FOCUSED ON MODERN WAREHOUSE AND INDUSTRIAL PROPERTY

CREATING A LEADING INCOME-FOCUSED REIT

Big Box Logistics Warehouses

Urban Distribution & Light Industrial Warehouses

Data Centre Retail Offices

SEGRO is a leading owner, asset manager and developer of warehousing and light industrial properties, with £6.4 billion of assets under management (£5.2 billion including joint ventures at share). It is a Real Estate Investment Trust (REIT) listed on the London Stock Exchange. The portfolio predominantly comprises modern, generic warehouses located close to major population centres and transport hubs in the UK, France, Germany, Poland, Belgium, the Netherlands, Italy and the Czech Republic. SEGRO’s assets can be split into two main categories:• National and regional bulk goods warehouses – so called ‘Big Box Logistics’ warehouses.• Smaller urban distribution warehouses and light industrial facilities located on the edge of towns and cities,

allowing rapid access to urban based end users.

1 Slough

2 Heathrow

3 Park Royal

4 Stansted

5 Hatfield*

6 Hoddesdon*

7 Ventura Park, Radlett

8 Innova Park, Enfield

9 Great Cambridge Industrial Estate, Enfield

10 Navigation Park, Enfield

11 Edmonton

12 Tottenham

13 Uxbridge

14 Barking*

15 Brentford

16 Deptford

17 Rainham

18 West Thurrock*

19 Reading

20 The Teardrop Centre, Swanley

21 Nelson Trade Park, Swanley

22 Basingstoke

23 Gatwick Cargo Centre

24 Gatwick International Distribution Centre

LONDON & SOUTH-EAST ENGLAND: 2.0M SQ M; £4.1BN AUM (£3.6BN JVS AT SHARE)

* Part of UK Logistics Portfolio, next page

M25

A1(M)

M1

M40

M4

M3

M23

M25

M25 M26 M20

M11

LONDON

A406

A33

A20

A10

A12

A24

A23

A23

M4

A40

152

3

17

23

24

16

2120

14

4

89

13

12

7

1011

1

19

22

18

65

SLOUGH TRADING ESTATE

HEATHROW

PARK ROYAL

BERLIN

PRAGUE

KATOWICE

LODZ

POZNAN

WARSAW

AMSTERDAM

BRUSSELS

PARIS

LYON

DÜSSELDORF

HAMBURG

FRANKFURT

MILAN

BOLOGNA

MARSEILLE

LEIPZIG

SMALLER WAREHOUSES AND LIGHT INDUSTRIAL BUILDINGS

‘BIG BOX’ WAREHOUSES

CONTINENTAL EUROPE: 3.6M SQ M; £2.0BN/€2.8BN AUM (£1.3BN/€1.8BN JVS AT SHARE)

1 Burton upon Trent

2 Leicester

3 Coleshill

4 Birmingham

5 Lutterworth

6 Corby

7 Raunds

8 Rugby

9 Daventry

10 Northampton

11 Hatfield

12 Hoddesdon

13 Barking

14 West Thurrock

15 Heathrow

UK BIG BOX LOGISTICS WAREHOUSES: 468,400 SQ M; £604M VALUATION

NORTHAMPTON

READING LONDON

BIRMINGHAM

BRISTOL

LUTON

DOVER

FOLKESTONE

GATWICK

PORTSMOUTHSOUTHAMPTON

CARDIFF

SWANSEA

PLYMOUTH

LEICESTER

NOTTINGHAM

DERBY

HULL

SHEFFIELD

LIVERPOOL MANCHESTER

LEEDS

FELIXSTOWE

6

7

3 2

15

5

1

4

9

11 12

8

1413

10

BIG BOX LOGISTICS WAREHOUSES

SEGRO’s exposure to big box logistics assets in Continental Europe is mainly through its 50% interest in the SEGRO European Logistics Partnership (‘SELP’) joint venture which was established in October 2013. SEGRO acts as asset, property and development manager for SELP which contains €1.9 billion of assets across six countries.

