FIRST CAPITAL REALTY ANNOUNCES STRONG 2008 YEAR END RESULTS Strong portfolio fundamentals and substantial liquidity.

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1 Press Release FIRST CAPITAL REALTY ANNOUNCES STRONG 2008 YEAR END RESULTS Strong portfolio fundamentals and substantial liquidity. Toronto, Ontario (March 5, 2009) First Capital Realty Inc. ( First Capital Realty ) (TSX:FCR) Canada s leading owner, developer and operator of supermarket and drugstore-anchored neighbourhood and community shopping centres, located predominantly in growing metropolitan areas, announced today strong financial results for the year ended December 31, YEAR HIGHLIGHTS Year Ended December 31 ($ millions, except per share amounts) Percentage Change Property rental revenue $ $ % Net operating income (NOI) $ $ % Funds from operations (FFO) excluding Equity One s noncash $ $ % (1) impairment losses and dilution gain FFO per diluted share excluding Equity One s non-cash $ 1.66 $ % impairment losses and dilution gain (1) Adjusted funds from operations (AFFO) $ $ % AFFO per diluted share $ 1.46 $ % Enterprise value $ 4,111 $ 4,218 (2.5%) Debt to aggregate assets 53.6% 56.4% Debt to total market capitalization 52.5% 48.9% Weighted average diluted shares for FFO (000 s) 87,260 78, % Weighted average diluted shares for AFFO (000 s) 95,587 86, % (1) See Funds from Operations section of this press release. 1/17

2 2008 OPERATING HIGHLIGHTS Invested $330 million in development activities, property improvements and acquisitions Added 1.1 million square feet of gross leasable area from development and redevelopment coming on line, and acquisitions Acquired 4 income-producing properties totalling 292,000 square feet, 2 land sites and 8 land parcels adjacent to existing properties comprising a total of 22 acres and an additional interest in an existing land parcel for future development 3.8% same property NOI growth; 2.1% excluding redevelopment and expansion space 14% increase on rate per square foot on 1.2 million square feet of renewal leases Occupancy of 96% compares to 95.8% at September 30, 2008 and 95.3% at December 31, Vacancy includes 1.4% of space held for redevelopment Gross new leasing totalled 1.2 million square feet including development and redevelopment coming on line; lease closures totalled 395,000 square feet and closures for redevelopment totalled 207,000 square feet Average lease rate per occupied square foot increased by 3.7% to $15.10 at December 31, Completed new leasing on existing space totalling 419,000 square feet at an average rate of $18.37 per square foot, representing a 21.0% increase over expiring rates Completed eight secured financing transactions for gross proceeds of $154.7 million at a weighted average interest rate of 5.54% and a weighted average term to maturity of 7.46 years. These transactions include six new mortgages and two top-ups of existing mortgages Raised $225 million of equity issuing 10.3 million common shares, including equity offerings, dividend reinvestment plan, payment in shares of the interest due to holders of the 5.50% convertible debentures and options and warrants exercised FOURTH QUARTER HIGHLIGHTS Three months ended December 31 ($ millions, except per share amounts) Percentage Change Property rental revenue $ $ % Net operating income (NOI) $ 67.5 $ % Funds from operations (FFO) excluding Equity One s noncash $ 37.8 $ % (1) impairment losses and dilution gain FFO per diluted share excluding Equity One s non-cash $ 0.42 $ % impairment losses and dilution gain (1) Adjusted funds from operations (AFFO) $ 37.5 $ % AFFO per diluted share $ 0.38 $ % Weighted average diluted shares for FFO (000 s) 90,424 80, % Weighted average diluted shares for AFFO (000 s) 99,053 88, % (1) See Funds from Operations section of this press release. 2/17

