GROVE PROPERTY TRUST
PRE 14A, 1998-04-17
REAL ESTATE INVESTMENT TRUSTS
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                            SCHEDULE 14A INFORMATION

Proxy Statement Pursuant to Section 14(a) of the Securities Exchange Act of 1934

Filed by the Registrant [x]
Filed by a Party other than the Registrant [ ]
Check the appropriate box:
   [x]  Preliminary Proxy Statement
   [ ]  Confidential,  for Use of the  Commission  Only  (as  permitted  by Rule
        14a-6(e)(2))
   [ ]  Definitive  Proxy  Statement
   [ ]  Definitive  Additional Materials
   [ ]  Soliciting Material Pursuant to ss.240.14a-11(c) or ss.240.14a-12

                              Grove Property Trust
                              --------------------
                (Name of Registrant as Specified In Its Charter)

                                 Not Applicable
     -----------------------------------------------------------------------
     (Name of Person(s) Filing Proxy Statement if other than the Registrant)

Payment of Filing Fee (Check the appropriate box):
[x]    No fee required.
[ ]    Fee computed on table below per Exchange Act Rules 14a-6(i)(1) and 0-11.
       1)  Title of each class of securities to which transaction applies:

           ----------------------------------------------------------------
       2)  Aggregate number of securities to which transaction applies:

           --------------------------------------------------------------
       3)  Per  unit  price or other  underlying  value of transaction  computed
           pursuant to Exchange Act Rule 0-11 (Set forth the amount on which the
           filing fee is calculated and state how it was determined):

           ----------------------------------------------------------------
       4)  Proposed maximum aggregate value of transaction:

           ----------------------------------------------------------------
       5)  Total fee paid:

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

[ ] Fee paid previously with preliminary materials.

[ ] Check  box  if any  part of the fee is offset as provided  by  Exchange  Act
    Rule  0-11(a)(2)  and identify the filing for which the  offsetting  fee was
    paid  previously.  Identify the  previous filing by  registration  statement
    number, or the Form or Schedule and the date of its filing.

       1)  Amount Previously Paid:

           ---------------------------------------------
       2)  Form, Schedule or Registration Statement No.:

           ---------------------------------------------
       3)  Filing Party:

           ---------------------------------------------
       4)  Date Filed:

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



<PAGE>



                              GROVE PROPERTY TRUST



                    Notice of Annual Meeting of Shareholders

                            To be Held June 30, 1998



To our Shareholders:

         The Annual Meeting of  Shareholders of Grove Property Trust, a Maryland
real estate investment trust (the "Company"), will be held at The Hartford Club,
46 Prospect Street, Hartford,  Connecticut,  on Tuesday, June 30, 1998, at 11:00
a.m., local time, for the purpose of acting upon the following matters,  as well
as such other  business as may  properly  come before the Annual  Meeting or any
adjournment thereof:

         1.     The  election of  two Trust  Managers,  each to serve until  the
                annual  meeting  of the  Company's  Shareholders  to be held  in
                2001;

         2.     The  amendment  of the  Company's  Third  Amended  and  Restated
                Declaration  of Trust  dated  March  14,  1997,  as  amended  by
                Articles  Supplementary  dated  October 23, 1997 (as so amended,
                the  "Charter"),  to reduce the maximum number of Trust Managers
                which may serve on the Board from 15 to 11;

         3.     The  amendment  of the Charter to increase  the total  number of
                Common  Shares  and  Preferred  Shares  which  the  Company  has
                authority to issue to 34,000,000 and 1,000,000, respectively;

         4.     The  amendment of the Charter to provide that future  amendments
                to the Charter requiring Shareholder approval may be approved by
                the holders of a majority of the  Company's  outstanding  shares
                entitled to vote;

         5.     The amendment of the Company's  1996 Share  Incentive  Plan (the
                "1996 Plan") to increase the number of Common  Shares  available
                for issuance  thereunder from 900,000 to 1,400,000 and to permit
                awards  under the 1996 Plan to be  granted  to  consultants  and
                advisors to the Company;

         6.     The  ratification of the appointment of Ernst & Young LLP as the
                Company's  independent  public  accountants  for the year ending
                December 31, 1998; and

         7.     The  consideration  of  any other  business  which may  properly
                come before the Annual Meeting.



<PAGE>


         Only shareholders of record on the books of the Company at the close of
business on April 7, 1998 will be entitled to vote at the Annual  Meeting or any
adjournment thereof.

         In order that your  shares may be  represented  at the Annual  Meeting,
please  date and sign the  enclosed  proxy  card and return it  promptly  in the
enclosed envelope. If you attend the Annual Meeting, you may vote in person even
though you have previously sent in your proxy card.

         A copy of the Company's Annual Report for the year 1997 is enclosed.

                                   By order of the Board of Trust Managers,

                                                   Joseph R. LaBrosse
                                                   Chief Financial Officer,
                                                   Secretary and
                                                   Treasurer


Hartford, Connecticut
April     , 1998


                             YOUR VOTE IS IMPORTANT
                             ----------------------
                  PLEASE COMPLETE, DATE AND SIGN YOUR PROXY AND
                  PROMPTLY RETURN IT IN THE ENCLOSED ENVELOPE.




                                      -2-
<PAGE>




                              GROVE PROPERTY TRUST
                                598 Asylum Avenue
                           Hartford, Connecticut 06105

                                 PROXY STATEMENT

                         Annual Meeting of Shareholders
                                  June 30, 1998

                                  INTRODUCTION


         This Proxy Statement is furnished in connection  with the  solicitation
by the Board of Trust Managers (the "Board") of Grove Property Trust, a Maryland
real estate  investment  trust ("Grove" or the  "Company"),  of proxies from the
holders (the  "Shareholders")  of the Company's  issued and  outstanding  common
shares of beneficial interest,  $0.01 par value per share (the "Common Shares"),
in connection  with the Annual  Meeting of  Shareholders  to be held on Tuesday,
June 30, 1998, at The Hartford Club, 46 Prospect Street,  Hartford,  Connecticut
06103, at 11:00 a.m. local time, and at any adjournment(s) or postponement(s) of
such  meeting  (the  "Annual  Meeting"),  for  the  purposes  set  forth  in the
accompanying Notice of Annual Meeting of Shareholders.

         This Proxy  Statement  and enclosed  Proxy Card are being mailed to the
Shareholders on or about April 30, 1998.

         At the Annual  Meeting,  the  Shareholders  will consider and vote upon
proposals  (the  "Proposals")  set  forth in the  accompanying  Notice of Annual
Meeting.

         Only the holders of the Common Shares at the close of business on April
7, 1998 (the "Record Date"),  are entitled to vote at the Annual  Meeting.  Each
Common  Share is entitled  to one vote on all  matters.  As of the Record  Date,
8,453,829 Common Shares were outstanding.

         A majority of all votes entitled to be cast at the Annual Meeting shall
constitute a quorum for the  transaction  of business at the Annual  Meeting.  A
plurality of all votes cast at the Annual Meeting is sufficient to elect a Trust
Manager  (Proposal  1).  The  affirmative  vote of the  holders of not less than
two-thirds  of all  outstanding  Common Shares on the Record Date is required to
approve the amendments to the Charter  (Proposals 2, 3 and 4). A majority of all
votes cast at the Annual  Meeting is  sufficient to approve the amendment to the
1996 Plan (Proposal 5). The affirmative  vote of a majority of the Common Shares
voted  is  required  to  ratify  the  appointment  of  Ernst & Young  LLP as the
Company's  independent public  accountants  (Proposal 6). Abstentions and broker
non-votes  will not be  counted  as votes  cast and will  have no  effect on the
result of the vote on Proposals 1, 5 and 6. On Proposals 2, 3 and 4, abstentions
and broker non-votes will be the equivalent of a negative vote.



<PAGE>


         The Common Shares  represented by all properly executed proxies will be
voted at the Annual  Meeting as indicated  or, if no  instruction  is given,  in
favor of each of the Proposals. As to any other business which may properly come
before the Annual Meeting,  all properly  executed  proxies will be voted by the
persons  named therein in accordance  with their best  judgment.  Grove does not
know of any business  other than the Proposals  which may come before the Annual
Meeting.

         Any person giving a proxy has the right to revoke it at any time before
it is  exercised  (a) by filing with the  Secretary of the Company a duly signed
revocation  or a proxy bearing a later date or (b) by electing to vote in person
at the Annual Meeting. A notice of revocation need not be on any specific form.

         The By-laws of the Company  provide that any  shareholder who nominates
anyone for election to the Board or proposes any business to be considered at an
annual  meeting must give written notice thereof to the Secretary of the Company
at the Company's  principal  executive  office not less than 60 nor more than 90
days prior to the date  corresponding  to the date on which the preceding year's
annual meeting was held. The shareholder  must be a shareholder of record at the
time of  giving  the  notice  and be  entitled  to vote at the  relevant  annual
meeting.  The notice  must  contain,  in the case of  nominations  to the Board,
information  about the nominee  required  to be  included  in a proxy  statement
prepared in accordance with the rules of the Securities and Exchange  Commission
and the nominee's written consent to serve if elected,  and in the case of other
business  proposed for the annual meeting,  a brief  description of the business
and  the  reason(s)  therefor.  In  addition,   certain  information  about  the
shareholder giving the notice must be included.

                                   PROPOSAL 1

                           ELECTION OF TRUST MANAGERS

         The number of Trust Managers  comprising the Board is currently  seven,
divided into three  classes.  Each class is elected to serve a three-year  term,
and classes are elected on a staggered  basis.  The two Trust  Managers  who are
nominated for election by the  Shareholders  at the Annual Meeting are Edmund F.
Navarro and James F. Twaddell.  Two Trust Managers, J. Joseph Garrahy and Joseph
R.  LaBrosse,  have been  elected to hold  office  until the  Annual  Meeting of
Shareholders  to be held in 1999 and three  Trust  Managers,  Damon D.  Navarro,
Harold V. Gorman and Theodore R. Bigman,  have been elected to hold office until
the Annual Meeting of Shareholders to be held in 2000.

         The affirmative vote of the holders of a plurality of the Common Shares
voted at the Annual  Meeting in person or by proxy is required  for the election
of each nominee for Trust Manager. Unless otherwise specified therein, any proxy
received will be voted FOR the election of the listed nominees.

         The nominees for Trust Manager and the continuing Trust Managers, their
present  principal  occupation  or  employment  as of April 15, 1998,  and other
positions held during the past five years are set forth below.





                                      -2-
<PAGE>




Nominees for election as Trust Managers to serve until the 2001 Annual Meeting:

         Edmund F.  Navarro,  age 37, has been a Trust  Manager  of Grove  since
April 1997 and Chief  Operating  Officer of the  Company  since  1997.  From its
formation in 1994 to 1997, Mr. Navarro was Vice  President--Property  Management
of Grove.  Prior to the March 1997  acquisition  by the Company of the  property
management  and  related   liabilities  of  Grove  Property   Services   Limited
Partnership  ("GPS") and of properties  formerly controlled by affiliates of the
Company's  executive  officers  (collectively,  the "Grove  Companies"),  Edmund
Navarro was President of GPS since 1983. He is responsible for the management of
the  properties  owned by  Grove,  marketing  and  supervision  of  construction
projects and had similar responsibilities for the Grove Companies.  Prior to his
employment with the Grove Companies,  Mr. Navarro was a Media Marketing  Planner
with Vitt Median  International  in New York City.  Mr. Navarro is a graduate of
the University of Rhode Island with a degree in Marketing.

         James F. Twaddell, age 57, has been a Trust Manager of Grove since June
1994.  He has  been a  member  of the  Investment  Banking  Group  of  Schneider
Securities,  Inc., Providence,  Rhode Island, since 1995. From 1974 to 1995, Mr.
Twaddell served as Chairman of Barclay  Investments,  Inc., a member firm of the
National  Association of Securities  Dealers,  Inc. ("NASD").  Mr. Twaddell also
served as Chairman of the Regional Investment Bankers Association,  a 125-member
cooperative  association  of  regional  investment  bankers  and broker  dealers
conducting  business  throughout the United  States,  from 1993 to 1994. For the
1993 - 1995  term,  he served on both the NASD  District  11  Committee  and the
District Business Conduct  Committee.  He has served as Chairman of the Board of
First Mutual Fund, a publicly  traded  mutual  fund,  since 1979.  Mr.  Twaddell
received his B.A. degree from Brown University in 1961.

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

The  Board  recommends  that  you  vote FOR the  election  of each of the  above
nominees for Trust Manager.
- --------------------------------------------------------------------------------

Continuing Trust Managers serving until the 1999 Annual Meeting:

         J. Joseph Garrahy,  age 67, has been a Trust Manager of Grove since its
formation in June 1994. Mr. Garrahy has served as President of J. Joseph Garrahy
& Associates,  Inc., in Providence,  Rhode Island,  a business  consulting firm,
since its formation in 1990.  Mr.  Garrahy began his career in public service in
1962 as a Rhode  Island  State  Senator.  In  1968,  he was  elected  Lieutenant
Governor of the State of Rhode Island,  where he served four two-year  terms. In
1976, Mr. Garrahy was elected  Governor of the State, and was re-elected to that
office in 1978, 1980 and 1982. He served as Chairman of the National  Governors'
Association's  Subcommittee on Health Policy in 1977 and the National Governors'
Association's  Human  Services  Committee  and as Chairman of the  Coalition  of
Northeast Governors' Committee on Transportation.  Mr. Garrahy was a Senior Vice
President with the merchants  banking firm of G. William Miller & Company,  Inc.
of Washington,  D.C.,  from 1985 to 1990. He is a Director of the Providence and
Worcester



                                      -3-
<PAGE>




Railroad  Company.  Mr.  Garrahy  attended  the  University  of Buffalo  and the
University of Rhode Island.

         Joseph  R.  LaBrosse,  age 35,  has been the Chief  Financial  Officer,
Secretary  and Treasurer as well as a Trust Manager of Grove since its formation
in June 1994.  Prior to March 1997, Mr. LaBrosse was Chief Financial  Officer of
the Grove Companies since 1988. He is responsible for financing,  loan portfolio
management,  financial  reporting,  tax  planning,  cash  management,  strategic
budgeting and planning.  Prior to joining the Company's predecessor in 1988, Mr.
LaBrosse was a real estate tax consultant at Arthur  Andersen & Co. in Hartford,
Connecticut.  He is a magna cum laude  graduate of the University of Connecticut
with a degree in Accounting.  He is a licensed Certified Public Accountant and a
member  of  the  American  Institute  of  Certified  Public   Accountants,   the
Connecticut  Society of Certified Public Accountants and the Real Estate Finance
Association.

Continuing Trust Managers serving until the 2000 Annual Meeting:

         Theodore  R.  Bigman,  age 35, has been a Trust  Manager of Grove since
April 1997.  From 1987 to 1995,  he was a Director at Credit Suisse First Boston
in the real estate group,  establishing  and managing their REIT effort.  He had
primary  responsibility  for $2.5 billion of initial public offerings by REIT's.
Previously,  he had  extensive  real  estate  experience  in a wide  variety  of
transactions  involving  the financing  and sale of both  individual  assets and
portfolios of real estate  assets,  as well as the  acquisition  of several real
estate  companies.  Since 1995, he has been a Principal of Morgan  Stanley Asset
Management Inc., a subsidiary of Morgan Stanley Group Inc.  ("Morgan  Stanley"),
responsible for its real estate securities  investment  management business.  He
graduated from Brandeis University in 1983 with a B.A. in Economics and received
an M.B.A. from Harvard University in 1987.

         Harold V. Gorman,  age 54, has been a Trust  Manager of Grove since its
formation in June 1994.  From 1968 to 1993,  Mr. Gorman served as Vice President
and Assistant General Counsel of IDV North America. From 1993 to 1995, he served
as Vice President/General Counsel to the Paddington Corporation.  Since 1995, he
has served as Vice-President and Regulatory  Counsel of Heublein,  Inc., located
in Hartford,  Connecticut. He received his B.A. from Wesleyan University in 1965
and his J.D. from the  University  of  Connecticut  Law School.  Mr. Gorman is a
member of the Connecticut Bar Association,  the American Bar Association and the
Board of Directors of the Connecticut Arthritis Foundation.

         Damon D. Navarro, age 44, has been the Chairman of the Board, President
and Chief  Executive  Officer of Grove  since its  formation  in June 1994.  Mr.
Navarro co-founded the Company's  predecessor in 1980 and is responsible for new
business  development and strategic  planning.  Mr. Navarro is a graduate of the
University of Rhode Island with a degree in Finance.





                                      -4-
<PAGE>




Executive Officers

         Each  executive  officer  holds  office at the  pleasure  of the Board,
subject to the Employment  Agreements described below. The executive officers of
Grove (the  "Executive  Officers") and their positions and offices with Grove as
of the date hereof are set forth below:

<TABLE>
<CAPTION>

       Name               Age                    Positions and Offices Held
       ----               ---                    --------------------------
<S>                       <C>     <C>       
Damon D. Navarro          44      Chairman of the Board, President, and Chief Executive Officer
Joseph R. LaBrosse        35      Chief Financial Officer, Secretary and Treasurer
Edmund F. Navarro         37      Chief Operating Officer
Brian A. Navarro          43      Executive Vice President - Acquisitions
Gerald A. McNamara        58      Executive Vice President - Marketing and Strategic Planning

</TABLE>

         Information  as to the recent  business  experience  of Damon  Navarro,
Joseph LaBrosse and Edmund Navarro is included above.

         Brian A. Navarro,  has been Executive Vice President - Acquisitions  of
the Company since 1997 and was Vice President - Acquisitions of the Company from
its  formation  in  June  1994 to  1997.  Mr.  Navarro  is  responsible  for the
acquisition and disposition of properties for the Company.  Prior to co-founding
the Company's predecessor in 1980, Brian Navarro acquired,  renovated and resold
over  30  residential  properties  in the  Hartford,  Connecticut,  Springfield,
Massachusetts, and Westerly, Rhode Island, markets. Mr. Navarro is a graduate of
the University of Connecticut  with a degree in Finance and a  concentration  in
real estate.

         Gerald A.  McNamara has been the Executive  Vice  President - Marketing
and  Strategic  Planning  of the  Company  since 1997 and was Vice  President  -
Marketing and Investor  Relations of the Company from its formation in June 1994
to 1997.  Mr.  McNamara has been a principal of the Company and its  predecessor
since 1982.  Mr.  McNamara is  responsible  for public  relations  and strategic
planning.  Prior to joining the Company,  Mr. McNamara was Senior Vice President
of  Heublein  International  responsible  for its food and  beverage  operations
overseas. Mr. McNamara is a graduate of Trinity College with a degree in History
and Economics.

         Damon,  Brian and Edmund Navarro are brothers.  No family  relationship
exists among any of the other Trust Managers or Executive  Officers of Grove. No
arrangement  or  understanding  exists  between any Trust  Manager or  Executive
Officer and any other  person  pursuant to which any Trust  Manager or Executive
Officer  was elected as a Trust  Manager or  Executive  Officer.  Subject to the
provisions of their respective Employment Agreements,  Executive Officers of the
Company are elected by and serve at the discretion of the Board.





                                      -5-
<PAGE>




Certain Relationships And Related Transactions

         During  1997,  the Company was a party to a number of  transactions  in
which Damon Navarro, Edmund Navarro and Joseph LaBrosse,  Executive Officers and
Trust Managers of the Company, and Brian Navarro and Gerald McNamara,  Executive
Officers of the Company, had a direct or indirect interest.

The Consolidation Transactions

         In March 1997, the Company completed the following: (i) the creation of
an Umbrella  REIT  ("UPREIT")  structure by forming Grove  Operating,  L.P. (the
"Operating  Partnership")  to facilitate  acquisition  transactions by providing
potential  sellers  with a  mechanism  to defer  their tax  liability;  (ii) the
acquisition  through  the  Operating  Partnership  of  20  properties  owned  by
affiliates of Grove; (iii) the acquisition of the property management assets and
related  liabilities of GPS, the entity that managed the properties owned by the
REIT as well as the 20  properties  owned by  affiliates  of  Grove;  (iv) a $30
million  private  placement  (3,333,333  shares  at $9.00  per  share) of equity
securities to investors that included,  among others, entities managed by Morgan
Stanley or an  affiliate  of Morgan  Stanley  and the Oregon  Public  Employees'
Retirement Fund; (v) the closing of a $25 million  revolving credit facility and
a $15 million term loan facility and the release of guarantees by certain of the
Executive  Officers;  and (vi) an agreement for National Realty, L.P. ("National
Realty") to provide  certain  property  related  services to the Company,  which
agreement  has  since  been  terminated  (the  transactions  described  in  this
paragraph, collectively, the "Consolidated Transactions").

         The  valuation  of  the  properties  acquired  by  the  Company  in the
Consolidation  Transactions was determined based primarily upon a capitalization
of net operating income produced by such  properties.  This methodology was used
because the Company believed it an appropriate  method to value such properties.
No third party  determination  of the value was sought or obtained in connection
with the  acquisition  by the Company of these  properties and the value of such
properties was not  determined as a result of  arm's-length  negotiations.  As a
result,  there can be no assurance that the aggregate value of the consideration
paid by the Company for such  properties did not exceed the fair market value of
the  properties  and  assets  acquired  by the  Company in  connection  with the
Consolidation Transactions.

