SEGRO anounces its results for the year to 31 December 2016. This is the presentation given by David Sleath and Soumen Das on 17 February 2017.

1. 2016 FULL YEAR
RESULTS
17 FEBRUARY 2017

2. 2
 Strong results and financial position
 Disciplined capital allocation and
operational excellence
 High quality pipeline of growth
opportunities
Optimistic outlook for 2017 and beyond
OVS, Piacenza

3. 3
 Strong results and financial position
 Disciplined capital allocation and
operational excellence
 High quality pipeline of growth
opportunities
Optimistic outlook for 2017 and beyond
OVS, Piacenza

4. Strong results and financial position
4
 Healthy earnings momentum
– Like-for-like net rental income growth
– Record year for development completions
+7.1% Adjusted EPS,
19.7p
+4.0% Like-for-like net rental
income growth
5.7% Vacancy rate
(FY 2015: 4.8%)
 Strong financial position
– Net divestment during the period
– £2 billion of financing, including equity raise and
inaugural SELP bond
+8.0% EPRA NAV per share
500p
33% Loan to Value ratio
(FY 2015: 38%)
 2016 dividend increased by 5.1%
– Strong financial results
– Optimistic outlook
16.4p Dividend per share
(2015: 15.6p)

5. 1 Net property rental income less administrative expenses, net interest expenses and taxation
2016
£m
2015
£m
Gross rental income 225.5 210.7
Property operating expenses (44.9) (37.7)
Net rental income 180.6 173.0
Share of joint ventures’ adjusted profit1 55.4 44.4
Joint venture fee income 18.6 17.0
Administration expenses (31.4) (28.5)
Adjusted operating profit 223.2 205.9
Net finance costs (68.7) (67.3)
Adjusted profit before tax 154.5 138.6
Tax on adjusted profit 1.2% 0.9%
5
11.5% increase in Adjusted PBT
Adjusted income statement, £ million

6. 2015 net
rental income
Disposals Acquisitions Completed
developments
Space taken
back for
development
Like-for-like
net rental
income
Surrender
premiums
& other
Currency
translation
2016 net
rental income
JVs at
share
£59.7m JVs at
share
£70.1m
Group
£180.6m
Group
£173.0m
£(24.3)m
£11.0m
£16.6m
£(1.9)m
£6.4m £1.4m
£8.8m
Group: +4.0%
UK: +6.0%
CE: –0.7%
6
£232.7m
£250.7m
4.0% growth in like-for-like net rental income
Mainly 2015
acquisitions
Mainly Bath
Road offices
Proportionally-consolidated net rental income, 2015-16, £ million

7. 31 December
2015
Long-term
lettings
Short-term
take-backs
New
developments
Acquisitions Disposals Valuation
movement &
other
31 December
2016
Speculative
development1
1.6%Speculative
development1
1.0%
(0.1)%
Pre-let (0.9)%
7
4.8% 0.1%0.9%
1 Speculative developments completed in 2015 and 2016 (31 December 2016) and 2014 and 2015 (31 December 2015)
Existing standing
assets
3.8%
Existing standing
assets
4.1%
0.1%
5.7%
Vacancy rate remains low despite speculative completions
Spec 1.4%
(0.6)%
Includes +0.8% from
vacation at Magna Park
Vacancy rate reconciliation, 2015-2016

8. 1 Annualised gross rental income (on a cash flow basis) after the expiry of rent-free periods
Group
£m
JVs
£m
Total
£m
2016 net rental income 180.6 70.1 250.7
Full year impact of:
Disposals since 1 January 2016 (11.2) (0.5) (11.7)
Acquisitions since 1 January 2016 2.8 3.2 6.0
Developments completed and let during 2016 10.7 1.7 12.4
One-off items (1.1) (1.0) (2.1)
Pro-forma 2016 net rental income 181.7 73.4 255.2
8
Excludes:
 £27m of potential headline rent1 to
come from current development
programme (of which £16m pre-let)
 Potential market rental growth:
£2.3m reversion from 2017 UK
rent reviews
 £6.0m of potential headline rent1
from speculative developments
completed in 2015 and 2016 not
yet let
 Impact of foreign exchange
(2016 average rate of £1:€1.22)
2016 activity gives £4.5m head start to 2017 net rental income growth
Pro forma 2016 accounting net rental income

