Inv. Property Databank-update

Barclays PLC
17 February 2003

Investment Property Databank - Update to December 2002

Progress Report No 2, 17 February 2003.

At this point in the update, we have collected end-2002 capital value
information from all clients. The records on capital and revenue flows for some
funds are now being completed, and all inputs being checked. These provisional
figures are therefore based on unconfirmed data for those funds which have
already provided complete information.  It is not possible to estimate how close
to these provisional results the final 2002 figure is likely to be. The later
stages of the update towards the end of February can have significant effects on
the bottom line.

1.             2002 Provisional Results - based on an estimated 100.0% of the final Databank.

                                                                    Capital Income Return  Total Return
                                                                     Growth

IPD Universe - Portfolio Benchmark                                      2.7           6.6 9.3

(including transactions, development and other active
management)

IPD Index - Standing Investments
(excluding transactions, development and active management)
All Property                                                            2.7           7.0           9.6
    Retail                                                              7.1           6.7          13.8
    Office                                                             -3.6           7.0           3.4
    Industrial                                                          2.7           8.0          10.8





2.                   Size of the Databank (£m)

    Total value updated so far            Estimated final total                  % Completed

             102,768                             102,768                            100.0



3.             Sector Weightings - % of Capital Value
                                                           Retail             Office         Industrial

This year's Provisional Databank
    At end-2002                                              47.9               33.9               15.1
    At end-2001                                              45.8               37.0               14.2

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
by law of copyright and by virtue of international copyright conventions are
reserved by IPD.  No part of the IPD statistics or information contained within
this may be reproduced or transmitted, in any form or by any means, without the
prior written consent of IPD.

  Investment Property Databank will have no liability for any losses, damages
 costs and expenses suffered by any persons as a result of any reliance on the
        information or for any errors or inaccuracies contained within.


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