URBAN DISTRIBUTION AND LIGHT INDUSTRIAL WAREHOUSES

The remainder of SEGRO’s assets in Continental Europe are urban distribution and light industrial warehouses. Over 70% of these were developed by SEGRO and are wholly-owned. They are located on the edge of major cities including Paris, Düsseldorf, Berlin, Hamburg and Warsaw.

• One of Europe’s largest mixed-use business parks covering 474 acres (191 hectares) of land.

• Well located close to the intersection of the M4 and M25 motorways.

• 520 buildings providing a home to 300 companies with 17,000 employees.

• The estate offers a diverse range of building types from modern warehousing, to car showrooms, research facilities, trade counters, retail amenities and offices.

• A major hub for data centres, attracted by the availability of power, data connectivity and proximity to London.

SLOUGH TRADING ESTATE: 604,300 SQ M; £1.3BN VALUATION

HEATHROW*: 599,000 SQ M; £1.4BN AUM (£928M JVS AT SHARE)

1 Axis Park

2 Colnbrook Logistics Centre

3 Polar Park

4 Stockley Close

5 Heston Centre

6 Airlinks Industrial Estate

7 X2

8 The Heathrow Estate

9 Orbital Park and Causeway Centre

10 Heathrow International Trading Estate

11 Fairway Trading Estate

12 North Feltham Trading Estate

13 LHR 1

14 The Portal

15 Unitair

16 BA World Cargo Centre

17 Heathrow Cargo Area

18 Poyle 14

HeathrowAirport

Terminals 1/2/3

Terminal5

Terminal 4

HattonCross

HounslowWest

CargoTerminal

J5

M25 (J15)M4 (J4b)

J14

J13

J1

J4

J3

J4a

STA

NW

ELL

MA

NO

R R

OA

D

WES

TER

N

PER

IMET

ER RD NORTHERN PERIMETER ROAD

HORTON RD

SOUTHERN PERIM

ETER

ROAD

PERIMETER

EASTERN

GREEN LAN

E

A4

A315

A315

A312

A312

A314

A4

A312

M3

M4

M25

M25

A30

A30

A308A316

Feltham

SLOUGH M1 NORTH

M40

CENTRAL LONDON

BRENTFORD

HOUNSLOW

GATWICK

17 16

18

2

1

3

4

5 6

8

910

12 1113

7

15

14

*Data includes holdings at Gatwick and Stansted Airports

1 Acton Park Estate

2 Westway Estate

3 Victoria Industrial Estate

4 Oakwood Business Park

5 Frogmore Industrial Estate

6 Origin Business Park

7 Premier Park

8 Tudor Industrial Estate

9 Northfields Industrial Estate

10 Greenford Park

11 Fairway Drive

12 Metropolitan Park

13 Rockware Avenue

PARK ROYAL: 420,200 SQ M; £815M VALUATION

M4

M25

J1

J1J3

J4

J5M25 (J15)M4 (J4b)

M25 (J16)M40 (J1a)

A4

A5

A40

A40

A40

A406

A404

A4127

A4020

A4020

A4020

A312

A312

A406

M1

J1

WembleyStadium

HydePark

Corner

BondStreet

Greenford

Perivale

ParkRoyal

Paddington

GREENFORDROUNDABOUT

HANGER LANEGYRATORY

TARGETROUNDABOUT

54

2

1

3

6

78

9

1011

12

13

1 St Ouen

2 Marly la Ville

3 St Witz

4 Gonesse

5 Garonor

6 La Courneuve

7 Le Blanc-Mesnil

8 Aulnay-sous-Bois

9 Mitry-Mory

10 Compans

11 Ris-Orangis

12 Bondoufle

13 Fleury Merogis

14 Les Ulis

15 Orly

PARIS

FRANCELYON

MARSEILLE

FRANCE: 1.1M SQ M; €783M AUM (€537M JVS AT SHARE)

