|MUGEN ESTATE Co., Ltd. (3299)
Shinichi Fujita, President
MUGEN ESTATE Co., Ltd.
TSE 1st Section
Nihonbashi Hama-cho 3-19-3, Chuo-ku, Tokyo
MUGEN ESTATE conducts refurbishment of used real estate for resale in the Tokyo and surrounding metropolitan regions (Tokyo, Kanagawa, Saitama and Chiba). In addition to real estate for residence, the Company also conducts refurbishment of real estate for investment in recent years.
||Dividend Yield (Est.)
*Stock price as of close on September 11, 2017. Shares outstanding is taken from the most recent earnings announcement documents.
ROE is on actual data taken from the most recently ended fiscal year.
|December 2017 (Est.)
* Estimates are those of the Company. Earnings until fiscal year December 2011 are non-consolidated, and those thereafter are consolidated.
* A 500 for 1 stock split was performed on March 26, 2014. A 2 for 1 stock split became effective on July 1, 2016.
EPS and dividends have been adjusted to reflect this stock split.
From fiscal year December 2016, the definition for net profit has been changed to net profit attributable to parent company shareholders (Abbreviated as Parent Company Net Profit).
We present this Bridge Report reviewing the first half of fiscal year December 2017 earnings results of MUGEN ESTATE Co., Ltd.
MUGEN ESTATE is a pioneer in the resale business of used real estate, where used condominiums and other properties are purchased and then their exteriors and interiors are refurbished as a means of raising their value prior to resale. A characteristic of the Company is to have a single employee in charge of the entire business process including purchase, refurbishment, and sale. MUGEN ESTATE also boasts of a unique position within the industry, based upon its wide range of product offers that accurately match the needs of its customers.
Susumu Fujita, currently the Chairman of MUGEN ESTATE, founded the Company in 1990 for the acquisition of used condominiums to be refurbished for resale to first time purchasers. This marked the start of the used condominium refurbishment business. Amidst the expansion of the used condominium market, MUGEN ESTATE has been able to carry on without outside capital by cultivating staff on its own to achieve steady growth. The subsidiary FUJI HOME Co., Ltd. was established in 1997 to provide refurbishment services. The Company has been able to overcome various difficulties including the Lehman Shock and the Great East Japan Earthquake, and listed its shares on the Mothers Market of the Tokyo Stock Exchange in June 2014, and on the first section of the Tokyo Stock Exchange in February 2016.
The corporate philosophy is reflected in its name "MUGEN" ("Dream comes true"; Japanese word) and calls for "the pursuit of ideals, realization of dreams." MUGEN ESTATE's goal is to help customers realize their own dreams by owning a house of their own, while also striving to realize dream through ongoing growth of the Company and of its employees.
Expanding Market for Refurbished and Used Residential Properties
The Ministry of Land, Infrastructure and Transport announced the "Total Plan for Renovating Existing Homes" in March 2012 with a view to double the size of the refurbished and used residential property market. Based upon the goal of achieving a shift in the focus from the newly constructed residential property market to the used residential property market where used residential properties are refurbished to improve their quality and functions, the used residential property refurbishment market is expected to double its current size to ¥20 trillion by 2020.
As part of such measures, "efforts will be made to quickly structure the market from the consumers' point of view so that consumers can safely purchase used residential properties and carry out refurbishment. At the same time, MLIT will also promote comprehensive efforts to cultivate companies and people who shall be responsible for providing attractive refurbished and used residential properties that respond to the diverse needs of consumers, and with the goal of promoting improvements in quality and increasing liquidity of used residential properties."
Attractive Real Estate Market in Tokyo Metropolitan Region
Used Condominium market in the metropolitan area continued to trend favorably. In 2016, the number of used condominiums supplied in the Tokyo metropolitan area reached a record high, exceeding the previous year for two consecutive years and surpassing the number of new condominium units supplied on an annual basis, which decreased by 11.6% year-on-year. In addition, the contract price of used condominiums in the Tokyo metropolitan area in December 2016 rose 9.0% year-on-year, which marks the 48th consecutive month for rise in contract prices from January 2013. Moreover, the annual contract value of used condominiums in 2016 was 1,133.9 billion yen, an increase of 12.7% from the previous year.
