Friday, July 29, 2005

Mizuho's Real Estate Arm To Set Up REIT with Sekisui, Morgan Stanley

July 29, 2005
Kowa Real Estate To Enter REIT Ops With Sekisui, Others

TOKYO (Nikkei)--Kowa Real Estate Co. said Thursday that it will jointly enter real estate investment trust (REIT) operations with Dai-ichi Mutual Life Insurance Co., Sekisui House Ltd. and Morgan Stanley Properties Japan KK. Kowa Real Estate is an affiliate of the Mizuho Financial Group Inc.
The firms aim to acquire office buildings and other properties through a joint asset management company and list an investment corporation sometime in the first half of fiscal 2006.
Each partner is to take a stake in a Kowa Real Estate asset management subsidiary by purchasing a private placement of shares on Friday. The partners plan to contribute real estate that they own in addition to acquiring properties from others.
When the investment corporation goes public, it plans to own 10 or more buildings with total assets of 100 billion yen. This is to be expanded to 300 billion yen eventually.
After the investment corporation boosts its capital, Kowa Real Estate expects to hold a 40% stake, while Dai-ichi Mutual will own 20% interest, Sekisui House a 15% stake and the Morgan Stanley unit will have a 5% share. Interests of 5% are to be held by four others.

(The Nihon Keizai Shimbun Friday morning edition)

Copyright 2005 Nihon Keizai Shimbun, Inc. All rights reserved.

Tokyo Office Market Update: Rents for Smaller Buildings see Bottom; Overall Rise Predicted in 2007

都心の中型ビル賃料、底入れの兆し――ファンド資金で改修進む。
2005/07/29, , 日本経済新聞 朝刊, 31ページ, 有, 1216文字

 東京都心部の賃貸オフィスビル市場で、十階建てほどの中型ビルの賃料に底入れの兆しが出ている。企業業績回復を背景にオフィス拡張意欲が高まり大型ビルの不足感が強い。そこに不動産ファンド資金などを活用し改修した使い勝手のいい中型ビルが登場。大型に比べた割安感もあり、テナント企業の引き合いが増えつつある。
 オフィス仲介の三鬼商事(東京・中央)がまとめた都心五区(千代田、中央、港、新宿、渋谷)の六月末のオフィスビル平均賃料(募集ベース)は、中型ビル(一階当たりの床面積が百六十五平方メートル以上三百三十平方メートル未満)で三・三平方メートル当たり一万三千六百九十九円。昨年六月末からの半年で百六十六円(一・一九%)下落したが、以後の半年では四十円(〇・二九%)安にとどまる。
 「六月から中型ビルの引き合いも目立ち始めた」(飯嶋清社長)。金属加工など中堅メーカーが増床のため求める例もあり港、千代田区の中型ビル需要が増えている。
 生駒データサービスシステム(東京・港)は七月下旬にまとめたオフィス市況調査リポートで、東京二十三区の五千五百棟の平均賃料(小型から大型まで)が二〇〇七年には十五年ぶりに上昇に転じると予測する。「中型ビルの需要拡大」(生駒データの前沢威夫主席研究員)が市況反転の主因とみる。
 背景には大型ビルの不足感が強まり「需要が中型ビルにも向かい始めた」(仲介会社)ことがある。都心の大型ビルの空室率は年初から低下が続き、現在五・〇三%(三鬼商事調べ)。近く需給均衡の目安となる五%を下回る公算が大きい。
 オフィス拡張を目指す企業は大型ビル志向が強い。一方、既存中型ビルは新築大型ビルに比べ設備面で劣りがち。だが、こうした企業の関心を集めるだけの魅力を持った中型ビルもここ一年で登場した。耐震性を高め、床下に電線やケーブルを収納してIT(情報技術)機器を使えるよう改修、利便性を高めている。
 中型ビルは個人オーナーも多く、改修資金を調達できない例が少なくなかった。その改修資金を不動産投資信託(REIT)を扱う投資法人や不動産ファンド運用会社が担い始めていることが最近の特徴だ。
 投資市場では当初、資金力のある大手投資法人が大型ビル(百億―二百億円)を取得する傾向が強かった。ここ一、二年で中堅投資法人の参入が相次ぎ、中型ビル(十億―五十億円)の購入が目立ってきた。ファンド各社は買い取り後に改修、価値を高めて転売して収益を確保している。
 市場では「REITやファンドによる中型ビルへの投資は今後ますます加速する」(アセット・マネジャーズの長谷川拓磨ファンド事業部長)との見方が多い。
 都心では大型ビル建設が相次いでいるが、耐震技術やIT対応といった技術革新が行き渡り、一段の機能刷新は難しくなっている。中型ビルでも改修を十分施せば最新ビル並みの機能を持たせられる。需要も底堅いだけに、大型ビルに続き市況好転の可能性は高い。

東京23区のオフィス賃料、2007年には上昇へ――民間予測。
2005/07/29, , 日経産業新聞, 19ページ, , 528文字

 オフィス調査を手がける生駒データサービスシステム(東京・港)は、東京二十三区のオフィス賃料と空室率(貸室総面積に対する空室面積の割合)について二〇〇九年までの予測をまとめた。企業のオフィス拡張意欲の高まりを背景に、平均オフィス賃料は〇七年に十五年ぶりに上昇に転じるとみている。
 予測は同社が〇四年に二十三区内の約五千五百棟のオフィスビルを対象に聞き取った平均賃料をベースにまとめた。〇四年の平均賃料を一〇〇とした場合、〇六年の九八まで下落が続く。ただ〇七年からは上昇に転じ、〇九年には一〇〇・二と〇四年の水準を上回るとしている。
 業績回復に伴う企業のオフィス拡張意欲が昨年から高まっていることに加え、ビル供給量が〇六年以降は減少することから需給が改善する見通し。
 空室率は〇六年の五・五%をピークに〇七年以降は低下を続け、〇九年には四・二%と需給均衡の目安となる五%を下回ると予測している。
 東京都心部では大型ビル賃料が今春から上昇に転じた。下落が続いている中型ビルについても下げ幅が縮小し、底入れの兆しが出ている。
 同社はオフィス拡張を目指す企業の需要が大型ビルだけでなく中型ビルにも向かうとみており、賃料相場が〇七年に反転する見通しの要因としている。

Wednesday, July 27, 2005

J-REITs Show Signs Of Overheating

July 27, 2005
REIT Funds Show Signs Of Overheating

TOKYO (Nikkei)--Prices have spiked for such popular investment vehicles as mutual funds with stakes in real estate investment trusts, and the market is exhibiting signs of overheating.
The balance of assets managed in REIT funds, which debuted in 2003, surpassed 1 trillion yen in July. Investors have been drawn to the high returns of such funds. Some 300 billion yen of the total is invested in domestic REITs, representing more than 10% of their market capitalizations.
The Tokyo Stock Exchange's REIT index was at the 1,400 level at the beginning of the year, but has marked record highs since March. At one point this month, the index rose to nearly 1,700.
"The inflow of retail-segment funds via investment trusts is buoying the REIT market," according to Takashi Ishizawa, chief real estate analyst at Mizuho Securities Co.
But with returns falling to the lower half of the 3% range, Ishizawa says that the upside is limited.

