75,000 for 2006 and 2007.
(2)  Represents the amount of compensation  cost related to option grants to the
     Named Executive Officers  recognized by the Company for financial statement
     reporting  purposes for the fiscal years ended December 31, 2008,  2007 and
     2006  calculated  using the  Black-Scholes  option pricing method under FAS
     123(R), but excluding any estimate of future forfeiture.  This cost relates
     to option  awards  granted  in 2008,  2007 and 2005.  These  amounts do not
     represent   payments  actually  received  by  the  officers.   For  further
     information  on the  Black-Scholes  calculation,  please  refer  to Item 8,
     "Financial  Statements and  Supplementary  Data - Note 10" in the Company's
     Annual Report on Form 10-K for the year ended December 31, 2008.
(3)  Represents  matching  contributions to the Company's  defined  contribution
     retirement  plan  (401(k)  Plan) and  payments  received  from DERs,  which
     amounts are discussed above under "Compensation Discussion and Analysis."


GRANTS OF PLAN-BASED AWARDS FOR 2008

     The following table sets forth summary information  regarding all grants of
plan-based awards made to the Company's Named Executive Officers during the year
ended December 31, 2008.



                                          All Other
                                           Options
                                            Awards:       Exercise
                                          Number of        or Base
                                          Securities      Price of
                                          Underlying        Option        Grant Date
        Name              Grant Date      Options(#)     Awards($/Sh)     Fair Value
---------------------    ------------    ------------    ------------    ------------
        (a)                 (b)(1)            (j)            (k)            (l)(4)
                                                              
Raymond V. Marino         01/01/2008       300,000(2)       $9.51          $169,789

Wayne N. Pham             01/01/2008       135,000(2)       $9.51          $ 76,405
                          11/19/2008       225,000(3)       $6.14          $ 27,837
-------------------------------------------------------------------------------------


(1)  The table  excludes the following  option award that was made in respect of
     2008 performance,  but was not granted until March 6, 2009: 500,000 options
     granted to Raymond V. Marino at an exercise price of $5.99 per share.  This
     option award vests as follows: 175,000 options vest immediately on the date
     of grant,  225,000  options vest monthly for 36 months and 100,000  options
     vest monthly for nine months.  These  options have a term of six years from
     the date of grant,  subject to continued  employment with the Company.  The
     grant date fair value for these 500,000 options was $71,619.

(2)  These option awards vest monthly for 48 months and have a term of six years
     from the date of grant, subject to continued employment with the Company.

(3)  This option award vests as follows:  37,500 options vest immediately on the
     date of grant,  112,500  options  vest  monthly  for 36 months  and  75,000
     options vest monthly for 48 months.  These options have a term of six years
     from the date of grant, subject to continued employment with the Company.

(4)  These amounts are the grant date fair value of the option awards determined
     in accordance with FAS 123(R).


OUTSTANDING EQUITY AWARDS AT FISCAL YEAR-END

     The following table provides  information  about  outstanding stock options
held by the Named Executive Officers as of December 31, 2008.

                                     - 12 -





                                                                            Option Awards
                             -------------------------------------------------------------------------------------------------------
                               Number of Securities     Number of Securities
                              Underlying Unexercised   Underlying Unexercised
                                    Options (#)              Options (#)
Named Executive Officer             Exercisable             Unexercisable       Option Exercise Price($)(1)  Option Expiration Date
---------------------------- ------------------------ ------------------------- --------------------------- ------------------------
                                                                                                     
Carl E. Berg                            -                        -                          -                          -

Raymond V. Marino                    375,000                     -                        11.33 (2)               04/23/2009
                                     250,000                     -                        10.00 (3)               04/26/2011
                                     119,792                  130,208                     12.09 (4)               01/11/2013
                                      68,750                  231,250                      9.51 (5)               12/31/2013

Wayne N. Pham                        100,000                     -                        10.00 (6)               04/26/2011
                                      47,917                   52,083                     12.09 (7)               01/11/2013
                                      30,938                  104,062                      9.51 (8)               12/31/2013
                                      42,188                  182,812                      6.14 (9)               11/18/2014


(1)  The  exercise  price for each of the stock  option  grants was based on the
     closing  price of the  Company's  common stock on the AMEX or NASDAQ on the
     date the Compensation Committee approved the grant.
(2)  Represents  options to purchase  375,000  shares granted on April 24, 2001,
     which vest and become  exercisable as follows:  approximately  8.33% of the
     total  number  of shares  granted  six  months  after the date of grant and
     approximately 1.39% of the shares each month thereafter for 66 months.
(3)  Represents  options to purchase  250,000  shares granted on April 27, 2005,
     which vest and become exercisable as follows:  approximately  11.11% of the
     total number of shares on the date of grant and approximately  1.39% of the
     shares each month thereafter for 32 months.
(4)  Represents  options to purchase 250,000 shares granted on January 12, 2007,
     which vest and become  exercisable as follows:  approximately  2.08% of the
     total shares each month for 48 months.
(5)  Represents  options to purchase  300,000 shares granted on January 1, 2008,
     which vest and become  exercisable as follows:  approximately  2.08% of the
     total shares each month for 48 months.
(6)  Represents  options to purchase  100,000  shares granted on April 27, 2005,
     which vest and become exercisable as follows:  approximately  11.11% of the
     total number of shares on the date of grant and approximately  1.39% of the
     shares each month thereafter for 32 months.
(7)  Represents  options to purchase 100,000 shares granted on January 12, 2007,
     which vest and become  exercisable as follows:  approximately  2.08% of the
     total shares each month for 48 months.
(8)  Represents  options to purchase  135,000 shares granted on January 1, 2008,
     which vest and become  exercisable as follows:  approximately  2.08% of the
     total shares each month for 48 months.
(9)  Represents options to purchase 225,000 shares granted on November 19, 2008,
     which vest and become exercisable as follows:  37,500 shares on the date of
     grant,  approximately  2.78% of 112,500 shares each month thereafter for 36
     months and approximately 2.08% of 75,000 shares each month for 48 months.

