Published: 2005-02-18 12:00:02 CET
Citycon Oyj
Quarterly report
Citycon's financial results 1 Jan. - 31. Dec. 2004
Citycon Oyj Stock Exchange Release 18 February 2005 at 13:00

Citycon's
financial results 1 Jan. - 31. Dec.

- Profit before taxes increased 26.7 per
cent to EUR 24.2 million (EUR 19.1 million)
- Turnover increased  to EUR 88.6
million (EUR 78.1 million)
- Earnings per share were EUR 0.17 (EUR 0.14)
-
The proposed dividend is EUR 0.14 per share (EUR 0,14 per share).
- Citycon is
assessing opportunities for expansion in the Scandinavian and
Baltic
countries
- Demand and occupancy rates for retail remained strong
-
Citycon seeks growth in 2005 through acquisitions of shopping centres
and
development projects

Key figures
                                     
            1-12 2004      1-12 2003

Turnover, EUR million                  
               88.6           78.1

Operating profit, EUR million            
             50.3           43.3

% of turnover                              
           56.8          55.5

Profit before extraordinary items
and taxes,
EUR million                                 24.2           19.1
Profit, EUR
million                                    17.4           14.3


Earnings
per share, EUR                                0.17           0.14

Earnings
per share, diluted, EUR                       0.16           0.14

Equity per
share, EUR                                  2.04           2.01

P/E
(price/earnings) ratio                               15            
11

Dividend/share, EUR                                     0.14          
0.14

Return on equity (ROE), %                               8.4           
7.1


Return on equity including minority


interest, %                  
                          5.7            4.9

Return on investment (ROI), %  
                        6.2            5.8

Equity ratio, %                  
                     47.6           44.9

Equity ratio with capital loan
not
counted as part of shareholders'
equity, %                               
              39.4           36.7
Gearing, %                                  
         146.8          163.2
Net rental income, %                            
       8.5            8.5

Occupancy rate, %                                 
    95.7           97.3

Personnel at end of period                          
    45             34


Trend in the business environment
Development in
retail business continued to be favourable in Finland. 
In 2004, the value of
retail sales was 4.3 per cent higher than in 2003. 
The value of department
store sales increased by 4.8 per cent and trade in groceries
by 1.4 per cent
on the previous year.  1)
Interest rates in the euro zone remained
historically low in 2004.

In 2004, the value of retail sales was 4.3 per
cent higher than in 2003. The
value of department store sales increased by 4.8
per cent and trade in groceries
by 1.4 per cent on the previous year. 
1)

Strong retail sales kept up healthy demand for leased retail premises
throughout
the year and vacancy rates continued to remain low, particularly in
the Helsinki
Metropolitan Area and Finland's other major cities. The average
vacancy rate for
retail premises was below 2 per cent in the Helsinki
Metropolitan Area and 1.1-
4.5 per cent in the larger cities, such as Tampere,
Lahti and Jyväskylä  2).

Foreign investors' interest in the Finnish property
market continued to grow and
the internationalisation of the market continued.
Commercial premises and the
Helsinki Metropolitan Area as a region are
particularly attractive to investors.
The deals made by international
investors accounted for roughly 50 per cent of
Finnish transactions on
investment properties in 2004 2).

1) Source: Statistics Finland
2) Source:
Catella Kiinteistökonsultointi Oy


Property portfolio and business
activities

At year-end, Citycon owned 146 (148) properties with a combined
book value of EUR
 732.1 million (EUR 721.8 million) and a fair value of EUR
738,7 million (EUR
726.5 million). Practically the whole of the company's
property portfolio
consists of retail properties.

The company owned 16
shopping centres and 130 supermarkets and shops. Shopping
centres accounted
for 59.0 per cent of the company property portfolio's book
value and
supermarket and shop premises for 41.0 per cent. At year-end, in terms
of book
values, 46.6 per cent were in the Helsinki Metropolitan Area, 35.7 per
cent
were in other major Finnish cities and 17.7 per cent were in other parts
of
Finland.

Citycon Oyj is assessing opportunities for expansion in the
Scandinavian and
Baltic countries. At the same time, the company continued the
implementation of
its growth strategy in Finland. The company will continue to
focus on retail
premises, mainly in the Helsinki Metropolitan Area and other
major cities.