         As  consideration  for  their  ownership  interests  in the  properties
acquired by the Company in the Consolidated  Transactions,  persons contributing
such properties to the Company  received an aggregate of 2,114,439  Common Units
of the Operating  Partnership (the "Common Units") (having an aggregate value of
approximately  $19.0  million,  based upon the  approximate  market price of the
Common Shares at the time of the Consolidation Transactions) and $3.4 million in
cash.  The  Executive  Officers  received an aggregate  of 909,115  Common Units
(having  an  aggregate  value of  approximately  $8.2  million,  based  upon the
approximate  market price of the Common Shares at the time of the  Consolidation
Transactions)  and  $177,669  in  cash  in  connection  with  the  Consolidation
Transactions.



                                      -6-
<PAGE>




The  aggregate  value of the Common  Units  received by the  Executive  Officers
substantially exceeded the book value of the assets that they contributed in the
Consolidation Transactions.  The number of Common Units and the cash received by
each of the Executive Officers individually is set forth below.

    Executive Officer                       Common Units          Cash
    -----------------                       ------------          ----
    Damon D. Navarro................          289,874            $85,797
    Brian A. Navarro................          282,322            $85,797
    Edmund F. Navarro...............          247,174             $6,075
    Joseph R. LaBrosse..............           65,833                  _
    Gerald A. McNamara..............           23,912                  _

Additionally,  the Company paid National  Realty $820,286 as  reimbursement  for
expenses  incurred  by  National  Realty in  connection  with the  Consolidation
Transactions.

Property Management and Construction Services

         Prior to the  consummation of the  Consolidation  Transactions,  GPS, a
partnership  owned 100% by Messrs.  Damon,  Brian and Edmund  Navarro and Joseph
LaBrosse,  provided all of the operating and support functions for the operation
of the Company's four properties, including building management and leasing. The
management  agreement  between the Company and GPS provided for a management fee
equal to 5% of gross rental  revenues,  as defined.  Management fees paid by the
Company  (excluding  its  predecessors)  to  GPS  in  1997  were  $21,795.   The
management-related   assets  and   liabilities  of  GPS  were  acquired  in  the
Consolidation Transactions and GPS is no longer active.

Loans by NAVAB Associates

         NAVAB Associates (owned one-quarter each by Damon and Brian Navarro and
Ronald and George Abdow) ("NAVAB") from time to time prior to the  Consolidation
Transactions   made   unsecured   demand  loans  to  certain  of  the  Company's
predecessors,  with  interest  payable  monthly at a rate equal to 2.5% over the
prime rate. In addition,  certain of the Company's  predecessors  made unsecured
demand loans to NAVAB,  with  interest  payable  monthly at a rate equal to 1.5%
below the prime rate. In connection  with the  Consolidation  Transactions,  the
Company's  predecessors paid $1,286,586 to NAVAB and NAVAB paid to the Company's
predecessors  $742,873  as payment in full of the  amounts due to or from NAVAB.
Substantially all of such net amount was used by NAVAB to repay a bank loan. The
Company is not pursuing  additional  business  with NAVAB and has been  informed
that the principals of NAVAB intend to dissolve the entity.

Management of Excluded Properties

         Pursuant to management services agreements,  the Operating  Partnership
provides  property  management  services with respect to certain  properties not
owned by the Company in which  Executive  Officers  have an ownership  interest.
Such management



                                      -7-
<PAGE>




services  agreements provide that the Operating  Partnership will receive,  with
respect  to  each  property,  a fee  equal  to  from  5% to 6% of  gross  income
(excluding  interest income).  Such management services agreements have terms of
one year and will automatically  renew for successive  one-year terms if neither
party thereto gives notice of termination within 90 days prior to the end of the
then current term. During 1997, the Company received management fees under these
agreements in the aggregate amount of $518,000.

The May 1997 Acquisitions

         Pursuant  to a  Contribution  Agreement  dated  as  of  May  30,  1997,
effective June 1, 1997, the Company acquired  through the Operating  Partnership
two apartment communities and a 29% controlling interest in the partnership that
owned 349 of the 432 units in River's  Bend, an apartment  community  located in
Windsor, Connecticut.

         In connection with these transactions, the Operating Partnership issued
an aggregate of 420,183 Common Units. The Board assigned a value of $10 for each
of the Common Units issued,  based upon the approximate market value of a Common
Share at that time.  The Company  also assumed  mortgage  debt with an aggregate
remaining  principal  amount of $6.2  million,  borrowed  $1.8 million under its
credit  facility and used $68,000 of its available  cash. As permitted under the
Charter,  the Company did not obtain independent  appraisals of such properties,
although the transactions  were approved by a majority of the Independent  Trust
Managers (as defined in the  Charter).  Of the Common Units issued in connection
with  these  transactions,  an  aggregate  of  9,625  were  issued  to  entities
controlled 50% by Damon Navarro and 50% by Brian Navarro.  An additional  68,441
of such Common Units were issued to a partnership in which Messrs. Damon, Edmund
and Brian  Navarro and Joseph  LaBrosse are the general  partners.  For services
rendered  in  connection  with  investor  communications,   negotiation  of  the
Contribution  Agreement  dated  as of May  30,  1997,  and  related  agreements,
financial  analyses  of  the  acquisitions  and  structuring  the  transactions,
National Realty was paid an aggregate of $435,619.

         On September 30, 1997, the Company  acquired the remaining  interest in
the  partnership  owning 349 of the 432 units at River's Bend  Apartments from a
non-affiliate  for a cash payment of $4.9 million and the assumption of mortgage
debt with an aggregate  remaining principal amount of $8.6 million. As a result,
the Company owns all of the partnership  that owns these 349 units.  None of the
Executive Officers of the Company received any portion of such cash payment.

The July 1997 Acquisitions

         On  July 2,  1997,  the  Company  acquired  126  condominium  units  at
Greenfield Village Condominium in Rocky Hill, Connecticut,  from an unaffiliated
third party.  In connection  with the purchase of these units,  the Company paid
$107,000 for expense and overhead reimbursement to National Realty.





                                      -8-
<PAGE>




The September 1997 Acquisitions

         Pursuant to two Offers to Exchange All Outstanding  Limited Partnership
Interests in two  affiliated  partnerships,  effective  September  1, 1997,  the
Company acquired three  residential  apartment  complexes  through the Operating
Partnership.  In connection with these transactions,  the Operating  Partnership
issued an  aggregate  of 325,836  Common  Units.  The Board  assigned a value of
$10.50 for each of the Common Units issued,  based upon the  approximate  market
value of a Common Share at that time.  The Company also  assumed  mortgage  debt
with an  aggregate  remaining  principal  amount  of  $9.8  million,  assumed  a
short-term  liability  of $1.1  million,  borrowed  $750,000  under  its  credit
facility  and used  $200,000  of its  available  cash.  As  permitted  under the
Charter,  the Company did not obtain independent  appraisals of such properties,
although the transactions  were approved by a majority of the Independent  Trust
Managers.  Of the Common Units  issued in  connection  with these  transactions,
3,718 were issued to an entity  controlled 50% by Damon Navarro and 50% by Brian
Navarro and 794 were issued to an entity owned 32.34% by Damon Navarro and Brian
Navarro.  An additional 41,579 of such Common Units were issued to a partnership
in which Messrs.  Damon,  Edmund and Brian  Navarro and Joseph  LaBrosse are the
general partners. In connection with this acquisition, the Company paid National
Realty a fee of $215,706.

The October 1997 Acquisitions

         On  October  31,  1997,  the  Company  closed the  acquisitions  of one
multifamily  property containing a total of 100 units and of two affiliate-owned
retail  properties  containing a total of  approximately  16,400 rentable square
feet. In connection with these transactions,  the Company issued an aggregate of
148,668  Common  Units and paid an aggregate  of  approximately  $7.0 million in
cash.  The Board assigned a value of $10.50 for each of the Common Units issued,
based  upon the  approximate  market  value  of a  Common  Share at the time the
acquisitions  were approved by the Board.  As permitted  under the Charter,  the
Company did not obtain independent  appraisals of such properties,  although the
transactions were approved by a majority of the Independent  Trust Managers.  Of
the Common Units issued in connection with these transactions, 3,256 were issued
to an entity owned 40% by Damon Navarro,  40% by Brian Navarro and 20% by Edmund
Navarro. In connection with these acquisitions, the Company paid National Realty
a fee of $70,000.

Brokerage Services

         Following the consummation of the Consolidation Transactions,  National
Realty,  which is 100% owned by Messrs.  Damon,  Brian and  Edmund  Navarro  and
Joseph  LaBrosse,  provided real estate  brokerage  and related  services to the
Company. Prior to the Consolidation  Transactions,  these services were provided
by GPS. The real estate brokerage  services performed by National Realty for the
Company included the finding, underwriting and negotiation of purchase contracts
with respect to properties to be acquired by the Company, the negotiation of the
contracts  with  respect to  properties  to be sold by the  Company  and certain
commercial leasing services. In connection with such services,



                                      -9-
<PAGE>




         National Realty received a commission on purchases or sales arranged by
National Realty of less than 2%. The brokerage  services  contracts provided for
indemnification  by  the  Operating  Partnership  of  National  Realty  and  its
affiliates for any liability  incurred in performing  such  services,  except in
certain  circumstances.  The brokerage services contracts were not negotiated on
an arm's-length basis and Messrs. Damon, Brian and Edmund Navarro and Mr. Joseph
LaBrosse may have had conflicts of interest (due to their  ownership of National
Realty) in connection with the brokerage services contracts and the provision of
real estate brokerage  services by National Realty to the Company.  The fees and
reimbursements  of expenses paid to National Realty for services provided to the
Company  in  1997  are  set  forth  above  in the  description  of  each  set of
acquisitions.

Security Ownership of Trust Managers and Executive Officers

         The  following  table sets  forth  information  as of the  Record  Date
regarding  the  beneficial  ownership of Common Shares by each Trust Manager and
Executive Officer of Grove named in the Summary Compensation Table below, and by
all Trust Managers and Executive Officers of Grove as a group. Each person named
in the table has the sole voting and investment power with respect to all shares
shown as beneficially owned by such person, except as otherwise set forth in the
notes to the table.

<TABLE>
<CAPTION>
                                                                       Number of        Percentage of
Name and Address of                                                     Common             Common
Beneficial Owner(1)                                                     Shares             Shares
- ----------------                                                        ------             ------
<S>                                                                  <C>                    <C> 
Damon D. Navarro......................................................426,795(2)            4.8%

Joseph R. LaBrosse....................................................100,437(3)            1.2%

Edmund F. Navarro.....................................................360,327(4)            4.1%

Theodore R. Bigman..................................................1,695,766(5)           20.1%

James F. Twaddell......................................................49,101(6)             *

Harold V. Gorman........................................................9,331(7)             *

J. Joseph Garrahy......................................................10,937(8)             *

Brian A. Navarro......................................................409,405(9)            4.6%

Gerald A. McNamara.....................................................59,117(10)            *

Trust Managers and Executive Officers as a Group (9 Persons)........3,121,216(11)          36.3%

</TABLE>

- ---------------------
*    Less than 1%

(1)  Each  person  listed has a business  address  c/o the  Company,  598 Asylum
     Avenue, Hartford, Connecticut 06105.
(2)  Includes  332,639 Common Shares which might be acquired by Mr. Navarro upon
     redemption  of an equal  number of Common  Units and 59,748  Common  Shares
     which could be acquired within 60 days upon exercise of options.
(3)  Includes  76,833 Common Shares which might be acquired by Mr. LaBrosse upon
     redemption  of an equal  number of Common  Units and 18,050  Common  Shares
     which could be acquired within 60 days upon exercise of options.




                                      -10-
<PAGE>




(4)  Includes  281,008 Common Shares which might be acquired by Mr. Navarro upon
     redemption  of an equal  number of Common  Units and 58,348  Common  Shares
     which could be acquired within 60 days upon exercise of options.
(5)  Represents the Common Shares which are owned by entities  managed by Morgan
     Stanley or an affiliate of Morgan Stanley as to which Mr. Bigman has shared
     voting and investment power.
(6)  Includes  11,221 and 9,331  Common  Shares  which  could be acquired by Mr.
     Twaddell   within  60  days  upon   exercise  of  warrants   and   options,
     respectively.
(7)  Common  Shares  which could be acquired by Mr.  Gorman  within 60 days upon
     exercise of options.
(8)  Includes  8,543 Common Shares which could be acquired by Mr. Garrahy within
     60 days upon exercise of options.
(9)  Includes  325,086 Common Shares which might be acquired by Mr. Navarro upon
     redemption  of an equal  number of Common  Units and 58,348  Common  Shares
     which could be acquired within 60 days upon exercise of options.
(10) Includes  40,750 Common Shares which might be acquired by Mr. McNamara upon
     redemption  of an equal  number of Common  Units and 14,528  Common  Shares
     which could be acquired within 60 days upon exercise of options.

(11) Includes 1,056,317 Common Shares which might be acquired upon redemption of
     an equal number of Common Units and 11,221 and 241,227  Common Shares which
     could be acquired  within 60 days upon  exercise of warrants  and  options,
     respectively.


Security Ownership of Certain Beneficial Owners

         Set forth below is a table, as of December 31, 1997,  indicating  those
persons whom the management of the Company  believes to be beneficial  owners of
more than 5% of the Common Stock. The following  information is based on reports
filed with the Company and the Securities and Exchange Commission as of December
31, 1997.

<TABLE>
<CAPTION>

                 Name and Business Address                    Common Shares           Percent of
                    Of Beneficial Owner                        Beneficially         Common Shares
                                                                  Owned
- ----------------------------------------------------------------------------------------------------
<S>                                                            <C>                      <C>  
  Morgan Stanley Group Inc.                                    1,695,776(1)             20.1%
  1221 Avenue of the Americas
  22nd Floor
  New York, NY 10020

  Oregon Public Employees' Retirement Fund, by                   836,929(2)             9.9%
  ABKB/LaSalle Securities Limited, as agent for Oregon
  Public Employees' Retirement Fund
  100 East Pratt Street, 20th Floor
  Baltimore, MD 21202

  FMR Corp.                                                      445,000(3)             5.3%
  82 Devonshire Street
  Boston, MA 02109

</TABLE>

- --------------------- 
(1)  Morgan  Stanley  Group Inc. has advised that with respect to such shares it
     has (i) sole voting and dispositive power for 65,707 shares and (ii) shared
     voting and dispositive power for 1,630,059 shares.





                                      -11-
<PAGE>




(2)  ABKB/LaSalle  Securities  Limited  has  advised  that with  respect to such
     shares it has (i) sole voting and  dispositive  power for 46,000 shares and
     (ii) shared voting and dispositive power for 790,929 shares.

(3)  FMR Corp.  has  advised  that with  respect to such  shares it has (i) sole
     voting power for 50,000 shares and (ii) sole dispositive  power for 445,000
     shares.

Board Meetings

         The Board held nine  meetings  during 1997.  The Board also took action
once during the year by consent action.  Management also confers frequently with
the Trust Managers on an informal basis to discuss Grove's affairs.

Board Committees

         The  Board has  established  an Audit  Committee,  an  Acquisition  and
Investment  Committee and a  Compensation  Committee.  The Board does not have a
nominating  committee or a committee  performing  the  functions of a nominating
committee; the entire Board performs the usual functions of such committee.

         Audit Committee.  The Audit Committee makes recommendations  concerning
the engagement of independent public  accountants,  reviews with the independent
public  accountants  the  plans  and  results  of  audit  engagements,  approves
professional  services provided by the independent public  accountants,  reviews
the independence of the independent public  accountants,  considers the range of
audit and  non-audit  fees and reviews the  adequacy of the  Company's  internal
accounting  controls.  The current  members of the Audit  Committee  are Messrs.
Gorman and Garrahy. The Audit Committee met once during 1997.

         Acquisition  and Investment  Committee.  The Acquisition and Investment
Committee has the authority to acquire,  dispose of and finance  investments for
the Company (including the direct or indirect purchase or sale by the Company of
real estate  properties or interests in real estate  properties)  and to execute
contracts and  agreements,  including those related to the borrowing of money by
the  Company  or the  purchase  or sale by the  Company  of direct  or  indirect
interests in real properties,  and generally to exercise all other powers of the
Trust  Managers  except those which require  action by all Trust Managers or the
Independent  Trust Managers under the Charter or Bylaws or under applicable law.
The current  members of the  Acquisition  and  Investment  Committee are Messrs.
Garrahy,  E. Navarro and Bigman.  The Acquisition  and Investment  Committee met
four times during 1997.

         Compensation Committee. The Compensation Committee has the authority to
determine  compensation for the Company's  Executive  Officers and to administer
the 1994 Share Option Plan (the "1994 Plan") and the 1966 Plan. The Compensation
Committee has the  authority to grant share options in accordance  with the 1994
Plan to the Trust  Managers,  Executive  Officers,  other key  employees  of the
Company and consultants and to grant share options and share appreciation rights
to the Trust Managers, Executive Officers and other key employees of the Company
in accordance with the 1996 Plan. The current



                                      -12-
<PAGE>




members of the  Compensation  Committee  are Messrs.  Twaddell  and Gorman.  The
Compensation Committee met once during 1997.

Compensation of Trust Managers

         Currently,  the Company pays the  non-employee  Trust Managers a fee of
$1,000 for attending each meeting of the Board. Trust Managers who are employees
of the Company are not paid any trust  manager  fees.  In addition,  the Company
reimburses the Trust Managers for travel  expenses  incurred in connection  with
their activities on behalf of the Company.

         The 1996 Plan provides that each Non-Employee Trust Manager (as defined
in the 1996  Plan) who is first  elected  or  appointed  after  the 1996  Annual
Meeting of  Shareholders  receives an automatic  initial grant of a nonqualified
stock option to purchase 10,000 Common Shares. In addition,  promptly  following
the date of each annual meeting of shareholders, each Non-Employee Trust Manager
elected by the  shareholders  will receive an additional  automatic  grant of an
option to purchase 5,000 Common Shares; provided,  however, that no Non-Employee
Trust  Manager will receive more than one such  automatic  grant in any calendar
year.  The exercise  price for options  granted to  Non-Employee  Trust Managers
under the 1996 Plan is 100% of the fair market value of the Common Shares on the
date of grant.  Each such  option  will  expire  ten years  from the grant  date
(subject to earlier  termination).  Upon the  consummation of the  Consolidation
Transactions,  each Non-Employee  Trust Manager received a grant of an option to
purchase 10,000 Common Shares at an exercise price of $9 per Common Share.  Such
options  have a term  of 10  years,  and  vest  50% on  each  of the  first  two
anniversaries of the date of grant.

         Non-Employee   Trust  Managers  who  assist  the  Company  in  locating
acquisitions  which  are  consummated  receive  a  finder's  fee of  0.2% of the
acquisition  purchase price plus an additional  0.1% if they  participate in the
negotiations.

Executive Compensation

         The following tables set forth information concerning compensation paid
and share  options  granted to the  Company's  Executive  Officers for the years
ended December 31, 1997, 1996 and 1995.





                                      -13-
<PAGE>



<TABLE>
<CAPTION>

                                            SUMMARY COMPENSATION TABLE

                           Annual Compensation                      Long Term Compensation
                 ----------------------------------------   ---------------------------------------
                                                                    Awards                Payouts
                                                            -----------------------      ----------

    Name and                                                Restricted                             
    Principal                              Other Annual       Stock      Options/          LTIP    All Other
    Position      Year    Salary  Bonus    Compensation       Awards       SARS          Payouts  Compensation
    --------      ----    ------  -----    ------------       ------       ----          -------  ------------
<S>               <C>    <C>                                               <C>                            
Damon D.          1997   $34,839  none         none            none        177,133         none       none
Navarro/Chief     1996     none   none         none            none         12,048 (1)     none       none
Executive         1995     none   none         none            none        none            none       none
Officer

Joseph R.         1997   $38,512  none         none            none        101,601         none       none
LaBrosse/Chief    1996     none   none         none            none          4,016 (1)     none       none
Financial         1995     none   none         none            none        none            none       none
Officer

Edmund F.         1997   $34,839  none         none            none        177,133         none       none
Navarro/Vice      1996     none   none         none            none         12,048 (1)     none       none
President         1995     none   none         none            none        none            none       none

Brian A.          1997   $35,331  none         none            none        177,133         none       none
Navarro/Vice      1996     none   none         none            none         12,048 (1)     none       none
President         1995     none   none         none            none        none            none       none

Gerald A.         1997   $19,667  none         none            none         60,000         none       none
McNamara/Vice     1996     none   none         none            none          4,725 (1)     none       none
President         1995     none   none         none            none        none            none       none

</TABLE>

- -------------
(1)  The number of Common  Shares  underlying  such options has been adjusted to
     give  effect to the stock split and stock  dividend  paid by the Company in
     March 1997 (the "Stock Split"), as provided in the 1994 Plan.