3 FOURTH QUARTER OPERATING HIGHLIGHTS Invested $98 million in development activities, property improvements and acquisitions Added 510,000 square feet of gross leasable area from development and redevelopment coming on line and acquisitions Acquired one income-producing property totalling 35,000 square feet, and an additional interest in an existing land parcel for future development 3.7% same property NOI growth; 1.7% excluding redevelopment and expansion space 15.4% increase on 507,000 square feet of renewal leases Gross new leasing totalled 593,000 square feet including development and redevelopment coming on line; lease closures totalled 59,000 square feet and closures for redevelopment totalled 71,000 square feet SUBSEQUENT EVENT HIGHLIGHTS Completion of a three year, $75,000,000 Secured Revolving Credit Facility On January 29, 2009, the Company closed on a three year, $75 million secured revolving credit facility with the Bank of Nova Scotia. Completion of a three year, $450,000,000 Secured Revolving Credit Facility On March 5, 2009 the Company closed on a three year, $450 million Secured Revolving Credit Facility with a syndicate of ten banks jointly led by RBC Capital Markets, TD Securities, and BMO Capital Markets. The syndicate consists of seven Canadian Banks and three Schedule III Chartered Banks. The new facility will be used to replace the Company s existing three year $350 million Senior Unsecured Revolving Credit Facility maturing March The facility s initial funding is expected to be at an interest rate of approximately 4.17%. We are very pleased to substantially increase our liquidity particularly during the current environment, which is a testament to the strength of our balance sheet and the defensive nature of our assets, commented Karen H. Weaver, Executive Vice President and Chief Financial Officer. Allied Properties Share Acquisition On February 9, 2009 the Company announced it had agreed to acquire from institutional investors an aggregate of 1,766,800 units ( Units ) of Allied Properties Real Estate Investment Trust in exchange for common shares of First Capital Realty at a ratio of 0.81 First Capital Realty shares per Unit. The acquisitions closed February 17, Together with the Units owned by the Company that were acquired with cash, First Capital Realty owns 3,453,100 Units, representing approximately 11% of the issued and outstanding Units. The Units have been acquired for investment purposes; however, First Capital Realty has indicated to Allied that it would like to engage in discussions with Allied to explore business opportunities, which may or may not result in a business combination; at this time no such discussions are underway. First Capital Realty does not currently intend to initiate a formal take-over bid for Allied. First Capital Realty may, in the future, take such actions in respect of its holdings as it may deem appropriate in light of the circumstances then existing, including the purchase of additional securities of Allied through open market purchases or privately negotiated transactions, or the sale of all or a portion of its holdings in the open market or in privately negotiated transactions to one or more purchasers. 3/17

4 Acquisition On March 3, 2009 the Company acquired a 27,000 square foot building leased to a Sobeys supermarket situated on 1.9 acres of land located on Danforth Avenue, in Toronto, ON. The purchase price of $5.8 million, including closing costs, was satisfied in cash. With strong portfolio fundamentals and substantial liquidity we are well positioned to weather the current environment, said Dori J. Segal, President & CEO. We are careful and patient but we will move to take advantage of opportunities when they present themselves to us. FINANCING AND CAPITAL MARKET HIGHLIGHTS In 2008, the Company raised $225 million of equity issuing 10.3 million common shares, through two equity offerings for a total of 6.7 million shares at an average gross price of $22.62 per share, the dividend reinvestment plan, payment in shares of the interest due to holders of the 5.50% convertible debentures and options and warrants exercised. The Company also completed eight secured financing transactions for gross proceeds of $154.7 million at a weighted average interest rate of 5.54% and a weighted average term to maturity of 7.46 years. These transactions include six new mortgages and two top-ups of existing mortgages. In addition, since January 1, 2009, the Company also completed four secured financing transactions for gross proceeds of $64 million at a weighted average interest rate of 5.95% and a weighted average term to maturity of 7.58 years. These transactions include three new mortgages and one top-up of an existing mortgage. Quarterly Dividend The Company announced that it will pay a first quarter dividend of $0.32 per common share on April 14, 2009 to shareholders of record on March 27, FINANCIAL HIGHLIGHTS FFO and AFFO presented herein are key financial measures used by the real estate industry to measure and compare the operating performance of real estate organizations. FFO and AFFO are supplemental non-gaap financial measures and a complete reconciliation containing adjustments from GAAP net income to FFO and AFFO is included in this press release. Funds from Operations (FFO) FFO for the fourth quarter ended December 31, 2008 totalled $39.6 million or $0.44 per diluted common share and $140.5 million or $1.61 per diluted common share for the year ended December 31, This included $3.8 million representing the Company s share of FFO from Equity One for the fourth quarter. Year-to-date Equity One contributed $12.5 million to the Company s FFO. The FFO reported by Equity One for the year ended December 31, 2008 included non-cash impairment losses on its investment in DIM Vastgoed N.V. as well as on certain development assets. The Company s share of these losses is Cdn$1.0 million or $0.01 per diluted common share for the fourth quarter, and $7.5 million or $0.09 per diluted common share for the year. The Company has also reported a one time dilution gain on its investment in Equity One of $2.9 million. 4/17