OPTION EXERCISES IN LAST FISCAL YEAR

     There was no  exercise  of option  awards by the Named  Executive  Officers
during the year ended December 31, 2008.

POTENTIAL PAYMENTS UPON TERMINATION OR A CHANGE IN CONTROL

     The  Company  does  not  have  any  written  employment  agreements  or any
arrangements  or  commitments  with regard to the payment of  compensation  upon
termination  of employment or a change in control of the Company with any of its
Named Executive Officers.

SECURITIES AUTHORIZED FOR ISSUANCE UNDER EQUITY COMPENSATION PLAN

     The following table provides  information as of December 31, 2008 regarding
equity  compensation  plans  approved by the  Company's  security  holders.  The
Company does not have any equity  compensation plans that have not been approved
by its security holders.



                                                                                                              Number of Shares of
                                                        Number of Shares of                                 Common Stock Remaining
                                                        Common Stock to be          Weighted-Average        Available for Future
                                                       Issued Upon Exercise        Exercise Price of        Issuance Under Equity
                  Plan Category                       of Outstanding Options      Outstanding Options        Compensation Plans
--------------------------------------------------    ----------------------    -----------------------   --------------------------

                                                                                                            
Equity Compensation plans approved by security holders       3,132,500                     $9.63                      1,380,535

Total                                                        3,132,500                     $9.63                      1,380,535



                                     - 13 -



SHARE OWNERSHIP

     The following  table sets forth certain  information  as of March 31, 2009,
concerning the ownership of common stock by (i) each  stockholder of the Company
known  by  the  Company  to be the  beneficial  owner  of  more  than  5% of the
outstanding  shares of common  stock,  (ii) each current  member of the Board of
Directors  of the  Company,  (iii) each  Named  Executive  Officer  and (iv) all
current directors and executive officers of the Company as a group.

     The Company has relied on information  supplied by its officers,  directors
and certain stockholders and on information contained in filings with the SEC.




                                                                                              Percent of All
                                                                                             Shares of Common
                                                                                              Stock(Assuming
                                              Number of Shares     Percent of                  Exchange of       Percent of All
                                              of Common Stock     All Shares of    Number of   Holder's O.P.    Shares of Common
Name and Address (1(4))                    Beneficially Owned(1)  Common Stock    O.P. Units     Units)(2)    Stock/O.P. Units(1)(2)
------------------------------------------------------------------------------------------------------------------------------------
                                                                                                     
Executive Officers and Directors:
Carl E. Berg                                    2,000,000            8.52%       43,213,297(3)(10)   67.81%          42.26%
  Chairman of the Board, Chief Executive
  Officer and Director
Raymond V. Marino                               1,150,555 (4)        4.93%            -               4.93%           1.08%
  President, Chief Operating Officer and
  Director
Wayne N. Pham                                     284,958 (5)        1.21%            -               1.21%              *
  Vice President of Finance and Controller
William A. Hasler, Director                       117,125 (6)          *              -                *                 *
Lawrence B. Helzel, Director                      287,625 (7)        1.23%            -               1.23%              *
Martin S. Roher, Director                         116,250 (8)          *              -                *                 *
5% Stockholders:
Integre Advisors, LLC                           1,498,248 (12)       6.39%            -               6.39%           1.40%
  277 Park Avenue, 49th Floor
  New York, NY 10172
Ingalls & Snyder, LLC                           3,212,129 (13)      13.69%            -              13.69%           3.00%
  61 Broadway
  New York, NY 10006
Clyde J. Berg                                        -                 *         43,478,470(9)(10)   64.95%          40.64%
Berg & Berg Enterprises, Inc. (10)                   -                 *         10,789,383          31.50%          10.08%
Thelmer G. Aalgaard                                  -                 *          1,849,505           7.31%           1.73%
All Directors and Officers as a group           4,089,847 (11)         17.43%    43,213,297(3)       70.94%          44.21%
  (6 persons)

* Less than 1%.


(1)  Beneficial  ownership is  determined  in  accordance  with the rules of the
     Securities and Exchange  Commission,  which generally attribute  beneficial
     ownership of  securities to persons who possess sole or shared voting power
     and/or  investment  power with  respect  to those  securities  and  include
     securities  which such  person  has the right to acquire  within 60 days of
     March 31,  2009.  Unless  otherwise  indicated,  the  persons  or  entities
     identified in this table have sole voting and investment power with respect
     to all shares shown as beneficially  owned by them. Common stock percentage
     ownership interest  calculations are based on 21,748,211 shares outstanding
     as of March 31, 2009 and exclude all shares of common stock  issuable  upon
     the  exercise  of  outstanding  options  other than the shares so  issuable
     within 60 days under  options held by the named person.  Common  stock/O.P.
     Units percentage  ownership interest  calculations are based on 105,275,176
     shares of common stock and O.P. Units  exchangeable  for common stock as of
     March 31, 2009.