9. 1 Administrative expenses in 2015 exclude the pension settlement charge of £4.8m
2 Total costs include vacant property costs of £6.7m for 2016 (2015: £4.7m)
Incl. joint ventures at share 2016
£m
2015
£m
Gross rental income (less reimbursed costs) 307.0 282.9
Property operating expenses 44.9 37.7
Administration expenses1 31.4 28.5
JV operating expenses 13.1 11.4
JV management fees (18.9) (14.8)
Total costs2 70.5 62.8
Of which share based payments (6.1) (2.3)
Total costs excluding share based payments2 64.4 60.5
Total cost ratio 23.0% 22.2%
Total cost ratio excluding share based payments 21.0% 21.4%
9
 Increased cost base partly reflects
 New businesses in Italy and Spain,
yet to reach scale (+£1.0m)
 Out-of-period credits in 2015 not
repeated in 2016 (+£2.3m)
 Higher corporate share-based
payments (+£3.8m)
 Weaker sterling exchange rate
(+£1.2m)
 20% cost ratio medium-term target
remains achievable
Portfolio outperformance and growth markets push cost ratio higher
Total cost ratio, 2015-16 (proportionally consolidated)

10. 31 December
2015
Adjusted EPS Dividends paid Realised and
unrealised gains
Equity placing Exchange rate 31 December
2016
463p
10
8.0% increase in EPRA NAV
20p
Components of EPRA net asset value change, 31 December 2015-16
(16)p
35p
(5)p
3p
500p

11. 11
• €1.17:£1 as at 31 December 2016
• € assets 69% hedged by € liabilities
• €633m (£541m) of residual exposure – 13% of Group NAV
• Illustrative NAV sensitivity vs €1.17:
• +10% (€1.29) = –c£51m (c.6.1p per share)
• -10% (€1.05) = +c£62m (c.7.5p per share)
Loan to Value (on look-through basis) at €1.17:£1 is 33%, sensitivity vs €1.17:
• +10% (€1.29) LTV -1.1%-points
• -10% (€1.05) LTV +1.3%-points
• Average rate for 12 months to 31 December 2016 €1.22:£1
• € income 47% hedged by € expenditure (including interest)
• Net € income for the period €59m (£48m) – 31% of Group
• Illustrative annualised net income sensitivity versus €1.22:
• +10% (€1.34) = –c£4.4m (c0.6p per share)
• -10% (€1.10) = +c£5.4m (c0.7p per share)
0
500
1,000
1,500
2,000
2,500
Other Euro
liabilities
Euro currency
swaps
Euro debt
Euro gross assets
0
20
40
60
80
100
120
Euro income
Euro costs
Balance sheet, £m
31 December 2016
Income Statement, £m
2016
Assets 69% hedged
Income 47% hedged
Euro currency exposure and hedging

12. 1 Based on gross debt, excluding commitment fees and amortised costs
2 Net rental income / net finance costs (before capitalisation)
3 Marginal borrowing costs after commitment fee
31 December 2016
£m
31 December 2015
£m
Group only
Net borrowings (£m) 1,598 1,807
Group cash and undrawn facilities (£m) 567 234
Weighted average cost of debt1 (%) 3.9 3.7
Interest cover2 (times) 2.4 2.5
Including JVs at share
Net borrowings (£m) 2,091 2,193
LTV ratio (%) 33 38
Average maturity of debt (years) 6.2 6.0
Fixed rate debt as proportion of net debt (%) 80 75
Weighted average cost of debt1 (%) 3.4 3.5
12
 Net debt (incl JVs) fell £102m
reflecting net divestment during the
period, the proceeds of the Placing
and settlement of currency swaps
 Attractive marginal cost of Group
bank borrowings of c1.1% (UK) and
0.7% (CE)3
 No scheduled Group debt
maturities until mid-2018
 Estimated development capex of
£300m+ in 2017
Strong financial position
Balance sheet and gearing metrics, 31 December 2015-16

