CAPITAL & REGIONAL PLC - Half Year Results to 30 June 2018

Release Date: 14/08/2018 08:00
Code(s): CRP
 
Wrap Text
Half Year Results to 30 June 2018

CAPITAL & REGIONAL PLC 
(Incorporated in the United Kingdom)
(UK Company number 01399411)
LSE share code: CAL JSE share code: CRP
ISIN: GB0001741544 
("Capital & Regional", the "Group" or the "Company")

14 August 2018

Half Year Results to 30 June 2018

Capital & Regional plc (LSE: CAL), the UK focused REIT with a portfolio of dominant in-town
community shopping centres, today announces its half year results to 30 June 2018.

Lawrence Hutchings, Chief Executive, comments: "This is a robust set of results which
demonstrate that our strategy is delivering for our communities, our retailer customers and our
shareholders. Furthermore the combination of strong lettings progress which has driven increased
like-for-like rental income, as well as growth in footfall, where we once again comfortably outperformed
the national average, and an increase in adjusted profit, all illustrate the resilience of the high quality 
convenient "needs" focussed community shopping centres that characterise our portfolio. This asset
class continues to prove its importance in a polarising retail landscape.

"We have made progress across all areas of the business including delivery of strategy, centre
repositioning, master planning and capex deployment, strengthening the team, retailer relationships,
community engagement and cost savings.

"The Board has announced a 5.2% increase in the interim dividend compared to 2017. The Board continues 
to maintain its medium term objective of dividend growth in a range of 5% and 8% per annum. Given the short 
term impact of CVAs or administrations the Board expects full year dividend growth in 2018 to be at the low 
end of this range. We remain confident that the combination of our in-house expertise and the strength 
and affordability of our underlying assets will enable us to successfully remerchandise and evolve our centres 
to maintain positive momentum."

Adjusted Profit growth in face of challenging market conditions supports increased dividend
  -   Adjusted Profit(1) up 6.9% to GBP15.5 million (June 2017: GBP14.5 million) setting the business on track
  -   for its fifth consecutive year of Adjusted Profit growth
  -   Adjusted Earnings per Share(1) up 4.4% to 2.15p (June 2017: 2.06p)
  -   Interim dividend increased by 5.2% to 1.82p per share (June 2017: 1.73p)
  -   Net Rental Income on wholly-owned assets up GBP1 million to GBP26.0 million (June 2017: GBP25.0
      million), reflecting like for like(2) growth of 1.3%
  -   Contracted rent of GBP62.3 million in line with June 2017
  -   Cost efficiency programme on track to meet the 2016 target of at least GBP1.8 million of annualised
      savings by the end of 2018

Community shopping centre strategy well advanced and delivering growth through
remerchandising and deployment of accretive capex plan
  -   37.9 million shopper visits in the period, representing like-for-like growth of 1.7% and another period
      of considerable outperformance of the national footfall index which was down 3.4%
  -   Continuing occupier demand reflected in high occupancy at 96.9% (30 June 2017: 95.5%)
  -   44 new lettings and renewals in the period at a combined average premium of 3.4%(3) to previous
      passing rent and a 3.3%(3) premium to ERV
  -   Capex investment of GBP6.8 million in period with key projects including Luton office refurbishment,
      further development of Ilford family area and Hemel guest services and increased pipeline for H2
      2018 with average target returns of 9%+
  -   Conditional planning consent for the extension and residential development at Walthamstow granted in July 2018

Robust balance sheet with long term debt security
  -   Basic and EPRA NAV per share resilient, at 66p and 65p respectively (December 2017: both 67p).
  -   Valuation of the wholly-owned portfolio was GBP883.4 million at 30 June 2018, down 0.4% from
      December 2017. Total revaluation loss, net of capex and joint ventures, was GBP12.4 million resulting
      in a reduction in IFRS Profit for the period to GBP6.7 million (30 June 2017: GBP12.1 million)
  -   Net LTV unchanged at 46% (December 2017: 46%)
  -   Competitive cost of debt of 3.27% with weighted average debt maturity of 6.8 years(4)

                                                                                6 months to   6 months to    Year to
                                                                                  June 2018     June 2017   Dec 2017
Net Rental Income                                                                  GBP26.0m      GBP25.0m   GBP51.6m
Adjusted Profit(1)                                                                 GBP15.5m      GBP14.5m   GBP29.1m
Adjusted Earnings per share(1)                                                        2.15p         2.06p      4.10p
IFRS Profit for the period                                                          GBP6.7m      GBP12.1m   GBP22.4m
Total dividend per share                                                              1.82p         1.73p      3.64p
                                                                                     
Net Asset Value (NAV) per share                                                        66p           68p         67p
EPRA NAV per share                                                                     65p           67p         67p
                                                                                            
Group net debt                                                                   GBP406.4m     GBP403.1m   GBP404.0m
Net debt to property value                                                             46%           46%         46%

Use of Alternative Performance Measures (APMs)
Throughout the results statement we use a range of financial and non-financial measures to assess our performance. A
number of the financial measures, including Adjusted Profit, Adjusted Earnings per share and the industry best practice
EPRA (European Public Real Estate Association) performance measures are not defined under IFRS, so they are termed
'Alternative Performance Measures' (APMs). Management use these measures to monitor the Group's financial
performance alongside IFRS measures because they help illustrate the underlying performance and position of the Group.
All APMs are defined in the Glossary and further detail on their use is provided within the Financial Review.

Notes
All metrics are for wholly-owned portfolio unless otherwise stated.
(1) Adjusted Profit and Adjusted Earnings per share are as defined in the Glossary. Adjusted Profit incorporates profits from operating
    activities and excludes revaluation of properties and financial instruments, gains or losses on disposal, exceptional items and other defined
    terms. A reconciliation to the equivalent EPRA and statutory measures is provided in Note 6 to the condensed financial statements.
(2) Like-for-like excludes the impact of property purchases and sales on year to year comparatives.
(3) For lettings and renewals (excluding development deals) with a term of five years or longer and which did not include a turnover element.
(4) As at 30 June 2018, assuming exercise of all extension options.

For further information:

Capital & Regional:                                                       Tel: +44 (0)20 7932 8000
Lawrence Hutchings, Chief Executive
Charles Staveley, Group Finance Director

FTI Consulting:                                                           Tel: +44 (0)20 3727 1000
Richard Sunderland                                                        Email: Capreg@fticonsulting.com
Claire Turvey

Notes to editors:
About Capital & Regional

Capital & Regional is a UK focused retail property REIT specialising in shopping centres that dominate their
catchment, serving the non-discretionary and value orientated needs of the local communities. It has a strong
track record of delivering value enhancing retail and leisure asset management opportunities across a
c. GBP1 billion portfolio of in-town shopping centres. Capital & Regional is listed on the main market of the London
Stock Exchange (LSE) and has a secondary listing on the Johannesburg Stock Exchange (JSE).

Capital & Regional owns seven shopping centres in Blackburn, Hemel Hempstead, Ilford, Luton, Maidstone,
Walthamstow and Wood Green. It also has a 20% joint venture interest in the Kingfisher Centre in Redditch.
Capital & Regional manages these assets through its in-house expert property and asset management platform.

For further information see www.capreg.com.

Forward looking statements

This document contains certain statements that are neither reported financial results nor other historical information. These statements are
forward-looking in nature and are subject to risks and uncertainties. Actual future results may differ materially from those expressed in or
implied by these statements. Many of these risks and uncertainties relate to factors that are beyond the Group's ability to control or estimate
precisely, such as future market conditions, currency fluctuations, the behaviour of other market participants, the actions of government
regulators and other risk factors such as the Group's ability to continue to obtain financing to meet its liquidity needs, changes in the political,
social and regulatory framework in which the Group operates or in economic or technological trends or conditions, including inflation and
consumer confidence, on a global, regional or national basis. Readers are cautioned not to place undue reliance on these forward-looking
statements, which apply only as of the date of this document. The Group does not undertake any obligation to publicly release any revisions
to these forward-looking statements to reflect events or circumstances after the date of this document. Information contained in this
document relating to the Group should not be relied upon as a guide to future performance.

Operating review
A key strength of our portfolio is the characteristic dominance of our assets within their locality, coupled with
their ability to offer occupiers attractive, affordable and high footfall space which caters for the non-discretionary
and value-orientated needs of the local community. This coupled with our team's expertise and ability to create
and deliver specialist asset management improvements across a GBP1.0 billion portfolio of UK shopping centres
are the key drivers of Capital & Regional's success.

New lettings, renewals and rent reviews

There were 44 new lettings and renewals during the period at a combined average premium of 3.4%(1) to previous
passing rent and a 3.3%(1) premium to ERV.
                                                                                                                                 6 months to
                                                                                                                                   June 2018
      New Lettings                                
      Number of new lettings                                                                                                              21
      Rent from new lettings (GBPm)                                                                                                  GBP1.4m
      Comparison to ERV(1) (%)                                                                                                         +3.0%
      Renewals settled                                
       Renewals settled                                                                                                                   23
       Revised rent (GBPm)                                                                                                           GBP1.8m
      Comparison to ERV(1) (%)                                                                                                         +3.6%
                                
      Combined new lettings and renewals                                              
      Comparison to previous rent(1)                                                                                                   +3.4%
      Comparison to ERV(1)                                                                                                             +3.3%
      
      Rent reviews                                
      Reviews settled                                                                                                                     10
      Revised passing rent (GBPm)                                                                                                    GBP1.2m
      Change to previous rent (%)                                                                                                      -1.7%

(1) For lettings and renewals (excluding development deals) with a term of five years or longer which do not include a turnover rent element.

Leasing activity in the period reflected our strategy of remerchandising to diversify uses and tenant mix. New lettings included Bodycare 
and Smiggle in Blackburn, Chopstix restaurant in Luton and KFC, Muffin Break in Maidstone and Pret at Walthamstow. Renewals were agreed with 
Boots at Luton, Maidstone and Walthamstow, The Perfume Shop at Ilford, Body Shop at Ilford and Walthamstow and Burger King at Walthamstow.  
Since the period-end we have also agreed a new letting to Superdry demonstrating the continuing appeal of our retail offer in 
Luton town centre.

GBP1.2 million of rent reviews were settled in the period across 10 leases with nine of these being agreed at an
average increase of 2.2%. However, one inherited lease at Hemel Hempstead with a reversionary clause led
to a total fall of 1.7% compared to previous rent.

Operating review

Operational performance

There were 37.9 million shopper visits across our wholly-owned portfolio in the first half of 2018, representing
like-for-like growth of 1.7% and another period of considerable outperformance of the national index which was
down 3.4%, further evidencing the resilience of our assets and the important role they play in fulfilling the needs
of their local community, as well as the impact of our strategy.

A similar trend has continued since 30 June 2018 with footfall up 1.1% for the month of July compared to the
national index which was -4.0%.

The relevance of our centres in the omnichannel trading environment was further demonstrated by growth in
Click & Collect transactions in the first half of the year, up 35% year on year.

Car park usage was marginally down but car park income was GBP5.1 million, an increase of 3.3% on a like-for-
like basis.

Impact of CVA's/Administrations

As at the time of writing there have been 12 Company Voluntary Arrangements (CVAs) involving national
retailers or leisure operators across the UK this year affecting 2,154 stores of which 480 (22%) have been closed
or marked for closure. Three of the CVA's involved tenants in 12 units across our wholly-owned portfolio, with
just one (8%) unit closure.

