PLAZACORP ANNOUNCES YEAR END RESULTS AND $120 MILLION INCREASE IN VALUE OF ASSETS RESULTING FROM ADOPTION OF IFRS

FREDERICTON, April 4 /CNW/ - Plazacorp Retail Properties Ltd. (TSXV:PLZ) today announced its results for the year ended December 31, 2010 along with a $120 million increase in the valuation of its income producing properties, properties under development and surplus lands (collectively "investment properties") and equity-accounted investments at January 1, 2010, in accordance with its transition to International Financial Reporting Standards ("IFRS").

Plazacorp reported funds from operations ("FFO") of $13.1 million for the year ended December 31, 2010, compared to $13.4 million for the year ended December 31, 2009. FFO per share was $0.264 for the year ended December 31, 2010 ($0.264 per share diluted) compared to $0.279 per share for the year ended December 31, 2009 ($0.263 per share diluted). Although Plazacorp experienced an increase in net property operating income for the year, the increase was offset by an increase in administrative expenses, a decrease in investment income and increased interest expense.

Michael Zakuta, Plazacorp's President and CEO said, "We are pleased with the results for the year ended December 31, 2010. Upon transition to IFRS and the resulting fair value increase of Plazacorp's assets, our gross book value will better recognize the significant value creation that has been realized on behalf of Plazacorp's shareholders.

Plazacorp's summary of FFO for the three and twelve months ended December 31, 2010, compared to the three and twelve months ended December 31, 2009 is presented below:

    <<
    -------------------------------------------------------------------------
                                   3 Months   3 Months  12 Months  12 Months
                                      Ended      Ended      Ended      Ended
                                   December   December   December   December
                                         31,        31,        31,        31,
    (000's - except per share          2010       2009       2010       2009
     amounts and debt coverage          (un-       (un-
     ratios)                        audited)   audited)
    -------------------------------------------------------------------------
    Total revenues                $  13,220  $  13,233  $  52,643  $  49,784
                                 --------------------------------------------
                                 --------------------------------------------

    Income before other
     comprehensive loss           $   1,325  $   1,304  $   2,561  $   3,840
    Add (deduct):
    (Gain) loss on disposal of
     income producing properties
     and surplus lands                 (117)         8       (133)      (665)
    Gain on disposal of
     discontinued operation            (777)         -       (777)         -
    Income tax expense                  (97)      (754)       653         89
    Income tax expense -
     discontinued operation               2          8         25         23
    Amortization                      2,670      2,834     10,549     10,274
    Amortization - discontinued
     operation                            1          4         11         14
    Non-controlling interests           114        202        476        651
    Interest costs                    4,362      4,174     17,187     14,566
    Interest costs - discontinued
     operation                            7          8         32         34
                                 --------------------------------------------

    Earnings before interest,
     taxes, depreciation and
     amortization (EBITDA)            7,490      7,788     30,584     28,826
    Add (deduct):
    Interest costs                   (4,369)    (4,182)   (17,219)   (14,600)
    Current income tax expense          (10)         -        (42)       (44)
    Non-cash debenture interest          60         48        238         72
    Non-controlling interest
     adjustment to FFO                 (217)      (459)      (999)    (1,319)
    Equity accounting adjustment
     to FFO                             142        139        533        515
    Corporate amortization               (4)        (4)       (17)       (18)
                                 --------------------------------------------
    Basic FFO                         3,092      3,330     13,078     13,432
    Interest on dilutive
     convertible debentures
     before income tax                    -        211          -        211
                                 --------------------------------------------
    Diluted FFO                   $   3,092  $   3,541  $  13,078  $  13,643
                                 --------------------------------------------
                                 --------------------------------------------
    Basic Weighted Average
     Shares Outstanding              49,835     48,651     49,540     48,132
                                 --------------------------------------------
                                 --------------------------------------------
    Diluted Shares Outstanding       49,841     52,488     49,544     51,935
                                 --------------------------------------------
                                 --------------------------------------------
    Basic FFO per share           $   0.062  $   0.068  $   0.264  $   0.279
                                 --------------------------------------------
                                 --------------------------------------------
    Diluted FFO per share         $   0.062  $   0.067  $   0.264  $   0.263
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------

