<PAGE>

                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                              Washington, DC 20549

                                    Form 10-Q


     /x/ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
                              EXCHANGE ACT OF 1934

                  For the quarterly period ended March 31, 2003


     / / TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
                              EXCHANGE ACT OF 1934

             For the transition period from __________ to __________

                        Commission file number 000-23463

                       Philips International Realty Corp.
             (Exact name of registrant as specified in its charter)

                  Maryland                                  13-3963667
        (State or other jurisdiction                     (I.R.S. Employer
     of incorporation or organization)                  Identification No)

                      417 Fifth Avenue, New York, NY 10016
               (Address of principal executive offices - Zip Code)

                                 (212) 545-1100
              (Registrant's telephone number, including area code)

Indicate by check mark whether the registrant (1) has filed all reports required
to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during
the preceding 12 months (or for such shorter period that the registrant was
required to file such reports), and (2) has been subject to such filing
requirements for the past 90 days.

Yes  /x/      No   / /

Indicate by check mark whether the registrant is an accelerated filer (as
defined in Rule 12b-2 of the Exchange Act).

Yes / /       No  /x/

APPLICABLE ONLY TO CORPORATE ISSUERS:

Indicate the number of shares outstanding of each of the issuer's classes of
common stock as of the latest practicable date.

7,340,474 shares outstanding as of April 30, 2003.

<PAGE>

                                     INDEX

                                     PART I

                              FINANCIAL INFORMATION

                                                                           Page
                                                                           ----
Item 1.  Financial Statements (Unaudited)

         Condensed Consolidated Balance Sheets as of March 31, 2003 and
         December 31, 2002                                                   3

         Condensed Consolidated Statements of Income for the Three months
         Ended March 31, 2003 and 2002                                       4

         Condensed Consolidated Statements of Shareholders' Equity for the
         Three Months Ended March 31, 2003 and 2002                          5

         Condensed Consolidated Statements of Cash Flows for the Three
         Months Ended March 31, 2003 and 2002                                6

         Notes to Condensed Consolidated Financial Statements                7

Item 2.  Management's Discussion and Analysis of Financial Condition and
         Results of Operations                                              12

Item 3.  Quantitative and Qualitative Disclosure of Market Risk             13

Item 4.  Controls and Procedures                                            13

                                     PART II

                        OTHER INFORMATION AND SIGNATURES

Item 1.  Legal Proceedings                                                  14

Item 2.  Changes in Securities and Use of Proceeds                          14

Item 3.  Defaults Upon Senior Securities                                    14

Item 4.  Submission of Matters to a Vote of Security Holders                14

Item 5.  Other Information                                                  14

Item 6.  Exhibits and Reports in Form 8-K                                   15

Signatures                                                                  19

Certification                                                               20

<PAGE>



                          PART I- FINANCIAL INFORMATION

                       PHILIPS INTERNATIONAL REALTY CORP.
                      CONDENSED CONSOLIDATED BALANCE SHEETS

<TABLE>
<CAPTION>
                                                                                              March 31, 2003       December 31, 2002
                                                                                                (Unaudited)            (Note 1)
                                                                                                ----------             --------
<S>                                                                                            <C>                     <C>
DISCONTINUED OPERATIONS

      ASSETS
Rental properties, net - held for sale                                                         $  7,730,660            $ 10,102,660
Cash and cash equivalents                                                                         4,656,792               5,941,024
Accounts receivable, net                                                                            132,263                 107,484
Deferred charges and prepaid expenses                                                               493,150                 320,827
Other assets                                                                                      2,221,103               2,206,614
                                                                                               ------------            ------------

Total Assets                                                                                   $ 15,233,968            $ 18,678,609
                                                                                               ============            ============

    LIABILITIES AND SHAREHOLDERS' EQUITY
Liabilities:
Accounts payable and accrued expenses                                                          $    965,471            $    961,505
Other liabilities                                                                                    32,221                  44,899
                                                                                               ------------            ------------

Total Liabilities                                                                                   997,692               1,006,404
                                                                                               ------------            ------------

Minority interests                                                                                   47,905                  59,664
                                                                                               ------------            ------------

Commitments and contingencies

Shareholders' Equity:
Preferred Stock, $.01 par value; 30,000,000 shares authorized:
               no shares issued and outstanding                                                          --                      --
Common Stock, $.01 par value; 150,000,000 shares authorized;
               7,340,474 shares issued and outstanding                                               73,405                  73,405
Additional paid in capital                                                                       92,668,007              92,668,007
Cumulative distributions in excess of net income                                                (78,553,041)            (75,128,871)
                                                                                               ------------            ------------

Total Shareholders' Equity                                                                       14,188,371              17,612,541
                                                                                               ------------            ------------

Total Liabilities and Shareholders' Equity                                                     $ 15,233,968            $ 18,678,609
                                                                                               ============            ============
</TABLE>


                             See accompanying notes.

                                       3
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.
                   CONDENSED CONSOLIDATED STATEMENTS OF INCOME
                      For the Three Months Ended March 31,

                                   (Unaudited)


<TABLE>
<CAPTION>
                                                                                                          2003              2002
                                                                                                          ----              ----
<S>                                                                                                    <C>                <C>
DISCONTINUED OPERATIONS

Revenues from rental property                                                                          $ 413,175          $ 888,234
                                                                                                       ---------          ---------

Expenses:
         Operating expenses                                                                               58,959            107,011
         Real estate taxes                                                                                34,276             90,381
         Management fees to affiliates                                                                    12,488             29,626
         General and administrative expenses                                                             208,669            230,801
                                                                                                       ---------          ---------
                                                                                                         314,392            457,819
                                                                                                       ---------          ---------

Operating income                                                                                          98,783            430,415

Minority interests in income before gain on sale of shopping center property                                (385)            (1,460)

Other income (expense), net                                                                               14,671             (1,125)
                                                                                                       ---------          ---------

Income from discontinued operations
         before gain on sale of shopping center property                                                 113,069            427,830


Gain on sale of shopping center property (net of minority share of $454)                                132,998                 --
                                                                                                       ---------          ---------

Net income from discontinued operations                                                                $ 246,067          $ 427,830
                                                                                                       =========          =========

Basic and diluted net income per common share                                                          $    0.03          $    0.06
                                                                                                       =========          =========
</TABLE>


                             See accompanying notes.

