Published: 2005-07-20 12:00:00 CEST
Citycon Oyj
Company Announcement
Citycon's Interim Report 1 January - 30 June 2005
CITYCON OYJ   STOCK EXCHANGE RELEASE 20 July 2005   at 1:00 pm

Citycon's
Interim Report 1 January - 30 June 2005
- Turnover totalled EUR 42.5 million
(EUR 42.2 million)
- Profit before taxes amounted to EUR 17.2 million (EUR
14.6 million), including
EUR 5.7 million of one-time financing costs
-
Earnings per share were EUR 0.11 (EUR 0.14 including EUR 0.025 one
time
deferred tax receivable)
- Citycon's operations expanded to Sweden. The
Åkersberga Shopping Centre will
affect figures as of 1 July 2005
- Citycon
will construct a new shopping centre in Hervanta, Tampere, Finland
- Citycon
became the main owner of IsoKristiina retail premises in
Lappeenranta,
Finland
- The new capital loan will reduce financing costs EUR
1.5 million over the next
4 years

Key figures
                            
            1-6 2005  1-6 2004  1-12 2004
Turnover, EUR million               
        42.5      42.2       84.7
Operating profit, EUR million               
35.6      27.5       52.6
% of turnover                                83.6   
  65,1       62,1
Profit before taxes, EUR million             17.2      14.6 
     26.5
Profit, EUR million                          12.4      14.6      
22.7

Earnings per share, EUR                      0.11*    0.14**     
0.22
Earnings per share, diluted, EUR             0.11*    0.14**     
0.22
Equity per share, EUR                        1.94      1.99      
2.01
P/E (price/earnings) ratio                     14         7        
10
Return on equity (ROE), %                    11.0      14.8      
11.0
Return on investment (ROI), %                 9.7       7.7       
7.3
Equity ratio, %                              27.4      27.1      
29.6
Gearing, %                                  229.8     253.4     
221.5
Net rental income, %                          8.7       8.6       
8.8
Occupancy rate, %                            96.3      97.1      
95.7
Personnel at the end of period                 46        41        
45

**)including EUR 0.025 per share one-time deferred tax receivable
*)
including EUR 0.05 per share one-time financing cost

The calculation method
for net income is based on the guidelines of the KTI
Institute for Real Estate
Economics and the IPD Investment Property Databank.
Standing Investments refer
to properties held by Citycon throughout the 12-month
reference period.
Properties under development and expansion as well as lots are
eliminated from
the figures.

Citycon and IFRS

Citycon Oyj has changed its reporting
practice in accordance with IAS/IFRS
standards (International Financial
Reporting Standards); this affects its interim
reports and financial
statements for 2005. Information related to this change is
available in the
company's 2004 Annual Report; financial statements appear on
pages
35-43.

Business Environment

Strong demand continued for retail premises
in Finland in the second quarter of
the year, and occupancy rates remained
strong. Retail sales continued to grow in
2005 1) even though consumer
confidence in economic development has weakened. The
low interest rate and
inflation have contributed also to this retail sales trend.

International
investors' interest in the Finnish property market remained high,
with most
new property transactions involving foreign operators. International
interest
is also estimated to reflect in the yield and price levels of the
most
sought-after properties.

1) Source: Statistics Finland

Business
Activities and Property Portfolio Summary

Citycon's business activities
comprise the entire chain of retail premises
ownership, i.e. ownership,
leasing, management and development of properties.
Citycon operates in three
divisions (business segments): Shopping Centres,
Supermarkets and Shops, and
Property Development. At the end of the reporting
period, Citycon owned 143
properties (146) with a fair value totalling EUR 754.7
million (EUR 737.5
million).

Practically all the company's property portfolio consists of
retail premises. In
the reporting period, the company owned 16 shopping
centres and 127 supermarkets
and shops. Shopping centres accounted for 60.9
per cent and supermarket and shop
premises for 39.1 per cent of the property
portfolio's fair value.