Customers, the portfolio of leases, and the occupancy
rate

Citycon's customers are Finnish and international speciality and
grocery retail
chains, supermarkets and department stores, and retailers who
are not part of
chains. There were no significant changes in the customer base
in 2004.

During the financial year, the company signed a total of 325
leases. At the end
of the financial year, Citycon had a total of 1 486 leases
with roughly 850
lessees. The average length of the leases was 3.4
years.

The occupancy rate for Citycon's property portfolio at year-end was
95.7 per cent
(97.3%). The decline in the occupancy rate was due primarily to
the end of the
lease on Länsikeskus in Espoo, which belongs to the
Supermarkets and Shops
division, on 31 October 2004. The occupancy rate for
Citycon's property portfolio
without Länsikeskus was 96.9 per cent and that of
the Supermarkets and Shops
division was 96.2 per cent. Citycon made a new
lease for Länsikeskus in Espoo
with a new grocery chain in the area. The lease
will commnece in March 2005.

Trend in portfolio of leases by division
     
                                           1-12 2004      1-12 2003

Shopping
centres

Number of leases signed during the
financial year, total           
                      242            151
Total area of leases signed, sq.m.   
              32,451         16,399
Occupancy rate at end of period, %        
           97.4           97.6
Average length of lease portfolio
at the end
of financial year, years                    2.7            3.0

Supermarkets
and shops
Number of leases signed during the
financial year, total           
                       83            51

Total area of leases signed, sq.m.  
               24,155         9,806


Occupancy rate at end of period, %    
               93.4          96,8


Average length of lease portfolio

at
end of financial year, years                        4.5           
4,4

Rental income
The net rental income of Citycon's leasing business was
EUR 62.1 million (EUR
54.7 million). The average net rental yield of the
properties owned by the
company remained good and was 8.5 per cent (8.5
%).

Shopping centres accounted for 56.5 per cent of the net rental income
(50.2 %)
and supermarkets and shops accounted for 43.5 per cent (49.8 %). Of
net income,
roughly 46.0 per cent was generated by properties in the Helsinki
Metropolitan
Area, 36.0 per cent by properties in other major Finnish cities,
and roughly 18.0
per cent by other properties in Finland.

Trend in rental
income by division
                                                   -12 2003
     1-12 2003

Shopping centres

Gross rental income, EUR million         
             47.0           36.5

Net rental income, EUR million             
           35.0           27.5


Net rental yield, %                        
            8.2            8.1*


Supermarkets and shops
Gross rental
income, EUR million                       36.2           36.5
Net rental
income, EUR million                         27.0           27.2
Net rental
yield, %                                     9.0            8.9
*Figures
include uncompleted projects


Investments and development
projects

Citycon's gross investments in 2004 amounted to EUR 18.5 million
(EUR 84.2
million).
Gross investments include the acquisition of a new
shopping centre, Torikeskus in
Seinäjoki, in two stages for a total of EUR 8.0
million and EUR 10.5 million on 
development projects.

The Shopping Centres
division's main property acquisition was Torikeskus in
Seinäjoki. Citycon
acquired the property during the year in two stages and the
total price was
EUR 8.2 million. With the acquisition of Torikeskus, the leasable
area grew by
880 square metres and 79 leases were transferred to Citycon.
Torikeskus in
Seinäjoki is one of Southern Ostrobothnia's leading shopping
centres.

The
extension to the IsoKarhu shopping centre in Pori was completed during
the
third quarter and added Citycon's profit in the last quarter of the year.
The
extension reinforces Citycon's leading market position in the Pori market
area
and augments the services provided by IsoKarhu. The conversion work
on
Jyväskeskus, which is in Jyväskylä, was completed in May, and this
immediately
added rental income. The combined total of the investments in
IsoKarhu and
Jyväskeskus was roughly EUR 12 million.

The division also
planned extensions at the Lippulaiva and Espoontori shopping
centres in Espoo,
the Myyrmanni shopping centre in Vantaa, and the Koskikeskus
shopping centre
in Tampere, as well as assessing the possibilities for
development at Trio in
Lahti and Forum in Jyväskylä.

