November 18, 2020
Issuer of Real Estate Investment Trust Securities
MORI TRUST Sogo Reit, Inc.
4-3-1 Toranomon, Minato-ku, Tokyo
Masayuki Yagi,
Executive Director (TSE code 8961)
Asset Management Company:
MORI TRUST Asset Management Co., Ltd. Michio Yamamoto
President and Representative Director Contact:
Hiroshi Naito
General Manager, Strategic Management Department,
Sogo REIT Management Division
Phone: +81-3-6435-7011
MTR Announces Financial Results
for the Fiscal Period Ended September 30, 2020
Tokyo, November 18, 2020 - Mori Trust Sogo Reit, Inc. (MTR) has announced financial results for the fiscal period ended September 30, 2020 (from April 1, 2020 to September 30, 2020).
1. Operational/Asset Conditions for the fiscal period ended September 30, 2020 (from April 1, 2020 to September 30, 2020)
(Amounts are rounded down to the nearest million yen) | ||||||||||
(1) Operating results | (% shows change vs. previous period) | |||||||||
Operating Revenues | Operating Income | Ordinary Income | Profit | |||||||
Fiscal period ended | Millions of yen | % | Millions of yen | % | Millions of yen | % | Millions of yen | % | ||
8,882 | 0.1 | 5,437 | 0.7 | 5,059 | 1.3 | 5,058 | 1.3 | |||
September 30, 2020 | ||||||||||
Fiscal period ended | 8,869 | 0.4 | 5,398 | 1.1 | 4,996 | 2.0 | 4,995 | 2.0 | ||
March 31, 2020 | ||||||||||
Basic earnings per unit | Rate of return | Ordinary income to total | Ordinary income to | |||||||
on equity | assets ratio | operating revenues ratio | ||||||||
Fiscal period ended | Yen | % | % | % | ||||||
3,832 | 3.2 | 1.5 | 57.0 | |||||||
September 30, 2020 | ||||||||||
Fiscal period ended | 3,784 | 3.1 | 1.5 | 56.3 | ||||||
March 31, 2020 | ||||||||||
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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(2) Distributions
Distributions per | Total Distributions | Distributions in | Total distributions | Payout | Ratio of | |
unit (excluding | (excluding total | |||||
excess of profit | distributions to | |||||
distributions in | distributions in | per unit | in excess of profit | Ratio | net assets | |
excess of profit) | excess of profit) | |||||
Fiscal period ended | Yen | Millions of yen | Yen | Millions of yen | % | % |
3,832 | 5,058 | − | − | 100.0 | 3.2 | |
September 30, 2020 | ||||||
Fiscal period ended | 3,785 | 4,996 | − | − | 100.0 | 3.1 |
March 31, 2020 |
(Note) The payout ratio is rounded down to one decimal place.
(3) Financial positions
Total assets | Net assets | Capital adequacy ratio | Net assets per unit | |
Fiscal period ended | Millions of yen | Millions of yen | % | Yen |
328,915 | 160,123 | 48.7 | 121,305 | |
September 30, 2020 | ||||
Fiscal period ended | 329,302 | 160,060 | 48.6 | 121,258 |
March 31, 2020 | ||||
(4) Cash flows
Cash flows | Cash flows | Cash flows | Cash and equivalents, | |
from operating activities | from investing activities | from financing activities | end of period | |
Fiscal period ended | Millions of yen | Millions of yen | Millions of yen | Millions of yen |
6,082 | (584) | (4,996) | 22,281 | |
September 30, 2020 | ||||
Fiscal period ended | 6,457 | (9) | (4,914) | 21,780 |
March 31, 2020 | ||||
2. Forecast for the March 2021 period (October 1, 2020 to March 31, 2021) and the September 2021 period (April 1, 2021 to September 30, 2021)
(% shows change vs. previous period)
Operating | Ordinary | Distributions per | Distributions | ||||||||
Operating revenues | Profit | unit (excluding | |||||||||
income | income | distributions in | in excess of | ||||||||
profit per unit | |||||||||||
excess of profit) | |||||||||||
Millions of | Millions of | Millions of | Millions of | ||||||||
Fiscal period ending | yen | % | yen | % | yen | % | yen | % | Yen | Yen | |
8,801 | (0.9) | 5,408 | (0.5) | 5,045 | (0.3) | 5,044 | (0.3) | 3,822 | 0 | ||
March 31, 2021 | |||||||||||
Fiscal period ending | 7,663 | (12.9) | 4,012 | (25.8) | 3,637 | (27.9) | 3,738 | (25.9) | 3,000 | 0 | |
September 30, 2021 | |||||||||||
(Reference) The profit per unit forecast is ¥3,821 for the fiscal period ending March 31, 2021 and ¥2,832 for the fiscal period ending September 30, 2021.
(Note) The distribution per unit for the fiscal period ending September 30, 2021 is calculated based on the assumption that part of the reserve for reduction entry (¥221 million) will be reversed for distributions.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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3. Status of Asset Management
- Summary of results for the current fiscal period
- Transition of the Investment Corporation
The Investment Corporation was established on October 2, 2001, with Mori Trust Asset Management Co., Ltd. (changed trade name from Nihon Sogo Fund Co., Ltd.. on November 1, 2003) as the organizer, pursuant to the Act on Investment Trusts and Investment Corporations.
On March 28, 2002, the Investment Corporation began asset management, starting with the acquisition of the trust beneficiary right in Frespo Inage, land related to leased land agreement for business use.
Since then the Investment Corporation has steadily expanded the size of its assets, and was listed on the Real Estate Investment Trust Securities Market of the Tokyo Stock Exchange (Stock Code: 8961).
As a result, the real estate held by the Investment Corporation as of September 30, 2020, numbered 15 properties, with a total assets price of ¥328,915 million.
- Investment environment and performance
During the fiscal period under review, the Japanese economy deteriorated sharply, reflecting the impact from the issuance of a declaration of a state of emergency on the back of the spread of the COVID-19 pandemic and overseas economic slowdown. However, personal consumption showed improvements in tandem with the rapid progress of movements to resume business and reduce voluntary restraint after the state of emergency was lifted, as well as the special fixed amount cash handouts.
In the real estate investment market, although transaction volume was on a downward trend due to the effects of the spread of COVID-19 infections, transaction prices remained at a high level, attributable to continuously strong investment demand.
In the real estate leasing market, the vacancy rate for office buildings showed an upward trend, as a result of concerns over business prospects associated with the spread of the COVID-19 infection and movements to cancel lease agreements and reduce floor area among tenants who introduced telework.
In the market for commercial facilities, sales at retail stores and restaurants recorded a sharp fall in year-on-year terms because of voluntary restraint of operations due to COVID-19, while no material impact was seen on sales at food supermarkets, etc., thanks to rising consumption from staying at home and demand for eating at home among people who practiced self-restraint on going out.
In the market for luxury rental housing in Tokyo, steady demand kept the occupancy rate and the rent level firm amid limited supply.
Looking at market conditions for hotels, the spread of COVID-19 infections caused the number of inbound and outbound tourists to decrease significantly and hotel business results appear to have been severely hit.
Under these investment conditions, the Investment Corporation continued to conduct investment management by maintaining and improving the occupancy rate of portfolio properties and promoting upward rent revisions, with the aim of securing stable revenues.
As a result, as of September 30, 2020, the Investment Corporation owned 15 properties with a total book value of ¥306,254 million. The occupancy rate for the properties owned by the Investment Corporation was 99.9% (99.9% (Note)) as of September 30, 2020.
(Note) The figure in parentheses is the occupancy rate calculated based on sublease agreements for properties using a master lease agreement under which rent income is linked to rents under sublease agreements or a pass-through master lease agreement.
(iii) Financing
In the fiscal period under review, the Investment Corporation borrowed a total of ¥17,000 million to apply the amount to the repayment of existing loans that became due.
As a result, interest-bearing debt as of September 30, 2020 amounted to ¥155,000 million, of which long-term loans payable amounted to ¥130,000 million (including long-term loans payable of ¥22,500 million due for repayment within 1 year) and investment corporation bonds amounted to ¥12,000 million (including investment corporation bonds of ¥3,000 million due for redemption within 1 year). The ratio of interest-bearing debt to total assets as of September 30, 2020 was 47.1% (compared
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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with 47.1% as of March 31, 2020).