In total CVA's and insolvencies in the year to date impacted NRI in the first half of the year by GBP0.4 million. 
Based on information available to date the full year impact of CVA's and insolvencies on 2018 NRI is expected to 
be approximately GBP1.2 million of which GBP0.4 million relates to CVA's and GBP0.8 million to insolvencies. 

Rental income and occupancy

                                                                         30 June 2018   30 December 2017   30 June 2017
Contracted rent (GBPm)                                                           62.3               64.1           62.3
Passing rent (GBPm)                                                              59.2               61.0           59.9
Occupancy (%)                                                                    96.9               97.3           95.5

Contracted rent at GBP62.3 million is in line with June 2017 but down GBP1.8 million from December 2017 reflecting
seasonality, the impact of CVAs and retailer restructurings and GBP0.4 million of strategic terminations to facilitate
development improvements. Passing rent has been impacted by the same factors and GBP0.9 million of income
relating to two large renewals currently in rent free. There is currently GBP1.8 million of rental income within
Contracted rent that is expected to move to Passing rent in the second half of 2018.

Occupancy remained high at 96.9% at 30 June 2018 which was ahead of the 95.5% level at June 2017,
marginally below the traditionally higher December equivalent, which was 97.3% in 2017 and benefits from the
peak Christmas trading period.

Operating review
Capital expenditure investment

In the first six months of the year we invested GBP6.8 million of capital expenditure (including tenant incentives)
into our assets.   We expect the pace of investment to increase in the second half of the year and bring total
spend for 2018 in line with our typical expected rate of approximately GBP15-25 million per annum with average target returns
of 9%+. The depth of opportunities across the portfolio enables us to focus investment on those with the
most significant impact and thereby provides flexibility, allowing us to respond dynamically to any changes in occupier
demand or further evolution of shopper dynamics.

At Luton we will shortly be handing over four floors of newly renovated and previously vacant office space to the
local council following a GBP5.2 million refurbishment project in a letting that both diversifies use and helps footfall
by bringing a working population adjacent to the scheme.

We are currently on site to further improve the guest services and introduce exciting new family areas at both
Ilford and at Hemel.     At Hemel the atrium roof replacement is now substantially complete and work is
commencing on improving the appearance of the external units, all as part of the transformation of the scheme
and complementing the planned cinema and leisure development. In total there are currently over 20 different
projects live across the portfolio driving improvements in our centre facilities and fuelling future rental income.

In July 2018 we passed a significant milestone at Walthamstow when we received conditional planning consent for our
exciting extension and redevelopment scheme. Our plans include the addition of 80,000 sq ft of new retail and
leisure space and approximately 500 new homes, as well as improved public spaces and community facilities.
The scheme and proposal also stand to benefit from Transport for London's new transformational plans for the
adjacent underground station.

Other assets and operations

The Kingfisher Centre, Redditch (C&R ownership 20%)

The property was valued at GBP132.5 million, reflecting a net initial yield of 6.99%. Capital expenditure in the period
was GBP0.1 million. The carrying value of the Group's net investment in The Kingfisher Limited Partnership was
GBP5.4 million at 30 June 2018.

Snozone

Snozone's half year performance again saw growth with revenues increasing 2% to GBP5.5 million and profits
increasing 4% to GBP1.04 million.

FINANCIAL REVIEW
                                                                                         Six months to     Year to   Six months to   
                                                                                             June 2018    Dec 2017       June 2017   
Profitability                                                                                                                        
Net Rental Income (NRI)(1)                                                                    GBP26.0m    GBP51.6m        GBP25.0m   
Adjusted Profit(2)                                                                            GBP15.5m    GBP29.1m        GBP14.5m   
Adjusted Earnings per share                                                                      2.15p       4.10p           2.06p   
IFRS Profit/(Loss) for the period                                                              GBP6.7m    GBP22.4m        GBP12.1m   
EPRA cost ratio (excluding vacancy costs)                                                        23.5%       25.9%           25.3%   
Net Administrative Expenses to Gross Rent                                                        10.4%       12.7%           12.1%   
Investment returns                                                                                                                   
Net Asset Value (NAV) per share                                                                    66p         67p             68p   
EPRA NAV per share                                                                                 65p         67p             67p   
Dividend per share                                                                               1.82p       3.64p           1.73p   
Dividend pay-out                                                                                 84.7%       88.8%           84.0%   
Return on equity                                                                                  1.4%        4.7%            2.5%   
Financing                                                                                                                            
Group net debt                                                                               GBP406.4m   GBP404.0m       GBP403.1m   
Group net debt to property value                                                                   46%         46%             46%   
Average maturity of Group debt(3)                                                            6.8 years   7.3 years       7.8 years   
Cost of Group debt(4)                                                                            3.27%       3.25%           3.25%   

(1) Wholly-owned assets.
(2) Adjusted Profit is as defined in the Glossary and Note 1 to the Financial Statements. A reconciliation to the statutory 
    result is provided further below. EPRA figures and a reconciliation to EPRA EPS are shown in Note 6 to the Financial Statements.
(3) Assuming exercise of all extension options.
(4) Assuming all loans fully drawn.

The above results are discussed more fully in the following pages.

Use of Alternative Performance Measures (APMs)
Throughout the results statement we use a range of financial and non-financial measures to assess our performance. The
significant measures are as follows:
Alternative performance measure used                                   Rationale
Adjusted Profit                                                        Adjusted Profit is used as it is considered by management to
                                                                       provide the best indication of the extent to which dividend payments
                                                                       are supported by underlying profits.
                                                                       Adjusted Profit excludes revaluation of properties, profit or loss on
                                                                       disposal of properties or investments, gains or losses on financial
                                                                       instruments, non-cash charges in respect of share-based payments
                                                                       and exceptional one-off items.
                                                                       The key differences from EPRA earnings, an industry standard
                                                                       comparable measure, relates to the exclusion of non-cash charges
                                                                       in respect of share-based payments and adjustments in respect of
                                                                       exceptional items where EPRA is prescriptive.
                                                                       Adjusted Earnings per share is Adjusted Profit divided by the
                                                                       weighted average number of shares in issue during the year
                                                                       excluding own shares held.
                                                                       A reconciliation of Adjusted Profit to the equivalent EPRA and
                                                                       statutory measures is provided in Note 6 to the condensed financial
                                                                       statements.
Like-for-like amounts                                                  Like-for-like amounts are presented as they measure operating
                                                                       performance adjusted to remove the impact of properties that were
                                                                       only owned for part of the relevant periods.
                                                                       For the purposes of comparison of capital values, this will also
                                                                       include assets owned at the previous period end but not necessarily
                                                                       throughout the prior period.
Net Rent or Net Rental Income (NRI)                                    Net Rental Income is rental income from properties, less property
                                                                       and management costs (excluding performance fees). It is a
                                                                       standard industry measure. A reconciliation to statutory turnover is
                                                                       provided in Note 3 to the condensed financial statements.
FINANCIAL REVIEW
Profitability
Components of Adjusted Profit and reconciliation to IFRS Profit

Amounts in GBPm                                                                Six months to            Year to           Six months to
                                                                                   June 2018      December 2017               June 2017
Net Rental Income (NRI)                                                                        
      Wholly-owned assets                                                               26.0               51.6                    25.0
                                                                                                                               
      Kingfisher, Redditch(1)                                                            0.7                1.6                     0.7
                                                                                             
                                                                                        26.7               53.2                    25.7
Net interest (see analysis on next page)                                              (10.0)             (19.6)                   (9.4)
Snozone profit (indoor ski operation)                                                    1.0                1.5                     1.0
Central operating costs net of external fees                                           (2.2)              (5.9)                   (2.7)
Tax                                                                                        -              (0.1)                   (0.1)
Adjusted Profit                                                                         15.5               29.1                    14.5
Adjusted Earnings per share (pence)(2)                                                 2.15p              4.10p                   2.06p
               
Reconciliation of Adjusted Profit to statutory result               
Adjusted Profit                                                                         15.5               29.1                    14.5
Property revaluation (including Deferred Tax)                                         (12.4)              (6.3)                   (2.8)
Gain/(loss) on financial instruments                                                     3.1                1.1                     0.6
Refinancing costs                                                                          -              (0.5)                       -
Other items(3)                                                                           0.5              (1.0)                   (0.2)
Profit for the period                                                                    6.7               22.4                    12.1

(1) See note 8c to the Financial Statements.
(2) EPRA figures and a reconciliation to EPRA EPS are shown in Note 6 to the condensed Financial Statements.
(3) Includes GBP0.5 million for the non-cash accounting charge in respect of share-based payments (Year to December 2017: GBP0.9 million, 
    Six months to June 2017: GBP0.4 million)

Adjusted Profit increased by 6.9% on the prior year driven by a GBP1.0 million increase in NRI and a GBP0.5 million
reduction in net central operating costs.

NRI from wholly-owned assets increased by GBP1.0 million or 4.0%. This included the full period benefit of
GBP2.4 million of NRI from The Exchange Ilford, which was acquired on 8 March 2017 and contributed GBP1.8 million
in the six months to 30 June 2017, without which the increase would have been 1.3%.

Net interest increased by GBP0.6 million compared to the prior year period due to the timing of the Ilford acquisition
and a higher interest cost arising from the August 2017 refinancing of Kingfisher Redditch.

Net central operating costs improved by GBP0.5 million compared to H1 2017 as the benefits of the Group's cost
improvement plan continue to be delivered putting the Company firmly on track to meet the target of reducing
annual central operating costs by at least GBP1.8 million, equivalent to c. 20%, since 2016.

Profit for the period of GBP6.7 million (30 June 2017: GBP12.1 million) was impacted by the total revaluation loss, net
of capex and joint ventures, of GBP12.4 million.

Financial review
Net Asset Value (NAV)
NAV at GBP476.9 million and EPRA NAV at GBP475.0 million decreased marginally (December 2017: GBP481.4 million
and GBP482.6 million respectively) with dividends paid for the period only partially offset by the profit for the period.
On a per share basis Basic NAV and EPRA NAV fell by 1.1p and 1.2p respectively reflecting the lower NAV and
a slightly higher number of shares in issue as a result of the Scrip dividend.

Property portfolio valuation

Property at independent valuation                                                           30 June 2018              30 December 2017
                                                                                         GBPm           NIY %       GBPm             NIY %
Blackburn                                                                               111.9           7.04%      121.3             6.65%
Hemel Hempstead                                                                          46.8           7.15%       54.0             6.88%
Ilford                                                                                   84.2           6.00%       82.4             6.54%
Luton                                                                                   209.0           6.50%      214.0             6.35%
Maidstone                                                                                75.5           7.00%       76.0             6.70%
Walthamstow                                                                             116.0           5.00%      107.7             5.25%
Wood Green                                                                              240.0           5.11%      231.2             5.25%
Wholly-owned portfolio                                                                  883.4           6.04%      886.6             6.06%

The valuation of the wholly-owned portfolio at 30 June 2018 was GBP883.4 million, reflecting a net initial yield of
6.04%. Net of Capex spent in the period of GBP6.8 million (including tenant incentives) this resulted in a revaluation
loss on wholly-owned assets of GBP10.3 million or GBP12.4 million on a see-through basis. Yields on the Group's
London assets saw some inward shift reflecting strong transactional activity of comparable assets in Central
London and progress on residential options and other alternative uses. Valuations on the Group's regional
assets saw some declines largely reflecting outward market yield shift and in cases the loss of income through
CVA's or retailer restructurings.

