Picton Property Income is an internally managed UK REIT that invests in a diversified portfolio of commercial property across the UK. It aims to be one of the consistently best-performing, diversified, UK-focused property companies on the Main Market of the LSE. IT has outperformed the MSCI Quarterly Property Index over one, three, five and 10 years, and in the most recent reporting period (the six months ended 30 September 2019) it delivered an ungeared property total return of 3.5% compared with the Index return of 0.8%. To achieve this, Picton pursues a total return-focused strategy while giving a heavy focus to income returns. In this interview, chief executive Michael Morris discusses the interim results and the outlook.