WE CREATE THE SPACE THAT ENABLES EXTRAORDINARY THINGS TO HAPPEN

FOR FURTHER INFORMATION PLEASE CONTACT:

CLAIRE MOGFORD HEAD OF INVESTOR RELATIONS CLAIRE.MOGFORD@SEGRO.COM

FEBRUARY 2020

We are a UK Real Estate Investment Trust and a leading owner, asset manager and developer of modern warehousing and industrial property

WHO WE ARE

Financial data as of 31 December 2019 unless otherwise stated

TECHNOLOGYURBANISATION

WELL POSITIONED IN GROWTH MARKETS

Driven by mega-trends of urbanisation and technology – change is greatest where these two combine

GROWING POPULATION

Means increasing pressure for space but also demand for goods and services

SHORTAGE OF URBAN WAREHOUSE SPACE

This results in high demand and rising industrial land values

CONSUMER EXPECTATIONS

Ecommerce is driving the need to deliver goods and services direct to the consumer quicker than ever before – requires the modernisation of supply chains

AUTOMATION & ROBOTICS

Warehouses are becoming increasingly automated which changes customer requirements and increases the need for power

BIG BOX WAREHOUSES

££ Typically larger units

££ Serving national and international logistics supply chains, mainly bulk storage and distribution

££ Higher net income yield

££ Low management

££ Development mainly pre-let

££ Moderate availability

££ Expected ERV growth of 1-2% p.a.

URBAN WAREHOUSES

2

3

4

5 1

31% 67%

COMPLEMENTARY ASSET TYPES

££ Typically smaller units

££Generic warehouse space to cater for multiple uses, including urban distribution and data centres

££ Lower net income yields

££Greater asset management potential

££ Development mainly speculative

££ Limited availability

££ Expected ERV growth of 2-5% p.a.PORTFOLIO BY TYPE (Valuation, SEGRO share)

1. Urban warehouse UK 55%2. Urban warehouse CE 12%3. Big box warehouse UK 9%4. Big box warehouse CE 22%5. Other 2%

NORTH CIRCULAR ROAD

SOUTH CIRCULAR ROAD

NORTH

EAST

WEST

CENTRAL

SOUTH

GATWICK

HEATHROWLONDON CITY

CROYDON

M25

A1(M)

M11

31

3

5

M20

M26

M23

M25

A205

A406

A30

A23

A40

A1 A10

A12

M1

M40

M4

M3

7

12

13

15

16

21

2325

27

28

M2

A2

A20

A13

A316 2

STANSTED

23

4

5

67 8 1

STRATEGICALLY LOCATED ASSETS ACROSS EUROPE

1. Greater London 39%2. Thames Valley 17%3. National Logistics 9%4. France 10%5. Germany 11%6. Italy 6%7. Poland 5%8. Other 3%

PORTFOLIO SPLIT BY GEOGRAPHY (Total AUM £12.2bn)

GREATER LONDON PORTFOLIO

PARIS

LYON

MADRID

MILAN

MUNICH

COLOGNE

BOLOGNA

AMSTERDAM

HAMBURG

FRANKFURT

BERLIN

PRAGUEKATOWICE

WARSAW

DÜSSELDORF

MARSEILLE

LONDON & THAMES VALLEY

BARCELONA

MIDLANDS

POZNAN

ŁODZ

ROME

WROCLAWLILLE

TILBURG

1,190 CUSTOMERS

32% OF HEADLINE RENT

FROM TOP 20 CUSTOMERS

4.5% OF HEADLINE RENT FROM OUR LARGEST CUSTOMER

1. TRANSPORT AND LOGISTICS 5. FOOD AND GENERAL MANUFACTURING

2. RETAIL (PHYSICAL AND ONLINE) 6. TECHNOLOGY, MEDIA AND TELECOMS

3. POST AND PARCEL DELIVERY 7. SERVICES AND UTILITIES

4. WHOLESALE AND RETAIL DISTRIBUTION 8. OTHER

2

34

5

6

78 1

1. Transport and logistics 23%2. Retail (physical and online) 16%3. Post and parcel delivery 11%4. Wholesale and retail distribution 10%5. Food and general manufacturing 18%6. Technology, media and telecoms 9%7. Services and utilities 7%8. Other 6%