Financing
Net interest
      Amounts in GBPm                                                            Six months                     Year to        Six months
                                                                            to 30 June 2018            30 December 2017   to 30 June 2017
      Wholly-owned assets                                                                                                            
          Net Interest on loans                                                         7.2                        14.0               6.9
          Amortisation of refinancing costs                                             0.4                         1.0               0.4
          Notional interest charge on head leases(1)                                    1.7                         3.4               1.7
                                                                                        9.3                        18.4               9.0
      Kingfisher, Redditch                                                              0.6                         0.9               0.3
      Central                                                                           0.1                         0.3               0.1
      Net Group interest                                                               10.0                        19.6               9.4

(1) Notional interest charge with offsetting opposite and materially equal credit within other property operating expenses.

The increase in interest reflects timing of the Ilford acquisition, completed on 8 March 2017, and refinancing of
Kingfisher Redditch that completed in August 2017.

Financial review
Group debt                                 
                                                                         Loan        Net                                           
                                                                           to       debt      Average                            Duration
                                 Debt(1)        Cash(2)    Net debt  value(3)         to     interest   Fixed   Duration to          with
                                                                                value(3)         rate           loan expiry    extensions 
  30 June 2018                      GBPm           GBPm        GBPm        %           %            %       %         Years         Years
  Four Mall assets                 255.0          (9.2)       245.8       47          45         3.33     100           7.1           8.1
  Luton                            107.5          (4.7)       102.8       51          49         3.14     100           5.5           5.5
  Hemel Hempstead                   26.9          (2.3)        24.6       57          53         3.32     100           3.6           4.6
  Ilford                            39.0          (1.2)        37.8       46          45         2.76     100           5.7           5.7
  Group RCF                            -          (4.6)       (4.6)                              3.80       -           3.6           3.6
  On balance sheet debt            428.4         (22.0)       406.4       48          46         3.27      94           6.2           6.8

(1) Excluding unamortised issue costs.
(2) Excluding cash beneficially owned by tenants.
(3) Debt and net debt divided by investment property at valuation.

The refinancing activity completed in the early part of 2017 has delivered an attractive funding cost of 3.27%
that is substantially fixed and secured over the medium term with a weighted average 6.2 year maturity at 30 June 2018,
extending to 6.8 years if all extensions are exercised. Net debt to value remained flat from 30 December 2017
at 46%. Our target range for net debt to property value remains 40%-50% with an intention to reduce it to the
lower end of that range in the medium-term.
In light of the planned leisure development on the Marlowes, Hemel Hempstead an amendment to the existing
loan agreement on the property was signed in August 2018 providing flexibility within the facility and a temporary
relaxation of certain covenants while the preparatory and development work is undertaken.

Covenants
The Group was compliant with its banking and debt covenants at 30 June 2018 and throughout the period.
Further details are disclosed in the 'covenant information' section at the end of this report.

Going concern

As stated in note 2 to the condensed financial statements, the directors are satisfied that the Group has sufficient
resources to continue in operation for the foreseeable future, being a period of not less than 12 months from
the date of this report. Accordingly, they continue to adopt the going concern basis in preparing the consolidated
financial statements.

South African secondary listing

The Company maintains a primary listing on the London Stock Exchange (LSE) and a secondary listing on the
Johannesburg Stock Exchange (JSE) in South Africa. At 30 June 2018, 64,115,560 of the Company's shares
were held on the South African register representing 8.9% of the total shares in issue.

Financial review
Dividend

The Board is proposing an interim dividend of 1.82 pence per share, all of which will be paid as a Property
Income Distribution (PID). This represents an increase of 5.2% from the 2017 Interim dividend.
The key dates proposed in relation to the payment of the dividend are:

    -   Confirmation of ZAR equivalent dividend and PID percentage            Tuesday, 25 September 2018
    -   Last day to trade on JSE                                              Tuesday, 2 October 2018
    -   Shares trade ex-dividend on the JSE                                   Wednesday, 3 October 2018
    -   Shares trade ex-dividend on the LSE                                   Thursday, 4 October 2018
    -   Record date for LSE and JSE                                           Friday, 5 October 2018
    -   Dividend payment date                                                 Thursday, 25 October 2018

The amount to be paid as a PID will be confirmed in the announcement to be published on 25 September 2018.
If a Scrip dividend alternative is offered, subject to the requisite regulatory approvals, the deadline for submission
of valid election forms will be 5 October 2018. South African shareholders are advised that the dividend will be
regarded as a foreign dividend. Further details relating to Withholding Tax for shareholders on the South African
register will be provided within the announcement detailing the currency conversion rate on 25 September 2018.
Share certificates on the South African register may not be dematerialised or rematerialised between 3 October
2018 and 5 October 2018, both dates inclusive. Transfers between the UK and South African registers may not
take place between 25 September 2018 and 5 October 2018, both dates inclusive.

Outlook
Whilst only a reasonably small proportion of the occupier restructurings or failures announced in the year to date
directly impact our portfolio they do present a challenge to short term results with a greater impact in the second
half of the year. However, we remain confident that the combination of our in-house expertise and the strength
and affordability of our underlying assets will enable us to successfully remerchandise and evolve our centres
to maintain positive momentum.

The Board has announced a 5.2% increase in the interim dividend compared to 2017. The Board continues to maintain 
its medium term objective of dividend growth in a range of 5% and 8% per annum.  Given the short term impact of 
CVAs or administrations the Board expects full year dividend growth in 2018 to be at the low end of this range.

Principal risks and uncertainties

There are a number of risks and uncertainties which could have a significant impact on future performance and
could cause actual results to differ materially from expected or historical results. The Group carries out a regular
review of the major risks it faces and monitors the controls that have been put in place to mitigate them.

A detailed explanation of the principal risks and uncertainties was included on pages 26 to 30 of the Group's 2017
Annual Report. A further review was carried out for the 30 June 2018 half year. Amongst other factors considered
were the continuing uncertainty in the UK concerning the planned exit from the European Union in 2019 and the
challenging retail backdrop. The review concluded that while the profile of certain risks had changed the ultimate
nature of the Group's risks had not and therefore the principal risks to the Group remain those disclosed in the
2017 Annual Report with the exception that the risk of threat from the internet has been broadened to incorporate
wider structural changes to the UK retail market the impact of which have been seen in the number of Company
Voluntary Arrangements (CVA's) and other retailer restructurings in the period. This change and the other risks
as disclosed in the 2017 Annual Report have been summarised below.

Property risks:
- Property investment market risks - Weak economic conditions and poor sentiment in commercial real
  estate markets may lead to low investor demand and a market pricing correction. Small changes in property
  market yields can have a significant effect on property valuation and the impact of leverage could magnify the
  effect on the Group's net assets.

- Impact of the economic environment (tenant risks) - Tenant insolvency or distress and a prolonged
  downturn in tenant demand could put pressure on rent levels. Tenant failures and reduced tenant demand could
  adversely affect rental income revenues, lease incentive costs, void costs, available cash and the value of
  properties owned by the Group.

- Valuation risk - The risk that a lack of relevant transactional evidence makes property valuations
  increasingly subjective and open to a wider range of possible outcomes.

- Structural changes to retail - Structural changes in retailing including the trend towards online shopping
  may adversely impact footfall in shopping centres and potentially reduce tenant demand for space and the levels
  of rents which can be achieved.

- Concentration and scale risks - By having a less diversified portfolio the business is more exposed to
  specific tenants or types of tenant. Failures of such tenants could therefore have a significant impact on rental
  income revenues impacting Adjusted Profit and property valuations.

- Competition risk - The threat to the Group's property assets of competing in town and out of town retail
  and leisure schemes.

- Business disruption from a major incident - The threat of a major incident, such as a terrorist attack,
  impacting one of the Group's assets.

- Development risk - There is a risk that where capital expenditure and development projects are
  undertaken, that delays and other issues may lead to increased cost and reputational damage. There is also the
  risk that planned realisation of value is not achieved, for example if the property cannot subsequently be sold for
  the anticipated amount or if tenants are not contracted on sufficiently attractive terms.

Funding and treasury risks:

- Liquidity and funding - Inability to fund the business or to refinance existing debt on economic terms may
  result in the inability to meet financial obligations when due and put a limitation on financial and operational
  flexibility. Cost of financing could be prohibitive in the future.

- Covenant compliance risks - Breach of any loan covenants could cause default on debt and possible
  accelerated maturity. Unremedied breaches can trigger demand for immediate repayment of loans.

- Interest rate exposure risks - Exposure to rising or falling interest rates. If interest rates rise and are
  unhedged, the cost of debt facilities can rise and ICR covenants could be broken. Hedging transactions used by
  the Group to minimise interest rate risk may limit gains, result in losses or have other adverse consequences.

Other risks:
- Execution of business plan - the failure to execute the Group's business plan in line with internal and
  external expectations could lead to potential loss of income or value and reputational damage, negatively
  impacting investor market perception.

- Property acquisition/disposal strategy - The Group is exposed to risks around overpayment for
  acquisitions and that acquisitions do not deliver the returns forecast. In addition, if the portfolio is not effectively
  managed through the property cycle, with sales and deleveraging at the appropriate time, the Group is exposed
  to risks in not being able to take advantage of other investment opportunities as they arise and the potential for
  LTVs to move adversely, with adverse consequences for covenants and shareholder value.

- Tax risks - Changes in tax legislation or the interpretation of tax legislation or previous transactions where
  the tax authorities disagree with the tax treatment adopted could result in tax related liabilities and other 
  losses arising.

- Regulation risks - Exposure to changes in existing or forthcoming property related or corporate regulation
  could result in financial penalties or loss of business or credibility.

- Loss of key management - The Group's business is partially dependent on the skills of a small number
  of key individuals. Loss of key individuals or an inability to attract new employees with the appropriate expertise
  could reduce the effectiveness with which the Group conducts its business.

- Historical Transaction Risk - the risk of issues or liabilities emerging from historical transactions most
  likely through warranties or indemnities provided in asset or business disposals.

The risks noted above do not comprise all those potentially faced by the Group and are not intended to be
presented in any order of priority. Additional risks and uncertainties currently unknown to the Group, or which the
Group currently deems immaterial, may also have an adverse effect on the financial condition or business of the
Group in the future. These issues are kept under constant review to allow the Group to react in an appropriate
and timely manner to help mitigate the impact of such risks.

Responsibility statement

The directors confirm that to the best of their knowledge:

- the condensed set of financial statements has been prepared in accordance with IAS 34 "Interim Financial
  Reporting", as adopted by the European Union;

- the interim management report includes a fair review of the information required by DTR 4.2.7R
  (indication of important events during the first six months and description of principal risks and
  uncertainties for the remaining six months of the year); and

- the interim management report includes a fair review of the information required by DTR 4.2.8R
  (disclosure of related party transactions and changes therein).

By order of the Board

Lawrence Hutchings                                Charles Staveley
Chief Executive                                   Group Finance Director
13 August 2018                                    13 August 2018

INDEPENDENT REVIEW REPORT TO CAPITAL & REGIONAL PLC

We have been engaged by the company to review the condensed set of financial statements in the half-yearly
financial report for the six months ended 30 June 2018 which comprises the condensed consolidated income
statement, the condensed consolidated balance sheet, the condensed consolidated statement of changes in
equity, the condensed consolidated cash flow statement and related notes 1 to 15. We have read the other
information contained in the half-yearly financial report and considered whether it contains any apparent
misstatements or material inconsistencies with the information in the condensed set of financial statements.