                                       4
<PAGE>


                       PHILIPS INTERNATIONAL REALTY CORP.
            CONDENSED CONSOLIDATED STATEMENTS OF SHARHOLDERS' EQUITY
               For the Three Months Ended March 31, 2003 and 2002
                                   (Unaudited)


<TABLE>
<CAPTION>
                                                                                                    Cumulative
                                                                                                  Distributions in        Total
                                              Common              Stock            Additional      Excess of Net      Shareholders'
                                              Shares              Amount        Paid-in Capital        Income             Equity
                                              ------              ------        ---------------        ------             ------
<S>                                           <C>             <C>                <C>               <C>                <C>
Balance, December 31, 2002                    7,340,474       $     73,405       $ 92,668,007      $(75,128,871)      $ 17,612,541
     Net income                                                                                         246,067            246,067
     Dividends on common stock                                                                       (3,670,237)        (3,670,237)
                                           ------------       ------------       ------------      ------------       ------------
Balance, March 31, 2003                       7,340,474       $     73,405       $ 92,668,007      $(78,553,041)      $ 14,188,371
                                           ============       ============       ============      ============       ============
</TABLE>


<TABLE>
<CAPTION>
                                                                                                    Cumulative
                                                                                                  Distributions in        Total
                                              Common              Stock            Additional      Excess of Net      Shareholders'
                                              Shares              Amount        Paid-in Capital        Income             Equity
                                              ------              ------        ---------------        ------             ------
<S>                                           <C>             <C>                <C>               <C>                <C>
Balance, December 31, 2001                    7,340,474       $     73,405       $ 92,668,007      $(71,571,286)      $ 21,170,126
     Net income                                                                                         427,830            427,830
                                           ------------       ------------       ------------      ------------       ------------
Balance, March 31, 2002                       7,340,474       $     73,405       $ 92,668,007      $(71,143,456)      $ 21,597,956
                                           ============       ============       ============      ============       ============
</TABLE>


                             See accompanying notes.

                                       5
<PAGE>


                       PHILIPS INTERNATIONAL REALTY CORP.
                 CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS
                      For the Three Months Ended March 31,
                                   (Unaudited)


<TABLE>
<CAPTION>
                                                                                                    2003                     2002
                                                                                                    ----                     ----
<S>                                                                                             <C>                      <C>
Cash flow (used in) provided by operating activities:                                           $  (169,503)             $   438,698
                                                                                                -----------              -----------

Cash flow provided by investing activities:
         Proceeds from sale of shopping center property                                           2,568,106                    --
                                                                                                -----------              -----------

Cash flow used in financing activities:
         Distributions to minority interests                                                        (12,598)                   --
         Dividends paid on common stock                                                          (3,670,237)                   --
                                                                                                -----------              -----------
                                                                                                 (3,682,835)                   --
                                                                                                -----------              -----------

Net (decrease) increase in cash and cash equivalents                                             (1,284,232)                 438,698

Cash and cash equivalents, beginning of period                                                    5,941,024                  863,005
                                                                                                -----------              -----------

Cash and cash equivalents, end of period                                                        $ 4,656,792              $ 1,301,703
                                                                                                ===========              ===========
</TABLE>


                             See accompanying notes.

                                       6
<PAGE>

                       PHILIPS INTERNATIONAL REALTY CORP.

              NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

                                 MARCH 31, 2003

1. Interim Financial Statements

      The accompanying Condensed Consolidated Financial Statements include the
accounts of the Company and its subsidiaries, all of which are wholly-owned. All
significant intercompany accounts and balances have been eliminated in
consolidation. The information furnished is unaudited and reflects all
adjustments which are, in the opinion of management, necessary to reflect a fair
presentation of the results for the interim periods presented, and all such
adjustments are of a normal recurring nature. These Condensed Consolidated
Financial Statements should be read in conjunction with the financial statements
included in the Company's Annual Report on Form 10-K for the year ended
December 31, 2002.

      The Condensed Consolidated Balance Sheet at December 31, 2002, has been
derived from the audited financial statements at that date but does not include
all of the information and footnote disclosure required by generally accepted
accounting principles for complete financial statements.

2. Income (Loss) per Common Share

      Basic and diluted net income per common share in the accompanying
Condensed Consolidated Statements of Income are based upon weighted average
numbers of 7,340,474 shares of common stock outstanding for the three months
ended March 31, 2003 and 2002.

3. Segment Information

      Management considers the Company's various operating, investing and
financing activities to comprise a single business segment and evaluates real
estate performance and allocates resources based on net income.

      As a result of the plan of liquidation, the Company's operations are
presented as discontinued operations. On January 1, 2002, the Company adopted
Statement of Financial Accounting Standards No.144, "Accounting for the
Impairment or Disposal of Long Lived Assets", which addresses financial
accounting and reporting for the impairment or disposal of long-lived assets.
Impaired assets are required to be reported at the lower of cost or fair value.
Assets to be disposed of are required to be reported at the lower of cost or
fair value less cost to sell. The adoption did not have a material impact on the
Company's results of operations or financial position.


4. Plan of Liquidation

      On October 13, 1999, the Board of Directors of the Company announced that
it had retained a financial advisor to assist the Company in examining strategic
alternatives to maximize shareholder value. The Board believed that the
Company's then current stock price did not reflect the underlying value of its
assets. Given the changing dynamics of the REIT market place and consistent with
its commitment to realize shareholder value for all investors, the Board
believed that it was prudent to explore the strategic alternatives for the
Company.

      At a Special Meeting of Stockholders held on October 10, 2000,
approximately 80% of the Company's 7,340,474 common shares outstanding were
voted with 99.7% of these votes cast in favor of a plan of liquidation.