13. 13
Strong results and financial position
 Healthy earnings momentum from
developments and rental growth
 Strong financial position
 Dividend increased by 5% reflects strong
2016 results and confident outlook
AirportPark, Berlin

14. 14
 Strong results and financial position
 Disciplined capital allocation and
operational excellence
 High quality pipeline of growth
opportunities
Optimistic outlook for 2017 and beyond
OVS, Piacenza

15. Disciplined capital allocation and operational excellence…
15
Leasing and Asset Management
Disposals Acquisitions
• Low vacancy rate of 5.7%
• £45m contracted headline rent
• 5.4% uplift from rent reviews and
renewals (+8.4% in H2)
• £90m of asset acquisitions
Added to scale in Italy, Spain and UK
big box
• £155m of land acquisitions
Including from Roxhill and East Plus
agreements
• £565m of asset disposals
Bath Road offices £325m
SELP transfers €179m1
• Two conditional residential land
sales agreed
• 7 smaller land sites sold into SELP
1 At 100%
Completed development
• 422,000 sq m new space
completed in year (37 projects)
• £29m of potential rent, 80%
secured Navigation Park, Enfield
Decathlon, Turin
Heston Industrial Estate
Developed and let
Acquired
Sold

16. 16
0
10
20
30
40
50
(24.3) 16.6
11.0
Disposals
Like-for-like
netrentalincome
Completed
developments
Acquisitions
Other
Capital value growth of £294m
2016 portfolio realised and unrealised valuation movement, £ millions
Net rental income growth of £18m
2016 accounting net rental income, £ millions
0
50
100
150
200
250
300
350
Assetsheld
throughout
Landheld
throughout
Acquisitions
Development
Totalportfolio
Assetdisposals
3.4%
(0.6)%
15.7% 4.8% 2.7%
…leading to strong financial performance in the year
6.4
NAV per share up 8.0% to 500pAdjusted EPS up 7.1% to 19.7p
8.3
11.5%

17. £0m
£50m
£100m
£150m
£200m
£250m
£300m
Greater London Thames Valley &
National Logistics
Northern Europe Southern Europe Central Europe Total
+7.4%
+3.6%
1.9% +3.0% +0.6%
+4.5%
17
1 Percentage change relates to completed properties, including JVs at share.
2 Includes big box warehouses part of the Greater London portfolio
ERV growth
6.3% 3.0% 0.7% 0.0% 0.2%
3.2%
UK: 4.7% Cont. Europe: 0.3%
UK +5.6%
Slough Trading Estate +3.5%
Park Royal +10.4%
Heathrow +3.8%
UK big box logistics2 +2.8%
Continental Europe +2.0%
SELP +1.7%
SEGRO wholly-owned +2.4%
Portfolio value change driven by asset management and ERV growth1

18. 18
 Strong results and financial position
 Disciplined capital allocation and
operational excellence
 High quality pipeline of growth
opportunities
Optimistic outlook for 2017 and beyond
OVS, Piacenza

19. 19
High quality pipeline of growth opportunities
 Favourable demand-supply conditions in
all our key markets
 Encouraging progress with current and
near-term development pipeline
 Development opportunities enhanced by
land acquisitions and option agreements
Navigation Park, Enfield

