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

To:	Company Announcements
Date:	24 April 2017
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 31 March 2017 was 98.3 pence. This represents an increase of 1.1 per cent from the net asset value per share as at 31 December 2016 of 97.2 pence and a NAV total return for the quarter of 2.4 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 31 March 2017 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 31 March 2017, which is expected to be paid in June 2017.

Share Price

The share price was 101.5 pence per share at 31 March 2017, which represented a premium of 3.3 per cent to the NAV per share announced above. The share price total return for the quarter was 3.8 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 December 2016 to 31 March 2017.

	Pence per share	% of opening NAV
Net asset value per share as at 31 December 2016	97.2
Unrealised movement in valuation of property portfolio (including the effect of gearing)	1.2	1.2*
Movement in revenue reserves	(0.1)	(0.1)
Net asset value per share as at 31 March 2017	98.3	1.1

* The un-geared increase in the valuation of the property portfolio over the quarter to 31 March 2017 was 0.9%.

The net gearing as at 31 March 2017 was 27.4%#

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

Portfolio Analysis	£m	% of portfolio as at 31 March 2017	% capital value movement  in quarter
Offices	88.7	26.8	(1.0)
West End	25.9	7.8	-
South East	33.6	10.2	1.3
Rest of UK	29.2	8.8	(4.4)
Retail	65.7	19.9	0.0
West End	7.5	2.3	0.7
Rest of London	3.9	1.2	-
South East	18.3	5.5	1.0
Rest of UK	36.0	10.9	(0.7)
Industrial	101.6	30.7	3.0
South East	101.6	30.7	3.0
Retail Warehouse	74.8	22.6	1.3
Rest of London	8.7	2.6	2.1
Rest of UK	66.1	20.0	1.2
Total Property	330.8	100.0	0.9

Property Purchases and Sales

During the quarter, the Group purchased additional car parking space at their existing holding at Lochside Way, Edinburgh Park for £400,000.

The Group also completed the sale of 17-21 George Street, Croydon for £4 million at an initial yield of 4.6 per cent.

Summary Balance Sheet

	£m	Pence per share	% of Net Assets
Property Portfolio per Valuation Report	330.8	137.4	139.9
Adjustment for lease incentives	(4.9)	(2.0)	(2.1)
Fair Value of Property Portfolio	325.9	135.4	137.8
Cash	15.7	6.5	6.6
Trade and other receivables	6.4	2.7	2.7
Trade and other payables	(6.5)	(2.7)	(2.7)
Interest-bearing loans	(105.0)	(43.6)	(44.4)
Net Assets at 31 March 2017	236.5	98.3	100.0

The property portfolio will next be valued by an external valuer during June 2017 and the net asset value per share as at 30 June 2017 will be announced in July 2017.

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: [phone]
Fax: [phone]

Peter Lowe
Scott Macrae
F&C Investment Business Ltd
Tel: [phone]
Fax: [phone]
 

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