      On October 11, 2000, the Company announced that its stockholders had
approved a plan of liquidation for the Company, pursuant to which the Company
planned to (a) transfer its interests in affiliated entities that owned eight
shopping centers to Kimco Income Operating Partnership, L.P. for cash and the
assumption of indebtedness, (b) transfer its interests in entities that owned
four shopping centers and two redevelopment properties, subject to certain
indebtedness, to Philip Pilevsky, the chief executive officer, and certain of
his affiliates and family members (the "Related Limited Partners") in exchange
for cash and the redemption of units in the Company's operating partnership, (c)
sell its remaining assets for cash, (d) pay or provide for its liabilities and
expenses, (e) distribute the net cash proceeds of the liquidation, then
estimated at $18.25 per share of common stock, to the stockholders in two or
more liquidating distributions, and (f) wind up operations and dissolve. On
December 22, 2000, the Company paid the initial liquidating distribution of $13
per share of common stock upon substantial completion of the transactions
referenced in (a) and (b) above.

                                       7
<PAGE>



Subsequent liquidating distributions of $1.00, $.75, $.50, $.50 and $.50 per
share (bringing the total paid to date to $16.25 per share) were paid on July 9,
2001, September 24, 2001, November 19, 2001, October 22, 2002 and March 18, 2003
(unaudited), respectively, following sales of the Company's shopping center
properties located in Lake Worth, Florida, Alexandria, Minnesota, Port Angeles,
Washington, McHenry, Illinois, Sacramento, California and Reedley, California.
The Company's two remaining shopping centers are currently being offered for
sale. See Note 5.

      On January 29, 2002, the Company announced that Kmart Corporation's
("Kmart") Chapter 11 bankruptcy filing was likely to delay the sales of the
Company's then five remaining properties pursuant to the Company's plan of
liquidation, and may result in a reduction of the remaining projected
liquidating distributions of $3.00 per common share. Further, the Company
reported that Kmart leased a significant portion of the space in each of the
Company's then five remaining shopping center properties, of which four stores
were currently operating and one Kmart store in Reedley, California was closed.
While operating in bankruptcy, Kmart announced that it would seek immediate
cancellation of leases at closed locations. As a result of the uncertainty
pertaining to the ultimate status of the Kmart leases, the Company expected a
delay in the completion of its plan of liquidation. Also, the potential impact
on the proceeds from sales of the then remaining five properties could not then
be evaluated.

      On February 19, 2002, the Company announced that the New York Stock
Exchange (NYSE) had advised the Company that it may be subject to NYSE trading
suspension and delisting if the Company's average market capitalization fell
below $15 million ($2.05 per common share) over a 30-day trading period.

      On March 13, 2002, the Company announced that its four properties with
operating Kmart stores (Sacramento, CA, Atwater, CA, McHenry, IL and
Hopkinsville, KY) were not affected by Kmart's recent announcement of store
closings. Kmart has been operating under the protection of Chapter 11 of the
Bankruptcy Code, and the Court approved the cancellation of the Kmart lease at
the Company's then fifth remaining property, located in Reedley, California, in
January. Although none of the Company's remaining Kmart stores were targeted for
closure at such time, there can be no assurance that Kmart will not seek to
cancel additional leases while it is in bankruptcy. Further, the Company
objected to Kmart's request for an extension of the 60-day period in which the
debtor must assume or reject the Company's leases under the Bankruptcy Code.
Kmart was seeking an extension on all remaining leases through July 2003, and
the Courts generally grant such significant extensions. As to the Company's
Kmart leases, the Court approved an agreement with Kmart whereby all leases
which had not been assumed or rejected on or before September 30, 2002 would be
subject to certain protections from October 1, 2002 through January 15, 2003
which, among other things, precluded store closings during this period. In
addition, the Court set March 31, 2003 as the deadline for Kmart to assume or
reject the Company's leases without prejudice to Kmart's right to seek further
extension.

      On October 8, 2002, the Company announced management's expectation that
the New York Stock Exchange would commence action to suspend trading and apply
to delist the Company's shares of common stock on the NYSE concurrent with
payment of the fifth liquidating distribution scheduled to be paid on October
22, 2002. If the Company's shares ceased to be traded on the NYSE, the Company
indicated it believed that an alternative trading venue may be available;
however, there could be no assurance that such an alternative market would
develop. If the Company was delisted from the NYSE, the Company further noted
that it had no current intention to seek listing of its common shares on any
other securities exchange or on NASDAQ.

      On October 28, 2002, the Company reported that the NYSE had delivered
notice to the Company and issued a press release to advise that it had
determined the common stock of the Company, trading symbol PHR, should be
removed from the list of companies traded on the NYSE. This decision was reached
in view of the fact that the Company had fallen below the NYSE's continued
listing standards as its average global market capitalization over a consecutive
30 day period was less than $15,000,000. Furthermore, the NYSE noted that the
Company has been operating pursuant to a plan of liquidation approved by its
shareholders on October 10, 2000 and has made four liquidating distributions
totaling $15.25 as of such date, with a fifth liquidating distribution of $0.50
to be paid on October 22, 2002. The NYSE indicated it intended to ( and did, in
fact) suspend trading in the Company's common stock prior to the opening on
October 23, 2002 in connection with this distribution. Action by the NYSE with
the Securities and Exchange Commission delisting the Company's shares followed
the completion of applicable procedures. The Company did not request a review of
this NYSE determination. The Company has no current intention to seek listing of
its common shares on any other securities exchange or on NASDAQ. However the
Company believes that alternative trading venues, such as the "Pink Sheets" and
the "OTC Bulletin Board," will continue to be available to its shareholders.
While the Company may seek sponsorship by market makers with such quotation
services in the future, there can be no assurance that any such alternative

                                       8
<PAGE>

markets will remain active . Upon the completion of all prescribed delisting
procedures, the Company automatically became a Section 12(g) reporting company,
pursuant to the Securities and Exchange Act, and was no longer a Section 12(b)
reporting company.

