Investment Property Databank

Barclays PLC
21 February 2001

Investment Property Databank - Update to December 2000

Progress Report No 3, 21 February 2001



At this point in the update, we have collected end-2000 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 2000 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.  2000 Provisional Results - based on an estimated 99.5% of the
    final Databank.
                                                   Capital     Income     Total
                                                    Growth     Return    Return
IPD Universe - Portfolio Benchmark                     4.8        6.4      11.2
(including transactions, development and other
active management)

IPD Index - Standing Investments
(excluding transactions, development and
active management)
All Property                                           3.7        6.8      10.5
    Retail                                             0.5        6.2       6.6
    Office                                             8.3        7.4      15.7
    Industrial                                         5.4        8.3      13.7





2.  Size of the Databank (£m)
   Total value updated so far        Estimated final total       % Completed
             99,101                         99,599                   99.5



3.  Sector Weightings - % of Capital Value
                                           Retail      Office        Industrial
This year's Provisional Databank
    At end-2000                              47.6        35.1              13.6
    At end-1999                              49.9        33.1              13.3

Last year's Final Databank
    At end-1999                              50.3        32.6              13.2






(C) Investment Property Databank Ltd (IPD) February 2001.  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.