PARIS

ANTONY

BILLANCOURT

VERSAILLES

PARIS

ANTONY

BILLANCOURT

VERSAILLES

A15

A86

A1

A12

A4

A3

A6A

A106

A86

A13

A12

A13

A6A10

A5

2

1

13

3

10

11

94

876

5

14

12

15

PARIS

1 Krefeld-Oppum, Bischofstrasse

2 Krefeld, Hans-Günther-Sohl-Strasse

3 Krefeld-Süd, Anrather Strasse

4 Logistics Centre Mönchengladbach Airport

5 Industrial Park Mönchengladbach Airport

6 Grevenbroich-Kapellen

7 Neuss-Süd, Hansemannstrasse

8 Düsseldorf-Süd, Bonner Strasse

9 Düsseldorf-Süd, Dillenburger Weg

10 Düsseldorf-City, Fichtenstrasse

11 Düsseldorf-City, Halskestrasse

12 Neuss-Süd, Unbebaute Grundstücke

13 Wollenberg-Strasse

14 Ost-Charlottenburger Allee

GERMANY: 1.1M SQ M; €931M AUM (€596M JVS AT SHARE)

POLAND: 1.1M SQ M; €706M AUM (€406M JVS AT SHARE)

DÜSSELDORF

HAMBURG

BERLIN

LEIPZIG

FRANKFURTGERMANY

DÜSSELDORF

ESSEN

Geldem

BOCHUM

DORTMUND

COLOGNE

MÖNCHENGLADBACH

KREFELD

River Rhine

E34

44

E31E35

540

E31

E40

E35

E40

43

45

1

46

46

L455

52

1

2

3

45

6

14

1213

11 10

97 8

POLAND

Warsaw

Gdansk

Poznan

Wroclaw

Kraków

Lviv

Prague

BELARUS

GERMANY

CZECH REPUBLIC

SLOVAKIA

UKRAINE

Berlin

Łódz

Katowice

S7

S7

S7

A1

A4

E40

A4

E30E30

E30

E75

S22

S8

1

2

365

7

4

8

910

11

1 Gdansk

2 Poznan

3 Stryków

4 Łódz

5 Annopol, Warsaw

6 Nadarzyn, Warsaw

7 Ozarow, Warsaw

8 Wroclaw

9 SEGRO Park, Gliwice

10 Tulipan Park, Gliwice

11 Tychy

DÜSSELDORF

CAPITAL ALLOCATED TO ATTRACTIVE PRODUCTS AND MARKETS

MARKET ENVIRONMENT REMAINS ATTRACTIVE

Off

ices

Res

iden

tial

Indu

stri

al

Ret

ail

Investor appetite Available stock

0.0

1.0

2.0

3.0

4.0

5.0

2009

2010

2011

2012

2013

2014

1H15

UK

logi

stic

s av

aila

bilit

y (G

rade

A) &

tak

e-up

(m s

q m

)

Take-up Average availability

Pola

nd UK

Ger

man

y

Euro

-zo

ne

Fran

ce

Italy

3.6%

2.3%

1.9%

1.7%

1.4%

1.1%G

DP

CA

GR

201

4-16

0%

5%

10%

15%

20%

UK

Fran

ce

Ger

man

y

Net

h.

Spai

n

Italy

Onl

ine

sale

s as

%

of a

ll re

tail

sale

s

2013 2018

1H15 rolling1y take-up

Economic environment improving1

Strong investor appetite for EMEA logistics warehouses4Demand-supply ratio remains very favourable2

Structural changes in consumer demand3

1 OECD / 2 CBRE / 3 Forrester Research Online Retail Forecast / 4 CBRE Investor Intentions Survey 2015 – Data correct as at 27 July 2015

Higher value uses (11%)

Land and developments (9%)

Big Box Logistics warehouses (33%)

Smaller urban distribution& light industrial warehouses (41%)

Warehouses used as data centres (6%)

Analysis of portfolio by building type(% of portfolio value, inc. JVs at share)

Rest of Europe (4%)

Greater London (40%)

Thames Valley (27%)

UK Big Box Logistics warehouses (8%)

France (7%)

Germany (8%)

Poland (6%)