      On January 24, 2003, Kmart filed a plan of reorganization and related
disclosure statement with the bankruptcy court. Confirmation hearings were
scheduled for April 14 and 15, 2003. Assuming the court approved the disclosure
statement and the plan was confirmed, Kmart's filings indicated it would emerge
from Chapter 11 on or about April 30, 2003. In connection therewith, Kmart filed
a motion dated February 5, 2003 with the court seeking to extend the deadline by
which it must assume or reject certain "go-forward" leases of real property from
March 31, 2003 to the effective date of a plan reorganization, but no later than
May 31, 2003. The Company did not object to this motion as it pertains to its
leases with Kmart at its Atwater, California and Hopkinsville, Kentucky shopping
centers.

                                       9
<PAGE>
      On April 22, 2003, Kmart announced that the bankruptcy court had approved
its plan of reorganization. Kmart subsequently emerged from Chapter 11 on May 6,
2003. The Company's leases with Kmart at its Atwater, California and
Hopkinsville, Kentucky shopping centers were assumed in connection with this
restructuring.

      As a result of the uncertainty that continues to surround Kmart's
long-term viability as a retailer, the Company expects a continued delay in the
completion of its plan of liquidation. Also, the potential impact on the
proceeds from sales of the Company's two remaining properties, and the Company's
target of approximately $18.25 per share of aggregate liquidating distributions
to shareholders, cannot be currently evaluated. The Company's ability to achieve
prompt sales of its remaining assets at acceptable prices remains uncertain.

5. Property Dispositions

      Pursuant to its plan of liquidation, on June 14, 2001, the Company
completed the sale of its redevelopment site located in Lake Worth, Florida (the
"Lake Worth Property") to the Related Limited Partners, for approximately $7.6
million in cash, pursuant to the Amended and Restated Purchase and Sale
Agreement dated as of June 20, 2000 (the "Lake Worth Agreement"). The sale of
this property resulted in a gain of approximately $.3 million.

      The purchase price paid by the Related Limited Partners under the Lake
Worth Agreement will be adjusted so that the aggregate value per Unit received
by them in connection with the November 2000 distribution to the Related Limited
Partners of the Company's four (4) shopping center properties located in
Hialeah, Florida and the sale to the Related Limited Partners in December 2000
of the Company's redevelopment property located on Third Avenue in New York, New
York ($18.25 per Unit), and the total per share value received by the Company's
stockholders in the liquidation will be the same.

      On August 31, 2001, the Company completed the sale of its North Star
Shopping Center in Alexandria, Minnesota for approximately $4.5 million in cash,
pursuant to the Sale and Purchase Agreement dated July 16, 2001 by Philips
Shopping Center Fund L.P., a Delaware limited partnership, and Repco LLP, as
successor to Kordel, Inc., a Minnesota corporation. The sale resulted in a gain
of approximately $4 ,000.

      On October 31, 2001, the Company completed the sale of its Highway 101
Shopping Center in Port Angeles, Washington for approximately $4.5 million in
cash, pursuant to the Sale and Purchase Agreement dated June 14, 2001 by Philips
Shopping Center Fund L.P, a Delaware limited partnership, and BDG LLC, as
successor to 3 Puyallup Associates, LLC., a Washington limited liability
company. This transaction resulted in a gain of approximately $39,000.

      On April 16, 2002, the Company completed the sale of its McHenry Commons
shopping center property in McHenry, Illinois for approximately $3.9 million in
cash, pursuant to a Sale and Purchase Agreement dated November 29, 2001 by and
between Philips Shopping Center Fund L.P., a Delaware limited partnership, as
Seller, and GK Development, Inc., an Illinois corporation, and Star Realty
Investors, LLC, an Illinois limited liability company, jointly and severally as
Purchaser. This sale resulted in a gain of approximately $102,000.

      On October 3, 2002, the Company completed the sale of its Kmart Shopping
Center in Sacramento, California for approximately $5.9 million in cash,
pursuant to a Purchase and Sale Agreement dated September 24, 2002 by and
between Philips Shopping Center Fund, L.P., a Delaware limited partnership, as
Seller, and M&A Gabaee L.P., a California limited partnership, Mirasa L.L.C., a
California limited liability company, and Corsair L.L.C., a Nevada limited
liability company, jointly and severally as Buyer. This transaction resulted in
a gain of approximately $118,000.

      On February 28, 2003, the Company completed the sale of its shopping
center property in Reedley, California for approximately $2.6 million in cash,
pursuant to a Purchase and Sale Agreement dated January 29, 2003 by and between
Philips Shopping Center Fund L.P., a Delaware limited partnership, as Seller,
and D&L Lowe, L.P., a California limited partnership, as Buyer. This transaction
resulted in a gain of approximately $133,000.

6. Commitments and Contingencies

      Legal Proceedings

      On October 2, 2000, a class action was filed in the United States District
Court for the Southern District of New York against the Company and its
directors. The complaint alleged a number of improprieties concerning the
pending plan of liquidation of the Company. The Company believes that the
asserted claims are without merit, and will defend such action vigorously. On
November 9, 2000, the Court, ruling from the bench, denied the plaintiffs motion
for a preliminary injunction. This bench ruling was followed

                                       10
<PAGE>



by a written order dated November 30, 2000 wherein the Court concluded that the
plaintiff had failed to demonstrate either that it was likely to succeed on the
merits of its case or that there were sufficiently serious questions going to
the merits of its case to make it fair ground for litigation.

      On February 19, 2002, the Company announced that on February 5, 2002, the
Court denied the plaintiffs motion for class action certification. The plaintiff
may elect to proceed with its claims on its own now that class certification has
been denied. The plaintiff also has asserted derivative claims for alleged
breaches of fiduciary duty by the directors of the Company. The Company believes
such derivative claims are deficient for, among other reasons, the grounds upon
which class certification was denied. The Company believes that all of the
asserted claims are without merit, and will defend such action vigorously.