                                      -14-
<PAGE>



<TABLE>
<CAPTION>

             OPTIONS GRANTED DURING THE YEAR ENDED DECEMBER 31, 1997


                                Individual Grants
                    -----------------------------------------
                                                                                
                                                                                
                                                                                
                                             % of Total                                       Potential
                                               Options                                   Realizable Value at
                            Number of        Granted to                                    Assumed Annual
                            Securities      Employees in   Exercise or                     Rates of Stock
                        Underlying Options     Fiscal          Base                      Price Appreciation
                                                              Price       Expiration      for Option Term
                                                                                        ---------------------
         Name              Granted (#)(         Year        ($/share)        Date          5%        10%
         ----              ------------         ----        ---------        ----          --        ---
<S>                             <C>               <C>        <C>           <C>  <C>     <C>        <C>       
    Damon Navarro               75,000            9%         $10.05        3/13/07      $474,000   $1,201,500
                               102,133           13%          10.90       11/23/07       699,611    1,774,050

   Joseph LaBrosse              25.000            3%          10.05        3/13/07       158,000    400,500
                                76,701            9%          10.90       11/23/07       525,402    1,332,296

    Brian Navarro               75,000            95          10.05        3/13/07       474,000    1,201,500
                               102,133           13%          10.90       11/23/07       699,611    1,774,050

    Edmund Navarro              75,000            9%          10.05        3/13/07       474,000    1,201,500
                               102,133           13%          10.90       11/23/07       699,611    1,774,050

   Gerald McNamara              20,000            2%          10.05        3/13/07       126,400    320,400
                                40,000            5%          10.90       11/23/07       274,000    694,800
</TABLE>

<TABLE>
<CAPTION>

                 AGGREGATED OPTION/SAR EXERCISES IN LAST FISCAL
                   YEAR AND FISCAL YEAR-END OPTION/SAR VALUES


                                                                                       Value of Unexercised
                            Shares                 Number of Securities Underlying   In-the-Money Options at
                         Acquired on      Value     Unexercised Options at FY-End     FY-End ($) Exercisable/
         Name              Exercise     Realized      Exercisable/Unexercisable            Unexercisable
         ----              --------     --------      -------------------------            -------------

<S>                         <C>           <C>              <C>    <C>                     <C>    <C>   
Damon Navarro               0             0                59,748/147,665                 71,902/59,937
Joseph LaBrosse             0             0                 18,050/91,778                 21,252/19,979
Brian Navarro               0             0                58,348/147,665                 69,865/59,937
Edmund Navarro              0             0                58,348/147,665                 69,865/59,937
Gerald McNamara             0             0                 14,528/53,150                 18,224/19,638

</TABLE>



                                      -15-
<PAGE>






Employment Agreements

         In connection with the Consolidation  Transactions,  Grove entered into
an Employment Agreement with each Executive Officer each of which was amended in
November 1997 to increase the base salary  payable  thereunder.  The annual base
salary for each Executive Officer is as follows:  Messrs.  Damon Navarro,  Brian
Navarro,  Edmund  Navarro  and  Joseph  LaBrosse:  $100,000;  and Mr.  McNamara:
$50,000.

         The  Employment  Agreements  provide that the Executive  Officers shall
devote a substantial part of their business time to the operations of Grove. The
Employment  Agreements  establish  the base salaries set forth above and provide
for an initial three-year term for each of the Executive  Officers.  The term of
each Employment Agreement is automatically  extended for an additional year upon
expiration of the initial term and any  extension  period unless either Grove or
the Executive  Officer  provides the other with at least 120 days' prior written
notice that such term will not be extended.  If the  Employment  Agreements  are
terminated by Grove "without  cause" or are terminated by the Executive  Officer
after a "change in control"  or for "good  reason"  (as  defined  therein),  the
Executive Officer will be entitled to a lump sum payment equal to 200 percent of
such  Executive  Officer's  annual  base  salary  plus an  amount  equal  to the
aggregate  value of all bonuses,  whether cash,  stock,  options,  or otherwise,
granted to such Executive Officer for the previous year.

Non-Competition Agreements

         In  connection  with  the  Consolidation  Transactions,  the  Executive
Officers   entered   into    non-competition    agreements   with   Grove   (the
"Non-Competition  Agreements").  The Non-Competition Agreement of each Executive
Officer  precludes  him from directly or  indirectly  developing,  redeveloping,
acquiring,  managing or operating  multi-family or retail mixed-use  properties,
other than certain  properties  owned by the Grove Companies not included in the
Consolidation  Transactions,  which  compete with the Grove  Properties  or with
properties  acquired  by Grove in the future  for so long as he is an  Executive
Officer, Trust Manager,  significant  Shareholder (5% or more of the outstanding
Common  Shares) or employee of, or  consultant  to,  Grove,  and for a period of
twenty-four  months  after  termination  thereof  other  than  in the  event  of
termination of his employment by Grove without cause or by the Executive Officer
in the event of a "change in control" or "for good reason" (as defined therein).
Except for the Executive Officers, no other Trust Manager had an interest in any
of the Grove Companies and will not be bound by the Non-Competition Agreements.

                      REPORT OF THE COMPENSATION COMMITTEE

         The Company's  executive  compensation  program is intended to attract,
retain and reward experienced, highly motivated executives who contribute to the
Company's growth. The Compensation  Committee of the Board is currently composed
of two Independent


                                      -16-
<PAGE>



Trust  Managers.  The  Compensation  Committee is  responsible  for setting base
salaries for the Executive Officers, which are currently fixed by the Employment
Agreements between the Company and each of the Executive Officers, including the
Chief Executive  Officer.  The  Compensation  Committee also  determines  awards
under, and administers, the 1994 Plan and the 1996 Plan.

         During 1997, the Compensation  Committee  approved the salaries paid to
the Executive  Officers under the Employment  Agreements  which became effective
upon  completion of the  Consolidation  Transactions.  Prior to March 1997,  the
Company did not pay cash compensation to the Executive Officers. The salaries of
$50,000 per year  payable to Messrs.  D.  Navarro,  LaBrosse,  E. Navarro and B.
Navarro  and of $25,000  per year to Mr.  McNamara  reflected  the  Compensation
Committee's evaluation of the expense which the Company could reasonably bear at
that time and took into  consideration  the  substantially  expanded role of the
Executive Officers following consummation of the Consolidation Transactions.

         In connection with the completion of the Company's  underwritten public
offering in November 1997, the Compensation Committee approved amendments to the
Employment  Agreements  increasing  the  base  salary  of  Messrs.  D.  Navarro,
LaBrosse,  E. Navarro and B. Navarro to $100,000 per year and of Mr. McNamara to
$50,000 per year. The Compensation  Committee  believed that this adjustment was
appropriate  to reflect  more  accurately  the  contributions  of the  Executive
Officers to the  Company as the  Company  continued  to grow.  The  Compensation
Committee  also  concluded,  based on a review of base salaries in the Company's
industry,  that  increased  base salaries  would be necessary for the Company to
remain competitive in attracting and retaining talented executives.

         Another component of the Company's compensation program in 1997 was the
granting of options under the 1996 Plan to the  Executive  Officers and to other
key employees.  The Compensation Committee believes that the granting of options
to the Executive Officers,  including the Chief Executive Officer,  benefits the
Company's  shareholders generally by tying a significant portion of an Executive
Officer's  long-term  compensation  to the market value of the Company's  Common
Shares and,  therefore,  to the  interests of its  shareholders.  The numbers of
Common Shares covered by options  granted to the Executive  Officers,  including
the  Chief  Executive  Officer,  during  1997  were  based  on the  Compensation
Committee's  evaluation of the overall  contribution of the individual Executive
Officer to the Company during 1997,  including the role of the Executive Officer
in completing both the  Consolidation  Transactions and the underwritten  public
offering in November 1997. The Compensation Committee intends to continue review
of Executive  Officers'  compensation  and will make such  modifications  in its
approach to executive  compensation  as it determines to be appropriate in light
of the Company's financial



                                      -17-
<PAGE>




performance, changes in the size of the Company, the performance of its officers
and executive compensation practices of its peer group.

                                             EXECUTIVE COMPENSATION
                                             COMMITTEE

                                             James F. Twaddell
                                             Harold V. Gorman


                                PERFORMANCE GRAPH

         The line graph below sets forth the cumulative total shareholder return
on the Shares as compared with the cumulative total return of the American Stock
Exchange   ("AMEX")   Market   Value   Index   and  the   NAREIT   Equity   REIT
Index-Apartments, in each case (i) for the six months or years beginning on June
30,  1994 and ending on  December  31,  1997,  and (ii)  assuming  that $100 was
invested on June 30, 1994 and that all dividends were reinvested.


                               [PERFORMANCE GRAPH]


<TABLE>
<CAPTION>

                                         6/30/94      1994         1995        1996        1997
- -------------------------------------------------------------------------------------------------
<S>                                      <C>         <C>         <C>          <C>         <C>    
Grove Property Trust                     $100.00     $ 82.49     $ 84.92      $105.91     $156.19
NAREIT Equity REIT Index-Apartments      $100.00     $100.79     $113.15      $145.89     $169.28
AMEX Market Value Index                  $100.00     $102.26     $129.28      $137.54     $166.82

</TABLE>





                                      -18-
<PAGE>




                                   PROPOSAL 2

                  APPROVAL OF AN AMENDMENT TO THE CHARTER WITH
                 RESPECT TO THE MAXIMUM NUMBER OF TRUST MANAGERS

         The Board of Trust Managers has unanimously  adopted, and recommends to
the shareholders for approval,  an amendment to the Company's  Charter to reduce
the maximum  number of Trust  Managers which may serve on the Board from time to
time from 15 to 11. The  proposed  amendment  to the  Company's  Charter must be
approved by the  affirmative  vote of the holders of not less than two-thirds of
all Common Shares outstanding on the Record Date. Further,  the amendment to the
Company's   Charter  must  be  filed  with  the  Maryland  State  Department  of
Assessments and Taxation to become effective.  The proposed  amendment would not
affect the number of directors to be elected at the Annual Meeting.

         The maximum  number of Trust  Managers which may serve on the Company's
Board from time to time is currently  fixed by the Company's  Charter at 15. The
proposed  amendment  would  decrease the maximum number of Trust Managers to 11.
The Board has  concluded  that  efficient  management  of the  Company  would be
impeded if the number of Trust Managers  serving at any time exceeds 11. Because
of  provisions  of the Charter  requiring  that at least a majority of the Trust
Managers  be   Independent   Trust   Managers  (as  defined)  and  that  certain
transactions  be  approved  by at  least a  majority  of the  Independent  Trust
managers, a Board composed of more than 11 Trust Managers could be unable to act
as promptly as needed under certain circumstances.

         A reduction in the maximum number of Trust Managers from 15 to 11, when
combined  with the Charter  provision  that no Trust Manager may be removed from
office  other  than for cause,  could  have the  effect of  impeding a change of
control of the  Company  unless such Change of Control is approved by the Board.
As a  result,  transactions  which  might  benefit  all  or a  majority  of  the
Shareholders might not be presented to the Shareholders for consideration.

         If the proposed  amendment is approved at the Annual  Meeting,  Section
2.1 of the Charter would be amended to read in its entirety as follows:

         SECTION  2.1.  Number.  The  number  of  Trust  Managers
         initially shall be five,  which number may thereafter be
         increased  or decreased  by the Trust  Managers  then in
         office from time to time;  however,  the total number of
         Trust  Managers  shall be not less than two and not more
         than 11. No  reduction  in the number of Trust  Managers
         shall  cause  the  removal  of any Trust  Managers  from
         office prior to the expiration of his term.

- --------------------------------------------------------------------------------
The Board  recommends  that you vote FOR the  Charter  amendment  to reduce  the
maximum number of Trust Managers.
- --------------------------------------------------------------------------------





                              -19-
<PAGE>




                                   PROPOSAL 3

                  APPROVAL OF AN AMENDMENT TO THE CHARTER WITH
                   RESPECT TO THE NUMBER OF AUTHORIZED SHARES

         The Board of Trust Managers has unanimously  adopted, and recommends to
the Shareholders for approval, an amendment to the Company's Charter to increase
the total  number of Common  Shares and  Preferred  Shares which the Company has
authority to issue from  13,999,000 and 1,000,  respectively,  to 34,000,000 and
1,000,000, respectively. The proposed amendment to the Company's Charter must be
approved by the  affirmative  vote of the holders of not less than two-thirds of
all Common Shares outstanding on the Record Date. Further,  the amendment to the
Company's   Charter  must  be  filed  with  the  Maryland  State  Department  of
Assessments and Taxation to become effective.

         The authorized  capital of the Company currently consists of 13,999,000
Common Shares and 1,000 Preferred  Shares.  As of December 31, 1997, the Company
had 8,453,829 Common Shares outstanding. In addition, at that date 47,248 Common
Shares and 1,017,726  Common Shares were reserved for issuance upon the exercise
of outstanding  warrants or for the Company's stock option plans,  respectively.
As of December 31, 1997, the Operating  Partnership  had 3,003,729  Common Units
outstanding for which an equal number of Common Shares are reserved for possible
issuance upon redemption of such Common Units. As a result, there are 12,522,532
Common Shares either  outstanding or reserved for specific purposes leaving only
1,476,438  Common Shares for future  issuance.  The Company  anticipates that it
will need to issue or  reserve  additional  Common  Shares in the  future.  Such
reservations   may  be  required  because  of  the  issuance  by  the  Operating
Partnership of additional Common Units in connection with future acquisitions of
properties.

         The Board  believes that it is in the best  interests of the Company to
have additional authorized shares available for possible future actions, such as
financings,  investments and acquisitions,  stock splits and dividends, employee
benefit plans and other corporate purposes.  Other than possible reservations of
additional   Common  Shares  in  connection  with  issuances  by  the  Operating
Partnership  of Common Units in connection  with the  acquisition  of additional
properties,  there are no present  plans,  understandings  or agreements for the
issuance  of the  Common  Shares  proposed  to be  authorized  pursuant  to this
proposal.

         Authorized  but  unissued  Common  Shares and  Preferred  Shares may be
issued at such times, for such purposes and for such  consideration as the Board
may determine without further shareholder approval, except as otherwise required
by law or applicable stock exchange rules. However, the Board does not intend to
issue any of the Common Shares or Preferred  Shares to be  authorized  under the
amendment  except upon terms that the Board deems to be in the best  interest of
the  Company.  The issuance of  additional  Common  Shares or  Preferred  Shares
without further  shareholder  approval may, among other things,  have a dilutive
effect on earnings per share and on the equity of the present



                                      -20-
<PAGE>




holders of Common Shares and their voting rights.  Holders of Common Shares have
no preemptive rights.

         If the proposed  amendment is approved at the Annual  Meeting,  Section
5.1 of the Charter would be amended to read in its entirety as follows:

         SECTION  5.1.  Authorized  Shares.  The total  number of
         Shares  which  the  Trust  has  authority  to  issue  is
         35,000,000   shares,  of  which  34,000,000  are  Common
         Shares,  $.01 par value per share (each,  "Common Share"
         or  collectively,  "Common  Shares") and  1,000,000  are
         Preferred  Shares,  $.01 par value per share ("Preferred
         Shares").

- --------------------------------------------------------------------------------
The Board  recommends that you vote FOR the increase in the number of authorized
Shares.
- --------------------------------------------------------------------------------

                                   PROPOSAL 4

                  APPROVAL OF AN AMENDMENT TO THE CHARTER WITH
                  RESPECT TO SHAREHOLDER APPROVAL OF AMENDMENTS

         The Board of Trust Managers has unanimously  adopted, and recommends to
the Shareholders for approval,  an amendment to the Company's Charter to provide
that future amendments to the Company's Charter requiring  shareholder  approval
may be approved by the holders of a majority of the Company's outstanding shares
entitled to vote. Under the present terms of the Company's  Charter,  a proposed
amendment  to the  Company's  Charter  requiring  shareholder  approval  must be
approved by the  affirmative  vote of the holders of not less than two-thirds of
the outstanding shares entitled to vote.

         The proposed  amendment must be approved by the affirmative vote of the
holders of not less than  two-thirds of Common Shares  outstanding on the Record
Date.  Further,  the amendment to the  Company's  Charter must be filed with the
Maryland State Department of Assessments and Taxation to become effective.

        In 1997,  Maryland  law was  amended  to permit a REIT  organized  under
Maryland law to provide in its declaration of trust that actions by shareholders
may be taken with a lesser vote than would  otherwise be required under Maryland
law. The current provision in the Company's Charter requiring amendments needing
shareholder  approval  to be  approved  by  the  holders  of  two-thirds  of the
outstanding  shares  entitled  to vote may  present  an  obstacle  to  obtaining
approval of an amendment  even if the amendment is  considered  desirable by the
holders of a majority of the Common Shares.  Since the vote required is based on
the number of shares  entitled to vote, an abstention or a broker  non-vote on a
proposed  amendment to the Charter is the  equivalent  of a negative  vote.  The
Board has  concluded  that it would be in the  interest  of the  Company and the
Shareholders  to amend the Charter to reduce the vote  required for  shareholder
approval of an amendment to a simple majority of the shares entitled to vote.





                                      -21-
<PAGE>




         If the proposed  amendment is approved at the Annual  Meeting,  Section
9.1 of the Charter would be amended to read in its entirety as follows:

         SECTION  9.1.  By  Shareholders.  Except as  provided in
         Section 9.2  hereof,  this  Declaration  of Trust may be
         amended only by the  affirmative  vote of the holders of
         not  less  than  a  majority  of  all  the  Shares  then
         outstanding and entitled to vote on the matter.

                                   PROPOSAL 5

              AMENDMENTS TO THE COMPANY'S 1996 SHARE INCENTIVE PLAN

         The Board of Trust Managers has unanimously  adopted, and recommends to
the  Shareholders  for approval,  amendments to the 1996 Plan which will provide
(i) for an increase in the maximum  number of Common  Shares which may be issued
under the 1996 Plan from 900,000 to 1,400,000  and (ii) permit  grants of awards
under the 1996 Plan to  consultants  or advisors (who provide bona fide services
to the Company,  but not  services  relating to capital  raising).  On April 15,
1998,  the closing  price of a Common  Share as reported on the  American  Stock
Exchange was $10 9/16. The full text of the 1996 Plan, as amended,  is set forth
in Appendix A attached hereto.

         As of April 15, 1998,  awards  covering  810,000  Common Shares made to
employees  and  Non-Employee  Trust  Managers of the Company under the 1996 Plan
were  outstanding.  Although  90,000 Common  Shares remain  available for awards
under the 1996 Plan,  the Board  believes  that the  availability  of additional
Common  Shares  for  awards  under the 1996 Plan is  necessary  to  enhance  the
Company's  continuing  efforts to  attract  and retain  talented  employees  and
directors.  In  addition,  the Board  believes  it would be  beneficial  for the
Company to have the  flexibility to compensate  outside  consultants or advisors
for  services  to the Company  through the grant of awards  under the 1996 Plan.
Except for the  increase in the number of Common  Shares  reserved  for the 1996
Plan and for the ability to grant awards under the 1996 Plan to consultants  and
advisors,  the terms of the 1996 Plan would be unchanged  from those approved at
the  Special  Meeting of  Shareholders  held on March 10,  1997.  The  following
description of the 1996 Plan as amended is qualified by reference to the text of
the 1996 Plan as amended contained in Appendix A.

         All  employees of Grove and its  subsidiaries,  including the Executive
Officers,  and  consultants  or advisors to the Company  (who  provide bona fide
services to the  Company,  but not  services  relating to capital  raising)  are
eligible to receive awards under the 1996 Plan, subject to the discretion of the
Compensation Committee to determine the particular individuals who, from time to
time, will be selected to receive awards. The 1996 Plan will remain in existence
as to all  outstanding  awards  until  all such  awards  are  either  exercised,
converted  or  terminated;  provided,  however,  that no award can be made after
December



                                      -22-
<PAGE>




31,  2006.  An employee,  consultant  or advisor who receives an award under the
1996  Plan  is  referred  to  in  this   description  of  the  1996  Plan  as  a
"Participant."

         Awards  to  Participants  under  the  1996  Plan  may be in the form of
non-qualified stock options,  incentive stock options (which may be granted only
to employees),  stock appreciation rights ("SAR's"),  restricted stock and other
share-based  incentive awards.  Awards may be granted singly, or in tandem or in
combination  with  other  awards.  Each  award  will be  evidenced  by an  award
agreement  setting forth the specific  terms and  conditions  applicable to that
award.  Awards  under  the 1996  Plan  that are not  vested  or  exercised  will
generally  be  nontransferable  by a holder  (other  than by  will,  the laws of
descent and  distribution or a qualified  domestic  relations  order) and rights
thereunder will generally be exercisable,  during the holder's lifetime, only by
the  holder  (or by his  guardian  or  legal  representative),  subject  to such
exceptions  as  (consistent  with  applicable  legal   considerations)   may  be
authorized from time to time by the Compensation Committee.

        Options.  Stock  options  authorized  under the 1996 Plan are  rights to
purchase a specified  number of Common  Shares at a set price during a specified
period. Unless the Compensation Committee provides otherwise, and such provision
is reflected in the award  agreement,  the exercise  price for each Common Share
covered  by an  option  may not be less than the fair  market  value of a Common
Share on the date of grant.  Stock  options that are granted as incentive  stock
options  will be granted  with an exercise  price no less than fair market value
(110% of fair market value if the incentive  stock option is granted to a person
who owns more than 10% of the combined  voting  power of Grove or any  corporate
subsidiary),  and with such  additional  terms as are  necessary  to satisfy the
applicable  requirements  of Section 422 of the  Internal  Revenue  Code.  Under
current tax law, the fair market value of the Common Shares for which  incentive
stock  options  are  exercisable  for the first time by an  optionee  during any
calendar year may not exceed $100,000  (measured as of the date such options are
granted).  The 1996 Plan also provides that the maximum  number of Common Shares
or share-units that may be subject to all share-based awards, including options,
SAR's and restricted stock awards, that are granted to any Participant under the
1996 Plan during any calendar  year,  will not exceed  500,000 Common Shares (or
share-units), either individually or in the aggregate.