(2)  Assumes O.P.  Units are exchanged for shares of common stock without regard
     to (i) whether such O.P.  Units may be exchanged for shares of common stock
     within  60 days of  March  31,  2009,  and  (ii)  certain  ownership  limit
     provisions   set  forth  in  the   Company's   Articles  of  Amendment  and
     Restatement, including the overall ownership limit of 20% applicable to all
     members of the Berg Group by agreement with the Company.

(3)  Includes  O.P.  Units in which Mr.  Carl E. Berg has a  pecuniary  interest
     because of his status as a limited  partner in the operating  partnerships.
     Also  includes an  additional  10,789,383,  196,428  and 169,131  shares of
     common  stock held by or issuable on  exchange of O.P.  Units  beneficially
     owned by Berg & Berg Enterprises,  Inc., Berg & Berg  Enterprises,  LLC and
     West  Coast  Venture  Capital,  Inc.,  respectively.   Mr.  Berg  disclaims
     beneficial  interest in any shares or O.P. Units deemed  beneficially owned
     by Kara Ann Berg, his adult daughter, and the 1981 Kara Ann Berg Trust.

(4)  Includes  1,080,555 shares of common stock issuable on exercise of options.
     Does not  include  594,445  unvested  shares of common  stock  issuable  on
     exercise of options that are not exercisable within 60 days.

(5)  Includes  268,958  shares of common stock  issuable on exercise of options.
     Does not  include  291,042  unvested  shares of common  stock  issuable  on
     exercise of options that are not exercisable within 60 days.

                                     - 14 -


(6)  Includes  103,125  shares of common stock  issuable on exercise of options.
     Does not  include  76,875  unvested  shares of  common  stock  issuable  on
     exercise of options that are not exercisable within 60 days.

(7)  Includes  103,125  shares of common stock  issuable on exercise of options.
     Does not  include  76,875  unvested  shares of  common  stock  issuable  on
     exercise of options that are not exercisable within 60 days.

(8)  Includes  26,250  shares of common  stock  issuable on exercise of options.
     Does not  include  63,750  unvested  shares of  common  stock  issuable  on
     exercise of options that are not exercisable within 60 days.

(9)  Includes  O.P.  Units in which Mr.  Clyde J. Berg has a pecuniary  interest
     because of his status as a limited  partner in the operating  partnerships.
     Also includes  L.P.  Units held by Mr. Berg as trustee of the 1981 Kara Ann
     Berg Trust and an additional  10,789,383  shares of common stock held by or
     issuable  on  exchange  of O.P.  Units  beneficially  owned  by Berg & Berg
     Enterprises,  Inc.  This does not  include any shares  deemed  beneficially
     owned by Sonya L. Berg and Sherri L. Berg, his adult daughters, as to which
     he disclaims beneficial ownership.

(10) Carl E. Berg is an  executive  officer and  director and Clyde J. Berg is a
     director of Berg & Berg  Enterprises,  Inc. With members of their immediate
     families, the Messrs. Berg beneficially owns, directly and indirectly,  all
     of the O.P.  Units of Berg & Berg  Enterprises,  Inc.  Amounts are reported
     separately  based on the Schedule 13G/A filed on behalf of certain  members
     of the  Berg  Group  under  common  control  reporting  shared  voting  and
     dispositive  power for  75,902,384  O.P.  Units  representing  the right to
     acquire  the same  number of shares of common  stock,  subject  to  certain
     conditions, including ownership limits.

(11) Current  officers and  directors  include Carl E. Berg,  Raymond V. Marino,
     Wayne N. Pham,  William A. Hasler,  Lawrence B. Helzel and Martin S. Roher.
     See Notes 3 through 8.

(12) Represents  the  number of shares of  common  stock  beneficially  owned as
     reported on Schedule 13G filed with the Securities and Exchange  Commission
     on March 23, 2009 by Integre Advisors, LLC. The Schedule 13G indicates that
     the  reporting  entity is an  investment  adviser  and has sole  voting and
     dispositive powers for the number of shares of common stock listed above.

(13) Represents  the  number of shares of  common  stock  beneficially  owned as
     reported  on  Schedule   13G/A  filed  with  the  Securities  and  Exchange
     Commission on March 24, 2009 by Ingalls & Snyder,  LLC. The Schedule  13G/A
     indicates  that the  reporting  entity is a broker dealer and an investment
     adviser and has shared dispositive power for the number of shares of common
     stock listed above.

(14) Unless  otherwise  indicated,  the address for each of the person listed is
     c/o Mission West  Properties,  Inc.,  10050 Bandley  Drive,  Cupertino,  CA
     95014.

                                     - 15 -



CONTRACTUAL AND OTHER CONTROL ARRANGEMENTS

     SPECIAL BOARD VOTING PROVISIONS. The Charter and Bylaws provide substantial
control rights for the Berg Group.  These rights include a requirement  that Mr.
Berg or his designee as director approve certain fundamental  corporate actions,
including amendments to the Charter and Bylaws and any merger,  consolidation or
sale of all or  substantially  all of the  Company's  assets.  In addition,  the
Bylaws  provide that a quorum  necessary to hold a valid meeting of the Board of
Directors must include Mr. Berg or his designee. The rights described in the two
preceding  sentences  apply  only as long as the Berg  Group  members  and their
affiliates, other than the Company and the Operating Partnerships,  beneficially
own, in the aggregate, at least 15% of the outstanding shares of common stock on
a fully diluted basis. In addition,  directors representing more than 75% of the
entire Board of Directors must approve other significant  transactions,  such as
incurring debt above certain amounts,  acquiring assets and conducting  business
other than through the Operating Partnerships.