      On February 28, 2002, the Company announced that the plaintiff had sought
permission from the Court of Appeals for the Second Circuit to appeal the denial
of class certification discussed above. In order for plaintiff to have obtained
permission to appeal, it had to demonstrate that the denial of class
certification effectively terminated the litigation and that the District
Court's decision was an abuse of its discretion. The Company opposed plaintiff's
application. If the Court of Appeals granted plaintiff's request, plaintiff
would then have been able to appeal the District Court's denial of class
certification.

      On May 28, 2002, the United States Court of Appeals for the Second Circuit
ordered that the plaintiff's petition to appeal the District Court's denial of
class certification also be denied.

      The Company has incurred significant costs in connection with the defense
of this litigation, which it believes are covered under the Company's directors
and officer's insurance policy and included in Other assets in the accompanying
Condensed Consolidated Balance Sheets. However, there can be no assurance that
the carrier will not seek to disqualify certain of such costs.

      The Company is also subject to various legal proceedings and claims that
arise in the ordinary course of business. These matters are generally covered by
insurance. Management believes that the final outcome of such matters will not
have a material adverse effect on the financial position, results of operations
or liquidity of the Company.

      Other Matters

      In March 2003, the New York City Department of Finance (the "DOF") issued
preliminary Notices of Tax Due with regard to the Company's December 2000
transfer of its New York City shopping center properties to Kimco. The DOF is
seeking to impose interest and penalty charges only relating to the late filing
of the subject transfer tax returns. The Company does not expect to incur any
material liability in connection with such notices.

      In March 2003, the New York State Department of Taxation and Finance made
certain requests for information pertaining to real property transfer taxes due
in connection with the Company's 1998 initial public offering. The Company
believes it has adequately provided for any liabilities which may arise in
connection with this matter.

7. Shopping Center Portfolio

      As a consequence of the transactions completed to date pursuant to the
plan of liquidation, the Company's remaining shopping center portfolio comprises
two properties located in California (1) and Kentucky (1). These shopping
centers represent an aggregate 200,000 square feet of gross leasable area. As of
December 31, 2002, these properties were 96.9% leased to 21 tenants. The Company
is actively marketing these properties for sale. Although management will
endeavor to consummate a sale transaction(s), there can be no assurance that a
sale(s) will be completed on satisfactory terms, if at all.

                                       11
<PAGE>


                                     PART I

                              FINANCIAL INFORMATION
                                   (Continued)

Item 2. Management's Discussion and Analysis of Financial Condition and
Results of Operations

      The following discussion should be read in conjunction with the
accompanying Condensed Consolidated Financial Statements and Notes thereto, and
the Company's Annual Report on Form 10-K for the fiscal year ended December 31,
2002. These unaudited financial statements include all adjustments which are, in
the opinion of management, necessary to reflect a fair presentation of the
results for the interim periods presented, and all such adjustments are of a
normal recurring nature.

      When used in this Quarterly Report on Form 10-Q, the words "may", "will",
"expect", "anticipate", "continue", "estimate", "project", "intend" and similar
expressions are intended to identify forward-looking statements regarding
events, conditions and financial trends that may affect the Company's future
plans of operations, business strategy, results of operations and financial
position. Such forward-looking statements are not guarantees of future
performance and are subject to risks and uncertainties. Actual results may
differ materially from those included within the forward-looking statements as a
result of various factors.

Results of Operations

      The Company has continued to divest portions of its shopping center
portfolio pursuant to a plan of liquidation approved by shareholders on
October 10, 2000. See Note 5 of the accompanying Notes to Condensed Consolidated
Financial Statements. The disposition of these properties gives rise to
significant changes when comparing the Company's results of operations for the
three months ended March 31, 2003 and 2002.

Comparison of Three Months Ended March 31, 2003 and 2002

      Revenues from rental property was $413,000 for the quarter ended March 31,
2003 compared to $888,000 for the comparable period in 2002. Expenses in the
first quarter of 2003 totaled $314,000 compared to $458,000 in 2002. These
changes result primarily from the disposition of three shopping center
properties pursuant to the plan of liquidation.

Liquidity and Capital Resources

      The Company expects to invest temporarily available cash in short-term,
investment-grade interest bearing securities, such as securities of the United
States government or its agencies, high-grade commercial paper and bank
deposits.

      The Company expects to meet its short-term and long-term liquidity
requirements generally through net cash provided by operations. The Company
believes that its net cash provided by operations will be sufficient to allow
the Company to make distributions necessary to enable the Company to continue to
qualify as a REIT. The Company also believes that the foregoing sources of
liquidity will be sufficient to fund its short-term liquidity needs for the
foreseeable future. The net cash provided by operations from its two (2)
remaining properties are anticipated to be sufficient to fund the operation of
such properties and those of the Company. The Company is actively seeking to
dispose of these properties and to complete its liquidation as soon as
practicable. There can be no assurance, however, that (i) the net cash provided
by the operations of the Company's properties will be sufficient to fund all
such cash requirements, or (ii) the Company will be able to dispose of its
properties in the near future or at prices sufficient to aggregate the estimated
$18.25 total per share liquidating distributions to the shareholders of the
Company, given the uncertainties relating to Kmart's long-term viability as a
retailer.

      Pending the sale of its remaining shopping center properties, the Company
will continue to utilize its long-standing asset and property management
practices to maximize cash flow from these existing properties and endeavor to
enhance their value through its knowledge of the shopping center industry.

Off-Balance Sheet Arrangements

      The Company does not have any off-balance sheet arrangements.

                                       12
<PAGE>

Cash Flows

      Cash flows (used in) provided by operating activities was $(170,000) and
$439,000 for the three months ended March 31, 2003 and 2002, respectively. This
change results primarily from the above mentioned disposition of three shopping
center properties pursuant to the plan of liquidation, and the timing of
payments for certain insurance policy premiums between periods.

      Cash flows provided by investing activities during the three months ended
March 31, 2003 was $2,568,000. See Note 5 of the accompanying Notes to
Consolidated Financial Statements for information related to the sale of a
shopping center property during this period.

      Cash flows used in financing activities during the three months ended
March 31, 2003 was $3,683,000. The Company paid its sixth liquidating
distribution of $.50 per share on March 18, 2003.

