Mydas Real Estate Investments Ltd.

Net Asset Value • Jul 19, 2018

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F&C UK Real Estate Investments Ltd - Net Asset Value

PR Newswire

London, July 18

To:                  Company Announcements

Date:               19 July 2018

Company:         F&C UK Real Estate Investments Limited

LEI:                 231801XRCB89W6XTR23

Subject:           Net Asset Value

Net Asset Value

The unaudited net asset value per share of F&C UK Real Estate Investments Limited (“FCRE”) as at 30 June 2018 was 108.5 pence. This represents an increase of 1.6 per cent from the net asset value per share as at 31 March 2018 of 106.8 pence and a NAV total return for the quarter of 2.7 per cent.

The net asset value is based on the external valuation of the Group's property portfolio prepared by Cushman & Wakefield.

The net asset value is calculated under International Financial Reporting Standards ("IFRS").

The net asset value includes all income to 30 June 2018 and is calculated after deduction of all dividends paid prior to that date.  It does not include a provision for the dividend for the quarter to 30 June 2018, which is expected to be paid in September 2018.

Share Price

The share price was 99.8 pence per share at 30 June 2018, which represented a discount of 8.0 per cent to the NAV per share announced above. The share price total return for the quarter was 1.0 per cent.

Breakdown of NAV movement

Set out below is a breakdown of the change to the unaudited net asset value per share calculated under IFRS over the period from 31 March 2018 to 30 June 2018.

	Pence per share	% of opening NAV
Net asset value per share as at 31 March 2018	106.8
Realised gain on sale of property	0.6	0.6
Unrealised movement in valuation of property portfolio (including the effect of gearing)	1.1	1.0*
Net asset value per share as at 30 June 2018	108.5	1.6

* The un-geared increase in the valuation of the property portfolio over the quarter to 30 June 2018 was 0.8%.

The net gearing as at 30 June 2018 was 26.2% #

# Bank debt (less net current assets) divided by fair value of investment properties

Portfolio Analysis	£m	% of portfolio as at 30 June 2018	% capital value movement  in quarter
Offices	89.2	25.2	1.2
West End	28.2	8.0	-
South East	29.2	8.2	(0.4)
Rest of UK	31.8	9.0	3.8
Retail	60.9	17.2	(1.1)
West End	8.4	2.4	-
Rest of London	3.7	1.0	(2.6)
South East	18.3	5.2	(0.3)
Rest of UK	30.5	8.6	(1.7)
Industrial	129.6	36.7	2.2
South East	129.6	36.7	2.2
Retail Warehouse	73.9	20.9	(0.6)
Rest of London	9.1	2.6	-
Rest of UK	64.8	18.3	(0.6)
Total Property	353.6	100.0	0.8

Property Purchases and Sales

During the quarter, the Group completed the sale of an office building, The Clock Tower, Brookwood for £6.0 million, a price above both original acquisition price and valuation.

There were no other sales or purchases in the quarter.

Summary Balance Sheet

	£m	Pence per share	% of Net Assets
Property Portfolio per Valuation Report	353.6	146.9	135.4
Adjustment for lease incentives	(4.3)	(1.8)	(1.6)
Fair Value of Property Portfolio	349.3	145.1	133.8
Cash	15.0	6.2	5.7
Trade and other receivables	5.0	2.1	1.9
Trade and other payables	(5.9)	(2.4)	(2.2)
Interest-bearing loans	(102.3)	(42.5)	(39.2)
Net Assets at 30 June 2018	261.1	108.5	100.0

The property portfolio will next be valued by an external valuer during September 2018 and the net asset value per share as at 30 September 2018 will be announced in October 2018.

This announcement contains inside information.

Enquiries:

The Company Secretary

Northern Trust International Fund Administration Services (Guernsey) Limited

Trafalgar Court

Les Banques

St Peter Port

Guernsey

GY1 3QL

Tel: 01481 745001

Fax: 01481 745051

Peter Lowe

Scott Macrae

F&C Investment Business Ltd

Tel: 0207 628 8000

Fax: 0131 225 2375