5 Funds from operations reported (excluding the non-cash impairment losses and dilution gain) for the three months ended December 31, 2008 totalled $37.8 million or $0.42 per diluted common share and increased from $32.9 million or $0.41 per diluted common share in the same period in Gains on land sales amounted to $3.9 million for the year ended December 31, 2008 or $0.05 per diluted share. FFO excluding the Equity One impairment losses and dilution gain for the year ended December 31, 2008 totalled $145.1 million or $1.66 per diluted common share, and increased from $125.4 million or $1.60 per diluted common share in the same period in The increase in FFO excluding the impairment losses and dilution gain for the quarter and year-to-date was primarily due to an increase in NOI resulting from development projects coming on line, same property NOI growth, property acquisitions, decreased interest expense and gains on land sales. The increase in per share amounts was achieved despite the increase in the basic and weighted average number of diluted common shares outstanding compared to the same prior year period. Adjusted Funds from Operations (AFFO) Management views AFFO as an effective measure of cash generated from operations. For the three months ended December 31, 2008, AFFO rose 2.7% to $0.38 per diluted common share from $0.37 per diluted common share in the same period in AFFO for the year ended 2008 totalled $139.9 million or $1.46 per diluted common share compared to $121.6 million or $1.41 per diluted common share in the prior year. AFFO is calculated by adjusting FFO for straight-line and market rent adjustments, non-cash compensation expenses, interest payable in shares, non-cash gains or losses on debt, hedges and land sales and actual costs incurred for capital expenditures and leasing costs for maintaining shopping centre infrastructure and current lease revenues. The Company s proportionate share of Equity One FFO is excluded and only the regular cash dividends received are included in AFFO. The weighted average diluted shares outstanding for AFFO is adjusted to assume conversion of the outstanding convertible debentures. Net Income Three months ended December 31 Year ended December 31 ($ thousands, except per share amounts) Net income $ 10,652 $ 9,252 $ 37,430 $ 30,353 Earnings per share (diluted) $ 0.12 $ 0.12 $ 0.43 $ 0.39 Weighted average common shares diluted (000 s) 90,424 80,003 87,260 78,428 Net income in the fourth quarter of 2008 totalled $10.7 million or $0.12 per common share (basic and diluted) compared to $9.3 million or $0.12 per common share (basic and diluted) in the same period of For the year ended December 31, 2008, net income was $37.4 million or $0.43 per share (basic and diluted) compared to $30.4 million or $0.39 per common share (basic and diluted in the same period of 2007). 5/17

6 The increase in net income is primarily due to an increase in NOI resulting from development projects coming on line, same property NOI growth, acquisitions, decreased interest, gains on the sale of land offset by increased amortization expense and decreased income from Equity One. In addition, there was an increase in the basic and weighted average diluted shares outstanding compared to the prior year period. DEVELOPMENT AND ACQUISITION HIGHLIGHTS During the fourth quarter of 2008, the Company invested $87 million in active development projects and improvements to existing properties bringing the year to date total investment to $254 million. Development and redevelopment of 475,000 square feet was brought on line in the fourth quarter, leased at an average rate of $19.62 per square foot. Year-to-date the Company brought on line 835,000 square feet of development and redevelopment space leased at an average rate of $19.70 per square foot. In addition, during the fourth quarter of 2008 the Company invested $11.0 million in the acquisition of an income-producing property adding 35,000 square feet of gross leasable area and an additional interest in a single existing land parcel for future development. For the year ended December 31, 2008, the Company invested $76 million in four income-producing properties comprising 292,000 square feet and two land sites and eight land parcels adjacent to existing properties comprising a total of 22.0 acres of commercial land for future development and an additional interest in an existing land parcel for future development. OPERATING HIGHLIGHTS Net operating income for the three months ended December 31, 2008 totalled $67.5 million, compared to $63.8 million in the fourth quarter of 2007, an increase of $3.7 million or 5.8%. Same property NOI increased 3.7% generating NOI growth of $2.1 million in the fourth quarter 2008 over the fourth quarter of 2007, due primarily to redevelopment and expansion space and increases in lease rates and occupancy. Same property NOI in the fourth quarter of 2008, excluding expansion or redevelopment space, increased by $0.9 million or 1.7% over the same prior year period. For the year ended December 31, 2008, acquisitions completed in 2008 and 2007 contributed $14 million to NOI, while greenfield development activities contributed a further $20 million. Same property net operating income increased 3.8%, generating growth in NOI of $8.1 million in Excluding redevelopment and expansion space, same property NOI grew by $4.1 million or 2.1% over Gross new leasing in the fourth quarter of 2008 totalled 593,000 square feet including development and redevelopment space coming on line. The Company achieved a 15.4% increase on 507,000 square feet of renewal leases over the expiring rates. During 2008, gross new leasing totalled 1.2 million square feet. Renewal leasing totalled 1.2 million square feet with a 14% increase over expiring lease rates. The average rate per occupied square foot at December 31, 2008 increased to $ This compares to an average rate of $14.56 per square foot at December 31, 2007 and $14.84 at September 30, Portfolio occupancy at December 31, 2008 of 96.0% compares to 95.8% at September 30, 2008 and 95.3% at December 31, Closures for redevelopment totalled 71,000 square feet for the fourth quarter of 2008 providing potential for future income growth through leasing and redevelopment activities. 6/17