(The Nihon Keizai Shimbun Wednesday morning edition

Real Estate Developers Rushing To Meet Growing Investor Demand

Wednesday, July 27, 2005
Real Estate Developers Rushing To Meet Growing Investor Demand

TOKYO (Nikkei)--Midsize real estate developers are accelerating their efforts to grab larger shares of the growing market for wealthy individual investors and real estate investment trusts (REITs).
Dix Kuroki Co. seeks to boost sales of condominiums in fiscal 2005 by 40% from the preceding quarter. Those condos will be marketed to investors.
The Fukuoka-based developer aims to sell 1,400 units in 30 buildings during the current fiscal year. About 40% will be sold to individual investors and 60% to investment funds.
Although most of the condos are being built in Fukuoka and Tokyo, the company will open its first sites in Osaka this fiscal year and in Nagoya the following year.
Zephyr Co., which also develops condos, is expanding to include such commercial facilities as a shopping mall. It has begun a 20 billion yen project to build a large shopping mall in Kashiwa, Chiba Prefecture. The shopping center will be sold to funds after its scheduled completion next spring.
Driving those efforts is the fact that large supermarket chains are launching stores using funds obtained from REITs.
Building a commercial facility involves larger investments and returns than developing a condo and is therefore more attractive to Zephyr.
Since last year, a flurry of REITs and privately offered investment funds have been established. There also has also been a noticeable trend in which wealthy individuals are buying entire condo buildings.

(The Nikkei Financial Daily Wednesday edition)

Friday, July 22, 2005

Goldman Sachs, Soros May Sell Shares in Japan Hotels

Goldman Sachs, Soros May Sell Shares in Japan Hotels

July 22 (Bloomberg) -- Goldman Sachs Group Inc., the third- largest U.S. investment bank, and financier George Soros may sell shares in hotel properties they own in Japan, taking advantage of rising tourist arrivals and higher land prices.
Overseas investors are increasing investments in Japan's hotels, resorts and golf courses, betting they can improve management and lift returns as the world's second-largest economy recovers. Hotel transactions more than doubled in 2004 from a year earlier, bringing in non-Japanese owners with more funds to refurbish the properties, according to Jones Lang Lasalle.
``Not many hotels under the ownership of Japanese companies have been renovated because of their weak finances,'' said Yasokazu Terada, a Tokyo-based senior vice-president at Jones Lang Lasalle Hotels. ``Management hasn't always been efficient.''
Foreign companies started buying hotels and other leisure- related assets in Japan as the economy emerged from four recessions since 1991. New York-based Goldman invested $6.4 billion in Japan real estate since 1997, including 78 golf courses.
The number of tourists visiting Japan rose almost 18 percent in 2004 from a year earlier to 6.14 million and commercial land prices in the nation's six biggest cities gained for the first time in more than 14 years in the six months ended March 31.
The market value of Japan's real estate investment trusts has risen more than nine-fold to 2.4 trillion yen ($21.3 billion) since the first REIT was publicly traded in 2001. The Tokyo Stock Exchange REIT Index set a record July 11 and has gained 62 percent since it was set up in 2003, exceeding a 51 percent advance in the benchmark Topix Index.
None of the existing REITS offer just hotel assets to investors, focusing mainly on office space and apartments.

`Potential'

``REITs are a potential positive exit opportunity for us,'' Michael Nigitsch, Tokyo-based president of Ishin Hotels Group Co., said in an interview on July 20. Ishin is a venture between a real estate company set up by billionaire George Soros and Westmont Hospitality Group, a closely held U.S. hotel operator.
Goldman obtained a license for its property trust management company, Japan Hotel and Resort Co., from the Financial Service Agency in June, a precursor to selling shares in a property trust.
``There's absolutely no doubt you'll see very soon the first player come to the market,'' Nigitsch said. ``If it's successful, it will help further transactions in the hotel market.''
Goldman may hire Daiwa Securities SMBC Co. to raise about 40 billion yen later this year by selling shares in a property trust that will hold four hotels in Japan, bankers familiar with the plan said. Goldman's spokesman in Tokyo, Yoshihide Nakagawa, declined to comment.

Daiei Inc.

Daiei Inc., a Japanese retailer undergoing a government-led bailout, sold four hotels to Goldman for 45.4 billion yen in 2003, including the 509-room Shin-Urayasu Oriental Hotel in Chiba Prefecture, which abuts Tokyo. Goldman owns nine hotels in Japan.
Ishin acquired 14 hotels in Japan since it started operations in 2001. Starwood Capital Group LLC, a U.S. real estate fund, and Morgan Stanley jointly invested in Tokyo's Westin Hotel and a hotel operating company purchased from local brewer Sapporo Holdings Ltd. in 2004.
The number of hotel transactions announced in 2004 rose to 72, more than double the previous year, according to research by Jones Lang Lasalle. The number of rooms sold was 14,508 in 2004, 64 percent more than a year earlier.
Japan's economy grew at an annual 4.9 percent in the first quarter, the fastest pace in a year, and business confidence rose for the first time in three quarters, adding to optimism the nation's economy will sustain a recovery.
Creative Renovation Group Japan Inc., a hotel consulting company based in Tokyo and 4 other companies jointly set up an investment management company in 2004 to manage a trust which invests in business hotels. The trust may be listed on the Tokyo Stock Exchange later this year, according to Creative Renovation's Web site.

To contact the reporter on this story:
Mariko Yasu in Tokyo at myasu@bloomberg.net

Last Updated: July 21, 2005 21:43 EDT

Tuesday, July 19, 2005

REIT Procurements In Japan Double To $3.1bn In 1st Half of 2005

Tuesday, July 19, 2005

REIT Procurements In Japan Double To $3.1bn In 1st Half

TOKYO (Nikkei)--Procurements by publicly traded domestic real estate investment trusts nearly doubled to 3.1 billion dollars for the first half of 2005, according to figures compiled by U.S. market survey firm Thomson Financial Services.
Both the diversification in products and an increase in new listings helped to boost the balance from 1.63 billion dollars in the 2004 first half. Fund procurement initiatives undertaken by domestic REITs doubled on the year to 10. For example, Japan Real Estate Investment Corp. (8952)in April secured 653 million dollars through a public offering of new shares.
Among the newly listed REITs are Fukuoka REIT Corp. (8968) which focuses on properties in the Kyushu region, and Japan Logistics Fund Inc. (8967), specialist in distribution and warehousing facilities.

