Annual Financial Report

RNS Number : 4876Y

Schroder Eur Real Est Inv Trust PLC

06 December 2017

6 December 2017

SCHRODER EUROPEAN REAL ESTATE INVESTMENT TRUST PLC

("SEREIT"/ the "Company" / "Group")

FULL YEAR RESULTS FOR THE YEAR ENDED 30 SEPTEMBER 2017

ASSET MANAGEMENT AND VALUATION UPLIFT DELIVERS NAV AND EARNINGS GROWTH, SUPPORTED BY STRONG EUROZONE PERFORMANCE

REMAIN ON TARGET TO DELIVER 5.5% DIVIDEND YIELD

Schroder European Real Estate Investment Trust plc (the "Company") the company investing in European growth cities and regions, today announces its audited full year results for the year ended 30 September 2017.

The Company's Annual Report and Accounts for the year ended 30 September 2017 are being published in hard copy format and an electronic copy will shortly be available to download from the Company's webpage www.schroders.co.uk/sereit. Please click on the following link to view the document:

http://www.rns-pdf.londonstockexchange.com/rns/4876Y_-2017-12-5.pdf

The Company has submitted its Annual Report and Accounts to the National Storage Mechanism and it will shortly be available for inspection at www.morningstar.co.uk/uk/NSM.

Financial highlights

‒ Net Asset Value ('NAV') of €178.3 million or 133.3 cps, reflecting an increase over the period of 13%, including a gross equity raise of €16.7 million (30 September 2016: €157.8 million/130.2 cps)

‒ NAV total return of 6.0% (30 September 2016: -4.6%)

‒ Dividend for quarter ended 30 September 2017 of 1.5 cps representing an annualised rate of 4.4% based on €1.37, being the euro equivalent of the issue price as at admission. Based on the Euro:GBP exchange rate as at 30 September 2017, this dividend represents an annualised rate of 5.3% against an initial £1 invested at IPO

‒ Portfolio valued at €211.7 million, reflecting an uplift of approximately 7.1% on purchase price

‒ Increase in underlying EPRA earnings to €6.9 million (30 September 2016: €1.0 million)

‒ €16.7 million of equity raised through placing

‒ Loan to value ('LTV'), net of all cash, of 25% (30 September 2016: 22%). Debt is either fixed cost or capped and of long duration at 6.8 years on average

Operational highlights

‒ Two acquisitions completed taking the total portfolio to nine assets, located in eight locations across Germany, France and Spain:

o An office building in Paris, France, for €30 million, reflecting a net property income yield of 9.5%; and

o A 50% share of Metromar shopping centre in Seville, Spain, in a JV with Schroder-managed Immobilien Europa Direkt, for €26.2 million, reflecting a net property income yield of 6.3%

‒ Portfolio is almost 100% occupied following leasing activity with 6.8 years average lease term (4.4 years to break) and a net property income yield of approximately 6%

‒ Contracted rental income of €14.3 million p.a.

‒ Maintained focus on Western European growth cities, with 100% of the portfolio located in the fastest growing cities and towns of Continental Europe (source: Oxford Economics)

‒ Successful execution of, and ongoing, asset management initiatives across the portfolio, including seven new lettings and re-gears across over 5,000 sqm, with advanced leasing discussions ongoing regarding an additional 6,000 sqm

Commenting, Sir Julian Berney Bt., Chairman of the Board, said:

"The Company is now close to being fully invested, having executed the strategy outlined at IPO to construct a high quality portfolio of commercial real estate, which provides an attractive level of income, in the growth markets of Western Continental Europe. Economic growth in these target markets is advancing and this is having a positive impact on occupier demand and rental levels. Whilst there remains uncertainty around events such as Brexit, our strategic focus on winning cities and regions means the Company is well placed in changing market circumstances and may potentially benefit if the outcome to negotiations leads to more businesses locating and expanding in Continental Europe."

Jeff O'Dwyer, Lead Manager for Schroder European Real Estate Investment Management

Limited, added:

"Our near term priority is to deploy the remaining investment capacity, which totals c. €30million including leverage, which will be invested in a manner consistent with the existing portfolio, in conurbations and regions that will grow faster than their domestic economies.

"We have identified a range of potential investment opportunities that would be accretive to the Company's earnings, which we believe provides a strong platform to grow the Company to benefit shareholders. Once fully invested we will assess our next steps, which may include a further equity raise, as we continue to see interesting investment opportunities in the market with returns accretive to earnings and performance."

For further information:

Schroder Real Estate Investment Management

Duncan Owen / Jeff O'Dwyer

020 7658 6000

Ria Vavakis

Schroder Investment Management Limited

020 7658 2371

FTI Consulting

Dido Laurimore / Ellie Sweeney / Richard Gotla

020 3727 1000

A presentation for analysts and investors will be held at 08.30 GMT today at the offices of Schroders plc, 31 Gresham Street, London EC2V 7QA. If you would like to attend, please contact Stephanie Carbonneil at Schroders on +44 (0)20 7658 7352 or Stephanie.Carbonneil@Schroders.com

A webcast presentation will take place at 10.00 GMT / 12.00 SAST, registration for which can be accessed via: http://www.schroders.com/en/uk/adviser/webconferences2/schroder-european-real-estate-investment-trust-results-dec-17/

Chairman's statement

The Company continues to deliver net asset value and income growth for shareholders. The current dividend is now at an annualised rate of 4.4% based on €1.37, being the euro equivalent of the issue price at admission. Based on the Euro:GBP exchange rate as at 30 September 2017, this equates to an annualised rate of 5.3% against an initial £1 invested at admission. This represents continued progress since launch in December 2015. The Company is in exclusive negotiations to acquire assets that, once completed, should enable the Company to distribute the target 5.5% p.a. dividend against the euro issue price, fully covered by rental income.

Two acquisitions during the year in Paris and Seville have grown the property portfolio owned by the Company to nine assets located across winning cities and regions in France, Germany and Spain. The current independent valuation of the portfolio is 7.1% above the combined purchase price. Across the portfolio there are a number of value enhancing asset management initiatives either underway or identified including reducing voids, lease restructuring and property refurbishments.

Our target markets in Western Europe are benefiting from a broad-based economic recovery with unemployment declining. Growth forecasts are encouraging and inflation is under control. Rental growth is returning to most parts of the market as occupier demand for good quality, well-located assets remains healthy and development activity is reasonably subdued. We expect this economic recovery to continue into the medium-term. This will be positive for the Company's portfolio and supports our growth ambitions for the Company.

Strategy

The strategic priority for the Company is to continue to grow in a disciplined way which improves net operating income and brings benefits such as improved liquidity and diversification. The Company has an investment strategy focused on winning cities and regions in continental Europe which are growing more quickly than their domestic economies. It is pleasing to note that 100% of the existing portfolio owned by the Company is located in the fastest growing cities and towns in Continental Europe (Source: Oxford Economics, defined as top 2 quartiles).

The Investment Manager, Schroder Real Estate Investment Management Limited, is locally based in the target markets of France, Germany, Switzerland and Scandinavia. This allows the Company to identify specific locations and assets which offer good fundamentals as well as to actively manage the portfolio. This strategy is also informed by Schroders' in-house research capability to identify sub-markets where there are supply/demand imbalances and future growth potential from structural changes such as urbanisation and infrastructure improvements. Over the longer-term this should mean the portfolio is capable of adapting to future occupier trends and technological advancements whilst also being relatively resilient.

Dividend

The Company has declared a fourth interim dividend in respect of the year ended 30 September 2017 of 1.5 euro cents per share based on the number of shares in issue as at the publishing date of this report. This represents an annualised rate of 4.4% based on €1.37, being the euro equivalent of the issue price at admission. The Company is targeting an annualised euro dividend of 5.5% based on the euro equivalent issue price as at admission and remains on target to deliver this once fully invested. Based on the Euro:GBP exchange rate as at 30 September 2017, this would represent an annualised rate of 6.6% against an initial £1 invested at admission. This will be fully covered by contractual income receivable from the portfolio.

Total dividends payable in respect of the financial year amount to 5.2 euro cents per share.

Balance sheet and debt

The Company has a simple balance sheet, with overall leverage capped at 35% LTV at the time debt is drawn. The current debt is 25% LTV, which provides some headroom to draw further debt. Debt is used with the objective of improving shareholder returns and is drawn against those assets most suitable for debt financing. This ensures the most accretive finance rates can be secured, evidenced by the current average weighted interest rate on the debt facilities of 1.3%. When compared to the average net initial property yield on the portfolio of approximately 6%, the debt is accretive to income returns. It is also important to note that this debt is either fixed cost or capped and is of long duration - averaging almost seven years. This helps support long-term returns for shareholders.

Given the positive yield spread, it is likely the Company will draw further debt facilities and target overall gearing at around 35% LTV.

Outlook

The Company is close to being fully invested having executed the strategy outlined at IPO to establish a quality portfolio of commercial real estate in the growth markets of Western Continental Europe. We have a remaining investment capacity of approximately €30 million which is already allocated to an identified pipeline of opportunities in our target markets.

Economic growth in our target markets is advancing and this is having a positive impact on occupier demand and rental levels. A number of flagged risks to European economies, such as general elections and European break-up, have had outcomes that are likely to result in a period of stability. Whilst there remains uncertainty around events such as Brexit, the strategic focus on winning cities and regions means the Company is well placed in changing market circumstances and may potentially benefit if the outcome to negotiations leads to more businesses locating and expanding in continental Europe.

The portfolio provides an attractive level of income together with the potential for growth. The balance sheet is stable with low gearing that is accretive to returns. The market backdrop is positive and supports potential returns from identified value-add asset management opportunities and new investments. The Investment Manager has identified a range of potential investment opportunities, both in existing and new markets, that would be accretive to the Company's earnings. We believe this provides a platform to grow the Company to benefit shareholders.

Sir Julian Berney Bt.

Chairman

5 December 2017

Investment Manager's report

Results

The Company's portfolio is valued at €211.7 million as at 30 September 2017 reflecting an uplift of €14 million/7.1% on purchase price. Overall values have increased 3.6% over the financial year.

The Company's Net Asset Value ("NAV") as at 30 September 2017 stood at €178.3 million, or 133.3 euro cents (117.6 pence) per share, and achieved a NAV total return for the financial year of 6.0%.

The table below provides an analysis of the movement in NAV during the reporting period as well as a corresponding reconciliation in the movement in the NAV cents per share:

NAV movement	€ million	cps	% change per cps
Brought forward as at 1 October 2016¹	157.8	130.2	-
Net equity raise impact	16.4	-	-
NAV post equity raise	174.2	130.2	-
Transaction costs of investments made during the period	(3.6)	(2.7)	(2.1)
Unrealised gain in valuation of the property portfolio	7.4	5.5	4.2
EPRA earnings	6.9	5.2	4.0
Non-cash items	(0.4)	(0.3)	(0.2)
Dividends paid	(6.2)	(4.6)	(3.5)
Carried forward as at 30 September 2017	178.3	133.3	2.4

Management reviews the performance of the Company principally on a proportionally consolidated basis. As a result, figures quoted in this table include the Company's share of joint ventures on a line-by-line basis and exclude non-controlling interests in the Company's subsidiaries.

NAV as at 30 September 2016 based on the number of shares pre-October equity raise of 121,234,686. All other numbers are based on the number of shares subsequent to the equity raise of 133,734,686 shares.

Market overview

Economic momentum in the Eurozone has increased and growth forecasts continue to be upgraded. While growth forecasts for the Eurozone for 2017 and 2018 had been at 1.4% and 1.5% respectively at the start of this calendar year, the September consensus forecasts have been upgraded to 2.1% and 1.8%. Following key elections in Europe political uncertainty has eased. Growth continues to beat expectations while structural reforms, debt restructuring and labour market reforms are taking effect. Unemployment has started to decrease and economic sentiment remains at record highs. Core inflation remains stable around 1% and, while the European Central Bank ("ECB") is likely to reduce its bond buying program, the Investment Manager expects the ECB to leave its refi rate at zero until 2019.

Offices

This economic activity is generating demand in the office markets. In many European cities, jobs in the IT, media and professional services sectors are growing year-on-year and net take-up of office space is positive. Vacancy, particularly for modern flexible space, has decreased and the supply pipeline for the next 2-3 years remains muted. We expect to see a broad based increase in office rents across continental Europe over the next 3-4 years, dominated by growth cities.

Retail

Strong consumer spending continues to support the wider retail sector, though this growth is mainly being driven by on-line spending. This is impacting the demand for physical retail space. Demand, and rental levels, for high street units/flagship stores in core city centre locations remains resilient and dominant shopping centres with a retail, leisure and food offer also continue to perform well. Secondary high streets and small to mid-sized shopping centres remain under pressure with changing consumer patterns reducing physical shopping time and spend. Supermarkets, convenience stores and out-of-town retail warehouses are expected to be more resilient to online encroachment, as consumers still prefer the physical aspect of goods such as food, furniture, DIY and homewares. Additionally, these stores typically have car parking and are convenient for click and collect sales. Vacancy rates here are also lower as these formats have less of a mid-market fashion offer, the part of the market most severely impacted, whilst the recovery in European housing markets has led consumers to spend more on home improvements.

