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NAV Update and Dividend Declaration for the Three Months to 31 July 2016

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15 August 2016 NAV Update and Dividend Declaration for the three months to 31 July 2016 AEW UK REIT plc (LSE: AEWU) (“the Company”), which owns a diversified portfolio of 27 regional UK commercial property assets, announces its quarterly unaudited Net Asset Value (“NAV”) and interim dividend for the period ended 31 July 2016. Key points Fair value independent valuation of the property portfolio increased to £125.48 million (30 April 2016: £114.34 million) following the acquisition of two properties during the period for a total of £13.2 million (net of £0.95 million acquisition costs which have been written off). On a like-for-like basis the valuation of the property portfolio decreased slightly by 1.81% over the quarter, mainly as a result of market uncertainty before and after the EU referendum, which also led to a reduction in the value of the Company’s investment into the AEW UK Core Property Fund to £8.65 million (30 April 2016: £10.11 million). o The value of the REIT’s interest in the AEW UK Core Property Fund (“the Core Fund”) is now 14.4% below its value as at 30 April 2016 despite the underlying fall in value of the property held by the Core Fund being only 2.6% down. This is predominantly a result of the Manager’s movement of the fund’s swinging single price from offer to bid and also the application of a further dilution levy of 5% to the funds overall pricing. As a result, the value of the Company’s holding in the Core Fund is now 6.4% below the current NAV of the Core Fund as at 31 July 2016. Fourth interim dividend of 2.0 pence per share declared on 31 May 2016, paid on 30 June 2016 reflecting a dividend yield of 8.4% based on the share price as at 31 July 2016. NAV per share of 94.57 pence (30 April 2016: 99.03 pence). Earnings per share (excluding revaluation gains and losses on fair value of investments and calculated on weighted average of shares in issue) for the three month period ending 31 July 2016 of 1.98 pence per share. Gross Loan to Value of 19.8% (30 April 2016: 11.5%) and Net Loan to Value of 16.7% (30 April 2016: 5.1%), remaining prudent following the two acquisitions in the period.i Strong asset management progress continues to deliver shareholder value. Highlights include: o A 21,560 sq ft letting, on a 15 year lease, to Smyths Toys at Valley Retail Park in Belfast, which has helped AEW UK increase the WAULT from 3.6 years to 10.5 years to break and occupancy from 78% to 100%, leading to a 51% increase in valuation to £10.75 million since purchase in August 2015. o Signing three 10 year leases at 40 Queen Square in Bristol for c45,000 sq ft in aggregate to commercial law firm, Beale & Company; planning consultancy, Turley; and commercial building consultants, Malcom Hollis resulting in the property being 80% let or pre-let. Alex Short, Portfolio Manager, AEW UK REIT, commented: “It is still early days since the referendum, but we are encouraged by the performance of the AEW UK REIT portfolio, as well as by the wider UK commercial property market since 24 June 2016, with the occupier market remaining active. While valuers continue to caveat heavily their assessments, AEW UK REIT is the first of its immediate peer group to announce a NAV that covers some of the post referendum period and the minimal reduction of 1.81% over this period is testament to the resilient and diversified nature of the portfolio, as well as the success of its ongoing asset management initiatives. “There continues to be increasing tenant demand, particularly for business space assets in strategic regional locations and regional cities across the UK, as they increasingly become location choices away from London for established financial and professional services and technology, media and telecoms businesses. This, coupled with an acute shortage of good quality supply, which is leading to rental price uplifts, gives confidence and provides assurance in AEW UK’s current investment strategy. “With the expectation that Central London property valuations may prove to be more volatile in current market conditions, the outlook for commercial property returns in strong UK regional locations remains positive for the foreseeable future. AEW UK REIT’s low level of gearing and the strength of its covenants gives us confidence that, by continuing to focus on income producing assets, it can continue to deliver on its stated dividend policy across the portfolio and generate market-leading total returns to