Inflation

      Substantially all of the Company's leases contain provisions designed to
mitigate the adverse impact of inflation. Such provisions include clauses
enabling the Company to receive percentage rentals based on tenants' gross
sales, which generally increase as prices rise, and/or escalation clauses, which
generally increase rental rates during the terms of the leases. Such escalation
clauses are often related to increases in the consumer price index or similar
inflation indices. In addition, many of the Company's leases are for terms of
less than 10 years, which permits the Company to seek to increase rents upon
re-rental at market rates. Most of the Company's leases require the tenant to
pay their share of operating expenses, including common area maintenance, real
estate taxes and insurance, thereby reducing the Company's exposure to increase
in costs and operating expenses resulting from inflation.

Item 3. Quantitative and Qualitative Disclosure of Market Risk

None.


Item 4. Controls and Procedures

      (a) Evaluation of Disclosure Controls and Procedures. Within the 90 days
prior to the date of this report, the Company carried out an evaluation, under
the supervision and with the participation of the Company's management,
including the Company's chief executive officer and principal financial officer,
of the effectiveness of the design and operation of the Company's disclosure
controls and procedures pursuant to Exchange Act Rule 13a-14. Based upon that
evaluation, the Company's chief executive officer and principal financial
officer concluded that the Company's disclosure controls and procedures are
effective in timely alerting him to material information relating to the Company
(including its consolidated subsidiaries) required to be included in the
Company's periodic filings with the SEC.

      (b) Changes in Internal Controls. There have been no significant changes
in the Company's internal controls or in other factors that could significantly
affect the Company's internal controls subsequent to the date the Company
carried out this evaluation.

                                       13
<PAGE>

                                     PART II

                                OTHER INFORMATION

Item 1. Legal Proceedings

On October 2, 2000, a class action was filed in the United States District Court
for the Southern District of New York against the Company and its directors. The
complaint alleged a number of improprieties concerning the pending plan of
liquidation of the Company. The Company believes that the asserted claims are
without merit, and will defend such action vigorously. On November 9, 2000, the
Court, ruling from the bench, denied the plaintiff's motion for a preliminary
injunction. This bench ruling was followed by a written order dated November 30,
2000 wherein the Court concluded that the plaintiff had failed to demonstrate
either that it was likely to succeed on the merits of its case or that there
were sufficiently serious questions going to the merits of its case to make it
fair ground for litigation.

On February 19, 2002, the Company announced that on February 5, 2002, the Court
denied the plaintiff's motion for class action certification. The plaintiff may
elect to proceed with that claim on its own now that class certification has
been denied. The plaintiff also has asserted derivative claims for alleged
breaches of fiduciary duty by the directors of the Company. The Company believes
that such derivative claims are deficient for, among other reasons, the grounds
upon which class certification was denied. The Company believes that all of the
asserted claims are without merit, and will defend such action vigorously.

On February 28, 2002, the Company announced that the plaintiff had sought
permission from the Court of Appeals for the Second Circuit to appeal the denial
of class certification discussed above. In order for plaintiff to have obtained
permission to appeal, it had to demonstrate that the denial of class
certification effectively terminated the litigation and that the District
Court's decision was an abuse of its discretion. The Company opposed plaintiff's
application. If the Court of Appeals granted plaintiff's request, plaintiff
would have been able to appeal the District Court's denial of class
certification.

On May 28, 2002, the United States Court of Appeals for the Second Circuit
ordered that the plaintiff's petition to appeal the District Court's denial of
class certification also be denied.

The Company has incurred significant costs in connection with the defense of
this litigation, which it believes are covered under the Company's directors and
officer's insurance policy and included in Other assets in the accompanying
Condensed Consolidated Balance Sheets. However, there can be no assurance that
the carrier will not seek to disqualify certain of such costs.

Except as noted above, the Company is not presently involved in any litigation
nor to its knowledge is any litigation threatened against the Company or its
subsidiaries that, in management's opinion, would result in any material adverse
effect on the Company's ownership, management or operation of its properties, or
which is not covered by the Company's liability insurance.

Item 2. Changes in Securities and Use of Proceeds

None.

Item 3. Defaults upon Senior Securities

None

Item 4. Submission of Matters to a Vote of Security Holders

None

Item 5. Other Information

None

                                       14
<PAGE>

Item 6. Exhibits and Reports on Form 8-K

Exhibit
Number          Description
------          -----------

2.1       Plan of Liquidation and Dissolution of the Company (filed as exhibit
          2.1 to the Company's Current Report on Form 8-K dated April 28, 2000,
          and incorporated herein by reference).

3.1       Amended and Restated Articles of Incorporation of the Company (filed
          as Exhibit 3.1 to the Company's Current Report on Form 8-K dated
          December 31,1997, and incorporated herein by reference).

3.2       Articles Supplementary of Series A Preferred Stock (filed as
          Exhibit 3.2 to the Company's Form 8-K dated December 31, 1997 and
          incorporated herein by reference).

3.3       Articles Supplementary dated July 27, 1999, (filed as Exhibit 3.1 to
          the Company's Current Report on Form 8-K dated July 15, 1999, and
          incorporated herein by reference).

3.4       Third Amended and Restated By-Laws of the Company dated July 27, 1999,
          (filed as Exhibit 3.2 to the Company's Current Report on Form 8-K
          dated July 15, 1999, and incorporated herein by reference).

3.5       Form of Certificate of Common Stock (filed as Exhibit 3.4 to the
          Company's Registration Statement on Form S-11, Registration
          No. 333-47975, and incorporated herein by reference).

4.1       Shareholder Rights Agreement, dated as of March 31, 1999, between the
          Company and BankBoston, N.A. (filed as Exhibit 4.1 to the Company's
          Annual Report on Form 10-K for the year ended December 31, 1998, and
          incorporated herein by reference).

4.2       Amendment No. 1, dated July 27, 1999, to Shareholder Rights Agreement
          dated as of March 31, 1999, between the Company and Bank Boston N.A.,
          as Rights Agent (filed as Exhibit 4.1 to the Company's Current Report
          on Form 8-K dated July 15, 1999, and incorporated herein by
          reference).