Logistics/industrial

The rapid growth of e-commerce is driving retailers and other logistics operators to restructure their networks and introduce modern technology to their units. Vacancy levels have been falling across Europe and rents are beginning to grow. Demand remains strong for well-located, modern units to be used for parcel delivery and fulfilment centres, especially urban logistics assets. These are benefiting from the growth in "last mile" deliveries and returned items, as consumers become increasingly demanding and place ever more emphasis on speed of delivery, located in built up areas where new supply is constrained and which offer longer-term mixed-use potential. This is a target investment sector for the Company and it has an identified pipeline of assets under consideration.

Investment market

The favourable outlook for rental growth and the significant gap between real estate and 10 year government bond yields means that there is a large amount of capital allocated towards real estate in Continental Europe. Investment activity remains at high levels and the market is competitive. Asian capital has become more active. European investors are active throughout the region. The most sought after market remains Germany, but activity is also high in France, the Nordics, Spain and the Netherlands. Values for prime assets are close to the high, assuming that investors will now start to factor in an increase in bond yields over the medium term. However, even if bond yields rise, we expect that real estate yields will probably be relatively stable, given the prospects for rental growth, particularly in winning cities.

Property portfolio

As at 30 September 2017, the Company owned nine properties, independently valued at €211.7 million, reflecting a net initial yield of approximately 6% against the independent valuation.

The retail properties in Biarritz and Rennes are owned in a 70/30 joint venture with Mercialys, the French retail property specialist, and the Seville shopping centre is held in a 50/50 joint venture with another Schroder-managed real estate vehicle. The portfolio statistics reflect the 70% ownership share of Biarritz and Rennes and 50% of Seville.

The table below gives an overview of the portfolio:

Property	Country	Sector	Contracted rents		Value
Property	Country	Sector	€m	% total	€0-€20m	€20m-€40m	€40m-€60m	>€60m
Paris (SC)	France	Office	3.5	24.3		X
Paris (B-B)	France	Office	2.3	16.5			X
Seville	Spain	Retail	2.0	13.9		X
Berlin	Germany	Retail	1.6	11.2		X
Biarritz	France	Retail	1.3	8.8		X
Hamburg	Germany	Office	1.2	8.1	X
Rennes	France	Retail	0.9	6.6	X
Stuttgart	Germany	Office	0.8	5.6	X
Frankfurt	Germany	Retail	0.7	5.0	X
Portfolio at financial year end			14.3	100.0	€211.7m

The portfolio's country and sector allocations are specified below:

Country allocation (% contracted rent)	Portfolio at financial year end (%)	Sector allocation (% contracted rent)	Portfolio at financial year end (%)
France	56	Office	54
Germany	30	Retail	46
Spain	14	Other	0
Total	100	Total	100

Lease expiry profile

The portfolio generates €14.3 million p.a. in contracted income. The average unexpired lease term is 4.4 years to first break and 6.8 years to expiry.

The lease expiry profile to earliest break is detailed in the 2017 Annual Report. The near-term lease expiries provide asset management opportunities to renegotiate leases, extend weighted average unexpired lease terms, improve income security and generate rental growth. In turn, this activity benefits NAV total return.

Top ten tenants

The top ten tenants comprise a wide range of occupiers from different industry segments as shown below:

#	Tenant	Property	Tenant risk¹	Contracted rent (€m p.a.)	Contracted rent (% )³	Unexp. lease term (years)⁴
1	Alten	Paris (B-B)	Low	2.3	16%	3.5
2	Casino	Rennes & Biarritz	Low	1.9	13%	4.7
3	Hornbach	Berlin	Low	1.6	11%	8.3
4	City BKK	Hamburg	High²	0.8	6%	7.4
5	LandBW	Stuttgart	Low	0.7	5%	8.4
6	Thesee	Paris (SC)	Medium	0.6	4%	1.9
7	Ethypharm	Paris (SC)	Low	0.6	4%	4.3
8	Fileassistance	Paris (SC)	Low	0.5	3%	1.7
9	Garantie assistance	Paris (SC)	Low	0.4	3%	1.7
10	Moody's	Paris (SC)	Low	0.4	3%	1.8
Total top ten tenants				9.8	68%	4.9
Remaining tenants				4.5	32%	3.4
Total				14.3	100%	4.4

¹Regular tenant risk assessments are undertaken for tenants above €100,000 of contracted rent. Among other considerations, the Investment Manager's risk assessments are based on Dun &Bradstreet ratings and Dun &Bradstreet failure scores.

²As part of ongoing asset management, discussions with City BKK regarding a potential lease surrender continue.

³Percentage based on total contracted rent as at financial period end.

⁴Unexpired lease term until earliest termination in years as at 30 September 2017 weighted by contracted rent

Valuation

The current valuation of €211.7 million for the existing portfolio reflects an increase of 7.1% compared to the combined purchase price of the nine asset portfolio. Transaction costs have already been recovered through valuation uplifts since acquisition.

The portfolio valuation, excluding transaction costs, has risen by 3.6% over the financial year due to positive valuation performance from all assets. The largest valuation uplift came from the newly acquired Paris, Saint-Cloud asset, against its purchase price and the Hamburg asset against the 30 September 2016 valuation.

Transactions and asset management

The long-term investment strategy is founded on urbanisation. Elements such as population change, infrastructure improvements, growth of mixed-use areas, supply constrained locations and particularly those that provide affordable/ sustainable rents are central to this theme. All our investments are well positioned to benefit from these themes, with current Eurozone economic data trending favourably in support of this strategy.

We manage each asset around an identified business plan, constructed by our local real estate professionals and approved by the Investment Manager's investment committee. Our asset management expertise assists in de-risking assets, enhancing income profiles and positioning investments to benefit from occupier demand and ultimately growth, all positively contributing to the delivery of the Company's return performance.

Boulevard Jean Jaurès, Boulogne-Billancourt (Paris) 92100, France

· Acquired in March 2016 for a purchase price of €37.5 million

· Valuation at 30 September 2017: €41.4 million

· Lettable area: c.6,900 sq.m

· Investment rationale:

ü Mixed-use area with a high incidence of competing uses

ü Affordable/sustainable rents

ü Supply constrained location

ü Modest capital value per sq.m

Business plan achievements:

- Negotiating with adjoining owner to optimise future redevelopment of the site;

- Adding €15,000 in annual income; and

- Engaging with tenant Alten about a possible lease extension.

Asset management initiatives remaining:

- Managing neighbouring property easements which have value in the Company's favour;

- Working with tenant to agree their longer-term occupational intention; and

- Investigating longer-term office refurbishment or potential for conversion to higher value uses.

Großbeerenstraße, 12107 Berlin, Germany

· Acquired in March 2016 for a purchase price of €24.3 million

· Valuation at 30 September 2017: €25.7 million

· Lettable area: c.16,800 sq.m

· Investment rationale:

ü Above average population growth

ü Supply constrained location

ü Mixed-use area with a high incidence of competing uses

ü Large site area of 4 hectares

Business plan achievements:

- Tenant relationship management with a view to understanding Hornbach's needs and future e-commerce aspirations (drive in/click and collect). Approached neighbouring owner to acquire site for expansion.

Asset management initiatives remaining:

- Diversifying the retail offer with the addition of complementary uses such as food and beverage;

- Rezoning part of the land for residential use; and

- Potential sale of part of the land for residential development

Neckarstraße, 70190, Stuttgart, Germany

· Acquired in April 2016 for a purchase price of €14.4 million

· Valuation at 30 September 2017: €15.2 million

· Lettable area: c.5,800 sq.m

· Investment rationale:

ü Supply constrained location

ü Mixed-use area with a high incidence of competing uses

ü Affordable/sustainable rents

ü Improving infrastructure driven by the neighbouring "Stuttgarter 21" redevelopment

Business plan achievements:

- Implementation of fire certification requirement in association with neighbouring asset.

Asset management initiatives remaining:

- Marking rents to market which the Investment Manager anticipates providing c. 5% to 10% growth; and

- Positioning the investment to benefit from the completion of the neighbouring "Stuttgarter 21" urban development.

Hammerbrookstraße, 20097, Hamburg, Germany

· Acquired in April 2016 for a purchase price of €14.4 million

· Valuation at 30 September 2017: €16.7 million

· Lettable area: c.7,000 sq.m

· Investment rationale:

ü Modest capital value per sq.m

ü Mixed-use area with a high incidence of competing uses

ü The city-sud sub-market is one stop from the city centre and is evolving as a destination where people want to live, work and socialise

ü Affordable/sustainable rents that represent approximately a third of prime city centre

ü Location has medium to longer-term growth potential

Business plan achievements:

- Leasing of 208 sq.m to a sushi restaurant on a 10 year term and adding a further €17,000 of annual income; and

- Negotiating with City BKK regarding a potential lease surrender payment and subsequent direct leasing with sub-tenants.

Asset management initiatives remaining:

- Positioning the investment to capitalise on the above average rental growth anticipated;

- Managing minor storage and parking vacancy and general lease expiries; and

- Finalising City BKK agreement.

Lorscher Straße, 60489, Frankfurt - Rodelheim, Germany

· Acquired in May 2016 for a purchase price of €11.1 million

· Valuation at 30 September 2017: €11.5 million

· Lettable area: c.4,500 sq.m

· Investment rationale:

ü Supermarket anchored convenience retail centre servicing a growing urban catchment

ü Larger than standard supermarket size allowing for a broader grocery offer relative to local competition

ü Mixed use area with a dense residential population

ü Above average provision of parking

Business plan achievements:

- Critically reviewing tenancy mix culminating in discussions with a leading national drug store retailer to enter the scheme; and

- Negotiating with a tenant of the lower ground floor to maintain occupancy and income security.

Asset management initiatives remaining:

- Improving the retail mix to enhance footfall;

- Longer-term potential to add further lettable area and services to the car park area; and

- Broadening the retail offer and strengthening the convenience nature of the centre.

Avenue de Bayonne, 64600, Anglet (Biarritz), France

(Values refer to 70% interest)

· Acquired in June 2016 for a purchase price of €22.6 million

· Valuation at 30 September 2017: €21.8 million

· Lettable area: c.15,000 sq.m

· Investment rationale:

ü Grocery anchored, multi-tenanted retail offer that forms part of a dominant retail agglomeration

ü Densely populated catchment supported by strong tourism

ü JV partner has an operational connection being part of the grocery operator's parent company

ü Mixed-use area with strong competition from competing uses

Business plan achievements:

- Redesign of vacant 38 sq.m unit to provide an additional entry (directly to the car park) to improve potential footfall and marketability; and

- Management of joint venture to implement marketing and communication actions.

Asset management initiatives remaining:

- Reconfigure retail units to allow for broader retail offer / tenant mix.

Route de Saint Malo, 35760, Saint-Grégoire (Rennes), France

(Values refer to 70% interest)

· Acquired in June 2016 for a purchase price of €17.2 million

· Valuation at 30 September 2017: €19.0 million

· Lettable area: c.13,900 sq.m

· Investment rationale:

ü Grocery store anchoring a recently expanded shopping centre that collectively provides a regional shopping centre dominance

ü JV partner has an operational connection being part of the grocery operator's parent company

ü Dominant retail offer in a growing region

Business plan achievements:

- Management of joint venture to implement marketing and communication actions with a view to leveraging off recent centre expansion; and

- Monitoring Mercialys expansion and mitigating any negative impact to grocery offer.

Asset management initiatives remaining:

- Reconfigure retail units to allow for broader retail offer / tenant mix.

Le Directoire, Saint-Cloud (Paris), France

· Acquired in February 2017 for a purchase price of €30.0 million

· Valuation at 30 September 2017: €33.9 million

· Lettable area: c.15,800 sq.m

· Investment rationale:

ü Supply constrained location

ü Let off affordable/sustainable rents

ü Attractive capital value per sq.m substantially less than replacement cost

ü Benefits from future infrastructure improvements

ü Mixed-use area with strong competition from competing uses

Business plan achievements:

- A lease extension and 555 sq.m expansion with Outscale, the cloud operating system company, taking its total occupancy at the asset to 1,695 sq.m secured;

- A new six year lease agreement with Ethypharm, a pharmaceutical company, for 2,450 sq.m; and

- Ongoing discussions for a new 12 year lease with a governmental body, for c.400 sq.m of vacant storage accommodation.

Asset management initiatives remaining:

- Implementation of a value-enhancing refurbishment programme, comprising the full renovation of lift lobbies, with completion due in the second half of 2018; and

- Re-gearing future lease expiries to maximise income, limit vacancy and drive unexpired lease profile.

- Acquisition of future floors within the complex provided yield is accretive to return targets

Metromar Shopping Centre, Seville, Spain

(Values refer to 50% interest)

· Acquired in May 2017 for a purchase price of €26.2 million

· Valuation at 30 September 2017: €26.5 million

· Lettable area: c.23,000 sq.m

· Investment rationale:

ü Dominant retail offer for the local urban catchment

ü Anchored by grocery and leisure, both relatively immune to e-commerce

ü Attractive capital value per sq.m substantially less than replacement cost

ü Local region is undergoing strong population growth driven by infrastructure improvements

Business plan achievements:

- Advancing discussions with a leisure specialist that will compliment the existing cinema and food offer, whilst creating an additional point of difference relative to competition;

- Removed underperforming restaurant and leased to a burger specialist, strengthening restaurant offer for consumers;

- Obtained proposal to improve brand, signage, wayfaring, lighting and general vibrancy; and

- Discussions to lease the ex Massimo Dutti space to a shoe specialist for which the centre is underweight.