Continued Favorable Conditions for the Used Condominium Market:
Huge Latent Market:
According to the "2013 House and Land Statistics Survey" published by the Ministry of Internal Affairs and Communications, the number of "non-wooden residential properties" in the Tokyo and greater metropolitan region (Tokyo, Kanagawa, Saitama and Chiba) stood at 7.70 million units. MUGEN ESTATE maintains a basic policy of purchasing only condominiums that pass the new earthquake standards implemented in 1981, which account for 73% of overall, or 5.61 million units of the total number of non-wooden structure multiple unit residence buildings constructed between 1981 and 2005. Given that the Company purchased 617 units of properties for investments and for residence during fiscal year December 2016, the latent market potential for MUGEN ESTATE remains huge.
Household Numbers in The Tokyo Metropolitan Region On The Rise:
While a contraction in the total population of Japan arising from declining birth rates appears to be unavoidable at present, the National Institute of Population and Social Security Research estimates that the number of households in the Tokyo metropolitan region will continue to grow until peaking in 2025.
Even though, MUGEN ESTATE's latest business performance, which shows double digits growth in sales and profit, is not inferior to peer companies, plus ROE is high, PER is still in low level. Improvement of its awareness and promotion of understanding on its growth strategy are desired.
MUGEN ESTATE's business is divided between the two segments of "real estate trading" and "real estate leasing and other" businesses, with the real estate trading segment business accounting for about 96% of total sales during fiscal year December 2016. The Company plans to promote efforts to expand its earnings deriving from the real estate leasing and other business segment.
<Real Estate Trading Business>
The real estate trading business segment includes the three services of real estate resale, interior and exterior refurbishment and construction, and real estate distribution with the main service being the resale of real estate.
Sales and Operating Profit of ¥55.147 and ¥6.989 Billion in FY12/16
◎ Purchases and Resale Business
The Company purchases used condominiums for sectional ownership, real estate for investment, and detached housing properties in the Tokyo Metropolitan Areas, including Tokyo, Kanagawa, Saitama and Chiba. To increase their value, the Company then has the subsidiary FUJI HOME, and some others, refurbish them in accordance with their age, space, layout, location and management condition.
Main Value Addition Activities
Refurbishment of exteriors and interiors
Improve management conditions of buildings
Restoration of wear and tear caused by age
Leasing of vacant rooms
After having increased real estate values as "real estate for resale" through any of the activities, the Company then sells to first time purchasers, individual investors, and small to medium sized companies.
Collection of unpaid rent
The purchase and sale of real estate is performed by real estate brokers, but some of the transactions are undertaken by FUJI HOME in order to obtain a feel for the diversifying needs of customers and market trends. In order to respond quickly and accurately to the needs of customers, MUGEN ESTATE maintains a diverse lineup of condominiums for sectional ownership, real estate for investment (rental condominiums, apartments and office buildings) and detached housing. Properties are divided into two categories of real estate for investment and real estate for residence. Real estate for investment are properties purchased by investors for the purpose of deriving returns, which include whole rental condominium complexes, offices and apartment buildings, as well as condominiums for sectional ownership and others. The average price for real estate for investment is between ¥100 to ¥200 million.
The residential-type properties are those which purchased by consumers for the purpose of living in them, which include detached housing in addition to its main item of condominiums for sectional ownership. These properties are bought primarily by first time purchasers and their prices are mostly in the ¥20 to ¥30 million range. MUGEN ESTATE sold over the course of fiscal year December 2016, 249 units of real estate for investment and 368 units for residence, 617 in total.
