Q1 2026 Mitsui Fudosan Co Ltd Earnings Call
Speaker #1: Results for the first quarter of the fiscal year ending March 2027 for the Mitsui Fudosan Group. Similar to last time, I will use the financial results and business highlights IR presentation dated August 7, which is available on our website.
Speaker #1: As usual, I will begin with the results highlights on page 3 of the presentation. As indicated in the blue box on the upper part of the page and the figures in the table, operating revenues, business income, ordinary income, and profit attributable to owners of parent each declined year on year, reflecting a high base for comparison due to the impact of property sales in the first quarter of the previous fiscal year.
Speaker #1: That said, with the exception of the property sales segment, we achieved record highs in first quarter segment business income for each of the leasing, management, and facility operations segments.
Speaker #1: Boosted by revenue and profit growth from offices in Japan and overseas, and GMV growth from retail facilities in Japan and overseas, Q1 leasing segment business income grew by 6 billion yen to 51.7 billion yen year on year, achieving a progress rate of 28.8% versus the full-year forecast of 180 billion yen.
Speaker #1: Management segment business income rose 2.4 billion yen year on year, to 19.8 billion yen, mainly driven by an increase in the number of properties under management and growth in both the number of transactions and unit prices in the retail brokerage business rehouse.
Speaker #1: This represents a 26.5% progress rate relative to the full-year forecast of 75 billion yen. Backed by growth in revenues and profits from increased ADRs at the domestic hotels and Tokyo Dome businesses, business income for the facility operations segment grew 0.6 billion yen year on year, to 15 billion yen for a progress rate of 33.4% versus the full-year forecast of 45 billion yen.
Speaker #1: The progress rate for each of the above segments exceeded 25%, indicating solid progress toward full-year targets. We also continued to make progress on reducing strategic equity holdings in first quarter, achieving a cumulative reduction of slightly less than 50% since the formulation of the end innovation 2030 plan.
Speaker #1: We are now on the verge of achieving our stated target of a 50% reduction. Given these achievements, we are making solid progress toward achieving our full-year forecast for record highs, with progress rates as of the first quarter of 22% for operating revenues, 23.2% for business income, 28.4% for ordinary income, and 26.6% for profit attributable to owners of the parent.
Speaker #1: I will now explain the results in detail. Please turn to page 63 of the presentation. I will start with the profit and loss statement.
Speaker #1: To reiterate, reflecting the impact of property sales in the first quarter of the previous fiscal year, Q1 consolidated operating revenues were 616.9 billion yen down 185.3 billion yen, or 23.1% year on year.
Speaker #1: Business income, the combination of operating income and gains and losses on equity method investment and the disposal of fixed assets, was 104.5 billion yen down 83.1 billion yen, or 44.3% year on year.
Speaker #1: Ordinary income was 89.4 billion yen down 54.5 billion yen, or 37.9% year on year. Profit attributable to owners of the parent was 75.8 billion yen down 48.4 billion yen, or 39% year on year.
Speaker #1: Next, before covering the details of the segment results, I will touch upon the major items below the line. I will start with non-operating income.
Speaker #1: Equity in net income or loss of affiliated companies was 0.9 billion yen down 0.1 billion yen year on year. This is mainly the result of increased expenses related to the completion of rental residential properties in the U.S.
Speaker #1: in the previous fiscal year despite making progress on profits from residential properties for sale in Asia. Net interest expense was 18.1 billion yen and improvement of 0.5 billion yen year on year.
Speaker #1: While yen-denominated net interest expense rose on increased domestic outstanding debt and higher interest rates, foreign currency-denominated net interest expense declined on falling overseas interest rates, leading to the improvement as of Q1.
Speaker #1: Other non-operating income was 3.1 billion yen and improvement of 1.6 billion yen year on year, primarily owing to foreign exchange gains as a result of the depreciation of the yen relative to last fiscal year.
Speaker #1: Reflecting all of the above, overall non-operating income was minus 14 billion yen and improvement of 2 billion yen year on year. Next, for extraordinary gains and losses, please refer to the box on the upper right entitled Extraordinary Income.
Speaker #1: Extraordinary income of 24.2 billion yen in Q1 was entirely due to gains on the sale of investment securities. Please turn to the next page.
Speaker #1: I will now cover the segment results in detail. First, the leasing segment, as shown on page 65 of the presentation. As shown at the top of the page, Q1 operating revenue was 241.3 billion yen and business income was 51.7 billion yen.