In terms of fair values, 43.5 per cent of the
properties were located in the
Helsinki Metropolitan Area, 38.8 per cent in
other major Finnish cities and 17.7
per cent in other parts of Finland at the
end of the period.

Changes in Property Portfolio Fair Value

In the
valuation of investment properties according to IAS 40, Citycon has
decided to
use the fair value model, which will result in changes in value being
posted
to the income statement. The valuation of investment properties is
assessed in
accordance with International Valuation Standards (IVS) at least once
a year
by an external valuation professional. The latest valuation statement
dated 30
June 2005 is available on the Internet at Citycon's
website,
www.citycon.fi.

The fair value of Citycon's property portfolio
increased in the period under
review, due to changes in market trends and
leasing operations amounting to an
increase of EUR 7.8 million, i.e.
approximately 1.0 per cent. The most
significant change in the market was the
rising international interest in the
Finnish property market, and particularly
in retail premises. Increasing demand
lowers the yield requirements of
investors and creates pressure for increasing
property prices, particularly in
the liveliest growth centres.

Customers, Lease Portfolio and Occupancy
Rate

At the end of the period, Citycon had a total of 1,493 leases with 855
lessees.
The average length of the leases was 3.4 years. The period-end
occupancy rate for
Citycon's property portfolio was 96.3 per cent (97.1 %).
The change in the
occupancy rate was due to normal fluctuations in the leasing
business.

Lease Portfolio Summary                        1-6 2005       1-6
2004
Number of leases started
during the period, total                       
    130            182
Total area of leases started, m2                 
24,896         34,303
Average length of lease portfolio
at end of period,
years                             3.4            3.6

Shopping Centres
Division

Shopping Centres Division's Key Figures
IFRS, Financial
performance, Shopping Centres

Lease Portfolio Summary                       
1-6 2005       1-6 2004
Number of leases started
during the period, total    
                       101            137
Total area of leases started, m2    
             10,213         16,601
Average length of lease portfolio
at end
of period, years                             2.6            2.8

Financial
performance, Shopping Centres
                                                
1-6 2005     1-6 2004
Turnover, EUR million                               
25.3         23.9
Operating profit, EUR million                        22.0   
     15.2
Gross rental income, EUR million                     24.7        
23.0
Net rental income, EUR million                       18.2        
16.8
Net rental yield, %                                   8.3         
7.6
Net rental yield, standing investments, %             8.5         
7.7
Market value of property portfolio, EUR million     459.4       
457.3
Gross investments, EUR million                        2.4        
12.5

During the period, the Shopping Centres division acquired  Kiinteistö
Oy Karjalan
Kauppakeskus in Lappeenranta for EUR 7.9 million, whereby Citycon
became the main
owner of retail premises of the IsoKristiina shopping
centre.

Citycon also signed a contract to acquire a 75 per cent holding in
the Åkersberga
shopping centre in Sweden. The deal was concluded on 1 July
2005. This is
Citycon's first international property investment, with the
total investment
amounting to approximately SEK 900-950 million (EUR 95-100
million) after
completion of the expansion projects still to be launched. The
Åkersberga
investment is not included in the figures for the period under
review.

The period's investment decisions will both contribute to Citycon's
growth
strategy in Finland and its target to actively develop international
business.

Supermarkets and Shops Division

Supermarkets and Shops
Division's Key Figures

Lease Portfolio Summary                        1-6
2005       1-6 2004
Number of leases started
during the period, total        
                    29             45
Total area of leases started, m2        
        14,682         17,702
Average length of lease portfolio
at end of
period, years                             4.6            4.4

Financial
performance, Supermarkets & Shops
                                            
  1-6 2005       1-6 2004
Turnover, EUR million                             
17.2           18.3
Operating profit, EUR million                      16.2   
       12.5
Gross rental income, EUR million                   17.1          
18.3
Net rental income, EUR million                     12.4          
13.8
Net rental yield, %                                 9.3          
10.2
Net rental yield, standing investments, %           9.4          
10.4
Market value of property portfolio, EUR million   295.3         
280.4
Gross investments, EUR million                      3.5           
0.2

The Supermarkets and Shops division decided to construct a new shopping
centre in
Hervanta, Tampere, with the total investment estimated to amount to
EUR 25.3
million, and net yield, after completion of the shopping centre, to
over 8 per
cent. The estimated deadline for completion of the extension
project is spring
2007.