7 OUTLOOK Over the past several years First Capital Realty has made significant progress in growing its business and generating accretive growth in funds from operations while enhancing the quality of its portfolio. The current environment remains extremely competitive, however the competition seems to have shifted to the capital side of the Company s business. Both debt and equity markets are challenging relative to pricing currently being asked by the vendors. The Company will continue to selectively acquire properties that are well-located and of high quality, where they add strategic value and/or operating synergies provided they will be accretive to FFO over the long term and equity and debt capital can be priced and committed to maintain conservative leverage. Development and redevelopment activities continue to provide the Company with opportunities to grow within its existing portfolio of assets. Once completed, these activities typically generate higher returns on investment. With respect to acquisitions of both income-producing and development properties, the Company will continue to focus on maintaining the sustainability and growth potential of rental income to ensure that among other things, refinancing risk is minimized. This is particularly important in the current environment of increasing cost and scarcity of capital. Specifically, Management will focus on the following four areas to achieve its objectives in 2009: same property net operating income growth, taking into account maintaining high occupancy; development and redevelopment activities; increasing efficiency and productivity of operations; and careful capital allocation to decrease dependence on capital markets. Overall, Management is confident that the quality of the Company s balance sheet, the defensive nature of its assets and operations will continue to serve it well in the current environment actual results compared to 2008 guidance The purpose of the Company s guidance was to provide readers with management s view as to the expected financial performance of the Company using factors that are commonly accepted and viewed as meaningful indicators of financial performance in the real estate industry. A reconciliation of the Company s year-end 2008 results to the previously updated guidance follows. Given the current environment, the Company intends to issue 2009 specific guidance, at the earliest, in its first quarter earnings release. 7/17

8 Guidance issued November 7, 2008 (per share amounts) Low High Actual Year Ended Dec 31, 2008 Diluted net income (reported) $0.42 $0.44 $0.43 Adjustments FFO from Equity One, Inc. excluding non-cash impairment loss recorded YTD Q3 Effect of fourth quarter Equity One non-cash impairment losses (0.01) Equity income from Equity One, Inc. (0.10) (0.13) (0.10) Amortization and future income taxes Gain on disposition of income-producing property - - (0.02) Dilution gain on investment in Equity One, Inc. - - (0.03) Funds from Operations (reported) $1.65 $1.66 $1.66 The net income variance was primarily driven by the gain on disposition of an income-producing property in the fourth quarter and the dilution gain on the investment in Equity One, which were not anticipated in the guidance, offset by an increase in future income tax expense. The increase in future income taxes was attributed to the normal process of re-evaluating the Company s future income tax assets and liabilities at year-end. Funds from operations as reported (excluding Equity One s impairment losses and the dilution gain) was consistent with guidance. None of these variances is considered material by the Company. MANAGEMENT CONFERENCE CALL AND WEBCAST First Capital Realty invites you to participate at its live conference call with senior management announcing our 2008 year end results on Friday, March 6, 2009 at 1:00 p.m. E.S.T. Year end financial results will be released prior to the call and made available on First Capital Realty s website in the Pressroom section. The Supplemental Package link will be on our Home Page at or click on Investor Relations, investor downloads. Teleconference: You may participate in the live conference toll free at or at To ensure your participation, please call five minutes prior to the scheduled start of the call. The call will be archived through March 13, 2009 and can be accessed by dialing toll free or with access code Webcast: To access the webcast, go to First Capital Realty s website at and click on the link for the webcast at the bottom of our Home Page. The webcast will be archived on our Home Page for 30 days and can be accessed, thereafter, in our Conference Calls section of our website. 8/17