         SAR's.  SAR's entitle the recipient to receive,  upon  surrender of the
right, but without other payment,  an amount (payable in cash,  Common Shares or
another form of payout as determined by the Compensation Committee) based on the
appreciation  in the  value of a Common  Share on the date the SAR is  exercised
over the base price of the Common Share  established in the award agreement.  An
SAR may be granted as a stand-alone SAR or in tandem with a share option. Unless
otherwise determined by the Compensation Committee, the minimum base price for a
stand-alone  SAR is the fair market  value of a Common Share on the date the SAR
is  granted,  and the  minimum  base price for an SAR  granted in tandem with an
option  (whether the SAR is granted at the time the related option is granted or
thereafter)  is the  exercise  price per Common  Share for such  option.  To the
extent an SAR in tandem with an option is exercised as to a number of



                                      -23-
<PAGE>




Common  Shares,  the related  option will be cancelled  with respect to an equal
number of Common Shares.

         Restricted Share Awards. A restricted share award is an award entitling
the recipient to acquire,  at no cost or for a purchase price  determined by the
Compensation   Committee,   Common  Shares  subject  to  such  restrictions  and
conditions  as the  Compensation  Committee  may determine at the time of grant.
Conditions  may  be  based  on  continuing   employment  and/or  achievement  of
pre-established  performance goals and objectives.  A Participant who receives a
restricted  share award will have all rights of a  shareholder  with  respect to
such  restricted  stock,  including  voting  and  dividend  rights,  subject  to
non-transferability  restrictions and other conditions  contained in the written
instrument  evidencing  the  restricted  share  award or the  resolution  of the
Compensation  Committee  authorizing  such award.  Common  Shares  underlying  a
restricted  share  award  will  become  vested  with  respect  to a  Participant
following the date or dates  specified or the attainment of the  pre-established
performance  goals,   objectives  or  other  conditions   associated  with  such
restricted  share award,  such as continued  employment.  Following such date or
dates or the attainment of such pre-established performance goals, objectives or
other conditions, restricted stock will be deemed "vested" and will no longer be
restricted stock.

         In  general,  the  Company  will  have the right to  repurchase  from a
Participant  any Common  Shares still  subject to  restrictions  under the award
agreement  immediately upon a termination of such  Participant's  service to the
Company,  at a cash price per share equal to the price paid by such  Participant
for such restricted shares, or, if acquired at no cost, to require forfeiture of
such restricted shares;  provided,  however, that the Compensation Committee may
provide  that  no  such  right  of  repurchase  or  forfeiture   exists  if  the
Participant's termination of employment is other than for "cause" (as defined in
the 1996 Plan),  or occurs  after a "change of control"  (as defined in the 1996
Plan),  or because of the  Participant's  retirement,  death or  disability,  or
otherwise.

        Other Share-Based Awards. Other share-based awards might include phantom
stock or units,  performance  stock or  units,  bonus  stock or units,  dividend
equivalent units, or similar securities or rights and other awards payable in or
with a value  derived  from or  related to the fair  market  value of the Common
Shares,  payable on such terms as the Compensation  Committee may approve.  Such
awards may be granted,  become  vested or be payable  based upon  attainment  of
specified corporate or individual performance goals.

         Performance-Based  Awards. Under Section 162(m) of the Internal Revenue
Code, the Company may not deduct certain  compensation in excess of $1.0 million
to the  Chief  Executive  Officer  or any  one of the  four  other  most  highly
compensated  executive officers of the Company unless,  among other things, this
compensation qualifies as "performance-based" compensation under Section 162(m),
and the  material  terms  of the  plan for such  compensation  are  approved  by
stockholders.  Certain  types of awards  under the 1996 Plan may be  granted  to
qualify as  performance-based  compensation under Section 162(m) of the Internal
Revenue Code. Stock options and SAR's that are granted at a fair market value



                                      -24-
<PAGE>




exercise  price are intended to qualify as  performance-based  compensation.  In
addition,  other  performance-based  awards  may  qualify  as  performance-based
compensation.  All employees of the Company and its subsidiaries are eligible to
receive such  performance-based  awards,  and performance goals are any one or a
combination of earnings per share,  return on equity,  Total Shareholder  Return
and FFO.  Specific  cycles,  weightings  of more than one  performance  goal and
target levels of performance  upon which actual  payments will be based, as well
as the award levels payable upon achievement of specified levels of performance,
will be determined by the  Compensation  Committee no later than the  applicable
deadline under Section  162(m),  and in any event at a time when  achievement of
such targets is substantially  uncertain.  These variables may change from cycle
to cycle.  Appropriate  adjustments  to the  performance  goals and  targets  in
respect of  performance-based  awards may be made by the Compensation  Committee
based  upon  objective  criteria  in the  case of  significant  acquisitions  or
dispositions by the Company, a change in capitalization, a corporate transaction
or a complete or partial  liquidation,  extraordinary gains or losses,  material
changes in accounting  principles  or  practices,  or other events that were not
anticipated  (or the  effects of which were not  anticipated)  at the time goals
were  established,  in order to  neutralize  the  effect  of such  events on the
performance-based awards.

         The  Compensation   Committee  must  certify  the  achievement  of  the
applicable  performance  goals and the satisfaction of other material terms of a
performance-based  award prior to payment.  Performance-based  awards  generally
will be paid following the completion of each cycle. The Compensation  Committee
may retain  discretion to reduce,  but not increase,  the amount payable under a
performance-based  award to any participant,  notwithstanding the achievement of
targeted performance goals.  Performance-based  awards may be accelerated in the
event of a Change of Control (as defined below).

         Provisions  Applicable  to All  Awards to  Participants.  Awards may be
granted in connection with the surrender or  cancellation of previously  granted
awards, or may be amended, under such terms and conditions, including numbers of
Common Shares and exercise price,  exercisability  or termination,  that are the
same as or different from the existing awards, all as the Compensation Committee
may approve.

         Options to  Non-Employee  Trust  Managers.  The 1996 Plan provides that
each  Non-Employee  Trust Manager who is first elected or appointed  after March
10, 1997 (the date of  original  shareholder  approval  of the 1996 Plan),  will
receive an automatic  initial grant of a non-qualified  share option to purchase
10,000 Common Shares.  In addition,  promptly  following the date of each Annual
Meeting  of  Shareholders   (beginning  with  the  1997  Annual  Meeting),  each
Non-Employee  Trust Manager elected by the shareholders  (including any director
reelected at such  meeting)  will receive an  additional  automatic  grant of an
option to purchase 5,000 Common Shares; provided,  however, that no Non-Employee
Trust  Manager will receive more than one such  automatic  grant in any calendar
year.  The  exercise  price per Common  Share for grants to  Non-Employee  Trust
Managers  equals 100% of the Fair Market  Value of a Common Share on the date of
grant.  Each such option  will expire ten years from the grant date  (subject to
earlier termination). Each



                                      -25-
<PAGE>




option  will become  exercisable  in  increments  of 50% per year on each of the
first two anniversaries of the date of grant. If a Non-Employee  Trust Manager's
service terminates by reason of death,  disability,  or retirement,  the options
will immediately become and remain fully exercisable for one year after the date
of such  termination  or until the  expiration  date of such  option,  whichever
occurs first. If a Non-Employee Trust Manager's service terminates for any other
reason,  that  portion of the option that is not  exercisable  at such time will
terminate  immediately  and any portion then  exercisable may be exercised until
the earlier of three months after the date of termination or the expiration date
of the  option.  In the event of a Change of Control (as  defined  below),  each
option  granted  to  a  Non-Employee   Trust  Manager  will  become  immediately
exercisable.  If the nominees for  election as Trust  Managers  named herein are
elected at the Annual Meeting,  Mr. Twaddell would receive an option to purchase
5,000 Common Shares.

         Administration; Change of Control. The 1996 Plan is administered by the
Compensation  Committee,  consisting  of at least two  directors who satisfy the
"non-employee director" requirements of Rule 16b-3 under the Securities Exchange
Act of 1934 and the "outside  director"  requirements  of Section  162(m) of the
Internal  Revenue Code. The  Compensation  Committee has  authority,  within the
terms and  limitations  of the 1996 Plan,  to  designate  recipients  of awards,
determine  or modify the form,  amount,  terms,  conditions,  restrictions,  and
limitations of awards,  including  vesting  provisions,  terms of exercise of an
award,  expiration  dates  and the  treatment  of an award  in the  event of the
retirement,  disability,  death or other termination of a Participant's  service
with the Company,  and to construe and interpret the 1996 Plan.  Such  authority
includes the discretion to accelerate and extend outstanding awards but does not
include the ability to reduce by amendment the exercise or purchase  price of an
outstanding award.

         The Compensation Committee is authorized to include in award agreements
with Participants specific provisions relating to the treatment of awards in the
event of a "Change of Control" of the Company and is  authorized to take certain
other  actions in such an event.  A "Change of Control" is defined  generally to
include the following:  (i) certain  acquisitions of 25% or more of the combined
voting power of the then  outstanding  Common Shares and any other securities of
the Company  entitled to vote generally in the election of trust managers,  (ii)
the failure of persons  currently  serving on the Board,  together  with persons
nominated by at least a majority of the continuing  directors,  to constitute at
least a majority of the Board, (iii) approval by the shareholders of the Company
of any  reorganization,  merger or  consolidation  of the  Company  in which the
beneficial  owners of the  Common  Shares  and other  voting  securities  of the
Company  immediately prior to such transaction fail to own beneficially at least
50% of the combined voting power of all securities entitled to vote generally in
the election of trust managers  following such transaction,  or (iv) approval by
the  shareholders  of the Company of any complete  liquidation or dissolution of
the Company or of any sale or other  disposition of all or substantially  all of
the Company's assets.

         Other.  The number of Common  Shares  that may be issued in  connection
with awards under the 1996 Plan will not exceed  1,400,000.  The number and kind
of shares



                                      -26-
<PAGE>




available for grant and the Common Shares subject to outstanding awards (as well
as individual share limits on awards, performance targets and exercise prices of
awards)  may be  adjusted  to  reflect  the effect of a stock  dividend,  split,
recapitalization, merger, consolidation, reorganization, combination or exchange
of Common Shares,  extraordinary dividend or other distribution or other similar
transaction.  Any unexercised or undistributed portion of any expired, canceled,
terminated or forfeited award, or any alternative form of consideration under an
award that is not paid in  connection  with the  settlement of any portion of an
award, will again be available for award under the 1996 Plan, whether or not the
Participant  has received  benefits of ownership  (such as dividends or dividend
equivalents  or voting  rights)  during  the  period in which the  Participant's
ownership was restricted or otherwise not vested.

         Full  payment for Common  Shares  purchased  on exercise of any option,
along with payment of any required tax withholding,  must be made at the time of
such  exercise  in cash or,  if  permitted  by the  Compensation  Committee,  in
exchange  for a  promissory  note in favor of the  Company,  in  shares of stock
having a fair market  value  equivalent  to the exercise  price and  withholding
obligation,  or any combination thereof, or pursuant to such "cashless exercise"
procedures  as may be  permitted  by the  Compensation  Committee.  Any  payment
required in respect of other awards may be in such amount and in any lawful form
of consideration as may be authorized by the Compensation Committee.

         The 1996 Plan generally does not impose any minimum  vesting periods on
options or other awards. The maximum term of an option or any other award is ten
years.

Federal Income Tax Consequences

         The federal income tax  consequences of  participation in the 1996 Plan
are as follows:

Share Options

         The  grant of an  incentive  share  option,  or the  designation  of an
outstanding  option as an incentive  share  option,  would have no immediate tax
consequences to the Company or to the optionee. Under the Internal Revenue Code,
a holder of shares  acquired  pursuant  to the  exercise of an  incentive  share
option would  realize no income at the time of exercise.  If the optionee  holds
his or her  shares  for at least  two  years  from the date of the  grant of the
option and at least one year from the date of  exercise,  he or she will realize
taxable  long-term capital gain or long-term capital loss upon a subsequent sale
of the shares at a price  different from the exercise  price.  In the event that
the optionee  satisfies the holding  period  requirements  described  above,  no
deduction  would be allowed to the Company for  federal  income tax  purposes in
connection  with the grant or exercise of the option,  or the transfer of shares
acquired pursuant to such exercise.

         If,  however,  the  optionee  disposes of his or her shares  within the
holding  periods  described  above  (a  "disqualifying  disposition"):  (i)  the
optionee  will realize  ordinary  income in the year of such  disposition  in an
amount equal to the difference between the fair



                                      -27-
<PAGE>




market  value of such shares on the date of  exercise  and the  exercise  price,
provided that if the  disposition  is a sale or exchange with respect to which a
loss (if sustained)  would be recognized to the optionee and the amount realized
from such sale or exchange is less than the fair  market  value on the  exercise
date,  then the  ordinary  income  will be  limited  to the excess of the amount
realized upon the sale or exchange of the shares over the option price; (ii) the
Company  will be  entitled  to a  deduction  for such year in the  amount of the
ordinary  income,  if any, so realized;  (iii) the optionee will realize capital
gain or loss,  short-term or long-term,  as the case may be, as described below,
in an amount equal to the difference  between (a) the amount  realized by him or
her upon such sale or exchange of the shares and (b) the exercise  price paid by
him or her increased by the amount of ordinary income,  if any,  realized by him
or her upon such disposition.

         Any  capital  gain  or  loss  (as  described  above)  resulting  from a
disqualifying disposition of shares acquired upon exercise of an incentive share
option will be  long-term  gain or loss if the shares with respect to which such
gain or loss is realized have been held for more than one year.

         As to shares  acquired  through  exercise of an incentive share option,
the amount by which the fair market  value at the time of  exercise  exceeds the
exercise  price is an item of "tax  preference"  for purposes of  computing  the
alternative minimum tax on individuals.

         If previously held shares are used to exercise an option, the tax basis
of shares  exchanged upon such an exercise would carry over on a  share-by-share
basis to an equal number of newly acquired  shares (such newly  acquired  shares
being hereinafter  referred to as "swap shares").  Any shares acquired upon such
exercise  in excess of the number of  previously  held  shares  exchanged  (such
excess shares being hereinafter referred to as "spread shares") would have a tax
basis of zero. For purposes of determining  whether a disqualifying  disposition
of either swap shares or spread shares has  occurred,  the one-year and two-year
holding periods applicable from exercise and grant of the option,  respectively,
would be unaffected; that is, the one-year holding period begins on the date the
option is exercised through the exchange of previously held shares. The two-year
holding  period  commences  on the date the option so exercised  was  originally
granted.  However, for purposes of determining whether any capital gain realized
upon a disqualifying  disposition of shares acquired  pursuant to an exercise in
which previously held shares were exchanged was long-term or short-term  capital
gain,  the holding period for swap shares would include the period for which the
shares  exchanged  therefor  were held,  whereas the  holding  period for spread
shares would  commence on the date the option was  exercised.  In the event both
swap shares and spread shares are acquired pursuant to the exercise of an option
and a  disqualifying  disposition  of any  of  such  newly  acquired  shares  is
subsequently  made, the disqualifying  disposition will be deemed to involve the
shares with the lowest tax basis.

         In any event, if shares acquired through exercise of an incentive share
option are  exchanged  for other shares  pursuant to an  incentive  share option
before the  expiration of the one-year and two-year  holding  periods  described
above, the exchange will be a taxable



                                      -28-
<PAGE>




transaction  with  respect  to the  shares  given  up in the  exchange  and  the
transaction will constitute a disqualifying disposition of those shares.

         The grant of a  non-qualified  share option would have no immediate tax
consequence to the Company or to the optionee.  A holder of shares acquired upon
the exercise of such an option would realize taxable ordinary income at the time
of  exercise  of the option in an amount  equal to the excess of the fair market
value of the shares acquired at the time of exercise over the exercise price for
those  shares,  and the amount of such excess  would be  deductible  for federal
income  tax  purposes  by  the  Company  (subject  to  the  test  of  reasonable
compensation). The holder of shares acquired upon exercise of such an option may
be required by the  Compensation  Committee upon the exercise thereof to deposit
with the  Company  an  amount  equal to the  income  tax which  the  Company  is
obligated  to  withhold  pursuant  to  applicable  federal,  state and local tax
withholding  requirements.  The holder of such shares  ordinarily  realizes upon
their disposition a short-term or long-term  capital gain or loss,  depending on
the holding period of the shares, equal to the difference between (i) the amount
realized on the sale and (ii) the tax basis of the shares.

         In the case of shares  acquired by exercise  of a  non-qualified  share
option using  previously held shares,  as to the number of acquired shares equal
to the  number of shares  transferred  by the  optionee,  (i) no income  will be
recognized in respect of such exercise, (ii) the basis of such shares will equal
the basis in the optionee's hands of the shares exchanged therefor and (iii) the
holding period of such shares will include the period for which the  transferred
shares were held. As to any shares acquired in such an exercise in excess of the
number of shares  transferred,  (i)  ordinary  income will be  recognized  in an
amount equal to the fair market value of the shares so acquired,  (ii) the basis
of such shares  shall be fair market  value of the shares so acquired  and (iii)
the holding  period will begin on the exercise  date. Any gain or loss resulting
from the disposition of shares acquired upon such exercise of any option will be
long-term  gain or loss if the shares with respect to which such gain or loss is
realized have been held (or deemed held) for more than one year.

         It should be noted that under the Internal  Revenue Code, to the extent
that the  exercisability  of an option is  accelerated on account of a change of
control,  the  value  of the  acceleration  would  be  treated  as a  "parachute
payment,"  subject to an excise tax imposed on the optionee and nondeductible by
the  employer.  Such  consequences  would  follow,  however,  only if the  total
"parachute   payments"  (including  the  value  of  the  acceleration)  were  of
sufficient  magnitude  to give rise to  "excess  parachute  payments"  under the
Internal   Revenue   Code.   Furthermore,   amounts   constituting   "reasonable
compensation"  may  reduce  the  portion  of the  payments  treated  as  "excess
parachute  payments."  The  Committee  Report  to the  Tax  Reform  Act of  1986
indicates that the benefit of  acceleration of stock options issued as a part of
a normal  compensation  package  granted more than one year before the change of
control presumptively constitutes reasonable compensation.

         Generally, a corporation, in any given year, will pay the higher of the
alternative  minimum  tax or the  regular  federal  income  tax.  The  corporate
alternative minimum tax is



                                      -29-
<PAGE>




computed by applying a flat 20% tax rate  against  alternative  minimum  taxable
income. Under currently applicable accounting principles,  no expense is charged
at the time of exercise of an option.  As noted above,  however,  there may be a
tax deduction  arising as a result of option exercise.  This difference  between
accounting  and tax  treatment  thus could result in an increase to  alternative
minimum taxable income and a corresponding  increase in the alternative  minimum
tax.

Stock Appreciation Rights

         The grant of an SAR would  have no  immediate  tax  consequence  to the
right  holder or to the  Company.  The  exercise of such a right would cause the
right holder to realize  taxable  ordinary  income at the time of exercise in an
amount  equal to the cash  awarded or the value of any Common  Shares  delivered
upon settlement thereof. Such amount would also be deductible for federal income
tax purposes by the Company (subject to the test of reasonable compensation).

         SAR's  are  subject  to  applicable   federal,   state  and  local  tax
withholding requirements. If the Company proposes, or is required, to distribute
Common Shares  pursuant to the Plan, it may require the recipient to remit to it
an amount sufficient to satisfy such tax withholding  requirements  prior to the
delivery of any certificates for such Common Shares. The Compensation  Committee
may,  in its  discretion  and  subject to such  rules as it may adopt,  permit a
Participant to pay all or a portion of the federal,  state and local withholding
taxes arising in connection  with the exercise of an SAR by electing to have the
Company withhold Common Shares having a Fair Market Value equal to the amount to
be withheld.

Restricted Share Awards

         The grant of restricted  shares as additional  compensation will result
in the recipient's  realizing  taxable ordinary income in an amount equal to the
value of any restricted shares awarded. Any such amount would also be deductible
for  federal  income  tax  purposes  by the  Company  (subject  to the  test  of
reasonable  compensation).   The  income  and  deduction  will  arise  when  the
restricted  shares cease to be subject to a "substantial risk of forfeiture," as
defined by Section 83(c) of the Internal Revenue Code. Generally,  a substantial
risk of  forfeiture  will exist so long as the recipient may be denied the value
of the  restricted  shares  awarded,  whether by  forfeiture  for "bad  acts," a
repurchase right in the Company at less than fair market value, or otherwise. As
the 1996 Plan  permits the  Compensation  Committee to place  conditions  on any
stock so awarded it is  impossible  to  determine  the time when any  particular
stock award may be income to the recipient and a deduction to the Company.

Other Awards

         The current federal income tax consequences of other awards  authorized
under the 1996 Plan generally follow certain basic patterns: SAR's are taxed and
deductible in substantially the same manner as nonqualified options;  restricted
share awards will



                                      -30-
<PAGE>




generally  be  subject  to tax at the time of  vesting;  performance  awards and
dividend  equivalents  generally  are  subject  to tax at the  time of  payment;
unconditional stock bonuses are generally subject to tax at the time of payment;
in each of the foregoing  cases, the Company or a subsidiary will generally have
(at the time the participant recognizes income) a corresponding deduction.

