Net Asset Value(s)

To:                 Company Announcements
Date:              20 April 2016
Company:        F&C UK Real Estate Investments Limited
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 2016 was 99.1 pence. This represents a decrease of 0.8 per cent from the net asset value per share as at 31 December 2015 of 99.9 pence.

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 2016 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 2016 which is expected to be paid in June 2016.

Share Price

The share price was 98.0 pence per share at 31 March 2016, which represented a discount of 1.1 per cent to the NAV per share announced above. The share price total return for the quarter was -2.4 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 2015 to 31 March 2016.

	Pence per share	% of opening NAV
Net asset value per share as at 31 December 2015	99.9
Unrealised movement in valuation of property portfolio (including the effect of gearing)	(0.7)	(0.7)*
Realised loss on the sale of properties	(0.1)	(0.1)
Net asset value per share as at 31 March 2016	99.1	(0.8)

* The un-geared decrease in the valuation of the property portfolio over the quarter to 31 March 2016 was 0.6%.

The valuation of the property portfolio incorporates the government’s changes to Stamp Duty Land Tax (SDLT), introduced in the Spring 2016 Budget, and effective from 17 March 2016. These changes have negatively impacted upon the values of larger commercial properties across England and Wales. The new arrangement calculates the overall SDLT payable based upon an adjusted banding whereby acquisition costs have now decreased for properties below £1.05m, but increased for those above. The effect of these changes was to reduce the value of the portfolio's property assets by 0.8%.

The net gearing as at 31 March 2016 was 29.0%#

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

Portfolio Analysis	£m	% of portfolio as at 31 March 2016	% capital value movement in quarter
Offices	96.4	28.5	(1.0)
West End	25.9	7.7	-
South East	35.5	10.5	(1.8)
Rest of UK	35.0	10.3	(0.8)
Retail	69.4	20.5	(0.4)
West End	7.4	2.2	5.4
Rest of London	6.9	2.0	0.7
South East	17.7	5.2	(0.3)
Rest of UK	37.4	11.1	(1.6)
Industrial	94.3	27.8	(0.3)
South East	94.3	27.8	(0.3)
Retail Warehouse	78.4	23.2	(0.6)
Rest of London	8.5	2.5	0.3
Rest of UK	69.9	20.7	(0.8)
Total Property	338.5	100.0	(0.6)

Property Purchases and Sales

There were two sales in the quarter. On 11 March 2016, IRP Holdings Limited, a subsidiary of FCRE, sold Newcombe Drive, Swindon for £975,000 which compared with its valuation of £1,100,000 at 31 December 2015.

On 24 March 2016, IRP Holdings Limited sold 25 Northbrook Street, Newbury for £500,000 which compared with its valuation of £550,000 at 31 December 2015.

There were no purchases in the quarter.

Summary Balance Sheet

	£m	Pence per share	% of Net Assets
Property Portfolio per Valuation Report	338.5	141.8	143.1
Adjustment for lease incentives	(5.6)	(2.3)	(2.4)
Fair Value of Property Portfolio	332.9	139.5	140.7
Cash	12.7	5.3	5.4
Trade and other receivables	7.4	3.1	3.1
Trade and other payables	(7.7)	(3.2)	(3.2)
Interest-bearing loan	(108.8)	(45.6)	(46.0)
Net Assets at 31 March 2016	236.5	99.1	100.0

The property portfolio will next be valued by an external valuer during June 2016 and the net asset value per share as at 30 June 2016 will be announced in July 2016.

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]