New Debt Facility At Accretive Interest Rate Secured Against Recent Dutch Acquisitions Schroder European Real Estate Investment Trust PLC (Incorporated in England and Wales) Registration number: 09382477 JSE Share Code: SCD LSE Ticker: SERE ISIN number: GB00BY7R8K77 3 October 2018 NEW DEBT FACILITY AT ACCRETIVE INTEREST RATE SECURED AGAINST RECENT DUTCH ACQUISITIONS Schroder European Real Estate Investment Trust plc (the "Company"), the company investing in European growth cities, announces it has completed a new debt facility in the Netherlands with HSBC, for €9.25 million, which will be accretive to returns. The loan is secured against the three Dutch industrial assets recently acquired for €19.8 million. The loan proceeds form part of the Company’s remaining reinvestment capacity of approximately €15 million, following the profitable sale of its French supermarket assets in July. The five year interest only facility has been agreed at a margin of 2.15% above the three month Euribor rate. With Euribor currently negative, it is applied at zero, resulting in a current total all- in interest cost of 2.15% p.a. This compares favorably with the acquisition net income yield of the properties of 6.5%. The Company will acquire an interest rate cap to limit the maximum future potential interest cost if Euribor were to increase to no more than 3.4% p.a. Following this agreement, the Company now has total outstanding debt of €64.4 million across five facilities, representing an LTV of approximately 26% against the overall gross asset value of the Company. The weighted average debt maturity is approximately six years and the current blended all-in interest rate is 1.4%. This is substantially below the portfolio net initial yield against current valuation of c.6% and accretive to income returns. Enquiries: Duncan Owen/Jeff O’Dwyer Schroder Real Estate Investment Management Limited Tel: 020 7658 6000 Ria Vavakis Schroder Investment Management Limited Tel: 020 7658 2371 Dido Laurimore/Richard Gotla Tel: 020 3727 1000 FTI Consulting JSE Sponsor: PSG Capital Date: 03/10/2018 08:00:00 Produced by the JSE SENS Department. The SENS service is an information dissemination service administered by the JSE Limited ('JSE'). The JSE does not, whether expressly, tacitly or implicitly, represent, warrant or in any way guarantee the truth, accuracy or completeness of the information published on SENS. The JSE, their officers, employees and agents accept no liability for (or in respect of) any direct, indirect, incidental or consequential loss or damage of any kind or nature, howsoever arising, from the use of SENS or the use of, or reliance on, information disseminated through SENS.