The Supermarket and Shops division's main
projects carried out during the year
are the completion of the renovation of
the Laajavuorenkuja retail site in Vantaa
and the development project for
Karjaa and Sinikalliontie in Espoo. Citycon
invested a total of EUR 0.9
million in the properties. The division negotiated on
the modernisation of the
Länsikeskus retail site in Espoo and brought a new
grocery chain into the
property. The division also examined possibilities for
development at the
shopping centres in the Hervanta district of Tampere and in
Kuopio city
centre.

The Property Development Division supported Citycon's other division
on
development projects for a total of ten retail properties in 2004. The
division
also prepared new retail site projects in the Tampere market zone and
in the
Helsinki Metropolitan Area. Marketing was launched for the MAXX retail
park in
the Lahdesjärvi district of Tampere. The municipal plan for the area
came into
force legally in March 2004 and it has roughly 65,000 square metres
of permitted
building volume. According to the scheduled timetable, phase one
of the retail
park will open in 2007.


Divestments

During the period,
Citycon sold, in accordance with its strategy, three
properties belonging to
the Supermarkets and Shops Division. The combined book
value of the properties
sold was EUR 0.7 million and the capital gains were EUR
0.1
million.


Turnover and profit

The turnover for the financial year was
EUR 88.6 million (EUR 78.1 million).
Gross rental income accounted for 93.9
per cent (93.3 %) of turnover. Operating
profit rose to EUR 50.3 million (EUR
43.3 million). The increase was mostly due
to the acquisitions of shopping
centres carried out by Citycon at the end of 2004
and in the first quarter of
2004.

Turnover increased by EUR 10.5 million although was affected by a
small rise in
the cost-of-living-index, which resulted smaller than expected
indexed increases
in rents. On the other hand, the maintenance costs of
properties and the Group's
financing expenses were lower than estimated.
Property maintenance costs were
reduced by factors including refunds of
property tax, which were EUR 0.7 million.
Financing expenses were lower than
expected due to low interest rates and
refinancing.


Balance sheet and
financing
The balance sheet total was EUR 840.4 million (EUR 835.3 million),
of which cash
and cash equivalents were EUR 8.6 million (EUR 15.1 million).
The Group's
financial situation remained good.

Citycon's share capital
increased by EUR 13,979,925.00 as a result of a directed
share issue and share
subscriptions based on Citycon's 1999 A/B/C warrants during
the financial year
and it was EUR 156,780,033.30 at year-end. Into this figure
are including
subscriptions made on 28 December 2004 for 92,000 new shares at a
par value of
EUR 1.35. The share capital in accordance with the share
subscriptions was
entered in the Trade Register on 3 February 2005.

At year-end Group's
liabilities totalled to EUR 438.4 million (EUR 457.5
million). 
Interest-bearing liabilities decreased by EUR 21.0 million to EUR
491.3
million (EUR 512.3 million), when the capital loan of EUR 68.5 million
(EUR
68.5 million) was in the regarded as interes-bearing liability.
Short-term liabilities accounted for
EUR 31.1 million (EUR 29.2 million) of
interest-bearing liabilities.

Most of Citycon's loans were reorganised in
November 2004. Citycon signed an EUR
450 million syndicated unsecured credit
facility, divided into an EUR 350 million
loan and an EUR 100 million
revolving credit facility. The maturity of the
facility is 4.5 years. The
facility is intended to broaden Citycon's financing
base, to reduce cost of
funding and to secure financing of future investments. The
facility financed
the old EUR 435 million secured
syndicated loan facility and EUR 10 million
overdraft facility. The facility was
principally arranged by Nordea
(Coordinator), SEB Merchant Banking, Skandinaviska
Enskilda Banken AB (publ)
and Eurohypo AG. The other participating financial
institutions were Danske
Bank, OKO Bank, Swedbank and Aktia Savings Bank Plc.

The average interest
rate for interest-bearing liabilities during the financial
year was 5.2 per
cent (5.5%). The average loan period, weighted according to the
principals of
the loans, was 4.0 years (4.6 years), and the average interest-rate
fixing
period was 3.6 years (4.0 years). The Group's equity ratio was 47.6 per
cent
(44.9%) and 39.4 per cent (36.7%) if the capital loan is not included
in
shareholders' equity.