As of September 30, 2020, the Investment Corporation has obtained a long-term issuer rating of AA (rating outlook: stable) from Japan Credit Rating Agency, Ltd. (JCR)
(iv) Overview of financial results and distributions
As a result of the abovementioned operations, operating revenue came to ¥8,882 million, operating income came to ¥5,437 million, ordinary income after the deduction of loan-related interest expenses from operating income came to ¥5,059 million, and profit came to ¥5,058 million.
With the intention that the maximum amount of profit distributions would be included in tax-deductible expenses under the application of special provisions for taxation (Article 67-15 of the Act on Special Measures Concerning Taxation), the Investment Corporation decided to distribute all of the undistributed profit at the end of the fiscal period, with the exception of a fraction of less than ¥1 of distributions per unit. Consequently, the distribution per investment unit amounted to ¥3,832.
(b) Outlook for the next fiscal period
- Outlook for overall performance
Going forward, the Japanese economy is expected to make a gradual recovery starting with the resumption of economic activity. Given the continuing effects of the spread of the COVID-19 infection around the world, however, the pace of recovery will likely be muted.
In the real estate investment market, cap rates will remain low for the time being, attributable to continued strength in demand from investors. However, as there may be changes in economic conditions due to the effect of the spread of COVID-19 infections, moves by investors will need to be monitored.
In the real estate leasing market, for office buildings, the spread of COVID-19 infections is expected to cause a rise in the vacancy rate and a fall in rents, while the occupancy rate of well-located office buildings will likely be maintained at a certain level.
In the markets for commercial facilities and hotels, conditions will remain challenging due to the decline in the number of foreign customers to Japan caused by the spread of COVID-19. However, domestic demand is expected to recover gradually thanks to various government policies.
In the market for luxury rental housing in Tokyo, the occupancy rate and rent levels are likely to remain firm, backed by a steady supply and demand environment.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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(ii) Future investment policy
Regarding the form of lease agreements of the real estate owned by the Investment Corporation, the Investment Corporation will maintain the weight of fixed-term building lease agreements with fixed rent over the medium and long term at a certain percentage, to ensure that a drop in the level of market rents does not immediately have a major impact on the revenue of the real estate owned by the Investment Corporation.
However, when entering into a new lease agreement, the Investment Corporation will examine the agreement term and the fixing of rents in the medium or long term based on an assessment of the location and features of the real estate and will aim to maximize revenue.
In addition, the Investment Corporation will operate and manage real estate in accordance with the following policy to maintain and increase market competitiveness and to enable stable operation.
- The Investment Corporation will work to improve the satisfaction of tenants and consider measures such as thoroughgoing implementation of preventive maintenance and safety management and enhancement of customer relations with tenants based on an assessment of the features of each portfolio real estate, and endeavor to maintain high occupancy rates of the real estate it owns. When real estate becomes vacant or is due to become vacant, the Investment Corporation will conduct well-aimed market research and then focus on leasing in cooperation with the Mori Trust Group, real estate agents and property management companies.
- When entering into a new lease agreement, the Investment Corporation will endeavor to conclude a medium- or long-termfixed-term building lease agreement or an agreement that otherwise considers fixing the rent or lengthening the agreement term to ensure future rental revenue. In the case of portfolio real estate that can be expected to achieve stable internal growth, the Investment Corporation will also incorporate agreements designed to tap into growth in income gain.
- Based on consideration of the aging and age of portfolio real estate, the Investment Corporation will endeavor to maintain stable occupancy rates by renovating aged facilities, etc. and actively making investments to increase market competitiveness so that portfolio real estate compares favorably with competing properties.
- Investment strategy for new investment real estate
The Investment Corporation's basic policy is to make investments based on the following investment strategies, with a focus on seeking to further develop and cultivate property information routes and endeavoring to gather high quality property information, to expand the size of its assets under management (AUM) and acquire new investment real estate.
- The Investment Corporation will invest primarily in real estate in central Tokyo regardless of its use, aiming for an investment portfolio in which central Tokyo properties account for 60 -80% of total AUM. It will also invest in certain investment real estate located in other regions, such as office buildings located in areas with a high concentration of office buildings and convenient transport links and high-quality commercial facilities that are highly competitive within their trade area.
- The Investment Corporation will invest in investment real estate intended for "office building" use, aiming to build a portfolio in which office buildings account for 70-90% of total AUM. Besides office buildings, it will also invest in commercial facilities (10-30% of total AUM) and "Others" (0-10% of total AUM). However, for the present time, it will invest only in residential properties and hotels in the "others" category.
3.The Investment Corporation's basic strategy is to conclude medium-to-long-term lease agreements with tenants. Also, where possible, it will endeavor to conclude fixed-term building lease agreements or other agreements that take fixing the rent or lengthening the agreement period into consideration. The agreement for the lease of investment real estate may take the form of leasing the investment real estate directly to the tenant or the form of using a master lessee as an intermediary between the Investment Corporation and tenants and leasing to the master lessee. The Investment Corporation will actively examine a master lease agreement in cases where, upon consideration of factors such as the size and use of the real estate and the characteristics of tenants, this arrangement is deemed to have certain benefits.
(iv) Financial strategy, etc.
The Investment Corporation will examine points such as the amounts of loans, borrowing periods and the fixation of interest rates, and work to arrive at the optimum financing balance, bearing in mind the need to curb the negative effects of changes in financing conditions and reduce financing costs. The Investment Corporation will also consider issuing investment corporation bonds.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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When selecting finance providers, the Investment Corporation will negotiate with a number of eligible financial institutions and compare the terms offered before making a decision.
(v) Significant events after balance sheet date
Not applicable
(vi) Forecasts of performance
The Investment Corporation forecasts that performance in the next fiscal period the fiscal period ending March 2021 period (October 1, 2020 to March 31, 2021) will be as follows. Assuming that the assumptions of forecasts of performance are correct, performance forecasts for the fiscal period ending September 30, 2021(from April 1, 2021 to September 30, 2021) are as follows.
Please refer to "Assumptions for Forecasts of Performance for the fiscal period ending March 31, 2021 (from October 1, 2020 to March 31, 2021) and the fiscal period ending September 30, 2021 (from April 1, 2021 to September 30, 2021)" below for further details of the assumptions of forecasts of performance.
he fiscal period ending | the fiscal period ending | |
March 31, 2021 | September 30, 2021 | |
Operating revenues | ¥8,801 million | ¥7,663 million |
Operating income | ¥5,408 million | ¥4,012 million |
Ordinary income | ¥5,045 million | ¥3,637 million |
Profit | ¥5,044 million | ¥3,738 million |
Distribution per unit | ¥3,822 | ¥3,000 |
(Note1 ) The above forecasts are based on certain assumptions and information currently available and are not a guarantee of actual operating revenues, operating income, ordinary income, profit, and distribution per unit, and such may differ according to circumstances occurring in the future.
(Note2 ) The distributions per unit for the fiscal period ending September 30, 2021 is based on the assumption of internal reserves reduction.