(The Nikkei Financial Daily Tuesday edition)

Monday, July 18, 2005

Boomers nearing retirement offer huge market potential

July 18, 2005
Boomers nearing retirement offer huge market potential

Businesses from leisure firms to financial institutions design products for older customers

Competition is heating up to get a piece of a potentially lucrative emerging market, created by Japanese baby boomers who are now approaching retirement age.
The total amount of retirement benefits the boomers are entitled to during the 2007-09 period may reach 50 trillion yen ($450 billion). Targeting this newly rich age bracket, financial institutions have started setting up new funds and offering new consulting services.
The hobby market for male boomers, including travel, education and entertainment, could jump 70% from the current level in and after 2007, when this cohort begins reaching retirement age, according to a Nikkei Marketing Journal estimate.
The boomers, defined as those born between 1947 and 1949, have been the most influential group of consumers for the past half-century. Their population is 6.76 million, or 20% more than the preceding age group and 26% more than the following. The boomers as a whole have become quite well-off, and their demand for consumption is strong, more robust than that of the age group 10 years senior.
According to an estimate by Dai-ichi Life Research Institute, boomers hold total financial assets worth 130 trillion yen, or nearly 10% of the nation's overall assets. "The group has a stronger propensity to consume than those in their 60s," said Takuma Hashimoto, an economist at the research entity.
H.I.S. Co., whose growth has been fueled by budget travel packages appealing primarily to the young, last month opened a specialized outlet called Ginza Vivalet in central Tokyo. The shop offers only tours that use business- or first-class seating on airplanes, and the staff arranges ocean cruises, transcontinental railway trips, stays at upscale hotels and other high-end packages targeting affluent older customers.
Just a five-minute walk from Ginza Vivalet is Royal Road Ginza, a high-end travel shop run by JTB Corp., Japan's leading travel agent. About 90% of the customers are in their 50s, and sales are projected to climb 15% year on year to 4 billion yen in the current fiscal year through March. The outlook is even more bullish for fiscal 2007, when sales are forecast to jump 20% as boomers begin to retire en masse.
"The first thing I will do with my retirement allowance is take my wife on an overseas trip to thank her for everything she has done for me," said Tatsuo Miyazaki, 57, a company employee in Tokyo whose only overseas trips have been for business.
When asked in the Nikkei survey to name the post-retirement activities they most look forward to, more than half of male boomers list domestic travel and about 40% cite overseas trips. Their fondness for intellectually stimulating, high-value-added trips makes this generation of men an especially lucrative target for the travel industry.

Staying fit

Many male boomers, especially those who already enjoy sports, are eager spend more time and money on staying active after they retire. The Nikkei survey shows that they plan to budget an average 252,000 yen per year on outdoor sports, up 80% from the current level, and 180,000 yen on exercise activities. The size of the hobby-related market created by 3.35 million male boomers is estimated to reach 5 trillion yen after 2007, up 70% from the current level.
Sports-equipment maker Descente Ltd. last fall opened the 42-hectare (100-acre) Whole Earth Forest in Nozawaonsen-mura in mountainous Nagano Prefecture, where the land is left virtually untouched to preserve the natural state of the woods. Forest camps are intended to foster more lovers of the outdoors, particularly among boomers.
Fitness club operators are also hopeful that retiring boomers will bolster their businesses. "Retired baby boomers will help boost the number of our members," said an official of Central Sports Co. The major fitness club chain plans to set up spacious facilities called Central Wellness Clubs that will focus on exercise programs for older Japanese and also offer education classes, opening them at a pace of three to five a year.
Megalos Plusia Tachikawa, a fitness club opened in April by Megalos Co., an affiliate of Nomura Real Estate Development Co., also hopes to attract more members in their 50s by offering a system under which physicians and instructors jointly draw up individual exercise plans for each member who signs up for the premium service.

Cultural curiosity

Berlitz Japan Inc. has seen one of its language courses gain popularity among boomers. This spring, Berlitz added six more classes in the Lifelong Learning course, which targets people 50 or older, bringing the total to 25.
The classes are taught at a slower pace and take more time reviewing lessons, which has appealed to older people who were interested in learning English but hesitant to attend an ordinary language school for fear that they might not be able to follow the pace.
An official at a pottery school operated by Shogakukan Production Co. said more than 40% of the students at a class in Tokyo's Ginza district are men around 60. "Only a fraction stop attending after signing up, and most stay here for a long time," an employee said.

Intellectual interests

Men of this generation have a broad range of intellectual interests. Those in their 50s or older make up 60% of another class offered by Shogakukan Production that concentrates on reading documents from the Edo era.
The boomers were famously dubbed the dankai no sedai (cluster generation) by Taichi Sakaiya, former minister of state for economic planning, in a 1976 book of the same title. He wrote, "The expansion represents an extremely unusual demographic trend, which usually show gradual changes. Therefore, the group has had a significant impact on the economy and society."
Sakaiya recently commented, "The group is important as consumers, and after retirement they can spend at their own will, freed from their obligation as corporate employees."

Japan's emerging property boom

Japan's emerging property boom
by Darrel Whitten, Whit Consulting, the JapanInvestor
Yeald.com, July 18, 2005

While global strategists, economists and investors fret about a housing “bubble” in the US, Japan is just emerging from a 14-year bear market in property.
According to the national land survey, prices in central Tokyo in 2004 eased up 0.9%, for the first rise in 17 years. Signs that the luxury and commercial property markets are turning positive is the strongest evidence yet that the balance sheet deflation in Japan is essentially over.
The establishment of the J-REIT market in 2001 was the beginning of the turnaround, and was soon followed by a growing wave of foreign real estate investment funds seeking distressed property and uncommon yields.
Now that balance sheets have been cleaned up, Japan’s major banks as well as the regional banks that once virtually ignored the housing loan segment are now looking to housing loans as a source of new loan growth. Consequently given historically low interest rates and real estate investment yields of 4%‾5%, such properties are attractive as financial products and are drawing increasing numbers of high net worth individual investors. But TJI strongly believes the emerging property boom in Japan--while a growing tide that is likely to last for the next decade or longer--will not lift all boats because of increasing polarization.
TJI believes that the value of property that does not add value will continue to deteriorate going forward. Moreover, given the general reflation that is beginning to gain momentum in Japan, it is not likely that this recovery will be a temporary phenomenon. Rather it is likely to be a trend that remains in place for the next decade or more. Thus the key words for Japanese property going forward are the three “L’s” (location, location, location), plus community power and social level.
Investors can capitalize on this secular recovery through J-REITs, private real estate funds, new real estate entrepreneurs, and finally, conventional real estate companies. Currently, TJI prefers J-REITs and smaller cap real estate entrepreneurs.

Please visit www.japaninvestor.com and log in to download the full report.

