Deutsche EuroShop is Germany's only public company that invests solely in shopping centers. It owns 18 shopping centers located primarily in Germany but also in Poland, Austria, and Hungary. The company focuses on acquiring and developing shopping centers with stable rent growth and high occupancy rates. Its goals include net asset value enhancement, stable dividends, and portfolio expansion through new acquisitions and developments.

1. 02/11
feelestate.de

2. Company I Equity Story
p y q y y
Deutsche EuroShop is Germany´s only public
company that invests solely in shopping centers
centers.
Shopping centers are attractive investments
because of
b f
continuously positive development of rents
stable long term growth
prime locations
high quality standards
Company Presentation | 02/11 page 2

3. Company I At a Glance
p y
18 shopping centers on high street and in established
locations – 14 in Germany 2 in Poland and one each
Germany,
in Austria and Hungary
Lettable space approx. 842,000
approx 842 000 sqm*
Retail shops approx. 2,145*
Market value
a et a ue app o €3 3 b o
approx. €3.3 billion*
Rents per year €219 million*
Occupancy rate > 99%
2009 portfolio valuation: 5.82% net initial yield
FFO yield 2009: approx. 6.3%
Professional center management by ECE,
the European market leader in this industry
*incl. development/extension of Wildau, Dresden and Sulzbach, 100%-view
Company Presentation | 02/11 page 3

4. Company I Key Figures
p y y g
Revenue EBIT 110.7
NAV per share
127.6 28 27.43
115.3 98.1
98 1 26.91
120 100 26.63
26 63
95.8 86.3
100 92.9 78.5 26 25.53
80
80 72.1
60 57.5
24
60 23.11
40
40 +15%1) +18%1)
22 +3.6%1)
20 20
0 0 20
€m 2005 2006 2007 2008 2009 €m 2005 2006 2007 2008 2009 € 2005 2006 2007 2008 2009
FFO per share Dividend per share
1,10
1.49
1,50 1.38
1.05 1.05 1.05 1.05
1.12 1,05
1 05
1.08
1,00 0.97
1.00
1,00
0,50
+11%1)
11% 0,95
0 95 +1.2%1)
1 2%
0,00 0,90
€ 2005 2006 2007 2008 2009 € 2005 2006 2007 2008 2009
1)
2005-2009, Compound Annual Growth Rate (CAGR)
Company Presentation | 02/11 page 4

5. Company I Lease System
p y y
5
rent
4 General form of
lease contracts
turnover-linked rent for DES-tenants
3
2 Participation in
sales growth of
1 retail industry
CPI-linked minimum rent
0
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 years
Lease standards:
10 years lease only
no break-up option
turnover-linked rents
t li k d t
minimum rents are CPI-linked
Company Presentation | 02/11 page 5

6. Company I Lease System
p y y
avg. rent per sqm and year: €250
avg.
avg turnover per sqm and year: €4 700
€4,700 avg.
avg German retail:
€3,330
Rent-to-sales-ratio: 7-11%
weighted maturity of rental contracts: 6.7 years
€ million
5% 127.6
115.3
4% 115
95.8
2.8% 92.9
3% 2.6%
2.4% 90
2.2%
2.0%
2% 1.8% 72.1 1.8%
61.4 65
57.9
1%
0% 40
2003 2004 2005 2006 2007 2008 2009
Revenue Rate of turnover-linked rent
Company Presentation | 02/11 page 6

7. Company I Targets
p y g
Long term net asset value enhancement Main focus on
NAV and dividend
“buy & hold”-strategy
Continuous growth
Stable and attractive dividends
Dividend yield: currently 4.0%
Investment-focus: At least 75% Germany
and up to 25% Europe
Portfolio extension by 10% per year
by acquisition of new shopping centers
by increasing existing amounts of holdings
by expansion of portfolio centers
Company Presentation | 02/11 page 7