20. 20
0.0
0.5
1.0
1.5
2.0
2.5
0.0
1.0
2.0
3.0
2011
2012
2013
2014
2015
2016
No.ofyears’supply
Take-up/availability,msqm
Average availability
Take-up
Available space as multiple of annual take-up
UK Big Box supply-demand dynamics1
(m sq m)
1 Source: JLL (logistics warehouses >100,000 sq ft, Grade A)
2 Source: JLL
Speculative UK Big Box completions2
(m sq m)
0%
2%
4%
6%
8%
10%
12%
14%
0.0
1.0
2.0
3.0
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
Indvpt
UKbigboxwarehousevacancyrate
Completions,msqm
Construction Outside core market Vacancy
Favourable demand-supply conditions: UK supply shortage

21. 21
Geography or
Property Type
Demand
conditions
Supply
conditions
SEGRO
2016 ERV
growth
SEGRO
vacancy
(31 Dec 2016)
SEGRO
Rental growth
expectations
Greater London STRONG LIMITED 6.3% 5.8% 4-5% pa
Slough Trading Estate /
Thames Valley
STRONG LIMITED 2.3% 4.7% 2-4% pa
Midlands / South East
Big Box Logistics
STRONG LIMITED 2.9% 9.1% 2-4% pa
Continental Europe
Big Box Logistics
STRONG MODERATE 0.1% 2.8% 0% pa
Continental Europe
Urban warehouses
STRONG LIMITED 0.5%3 4.6%3 2-3% pa
Favourable conditions persist across our markets

22. Encouraging progress with development: a record year for completions
22
• £302m of total development capital expenditure in 2016
• 422,000 sq m of new space completed, £29m of potential
rent of which 80% secured
• Fully-let yield of 8.2%
4 Buckingham Avenue, Slough Trading Estate: let to Travis Perkins
0%
20%
40%
60%
80%
100%
2012 2013 2014 2015 2016
Pre-let Speculative Let at 31 Dec 16
Rapid leasing of speculative space
(Letting status of development completions in 2012-16, %)
BEFORE AFTER

23. Development momentum continues into 2017
Current development pipeline
(as at 31 December 2016)
540,480
sq m
£27m
ERV
£16m
rent secured
(61%)
£171m
cost to
complete
7.7%
Yield on cost
Martorelles, Barcelona
23
Current development projects, asset type by ERV
(31 December 2016)
Urban
warehouses 23%
Logistics
53%
Urban
warehouses 15%
Higher value
9%
0
100
200
300
400
500
600
0
100
200
300
400
2012 2013 2014 2015 2016 2017e
Developmentcompletions,
000sqm
Developmentcapex,£m
Development capex Development completions
Development capex and completions 2012-17e
And further potential from
near-term projects…

24. 24
All figures include joint ventures at share.
1 Future development pipeline including near-term projects but excluding land under option.
2 Excludes near-term projects and potential developments on land held under option.
Germany
19%
UK
41%
Italy/Spain
14%
Poland
9%
Geographic split of land bank, by potential ERV1
(31 December 2016)
Development land bank
(31 December 2016)
Future pipeline (2.2m sq m2)
• £928m estimated development
costs2
• £101m of potential annual
rent2
• 8.2% estimated yield on TDC1
• 10.9% estimated yield on new
money1
Further growth potential from well-positioned land bank
And…land held under option
• 700,000 sq m
• £500m estimated development
costs
• £46m of potential annual rent
Near-term projects
• 522,000 sq m
• c£27m of rent (69% related to
pre-lets)
• £245m of potential capex

25. Recycling proceeds of land sales into major logistics scheme
25
Disposal proceeds: c£140m Land and infrastructure costs: c£130m
Former Nestlé factory, Hayes
Northfields, Park Royal SEGRO Logistics Park East Midlands Gateway, Kegworth