The interest coverage ratio, i.e. the previous
twelve months' profit before
interest expenses, taxes and depreciation
relative to net financial expenses, was
2.2 (2.1). Gearing at year-end was
146.8 per cent (163.2). At the end of 2004,
Citycon's interest-bearing
liabilities included 86.0 per cent (87.0%) of floating
rate loans, of which
69.1 per cent (69.0%) has been converted to a fixed rate by
means of interest
rate swaps. The par value of the interest rate swaps at year-
end was EUR
339.4 million (EUR 302.2 million). The market value of the
derivatives at
year-end was EUR -18.5 million (EUR -11.4 million).

Net financial expenses
increased by EUR 1.9 million to EUR 26.1 million (EUR
24.2
million).


Citycon and IFRS

Citycon Oyj is to go over to reporting
in accordance with IAS/IFRS standards
(International Financial Reporting
Standards) in its interim reports and
financial statements for 2005. The
company made decisions on the main optional
accounting principles in IFRS at
the beginning of 2004 and examined the effect of
the adoption of IFRS on its
accounting principles in its financial statements
bulletin released on 12
February 2004. In addition, in 2004, Citycon issued
preliminary IFRS
comparative figures on the balance sheet as at 1 January 2004
and for all
quarters of the year.

In the future, Citycon will disclose preliminary
IFRS-comparative figures for
2004 in a separate bulletin on the issue dates of
this financial statements
bulletin. Citycon will present final reconciliation
calculations in its interim
report for the first quarter of
2005.


Personnel

Citycon strengthened its personnel resources in
property investment by appointing
Mr. Harri Holmström, M.Sc. (Surveying), as
Chief Investment Officer and member of
the Corporate Management Committee. At
year-end, the Citycon Group had a total of
45 (34) employees, of whom 34 (27)
were employed by the parent company.

Wages and salaries paid by the Citycon
Group totalled EUR 2.3 million (EUR 2.1
million), of which EUR 0.3 million
(EUR 0.2 million) was paid to managing
directors and members of the Board of
Directors were paid EUR 0.2 million (EUR
0.1 million). Wages and salaries paid
to employees in the company totalled
EUR 1.9 million (EUR 1.8 million), of
which EUR 0.2 million (EUR 0.2 million) was
paid to the CEO and the members of
the Board of Directors were paid EUR 0.2
million (EUR 0.1million).


Board
of Directors and Accountants
The annual general meeting of Citycon held on 15
March 2004 decided to re-elect
to the Board of Directors Stig-Erik Bergström
and Carl G. Nordman, and to elect
as new members Amir Gal, Timo Kankuri, Raimo
Korpinen, Tuomo Lähdesmäki,
and Claes Ottosson. Stig-Erik Bergström was
elected as chairman of the Board and
Tuomo Lähdesmäki as deputy
chairman.

Ari Ahti, Authorised Public Accountant, and Jaakko Nyman, APA,
were re-elected in
2004 as the company's auditors for a new term in office,
with the APA firm KPMG
Oy Ab as deputy auditor.

An extraordinary general
meeting of Citycon held on 10 August 2004 decided in
accordance with a
proposal by the Nomination Committee to increase the number of
members on the
Board of Directors from seven to eight, in accordance with the
articles of
association. Dori Segal was elected to the Board as a new member.


Shares
and shareholders


Directed share offering

During the financial year,
Citycon carried out a directed share offering to
Finnish and international
institutional investors. The intention of the share
offering was to expand
Citycon's ownership structure to support the company's
forthcoming growth and
to improve the liquidity of the company's shares. The
decision by the Board of
Directors to hold the share offering was based on an
authorisation granted by
the annual general meeting of 15 March 2004 to increase
the share capital by
means of a new issue of shares.