Speaker #1: This represents year-on-year increases of 15.3 billion yen and 6 billion yen, respectively. In addition to profit growth from offices in Japan and overseas, reflecting factors such as improved occupancy rates at 50 Hudson Yards in New York, there were contributions from GMV growth at retail facilities in Japan and overseas, such as Mitsui Outlet Park, Okazaki in Aichi Prefecture, and Lollaport, Taipei, Nangang in Taiwan, which opened last fiscal year.
Speaker #1: And Mitsui Outlet Park, Kisarazu, where we completed the fourth round of floor space expansion in Q1 of the previous fiscal year. As a result, revenues and profits for the segment as a whole rose year on year.
Speaker #1: The office vacancy rate is shown in the box in the middle of the page. Mitsui Fudosan's non-consolidated metropolitan area office vacancy rate remained at low levels at 0.9% as of the end of June.
Speaker #1: With regard to conditions for office rent negotiations, we have completed negotiations on all leases for the greater metropolitan area up for renewal in the current fiscal year, with all tenants agreeing to higher rent levels.
Speaker #1: Steady conditions continue to prevail at existing domestic retail facilities, with like-for-like GMV growth at plus 4.6% year on year. Next is the property sale segment.
Speaker #1: Please turn to page 66. As shown at the very top of the page, and as indicated at the outset, there was a high base for year-on-year comparison for Q1 property sales revenue as a whole, as a result of a high concentration of handovers of central urban high-end large-scale residential properties such as Bita Garden Hills, and the absence of gains on the sale of fixed asset Otemachi Building, Nagoya Station Front Building.
Speaker #1: Operating revenue was 123.1 billion yen down 208.5 billion yen year on year. Business income was 34.5 billion yen down 90.1 billion yen year on year.
Speaker #1: Q1 operating revenue and operating income for the property sales to domestic individuals subsegment was 94.8 billion yen and 25.6 billion yen, respectively, backed by handovers of the remaining units for Mita Garden Hills and properties such as Park Court Ebisu.
Speaker #1: The contract rate relative to the 2,350 units in new domestic condominium sales projected for this fiscal year stood at 83% as of the end of June.
Speaker #1: The average price per unit for the combination of condominiums and detached housing units in Q1, as shown in the middle of the page, was 118.96 million yen.
Speaker #1: While this is down year on year, average prices remain at high levels. While not shown on the slide, the OPM for the domestic residential property sales as a whole for Q1 was an extremely high 27.1%, reflecting the impact of handovers of central urban high-end properties.
Speaker #1: Near-term selling conditions remain strong. We show completed inventory on the lower part of the page. As you can see, Q1 completed inventory as of the end of June was 40 units for condominiums and 6 units for detached housing for a combination of 46 units.
Speaker #1: Completed inventory remains at historical lows. Next is the property sales to investors in overseas individuals subsegment. Please return to the top of the page.
Speaker #1: Operating revenue was 28.3 billion yen down 62.3 billion yen reflecting the absence of transactions such as sales of MFLP logistics facilities in Q1 of the previous fiscal year.
Speaker #1: Operating income was 5.8 billion yen down 6.2 billion yen. Equity method income increased 2.3 billion yen year on year to 2.8 billion yen on profit progress at the residential property sales business in Asia.
Speaker #1: Gains on the sale of fixed assets were 0.1 billion yen down 26.3 billion yen year on year in the absence of the gains recorded last fiscal year in Q1 on the sale of Otemachi Building, Nagoya Station Front Building.
Speaker #1: As a result, the combined business income for the subsegment was 8.8 billion yen down 30.2 billion yen year on year. Next is the management segment.
Speaker #1: Please turn to page 67. As shown at the top of the page, the management segment as a whole reported operating revenue of 127.7 billion yen and business income of 19.8 billion yen for year-on-year increases of 7.6 billion yen and 2.4 billion yen, respectively.
Speaker #1: Looking at the subsegment breakdown, property management posted operating revenue of 94.2 billion yen and business income of 10.1 billion yen. This represents year-on-year increases of 5.2 billion yen and 1.2 billion yen, respectively.
Speaker #1: The key factor was an increase in assets under management at Mitsui Fudosan Building Management and others. Next, for the brokerage and asset management subsegment, operating revenue was 33.4 billion yen and business income was 9.7 billion yen.
Speaker #1: This represents year-on-year increases of 2.4 billion yen and 1.1 billion yen, respectively. In addition to a 2% increase in the number of retail brokerage transactions, transaction unit prices for the retail brokerage business also continued to rise.
Speaker #1: Next is the facility operations segment. Please turn to page 68. The overall facility operations segment reported Q1 operating revenue of 65.9 billion yen and business income of 15 billion yen.
Speaker #1: This represents year-on-year gains of 3.1 billion yen and 0.6 billion yen, respectively. We covered the key factors in the comment section on the left.