9 Slide Presentation: A slide presentation to accompany management s comments during the conference call will be available. To view the slides, please go to First Capital Realty s website at and click on the link for the Conference Call at the top of our Home Page. Management s presentation will be followed by a question and answer period. To ask a question, press 1 followed by 4 on a touch-tone phone. The conference call coordinator is immediately notified of all requests in the order in which they are made, and will introduce each questioner. To cancel your request, press 1 followed by 3. If you hang up, you can reconnect by dialing or For assistance at any point during the call, press *0. ABOUT FIRST CAPITAL REALTY (TSX:FCR) First Capital Realty is Canada s leading owner, developer and operator of supermarket and drugstoreanchored neighbourhood and community shopping centres, located predominantly in growing metropolitan areas. The Company currently owns interests in 172 properties, including 5 under development, totalling approximately 20.1 million square feet of gross leasable area and 6 land sites in the planning stage for future retail development. In addition, the Company owns 14.1 million shares of Equity One (approximately 18.5%), one of the largest shopping centre REITS in the southern U.S., that trades on the New York Stock Exchange under the ticker symbol EQY. Including its investment in Equity One, the Company has interests in 328 properties totalling approximately 36.1 million square feet of gross leasable area. * * * * 9/17

10 Forward Looking Statements This press release and in particular the Outlook section, contains forward-looking statements and information within the meaning of applicable securities legislation. Forward-looking statements can generally be identified by the expressions anticipate, believe, plan, estimate, expect, intend, outlook, objective, may, will, should, plan, continue and similar expressions. The forward-looking statements are not historical facts but reflect the Company s current expectations regarding future results or events and are based on information currently available to Management. Certain material factors and assumptions were applied in providing these forward-looking statements. All forward-looking statements in this press release are qualified by these cautionary statements. Management believes that the expectations reflected in forward-looking statements are based upon reasonable assumptions; however, Management can give no assurance that actual results will be consistent with these forward-looking statements. These forward-looking statements are subject to a number of risks and uncertainties that could cause actual results or events to differ materially from current expectations, including the matters discussed under Risks and Uncertainties in the Company s current management s discussion and analysis. Factors that could cause actual results or events to differ materially from those expressed, implied or projected by forwardlooking statements in addition to those described in the Risk Management section include, but are not limited to, general economic conditions, the availability of new competitive supply of retail properties which may become available either through construction or sublease, First Capital Realty s ability to maintain occupancy and to lease or re-lease space at current or anticipated rents, tenant bankruptcies, the relative illiquidity of real-property, unexpected costs or liabilities related to acquisitions, construction, environmental matters, legal matters, reliance on key personnel, financial difficulties and defaults, changes in interest rates and credit spreads, changes in the U.S. Canadian foreign currency exchange rate, changes in operating costs, First Capital Realty s ability to obtain insurance coverage at a reasonable cost and the availability of financing. The assumptions underlying the Company s forward-looking statements contained in the Outlook section of this press release include that consumer demand will remain stable, demographic trends will continue and there will continue to be barriers to entry in the markets in which the Company operates. The assumptions used in developing the Company s guidance issued on November 7, 2008 are set out in the Company s third quarter results press release which is available on SEDAR at Readers, therefore, should not place undue reliance on any such forward-looking statements. Further, a forward-looking statement speaks only as of the date on which such statement is made. First Capital Realty undertakes no obligation to publicly update any such statement or to reflect new information or the occurrence of future events or circumstances except as required by security laws. These forward-looking statements are made as of March 5, For further information: Dori J. Segal, President & C.E.O., or Karen H. Weaver, Executive Vice President & C.F.O. First Capital Realty Inc. 85 Hanna Avenue, Suite 400 Toronto, Ontario, Canada M6K 3S3 Tel: (416) Fax: (416) /17

