Derwent London : INTERIM RESULTS FOR THE SIX MONTHS ENDED 30 JUNE

14 August 2014

Derwent London plc ("Derwent London"/ "the Group")

INTERIM RESULTS FOR THE SIX MONTHS ENDED 30 JUNE 2014
PORTFOLIO OUTPERFORMING WITH STRONG OCCUPIER DEMAND

Financial highlights

·      EPRA net asset value per share increased by 13.6% to 2,572p from 2,264p at 31 December 2013 and by 25.2% from June 2013

·      EPRA profit before tax was £32.0m, an increase of 14.3% from £28.0m in June 2013

·      EPRA earnings per share were 29.15p, an increase of 12.3% from 25.95p in June 2013

·      Interim dividend per share of 11.65p, an increase of 8.4% from 10.75p in June 2013

·      Loan-to-value ratio reduced to 25.7% from 28.0% at 31 December 2013

·      Undrawn committed facilities of £364m at June 2014 up from £283m at December 2013

Performance

·      Valuation uplift of 10.1% in H1 2014 (H2 2013: 7.6%; H1 2013: 4.7%)

·      Outperformed IPD Central London Office Capital Growth Index which was up 8.7%

·      Valuation uplift on the seven major projects on site was 11.9%

·      Underlying ERV increased by 4.2% (H2 2013: 3.0%; H1 2013: 2.6%)

·      Rents on H1 lettings 8.6% above December 2013 ERV, with open market lettings 17.3% above

·      ERV growth guidance raised for 2014 to 6-8% from 5-7% in February 2014

·      Portfolio reversion estimated at £83.0m of which 43% is contracted

·      True equivalent yield tightened by 26 bps to 5.02%

·      Sale of three properties for £68.1m in year to date at a 40.7% premium to December 2013 valuation

Projects

·      Currently on site at seven projects totalling 626,000 sq ft with future capex of £155m

·      White Collar Factory EC1 and Tottenham Court Walk W1 commenced, totalling 333,000 sq ft

·      1-2 Stephen Street W1: delivery of 84,000 sq ft offices in Q3 - 34% pre-let

·      Planning applications submitted for two future West End schemes, together 163,000 sq ft

Robert Rayne, Chairman, commented:

"The Group is in a strong position, with first half performance beating expectations.  London continues to attract the most innovative businesses and global capital flows.  The Group is well positioned to benefit from this through its West End focus and its developments in the Tech Belt and near Crossrail stations."

John Burns, Chief Executive Officer, commented:

"Derwent London is set to have another good year in 2014 after an excellent first half.  Our confidence in our market, the quality of our brand and our strong financial position is reflected in the Group's most substantial development programme to date."

Webcast and conference call

There will be a live webcast of the results together with a conference call for investors and analysts at 9.30 BST today.  The audio webcast can be accessed atwww.derwentlondon.com.

To participate in the call, please dial the following number: +44 (0)20 3059 8125

Please say "Derwent" when asked for the participant code.

A recording of the results presentation will also be made available later in the day onwww.derwentlondon.com.

For further information, please contact:

Notes to editors

Derwent London plc owns a portfolio of commercial real estate predominantly in central London valued at £3.7 billion as at 30 June  2014, making it the largest London-focused real estate investment trust (REIT).

Our experienced team has a long track record of creating value throughout the property cycle by regenerating our buildings via development or refurbishment, effective asset management and capital recycling.

We typically acquire central London properties off-market with low capital values and modest rents in improving locations, most of which are either in the West End or the Tech Belt.  We capitalise on the unique qualities of each of our properties - taking a fresh approach to the regeneration of every building with a focus on anticipating tenant requirements and an emphasis on design. 

Reflecting and supporting our long-term success, the business has a strong balance sheet with modest leverage, a robust income stream and flexible financing.

Landmark schemes in our portfolio of 5.7 million sq ft as at 30 June 2014 include Angel Building EC1, The Buckley Building EC1, White Collar Factory EC1, 1-2 Stephen Street W1, Horseferry House SW1 and Tea Building E1.

In 2014 to date the Group has won the Property Week 'Developer of the Year' and the RICS London Commercial Award, and has been shortlisted for an award by Architects' Journal.  In 2013 Derwent London topped the real estate sector for the fourth year in a row and came tenth overall in the Management Today awards for 'Britain's Most Admired Companies'.  During 2013 the Group was also awarded EPRA Gold for corporate and sustainability reporting, two OAS awards and AJ Retrofit and NLA awards.