Change of Control

         If, as a result of a Change of Control, a participant's  options, SAR's
or other  rights  become  immediately  exercisable,  or  Common  Shares or other
benefits covered by another type of award are immediately  vested or issued, the
additional  value, if any,  attributable to the  acceleration or issuance may be
deemed a "parachute payment" under Section 280G of the Internal Revenue Code. In
such case, the participant may be subject to a 280G non-deductible excise tax as
to all or a portion  of such  economic  value,  in  addition  to any  income tax
payable.  The Company  generally  will not be  entitled to a deduction  for that
portion of any parachute payment that is subject to the excise tax.

- --------------------------------------------------------------------------------
The  Board  recommends  that  you  vote FOR the  amendments  to the  1996  Share
Incentive Plan.
- --------------------------------------------------------------------------------

                                   PROPOSAL 6

          RATIFICATION OF APPOINTMENT OF INDEPENDENT PUBLIC ACCOUNTANTS

         The  Board  has  appointed  the firm of Ernst & Young  LLP to audit the
financial  statements  of the Company for the fiscal  year ending  December  31,
1998. Ernst & Young LLP served as the Company's  independent  public accountants
for the  fiscal  year  ended  December  31,  1997.  A  proposal  to ratify  this
appointment is being  presented to the  Shareholders  at the Annual  Meeting.  A
representative of Ernst & Young LLP is expected to be present at the meeting and
available  to respond  to  appropriate  questions  and,  although  that firm has
indicated that no statement will be made, an opportunity for a statement will be
provided.

- --------------------------------------------------------------------------------
       The Board recommends that you vote FOR the proposed ratification of
     appointment of Ernst & Young LLP as independent public accountants for
            the Company for the fiscal year ending December 31, 1998.
- --------------------------------------------------------------------------------

             SECTION 16(a) BENEFICIAL OWNERSHIP REPORTING COMPLIANCE

         Section  16(a) of the  Securities  Exchange Act of 1934  requires  that
Grove's Executive Officers and Trust Managers, and persons who own more than ten
percent of a  registered  class of Grove's  equity  securities,  file reports of
ownership and changes in ownership with the Securities and Exchange  Commission.
Trust Managers, Executive Officers and greater-than-ten-percent shareholders are
required by regulation of the



                                      -31-
<PAGE>




Securities  and Exchange  Commission to furnish Grove with copies of all Section
16(a) forms they file.

         Based solely on its review of the copies of such forms  received by it,
or written  representations  from certain reporting persons that no Forms 5 were
required  for those  persons,  Grove  believes  that all Section  16(a)  filings
required  to be  filed  in  respect  of 1997 by its  Executive  Officers,  Trust
Managers and greater-than-ten-percent beneficial owners were timely made, except
as follows:  Messrs.  Brian and Damon  Navarro  each failed to timely file three
reports  to report  twelve  transactions;  Messrs.  Edmund  Navarro  and  Joseph
LaBrosse each failed to timely file three reports to report seven  transactions;
Mr.  Joseph  Garrahy  failed to  timely  file  three  reports  to  report  three
transactions; and Mr. Gerald McNamara failed to timely file one report to report
one transaction

                              SHAREHOLDER PROPOSALS

         Proposals of Shareholders  intended to be present at the Annual Meeting
of Shareholders to be held in 1999 must be received by the Secretary of Grove at
Grove's principal  executive office no later than January 4, 1999, for inclusion
in Grove's proxy statement and form of proxy relating to that meeting.

                         FINANCIAL AND OTHER INFORMATION

         Grove's  Annual  Report for the fiscal year ended  December  31,  1997,
including financial statements,  is being concurrently sent to the Shareholders.
The Annual Report is not a part of the proxy solicitation materials.

                            EXPENSES OF SOLICITATION

         The cost of  soliciting  proxies  will be borne by Grove.  Brokers  and
nominees  should forward  soliciting  materials to the beneficial  owners of the
Common Shares held of record by such persons,  and Grove will reimburse them for
their  reasonable  forwarding  expenses.  In  addition  to the use of the mails,
proxies may be  solicited  by Trust  Managers,  Executive  Officers  and regular
employees of Grove, who will not be specially  compensated for such services, by
means of personal calls upon, or telephonic or telegraphic  communications with,
Shareholders  or their personal  representatives.  In addition,  the Company has
retained Corporate Investor  Communications,  Inc. to assist in the solicitation
of proxies at a fee estimated to be $5,500.

                                  OTHER MATTERS

         The Board knows of no matters other than those  described in this Proxy
Statement  which are  likely to come  before the  Annual  Meeting.  If any other
matters  properly  come  before the Annual  Meeting,  the  persons  named in the
accompanying  form of Proxy intend to vote the proxies in accordance  with their
best judgment.


                                      -32-
<PAGE>




                                                                      APPENDIX A


                          1996 SHARE INCENTIVE PLAN OF

                              GROVE PROPERTY TRUST

                    (formerly Grove Real Estate Asset Trust)

                              GROVE OPERATING, L.P.

                                       AND

                              PROPERTY PARTNERSHIPS

                         (as amended to March 11, 1998)


<PAGE>



                            1996 SHARE INCENTIVE PLAN
                                       OF
                              GROVE PROPERTY TRUST
                    (formerly Grove Real Estate Asset Trust)
                              GROVE OPERATING, L.P.
                                       AND
                              PROPERTY PARTNERSHIPS
                         (as amended to March 11, 1998)


                                TABLE OF CONTENTS

                                                                    PAGE

SECTION 1.    PURPOSES                                               1
SECTION 2.    DEFINITIONS; RULES OF CONSTRUCTION                     1
SECTION 3.    ELIGIBILITY                                            7
SECTION 4.    AWARDS                                                 7
SECTION 5.    COMMON SHARES AVAILABLE UNDER PLAN                     12
SECTION 6.    AWARD AGREEMENTS                                       16
SECTION 7.    ADJUSTMENTS; CHANGE IN CONTROL; ACQUISITIONS           18
SECTION 8.    ADMINISTRATION                                         22
SECTION 9.    NON-EMPLOYEE TRUST MANAGER OPTIONS                     23
SECTION 10.   AMENDMENT AND TERMINATION OF PLAN                      26
SECTION 11.   MISCELLANEOUS                                          26


<PAGE>


                            1996 SHARE INCENTIVE PLAN
                                       OF
                              GROVE PROPERTY TRUST
                    (formerly Grove Real Estate Asset Trust)
                              GROVE OPERATING, L.P.
                                       AND
                              PROPERTY PARTNERSHIPS
                         (as amended to March 11, 1998)

         Grove  Property  Trust  [formerly  Grove Real Estate  Asset  Trust],  a
Maryland real estate investment trust (the "Company"),  Grove Operating, L.P., a
Delaware  limited  partnership  (the "Operating  Partnership"),  and each of the
Property  Partnerships (defined below)have adopted the 1996 Share Incentive Plan
(the "Plan"),  effective  March 10,1997,  [as amended to March 11, 1998] for the
benefit of their  eligible  employees,  certain  consultants  or advisors to the
Company and the Trust Managers (defined below).


                               SECTION 1. PURPOSES

         The purposes of this Plan are as follows:

         (a)  To  provide  an  additional  incentive  for  Trust  Managers,  key
employees  and  certain  consultants  or  advisors to the Company to further the
growth,  development  and  financial  success  of  the  Company,  the  Operating
Partnership and the Property  Partnerships by personally  benefiting through the
ownership  of  Company  shares  and/or  rights  which   recognize  such  growth,
development and financial success.

         (b) To enable the Company,  the Operating  Partnership and the Property
Partnerships to obtain and retain the services of Trust Managers,  key employees
and certain  consultants or advisors to the Company considered  essential to the
long-range  success of the Company,  the Operating  Partnership and the Property
Partnerships by offering them an opportunity to own shares of the Company and/or
rights which will reflect such growth, development and financial success.


                  SECTION 2. DEFINITIONS; RULES OF CONSTRUCTION

         (a) DEFINED  TERMS.  The terms  defined in this Section  shall have the
following meanings for purposes of this Plan:

         "Acquiror" shall have the meaning set forth in Section 7(c)(1).

         "Award" shall mean an award granted pursuant to Section 4 or Section 9.




<PAGE>
                                                                               2





         "Award  Agreement"  shall  mean an  agreement  described  in Section 6,
setting forth the terms and conditions of an Award granted to a Participant.

         "Beneficiary"  shall  mean a person or  persons  (including  a trust or
trusts)  validly  designated  by a  Participant  or, in the  absence  of a valid
designation,  entitled  by will or the  laws of  descent  and  distribution,  to
receive the benefits specified in the Award Agreement and under this Plan in the
event of a Participant's death.

         "Board of Trust  Managers"  or  "Board"  shall  mean the Board of Trust
Managers of the Company.

         "Change of Control" shall have the meaning set forth in Section 7(c).

         "Code" shall mean the Internal Revenue Code of 1986, as amended.

         "Committee" shall mean the Committee described in Section 8.

         "Common  Shares" shall mean the  Company's  common shares of beneficial
interest, $0.01 par value per share.

         "Common Units" shall mean units representing ownership interests in the
Operating Partnership.

         "Company"  shall mean Grove Property Trust  [formerly Grove Real Estate
Asset Trust], a Maryland real estate investment trust.

         "Company Charter" shall mean the Third Amended and Restated Declaration
of Trust of the Company, as amended from time to time.

         "Company Employee" shall mean any officer or other employee (as defined
in accordance  with Section 3401(c) of the Code) of the Company or of any entity
which is then a Company Subsidiary.

         "Company  Subsidiary" shall mean any corporation,  partnership or other
entity (other than the Company) in an unbroken chain  beginning with the Company
if all of them (including the Company) in the aggregate, other than the last one
in the unbroken chain, then own shares or other interests  possessing 50 percent
or more of the total combined  economic  interests or the total combined  voting
power of all classes of shares or other  interests in each of the others  (other
than the Company) in such chain;  provided,  however,  that "Company Subsidiary"
shall not  include  the  Operating  Partnership,  or any  Operating  Partnership
Subsidiary, the Property Partnership or any Property Partnership Subsidiary.

         "Continuing  Trust Manager" shall have the meaning set forth in Section
7(c)(2).




<PAGE>
                                                                               3






         "Employee"  shall  mean any  Company  Employee,  Operating  Partnership
Employee or Property Partnership Employee.

         "Employer" shall mean the Company, a Company Subsidiary,  the Operating
Partnership,  an Operating Partnership Subsidiary, a Property Partnership and/or
a Property Partnership Subsidiary, as appropriate to the context.

         "EPS" shall mean earnings per Common Share on a fully diluted basis.

         "Exchange  Act"  shall mean the  Securities  Exchange  Act of 1934,  as
amended.

         "Executive Officer" shall mean an executive officer as defined
in Rule 3b-7 under the Exchange Act,  provided that, if the Board has designated
the  executive  officers  of the Company for  purposes  of  reporting  under the
Exchange Act, the designation shall be conclusive for purposes of this Plan.

         "Fair Market Value" shall mean the average of the closing prices of the
Common Shares for the five trading days  immediately  preceding  the  applicable
date as reported on the composite tape of American Stock Exchange issues (or, if
the security is not so listed,  the principal  national  stock exchange on which
the  security is then listed or, if the  security is not listed on any  national
stock  exchange,  such  other  reporting  system  as  shall be  selected  by the
Committee).  The Committee shall determine the Fair Market Value of any security
that is not publicly  traded using criteria as it shall  determine,  in its sole
discretion, to be appropriate for the valuation.

         "FFO" shall mean net income (loss)  (computed in accordance with GAAP),
excluding gains (or losses) from debt restructuring and sales of property,  plus
real estate related  depreciation  and  amortization  and after  adjustments for
unconsolidated partnerships and joint ventures.

         "For Cause" shall mean (i) (x) the continued failure by the Participant
to substantially perform his or her duties with an Employer (other than any such
failure resulting from his or her incapacity due to physical or mental illness),
or (y) the engaging by the Participant in conduct which is materially  injurious
to an Employer,  monetarily  or  otherwise,  in either case as determined by the
Committee,  or (ii) if the  Participant  has an  employment  agreement  with any
Employer that defines "cause," such definition.

         "Incentive  Share  Option"  shall have the meaning set forth in Section
4(a)(2).

         "Insider"  shall mean any person who is subject to Section 16(b) of the
Exchange Act.





<PAGE>
                                                                               4





         "Net Cash  Flow"  shall  mean cash and cash  equivalents  derived  from
either (i) net cash flow from operations or (ii) net cash flow from  operations,
financings and investing activities,  as determined by the Committee at the time
an Award is granted.

         "Non-Employee  Trust Manager" shall mean a member of the Board of Trust
Managers who is not also an Employee.

         "Non-Qualified  Share  Option"  shall  have the  meaning  set  forth in
Section 4(a)(1).

         "Operating  Partnership"  shall mean Grove Operating,  L.P., a Delaware
limited partnership.

         "Operating  Partnership  Agreement" shall mean the agreement of limited
partnership of the Operating Partnership,  as the same may be amended,  modified
or restated from time to time.

         "Operating  Partnership  Employee"  shall  mean  any  officer  or other
employee  (as defined in  accordance  with  Section  3401(c) of the Code) of the
Operating  Partnership  or any  entity  which is then an  Operating  Partnership
Subsidiary.

         "Operating  Partnership  Optionee  Purchased  Shares"  shall  have  the
meaning set forth in Section 6(e)(1).

         "Operating Partnership Purchase Price" shall have the meaning set forth
in Section 6(e)(2).

         "Operating  Partnership  Purchased  Shares"  shall have the meaning set
forth in Section 6(e)(2).

         "Operating   Partnership   Subsidiary"   shall  mean  any  corporation,
partnership or other entity (other than the Operating Partnership,  the Property
Partnerships  and the Property  Partnership  Subsidiaries)  in an unbroken chain
beginning with the Operating Partnership if all of them (including the Operating
Partnership)  in the aggregate,  other than the last one in the unbroken  chain,
then own more than 50 percent of the total  combined  economic  interests or the
total combined  voting power of all classes of shares or other interests in each
of the others (other than the Operating Partnership).

         "Option"  shall mean a share option  granted under  Section  4(a)(1) or
(2). An Option granted under this Plan shall, as determined by the Committee, be
either a  Non-Qualified  Share Option or an Incentive  Share  Option;  provided,
however,  that Options  granted to anyone other than Company  Employees shall be
Non-Qualified Share Options.

         "Participant"  shall mean any Employee,  any Officer,  any Non-Employee
Trust  Manager or any  consultant  or advisor who provides or has provided  bona
fide



<PAGE>
                                                                               5








services to the Company,  but not services  related to capital  raising,  who is
granted an Award pursuant to this Plan that remains outstanding.

         "Performance-Based  Awards" shall have the meaning set forth in Section
4(b).

         "Performance  Goal"  shall  mean EPS or ROE or Net  Cash  Flow or Total
Shareholder  Return or FFO, and  "Performance  Goals" shall mean any combination
thereof.

         "Plan"  shall mean this 1996  Share  Incentive  Plan of Grove  Property
Trust [formerly Grove Real Estate Asset Trust], Grove Operating  Partnership and
Property Partnerships, as amended from time to time.

         "Property  Partnership"  shall mean any  entity  formed or owned by the
Operating Partnership for the purpose of holding or managing real property,  and
which  has  been  designated  by  the  Board,  in  its  sole  discretion,  as  a
participating employer under the Plan.

         "Property  Partnership  Employee"  shall  mean  any  officer  or  other
employee  (as  defined  in  accordance  with  Section  3401(c) of the Code) of a
Property  Partnership  or  any  entity  which  is  then a  Property  Partnership
Subsidiary.

         "Property Partnership Optionee Purchased Shares" shall have the meaning
set forth in Section 6(f)(1).

         "Property  Partnership Purchase Price" shall have the meaning set forth
in Section 6(f)(2).

         "Property  Partnership  Purchased  Shares"  shall have the  meaning set
forth in Section 6(f)(2).

         "Property   Partnership   Subsidiary"   shall  mean  any   corporation,
partnership,  or other entity (other than a Property Partnership) in an unbroken
chain  beginning  with a Property  Partnership  if all of them  (including  such
Property Partnership) in the aggregate,  other than the last one in the unbroken
chain, then own more than 50 percent of the total combined economic interests or
total combined  voting power of all classes of stock or other  interests in each
of the others (other than such Property Partnership).

         "QDRO" shall mean a qualified  domestic  relations  order as defined in
Section  414(p)  of the Code or  Title  I,  Section  206(d)(3)  of the  Employee
Retirement  Income  Security  Act of 1974,  as amended (to the same extent as if
this Plan was subject thereto), or the applicable rules thereunder.

         "Qualifying Option" shall have the meaning set forth in Section 4(b).





<PAGE>
                                                                               6








         "Qualifying Share Appreciation  Right" shall have the meaning set forth
in Section 4(b).

         "Restricted Shares" shall have the meaning set forth in Section 4(c).

         "ROE" shall mean consolidated net income of the Company (less preferred
dividends) divided by the average consolidated common shareholders' equity.

         "Rule 16b-3" shall mean Rule 16b-3 under Section 16 of the
Exchange Act, as amended from time to time.

         "Share  Appreciation Right" shall have the meaning set forth in Section
4(a)(3).

         "Share-Based  Awards"  shall mean  Awards,  as  described  in  Sections
4(a)(1) through (4) and Section 4(c), that are payable or denominated in or have
a value derived from the value of, or an exercise or  conversion  privilege at a
price related to, Common Shares.

         "Share Ownership Limit" shall mean (i) the restrictions on
ownership and transfer of Common  Shares  provided in Article VII of the Company
Charter,  and (ii) any other restrictions on ownership and transfer set forth in
the Company Charter.

         "Share Units" shall mean the number of units under a Share-Based  Award
payable solely in cash or actually paid in cash,  determined by reference to the
number of Common Shares by which the Share-Based Award is measured.

         "Subsidiary" shall mean any Company Subsidiary,  Operating  Partnership
Subsidiary or Property Partnership Subsidiary.

         "Total  Shareholder  Return" shall mean, with respect to the Company or
other entities (if measured on a relative  basis),  the (i) change in the market
price of its common  shares (as  quoted in the  principal  market on which it is
traded as of the  beginning  and ending of the period) plus  dividends and other
distributions  paid,  divided by (ii) the beginning  quoted market price, all of
which is adjusted for any changes in equity structure including, but not limited
to, stock splits and stock dividends.

         "Trust Manager" shall mean a member of the Board.

         (b)  FINANCIAL  AND  ACCOUNTING  TERMS.  Except as otherwise  expressly
provided or the context  otherwise  requires,  financial and  accounting  terms,
including  terms defined  herein as Performance  Goals,  are used as defined for
purposes of, and shall be  determined  in accordance  with,  generally  accepted
accounting  principles  and as derived from the audited  consolidated  financial
statements of the Company, prepared in the ordinary course of business.





<PAGE>
                                                                               7








         (c)  RULES OF  CONSTRUCTION.  For  purposes  of this Plan and the Award
Agreements,  unless  otherwise  expressly  provided  or  the  context  otherwise
requires,  the terms  defined in this Plan include the plural and the  singular,
and pronouns of either  gender or neutral shall  include,  as  appropriate,  the
other pronoun forms.


                             SECTION 3. ELIGIBILITY

         Any one or more Awards may be granted to any Employee or any consultant
or advisor who provides or has provided bona fide  services to the Company,  but
not services related to capital  raising,  who is designated by the Committee to
receive an Award.  Non-Employee  Trust Managers shall not be eligible to receive
any Awards  except for the  Non-Qualified  Share Options  granted  automatically
without  action  of the  Committee  under  the  provisions  of  Section  9,  and
consultants  or  advisors  shall not be  eligible  to  receive  Incentive  Share
Options.


                                SECTION 4. AWARDS

         (a) TYPE OF AWARDS.  The Committee may grant any of the following types
of Awards, either singly, in tandem or in combination with other Awards:

             (1) NON-QUALIFIED SHARE OPTIONS. A Non-Qualified Share Option is an
Award in the form of an option to purchase Common Shares that is not intended to
comply with the requirements of Code Section 422. Unless the Committee  provides
otherwise,  and such provision is reflected in the Award Agreement, the exercise
price of each  Non-Qualified  Share Option  granted under this Plan shall be not
less than the Fair Market Value of the Common Shares on the date that the Option
is granted.  All  Non-Qualified  Share Options  granted at an exercise price not
less  than  Fair  Market  Value  on the  date  of  grant  shall  be  treated  as
Performance-Based Awards subject to the applicable restrictions of Section 4(b).