This report is made solely to the company in accordance with International Standard on Review Engagements
(UK and Ireland) 2410 "Review of Interim Financial Information Performed by the Independent Auditor of the Entity"
issued by the Auditing Practices Board. Our work has been undertaken so that we might state to the company
those matters we are required to state to it in an independent review report and for no other purpose. To the fullest
extent permitted by law, we do not accept or assume responsibility to anyone other than the company, for our
review work, for this report, or for the conclusions we have formed.

Directors' responsibilities
The half-yearly financial report is the responsibility of, and has been approved by, the directors. The directors are
responsible for preparing the half-yearly financial report in accordance with the Disclosure and Transparency
Rules of the United Kingdom's Financial Conduct Authority.

As disclosed in note 1, the annual financial statements of the group are prepared in accordance with IFRSs as
adopted by the European Union. The condensed set of financial statements included in this half-yearly financial
report has been prepared in accordance with International Accounting Standard 34, "Interim Financial Reporting,"
as adopted by the European Union.

Our responsibility
Our responsibility is to express to the Company a conclusion on the condensed set of financial statements in the
half-yearly financial report based on our review.

Scope of review
We conducted our review in accordance with International Standard on Review Engagements (UK and Ireland)
2410 "Review of Interim Financial Information Performed by the Independent Auditor of the Entity" issued by the
Auditing Practices Board for use in the United Kingdom. A review of interim financial information consists of
making inquiries, primarily of persons responsible for financial and accounting matters, and applying analytical
and other review procedures. A review is substantially less in scope than an audit conducted in accordance with
International Standards on Auditing (UK and Ireland) and consequently does not enable us to obtain assurance
that we would become aware of all significant matters that might be identified in an audit. Accordingly, we do not
express an audit opinion.

Conclusion
Based on our review, nothing has come to our attention that causes us to believe that the condensed set of
financial statements in the half-yearly financial report for the six months ended 30 June 2018 is not prepared, in
all material respects, in accordance with International Accounting Standard 34 as adopted by the European Union
and the Disclosure and Transparency Rules of the United Kingdom's Financial Conduct Authority.

Deloitte LLP
Statutory Auditor
London, United Kingdom
13 August 2018

Condensed consolidated income statement

For the six months to 30 June 2018                                                                               
                                                                                       Unaudited       Unaudited       Audited   
                                                                                   Six months to   Six months to       Year to   
                                                                                         30 June         30 June   30 December   
                                                                                            2018            2017          2017   
                                                                            Note            GBPm            GBPm          GBPm   
Continuing operations                                                                                                            
Revenue                                                                    3b, 4            45.5            43.9          89.2   
Cost of sales                                                                             (17.2)          (16.6)        (33.5)   
Gross profit                                                                                28.3            27.3          55.7   
Administrative costs                                                                       (4.4)           (4.8)        (10.2)   
Share of (loss)/profit in associates and joint ventures                       8a           (2.0)           (1.1)         (2.0)   
Loss on revaluation of investment properties                              3a, 7a          (10.3)           (1.3)         (3.8)   
Other gains and losses                                                                       1.3             0.3           0.3   
Profit on ordinary activities before financing                                              12.9            20.4          40.0   
Finance income                                                                               3.2             0.8           1.2   
Finance costs                                                                              (9.4)           (9.1)        (18.8)   
Profit before tax                                                                            6.7            12.1          22.4   
Tax                                                                            5               -               -             -   
Profit for the period                                                                        6.7            12.1          22.4   
Basic earnings per share                                                       6           0.93p           1.72p         3.16p   
Diluted earnings per share                                                     6           0.93p           1.70p         3.13p   
EPRA basic earnings per share                                                  6           2.03p           1.99p         3.92p   
EPRA diluted earnings per share                                                6           2.02p           1.96p         3.88p   
                
Condensed consolidated statement of comprehensive income
For the six months to 30 June 2018

                                                                                      Unaudited       Unaudited       Audited   
                                                                                  six months to   six months to       Year to   
                                                                                        30 June         30 June   30 December   
                                                                                           2018            2017          2017   
                                                                                           GBPm            GBPm          GBPm   
Profit for the period                                                                       6.7            12.1          22.4   
Other comprehensive income                                                                    -               -             -   
Total comprehensive income for the period                                                   6.7            12.1          22.4   

The results for the current and preceding periods are fully attributable to equity shareholders.

The EPRA measures used throughout this report are industry best practice alternative performance measures established by the European
Public Real Estate Association. They are defined in the Glossary. EPRA Earnings and EPRA EPS are shown in Note 6 to the Financial
Statements. EPRA net assets and EPRA triple net assets are shown in Note 12 to the Financial Statements.

Condensed consolidated balance sheet

At 30 June 2018                                                     
                                                                                                      Unaudited       Audited   
                                                                                                        30 June   30 December   
                                                                                                           2018          2017   
                                                                                               Note        GBPm          GBPm   
Non-current assets                                                                                                              
Investment properties                                                                             7       926.6         930.6   
Plant and equipment                                                                                         2.1           1.8   
Fixed asset investments                                                                                     2.0           2.1   
Receivables                                                                                                17.2          14.2   
Investment in associates                                                                         8b         5.4           7.4   
Total non-current assets                                                                                  953.3         956.1   
Current assets                                                                                                                  
Receivables                                                                                                17.3          21.6   
Cash and cash equivalents                                                                         9        25.7          30.2   
Total current assets                                                                                       43.0          51.8   
Total assets                                                                                              996.3       1,007.9   
Current liabilities                                                                                                             
Trade and other payables                                                                                 (32.9)        (39.0)   
Total current liabilities                                                                                (32.9)        (39.0)   
Net current assets                                                                                         10.1          12.8   
Non-current liabilities                                                                                                         
Bank loans                                                                                       10     (422.6)       (422.2)   
Other payables                                                                                            (2.6)         (4.0)   
Obligations under finance leases                                                                         (61.3)        (61.3)   
Total non-current liabilities                                                                           (486.5)       (487.5)   
Total liabilities                                                                                       (519.4)       (526.5)   
Net assets                                                                                                476.9         481.4   
Equity                                                                                                                          
Share capital                                                                                               7.2           7.2   
Share premium                                                                                             165.3         163.3   
Other reserves                                                                                             60.3          60.3   
Capital redemption reserve                                                                                  4.4           4.4   
Own shares held                                                                                           (0.1)         (0.1)   
Retained earnings                                                                                         239.8         246.3   
Equity shareholders' funds                                                                                476.9         481.4   
Basic net assets per share                                                                       12     GBP0.66       GBP0.67   
EPRA triple net assets per share                                                                 12     GBP0.66       GBP0.66   
EPRA net assets per share                                                                        12     GBP0.65       GBP0.67   

Condensed consolidated statement of changes in equity
For the six months to 30 June 2018

                                                                                         Capital      Own                       
                                                          Share     Share    Merger   redemption   shares   Retained    Total   
                                                        capital   premium   reserve      reserve     held   earnings   Equity   
                                                           GBPm      GBPm      GBPm         GBPm     GBPm       GBPm     GBPm   
Balance at 30 December 2016                                 7.0     158.2      60.3          4.4    (0.4)      248.1    477.6   
Profit for the period                                         -         -         -            -        -       12.1     12.1   
Other comprehensive result for the                                                                                              
period                                                        -         -         -            -        -          -        -   
Total comprehensive income for the                                                                                              
period                                                        -         -         -            -        -       12.1     12.1   
Credit to equity for equity-settled                                                                                             
share-based payments                                          -         -         -            -        -        0.4      0.4   
Dividends paid (note 15), net of Scrip                        -         -         -            -        -      (9.0)    (9.0)   
Shares issued, net of costs                                 0.1       3.3         -            -        -      (3.4)        -   
Balance at 30 June 2017 (unaudited)                         7.1     161.5      60.3          4.4    (0.4)      248.2    481.1   
Profit for the period                                         -         -         -            -        -       10.3     10.3   
Other comprehensive result for the                                                                                              
period                                                        -         -         -            -        -          -        -   
Total comprehensive income for the                                                                                              
period                                                        -         -         -            -        -       10.3     10.3   
Credit to equity for equity-settled                                                                                             
share-based payments                                          -         -         -            -        -        0.5      0.5   
Dividends paid (note 15), net of Scrip                        -         -         -            -        -     (10.5)   (10.5)   
Shares issued, net of costs                                 0.1       1.8         -            -        -      (1.9)        -   
Other movements                                               -         -         -            -      0.3      (0.3)        -   
Balance at 30 December 2017                                 7.2     163.3      60.3          4.4    (0.1)      246.3    481.4   
Profit for the period                                         -         -         -            -        -        6.7      6.7   
Other comprehensive result for the                                                                                              
period                                                        -         -         -            -        -          -        -   
Total comprehensive income for the                                                                                              
period                                                        -         -         -            -        -        6.7      6.7   
Credit to equity for equity-settled                                                                                             
share-based payments                                          -         -         -            -        -        0.5      0.5   
Dividends paid (note 15), net of Scrip                        -         -         -            -        -     (11.7)   (11.7)   
Shares issued, net of costs (note 15)                         -       2.0         -            -        -      (2.0)        -   
Balance at 30 June 2018                                                                                                         
(unaudited)                                                 7.2     165.3      60.3          4.4    (0.1)      239.8    476.9   

Condensed consolidated cash flow statement
For the six months to 30 June 2018

                                                                                         Unaudited    Unaudited       Audited   
                                                                                        Six months   Six months       Year to   
                                                                                        to 30 June   to 30 June   30 December   
                                                                                              2018         2017          2017   
                                                                                  Note        GBPm         GBPm          GBPm   
Operating activities                                                                                                            
Net cash from operations                                                           11         19.2         19.8          43.0   
Distributions received from associates/investments                                             0.5          0.7           5.2   
Interest paid                                                                                (5.1)        (6.7)        (14.6)   
Interest received                                                                                -          0.1           0.1   
Cash flows from operating activities                                                          14.6         13.9          33.7   
Investing activities                                                                                                            
Acquisition of The Exchange, Ilford                                                              -       (79.0)        (79.0)   
Disposal of Buttermarket, Ipswich                                                                -          9.7           9.8   
Purchase of plant and equipment                                                              (0.5)        (0.3)         (0.6)   
Capital expenditure on investment properties                                                 (6.9)        (6.8)        (16.9)   
Cash flows from investing activities                                                         (7.4)       (76.4)        (86.7)   
Financing activities                                                                                                            
Dividends paid (net of Scrip) including withholding tax                                     (11.7)        (8.9)        (19.1)   
Bank loans drawn down                                                                            -        401.5         401.5   
Bank loans repaid                                                                                -      (334.6)       (334.6)   
Loan arrangement costs                                                                           -       (13.5)        (13.7)   
Cash flows from financing activities                                                        (11.7)         44.5          34.1   
Net decrease in cash and cash equivalents                                                    (4.5)       (18.0)        (18.9)   
Cash and cash equivalents at the beginning of the period                                      30.2         49.1          49.1   
Cash and cash equivalents at the end of the period                                  9         25.7         31.1          30.2    
                      
Notes to the condensed financial statements
For the six months to 30 June 2018

1 General information

The comparative information included for the year ended 30 December 2017 does not constitute statutory accounts as defined in section 434
of the Companies Act 2006. A copy of the statutory accounts for that year has been delivered to the Registrar of Companies. The auditor has
reported on those accounts: their report was unqualified, did not draw attention to any matters by way of emphasis and did not contain a
statement under section 498(2) or (3) of the Companies Act 2006.

The Group's financial performance is not materially impacted by seasonal fluctuations.