26. 287.8
31.7
12.2
26.6
27
26
337.7
388.8
Annualised gross cash passing rent1, £ millions
1 Including JVs at share; excludes rental value of vacant properties of £16.3m
2 Near-term development opportunities include pre-let agreements subject to final conditions such as planning permission, and speculative developments subject to final approval, which are expected to
commence within the next 12 months
3 Estimated. Excludes rent from development projects identified for sale on completion and from projects identified as “Near-term opportunities”
6.0
Passing rent at
31 Dec 16
Rent in
rent-free
Reversion to
ERV
2015/16
speculative
developments
still to let
Potential
(completed
properties)
Current
development
pipeline
(61% let)
Near-term
development
opportunities2
(69% pre-lets)
Future
pipeline
Land held
under option
Total
Potential
Substantial opportunity to grow rental income
1013
463
£77m potential from current activity
£174m from land bank and land options
536.0

27. 2017 Outlook
27
 Optimistic about strength of occupier
demand and ongoing supply constraints
 Investor demand for warehouse assets
remains strong
 Future earnings growth underpinned by
developments
OVS, Piacenza
Optimistic outlook for 2017 and beyond

28. 2016 FULL YEAR RESULTS
Q&A

29. APPENDIX I
PORTFOLIO AND FINANCIAL DATA

30. 31 December 2016 31 December 2015
£m £p per share £m £p per share
EPRA1 Earnings 152.6 19.7 132.5 17.8
EPRA NAV 4,162.1 500 3,453.4 463
EPRA NNNAV 3,822.6 459 3,195.9 428
EPRA net initial yield 4.8% 5.0%
EPRA topped-up net initial yield 5.3% 5.5%
EPRA vacancy rate 5.7% 4.8%
EPRA1 cost ratio (including vacant property costs) 23.0% 23.9%
EPRA1 cost ratio (excluding vacant property costs) 20.8% 22.2%
30
1 See Supplementary notes to the condensed financial statements for reconciliation to SEGRO adjusted metrics
EPRA performance measures

31. 2016 2015
Group
£m
JVs
£m
Total
£m
Group
£m
JVs
£m
Total
£m
Gross rental income 225.5 82.7 308.2 210.7 73.2 283.9
Property operating expenses (44.9) (12.6) (57.5) (37.7) (13.5) (51.2)
Net rental income 180.6 70.1 250.7 173.0 59.7 232.7
JV management fee income 18.6 – 18.6 17.0 – 17.0
Administration expenses (31.4) (0.8) (32.2) (28.5) (1.1) (29.6)
Adjusted operating profit 167.8 69.3 237.1 161.5 58.6 220.1
Net finance costs (68.7) (12.2) (80.9) (67.3) (13.3) (80.6)
Adjusted profit before tax 99.1 57.1 156.2 94.2 45.3 139.5
Tax and non-controlling interests (1.8) (1.7) (3.5) (1.3) (0.9) (2.2)
Adjusted profit after tax 97.3 55.4 152.7 92.9 44.4 137.3
31
Adjusted income statement (JVs proportionally consolidated)

32. 31 December 2016 31 December 2015
Group
£m
JVs
£m
Total
£m
Group
£m
JVs
£m
Total
£m
Investment properties 4,714.4 1,605.0 6,319.4 4,424.0 1,303.5 5,727.5
Trading properties 25.4 0.6 26.0 37.6 5.8 43.4
Total properties 4,739.8 1,605.6 6,345.4 4,461.6 1,309.3 5,770.9
Investment in joint ventures 1,066.2 (1,066.2) – 867.3 (867.3) –
Other net liabilities (25.5) (46.8) (72.3) (32.5) (55.3) (87.8)
Net debt (1,598.4) (492.6) (2,091.0) (1,806.5) (386.7) (2,193.2)
Net asset value1 4,182.1 – 4,182.1 3,489.9 – 3,489.9
EPRA adjustments (20.0) (36.5)
EPRA NAV 4,162.1 3,453.4
32
1 After minority interests
Balance sheet (JVs proportionally consolidated)