11 NON-GAAP SUPPLEMENTAL FINANCIAL MEASURES Funds from Operations and Adjusted Funds from Operations In Management s view, funds from operations ( FFO ) and adjusted funds from operations ( AFFO ) are commonly accepted and meaningful indicators of financial performance in the real estate industry. First Capital Realty believes that financial analysts, investors and shareholders are better served when the clear presentation of comparable period operating results generated from FFO and AFFO disclosures supplement Canadian generally accepted accounting principles ( GAAP ) disclosure. These measures are the primary methods used in analyzing real estate organizations in Canada. The Company s method of calculating FFO and AFFO may be different from methods used by other corporations or REITs (real estate investment trusts) and accordingly, may not be comparable to such other corporations or REITs. FFO and AFFO are presented to assist investors in analyzing the Company s performance. FFO and AFFO: (i) do not represent cash flow from operating activities as defined by GAAP, (ii) are not indicative of cash available to fund all liquidity requirements, including payment of dividends and capital for growth and (iii) are not to be considered as alternatives to GAAP net income for the purpose of evaluating operating performance. Funds from Operations RealPac Recommendations First Capital Realty calculates FFO in accordance with the recommendations of the Real Property Association of Canada ( RealPac ). The definition is meant to standardize the calculation and disclosure of FFO across real estate entities in Canada, modelled on the definition adopted by the National Association of Real Estate Investment Trusts ( NAREIT ) in the United States. FFO as defined by RealPac differs in two respects from the definition adopted by NAREIT. Under the RealPac definition, future income taxes are excluded from FFO, whereas under the NAREIT definition, they are included. In addition, impairment losses on depreciable assets are excluded from the RealPac FFO definition, whereas the NAREIT definition includes them. As a result, when calculating FFO, the Company adjusts the FFO reported by Equity One to comply with the RealPac definition, when appropriate. FFO is considered a meaningful additional measure of operating performance, as it excludes amortization of real estate assets. Amortization expense assumes that the value of real estate assets diminishes predictably over time, which is clearly not a valid assumption. FFO also adjusts for certain items included in GAAP net income that may not be the most appropriate determinants of the long-term operating performance of the Company including gains and losses on depreciable real estate assets. Net Operating Income Net operating income ( NOI ) is defined as property rental revenue less property operating costs. In Management s opinion, net operating income is useful in analyzing the operating performance of the Company s shopping centre portfolio. Net operating income is not a measure defined by GAAP and there is no standard definition of net operating income. As a result, net operating income may not be comparable with similar measures presented by other entities. Net operating income is not to be construed as an alternative to net income or cash flow from operating activities determined in accordance with GAAP. 11/17

12 FIRST CAPITAL REALTY INC. CONSOLIDATED BALANCE SHEETS December 31 (thousands of dollars) ASSETS Real Estate Investments Shopping centres $ 2,968,785 $ 2,718,078 Land and shopping centres under development 281, ,077 Deferred costs 76,800 79,606 Intangible assets 29,312 35,938 3,356,856 3,117,699 Investment in Equity One, Inc. 227, ,536 Loans, mortgages and other real estate assets 32,480 11,589 3,616,595 3,320,824 Other assets 38,926 32,395 Amounts receivable 45,501 36,008 Cash and cash equivalents 7,263 10,451 Future income tax assets 11,977 9,731 $ 3,720,262 $ 3,409,409 LIABILITIES Mortgages, loans and credit facilities $ 1,573,530 $ 1,471,114 Accounts payable and other liabilities 166, ,006 Intangible liabilities 17,264 17,795 Senior unsecured debentures 593, ,376 Convertible debentures 218, ,030 Future income tax liabilities 55,620 46,757 2,624,456 2,458,078 SHAREHOLDERS' EQUITY 1,095, ,331 $ 3,720,262 $ 3,409,409 12/17

13 FIRST CAPITAL REALTY INC. CONSOLIDATED STATEMENTS OF EARNINGS Three months ended December 31 Year ended December 31 (thousands of dollars, except per share amounts) REVENUE Property rental revenue $ 105,695 $ 96,643 $ 410,192 $ 376,891 Interest and other income 4, ,422 5, ,123 97, , ,441 EXPENSES Property operating costs 38,163 32, , ,446 Interest expense 28,621 28, , ,043 Amortization Shopping centres 15,342 14,505 60,253 55,118 Deferred costs 4,197 3,555 16,593 14,629 Intangible assets 1,706 2,242 7,783 8,217 Deferred financing fee Other assets ,305 1,051 Corporate expenses 5,614 5,165 21,577 23,544 94,235 88, , ,861 Equity income from Equity One, Inc. 1,405 4,455 8,716 14,375 Income before income taxes 17,293 13,309 55,679 42,955 Income taxes Current (recovery) (380) 368 1,985 1,672 Future 7,021 3,689 16,264 10,930 6,641 4,057 18,249 12,602 Net income $ 10,652 $ 9,252 $ 37,430 $ 30,353 Earnings per common share Basic $ 0.12 $ 0.12 $ 0.43 $ 0.39 Diluted $ 0.12 $ 0.12 $ 0.43 $ /17