For further information see www.derwentlondon.com or follow us on Twitter at @derwentlondon.

Forward-looking statements

This document contains certain forward-looking statements about the future outlook of Derwent London.  By their nature, any statements about future outlook involve risk and uncertainty because they relate to events and depend on circumstances that may or may not occur in the future.  Actual results, performance or outcomes may differ materially from any results, performance or outcomes expressed or implied by such forward-looking statements.

No representation or warranty is given in relation to any forward-looking statements made by Derwent London, including as to their completeness or accuracy.  Derwent London does not undertake to update any forward-looking statements whether as a result of new information, future events or otherwise.  Nothing in this announcement should be construed as a profit forecast.

OVERVIEW

Derwent London is benefiting both from a strong London market and its management initiatives.

The central London market is enjoying good rental growth.  Given current levels of occupier demand, the economic outlook and limited levels of new supply, this appears set to continue for the foreseeable future.  In addition, the first half has seen a further sizeable fall in central London property yields, which are now close to historical lows.  This is reflected in the 25.2% rise in our NAV in the last year (more than half of which came in the last six months).

As long-term investors in a cyclical market, we build flexibility into our plans to reflect political and economic risks.  However, at the current time, we believe these risks are mitigated by the good economic and rental growth outlook and the expectation of only gradual increases in UK interest rates.

We have assembled a central London portfolio concentrated in the West End and improving locations over many years, which is full of opportunities to add value.  During that time we have seen the composition of London evolve in our favour.  The expansion of creative industries has challenged long-standing perceptions, with JLL (a leading surveyor) recently redefining London's Tech Belt (Clerkenwell, Shoreditch and Aldgate) as a "core" location.

There is much debate over London's affordability for new businesses as well as key workers, and this is undoubtedly an important issue for the capital city to tackle.  However, with regard to commercial space, central London continues to offer accommodation over a wide range of prices.  The average current central London office rent on our portfolio is only c£25 per sq ft and the estimated rental value (ERV) is c£40 per sq ft.  Our continued emphasis on good design in the mid-market rental segment has contributed to our performance with estimated rental values (ERV) up 4.2% in the last six months, and a low vacancy rate which is currently 1.4%.

We invest substantially in local communities, for example, our Fitzrovia community funding programme recently provided support to ten local initiatives.  Our focus on sustainability and value in the West End, Tech Belt and Crossrail areas creates a product that appeals to both investors and tenants.  This appeal is demonstrated by our £68.1m of property sales so far this year, which achieved average gains after costs of 40.7% above December 2013 levels.

During the first six months, our lettings, excluding space where there was a change of use, were 8.6% above December 2013 ERV.  At 30 June our contracted rent was £123.0m with an ERV of £206.0m giving a reversion of £83.0m.  Of this 43% is contracted.  Our financial position strengthened further when we drew down £100m of long-term finance in January.  This completed the £800m financial restructuring started six months previously, which has seen our cost of debt fall since June 2013 despite being almost fully hedged against rising rates, and the average length of borrowings extended to over seven years.

The combination of strong occupier demand and our financial strength is enabling us to tap further into the latent opportunities in our portfolio.  We have embarked on a major phase of property development with 626,000 sq ft under construction, including our retro-innovative White Collar Factory EC1.  We have a further 975,000 sq ft of schemes with planning consent including 80 Charlotte Street which is due to start next year.  We have recently submitted planning applications to develop another 163,000 sq ft in two West End schemes, which would further increase this potential.

CENTRAL LONDON MARKET OVERVIEW

CBRE, our valuers, reported that central London office rental values have risen 3.9% in the first six months of 2014.  Take-up, at 6.6 million sq ft, was lower than in the second half of last year, but this reflected a lack of availability rather than a lack of demand.  Overall vacancy is still well below trend at 8.7 million sq ft or 3.9% of total stock.

A number of factors have helped drive London's strong occupier demand:

·      The strengthening UK economy, led by London where business confidence is high.

·      A trend of recentralisation as some suburban office occupiers wish to reconnect with a more urban vibe that appeals to the new generation of creatives.

·      A spread of tenant demand beyond the traditional core, as the new creative industries migrate readily to new locations.

·      The significant improvement to east-west connectivity across London afforded by the opening of Crossrail in 2018.