Friday, July 15, 2005

Threat Of Condo Glut Prompts Firms To Build Single-Family Homes; Condo Groups Boost Purchases Of Housing Loan Corp Bonds

July 15, 2005
Threat Of Condo Glut Prompts Firms To Build Single-Family Homes

TOKYO (Nikkei)--Midsize property developers, which mainly build apartments and condominiums, have begun constructing single-family houses in suburbs amid concern that an oversupply of condos might develop in urban areas.
Leopalace21 Corp. (8848) and Hoosiers Corp. (8907) entered the market for single-family homes this year, with Takara Leben Co. (8897) re-entering it after a 10-year absence.
Leopalace21 plans to sell 300 single-family houses in Saitama and Chiba prefectures neighboring Tokyo and elsewhere. "We see a good business opportunity because the children of baby boomers, now in their 30s, prefer to own their own houses," said a Leopalace21 official. The company intends to market single-family homes nationwide in the future.
Hoosiers said it will put 38 single-family units on sale in Kashiwa, Chiba Prefecture.
Takara Leben sold 37 units in Kawagoe, Saitama and plans to market 40-50 more by March, projecting sales of just under 2 billion yen.
More than 80,000 condo units came on the market annually in the Tokyo metropolitan area over the six years through fiscal 2004, so homebuilders are concerned about a possible glut.
They are also shifting their focus to single-family houses partly because higher land prices in urban areas, the preferred locations for condo construction, are eroding their earnings.
(The Nihon Keizai Shimbun Friday evening edition)

July 15, 2005
Condo Groups Boost Purchases Of Housing Loan Corp Bonds

TOKYO (Nikkei)--Condominium associations increased their purchases of bonds issued by the government-affiliated Housing Loan Corp. by 160% in fiscal 2004 to a little more than 44 billion yen.
The associations raised their investment in the bonds apparently in response to the cap introduced this April to limit government protection of bank deposits to 10 million yen per account, financial sources said.
The minimum purchase unit of Housing Loan Corp. bonds is 500,000 yen. They mature in 10 years and carry interest of 0.629% this fiscal year. Their principal is guaranteed by the corporation.
The number of condo associations that purchased the bonds jumped 36% to 1,969, with purchases per group averaging 44.7 units, or about 22.35 million yen.
The Housing Loan Corp. intends to float 45 billion yen worth of bonds in fiscal 2005, about the same as last year.
(The Nihon Keizai Shimbun Friday morning edition)

Japanese banks fuel renewed property boom

Japanese banks fuel property boom
July 15, 2005 - The Standard

Tokyo's real estate market hums as Japanese banks, eager to expand their loan portfolios, pour ever more cash into property. This is no flashback to the country's doomed 1980s asset bubble: It's happening now.
New lending by Japanese banks to real estate developers rose 15 percent to 8.18 trillion yen (HK$570.96 billion) in the business year to March 31, Bank of Japan data show, even as the volume of new loans for capital investment of all kinds fell by nearly 3 percent.
``It's like a mini-bubble, it's true,'' an executive at a major Japanese real estate firm said, describing the exuberance with which Japanese banks have returned to property finance, lured by bottoming land prices and new demand from commercial and residential builders.
But there are crucial differences between banks' real estate lending today and the speculative frenzy of nearly two decades ago, which left Japan's economy paralyzed and banks saddled with billions of dollars in soured loans.
``Banks have changed the way they lend, the way they manage risk,'' said Jason Rogers, chief credit analyst at Barclays Capital in Tokyo.
A key innovation is the expansion of non-recourse lending, which limits collateral to a single building or project, protecting the borrower's other assets and limiting the size of loans.
Repayment plans rely on rents and other cash flow, rather than expected land-price rises. Banks are also more careful to share risks with developers, typically funding 60-65 percent of a project with loans and leaving builders to pay for the rest through equity.
The rise in property finance reflects banks' return to health, analysts say. Bad loans at Japan's leading banks fell to less than 4 percent of total lending last financial year, in line with their global peers, from more than 8 percent in 2002. Epitomizing the turnaround is Mitsui Trust Holdings, Japan's seventh-biggest bank and one of the biggest property lenders with close to one trillion yen in outstanding real estate loans.
The bank, one of the hardest hit by the bad-debt crisis, posted an 85 percent rise in annual net profit for 2004/05 and forecast further gains. Growth in real estate lending has fed a string of new office towers reshaping Tokyo's skyline.
In a sign of renewed demand for property, commercial land values in Tokyo's five most developed wards rose in 2004 for the first time in 14 years. At the same time, mortgage rates have fallen, dropping below 2 percent in some cases for a 10-year loan, enhancing the appeal to residential buyers.
Still, while new non-recourse real estate loans topped four trillion yen last year, that amounted to just 1.5 percent of Japan's domestic lending, said Yoshinobu Yamada, a bank analyst at Merrill Lynch.
``Experiences during the bubble era have given many people the impression that real estate lending equals high risk,'' he said. But banks' more diverse loan portfolios and other advances in risk management mean there is little chance of a return to bubble-style recklessness, he said.
Instead, he and others familiar with the industry say the biggest risk for banks is that a rising supply of loans could squeeze margins and erode profitability.
Foreign banks that led the return to property finance in Japan in the late 1990s enjoyed sizeable lending premiums, but these have fallen sharply as Japanese banks have joined the fray.
Premiums on real estate loans compared with benchmark interbank lending rates have fallen by a third to half since 2000, a property executive said, and in some cases banks are lending at rates below what the actual lending risk demands. ``With the entry of the Japanese banks, the spreads really started to get squeezed,'' the executive said. ``They're being squeezed every day.''REUTERS