During the period, the Supermarkets and Shops
division sold three investment
properties for EUR 3.8 million, gaining a sales
profit of EUR 0.5 million.

Property Development Division

The Property
Development division's mission is to contribute to realising the
corporate
strategy by developing and extending Citycon's existing and new retail
sites,
alongside the other divisions.

The division's key figures are not reported
separately because it does not have
property portfolio or rental income. The
division's most significant project in
the period was the development of the
new Hervanta shopping centre, in Tampere.

Turnover and Profit


Turnover
and Profit

The turnover for the period was EUR 42.5 million (EUR 42.2
million). Gross rental
income accounted for 98.2 per cent (97.9 %) of
turnover. Operating profit rose to
EUR 35.6 million (EUR 27.5
million).

Profit before taxes was EUR 17.2 million (EUR 14.6 million), and
profit after
taxes was EUR 12.4 million (EUR 14.6 million). Profit after taxes
in the
corresponding period included a one-time deferred tax receivable of EUR
2.6
million related mainly to the acquisition of Torikeskus in Seinäjoki,
which was
booked in income taxes. The profit includes EUR 0.5 million in
capital gains from
investment properties as well as other one-time income and
EUR 5.7 million of one-
time costs due to premature repayment of the 1/1999
capital loan.

The effect of changes in fair value of the property portfolio
were EUR 7.8
million in the period under review.

Balance Sheet and
Financing

The period-end balance sheet total was EUR 798.2 million (EUR
747.2 million), of
which cash and cash equivalents were EUR 35.5 million (EUR
4.3 million). The
Group's financial position remained good.

The Group's
period-end liabilities totalled EUR 580.0 million (EUR 544.6
million).
Interest-bearing liabilities increased by EUR 46.5 million to EUR
536.9
million (EUR 517.7 million), and short-term liabilities accounted for
EUR 39.3
million (EUR 34.3 million) of interest-bearing liabilities. The
average interest
rate for interest-bearing liabilities was 5.1 per cent (5.2
%) excluding one-time
financing cost of capital loan prepayment; the average
loan period, weighted
according to the principals of the loans, was 3.2 years
(4.1 years); and the
average interest-rate fixing period was 3.1 years (3.9
years).

The Group's equity ratio was 27.4 per cent (27.1 %). 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.
Period-end gearing was
229.8 per cent (253.4 %). Citycon's interest-bearing
liabilities at period end
included 86.9 per cent (86.5%) of floating rate
loans, of which 72.7 per cent
(77.6 %) has been converted to a fixed rate by
means of interest rate swaps. The
overall hedging rate of the loan portfolio
was 54.1 per cent.

On 30 June, the par value of interest rate swaps was EUR
337.9 million (EUR 340.8
million) while the market value of derivatives was
EUR -24.1 million (EUR -11.1
million). Net financial expenses increased by EUR
5.4 million to EUR 18.3 million
(EUR 12.9 million) including EUR 5.7 million
one-time costs.

Capital Loan Arrangements

Citycon Oyj repaid its capital
loan I/1999 prematurely on 30 June 2005 according
to the terms and conditions
of the loan. On 30 June 1999 Citycon issued a EUR
68,452,486 capital loan to
institutional investors. The loan was originally due
to mature on 30 June
2009. The premature repayment resulted in a one-time cost of
approximately EUR
5.7 million, charged fully in the result of the period under
review.

On 17
June 2005 Citycon Oyj issued a new 5-year capital loan, 1/2005, for the
amount
of EUR 70 million with a fixed annual nominal interest rate of 4.70 per
cent.
The issue price of the loan was 99.956 per cent of the nominal loan
amount,
and its maturity date is 17 June 2010.