     BOARD OF DIRECTORS REPRESENTATION. The Berg Group members have the right to
designate  two of the director  nominees  submitted by the Board of Directors to
stockholders  for  election,  as  long  as the  Berg  Group  members  and  their
affiliates, other than the Company and the Operating Partnerships,  beneficially
own,  in the  aggregate,  at least 15% of the  Company's  outstanding  shares of
common stock on a fully diluted  basis.  If the fully  diluted  ownership of the
Berg Group members and their  affiliates is less than 15% but is at least 10% of
the common stock,  the Berg Group members have the right to designate one of the
director  nominees  submitted  by the Board of  Directors  to  stockholders  for
election.  Its right to  designate  director  nominees  affords  the Berg  Group
substantial  control and  influence  over the  management  and  direction of the
Company.

     SUBSTANTIAL  OWNERSHIP  INTEREST.  The Berg Group currently owns O.P. Units
representing  approximately  72.1%  of the  equity  interests  in the  operating
partnerships.  The O.P.  Units may be  converted  into  shares of common  stock,
subject to  limitations  set forth in the  Charter  (including  an  overall  20%
ownership  limitation for the Berg Group),  and other  agreements  with the Berg
Group.  Upon  conversion  these shares  would  represent  voting  control of the
Company.  The Berg Group's  ability to exchange its O.P.  Units for common stock
permits it to exert  substantial  influence over the management and direction of
the Company.

     LIMITED PARTNER APPROVAL RIGHTS. Mr. Berg and other limited partners of the
Operating Partnerships,  including other members of the Berg Group, may restrict
the Company's  operations and activities through rights provided under the terms
of the Amended and Restated Agreement of Limited  Partnership which governs each
of the Operating  Partnerships  and the  Company's  legal  relationship  to each
Operating Partnership as its general partner.  Matters requiring approval of the
holders of a majority of the O.P.  Units,  which  necessarily  would include the
Berg Group, include (i) the amendment, modification or termination of any of the
Operating Partnership  Agreements;  (ii) the transfer of any general partnership
interest in the  Operating  Partnerships,  including,  with certain  exceptions,
transfers attendant to any merger,  consolidation or liquidation of the Company;
(iii) the  admission of any  additional or  substitute  general  partners in the
Operating  Partnerships;  (iv) any other  change  of  control  of the  Operating
Partnerships;  (v) a general  assignment  for the  benefit of  creditors  or the
appointment  of a  custodian,  receiver  or  trustee of any of the assets of the
Operating  Partnerships;  and (vi) the institution of any bankruptcy  proceeding
for any Operating Partnership.

     In  addition,  as long as the Berg  Group  members  and  their  affiliates,
beneficially  own, in the aggregate,  at least 15% of the outstanding  shares of
common  stock on a fully  diluted  basis,  the consent of the  limited  partners
holding  the  right  to vote a  majority  of the  total  number  of  O.P.  Units
outstanding  is also required with respect to (i) the sale or other  transfer of
all or substantially all of the assets of the Operating Partnerships and certain
mergers and business  combinations  resulting in the complete disposition of all
O.P. Units;  (ii) the issuance of limited  partnership  interests  senior to the
O.P. Units as to distributions,  assets and voting; and (iii) the liquidation of
the Operating Partnerships.

                                     - 16 -






                        TRANSACTIONS WITH RELATED PERSONS

PROPERTY  ACQUISITIONS  AND FINANCIAL  TRANSACTIONS  BETWEEN THE COMPANY AND THE
BERG GROUP

     In the past,  including  fiscal year 2008,  the  Company  has entered  into
agreements and engaged in  transactions  with Carl E. Berg, the Company's  Chief
Executive  Officer,  Chairman and  Director,  and with other members of the Berg
Group. The Company expects to enter into additional  agreements and transactions
with the Berg  Group  and Mr.  Berg in the  future.  All such  transactions  and
agreements  must  be  approved  for the  Company  by the  Independent  Directors
Committee,  as described  above under  "Corporate  Governance."  The Independent
Directors  Committee is responsible  for reviewing,  evaluating and  authorizing
action with respect to any transaction between the Company and any member of the
Berg Group.

     FORMATION  OF THE  COMPANY.  Through a series of  transactions  in 1997 and
1998, the Company became the vehicle for substantially all of the Silicon Valley
R&D property  activities of the Berg Group, which includes Mr. Berg, his brother
Clyde J. Berg,  members of their families and a number of entities in which they
have  controlling or  substantial  ownership  interests.  The Company owns these
former Berg Group properties, as well as the rest of its properties, through the
Operating  Partnerships,  of which  the  Company  is the sole  general  partner.
Through various property acquisition agreements with the Berg Group, the Company
has the right to  purchase,  on  pre-negotiated  terms,  R&D and other  types of
office  and light  industrial  properties  that the Berg Group  develops  in the
future in the states of  California,  Oregon and Washington the details of which
are set forth above.  Since  September 1998, the Company has acquired a total of
approximately  3,386,000 million rentable square feet of R&D buildings under the
Pending  Projects  Acquisition  Agreement  (expired)  and the Berg Land Holdings
Option  Agreement.  The total cost of these  properties was  approximately  $510
million.  The Company  issued a total of 28,510,261  O.P. Units and assumed debt
totaling approximately $232 million to acquire them.

