56 / 57 management 2019s discussion and analysis of financial condition and results of operations junior subordinate deferrable interest debentures in june 2005 , we issued $ 100.0 a0million of trust preferred securities , which are reflected on the balance sheet as junior subordinate deferrable interest debentures . the proceeds were used to repay our revolving credit facility . the $ 100.0 a0million of junior subordi- nate deferrable interest debentures have a 30-year term ending july 2035 . they bear interest at a fixed rate of 5.61% ( 5.61 % ) for the first 10 years ending july 2015 . thereafter , the rate will float at three month libor plus 1.25% ( 1.25 % ) . the securities are redeemable at par . restrictive covenants the terms of the 2011 revolving credit facility and certain of our senior unsecured notes include certain restrictions and covenants which may limit , among other things , our ability to pay dividends ( as discussed below ) , make certain types of investments , incur additional indebtedness , incur liens and enter into negative pledge agreements and the disposition of assets , and which require compliance with financial ratios including our minimum tangible net worth , a maximum ratio of total indebtedness to total asset value , a minimum ratio of ebitda to fixed charges and a maximum ratio of unsecured indebtedness to unencumbered asset value . the dividend restriction referred to above provides that we will not during any time when we are in default , make distributions with respect to common stock or other equity interests , except to enable us to continue to qualify as a reit for federal income tax purposes . as of december a031 , 2011 and 2010 , we were in compli- ance with all such covenants . market rate risk we are exposed to changes in interest rates primarily from our floating rate borrowing arrangements . we use interest rate deriv- ative instruments to manage exposure to interest rate changes . a a0hypothetical 100 a0basis point increase in interest rates along the entire interest rate curve for 2011 and 2010 , would increase our annual interest cost by approximately $ 12.3 a0million and $ 11.0 a0mil- lion and would increase our share of joint venture annual interest cost by approximately $ 4.8 a0million and $ 6.7 a0million , respectively . we recognize all derivatives on the balance sheet at fair value . derivatives that are not hedges must be adjusted to fair value through income . if a derivative is a hedge , depending on the nature of the hedge , changes in the fair value of the derivative will either be offset against the change in fair value of the hedged asset , liability , or firm commitment through earnings , or recognized in other comprehensive income until the hedged item is recognized in earnings . the ineffective portion of a derivative 2019s change in fair value is recognized immediately in earnings . approximately $ 4.8 a0billion of our long- term debt bore interest a0at fixed rates , and therefore the fair value of these instru- ments is affected by changes in the market interest rates . the interest rate on our variable rate debt and joint venture debt as of december a031 , 2011 ranged from libor plus 150 a0basis points to libor plus 350 a0basis points . contractual obligations combined aggregate principal maturities of mortgages and other loans payable , our 2011 revolving credit facility , senior unsecured notes ( net of discount ) , trust preferred securities , our share of joint venture debt , including as- of-right extension options , estimated interest expense ( based on weighted average interest rates for the quarter ) , and our obligations under our capital lease and ground leases , as of december a031 , 2011 are as follows ( in thousands ) : .

2012: property mortgages: 52443
revolving credit facility: 2014
trust preferred securities: 2014
senior unsecured notes: 119423
capital lease: 1555
ground leases: 33429
estimated interest expense: 312672
joint venture debt: 176457
total: 695979
2013: property mortgages: 568649
revolving credit facility: 2014
trust preferred securities: 2014
senior unsecured notes: 2014
capital lease: 1555
ground leases: 33429
estimated interest expense: 309280
joint venture debt: 93683
total: 1006596
2014: property mortgages: 647776
revolving credit facility: 2014
trust preferred securities: 2014
senior unsecured notes: 98578
capital lease: 1555
ground leases: 33429
estimated interest expense: 269286
joint venture debt: 123983
total: 1174607
2015: property mortgages: 270382
revolving credit facility: 2014
trust preferred securities: 2014
senior unsecured notes: 657
capital lease: 1592
ground leases: 33429
estimated interest expense: 244709
joint venture debt: 102476
total: 653245
2016: property mortgages: 556400
revolving credit facility: 350000
trust preferred securities: 2014
senior unsecured notes: 274804
capital lease: 1707
ground leases: 33533
estimated interest expense: 212328
joint venture debt: 527814
total: 1956586
thereafter: property mortgages: 2278190
revolving credit facility: 2014
trust preferred securities: 100000
senior unsecured notes: 777194
capital lease: 42351
ground leases: 615450
estimated interest expense: 470359
joint venture debt: 800102
total: 5083646
total: property mortgages: 4373840
revolving credit facility: 350000
trust preferred securities: 100000
senior unsecured notes: 1270656
capital lease: 50315
ground leases: 782699
estimated interest expense: 1818634
joint venture debt: 1824515
total: 10570659

.

Questions:
what is the sum of the joint venture income costs increased over 2010 and 2011?
what is the average cost per year?

Answers:
23.2
11.6