Assumptions for Forecasts of Performance for the Fiscal Period ending March 31, 2021 (from October 1, 2020 to March 31, 2021) and the Fiscal Period ending September 30, 2021 (from April 1, 2021 to September 30, 2021)
Item | Assumptions |
Portfolio properties | ・We assume that a total of 15 properties will be under management as of September 30, 2020. |
・The actual portfolio may change due to the acquisition or disposal/transfer of other properties. | |
Number of investment | ・We assume 1,320,000 investment units issued and outstanding as of September 30, 2020. The number of |
units issued and | investment issued and outstanding may change, however, for reasons such as the issuance of |
outstanding | investment units during the fiscal period. |
・Interest-bearing debt amounted to ¥155,000 million as of September 30, 2020. | |
・Concerning the repayment of loans payable of ¥16,500 million and the redemption of investment | |
Interest-bearing debt | corporation bonds of ¥3,000 million that will fall due during the fiscal period ending March 31, 2021, |
we assume the application of funds raised through refinancing and the issuance of investment | |
and refinancing | |
corporation bonds. Concerning the repayment of loans payable of ¥19,000 million that will fall due | |
during the fiscal period ending September 30, 2021, we assume the application of funds raised through | |
refinancing. | |
・Concerning leasing business revenues, we take factors such as tenant movements into consideration. | |
・We assume that there will be no delayed payment or non-payment by tenants. | |
Operating revenue | ・In the fiscal period ending September 30, 2021, revenues from the office and retail portions of the Tokyo |
Shiodome Building will be rental revenues linked with rents under sublease agreements, based on the | |
assumption of rents under sublease agreements that are currently in effect. |
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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・Concerning fixed property tax, city planning tax, depreciated asset tax, etc. for owned real estate in trust, | |
the portion of the tax amount to be levied that corresponds to the relevant calculation period is | |
recorded as leasing business expenses. However, the amount equivalent to fixed property tax, city | |
planning tax, etc. for the fiscal year of acquisition reimbursed to the previous owner at the time of | |
acquisition of the real estate, etc. is included in the cost of acquisition of the relevant real estate and is | |
thus not recognized as expenses in the relevant calculation period. | |
・Concerning repair expenses, the estimated amount required is recorded as expenses. However, the actual | |
repair expenses may significantly differ from the estimates since (i) an unforeseeable event may cause | |
damage to a building requiring emergency repair expenditure, (ii) in general, amounts vary according | |
Operating expenses | to the fiscal period, and (iii) certain types of repair and maintenance expenses are not required in every |
fiscal period. | |
・We estimate property and other taxes of ¥964 million for the fiscal period ending March 31, 2021 and | |
¥1,005 million for the fiscal period ending September 30, 2021 fiscal period. | |
・We estimate property management fees of ¥426 million for the fiscal period ending March 31, 2021 and | |
¥716 million for the fiscal period ending September 30, 2021. | |
・We estimate depreciation of ¥1,128 million for the fiscal period ending March 31, 2021 and ¥1,116 | |
million for the fiscal period ending September 30, 2021. | |
・We estimate operations expenses other than leasing business expenses (asset management fees, fees for | |
the custody of assets, administrative service fees, etc.) of ¥446 million for the fiscal period ending | |
March 31, 2021 and ¥439 million for the fiscal period ending September 30, 2021. | |
Non-operating | ・We estimate non-operating expenses (loan interest, investment corporation bond interest, etc.) of ¥362 |
million for the fiscal period ending March 31, 2021 and ¥374 million for the fiscal period ending | |
expenses | |
September 30, 2021. | |
・Distributions (distribution per unit) are calculated based on the cash distribution policy set out in the | |
Investment Corporation's Articles of Incorporation. | |
・On calculation of the distribution for the fiscal period ending September 30, 2021, we assume that a | |
portion worth ¥323 million (reserve for reduction entry of ¥221 million and relevant deferred tax | |
liabilities of ¥101 million)of the internal reserves totaling ¥1,567 million (the total of reserve for | |
Distributions | reduction entry of ¥1,074 million and relevant deferred tax liabilities of ¥493 million) accumulated |
until the fiscal period ending March 31, 2021, under the application of the "Special Provisions for | |
Taxation in the case of Advanced Acquisition of Land, etc. in 2009 and 2010" will finance the | |
distributions. | |
・Distributions per unit may change due to a variety of factors, including changes in the assets under | |
investment and changes in rental income as a result of changes in tenants, the occurrence of unforeseen | |
repairs, fluctuation in the number of issued investment units and financing. | |
Distributions in excess | ・We currently have no plans to pay cash distributions in excess of earnings (distributions in excess of |
of earnings per unit | earnings per unit). |
・Our forecasts assume no revisions that impact on the above projections will be made to laws and | |
Others | regulations, tax systems, accounting standards, securities listing regulations and the rules of The |
Investment Trusts Association, Japan, or others. |
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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4. FINANCIAL STATEMENTS
(1) Balance Sheets
Thousands of yen | |||
As of March 31, 2020 | As of September 30, 2020 | ||
Assets | |||
Current assets | |||
Cash and deposits | 18,802,219 | 19,446,362 | |
Cash and deposits in trust | 2,977,817 | 2,835,490 | |
Operating accounts receivable | 50,066 | 249,460 | |
Accounts receivable - other | 10,642 | - | |
Prepaid expenses | 34,537 | 71,739 | |
Other | 4,213 | 685 | |
Total current assets | 21,879,495 | 22,603,738 | |
Non-current assets | |||
Property, plant and equipment | |||
Buildings | 40,275,524 | 40,393,268 | |
Accumulated depreciation | (18,241,656) | (18,999,215) | |
Buildings, net | 22,033,867 | 21,394,053 | |
Structures | 571,395 | 571,395 | |
Accumulated depreciation | (531,310) | (531,981) | |
Structures, net | 40,084 | 39,414 | |
Machinery and equipment | 152,086 | 152,086 | |
Accumulated depreciation | (115,664) | (117,834) | |
Machinery and equipment, net | 36,421 | 34,251 | |
Tools, furniture and fixtures | 103,633 | 104,935 | |
Accumulated depreciation | (74,426) | (77,296) | |
Tools, furniture and fixtures, net | 29,207 | 27,639 | |
Land | 136,672,529 | 136,672,529 | |
Buildings in trust | 28,002,980 | 28,087,602 | |
Accumulated depreciation | (10,467,369) | (11,006,973) | |
Buildings in trust, net | 17,535,611 | 17,080,629 | |
Structures in trust | 125,153 | 125,323 | |
Accumulated depreciation | (102,688) | (104,090) | |
Structures in trust, net | 22,464 | 21,233 | |
Machinery and equipment in trust | 7,693 | 7,693 | |
Accumulated depreciation | (3,020) | (3,264) | |
Machinery and equipment in trust, net | 4,673 | 4,429 | |
Tools, furniture and fixtures in trust | 81,051 | 94,007 | |
Accumulated depreciation | (49,448) | (53,549) | |
Tools, furniture and fixtures in trust, net | 31,602 | 40,458 | |
Land in trust | 130,939,930 | 130,939,930 | |
Total property, plant and equipment | 307,346,392 | 306,254,568 | |
Intangible assets | |||
Other | 240 | 240 | |
Total intangible assets | 240 | 240 | |
Investments and other assets
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
8
Thousands of yen | ||||
As of March 31, 2020 | As of September 30, 2020 | |||
Guarantee deposits | 10,000 | 10,000 | ||
Long-term prepaid expenses | 17,683 | 6,622 | ||