In July 2014 CBRE published a report titled "Creative London" highlighting the strength of TMT demand which is helping drive London's rental growth, thereby stimulating new areas.  It quotes data showing that these industries created 25,000 London jobs between 2008 and 2013.  The same industries are expected to provide another 60,000 new jobs by 2020.  However TMT is not the only sector looking to take space.  CBRE reported that central London take-up in first half of 2014 from creative industries was lower than that from business services and finance, and represented only 15% of the total.

Despite the positive background, new office supply in central London remains limited, and completions are rising from a low base.  Across the whole of central London there is currently 2.2 million sq ft of speculative space under construction due for completion in the second half of 2014, of which 440,000 sq ft is in the West End.  At these levels, the current imbalance between supply and demand is likely to continue.

Central London property yields are now just above those of 2007, pushed down by the weight of demand from a wide range of mostly equity funded investors.  UK gilt yields have fallen since December 2013 despite the Governor of the Bank of England's June warning that interest rates might rise earlier than previously expected.  Investors appear reassured that any rises in interest rates will probably only be gradual and the potential risks to the office market are currently outweighed by:

·      The outlook for strong medium-term rental growth.

·      A continuing trend of residential conversions.

·      Increased liquidity as lending sources widen.

VALUATION

Market conditions provided an ideal backdrop for our central London portfolio in the first half with property values rising, as rental values increased and valuation yields tightened.

The Group's investment portfolio was valued at £3.74bn at 30 June 2014. The underlying valuation was up 10.1% over the first half of 2014, considerably stronger than the 4.7% and 7.6% uplifts for the first and second halves of 2013, respectively.  This outperformed our comparative benchmark, the IPD Capital Growth Index for central London offices at 8.7% and the IPD All Property Index of 5.6%.  Our central London portfolio (97% of the total) increased by 10.3%, with the West End up 9.2% and the City Borders up 13.2%. The balance (our Scottish assets) increased by 3.1%.

We detail our five on-site developments and two phased refurbishments under Projects below.  Together they were valued at £462.2m representing 12.4% of the portfolio's value.  In the first six months they increased in value by 11.9% while, excluding these properties, the underlying portfolio increased by 9.8%.

As anticipated, the steady rise in rental values, which began in 2010, continued.  Underlying rental values, on an EPRA basis, rose by 4.2% over the first half of 2014.  This growth was stronger than the 2.6% and the 3.0% seen in the first and second halves of 2013, respectively.

Tightening yields over the first half of 2014 saw the true equivalent yield move in by 26 basis points to 5.02% and by 50 basis points over the last twelve months.  On an EPRA basis the net initial yield was 3.7% at the half year.  This rises to 4.4% on a "topped-up" basis, after contracted uplifts and the expiry of rent free periods.  The net reversionary yield was 5.2%.  Overall our central London portfolio valuation reflects a capital value of c£675 per sq ft which we do not believe is demanding given its reversionary and redevelopment potential.

At the half year our annualised net contracted rental income was £123.0m with an ERV of £206.0m.  This reversion of £83.0m represented an uplift of 67%.  It is derived first from contracted rental uplifts of £35.4m, including the expiry of rent free periods and future income from pre-let space at our projects on site.  The pre-let income amounted to £7.8m.  Secondly, vacant space represented £28.7m of additional rental income.  This principally relates to our on-site developments, and in particular to our White Collar Factory campus where the ERV is £13.9m.  Thirdly, the balance of the reversion is the potential £18.9m uplift from future rent reviews and lease renewals to current market rents.  In the second half we have pre-let part of 1-2 Stephen Street (see below), which will have increased the contracted element of our reversion by £1.8m to £37.2m.

Overall, the Group's investment portfolio total property return was 12.2% over the half year.  The IPD Total Return Index was 10.8% for central London offices and 8.5% for All UK Property.

PROJECTS

We have increased our development exposure to meet occupier demand and to tap into the next seam of latent portfolio potential.  We currently have 626,000 sq ft of space under construction of which 29% is pre-let at £9.6m pa net.  On-site projects include Tottenham Court Walk W1, which represents the retail element of our phased refurbishment of 1-2 Stephen Street, where we have recently started work.