As a consequence of the
premature repayment of the 1/1999 capital loan and issue
of the new 1/2005
capital loan, the net savings in Citycon Oyj's financing
expenses will, after
taking into account the one-time cost, be approximately EUR
1.5 million over
the next four years.

Personnel

At the end of the period, Citycon Group
had a total of 46 (41) employees.

Share Capital and Shares

Share
Capital
The company's share capital at the beginning of the year was EUR
156,655,833.30
and the total number of shares was 116,041,358. During the
period, the company's
share capital was increased in February and April using
the warrants under
Citycon's 1999 option scheme, and reduced in April when the
Annual General
Meeting decided to cancel the Citycon shares held by the
company. The attached
table shows the changes in share capital in more
detail.

Changes in share capital from 1 January to 30 June 2005.

Date    
  Reason          Change      Share Capital         Shares,
                  
        in EUR      in EUR
1.1.2005                             
156,655,833.30     116,041,358
3.2.2005   Increase       124,200    
156,780,033.30     116,133,358
           (warrants)
6.4.2005               
5,229,900     151,550,133.30     112,259,358
Decrease   (cancellation of
Citycon shares held by the company)
29.4.2005  Increase        49,950    
151,600,083.30     112,296,358
           (warrants)
30.6.2005               
             151,600,083.30     112,296,358

At the end of June, the
company's registered share capital was EUR 151,600,083.30
and the total number
of shares 112,296,358. The par value of a share is EUR 1.35
and each share
entitles to one vote.

Traded Volume and Price

In January-June, the total
number of Citycon shares traded on the Helsinki Stock
Exchange was 21.9
million, with a total value of EUR 58.3 million. The highest
price quoted
during the period was EUR 3.09, and the lowest EUR 2.40. The
weighted average
price for the period was EUR 2.66, and the closing price on the
last day of
the period was EUR 3.05. The company's market capitalisation at the
end of the
period was EUR 342.5 million (EUR 207.9 million).


Shareholders

At the
end of the period, Citycon had 1,228 registered shareholders.
Nominee-
registered shareholders, mostly international investors, held 102.0
million
shares, which is 90.9 per cent of the number of shares and voting
rights.

Treasury Shares

At the end of the period under review, Citycon
Oyj held no treasury shares due to
the decision made by the 2005 AGM to reduce
the company's share capital by
cancelling the 3,874,000 Citycon shares held by
the company. The Board of
Directors is not authorised to buy back company
shares.

Shares Held by the Board of Directors and Management

The members
of Citycon Oyj's Board of Directors held a total of 91,173 shares on
30 June
2005, which was 0.08 per cent of the company's total shares and voting
rights.
Citycon's CEO held 100,000  shares and other members of the
Corporate
Management Committee a total of 3,000  shares.

Annual General
Meeting

The company's Annual General Meeting held on 5 April 2005 in
Helsinki adopted the
financial statements of Citycon Oyj and the Citycon Group
for 2004 and released
the Board of Directors and the CEO from personal
liability. The AGM decided that
a per-share dividend of EUR 0.14 be paid for
2004. The dividends were paid on 15
April 2005.

The number of Board members
remained at eight, and the following persons were re-
elected for a one-year
term: Stig-Erik Bergström, Amir Gal, Raimo Korpinen, Tuomo
Lähdesmäki, Carl G.
Nordman, Claes Ottosson and Dor (Dori) Segal. Thomas (Thom)
Wernink was
elected as a new member. Stig-Erik Bergström continues as the
Chairman of the
Board, and Thom Wernink was elected Deputy Chairman.

Authorised public
accountants Tuija Korpelainen and Mikael Holmström were elected
as the
company's auditors for the financial year 2005, and the firm of
authorised
public accountants Ernst & Young Oy as the deputy
auditor.

