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2018 ANNUAL REPORT UNLOCKING VALUE ABOUT CROMBIE REIT Established in 2006, Crombie REIT invests in high-quality, sustainable real estate where people live, work, shop and play. With 288 income-producing properties nationwide, Crombie’s portfolio of approximately 18.9 million square feet enhances local communities for the long term. We are focused on steady income growth and asset value creation through the ownership, operation and development of high-quality grocery- and drugstore-anchored shopping centres, freestanding stores and mixed use developments, primarily in Canada’s top urban and suburban markets. ABOUT THE COVER Belmont Market near Victoria, BC is a 160,000 square foot INSIDE THIS REPORT vibrant open-air centre that will feature contemporary west coast themed architecture, an animated streetscape, 2 Financial Highlights and will create a leading-edge retail environment. 3 Message from the President and CEO 6 Value Proposition 8 Smart Capital Allocation 9 Unlocking Value 18 Crombie Values Community 20 Message from the Board ABOUT FORWARD-LOOKING STATEMENTS This document includes statements about our objectives, plans, goals, strategies, future growth, financial condition, results of operations, cash flows, FINANCIAL REVIEW performance, business prospects and opportunities. These statements are forward-looking because they 22 Table of Contents are based on management’s expectations about 23 Management’s Discussion the future — they are not historical facts. Forward- looking statements include statements regarding and Analysis our development pipeline size, timing and costs, 62 Management’s Statement of net asset value “NAV” creation, yield on investment Responsibility for Financial of development and intended property dispositions, and statements containing words like anticipates, Reporting expects, believes, estimates, could, intends, may, 63 Independent Auditor’s Report plans, predicts, projects, will, would, foresees and other similar expressions, or the negative of these 65 Consolidated Financial Statements words. For more information and a caution about 69 Notes to the Consolidated using forward-looking information, see the Forward- Looking Information section in the MD&A. Financial Statements 100 Property Portfolio ABOUT NON-GAAP MEASURES Certain financial measures in this document, 102 Unitholders’ Information including FFO, AFFO, NAV, NOI, SANOI, EBITDA, IBC Top 10 Tenants D/GBV-FV, interest coverage, and yield on cost are not defined terms under GAAP, therefore are not a reliable way to compare us to other companies. See the Non-GAAP Financial Measures section in the MD&A. UNLOCKING VALUE In 13 short years, Crombie has transformed a small regional portfolio into one of Canada’s leading retail REITs, with $4.8 billion of high-quality assets and an extraordinary pipeline of mixed use developments in the country’s top urban and suburban markets. This annual report examines the key strategies behind our efforts in Unlocking Value. ANNUAL REPORT 2018 1 FINANCIAL HIGHLIGHTS Year ended December 31, (In thousands of CAD dollars, except per unit amounts and as otherwise noted) 2018 2017 Property revenue $ 414,649 $ 411,813 Property NOI $ 293,343 $ 290,744 96.0% Increase (decrease) in net assets attributable COMMITTED to Unitholders $ (26,920) $ 30,582 OCCUPANCY Same-asset property cash NOI $ 248,599 $ 242,151 FFO1 Basic $ 184,034 $ 181,152 Diluted $ 186,644 $ 186,582 Per unit — Basic $ 1.22 $ 1.21 2.7% Per unit — Diluted $ 1.21 $ 1.20 SAME-ASSET PROPERTY CASH Payout ratio (%) 73.2% 73.6% NOI GROWTH AFFO1 Basic $ 155,794 $ 149,858 Diluted $ 158,404 $ 153,764 Per unit — Basic $ 1.03 $ 1.00 Per unit — Diluted $ 1.03 $ 1.00 $4.8B Payout ratio (%) 86.5% 88.9% INVESTMENT PROPERTIES, December 31,2018 December 31, 2017 FAIR VALUE Debt to gross book value — fair value2 51.0% 50.3% Weighted average interest rate3 4.20% 4.21% Debt to trailing 12 months EBITDA4 8.67x 8.84x Interest coverage ratio4 2.93x 2.92x 1. FFO and AFFO are non-GAAP measures. See the FFO and AFFO section in the MD&A. 2. See Debt to Gross Book Value – Fair Value Basis section. 3. Weighted average interest rate is calculated based on interest rates for all outstanding fixed rate debt. 4. See coverage ratios section. 42% OF NET OPERATING INCOME IS DERIVED FROM ASSETS IN WESTERN, 24% CENTRAL AND 34% ATLANTIC Properties Development property ATLANTIC WEST BC 34% 42% AB 1 SK MB 1 9 3 1 NL QC ON PE 1 1 NB 2 NS CENTRAL 24% 4 2 UNLOCKING VALUE MESSAGE FROM DONALD CLOW PRESIDENT AND CEO STABILITY AND GROWTH I am very pleased to report that Crombie had a solid 2018, driving performance by staying focused on our strong fundamentals — in fact, our team’s consistent achievement in operations and leasing resulted in AFFO growth of 2.8% and year-end occupancy of 96%. Crombie’s portfolio quality continued in dispositions during 2018 and DEVELOPMENT to improve in 2018. Our largest tenant, approximately $190 million invested Crombie is acutely focused on driving Sobeys, is successfully