Other | 3,602 | 3,602 | ||
Total investments and other assets | 31,285 | 20,225 | ||
Total non-current assets | 307,377,918 | 306,275,033 | ||
Deferred assets | ||||
Investment corporation bond issuance costs | 45,461 | 36,481 | ||
Total deferred assets | 45,461 | 36,481 | ||
Total assets | 329,302,876 | 328,915,253 | ||
Liabilities | ||||
Current liabilities | ||||
Operating accounts payable | 247,690 | 174,498 | ||
Short-term loans payable | 10,500,000 | 13,000,000 | ||
Current portion of investment corporation bonds | 3,000,000 | 3,000,000 | ||
Current portion of long-term loans payable | 23,000,000 | 22,500,000 | ||
Accounts payable - other | 550,927 | 143,117 | ||
Accrued expenses | 459,108 | 447,663 | ||
Dividends payable | 9,206 | 8,691 | ||
Income taxes payable | 606 | 947 | ||
Accrued consumption taxes | 324,346 | 283,190 | ||
Advances received | 1,505,216 | 1,519,814 | ||
Deposits received | 1,619 | 322 | ||
Total current liabilities | 39,598,721 | 41,078,244 | ||
Non-current liabilities | ||||
Investment corporation bonds | 9,000,000 | 9,000,000 | ||
Long-term loans payable | 109,500,000 | 107,500,000 | ||
Tenant leasehold and security deposits | 9,747,760 | 9,809,617 | ||
Tenant leasehold and security deposits in trust | 902,342 | 911,177 | ||
Deferred tax liabilities | 493,173 | 493,156 | ||
Total non-current liabilities | 129,643,276 | 127,713,950 | ||
Total liabilities | 169,241,998 | 168,792,195 | ||
Net assets | ||||
Unitholders' equity | ||||
Unitholders' capital | 153,990,040 | 153,990,040 | ||
Surplus | ||||
Voluntary retained earnings | ||||
Reserve for reduction entry | 1,074,447 | 1,074,447 | ||
Total voluntary retained earnings | 1,074,447 | 1,074,447 | ||
Unappropriated retained earnings | 4,996,390 | 5,058,569 | ||
Total surplus | 6,070,837 | 6,133,017 | ||
Total unitholders' equity | 160,060,877 | 160,123,057 | ||
Total net assets | 160,060,877 | 160,123,057 | ||
Total liabilities and net assets | 329,302,876 | 328,915,253 |
The accompanying notes form an integral part of these financial statements.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
9
(2) Statement of income
For the six-month period ended March 31, 2020 and September 30, 2020
Thousands of yen | |||
For the period | For the period | ||
from October 1, 2019 | from April 1, 2020 | ||
to March 31, 2020 | to September 30, 2020 | ||
Operating revenue | |||
Lease business revenue | 8,574,620 | 8,613,153 | |
Other lease business revenue | 294,696 | 269,397 | |
Total operating revenue | 8,869,317 | 8,882,550 | |
Operating expenses | |||
Expenses related to rent business | 3,013,543 | 2,991,735 | |
Asset management fee | 348,561 | 341,890 | |
Asset custody fee | 13,104 | 13,111 | |
Administrative service fees | 47,193 | 47,919 | |
Directors' compensations | 3,600 | 3,600 | |
Other operating expenses | 45,256 | 47,105 | |
Total operating expenses | 3,471,259 | 3,445,361 | |
Operating income | 5,398,058 | 5,437,189 | |
Non-operating income | |||
Interest income | 97 | 103 | |
Reversal of dividends payable | 961 | 1,264 | |
Insurance income | 10,642 | 221 | |
Total non-operating income | 11,701 | 1,589 | |
Non-operating expenses | |||
Interest expenses | 383,678 | 355,373 | |
Interest expenses on investment corporation bonds | 12,405 | 13,985 | |
Amortization of investment corporation bond | 9,023 | 8,980 | |
issuance costs | |||
other | 8,334 | 1,112 | |
Total non-operating expenses | 413,442 | 379,452 | |
Ordinary income | 4,996,317 | 5,059,326 | |
Profit before income taxes | 4,996,317 | 5,059,326 | |
Income taxes - current | 620 | 962 | |
Income taxes - deferred | 20 | (16) | |
Total income taxes | 641 | 946 | |
Profit | 4,995,675 | 5,058,379 | |
Retained earnings at beginning of period | 714 | 190 | |
Unappropriated retained earnings | 4,996,390 | 5,058,569 | |
The accompanying notes form an integral part of these financial statements.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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(3) Statement of changes in Net Assets
For the six-month period from October 1, 2019 to March 31, 2020
Thousands of yen
Unitholders' equity | ||||||||||
Surplus | ||||||||||
Unitholders' | Total unitholders' | Total net assets | ||||||||
Voluntary retained earnings | Unappropriated | |||||||||
capital | retained earnings | Total surplus | equity | |||||||
Reserve for | Total voluntary | |||||||||
reduction entry | retained earnings | (undisposed loss) | ||||||||
Balance at beginning of | 153,990,040 | 1,072,409 | 1,072,409 | 4,898,632 | 5,971,042 | 159,961,082 | 159,961,082 | |||
current period | ||||||||||
Changes of items | during | |||||||||
period | ||||||||||
Provision of reserve for | 2,037 | 2,037 | (2,037) | ― | ― | ― | ||||
reduction entry | ||||||||||
Dividends of surplus | (4,895,880) | (4,895,880) | (4,895,880) | (4,895,880) | ||||||
Profit | 4,995,675 | 4,995,675 | 4,995,675 | 4,995,675 | ||||||
Total | changes | of | items | ― | 2,037 | 2,037 | 97,757 | 99,795 | 99,795 | 99,795 |
during period | ||||||||||
Balance at end of current | 153,990,040 | 1,074,447 | 1,074,447 | 4,996,390 | 6,070,837 | 160,060,877 | 160,060,877 | |||
period | ||||||||||
The accompanying notes form an integral part of these financial statements. | ||||||||||
For the six-month period from April 1, 2020 to September 30, 2020 | ||||||||||
Thousands of yen | ||||||||||
Unitholders' equity | ||||||||||
Surplus | ||||||||||
Unitholders' | Total unitholders' | Total net assets | ||||||||
Voluntary retained earnings | Unappropriated | |||||||||
capital | retained earnings | Total surplus | equity | |||||||
Reserve for | Total voluntary | |||||||||
reduction entry | retained earnings | (undisposed loss) | ||||||||
Balance at beginning of | 153,990,040 | 1,074,447 | 1,074,447 | 4,996,390 | 6,070,837 | 160,060,877 | 160,060,877 | |||
current period | ||||||||||
Changes of items | during | |||||||||
period | ||||||||||
Dividends of surplus | (4,996,200) | (4,996,200) | (4,996,200) | (4,996,200) | ||||||
Profit | 5,058,379 | 5,058,379 | 5,058,379 | 5,058,379 | ||||||
Total | changes | of | items | ― | ― | ― | 62,179 | 62,179 | 62,179 | 62,179 |
during period | ||||||||||
Balance at end of current | 153,990,040 | 1,074,447 | 1,074,447 | 5,058,569 | 6,133,017 | 160,123,057 | 160,123,057 | |||
period | ||||||||||
The accompanying notes form an integral part of these financial statements.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
11
(4) Statement of Cash Distributions
For the six-month period from April 1, 2020 to September 30, 2020
(Unit: yen) | ||
The Fiscal Period ended | The Fiscal Period ended | |
March 31, 2020 | September 30, 2020 | |
(October 1, 2019 to March 31, 2020) | (April 1, 2020 to September 30, 2020 | |
I. Unappropriated retained earnings | 4,996,390,036 | 5,058,569,966 |
II. Distribution amount | 4,996,200,000 | 5,058,240,000 |
(Distribution amount per unit) | (3,785) | (3,832) |
Ⅲ. Retained earnings carried forward | 190,036 | 329,966 |
Calculation method of distribution | In accordance with Paragraph 1, | In accordance with Paragraph 1, |
amount | Article 29 of the Investment | Article 29 of the Investment |
Corporation's Articles of Incorporation, | Corporation's Articles of Incorporation, | |
MTR decided to distribute | MTR decided to distribute | |
4,996,200,000 yen, which is the | 5,058,240,000 yen, which is the | |
maximum value of the integral multiple | maximum value of the integral multiple | |
of the total number of units issued and | of the total number of units issued and | |
outstanding (1,320,000 units), not | outstanding (1,320,000 units), not | |
exceeding unappropriated retained | exceeding unappropriated retained | |
earnings. | earnings. | |
In addition, MTR does not distribute | In addition, MTR does not distribute | |
dividends in excess of accounting profit | dividends in excess of accounting profit | |
as set forth in Paragraph 2, Article 29 of | as set forth in Paragraph 2, Article 29 of | |
the Investment Corporation's Articles of | the Investment Corporation's Articles of | |
Incorporation. | Incorporation. |