8. Shopping Centers I Overview
pp g
1. Wildau/Berlin
2. Sulzbach/Frankfurt
3. Viernheim
4. Dresden
5. Hamburg
Poland
6. Hamm
7. Wetzlar
8. Dessau
8 D
9. Wolfsburg Germany
10. Kassel
11.
11 Wuppertal
12. Passau
13. Hameln
Hungary
14.
14 Gdansk Austria
15. Klagenfurt
16. Pécs
17. Wroclaw
18. Hamburg
Company Presentation | 02/11 page 8

9. Shopping Centers I Germany
pp g y
A10 Center Main-Taunus-Zentrum Altmarkt-Galerie
Location Wildau/Berlin Sulzbach/Frankfurt Dresden
Investment 100% 52.0%
52 0% 67.0%
67 0%
Lettable space sqm 120,000* 117,000** 76,500**
Parking 3,800* 4,500** 500
Number of shops approx. 180
approx 180* approx. 180
approx 180** approx. 220
approx 220**
Occupancy rate 100% 100% 100%
Catchment area approx. 1.2 m. inhabitants approx. 2.2 m. inhabitants approx. 1.0 m. inhabitants
Opening / refurbishm.
p g 1996 / 2011 1964 / 2004 / 2011 2002 / 2011
*incl. new development (A10 Triangle, opening spring 2011)
**incl. extension (MTZ opening autumn 2011 / Dresden opening spring 2011)
Company Presentation | 02/11 page 9

10. Shopping Centers I Germany
pp g y
Rhein-Neckar-Zentrum Phoenix-Center Billstedt-Center
Location Viernheim Hamburg Hamburg
Investment 99.9%
99 9% 50.0%
50 0% 100%
Lettable space sqm 69,000 38,700 38,100
Parking 3,500 1,600 1,500
Number of shops approx.
approx 110 approx.
approx 110 approx.
approx 110
Occupancy rate 100% 100% 100%
Catchment area approx. 1.4 m. inhabitants approx. 0.6 m. inhabitants approx. 0.7 m. inhabitants
Opening / refurbishm.
p g 1972 / 2003 2004 1969 / 1977 / 1996
Company Presentation | 02/11 page 10

11. Shopping Centers I Germany
pp g y
Allee-Center Forum Rathaus-Center
Location Hamm Wetzlar Dessau
Investment 88.9%
88 9% 65.0%
65 0% 94.9%
94 9%
Lettable space sqm 34,000 34,300 30,400
Parking 1,300 1,700 840
Number of shops approx.
approx 85 approx.
approx 110 approx.
approx 80
Occupancy rate 100% 100% 98%
Catchment area approx. 1.0 m. inhabitants approx. 0.5 m. inhabitants approx. 0.5 m. inhabitants
Opening / refurbishm.
p g 1992 / 2003 / 2009 2005 1995
Company Presentation | 02/11 page 11

12. Shopping Centers I Germany
pp g y
City-Galerie City-Point City-Arkaden
Location Wolfsburg Kassel Wuppertal
Investment 89.0%
89 0% 100% 100%
Lettable space sqm 30,800 28,200 28,700
Parking 800 220 650
Number of shops approx. 90 approx. 70 approx. 80
Occupancy rate 100% 100% 100%
Catchment area approx. 0.3 m. inhabitants approx. 0.8 m. inhabitants approx. 0.7 m. inhabitants
Opening / refurbishm.
p g 2001 / 2006 2002 / 2009 2001 / 2004
Company Presentation | 02/11 page 12

13. Shopping Centers I Germany
pp g y
Stadtgalerie Stadt-Galerie
Location Passau Hameln
Investment 75.0%
75 0% 94.9%
94 9%
Lettable space sqm 27,300 25,900
Parking 500 500
Number of shops approx. 90 approx. 100
Occupancy rate 100% 100%
Catchment area approx. 0.4 m. inhabitants approx. 0.4 m. inhabitants
Opening / refurbishm.
p g 2008 2008
Company Presentation | 02/11 page 13