    -------------------------------------------------------------------------
    -------------------------------------------------------------------------

    Earnings before interest,
     taxes, depreciation and
     amortization                 $   7,490  $   7,788  $  30,584  $  28,826
                                 --------------------------------------------
                                 --------------------------------------------
    Interest costs                $   4,369  $   4,182  $  17,219  $  14,600
    Periodic mortgage principal
     repayments                         856        816      3,322      3,018
                                 --------------------------------------------
    Total debt service            $   5,225  $   4,998  $  20,541  $  17,618
                                 --------------------------------------------
                                 --------------------------------------------
    Debt coverage ratios
    Interest coverage ratio       1.7 times  1.9 times  1.8 times  2.0 times
    Debt service coverage ratio   1.4 times  1.6 times  1.5 times  1.6 times
    -------------------------------------------------------------------------
    -------------------------------------------------------------------------
    >>

As required by the Canadian Accounting Standards Board (AcSB), Plazacorp will adopt IFRS in place of current Canadian generally accepted accounting principles ("GAAP") for interim and annual periods beginning on and after January 1, 2011, with comparative information for the previous fiscal years. Plazacorp's first reporting period under IFRS will commence with its interim financial statements for the three months ended March 31, 2011.

Plazacorp has adopted the fair value model under IFRS to value its investment properties (including those investment properties included within equity-accounted investments), with the initial increase in fair value on the transition date (January 1, 2010) being recorded in shareholders' equity and subsequent changes in fair value being recorded in the consolidated statements of comprehensive income.

The fair value of Plazacorp's investment properties and equity-accounted investments for its opening balance sheet at January 1, 2010 will increase by approximately $120 million over the historical cost amounts as currently reported under Canadian GAAP. Approximately $103 million of the increase relates to investment properties and approximately $17 million of the increase relates to equity-accounted investments. At January 1, 2010, the fair value of investment properties will be approximately $375 million, while the fair value of equity-accounted investments will be approximately $24 million. These amounts do not include any portfolio premium. The fair value of investment properties was determined using a weighted average capitalization rate of 8.2%.

Further details of Plazacorp's results and its transition to IFRS can be found in its Management's Discussion and Analysis included in its annual report for the year ended December 31, 2010. A copy of Plazacorp's annual report can be found on the Corporation's web site at www.plaza.ca or on SEDAR at www.sedar.com.

Plazacorp Retail Properties Ltd. is an owner of shopping malls and strip plazas throughout Atlantic Canada, Quebec and Ontario. Plazacorp owns interests in 108 properties comprising 4.9 million square feet of retail real estate.

CAUTIONARY STATEMENTS REGARDING FORWARD LOOKING INFORMATION

This news release contains forward looking statements relating to our operations and the environment in which we operate, which are based on our expectations, estimates, forecasts and projections. These statements are not future guarantees of future performance and involve risks and uncertainties that are difficult to control or predict. Therefore, actual outcomes and results may differ materially from those expressed in these forward looking statements. Readers, therefore, should not place undue reliance on any such forward looking statements. Further, a forward looking statement speaks only as of the date on which such statement is made. We undertake no obligation to publicly update any such statement, to reflect new information or the occurrence of future events or circumstances, except for forward-looking information disclosed in prior disclosures which, in light of intervening events, requires further explanation to avoid being misleading.

Neither the TSX Venture Exchange nor its Regulation Services Provider (as that term is defined in policies of the TSX Venture Exchange) accepts responsibility for the adequacy or accuracy of this release.

SOURCE PLAZACORP RETAIL PROPERTIES LTD.

For further information: visit our website at www.plaza.ca; Or contact: Floriana Cipollone, Chief Financial Officer, (416) 848-4583; Kim Sharpe, Director of Business Development, (506) 451-1826

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PLAZACORP RETAIL PROPERTIES LTD.

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