Funds Valuation

Capital & Regional plc
07 May 2004

                                                                      7 May 2004


                             CAPITAL & REGIONAL PLC:
                    VALUATION OF MALL AND JUNCTION FUNDS


Capital & Regional plc, the co-investing property asset manager, today announced
that the unit values of the Mall Limited Partnership and the Junction Limited
Partnership as at 30 April 2004 were as follows:

               Valuation of   Unit value at    Unit value at  Underlying  Growth in   Units owned         C&R
                 properties   30 April 2004 31 December 2003   valuation unit value        by C&R  percentage
                                                                change %   (geared)                   of fund
Mall Fund    £1,322,350,000         £1.5082          £1.4290        3.0%       5.5%   170,000,000       34.8%
Junction       £802,290,000         £1.4337          £1.3674        2.4%       4.9%    85,000,000       28.4%
Fund



Notes:

The underlying valuation change shows the increase in the value of the portfolio
as a percentage of opening value adjusted for additions and disposals, over the
four months.

The growth in unit value reflects growth in the capital value of the fund over
the four months.   In addition investors benefit from quarterly distributions of
net income.


                                    - ENDS -


For further information:

Capital & Regional:
Martin Barber, Chief Executive                                Tel. [phone]
William Sunnucks, Group Finance Director                      Tel. [phone]

Hudson Sandler
Michael Sandler / James Benjamin                             Tel:  [phone]


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