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Thursday, July 14, 2005

Real Estate Funds Vie For Bldgs Under Development

July 14, 2005
Real Estate Funds Vie For Bldgs Under Development

TOKYO (Nikkei)--Privately placed real estate funds are stepping up their investment in properties under development as competition for promising real estate, especially in central Tokyo, intensifies.
In the trendy Harajuku district of Tokyo, construction of a 23-story commercial/office building began recently. The building, whose value when completed is estimated at 60 billion yen, is a premium property that would be a prime target for a large real estate investment trust (REIT).
But the building has been bought by DaVinci Advisors KK (4314), a major operator of privately placed real estate funds whose contributors are mostly institutions and companies. It may be the biggest-ever investment in an uncompleted property by a real estate fund.
DaVinci sank 50 billion yen in different properties under development in the first half of the current fiscal year through December, nearly double the amount last year.
But it is not the only operator of real estate funds that is increasing investment in uncompleted properties. Pacific Management Corp. also plans to put 110 billion yen in such real estate in the business term ending Nov. 30, 17 times the level in the previous year.
Behind the move lies an influx of money from pension plans and other domestic institutional investors into real estate funds, whose main contributors were overseas investors until recently.
DaVinci's new fund, whose investment list includes the Harajuku building, has seen half of its 100 billion yen in outside capital coming from domestic institutions, and 24 billion yen of that has been contributed by six pension plans.
Their aggressive investment has boosted the fund's total assets to 400 billion yen, compared with the 300 billion yen or so initially targeted, said sources close to the matter.
Japanese corporate pension plans manage a staggering 40 trillion yen in assets. Their active investment in real estate funds has led to a fierce race for properties among the funds, including REITs, thereby boosting real estate prices.
As a result, returns on existing buildings are falling, with even a select building in a prime Tokyo location yielding 4-5%, compared with about 6% two years ago.
A new building, which poses a higher investment risk, such as whether it can attract enough tenants, usually generates a better return. "Investment return on a new building is 1.0 to 1.5 percentage points higher than on an existing property," said Ryosuke Honma, president of Kennedy-Wilson Japan (4321), one of DaVinci's rivals.
DaVinci "wants to resell the Harajuku building for around 75 billion yen," said President Osamu Kaneko.
Real estate investment firms strive to limit their investment risk in uncompleted buildings. Kennedy-Wilson, which bought a shopping mall building in Shibuya, Tokyo, in April for 10 billion yen, has asked the builder many times to change the design of the structure so customers can be smoothly guided to visit each floor.
Still, investment in property under development is much riskier than that in a completed project for which performance can be more accurately gauged based on its past track record.
Most of the uncompleted buildings in which real estate fund operators are now investing will open in 2006 through 2007. At that time, however, there may be an office supply glut as baby boomers began to retire and a large number of buildings are completed simultaneously.
"The funds need to give investors a reasonable explanation about the extent to which uncompleted properties could lose their value in the worst case," said Junji Inoue, a senior consultant at STB Research Institute Co.

-- Translated from an article written by Tadayoshi Ichimaru, Nikkei staff writer.
(The Nikkei Financial Daily Thursday edition)

Wednesday, July 13, 2005

Re-plus, Able Join Hands In REIT Business

July 13, 2005
Re-plus, Able Join Hands In REIT Business

TOKYO (Nikkei)--Real estate fund operator Re-plus Inc. (8936) has teamed up with Able Inc. (8872), the country's largest broker of rental condominiums, in the real estate investment trust business.
Re-plus, which plans to create a REIT that will invest exclusively in rental housing, expects Able to introduce apartments and condos for the trust and help boost the occupancy rates of properties included in it, company sources said.
The two companies also have equity ties, with Able buying 30 million yen in shares of a 150 million yen issuance by the REIT management subsidiary of Re-plus.
Re-plus currently operates a private real estate fund that invests equally in three types of condos: those for families in the center of big cities, units for families in the suburbs of big cities and studios in big cities.
The firm plans to include these condos in the REIT, which it aims to list early next year when the trust is expected to have assets of around 70 billion yen.

(The Nikkei Financial Daily Wednesday edition)

Tokyo's Suburbs Set for Population Slide - Govt. Report

東京通勤圏も人口減へ――国交省推計、2010年以降、60分を超す地域。
2005/07/13, , 日本経済新聞 朝刊, 5ページ, 有, 1259文字

高齢化や都心回帰
 国土交通省は十二日、首都圏の二〇〇〇―二〇二〇年の人口変動推計をまとめた。都区部を除く通勤圏内でも都心から六十分以上の地域で、二〇一〇年以降に人口が減少に転じる。七十五分以上かかる地域は二十年間で人口が一・四%減少する。地価下落に伴う居住区域の都心回帰や少子高齢化が背景。国交省は人口変化に応じた都市整備が必要としている。
 東京都多摩市や神奈川県厚木市、埼玉県川越市などを含む都心から六十―七十五分以内の地域は、二〇〇〇年からの十年間は三・四%の人口増。ただ、二〇一〇年からの十年間ではわずかにマイナスとなる。同省は「将来的に人口が停滞する地域」とみている。
 六十分以内の地域でも人口の伸び率が大幅に縮小し、千葉県市川市や船橋市、松戸市、埼玉県蕨市の一部では減少。都区部も二〇一〇年以降の十年間は一%の減少となる。
 人口減の背景にあるのは急速に進む高齢化。都区部を除く通勤圏内で二〇〇〇年と比較すると、六十五歳以上の人口は二〇二〇年までに軒並み倍増する。特に千葉、埼玉、茨城の各県、東京都多摩市や埼玉県春日部、越谷、千葉県柏の各市で高齢化のスピードが速い。さらに、地価下落に伴って利便性の高い地域への回帰が加速し、周辺部の人口減の原因になっているとの見方もある。
 国交省はこうした人口変動に対応した都市整備を進める考えを示している。首都圏の十五―六十四歳の人口は二十年間で二〇〇〇年の一割に当たる約二百五十万人が減る見通しで、人口が減る地域では、空き地の増加や商業施設の撤退などが懸念されている。同省は高齢化に伴う福祉施設の増設や公共施設のバリアフリー化などが課題になるとみている。
 将来的に人口の伸びが止まる都心から六十―七十五分の地域では、定住を促す対策や高齢者が暮らしやすいコンパクトな街づくりを目指す。人口が減る地域では、市街地を縮小し、空き地をつくらないような土地利用を課題に位置付ける。
 同省は今のところ近畿圏や中部圏のデータはそろっていないとしながらも、今後、同様の調査を実施する方針。課題となるのは財源との兼ね合いで、財務省からは人口減地域の公共事業などに対し、「費用対効果を検証すべきだ」との指摘が出る可能性もある。
地域ごとの特徴   
 
【表】地域ごとの特徴
〓〓  人口の上段は2000―10年、下段は2010―20年。65歳以上人口は2000―20年  〓〓
都心からの時間  人口  65歳以上人口  主な都市
東京23区  2.0%増1.0%減  1.5倍  
45分未満  6.4%増0.9%増  2倍  東京都武蔵野市、川崎市
45−60分  5.6%増2.1%増  2.07倍  東京都立川市、さいたま市
60−75分  3.4%増0.04%減  2.08倍  東京都多摩市、神奈川県厚木市
75分以上  0.6%増2.0%減  2.05倍  東京都八王子市、千葉県成田市
通勤圏外  0.2%減3.4%減  1.56倍  東京都奥多摩町、茨城県つくば市
※区域分けは国交省  

Tuesday, July 12, 2005

Trinity Investments' Japanese Asset Management Arm Takes On Local Partners

Tuesday, July 12, 2005

Zecs, Kyokuto Securities To Get Into Real Estate Asset Mgt

TOKYO (Nikkei)--Real estate firm Zecs Co. (8913) and Kyokuto Securities Co. (8706) plan to enter the real estate asset management business.
The firms intend to take a stake in an asset management subsidiary of U.S. real estate investment fund Trinity Investment Trust LLC. The partners will develop a business for researching properties for investment and managing real estate investment trusts (REITs) and other such investments, hoping to list it in the future.
Zecs and Kyokuto will invest 400 million yen in Tozai Asset Management Co. through the purchase of new shares. Following the cash injection, Zecs will hold a 30% stake, Kyokuto will have a 10% interest, and Trinity's share will be diluted to 51% from more than 80%.
The companies will dispatch one executive each to Tozai Asset. Besides REITs, the asset management firm will also be involved in the formation of privately held real estate funds. Tozai Asset's staff will be increased from the current 15 to 25 this year.
Zecs is a developer of health care facilities for the elderly and housing with nursing care services.

