FTSE COMPANY REPORT Share price analysis relative to sector and index performance Derwent London DLN Real Estate Investment Trusts — GBP 34.58 at close 30 September 2021 Absolute Relative to FTSE UK All-Share Sector Relative to FTSE UK All-Share Index PERFORMANCE 30-Sep-2021 30-Sep-2021 30-Sep-2021 40 125 130 1D WTD MTD YTD Absolute -0.9 -3.8 -8.8 11.7 38 125 Rel.Sector 0.2 -0.4 -1.8 -1.4 120 Rel.Market -0.5 -3.7 -7.7 1.1 36 120 34 115 VALUATION 32 115 Trailing Relative Price Relative Relative Price Relative 110 30 110 PE -ve Absolute Price (local (local currency) AbsolutePrice 28 EV/EBITDA 42.8 105 105 PB 1.0 26 PCF 48.0 24 100 100 Div Yield 1.1 Sep-2020 Dec-2020 Mar-2021 Jun-2021 Sep-2021 Sep-2020 Dec-2020 Mar-2021 Jun-2021 Sep-2021 Sep-2020 Dec-2020 Mar-2021 Jun-2021 Sep-2021 Price/Sales +ve Absolute Price 4-wk mov.avg. 13-wk mov.avg. Relative Price 4-wk mov.avg. 13-wk mov.avg. Relative Price 4-wk mov.avg. 13-wk mov.avg. Net Debt/Equity 0.3 100 100 90 Div Payout 0.0 90 90 80 ROE -ve 80 80 70 Share Index) Share Share Sector) Share - - 70 70 60 DESCRIPTION 60 60 50 50 The Company is a real estate investment trust (REIT) 50 40 RSI RSI (Absolute) 40 with a focus on the central London commercial, residential and office development market. 40 30 30 30 20 20 RSI (Relative to FTSE UKFTSE All to RSI (Relative RSI (Relative to FTSE UKFTSE All to RSI (Relative 20 10 10 Sep-2020 Dec-2020 Mar-2021 Jun-2021 Sep-2021 Sep-2020 Dec-2020 Mar-2021 Jun-2021 Sep-2021 Sep-2020 Dec-2020 Mar-2021 Jun-2021 Sep-2021 Past performance is no guarantee of future results. Please see the final page for important legal disclosures. 1 of 4 FTSE COMPANY REPORT: Derwent London 30 September 2021 Valuation Metrics Price to Earnings (PE) EV to EBITDA Price to Book (PB) 30-Jul-2021 30-Jul-2021 30-Jul-2021 60 50 1.1 50 45 1 40 +1SD 40 +1SD 0.9 +1SD 30 35 Avg Avg 0.8 20 Avg 30 -1SD -1SD 0.7 10 25 -1SD 0 ‖ ‖ 20 0.6 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Custodian REIT 117.6 PRS REIT (The) 100.0 Safestore Holdings 2.1 Residential Secure Income 72.3 Residential Secure Income 100.0 Big Yellow Group 1.8 Schroder Real Estate Investment Trust 53.1 Great Portland Estates 98.1 Primary Health Prop. 1.5 PRS REIT (The) 31.5 Shaftesbury 88.0 Segro 1.5 Unite Group Unite Group LXI REIT 22.5 84.9 1.4 Real Estate Investment Trusts 53.2 Real Estate Investment Trusts 1.1 Real Estate Investment Trusts -19.8 Derwent London 42.8 Derwent London 1.0 Palace Capital -22.0 AEW UK REIT 10.9 Land Securities Group 0.7 Empiric Student Property -24.4 Hammerson 0.0 McKay Securities 0.7 Unite Group -38.1 UK Commercial Property REIT Limited 0.0 NewRiver REIT 0.6 Derwent London -52.6 NewRiver REIT 0.0 Capital & Regional 0.5 UK Commercial Property REIT Limited -102.7 Capital & Counties Properties 0.0 Hammerson 0.5 -150 -100 -50 0 50 100 150 0 20 40 60 80 100 120 0 0.5 1 1.5 2 2.5 Price to Cash Flow (PCF) Dividend Yield % Price to Sales (PS) 30-Jul-2021 30-Jul-2021 30-Jul-2021 55 2.5 15 ‖ ‖ ‖ ‖ ‖ ‖ ‖ ‖ ‖ ‖ ‖ ‖ +1SD 50 14 2 Avg 45 +1SD 40 13 1.5 -1SD Avg 35 12 +1SD 30 1 -1SD Avg 11 25 -1SD 20 0.5 10 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Shaftesbury 80.0 Regional REIT 7.2 UK Commercial Property REIT Limited 15.0 Unite Group 80.0 AEW UK REIT 6.8 PRS REIT (The) 15.0 GCP Student Living 80.0 Ediston Property Investment Company 6.6 Segro 15.0 Empiric Student Property 80.0 Schroder European Real Estate Investment Trust 5.0 Tritax Big Box REIT 15.0 Great Portland Estates 77.8 BMO Real Estate Investments 5.0 Great Portland Estates 15.0 Derwent London 48.0 Real Estate Investment Trusts 2.3 Real Estate Investment Trusts 15.0 Real Estate Investment Trusts 44.8 Derwent London 1.1 Derwent London 15.0 Regional REIT 10.7 GCP Student Living 0.3 Palace Capital 6.7 Hammerson -19.7 Shaftesbury 0.0 AEW UK REIT 6.6 Capital & Counties Properties -26.5 Empiric Student Property 0.0 Residential Secure Income 5.5 PRS REIT (The) -73.3 Capital & Regional 0.0 NewRiver REIT 3.0 Residential Secure Income -100.0 Capital & Counties Properties 0.0 Capital & Regional 1.1 -120 -100 -80 -60 -40 -20 0 20 40 60 80 100 0 1 2 3 4 5 6 7 8 0 2 4 6 8 10 12 14 16 Note: bar chart reflects the top and bottom five current values for the valuation ratio in question for FTSE All Shares stocks in the same sector as the stock concerned. All valuation metrics are trailing. 