14. Shopping Centers I Europe
pp g p
Galeria Bałtycka City Arkaden Árkád
Location Gdansk, Poland Klagenfurt, Austria Pécs, Hungary
Investment 74.0%
74 0% 50.0%
50 0% 50.0%
50 0%
Lettable space sqm 39,500 36,900 35,000
Parking 1.000 880 850
Number of shops approx. 200 approx. 120 approx. 130
Occupancy rate 100% 100% 100%
Catchment area approx. 1.1 m. inhabitants approx. 0.4 m. inhabitants approx. 0.5 m. inhabitants
Opening
p g 2007 2006 2004
Company Presentation | 02/11 page 14

15. Shopping Centers I Europe
pp g p
Galeria Dominikanska
Location Wroclaw, Poland
Investment 33.3%
33 3%
Lettable space sqm 32,000
Parking 900
Number of shops approx. 100
Occupancy rate 100%
Catchment area approx. 1.3 m. inhabitants
Opening
p g 2001
Company Presentation | 02/11 page 15

16. Shopping Centers I Acquisition of Billstedt-Center
pp g q
originally opened in 1969 and 1977, reopening: 1996
(after a major refurbishment and expansion)
approx. 40,000 sqm retail space on 2 levels
(incl. Karstadt which is owned by a third party)
735,000
735 000 people are living in the catchment area
occupancy rate: 100% (incl. office and residential)
investment: approx. €160 million
expected annualised rents for 2011: approx. €11 million
expected gross yield (2011): 6.9%
expected net initial yield (2011): 6.0%
Company Presentation | 02/11 page 16

17. Shopping Centers I Acquisition of A10 Center Wildau
pp g q
one of the biggest shopping centers in Germany
grand opening: autumn 1996,
new development (A10 Triangle): spring 2011
approx. 120,000 sqm lettable space (
pp , q p (incl. Triangle),
g ),
thereof 66,000 sqm retail space
Total investment: approx. €265 million (incl. Triangle)
Nov 2010 (pre-)letting status: 100% Triangle approx 90%
(pre )letting 100%, approx.
expected annualised rents from 2011 €19.4 million
expected gross yield (incl. Triangle): 7.3%
expected net initial yield (NOI, incl. Triangle): 6.5%
Company Presentation | 02/11 page 17

18. Shopping Centers I Extension Altmarkt-Galerie Dresden
pp g
lettable area: add t o a 32,000 m²
ettab e a ea additional 3 ,000
(currently 44,500 m²)
90 new shops
extension includes 2 900 m² office space and
2,900
5,300 m² for a hotel (signed)
Approx. €165 million total investment volume
(approx.
(appro €110 million for DES)
opening planned for spring 2011
Jan 2010 pre-letting status: approx. 95%
expected net initial yield: approx. 5.6%
Company Presentation | 02/11 page 18

19. Shopping Centers I Extension Main-Taunus-Zentrum
pp g
selling area: additional 12,000 m²
g ,
(currently 79,000 m²)
70 new shops
approx.
approx €74 million total investment volume
(approx. €38.5 million for DES)
opening planned for autumn 2011
Nov
N 2010 pre-letting status: approx. 70%
l i 0%
expected net initial yield: approx. 8.9%
Company Presentation | 02/11 page 19

20. Shopping Centers I Our Tenants
pp g
Well-known
tenants
Company Presentation | 02/11 page 20

21. Shopping Centers I Tenants Structure Top 10 tenants*
pp g p
Metro-Group 4.6%
Douglas-Group 4.6%
Peek & Cloppenburg 2.5%
2 5% Low level of
H&M 2.5% dependence on
the top 10 tenants
New Yorker 2.2%
Inditex 2.0%
2 0%
Deichmann 2.0%
C&A 1.8%
dm-Drogeriemarkt
dm Drogeriemarkt 1.4%
1 4%
Esprit 1.3% Other tenants
total 24.9% total 75.1%
*in % of total rents as at 31 Dec 2009, excluding A10, Billstedt and extensions
Company Presentation | 02/11 page 21