Asset management initiatives remaining:

- Remarketing of the centre to build upon its local dominance;

- Leasing remaining restaurant vacancy and improve offer; and

- Concluding leasing of Massimo Dutti space.

Finance

The use of leverage is assessed on an asset-by-asset basis, secured only against those properties that are most suitable for debt financing and where financing costs/terms are attractive.

As at 30 September 2017, the Company's total debt was €60.4 million across four loan facilities. This represents a loan to value of 25% against the Company's gross asset value.

The loans drawn are secured against the four German properties in Berlin, Frankfurt, Stuttgart and Hamburg, the two French retail assets in Biarritz and Rennes and the Spanish asset in Seville.

The current blended all-in interest rate is 1.3%, significantly below the portfolio yield of approximately 6% p.a.

The average unexpired loan term is 6.8 years.

Lender	Property	Maturity date	Outstanding principal(€)¹	Interest rate
Deutsche Pfandbriefbank	Berlin/Frankfurt	30/06/2026	16,500,000	1.31%
Deutsche Pfandbriefbank	Stuttgart/Hamburg	30/06/2023	14,000,000	0.85%
Credit Agricole¹	Biarritz/Rennes	30/07/2023	18,200,000	3M Euribor + 1.35%
Münchener Hypothekenbank	Seville	22/05/2024	11,678,750	1.76%
Total			60,378,750

¹All statistics in the Investment Manager's report' reflect a 50% ownership share of Seville and a 70% ownership share of the Biarritz and Rennes investments. As a result, debt allocations for those investments in the table above are similarly proportioned. With regard to debt specifically, further information can be found in notes 12 and of the 2017 Annual Report and the above table includes neither related party transactions nor unamortised fees.

The German and Spanish loans are fixed rate for the duration of the loan term.

The French loan is based on a margin above 3 month Euribor and the Company has acquired an interest rate cap to limit future potential interest costs if Euribor were to increase. The strike rate on the cap is 1.25% p.a. The market value of the interest cap is positive at €0.2 million as at the end of September 2017.

Outlook

Since the Company's IPO in December 2015, we have constructed a portfolio of quality investments across the winning cities and regions of Western Europe, such as Berlin, Paris and Seville. The portfolio is well positioned to deliver sustainable income and growth. The Company is currently paying a dividend of 4.4% and continues to target a 5.5% dividend on the euro IPO issue price once fully invested. We have created a balanced and diversified portfolio, having invested in nine properties across eight 'winning cities'. There are identified acquisitions to deploy the remaining capital.

The remaining investment capacity, which totals approximately €30 million, will be invested in a manner consistent with the existing strategy. We will continue to combine our approach with our bottom-up real estate expertise to deliver sustainable income returns. Once fully invested we will take a disciplined approach to growth. The key winning cities and regions in continental Europe offer opportunities with increasing demand and only limited supply. Our strategy will seek to increase our allocation to logistics warehouses, with a focus on urban logistics, and the growing demand from e-commerce.

Schroder Real Estate Investment Management Limited

5 December 2017

Principal risks and uncertainties

The Board is responsible for the Company's system of risk management and internal control and for reviewing its effectiveness. The Board has adopted a detailed matrix of principal risks affecting the Company's business as an investment trust and has established associated policies and processes designed to manage and, where possible, mitigate those risks, which are monitored by the Audit and Valuation Committee on an ongoing basis. This system assists the Board in determining the nature and extent of the risks it is willing to take in achieving the Company's strategic objectives. Both the principal risks and the monitoring system are also subject to robust review at least annually. The last review took place in November 2017.

Although the Board believes that it has a robust framework of internal control in place this can provide only reasonable, and not absolute, assurance against material financial misstatement or loss and is designed to manage, not eliminate, risk.

A summary of the principal risks and uncertainties faced by the Company which have remained unchanged throughout the year ended 30 September 2017, and actions taken by the Board and, where appropriate, its Committees, to manage and mitigate these risks and uncertainties, is set out below.

Risk

Mitigation and management

Strategic

The Company's investment objectives may become out of line with the requirements of investors, resulting in a wide discount of the share price to underlying NAV per share.

Appropriateness of the Company's investment remit periodically reviewed and success of the Company in meeting its stated objectives monitored.

Share price relative to NAV per share monitored.

Marketing and distribution activity is actively reviewed.

Investment management

The Investment Manager's investment strategy, if inappropriate, may result in the Company underperforming the market and/or peer group companies, leading to the Company and its objectives becoming unattractive to investors.

Review of: the Investment Manager's compliance with the agreed investment restrictions, investment performance and risk against investment objectives and strategy; relative performance; the portfolio's risk profile; and appropriate strategies employed to mitigate any negative impact of substantial changes in markets, including any potential disruption to capital markets.

Annual review of the ongoing suitability of the

Investment Manager.

Custody

Safe custody of the Company's assets may be compromised through control failures.

Depositary verifies ownership and legal entitlement, and reports on safe custody of the Company's assets, including cash.

Quarterly report from the Depositary on its

activities.

Gearing and leverage

The Company utilises credit facilities. These arrangements increase the funds available for investment through borrowing. While this has the potential to enhance investment returns in rising markets, in falling markets the impact could be detrimental to performance.

Gearing is monitored and strict restrictions on borrowings imposed.

Accounting, legal and regulatory

In order to continue to qualify as an investment trust, the Company must comply with the requirements of section 1158 of the Corporation Tax Act 2010.

Breaches of the UK Listing Rules, the Companies Act, or other regulations with which the Company is required to comply, could lead to a number of detrimental outcomes.

Confirmation of compliance with relevant laws and regulations by key service providers.

Shareholder documents and announcements, including the Company's published Annual Report, are subject to stringent review processes.

Procedures established to safeguard against unauthorised disclosure of inside information.

Service provider

The Company has no employees and has delegated certain functions to a number of service providers. Failure of controls and poor performance of any service provider could lead to disruption, reputational damage or loss.

Service providers appointed subject to due diligence processes and with clearly documented contractual arrangements detailing service expectations.

Regular reporting by key service providers and monitoring of the quality of services provided.

Review of annual audited internal controls reports from key service providers, including confirmation of business continuity arrangements.

Risk assessment and internal controls

Risk assessment includes consideration of the scope and quality of the systems of internal control operating within key service providers, and ensures regular communication of the results of monitoring by such providers to the Audit and Valuation Committee, including the incidence of significant control failings or weaknesses that have been identified at any time and the extent to which they have resulted in unforeseen outcomes or contingencies that may have a material impact on the Company's performance or condition. No significant control failings or weaknesses were identified from the Audit and Valuation Committee's ongoing risk assessment which has been in place throughout the financial year and up to the date of this Report.

A full analysis of the financial risks facing the Company is set out in note 20 on pages 73 to 78 of the 2017 Annual Report.

Viability statement

The Board is required to give a statement on the Company's viability which considers the Company's current position and principal risks and uncertainties together with an assessment of future prospects.

The Board conducted this review over a five year time horizon which is selected to match the period over which the Board monitors and reviews its financial performance and forecasting. The Investment Manager prepares five year total return forecasts for the Continental European commercial real estate market. The Investment Manager uses these forecasts as part of analysing acquisition opportunities as well as for its annual asset level business planning process. At the annual strategy day and Investment Manager visit the Board receives an overview of the asset level business plans which the Investment Manager uses to assess the performance of the underlying portfolio and therefore make investment decisions such as disposals and investing capital expenditure. The Company's principal borrowings are for a weighted duration of 6.8 years and the average unexpired lease term, assuming all tenants vacate at the earliest opportunity, is 6.8 years.

The Board's assessment of viability considers the principal risks and uncertainties faced by the Company, as detailed in the Strategic review on pages 23 and 24 of the 2017 Annual Report, which could negatively impact its ability to deliver the investment objective, strategy, liquidity and solvency. This includes consideration of a cash flow model prepared by the Investment Manager that analyses the sustainability of the Company's cash flows, dividend cover, compliance with bank covenants, and general liquidity requirements for a five year period.

Based on the assessment, the Directors have concluded that there is a reasonable expectation that the Company will be able to continue in operation and meet its liabilities as they fall due over the five year period of their assessment.

Going concern

The Directors have examined significant areas of possible financial risk and have reviewed cash flow forecasts and compliance with the debt covenants, in particular the loan to value covenant and interest cover ratio. They have not identified any material uncertainties which would cast significant doubt on the Group's ability to continue as a going concern for a period of not less than twelve months from the date of the approval of the financial statements. The Directors have satisfied themselves that the Group has adequate resources to continue in operational existence for the foreseeable future.

After due consideration, the Board believes it is appropriate to adopt the going concern basis in preparing the financial statements.

Statement of Directors' responsibilities

The Directors are responsible for preparing the Annual Report and the financial statements in accordance with applicable law and regulations.

Company law requires the Directors to prepare financial statements for each financial year. Under that law the Directors have prepared the Group and Company financial statements in accordance with International Financial Reporting Standards (IFRS) as adopted by the European Union. Under company law the Directors must not approve the financial statements unless they are satisfied that they give a true and fair view of the state of affairs of the Group and Company and of the profit or loss of the Group and Company for that period. In preparing these financial statements, the Directors are required to:

• select suitable accounting policies and then apply them consistently;

• make judgments and accounting estimates that are reasonable and prudent;

• state whether applicable Accounting Standards, IFRS as adopted by the European Union, have been followed, subject to any material departures disclosed and explained in the financial statements; and

• prepare the financial statements on a going concern basis unless it is inappropriate to presume that the Company will continue in business.

The Directors are responsible for keeping adequate accounting records that are sufficient to show and explain the Group and Company's transactions and disclose with reasonable accuracy at any time the financial position of the Group and Company and enable them to ensure that the financial statements and the Remuneration Report comply with the Companies Act 2006 and, as regards the Group financial statements, Article 4 of the IAS regulation. They are also responsible for safeguarding the assets of the Group and Company and hence for taking reasonable steps for the prevention and detection of fraud and other irregularities.

The Investment Manager is responsible for the maintenance and integrity of the Company's webpage. Legislation in the United Kingdom governing the preparation and dissemination of financial statements may differ from legislation in other jurisdictions.

Each of the Directors, whose names and functions are listed on page 26 of the 2017 Annual Report, confirm that to the best of their knowledge:

• the financial statements, which have been prepared in accordance with IFRSs as adopted by the European Union, give a true and fair view of the assets, liabilities, financial position and net return of the Group and the undertakings included in the consolidation taken as a whole;

• the Strategic Report contained in the Report and Accounts includes a fair review of the development and performance of the business and the position of the Group and the undertakings included in the consolidation taken as a whole, together with a description of the principal risks and uncertainties that it faces; and

• the Annual Report and Accounts, taken as a whole, is fair, balanced and understandable and provides the information necessary for shareholders to assess the Group and Company's position and performance, business model and strategy.

Consolidated and Company Statement of Comprehensive Income

For the year ended 30 September 2017

	Group	Group	Company	Company
	30/09/17	30/09/16	30/09/17	30/09/16
	€000	€000	€000	€000

Rental and service charge income	17,296	4,891	-	-
Property operating expenses	(5,527)	(969)	-	-
Net rental and related income	11,769	3,922	-	-

Net gain/(loss) from fair value adjustment on investment property	4,284	(4,537)	-	-
Realised loss on foreign exchange	(4)	(101)	(4)	(101)
Net change in fair value of financial instruments at fair value through profit or loss	72	(60)	-	-
Management fees receivable	-	-	1,761	-

Expenses
Investment management fee	(1,849)	(1,402)	(1,849)	(1,402)
Valuers' and other professional fees	(666)	(425)	(298)	(127)
Administrator's and accounting fees	(306)	(185)	(135)	(114)
Auditors' remuneration	(280)	(161)	(265)	(139)
Directors' fees	(120)	(129)	(120)	(129)
Other expenses	(291)	(122)	(93)	(88)
Total expenses	(3,512)	(2,424)	(2,760)	(1,999)

Operating profit/(loss) before net finance costs	12,609	(3,200)	(1,003)	(2,100)

Finance income	174	5	12	5
Finance costs	(918)	(157)	-	-
Net finance (costs)/income	(744)	(152)	12	5

Share of loss of joint venture	(185)	-	-	-

Profit/(loss) before taxation	11,680	(3,352)	(991)	(2,095)

Taxation	(505)	(47)	-	-

Profit/(loss) after taxation	11,175	(3,399)	(991)	(2,095)
Attributable to:
Owners of the parent	10,288	(2,516)	(991)	(2,095)
Non-controlling interests	887	(883)	-	-
	11,175	(3,399)	(991)	(2,095)

Basic and diluted earnings/(loss) per share attributable to owners of the parent	7.7c	(2.1c)	-	-
Consolidated and Company Statement of Comprehensive Income For the year ended 30 September 2017
	Group	Group	Company	Company
	30/09/17	30/09/16	30/09/17	30/09/16
	€000	€000	€000	€000

Profit/(loss) for the year	11,175	(3,399)	(991)	(2,095)

Other comprehensive loss items that may be reclassified to profit or loss:
Currency translation differences	(3)	(226)	(3)	(226)
Total other comprehensive loss	(3)	(226)	(3)	(226)
Total comprehensive profit/(loss) for the year	11,172	(3,625)	(994)	(2,321)

Attributable to:
Owners of the parent	10,285	(2,742)	(994)	(2,321)
Non-controlling interests	887	(883)	-	-
	11,172	(3,625)	(994)	(2,321)

All items in the above statement are derived from continuing operations.