New shares in the amount of 10,000,000 were
offered for subscription at a price
of EUR 2.03. Of the shares, 91 per cent
were sold to foreign and 9 per cent to
Finnish investors. The new shares were
the equivalent of roughly 9.4 per cent of
Citycon's share capital and voting
rights conferred by shares before the
offering, and after it they were equal
to roughly 8.6 per cent. The share
offering was carried out in a bookbuilding
process on 13 and 14 September 2004.
The share offering was oversubscribed by
a factor of 2.4. The increase in share
capital, being EUR 13,500,000, was
entered in the Trade Register on 24 September
2004. The new shares were quoted
on the Main List of the Helsinki Exchanges as of
27 September 2004.
The
details of the directed share offering can be seen in the stock
exchange
releases issued by Citycon in September 2004.

Share capital, the
number and par value of shares

The trend in Citycon Oyj's share capital
during the financial year was as
follows:

Date      Event            Change
in    Number of    Change in     Share capital
                          
Number of    shares       share         EUR
                           shares 
                  capital
                                                    
EUR

1 Jan 04   Share capital                105 777 858              142 800
108,30
24 Sept.04 Increase in
           capital based
           share
offering  10 000 000   115 777 858  13 500 000   156 300 108,30
27 Oct.04 
Increase in
           capital based
           share offering      35 000  
115 812 858      47 250   156 347 358,30
16 Dec.04  Increase in
          
capital based
           share offering     228 500   116 041 358     308 475 
 156 655 833,30
31 Dec.04  Share capital                116 041 358           
   156 655 833,30
3.2.2005   Increase in
           capital based
          
share offering      92 000   116 133 358               156 780
033,30

Citycon's share capital at year-end was EUR 156,780,033,30 and the
number of
shares was 116,133,358. The par value of a share is EUR
1.35.

Traded volume and price

Trading in Citycon shares grew by 10.1 per
cent and the share price increased by
more than a factor of 1.6 in 2004. The
total for Citycon Oyj shares traded on the
Helsinki Exchanges was 115.1
million shares (104,5 million shares), equalling EUR
223.0 million (EUR 153.8
million) of trading. The high price quoted during the
period was EUR 2.65 and
the low was EUR 1.52 The weighted average price for the
period was EUR 1.94
and the closing price of the period was EUR 2.44. The
company's market
capitalisation at the end of the period was EUR 273.9 million
(EUR 154.9
million), after deducting the portion of treasury shares from
the
total.



Shareholdings
The ownership of Citycon changed during the
financial year, becoming more
international. During the financial year, 6
statutory notices of changes in
ownership were issued.

Date of             
            Number       Percentage of     Percentage of
change in            
           of shares    share capital     share capital
holding

16.2.04 
Evli Pankki Plc          4 294 944             4,06              4,06
        
Total holding of funds   2 442 000             2,31              2,31
        
managed by
         Evli Fund Management Ltd
         Evli Group, total      
 6 736 944             6,37              6,37
17.2.04  Deutsche Bank AG       
 5 230 051             4,94              4,94
         subsidiaries
18.2.04 
Evli Pankki Plc          3 108 944             2,94              2,94
        
Total holding of funds   2 142 000             2,02              2,02
        
managed by
         Evli Fund Management Ltd
         Evli Group, total      
5 250 944             4,96              4,96
1.3.04   Gazit-Globe(1982)Ltd   
13 277 400            12,55             12,55
3.3.04   Gazit-Globe(1982)Ltd   
26 902 400            25,43             25,43
5.4.04   Gazit-Globe(1982)Ltd   
35 330 000            33,40             33,40


At the end of the period,
Citycon had a total of 1,175 registered shareholders
(1,450). The registered
shareholders held 116.0 million shares, so they had 99.9
per cent of the
shares and voting rights. Nominee-registered shareholders,
mostly
international investors, had 99.6 million shares, which is 85.8 per
cent of the
number of shares and voting rights.


Treasury shares and the
shareholdings of the Board of Directors and the
management

At year-end, the
company held 3,874,000 of its own shares, which is the
equivalent of 3.3 per
cent of the company's total shares and voting rights. The
total purchase price
for the shares was EUR 4.7 million. The book value of
treasury shares on 31
December 2004 corresponded to their purchase price, which
was lower than their
market value at the end of period. The effect of treasury
shares has been
deducted for the calculation of the key figures.

In deciding on carrying out
the directed share offering on 15 September 2004.
Citycon's Board of Directors
also decided to propose to the annual general
meeting to be held in spring
2005 that the 3,874,000 treasury shares held by the
company be invalidated
instead of selling them in public trading at the Helsinki
Exchanges as decided
by the Board of Directors on 11 August 2004.

