Offer Update

RNS Number:1803L
Property Income & Growth Fund Ld
16 May 2003



Property Income & Growth Fund Limited and BC Property Securities Limited



Offer Update



Not for release, publication, or distribution in or into the United States,
Canada, Australia or Japan.



For Immediate Release



OFFER FOR PROPERTY INCOME & GROWTH FUND LTD



Offer WHOLLY Unconditional

On 9th May 2003, Land Race Limited ("Land Race") announced that the Offer for
Property Income & Growth Fund Ltd ("Property Income & Growth") had been declared
unconditional as to acceptances. All of the remaining conditions of the Offer
have now been satisfied or waived and accordingly Land Race is pleased to
announce that the Offer is declared unconditional in all respects.

Land Race Limited also announces that by 3pm on 15th May 2003, valid acceptances
had been received in respect of a total of 71,788,324 Ordinary Shares,
representing approximately 82.52 per cent. of the existing ordinary share
capital of Property Income & Growth. Accordingly, Land Race is today exercising
its rights pursuant to the provisions of the Articles of Association to acquire
compulsorily any outstanding Ordinary Shares.

The consideration due under the Offer in respect of acceptances complete in all
respects received not later than the close of business on 15th May 2003 will be
despatched on or before 30th May 2003.

Ordinary Shareholders who have not already accepted the Offer will have their
Ordinary Shares compulsorily acquired today. In this regard the Company shall
today send to non-accepting shareholders a letter together with a consideration
request form (the "Consideration Request Form"). The consideration pursuant to
the compulsory acquisition cannot be despatched to Shareholders without a Form
of Acceptance or Consideration Request Form (duly complete in all respects)
being received by Computershare Investor Services and accordingly non-accepting
shareholders are urged to return the relevant form without delay. The
consideration due to such shareholders will be despatched within 14 days of
receipt of the said documentation.

The Special Dividend will be paid to Ordinary Shareholders, whether or not they
have accepted, on or before 30th May 2003.

As stated in the Offer Document, it is Land Race's intention to procure that
Property Income & Growth will apply for cancellation of the trading in Ordinary
Shares on the London Stock Exchange's main market for listed securities and on
the Channel Islands Stock Exchange and the listing of Ordinary Shares on the
Official List and on the Channel Islands Stock Exchange. It is anticipated that
the cancellation of trading and listing will take effect on 16th June 2003,
being not less than 20 Business Days following this announcement.


Enquiries:



Land Race Limited
David Bruce            01202 305 900


Teather & Greenwood (Financial Adviser to Land Race)
Jonathan Becher        020 7426 9000
Paul Fincham      020 7426 9000


Definitions used in the Offer Document dated 3rd April 2003 have the same
meaning when used in this announcement except where the context requires
otherwise.

The Directors of Land Race accept responsibility for the information contained
in this announcement. To the best of the knowledge and belief of the directors
of Land Race (who have taken all reasonable care to ensure that such is the
case) such information contained in this announcement is in accordance with the
facts and does not omit anything likely to affect the import of such
information.

Teather & Greenwood Limited, a company authorised and regulated by the Financial
Services Authority, is acting exclusively for Land Race Limited and no-one else
in connection with the Offer and will not be responsible to anyone other than
Land Race Limited for providing the protections afforded to clients of Teather &
Greenwood Limited nor for giving advice in relation to the Offer or any other
matter referred to herein.

The Investment Manager manages on a discretionary basis the investments of,
inter alia, Yeoman Investment Trust plc and US Growth & Income Fund Limited
which hold 5,500,000 Ordinary Shares and 2,860,000 Ordinary Shares respectively.
In addition, BC Income & Growth Fund Limited which was managed by the Investment
Manager on a discretionary basis until 13 August 2002 when it was put into
liquidation, owns 1,500,000 Ordinary Shares. Valid acceptances have been
received in respect of the Ordinary Shares held by Yeoman Investment Trust plc
and BC Income & Growth Fund Limited which are included in the total of valid
acceptances received as at 3.00pm on 15thth May 2003. No irrevocable
undertakings or letters of intention had been sought from clients of the
Investment Manager or any other Ordinary Shareholders.

As at the close of business on 10th December 2002, the day prior to the
commencement of the Offer Period, and except as set out above, neither Land Race
nor any person deemed to be acting in concert with Land Race, owned or
controlled any Ordinary Shares (or rights over Ordinary Shares). Since that
date, neither Land Race nor any person acting in concert with Land Race for the
purpose of the Offer has acquired or agreed to acquire any Ordinary Shares (or
rights over Ordinary Shares) other than pursuant to the Offer.

The availability of the Offer to Property Income & Growth Shareholders who are
not resident in the United Kingdom may be affected by the laws of the relevant
jurisdiction. Ordinary Shareholders who are not resident in the United Kingdom
should inform themselves about and observe any applicable requirements.

The Offer is not being made, directly or indirectly, in or into the United
States, or by use of the mail, or by any means or instrumentality (including,
without limitation, facsimile or other electronic transmission, telex or
telephone) of interstate or foreign commerce of, or any facility of a national
securities exchange of, the United States nor is it being made directly or
indirectly in or into Canada, Australia or Japan and the Offer cannot be
accepted by any such use, means, instrumentality or facility or from or within
the United States, Canada, Australia or Japan subject to certain exceptions.
Accordingly, copies of the Form of Acceptance are not being and must not be
mailed or otherwise forwarded, distributed or sent in, into or from the United
States, Canada, Australia or Japan.

END




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