Major projects pipeline

1 Areas are proposed figures

2 Crossrail site under option

Our largest current project overlooks Old Street or "Silicon" roundabout in the heart of London's Tech Belt.  The 237,000 sq ft 16-storey White Collar Factory will form part of a campus also comprising another 39,000 sq ft  offices, 9,000 sq ft retail and 8,000 sq ft residential around a new public square.  Some of the campus offices will be available to provide affordable space to facilitate business start-up activity.  Total ERV is estimated at £13.9m pa, and future capital expenditure at £110m. 

Two other major office projects at Turnmill EC1 and 40 Chancery Lane WC2 are due to be completed this year.  The office space on both schemes of 155,600 sq ft has been pre-let for £8.8m pa (£7.8m net of ground rents) to Publicis Groupe.  On completion we will have 16,700 sq ft of associated retail space to let with an ERV of £0.5m.

Derwent London has a small residential programme with Queens W2 (18,700 sq ft private apartments) due for completion later this year and 73 Charlotte Street W1 (11,700 sq ft private apartments) due to be completed in Q3 2015.  Queens will be marketed for sale in the third quarter, and is aimed at owner-occupiers.

Publicis' move into the office space at Turnmill and 40 Chancery Lane will allow us to proceed with the regeneration of 80 Charlotte Street in 2015.  This scheme will comprise 322,000 sq ft offices, 44,000 sq ft residential, of which 23% is affordable and 14,000 sq ft retail with expected further capital expenditure of c£149m.  Thereafter we have consent for 55-65 North Wharf Road W2 (240,000 sq ft offices), which could start in 2016, and 1 Oxford Street W1 (275,000 sq ft mixed-use) which could start in 2018.  The latter project is subject to an option agreement to acquire the site from Crossrail, which could, inter alia, allow the start date to be brought forward.

We continue to augment our portfolio's potential, and recently applied for planning permission on two projects.  At 25-29 Berners Street W1 the application is to develop 105,000 sq ft of offices.  This development is subject to reaching an agreement with our freeholder, whose interest includes a 6,100 sq ft building which is not part of our ownership but forms part of the site. In addition, we have applied for consent at 25 Savile Row W1, which includes our own office accommodation, for a 58,000 sq ft Mayfair residential development.  The latter property was not previously included in our schemes under active appraisal.  If the two applications are successful, in aggregate they will increase the potential floor area of these properties by 27%.

After a lengthy period of falling or flat construction prices, the last 12 months saw them resume a more typical upward trend, with a consensus view of 4-6% annual inflation for the next few years.  We have been mitigating our future costs through fixing prices early based on final design information.  Our experience and long-standing relationships within the industry have helped us in this regard.  All the costs of our on-site programme (£155m still to spend) are on fixed price contracts.  Therefore our risks relate to our future projects: most immediately 80 Charlotte Street W1 and 55-65 North Wharf Road W2 where we estimate aggregate future capital expenditure at £265m.

PORTFOLIO MANAGEMENT

Despite having only a limited amount of space available, we let 89,800 sq ft in the first half of the year securing £3.6m of annual rent.  Excluding the impact of a change of use, we achieved overall rents 8.6% above December 2013 ERV, and open market transactions were 17.3% above December ERV.  These figures exclude our largest single transaction in the first half, which was the pre-let to Make at Middlesex House W1, where we are converting a former basement car park to offices. 

We show the major transactions in the table below.  The table is updated for Q3 lettings to date, which total £3.2m pa on 55,100 sq ft, and were completed on average 9.1% above June 2014 and 17.5% above December 2013 ERVs.  A significant proportion of our current year deals represent new rental highs for individual buildings.

Principal lettings in 2014

In the second half we have secured our largest letting of the year to date, pre-letting 28,100 sq ft on the lower floors at 1-2 Stephen Street W1 to Freud Communications for 15 years with a tenant's break at year ten.  This represents 34% of the office space currently under refurbishment at that property.  The rent is £1.8m pa rising to £2.1m pa after five years, and with an upward only rent review in year ten.  The initial rent of £65 per sq ft is 6.0% above the December 2013 ERV for those floors.

We continue to have very little space available to let with the June EPRA vacancy rate at only 1.4%.  Allowing for the completion of the balance of 1-2 Stephen Street this would increase to 3.5% on a proforma basis.

INVESTMENT ACTIVITY

Disposals

Since the beginning of the year we have taken advantage of the continuing strength of the investment market to dispose of certain smaller assets where we have less opportunity to add material value.  Having first considered the development potential at Jaeger House W1, we decided instead to market the property without the benefit of planning.  We received £30.7m or £1,235 per sq ft.  Separately we sold our long-standing 25% interest in the non-core Prague Fashion Arena for £6.8m net of costs.  On average these sales achieved a significant surplus over December 2013 book values, and full details were given in our first quarter Interim Management Statement. 