2 Accounting policies

Basis of preparation
The annual financial statements of Capital & Regional plc are prepared in accordance with IFRS as adopted by the European Union. The
condensed set of financial statements included in this half-yearly financial report has been prepared in accordance with IAS 34 "Interim
Financial Reporting" as adopted by the European Union. The financial statements are prepared in GBP being the functional currency of the
Group. The principal exchange rates used to translate foreign currency denominated amounts are:
Balance sheet: GBP1 = EUR1.129 (30 June 2017: GBP1 = EUR1.137; 31 December 2017: GBP1 = EUR1.127)
Income statement: GBP1 = EUR1.137 (30 June 2017: GBP1 = EUR1.162; 31 December 2017: GBP1 = EUR1.141).

Fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market
participants at the measurement date, regardless of whether that price is directly observable or estimated using another valuation technique.
In estimating the fair value of an asset or liability, the Group takes into account the characteristics of the asset or liability if market
participants would take those characteristics into account when pricing the asset or liability at the measurement date. Fair value for
measurement and/or disclosure purposes in these financial statements is determined on such basis, except for share-based payments that
are within the scope of IFRS 2, leasing transactions that are within the scope of IAS 17, and measurements that have some similarities to
fair value but are not fair value, such as net realisable value in IAS 2 or value in use in IAS 36.

In addition, for financial reporting purposes, fair value measurements are categorised into Level 1, 2 or 3 based on the degree to which the
inputs to the fair value measurements are observable and the significance of the inputs to the fair value measurement in its entirety, which
are described as follows:

     -    Level 1 inputs are quoted prices (unadjusted) in active markets for identical assets or liabilities.
     -    Level 2 inputs are 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).
     -    Level 3 inputs are unobservable inputs for the asset or liability.

The Half-Year Report was approved by the Board on [13] August 2018.

Going concern
The Group prepares cash flow and covenant compliance forecasts to demonstrate that it has adequate resources available to continue in
operation for the foreseeable future, being at least 12 months from the date of this report. In these forecasts the directors specifically consider
anticipated future market conditions and the Group's principal risks and uncertainties. Further information on the Group's financing position is
contained within the Financial Review with additional details of the Group's cash position and borrowing facilities provided in notes 9 and 10
of the condensed financial statements.

In summary the directors believe that the Group and the Company have adequate resources to continue in operational existence for the
foreseeable future and accordingly continue to adopt the going concern basis in preparing the annual report and financial statements.

Change in accounting policies
The condensed consolidated interim financial information has been prepared on the basis of the accounting policies, significant judgements,
key assumptions and estimates as set out in the notes to the Group's annual financial statements for the year ended 30 December 2017.
Taxes on income in the interim periods are accrued using the tax rate that would be applicable to expected total annual earnings.

A number of new standards and amendments to standards have been issued but are not yet effective for the Group. The most significant of
these, and their potential impact on the Group's accounting, are set out below:

-        IFRS 15 Revenue from Contracts with Customers (effective for year ending 30 December 2019) - does not apply to gross rental
         income, but does apply to service charge income, other fees and trading property disposals. The Group has not yet completed its
         evaluation of the effect of the adoption of IFRS 15 but does not expect it to have a material impact on the measurement of revenue
         recognition although additional disclosures will be required.
-        IFRS 9 Financial Instruments (effective for year ending 30 December 2019) - will impact both the measurement and disclosures of
         financial instruments. The Group has not yet completed its evaluation of the effect of the adoption but it may impact the measurement
         and presentation of the Group's financial liabilities although it is not expected that the impact will be material.
-        IFRS 16 Leases (effective for year ending 30 December 2020) - will result in the Group recognising on balance sheet assets it leases
         along with a corresponding liability. The primary lease contracts that this will impact are the lease on the Group's support office and
         the leases of the Snozone business for its Castleford and Milton Keynes operations. In addition, IFRS 16 could have an indirect
         impact on the Group's business if it leads to a change in occupier behaviour. Examples of this would be if its adoption results in
         tenants or potential tenants typically seeking shorter lease terms and/or more prevalent use of turnover-related, as opposed to fixed rents.

3  Operating segments
3a Operating segment performance

The Group's reportable segments under IFRS 8 are Wholly-owned assets, Other UK Shopping Centres, Snozone and Group/Central.
Wholly-owned assets consists of the shopping centres at Blackburn, Hemel Hempstead, Ilford (from acquisition on 8 March 2017), Luton,
Maidstone, Walthamstow and Wood Green. Other UK Shopping Centres consists of the Group's interest in Kingfisher Limited Partnership
(Redditch). Group/Central includes management fee income, Group overheads incurred by Capital & Regional Property Management,
Capital & Regional plc and other subsidiaries and the interest expense on the Group's central borrowing facility.

Wholly-owned assets and Other UK Shopping Centres derive their revenue from the rental of investment properties. The Snozone and
Group/Central segments derive their revenue from the operation of indoor ski slopes and the management of property funds or schemes
respectively. The split of revenue between these classifications satisfies the requirement of IFRS 8 to report revenues from different products
and services. Depreciation and charges in respect of share-based payments represent the only significant non-cash expenses.

                                                                 UK Shopping Centres
                                                                                    Other UK
                                                                                    Shopping
                                                                   Wholly-           Centres
                                                                     owned       (Kingfisher                          Group/
                                                                    assets         Redditch)          Snozone        Central           Total
    Six months to 30 June 2018                       Note             GBPm              GBPm             GBPm           GBPm            GBPm
    Rental income from external sources               3b              32.2               1.0                -              -            33.2
    Property and void costs                                          (6.2)             (0.3)                -              -           (6.5)
    Net rental income                                                 26.0               0.7                -              -            26.7
    Net interest expense                                             (9.3)             (0.6)                -          (0.1)          (10.0)
    Snozone income/Management fees1                   3b                 -                 -              5.5            1.1             6.6
    Snozone/Management expenses                                          -                 -            (4.4)          (3.0)           (7.4)
    Investment income                                                    -                 -                -            0.1             0.1
    Depreciation                                                         -                 -            (0.1)          (0.1)           (0.2)
    Variable overhead (excluding non-cash items)                         -                 -                -          (0.3)           (0.3)
    Tax charge                                                           -                 -                -              -               -
    Adjusted Profit                                                   16.7               0.1              1.0          (2.3)            15.5
    Revaluation of properties                                       (10.3)             (2.1)                -              -          (12.4)
    Loss on disposal                                                 (0.1)                 -                -          (1.0)           (1.1)
    Income from Euro B-Note2                                             -                 -                -            0.4             0.4
    Gain on financial instruments                                      3.1                 -                -              -             3.1
    Share-based payments                                                 -                 -                -          (0.5)           (0.5)
    Other items                                                        2.1                 -                -          (0.4)             1.7
    Profit/(loss)                                                     11.5             (2.0)              1.0          (3.8)             6.7
    Total assets                                      3b             977.4              28.8              4.0            9.5         1,019.7
    Total liabilities                                 3b           (512.4)            (23.4)            (1.8)          (5.2)         (542.8)
    Net assets                                                       465.0               5.4              2.2            4.3           476.9


(1) Asset management fees of GBP1.8 million charged from the Group's Capital & Regional Property Management entity to Wholly-owned assets
    have been excluded from the table above.
(2) GBP0.4 million of monies were received in the period through the holding of a share in the German Euro B-Note junior loan instrument which
    had previously been fully impaired. The monies were distributed following the sale of properties by the liquidator of the underlying 
    German entities.

3a Operating segment performance
                                                                               UK Shopping Centres
                                                                                            Other UK
                                                                                            Shopping
                                                                             Wholly-         Centres
                                                                               owned     (Kingfisher                     Group/
                                                                              assets       Redditch)      Snozone       Central        Total
Six months to 30 June 2017                                           Note       GBPm            GBPm         GBPm          GBPm         GBPm
Rental income from external sources                                   3b        30.9             1.1            -             -         32.0
Property and void costs                                                        (5.9)           (0.4)            -             -        (6.3)
Net rental income                                                               25.0             0.7            -             -         25.7
Net interest expense                                                           (9.0)           (0.3)            -         (0.1)        (9.4)
Snozone income/Management fees1                                       3b           -               -          5.5           1.1          6.6
Management expenses                                                                -               -        (4.4)         (3.4)        (7.8)
Investment income                                                                  -               -            -           0.2          0.2
Depreciation                                                                       -               -        (0.1)             -        (0.1)
Variable overhead (excluding non-cash items)                                       -               -            -         (0.6)        (0.6)
Tax charge                                                                         -           (0.1)            -             -        (0.1)
Adjusted Profit                                                                 16.0             0.3          1.0         (2.8)         14.5
Revaluation of properties                                                      (1.3)           (1.5)            -             -        (2.8)
Income from Euro B-Note2                                                           -               -            -           0.3          0.3
(Loss)/gain on financial instruments                                             0.5             0.1            -             -          0.6
Share-based payments (non-cash)                                                    -               -            -         (0.4)        (0.4)
Other items                                                                        -               -            -         (0.1)        (0.1)
Profit/(loss)                                                                   15.2           (1.1)          1.0         (3.0)         12.1
Total assets                                                          3b       979.2            30.8          3.4           8.7      1,022.1
Total liabilities                                                     3b     (516.8)          (18.2)        (1.7)         (4.3)      (541.0)
Net assets                                                                     462.4            12.6          1.7           4.4        481.1

(1) Asset management fees of GBP2.0 million charged from the Group's Capital & Regional Property Management entity to Wholly-owned assets
    have been excluded from the table above.
(2) GBP0.3 million of monies were received in the year through the holding of a share in the German Euro B-Note junior loan instrument which had
    previously been fully impaired. The monies were distributed following the sale of properties by the liquidator of the underlying German entities.

3a Operating segment performance
                                                                                   UK Shopping Centres
                                                                                                     Other UK
                                                                                                     Shopping
                                                                                    Wholly-           Centres
                                                                                      owned       (Kingfisher               Group/
                                                                                     assets         Redditch)    Snozone   Central    Total
Year to 30 December 2017                                                   Note        GBPm              GBPm       GBPm      GBPm     GBPm
Rental income from external sources                                         3b         63.9               2.3          -         -     66.2
Property and void costs                                                              (12.3)             (0.7)          -         -   (13.0)
Net rental income                                                                      51.6               1.6          -         -     53.2
Net interest expense                                                                 (18.4)             (0.9)          -     (0.3)   (19.6)
Snozone income/Management fees1                                             3b            -                 -       10.4       2.2     12.6
Management expenses                                                                       -                 -      (8.8)     (6.8)   (15.6)
Investment income                                                                         -                 -          -       0.4      0.4
Depreciation                                                                              -                 -      (0.1)     (0.1)    (0.2)
Variable overhead (excluding non-cash items)                                              -                 -          -     (1.6)    (1.6)
Tax charge                                                                                -             (0.1)          -         -    (0.1)
Adjusted Profit                                                                        33.2               0.6        1.5     (6.2)     29.1
Revaluation of properties                                                             (3.8)             (2.5)          -         -    (6.3)
Income from Euro B-Note2                                                                  -                 -          -       0.3      0.3
Gain on financial instruments                                                           0.7               0.4          -         -      1.1
Refinancing costs                                                                         -             (0.5)          -         -    (0.5)
Share-based payments                                                                      -                 -          -     (0.9)    (0.9)
Other items                                                                               -                 -          -     (0.4)    (0.4)
Profit/(loss)                                                                          30.1             (2.0)        1.5     (7.2)     22.4
Total assets                                                                3b        984.1              30.9        4.4      12.0  1,031.4
Total liabilities                                                           3b      (518.7)            (23.5)      (2.2)     (5.6)  (550.0)
Net assets                                                                            465.4               7.4        2.2       6.4    481.4

 (1) Asset management fees of GBP3.6 million charged from the Group's Capital & Regional Property Management entity to Wholly-owned assets
     have been excluded from the table above.
 (2) GBP0.3 million of monies were received in the year through the holding of a share in the German Euro B-Note junior loan instrument which
     had previously been fully impaired. The monies were distributed following the sale of properties by the liquidator of the underlying 
     German entities.