adapting and in our five active major development Net Asset Value (NAV) creation and growing their business. Despite the projects since their inception. long-term AFFO growth through negative narrative that surrounds execution of our development retail regarding e-commerce risk, it’s SOBEYS program, which we believe is one of becoming common knowledge that At Crombie, we believe bricks-and- the best uses of our capital. We have everyday-needs retailers, such as mortar retail has and will continue curated a 23-property development grocers, are less susceptible to this to hold the “last-mile” advantage by pipeline, representing $3.0 to risk. Our active development pipeline leveraging existing real estate. Our $4.5 billion in potential mixed use remains on track. We’ve improved largest tenant, Sobeys, is expanding development investment over the portfolio quality by recycling capital banners in Western Canada, investing next 10 to 15 years. Our first five major out of lower growth and/or non- with Ocado’s game-changing developments are expected to create core assets and into our mixed use e-commerce end-to-end solution, one to two dollars of NAV per unit in development pipeline. and recently acquired Farm Boy and the next one to two years2. With 25 their laser-like focus on fresh, private Crombie has a value proposition. It is acres in Vancouver and 19 acres in label, and prepared foods. With a as simple as it is powerful. Our core Toronto (Census Metropolitan Areas) strong and insightful leadership national portfolio of needs-based of future development land, there is team and strategy, we have a grocery-anchored retail real estate significant value embedded in our leading-edge partner/tenant in produces stable cash flow growth portfolio. Davie Street in Vancouver omni-channel technology. and provides a solid foundation from has emerged from the ground which our development pipeline will The Canadian grocery industry and is growing taller as concrete grow and expand. continues to experience minimal is poured, and Phase I of Belmont effect from e-commerce and with Market in Langford, BC is officially STRONG FUNDAMENTALS Sobeys as our largest tenant, producing cash flow, an important For the year ended December 31, Crombie can continue to manage development milestone. Our other 2018, adjusted funds from operations and mitigate any such risk. We active developments, Avalon Mall (AFFO)¹ per unit increased 2.8% to have the unique ability to execute in St. John’s, Bronte Village in $1.03. Same-asset property cash expansions, modernizations, and Oakville and Le Duke in Montreal NOI (SANOI) growth was 2.7%. conversions to other formats, while are further examples of how, once AFFO growth was driven by SANOI unlocking major developments and complete, these assets will contribute growth, increased revenue from land-use intensification projects. to diversifying our portfolio and $119.2 million in new acquisitions, Our relationship with Sobeys is an income stream, increasing our urban improved occupancy rates and important piece of our strategy, which presence, and improving overall efficient financing costs. These we leverage to unlock and create portfolio quality. solid operating results were significant value for our Unitholders. realized despite over $220 million CROMBIE REIT ANNUAL REPORT 2018 3 “One of the most Our goal remains to reduce leverage CLOSING over time. Our balance sheet remains My letter would not be complete powerful forces in strong and flexible, with increasing without recognizing our dedicated the real estate industry, access to the unsecured bond market team. The energy, intelligence, to unlock development and the mortgage and bank markets. resilience, and drive demonstrated by our talented people enable us to value, is the sustainable LEADERSHIP RENEWAL thrive in our daily business. Our team competitive advantage Our renewed senior leadership values relationships and is committed structure, announced in late 2018, to the long-term sustainable growth of a strong retail partner.” enhances the alignment of our talent of Crombie. In 2018, these men and with Crombie’s strategic priorities, women successfully operated and creating national leadership roles leased our properties, consistently to optimize focus, efficiency, and managed our development FUNDING results. The transition to a national projects, innovatively sourced In last year’s letter to you, I stated structure realigns responsibilities capital, introduced dynamic new that we would be accelerating our and enables continued delivery of management information systems, disposition strategy, and in 2018 strong operating performance, an and ensured that we maintained a we’ve done just that. We sold over enhanced relationship with Sobeys, solid business. I have full confidence $220 million of lower growth and/ and successful execution of Crombie’s in our collective ability to continue or non-core assets in aggregate at significant mixed use development unlocking value at Crombie for years pricing in line with IFRS fair values.