             (2) INCENTIVE SHARE OPTIONS.  An Incentive Share Option is an Award
in the form of an option to  purchase  Common  Shares that is intended to comply
with the requirements of Code Section 422 or any successor  Section of the Code.
The exercise price of each Incentive  Share Option granted under this Plan shall
be not less than the Fair Market Value of the Common Shares on the date that the
Option is granted;  provided,  however, that the exercise price of any Incentive
Share  Option  granted  to a  Participant  who owns  more  than 10% of the total
combined  voting  power of all classes of shares of the Company  (including  for
this purpose  Common Units  redeemable for Common Shares) shall not be less than
110% of such Fair Market Value.  In addition,  the Committee  shall include such
other terms [in] any Incentive  Share Option as it deems  necessary or desirable
to qualify the Option as an  incentive  stock  option  under the  provisions  of
Section 422 of the Code. To the extent that the aggregate "fair market value" of
Common Shares with respect to which one or more Incentive Share Options



<PAGE>
                                                                               8








first become exercisable by a Participant in any calendar year exceeds $100,000,
taking into account both Common Shares subject to Incentive  Share Options under
this Plan and shares subject to incentive share options under all other plans of
the Company or of other entities referenced in Code Section 422(d)(1), the Share
Options shall be treated as  Non-Qualified  Share Options.  All Incentive  Share
Options granted at an exercise price not less than Fair Market Value on the date
of grant shall be treated as Performance-Based  Awards subject to the applicable
restrictions  of Section 4(b). No Incentive Share Option shall be granted to any
person who is not an employee (as defined in Section 3401(c) of the Code) of the
Company or a Company Subsidiary.

             (3) SHARE  APPRECIATION  RIGHTS. A Share  Appreciation  Right is an
Award  in the form of a right to  receive,  upon  surrender  of the  right,  but
without other payment,  an amount based on  appreciation  in the value of Common
Shares as of the date the Share  Appreciation  Right is  exercised,  over a base
price  established  in the Award,  payable in cash,  Common Shares or such other
form or combination of forms of payout,  at times and upon conditions (which may
include a Change of Control),  as may be approved by the  Committee.  Unless the
Committee  provides  otherwise,  and such  provision  is  reflected in the Award
Agreement,  the minimum base price of a Share  Appreciation  Right granted under
this Plan  shall be not less than the  lowest  of the Fair  Market  Value of the
underlying Common Shares on the date the Share Appreciation Right is granted or,
in the case of a Share  Appreciation Right related to an Option (whether already
outstanding or concurrently  granted), the exercise price of the related Option.
All Share Appreciation  Rights granted at a base price not less than Fair Market
Value on the date of grant shall be treated as Performance-Based  Awards subject
to the applicable restrictions of Section 4(b).

             (4) OTHER SHARE-BASED  AWARDS.  The Committee may from time to time
grant Awards under this Plan that provide Participants with Common Shares or the
right to purchase Common Shares,  or provide other incentive Awards  (including,
but not limited to, phantom shares or units,  performance shares or units, bonus
shares or units,  dividend equivalent units, or similar securities or rights and
other  awards)  payable in or with a value  derived  from or related to the Fair
Market Value of Common Shares.  The Awards shall be in a form  determined by the
Committee,  provided  that the Awards shall not be  inconsistent  with the other
express terms of this Plan. The Committee shall have the discretion to determine
whether Awards under this Section 4(a)(4) to Executive  Officers that are either
granted or become  vested,  exercisable or payable based on attainment of one or
more Performance Goals shall only be granted as  Performance-Based  Awards under
Section 4(b) and the  Committee  may, in its sole  discretion,  make  Restricted
Share Awards under Section 4(c), rather than as  Performance-Based  Awards under
Section 4(b).

         (b) SPECIAL  PERFORMANCE-BASED  AWARDS. Without limiting the generality
of the  foregoing,  any of the types of Awards  listed  in  Section  4(a) may be
granted  as  awards  that  satisfy  the  requirements   for   "performance-based
compensation" within the meaning of Code Section 162(m) ("Performance-Based



<PAGE>
                                                                               9








Awards"), the grant, vesting,  exercisability or payment of which depends on the
degree of  achievement  of the  Performance  Goals  relative  to  preestablished
targeted  levels for the Company on a  consolidated  basis,  provided  that such
Awards satisfy the requirements of this Section 4(b).  Notwithstanding  anything
contained in this Section 4(b) to the contrary, any Option or Share Appreciation
Right with an exercise  price or a base price not less than Fair Market Value on
the date of grant shall be subject only to the  requirements  of clauses (1) and
(3)(A)  below  in  order  for  such  Awards  to  satisfy  the  requirements  for
Performance-Based  Awards under this Section 4(b) (with such Awards  hereinafter
referred to as a "Qualifying Option" or a "Qualifying Share Appreciation Right",
respectively).  With the exception of any Qualifying  Option or Qualifying Share
Appreciation  Right,  an Award that is intended to satisfy the  requirements  of
this Section 4(b) shall be designated as a  Performance-Based  Award at the time
of grant.

             (1) ELIGIBLE CLASS.  The eligible class of persons for Awards under
this Section 4(b) shall be all Employees.

             (2) PERFORMANCE  GOALS. The performance  goals for any Awards under
this  Section  4(b)  (other  than  Qualifying   Options  and  Qualifying   Share
Appreciation  Rights) shall be, on an absolute or relative basis, one or more of
the  Performance  Goals.  The  specific  performance  target(s)  with respect to
Performance  Goal(s)  must be  established  by the  Committee  in advance of the
deadlines  applicable  under  Code  Section  162(m)  and while  the  performance
relating to the Performance Goal(s) remains substantially uncertain.

             (3) INDIVIDUAL LIMITS. The maximum number of Common Shares or Share
Units  that are  issuable  under  Options,  Share  Appreciation  Rights or other
Share-Based  Awards  (described  under  Section  4(a)(4))  that are  granted  as
Performance-Based  Awards during any calendar year to any Participant under this
Plan shall not exceed  500,000 (or, in the case of awards of Restricted  Shares,
250,000 Common  Shares),  either  individually  or in the aggregate,  subject to
adjustment  as provided in Section 7. Awards that are  canceled  during the year
shall be  counted  against  this limit to the extent  required  by Code  Section
162(m).

             (4) COMMITTEE  CERTIFICATION.  Before any  Performance-Based  Award
under this  Section 4(b) (other than  Qualifying  Options and  Qualifying  Share
Appreciation  Rights)  is paid,  the  Committee  must  certify  in  writing  (by
resolution or otherwise) that the applicable  Performance  Goal(s) and any other
material terms of the Performance-Based Award were satisfied; provided, however,
that a Performance-Based Award may be paid without regard to the satisfaction of
the applicable  Performance Goal in the event of a Change of Control as provided
in Section 7(b).

             (5) TERMS AND CONDITIONS OF AWARDS;  COMMITTEE DISCRETION TO REDUCE
PERFORMANCE  AWARDS.  The  Committee  shall have  discretion  to  determine  the
conditions, restrictions or other



<PAGE>
                                                                              10








limitations,  in accordance with the terms of this Plan and Code Section 162(m),
on the payment of individual  Performance-Based  Awards under this Section 4(b).
To the extent set forth in an Award  Agreement,  the  Committee  may reserve the
right to reduce the amount  payable in  accordance  with any standards or on any
other basis (including the Committee's discretion) as the Committee may impose.

             (6)  ADJUSTMENTS  FOR  MATERIAL  CHANGES.  In  the  event  of (i) a
significant  acquisition  or  disposition  by  the  Company,  (ii) a  change  in
capitalization, a transaction or a complete or partial liquidation, or (iii) any
extraordinary  gain or loss or  other  event  that  is  treated  for  accounting
purposes  as  an  extraordinary   item  under  generally   accepted   accounting
principles,  (iv) any  material  change  in  accounting  policies  or  practices
affecting the Company and/or the  Performance  Goals or targets or (v) any other
event that was not anticipated (or the effects of which were not anticipated) at
the time the Performance Goals were established,  then, to the extent any of the
foregoing  events (or a material effect thereof) was not anticipated at the time
the targets were set, the  Committee  may make  adjustments  to the  Performance
Goals and/or targets,  applied as of the date of the event,  and based solely on
objective criteria, so as to neutralize, in the Committee's judgment, the effect
of the event on the applicable Performance-Based Award.

             (7) INTERPRETATION. Except as specifically provided in this Section
4(b), the provisions of this Section 4(b) shall be interpreted and  administered
by the Committee in a manner  consistent with the  requirements for exemption of
Performance-Based  Awards  granted to Executive  Officers as  "performance-based
compensation"   under   Code   Section   162(m)   and   regulations   and  other
interpretations issued by the Internal Revenue Service thereunder.

         (c) AWARD OF RESTRICTED SHARES.

             (1) RESTRICTED SHARE AWARDS.

                 (A) The  Committee  may,  from  time to time,  in its  absolute
discretion:

                    (i)  Select  from  among the  Employees  or  consultants  or
advisors who provide or have provided bona fide services to the Company, but not
services  relating to capital  raising  (including  Employees or  consultants or
advisors who provide or have provided bona fide services to the Company, but not
services relating to capital raising,  who have previously received other awards
under  this Plan) such of them as in its  opinion  should be awarded  Restricted
Shares; and

                    (ii) Determine the purchase  price,  if any, and other terms
and  conditions  (including,  without  limitation,  in the  case  of  awards  to
Operating  Partnership  Employees  and  Property  Partnership   Employees,   the
mechanism



<PAGE>
                                                                              11








for the transfer of the Restricted  Shares and payment  therefor)  applicable to
such Restricted Shares consistent with this Plan.

                 (B) The Committee  shall  establish the purchase price, if any,
and form of payment for Restricted Shares; provided, however, that such purchase
price shall be no less than the par value of the Common  Shares to be  purchased
unless  otherwise  permitted by applicable  state law, and, in all cases,  legal
consideration shall be required for each issuance of Restricted Shares.

                 (C)  Upon the  selection  of an  Employee  or a  consultant  or
advisor to be awarded  Restricted  Shares,  the  Committee  shall  instruct  the
Secretary  of the  Company to issue such  Restricted  Shares and may impose such
conditions on the issuance of such Restricted Shares as it deems appropriate and
consistent with this Plan.

             (2) CONSIDERATION.  As consideration for the issuance of Restricted
Shares,  in addition to payment of any purchase  price,  the  Participant  shall
agree,  in a written  Award  Agreement,  to continue to provide  services to his
Employer  for a period of at least  one year  after the  Restricted  Shares  are
issued  (or such  shorter  period as may be fixed in the Award  Agreement  or by
action of the Committee  following grant of the Restricted  Shares).  Nothing in
this  Plan  or in  any  Award  Agreement  hereunder  shall  (A)  confer  on  any
Participant  any right to (i)  continue  in the  employ  of, or to  continue  to
provide  consulting  or advisory  services  to, any  Employer,  or (ii)  receive
severance  pay from any Employer,  or (B) interfere  with or restrict in any way
the rights of any Employer,  which are hereby expressly  reserved,  to discharge
such  Participant  at any time for any  reason  whatsoever,  whether  or not For
Cause.

             (3) RIGHTS AS SHAREHOLDERS.  Upon delivery of the Restricted Shares
to a Participant  or, if  applicable,  to the escrow holder  pursuant to Section
4(c)(6),   such  Participant  shall  have,  unless  otherwise  provided  by  the
Committee,  all the rights of a shareholder with respect to said shares, subject
to the restrictions in his Award  Agreement,  including the right to receive all
dividends  and other  distributions  paid or made with  respect  to the  shares;
provided,  however,  that in the discretion of the Committee,  any extraordinary
distributions  with  respect  to the  Common  Shares  shall  be  subject  to the
restrictions  set forth in Section  4(c)(4) and subject to any resolution of the
Board or the Committee.

             (4)  RESTRICTION.  All  Restricted  Shares  issued  under this Plan
(including any shares received by Participants with respect to Restricted Shares
as  a  result  of  stock   dividends,   stock   splits  or  any  other  form  of
recapitalization)  shall, in the terms of each individual  Award  Agreement,  be
subject to such restrictions as the Committee shall provide,  which restrictions
may include,  without  limitation,  restrictions  concerning  voting  rights and
transferability  and  restrictions  based on duration  of  employment  with,  or
providing consulting or advisory services to, any Employer,  Company performance
and individual  performance;  provided,  however, that by action taken after the
Restricted Shares are issued, the Committee may, on such terms and



<PAGE>
                                                                              12








conditions  as it may  determine  to be  appropriate,  remove  any or all of the
restrictions imposed by the terms of the Award Agreement.  Restricted Shares may
not be sold or  encumbered  until all  restrictions  are  terminated  or expire.
Unless provided otherwise by the Committee,  if no consideration was paid by the
Participant upon issuance,  his rights in unvested Restricted Shares shall lapse
upon the  termination of his employment or his providing  consulting or advisory
services to any Employer.

             (5) REPURCHASE OF RESTRICTED SHARES. The Committee shall provide in
the terms of each individual Award Agreement  relating to Restricted Shares that
the Company shall have the right to repurchase  from a Participant  the unvested
Restricted  Shares  then  subject  to  restrictions  under the  Award  Agreement
immediately upon a termination of his employment or his providing  consulting or
advisory  services,  at a cash  price per share  equal to the price paid by such
Participant for such Restricted  Shares,  or, if acquired at no cost, to require
forfeiture of such Restricted Shares;  provided,  however, that provision may be
made that no such right of repurchase  shall exist in the event of a termination
of service not For Cause,  or following a Change of Control of an  Employer,  or
because of the holder's retirement, death or disability, or otherwise.

             (6) ESCROW.  In its sole discretion,  the Committee may appoint the
Secretary  of the  Company  or such other  escrow  holder as the  Committee  may
designate to retain physical custody of each certificate representing Restricted
Shares until all of the  restrictions  imposed  under the Award  Agreement  with
respect to the shares  evidenced by such  certificate  expire or shall have been
removed.

             (7)  LEGEND.  In order to enforce  the  restrictions  imposed  upon
Restricted  Shares  hereunder,  the Committee  may, in its  discretion,  cause a
legend or  legends  to be placed on  certificates  representing  all  Restricted
Shares that are still  subject to  restrictions  under Award  Agreements,  which
legend or legends shall make  appropriate  reference to the  conditions  imposed
thereby.

         (d)  MAXIMUM  TERM OF AWARDS.  No Award that  contemplates  exercise or
conversion may be exercised or converted to any extent,  and no other Award that
defers  vesting,  shall  remain  outstanding  and  unexercised,  unconverted  or
unvested more than ten years after the date the Award was initially granted.


                  SECTION 5. COMMON SHARES AVAILABLE UNDER PLAN

         (a) AGGREGATE SHARE LIMIT. The maximum number of Common Shares that may
be issued under the Plan pursuant to all Share-Based Awards (including Incentive
Share Options) is 1,400,000, subject to adjustment as provided in this Section 5
or Section 7.





<PAGE>
                                                                              13








         (b) REISSUE OF SHARES AND SHARE UNITS. Any unexercised,  unconverted or
undistributed portion of any expired, cancelled,  terminated or forfeited Award,
or any  alternative  form of  consideration  under an Award  that is not paid in
connection  with the  settlement  of an Award or any portion of an Award,  shall
again be available for Award under Section 5(a),  whether or not the Participant
has received benefits of ownership (such as dividends or dividend equivalents or
voting  rights)  during  the  period in which the  Participant's  ownership  was
restricted  or otherwise not vested.  Common Shares that are issued  pursuant to
Awards and  subsequently  reacquired  by the  Company  pursuant to the terms and
conditions  of the Awards shall be available for  reissuance  under the Plan. If
the Company  withholds  Common Shares  pursuant to Section  5(f),  the number of
Common Shares that would have been deliverable with respect to an Award but that
are withheld  may in effect not be issued,  but the  aggregate  number of Common
Shares  issuable  with respect to the  applicable  Award shall be reduced by the
number of Common  Shares  withheld and such Common Shares shall be available for
additional Awards under this Plan.

         (c) INTERPRETIVE ISSUES. Additional rules for determining the number of
Common Shares authorized under this Plan may be adopted by the Committee,  as it
deems necessary or appropriate.

         (d) TREASURY SHARES; NO FRACTIONAL  SHARES. The Common Shares which may
be issued (which term includes  Common Shares  reissued or otherwise  delivered)
pursuant to an Award under this Plan may be treasury or authorized  but unissued
Common Shares or Common Shares  acquired,  subsequently  or in anticipation of a
transaction  under  this Plan,  in the open  market or in  privately  negotiated
transactions  to satisfy the  requirements  of this Plan. No  fractional  shares
shall be issued but  fractional  interests may be  accumulated.  The  Committee,
however,  may determine that cash, other  securities,  or other property will be
paid or transferred in lieu of any fractional share interests.

         (e)  CONSIDERATION.  The Common  Shares  issued  under this Plan may be
issued  (subject  to Section  11(d)) for any lawful form of  consideration,  the
value of which  equals  the par value of the  Common  Shares or such  greater or
lesser value as the Committee,  consistent with Sections  11(d),  4(a) and 4(c),
may require.

         (f) PURCHASE OR EXERCISE PRICE;  WITHHOLDING.  The exercise or purchase
price  (if any) of the  Common  Shares  issuable  pursuant  to any Award and any
withholding  obligation  under  applicable  tax  laws  shall be paid in cash or,
subject  to  the  Committee's   express   authorization  and  the  restrictions,
conditions and  procedures  the Committee may impose,  any one or combination of
(i) cash,  (ii) a check payable to the order of the Company,  (iii) the delivery
of  Common  Shares  having a Fair  Market  Value  equivalent  to the  applicable
exercise price and withholding obligation, provided that any such shares used in
payment  shall have been owned by the  Participant  at least six months prior to
the date of exercise,  (iv) a reduction in the amount of Common  Shares or other
amounts otherwise issuable or payable pursuant to such Award, (v) by notice and



<PAGE>
                                                                              14








third party payment in such manner as may be authorized by the Committee or (vi)
the delivery of a promissory note, or other obligation for the future payment of
money, the terms and conditions of which shall be determined (subject to Section
11(d)) by the  Committee.  In the case of a payment  by the means  described  in
clause (iii) or (iv) above, the Common Shares to be so delivered or offset shall
be  determined by reference to the Fair Market Value of the Common Shares on the
date as of which the payment or offset is made.

         (g) CASHLESS  EXERCISE.  The  Committee  may permit the exercise of the
Award and payment of any  applicable  withholding  tax in respect of an Award by
delivery of written  notice,  subject to the Company's  receipt of a third party
payment in full in cash for the exercise  price and the  applicable  withholding
prior to issuance of Common Shares,  in the manner and subject to the procedures
as may be established by the Committee.

         (h) TRANSFER OF COMMON SHARES TO A COMPANY EMPLOYEE, NON-EMPLOYEE TRUST
MANAGER,  OTHER BOARD MEMBER OR  CONSULTANT OR ADVISOR.  As soon as  practicable
after receipt by the Company or a Company Subsidiary,  pursuant to Section 5(f),
of payment for the Common Shares with respect to which an Option (which,  in the
case of a Company  Employee,  was issued to and is held by such Company Employee
in his capacity as a Company  Employee),  or portion thereof,  is exercised by a
Participant  who is a  Company  Employee,  a  Non-Employee  Trust  Manager  or a
consultant  or advisor,  with respect to each such  exercise,  the Company shall
transfer to the Participant the number of Common Shares equal to:

             (1)  the  amount  of the  payment  made by the  Participant  to the
Company pursuant to Section 5(f), divided by

             (2) the exercise  price per share of the Common  Shares  subject to
the Option.                                                                     
                                                                                
         (i) TRANSFER OF SHARES TO AN OPERATING PARTNERSHIP EMPLOYEE. As soon as
practicable  after receipt by the Company,  pursuant to Section 5(f), of payment
for the Common  Shares with respect to which an Option  (which was issued to and
is held by an  Operating  Partnership  Employee in his  capacity as an Operating
Partnership Employee),  or portion thereof, is exercised by a Participant who is
an Operating Partnership Employee, with respect to each such exercise:

             (1) the Company  shall  transfer to the  Participant  the number of
Common Shares equal to (A) the amount of the payment made by the  Participant to
the Company  pursuant to Section  5(f) divided by (B) the Fair Market Value of a
Common  Share at the  time of  exercise  (the  "Operating  Partnership  Optionee
Purchased Shares");





<PAGE>
                                                                              15








             (2) the Company shall sell to the Operating  Partnership the number
of Common Shares (the  "Operating  Partnership  Purchased  Shares") equal to the
excess of (A) the amount obtained by dividing (i) the amount of the payment made
by the Participant to the Company  pursuant to Section 5(f) by (ii) the exercise
price  per  share of the  Common  Shares  subject  to the  Option,  over (B) the
Operating Partnership Optionee Purchased Shares.

         The price to be paid by the  Operating  Partnership  to the Company for
the Operating Partnership Purchased Shares (the "Operating  Partnership Purchase
Price")  shall be an amount  equal to the product of (A) the number of Operating
Partnership Purchased Shares multiplied by (B) the Fair Market Value of a Common
Share at the time of the exercise; and

             (3)  as  soon  as  practicable   after  receipt  of  the  Operating
Partnership  Purchased  Shares  by  the  Operating  Partnership,  the  Operating
Partnership shall transfer such shares to the Participant at no additional cost,
as additional compensation.