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
12
(5) Statement of cash flows
For the six-month period from April 1, 2020 to September 30, 2020
Thousands of yen | ||||
For the period | For the period | |||
from October 1, 2019 | from April 1, 2020 | |||
to March 31, 2020 | to September 30, 2020 | |||
Cash flows from operating activities | ||||
Profit before income taxes | 4,996,317 | 5,059,326 | ||
Depreciation | 1,292,269 | 1,308,619 | ||
Amortization of investment corporation bond issuance | 9,023 | 8,980 | ||
costs | ||||
Interest income | (97) | (103) | ||
Interest expenses | 396,084 | 369,359 | ||
Decrease (Increase) in operating accounts receivable | 2,154 | (199,394) | ||
Increase (Decrease) in operating accounts payable | 19,413 | (42,915) | ||
Increase (Decrease) in accrued consumption taxes | 152,119 | (41,156) | ||
Increase (Decrease) in advances received | 12,280 | 14,597 | ||
Other, net | 5,685 | (20,148) | ||
Subtotal | 6,885,250 | 6,457,165 | ||
Interest income received | 97 | 103 | ||
Interest expenses paid | (427,023) | (373,925) | ||
Income taxes paid | (1,043) | (621) | ||
Net cash provided by operating activities | 6,457,281 | 6,082,720 | ||
Cash flows from investing activities | ||||
Purchase of property, plant and equipment | (32,240) | (157,457) | ||
Purchase of property, plant and equipment in trust | (129,018) | (467,146) | ||
Repayments of tenant leasehold and security deposits | (8,518) | (52,452) | ||
Proceeds from tenant leasehold and security deposits | 156,252 | 81,467 | ||
Repayments of tenant leasehold and security deposits in | (14,961) | (6,462) | ||
trust | ||||
Proceeds from tenant leasehold and security deposits in | 18,536 | 17,860 | ||
trust | ||||
Net cash used in investing activities | (9,951) | (584,189) | ||
Cash flows from financing activities | ||||
Net increase (decrease) in short-term loans payable | 5,500,000 | 2,500,000 | ||
Proceeds from long-term loans payable | 15,000,000 | 10,000,000 | ||
Repayments of long-term loans payable | (20,500,000) | (12,500,000) | ||
Proceeds from issuance of investment corporation bonds | 4,000,000 | - | ||
Redemption of investment corporation bonds | (4,000,000) | - | ||
Payments for investment corporation bond issuance costs | (18,383) | - | ||
Dividends paid | (4,896,048) | (4,996,715) | ||
Net cash used in financing activities | (4,914,432) | (4,996,715) | ||
Net increase (decrease) in cash and cash equivalents | 1,532,898 | 501,816 | ||
Cash and cash equivalents at beginning of period | 20,247,138 | 21,780,036 | ||
Cash and cash equivalents at end of period | 21,780,036 | 22,281,852 | ||
The accompanying notes form an integral part of these financial statements.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
13
5. Reference Information
(1) Composition of assets
As of March 31, 2020 | As of September 30, 2020 | ||||
type | Region | ||||
Total of net | Ratio to | Total of net | Ratio to | ||
book value (Note 1) | total assets | book value (Note 1) | total assets | ||
(Millions of yen) | (Note 2) (%) | (Millions of yen) | (Note 2) (%) | ||
Real | Central Tokyo (Note 3) | 134,827 | 40.9 | 134,246 | 40.8 |
property | Other (Note 4) | 23,985 | 7.3 | 23,921 | 7.3 |
Trust | Central Tokyo (Note 3) | 113,487 | 34.5 | 113,262 | 34.4 |
Other (Note 4) | 35,046 | 10.6 | 34,824 | 10.6 | |
Subtotal | 307,346 | 93.3 | 306,254 | 93.1 | |
Other assets | 21,956 | 6.7 | 22,660 | 6.9 | |
Total | 329,302 | 100.0 | 328,915 | 100.0 |
(Note 1) "Total of net book value" is based on the amounts presented in the balance sheets (book value after depreciation for real estate and real estate in trust) as of the settlement date.
(Note 2) "Ratio to total assets" is rounded to the first decimal place.
(Note 3) "Central Tokyo" referrers to Chiyoda, Chuo, Minato, Shinagawa, Shibuya and Shinjuku Wards.
(Note 4) "Other" refers to greater Tokyo (Kanagawa, Chiba and Saitama Prefectures, and the Tokyo Metropolitan Area excluding central Tokyo) and other major regional cities.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
14
(2) Investment Assets
The total number of real estate properties held by MTR and real estate properties in trust associated with the real estate trust's beneficiary rights held by MTR as of September 30, 2020 was 15, and all such real estate is leased by MTR or trust fiduciaries based on trust contracts in the case of real estate in trust.
(i) List of details of real estate and real estate in trust
The overview of real estate held by MTR and real estate trust's beneficiary rights and real estate in trust, properties in trust subject to such rights, as of September 30, 2020 is as follows (real estate, real estate trust's beneficiary rights and real estate in trust, properties in trust subject to such rights, are hereinafter individually or collectively referred to as the "Portfolio").
Overview of the Portfolio
Location(Parcel number) | Area | Structure | Ownership form | ||||||
Property name | (Note 1) | (Note 2) | |||||||
(Note 1) | Land(㎡) | Building(㎡) | /number of | Land | Building | ||||
floors(Note 1) | |||||||||
Tokyo Shiodome Building | 1-12-1 Higashishinbashi, Minato-ku, | 17,847.73 | 191,394.06 | SRC・RC・S | Owned | Owned | |||
(Note 3) | Tokyo | B4/37F | |||||||
ON Building (Note 4) (Note 5) | 5-746-1 | Kitashinagawa, | Shinagawa-ku, | 10,850.67 | 32,812.27 | S・SRC | Owned | Owned | |
Tokyo, etc. | B2/21F | ||||||||
Kioicho Building (Note 5) (Note 6) | 3-3 Kioicho, Chiyoda-ku, Tokyo, etc. | 9,291.93 | 63,535.55 | SRC・S | Owned | Owned | |||
B4/26F | |||||||||
Osaki MT Building (Note 4) | 5-689-2 | Kitashinagawa, | Shinagawa-ku, | 13,852.74 | 26,980.68 | S・SRC | Owned | Owned | |
Tokyo, etc. | B3/14F | ||||||||
Midosuji MTR Building (Note 5) | 3-43-5 Awajimachi, Chuo-ku, Osaka City | 1,560.98 | 15,129.16 | S・SRC | Owned | Owned | |||
B2/13F | |||||||||
Hiroo MTR Building (Note 5) | 2-91-1, Ebisu, Shibuya-ku, Tokyo | 1,671.79 | 6,709.80 | SRC | Owned | Owned | |||
B1/7F | |||||||||
Tenjin Prime (Note 5) (Note 7) | 2-138 Tenjin, Chuo-ku, Fukuoka City, etc. | 1,110.73 | 7,722.04 | S・RC | Owned | Owned | |||
B1/12F | |||||||||
Shin-Yokohama TECH Building | 3-9-1 | Shinyokohama, | Kohoku-ku, | A-Wing:11,636.35 | A-Wing:SRC | ||||
2,671.11 B-Wing:13,550.87 | B1/9F | Owned | Owned | ||||||
(Note 8) | Yokohama City, etc. | B-Wing:S・SRC | |||||||
Total:25,187.22 | |||||||||
B1/16F | |||||||||
SHIBUYA FLAG (Note 5) | 81-11 Udagawacho, Shibuya-ku, Tokyo, | 1,026.44 | 7,766.49 | S・SRC | Owned | Owned | |||
etc. | B2/9F | ||||||||
Shinbashi Ekimae MTR Building | 2-28-2 Shinbashi, Minato-ku, Tokyo, etc. | 1,069.88 | 7,820.45 | S・SRC・RC | Owned Owned | ||||
B2/8F | |||||||||
Ito-Yokado Shonandai | 6-2-1 Ishikawa, Fujisawa City, Kanagawa | 35,209.93 | 53,393.66 | S | Owned | Owned | |||
Prefecture | 5F | ||||||||
Kohnan Sagamihara-Nishihashimoto | 5-4-4 | Nishihashimoto, | Midori-ku, | 19,878.57 | 40,283.77 | S | Owned | Owned | |
Sagamihara City | 5F | ||||||||
Frespo Inage (Note 5) | 731-17 Naganumaharacho, Inage-ku, Chiba | 39,556.71 | - | - | Owned | - | |||
City | |||||||||
Hotel Okura Kobe (Note 5) | 48-1 Hatobacho, Chuo-ku, Kobe City, etc. | 30,944.44 | 72,246.86 | SRC・S | Owned | Owned | |||
B2/35F | |||||||||
Park Lane Plaza | 2-30-6 Jingumae, Shibuya-ku, Tokyo | 1,702.95 | 5,246.78 | RC | Owned | Owned | |||
B1/7F | |||||||||
(Note 1) "Location (Parcel number)", "Area" and "Structure/number of floors" present the details stated in real estate registries.
(Note 2) In "Structure", "SRC" means steel-framed reinforced concrete construction, "RC" means reinforced construction and "S" means steel construction. (Note 3) The land area of the Tokyo Shiodome Building is the area of land jointly owned by MTR, and it includes the area of co-owned interest jointly owned by
MTR with other co-owners. In the relevant land, MTR's co-owned interest is a ratio of 50/100. Moreover, the Tokyo Shiodome Building is a co-owned building, and the floor area of 95,697.03m2 is calculated by multiplying MTR's co-owned interest (ratio of 50/100) by the total floor space.