Analysis of portfolio by geography (% of portfolio value, inc. JVs at share)

75% United Kingdom

25%

Con

tinental E

urope

Off

ices

Res

iden

tial

Indu

stri

al

Ret

ail

Investor appetite Available stock

0.0

1.0

2.0

3.0

4.0

5.0

2009

2010

2011

2012

2013

2014

1H15

UK

logi

stic

s av

aila

bilit

y (G

rade

A) &

tak

e-up

(m s

q m

)

Take-up Average availability

Pola

nd UK

Ger

man

y

Euro

-zo

ne

Fran

ce

Italy

3.6%

2.3%

1.9%

1.7%

1.4%

1.1%G

DP

CA

GR

201

4-16

0%

5%

10%

15%

20%

UK

Fran

ce

Ger

man

y

Net

h.

Spai

n

Italy

Onl

ine

sale

s as

%

of a

ll re

tail

sale

s

2013 2018

1H15 rolling1y take-up

TAKING ADVANTAGE OF ATTRACTIVE MARKET CONDITIONS

The information in this brochure is correct at 30 June 2015

Further details can be found in the H1 2015 Property Analysis Report at SEGRO.com/investors

1 Figures represent SEGRO share2 Yield on Total Development Cost (TDC)

includes land value at commencement of development and notional finance costs

CONTACT:

Harry Stokes+44(0)20 7451 9124 | harry.stokes@SEGRO.com SEGRO.com

London

Rugby Amsterdam

Brussels

Paris

Lyon

Warsaw

Łódz

Prague

DüsseldorfCologne

Berlin

Frankfurt

Katowice

Poznan

Gdansk

Slovakia

HungaryAustria

Switzerland

Denmark

Russia

CroatiaSlovenia

Land for ‘Big Box’ logistics warehousing

Land for urban logistics, light industrial & ‘higher value’ uses

Leipzig

Ingolstadt

Milan

Bologna

WELL-LOCATED LAND BANK TO CAPITALISE ON THE FAVOURABLE DEMAND/SUPPLY DYNAMICS

Current pipeline (332,400 sq m)

• £134m development cost (exc. land)1

• Annual rent of £22m1

• 50% pre-let

• 7.9% estimated yield on total development cost2, reflecting weighting to UK

• Higher value use developments include retail and office developments in Slough Trading Estate

Future pipeline (2.0m sq m)

• £617m estimated development costs1

• £73m of potential annual rent1

• 8.8% estimated yield on TDC2

• 11.8% estimated yield on new money

• 68% ERV from big box logistics (primarily in Cont Europe)

• 28% ERV from light industrial

Light Industrial27%

Higher value use 17% Logistics

27%

Logistics19%

LightIndustrial

9%

Higher value use,1%

Germany27%

UK20%Poland

15%

Italy14%

France10%

Bel/Neth9%

Czech5%

71% United Kingdom 29

% C

ontin

ental

Europ

e

Light Industrial27%

Higher value use 17% Logistics

27%

Logistics19%

LightIndustrial

9%

Higher value use,1%

Germany27%

UK20%Poland

15%

Italy14%

France10%

Bel/Neth9%

Czech5%

71% United Kingdom 29

% C

ontin

ental

Europ

e

IMPROVING RETURNS FROM EXISTING ASSETS

• Further net absorption of existing space

• 4.3% like-for-like rental income growth

GROWTH FROM ACCRETIVE ACQUISITIONS

• £174m investment in new assets

• Entry into Italian logistics market with €63m standing assets inside Vailog

FUNDED BY RECYCLING ASSETS INTO STRENGTHENING INVESTMENT MARKET

GROWTH THROUGH DEVELOPMENT

• 125,200 sq m delivered in period (£5.2m rent; 62% leased)

• £4.8m pre-lets agreed during period

• £136m investment in land bank

OPERATIONAL EXCELLENCE DISCIPLINED CAPITAL ALLOCATION

OPERATIONAL EXCELLENCE & DISCIPLINED CAPITAL ALLOCATION