4.3       Articles Supplementary for Series A Junior Participating Preferred
          Stock (filed as Exhibit 4.2 to the Company's Annual Report on
          Form 10-K for the year ended December 31, 1998, and incorporated
          herein by reference).

10.1      Amended and Restated Agreement of Limited Partnership of the
          Operating Partnership (filed as Exhibit 10.1 to the Company's
          Registration Statement on Form S-11, Registration No. 333- 47975, and
          incorporated herein by reference).

10.2      First Amendment to the Amended and Restated Agreement of Limited
          Partnership of the Operating Partnership (filed as Exhibit 10.2 to the
          Company's Annual Report on Form 10-K for the year ended December 31,
          1998, and incorporated herein by reference).

10.3      Form of 1997 Stock Option and Long-Term Incentive Plan of the Company
          (filed as Exhibit 10.2 to the Company's Registration Statement on Form
          S-4, Registration No. 333-41431, and incorporated herein by
          reference).

10.4      Contribution and Exchange Agreement, dated August 11, 1997, among
          National Properties Investment Trust, the Board of Trustees, the
          Company, the Operating Partnership and certain contributing
          partnerships or limited liability companies associated with a private
          real estate firm controlled by Philip Pilevsky and certain partners
          and members thereof (filed as Exhibit 10.6 to the Company's
          Registration Statement on Form S-4, Registration No. 333-41431, and
          incorporated herein by reference).

10.5      Amended and Restated Management Agreement, dated as of March 30, 1998,
          among the Company, the Operating Partnership and Philips International
          Management Corp. (Filed as Exhibit 10-8 to the Company's Form 10-K for
          the year ended December 31, 1997, and incorporated herein by
          reference).

10.6      Amended and Restated Non-Competition Agreement, dated as of March 30,
          1998, among the Company, the Operating Partnership, Philip Pilevsky
          and Sheila Levine (filed as Exhibit 10.9 to the Company's Form 10-K
          for the year ended December 31, 1997, and incorporated herein by
          reference).
                                       15
<PAGE>



10.7      Amendment No. 1 to Contribution and Exchange Agreement, dated as of
          December 29, 1997 (filed as Exhibit 10.13 to the Company's Form 8-K
          dated December 31, 1997, and incorporated herein by reference).

10.8      Employment Agreement between the Company and Louis J. Petra (filed as
          exhibit 10.1 to the Company's Current Report on Form 8-K dated
          December 31, 1997 and incorporated herein by reference).

10.9      Employment Agreement between the Company and Sheila Levine (filed as
          Exhibit 10.2 to the Company's Current Report on Form 8-K dated
          December 31, 1997 and incorporated herein by reference).

10.10     Employment Agreement between the Company and Carl Kraus (filed as
          Exhibit 10.1 to the Company's Current Report on Form 8-K dated July
          15, 1999 and Incorporated herein by reference).

10.11     Credit Agreement among the Operating Partnership and Prudential
          Securities Credit Corporation (filed as Exhibit 10.18 to the Company's
          Report on Form 10-Q for the period ended March 31, 1998 and
          incorporated herein by reference).

10.12     Purchase and Sale Agreement dated as of April 28, 2000, by and among
          Munsey Park Associates, LLC, a New York limited liability company,
          North Shore Triangle, LLC, a New York limited liability company,
          Philips Yonkers, LLC, a New York limited liability company, Philips
          Henry, LLC, a New York limited liability company, Philips Shopping
          Center Fund, L.P., a Delaware limited partnership, and Philips Lake
          Mary Associates, L.P., a Delaware limited partnership, and Kimco
          Income Operating Partnership, L.P., a Delaware limited partnership
          (filed as exhibit 10.1 to the Company's Current Report on Form 8-K
          dated April 28, 2000, and incorporated herein by reference).

10.13     Redemption Agreement dated as of April 27, 2000, by and among the
          Operating Partnership and Philip Pilevsky (filed as exhibit 10.2 to
          the Company's Current Report on Form 8-K dated April 28, 2000, and
          incorporated herein by reference).

10.14     Asset Contribution, Purchase and Sale Agreement dated as of April 28,
          2000, by and among the Company, the Operating Partnership, Certain
          Affiliated Parties signatory thereto, KIR Acquisition, LLC, a Delaware
          limited liability company and Kimco Income Operating Partnership,
          L.P., a Delaware limited partnership (filed as exhibit 10.3 to the
          Company's Current Report on Form 8-K dated April 28, 2000, and
          incorporated herein by reference).

10.15     Amended and Restated Redemption Agreement dated as of April 27, 2000,
          by and among Philips International Realty, L.P., a Delaware limited
          partnership, and Philip Pilevsky (filed as exhibit 10.1 to the
          Company's Current Report on Form 8-K dated April 28, 2000, and
          incorporated herein by reference).

10.16     Redemption Agreement dated as of April 28, 2000, by and among Philips
          International Realty, L.P., a Delaware limited partnership, and Allen
          Pilevsky (filed as exhibit 10.2 to the Company's Current Report on
          Form 8-K dated April 28, 2000, and incorporated herein by reference).

10.17     Redemption Agreement dated as of April 28, 2000, by and among Philips
          International Realty, L.P., a Delaware limited partnership, and Fred
          Pilevsky (filed as exhibit 10.3 to the Company's Current Report on
          Form 8-K dated April 28, 2000, and incorporated herein by reference).

10.18     Redemption Agreement dated as of April 28, 2000, by and among Philips
          International Realty, L.P., a Delaware limited partnership, and SL
          Florida LLC, a Delaware limited liability company (filed as exhibit
          10.4 to the Company's Current Report on Form 8-K dated April 28, 2000,
          and incorporated herein by reference).