Consolidated and Company Statement of Financial Position

As at 30 September 2017

	Group		Group	Company	Company
	30/09/2017		30/09/2016	30/09/2017	30/09/2016
		€000	€000	€'000	€'000
Assets
Non-current assets
Investment property		202,563	165,365	-	-
Investment in subsidiaries		-	-	118,583	118,583
Investment in joint ventures		6,290	-	-	-
Loans to joint ventures		10,035	-	-	-
Non-current assets		218,888	165,365	118,583	118,583

Current assets
Trade and other receivables Interest rate derivative contracts		2,063 273	2,377 200	34,688 -	34,179 -
Cash and cash equivalents		28,521	58,476	14,583	6,068
Current assets		30,857	61,053	49,271	40,247
Total assets		249,745	226,418	167,854	158,830

Equity
Share capital		15,167	13,994	15,167	13,994
Share premium		30,215	14,882	30,216	14,882
Retained earnings/(accumulated losses)		650	(3,486)	(10,437)	(3,291)
Other reserves		132,294	132,370	132,522	132,595
		178,326	157,760	167,468	158,180
Non-controlling interests		7,691	6,804	-	-
Total equity		186,017	164,564	167,468	158,180

Liabilities
Non-current liabilities
Interest-bearing loans and borrowings		58,772	58,724	-	-
Deferred tax liability		473	30	-	-
Non-current liabilities		59,245	58,754	-	-

Current liabilities
Trade and other payables		4,483	3,084	386	650
Current tax liabilities		-	16	-	-
Current liabilities		4,483	3,100	386	650
Total liabilities		63,728	61,854	386	650
Total equity and liabilities		249,745	226,418	167,854	158,830

Net Assets Value per Ordinary Share		133.3c	130.1c	125.2c	130.5c

Consolidated and Company Statement of Changes in Equity

For the year ended 30 September 2017

Group	Share capital	Share premium	Retained earnings/ (accumulated losses)	Other reserves	Sub-total	Non-controlling interests	Total equity
	€000	€000	€000	€000	€000	€'000	€'000
Balance as at 1 October 2015	-	-	-	-	-	-	-
Loss for the year	-	-	(2,516)	-	(2,516)	(883)	(3,399)
Other comprehensive loss for the year	-	-	-	(226)	(226)	-	(226)
Dividends paid	-	-	(970)	-	(970)	-	(970)
New equity issuance	16,576	149,873	-	(4,977)	161,472	-	161,472
Share premium reduction	-	(122,157)	-	122,157	-	-	-
Unrealised foreign exchange	(2,582)	(12,834)	-	15,416	-	-	-
Investments from non-controlling interests	-	-	-	-	-	7,687	7,687
Balance as at 30 September 2016	13,994	14,882	(3,486)	132,370	157,760	6,804	164,564
Profit for the year	-	-	10,288	-	10,288	887	11,175
Other comprehensive loss for the year	-	-	-	(3)	(3)	-	(3)
Dividends paid	-	-	(6,152)	-	(6,152)	-	(6,152)
New equity issuance	1,390	15,288	-	(245)	16,433	-	16,433
Unrealised foreign exchange	(217)	45	-	172	-	-	-

Balance as at 30 September 2017	15,167	30,215	650	132,294	178,326	7,691	186,017

Company	Share capital	Share premium	Accumulated losses*	Other reserves*	Sub-total	Non-controlling interests	Total
	€000	€000	€000	€000	€000	€'000	€'000
Balance as at 1 October 2015	-	-	-	-	-	-	-
Total comprehensive loss for the year	-	-	(2,321)	-	(2,321)	-	(2,321)
Dividends paid	-	-	(970)	-	(970)	-	(970)
New equity issuance	16,576	149,873	-	(4,978)	161,471	-	161,471
Share premium reduction	-	(122,157)	-	122,157	-	-	-
Unrealised foreign exchange	(2,582)	(12,834)	-	15,416	-	-	-
Balance as at 30 September 2016	13,994	14,882	(3,291)	132,595	158,180	-	158,180
Total comprehensive loss for the year	-	-	(994)	-	(994)	-	(994)
Dividends paid	-	-	(6,152)	-	(6,152)	-	(6,152)
New equity issuance	1,390	15,289	-	(245)	16,434	-	16,434
Unrealised foreign exchange	(217)	45	-	172	-	-	-

Balance as at 30 September 2017	15,167	30,216	(10,437)	132,522	167,468	-	167,468

*These reserves form the distributable reserves of the Company and may be used for to fund distribution of profits to investors via dividends payments.

Consolidated and Company Statement of Cash Flows

For the year ended 30 September 2017

	Group	Group	Company	Company
	30/09/2017	30/09/2016	30/09/2017	30/09/2016
	€'000	€'000	€'000	€'000
Operating activities
Profit/(loss) before tax for the year	11,680	(3,352)	(991)	(2,095)
Adjustments for:
Net valuation gain/(loss) on fair value adjustment in investment property	(4,284)	4,537	-	-
Share of loss of joint venture	185	-	-	-
Realised foreign exchange losses	4	101	4	101
Finance income Finance expense Movement in fair value of interest rate derivative contracts	(174) 918 (72)	(5) 157 60	(12) - -	(5) - -
Operating cash generated from/(used in) before changes in working capital	8,257	-	(999)	-
Decrease/(increase) in trade and other receivables	434	(2,376)	(509)	(422)
Increase/(decrease) in trade and other payables	1,647	2,728	(264)	644
Cash generated from/(used in) operations	10,338	1,850	(1,772)	(1,777)
Finance costs paid	(751)	(903)	-	-
Finance income received	9	-	12	-
Tax paid	(145)	-	-	-
Net cash generated from/(used in) operating activities	9,451	692	(1,760)	(1,772)
Investing activities
Acquisition of investment property	(33,171)	(169,647)	-	-
Investment in subsidiaries	-	-	-	(118,583)
Investment in joint ventures	(16,510)	-	-	-
Loans to subsidiary companies	-	-	-	(33,757)
Net cash used in investing activities	(49,681)	(169,647)	-	(152,340)
Financing activities
Proceeds from borrowings Proceeds from borrowings - non-controlling interest Repayment of borrowings - non-controlling interest	- - -	56,500 10,753 (7,689)	- - -	- - -
New equity - non controlling interest	-	7,687	-	-
Share issue net proceeds	16,434	161,477	16,434	161,477
Dividends paid	(6,152)	(970)	(6,152)	(970)
Net cash generated from financing activities	10,282	227,758	10,282	160,507
Net (decrease)/increase in cash and cash equivalents for the year	(29,948)	58,803	8,522	6,395
Opening cash and cash equivalents	58,476	-	6,068	-
Effects of exchange rate changes on cash and cash equivalents	(7)	(327)	(7)	(327)
Closing cash and cash equivalents	28,521	58,476	14,583	6,068

Notes to the Financial Statements

1. Significant accounting policies

Schroder European Real Estate Investment Trust plc ("the Company") is a closed-ended investment company incorporated in England & Wales. The consolidated financial statements of the Company for the year ended 30 September 2017 comprise those of the Company and its subsidiaries (together referred to as the "Group"). The Group holds a portfolio of investment properties in continental Europe. The shares of the Company are listed on the London Stock Exchange (primary listing) and the Johannesburg Stock Exchange (secondary listing). The registered office of the Company is 31 Gresham Street, London, EC2V 7QA.

Statement of compliance

The consolidated financial statements of the Group have been prepared in accordance with International Financial Reporting Standards ("IFRS") as adopted by the European Union and interpretations issued by the International Financial Reporting Interpretations Committee ("IFRIC"), and therefore comply with article 4 of the EU IAS regulation, and in accordance with the Companies Act 2006.

The financial statements give a true and fair view and are in compliance with applicable legal and regulatory requirements and the Listing Rules of the UK Listing Authority.

Basis of preparation

The financial statements are presented in euros, rounded to the nearest thousand. They are prepared on a going concern basis, applying the historical cost convention except for the measurement of investment property and derivative financial instruments that have been measured at fair value.

The accounting policies have been consistently applied to the results, assets, liabilities and cash flows of the entities included in the consolidated financial statements.

Going concern

The Directors have examined significant areas of possible financial risk including cash and cash requirements and the debt covenants. The Directors have not identified any material uncertainties which would cast significant doubt on the Group's ability to continue as a going concern for a period of not less than twelve months from the date of the approval of the financial statements. The Directors have satisfied themselves that the Group has adequate resources to continue in operational existence for the foreseeable future.

Use of estimates and judgements

The preparation of financial statements in conformity with IFRS requires management to make judgements, estimates and assumptions that affect the application of policies and the reported amounts of assets and liabilities, income and expenses. These estimates and associated assumptions are based on historical experience and various other factors that are believed to be reasonable under the circumstances, the results of which form the basis of making judgements about the carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates. The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimates are revised and in any future periods affected.

The most significant estimates made in preparing these financial statements relate to the carrying value of investment properties, including those within joint ventures, which are stated at fair value. The Group uses external professional valuers to determine the relevant amounts. Judgements made by management in the application of IFRS that have a significant effect on the financial statements and estimates with a significant risk of material adjustment in the next year are disclosed in note 20 of the 2017 Annual Report.

Basis of consolidation

Subsidiaries

The consolidated financial statements comprise the financial statements of the Company and all of its subsidiaries drawn up to 30 September each year. Subsidiaries are those entities, including special purpose entities, controlled by the Company. Control exists when the Company has the power, directly or indirectly, to govern the financial and operating policies of an entity so as to obtain benefits from its activities. In assessing control, potential voting rights that presently are exercisable are taken into account. The financial statements of subsidiaries are included in the consolidated financial statements from the date that control commences until the date that control ceases. Where properties are acquired by the Group through corporate acquisitions but the acquisition does not meet the definition of a business combination, the acquisition has been treated as an asset acquisition.

Non-controlling interests

Non-controlling interests are recognised on the basis of their share in the recognised amounts of a subsidiary's identifiable net assets. On the balance sheet non-controlling interests are presented separately from the equity of the owners of the Parent. Profit or loss and total comprehensive income for the period attributable to non-controlling interests are presented separately in the income statement and the statement of comprehensive income.

Transactions eliminated on consolidation

Intra-group balances, and any gains and losses arising from intra-group transactions, are eliminated in preparing the consolidated financial statements. Gains arising from transactions with joint ventures are eliminated to the extent of the Group's interest in the entity. Losses are eliminated in the same way as gains but only to the extent that there is no evidence of impairment. Non-controlling interests in the results and equity of subsidiaries are shown separately in the consolidated statement of profit or loss, statement of comprehensive income, statement of changes in equity and balance sheet respectively.

Joint arrangements

Under IFRS 11 Joint Arrangements, the Company's investments in joint arrangements are classified as joint ventures. Interests in joint ventures are accounted for using the equity method, after initially being recognised at cost in the consolidated balance sheet.

Under the equity method of accounting, the investments are initially recognised at cost and adjusted thereafter to recognise the Group's share of the post-acquisition profits or losses of the investee in profit or loss, and the Group's share of movements in other comprehensive income of the investee in other comprehensive income.

When the Group's share of losses in an equity-accounted investment equals or exceeds its interest in the entity, including any other unsecured long-term receivables, the Group does not recognise further losses, unless it has incurred obligations or made payments on behalf of the other entity. Unrealised gains on transactions between the Group and its joint ventures are eliminated to the extent of the Group's interest in these entities. Unrealised losses are also eliminated unless the transaction provides evidence of an impairment of the asset transferred.

Investment property

Investment property is land and buildings held to earn rental income together with the potential for capital growth.

Acquisitions and disposals are recognised on unconditional exchange of contracts. Acquisitions are initially recognised at cost, being the fair value of the consideration given, including transaction costs associated with the investment property.

After initial recognition, investment properties are measured at fair value, with unrealised gains and losses recognised in profit and loss. Realised gains and losses on the disposal of properties are recognised in profit and loss in relation to carrying value. Fair value is based on the market valuations of the properties as provided by a firm of independent chartered surveyors, at the reporting date. Market valuations are carried out on a quarterly basis.

As disclosed in note 22, the Group leases out all owned properties on operating leases. A property held under an operating lease is classified and accounted for as an investment property where the Group holds it to earn rentals, capital appreciation, or both. Any such property leased under an operating lease is classified as an investment property and carried at fair value.

Prepayments

Prepayments are carried at cost less any accumulated impairment losses.

Borrowing costs

Borrowing costs are charged in full to the Statement of Comprehensive Income as incurred.