(Note 4) The land area of the ON Building is the total area (10,850.67m2) of the 3 sections of land in which trust fiduciaries for whom MTR is the sole trust beneficiary own a co-owned interest, and the trust fiduciaries own a co-owned interest of 840,139/1,000,000. The co-owned interest other than the one owned by the trust fiduciaries is owned by MTR as the site of the Osaki MT Building. As a result, the 3 sections of land in question (total area of 10,850.67m2) are stated separately as part of the land area of the Osaki MT Building and the land area of the ON Building. Moreover, the land area of the Osaki MT Building is the total area of all the 17 sections of land that MTR owns or jointly owns, which includes the co-owned interest of other co-owners. Of all the 17 sections of land in question, 13 sections of land (total area of 2,880.79m2) are solely owned by MTR. As for one section of land (area of 121.28m2), MTR owns a co-owned interest of 1/5 and, as for the 3 sections of land (total area of 10,850.67m2), MTR owns a co-owned interest of 159,861/1,000,000. In addition, the Osaki MT Building is a co-owned building, and the floor area of 24,495.21m2 is calculated by multiplying MTR's co-owned interest (ratio of 907,880/1,000,000) by the total floor space.
(Note 5) Of the 15 properties listed above, the ON Building, the Kioicho Building, the Midosuji MTR Building, Hiroo MTR Building, Tenjin Prime, SHIBUYA FLAG, Frespo Inage and Hotel Okura Kobe have been categorized as real estate in trust, and the other 7 properties have been categorized as real estate. In addition, real estate in trust associated with Frespo Inage is only land, and the building is not included.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
15
(Note 6) The land area of the Kioicho Building is the total area of the 8 sections of land, the site of the relevant building, and it includes the interest of other owners (partial ownership). Of the 8 sections of land in question, 5 sections of land (total area of 7,433.52m2) are solely owned by a trust fiduciary for whom MTR is the sole trust beneficiary. MTR has acquired sectional ownership of the Kioicho Building. The total floor space stated is the total floor space for the portion of one building that represents the sectional ownership. The exclusive portion of the floor space owned by a fiduciary of the trust in which MTR is the sole beneficiary is 24,598.85 m2.
(Note 7) The land area of Tenjin Prime is the total area of the 7 sections of land, the site of the relevant building, and part of the land in question includes leased land. Of the 7 sections of land in question, 6 sections of land (total area of 1,081.75m2) are solely owned by a trust fiduciary for whom MTR is the sole trust beneficiary, and a trust fiduciary for whom MTR is the sole trust beneficiary has the land lease right over the remaining section of land (area of 28.98m2).
(Note 8) The Shin-Yokohama TECH Building is real estate that is comprised of two buildings, A-Wing and B-Wing, and the site for the buildings.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
16
Categories, prices and investment ratios of the Portfolio
Book | End-of-p | Direct | Discounted cash | |||||||||
value at | reduction | flow | ||||||||||
Acquisition | eriod | |||||||||||
Price | the end | appraisal | method | (DCF) method | Investment | |||||||
Region | Use | Property name | (Note 2) | of | value | Appraiser | ratio | |||||
(Note 1) | fiscal | |||||||||||
(Millions of | (Note 3) | Discount | Terminal | (Note 4) | ||||||||
period | Cap rate | |||||||||||
yen) | (Millions | (Millions of | rate | cap rate | ||||||||
of yen) | yen) | |||||||||||
Tokyo Shiodome Building | 110,000 | 100,776 | 112,000 | 3.3% | 3.2% | 3.3% | Rich Appraisal | 33.9% | ||||
Institute K.K. | ||||||||||||
ON Building | 39,900 | 39,123 | 33,600 | 3.5% | 3.2% | 3.7% | Japan Real Estate | 12.3% | ||||
Institute | ||||||||||||
Office | Daiwa Real Estate | |||||||||||
Kioicho Building | 34,300 | 33,279 | 38,000 | 3.2% | 3.0% | 3.4% | Appraisal Co., | 10.6% | ||||
building | Ltd. | |||||||||||
Osaki MT Building | 14,386 | 13,019 | 16,500 | 3.4% | 3.1% | 3.6% | Japan Real Estate | 4.4% | ||||
(Note 5) | Institute | |||||||||||
Daiwa Real Estate | ||||||||||||
Central | Hiroo MTR Building | 8,100 | 8,375 | 8,440 | 3.6% | 3.4% | 3.8% | Appraisal Co., | 2.5% | |||
Ltd. | ||||||||||||
Tokyo | ||||||||||||
Subtotal | 206,686 | 194,573 | 208,540 | ― | 63.8% | |||||||
SHIBUYA FLAG | 32,040 | 32,484 | 40,200 | 3.2% | 3.0% | 3.4% | Japan Real Estate | 9.9% | ||||
Retail | Institute | |||||||||||
facility | ||||||||||||
Shinbashi Ekimae MTR | Nippon | |||||||||||
18,000 | 17,308 | 22,500 | 3.6% | 3.4% | 3.8% | Tochi-Tatemono | 5.6% | |||||
Building | ||||||||||||
Co., Ltd. | ||||||||||||
Subtotal | 50,040 | 49,793 | 62,700 | ― | 15.4% | |||||||
Nippon | ||||||||||||
Other | Park Lane Plaza | 3,200 | 3,141 | 4,010 | 3.4% | 4.1% | 3.1% | Tochi-Tatemono | 1.0% | |||
Co., Ltd. | ||||||||||||
Subtotal | 3,200 | 3,141 | 4,010 | ― | 1.0% | |||||||
Subtotal | 259,926 | 247,508 | 275,250 | ― | 80.2% | |||||||
Daiwa Real Estate | ||||||||||||
Midosuji MTR Building | 10,170 | 9,991 | 10,600 | 3.6% | 3.4% | 3.8% | Appraisal Co., | 3.1% | ||||
Ltd. | ||||||||||||
Office | Tenjin Prime | 6,940 | 6,661 | 8,930 | 3.9% | 3.6% | 4.1% | Japan Real Estate | 2.1% | |||
building | Institute | |||||||||||
Shin-Yokohama | Nippon | |||||||||||
6,900 | 6,887 | 7,570 | 4.6% | 4.4% | 4.9% | Tochi-Tatemono | 2.1% | |||||
TECH Building | ||||||||||||
Co., Ltd. | ||||||||||||
Subtotal | 24,010 | 23,540 | 27,100 | ― | 7.4% | |||||||
Ito-Yokado Shonandai | 11,600 | 9,827 | 11,700 | 5.3% | 5.0% | 5.5% | Japan Real Estate | 3.6% | ||||
Other | Institute | |||||||||||
Retail | Kohnan Sagamihara- | 7,460 | 7,206 | 8,500 | 5.2% | 4.9% | 5.4% | Japan Real Estate | 2.3% | |||
Nishihashimoto | Institute | |||||||||||
facility | ||||||||||||
Frespo Inage | 2,100 | 2,193 | 2,620 | - | 7.9% | - | Japan Real Estate | 0.6% | ||||
(Note 6) | (Note 7) | (Note 8) | Institute | |||||||||
Subtotal | 21,160 | 19,227 | 22,820 | ― | 6.5% | |||||||
Other | Hotel Okura Kobe | 19,000 | 15,977 | 17,300 | 4.8% | 4.6% | 4.9% | Rich Appraisal | 5.9% | |||
Institute K.K. | ||||||||||||
Subtotal | 19,000 | 15,977 | 17,300 | ― | 5.9% | |||||||
Subtotal | 64,170 | 58,745 | 67,220 | ― | 19.8% | |||||||
Total | 324,096 | 306,254 | 342,470 | ― | 100.0% |
(Note 1) The attribution of properties that have more than one use is judged based on their main use. The Tokyo Shiodome Building and the Kioicho Building are categorized as "Office building", which is the main use of the buildings, and SHIBUYA FLAG is categorized as "Retail facility", which is the main use of the building. The same applies thereafter.
(Note 2) The "Acquisition price" stated is the amount (sales prices stated in sales contracts, etc.) that does not include various expenses (sales commission
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
17
charges, property and other taxes, etc.) that were incurred when the relevant Portfolio was acquired. The same applies thereafter.