10.19     First Amendment to Asset Contribution, Purchase and Sale Agreement
          dated as of May 31, 2000, by and among Philips International Realty,
          L.P., a Delaware limited partnership, the Company, certain Affiliated
          Parties signatory thereto, KIR Acquisition, LLC, a Delaware limited
          liability company, and Kimco Income Operating Partnership, L.P., a
          Delaware limited partnership (filed as exhibit 10.5 to the Company's
          Current Report on Form 8-K dated April 28, 2000, and incorporated
          herein by reference).

10.20     Second Amendment to Asset Contribution, Purchase and Sale Agreement
          dated as of June 15, 2000, by and among Philips International Realty,
          L.P., a Delaware limited partnership, the Company, certain Affiliated
          Parties signatory thereto, KIR Acquisition, LLC, a Delaware limited
          liability company, and Kimco Income Operating Partnership, L.P., a
          Delaware limited partnership (filed as exhibit 10.6 to the Company's

                                      16
<PAGE>

          Current Report on Form 8-K dated April 28, 2000, and incorporated
          herein by reference).

10.21     Third Amendment to Asset Contribution, Purchase and Sale Agreement
          dated as of June 20, 2000, by and among Philips International Realty,
          L.P., a Delaware limited partnership, the Company, certain Affiliated
          Parties signatory thereto, KIR Acquisition, LLC, a Delaware limited
          liability company, and Kimco Income Operating Partnership, L.P., a
          Delaware limited

                                       17
<PAGE>

          partnership (filed as exhibit 10.7 to the Company's Current Report on
          Form 8-K dated April 28, 2000, and incorporated herein by reference).

10.22     Amended and Restated Purchase and Sale Agreement dated as of June 20,
          2000, by 1517-25 Third, L.P., a New York limited partnership, Philip
          Pilevsky, SL Florida LLC, a Delaware limited liability company, Allen
          Pilevsky and Fred Pilevsky (filed as exhibit 10.8 to the Company's
          Current Report on Form 8-K dated April 28, 2000, and incorporated
          herein by reference).

10.23     Amended and Restated Purchase and Sale Agreement dated as of June 20,
          2000, by Philips International Realty, L.P., a Delaware limited
          partnership, Philips Lake Worth Corp., a New York corporation, and
          Philip Pilevsky (filed as exhibit 10.9 to the Company's Current Report
          on Form 8-K dated April 28, 2000, and incorporated herein by
          reference).

10.24     Amendment to Amended and Restated Purchase and Sale Agreement dated as
          of April 4, 2001, by and between the Company, Philips Lake Worth
          Corp., a New York corporation, and Philip Pilevsky (filed as exhibit
          10.24 to the Company's Annual Report on Form 10-K dated April 17,
          2001, and incorporated herein by reference).

99.1*     Certification of the Company's Chief Executive Officer and principal
          financial officer, Philip Pilevsky, pursuant to Section 906 of the
          Sarbanes-Oxley Act of 2002, to be codified at 18 U.S.C. ss.1350.

--------------
* filed herewith


(b) Report on Form 8-K

      During the first quarter of 2003, the Company filed a Current Report on
Form 8-K dated March 5, 2003, furnishing under Items 2 and 7 certain details and
pro forma financial information relating to the sale of the Company's shopping
center property in Reedley, California on February 28, 2003.

                                       18
<PAGE>

SIGNATURES

         Pursuant to the requirements of the Securities Exchange Act of 1934,
the Registrant has duly caused this report to be signed on its behalf by the
undersigned thereunto duly authorized.

                       PHILIPS INTERNATIONAL REALTY CORP.

May 15, 2003                  /s/ Philip Pilevsky
                              -------------------
(Date)                        Philip Pilevsky
                              Chairman of the Board and Chief Executive Officer
                              and principal financial officer

                                       19
<PAGE>

                                  Certification

I, Philip Pilevsky, Chief Executive Officer and principal financial officer of
Philips International Realty Corp., certify that:

      1.    I have reviewed this quarterly report on Form 10-Q of Philips
            International Realty Corp.;

      2.    Based on my knowledge, this quarterly report does not contain any
            untrue statement of a material fact or omit to state a material fact
            necessary to make the statements made, in light of the circumstances
            under which such statements were made, not misleading with respect
            to the period covered by this quarterly report;

      3.    Based on my knowledge, the financial statements, and other financial
            information included in this quarterly report, fairly present in all
            material respects the financial condition, results of operations and
            cash flows of the registrant as of, and for, the periods presented
            in this quarterly report;

      4.    I am responsible for establishing and maintaining disclosure
            controls and procedures (as defined in Exchange Act Rules 13a-14 and
            15d-14) for the registrant and have:

            a)    designed such disclosure controls and procedures to ensure
                  that material information relating to the registrant,
                  including its consolidated subsidiaries, is made known to us
                  by others within those entities, particularly during the
                  period in which this quarterly report is being prepared;

            b)    evaluated the effectiveness of the registrant's disclosure
                  controls and procedures as of a date within 90 days prior to
                  the filing date of this quarterly report (the "Evaluation
                  Date"); and

            c)    presented in this quarterly report our conclusions about the
                  effectiveness of the disclosure controls and procedures based
                  on our evaluation as of the Evaluation Date;

      5.    I have disclosed, based on our most recent evaluation, to the
            registrant's auditors and the audit committee of registrant's board
            of directors (or persons performing the equivalent functions):

            a)    all significant deficiencies in the design or operation of
                  internal controls which could adversely affect the
                  registrant's ability to record, process, summarize and report
                  financial data and have identified for the registrant's
                  auditors any material weaknesses in internal controls; and

            b)    any fraud, whether or not material, that involves management
                  or other employees who have a significant role in the
                  registrant's internal controls; and

      6.    I have indicated in this quarterly report whether or not there were
            significant changes in internal controls or in other factors that
            could significantly affect internal controls subsequent to the date
            of my most recent evaluation, including any corrective actions with
            regard to significant deficiencies and material weaknesses.


                                                By: /s/ PHILIP PILEVSKY
                                                    ---------------------------
                                                    Philip Pilevsky
Date: May 15, 2003                                  Chief Executive Officer and
                                                    principal financial officer


                                       20