22. Shopping Centers I Maturity Distribution of Rental Contracts*
pp g y
2015 et sqq:
62.7% Long-term contracts
guarantee rental income
2010: 2.9%
2011: 9.3% Weighted maturity
6.7 years
y
2012: 13.3%
2013: 3.2%
2014: 5.6%
*as % of rental income as at 31 Dec 2009, excluding A10, Billstedt and extensions
Company Presentation | 02/11 page 22

23. Shopping Centers I Sector and Retailer Mix*
pp g
non-food/electronics
21%
department stores
10%
food
7%
health & beauty
6%
catering
4%
fashion services
51% 1%
inter-/national
Balanced sector and
retailers retailer diversification
47%
local
entrepreneurs
p
27%
regional retail
chains
%
26%
*in % of lettable space as at 31 Dec 2009, excluding A10, Billstedt and extensions
Company Presentation | 02/11 page 23

24. Financials I Key Figures 9M 2010
y g
€ million 01.01.-30.09.2010 01.01.-30.09.2009 +/-
Revenue 106.6 94.4 13%
Net operating income 94.9 83.8 13%
EBIT 91.5 80.9 13%
Net finance costs -44.6 -41.6 -7%
EBT before valuation 46.9 39.3 20%
Valuation result -0.7 6.9 -110%
EBT 46.3 46.2 0%
Consolidated profit 38.3
38 3 38.5
38 5 0%
FFO per share (€) 1.06 1.07 -1%
Earnings per share (€) 0.87 1.05 -17%
€ million 30.09.2010 31.12.2009 +/-
Total equity 1,172.4 1,044.4 12%
Interest bearing debt
g 1,091.0
, 934.2 17%
Other debt 56.5 48.0 18%
Total assets 2,410.4 2,112.1 14%
Equity ratio 48.6% 49.5%
LTV ratio 47% 46%
Company Presentation | 02/11 page 24

25. Financials I Loan Structure*
bank debt: €929 million
Principle amounts Share of avg.
avg
Interest lockin Duration (€ thousand) total loan interest rate
avg. interest rate
Up to 1 year 1.0 13,399 1.4% 5.27% 5.27%
1 to 5 years 4.3
43 424,071
424 071 45.7%
45 7% 5.48%
5 48%
Weighted maturity
5 to 10 years 7.8 382,151 41.1% 5.10% 7.1 years
Over 10 years 16.8 109,400 11.8% 5.06%
Total 2009 7.1 929,022 100% 5.27%
Total 2008 7.0 894,945 5.33%
*as of 31 December 2009
Company Presentation | 02/11 page 25

26. Financials I Valuation – Investment Properties
p
Rating External appraisers:
Feri Research and
50% DES‘ portfolio was
rated very good (A)
50% GfK GeoMarketing
Profitability Property Rating
discounted cash-flow method
2008 2009 actual Macro-location 20.0%
expected yield of 10-year Competitive environment 6.4%
German federal bonds 4.58% 4.48% 3.21%1)
average applied risk premiums 2.10% 2.38% Micro-location 9.6%
average discount rate 6.68% 6.80% Property q
p y quality
y 4.0%
average inflation rate 1.70% 1.70% +1.70%2) Tenants risk 10.0%
average property operating
and management costs 13.10% 11.40% 11.40% )
13 10% 11 40% 11 40%4)
net initial yield 5.64% 5.82% 5.82%4)
1) Status: 2 February 2011
2) German Federal Statistical Office, December 2010
)
Company Presentation | 02/11 page 26