The members of Citycon Oyj's
Board of Directors held a total of 91,667 shares on
31 December 2004, which
was 0.07 per cent of the company's total shares and
voting rights. Citycon's
CEO held 100,000 shares and 1,650,000 stock options, in
addition to which the
other members of the Corporate Management Committee held a
total of 3,000
shares and 971,670 stock options on 31 December 2004.

Citycon in
international investors' comparative indexes
Citycon is included in
international property investment companies' indexes. The
EPRA/NAREIT Global
Real Estate Index and the GPR 250 Property Securities Index
serve as
comparative indexes for international investors, measuring the
appreciation
and total earnings of shares.

Authorisations and stock options

During the
financial year, Citycon's Board of Directors exercised the
authorisation
granted by the company's annual general meeting of 15 March 2004 to
increase
the share capital by an issue of new shares and it decided on 15
September
2004 to carry out a share offering to selected investors. The
authorisation
was used for 10,000,000 shares.

The annual general meeting of 15 March 2004
authorised the Board of Directors to
buy back a number of the company's shares
amounting to a maximum of 5 per cent of
the company's share capital and of the
total voting rights conferred by all
shares. The authorisation is valid until
15 March 2005. The authorisation has not
been exercised.


The annual
general meeting authorised the Board of Directors to surrender the
treasury
shares held by the company. The authorisation is valid until 15 March
2005. On
11 August 2004, the Board of Directors decided to exercise the
authorisation
granted by the annual general meeting of 15 March 2004 to surrender
treasury
shares. However, the surrender of treasury shares was not effected; the
Board
of Directors decided on 15 September 2004 to propose the cancellation of
these
shares to the next annual general meeting.

Citycon Oyj applied for the
listing of the 1999 A/B/C warrants on the main list
of the Helsinki Exchanges
during the financial year. The A/B warrants were
included on the main list of
the Helsinki Exchanges as of 23 April 2004 and the C
warrants have been
included on the same list since 1 September 2004. By the end
of the financial
year, A/B/C warrants had been exercised to subscribe a total of
263,500 new
Citycon Oyj shares at a par value of EUR 1.35 per share. The
subscription
price of the shares was EUR 1.54 per share. In addition there were
made
subscriptions for 92,000 new shares on 28 December 2004.The share capital
in
accordance with the share subscriptions was entered in the Trade Register
on 3
February 2005. Each share confers one vote. The new shares will
confer
entitlement to dividend for the financial year 2004. The other share
rights will
come into force when the increase in the share capital is
registered.
 
The annual general meeting of 15 March 2004 decided on issuing
stock options to
personnel of Citycon Oyj and of its subsidiaries and to a
wholly owned subsidiary
of Citycon Oyj as part of the Group's personnel
incentive and commitment system.
Citycon's Board of Directors decided on 26
May 2004 on the distribution of stock
options in accordance with the decision
of the annual general meeting. A total of
1,135,000 2004A stock options were
distributed to the personnel of the Group. The
rest of the stock options,
2,765,000 (2004A/B/C), were granted to Veniamo-Invest
Oy, a subsidiary of
Citycon Oyj, to be further distributed to the present and
future personnel of
the Group.

Events after the end of the financial year
Subscriptions were
made for 92,000 new shares at a par value of EUR 1.35 based on
the option
rights 1999A/B/C. The share capital in accordance with the share
subscriptions
was entered in the Trade Register on 3 February 2005.

The Board's proposal
on dividend

Citycon's Board of Directors is to recommend to the annual
general meeting
convening on 5 April 2005 that a dividend of EUR 0.14 per
share be paid for the
financial year ending on 31 December 2004 on all shares
outside the company's
ownership. The Board of Directors recommends that the
record date be 8 April 2005
and that the dividend be paid to shareholders on
15 April 2005.