Since the half year we have sold 186 City Road EC1 and 35 & 37 Kentish Town Road NW1 for £37.4m before costs.  Refurbishment work repositioning both these relatively small properties was recently completed and we have been able to secure a substantial 49% premium over the December 2013 values, just above June 2014 values.

Acquisitions

It has been a quiet period for acquisitions reflecting the extremely competitive market and the numerous opportunities within the existing portfolio, which means we are under no pressure to buy. However in the first half we acquired 19-23 Featherstone Street EC1 which adjoins our Monmouth House and is opposite the White Collar Factory campus.  The property cost £12.3m or £447 per sq ft, and is let for up to three years at an initial rent of £0.27m pa (£10 per sq ft).  Preliminary studies are in hand to determine how we can maximise the potential of these two adjoining properties.

FINANCIAL REVIEW

EPRA net asset value per share increased sharply during the first half of 2014 to 2,572p from 2,264p at 31 December 2013, a rise of 13.6%.  Over the twelve months to 30 June 2014, the increase in net asset value per share was 25.2%. 

Though recurring earnings have grown, the majority of the increase in net asset value was due to another strong portfolio valuation surplus.  For the first half of 2014, the Group's surplus was £334.3m after deducting lease incentive adjustments of £4.0m.  In addition, the sales of Jaeger House and our Prague joint venture gave rise to a profit on sale of £8.4m after tax.  The equivalent figures for H1 2013 were a surplus of £175.5m and a profit on sale of £0.3m, respectively.  The EPRA net asset value also takes account of a cumulative £2.4m net uplift on our trading properties, being the residential developments at Queens W2 and 73 Charlotte Street W1.

The overall property portfolio fair value increased to £3.74bn at 30 June 2014.  Capital expenditure in the period was £59.9m, including £2.3m of capitalised interest, compared with £53.1m and £3.4m, respectively, in the first half of 2013.  Acquisitions during the period totalled £13.6m, relating almost entirely to 19-23 Featherstone Street EC1 which was acquired for £12.3m including costs of £0.5m.  Property disposal proceeds were £31.4m of which £30.7m related to Jaeger House W1. 

The Prague joint venture, a legacy from the merger with London Merchant Securities plc in 2007, was disposed of for £6.8m net of costs, which included the repayment of a £1.9m shareholder loan.  Costs of sale were £0.5m and there was a tax charge of £0.9m.  The tax payable was covered by available tax losses. 

EPRA profit before taxation for the half year increased to £32.0m, a 14.3% increase from the £28.0m reported in the first half of 2013.  Gross property income rose to £69.3m from £64.0m in H1 2013, helped by a £1.4m rights of light receipt, and net property and other income increased by 10.8% to £65.9m.  Net rental income increased by 4.8% from H1 2013 and by 1.3% from H2 2013 on a like-for-like basis.  After stripping out the receipt of back rent from a rent review in H2 2013, the like-for-like increase on H2 2013 was 4.1%. 

Administrative expenses increased to £13.1m from £11.8m in H1 2013, due mainly to fixed and variable staff costs.  Net finance costs before taking account of capitalised interest were reduced by £0.7m from H1 2013, but the level of capitalised interest also fell following completion of the 1 Page Street SW1 project in 2013.  The amount of interest capitalised on that scheme was higher than usual because it was acquired specifically for development.  For our other projects, interest on the site value is not capitalised.

The Group's overall profit before tax, which includes fair value movements as well as the profit on disposals, was £371.4m compared with £219.8m for the first six months of 2013.

PricewaterhouseCoopers LLP were formally appointed as auditors to Derwent London plc and its subsidiaries in July 2014.  At our request they have carried out an independent review of the interim results and their report is attached.

Financing, net debt and cash flow

The drawdown of the £100m 15 and 20-year US Private Placement notes from New York Life in January 2014 completed the final step in the £800m refinancing which was arranged in the second half of 2013. Available undrawn facilities totalled £364m at the end of June 2014.  The property sales that completed in July 2014 will have increased our capacity by a further £37m.