Moreover, the AGM approved Board proposals for amending the
Articles of
Association, reducing the share capital, selling of shares in the
joint book-
entry accounts, and granting authorisation to the Board to decide
on a share
capital increase. For further details on AGM decisions, please
refer to Citycon's
Interim Report for 1 January - 31 March 2005 and the
company's website at
www.citycon.fi.

Authorisations for the Board of
Directors

The AGM authorised the Board to decide by 5 April 2006 on an issue
of one or
several convertible bonds, the issuing of stock options, and an
increase in the
company's share capital through one or several share issues in
such a way that
the total increase of the company's share capital from these
issues does not
exceed EUR 31,356,004.50 and that a maximum of 23,226,670 new
shares with a
nominal value of EUR 1.35 each may be issued. This authorisation
includes the
right to deviate from the shareholders' pre-emptive subscription
right.

Stock Options

Citycon has two option schemes in force, the 1999
A/B/C scheme and the 2004 A/B/C
scheme. The warrants related to the 1999
option scheme are listed on the Helsinki
Stock Exchange.

At the end of
2004, 92,000 new Citycon Oyj shares with a nominal value of EUR
1.35 each were
subscribed on the basis of Citycon's 1999 option scheme at a
subscription
price of EUR 1.54 per share. In April-June 2005, a total of 37,000
new shares
were subscribed at the subscription price of EUR 1.40. Consequent to
these
subscriptions, the company's share capital increased in February by
EUR
124,000 and in April by EUR 49,950.

By the end of June, a total of
1,135,000 2004A stock options had been distributed
to Citycon Group's
employees, while the remaining 2,765,000 (2004A/B/C) stock
options were
granted to Veniamo-Invest Oy, a subsidiary of Citycon Oyj, to be
further
distributed to the present staff of the Group or future recruits.

For more
details about Citycon's option schemes, please refer to the 2004 Annual
Report
and the company's website at www.citycon.fi.

Events after the end of the
Reporting Period

On 1 July 2005, the Swedish company Armada Exploaterings
AB, owner of the
Åkersberga shopping centre in the municipality of Österåker
north-east of
Stockholm, became a subsidiary of Citycon Group. Citycon
purchased 75 per cent of
the company's share capital for the debt-free price
of SEK 49.9 million (EUR 5.4
million). The entire shopping centre's property
portfolio value totals
approximately SEK 440 million (EUR 47.7 million) with a
net yield of
approximately 8.0 per cent at the time of acquisition. After the
development
project, which is scheduled for completion by 2009, the net yield
of the property
is estimated to total around 9.0 per cent. Citycon's total
investment will amount
to SEK 900-950 million (EUR 95-100 million). To finance
the project, Citycon took
a loan of SEK 280 million (EUR 29.7 million) for a
5-year period, arranged by
Danske Bank A/S, Helsinki.

Subscription of
Shares Using Warrants

After the reporting period, 464,330 shares were
subscribed based on the option
rights 1999 A/B/C at a subscription price of
EUR 1.40 per share. The
corresponding EUR 626,845.50 increase in the share
capital is estimated to be
entered in the Trade Register on 21 July
2005.

Following the increase, the registered share capital of Citycon Oyj is
EUR
152.226.928.80 and the total number of shares is 112,760,686. The new
shares will
be traded publicly on the Helsinki Stock Exchange's Main List
together with the
old shares approximately as of 22 July 2005.

The
unexercised stock options based on Citycon's 1999 A/B/C stock option
scheme
entitle their holders to subscribe a total of 4,643,170 new shares,
corresponding
to a further increase of EUR 6,268,279.50 in share capital. The
share
subscription period will expire on 30 September 2007.

Future
Outlook

Citycon forecasts that demand, occupancy rates and rents for its
retail premises
will continue to remain stable in the Helsinki Metropolitan
Area and Finland's
major cities. In this increasingly competitive environment
the company is looking
for opportunities to expand its business in Finland,
the Baltic countries and
Scandinavia.
Citycon's turnover and profit for 2005
are estimated to exceed year 2004 level.