Leases

Leases in which a significant portion of the risks and rewards of ownership are retained by another party, the lessor, are classified as operating leases. Payments, including prepayments, made under operating leases (net of any incentives received from the lessor) are charged to the income statement on a straight-line basis over the period of the lease. Properties leased out under operating leases are included in investment properties.

Properties leased out under operating leases are included in investment property in the Consolidated Statement of Financial Position (Note 10 of the 2017 Annual Report).

Financial assets and liabilities

Non-derivative financial instruments

Assets

Non-derivative financial instruments comprise trade and other receivables and cash and cash equivalents. These are recognised initially at fair value plus any directly attributable transaction costs. Subsequent to initial recognition they are measured at amortised cost using the effective interest rate method less any impairment losses.

Trade and other receivables

Trade and other receivables are recognised initially at fair value and subsequently measured at amortised cost less provision for impairment.

Cash and cash equivalents

Cash at bank and short-term deposits that are held to maturity are carried at cost. Cash and cash equivalents are defined as cash in hand, demand deposits and short-term, highly liquid investments readily convertible to known amounts of cash and subject to insignificant risk of changes in value. For the purposes of the Statement of Cash Flows, cash and cash equivalents consist of cash in hand and short-term deposits at banks with a term of no more than three months.

Liabilities

Non-derivative financial instruments comprise loans and borrowings and trade and other payables.

Loans and borrowings

Borrowings are recognised initially at fair value of the consideration received less attributable transaction costs. Subsequent to initial recognition, interest bearing borrowings are stated at amortised cost with any difference between cost and redemption value being recognised in the profit and loss over the period of the borrowings on an effective interest basis.

Trade and other payables

Financial liabilities included in trade and other payables are recognised initially at fair value and subsequently at amortised cost. The fair value of a non-interest bearing liability is its discounted repayment amount. If the due date of the liability is less than one year, discounting is omitted.

Derivative financial assets and liabilities comprise of an interest rate cap for hedging purposes (economic hedge). The Group does not apply hedge accounting in accordance with IAS 39. Recognition of the derivative financial instruments takes place when the economic hedging contracts are entered into. They are measured initially and subsequently at fair value; transaction costs are included directly in finance costs. Gains or losses on derivatives are recognised in the profit or loss in net change in fair value of financial instruments at fair value through profit or loss.

Share capital

Ordinary shares, including treasury shares, are classified as equity when there is no obligation to transfer cash or other assets.

Share premium

Share premium represents the excess of proceeds received over the nominal value of new shares issued.

Other reserves

Other reserves mainly consists of a share premium reduction reserve arising from the conversion of share premium into a distributable reserve and unrealised currency exchange gains and losses arising on the revaluation of Sterling denominated share capital and share premium at the balance sheet date.

Dividends

Final dividends to the Company's shareholders are recognised as a liability in the Group's financial statements in the period in which the dividends are approved by the Company's shareholders. Interim dividends are recognised when paid.

Impairment

Financial assets

A financial asset, other than those at fair value through profit and loss, is assessed at each reporting date to determine whether there is any objective evidence that it is impaired. A financial asset is considered to be impaired if objective evidence indicates that one or more events have had a negative effect on the estimated future cash flows of that asset.

An impairment loss in respect of a financial asset measured at amortised cost is calculated as the difference between its carrying amount and the present value of the estimated future cash flows discounted at the original effective interest rate.

Significant financial assets are tested for impairment on an individual basis. The remaining financial assets are assessed collectively in groups that share similar credit risk characteristics. All impairment losses are recognised in the profit and loss.

An impairment loss is reversed if the reversal can be related objectively to an event occurring after the impairment loss was recognised. For financial assets measured at amortised cost, the reversal is recognised in the profit and loss.

Non-financial assets

The carrying amounts of the Group's non-financial assets, other than investment property but including joint ventures, are reviewed at each reporting date to determine whether there is any indication of impairment. If any such indication exists, then the asset's recoverable amount is estimated.

The recoverable amount of an asset or cash-generating unit is the greater of its value in use and its fair value less costs to sell. In assessing value in use, the estimated future cash flows are discounted to their present value using a pre-tax discount rate that reflects current market assessments of the time value of money and the risks specific to that asset.

For the purpose of impairment testing, assets are grouped together into the smallest group of assets that generates cash inflows from continuing use that are largely independent of the cash inflows of other assets or groups of assets (the "cash-generating unit").

An impairment loss is recognised if the carrying amount of an asset or its cash-generating unit exceeds its estimated recoverable amount. Impairment losses are recognised in the profit and loss.

Revenue

Rental income

Rental income from operating leases is recognised on a straight-line basis over the lease term. When the Group provides incentives to its tenants, the cost of incentives is recognised over the lease term, on a straight-line basis, as a reduction of rental income.

Service charges

Revenue from service charges is measured at the fair value of the consideration received or receivable. Amounts disclosed as revenue are net of returns, trade allowances, rebates and amounts collected on behalf of third parties.

The Group recognises revenue when the amount of revenue can be reliably measured; it is probable that future economic benefits will flow to the entity; and specific criteria have been met for each of the Group's activities as described below. The Group bases its estimates on historical results, taking into consideration the type of customer, the type of transaction and the specifics of each arrangement.

Service charges are recognised in the accounting period in which the services are rendered.

Finance income and expenses

Finance income comprises interest income on funds invested that are recognised in the profit and loss. Interest income is recognised on an accruals basis.

Finance expenses comprise interest expense on borrowings that are recognised in profit and loss. Attributable transaction costs incurred in establishing the Group's credit facilities are deducted from the fair value of borrowings on initial recognition and are amortised over the lifetime of the facilities through profit and loss. Finance expenses are accounted for on an effective interest basis.

Expenses

All expenses are accounted for on an accruals basis. They are recognised in profit or loss in the year in which they are incurred on an accruals basis.

Taxation

The Company and its subsidiaries are subject to income tax on any income arising on investment properties after deduction of debt financing costs and other allowable expenses.

Income tax on the profit or loss for the year comprises current and deferred tax. Current tax is the expected tax payable on the taxable income for the year, using tax rates enacted or substantially enacted at the reporting date, and any adjustment to tax payable in respect of previous periods.

Deferred tax is provided in full, using the liability method, on temporary differences arising between the tax bases of assets and liabilities and their carrying amounts in the consolidated financial statements. Deferred tax is determined using tax rates (and laws) that have been enacted, or substantially enacted, by the date of the statement of financial position and are expected to apply when the related deferred income tax asset is realised or the deferred income tax liability is settled.

Deferred income tax assets are recognised to the extent that it is probable that future taxable profit will be available against which the temporary differences can be utilised.

Segmental reporting

The Directors are of the opinion that the Group is engaged in a single segment of business, being property investment and in one geographical area, Continental Europe. The chief operating decision maker is considered to be the Board of Directors who are provided with consolidated IFRS information on a quarterly basis.

Foreign currency translation

Items included in the financial statements of each of the Group's entities are measured using the currency of the primary economic environment in which the entity operates (the "functional currency").

The functional currency of all the entities in the Group is the euro, as this is the currency in which the majority of investment takes place and in which the majority of income and expenses are incurred. The financial statements are also presented in euros.

Foreign currency transactions are translated into the functional currency using the exchange rate prevailing at the date of the transaction.

Foreign exchange gains and losses resulting from the settlement of such transactions are recognised in profit or loss in the Statement of Comprehensive Income.

Assets and liabilities held at the end of the reporting period are translated into the presentation currency at the exchange rate prevailing at that date. Foreign exchange differences arising on translation to the presentation currency are recognised in other comprehensive income in the Statement of Comprehensive Income.

Equity held at the end of the reporting period is translated into the presentation currency at the exchange rate prevailing at that date. Foreign exchange differences arising on translation to the presentation currency are recognised within Equity.

2. New standards and interpretations

The Group has applied the following standards and amendments for the first time for their annual reporting period commencing 1 October 2016:

§ Accounting for acquisitions of interests in joint operations - Amendments to IFRS 11

§ Annual improvements to IFRSs 2012-2014 cycle

§ Disclosure initiative - Amendments to IAS 1

No new standards, amendments or interpretations, effective for the first time for the financial year beginning on or after 1 January 2017, have had a material impact on the Group or Company.

New standards and interpretations not yet adopted

A number of new standards and amendments to standards and interpretations are effective for annual periods beginning on or after 1 January 2017, and have not been applied in preparing these consolidated financial statements. None of these are expected to have a significant effect on the consolidated financial statements of the Group, except the following set out below:

IAS 12, 'Income taxes' was amended to clarify the accounting for deferred tax where an asset is measured at fair value and that fair value is below the asset's tax base. This amendment is effective for annual periods beginning on or after 1 January 2017. The Group does not expect the amendment to have a material impact on its financial statements since fair value exceeds the cost for almost all of its investment properties. The Group is monitoring fair value movements below cost to assess the impact of the amendment in future periods.

IFRS 9, 'Financial instruments', addresses the classification, measurement and recognition of financial assets and financial liabilities. The standard is effective for accounting periods beginning on or after 1 January 2018. Early adoption is permitted. The Group is still assessing the impact of IFRS 9 and expects it to have an immaterial impact on the accounting for available-for-sale financial assets and derivatives.

IFRS 15, 'Revenue from contracts with customers' deals with revenue recognition and establishes principles for reporting useful information to users of financial statements about the nature, amount, timing and uncertainty of revenue and cash flows arising from an entity's contracts with customers. The standard is effective for annual periods beginning on or after 1 January 2018 and earlier application is permitted. The Group is still assessing the impact of IFRS 15 and expects it to have an immaterial impact on its current accounting practices.

IFRS 16, 'Leases' was issued in January 2016. For lessees, it will result in almost all leases being recognised on the statement of financial position, as the distinction between operating and finance leases will be removed. Under the new standard, an asset (the right to use the leased item) and a financial liability to pay rentals are recognised. The only exceptions are short-term and low-value leases. The accounting for lessors will not significantly change. The standard is effective for annual periods beginning on or after 1 January 2019 and earlier application is permitted. The Group is still assessing the impact of IFRS 16 expects it to have an immaterial impact on its current accounting practices.

There are no other IFRSs or IFRIC interpretations that are not yet effective that would be expected to have a material impact on the Group.

3. Material agreements

Schroder Real Estate Investment Management Limited ('SREIM') is the Investment Manager to the Company. The Investment Manager is entitled to a fee together with reasonable expenses incurred in the performance of its duties. The fee is payable monthly in arrears and shall be an amount equal to one twelfth of the aggregate of 1.1% of the EPRA NAV of the Company. The Investment Management Agreement can be terminated by either party on not less than twelve months written notice, such notice not to expire earlier than the third anniversary of Admission, or on immediate notice in the event of certain breaches of its terms or the insolvency of either party. The total charge to profit and loss during the year was €1,849,000 (2016: €1,402,000). At the year end €125,000 (2016: €438,000) was outstanding.

SREIM provides accounting services to the Group with a contracted annual charge of £70,000. The total charge to the Group was €79,000 (2016: €67,000). At the year end €7,000 (2016: €20,000) was outstanding.

SREIM provides administrative and company secretarial services to the Group with a contracted annual charge of £50,000. The total charge to the Group was €56,000 (2016: €48,000). At the year end €5,000 (2016: €14,000) was outstanding.

Details of Directors' fees are disclosed in Note 6 of the 2017 Annual Report.

Details of loans from Mercialys, a related party, are disclosed in Note 17 of the 2017 Annual Report.

Details of loans to Urban SEREIT Holdings Spain S.L., a related party, are disclosed in Note 12 of the 2017 Annual Report.

The Company received management fees of €1,761,000 (2016: €Nil) from subsidiary companies during the year.

4. Property operating expenses

	Group	Group	Company	Company
	30/09/2017	30/09/2016	30/09/2017	30/09/2016
	€000	€000	€000	€000

Repairs and maintenance	1,360	67	-	-
Service charge, insurance and utilities on vacant units	2,718	615	-	-
Real estate taxes	1,075	230	-	-
Property management fees	269	53	-	-
Other	105	4	-	-
	5,527	969	-	-

5. Auditors' remuneration

The Group's total audit fees for the year are €280,000 (2016: €161,000).

Non-audit fees charged to the Group by the auditors during the year were €4,000 (2016: €129,000)

6. Other expenses

	Group	Group	Company	Company
	30/09/2017	30/09/2016	30/09/2017	30/09/2016
	€000	€000	€000	€000
Directors' and officers' insurance premium	10	9	9	9
Bank charges	45	-	7	-
Regulatory costs	32	25	7	12
Marketing	28	8	28	8
Professional fees	-	11	-	11
Other expenses	176	69	42	48
	291	122	93	88

Directors' fees

Directors are the only officers of the Company and there are no other key personnel. The Directors' annual remuneration for services to the Group was £95,366 (2016: £97,458), as set out in the Remuneration Report on pages 37 to 39 of the 2017 Annual Report. The total charge for directors fees was €120,000 (2016: €129,000), which included employer's national insurance contributions.