In April 2014 a £65m forward-start interest rate swap with a fixed rate of 1.9975% until April 2019 became active so that, as at 30 June 2014, the Group had £283m of interest rate swaps in place.  This meant that the proportion of debt that was fixed or hedged increased to 98% of the nominal value.  This is higher than our normal level but will reduce as spending on our projects continues; the additional capital expenditure expected in the second half of 2014 is £77m with a further £140m in 2015.  With the new loans in place, our average debt maturity has also increased and was 7.2 years at the end of June 2014.  Since June 2013, the proportion of our debt that is unsecured has increased from 19% to 64% and the value of uncharged properties has grown from £727m to £2.4bn.

Net debt increased to £974.1m at 30 June 2014 from £949.2m at the end of 2013.  However, the Group's overall loan-to-value ("LTV") ratio fell to 25.7% from 28.0% at the last year end and net asset gearing also fell to 35.8% following the strong asset value performance in the period.

Operational cash flow has strengthened during the first half with net cash from operating activities for the six months to June 2014 up to £32.9m from £26.4m in the equivalent period of 2013, an increase of 24.6%.

Net interest cover for the first half of 2014 also improved to 287% compared to 257% on the same basis for the first half of 2013 and 279% for the whole of 2013.  Following the increased level of hedging and fixed rate notes, the overall weighted average interest rate rose slightly to 3.98% on a cash basis and 4.44% on an IFRS basis.  The equivalent figures reported in our Interim Management Statement at 31 March 2014 were 3.84% and 4.29%, respectively.

Dividend

We are increasing the interim dividend again by 8.4% to 11.65p from 10.75p per share, at which level the dividend remains comfortably covered.  The dividend will be paid on 23 October 2014 to shareholders on the register at 19 September 2014, with 7.3p paid as a PID under the UK REIT regime.  As with previous dividends, there will be a scrip alternative.

OUTLOOK

Confidence levels in the London economy are stimulating new industries, fuelling fresh occupier demand and attracting investment, while the broader economic fragility and global uncertainties are likely to keep interest rates low.  We are now bringing on the next phase of major development projects.  This is part of our long-term strategy of adding value to properties in improving locations where, through a focus on good design appropriate to local needs, we are regenerating neighbourhoods such as Old Street roundabout and Fitzrovia. 

We are operating in favourable market conditions and to date there are few signs of the excessive development or imprudent property lending which have normally preceded the start of a property downturn.  In our view the current position in the cycle points us firmly towards further growth.  However, we recognise that there are significant political and global risks, such as next year's General Election, and a number of international trouble spots. Our business model retains considerable flexibility which enables us to alter course if the economy slows or occupational demand weakens. 

Derwent London is set to have another good year in 2014 based on:

·      An excellent first half performance with 12.3% earnings growth and 13.6% NAV growth.

·      A positive market outlook with our expectations of our portfolio average ERV growth for the year raised to 6-8% from 5-7% in February 2014, and yields expected to remain firm.

·      Our portfolio's West End focus and proximity to Crossrail stations or London's Tech Belt.

·      Reversionary potential of £83.0m pa, of which 43% is contracted growth.

·      Significant development activity with 626,000 sq ft under construction - 29% pre-let.

·      Substantial development potential beyond the on-site programme.

·      A strong financial base with almost £400m of undrawn committed facilities, and an LTV of only 25.7%.

Our confidence in our market, the quality of our brand and our strong financial position is reflected in the Group's most substantial development programme to date.

Robert A. Rayne                                                                                                                John D. Burns

Chairman                                                                                                              Chief Executive Officer

14 August 2014

Statement of Directors' responsibilities

The Directors' confirm that, to the best of their knowledge, these condensed consolidated interim financial statements have been prepared in accordance with IAS 34 'Interim financial reporting', as adopted by the European Union and the Disclosure and Transparency Rules of the United Kingdom's Financial Services Authority. The interim management report includes a fair review of the information required by DTR 4.2.7 and DTR 4.2.8, namely:

·      An indication of important events that have occurred during the first six months of the financial year and their impact on the condensed set of financial statements, and a description of the principal risks and uncertainties for the remaining six months of the financial year; and

·      Material related-party transactions in the first six months of the financial year and any material changes in the related-party transactions described in the last Annual Report.

The Directors are listed in the Derwent London plc Annual Report of 31 December 2013 and a list of the current Directors is maintained on the Derwent London website: www.derwentlondon.com. The maintenance and integrity of the Derwent London website is the responsibility of the Directors.