Consolidated income
statement

                            4-6    4-6   1-6    %     1-6   %    
1-12
EUR million                 2005  2004  2005         2004        
2004

Turnover                    21.3  21.2  42.5  100.0  42.2  100.0 
84.7
Other income                 0.2   0.0   0.2    0.4   0.0         
0.7
Profit on sale of
investment property          0.0   0.0   0.3    0.8  
0.0          0.1
Change in value of
investment property          7.8   0.0  
7.8   18.3   0.0         -5.0
Expenses
Depreciation and
Impairments         
        0.1   0.0   0.1    0.3   0.0          0.2
Other expenses             
7.8    7.6  15.1   35.5  14.7   34.8  27.8

Operating profit            21.3 
13.6  35.6   83.6  27.5   65.1  52.6
Net financial expenses      11.9   6.4 
18.3   43.1  12.9   30.5  26.1
Profit before taxes          9.4   7.2  17.2  
40.5  14.6   34.6  26.5
Taxes                       -2.6  -0.9  -4.9  -11.4  
0.0    0.1  -3.8
Profit                       6.8   6.3  12.4   29.1  14.6  
34.7  22.7

Earnings per share, EUR     0.06  0.06  0.11         0.14        
0.22
Earnings per share,
diluted, EUR                0.06  0.06  0.11        
0.14         0.22


Consolidated balance sheet


EUR million             
             30.6.2005  30.6.2004  31.12.2004
Assets

Non-current
assets
Intangible assets                           0.3        0.4        
0.5
Tangible assets                             2.5        1.1        
1.7
Investment properties                     754.7      737.5      
738.7
Investments                                 0.0        1.2        
0.0
Deferred tax assets
Non-current assets, total                 757.5     
740.3       740.8

Current assets
Short-term receivables                    
 5.2        2.7         4.2
Cash and cash equivalents                  35.5   
    4.3         7.9
Current assets, total                      40.7        7.0
       12.2

Assets, total                             798.2      747.2      
753.0

Liabilities and shareholders' equity

Equity attributable to equity
holders
of the parent
Share capital                             151.6     
142.8       156.8
Share premium fund                        40.2        28.3  
     35.0
Treasury shares                                       -4.7       
-4.7
Fair value reserve                       -17.8        -7.6      
-13.3
Other funds                                6.6         6.6        
6.6
Retained profits                          25.3        22.8       
22.9
Profit                                    12.4        14.6       
22.7
Shareholders' equity, total              218.2       202.8      
226.0

Liabilities
Long-term liabilities                    534.5      
505.5       493.5
Deferred tax liabilities                   6.2         4.8  
      3.0
Long-term liabilities, total             540.7       510.3      
496.6
Short-term liabilities                    39.3        34.3       
30.5
Liabilities, total                       580.0       544.6      
527.0

Liabilities and shareholders' equity,
total                          
         798.2       747.2       753.0


Statement of changes in
shareholders' equity


Attributable to equity holders of the parent
EUR
million
                                      Share  Share premium Fair
value
                                     capital   fund and       reserve
 
                                          other reserves
Shareholders' equity
1 Jan. 2004       142.8         34.8         -7.7

Cash flow hedges          
                                        0.1
Profit
Total recognised income
and expense                                0.1
Dividends
Shareholders' equity
30 June 2004      142.8         34.8         -7.6

Shareholders' equity 1
Jan. 2005       156.8         41.5        -13.3

Change in share capital     
           -5.2          5.2
Cash flow hedges                                 
                -4.5
Profit
Total recognised income and expense              
                -4.5
Dividends
Shareholders' equity 30 June 2005      151.6  
      46.8        -17.8

                                         Treasury   
Retained    Total
                                           shares    profits
   equity
Shareholders' equity 1 Jan. 2004             -4.7       37.1    
202.4

Cash flow hedges                                                  
0.1
Profit                                                   14.6    
14.6
Total recognised income and expense                      14.6    
14.7
Dividends                                               -14.3   
-14.3
Shareholders' equity 30 June 2004            -4.7        37.5   
202.8