 3b Reconciliations of reportable revenue, assets and liabilities
                                                                                               Unaudited         Unaudited          Audited
                                                                                           Six months to        Six months          Year to
                                                                                                 30 June                to
                                                                                                                   30 June      30 December
                                                                                                    2018              2017             2017
     Revenue                                                                        Note            GBPm              GBPm             GBPm
     Rental income from external sources including associates                        3a             33.2              32.0             66.2
     Service charge income                                                                           7.4               7.1             14.1
     Management fees                                                                 3a              1.1               1.1              2.2
     Snozone income                                                                  3a              5.5               5.5             10.4
     Revenue for reportable segments                                                                47.2              45.7             92.9
     Elimination of inter-segment revenue                                                          (0.7)             (0.7)            (1.4)
     Rental income earned by associates                                                            (1.0)             (1.1)            (2.3)
     Revenue per consolidated income statement                                                      45.5              43.9             89.2

Revenues during the period and in the preceding periods were solely derived from the UK.

                                                                                                  Unaudited       Unaudited         Audited
                                                                                              Six months to    Six months to        Year to
                                                                                                    30 June          30 June    30 December
                                                                                                       2018             2017           2017
Balance sheet                                                                          Note            GBPm             GBPm           GBPm
Total assets of reportable segments                                                     3a          1,019.7          1,022.1        1,031.4
Adjustment for associates and joint ventures                                                         (23.4)           (18.2)         (23.5)
Group assets                                                                                          996.3          1,003.9        1,007.9
Total liabilities of reportable segments                                                3a          (542.8)          (541.0)        (550.0)
Adjustment for associates and joint ventures                                                           23.4             18.2           23.5
Group liabilities                                                                                   (519.4)          (522.8)        (526.5)
Net assets by country              
UK                                                                                                    476.8            480.9          481.3
Germany                                                                                                 0.1              0.2            0.1
Net assets by country                                                                                 476.9            481.1          481.4
             
4 Revenue             
                                                                                                 Unaudited       Unaudited          Audited
                                                                                             Six months to   Six months to          Year to
                                                                                                   30 June         30 June      30 December
                                                                                                      2018            2017             2017
Statutory                                                                             Note            GBPm            GBPm             GBPm
Gross rental income                                                                                   25.8            25.1             51.2
Car park and other ancillary income                                                                    6.4             5.8             12.7
Rental income from external sources                                                                   32.2            30.9             63.9
Service charge income                                                                                  7.4             7.1             14.1
External management fees                                                                               0.4             0.4              0.8
Snozone income                                                                         3a              5.5             5.5             10.4
Revenue per consolidated income statement – continuing             
operations                                                                             3b             45.5            43.9             89.2

Management fees represent revenue earned by Capital & Regional Plc and the Group's wholly-owned CRPM subsidiary. Fees charged to
Wholly-owned assets have been eliminated on consolidation.

5 Tax
                                                                                         Unaudited           Unaudited              Audited
                                                                                     Six months to       Six months to              Year to
                                                                                           30 June             30 June          30 December
                                                                                              2018                2017                 2017
Tax charge                                                                                    GBPm                GBPm                 GBPm
UK corporation tax                                                                               -                   -                    -
Adjustments in respect of prior years                                                            -                   -                    -
Total current tax charge                                                                         -                   -                    -
Deferred tax                                                                                     -                   -                    -
Total tax charge                                                                                 -                   -                    -

                                                                                         Unaudited              Unaudited           Audited
                                                                                     Six months to          Six months to           Year to
                                                                                           30 June                30 June       30 December
                                                                                              2018                   2017              2017
   Tax charge reconciliation                                                                  GBPm                   GBPm              GBPm
   Profit before tax on continuing operations                                                  6.7                   12.1              22.4
   Profit multiplied by the UK corporation tax rate of 19% (30 June 2017 
   and 30 December 2016: 19.25%)                                                               1.3                    2.3               4.3
   REIT exempt income and gains                                                              (1.7)                  (2.5)             (4.0)
   Non-allowable expenses and non-taxable items                                                0.5                    0.2             (0.4)
   (Utilisation of tax losses)/Excess tax losses                                             (0.1)                    0.1               0.1
   Adjustments in respect of prior years                                                         -                  (0.1)                 -
   Total tax charge – continuing operations                                                      -                      -                 -

The UK corporation tax main rate was reduced to 19% with effect from 1 April 2017. A further reduction in the rate of corporation tax to 17%
from 1 April 2020 was substantively enacted in Finance Act 2016. Consequently the UK corporation tax rate at which deferred tax is booked
in the financial statements is 17% (2017: 17%).

The Group has recognised a deferred tax asset of GBP0.1 million (30 December 2017: GBP0.1 million). No deferred tax asset has been
recognised in respect of temporary differences arising from investments or investments in associates or in joint ventures in the current or
prior years as it is not certain that a deduction will be available when the asset crystallises.

The Group has GBP16.6 million (30 December 2017: GBP12.3 million) of unused revenue tax losses, all of which are in the UK. No deferred tax
asset has been recognised in respect of these losses due to the unpredictability of future profit streams and other reasons which may
restrict the utilisation of the losses (30 December 2017: GBPnil). The Group has unused capital losses of GBP25.1 million (30 December 2017:
GBP25.1 million) that are available for offset against future gains but similarly no deferred tax has been recognised in respect of these losses
owing to the unpredictability of future capital gains and other reasons which may restrict the utilisation of the losses. The losses do not have
an expiry date.

6 Earnings per share
The European Public Real Estate Association ("EPRA") has issued recommendations for the calculation of earnings per share information as
shown in the following table:
                                               Six months to 30 June 2018   Six months to 30 June 2017     Year to 30 December
                                                     (unaudited)                (unaudited)                   2017(audited)
                                                                    Adjusted                        Adjusted                       Adjusted
                                          Note   Profit      EPRA     Profit     Profit     EPRA      Profit    Profit     EPRA      Profit
  Profit (GBPm)
  Profit/(loss) for the year                        6.7       6.7        6.7       12.1     12.1        12.1      22.4     22.4        22.4
  Revaluation loss/(gain) on       
  investment properties (net of tax)       3a         -      12.4       12.4          -      2.8         2.8         -      6.3         6.3
  (Profit)/loss on disposal of properties     
  (net of tax)                             3a         -       1.1        1.1          -        -           -         -        -           -
  Income from German B Note                           -     (0.4)      (0.4)          -    (0.3)       (0.3)         -    (0.3)       (0.3)
  Changes in fair value of financial     
  instruments                              3a         -     (3.1)      (3.1)          -    (0.6)       (0.6)         -    (1.1)       (1.1)
  Refinancing costs                                   -         -          -          -        -           -         -      0.5         0.5
  Share-based payments                     3a         -         -        0.5          -        -         0.4         -        -         0.9
  Other items                                         -     (2.1)      (1.7)          -        -         0.1         -        -         0.4
  Profit                                            6.7      14.6       15.5       12.1     14.0        14.5      22.4     27.8        29.1
  Earnings per share (pence)                      0.93p     2.03p      2.15p      1.72p    1.99p       2.06p     3.16p    3.92p       4.10p
  Diluted earnings per share (pence)              0.93p     2.02p      2.14p      1.70p    1.96p       2.03p     3.13p    3.88p       4.07p

  None of the current or prior year earnings related to discontinued operations.

   Weighted average number of shares                    Six months to 30 June            Six months to 30 June          Year to 30 December
   (m)                                                                   2018                             2017                         2017
   Ordinary shares in issue                                             719.3                            703.9                        709.2
   Own shares held                                                      (0.2)                            (0.6)                        (0.2)
   Basic                                                                719.1                            703.3                        709.0
   Dilutive contingently issuable shares
   and share options                                                      4.3                             10.5                          6.8
   Diluted                                                              723.4                            713.8                        715.8

At the end of the period, the Group had 10.6 million (30 December 2017: 12.1 million) additional share options and contingently issuable
shares granted under share-based payment schemes that could potentially dilute basic earnings per share in the future but which have not
been included in the calculation because they are not dilutive or the performance conditions for vesting were not met based on the position at
30 June 2018.

Headline earnings per share
Headline earnings per share has been calculated and presented as required by the Johannesburg Stock Exchange Listings Requirements.

                                                                           Six months to         Six months to                 Year to
                                                                            30 June 2018          30 June 2017             30 December 2017
                                                                        Basic       Diluted     Basic     Diluted         Basic     Diluted
  Profit (GBPm)         
  Profit for the period                                                   6.7           6.7      12.1        12.1          22.4        22.4
  Revaluation of investment properties (net of tax)                      12.4          12.4       2.8         2.8           6.3         6.3
  Loss on disposal of investment properties (net of tax)                  1.1           1.1         -           -             -           -
  Profit on German B Note                                               (0.4)         (0.4)     (0.3)       (0.3)         (0.3)       (0.3)
  Other items                                                           (2.1)         (2.1)         -           -             -           -
  Headline earnings                                                      17.7          17.7      14.6        14.6          28.4        28.4
  Weighted average number of shares (m)         
  Ordinary shares in issue                                              719.3         719.3     703.9       703.9         709.2       709.2
  Own shares held                                                       (0.2)         (0.2)     (0.6)       (0.6)         (0.2)       (0.2)
  Dilutive contingently issuable shares and share options                   -           4.3         -        10.5             -         6.8
                                                                        719.1         723.4     703.3       713.8         709.0       715.8
  Headline Earnings per share (pence)                                   2.46p         2.45p     2.08p       2.05p         4.01p       3.97p

7 Investment properties
7a Wholly-owned properties
                                                                                               Freehold           Leasehold           Total
                                                                                             investment          investment        property
                                                                                             properties          properties          assets
                                                                                                   GBPm                GBPm            GBPm
     Cost or valuation                        
     At 30 December 2017                                                                          437.4               493.2           930.6
     Capital expenditure                                                                            2.0                 4.0             6.0
     Valuation deficit(1)                                                                           0.6              (10.6)          (10.0)
     At 30 June 2018                                                                              440.0               486.6           926.6

(1) GBP10.3 million per Note 3a includes letting fee amortisation adjustment of GBP0.3 million.

7b Property assets summary                      
                                                                                            30 June 2018               30 December 2017
                                                                                         100%     Group share        100%     Group share
                                                                                         GBPm            GBPm        GBPm             GBPm
  Wholly-owned                      
  Investment properties at fair value                                                   883.4           883.4       886.6            886.6
  Head leases treated as finance leases on investment properties                         61.3            61.3        61.3             61.3
  Unamortised tenant incentives on investment properties                               (18.1)          (18.1)      (17.3)           (17.3)
  IFRS Property Value                                                                   926.6           926.6       930.6            930.6
  Associates                            
  Investment properties at fair value                                                   132.5            26.5       142.9             28.6
  Unamortised tenant incentives on investment properties                                (4.5)           (0.9)       (4.5)            (0.9)
  IFRS Property Value                                                                   128.0            25.6       138.4             27.7
                          
  Total at property valuation                                                         1,015.9           909.9     1,029.5            915.2
  Total IFRS Property Value                                                           1,054.6           952.2     1,069.0            958.3

7c Valuations

External valuations were carried out on all of the property assets detailed in the table above. The valuations at 30 June 2018 were carried out
by independent qualified professional valuers from CBRE Limited and Knight Frank LLP in accordance with RICS standards. These valuers
are not connected with the Group and their fees are charged on a fixed basis that is not dependent on the outcome of the valuations.