Legislation in the United Kingdom governing the preparation and dissemination of financial statements may differ from legislation in other jurisdictions.

On behalf of the Board

John D. Burns                                                                                                   Damian M.A. Wisniewski

Chief Executive Officer                                                                                                    Finance Director

14 August 2014

GROUP CONDENSED INCOME STATEMENT (UNAUDITED)

GROUP CONDENSED STATEMENT OF COMPREHENSIVE INCOME (UNAUDITED)

GROUP CONDENSED BALANCE SHEET (UNAUDITED)

GROUP CONDENSED STATEMENT OF CHANGES IN EQUITY (UNAUDITED)

GROUP CONDENSED CASH FLOW STATEMENT (UNAUDITED)

NOTES TO THE FINANCIAL STATEMENTS

1 . Basis of preparation

The financial information for the half year to 30 June 2014 was not subject to an audit but has, for the first time, been subject to a review in accordance with the International Standard on Review Engagements 2410, Review of Interim Financial Information Performed by the Independent Auditor of the Entity, issued by the Auditing Practices Board. The financial information for the half year to 30 June 2013 was not subject to either an audit or a review.

The comparative financial information presented herein for the year to 31 December 2013 does not constitute full statutory accounts within the meaning of Section 434 of the Companies Act 2006. The Group's annual report and accounts for the year to 31 December 2013 have been delivered to the Registrar of Companies. The Group's independent auditor's report on those accounts was unqualified, did not include references to any matters to which the auditors drew attention by way of emphasis without qualifying their report and did not contain a statement under section 498(2) or 498(3) of the Companies Act 2006.

The financial information in these condensed financial statements is that of the holding company and all of its subsidiaries (the "Group") together with the Group's share of its joint ventures. It has been prepared in accordance with the Disclosure and Transparency Rules of the Financial Conduct Authority and with IAS 34 Interim Financial Reporting and should be read in conjunction with the annual report and accounts for the year to 31 December 2013 which have been prepared in accordance with International Financial Reporting Standards as adopted by the EU.

Going concern

Under Provision C.1.3 of the UK Corporate Governance Code, the Board needs to report whether the business is a going concern. In considering this requirement, the Directors have taken into account the following:

·      The Group's latest rolling forecast for the next 18 months, in particular the cash flows, borrowings and undrawn facilities. Sensitivity analysis is included within these forecasts.

·      The headroom under the Group's financial covenants.

·      The risks included on the Group's risk register that could impact on the Group's liquidity and solvency over the next 12 months.

·      The risks on the Group's risk register that could be a threat to the Group's business model and capital adequacy.

The Group's risks and risk management processes are set out in note 25.

Having due regard to these matters and after making appropriate enquiries, the Directors have reasonable expectation that the Group has adequate resources to continue in operational existence for the foreseeable future. Therefore, the Board continues to adopt the going concern basis in preparing these consolidated financial statements.

2 . Changes in accounting policies

The accounting policies used by the Group in these condensed financial statements are consistent with those applied by the Group in its financial statements for the year to 31 December 2013, as amended to reflect the adoption of new standards, amendments and interpretations which became effective in the period as shown below.

New standards adopted during the period

The following standards, amendments and interpretations endorsed by the EU are effective for the Group's half year to 30 June 2014 , and had no material impact on the financial statements:

IAS 27 (revised) - Separate Financial Statements;

IAS 28 (revised) - Investments in Associates and Joint Ventures;

IAS 32 (amended) - Offsetting Financial Assets and Financial Liabilities;

IAS 36 (amended) - Recoverable Amounts Disclosures for Non-Financial Assets;

IAS 39 (amended) - Novation of Derivatives and Continuation of Hedge Accounting;

IFRS 10 Consolidated Financial Statements;

IFRS 11 Joint Arrangements; and

IFRS 12 Disclosure of Interests in Other Entities.

Standards in issue but not yet effective

The following standards , amendments and interpretations were in issue at the date of approval of the condensed consolidated financial statements but were not yet effective for the current accounting period and have not been adopted early.  The directors do not anticipate that their adoption in future periods will have a material impact on the financial statements of the Group.