Shareholders' equity 1 Jan. 2005             -4.7        45.6   
226.0

Change in share capital                       4.7        -4.7     
0.0
Cash flow hedges                                                 
-4.5
Profit                                                   12.4    
12.4
Total recognised income and expense                      12.4     
7.9
Dividends                                               -15.7   
-15.7
Shareholders' equity 30 June 2005             0.0        37.6   
218.2


Cash flow statement


EUR million                             
1-6 2005  1-6 2004  1-12 2004
Operating activities
Profit before taxes       
                  17.2      14.6       26.5
Adjustments:
Profit on sale of
investment property        -0.3       0.0       -0.1
Change in value of
investment property       -7.8       0.0        5.0
Depreciation and
impairments                  0.1       0.1        0.1
Financial income and
expenses                18.3      12.9       26.1
Other adjustments           
                -0.7       0.8        0.2
Cash flow before change in working
capital   26.9      28.3       57.7

Change in working capital               
     1.9       0.4       -0.2
Cash flow from operating activities
before
financial items and taxes             28.8      28.7       57.5

Interest
paid and payments for other
financial expenses of operating activities  -20.4 
   -15.6      -28.0
Dividend and interest received from
business operations  
                        0.2       0.4        0.8
Taxes paid                   
               -2.8      -2.3       -4.2
Cash flow from operating activities  
        5.8      11.2       26.1

Investing activities
Investments in
tangible and
intangible assets                            -1.6      -6.2     
-10.8
Shares in subsidiaries purchased             -9.8      -7.6      
-8.8
Shares in subsidiaries sold                   0.0       0.7       
0.8
Shares in associated companies sold           2.8       0.0       
0.0
Other investments sold                        1.0       0.0       
0.1
Cash flow from investing activities          -7.7     -13.1     
-18.7

Financial activities
Share issue                                  
0.0       0.0       20.8
Fund payments from minority interest          0.0    
  0.0        0.1
Withdrawals of short-term loans              13.0       8.1  
    18.2
Repayments of short-term loans               -2.0       0.0     
-18.1
Withdrawals of long-term loans              169.7       4.9     
414.9
Repayments of long-term loans              -135.5      -7.3    
-435.7
Dividend paid and other distribution
of profit                        
          -15.7     -14.3      -14.3
Cash flow from financial activities      
   29.5      -8.6      -14.1

Increase in cash and cash equivalents       
27.6     -10.4       -6.7

Cash and cash equivalents at the
beginning of
period                           7.9      14.7       14.7
Cash and cash
equivalents at the
end of period                                35.5       4.3
       7.9


Segment reporting


EUR million          4-6 2005  4-6 2004 
1-6 2005  1-6 2004  1-12 2004
Turnover
Shopping Centres         12.6     
12.1      25.3      23.9       48.4
Supermarkets and Shops    8.7       9.1   
  17.2      18.3       36.3
Others                    0.0       0.0       0.0 
     0.0        0.0
Total                    21.3      21.2      42.5     
42.2       84.7

Operating profit
Shopping Centres         12.9       6.4   
  22.0      15.2       18.8
Supermarkets and Shops    9.5       6.1      16.2 
    12.5       37.5
Others                   -1.0       1.0      -2.6     
-0.2       -3.7
Total                    21.3      13.6      35.6      27.5   
   52.6


Key financial figures

                                        
1-6 2005  1-6 2004  1-12 2004
Earnings per share, EUR                     
0.11      0.14       0.22
Earnings per share, diluted, EUR             0.11   
  0.14       0.22
Equity per share, EUR                        1.94      1.99 
     2.01
Return on equity (ROE), %                    11.0      14.8      
11.0
Return on investment (ROI), %                 9.7       7.7       
7.3
Equity ratio, %                              27.4      27.1      
29.6