33. 2016 2015
Group
£m
JVs
£m
Total
£m
Group
£m
JVs
£m
Total
£m
Acquisitions 254.2 105.1 359.3 602.5 72.8 675.3
Development1 265.4 36.2 301.6 144.1 20.3 164.4
Completed properties2 17.4 4.6 22.0 18.1 6.9 25.0
Other3 19.8 6.8 26.6 13.4 3.9 17.3
TOTAL 556.8 152.7 709.5 778.1 103.9 882.0
33
1 Includes wholly-owned capitalised interest of £5.0 million (2015: £2.9 million) and share of JV capitalised interest of £0.8
million (2015: £0.1 million).
2 Completed properties are those not deemed under development during the year. Incorporates minor refurbishment (not
deemed to be directly ERV enhancing), and infrastructure expenditure and major refurbishment and fit-out of existing
buildings (which are considered ERV enhancing)
3 Tenant incentives, letting fees and rental guarantees
• Approximately 60% of completed
properties capex is directly linked to
generating rents
• c£9m of maintenance capex within
“Completed properties”
EPRA capital expenditure analysis

34. 34
Current and near-term projects progress since September Placing
Completed
Capex Spent
Cost to complete
From Near-Term
Pipeline
New near-term
projects (£131m)
To Current Pipeline
Projects progressing
(£114m)
New current projects
(£34m)
Land & other (£28m)
Capex Spent
£115m
£456m of investment
associated with Placing
£165m of potential
new investment
Current PipelineNear-Term Pipeline
CurrentPipeline
(£199mcosttocomplete
atSeptember2016)
Moved into
Current Pipeline
Note: The equity raised in September 2016 related to the funding of £456m of current (£199m) and near-term (£257m) identified projects as classified at that time.

35. 31 December 2016
£m
Weighted average cost of
gross debt, %1
Group gross borrowings 1,630 3.9
Group cash & equivalents (32) –
Group net borrowings 1,598 –
Share of joint venture net borrowings 493 1.7
SEGRO net borrowings including joint ventures at share 2,091 3.4
Total properties (including SEGRO share of joint ventures) 6,345
‘Look-through’ loan to value ratio 33%
35
1 Figures exclude commitment fees and amortised costs
Look-through loan-to-value ratio at 31 December 2016

36. 36
0
200
400
600
800
1,000
1,200
2017 2018 2019 2020 2021 2022 2023 2024 … 2035
SEGRO bonds SEGRO bank debt
JV debt at share SEGRO undrawn
Debt maturity profile at 31 December 2016, £m

37. 37
 €3.6bn AUM at 31 December
2016 (£3.1bn)
 SELP joint venture focuses on big
box logistics assets
 Other European countries comprise:
 The Netherlands, Belgium and Austria
— supported by our platform in
Germany
 Italy and Spain — supported by our
platform in France
 Czech Republic and Hungary —
supported by our platform in Poland0
200
400
600
800
1,000
1,200
1,400
Germany France Poland Other European
Assetsundermanagement,€m
SELP SEGRO wholly-owned
1,154
889
796 770
SEGRO Continental Europe assets under management

38. 38
 £26.6m gross rent when fully let
 £16.2m gross rent from pre-let
developments
 £10.4m potential gross rent from
speculative developments
3.2
10.7
2.3
1.6
5.8
3.0
0.0
5.0
10.0
15.0
20.0
25.0
30.0
H1 2017 H2 2017 H1 2018
Pre-let Speculative
1 At 31 December 2016, including joint ventures at share
Current pipeline completion schedule

39. 39
0.0%
1.0%
2.0%
3.0%
4.0%
5.0%
6.0%
7.0%
0
100
200
300
400
500
600
2011
2012
2013
2014
2015
2016
Landbankvalue,£m
Alternative use
Future development pipeline
Long-term and residual land bank
As % of portfolio (right hand scale)
 £101m of land bank subject to conditional sale for
alternative (residential) use
 Additional opportunity from land held under option
Land bank provides optionality and opportunity for growth

