Exhibit 99.1

UNIVERSAL HEALTH REALTY INCOME TRUST		Universal Corporate Center
		367 S. Gulph Road
		P.O. Box 61558
		King of Prussia, PA 19406
		(610) 265-0688
FOR IMMEDIATE RELEASE
CONTACT:	Charles Boyle	July 21, 2010
	Chief Financial Officer
	(610) 768-3300

UNIVERSAL HEALTH REALTY INCOME TRUST

REPORTS 2010 SECOND QUARTER FINANCIAL RESULTS

Financial Results:

KING OF PRUSSIA, PA- Universal Health Realty Income Trust (NYSE:UHT) announced today that for the quarter ended June 30, 2010, net income was $4.3 million, or $.35 per diluted share, as compared to $4.8 million, or $.40 per diluted share, during the same quarter in the prior year. For the six-month period ended June 30, 2010, net income was $8.8 million, or $.73 per diluted share, as compared to $9.4 million, or $.80 per diluted share during the comparable six-month period of the prior year.

Funds from operations (“FFO”) were $8.3 million, or $.69 per diluted share, during the second quarter of 2010 as compared to $8.5 million, or $.71 per diluted share, during the comparable quarter of the prior year. For the six-month period ended June 30, 2010, FFO were $16.8 million, or $1.39 per diluted share, as compared to $16.5 million, or $1.39 per diluted share during the comparable six-month period of the prior year.

During the three and six-month periods ended June 30, 2009, our net income included approximately $300,000, or $.02 per diluted share, and our FFO included approximately $400,000, or $.03 per diluted share, in connection with the following related to certain unconsolidated limited liability companies (“LLCs”): (i) the effect of a favorable adjustment resulting from the change in estimate to the accrued operating expenses of an LLC, partially offset by; (ii) the operating losses sustained during the second quarter of 2009 at an LLC that owns a medical office building that was completed and opened in April of 2009.

The second quarter dividend of $.605 per share was paid on June 30, 2010. At June 30, 2010, our shareholders’ equity was $140.0 million and our liabilities for borrowed funds were $82.4 million, including mortgage debt of consolidated entities, which is non-recourse to us, totaling $23.6 million.

Summerlin Medical Office Building III, which is located in Las Vegas, Nevada on the campus of Summerlin Hospital Medical Center (a majority-owned subsidiary of Universal Health Services, Inc.), was completed and opened during the first quarter of 2009. In connection

with this medical office building (“MOB”), which is owned by a LLC in which we hold a majority, non-controlling ownership interest, Summerlin Hospital Medical Center committed to a master lease agreement for a specified portion of the space. As a result of this master lease agreement, the LLC was considered a variable interest entity. Since we were the primary beneficiary, the financial results of this MOB were included in our financial statements on a consolidated basis prior to January 1, 2010. During the first quarter of 2010, the master lease threshold was met and, as a result, this MOB is accounted for as an unconsolidated LLC under the equity method beginning on January 1, 2010. During the three-month period ended June 30, 2009, this property generated approximately $345,000 of revenue, $135,000 of other operating expenses and $160,000 of combined interest and depreciation and amortization expense. During the six-month period ended June 30, 2009, this property generated approximately $500,000 of revenue, $200,000 of other operating expenses and $220,000 of combined interest and depreciation and amortization expense There was no material impact on our net income as a result of the deconsolidation of this LLC.

Property Development Activity:

As of June 30, 2010, construction continued on the BRB Medical Office Building located in Kingwood, Texas. This MOB, which is owned by an LLC in which we hold a majority, non-controlling ownership interest, is scheduled to be opened in October of 2010.

General Information, Forward-Looking Statements and Non-GAAP Financial Measures:

Universal Health Realty Income Trust, a real estate investment trust, invests in healthcare and human service related facilities including acute care hospitals, behavioral healthcare facilities, rehabilitation hospitals, sub-acute care facilities, surgery centers, childcare centers and medical office buildings. We have fifty-two real estate investments in fifteen states.

Funds from operations is a widely recognized measure of performance for Real Estate Investment Trusts (“REITs”). We believe that funds from operations and funds from operations per diluted share, which are non-GAAP financial measures (“GAAP” is Generally Accepted Accounting Principles in the United States of America), are helpful to our investors as measures of our operating performance. We compute FFO in accordance with standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), which may not be comparable to FFO reported by other REITs that do not compute FFO in accordance with the NAREIT definition, or that interpret the NAREIT definition differently than we interpret the definition. FFO does not represent cash generated from operating activities in accordance with GAAP and should not be considered to be an alternative to net income determined in accordance with GAAP. In addition, FFO should not be used as: (i) an indication of our financial performance determined in accordance with GAAP; (ii) an alternative to cash flow from operating activities determined in accordance with GAAP; (iii) a measure of our liquidity, or; (iv) an indicator of funds available for our cash needs, including our ability to make cash distributions to shareholders. A reconciliation of our reported net income to FFO is shown below.

To obtain a complete understanding of our financial performance these measures should be examined in connection with net income, determined in accordance with GAAP, as presented in the condensed consolidated financial statements and notes thereto in this report or in our other

filings with the Securities and Exchange Commission including our Report on Form 10-K for the year ended December 31, 2009 and our Form 10-Q for the quarter ended March 31, 2010. Since the items included or excluded from these measures are significant components in understanding and assessing financial performance under GAAP, these measures should not be considered to be alternatives to net income as a measure of our operating performance or profitability. Since these measures, as presented, are not determined in accordance with GAAP and are thus susceptible to varying calculations, they may not be comparable to other similarly titled measures of other companies. Investors are encouraged to use GAAP measures when evaluating our financial performance.