Consolidated contingent liabilities


EUR million                 
         30.6.2005  30.6.2004  31.12.2004
Mortgages on land and buildings     
       2.4      362.3         2.4
Group company shares pledged               
0.0       76.9         0.0
Other pledged shares                        0.0    
  76.8         0.0
Other pledges given                         0.0        0.6 
       0.0


Group's derivatives


EUR million                  30.6.2005
    30.6.2004        31.12.2004
                           Par    Fair    Par 
 Fair     Par      Fair
                       values values   values values  
values   values
Interest-rate derivatives
Interest-rate swaps
Maturing in
2007         78.2   -1.5     78.2    0.6     78.2     -0.5
Maturing in 2008   
     50.0   -2.9     50.0   -1.3     50.0     -2.2
Maturing in 2009       
126.7  -10.1    129.6   -5.0    128.2     -7.9
Maturing in 2010         83.0  
-9.6     83.0   -5.5     83.0     -7.9
Total                   337.9  -24.1   
340.8  -11.1    339.4    -18.5

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

The fair values for derivatives describe their value if all agreements
had been
closed at the market price of the end of 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 0,8
million) has been booked
in interest expenses.


Summary of effects of IFRS
on profit


EUR million
                                         4-6 2004 
1-6 2004  1-12 2004

Profit FAS                                    4.3      
8.4       17.4

Change in valuation of
investment property                  
        1.3       3.0        2.4
Change in deferred tax assets
and
liabilities                               0.7       3.3        3.1
Change in
values of interest rate
derivatives                                   0.0     
 0.0       -0.2
Changes total                                 2.0       6.3   
    5.3

Profit IFRS                                   6.3      14.6      
22.7


Summary of effects of IFRS on shareholders' equity

EUR million
  
                                    1.1.2004  30.6.2004 
31.12.2004
Shareholders' equity FAS                  278.0      272,1      
302,0

Change in valuation of investment
properties                         
       16.2       19.2        18.6
Change in values of interest
rate
derivatives                               -10.9      -10.5      
-18.3
Reclassification of treasury shares        -4.7       -4.7       
-4.7
Reclassification of capital loan          -68.5      -68.5      
-68.5
Change in deferred tax assets and
liabilities                          
     -7.7       -4.8        -3.0
Other changes                              
0.0       -0.1        -0.2
Changes total                             -75.6    
 -69.3       -76.0

Shareholders' equity IFRS                 202.4     
202.8       226.0

The figures are unaudited

Accounting Principles

The
accounting principles applied in the annual financial statements as of
31
December 2004 are applied in these financial statements.


Financial
Information in 2005


Citycon will publish its Interim Report for 1 January
- 30 September 2005 on 18
October 2005 at 12.00 noon.

Financial results for
1 January - 31 December 2005 will be published on 9
February 2006 at 12.00
noon.

Further information for investors is available 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

Distribution:
Helsinki
Stock Exchange
Main media
www.citycon.fi

Report on the general review of
Citycon Oyj's interim report for the period 1
January - 30 June 2005

We
have generally reviewed the interim report of Citycon Oyj for the period
1.1.-
31.6.2005. The Board of Directors and the Managing Director have
prepared an
interim report in accordance with the Securities Market Act,
chapter 2, paragraph
5. Based on our interim review we express at the request
of the Board of
Directors a report in accordance with the Securities Market
Act, chapter 2,
paragraph 5.

We conducted our general review in accordance
with the International Standard on
Auditing applicable to general review
engagements. This standard requires that we
plan and perform the review to
obtain reasonable assurance as to whether the
financial statements are free of
material misstatement. The general review is
limited primarily to inquiries of
company personnel and analytical procedures
applied to financial data and thus
provides less assurance than an audit. We have
not performed an audit and,
accordingly, we do not express an audit opinion.

Based on our general
review, nothing has come to our attention that causes us to
believe that the
interim report does not give a true and fair view in accordance
with the
Securities Market Act regarding the financial position of Citycon
Oyj.


Helsinki, 20 July 2005

Tuija Korpelainen                   Mikael
Holmström
Authorized Public Accountant        Authorized Public Accountant