shareholders.” Net Asset Value The Company’s unaudited NAV as at 31 July 2016 was £111.13 million, or 94.57 pence per share. This reflects a decrease of 4.50% per share compared with the NAV as at 30 April 2016, or a reduction in the NAV total return of 2.49%, including the fourth interim dividend of 2.0 pence per share for the period from 1 February 2016 to 30 April 2016. As at 31 July 2016, the Company owned investment properties with a fair value of £125.48 million. The Company’s investment in the AEW UK Core Property Fund is valued at £8.65 million and the Company had cash balances of £4.12 million, of which £1.57 million is available for capital investment. Pence per £ million share NAV at 1 May 2016 99.03 116.38 Portfolio acquisition costs (0.81) (0.95) Valuation change in property portfolio (2.30) (2.71) Valuation change in AEW UK Core Property Fund (1.25) (1.46) Valuation change in derivatives (0.08) (0.10) Income earned for the period 2.66 3.12 Expenses and net finance costs for the period (0.68) (0.80) Fourth interim dividend paid (2.00) (2.35) NAV at 31 July 2016 94.57 111.13 The NAV attributable to the ordinary shares has been calculated under International Financial Reporting Standards and incorporates the independent portfolio valuation as at 31 July 2016 and income for the period, but does not include a provision for the interim dividend for the period to 31 July 2016. Following the EU referendum result, and in common with other independent valuers, Knight Frank has stated that there is still a shortage of comparable evidence of arm’s length transactions since the Referendum. Knight Frank have, therefore, had to exercise a greater degree of judgement than would be applied under more liquid market conditions. The probability of their opinion of value exactly coinciding with the price achieved, were there to be a sale, has reduced. The value of the Company’s investment in the AEW UK Core Property Fund has also been affected by the same valuation movement resulting from market uncertainty following the EU referendum result. Following a modest demand for liquidity from some investors in the Core Fund, its independent Governance Committee, sub Pricing Committee has recommended the manager moves the fund’s swinging single price from offer to bid and also applies a further dilution levy of 5%. The Company’s auditors, KPMG, advise that this price should be used to value the Company’s holding in the Core Fund, which is 6.4% below the current NAV of the Core Fund as at 31 July 2016. The value of the REIT’s Core Fund interest is now 14.4% below its value as at 30 April 2016 despite the underlying fall in value of the property held by the Core Fund being only 2.6% down. This has the effect of reducing the Company’s overall NAV by 1.3%. It is anticipated that the Core Fund pricing will swing back as markets stabilise and the dilution levy will be removed. Dividend The Company today announces an interim dividend of 2.0 pence per share for the period from 1 May 2016 to 31 July 2016. The dividend payment will be made on 30 September 2016 to shareholders on the register as at 26 August 2016. The ex-dividend date will be 25 August 2016. The actual earnings per share for this period were 1.98 pence as earnings were depressed due to a number of one-off expenses which fell due this quarter. However, the Board of Directors continue to express confidence in the Company's continued ability to meet the 2p per quarter target dividend payment from property income based upon the existing assets. In addition, a number of asset management initiatives continue to add to the Company's income stream. Investors should note that this target is for illustrative purposes only, based on current market conditions and is not intended to be, and should not be taken as, a profit forecast or estimate. Actual returns cannot be predicted and may differ materially from this illustrative figure. There can be no assurance that the target will be met or that any dividend or total return will be achieved. The dividend of 2.0 pence per share will be designated as an interim property income distribution. Financing Equity The Company’s issued share capital consists of 117,510,000 shares. Debt The Company completed an amendment of its existing £40 million five-year term loan facility with RBS International on 18 May 2016. The terms of the facility limit have increased from 20% to 30% of NAV measured at drawdown. This will enable the Company to utilise the facility up to an amount calculated as the equivalent of 25% of the Gross Asset Value (measured at drawdown).
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