(The Nikkei Financial Daily Tuesday edition)

FYI:
Trinity had previously formed an asset management subsidiary called Tozai Asset Management, and owns 44% of aTokyo-listeed REIT, United Urban Investment Corporation.
http://www.trinityinvestments.com/japan.html

Prospect's 35 Billion Yen Real Estate Investment Trust to Debut

Prospect's 35 Billion Yen Real Estate Investment Trust to Debut

July 12, 2005 (Bloomberg)
Prospect Residential Investment Corp.'s 35 billion yen ($313 million) real estate investment trust begins trading in Tokyo today, seeking to tap a revival of investor confidence in the nation's property market.
Shares in Prospect Residential Investment will be offered on the Tokyo Stock Exchange at 480,000 yen each, Curtis Freeze, president of Prospect Asset Management Co., said in an interview yesterday. Prospect Residential is a wholly owned subsidiary of KK Prospect, which invests in 30 Japanese condominiums.
Freeze began buying into Tokyo properties three years ago, at a time when Japan was mired in its third recession in a decade following the collapse of the country's ``bubble economy'' in 1989. An index tracking the nation's 16 property trusts, or REITs, reached a record high yesterday.
``What people have seen is that some REITs have doubled since they started,'' said Freeze, 43. ``What people don't realize is that they can actually double again.''
Nikko Citigroup Ltd. and Morgan Stanley Japan Ltd. are managing the offering.
The Tokyo Stock Exchange REIT Index has gained 68 percent since it was started in April 2003. The rise exceeds the 50 percent advance in the Topix index during the same period.
Japan opened up the REITs market in September 2001, with Nippon Building Fund Inc. and Japan Real Estate Investment Corp. Japan is playing catch-up in developing the market for REITs, pioneered by the U.S. in the 1960s.
The market value of Japanese REITs has surged to 2.34 trillion yen from 260 billion yen when they first began.

Yield
REITs derive most of their profit from rental income, paying out the majority of it as dividends. While investors receive a yield that is competitive with bonds, they can also benefit as the value of the underlying properties rises. Prospect's REIT plans to offer an annualized yield of about 2 percent in the first six months, to take account of the costs of setting up and listing the fund on the exchange, Freeze said. The yield will rise to about 3.4 percent in the second half, he said. Benchmark 10-year Japanese government bonds yield about 1.2 percent.
Real estate funds and property developers have snapped up properties in Japan, betting that a recovery in the world's second- largest economy will stem a 13-year slide in land prices.
Tokyo office vacancies fell in May to their lowest level since March 2002, according to Miki Shoji Co., a privately held office brokerage company. Commercial land prices in the six biggest cities rose during the six months ended in March, the first increase in more than 14 years, according to the Japan Real Estate Institute's report released in May.
``No one believed me back then'' that Japan's property prices will pick up, said Freeze, a New Yorker who arrived in Japan more than 20 years ago as a Mormon missionary. ``It is only the beginning.''

To contact the reporter on this story: Tomoko Yamazaki in Tokyo at tyamazaki@bloomberg.net.
Last Updated: July 11, 2005 17:58 EDT

Monday, July 11, 2005

Disparities growing as Japanese real estate sector recovers - Fitch


Disparities growing as Japanese real estate sector recovers - Fitch
07.11.2005, 12:41 AM AFX News Limited

TOKYO (AFX) - Rising property prices in Japan will widen the gulf between the weaker and stronger property developers and investors, as companies with the strongest balance sheets are able to borrow more money to better exploit the growing opportunities, Fitch Ratings said.
In a new report examining the Japanese property market, Fitch says property prices are improving the earnings prospects for the real estate sector.
And that in turn will prompt companies and investors to borrow more against existing assets to take advantage of the market recovery, in a bid to raise returns through greater leverage, says the report entitled 'Growing Disparities in the Recovering Japanese Real Estate Market.'
'Prices of land and properties at prime locations are already on the rise, which require more capital to support the growing volumes and rising prices of property transactions and new development projects,' wrote Satoru Aoyama, Fitch's head of corporate research in Japan.
'Therefore, a real estate company's...ability to raise capital, including both equity and debt, is increasingly important and likely to be a key factor in determining its growth prospects and credit quality going forward,' Aoyama wrote.
Fitch also noted the pace of recovery has varied by area and type of property.
'This uneven pace of recovery is likely to cause greater polarization in the Japanese real estate sector,' it said.
Fitch said rental yields were already declining because property prices are rising faster than rents. But it said investors were still investing because 'real estate investments continue generating higher returns than corporate bonds and government debt.'

tokyo.bureau@xfn.com
rte/mb

Thursday, July 07, 2005

New Bldgs In Central Tokyo, Osaka Fully Rented Before Completion

July 07, 2005
New Bldgs In Central Tokyo, Osaka Fully Rented Before Completion

TOKYO (Nikkei)--Many large buildings under construction in central parts of Tokyo and Osaka have fully rented out their office and other space before being completed.
A major factor behind the robust demand is the ability of manufacturing firms to expand their office space by using funds that have become available since they ended their restructuring efforts.
Another factor is demand from Internet-related businesses seeking to set up offices in urban centers.
Nihombashi Mitsui Tower, a building being constructed by Mitsui Fudosan Co. in Tokyo's Chuo Ward, has already found tenants for all its space prior to its scheduled opening in late July. Toray Industries Inc. (3402)will relocate its head office to the building.
Property management firm Maruito Co. expects the Maruito OBP Building, now under construction in Osaka Business Park, to start operations fully occupied.
A major building owned by Yasuda Real Estate Co. will open in Tokyo's Nihombashi Hamacho district in September, with all its space occupied. Kureha Chemical Industry Co. (4023) will move its head office to the building, accompanied by some of its affiliated firms.
The entire Ginza Mitsui Building, which Mitsui Fudosan will open in Tokyo's Ginza area in August, will be occupied by Ricoh Co. (7752) a major office equipment manufacturer.
New buildings slated to be built in central Tokyo over the next five years are projected to add a total of 740,000 sq. meters of space per year to the commercial rental market, only about 30% of the figure in 2003.
"In 2003, most potential tenants selected an office building only after actually looking at it after completion," said an official at Mori Building Co. Now, however, many firms start to negotiate with property developers one to two years before the buildings are finished because of the growing feeling that new office buildings are likely to be in short supply, industry analysts said.
Fuji Photo Film Co. (4901) and Fuji Xerox Co. have already decided to move into Tokyo Midtown, a commercial complex due to open in 2007 on a former Defense Agency site in the central Tokyo district of Roppongi.
Interest in new buildings in urban centers is also mounting among midsize companies, with some of them opting to rent space in large buildings in order to have all of their administrative sections located on the same floor.