     The  following  transactions  with the Berg Group  occurred or effected the
Company's operations or financial condition in fiscal year 2008:

     ACQUISITION  OF PROPERTY FROM THE BERG GROUP.  In January 2008, the Company
acquired an  approximately  111,500  rentable square foot newly  constructed R&D
building  located at 5981 Optical  Court in San Jose,  California  from the Berg
Group under the Berg Land Holdings Option Agreement. The total acquisition price
for this property was  approximately  $19.1 million.  The Company  acquired this
property by issuing a short-term note payable to the Berg Group, which was fully
repaid in July 2008. The transaction  was approved by the Independent  Directors
Committee of the Company's Board of Directors.

     RELATED  PARTY  DEBT.  As of  December  31,  2008,  debt in the  amount  of
approximately  $8.8  million  was due the  Berg  Group  under  a  mortgage  note
established May 15, 2000 in connection with the acquisition of a 50% interest in
Hellyer  Avenue  Limited  Partnership,  the obligor under the mortgage note. The
mortgage note bears  interest at 7.65%,  and is due in ten years with  principal
payments amortized over 20 years. In the fourth quarter of 2008, the Company and
the Berg Group agreed to extend the loan  maturity  date to June 2013.  Interest
expense   incurred  in  connection   with  the  Berg  Group  mortgage  note  was
approximately $0.7 million for the year ended December 31, 2008.

     During 2008, the Company issued  multiple  short-term  notes payable to the
Berg  Group  in  connection  with a  property  acquisition,  quarterly  dividend
distributions and a cash loan. The interest rates on these notes were LIBOR plus
2%. The aggregate loan amount totaled  approximately $50.6 million and was fully
repaid as of December 31, 2008. For the year ended  December 31, 2008,  interest
expense   incurred  in  connection  with  those  short-term  notes  payable  was
approximately $0.6 million.

     If the Company is unable to repay its debt to the Berg Group when due,  the
Berg Group  could take  action to enforce  the  Company's  payment  obligations.
Potential actions by the Berg Group to enforce these obligations could result in
the  foreclosure  in one or more of the Company's  properties and a reduction in
the amount of cash  distributions to its  stockholders.  In turn, if the Company
fails to meet the  minimum  distributions  test  because  of a loan  default  or
another  reason,  it could lose its REIT  classification  for federal income tax
purposes.

     TRANSFER OF INTEREST TO BERG GROUP IN CONSOLIDATED  JOINT VENTURE.  In July
2000,  the  Hellyer  Avenue  Limited  Partnership  ("Hellyer  LP") was  formally
organized as a California limited  partnership  between Mission West Properties,
L.P. ("MWP"), of which the Company is the managing general partner, and Republic
Properties Group ("RPC"),  an unaffiliated third party, as a general partner and
limited  partner.  MWP was designated as the managing general partner of Hellyer
LP. For a 50%  ownership  interest  in Hellyer  LP, RPC agreed to cause  Stellex
Microwave Systems, Inc. ("Stellex") to provide a 15-year lease on an approximate
160,000 square foot R&D building to be  constructed by Berg & Berg  Enterprises,
Inc. ("BBE") on land owned by another Berg Group member.

     As part of the  transaction,  MWP acquired the underlying  land pursuant to
the Berg Land Holdings  Option  Agreement for a price of $5.7 million by issuing
659,223 O.P.  Units to the Berg Group entity that owned the  property.  Further,
under the terms of the Hellyer LP partnership agreement MWP then contributed the
land to the  partnership  at an agreed value of $9.6 million which amount

                                     - 17 -


was to be  amortized  and  paid  to MWP in the  form of  income  and  cash  flow
preferences.  The  transaction  was  reviewed  and  approved by the  Independent
Directors Committee.

     In connection with the transaction, BBE built and paid for all improvements
on the land. The total cost of the R&D building,  exclusive of specified  tenant
improvements  obligations,  was approximately $11.4 million. Hellyer LP issued a
note for the amount of those  construction  costs to BBE, which note was secured
by the buildings.

     Because  RPC's  interest  in  Hellyer  LP was  attributable  solely  to its
commitment  to obtain  Stellex as a tenant  for the  property,  the  partnership
agreement  provided  that if a payment  default  occurred  within the first five
years  of the  Stellex  lease,  RPC  would  lose  100%  of its  interest  in the
partnership,  and if a payment  default  occurred  during the  second  five year
period under the lease, RPC would lose 50% of its interest in Hellyer LP.

     Pursuant  to RPC's  commitment  to  Hellyer  LP,  Stellex  executed a lease
agreement  obligating Stellex,  among other things, to pay monthly rent starting
at $1.60 per square foot on a triple net basis for 15 years and to reimburse BBE
for the tenant improvement  obligations,  which ultimately totaled approximately
$10.5 million.

     Under the lease terms,  Stellex was  obligated to reimburse BBE in full for
the tenant  improvement costs no later than August 25, 2000. Several days before
the due date, representatives of Stellex met with representatives of the Company
and  informed  them that  Stellex  could not pay the  balance  due BBE.  Stellex
requested the Company  immediately to draw down the letter of credit as a result
of a default on the tenant improvement payment required under the lease.