IFRS 9 Financial Instruments;

IAS 19 (amended) - Defined Benefit Plans - Employee Contributions;

IFRS 11 (amended) - Acquisition of interests in joint operations;

IAS 16 (amended) - Clarification of acceptable methods of depreciation and amortisation;

IAS 38 (amended) - Clarification of acceptable methods of depreciation and amortisation;

IFRS 14 - Regulatory deferral accounts;

IFRS 15 - Revenue from contracts with customers;

IFRIC 21 - Levies;

Annual Improvements to IFRSs (2010 - 2012 Cycle); and

Annual Improvements to IFRSs (2011 - 2013 Cycle).

3. Significant judgments, key assumptions and estimates

Some of the significant accounting policies require management to make difficult, subjective or complex judgments or estimates.  The following is a summary of those policies which management consider critical because of the level of complexity, judgment or estimation involved in their application and their impact on the financial statements.  These are the same policies identified at the previous year end and a full discussion of these policies is included in the 2013 financial statements.

·      Trade receivables;

·      Property portfolio valuation;

·      Outstanding rent reviews;

·      Compliance with the real estate investment trust (REIT) taxation regime; and

·      Contingent consideration.

4.   Segmental information

IFRS 8 Operating Segments requires operating segments to be identified on the basis of internal financial reports about components of the Group that are regularly reviewed by the chief operating decision maker (which in the Group's case is the Executive Committee comprising the six executive Directors and four senior managers) in order to allocate resources to the segments and to assess their performance.

The internal financial reports received by the Group's Executive Committee contain financial information at a Group level as a whole and there are no reconciling items between the results contained in these reports and the amounts reported in the financial statements.  These internal financial reports include the IFRS figures but also report the non-IFRS figures for the EPRA earnings per share, net asset value and profit figures.  Reconciliations of each of these figures to their statutory equivalents are detailed in note 11.  Additionally, information is provided to the Executive Committee showing the gross property income and investment property valuation by individual property.  Therefore, for the purposes of IFRS 8, each individual property is considered to be a separate operating segment in that its performance is monitored individually.

The Group's property portfolio includes investment property, owner occupied property, assets held for sale and trading property and comprises 93% office buildings* by value (30 June 2013: 94%; 31 December 2013: 93%).  The Directors consider that these properties have similar economic characteristics. Therefore, these individual properties have been aggregated into a single operating segment.  The remaining 7% (30 June 2013: 6%; 31 December 2013: 7%) represents a mixture of retail, hotel, residential and light industrial properties, as well as land, each of which is de minimis in its own right.  Accordingly, the Directors are of the view that it is appropriate to disclose two reportable segments, 'office buildings' and 'other', by reference to gross property income and property value.

No tenant accounted for more than 10% of gross property income and no individual property accounted for more than 10% of the value of the property portfolio in either the half year to 30 June 2014, the half year to 30 June 2013, or the year to 31 December 2013.

All of the Group's properties are based in the UK.  At 30 June 2013 and 31 December 2013, the Group also had a joint venture investment in Prague which represented 0.1% of the Group's assets and is excluded from this analysis. This investment was sold in April 2014.  No geographical grouping is contained in any of the internal financial reports provided to the Group's Executive Committee and, therefore, no geographical segmental analysis is required by IFRS 8.  However, geographical analysis is included in the tables below to provide users with additional information regarding the areas contained in the business and finance review. The majority of the Group's properties are located in London (West End central, West End borders and City borders), with the remainder in Scotland (Provincial).

* Some office buildings have an ancillary element such as retail or residential.

Gross property income

A reconciliation of gross property income to gross property and other income is given in note 5.

Property portfolio

A reconciliation between the fair value and carrying value of the portfolio is set out in note 12.

5. Property and other income

Included within rental income is £0.9m (half year to 30 June 2013: £1.2m; year to 31 December 2013: £2.3m) of income which was derived from a lease of one of its buildings where the Group entered into an arrangement to restructure the lease arrangements such that the Group could obtain possession of the building whilst maintaining rental income. The Group has included the income from this building within gross property income as, although similar to a lease surrender arrangement, the Group's entitlement to this rental income is linked to its continued ownership of the property rather than being an unconditional amount receivable (whether as an upfront payment or through a series of instalments). Additionally, rental income includes £3.8m (half year to 30 June 2013: £2.1m; year to 31 December 2013: £5.6m) relating to rents recognised in advance of the cash receipts.

Other property income relates to a rights of light settlement received during the period, while o ther income relates to fees and commissions earned in relation to the management of the Group's properties and is recognised in the Group income statement in accordance with the delivery of services.

6. Profit on disposal