7. Taxation

	30/09/2017	30/09/2016
	€000	€000

Current tax charge	62	17
Deferred tax charge	443	30
Tax expense in year	505	47

Reconciliation of effective tax rate
Profit/(loss) before taxation	11,680	(3,352)
Effect of:
Tax charge/(credit) at weighted average corporation tax rate of 18.88% (2016 - 25.44%)	2,205	(853)
Tax exempt income	(1,831)	-
Tax effect on net revaluation loss	-	1,169
Current year loss for which no deferred tax is recognised	205	-
Tax effect of share of joint venture loss	46	-
Minimum Luxembourg tax charges	62	17
Deferred tax charge on profits	-	30
Other permanent differences	(182)	(316)

Total tax expense in the year	505	47

A potential deferred tax asset of €17,000 arose on tax losses which has not been provided for.

A deferred tax charge of €443,000 (2016: €30,000) was provided in relation to investment property revaluation gains, and the deferred tax liability at the year end was €473,000 (2016: €30,000).

8. Earnings per share

Basic earnings per share

The basic earnings/(loss) per share for the Group is calculated by dividing the net profit/(loss) after tax attributable to ordinary shareholders of the Company by the weighted average number of ordinary shares in issue during the year.

	30/09/2017	30/09/2016
Net profit/(loss) attributable to shareholders	€10,288,000	(€2,516,000)
Weighted average number of ordinary shares in issue	132,775,782	118,319,687
Basic earnings/(loss) per share (cents per share)	7.7	(2.1)

The prior year net loss attributable to shareholders and basic loss per share amounts have been restated to €2,516,000 and 2.1 cents per share respectively. This is due to a misstatement clerical error within the 2016 annual report and accounts.

Diluted earnings per share

The Group has no dilutive potential ordinary shares, hence the diluted earnings/(loss) per share is the same as the basic earnings/(loss) per share in 2016 and 2017.

Headline earnings per share

The headline earnings and diluted headline earnings for the Group is 5.2 euro cents per share (2016: 0.7 euro cents per share) as detailed on page 82 of the 2017 Annual Report.

9. Dividends paid

Interim dividends of €6,152,000 (2016: €970,000) were paid to shareholders during the year as follows.


	Ordinary	Rate	30/09/2017
In respect of	Shares	(cents)	€000
Interim dividend paid on 27^th January 2017	133,734,686	0.9	1,204
Interim dividend paid on 17^th March 2017 Interim dividend paid on 7th July 2017 Interim dividend paid on 1^st September 2017	133,734,686 133,734,686 133,734,686	1.0 1.2 1.5	1,337 1,605 2,006
Total interim dividends paid			6,152

10. Investment property

Group
	Leasehold	Freehold	Total
	€000	€000	€000
Fair value as at 1 October 2016	-	165,365	165,365
Property acquisitions	-	29,928	29,928
Acquisition costs	-	2,986	2,986
Net valuation gain on investment property	-	4,284	4,284
Fair value as at 30 September 2017	-	202,563	202,563

Fair value of investment properties as determined by the valuer totals €202,700,000 (2016: €165,500,000). The fair value of investment properties disclosed above includes a tenant incentive adjustment of €137,000 (2016: €135,000).

The net valuation gain on investment property of €4,284,000 consists of net property revaluation gains of €4,286,000 and a movement of the above mentioned tenant incentive adjustment of €2,000.

The fair value of investment property has been determined by Knight Frank LLP, a firm of independent chartered surveyors, who are registered independent appraisers. The valuation has been undertaken in accordance with the RICS Valuation - Professional Standards January 2014 Global and UK Edition, issued by the Royal Institution of Chartered Surveyors (the "Red Book") including the International Valuation Standards.

The properties have been valued on the basis of "Fair Value" in accordance with the RICS Valuation - Professional Standards VPS4(1.5) Fair Value and VPGA1 Valuations for Inclusion in Financial Statements which adopt the definition of Fair Value used by the International Accounting Standards Board.

The valuation has been undertaken using appropriate valuation methodology and the Valuer's professional judgement. The Valuer's opinion of Fair Value was primarily derived using recent comparable market transactions on arm's length terms, where available, and appropriate valuation techniques (The Investment Method).

The properties have been valued individually and not as part of a portfolio.

All investment properties are categorised as Level 3 fair values as they use significant unobservable inputs. There have not been any transfers between Levels during the year. Investment properties have been classed according to their real estate sector. Information on these significant unobservable inputs per class of investment property is disclosed below:

Some of the investment properties are leased to tenants under long-term operating leases with rentals payable monthly.

Quantitative information about fair value measurement using unobservable inputs (Level 3) as at 30 September.

2017

Retail (incl. retail

warehouse)

Office

Total

Fair value (€000)

148,300

107,300

255,600

Area

('000 sq.m)

73.330

35.504

108.834

Net passing rent € per sqm per annum

Range

Weighted average (2)

94.73 - 145.32

118.92

131.03 - 344.63

240.86

94.73 - 344.63

170.11

Gross ERV per sqm per annum

Range

Weighted average (2)

97.39 - 185.61

139.03

126.12 - 413.10

265.45

97.39 - 413.10

192.10

Net initial yield (1)

Range

Weighted average (2)

4.62 - 5.62

5.29

4.59 - 8.96

6.43

4.59 - 8.96

5.77

Equivalent yield

Range

Weighted average (2)

4.60 - 5.93

5.49

4.47 - 7.25

5.46

4.47 - 7.25

5.48

Notes:

(1) Yields based on rents receivable after deduction of head rents and non-recoverables

(2) Weighted by market value

(3) This table includes the Joint Venture investment property valued at €52.9 million which is disclosed within the summarised information within note 12 of the 2017 Annual Report as part of total assets

2016

Retail (incl. retail warehouse)

Office

Total

Fair value (€000)

94,000

71,500

165,500

Area

('000 sq.m)

50.273

19.686

69.959

Net passing rent € per sq.m per annum

Range

Weighted average (2)

94.73 - 145.32

108.67

27.78 - 340.64

234.96

27.78 - 340.64

163.25

Gross ERV per sq.m per annum

Range

Weighted average (2)

96.45 - 157.80

112.77

126.12 - 409.91

291.70

96.45 - 409.91

190.07

Net initial yield (1)

Range

Weighted average (2)

4.62 - 5.81

5.28

1.00 - 6.06

4.55

1.00 - 6.06

4.96

Equivalent yield

Range

Weighted average (2)

4.60 - 6.02

5.31

4.60 - 5.26

4.74

4.60 - 6.02

5.06

Notes:

(1) Yields based on rents receivable after deduction of head rents and non-recoverables

(2) Weighted by market value

Sensitivity of measurement to variations in the significant unobservable inputs

The significant unobservable inputs used in the fair value measurement categorised within Level 3 of the fair value hierarchy of the Group's property portfolio, together with the impact of significant movements in these inputs on the fair value measurement, are shown below:

Unobservable input	Impact on fair value measurement of significant increase in input	Impact on fair value measurement of significant decrease in input
Passing rent	Increase	Decrease
Gross ERV	Increase	Decrease
Net initial yield	Decrease	Increase
Equivalent yield	Decrease	Increase

There are interrelationships between the yields and rental values as they are partially determined by market rate conditions. The sensitivity of the valuation to changes in the most significant inputs per class of investment property are shown below:

Estimated movement in fair value of investment properties at 30 September 2017	Retail €'000	Office €'000	Total €'000
Increase in ERV by 5%	5,200	4,600	9,800
Decrease in ERV by 5%	-5,200	-4,950	-10,150
Increase in net initial yield by 0.25%	-6,700	-5,750	-12,450
Decrease in net initial yield by 0.25%	7,350	5,900	13,250

11. Investment in subsidiaries

Company

2017

2016

€000

Balance as at 1 October

118,583

Additions

118,583

Balance as at 30 September

118,583

The subsidiary companies listed below are those which were part of the Group at 30 September 2017. Unless otherwise stated, they have share capital consisting solely of ordinary shares that are held directly by the Group, and the proportion of ownership of interests held equals the voting rights held by the Group.

Undertaking	Country of incorporation	Group ownership	Registered office address
SEREIT (Jersey) Limited	Jersey	100%	22 Grenville Street, St Helier, Jersey, Channel Islands, JE4 8PX
SEREIT Finance Sàrl	Luxembourg	100%	5, rue Hohenhof L-1736 Senningerberg
SEREIT Holdings Sàrl	Luxembourg	100%	5, rue Hohenhof L-1736 Senningerberg
OPPCI SEREIT France	France	100%	13 Avenue de l'Opera, 75001 Paris
SCI Rennes Anglet	France	70%	8-10 rue Lamennais, 75008 Paris
SCI 221 Jean Jaures	France	100%	8-10 rue Lamennais, 75008 Paris
SEREIT Berlin DIY Sàrl	Luxembourg	100%	5, rue Hohenhof L-1736 Senningerberg
SEREIT Hamburg Sàrl	Luxembourg	100%	5, rue Hohenhof L-1736 Senningerberg
SEREIT Stuttgart Sàrl	Luxembourg	100%	5, rue Hohenhof L-1736 Senningerberg
SEREIT Frankfurt Sàrl	Luxembourg	100%	5, rue Hohenhof L-1736 Senningerberg
SCI SEREIT Directoire	France	100%	8-10 rue Lamennais, 75008 Paris

The non-controlling interest within these financial statements relates to the 30% minority holding of SCI Rennes Anglet. The table below shows details of this non-wholly-owned subsidiary of the Group.

Summarised non-wholly-owned subsidiary financial information:

2017

2016

€000

Total assets

62,243

58,975

Total liabilities

(36,609)

(36,296)

Net assets

25,634

22,679

Allocated to non-controlling interests

Revenues for the year

7,691

5,867

6,804

1,079

Total comprehensive profit/(loss) for the year

2,955

(2,944)

Allocated to non-controlling interests

887

(883)

Cash flows from operating activities

3,168

858

Cash flows from financing activities

(536)

(655)

Net increase in cash and cash equivalents

2,632

203

12. Investment in joint ventures

The Group has a 50% interest in a joint venture called Urban SEREIT Holdings Spain S.L. The principal place of business of the joint venture is Calle Velazquez 3, 4th Madrid 28001 Spain.
Group			2017	2016
	€000			€000
Balance as at 1 October		-		-
Purchase of interest in joint venture		6,475		-
Share of loss for the year		(185)		-
Balance as at 30 September		6,290		-

Summarised joint venture financial information:			2017	2016
	€000			€000
Total assets		59,719		-
Total liabilities		(47,139)		-
Net assets		12,580		-
Net asset value attributable to the Group		6,290		-

Revenues for the year		2,200		-
Total comprehensive loss		(370)		-
Total comprehensive loss attributable to the Group		(185)		-
Within total liabilities is a €23.4 million loan facility with Münchener Hypothekenbank eG. The facility matures on 22 May 2024 and carries a fixed interest rate of 1.76% payable quarterly. The facility was subject to a 0.3% arrangement fee which is being amortised over the period of the loan. The debt has a LTV covenant of 60% and a minimum net rental income covenant. The lender has a charge over the property owned by the Group with a value of €52.9 million. A pledge of all shares in the borrowing Group company is in place. Within total liabilities there is also a loan amount of €10.0 million owed to the Group. The loan is expected to mature at the same time as the above-mentioned bank loan and carries a fixed interest rate of 4.37% payable quarterly.

13. Trade and other receivables

	Group 30/09/2017 €000	Group 30/09/2016 €000	Company 30/09/2017 €000	Company 30/09/2016 €000
Rent receivable	1,546	596	-	-
Monies held by property managers	228	923	-	-
Amounts due from subsidiary undertakings	-	-	33,947	33,947
Other debtors and prepayments	289	858	741	232
	2,063	2,377	34,688	34,179

14. Interest rate derivative contracts

The Group has an interest rate cap in place purchased for €260,000 from Credit Agricole Corporate and Investment Bank on 10 August 2016 in connection to a €26.0m loan facility drawn from the same bank with a maturity date of July 2023. The cap interest rate is 1.25% with a floating rate option being Euribor 3 months. In line with IAS 39 this derivative is reported in the financial statements at its fair value. As at 30 September 2017 the fair value of the interest rate cap was €273,000 (2016: €200,000). Transaction costs incurred in obtaining the instrument are being amortised over the extended period of the above mentioned loan. The notional value of the instrument is €26.0 million.

In addition, the Group has granted a call option to Mercialys group on the assets and shares of SCI Rennes Anglet, a subsidiary of the Group. The option is only exercisable on 31 July 2018 with six months' written advance notice and under certain conditions as follows:

· Confirmed exclusive merger/acquisition negotiations between Mercialys and a third party regarding the French hypermarket segment of their business;

· Distress situation characterised by a decrease in the turnover per square metre during 2017 in Rennes and Anglet compared to 2016; and

· Strike price based on a net-to-seller valuation of the asset of €64.0 million.

As the probability of this option being exercised is very low its fair value is €Nil.

15. Cash and cash equivalents

Group

30/09/2017
€000

Group

30/09/2016
€000

Company

30/09/2017

€000

Company

30/09/2016

€000

Cash at bank and in hand

28,521

58,476

14,583

6,068

16. Share capital

Group

30/09/2017

€000

Group

30/09/2016

€000

Ordinary share capital

15,167

13,994

Share capital

As at 30 September 2017, the share capital of the Company was represented by 133,734,686 Ordinary Shares (2016: 121,234,686 Ordinary Shares) with a par value of 10.00 pence.