Real estate valuations are complex and derived from data that is not widely publicly available and involves a degree of judgement. For these
reasons, the valuations are classified as Level 3 in the fair value hierarchy as defined by IFRS 13. The valuations are sensitive to changes in
rent profile and yields.

8 Investment in associates

   8a Share of results                                                             Unaudited              Unaudited               Audited
                                                                               Six months to          Six months to               Year to
                                                                                     30 June                30 June           30 December
                                                                                        2018                   2017                  2017
                                                                       Note             GBPm                   GBPm                  GBPm
   Share of results of associates                                       8b             (2.0)                  (1.1)                 (2.0)
                                                                                       (2.0)                  (1.1)                 (2.0)

   8b Investment in associates                                                                           Unaudited                Audited
                                                                                                     Six months to                Year to
                                                                                                           30 June            30 December
                                                                                                              2018                   2017
                                                                                    Note                      GBPm                   GBPm
   At the start of the period                                                                                  7.4                   13.9
   Share of results of associates                                                     8c                     (2.0)                  (2.0)
   Dividends and capital distributions received                                                                  -                  (4.5)
   At the end of the period                                                           8c                       5.4                    7.4

The Group's only significant associate at 30 June 2018 and 30 December 2017 was its 20% interest in the Kingfisher Limited Partnership
which owns the Kingfisher Shopping Centre in Redditch. The Group exercises significant influence through its representation on the General
Partner board and through acting as the property and asset manager.

8c Analysis of investment in associates
                                                                                                   Unaudited     Unaudited        Audited
                                                                                                  Six months    Six months        Year to
                                                                                                  to 30 June    to 30 June    30 December
                                                                                                        2018          2017           2017
                                                                                                       Total         Total          Total
                                                                                                        GBPm          GBPm           GBPm
  Income statement (100%)                                                      
  Revenue – gross rent                                                                                   5.3           5.6           11.3
  Property and management expenses                                                                     (1.2)         (1.2)          (2.7)
  Void costs                                                                                           (0.5)         (0.5)          (1.1)
  Net rent                                                                                               3.6           3.9            7.5
  Net interest payable                                                                                 (2.8)         (1.7)          (6.6)
  Contribution                                                                                           0.8           2.2            0.9
  Revaluation of investment properties                                                                (10.5)         (7.4)         (12.4)
  Fair value of interest rate swaps                                                                        -           0.4            1.9
  Loss before tax                                                                                      (9.7)         (4.8)          (9.6)
  Tax                                                                                                      -         (0.4)          (0.2)
  Loss after tax (100%)                                                                                (9.7)         (5.2)          (9.8)
                                                      
  Balance sheet (100%)                                                      
  Investment properties                                                                                128.1         142.7          138.4
  Other assets                                                                                          16.1          11.1           16.1
  Current liabilities                                                                                  (5.3)        (83.9)          (6.3)
  Non-current liabilities                                                                            (111.6)         (6.1)        (111.3)
  Net assets (100%)                                                                                     27.3          63.8           36.9
                                                      
  Income statement (Group share)                                                      
  Revenue – gross rent                                                                                   1.0           1.1            2.3
  Property and management expenses                                                                     (0.2)         (0.3)          (0.5)
  Void costs                                                                                           (0.1)         (0.1)          (0.2)
  Net rent                                                                                               0.7           0.7            1.6
  Net interest payable                                                                                 (0.6)         (0.3)          (1.4)
  Contribution                                                                                           0.1           0.4            0.2
  Revaluation of investment properties                                                                 (2.1)         (1.5)          (2.5)
  Fair value of interest rate swaps                                                                        -           0.1            0.4
  Loss before tax                                                                                      (2.0)         (1.0)          (1.9)
  Tax                                                                                                      -         (0.1)          (0.1)
  Loss after tax (Group share)                                                                         (2.0)         (1.1)          (2.0)
                                                      
  Balance sheet (Group share)                                                      
  Investment properties                                                                                 25.6          28.5           27.7
  Other assets                                                                                           3.2           2.2            3.3
  Current liabilities                                                                                  (1.1)        (16.8)          (1.3)
  Non-current liabilities                                                                             (22.3)         (1.3)         (22.3)
  Net assets (Group share)                                                                               5.4          12.6            7.4

9 Cash and cash equivalents
                                                                                                       Unaudited                  Audited
                                                                                                         30 June              30 December
                                                                                                            2018                     2017
                                                                                                            GBPm                     GBPm
   Cash at bank                                                                                             20.6                     24.4
   Security disposals held in rent accounts                                                                  0.7                      0.8
   Other restricted balances                                                                                 4.4                      5.0
   Total cash and cash equivalents                                                                          25.7                     30.2

10 Borrowings
Summary of borrowings
The Group's borrowings are arranged to ensure an appropriate maturity profile and to maintain short term liquidity. There were no defaults
or other breaches of financial covenants under any of the Group borrowings during the current period or the preceding year.

                                                                                                          30 June             30 December
                                                                                                             2018                    2017
   Borrowings at amortised cost                                                                              GBPm                    GBPm
   Secured
   Fixed and swapped bank loans                                                                             428.4                   428.4
   Total secured borrowings before costs                                                                    428.4                   428.4
   Unamortised issue costs                                                                                  (5.8)                   (6.2)
   Total borrowings after costs                                                                             422.6                   422.2
   Analysis of total borrowings after costs 
   Current                                                                                                      -                       -
   Non-current                                                                                              422.6                   422.2
   Total borrowings after costs                                                                             422.6                   422.2

The fair value of total borrowings before costs as at 30 June 2018 was GBP426.8 million (30 December 2017: 430.0 million).

The following table provides an analysis of financial instruments that are measured subsequent to initial recognition at fair value. All of the
assets listed were classified as Level 2, as defined in note 1 to these condensed financial statements. There were no transfers between
Levels in the year.
                                                                                                            30 June           30 December
                                                                                                               2018                  2017
                                                                                                               GBPm                  GBPm
   Interest rate swaps                                                                                          1.7                 (1.4)
                                                                                                                1.7                 (1.4)

11 Notes to the cash flow statement
                                                                                    Unaudited               Unaudited             Audited
                                                                                Six months to           Six months to             Year to
                                                                                      30 June                 30 June         30 December
                                                                                         2018                    2017                2017
                                                                                         GBPm                    GBPm                GBPm
   Profit/(loss) for the period                                                           6.7                    12.1                22.4
   Adjusted for:
   Finance income                                                                       (3.2)                   (0.8)               (1.2)
   Finance expense                                                                        9.4                     9.1                18.8
   Loss on revaluation of wholly-owned properties                                        10.3                     1.3                 3.8
   Share of loss in associates and joint ventures                                         2.0                     1.1                 2.0
   Other gains and losses                                                               (1.3)                   (0.3)               (0.3)
   Depreciation of other fixed assets                                                     0.2                     0.1                 0.2
   Decrease/(Increase) in receivables                                                     0.2                   (5.2)               (7.3)
   (Decrease)/Increase in payables                                                      (5.6)                     2.0                 3.7
   Non-cash movement relating to share-based payments                                     0.5                     0.4                 0.9
   Net cash from operations                                                              19.2                    19.8                43.0

12 Net assets per share
EPRA has issued recommended bases for the calculation of certain net assets per share information as shown in the following table:

                                                                                                              Unaudited           Audited
                                                                            Unaudited                           30 June       30 December
                                                                         30 June 2018                              2017              2017
                                                                    Net        Number      Net assets    Net assets per    Net assets per
                                                                 assets     of shares       per share             share             share
                                                                   GBPm       million             GBP               GBP               GBP
  Basic net assets                                                476.9         723.2            0.66              0.68              0.67
  Own shares held                                                               (1.2)  
  Dilutive contingently issuable shares and share options                         4.3  
  Fair value of fixed rate loans (net of tax)                       1.6  
   EPRA triple net assets                                         478.5         726.3            0.66              0.67              0.66
   Exclude fair value of fixed rate loans (net of tax)            (1.6)  
   Exclude fair value of see-through interest rate derivatives    (1.8)  
   Exclude deferred tax on unrealised gains/capital allowances    (0.1)  
   EPRA net assets                                                475.0         726.3            0.65              0.67              0.67

The number of ordinary shares issued and fully paid at 30 June 2018 was 723,240,102 (30 December 2017: 718,275,760, 30 June 2017:
708,477,735). There have been no changes to the number of shares from 30 June 2018 to the date of this announcement.

13 Return on equity
                                                                                       Unaudited            Unaudited             Audited
                                                                                   Six months to        Six months to             Year to
                                                                                         30 June              30 June         30 December
                                                                                            2018                 2017                2017
                                                                                            GBPm                 GBPm                GBPm
   Total comprehensive income attributable to equity shareholders                            6.7                 12.1                22.4
   Opening equity shareholders' funds plus time weighted additions                         481.9                477.6               480.1
   Return on equity                                                                         1.4%                 2.5%                4.7%

14 Related party transactions
There have been no material changes to, or material transactions with, related parties as described in note 31 of the annual audited financial
statements for the year ended 30 December 2017, except for:

Distributions received from related parties
During the period, the Group received no cash distributions from related parties as disclosed in notes 8b.

Management fee income from related parties
During the period, the Group received management fee income in the normal course of business of GBP0.1 million from related parties.

15 Dividends
                                                                                           Unaudited          Unaudited           Audited
                                                                                       Six months to      Six months to           Year to
                                                                                             30 June            30 June       30 December
                                                                                                2018               2017              2017
                                                                                                GBPm               GBPm              GBPm
    Final dividend per share for year ended 30 December 2016 of 1.77p                              -               12.4              12.4
    Interim dividend per share for year ended 30 December 2017 of 1.73p                            -                  -              12.4
    Final dividend per share for year ended 30 December 2017 of 1.91p                           13.7                  -                 -
    Amounts recognised as distributions to equity holders in the period                         13.7               12.4              24.8
    Interim dividend per share for year ended 30 December 2018 of 1.82p(1)                      13.1                  -                 -

(1) In line with the requirements of IAS 10 – 'Events after the Reporting Period', this dividend has not been included as a liability in these
    financial statements.

The Company issued 3,964,342 new ordinary shares on 16 May 2018 to shareholders who elected to receive their 2017 final dividend in
shares under the Company's Scrip dividend scheme. The value of the Scrip shares was calculated in accordance with the scheme rules at
51.77 pence. As a result the Company's share capital increased by GBP39,643 and share premium by GBP2,012,696.