     On September 1, 2000, MWP, as the general partner of Hellyer LP, ceased all
allocations  of income and cash flow to RPC and  exercised  the right  under the
partnership  agreement  to cancel  RPC's  entire  interest  in the  partnership.
Following  discussions with and approval by the Independent Directors Committee,
the Company  authorized  the  transfer  of RPC's  interest in Hellyer LP to BBE.
Under the Berg Land  Holdings  Option  Agreement and the  Acquisition  Agreement
dated as of May 14, 1998, the Independent Directors Committee had the right, but
not  the  obligation,  to  reacquire  the  property  interest  and  the  related
distributions  related to the  property  interest at any time.  The transfer was
effective as of September 1, 2000.

     Stellex filed for bankruptcy  protection on September 12, 2000. On November
20, 2000,  RPC filed suit in the Circuit Court of Maryland for Baltimore City to
recover past  distributions and its interest in the Hellyer LP., and the Company
counter-sued on behalf of MWP and itself in Superior Court of California for the
County of Santa Clara in February 2001.

     In January 2002, Stellex was acquired through its bankruptcy  proceeding by
a division of Tyco  Corporation.  In connection with the acquisition of Stellex,
the purchaser assumed the lease with Hellyer LP, agreed to comply with all terms
of the lease and reimbursed BBE for the tenant  improvements,  as required under
the lease agreement and the Bankruptcy Court order.

     Since the  inception  of Hellyer  LP, the  Company  has  accounted  for the
properties owned by the partnership on a consolidated basis, with reductions for
the minority  interest held by the minority partner (first RPC and then BBE). In
each  period,  the  Company  has  accrued  amounts  payable by Hellyer LP to the
minority interest partner, including BBE, prior to payment. Through December 31,
2008, accumulated cash flow distributions from Hellyer LP totaling approximately
$5.6 million were accrued,  of which $5.3 million was  distributed to BBE, which
has been classified on the Company's  consolidated  balance sheets as an account
receivable  from BBE with an offsetting  account payable to BBE. The Company did
not object to that proposed classification.

     On November 20, 2000,  RPC  commenced a lawsuit  against MWP in the Circuit
Court of Maryland for Baltimore City. After lengthy litigation, which included a
trial on the merits and subsequent  appeals,  in April 2006  Maryland's  highest
Court upheld an earlier  Maryland  Appeals Court ruling in favor of MWP, finding
that the Circuit Court of Maryland could not assert personal  jurisdiction  over
MWP in the RPC suit.  The Court  vacated the  judgment and decision in the trial
court and  dismissed  the entire  Maryland  suit.  In February  2001,  while the
Maryland case was pending, MWP filed a suit against RPC in the Superior Court of
the State of California for the County of Santa Clara,  Case No. CV 796249.  The
case was  stayed  pending  resolution  of the  Maryland  case,  and the  Company
dismissed  its suit on March 4, 2005.  In April  2005,  RPC  submitted  a motion
asking the Superior Court to reinstate the case,  which the Court granted on May
25,  2005.  On July 5, 2006,  RPC filed a  cross-complaint  in the case  seeking
partnership  distributions  to  which  we  demurred.  The  Court  sustained  the
Company's  demurrer  with  leave to amend.  Subsequently,  RPC filed an  amended
complaint,  and the Company  submitted another demurrer seeking dismissal of the
claims on statute of  limitations  grounds.  On  February  20,  2007,  the Court
overruled the Company's demurrer.  The Company sought a writ from the California
State  Court of Appeal  for the Sixth  District  to  direct  the lower  court to
reverse its decision,  but the petition for the writ was denied.  In April 2008,
the Company filed a motion for summary judgment in the California Superior Court
which was denied. In October 2008, a motion filed by RPC for summary judgment in
the  California  Superior Court was denied.  A trial in the California  Superior
Court commenced in February 2009 and is expected to conclude in May 2009.

                                     - 18 -


     The Independent Directors Committee of the Board of Directors has exercised
the right to  acquire on behalf of the  Company  the  former  RPC  interest  and
related distributions from Berg & Berg Enterprises,  Inc. under the terms of the
Berg Land Holdings  Option  Agreement  between the Company and the Berg Group if
the litigation is ultimately decided in favor of the Company.

     BERG COMMITMENT TO COMPLETE FUTURE  IMPROVEMENTS AND BUILDING IN CONNECTION
WITH  CERTAIN  ACQUISITIONS  FROM THE BERG  GROUP  UNDER THE BERG LAND  HOLDINGS
OPTION AGREEMENT. The Berg Group has an approximately $7.5 million commitment to
complete an  approximately  75,000 to 90,000  rentable  square foot  building in
connection  with the  Company's  2001  acquisition  of 245 Caspian in Sunnyvale,
which  consisted  of  approximately  three  acres of  unimproved  land zoned for
commercial  development.  The Berg Group  plans to satisfy  this  commitment  to
construct a building when requested by the Company following the approval of the
Independent Directors Committee.

     In 2008,  the Berg Group  satisfied a $2.5 million  commitment  to complete
certain tenant improvements in connection with the Company's 2002 acquisition of
5345 Hellyer Avenue in San Jose, California.