14 FIRST CAPITAL REALTY INC. CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME Three months ended December 31 Year ended December 31 (thousands of dollars) NET INCOME $ 10,652 $ 9,252 $ 37,430 $ 30,353 OTHER COMPREHENSIVE LOSS Unrealized foreign currency gain (loss) on translating self-sustaining foreign operations Gains (losses) arising during the period 8,680 (138) 12,043 (9,950) Reclassification adjustment for dilution gain on investment in Equity One, Inc. (724) - (724) - 7,956 (138) 11,319 (9,950) Other comprehensive losses of Equity One, Inc. Losses arising during the period (3,021) - (1,933) (320) Reclassification adjustment for dilution gain included in net income (11) - (11) - (3,032) - (1,944) (320) Unrealized losses on cash flow hedges of interest rates Unrealized losses arising during the period (16,003) (1,517) (16,443) (2,139) Reclassification adjustment for gains included in net income (597) (16,003) (1,517) (16,443) (2,736) Change in cumulative unrealized (loss) gain on available-for-sale marketable securities Unrealized (losses) gains arising during the period (4,591) 103 (6,645) (534) Reclassification adjustment for losses included in net income (4,591) 103 (6,590) (241) Other comprehensive loss before income taxes (15,670) (1,552) (13,658) (13,247) Future income tax recovery (4,957) (421) (5,832) (1,044) Other comprehensive loss (10,713) (1,131) (7,826) (12,203) COMPREHENSIVE (LOSS) INCOME $ (61) $ 8,121 $ 29,604 $ 18,150 14/17

15 FIRST CAPITAL REALTY INC. CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS Three months ended December 31 Year ended December 31 (thousands of dollars, except per share amounts) Net income for the period $ 10,652 $ 9,252 $ 37,430 $ 30,353 Add (deduct): Amortization of shopping centres, deferred costs and intangible assets 21,245 20,302 84,629 77,964 Gain on disposition of income-producing shopping centres (1,631) - (1,631) (323) Equity income from Equity One (1,405) (4,455) (8,716) (14,375) Funds from operations from Equity One 3,753 4,116 12,502 20,807 Future income taxes 7,021 3,689 16,264 10,930 Funds from operations ("FFO") 39,635 32, , ,356 Add: the Company's share of Equity One's non-cash impairment loss 1,023-7,503 - Deduct: dilution gain on Equity One investment (2,898) - (2,898) - FFO excluding Equity One's non-cash impairment loss and dilution gain on Equity One investment $ 37,760 $ 32,904 $ 145,083 $ 125,356 FFO per diluted share $ 0.44 $ 0.41 $ 1.61 $ 1.60 Add: the Company's share of Equity One's non-cash impairment loss Deduct: dilution gain on Equity One investment (0.03) - (0.04) - FFO per diluted share excluding Equity One's non-cash impairment loss and dilution gain on Equity One investment $ 0.42 $ 0.41 $ 1.66 $ 1.60 Weighted average diluted shares - FFO 90,423,576 80,002,983 87,260,224 78,427,583 15/17

16 FIRST CAPITAL REALTY INC. CONSOLIDATED STATEMENTS OF ADJUSTED FUNDS FROM OPERATIONS Three months ended December 31 Year ended December 31 (thousands of dollars, except per share amounts) FFO excluding Equity One's non-cash impairment loss and dilution gain $ 37,760 $ 32,904 $ 145,083 $ 125,356 Add / (Deduct): Rental revenue recorded on a straight-line basis and market rent adjustments (1,461) (2,091) (7,627) (8,875) Non-cash compensation expense 928 1,142 3,899 4,295 Interest expense payable in shares 3,540 3,595 14,031 13,160 Change in cumulative unrealized losses (gains) on marketable securities 850 (273) 1,638 - Dividend income - return of capital portion Non-cash (gain) loss on extinguishment of debt (438) - (438) 483 Funds from operations from Equity One excluding non-cash impairment loss (4,776) (4,116) (20,005) (20,807) Dividends from Equity One (Regular) 5,145 4,159 18,193 17,617 Gain on termination of hedge Gain on interest rate swaps not designated as hedges (643) Gain on disposition of land (3) - (3,945) - Revenue sustaining capital expenditures and leasing costs (4,779) (2,551) (11,866) (9,292) Adjusted funds from operations ("AFFO") $ 37,465 $ 32,790 $ 139,876 $ 121,633 AFFO per diluted share $ 0.38 $ 0.37 $ 1.46 $ 1.41 Weighted average diluted shares for AFFO (1) 99,053,205 88,807,137 95,586,511 86,304,978 (1) Includes the weighted average outstanding shares that would result from the conversion of the convertible debentures. 16/17