DIVERSIFIED CUSTOMER BASE

A STRATEGY THAT HAS DELIVERED EXCELLENT RETURNS

4 EFFICIENT CAPITAL AND CORPORATE STRUCTURE

1OUR GOAL

2 DISCIPLINED

CAPITAL ALLOCATION

3 OPERATIONAL EXCELLENCE

Investment activity since 2012 DISPOSALS

£4.4bnASSET ACQUISITIONS

£2.1bnDEVELOPMENT CAPEX

£3.0bn

Active asset management RETENTION RATE:

88%2012: 65%

VACANCY

4.0%2012: 8.2%

AVERAGE LEASE LENGTH

7.8 Years to break2012: 6.4 YEARS TO BREAK

Strong balance sheet LTV RATIO

24% 2012: 51%

COST OF DEBT

1.7%2012: 4.6%

ADJUSTED EPS (PENCE) EPRA NAV PER SHARE (PENCE) DIVIDEND PER SHARE (PENCE)

2012 2019 2012 2019 2012 2019

19.3p 24.4p +26% 281p 708p +241% 14.8p 20.7p +40%

GROWTH OPPORTUNITIES FROM DEVELOPMENT

£150m+ potential rent from future development pipeline£70m potential rent from current and near-term pipeline (71% related to pre-lettings)£1.3bn development capex required to complete

ACCELERATED DEVELOPMENT PROGRAMME

NET LAND UTILISATION, 2015-2019

Pre-let

Spec Land bank valueLet at end of 2019

10

0

20

30

40

50

100

0

200

300

400

500

2015

2016

2017

2013

2014

2018

2019

£m h

eadl

ine

rent

£m land bank value

200

300

134

69

(74)

(28)

£m

100

0

-100

-200

-300

Land acquired

Land disposed

Land utilised for development

Net

(97)

2015

2016

2017

2018

2019

STRONG INCOME POTENTIAL

FY 2019 EPS FY 2019 DPS

24.4p (+10%1) 20.7p (+10%)

1 Excluding the impact of the 1.2p SELP performance fee received in 2018.

PASSING RENTAT 31 DECEMBER 2019

RENT IN RENT-FREE,REVERSIONS AND

VACANT SPACE

CURRENT ANDNEAR-TERM

DEVELOPMENT PIPELINE

FUTURE PIPELINEAND LAND HELD UNDER

OPTION

TOTALPOTENTIAL

£167M £196M = £741M++£378MPOTENTIAL FROM CURRENT ACTIVITY

£97M £70M

Excludes the impact of potential acquisitions, disposals and future changes in rental value.

SUSTAINABILITY AND INNOVATION AT THE HEART OF OUR BUSINESS

O

UR

PEOPLE

OUR COMM

UN

ITY

HEALTH & SAFETY

OU

R STAKEHOLDERS OUR ENVIR

ON

MEN

T

OUR FOCUS AREAS:

HELPING OUR CUSTOMERS TO BE MORE ENERGY EFFICIENT

FOCUSING ON THE ENVIRONMENTAL SUSTAINABILITY OF OUR BUILDINGS

MAKING A POSITIVE IMPACT ON COMMUNITIES AROUND OUR ESTATES

ENERGY EFFICIENCY

RENEWABLE ENERGY GENERATION

TRAINING AND UPSKILLING

SMART BUILDINGS

ONSITE ENERGY STORAGE

JOB NETWORKS

WELLBEING

BIODVIERSITY

LOCAL SUPPLY CHAINS

EMBODIED CARBON

REGENERATION

ENTERPRISE & INNOVATION

QUARTERS

INNOVATION & SUSTAINABILITY:

Understanding the needs and priorities of our customers and wider stakeholders has been at the heart of our business for 100 years.

Just as the expectations of those stakeholders have evolved, so have we.

SEGRO Park Rainham, London