Issued share capital

On 28 October 2016 the Company issued 12,500,000 new ordinary shares under the placing and offer for subscription programme at a price of £1.20 per share.

Issue costs in relation to the placing was €245,000.

As at 30 September 2017, the Company had 133,734,686 ordinary shares in issue (no shares were held in treasury). The total number of voting rights of the Company at 30 September 2017 was 133,734,686 (2016: 121,234,686).

Incremental costs directly attributable to the issue of new shares or options are shown in equity as a deduction, net of tax, from the proceeds.

17. Interest-bearing loans and borrowings

This note provides information about the contractual terms of the Group's interest-bearing loans and borrowings. For more information about the Group's exposure to interest rate risk see note 20 of the 2017 Annual Report.

	Group 30/09/2017 €000	Group 30/09/2016 €000	Company 30/09/2017 €'000	Company 30/09/2016 €'000
At 1 October	58,724	-	-	-
Receipt of borrowings	-	67,253	-	-
Repayment of borrowings	-	(7,689)	-	-
Capitalisation of finance costs	(80)	(861)	-	-
Amortisation of finance costs	128	21	-	-
At 30 September	58,772	58,724	-	-

Borrowings are removed from the balance sheet when the obligation specified in the contract is discharged, cancelled or expired. Borrowings are classified as current liabilities unless the Group has an unconditional right to defer settlement of the liability for at least 12 months after the reporting period.

Bank Loan - Deutsche Pfandbriefbank AG

The Group has two loan facilities totalling a €30.50 million with Deutsche Pfandbriefbank AG.

Of the total amount drawn, €14.0 million matures on 30 June 2023 and carries a fixed interest rate of 0.85% payable quarterly; the remaining €16.5 million matures on 30 June 2026 and carries a fixed interest rate of 1.31%. An additional fixed fee of 0.30% per annum was payable until certain conditions relating to the Frankfurt property were fulfilled on 30 December 2016. The facility was subject to a 0.35% arrangement fee which is being amortised over the period of the loan. The debt has an LTV covenant of 65% and the debt yield must be at least 8.0%

The lender has a charge over property owned by the Group with a value of €69,100,000. A pledge of all shares in the borrowing Group companies is in place.

Bank Loan - Credit Agricole Corporate and Investment Bank

The Group has a €26.0 million loan facility with Credit Agricole Corporate and Investment Bank.

The facility matures on 29 July 2023 and carries an interest rate of 1.35% plus Euribor 3 months per annum payable quarterly. The facility was subject to a 0.85% arrangement fee which is being amortised over the period of the loan.

The debt has an LTV covenant of 65% and the ICR should be above 200%

The loan is collateralised by property assets owned by the Group with a carrying value of €58,200,000.

Business Partner Loan - Mercialys

The Group has a €10.75 million loan facility with Mercialys, a 30% minority investor in the share capital of SCI Rennes Anglet, a 70% owned subsidiary of the Group. The loan matures on 28 June 2031 and interest is payable at the maximum deductible rate as published by the French tax authorities. As at 30 September 2017 the last applicable rate was 1.67% (2016: 2.08%). The interest can be capitalised if not paid. The loan balance outstanding as at 30 September 2017 was €3.06 million.

Mercialys meets the definition of a related party under IAS 24.

18. Trade and other payables

	Group 30/09/2017 €000	Group 30/09/2016 €000	Company 30/09/2017 €'000	Company 30/09/2016 €'000
Rent received in advance	356	50	-	-
Rental deposits	1,443	684	-	-
Interest payable	101	95	-	-
Retention payable	96	50	-	-
Accruals	1,673	1,713	386	650
VAT payable	694	-	-	-
Trade payables	120	492	-	-
	4,483	3,084	386	650

All trade and other payables are interest free and payable within one year.

Included within the Group's accruals are amounts relating to management fees of €125,000 (2016: €438,000), real estate taxes of Nil (2016: €224,000) and property expenses of €1,037,000 (2016: €347,000).

19. Net Asset Value per Ordinary Share

The NAV per Ordinary Share of 133.3 cents per share is based on the net assets attributable to ordinary shareholders of the Company of €178,326,000, and 133,734,686 Ordinary Shares in issue at 30 September 2017.

The NAV per Ordinary Share as at 30 September 2016 has been presented as 130.1 cents per share. The NAV attributable to ordinary shareholders of €157,760,000 has been used in this revised calculation to replace the total NAV of €164,564,000. 121,234,686 Ordinary Shares were in issue as at 30 September 2016.

20. Financial instruments, properties and associated risks

Financial risk factors

The Group holds cash and liquid resources as well as having debtors and creditors that arise directly from its operations. The Group uses interest rate contracts when required to limit exposure to interest rate risks, but does not have any other derivative instruments.

The main risks arising from the Group's financial instruments and properties are market price risk, currency risk, credit risk, liquidity risk and interest rate risk. The Board regularly reviews and agrees policies for managing each of these risks and these are summarised below:

Market price risk

Rental income and the market value for properties are generally affected by overall conditions in the economy, such as changes in gross domestic product, employment trends, inflation and changes in interest rates. Changes in gross domestic product may also impact employment levels, which in turn may impact the demand for premises. Furthermore, movements in interest rates may also affect the cost of financing for real estate companies.

Both rental income and property values may also be affected by other factors specific to the real estate market, such as competition from other property owners, the perceptions of prospective tenants of the attractiveness, convenience and safety of properties, the inability to collect rents because of bankruptcy or the insolvency of tenants, the periodic need to renovate, repair and release space and the costs thereof, the costs of maintenance and insurance, and increased operating costs.

The Directors monitor the market value of investment properties by having independent valuations carried out quarterly by a firm of independent chartered surveyors.

Included in market price risk is interest rate risk which is discussed further below.

Currency risk

The Group's policy is for Group entities to settle liabilities denominated in their functional currency with the cash generated from their own operations in that currency. Where Group entities have liabilities in a currency other than their functional currency (and have insufficient reserves of that currency to settle them), cash already in that currency will, where possible, be transferred from elsewhere within the Group. The functional currency of all entities in the Group is the euro. Currency risk sensitivity has not been shown due to the small values of non euro transactions. The table below details the Group's exposure to foreign currencies at the year-end:

Net Assets	Group 30/09/2017 €000	Group 30/09/2016 €000	Company 30/09/2017 €'000	Company 30/09/2016 €'000
Euros	185,905	163,934	167,356	158,065
Sterling	24	713	24	713
Rand	88	52	88	52
	186,017	164,699	167,468	158,830

Credit risk

Credit risk is the risk that an issuer or counterparty will be unable or unwilling to meet a commitment that it has entered into with the Group. In the event of default by an occupational tenant, the Group will suffer a rental income shortfall and incur additional costs, including legal expenses, in maintaining, insuring and re-letting the property.

The Investment Manager reviews reports prepared by Dun & Bradstreet, or other sources to assess the credit quality of the Group's tenants and aims to ensure there is no excessive concentration of risk and that the impact of any default by a tenant is minimised.

In respect of credit risk arising from other financial assets, which comprise cash and cash equivalents and a loan to joint venture, exposure to credit risk arises from default of the counterparty with a maximum exposure equal to the carrying amounts of these instruments. In order to mitigate such risks, cash is maintained with major international financial institutions with high quality credit ratings. Credit risk relating to the loan to joint venture is actively managed and the Group believes it does not carry any risk of impairment.

20. Financial instruments, properties and associated risks (continued)

The table below shows the balance of cash and cash equivalents held with various financial institutions at the end of the reporting year.

Bank	Ratings as at 30/09/2017	Group balance at 30/09/2017 €'000	Company balance at 30/09/2017 €'000
HSBC Bank plc	AA-	745	696
ING Bank N.V.	A+	8,254	-
BNP Paribas	A+	1,155	-
Commerzbank AG	BBB+	325	-
FirstRand Bank Limited	BB+	87	87
Santander	A	15,133	13,800
Societe Generale	A	2,822	-
		28,521	14,583

Bank	Ratings as at 30/09/2016	Group balance at 30/09/2016 €'000	Company balance at 30/09/2016 €'000
HSBC Bank plc	AA-	55,133	6,016
ING Bank N.V.	A	2,722	-
BNP Paribas	A	438	-
Commerzbank AG	BBB+	131	-
FirstRand Bank Limited	BBB-	52	52
		58,476	6,068

The maximum exposure to credit risk for rent receivables at the reporting date by type of sector was:

	30/09/2017 Carrying amount €000	30/09/2016 Carrying amount €000
Office	586	363
Retail	960	234
	1,546	597

Rent receivables which are past their due date, but which were not impaired at the reporting date were:

	30/09/2017 Carrying amount €000	30/09/2016 Carrying amount €000
0-30 days	1,487	566
31-60 days	-	4
61-90 days	12	2
91 days plus	47	25
	1,546	597

Liquidity risk

Liquidity risk is the risk that the Group will encounter difficulties in meeting obligations associated with its financial obligations.

The Group's investments comprise of Continental European commercial property. Property and property-related assets are inherently difficult to value due to the individual nature of each property. As a result, valuations are subject to substantial uncertainty. There is no assurance that the estimates resulting from the valuation process will reflect the actual sales price even where such sales occur shortly after the valuation date. Investments in property are relatively illiquid; however the Group has tried to mitigate this risk by investing in properties that it considers to be good quality.

In certain circumstances, the terms of the Group's debt facilities entitle the lender to require early repayment and in such circumstances the Group's ability to maintain dividend levels and the net asset value could be adversely affected. The Investment Manager prepares cash flows on a rolling basis to ensure the Group can meet future liabilities as and when they fall due.

The following table indicates the undiscounted maturity analysis of the financial liabilities.

As at 30 September 2017	Carrying amount €000	Expected Cash flows €000	6 mths or less €000	6 mths - 2 years €000	2-5 years €000	More than 5 years €000
Financial liabilities

Interest-bearing loans and borrowings and interest	59,564	64,891	368	1,107	2,214	61,202
Trade and other payables	3,689	3,689	3,689	-	-	-
Total financial liabilities	63,253	68,580	4,057	1,107	2,214	61,202

As at 30 September 2016	Carrying amount €000	Expected Cash flows €000	6 mths or less €000	6 mths - 2 years €000	2-5 years €000	More than 5 years €000
Financial liabilities

Interest-bearing loans and borrowings and interest	58,819	58,819	95	-	-	58,724
Trade and other payables	2,989	2,989	2,989	-	-	-
Total financial liabilities	61,808	61,808	3,084	-	-	58,724

Interest rate risk

Exposure to market risk for changes in interest rates relates primarily to the Group's long-term debt obligations and to interest earned on cash balances. As interest on the Group's long-term debt obligations is payable on a fixed-rate basis, or is capped, the Group has limited exposure to interest rate risk, but is exposed to changes in fair value of long-term debt obligations driven by interest rate movements. As at 30 September 2017 the fair value of the Group's €59.7 million loan was equal to its carrying amount (2016: €59.7 million).

A 1% increase or decrease in short-term interest rates would increase or decrease the annual income and equity by €0.3m (2016: €0.6m) based on the cash balance as at 30 September 2017.

Fair values

The fair values of financial assets and liabilities approximate their carrying values in the financial statements.

The fair value hierarchy levels are as follows:

· Level 1 - quoted prices (unadjusted) in active markets for identical assets and liabilities;

· Level 2 - inputs other than quoted prices included within level 1 that are observable for the asset or liability, either directly (i.e. as prices) or indirectly (i.e. derived from prices); and

· Level 3 - inputs for the assets or liability that are not based on observable market data (unobservable inputs).

There have been no transfers between Levels 1, 2 and 3 during the year (2016: none).

The following summarises the main methods and assumptions used in estimating the fair values of financial instruments and investment property.

Investment property- level 3

Fair value is based on valuations provided by an independent firm of chartered surveyors and registered appraisers. These values were determined after having taken into consideration recent market transactions for similar properties in similar locations to the investment properties held by the Group. The fair value hierarchy of investment property is level 3. See Note 10 of the 2017 Annual Report for further details.

Interest bearing loans and borrowings - level 2

Fair values are based on the present value of future cash flows discounted at a market rate of interest. Issue costs are amortised over the period of the borrowings. As at 30 September 2017 the fair value of the Group's loans was equal to its book value.

Trade and other receivables/payables- level 2

All receivables and payables are deemed to be due within one year and as such the notional amount is considered to reflect the fair value.

Derivatives - level 3

Fair values of derivatives are based on current market conditions compared to the terms of the derivative agreements.

Capital management

The Board's policy is to maintain a strong capital base so as to maintain investor, creditor and market confidence and to sustain future development of the business. The objective is to ensure that it will continue as a going concern and to maximise return to its equity shareholders through appropriate level of gearing.

The Group's debt and capital structure comprises the following:

	30/09/2017 €000	30/09/2016 €000
Debt
Fixed rate loan facilities	58,873	58,819
Equity
Called-up share capital	45,382	28,876
Reserves	132,945	128,884

Total debt and equity	237,200	216,579

There were no changes in the Group's approach to capital management during the year.

21. Foreign exchange

During the year the Group incurred the following foreign currency gains and losses:

Realised currency losses of €4,000 arose on sundry corporate expense transactions.

An unrealised currency loss of €3,000 arose when monetary assets and liabilities held by the Group were retranslated into euros at the year end for reporting purposes.