         (j) TRANSFER OF SHARES TO A PROPERTY PARTNERSHIP  EMPLOYEE.  As soon as
practicable  after receipt by the Company,  pursuant to Section 5(f), of payment
for the Common Shares with respect to which an Option  (which,  in the case of a
Property  Partnership  Employee,  was  issued  to and is held  by such  Property
Partnership  Employee in his capacity as a Property  Partnership  Employee),  or
portion  thereof,  is exercised by a Participant  who is a Property  Partnership
Employee, with respect to each such exercise:

             (1) the Company  shall  transfer to the  Participant  the number of
Common Shares equal to (A) the amount of the payment made by the  Participant to
the Company  pursuant to Section  5(f) divided by (B) the Fair Market Value of a
Common  Share  at the  time of  exercise  (the  "Property  Partnership  Optionee
Purchased Shares");

             (2) the Company shall sell to the Property  Partnership  the number
of Common Shares (the  "Property  Partnership  Purchased  Shares")  equal to the
excess of (A) the amount obtained by dividing (i) the amount of the payment made
by the Participant to the Company  pursuant to Section 5(f) by (ii) the exercise
price  per  share of the  Common  Shares  subject  to the  Option,  over (B) the
Property  Partnership  Optionee  Purchased  Shares.  The price to be paid by the
Property  Partnership  to the Company  for the  Property  Partnership  Purchased
Shares (the "Property  Partnership  Purchase Price") shall be an amount equal to
the  product  of  (A)  the  number  of  Property  Partnership  Purchased  Shares
multiplied  by (B) the Fair  Market  Value of a Common  Share at the time of the
exercise;

             (3)  as  soon  as   practicable   after  receipt  of  the  Property
Partnership   Purchased  Shares  by  a  Property   Partnership,   such  Property
Partnership shall transfer such shares to the Participant at no additional cost,
as additional compensation.





<PAGE>
                                                                              16








         (k)  TRANSFER  OF PAYMENT TO THE  OPERATING  PARTNERSHIP  OR A PROPERTY
PARTNERSHIP.  As soon as  practicable  after  receipt by the  Company (i) of the
amount described in Section 5(f) and, where applicable, (ii) a related Operating
Partnership  Purchase Price or Property  Partnership Purchase Price described in
Section 5(i) or 5(f), the Company shall contribute to the Operating  Partnership
or the applicable  Property  Partnership,  as the case may be, an amount of cash
equal to such payment and the Operating  Partnership or the applicable  Property
Partnership,  as the case may be,  shall  issue an  additional  interest  in the
Operating Partnership or the applicable Property Partnership, as the case maybe,
on  the  terms  set  forth  in the  Operating  Partnership  Agreement  or in the
agreement of limited partnership of the applicable Property Partnership.


                           SECTION 6. AWARD AGREEMENTS

         Each Award under this Plan shall be evidenced by an Award  Agreement in
a form approved by the Committee  setting forth,  the number of Common Shares or
Share Units,  as  applicable,  subject to the Award,  and the price (if any) and
term of the Award and, in the case of  Performance-Based  Awards, the applicable
Performance  Goals.  The Award Agreement shall also set forth (or incorporate by
reference) (i) other  material  terms and conditions  applicable to the Award as
determined by the Committee  consistent  with the  limitations of this Plan, and
(ii) in the case of Share-Based  Awards to Operating  Partnership  Employees and
Property Partnership  Employees,  the mechanisms for the transfer of such Common
Shares and payment  therefor,  including  but not limited to the  mechanisms  in
Sections 5(h), 5(i), 5(j) and 5(k).

         (a) INCORPORATED  PROVISIONS.  Award Agreements shall be subject to the
terms of this Plan and shall be deemed to include the  following  terms,  unless
the Committee in the Award Agreement otherwise (consistent with applicable legal
considerations) provides:

             (1)  NON-ASSIGNABILITY:  The  Award  shall  not be  assignable  nor
transferable,  except  (i) by will or by the laws of descent  and  distribution,
(ii)  pursuant  to a QDRO  or  any  other  exception  to  transfer  restrictions
expressly permitted by the Committee and set forth in the Award Agreement (or an
amendment thereto) or (iii) in the case of Awards  constituting  Incentive Share
Options,  as permitted by the Code.  The  restrictions  on exercise and transfer
shall not be deemed to prohibit,  to the extent permitted by the Committee,  (a)
transfers  without  consideration  for estate and financial  planning  purposes,
transfers to such other persons or in such other  circumstances as the Committee
may  in  the  Award  Agreement  expressly  permit.  During  the  lifetime  of  a
Participant,  the Award shall be exercised only by such Participant or by his or
her guardian or legal  representative,  except as expressly  otherwise  provided
consistent  with the  foregoing  transfer  restrictions.  The  designation  of a
Beneficiary  hereunder  shall  not  constitute  a  transfer  prohibited  by  the
foregoing provisions.





<PAGE>
                                                                              17








             (2) RIGHTS AS SHAREHOLDER: Except as specifically set forth herein,
a Participant  shall have no rights as a holder of Common Shares with respect to
any  unissued  securities  covered  by an Award  until the date the  Participant
becomes the holder of record of these securities.  Except as provided in Section
7, no  adjustment  or  other  provision  shall be made  for  dividends  or other
shareholder  rights,  except to the extent that the Award Agreement provides for
dividend equivalents or similar economic benefits.

             (3) WITHHOLDING:  The Participant  shall be responsible for payment
of any taxes or similar charges  required by law to be withheld from an Award or
an amount paid in satisfaction of an Award, and these  obligations shall be paid
by the  Participant  on or prior to the payment of the Award.  In the case of an
Award  payable  in  cash,  the  withholding  obligation  shall be  satisfied  by
withholding  the  applicable  amount  and  paying  the net amount in cash to the
Participant.  In the case of an Award paid in Common Shares, a Participant shall
satisfy the withholding obligation as provided in Section 5(f).

             (4) SECTION 83(b)  ELECTION:  No  Participant  may make an election
under Code  Section  83(b) with  respect  to any Award  under this Plan,  unless
otherwise expressly permitted by the Committee, in its sole discretion.

         (b) OTHER  PROVISIONS.  Award  Agreements  may include  other terms and
conditions as the Committee  shall  approve  including,  but not limited to, the
following:

             (1) TERMINATION OF SERVICE: A provision describing the treatment of
an Award in the event of the retirement,  disability, death or other termination
of a  Participant's  employment  with or services to an Employer,  including any
provisions relating to the vesting,  exercisability,  forfeiture or cancellation
under Code Section 162(m).

             (2) VESTING;  EFFECT OF TERMINATION;  CHANGE OF CONTROL:  Any other
terms consistent with the terms of this Plan as are necessary and appropriate to
effect the Award to the Participant  including,  but not limited to, the vesting
provisions, any requirements for continued employment, any other restrictions or
conditions (including performance  requirements) of the Award, and the method by
which  (consistent with Section 7) the restrictions or conditions lapse, and the
effect on the Award of a Change of Control.

             (3)  REPLACEMENT  AND  SUBSTITUTION:  Any provisions  permitting or
requiring  the  surrender  of  outstanding  Awards  or  securities  held  by the
Participant  in whole or in part in order to exercise or realize rights under or
as a condition precedent to other Awards, or in exchange for the grant of new or
amended Awards under similar or different terms.





<PAGE>
                                                                              18




             (4) RELOADING:  Any provisions for successive or replenished Awards
including, but not limited to, reload Options.

             (5)  TERMINATION  OF  BENEFITS:   A  provision  that  any  and  all
unexercised  Awards and all rights under this Plan of a Participant who received
such Award (or his or her designated  Beneficiary or legal  representative)  and
the exercise or vesting  thereof,  shall be  forfeited  if, prior to the time of
such  exercise,  the  Participant  shall (i) be employed by a competitor  of, or
shall be engaged in any activity in competition  with, any Employer without such
Employer's  consent,  (ii) divulge without any Employer's  consent any secret or
confidential  information belonging to such Employer,  (iii) engage in any other
activities which would  constitute  grounds for termination For Cause or (iv) be
terminated For Cause.

         (c)  CONTRACT  RIGHTS,  FORMS AND  SIGNATURES.  Any  obligation  of the
Company or an  Employer  to any  Participant  with  respect to an Award shall be
based  solely  upon  contractual  obligations  created by this Plan and an Award
Agreement.  No Award shall be enforceable until the Award Agreement or a receipt
has been  signed by the  Participant  and on behalf of the  Company  and, in the
Committee's  discretion,  the applicable Employer by an Executive Officer (other
than the  recipient)  or his or her  delegate  or, in the case of an Award to an
Insider,  by  the  Participant  and  the  Company,   and  [in]  the  Committee's
discretion,  the applicable Employer, whose signature shall be acknowledged by a
member  of the  Committee.  By  executing  the Award  Agreement  or  receipt,  a
Participant  shall be deemed to have accepted and consented to the terms of this
Plan and any  action  taken in good  faith  under  this Plan by and  within  the
discretion of the  Committee,  the Board of Trust  Managers or their  delegates.
Unless the Award Agreement otherwise expressly provides, there shall be no third
party  beneficiaries  of the  obligations  of the Company or any Employer to the
Participant under the Award Agreement.


            SECTION 7. ADJUSTMENTS; CHANGE IN CONTROL; ACQUISITIONS.

         (a) ADJUSTMENTS. If there shall occur any recapitalization, stock split
(including a stock split in the form of a stock dividend),  reverse stock split,
merger, combination, consolidation, or other reorganization or any extraordinary
dividend or other  extraordinary  distribution  in respect of the Common  Shares
(whether in the form of cash, Common Shares or other property), or any split-up,
spin-off,  extraordinary  redemption,  combination  or exchange  of  outstanding
Common  Shares,  or there shall occur any other similar  transaction or event in
respect of the Common Shares,  or a sale of substantially  all the assets of the
Company  as an  entirety,  then the  Committee  shall,  in the manner and to the
extent,  if any, as it deems  appropriate and equitable to the  Participants and
consistent with the terms of this Plan, and taking into consideration the effect
of the event on the holders of the Common Shares:

             (1) proportionately adjust any or all of




<PAGE>
                                                                              19




                 (A) the number and type of Common  Shares and Share Units which
thereafter  may be made the subject of Awards  (including  the specific  maximum
numbers of Common Shares or Share Units set forth elsewhere in this Plan),

                 (B) the  number,  amount  and  type  of  Common  Shares,  other
property, Share Units or cash subject to any or all outstanding Awards,

                 (C) the grant,  purchase or exercise price, or conversion ratio
of any or all  outstanding  Awards,  or of the Common Shares,  other property or
Share Units underlying the Awards,

                 (D) the  securities,  cash or other property  deliverable  upon
exercise or conversion of any or all outstanding Awards,

                 (E)  subject  to  Section  4(b),  the  performance  targets  or
standards appropriate to any outstanding Performance-Based Awards,

                 (F) any other terms as are affected by the event; or

             (2)  subject  to  any  applicable  limitations  in  the  case  of a
transaction  to be  accounted  for as a pooling  of  interests  under  generally
accepted accounting principles, provide for

                 (A)  an  appropriate  and  proportionate   cash  settlement  or
distribution, or

                 (B) the  substitution  or  exchange  of any or all  outstanding
Awards, or the cash, securities or property deliverable on exercise,  conversion
or vesting  of the  Awards.  Notwithstanding  the  foregoing,  in the case of an
Incentive Share Option,  no adjustment shall be made which would cause this Plan
to violate Code Section 424(a) or any successor provisions thereto,  without the
written consent of the Participant adversely affected thereby. The Committee may
act prior to an event  described in this paragraph (a) (including at the time of
an Award by means of more specific  provisions in the Award Agreement) if deemed
necessary  or  appropriate  to permit the  Participant  to realize the  benefits
intended to be conveyed by an Award in respect of the Common  Shares in the case
of an event described in paragraph (a).

         (b) CHANGE OF  CONTROL.  The  Committee  may,  in the Award  Agreement,
provide for the effect of a Change of Control on an Award.  Such  provisions may
include,  but are not limited to, any one or more of the following  with respect
to any or all Awards:  (i) the specific  consequences  of a Change of Control on
the Awards;  (ii) a  reservation  of the  Committee's  right to determine in its
discretion at any time that there shall be full  acceleration or no acceleration
of benefits under the Awards;  (iii) that only certain or limited benefits under
the Awards shall be accelerated; (iv) that the Awards shall be accelerated for a
limited time only;  or (v) that  acceleration  of the Awards shall be subject to
additional conditions precedent (such as a termination of employment


<PAGE>
                                                                              20




following a Change of Control). In addition to any action required or authorized
by the  terms of an Award,  the  Committee  may take any  other  action it deems
appropriate to ensure the equitable treatment of Participants in the event of or
in anticipation of a Change of Control including, but not limited to, any one or
more of the following with respect to any or all Awards: (i) the acceleration or
extension of time periods for purposes of  exercising,  vesting in, or realizing
gain from,  the Awards;  (ii) the waiver of  conditions  on the Awards that were
imposed for the benefit of the Company or any Employer;  (iii) provision for the
cash settlement of the Awards for their  equivalent cash value, as determined by
the  Committee,  as of the date of the  Change of  Control;  or (iv) such  other
modification or adjustment to the Awards as the Committee  deems  appropriate to
maintain and protect the rights and interests of Participants  upon or following
the Change of Control.  The Committee also may accord any Participant a right to
refuse any acceleration of exercisability, vesting or benefits, whether pursuant
to the Award Agreement or otherwise,  in such circumstances as the Committee may
approve.  Notwithstanding  the foregoing  provisions of this Section 7(b) or any
provision in an Award Agreement to the contrary, in no event shall the Committee
be deemed to have  discretion  to  accelerate  or not  accelerate  or make other
changes in or to any or all Awards, in respect of a transaction,  if such action
or inaction would be inconsistent with or would otherwise frustrate the intended
accounting for a proposed  transaction as a pooling of interests under generally
accepted accounting principles.

         (c) CHANGE OF CONTROL DEFINITION.  For purposes of this Plan, a "Change
of Control" of the Company  shall be deemed to have  occurred upon the happening
of any of the following events:

             (1) the  acquisition or holding,  other than in or as a result of a
transaction  approved by the Continuing  Trust Managers (as defined in paragraph
(c)(2)  below) of the Company,  by any  individual,  entity or group (within the
meaning of Section  13(d)(3) or 14(d)(2) of the Exchange Act) (an "Acquiror") of
beneficial  ownership  (within the meaning of Rule 13d-3  promulgated  under the
Exchange  Act)  of  25% or  more  of  the  combined  voting  power  of the  then
outstanding  Common  Shares and other  shares of the  Company  entitled  to vote
generally in the election of trust managers, but excluding for this purpose:

                 (A) any such  acquisition (or holding) by any Employer,  or any
employee benefit plan (or related trust) of such Employer; or

                 (B) any such  acquisition (or holding) by any corporation  with
respect to which,  following such acquisition,  more than 50% of,  respectively,
the then outstanding shares of common stock of such corporation and the combined
voting  power of the then  outstanding  voting  securities  of such  corporation
entitled to vote  generally in the  election of  directors is then  beneficially
owned,  directly or indirectly,  by all or substantially  all of the individuals
and entities who were the beneficial owners, respectively,  of the Common Shares
and other voting securities of the Company immediately prior to such acquisition
in substantially the same proportion as their


<PAGE>
                                                                              21




ownership, immediately prior to such acquisition, of the then outstanding Common
Shares of the Company and of the combined  voting power of the then  outstanding
voting  securities of the Company  entitled to vote generally in the election of
trust managers;

             (2)  individuals  who, as of the date hereof,  constitute the Board
(the "Continuing  Trust Managers") cease for any reason to constitute at least a
majority of the Board,  provided  that any  individual  becoming a trust manager
subsequent to the date hereof whose election,  or nomination for election by the
shareholders  of the  Company,  was approved by a vote of at least a majority of
the persons then comprising the Continuing  Trust Managers shall be considered a
Continuing Trust Manager,  but excluding,  for this purpose, any such individual
whose initial  election as a member of the Board is in connection with an actual
or threatened  "election contest" relating to the election of the trust managers
of the  Company  (as  such  term  is  used  in Rule  14a-11  of  Regulation  14A
promulgated under the Exchange Act); or

             (3) approval by the shareholders of the Company of

                 (A) a  reorganization,  merger or consolidation of the Company,
with respect to which in each case all or  substantially  all of the individuals
and entities who were the respective  beneficial  owners of the Common Shares or
voting  securities  of the  Company  immediately  prior to such  reorganization,
merger or consolidation  will not,  immediately  following such  reorganization,
merger or consolidation,  beneficially  own, directly and indirectly,  more than
50% of, respectively, the then outstanding Common Shares and the combined voting
power of the then outstanding  voting  securities  entitled to vote generally in
the  election of  directors of the entity  resulting  from such  reorganization,
merger or consolidation, or

                 (B) a complete liquidation or dissolution of the Company, or

                 (C) the sale or other  disposition of all or substantially  all
of the assets of the Company.

         (d) BUSINESS ACQUISITIONS. Awards may be granted under this Plan on the
terms and conditions as the Committee  considers  appropriate,  which may differ
from those otherwise  required by this Plan, to the extent  necessary to reflect
substitution  for or assumption of share  incentive  awards held by employees of
other entities who become employees of any Employer as the result of a merger of
the employing  entity with, or the  acquisition  of the property or stock of the
employing entity by, any Employer, directly or indirectly.





<PAGE>
                                                                              22





                           SECTION 8. ADMINISTRATION.

         (a) COMMITTEE AUTHORITY AND STRUCTURE. This Plan and all Awards granted
under this Plan shall be administered by the Compensation Committee of the Board
or such other  committee of the Board as may be designated by the Board and made
up  solely  of  two  or  more   Non-Employee   Directors  (as  defined  in  Rule
16b-3(b)(3)under the Exchange Act and the "outside director" requirement of Code
Section 162(m)).  The members of the Committee shall be designated by the Board.
A  majority  of the  members  of the  Committee  (but not fewer  than two) shall
constitute a quorum. The vote of a majority of a quorum or the unanimous written
consent of the Committee shall constitute action by the Committee.

         (b)  SELECTION  AND GRANT.  The  Committee  shall have the authority to
determine the Employees, consultants or advisors (if any) to whom Awards will be
granted under this Plan, the type of Award or Awards to be made, and the nature,
amount,  pricing, timing and other terms of Awards to be made to any one or more
of these  individuals,  and to establish the installments (if any) in which such
Awards  shall become  exercisable  or shall vest,  or determine  that no delayed
exercisability  or vesting is required,  and establish the events of termination
or reversion of such Awards, subject to the terms of this Plan.

         (c) CONSTRUCTION AND INTERPRETATION. The Committee shall have the power
to interpret and administer this Plan and Award Agreements,  and to adopt, amend
and rescind related rules and procedures.  All questions of  interpretation  and
determinations  with respect to this Plan,  the number of Common  Shares,  Share
Appreciation  Rights,  or units or other  Awards  granted,  and the terms of any
Award Agreements,  the adjustments required or permitted by Section 7, and other
determinations  hereunder  shall be made by the Committee and its  determination
shall be final and conclusive upon all parties in interest.  In the event of any
conflict between an Award Agreement and any non-discretionary provisions of this
Plan, the terms of this Plan shall govern.

         (d) EXPRESS AUTHORITY (AND LIMITATIONS ON AUTHORITY) TO CHANGE TERMS OF
AWARDS.  Without  limiting the Committee's  authority under other  provisions of
this Plan (including  Sections 7 and 10), but subject to any express limitations
of this Plan  (including  under Sections 7 and 10), the Committee shall have the
authority to accelerate the exercisability or vesting of an Award, to extend the
term or waive early  termination  provisions of an Award (subject to the maximum
ten-year term under Section  4(b)),  to cancel,  modify or waive any  Employer's
rights with respect to an Award or restrictive conditions of an Award (including
forfeiture conditions), to modify, discontinue, suspend, or terminate any or all
outstanding  Awards held by  Employees,  with or without  adjusting  any holding
period or other  terms of the Award,  in any case in such  circumstances  as the
Committee deems appropriate. The Committee may not, however, reduce by amendment
the exercise or purchase price of an outstanding Award.




<PAGE>
                                                                              23




         (e) RULE 16b-3 CONDITIONS; BIFURCATION OF PLAN. It is the intent of the
Employers  that  this  Plan and  Share-Based  Awards  hereunder  satisfy  and be
interpreted  in a manner,  that, in the case of  Participants  who are or may be
Insiders,  satisfies any applicable  requirements  of Rule 16b-3,  so that these
persons will be entitled to the benefits of Rule 16b-3 or other  exemptive rules
under  Section 16 under the  Exchange Act and will not be subjected to avoidable
liability  thereunder  as to Awards  intended to be entitled to the  benefits of
Rule  16b-3.  Notwithstanding  anything  to  the  contrary  in  this  Plan,  the
provisions  of this  Plan  may at any  time be  bifurcated  by the  Board or the
Committee  in any manner so that  certain  provisions  of this Plan or any Award
Agreement intended (or required in order) to satisfy the applicable requirements
of Rule 16b-3 are only  applicable  to Insiders  and to those Awards to Insiders
intended to satisfy the requirements of Rule 16b-3.

         (f) DELEGATION AND RELIANCE. The Committee may delegate to the officers
or  employees  of any  Employer  the  authority  to execute  and  deliver  those
instruments  and  documents,  to do all acts and  things,  and to take all other
steps deemed necessary, advisable or convenient for the effective administration
of this Plan in accordance with its terms and purpose, except that the Committee
may not delegate any discretionary  authority to grant or amend an Award or with
respect to substantive  decisions or functions  regarding this Plan or Awards as
these  relate to the  material  terms of  Performance-Based  Awards to Executive
Officers or to the timing, eligibility,  pricing, amount or other material terms
of Awards to Insiders.  In making any  determination  or in taking or not taking
any action under this Plan,  the Board and the Committee may obtain and may rely
upon the advice of experts,  including  professional advisors to the Company. No
trust  manager,  officer,  employee or agent of any Employer shall be liable for
any such action or determination taken or made or omitted in good faith.

