The Bankside Story Bluefin Building and Bankside 2&3 London, SE1 Presentation Team

ƒ Graham Hayman Leasing Director, London Portfolio

ƒ Tim Makower Partner, Allies and Morrison Architects

ƒ Digby Flower Executive Director, CB Richard Ellis

ƒ Edward Thacker Investor Relations Manager

ƒ Trevor Mitchell Senior Project Manager Agenda

ƒ Introductions

ƒ London Portfolio Overview Graham Hayman

ƒ The story behind Bankside Tim Makower

ƒ The disposal strategy Digby Flower

ƒ Q&A session London Portfolio overview Graham Hayman Leasing Director, London Portfolio London Portfolio

ƒ £8.3bn portfolio

ƒ 10 million ft2 office and 1 million ft2 retail floor space

ƒ 19.1% net reversionary potential(1) ƒ £31 per ft2 (£332 per m2) average office passing rent

ƒ £2.7bn (3.9 million ft2) development pipeline

ƒ Acquired £537.1m and sold £333.3m of property

ƒ 1.1 million ft2 of developments completed in H1 – now 95% let

(1) on like-for-like portfolio at 30September 2007 Large development pipeline - substantial schemes completing in 2007/08 London strategy

ƒ Enhance returns through development

ƒ Active asset management

ƒ Focus on geographic areas of activity – clustering

ƒ Enhance value through mixed- use

ƒ Exploit strong relationships with occupiers

A leading supplier of accommodation for major occupiers Achievements

ƒ 1.1 million ft2 of developments completed in H1 and now 95% let

ƒ Record rents for Mid-town in the range of £71psf - £76psf achieved in the tower building at New Street Square

ƒ The entire office element of 378,000 sq ft at Bankside 2 and 3 pre-let to Royal Bank of Scotland

ƒ £0.3bn assets sold in H1, 15.3% above valuation (pre-disposal costs) London Offices Valuation surplus – 6 months to 30 September 2007

10 8.5% Valuation surplus / (deficit) % 5 4.2%

2.4%

0 Investments Developments All assets

£104m £160m £264m

Developments create over half the total valuation surplus on London offices 1

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G £0.3bn of sales at 15.3% above valuation* * Pre sale costs London Portfolio sales London Portfolio Development office lettings

One Wood Street – New Street Square – Cardinal Place – Bankside 2&3 – 100% let 87% let 100% let 100% London Portfolio The next phase of developments

Dashwood House, EC2 10 Eastbourne Terrace, W2 One New Change, EC4 155,000 ft2 - 2008 65,000 ft2 - 2009 555,000 ft2 -2010

Park House, W1 20 Fenchurch Street, EC3 385,000 ft2 -2010 600,000 ft2 -2011 Accelerated delivery for Dashwood House and 10 Eastbourne Terrace Looking ahead – London Portfolio Timing of development completions

£m 900

750 Queen Anne’s Gate

600 Park House

450 New Street Square

Total development cost 300 Fenchurch Fenchurch Street 10 Eastbourne Terrace 2/3 One New Change

150 Bankside 30 Eastbourne Terrace St Wood 0 Dash- wood House 2008 2009 20102011 2012+ - year to 31 March - London Portfolio – development Practically London Portfolio – development programme London Portfolio – development pipeline Complete Managing development timing in a cyclical market The story behind Bankside Tim Makower Partner, Allies & Morrison Architects Bankside 123 UBS Investors Tour

Allies and Morrison Architects – 27 November 2007

1682 1746 1916

Bankside Building 2 Materials palette

The disposal strategy Digby Flower Executive Director, CB Richard Ellis Mission One