(Note 3) The "End-of-period appraisal value" stated is the value that was calculated based on the capitalization method (based on the price as of September 30, 2020) by real estate appraisers in accordance with MTR's rules and the Investment Corporation Calculation Rules (Cabinet Office Ordinance No. 47, 2006; including revisions thereafter).
(Note 4) The "Investment ratio" is the ratio of the acquisition prices of each asset against the total acquisition price of the Portfolio, and is rounded to the first decimal place.
(Note 5) The acquisition price of the Osaki MT Building stated is the total amount of the acquisition prices on March 31, 2005 (7,870 million yen), October 28, 2005 (5,656 million yen) and January 30, 2015 (860 million yen).
(Note 6) The acquisition price of Frespo Inage stated is the amount equivalent to 50% of 4,200 million yen, the acquisition price of the entire property in question, because 50% of the land in trust was transferred on February 29, 2012.
(Note 7) The direct capitalization method is not adopted for Frespo Inage.
(Note 8) The terminal cap rate of Frespo Inage has not been stipulated.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
18
(ii) Details of the situation of leasing of the Portfolio
The situation of leasing of the Portfolio held by MTR as of September 30, 2020 is as follows.
Of the Portfolio held by MTR, the property in the Portfolio whose rental revenues account for 10% of the total rental revenues of the entire Portfolio or higher in the fiscal period ended September 30, 2020 (six months from April 1, 2020 to September 30, 2020) is 2 properties, Tokyo Shiodome Building and Kioicho Building.
Situation of leasing of the Portfolio
Rental | Ratio to | Rentable | Rent | Total number | |||
revenues | total rental | ||||||
Region | Use | Property name | area | area | of | ||
(Note 1) | revenues | ||||||
(Note 3)(㎡) | (Note 4)(㎡) | tenants | |||||
(Millions of yen) | ratio(Note 2) | ||||||
Tokyo Shiodome Building | 2,795 | 31.5% | 95,697.03 | 95,697.03 | 1 | ||
ON Building | (Note 5) | (Note 5) | 20,654.60 | 20,654.60 | 1 | ||
Office | Kioicho Building (Note 6) | 1,102 | 12.4% | 24,748.48 | 24,722.48 | 34 | |
building | (67) | ||||||
Osaki MT Building (Note 7) | 365 | 4.1% | 24,495.21 | 24,495.21 | 1 | ||
(17) | |||||||
Central Tokyo | |||||||
Hiroo MTR Building (Note 8) | 204 | 2.3% | 4,946.36 | 4,946.36 | 8 | ||
Retail | SHIBUYA FLAG (Note 8) | (Note 5) | (Note 5) | 5,983.86 | 5,983.86 | 3 | |
Facility | Shinbashi Ekimae MTR Building | 460 | 5.2% | 8,055.00 | 8,055.00 | 1 | |
Other | Park Lane Plaza (Note 9) | 105 | 1.2% | 4,443.03 | 4,125.99 | 18 | |
Midosuji MTR Building (Note 10) | 311 | 3.5% | 15,129.16 | 15,129.16 | 1 | ||
(31) | |||||||
Office | |||||||
Tenjin Prime (Note 8) | 253 | 2.8% | 5,990.40 | 5,990.40 | 15 | ||
building | |||||||
Shin-Yokohama TECH Building | 355 | 4.0% | 18,238.86 | 18,238.86 | 10 | ||
Other | Ito-Yokado Shonandai | 375 | 4.2% | 53,393.66 | 53,393.66 | 1 | |
Retail | Kohnan | (Note 5) | (Note 5) | 40,283.77 | 40,283.77 | 1 | |
facility | Sagamihara-Nishihashimoto | ||||||
Frespo Inage | 123 | 1.4% | 39,556.71 | 39,556.71 | 1 | ||
Other | Hotel Okura Kobe | 625 | 7.0% | 72,246.86 | 72,246.86 | 1 | |
Total | (Note 11) | 8,882 | 100.0% | 433,862.99 | 433,519.95 | 97 | |
(176) | |||||||
(Note 1) "Rental revenues" stated are rental revenues (rent, common charges, other rental revenues, etc.) for the fiscal period ended September 30, 2020 fiscal period.
(Note 2) The "Ratio to total rental revenues" is rounded to the first decimal place.
(Note 3) The "Rentable area" includes a rentable area that is able to be used for use other than the main use in question (offices, stores, warehouses, etc.), in addition to the rentable area that is able to be used for leasing, the main use of the Portfolio, and the "Rentable area" stated is the total area of the areas as described above (including common areas, etc. that are leased). The area of the Tokyo Shiodome Building stated is the area calculated by multiplying MTR's co-owned interest (50/100) by the total rentable area of the building (191,394.06m2). In addition, the area of the Osaki MT Building stated is the area calculated by multiplying MTR's co-owned interest (907,880/1,000,000) by the total rentable area of the building (26,980.68m2).
(Note 4) The "Rent area" stated is the area that includes the rentable area and the area for which lease contracts are actually concluded and the property is leased. The area of the Tokyo Shiodome Building stated is the area calculated by multiplying MTR's co-owned interest (50/100) by the total rent area of the building (191,394.06m2). In addition, the area of the Osaki MT Building stated is the area calculated by multiplying MTR's co-owned interest (907,880/1,000,000) by the total rent area of the building (26,980.68m2).
(Note 5) The "Rental revenues" and the "Ratio to total rental revenues" of the ON Building, SHIBUYA FLAG and Kohnan Sagamihara-Nishihashimoto are not disclosed because the agreements of the tenants about disclosing rents have not been able to be obtained.
(Note 6) Regarding the office portion of the Kioicho Building, MTR leases the office portion of the Kioicho Building from a fiduciary trust company under a master lease agreement and subleases it to tenants. Regarding the residential portion, the agreement used is the master lease pass-through model. The total number of tenants of the relevant properties stated above is that under the sublease agreement for the office portion and the master lease agreement for the residential portion. The figure in brackets for the total number of tenants is the total number of tenants based on the sublease agreements of the office and residential portions of the building.
(Note 7) A master lease agreement under which rent income is linked to rents under a sublease agreement has been concluded for the Osaki MT Building. The
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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figure in brackets for the total number of tenants of the building is the total number of tenants based on the sublease agreements.
(Note 8) MTR leases the land and building of Hiroo MTR Building, SHIBUYA FLAG and Tenjin Prime from a fiduciary trust company under a master lease agreement and subleases it to tenants. The total number of tenants of the above properties is that under the sublease agreements.
(Note 9) At Park Lane Plaza, if lease contracts for more than one residential unit are concluded with one tenant, the number of residential units is counted as the number of tenants.
(Note 10) The agreement used for the Midosuji MTR Building is the master lease pass-through model. The figure in brackets for the number of tenants of the building is the total number of tenants based on the sublease agreements.