(The Nihon Keizai Shimbun Thursday evening edition)

Japan REIT market firm despite rush

Japan REIT market firm despite rush
Eriko Amaha
The Standard, July 7, 2005


Japan's real estate investment trusts market, already trading at high levels, will likely remain firm despite an expected slew of listings this year as investors seek higher returns, analysts say.
Four REITs are expected to list their shares on the Tokyo Stock Exchange in July, bringing total listed issues to 21.
By the end of the financial year to next March, analysts expect 10 to 15 more funds to go public.
``You'd normally hear oversupply concerns with four listings in a month, but I don't hear anything at all,'' Yasuo Ide, an independent analyst for Ide Financial Real Estate Research.
``It shows underwriters are confident and there is ample money to absorb these listings,'' he added.
The listings come at a time when the 4-year-old J-REITs market is at an all-time high.
Japan's REIT index hit its lifetime intraday high of 1,656.86 Wednesday. It is up 11 percent since the start of the year against a 1.3 percent rise in the benchmark Nikkei average
REITs are publicly traded funds that manage a portfolio of real estate to earn profits for shareholders. They pay their rental income as dividends. Analysts said some Japanese REITs stocks looked overvalued but downside risks are limited thanks to a growing number of yield-hungry investors.
``There are no other instruments that can provide such stable returns,'' said Takashi Ishizawa, an analyst at Mizuho Securities.
Analysts said the average dividend yield for J-REIT stocks is 3-4 percent, against a 1.2 percent yield on the 10-year Japanese government bond and a 1.1 percent average dividend on Nikkei 225 stocks.
Toshihiro Ishijima, an analyst at UFJ Tsubasa Securities, said the market capitalisation of J-REITs is 2.2 trillion yen (HK$152.68 million), compared with 30 trillion yen for the US REIT market, which boasts 170 to 180 listings.
``The Japanese market is still in its infancy and is not at a stage to worry about too much supply,'' he said. The Japanese market is expected to reach 3 trillion yen within a year or two. One analyst said many newcomers are small funds at the time of listing with assets of around 50 billion yen.
He estimated initial and secondary public offerings by listed funds would amount to 300 billion yen in 2005, a limited supply of equity despite strong demand for it.
Prospect Residential Investment Corp, to be listed next Tuesday with an IPO price of 480,000 yen and a deal size of 35.95 billion yen, focuses on rental condominiums in the Tokyo area. It aims for assets of 100 billion yen in three years from an initial 47 billion yen and a 3.44 percent return.
Another IPO stock listing on July 21, Kenedix Realty Investment Corp, has a portfolio of office buildings and rental housing in Tokyo. Its IPO price is expected to be 550,000-580,000 yen and it aims to offer a yield of 4.1-4.28 percent.
Ishizawa of Mizuho Securities said one of the major IPOs this year would be Osaka-based Hankyu Reality Co, which has invested in local commercial buildings including ``Hep Five,'' a landmark shopping complex with a red Ferris Wheel on top.
With the price of some real estate in the Tokyo area rising, analysts said more funds would likely tap regional markets where property prices are lower, or other kinds of property such as nursing homes which are likely to see strong demand due to Japan's graying population.
Japan Logistics Fund, which made a strong debut on the TSE in May, targets warehouses. It first traded at 650,000 yen, 18.2 percent above its IPO price of 550,000 yen. The stock has risen nearly 8 percent since the listing.
Analysts say the biggest risk for J-REIT stocks may be a rise in Japanese interest rates, which would push up the yield on bonds and also jack up REIT funds' borrowing costs to invest in new property.
Nobuaki Kawai, a senior consultant at STB Research Institute, said many REITs have already refinanced loans at a fixed rate. If rents cannot be raised as fast as interest rates climb, bonds may be temporarily more attractive, discouraging buying of REITs.
REUTERS

Copyright 2005, The Standard, Sing Tao Newspaper Group and Global China Group.

Wednesday, July 06, 2005

Goldman Sachs Plans Japan's First Hotel REIT

米ゴールドマンが日本初のホテルREITを計画
2005/07/06 Nikkei BP

米投資銀行ゴールドマン・サックスが、ダイエーグループなどから買収したホテルを投資対象にしたREIT(不動産投資信託)の上場準備を進めていることが、日経ビジネスの取材で分かった。ゴールドマン系の特別目的会社が100%出資する運用会社ジャパン・ホテル・アンド・リゾート(東京都渋谷区)が、投資信託・投資法人法に基づく認可を受けた。ホテルだけで組成するREIT商品は日本で初めてだ。

新浦安オリエンタルなど4件

REITは年内にも東京証券取引所に上場する見通し。ゴールドマンは詳細を明らかにしないが、組み入れ対象は、新浦安オリエンタルホテル(千葉県浦安市)やホテル日航アリビラ(沖縄県読谷村)、神戸メリケンパークオリエンタルホテル(神戸市)、なんばオリエンタルホテル(大阪市)の4ホテルが有力だ。
うち「オリエンタル」の名を冠する3ホテルは、巨額の有利子負債と販売不振にあえいでいたダイエーが、リストラ原資を捻出するため2003年にまとめてゴールドマンに売却した物件だ。
新浦安と神戸メリケンパーク、なんば、ホテルセントラーザ博多(福岡市、REIT組み入れ対象外)の4ホテルの合計売却額は約450億円。ダイエー関係者は「したたかな交渉術を見せつけたゴールドマンが底値に近い価格で優良物件を手に入れた」と解説する。
かつてダイエーにとって、ホテルは飽くなき拡大路線を象徴する存在だった。建設費や改装費などが膨らみがちなホテルは一般に、百貨店より投資回収が難しいと言われる。全国各地でホテル事業を展開していた1980〜90年代、ダイエー創業者の中内功氏も口を開くたびに、「ホテルは、よう儲からんなあ」とこぼしていた。
本業の不振が際立つようになり、最終的にダイエーは自力再建断念へと追い込まれるが、ホテル事業は、90年代後半から、キャッシュフローを生み出す体質に変わっていた。
例えば、7月に開業10周年となる神戸メリケンパーク。
年間のブライダル件数は1000件を超え、関西地域ではトップの座を占める。売上高営業利益率も2ケタの水準で、一時期は売却ではなく、単独での株式上場による資金調達スキームが真剣に検討されたほど、その効率経営に定評があった。
同じく7月、開業10年の節目を迎えた新浦安オリエンタルは、東京ディズニーリゾートへの大量の来客需要という強みを持つ。子連れ客に目をつけ、赤ちゃんに配慮した高級客室を新設、競争激化を勝ち抜こうと躍起だ。
ダイエーはすったもんだの末、産業再生機構や丸紅の支援下でようやく再建に動き出したところ。一方、再建のために切り売りされたホテルは今、投資商品になるくらい事業が順調に推移している。