     BERG CONTROLLED  ENTITIES HAVE FINANCIAL  INTERESTS IN CERTAIN TENANTS THAT
LEASE SPACE FROM THE COMPANY.  During the year ended December 31, 2008,  Carl E.
Berg or entities  controlled  by Mr. Berg held  financial  interests  in several
companies  that  lease  space from the  operating  partnerships,  which  include
companies  where  Mr.  Berg has a greater  than 10%  ownership  interest.  These
related  tenants  contributed  approximately  $1.2 million in rental  revenue in
2008.

     LEASING AND OVERHEAD REIMBURSEMENTS PROVIDED BY BERG CONTROLLED ENTITY. The
Company currently leases office space owned by Berg & Berg Enterprises, Inc., an
affiliate  of Carl E.  Berg and  Clyde J.  Berg.  Rental  amounts  and  overhead
reimbursements  paid to Berg & Berg Enterprises,  Inc. were $0.1 million for the
year ended December 31, 2008.


             SECTION 16(a) BENEFICIAL OWNERSHIP REPORTING COMPLIANCE

     Section 16(a) of the Securities Exchange Act of 1934, as amended,  requires
the Company's directors, executive officers and persons who own more than 10% of
a  registered  class of the  Company's  equity  securities  to file with the SEC
initial reports of ownership and reports of changes in ownership of common stock
and other equity securities of ours.  Directors,  executive officers and greater
than 10% holders  are  required by SEC  regulation  to furnish the Company  with
copies of all Section 16(a) reports they file.

     To the  Company's  knowledge,  based  solely on review of the copies of the
above-mentioned  reports  furnished  to the Company and written  representations
regarding all reportable transactions, during the fiscal year ended December 31,
2008,  all  Section  16(a)  filing  requirements  applicable  to its  directors,
officers and greater than ten percent holders were complied with on time.


                                     - 19 -





                             AUDIT COMMITTEE REPORT

     The Board of Directors  adopted an amended Audit Committee Charter on April
28, 2004,  which sets forth the  responsibilities  of the Audit  Committee.  The
Company  notes,  however,  that  management has primary  responsibility  for its
consolidated  financial  statements and the overall financial reporting process,
including  its  system  of  internal   controls.   Furthermore,   the  Company's
independent registered public accounting firm audits management's  assessment of
the  effectiveness  of  internal  control  over  financial   reporting  and  the
consolidated  financial statements prepared by management,  expresses an opinion
on whether those consolidated  financial statements fairly present the financial
position,  results of operations  and cash flows in conformity  with  accounting
principles  generally  accepted in the United  States of America,  and discusses
with the Audit  Committee  any issues  they  believe  should be raised  with the
Company.

     The Audit  Committee  has  reviewed and  discussed  the  Company's  audited
consolidated   financial  statements  for  fiscal  year  2008  and  management's
assessment of the  effectiveness  of internal  control over financial  reporting
with management and the Company's independent registered public accounting firm,
Burr,  Pilger & Mayer,  LLP ("BPM").  The Audit Committee has discussed with BPM
matters  required to be discussed by Statement on Auditing  Standards No. 61, as
amended (AICPA, Professional Standard, Vol. 1, AU section 380). BPM has provided
to the Audit Committee the written disclosures and letter required by applicable
requirements  of the Public Company  Accounting  Oversight  Board  regarding the
independent  accountants'  communications  with the  audit  committee  regarding
independence,  and the Audit  Committee has discussed  BPM's  independence  with
members of that firm.

     Based on the discussions  with BPM concerning the audits,  the independence
discussions, the consolidated financial statements review and such other matters
deemed relevant and appropriate by the Audit Committee,  the Company recommended
to the Board of Directors that the Company's  consolidated  financial statements
for the fiscal  year ended  December  31,  2008 be  included  in its 2008 Annual
Report on Form 10-K filed with the SEC.

The Audit Committee of the Board of Directors:

William A. Hasler
Lawrence B. Helzel
Martin S. Roher, Chairman

                                     - 20 -




                   -------------------------------------------
                                 PROPOSAL NO. 1:
                              ELECTION OF DIRECTORS
                   -------------------------------------------

     At the Annual  Meeting,  five directors  (constituting  the entire Board of
Directors)  are to be  elected  to serve  until  the next  annual  stockholders'
meeting and until each director's  successor is elected and qualified,  or until
the death, resignation or removal of such director. There are five nominees.

                                    NOMINEES

     Set forth below is  information  regarding the nominees for election to the
Board of Directors:



Name                                 Position(s) with the Company                                        First Elected Director
---------------------------------    ---------------------------------------------------------------   ----------------------------
                                                                                                           
Carl E. Berg                         Chairman of the Board, Chief Executive Officer and Director                  1997
William A. Hasler                    Director                                                                     1998
Lawrence B. Helzel                   Director                                                                     1998
Raymond V. Marino                    President, Chief Operating Officer and Director                              2001
Martin S. Roher                      Director                                                                     2008


     In  accordance  with the Company's  Bylaws,  it is a  qualification  of two
directors that they be nominated by the Berg Group and that one such director be
Carl E. Berg, or the Berg Designee as long as the Berg Group and its  affiliates
(other than the Company and the Operating  Partnership)  own at least 15% of the
fully diluted  number of shares.  The Company has been advised by Mr. Berg,  who
represents  the Berg  Group,  that he will be the only Berg  Group  nominee  for
election at this meeting.