         (g) EXCULPATION AND INDEMNITY.  Neither the Employers nor any member of
the  Board  of  Trust  Managers  or of  the  Committee,  nor  any  other  person
participating  in any  determination  of any question under this Plan, or in the
interpretation,  administration  or  application  of this  Plan,  shall have any
liability  to any person for any action  taken or not taken in good faith  under
this Plan or for the  failure  of an Award (or action in respect of an Award) to
satisfy Code  requirements  as to incentive  stock  options or to realize  other
intended tax  consequences,  to qualify for exemption or relief under Rule 16b-3
or to comply with any other law,  compliance  with which is not  required on the
part of an Employer.


                 SECTION 9. NON-EMPLOYEE TRUST MANAGER OPTIONS.

         (a)   PARTICIPATION.   Awards   under   this   Section   9   shall   be
nondiscretionary, shall be made only to Non-Employee Trust Managers and shall be
evidenced by Award  Agreements  setting  forth the terms and  conditions in this
Section 9 and in Sections 6(a) and 6(b)(5).




<PAGE>
                                                                              24




         (b)  INITIAL  AWARD.   Upon  the   consummation  of  the   transactions
contemplated  by  the  Company's  Proxy  Statement  for  a  Special  Meeting  of
Shareholders  to  be  held  on  March  [10],   1997,   there  shall  be  granted
automatically to each Non-Employee Trust Manager (without action by the Board or
Committee) a Non-Qualified Share Option (the date of grant of which shall be the
closing date of such transactions) to purchase 10,000 Common Shares.

         (c) ANNUAL OPTION GRANTS.

             (1) AWARD UPON ELECTION OR APPOINTMENT. After approval of this Plan
by the  shareholders  of the  Company,  if any  person who has not  received  an
initial Award pursuant to Section 9(b) and is not then an officer or employee of
an Employer shall become a Trust Manager of the Company,  there shall be granted
automatically  to such person  (without any action by the Board or  Committee) a
Non-Qualified  Share  Option  (the date of grant of which shall be the date such
person takes office) to purchase 10,000 Common Shares.

             (2)  SUBSEQUENT  ANNUAL  AWARDS.  Immediately  following the annual
shareholders'  meeting in each year  during the term of this Plan there shall be
granted automatically (without any action by the Committee or the Board) to each
Non-Employee  Trust Manager  elected by the  shareholders of the Company at such
meeting a  Non-Qualified  Share  Option (the date of grant of which shall be the
date of such meeting) to purchase 5,000 Common Shares.

             (3) MAXIMUM NUMBER OF SHARES.  A  Non-Employee  Trust Manager shall
not  receive  more than one grant of  Non-Qualified  Share  Options  under  this
Section 9 in any calendar year.

         (d) EXERCISE PRICE. The exercise price per Common Share covered by each
Option  granted  under this  Section 9 shall be 100% of the Fair Market Value of
the Common Shares on the date of grant.  The exercise price of the Common Shares
issuable  pursuant to any Option granted under this Section and any  withholding
obligation  under  applicable  tax  laws  shall  be  paid  in cash or any one or
combination of (i) cash,  (ii) a check payable to the order of the Company,  and
(iii) the  delivery  of Common  Shares,  provided  that any such  shares used in
payment  shall have been owned by the  Participant  at least six months prior to
the date of exercise  and (iv) by notice and third party  payment to the Company
prior to any  issue of  Common  Shares  and  otherwise  in  accordance  with all
applicable  legal  requirements  in  such  manner  as may be  authorized  by the
Committee for all Participants.  In the case of a payment by the means described
in clause (iii) above,  the Common Shares to be so delivered shall be determined
by  reference  to the Fair Market  Value of the Common  Shares on the date as of
which the payment is made.

         (e) OPTION PERIOD AND  EXERCISABILITY.  Each Option  granted under this
Section 9 and all rights or obligations thereunder shall expire ten years


<PAGE>
                                                                              25




after the date of grant and shall be subject to earlier  termination as provided
below.  Each Option  granted  under this Section 9 shall become  exercisable  in
increments of 50% per year on each of the first two anniversaries of the date of
grant.

         (f)  TERMINATION OF TRUST MANAGERS.  If a Non-Employee  Trust Manager's
services  as a member  of the  Board of Trust  Managers  terminate  by reason of
death,  disability (the inability of the Non-Employee  Trust Manager to continue
to perform his or her duties of employment  as  determined by the  Committee) or
retirement,  an Option granted pursuant to this Section held by such Participant
shall  immediately  become and shall remain fully exercisable for one year after
the date of such  termination or until the expiration of the stated term of such
Option,  whichever first occurs. If a Non-Employee Trust Manager's services as a
member of the  Board of Trust  Managers  terminate  for any  other  reason,  any
portion  of an  Option  granted  pursuant  to this  Section  9 which is not then
exercisable  shall  terminate  and any  portion  of such  Option  which  is then
exercisable may be exercised for three months after the date of such termination
or until the expiration of the stated term, whichever first occurs.

         (g) ADJUSTMENTS.  Options granted under this Section 9 shall be subject
to  adjustment  as  provided  in Section 7, but only to the extent that (i) such
adjustment and the Committee's  actions in respect  thereof  satisfy  applicable
criteria  under  Rule  16b-3,  (ii) such  adjustment  in the case of a Change of
Control is effected pursuant to the terms of a reorganization agreement approved
by  shareholders  of the Company,  and (iii) such  adjustment is consistent with
adjustments  to Options held by persons other than  Executive  Officers or Trust
Managers of the Company.

         (h)  ACCELERATION  UPON A CHANGE OF CONTROL.  Upon the  occurrence of a
Change of  Control,  each  Option  granted  under  this  Section 9 shall  become
immediately  exercisable  in full.  To the extent that any Option  granted under
this Section 9 is not  exercised  prior to (i) a  dissolution  of the Company or
(ii) a merger or other event that the Company does not survive, and no provision
is (or  consistent  with the  provisions  of this Section 9 can be) made for the
assumption, conversion, substitution or exchange of the Option, the Option shall
terminate upon the occurrence of such event.

         (i)  LIMITATIONS ON  AMENDMENTS.  The provisions of this Section 9 with
respect to the amount,  purchase price and timing of Options and the eligibility
requirements shall not be amended more than once every six months (other than as
may be necessary to conform to any  applicable  changes in the Code or the rules
thereunder),  unless such amendment  would be consistent  with the provisions of
Rule 16b-3.





<PAGE>
                                                                              26




                 SECTION 10. AMENDMENT AND TERMINATION OF PLAN.

         The  Board  of  Trust  Managers  may  at any  time  amend,  suspend  or
discontinue this Plan, without shareholder  approval,  except to the extent that
such shareholder approval is required under applicable law. The Committee may at
any time  alter or amend  any or all  Award  Agreements  under  this Plan in any
manner that would be authorized for a new Award under this Plan  including,  but
not limited to, any manner set forth in Section 8(d) (subject to any  applicable
limitations  thereunder).  Notwithstanding the foregoing,  no such action by the
Board or the Committee shall, in any manner adverse to a Participant  other than
as expressly permitted by the terms of an Award Agreement, affect any Award then
outstanding and evidenced by an Award  Agreement  without the consent in writing
of the Participant or a Beneficiary who has become entitled to an Award.


                            SECTION 11. MISCELLANEOUS

         (a) UNFUNDED PLANS.  This Plan shall be unfunded.  None of the Company,
the Employers, the Board of Trust Managers or the Committee shall be required to
segregate any assets that may at any time be represented by Awards made pursuant
to this Plan. None of the Company, Employers, the Board of Trust Managers or the
Committee  shall  be  deemed  to be a  trustee  of any  amounts  to be  paid  or
securities  to be issued  under this Plan.  To the  extent  that a  Participant,
Beneficiary or other person acquires a right to receive payment  pursuant to any
Award hereunder,  such right shall be no greater than the right of any unsecured
general creditor of any Employer.

         (b) RIGHTS OF EMPLOYEES.

             (1) NO  RIGHT TO AN  AWARD.  Status  as an  Employee  shall  not be
construed  as a  commitment  that any one or more Awards will be made under this
Plan to an Employee or to Employees generally. Status as a Participant shall not
entitle the Participant to any additional Award.

             (2) NO ASSURANCE OF EMPLOYMENT.  Nothing contained in this Plan (or
in any other  documents  related to this Plan or to any Award) shall confer upon
any Employee or Participant any right to continue in the employ or other service
of any Employer or constitute any contract (of employment or otherwise) or limit
in any way the right of any Employer to change a person's  compensation or other
benefits or to terminate  the  employment or service of a person with or without
cause,  but, nothing contained in this Plan or any document related hereto shall
adversely affect any independent contractual right of such person without his or
her consent thereto.

         (c) EFFECTIVE DATE;  DURATION.  This Plan has been adopted by the Board
of Trust  Managers of the  Company.  This Plan shall become  effective  upon and
shall be subject to the approval of the  shareholders of the Company.  Any Award
granted


<PAGE>
                                                                              27




prior to such  shareholder  approval of the Plan or the  amendments  to the Plan
approved by the Board of Trust  Managers on March 11, 1998 shall be  conditioned
on such  approval  and, if such  approval is not obtained on or before the first
anniversary of the date the Plan or such  amendments  were adopted by the Board,
such awards  shall be null and void.  This Plan shall remain in effect until any
and all Awards  under this Plan have been  exercised,  converted  or  terminated
under the terms of this Plan and applicable  Award  Agreements.  Notwithstanding
the foregoing,  no Award may be granted under this Plan after December 31, 2006.
Any Award  granted  prior to such  date may be  amended  after  such date in any
manner that would have been  permitted  prior to such date,  except that no such
amendment  shall  increase  the  number  of shares  subject  to,  comprising  or
referenced in such Award.

         (d) COMPLIANCE WITH LAWS. This Plan, Award  Agreements,  and the grant,
exercise,  conversion,  operation  and vesting of Awards,  and the  issuance and
delivery of Common Shares and/or other  securities or property or the payment of
cash under this Plan, Awards or Award Agreements, are subject to compliance with
all applicable federal and state laws, rules and regulations (including, but not
limited to, state and federal insider trading, registration, reporting and other
securities  laws and federal margin  requirements)  and to such approvals by any
listing,  regulatory or governmental authority as may, in the opinion of counsel
for the  Company,  be  necessary  or  advisable  in  connection  therewith.  Any
securities  delivered under this Plan shall be subject to such restrictions (and
the person acquiring such securities shall, if requested by the Company, provide
such  evidence,  assurance and  representations  to the Company as to compliance
with any  thereof) as the  Company may deem  necessary  or  desirable  to assure
compliance with all applicable legal requirements.

         (e)  APPLICABLE  LAW.  This  Plan,  Award  Agreements  and any  related
documents and matters shall be governed in accordance with the laws of the State
of Maryland, except as to matters of Federal law.

         (f)  NON-EXCLUSIVITY  OF PLAN.  Nothing in this Plan shall  limit or be
deemed to limit the  authority of any  Employer,  the Board or the  Committee to
grant awards or authorize any other  compensation,  with or without reference to
the Common Shares, under any other plan or authority.

         (g) SEVERABILITY.  In case any provision in this Plan shall be invalid,
illegal  or  unenforceable  in any  jurisdiction,  the  validity,  legality  and
enforceability  of the remaining  provisions,  or of such provision in any other
jurisdiction, shall not in any way be affected or impaired thereby.

         (h)  OWNERSHIP  AND  TRANSFER  RESTRICTIONS.   Common  Shares  acquired
pursuant  to an Award  shall be subject to the  restrictions  on  ownership  and
transfer set forth in the Company Charter,  and any additional  restrictions set
forth in the Award Agreement. The Committee, in its sole discretion,  may impose
such additional restrictions on the ownership and transferability of such Common
Shares as it


<PAGE>
                                                                              28




deems  appropriate  in order to preserve the  qualification  of the Company as a
real estate  investment  trust,  within the meaning of Code Sections 856 through
860. The Committee may require a Participant  to give the Company prompt notices
of any  disposition of Common Shares  acquired by exercise of an Incentive Stock
Option  before  the later to occur of (1) two  years  after the date of grant of
such  Option or (2) one year after the  transfer  of such  Common  Shares to the
Participant.  Any such restriction or notice  requirement  shall be set forth in
the Award Agreement and may be referred to on the Share certificate.

         (i) RESTRICTIONS ON AWARDS. Notwithstanding anything herein to
the contrary,  no Award shall be payable in Common Shares and no Option shall be
exercisable if, in the sole discretion of the Committee, such would be likely to
result in any of the following:

             (1) The Participant's ownership of Common Shares being in violation
of the Share Ownership Limit or otherwise  prohibited under the Company Charter;
or

             (2) Income to the  Company  that could  impair its status as a real
estate investment trust, within the meaning of Code Sections 856 through 860.

         IN WITNESS  WHEREOF,  the parties hereto have caused this instrument to
be executed by their officers duly authorized [as of the] 14 day of March,  1997
and as of March 11, 1998 with respect to the  amendments to the Plan approved by
the Board of Trust Managers on such date.


                                      GROVE REAL ESTATE ASSET TRUST


                                      By:  /s/ Joseph R. LaBrosse
                                          ------------------------------
                                          Name:  Joseph R. LaBrosse
                                          Title: Secretary

                                      GROVE OPERATING, L.P.

                                      By: GROVE REAL ESTATE ASSET TRUST,
                                          its general partner


                                             By:  /s/ Joseph R. LaBrosse
                                                 -----------------------------
                                                  Name:  Joseph R. LaBrosse
                                                  Title: Secretary




<PAGE>
                                                                              29





                                      PROPERTY PARTNERSHIPS:

                                      GROVE AVON ASSOCIATES LIMITED PARTNERSHIP

                                      By:  GR-AVON, INC., its general partner


                                               By:  /s/ Joseph R. LaBrosse
                                                  ------------------------------
                                                   Name:  Joseph R. LaBrosse
                                                   Title: Treasurer


                                      AVONPLACE ASSOCIATES LIMITED PARTNERSHIP

                                      By:  AVON WATCH HILL, INC.,
                                           its general partner


                                               By:  /s/ Joseph R. LaBrosse
                                                  ------------------------------
                                                   Name:  Joseph R. LaBrosse
                                                   Title: Treasurer


                                      GR-ENFIELD ASSOCIATES LIMITED PARTNERSHIP

                                      By:  GEALP, INC., its general partner


                                               By:  /s/ Joseph R. LaBrosse
                                                  ------------------------------
                                                  Name:  Joseph R. LaBrosse
                                                  Title: Treasurer


                                      GROVE LONGMEADOW ASSOCIATES
                                      LIMITED PARTNERSHIP

                                      By: LONGMEADOW WATCH HILL, INC.,
                                          its general partner


                                               By: /s/ Joseph R. LaBrosse
                                                  ------------------------------
                                                  Name:  Joseph R. LaBrosse
                                                  Title: Treasurer




<PAGE>
                                                                              30






                                      GR-PROPERTIES III LIMITED PARTNERSHIP

                                      By:  GROVE INVESTMENT GROUP, INC., 
                                           its general partner


                                           By: /s/ Joseph R. LaBrosse
                                              ----------------------------------
                                              Name:  Joseph R. LaBrosse
                                              Title: Treasurer


                                      GR-WESTWYND ASSOCIATES LIMITED PARTNERSHIP

                                            By:  GROVE CAYA CORPORATION,   
                                                 its general partner


                                            By:  /s/ Joseph R. LaBrosse
                                               ---------------------------------
                                               Name:  Joseph R. LaBrosse
                                               Title: Treasurer


                                      GROVE OPPORTUNITY FUND II
                                      LIMITED PARTNERSHIP

                                      By:  GOF II, INC., its general partner


                                           By:  /s/ Joseph R. LaBrosse
                                              ---------------------------------
                                              Name:  Joseph R. LaBrosse
                                              Title: Treasurer


                                      SHORELINE LONDON ASSOCIATES
                                      LIMITED PARTNERSHIP

                                      By:  OCEAN REEF LONDON, INC.,
                                           its general partner


                                           By: /s/ Joseph R. LaBrosse
                                              ---------------------------------
                                               Name:  Joseph R. LaBrosse
                                               Title: Treasurer



<PAGE>
                                                                              31







                                      NAUTILUS PROPERTIES LIMITED PARTNERSHIP

                                      By:  NPLP, INC., its general partner


                                           By: /s/ Joseph R. LaBrosse
                                              ---------------------------------
                                              Name:  Joseph R. LaBrosse
                                              Title: Treasurer


                                      GROVE-WESTFIELD ASSOCIATES
                                      LIMITED PARTNERSHIP

                                      By: GROVE INVESTMENT GROUP, INC.,
                                          its general partner


                                            By: /s/ Joseph R. LaBrosse
                                               ---------------------------------
                                               Name:  Joseph R. LaBrosse
                                               Title: Treasurer


                                      GROVE-WEST SPRINGFIELD ASSOCIATES
                                      LIMITED PARTNERSHIP

                                      By: GROVE INVESTMENT GROUP, INC.,
                                          its general partner


                                            By: /s/ Joseph R. LaBrosse
                                               ---------------------------------
                                               Name:  Joseph R. LaBrosse
                                               Title: Treasurer


                                      FOXWOODBURG, L.P.

                                      By: FWB, INC., its general partner


                                            By: /s/ Joseph R. LaBrosse
                                               ---------------------------------
                                               Name:  Joseph R. LaBrosse
                                               Title: Treasurer


<PAGE>



                                   DETACH HERE



                              GROVE PROPERTY TRUST



     The  undersigned  hereby  appoints Damon D. Navarro and Joseph R. LaBrosse,
P    and each of PROXY them,  as  proxies,  with full power of  substitution  in
R    each,  to vote the shares of Grove  Property  Trust (the  "Company") of the
O    undersigned  at the  Annual  Meeting  of the  Shareholders  to be  held  on
X    Tuesday,  June 30, 1998 at 11:00 a.m.  at The  Hartford  Club,  46 Prospect
Y    Street,  Hartford,   Connecticut  06103  and  any  adjournment  thereof  as
     specified on the reverse side.











                                                            --------------------
              (continued on reverse side)                     SEE REVERSE SIDE
                                                            --------------------




<PAGE>


                                   DETACH HERE

[x] Please mark
    votes as in
    this example.

This proxy is solicited by the Board of Trust  Managers and may be revoked prior
to  exercise.  This proxy,  when  properly  executed,  will be voted as directed
herein by the undersigned shareholder.  In the absence of direction,  this proxy
will be voted FOR Items 1, 2, 3, 4, 5 and 6.
                                                                             
1.  Election of two Trust  Managers,  each to serve until               
the annual  meeting of the Company's  Shareholders  to be               
held in 2001.                                                           
                                                                             
                                                                             
                                                                             
                                                                             
     Nominees:    Edmund F. Navarro and                                      
                  James F. Twaddell                                          
                                                                             
                                                                             
                                                                             
                           FOR            WITHHELD

                           [ ]              [ ]


          [ ]
             --------------------------------------
             For all nominees except as noted above

                                FOR    AGAINST   ABSTAIN                
2. The   amendment   of  the                                            
Company's  Third Amended and    [ ]      [ ]       [ ]                  
Restated    Declaration   of                                            
Trust dated March 14,  1997,                                            
as   amended   by   Articles                                            
Supplementary  dated October                                            
23,  1997  (as  so  amended,
the "Charter") to reduce the
maximum   number  of   Trust
Managers which may serve  on
the Board from 15 to 11.

                                FOR    AGAINST   ABSTAIN                
3.  The   amendment  of  the                                            
Charter  to   increase   the    [ ]      [ ]       [ ]                  
total   number   of   Common                                            
Shares and Preferred  Shares                                            
which   the    Company   has                                            
authority    to   issue   to
34,000,000   and  1,000,000,
respectively.

                                FOR    AGAINST   ABSTAIN
4.  The   amendment  of  the                                            
Charter  to   provide   that    [ ]      [ ]       [ ]                  
future   amendments  to  the                                            
Charter            requiring                                            
Shareholder  approval may be
approved  by the  holders of
a majority of the  Company's
outstanding  shares entitled
to vote.


                               FOR   AGAINST   ABSTAIN
5.  The  amendment  of  the
Company's     1996    Share    [ ]     [ ]       [ ]
Incentive  Plan (the  "1996
Plan")  to   increase   the
number  of  Common   Shares
available    for   issuance
thereunder  from 900,000 to
1,400,000   and  to  permit
awards  under the 1996 Plan
to    be     granted     to
consultants   and  advisors
to the Company.


                                FOR   AGAINST   ABSTAIN
6. The   ratification   of
the appointment of Ernst &      [ ]     [ ]       [ ]
Young LLP as the Company's
independent public 
accountants for  the  year
ending December 31, 1998.


7. Other Business:
In their  discretion,  the proxies are authorized to vote
upon such  other  business  as may  properly  be  brought
before  the  meeting.  The  Board  of Trust  Managers  at
present  knows of no other formal  business to be brought
before the meeting.


                                 IF YOU PLAN TO
   MARK HERE FOR       [ ]    ATTEND THE MEETING,    [ ]
ADDRESS CHANGE AND             INDICATE NUMBER OF
   NOTE AT LEFT               ATTENDEES IN THE BOX




    Signature              Date           Signature                Date
             -------------     ----------          -------------       --------





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