27. Forecast
€ million
149-152
160 Revenue 140-144
140 127.6
115.3
120
92.9
92 9 95.8
95 8
100
80 72.1
CAGR
60 +29% +3% +20% +11% +11% +6% +15%
40
150 127-130
130 EBIT1) 110.7
120-123
110 98.1
90 73.6 77.2
70 57.5 CAGR
50 +28% +5% +27% +13% +10% +6%
30
+16%
+28%
75 1) 2) 64-66
65 EBT 61-63
54.8
55 49.9
45 37.7
35
28.1
28 1 36.1 CAGR
25 +28% +4% +32% +10% +13% +5% +17%
15
€
1.60
FFO per share 1.49 1.45-1.50
1,60 1.38 1.37-1.40
1.08 1.12
1.10
1,10 0.97
CAGR
+11% +4% +23% +8% -7% +6%
0.60
0,60
+7%3)
2005 2006 2007 2008 2009 2010 2011
2005 2006 2007 2008 2009 2010 2011
1) 2) 3)
adjusted for one-time proceeds from disposals excl. valuation result incl. dilution
Company Presentation | 02/11 page 27

28. Shopping Center Share I Shareholder Structure
pp g
10,100 shareholders
Otto family Germany
Private 17.3% 72% Free float 82.7%
Investors BlackRock
28.8% 3.3%
Karoo
2.9%
Institutional
Investors
47.7%
Other
3% USA
NO 6%
1% ZA CH FR
3% 3% BE UK
4% 4%
3%
*Status: 1 Feb 2011
Company Presentation | 02/11 page 28

29. Shopping Center Share I Dividend & Performance
pp g
dividend Share price
in € in €
1,25 28.98 30,00
28.08
23.73 24.30
25,00
1,15
23.50 23.67 1.10*
19.26
19 26
20,00
20 00
16.88 1.05 1.05 1.05 1.05
1,05
1.00
15,00
0.96 0.96 0.96
0,95
10,00
0,85 5,00
2003 2004 2005 2006 2007 2008 2009 2010 2011
Performance
DES: DAX:
1 year (2010): +28.1% +16.1%
3 years: +41.2% = +12.2% p.a. –5.0% p.a.
5 years: +50.6% = +8.5% p.a. +5.0% p.a.
* = planned proposal for AGM
Company Presentation | 02/11 page 29

30. Shopping Center Share I Analysts‘ Consensus
pp g y
avg. / in € 2010 2011
EBIT (€ million) 124.0 139.6
FFO per share 1.38
1 38 1.50
1 50
Buy: 7 EPS 1.58 1.92
Dividend 1.09 1.14
Outperform: 3 Price target 26.95
Neutral: 13
Underperform: 3
Sell: 0
ABN Amro equinet Rabobank 26 analysts:
Aurel Hamburger Sparkasse Silvia Quandt Bank one of the
best covered
Bankhaus Lampe HSBC Societe Generale real estate
Bank of America Merrill Lynch HSH Nordbank UBS companies
in Europe
Berenberg Bank Kempen & Co. Unicredit
Close Brothers Seydler Kepler Capital Markets WestLB
Commerzbank
C b k Macquarie
M i
Credit Suisse Metzler
Deutsche Bank M.M. Warburg & Co
DZ Bank Petercam Bank
Status: 12 Jan 2011
Company Presentation | 02/11 page 30

31. Appendix I Key Data of the Share
pp y
Listed since 02.01.2001
02 01 2001
Nominal capital €51,631,400.00
Outstanding shares 51,631,400
Class of shares Registered shares
Dividend 2010 (planned proposal) €1.10
52W High €29.00
52W Low €21.66
Share price (02.02.2011) €27.66
Market capitalisation €1.4 billion
avg. turnover per day last 12 months 116,000 shares
Indices MDAX, EPRA, GPR, MSCI Small Cap
Prime Standard
Official market Frankfurt and XETRA
Berlin-Bremen, Dusseldorf, Hamburg,
OTC market Hanover, Munich and Stuttgart
ISIN DE 000 748 020 4
Ticker DEQ, Reuters: DEQGn.DE
Market makers Close Brothers Seydler, WestLB
Company Presentation | 02/11 page 31