     A  plurality  of the votes cast at the Annual  Meeting is required to elect
each  nominee as a director.  Unless  authority  to vote for any of the nominees
named above is withheld,  the shares  represented  by the enclosed proxy will be
voted "FOR" the election as directors of such  nominees.  Each person  nominated
has  agreed to serve if  elected,  and the Board of  Directors  has no reason to
believe that any nominee will be  unavailable  or will decline to serve.  In the
event, however, that any nominee is unable or declines to serve as a director at
the time of the Annual Meeting, the proxies will be voted for any nominee who is
designated by the current Board of Directors to fill the vacancy.


     THE BOARD OF DIRECTORS  UNANIMOUSLY  RECOMMENDS THAT THE STOCKHOLDERS  VOTE
"FOR" THE ELECTION OF ALL OF THE NOMINEES NAMED ABOVE FOR DIRECTOR.


                                     - 21 -






          -----------------------------------------------------------
                                 PROPOSAL NO. 2:
                  INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
          -----------------------------------------------------------

     The  Audit  Committee  has  appointed  Burr,  Pilger  &  Mayer,  LLP as the
Company's   independent   registered   public   accounting  firm  to  audit  the
consolidated  financial  statements of the Company for the year ending  December
31, 2009.  The Board of Directors  proposes  that the  stockholders  ratify this
appointment.

     In the event that  stockholders  fail to ratify the appointment,  the Audit
Committee will reconsider its selection.  Even if the selection is ratified, the
Audit  Committee,  in its discretion,  may direct the appointment of a different
independent registered public accounting firm at any time during the year if the
Audit  Committee  determines  that such a change would be in the Company's  best
interests.

PRINCIPAL ACCOUNTANT FEES AND SERVICES

     The aggregate fees billed to the Company by Burr,  Pilger & Mayer,  LLP for
professional services rendered with respect to 2008 and 2007 fiscal years are as
follows:

    Burr, Pilger & Mayer, LLP                  2008                2007
                                             --------            --------
    Audit Fees (1)                           $295,822            $279,162


(1)  Includes  the  aggregate  fees  billed  for the  audit  and  review  of the
     Company's annual and quarterly  consolidated  financial  statements and the
     audit of internal controls over financial reporting in 2008 and 2007.

     There  were no  other  audit  related,  tax or  other  fees or any fees for
non-audit services accrued by or billed to the Company by BPM in 2008 and 2007.

     The Audit Committee  pre-approves all annual audit engagement  services and
fees and all fees for non-audit services (other than non-audit services that are
de minimus within the meaning of section 10A(i)(l)(B) of the Securities Exchange
Act and non-audit services that the independent  accountants are prohibited from
providing  to  the  Company).  The  Audit  Committee  requires  the  independent
accountants to submit a detailed  proposal and budget for each engagement  prior
to the commencement of the engagement.  Additional services must be pre-approved
by the  Audit  Committee  or  the  Chairman  of  the  Audit  Committee  to  whom
pre-approval  authority  has been  delegated.  All  services of the  independent
registered  public  accountants  relating to review and  attestation of internal
controls and procedures are pursuant to section 404 of the Sarbanes Oxley Act.

     There were no fees paid to independent accountants in the past three fiscal
years that were for non-audit  services that the Audit Committee or Chairman did
not pre-approve.


     THE BOARD OF DIRECTORS  UNANIMOUSLY  RECOMMENDS THAT THE STOCKHOLDERS  VOTE
"FOR" THE RATIFICATION OF THE APPOINTMENT OF BURR,  PILGER & MAYER, LLP TO SERVE
AS THE COMPANY'S INDEPENDENT  REGISTERED PUBLIC ACCOUNTING FIRM FOR THE CALENDAR
YEAR ENDING DECEMBER 31, 2009.


                                     - 22 -




STOCKHOLDER PROPOSALS FOR 2010 ANNUAL MEETING

     To be  considered  for  inclusion  in the  Company's  proxy  card and proxy
statement relating to the 2010 Annual Stockholders'  Meeting,  proposals subject
to SEC Rule 14a-8 must be received at the  Company's  principal  office no later
than January 19, 2010.

     In  addition,  if you desire to bring other  business,  including  director
nominations,  for the 2010  Annual  Meeting  that  will not be  included  in the
Company's proxy card and proxy  statement,  your notice must be delivered to the
Company no earlier than February 18, 2010 and no later than March 20, 2010.

     For additional  requirements,  a stockholder  should refer to the Company's
Bylaws,  Article II, Section 12,  "Nominations and Proposals by Stockholders," a
current  copy of which may be  obtained  from the  Company's  Secretary.  If the
Company does not receive  timely notice  pursuant to the Company's  Bylaws,  any
proposal will be excluded from consideration at the 2010 Annual Meeting.

     All  stockholder  proposals  should be  addressed  to the  attention of the
Secretary at the principal office of the Company.

OTHER MATTERS

     The  Board of  Directors  knows of no other  matters  to be  presented  for
stockholder action at the Annual Meeting.  However, if other matters do properly
come before the Annual Meeting or any adjournments or postponements thereof, the
Board of Directors  intends that the persons named in the proxies will vote upon
such matters in accordance with the best judgment of the proxy holders.



                                             BY ORDER OF THE BOARD OF DIRECTORS


                                             /s/ Raymond V. Marino
                                             ----------------------------------
                                             Raymond V. Marino
                                             Corporate Secretary

Cupertino, California
April 9, 2009


                                     - 23 -