The matters discussed in this report, as well as the news releases issued from time to time by us, include certain statements containing the words “believes”, “anticipates”, “intends”, “expects” and words of similar import, which constitute “forward-looking statements” within the meaning of Private Securities Litigation Reform Act of 1995. Such forward-looking statements involve known and unknown risks, uncertainties and other factors that may cause our actual results, performance or achievements or industry results to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. Readers should not place undue reliance on such forward-looking statements which reflect management’s view only as of the date hereof. We undertake no obligation to revise or update any forward-looking statements, or to make any other forward-looking statements, whether as a result of new information, future events or otherwise.

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Universal Health Realty Income Trust

Consolidated Statements of Income

For the Three and Six Months Ended June 30, 2010 and 2009

(amounts in thousands, except per share amounts)

(unaudited)

	Three Months Ended June 30,						Six Months Ended June 30,
	2010			2009			2010			2009
Revenues:
Base rental-UHS facilities	$	3,292		$	3,637		$	6,584		$	7,097
Base rental-Non-related parties		2,573			2,578			5,183			5,154
Bonus rental-UHS facilities		1,023			1,050			2,117			2,145
Tenant reimbursements and other-Non-related parties		543			711			1,159			1,425
Tenant reimbursements and other-UHS facilities		42			47			74			82
		7,473			8,023			15,117			15,903
Expenses:
Depreciation and amortization		1,610			1,586			3,179			3,124
Advisory fees to UHS		466			389			903			779
Other operating expenses		1,434			1,536			2,786			3,042
		3,510			3,511			6,868			6,945
Income before equity in income of unconsolidated limited liability companies (“LLCs”) and interest expense		3,963			4,512			8,249			8,958
Equity in income of unconsolidated LLCs		833			959			1,569			1,766
Interest expense, net		(522	)		(669	)		(1,017	)		(1,276	)
Net income	$	4,274		$	4,802		$	8,801		$	9,448
Basic earnings per share	$	0.35		$	0.40		$	0.73		$	0.80
Diluted earnings per share	$	0.35		$	0.40		$	0.73		$	0.80
Weighted average number of shares outstanding-Basic		12,111			11,876			12,094			11,868
Weighted average number of share equivalents		2			4			2			8
Weighted average number of shares and equivalents outstanding-Diluted		12,113			11,880			12,096			11,876

Universal Health Realty Income Trust

Consolidated Balance Sheets

(dollar amounts in thousands, except share amounts)

(unaudited)

	June 30, 2010			December 31, 2009
Assets:
Real Estate Investments:
Buildings and improvements	$	195,460		$	207,597
Accumulated depreciation		(75,175	)		(72,405	)
		120,285			135,192
Land		19,348			19,348
Net Real Estate Investments		139,633			154,540
Investments in and advances to limited liability companies (“LLCs”)		75,499			61,934
Other Assets:
Cash and cash equivalents		1,246			3,038
Base and bonus rent receivable from UHS		2,031			2,039
Rent receivable - other		852			980
Deferred charges, notes receivable and intangible and other assets, net		6,447			6,294
Total Assets	$	225,708		$	228,825
Liabilities:
Line of credit borrowings	$	58,800		$	48,800
Mortgage notes payable, non-recourse to us		8,478			6,677
Mortgage, construction and other loans payable of consolidated LLCs, non-recourse to us		15,105			28,790
Accrued interest		146			142
Accrued expenses and other liabilities		2,038			2,251
Tenant reserves, escrows, deposits and prepaid rents		991			981
Total Liabilities		85,558			87,641
Equity:
Preferred shares of beneficial interest, $.01 par value; 5,000,000 shares authorized; none issued and outstanding		—			—
Common shares, $.01 par value; 95,000,000 shares authorized; issued and outstanding: 2010 - 12,253,756 2009 -12,089,474		123			121
Capital in excess of par value		200,066			195,209
Cumulative net income		366,095			357,294
Cumulative dividends		(426,329	)		(411,662	)
Total Universal Health Realty Income Trust Shareholders’ Equity		139,955			140,962
Third-party equity interests		195			222
Total Equity		140,150			141,184
Total Liabilities and Equity	$	225,708		$	228,825

Universal Health Realty Income Trust

Calculation of Funds From Operations (“FFO”)

For the Three and Six Months Ended June 30, 2010 and 2009

(amounts in thousands, except per share amounts)

(unaudited)

	Three Months Ended June 30,				Six Months Ended June 30,
	2010		2009		2010		2009
Net income	$	4,274	$	4,802	$	8,801	$	9,448
Plus: Depreciation and amortization expense:
Consolidated investments		1,573		1,561		3,107		3,076
Unconsolidated affiliates		2,451		2,095		4,882		4,025
Funds from operations (FFO)	$	8,298	$	8,458	$	16,790	$	16,549
Funds from operations (FFO) per share-Basic	$	0.69	$	0.71	$	1.39	$	1.39
Funds from operations (FFO) per share-Diluted	$	0.69	$	0.71	$	1.39	$	1.39
Dividend paid per share	$	0.605	$	0.595	$	1.205	$	1.185