Outlook for the future

Citycon expects that demand,
occupancy rates and rents for its retail premises
will continue to remain
positive in the Helsinki Metropolitan Area and Finland's
major cities. Within
more competetive environment the company is pursuing its 
possibilities of
expanding its business in Finland , Baltic countries and in Scandinavia.
The
implementation of the growth strategy is forecast to begin in 2005.
At the
same time, the company will continue the implementation of the growth strategy
for its
business in Finland. Because of the favourable market prospects and
the shopping centre 
acquisitions in 2004 as well as the extension projects
carried out, the company estimates that
turnover and profit for 2005 will be
at least on the level of the 2004 figures.



Helsinki, 18 February
2005
Citycon Oyj
Board of Directors






Consolidated income
statement
EUR million                        1-12 2004          %   1-12 2003 
        %
Turnover                                88.6      100.0        78.1 
    100.0
Other income                             0.8        0.9        -0.5 
     -0.6

Expenses
Materials and services                  22.8       25.8 
      18.7       23.9
Salaries and social expenses             3.0        3.4 
       2.6        3.4
Depreciation and impairments             7.6        8.6 
       6.5        8.4
Rents and maintenance charges            3.5        4.0 
       4.1        5.2
Share of associated companies' profit   -0.1       -0.1 
       0.4        0.5
Other expenses of business operations    2.1        2.4 
       1.9        2.5
Expenses, total                         39.1       44.1 
      34.3       43.9

Operating profit                        50.3      
56.8        43.3       55.5
Financial income and expenses          -26.1     
-29.4       -24.2      -31.0
Profit before extraordinary
items and taxes     
                   24.2       27.4        19.1       24.5

Taxes             
                     -6.8       -7.7        -4.9       -6.2
Profit            
                     17.4       19.7        14.3       18.3


Consolidated
balance sheet

EUR million                                     31 Dec. 2004  
   31 Dec. 2003
Assets
Non-current assets
Intangible assets                 
                      4.7               4.5
Tangible assets                   
                    740.5             729.1
Investments
Holdings in
associated companies                        55.7              55.5
Treasury
shares                                          4.7               4.7
Other
investments                                       21.3             
23.1
Investments, total                                      81.7             
83.3
Non-current assets, total                              827.0            
816.9

Current assets
Short-term receivables                                
  4.9               3.4
Cash and cash equivalents                             
  8.6              15.1
Current assets, total                                 
 13.5              18.5

Assets, total                                       
  840.4             835.3

Liabilities and shareholders'
equity

Shareholders' equity
Share capital                                  
       156.8             142.8
Share premium fund                             
        35.1              28.3
Treasury share reserve                         
         4.7               4.7
Other funds                                    
         6.6               6.6
Retained profits                               
        13.0              13.0
Profit                                         
        17.4              14.3
Capital loan                                   
        68.5              68.5
Shareholders' equity, total                    
       302.0             278.0

Minority interest                            
         100.0              99.8

Liabilities
Long-term liabilities         
                        407.4             428.3
Short-term liabilities        
                    31.1              29.2
Liabilities, total                 
              438.4             457.5

Liabilities and shareholders'
equity,
total                                     840.4             835.3

Gross
investment in non-current
assets                                           
18.5               84.2
% of turnover                                     20.9
             107.9
Depreciation and impairments                       7.6     
          6.5
Personnel, average                                  40          
      33

Cash flow statement
EUR million                                 
1-12 2004          1-12 2003
Operating activities
Profit before extraordinary
items                 24.2               19.1
Adjustments:
Depreciation      
                                7.6                6.5
Financial income and
expenses                     26.1               24.2
Other adjustments        
                         0.0                0.9
Cash flow before change in
working
capital                                           57.9              
50.8

Change in working capital                         -0.2               
0.0
Cash flow from operating activities
before financial items and taxes     
            57.7               50.7

Interest paid and payments for
other
financial expenses of operating
activities                             
         -28.0              -24.1
Dividend and interest received
from
business operations                                0.8               
0.5
Taxes paid                                        -4.2              
-4.7
Cash flow from operating activities (A)           26.3              
22.4

Investing activities
Investments in tangible and
intangible assets   
                            -10.8               -4.9
Shares in subsidiaries
purchased                  -8.8              -77.1
Shares in subsidiaries sold
                       0.8                1.4
Shares in associated companies
purchased           0.0               -0.8
Shares in associated companies sold
               0.0                1.6
Other items                             
          0.1                0.1
Cash flow from investing
activities (B)     
                             -18.7              -79.7