Speaker #1: The year-on-year gains reflect the impact of further increases in ADRs and continued strength in occupancy rates for lodging-focused domestic hotels, at 85%. Tokyo Dome also reported improved event-related revenues as well.
Speaker #1: Next, the other segment. Please look at the lower half of the page. Overall, the other segment reported operating revenue of 58.6 billion yen and a loss of 0.1 billion yen in Q1.
Speaker #1: On a year-on-year basis, operating revenue fell 2.9 billion yen and business income declined 0.2 billion yen. The key factor was a decline in the number of reported units in the new construction under consignment business.
Speaker #1: Next, for reference, we show figures for the overseas businesses. Please turn to page 69. Overall, combined overseas business income in Q1 was 14.7 billion yen up 2.1 billion yen year on year.
Speaker #1: Within the overseas business, leasing reported year-on-year gains of 6.2 billion yen in operating revenue and 2.2 billion yen in business income reflecting the impact of improved occupancy rates at 50 Hudson Yards in New York which boosted U.S.
Speaker #1: office earnings and the contribution of GMV growth from retail facilities such as Lollaport Taipei Nangan in Taiwan which opened last fiscal year. In the property sales segment, operating revenue fell 45.1 billion yen and business income dropped 0.1 billion yen in the absence of gains on property sales reported in Q1 of the previous fiscal year.
Speaker #1: The combination of management and facility operations segments posted a 0.3 billion yen year-on-year gain in operating revenue and a slight increase in business profit reflecting improved occupancy rate and ADRs at the Halekulani Hotel in Hawaii, as of Q1, overall overseas business income accounted for 14.1% of total business income.
Speaker #1: Next, I will cover the balance sheet. Please turn to page 70. As shown at the bottom of the page on the left, total assets as of Q1 were 10 trillion 341.4 billion yen and increase of 237.9 billion yen year on year mainly the result of property acquisitions and construction expenses in Japan and overseas.
Speaker #1: As indicated below the table, the impact of changes in foreign exchange rates was 51.6 billion yen. As shown on the right, outstanding interest-bearing debt as of Q1 was 5 trillion 91.8 billion yen up 459.3 billion yen from the end of the previous fiscal year.
Speaker #1: This was mainly the result of demand for cash during the period, such as expenses related to acquisition of property and construction costs in Japan and overseas, and the payment of dividends and corporate taxes.
Speaker #1: Equity was 3 trillion 347.6 billion yen down 37.1 billion yen from the end of the previous fiscal year, related to payments such as fiscal year-end dividends and share repurchases.
Speaker #1: As a result, the DE ratio as of the end of Q1 was 1.57 times and the equity ratio was 31.4%. I will now discuss the major components of changes such as cost recovery.
Speaker #1: Please turn to page 71. As shown in the table on the upper left, entitled Real Property for Sale, the outstanding balance as of Q1 was 2 trillion 746.4 billion yen up 143.3 billion yen from the end of the previous fiscal year.
Speaker #1: Looking at the table below, new investments primarily the result of progress on investments at Mitsui Fudosan and Mitsui Fudosan Residential were 225.3 billion yen; cost recovery mainly due to progress on disposals at Mitsui Fudosan Residential was 78.8 million yen and other including elements such as depreciation was minus 3 billion yen versus the end of the previous fiscal year.
Speaker #1: Next, on the lower left, the outstanding balance of tangible and intangible assets was 4 trillion 700.4 billion yen up 21.3 billion yen from the end of the previous fiscal year.
Speaker #1: As shown in the table below, the breakdown is as follows: new investments totaled 42.7 billion yen mainly reflecting investments by Mitsui Fudosan in Mitsui Link Lab Kashiwanoha 2, while depreciation was 38.4 billion yen and other which includes forex impact reported an increase of 17 billion yen.
Speaker #1: In conclusion, while the high base for comparison as a result of property sales in the previous year's Q1 resulted in declines in both overall operating revenue and profits for the first quarter of this fiscal year, three of the four core business segments namely leasing, management, and facility operations achieved record highs for Q1 earnings.
Speaker #1: Also, Q1 progress rates for ordinary and net profits exceeded 25% showing solid progress toward full-year forecasts. Furthermore, our fundamentals remain strong given positive rent reversions in the office business and GMV growth for retail facilities, progress on sales agreements and negotiations for property sales, and the status of reservations for hotels business.
Speaker #1: Given the high degree of uncertainty due to factors such as geopolitical risk, we continue to monitor trends in the financial and real estate markets in Japan and overseas but the group as a whole remains firmly committed to achieving our full-year forecast for business income and net profits as well as the KPIs set out in and innovation 2030.