2 of 4 FTSE COMPANY REPORT: Derwent London 30 September 2021 Valuation Metrics Net Debt to Equity Dividend Payout (DP) Return on Equity (RoE) 30-Jul-2021 30-Jul-2021 30-Jul-2021 0.27 100 ‖ ‖ 25 0.26 +1SD 0.25 80 20 0.24 60 15 0.23 Avg +1SD +1SD 0.22 40 10 0.21 -1SD Avg Avg 0.2 20 5 0.19 -1SD 0.18 0 ‖ -1SD 0 ‖ ‖ Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Aug-2016 Aug-2017 Aug-2018 Aug-2019 Aug-2020 Capital & Regional 2.8 Custodian REIT 100.0 Big Yellow Group 20.3 NewRiver REIT 1.6 Residential Secure Income 100.0 Safestore Holdings 18.5 Residential Secure Income 1.0 Schroder Real Estate Investment Trust 100.0 Segro 16.5 Regional REIT 0.9 PRS REIT (The) 100.0 Tritax Big Box REIT 16.4 Primary Health Prop. 0.9 Target Healthcare REIT 96.6 LondonMetric Property 16.3 Real Estate Investment Trusts 0.4 Derwent London 0.0 Derwent London -1.8 Derwent London 0.3 Real Estate Investment Trusts 0.0 Real Estate Investment Trusts -5.3 AEW UK REIT 0.3 Palace Capital 0.0 Shaftesbury -26.5 Big Yellow Group 0.2 McKay Securities 0.0 NewRiver REIT -28.1 LXI REIT 0.2 Standard Life Inv Prop Inc Trust 0.0 Capital & Counties Properties -33.2 Impact Healthcare REIT 0.2 BMO Real Estate Investments 0.0 Hammerson -45.7 UK Commercial Property REIT Limited 0.2 UK Commercial Property REIT Limited 0.0 Capital & Regional -50.0 0 0.5 1 1.5 2 2.5 3 0 20 40 60 80 100 120 -60 -50 -40 -30 -20 -10 0 10 20 30 ROE vs. PB — sector Du Pont Analysis 2.0 SAFE 1.4 9 Regression 1.2 8 1.8 BYG 1 7 1.6 PHP SGRO 0.8 6 1.4 UTG AGR 0.6 5 THRL LMP PB DIGS BBOX 1.2 IHR 0.4 4 LXI PRSR Real EstateCREI Inve CSH AEWU 0.2 3 1.0 SHBGPOR RESI SOHO DLNUKCM PCTN RGLWKPESP EPIC 0 2 CAPCSLI 0.8 BLNDBCPT SREI PCABREI SERE LANDMCKS -0.2 1 0.6 NRR -0.4 ‖ 0 CALHMSO 2017 2018 2019 2020 2021 0.4 0 2 4 6 8 10 12 14 16 18 20 Net Margin Asset Turnover Gearing ROE (rhs) ‖ ROE Note: bar chart reflects the top and bottom five current values for the valuation ratio in question for FTSE All Shares stocks in the same sector as the stock concerned. All valuation metrics are trailing. 3 of 4 FTSE COMPANY REPORT: Derwent London 30 September 2021 Brief description Brief description Price to Earnings Price to Earnings (PE) is price over earnings per share. Earnings are based on the latest Gearing Gearing is Total Assets divided by Common Equity. Total Assets and Common Equity are (PE) available fiscal year earnings. each averaged over two years, that is, t and (t-1). Price to Sales (PS) Price to Sales (PS) is price divided by sales per share. It is based on sales from continuing Asset Turnover Asset turnover is Sales divided by Total Assets. Total Assets is averaged over two years, operations for the fiscal year. that is, t and (t-1). Price to Book (PB) Price to Book (PB) is price at the indicated date divided by common equity per share. Dupont Breakdown Return on Equity (RoE) = Net Margin * Gearing * Asset Turnover Common/ordinary equity is generally as reported at the most recent fiscal year-end but is Analysis adjusted to exclude minority interest, preferred stock and selected items as appropriate. RoE vs PB Plot of RoE versus PB at last month end for all FTSE UK All Share stocks in the sector Price to Cash Flow Price to Cash Flow (PCF) is price at the indicated date divided by cash flow per share.