Response to Letter from Simon Property Group, Inc.

CAPITAL SHOPPING CENTRES GROUP PLC

Response to latest letter from Simon Property Group

Capital Shopping Centres Group PLC ("CSC" or the "Company") notes the latest letter to the Board of CSC by Simon Property Group, Inc. ("SPG") released this morning containing an indicative proposal which CSC notes is subject to SPG Board approval and financing. The letter also states that SPG "reserve the right to terminate our interest in CSC immediately at any stage and without reason".

The Board of CSC is meeting today to consider its response to the latest letter and a further announcement will be made following that meeting.

Shareholders should be aware that there is no certainty that an offer will be made nor as to the terms upon which any such offer may be made.

Contacts:

Capital Shopping Centres Group PLC: +44 (0)20 7887 4220

David Fischel Chief Executive

Matthew Roberts Finance Director

Kate Bowyer Investor Relations

BofA Merrill Lynch: +44 (0)20 7628 1000

Simon Mackenzie-Smith

Simon Fraser

UBS Investment Bank: +44 (0)20 7567 8000

Hew Glyn Davies

Jonathan Bewes

Hudson Sandler (UK Public Relations): +44 (0)20 7796 4133

Michael Sandler

Wendy Baker

College Hill Associates (SA Public Relations): +27 (0)11 447 3030

Nicholas Williams

Merrill Lynch International, which is authorised and regulated in the United Kingdom by the FSA, is acting exclusively for CSC and no one else in relation to the matters referred to in this announcement and will not be responsible to anyone other than CSC for providing the protections afforded to its clients or for providing advice in relation to the contents of this announcement.

UBS Limited is acting exclusively for CSC and no one else in relation to the matters referred to in this announcement and will not be responsible to anyone other than CSC for providing the protections afforded to its clients or for providing advice in relation to the contents of this announcement.

Disclosure requirements of the Takeover Code (the "Code")

Under Rule 8.3(a) of the Code, any person who is interested in 1% or more of any class of relevant securities of the Company or of any paper offeror (being any offeror other than an offeror in respect of which it has been announced that its offer is, or is likely to be, solely in cash) must make an Opening Position Disclosure following the commencement of the offer period and, if later, following the announcement in which any paper offeror is first identified. An Opening Position Disclosure must contain details of the person's interests and short positions in, and rights to subscribe for, any relevant securities of each of (i) the Company and (ii) any paper offeror(s). An Opening Position Disclosure by a person to whom Rule 8.3(a) applies must be made by no later than 3.30 pm (London time) on the 10th business day following the commencement of the offer period and, if appropriate, by no later than 3.30 pm (London time) on the 10th business day following the announcement in which any paper offeror is first identified. Relevant persons who deal in the relevant securities of the Company or of a paper offeror prior to the deadline for making an Opening Position Disclosure must instead make a Dealing Disclosure.

Under Rule 8.3(b) of the Code, any person who is, or becomes, interested in 1% or more of any class of relevant securities of the Company or of any paper offeror must make a Dealing Disclosure if the person deals in any relevant securities of the Company or of any paper offeror. A Dealing Disclosure must contain details of the dealing concerned and of the person's interests and short positions in, and rights to subscribe for, any relevant securities of each of (i) the Company and (ii) any paper offeror, save to the extent that these details have previously been disclosed under Rule 8. A Dealing Disclosure by a person to whom Rule 8.3(b) applies must be made by no later than 3.30 pm (London time) on the business day following the date of the relevant dealing.

If two or more persons act together pursuant to an agreement or understanding, whether formal or informal, to acquire or control an interest in relevant securities of the Company or a paper offeror, they will be deemed to be a single person for the purpose of Rule 8.3.

Opening Position Disclosures must also be made by the Company and by any offeror and Dealing Disclosures must also be made by the Company, by any offeror and by any persons acting in concert with any of them (see Rules 8.1, 8.2 and 8.4).

Details of the Company and any offeror in respect of whose relevant securities Opening Position Disclosures and Dealing Disclosures must be made can be found in the Disclosure Table on the Takeover Panel's website at www.thetakeoverpanel.org.uk, including details of the number of relevant securities in issue, when the offer period commenced and when any offeror was first identified. If you are in any doubt as to whether you are required to make an Opening Position Disclosure or a Dealing Disclosure, you should contact the Panel's Market Surveillance Unit on +44 (0)20 7638 0129.

General

A copy of this announcement will be available free of charge on the Company's website, www.capital-shopping-centres.co.uk/investors/shareholderinfo/simon_approach/, later today.

Capitalised terms used in this announcement but not defined herein shall have the meaning attributed to them in the announcement made at 7:00 a.m. on 25 November 2010 by the Company in connection with the Acquisition.