Both of these realised and unrealised amounts appear within the Statement of Comprehensive Income.

At each period end the Group retranslates its sterling denominated share capital, share premium and other reserves into euros using the period end exchange rate. At 30 September 2017 the unrealised currency loss arising on this retranslation was €27.7m. This amount appears within the Statement of Changes in Equity.

During the prior year the Group incurred the following foreign currency losses:

A realised currency loss of €314,000 arose when £51.0 million of share issue proceeds received on 9 December 2015 was converted into euros on 14 December 2015. A realised currency gain of €210,000 arose on a cash transaction. Other currency gains of €4,000 arose on sundry corporate expense transactions.

A net unrealised currency loss of €226,000 arose when £0.8m and R0.8m of cash and other monetary items held by the Group at the period were retranslated into euros at the period end for reporting purposes.

Both of these realised and unrealised amounts appear within the Statement of Comprehensive Income.

On 9 December 2015 the company issued £54.7 million of sterling denominated share capital to its South African investors. This share capital was valued at €75.3 million on the date of issue. The proceeds of this share issue were settled by investor funds of R1.18bn valued at €73.7 million on the date of issue. The reason for the difference is that the amount paid by investors was required to be determined one week in advance of the issue date by a forward exchange rate provided to South African investors and could not be hedged by the Company at IPO. The currency loss arising from this was €1.6 million. This amount appears within the Statement of Changes in Equity as part of total issue costs of €5.0 million. Following IPO the Company is able to hedge currency when issuing new equity and therefore this is not expected to reoccur.

At each period end the Group retranslates its sterling denominated share capital, share premium and other reserves into euros using the period end exchange rate. At 30 September 2016 the unrealised currency loss arising on this retranslation was €25.7m. This amount appears within the Statement of Changes in Equity.

22. Operating leases

The Group leases out its investment property under operating leases. At 30 September 2017 the future minimum lease receipts under non-cancellable leases are as follows:

	30/09/2017 €000	30/09/2016 €000
Less than one year	12,811	9,410
Between one and five years	27,944	34,648
More than five years	11,698	15,216
	52,453	59,274

The total above comprises the total contracted rent receivable as at 30 September 2017.

23. Related party transactions

Material agreements are disclosed in note 3 of the 2017 Annual Report and loans from related parties are disclosed in note 17 of the 2017 Annual Report. Directors' emoluments are disclosed in note 6 of the 2017 Annual Report.

24. Capital commitments

At 30 September 2017 the Group had no capital commitments.

25. Post balance sheet events

There were no post balance sheet events.

EPRA and Headline Performance Measures (unaudited)

As recommended by EPRA (European Public Real Estate Association), EPRA performance measures are disclosed in the section below.

EPRA performance measures: summary table

	30/09/2017	30/09/2016
	Total €000	Total €000
EPRA earnings	6,947	1,013
EPRA earnings per share	5.2	0.9
EPRA NAV	178,608	157,560
EPRA NAV per share	133.6	130.0

EPRA NNNAV	178,608	157,560
EPRA NNNAV per share	133.6	130.0

EPRA Net Initial Yield	6.0%	5.1%
EPRA topped-up Net Initial Yield	6.0%	5.1%

EPRA Vacancy Rate	1.5%	0%

a. EPRA earnings and EPS

Total comprehensive profit/(loss) excluding realised and unrealised gains/losses on investment property, share of profit on joint venture investments and changes in fair value of financial instruments, divided by the weighted average number of shares.

	30/09/2017	30/09/2016
	€000	€000
Total comprehensive profit/(loss)	11,172	(3,625)
Adjustments to calculate EPRA Earnings:
Net valuation (profit)/loss on investment property	(4,284)	4,537
Exchange differences on monetary items (unrealised)	3	226
Share of joint venture loss on investment property	429	-
Minority interest's net revenue	(744)	(185)
Deferred tax	443	-
Finance (income)/costs: interest rate cap	(72)	60
EPRA earnings	6,947	1,013

Weighted average number of ordinary shares	132,775,782	118,319,687
IFRS earnings/(loss) per share (cents per share)	7.7	(2.1)
EPRA earnings per share (cents per share)	5.2	0.9

b. EPRA NAV per share

The Net Asset Value adjusted to exclude assets or liabilities not expected to crystallise in a long-term investment property model, divided by the number of shares in issue.

	30/09/2017	30/09/2016
	€000	€000
IFRS Group NAV per financial statements	186,017	164,564
Adjustment for Minority Interests	(7,609)	(6,804)
Deferred tax	473	-
Adjustment for fair value of financial instruments	(273)	(200)
EPRA NAV	178,608	157,560

Shares in issue at end of year	133,734,686	121,234,686
IFRS Group NAV per share	139.1	135.7
EPRA NAV per share	133.6	130.0

c. EPRA NNNAV per share

The EPRA NAV adjusted to include the fair value of debt, divided by the number of shares in issue.

	30/09/2017	30/09/2016
	€000	€000
EPRA NAV	178,608	157,560
Adjustments to calculate EPRA NNNAV:
Fair value of debt	-	-
EPRA NNNAV	178,608	157,560

EPRA NNNAV per share	133.6	130.0

d. EPRA Net Initial Yield

Annualised rental income based on the cash rents passing at the balance sheet date, less non-recoverable property operating expenses, divided by the grossed up market value of the complete property portfolio.

The EPRA "topped up" NIY is the EPRA NIY adjusted for unexpired lease incentives.

	30/09/2017	30/09/2016
	€000	€000
Investment property - share of subsidiaries	185,240	148,160
Investment property - share of joint ventures and funds	26,450	-
Complete property portfolio	211,690	148,160
Allowance for estimated purchasers' costs	14,818	9,954
Gross up completed property portfolio valuation	226,508	159,423

Annualised cash passing rental income	14,200	8,088
Property outgoings	(700)	-
Annualised net rents	13,500	8,088
Notional rent expiration of rent free periods	100	-
Topped-up net annualised rent	13,600	8,088

EPRA NIY	6.0%	5.1%
EPRA "topped-up" NIY	6.0%	5.1%

e. Headline Earnings Reconciliation

		30/09/2017	30/9/2016
		€000	€000
Total comprehensive profit/(loss)		11,172	(3,625)
Adjustments to calculate Headline Earnings exclude:
Net valuation (profit)/loss on investment property		(4,284)	4,537
Share of joint venture loss on investment property		429	-
Minority interests net revenue		(744)	(185)
Deferred tax		443	-
Finance (income)/costs: interest rate cap		(72)	60
Headline earnings		6,944	787

Weighted average number of ordinary shares	132,775,782		118,319,687
Headline earnings per share (cents per share)	5.2		0.7

Headline earnings per share reflect the underlying performance of the company calculated in accordance with the Johannesburg Stock Exchange Listing requirements.

EPRA Sustainability Reporting Performance Measures

The Company reports environmental data in accordance with EPRA Best Practice Recommendations on Sustainability Reporting (EPRA sBPR 2014, 2nd Edition) for 12 months 1 April 2016 to 31 March 2017. Environmental data for the prior year (1 April 2015 to 31 March 2016) is not reported as the Company began purchasing assets in March 2016. Accordingly, the prior reporting year is not relevant and the 'absolute consumption' EPRA sBPR indicators reported below are not reported for this period. Furthermore, the following 'like-for-like consumption' EPRA sBPR indicators are also not applicable and therefore not reported: Elec-LfL; Fuels-LfL.

The reporting boundary has been scoped to where the Company has operational control: managed properties where the Company is responsible for payment of utility invoices. The reported environmental data relates to the three managed assets, in Frankfurt, Hamburg and Stuttgart Germany, that were in the portfolio as at 31 March 2017. The Company did not use any district heating or cooling across the portfolio during the reporting period; the following EPRA sBPR indicators are therefore not applicable and not presented below: DH&C-Abs and DH&C-LfL.

Total Energy Consumption (Elec-Abs; Fuels-Abs; Energy-Int)

The table below sets out total landlord obtained energy consumption from the Company's managed portfolio by sector.

	Electricity (kWh)	Fuels (kWh)	Building Energy Intensity (kWh/m²)
Sector	2016/17	2016/17	2016/17
Office	124,169	555,214	50
Coverage	2/2	2/2	2/2
Retail, Shopping Centre	66,084	281,386	77
Coverage	1/1	1/1	1/1
Total	190,253	836,600
Total electricity and fuel	1,026,853
% renewable energy	0%
Coverage	3/3

· Consumption data relates to the managed portfolio only and energy consumed in common areas, exterior areas and/or as part of a shared service (i.e. operation of central plant). Electricity consumed in tenant areas is not reported.

· Estimation: 17% of electricity data and 38% of fuel data has been estimated.

· Normalisation: A kWh/m² is reported for assets within the absolute portfolio. The numerator is landlord-managed energy consumption and the denominator is net lettable floor area (m²).

· Coverage: Relates to number of managed assets for which data is reported.

Greenhouse Gas Emissions (GHG-Dir-Abs; GHG-Indir-Abs; GHG-Int)

The table below sets out the Company's greenhouse gas emissions by sector.

	Absolute Emissions (tCO²e)	Intensity (kg CO₂e/m²)
Sector	2016/17	2016/17
Office
Scope 1	133	14.6
Scope 2	66	14.6
Coverage	2/2	2/2
Retail, Shopping Centre
Scope 1	67	22.5
Scope 2	35	22.5
Coverage	1/1	1/1
Total Scope 1	200
Total Scope 2	101
Total Scopes 1 and 2	301
Coverage	3/3

· Methodology:

o The Company's greenhouse gas (GHG) inventory has been developed as follows:

§ Fuels / Electricity: Federal Ministry for the Environmental Protection, Buildings and Security 'Okobaudat' (2016). Sustainable Construction Informational Portal.

o GHG emissions from electricity (Scope 2) are reported according to the 'location-based' approach.

o GHG emissions are presented as kilograms of carbon dioxide equivalent (kgCO₂e)

· GHG emissions data relates to the managed portfolio only and energy consumed in common areas, external areas and/or as part of a shared service (i.e. operation of central plant). GHG emissions associated with electricity consumed in tenant areas is not reported.

· Estimation: 17% of electricity data and 38% of fuel data has been estimated.

· Normalisation: A kgCO₂e/m² is reported for assets within the absolute portfolio. The numerator is landlord-managed GHG emissions from energy consumption and the denominator is net lettable floor area (m²).

· Coverage: Relates to number of managed assets for which data is reported.

Water (Water-Abs; Water-Int)

The table below sets out water consumption for assets managed by the Company.

	Total Water Consumption (m³)	Intensity (m³/m²)
Sector	2016/17	2016/17
Office	3,273	0.24
Coverage	2/2	2/2
Retail, Shopping Centre	203	0.04
Coverage	1/1	1/1
Total	3,476
Coverage	3/3

· Consumption data relates to the managed portfolio only and water consumed across the whole building (including common parts and tenant areas).

· Estimation: 33% of water data has been estimated.

· Normalisation: A m³/m² is reported for assets within the like for like portfolio. The numerator is landlord-managed water consumption and the denominator is net lettable floor area (m²).

· Coverage: Relates to number of managed assets for which data is reported.

Waste (Waste-Abs)

The table below sets out waste managed by the Company by disposal route and sector.

	Absolute weight (tonnes) %
Sector	2016/17	2016/17
Office
Direct to MRF	14	31
Incineration (with energy recovery)	31	69
Landfill	-	-
Coverage	2/2
Retail, Shopping Centre
Direct to MRF	-	-
Incineration (with energy recovery)	9	100
Landfill	-	-
Coverage	1/1
Totals
Direct to MRF	14
Incineration (with energy recovery)	40
Landfill	0
Coverage	3/3

· MRF is a Materials Recovery Facility.

· Coverage relates to number of managed assets for which data is reported.

Sustainability Certification (Cert-Tot)

Energy Performance Certificate Rating	Portfolio by floor area (%)
A	-
B	5%
C	35%
D	28%
E	-
F	-
G	-
Exempt	-
Coverage	68%

· Sustainability Certification records for the Company are provided as at 31^st March 2017 against portfolio floor area.

· Data provided includes managed and non-managed assets (i.e. the whole portfolio).

· German EPCs do not have a letter rating system used in certification. A conversion has been applied to numerical scoring to give an indicative score.

Status of announcement

2016 Financial Information

The figures and financial information for 2016 are extracted from the published Annual Report and Accounts for the year ended 30 September 2016 and do not constitute the statutory accounts for that year. The 2016 Annual Report and Accounts have been delivered to the Registrar of Companies.

2017 Financial Information

The figures and financial information for 2017 are extracted from the Annual Report and Accounts for the year ended 30 September 2017 and do not constitute the statutory accounts for the year. The 2017 Annual Report and Accounts include the Report of the Independent Auditors which is unqualified and does not contain a statement under either section 498(2) or section 498(3) of the Companies Act 2006. The 2017 Annual Report and Accounts will be delivered to the Registrar of Companies in due course.

Neither the contents of the Company's webpages nor the contents of any website accessible from hyperlinks on the Company's webpages (or any other website) is incorporated into, or forms part of, this announcement.

This information is provided by RNS

The company news service from the London Stock Exchange

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