ƒ To prelet 3 very large buildings that do not exist Challenges

ƒ Location regarded as hostile and inaccessible

ƒ In competition with Canary Wharf, More London and Aldgate Union

ƒ Very specific occupational requirements

ƒ Against a very tight time frame Solutions

ƒ Demonstrate accessibility

ƒ Jubilee Line

ƒ Millennium Bridge Solutions

ƒ Demonstrate new environment

ƒ Tate Modern – cultural icon of the century

ƒ North South blockade removed

ƒ New permeability to site

ƒ 90,000 sq ft of retail, restaurant and health clubs

ƒ Covent Garden style restaurant boulevard ƒ Almost entirely pedestrianised ƒ Significant neighbourhood improvements ƒ Street lighting ƒ Tree planting ƒ Signage ƒ Calming and narrowing of Southwark Street ƒ Public Art Solutions

ƒ CREATE A “VISION”

ƒ of the estate not just the building

ƒ Models

ƒ CGI’s

ƒ External ƒ Internal

ƒ Branded CGI’s

Solutions

ƒ Demonstrate Deliverability

ƒ Ownership of site ƒ Vacant possession ƒ No contaminated land issues ƒ Rights of light issues resolved ƒ Planning Consent / Section 106 agreement completed ƒ Building contract placed ƒ Credible Building Programme ƒ Physical demonstration of site activity ƒ LAND SECURITIES TRACK RECORD Assessment of IPC’s requirements

ƒ Very specific requirements

ƒ Clusters of magazine titles

ƒ Each magazine with own production requirements Addressing IPC’s requirements

ƒ Blocking

ƒ Stacking

ƒ Space Planning

ƒ Technical adaptation

ƒ Provision for data centre ƒ Use of lower ground floor ƒ Escalator

ƒ Finishes Closing the deal

ƒ Negotiating and agreeing detailed Heads of Terms

ƒ Completing the legal documentation

ƒ True team effort

ƒ Land Securities Group PLC ƒ Freshfields Bruckhaus Deringer ƒ Allies & Morrison Architects ƒ Bovis Lend Lease ƒ Foreman Roberts ƒ Whitby Roberts ƒ Davis Langdon

ƒ Flip from pre-let to forward sale c.£200 million Mission Two

ƒ Exploit the value of the remainder of the site

ƒ Reduced risk profile following IPC sale ƒ Confidence to develop speculatively ƒ Early cycle start on site and delivery ƒ Full Land Securities “City Specification” ƒ Completion of the holistic vision Solutions

ƒ Research led marketing during construction

ƒ Identified and targeted prospective occupiers including:

ƒ KPMG ƒ Thomson Corporation ƒ Guardian Newspapers ƒ London Borough of Southwark ƒ Royal Bank of Scotland (RBS) Solutions

ƒ Detailed presentations and proposals

ƒ Significant negotiations with London Borough of Southwark / RBS

ƒ Leveraged Southwark deal to close RBS

The RBS deal

Accommodation: Bankside 2 168,000 sq ft Bankside 3 210,000 sq ft Total 378,000 sq ft

Lease: 20 years, no breaks

Rent: Bankside 2 £42.50 psf pax Bankside 3 £46.50 psf pax

Rent Free Period: 24 months Q&A Important notice

This presentation may contain certain ‘forward-looking’ statements. By their nature, forward-looking statements involve risk and uncertainty because they relate to future events and circumstances. Actual outcomes and results may differ materially from any outcomes or results expressed or implied by such forward-looking statements. Any forward-looking statements made by or on behalf of Land Securities speak only as of the date they are made and no representation or warranty is given in relation to them, including as to their completeness or accuracy or the basis on which they were prepared. Land Securities does not undertake to update forward-looking statements to reflect any changes in Land Securities’ expectations with regard thereto or any changes in events, conditions or circumstances on which any such statement is based. Information contained in this presentation relating to the Company or its share price, or the yield on its shares, should not be relied upon as an indicator of future performance. Contacts

Edward Thacker Abby Guthkelch Investor Relations Manager Investor Relations Executive Tel: +44 (0) 20 7024 5185 Tel: +44 (0) 20 7024 5255 Fax: +44 (0) 20 7024 5011 Fax: +44 (0) 20 7776 9305 Email:[email protected] Email: [email protected] Web: www.landsecurities.com Web: www.landsecurities.com

LAND SECURITIES GROUP PLC, 5 STRAND, LONDON WC2N 5AF