Inv. Prop. Databank - Update

Barclays PLC
27 February 2003

Investment Property Databank - Update to December 2002

Progress Report No 3, 25 Feb 2002 - Final Result



1.             2002 Final Results - based on an estimated 100.0% of the final
Databank.
                                                                    Capital Income Return  Total Return
                                                                     Growth
IPD Universe - Portfolio Benchmark                                      2.9           6.7          9.5

(including transactions, development and other active
management)

IPD Index - Standing Investments
(excluding transactions, development and active management)

All Property                                                            2.6           7.0           9.7
    Retail                                                              7.3           6.8          14.1
    Office                                                             -3.7           7.0           3.3
    Industrial                                                          2.7           8.1          10.8





2.                   Size of the Databank (£m)

       Total value updated                Estimated final total                  % Completed
             102,626                             102,626                            100.0



3.             Sector Weightings - % of Capital Value
                                                           Retail             Office         Industrial
This year's Provisional Databank
    At end-2002                                              47.8               34.0               15.2
    At end-2001                                              45.8               36.9               14.3

Last year's Final Databank
    At end-2001                                              45.5               36.8               14.4




(c) Investment Property Databank Ltd (IPD) February 2003.  All rights conferred
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