Financial
activities
Share issue                                       20.8             
  0.0
Withdrawals of short term loans                   18.2               
2.1
Repayments of short-term loans                   -18.1               
0.0
Withdrawals of long-term loans                  414.9               
67.9
Repayments of long-term loans                  -435.7               
-0.2
Dividend paid and other distribution
of profit                          
            -14.3                -9.2
Cash flow from financial
activities (C)
                                 -14.1                60.6

Increase
(+)/decrease (-) in cash
and cash equivalents (A+B+C)                     -6.5
                3.3

Cash and cash equivalents at
beginning of period       
                   15.1                   11.7
Cash and cash equivalents at
end
of period                                      8.6                  
15.1

Key financial figures
                                         1-12
2004              1-12 2003

Earnings per share, EUR                      
0.17                   0.14

Equity per share, EUR                        
2.04                   2.01

Return on equity (ROE), %                     
8.4                    7.1

Return on equity, including minority
interest, %
                                   5.7                    4.9
Return on
investment (ROI), %                  6.2                    5.8
Equity ratio,
%                               47.6                   44.9
Equity ratio with
capital loan not
counted as part of shareholders'
equity, %                  
                  39.4                   36.7

Treasury shares
             
                        31 Dec. 2004           31 Dec. 2003

Number of
shares, million                      3.9                    3.9

Total par
value, EUR million                5.2                    5.2

Share of
shareholders' equity, %               3.3                    3.3

Share of
voting rights, %                      3.3                    3.3
Acquisition
cost, EUR million                  4.7                    4.7

The book value
of treasury shares on 31 December 2004 corresponded to the
purchase price,
which was lower than market value at the end of the period. The
effect of the
treasury shares has been eliminated for the calculation of the
key
figures.

Consolidated contingent liabilities
EUR million              
              31 Dec. 2004              31 Dec. 2003
Mortgages on land and
buildings                  2.4                     338.4
Group company shares
pledged                     0.0                      78.4
Other pledged shares
                            0.0                      76.7
Other pledges given 
                            0.0                       3.2


Group's
derivatives

EUR million                     31 Dec. 2004          31 Dec.
2003

                                Par       Fair         Par            
Fair
                                values    values       values        
values
Interest-rate derivatives
Interest-rate swaps

Maturing in 2007     
          78.2    -0.5          78.2              1.1

Maturing in 2008      
         50.0    -2.2          50.0             -1.3

Maturing in 2009       
        128.2   -7.9          91.0             -5.4

Maturing in 2010        
       83.0    -7.9          83.0             -5.8
Total                      
    339.4  -18.5         302.2            -11.4

Interest-rate
options
Interest-rate caps purchased
Maturing in 2004                0.0     
0.0          53.8              0.0
Total                           0.0     
0.0          53.8              0.0

The fair values for derivatives describe
their value if all agreements had been
closed at the market price at the end
of the period. Derivatives have been used
for hedging the loan portfolio. The
accrued interest for the period included in
the derivatives' fair values,
being EUR 0.6 million (EUR 0.6 million) has been
booked in interest
expenses.

The taxes correspond to the profit of the period.

Accounting
principles
The accounting principles applied in the annual financial
statements as at 31
December 2003 are applied in this interim
report

Financial reporting
Citycon Oyj will disclose its financial
statements bulletin on 18 February 2005.
The annual report will be published
the company's website during week 10, and the
printed version will be
completed in week 12.

Citycon Oyj will publish its interim reports in 2005
as follows:

January-March           27 April 2005 at 12:00
noon

January-June            20 July 2005 at 12:00 noon
January-September  
    19 October 2005 at 12:00 noon

The annual general meeting of Citycon Oyj
will be held on 5 April 2005.

Further information for investors can be seen
on Citycon's website,
www.citycon.fi.

Further information:
CEO Mr Petri
Olkinuora
Tel. +358 9 6803 6738 or +358 400 333
256
petri.olkinuora@citycon.fi


CFO Ms Pirkko Salminen
Tel. +358 9 6803
6730 or +358 50 3022 485
pirkko.salminen@citycon.fi