日航系や温泉旅館も買収対象

ゴールドマンのホテル投資は勢いが衰えない。今年5月には合理化を急ぐ日本航空グループから川崎市のシティーホテルを密かに買収。静岡県伊東市のいづみ荘、青森県三沢市の古牧温泉など地方旅館などにも相次いで出資して、話題を集めている。
6月21日、キャナルシティ博多など福岡地域の商業施設を中心に運用する「福岡リート投資法人投資証券」が上場した。商品の多様性は早くも広がりつつある。ホテルREITに続いて、地方の温泉旅館で構成する「湯煙リート」などという変わり種がお目見えするのも、そう遠い日のことではないかもしれない。(馬場 完治)

Japanese CEOs Lead Foreign Real Estate Co's in Tokyo

日本人トップ開発をけん引、AMBブラックパイン 松波秀明
2005/07/06, , 日本経済新聞 夕刊, 4ページ,  , 1195文字

 首都圏を中心に需要拡大の追い風が吹く不動産市場。バブル崩壊の後遺症に苦しんできた日本の不動産会社を尻目に、豊富な資金力を背景にした外資系不動産会社が活況を演出している側面もある。こうした外資を支えるのは日本人トップたちだ。
 物流施設を専門に開発する米系のAMBブラックパイン(東京・千代田)を率いる松波秀明エグゼクティブディレクター(58)は清水建設の出身。大使館や外資系企業の営業担当をしていた縁で、一九九九年に米プロロジスの日本法人立ち上げに参加。その後、プロロジスのライバル、AMBの対日進出を手掛けた。
 プロロジスとAMBは港や空港の近くに大規模な物流施設を建設し、メーカーや運送会社のテナントを誘致する。自前で倉庫を持つのが一般的だった日本の物流業界に保有と利用の分離という米国流を持ち込んだ。「日本企業はなかなか相手にしてくれなかった」が、まず外資系テナントを開拓し認知度を高める戦法が功を奏し、日本企業にも顧客が広がった。
 AMBグループの資産のうち日本での比率は五%にとどまる。これを一五%に高めるのが目標だ。ただ、古巣のプロロジスに加え、三井物産や三菱商事なども同様のビジネスに参戦。物流施設に適した土地の取得競争が激化する中、新たな戦略を思案している。
 米不動産大手のジョーンズ・ラング・ラサールの日本法人(東京・千代田)を切り盛りするのは、三井不動産で米国駐在を経験した浜岡洋一郎社長(51)。日米双方の不動産業界に精通するキャリアが評価され、ヘッドハンティングの声がかかった。「自由に経営のかじ取りができるのなら」と、経営トップ就任を条件に誘いを受け入れた。
 米国の不動産に投資する日本の投資家を募る仕事などを細々と手掛けていた日本法人は、〇〇年の浜岡氏の社長就任を機に、本国での主業務であるアセットマネジメント事業に乗り出した。
 アセットマネジメントとは、投資家や不動産のオーナーに代わってビルの収益管理や物件の購入や売却の計画を立てるビジネス。浜岡氏はビル管理会社を買収するなど、矢継ぎ早に業容拡大の手を打ってきた。
 香港系の日本パシフィックセンチュリーグループ(東京・千代田)で最高執行責任者(COO)を務める東福寺なおみ氏(41)は日本の不動産会社で外資系企業の営業担当だった時に本社オーナーの李沢楷(リチャード・リー)氏と知り合い、一九九七年に直々にスカウトされた。
 〇一年秋にJR東京駅八重洲口に完成した三十一階建てビルのテナント営業は一人でやり遂げた。こうした実績が評価され、リー氏から全幅の信頼を得ている。アメリカンスクール仕込みの英語力が武器だ。
 外資系不動産会社は短期の物件売買で利ざやを稼ぐ企業も多いが、東福寺氏は「長期保有を前提に大型物件を一から開発する」と言い切る。リー氏が納得する開発案件のアイデアを練っている。
(経済解説部 伊東浩一)

Tuesday, July 05, 2005

Trading Firms, Real Estate Developers Eye Industrial Rental Ops

Tuesday, July 5, 2005

Trading Firms, Real Estate Developers Eye Commercial Rental Ops

TOKYO (Nikkei)--Major trading houses and real estate companies are acquiring or building warehouses and distribution centers for rental purposes in light of increased direct-marketing activity and small-lot deliveries.

Faced with growing online sales and demand for quick deliveries, retailers and manufacturers are seeking responsive distribution networks that suit their needs. Rental facilities are particularly in demand.

In the current fiscal year, Mitsubishi Corp. (8058) plans to purchase five properties, including a distribution center. The acquisitions will be transferred to a real estate investment trust slated for listing in fiscal 2005, enabling the trading company to secure stable rental income.

Shoei Co. (3003) also plans to buy a distribution center in fiscal 2005, in addition to several more properties. In addition to an acquisition in Osaka, the firm is scheduled to purchase properties in the Tohoku and Kanto regions as part of efforts to secure a new source of rental income.

U.S. real estate developer ProLogis has already bought 25 distribution facilities in Japan, valued at about 200 billion yen as of mid-June. It plans to develop about 10 commercial properties in Japan, including distribution centers, boosting total asset value by more than 70 billion yen.

Japan Logistics Fund Inc. (8967) a REIT specializing in distribution facilities, plans to roughly quadruple asset value in three years to 100 billion yen.

(The Nihon Keizai Shimbun Tuesday morning edition)

Monday, July 04, 2005

Retiring boomers still wield economic clout

Retiring boomers still wield economic clout


The 6.9 million baby boomers born in 1947-49 constitute the single largest bulge in Japan's demographic pyramid, making up just over 5% of the total population.
The age bracket is 42% greater than the group of people born in the previous three years of 1944-46 and 24% more than the segment born in the subsequent three years from 1950...


Full Story - Nikkei Weekly


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Sunday, July 03, 2005

Daiei Plans to Sell 106 Properties for 20 bln. yen

Daiei Inc. (8263) has decided to sell an additional 106 pieces of real estate for an estimated 20 billion yen as part of its ongoing restructuring program.The struggling retailer is currently rehabilitating its business under the auspices of the government-affiliated Industrial Revitalization Corp. of Japan.

Full Story- Nikkei




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