REGENCY CENTERS CORP

Summary of Developments and Redevelopments

(a)

Estimated Initial Rent Commencement represents the estimated date that the anchor or first tenants at each project will rent commence.

(b)

Estimated Stabilization Year represents the estimated year that the project will reach the stated stabilized yield on an annualized basis.

(c)

Represents Regency's pro-rata share of net project costs.

(d)

A stabilized yield for a redevelopment property represents the incremental NOI (estimated stabilized NOI less NOI prior to project commencement) divided by the total project costs.

(1)

Scope, economics and timing of development and redevelopment projects can change materially from estimates provided.

(2)

Ground-up development or redevelopment that is excluded from the Same Property NOI pool.

(3)

Estimated costs represent Regency's pro-rata share: Sienna Grande Shops (75%); Oak Valley Village (75%); and Bloom on Third (35%)

Note: Regency’s Estimate of Net GAAP Project Costs, after additional interest and overhead capitalization, is $755M for Ground-up Developments and Redevelopments In-Process. Percent of costs incurred is 46% for Ground-up Developments and Redevelopments In-Process.

Supplemental Information 17