Glossary of terms
Adjusted Profit is the total of Contribution from wholly-owned assets and the         Net Administrative Expenses to Gross Rent is the ratio of
Group's joint ventures and associates, the profit from Snozone and property           Administrative Expenses net of external fee income to Gross Rental
management fees less central costs (including interest excluding non-cash             income including the Group’s share of Joint Ventures and Associates
charges in respect of share-based payments) after tax. Adjusted Profit excludes
revaluation of properties, profit or loss on disposal of properties or investments,   Net initial yield (NIY) is the annualised current rent, net of revenue
gains or losses on financial instruments and exceptional one-off items. Results       costs, topped-up for contractual uplifts, expressed as a percentage of
from Discontinued Operations are included up until the point of disposal or           the capital valuation, after adding notional purchaser's costs.
reclassification as held for sale.
                                                                                      Net debt to property value is debt less cash and cash equivalents
Adjusted Earnings per share is Adjusted Profit divided by the weighted                divided by the property value.
average number of shares in issue during the year excluding own shares held.
                                                                                      Net interest is the Group's share, on a see-through basis, of the
C&R is Capital & Regional plc, also referred to as the Group or the Company.          interest payable less interest receivable of the Group and its
                                                                                      associates and joint ventures.
C&R Trade index is an internal retail tracker using data from approximately 300
retail units across C&R's shopping centre portfolio.                                  Net rent or Net Rental Income (NRI) is the Group's share of the rental
                                                                                      income, less property and management costs (excluding performance
CRPM is Capital & Regional Property Management Limited, a subsidiary of               fees) of the Group.
Capital & Regional plc, which earns management and performance fees from the
Mall assets and certain associates and joint ventures of the Group.                   Nominal equivalent yield is a weighted average of the net initial yield
                                                                                      and reversionary yield and represents the return a property will
Contracted rent is passing rent and the first rent reserved under a lease or          produce based upon the timing of the income received, assuming rent
unconditional agreement for lease but which is not yet payable by a tenant.           is received annually in arrears on gross values including the
                                                                                      prospective purchaser's costs.
Contribution is net rent less net interest.
                                                                                      Occupancy cost ratio is the proportion of a retailer's sales compared
Capital return is the change in market value during the year for properties held      with the total cost of occupation being: rent, business rates, service
at the balance sheet date, after taking account of capital expenditure calculated     charge and insurance. Retailer sales are based on estimates by third
on a time weighted basis.                                                             party consultants which are periodically updated and indexed using
                                                                                      relevant data from the C&R Trade Index.
Debt is borrowings, excluding unamortised issue costs.
                                                                                      Occupancy rate is the ERV of occupied properties expressed as a
EPRA earnings per share (EPS) is the profit / (loss) after tax excluding gains on     percentage of the total ERV of the portfolio, excluding development
asset disposals and revaluations, movements in the fair value of financial            voids.
instruments, intangible asset movements and the capital allowance effects of IAS
12 "Income Taxes" where applicable, less tax arising on these items, divided by       Passing rent is gross rent currently payable by tenants including car
the weighted average number of shares in issue during the year excluding own          park profit but excluding income from non-trading administrations and
shares held.                                                                          any assumed uplift from outstanding rent reviews.

EPRA net assets per share include the dilutive effect of share-based payments         Rent to sales ratio is Contracted rent excluding car park income,
but ignore the fair value of derivatives, any deferred tax provisions on unrealised   ancillary income and anchor stores expressed as a percentage of net
gains and capital allowances, any adjustment to the fair value of borrowings net      sales.
of tax and any surplus on the fair value of trading properties.
                                                                                      REIT – Real Estate Investment Trust.
EPRA triple net assets per share include the dilutive effect of share-based
payments and adjust all items to market value, including trading properties and       Return on equity is the total return, including revaluation gains and
fixed rate debt.                                                                      losses, divided by opening equity plus time weighted additions to and
                                                                                      reductions in share capital, excluding share options exercised.
Estimated rental value (ERV) is the Group's external valuers' opinion as to the
open market rent which, on the date of valuation, could reasonably be expected        Reversionary percentage is the percentage by which the ERV
to be obtained on a new letting or rent review of a unit or property.                 exceeds the passing rent.

ERV growth is the total growth in ERV on properties owned throughout the year         Reversionary yield is the anticipated yield to which the net initial 
including growth due to development.                                                  yield will rise once the rent reaches the ERV.

Gearing is the Group's debt as a percentage of net assets. See through gearing        Temporary lettings are those lettings for one year or less.
includes the Group's share of non-recourse debt in associates and joint
ventures.                                                                             Total property return incorporates net rental income and capital
                                                                                      return expressed as a percentage of the capital value employed
Interest cover is the ratio of Adjusted Profit (before interest, tax, depreciation    (opening market value plus capital expenditure) calculated on a time
and amortisation) to the interest charge (excluding amortisation of finance costs     weighted basis.
and notional interest on head leases).
                                                                                      Total return is the Group's total recognised income or expense for the
Like-for-like figures, unless otherwise stated, exclude the impact of property        year as set out in the consolidated statement of comprehensive
purchases and sales on year to year comparatives.                                     income expressed as a percentage of opening equity shareholders'
                                                                                      funds.
Loan to value (LTV) is the ratio of debt excluding fair value adjustments for debt
and derivatives, to the Market value of properties.                                   Total shareholder return (TSR) is a performance measure of the
                                                                                      Group's share price over time. It is calculated as the share price
Market value is an opinion of the best price at which the sale of an interest in a    movement from the beginning of the year to the end of the year plus
property would complete unconditionally for cash consideration on the date of         dividends paid, divided by share price at the beginning of the year.
valuation as determined by the Group's external or internal valuers. In
accordance with usual practice, the valuers report valuations net, after the          Variable overhead includes discretionary bonuses and the costs of
deduction of the prospective purchaser's costs, including stamp duty, agent and       awards to Directors and employees made under the LTIP and other
legal fees.                                                                           share schemes which are spread over the performance period.

 EPRA performance measures
                                                                                                                 30 June    30 June   30 December
                                                                                                                    2018       2017          2017
  EPRA earnings (GBPm)                                                                                              14.6       14.0          27.8
  EPRA earnings per share (diluted)                                                                                2.02p      1.96p         3.88p
                            
  EPRA net assets (GBPm)                                                                                           475.0      482.9         482.6
  EPRA net assets per share                                                                                          65p        67p           67p
                            
  EPRA triple net assets (GBPm)                                                                                    478.5      480.5         479.8
  EPRA triple net assets per share                                                                                   66p        67p           66p
                            
EPRA Cost ratios                            
                                                                                                               30 June    30 June    30 December
                                                                                                                  2018       2017           2017
                                                                                                                  GBPm       GBPm           GBPm
  Cost of sales (adjusted for IFRS head lease differential)                                                       17.4       16.8           33.9
  Administrative costs                                                                                             4.4        4.8           10.2
  Service charge income                                                                                          (7.4)      (7.1)         (14.1)
  Management fees                                                                                                (0.4)      (0.4)          (0.8)
  Snozone (indoor ski operation) costs                                                                           (4.5)      (4.5)          (8.9)
  Share of joint venture & associate expenses                                                                      0.3        0.4            0.7
  Less inclusive lease costs recovered through rent                                                              (1.1)      (0.9)          (2.1)
  EPRA costs (including direct vacancy costs)                                                                      8.7        9.1           18.9
  Direct vacancy costs                                                                                           (1.5)      (1.6)          (3.1)
  EPRA costs (excluding direct vacancy costs)                                                                      7.2        7.5           15.8
  Gross rental income                                                                                             32.2       30.9           63.9
  Less ground rent costs                                                                                         (1.5)      (1.5)          (3.0)
  Share of joint venture & associate gross rental income less ground rent costs                                    1.0        1.1            2.3
  Less inclusive lease costs recovered through rent                                                              (1.1)      (0.9)          (2.1)
  Gross rental income                                                                                             30.6       29.6           61.1
  EPRA cost ratio (including direct vacancy costs)                                                               28.4%      30.7%          30.9%
  EPRA cost ratio (excluding vacancy costs)                                                                      23.5%      25.3%          25.9%

Wholly-owned assets portfolio information
At 30 June 2018

Physical data
Number of properties                                                                                                                           7
Number of lettable units                                                                                                                     769
Lettable space (sq feet – million)                                                                                                           3.5
                                                                                
Valuation data                                                                                
Properties at independent valuation (GBPm)                                                                                                 883.4
Adjustments for head leases and tenant incentives (GBPm)                                                                                    43.2
Properties as shown in the financial statements (GBPm)                                                                                     926.6
                                                                                
Initial yield (%)                                                                                                                           6.0%
Equivalent yield (%)                                                                                                                        6.4%
Reversion (%)                                                                                                                              15.3%
Loan to value ratio (%)                                                                                                                      48%
Net debt to value ratio (%)                                                                                                                  46%
                                                                                
Lease length (years)                                                                                
Weighted average lease length to break (years)                                                                                               6.6
Weighted average lease length to expiry (years)                                                                                              8.0
                                                                                 
Passing rent (GBPm) of leases expiring in:                                                                                 
Six months to 30 December 2018                                                                                                               5.4
Year to 30 December 2019                                                                                                                     2.9
Three years to 30 December 2022                                                                                                             17.5
                                                                                  
ERV (GBPm) of leases expiring in:                                                                                  
Six months to 30 December 2018                                                                                                               7.3
Year to 30 December 2019                                                                                                                     4.3
Three years to 30 December 2022                                                                                                             18.5
                                                                                  
Passing rent (GBPm) subject to review in:                                                                                  
Six months to 30 December 2018                                                                                                               2.9
Year to 30 December 2019                                                                                                                     3.4
Three years to 30 December 2022                                                                                                             10.6
                                                                                  
ERV (GBPm) of passing rent subject to review in:                                                                                  
Six months to 30 December 2018                                                                                                               2.9
Year to 30 December 2019                                                                                                                     3.3
Three years to 30 December 2022                                                                                                             12.7
                                                                                
Rental Data                                                                                
Contracted rent at period end (GBPm)                                                                                                        62.3
Passing rent at period end (GBPm)                                                                                                           59.2
ERV at period end (GBPm per annum)                                                                                                          68.3
Occupancy rate (%)                                                                                                                         96.9%

Covenant information (Unaudited)
Wholly-owned assets
                               Borrowings                          Covenant(1)              30 June     Future changes
                                     GBPm                                                      2018
Core revolving credit facility (100%)
Net Assets                              -                No less than GBP350m             GBP476.9m
Gearing                                                 No greater than 1.5:1                0.85:1
Historic interest cover                                     No less than 200%                  369%

4 Mall assets (100%)
Loan to value(2)                    255.0                 No greater than 70%                   47%
Historic interest cover                                     No less than 175%                  293%
A projected interest cover test also applies at a covenant level of no less than 150%

Luton (100%)
Loan to value(2)                    107.5                 No greater than 70%                   51%     Covenant 65% from January 2022
Debt yield                                                    No less than 8%                 10.0%
Historic interest cover                                     No less than 250%                  342%
A projected interest cover test also applies at a covenant level of no less than 200%

Hemel Hempstead (100%)
Loan to value(2)                     26.9                 No greater than 60%                   57%
Debt to net rent                                         No greater than 10:1                 7.9:1     Covenant 9:1 from April 2019
Historic interest cover                                     No less than 200%                  345%
A projected interest cover test also applies at a covenant level of no less than 200% 

Ilford (100%)
Loan to value(2)                     39.0                 No greater than 70%                   46%
Historic interest cover                                     No less than 225%                  415%

A projected interest cover test also applies at a covenant level of no less than 225%

(1) Covenants quoted are the default covenant levels. The facilities typically also have cash trap mechanisms.
(2) Calculated using 30 June 2018 valuation. Actual bank covenant based on bank valuation updated annually.

Date: 14/08/2018 08:00:00 Produced by the JSE SENS Department. The SENS service is an information dissemination service administered by the JSE Limited ('JSE'). 
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