40. APPENDIX II
MARKET DATA

41. 41
-
5,000
10,000
15,000
20,000
25,000
30,000
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
UK Germany France CEE Rest of Europe
0
5,000
10,000
15,000
20,000
25,000
30,000
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
Q1 Q2 Q3 Q4
European industrial investment volumes
By country, €m
European industrial investment volumes
By quarter, €m
Source: CBRE
European industrial investment volumes

42. 42
0.0
2.0
4.0
6.0
8.0
10.0
12.0
2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016
Warsaw: 6.0%
Paris: 5. 5%
Dusseldorf: 4.9%
London: 4.5%
UK 10yr bond: 1.2%
Germany 10yr bond: 0.2%
Source: CBRE, Bloomberg (data correct at 31 December 2016)
Prime logistics yields vs 10 year bond yields

43. 43
0.0
0.5
1.0
1.5
2.0
2.5
3.0
3.5
UK
Germany
France
Belgium
Neth.
Poland
Italy
Spain
Pre-let Speculative
Logistics space under construction1
(m sq m)
1 Source: 4Q 2016, JLL
2 Source: CBRE
European industrial and logistics supply dynamics
0.0
0.5
1.0
1.5
2.0
2.5
0.0
1.0
2.0
3.0
4.0
5.0
2010
2011
2012
2013
2014
2015
2016
No.ofyears’supply
Take-up/availability,msqm
Average availability
Take-up
Available space as multiple of annual take-up
France logistics supply-demand dynamics2
(m sq m)

44. 44
0.0
1.0
2.0
3.0
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
New Second hand
Take-up – UK1
(m sq m)
1 Source: JLL
2 Source: CBRE
3 Source: BNP Paribas Real Estate
0.0
1.0
2.0
3.0
4.0
2008
2009
2010
2011
2012
2013
2014
2015
2016
0.0
2.0
4.0
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
Net demand Lease renewals
0.0
2.0
4.0
6.0
8.0
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
Take-up – France2
(m sq m)
Take-up – Poland1
(m sq m)
Take-up – Germany3
(m sq m)
European industrial and logistics — take-up statistics

45. 45
0.0
1.0
2.0
3.0
2010
2011
2012
2013
2014
2015
2016
New / Early Marketed Second hand
Availability – UK1
(m sq m)
1 Source: JLL
2 Source: CBRE
0.0
1.0
2.0
3.0
4.0
5.0
2009
2010
2011
2012
2013
2014
2015
2016
0%
5%
10%
15%
0.0
0.5
1.0
1.5
2011
2012
2013
2014
2015
2016
Pre-let Speculative Vacancy (RHS)
Availability – France2
(m sq m)
Space under construction and vacancy rate – Poland1
(m sq m)
European industrial and logistics — availability statistics

46. 46
1.0
1.1
1.2
1.3
1.4
1.5
1.6
Dec-05
Dec-06
Dec-07
Dec-08
Dec-09
Dec-10
Dec-11
Dec-12
Dec-13
Dec-14
Dec-15
Dec-16
10yr ave Rolling annual
Heathrow Airport cargo volumes
(million metric tonnes)
Source: Heathrow Airport
60
65
70
75
80
Dec-05
Dec-06
Dec-07
Dec-08
Dec-09
Dec-10
Dec-11
Dec-12
Dec-13
Dec-14
Dec-15
Dec-16
10yr ave Rolling annual
Heathrow Airport passenger volumes
(millions)
Heathrow Airport cargo and passenger volumes

47. 47
This presentation may contain certain forward-looking statements with respect to SEGRO’s
expectations and plans, strategy, management’s objectives, future performance, costs, revenues
and other trend information. These statements and forecasts involve risk and uncertainty
because they relate to events and depend upon circumstances that may occur in the future.
There are a number of factors which could cause actual results or developments to differ
materially from those expressed or implied by these forward looking statements and forecasts.
The statements have been made with reference to forecast price changes, economic conditions
and the current regulatory environment. Nothing in this presentation should be construed as a
profit forecast. Past share performance cannot be relied on as a guide to future performance.
Forward-looking statements