(Note 11) The total number of tenants in brackets is the total number of tenants calculated based on the total number of tenants under the sublease agreements for the Osaki MT Building, the Kioicho Building and the Midosuji MTR Building.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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Occupancy rate of the Portfolio
Region | Use | Property name | 2020 | 2019 | 2018 | 2017 | 2016 | ||||||||
End of | End of | End of | End of | End of | End of | End of | End of | End of | End of | ||||||
Sep. | Mar | Sep. | Mar. | Sep. | Mar. | Sep. | Mar. | Sep. | Mar. | ||||||
Tokyo Shiodome Building | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
ON Building | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
Office | Kioicho Building (Note 2) | 99.9 | 99.9 | 99.9 | 99.9 | 99.9 | 99.9 | 99.9 | 99.9 | 96.7 | 66.1 | ||||
(98.7) | (98.7) | (98.5) | (99.9) | (99.9) | (98.7) | (98.1) | (98.1) | (94.8) | (65.5) | ||||||
building | |||||||||||||||
Osaki MT Building(Note 3) | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
(99.1) | (97.8) | (91.8) | (91.8) | (100.0) | (92.7) | (92.7) | (92.7) | (96.7) | (98.2) | ||||||
Hiroo MTR Building (Note | 100.0 | 100.0 | 100.0 | 100.0 | 84.2 | 99.5 | - | - | - | - | |||||
4) | |||||||||||||||
Central | |||||||||||||||
Subtotal | 99.9 | 99.9 | 99.9 | 99.9 | 99.5 | 99.9 | 99.9 | 99.9 | 99.5 | 94.9 | |||||
Tokyo | |||||||||||||||
(Note 5) | (99.7) | (99.6) | (99.0) | (99.3) | (99.5) | (99.1) | (99.0) | (99.0) | (98.9) | (94.3) | |||||
Retail | SHIBUYA FLAG (Note 4) | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | ||||
facility | Shinbashi | Ekimae MTR | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||
Building | |||||||||||||||
Subtotal | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
Other | Park Lane Plaza | 100.0 | 92.9 | 95.9 | 100.0 | 100.0 | 96.8 | 100.0 | 100.0 | 93.5 | 92.7 | ||||
Subtotal | 100.0 | 92.9 | 95.9 | 100.0 | 100.0 | 96.8 | 100.0 | 100.0 | 93.5 | 92.7 | |||||
Subtotal (Note 5) | 99.9 | 99.8 | 99.9 | 99.9 | 99.6 | 99.9 | 99.9 | 99.9 | 99.4 | 95.3 | |||||
(99.7) | (99.5) | (99.0) | (99.3) | (99.5) | (99.2) | (99.1) | (99.1) | (98.8) | (94.8) | ||||||
Midosuji | MTR Building | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | ||||
Office | (Note 6) | (98.4) | (100.0) | (100.0) | (100.0) | (96.4) | (100.0) | (95.5) | (95.0) | (96.7) | (92.9) | ||||
Tenjin Prime (Note 4) | 100.0 | 100.0 | 100.0 | 100.0 | 89.1 | 100.0 | 100.0 | 100.0 | 94.6 | 100.0 | |||||
building | |||||||||||||||
Shin-Yokohama | 100.0 | 100.0 | 100.0 | 98.7 | 98.7 | 95.7 | 92.6 | 98.8 | 97.8 | 90.5 | |||||
TECH Building | |||||||||||||||
Subtotal (Note 5) | 100.0 | 100.0 | 100.0 | 99.4 | 97.7 | 98.0 | 96.6 | 99.5 | 98.2 | 95.6 | |||||
(99.5) | (100.0) | (100.0) | (99.3) | (96.3) | (97.7) | (94.7) | (97.9) | (96.9) | (92.9) | ||||||
Other | Ito-Yokado Shonandai | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | ||||
Retail | |||||||||||||||
Kohnan Sagamihara- | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
facility | Nishihashimoto | ||||||||||||||
Frespo Inage | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
Subtotal | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
Other | Hotel Okura Kobe | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | ||||
Subtotal | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | 100.0 | |||||
Subtotal (Note 5) | 100.0 | 100.0 | 100.0 | 99.9 | 99.6 | 99.7 | 99.4 | 99.9 | 99.8 | 99.4 | |||||
(99.5) | (100.0) | (100.0) | (99.9) | (99.5) | (99.7) | (99.2) | (99.8) | (99.6) | (99.2) | ||||||
Total (Note 5) | 99.9 | 99.9 | 99.9 | 99.9 | 99.6 | 99.8 | 99.7 | 99.9 | 99.6 | 97.9 | |||||
(99.9) | (99.8) | (99.6) | (99.7) | (99.5) | (99.5) | (99.2) | (99.5) | (99.3) | (97.5) | ||||||
(Note 1) The "Occupancy rate" is rounded to the first decimal place. The occupancy rate stated for each Portfolio is the percentage of the total rented area out of the total rentable area. The subtotal of the occupancy rate for each category (or the total occupancy rate of the entire Portfolio) is the percentage of the subtotal (or the total) rented area out of the subtotal (or the total) rentable area. The subtotal and total occupancy rates stated are the rates based on the Portfolio held by MTR as of the end of each fiscal period. If the result of rounding is 100.0%, however, the rate is indicated as 99.9% by rounding down the second decimal place to the nearest first decimal place.
(Note 2) Regarding the office portion of the Kioicho Building, MTR leases the office portion of the Kioicho Building from a fiduciary trust company under a master lease agreement and subleases it to tenants. Regarding the residential portion, the agreement used is the master lease pass-through model. The occupancy rates of the relevant properties stated above are those under the sublease agreement for the office portion and the master lease agreement for the residential portion. The figures in brackets for the occupancy rates are the occupancy rates based on the sublease agreements of the office and residential portions of the building.
(Note 3) A master lease agreement under which rent income is linked to rents under a sublease agreement has been concluded for the Osaki MT Building. The figures in brackets for the occupancy rates of the building are the occupancy rates of tenants based on the sublease agreements.
(Note 4) MTR leases the land and building of Hiroo MTR Building, SHIBUYA FLAG and Tenjin Prime from a fiduciary trust company under a master lease agreement and subleases it to tenants. The occupancy rates of the above properties are those under the sublease agreements.
(Note 5) The subtotals and the total occupancy rates in brackets are the rates calculated based on the occupancy rates under the sublease agreements for the Kioicho Building, the Osaki MT Building and the Midosuji MTR Building.
(Note 6) The agreement used for the Midosuji MTR Building is the master lease pass-through model. The figures in brackets for the occupancy rates of the building are the occupancy rates based on the sublease agreement.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
21
Disclaimer:
This report contains translations of selected information described in the Financial Release (Kessan-Tanshin) prepared under the timely-disclosure requirements of the Tokyo Stock Exchange, and portions of the Financial Statements and the Performance Information Report for the fiscal period ended September 30, 2020 from April 1, 2020 to September 30, 2020, of MORI TRUST Sogo Reit, Inc. (MTR), prepared pursuant to the Law Concerning Investment Trusts and Investment Corporations of Japan.
This English language document was prepared solely for the convenience of and reference by investors and neither corresponds to the original Japanese documents nor is intended to constitute a disclosure document. The Japanese language Kessan-Tanshin and the Financial Statements and the Performance Information Report for the aforementioned should always be referred to as originals of this document.
English terms for Japanese legal, accounting, tax and business concepts used herein may not be precisely identical to the concepts of the equivalent Japanese terms. With respect to any and all terms herein, including without limitation, financial statements, if there exist any discrepancies in the meaning or interpretation thereof between the original Japanese documents and English statements contained herein, the original Japanese documents will always govern the meaning and interpretation.
None of MTR, MORI TRUST Asset Management Co., Ltd. (MTAM) or any of their respective directors, officers, employees, partners, shareholders, agents or affiliates will be responsible or liable for the completeness, appropriateness or accuracy of English translations or the selection of the portion(s) of any document(s) translated into English. No person has been authorized to give any information or make any representations other than as contained in this document in relation to the matters set out in this document, and if given or made, such information or representation must not be relied upon as having been authorized by MTR, MTAM or any of their respective directors, officers, employees, partners, shareholders, agents or affiliates.
The financial statements are a translation of the unaudited financial statements of MTR, that were prepared in accordance with generally accepted accounting principles in Japan (Japanese GAAP) which may materially differ in certain respects from generally accepted accounting principles and practices in other jurisdictions. In preparing the financial statements, certain reclassifications and modifications have been made to the financial statements issued domestically in order to present them in a format that is more familiar to readers outside Japan.
Certain provisions of this document contain forward-looking statements and information. We base these statements on our beliefs as well as our assumptions based solely on certain limited information currently available to us. Because these statements reflect our current views concerning future events, these statements involve known and unknown risks, uncertainties and assumptions. These forward-looking statements are not a guarantee of future performance and involve risks and uncertainties, and there are certain important factors that could cause actual results to differ, possibly materially, from expectations or estimates reflected in such forward-looking statements, including without limitation: the general economy, market conditions, financial markets including the performance of the real estate market, interest rate fluctuations, competition with our properties, and the impact of changing regulations or taxation.
MTR does not intend and is under no obligation to update any particular forward-looking statement included in this document. The forward-looking statements contained in this press release speak only as of the date of release, November 18, 2020, and MTR does not undertake to update those forward-looking statements to reflect events or circumstances occurring after the date of this release.
Disclaimer:
This English language document is provided as a service and is not intended to be an official statement. Should a discrepancy be found, the Japanese original will always govern the meaning and interpretation.
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MORI TRUST Sogo Reit Inc. published this content on 18 November 2020 and is solely responsible for the information contained therein. Distributed by Public, unedited and unaltered, on 18 November 2020 10:36:08 UTC