17 FIRST CAPITAL REALTY INC. CONSOLIDATED STATEMENTS OF CASH FLOWS Three months ended December 31 Year ended December 31 (thousands of dollars) CASH FLOW PROVIDED BY (USED IN): OPERATING ACTIVITIES Net income $ 10,652 $ 9,252 37,430 $ 30,353 Items not affecting cash Amortization 21,837 21,379 86,788 79,828 Amortization of above- and below-market leases (574) (584) (2,253) (2,122) Rent revenue recognized on a straight-line basis (887) (1,507) (5,374) (6,753) Gains on land and property sales (1,634) - (5,576) (323) Realized losses (gains) on sale of marketable securities (2,504) Change in cumulative unrealized losses (gains) on investment in marketable securities 850 (273) 1,638 - (Gain) loss on settlement of debt (438) - (438) 483 Non-cash compensation expense 928 1,142 3,899 4,295 Interest paid in excess of effective interest on assumed mortgages (294) (507) (1,436) (1,890) Debenture interest expense in excess of coupon Convertible debenture interest paid in common shares ,891 12,048 Other non-cash interest expense ,466 2,480 Equity income from Equity One, Inc. (1,405) (4,455) (8,716) (14,375) Dilution gain on investment in Equity One, Inc. (2,898) - (2,898) - Future income taxes 7,021 3,689 16,264 10,930 Unrealized gains on interest rate swaps not designated as hedges (643) Deferred leasing costs (1,021) (702) (4,033) (3,429) Settlement of restricted share units (1,275) (1,826) (1,275) (1,826) Dividends received from Equity One, Inc. 5,145 4,159 18,193 17,617 Net change in non-cash operating items 22,855 20,062 (2,688) 6,543 Cash provided by operating activities 59,864 50, , ,408 INVESTING ACTIVITIES Acquisition of shopping centres (10,757) (42,885) (56,704) (230,554) Acquisition of land for development (284) (1,150) (11,887) (65,562) Proceeds from disposition of shopping centres ,400 Proceeds from disposition of land held for development ,581 - Expenditures on shopping centres (8,813) (6,597) (22,222) (23,718) Expenditures on land and shopping centres under development (77,179) (49,414) (227,775) (143,744) Changes in accounts payable and accrued liabilities related to expenditures on land and shopping centres under development 14,519 (4,570) 30,072 1,309 Investment in common shares of Equity One, Inc. (1,263) - (1,263) (2,254) (Increase) decrease in loans and mortgages receivable (227) (309) (1,507) 1,538 Investment in marketable securities (14,869) - (37,110) (32,556) Return on capital from investment in marketable securities Proceeds from disposition of marketable securities 5,292 7,399 7,474 45,031 Cash used in investing activities (92,845) (97,505) (309,718) (443,771) FINANCING ACTIVITIES Mortgage financings, loans and credit facilities Borrowings, net of financing costs 207, , , ,428 Principal instalment payments (9,835) (9,299) (38,139) (39,400) Other repayments on maturity (134,248) (82,257) (452,273) (305,554) Issuance of common shares, net of issue costs 1,306 1, ,797 5,976 (Purchase) issuance of senior unsecured debentures, net of issue costs (2,543) 20 (2,543) 198,296 Issuance of convertible debentures, net of issue costs - (3) - 53,299 Payment of dividends (28,682) (5,853) (49,312) (21,066) Cash provided by financing activities 33,361 48, , ,979 Effect of currency rate movement on cash balances 381 (590) 334 (975) Increase (decrease) in cash and cash equivalents (3,188) 3,641 Cash and cash equivalents, beginning of the period 6,501 10,182 10,451 6,810 Cash and cash equivalents, end of the period $ 7,263 $ 10,451 $ 7,263 $ 10,451 SUPPLEMENTARY INFORMATION Cash income taxes paid $ 611 $ 26 $ 2,251 $ 787 Cash interest paid $ 30,774 $ 32,010 $ 120,183 $ 115,948 17/17

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