"iShares European Property Yield UCITS ETF EUR (Dist)" is an exchange-traded investment fund (ETF). It refers to the FTSE EPRA Nareit Developed Europe ex UK Dividend+ Index. This index reflects the development of European stocks with high dividend yield . The ETF replicates its index using full physical replication, so it contains all the securities of its reference index. The ETF's earnings (dividends) are distributed to the investors. The fund company iShares claims a total expense ratio (TER) of 0.40% per year. The yearly average divergence from the index performance (Tracking Difference) since 2008 was -0.20% per year. Therefore, the ETF was significantly less expensive than the TER suggests and even exceeded the index performance.