Inv.Property Databank-update

Barclays PLC
26 February 2004

Investment Property Databank - Update to December 2003

Final Index Figures  26 February 2004

1.             2003 Final Results.
                                                                    Capital   Income   Total Return
                                                                     Growth   Return
IPD Universe - Portfolio Benchmark                                      4.0      6.7           10.7

(including transactions, development and other active
management)

IPD Index - Standing Investments
(excluding transactions, development and active management)
All Property                                                            3.9           7.0          10.9
    Retail                                                              8.9           6.6          15.5
    Office                                                             -4.1           7.2           3.2
    Industrial                                                          3.4           7.9          11.3





2.      Size of the Databank (£m)
    Total value updated so far            Estimated final total                  % Completed
             105,072                             105,072                            100.0



3.             Sector Weightings - % of Capital Value
                                                           Retail             Office         Industrial
This year's Provisional Databank
    At end-2003                                              51.6               29.7               15.7
    At end-2002                                              47.7               33.8               15.3

Last year's Final Databank
    At end-2002                                              47.7               33.1               15.2


(c) Investment Property Databank Ltd (IPD) February 2004.  All rights conferred
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 costs and expenses suffered by any persons as a result of any reliance on the
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