32. Appendix I Environment
pp
Climate protection is one of the most important issues for Deutsche
EuroShop. We believe that sustainability and profitability, the shopping
experience and environmental awareness do not have to be opposites.
Long-term thinking is part of our strategy. This includes playing our part in
environmental protection.
All our German shopping centers have contracts with suppliers that use
pp g pp
regenerative energy sources such as hydroelectric power for their
electricity needs. The “EnergieVision” organisation certified the green
electricity for eleven of our German centers with the renowned “ok-power”
accreditation in 2009. We plan to switch the centers in other countries to
p
green electricity as well in the next few years.
The twelve participating centers used a total of around 49 million kWh of
green electricity. This represented 100% of the electricity requirements in
our German shopping centers. As a result, based on conservative
calculations this meant a reduction of around 19,300 tonnes in carbon
dioxide emissions – this equates to the annual CO2 emissions of just
under 900 two-person households. We have already reduced the energy
consumption of our shopping centers by using heat exchangers and
energy-saving light bulbs.
Deutsche EuroShop, through its shopping centers, also supports a range
of activities at local and regional level in the areas of ecology, society and
economy.
economy
Company Presentation | 02/11 page 32

33. Appendix I Financial Calendar 2011
pp
22.02. Roadshow Paris, Bankhaus Lampe 31.05. Roadshow Stockholm, ABN-Amro
23.02. Roadshow Amsterdam, Kempen & Co. 09.06. Roadshow Vienna, Berenberg
Roadshow London, Metzler
, 16.06. Annual General Meeting, Hamburg
g, g
28.02. Roadshow Zurich, WestLB 16.06. Supervisory Board meeting, Hamburg
01.03. HSBC S&M Real Estate & Construction 21.-22.06. Bankhaus Lampe Hamburg Investment
Conference, Frankfurt Conference
17.-18.03. Kempen & Co. Property Seminar, 11.08. Interim report H1 2011
New Y k
N York 22.09. Supervisory Board meeting, Hamburg
12.04. WestLB German Property Day, London 06.-07.10. Société Générale Pan European Real
27.04. Supervisory Board meeting, Hamburg Estate Conference, London
29.04. Annual earnings press conference, 19.10. Real Estate Share Initiative, Frankfurt
Hamburgg 10.11.
10 11 Nine month
Nine-month report 2011
02.05. Roadshow Munich, Baader Bank 14.11. Roadshow Zurich, Rabo
13.05. Interim report Q1 2011 17.11. Supervisory Board meeting, Hamburg
17.05. Roadshow Luxembourg, 23.11. Roadshow Brussels, Petercam
Close Brothers Seydler
24.05. Metzler Property Day, Frankfurt
25.05. Kempen & Co. European Property
Seminar, Amsterdam
Company Presentation | 02/11 page 33

34. Appendix I Contact
pp
Deutsche EuroShop AG
Investor & Public Relations
Oderfelder Straße 23
20149 Hamburg Claus-Matthias Böge
Chief Executive Officer
Tel. +49 (40) 41 35 79 - 20 / -22
Fax +49 (40) 41 35 79 - 29
E-Mail: ir@deutsche-euroshop.com
@ p
Web: www.deutsche-euroshop.com
facebook.com/euroshop Olaf G. Borkers
flickr.com/desag Chief Financial Officer
slideshare.net/desag
twitter.com/des_ag
youtube.com/DeutscheEuroShop
Important Notice: Forward-Looking Statements
Statements in this presentation relating to future status or
Patrick Kiss
circumstances, including statements regarding manage-
g g g g Head of Investor & Public Relations
ment’s plans and objectives for future operations, sales
and earnings figures, are forward-looking statements of
goals and expectations based on estimates, assumptions
and the anticipated effects of future events on current and
developing circumstances and do not necessarily predict
future results.
Many factors could cause the actual results to be materially Nicolas Lissner
different from those that may be expressed or implied by Manager Investor & Public Relations
such statements.
Deutsche EuroShop does not intend to update these
forward looking
forward-looking statements and does not assume any
obligation to do so.
Company Presentation | 02/11 page 34