MUGEN ESTATE boasts of a unique business process where one sales person is responsible for the acquisition, refurbishment and sale of real estate. Furthermore, the Company's sales staff visit real estate brokers such as Mitsui No Rehouse, Nomura Real Estate Urban Net Co., Ltd., Sumitomo Real Estate Sales Co., Ltd., Tokyu Livable Co., Ltd. and others in the Tokyo metropolitan region to obtain information about real estate for sale by both individuals and corporations. By visiting these real estate companies, sales staff are able to obtain real estate information on superior properties that have yet to be released through public channels.
After obtaining information on real estate for sale, analysis is conducted regarding the properties' potential for increased value and resale at higher prices after renovation and refurbishment. If MUGEN ESTATE finds that there is that potential, then they acquire the properties and then outsource the task of refurbishment to a subcontracting company under the supervision of its subsidiary, FUJI HOME.
An analysis of the potential customer base specific to the location of the property is conducted by sales staff to determine the price and other needs of the customers, and in some instances a three bedroom used condominium maybe converted into a two bedroom condominium and other refurbishments are undertaken to raise the attractiveness of the property (Refurbishments are conducted with a view to the end sale price and ensuring profitability on the sale).
Sales staff responsible for purchasing the real estate adhere to standards established by the Company. These internal standards are comprised of various factors including specific balance between acquisition price and management fees, proximity to train stations and no properties requiring bus rides, and other specific information known internally as the "12 purchase conditions," which have been developed over the history of the Company's operations and are effective as a context for the conduct of its business. At the same time, this standard developed on MUGEN ESTATE's own unique knowhow also serves to support less experienced sales staff in making the correct analysis and purchase of real estate. In addition, sales staff consult with their managers and superiors to obtain appropriate advice on how to carry on their business process. And while high commission involved in sales activities for condominiums tends to lead sales staff to act discretionally in general in the industry, MUGEN ESTATE maintains a culture of team work, where sales staff consult each other for advice and superiors lead their subordinates in the right direction on the business process. Furthermore, MUGEN ESTATE pays its sales staff commissions, not based upon the resale value but upon the profit derived from the resale as a means of reducing the risk of excessive purchases and leftover inventories that many of its competitors suffer.
In recent years, the interest of overseas investors, especially those in Taiwan, in acquiring Japanese real estate has increased, and the number of real estate brokers specialized in dealing with overseas investors is growing. Against this backdrop, sales to overseas investors is on the rise. The share of real estate for investment sales derived from overseas investors rose from 11.7% in fiscal year December 2013 to 20.6% in fiscal year December 2015.
◎ Interior and Exterior Refurbishment Business
The subsidiary FUJI HOME conducts refurbishment of both the interiors and exteriors of purchased used real estate. FUJI HOME boasts of bountiful knowhow in refurbishment services based upon over 500 refurbishment projects conducted through accurate surveys and analysis of real estate properties by its highly skilled staff, including first class registered architects. Orders from MUGEN ESTATE currently account for over 90% of FUJI HOME's total orders, but it is endeavoring to expand orders from external clients.
◎ Brokerage Business
Information about real estate purchased for resale by MUGEN ESTATE is handled by FUJI HOME. In addition to the company website, they have also put it up on other portal sites for used real estate information operated by other companies. Furthermore, they also provide mediation services for MUGEN ESTATE in their acquisition of real estate properties. Also, synergies with the Company's real estate resale business can be realized by gathering accurate information about the needs of used real estate purchasers.
<Real Estate Leasing and Other Business>
Optimization of the sales function of the real estate resale business is being pursued.
Sales and Operating Profit of ¥2.341 and ¥0.906 Billion Recorded in Fiscal Year December 2016
◎ Leasing Business
Real estate purchased as investment-type properties and as fixed asset properties are leased to end users. In principle, real estate is purchased with the objective of sales. However, renting and leasing is used as a means of deriving income until the properties are sold.
◎ Property Management Business
Management services for leased real estate that have been acquired as investment-type properties and fixed asset properties are conducted. Improvement in the management of structures, restoration of wear and tear caused by age, leasing of vacant rooms, collection of outstanding rent, and other measures are implemented as part of a strategy of increasing the value of properties and improving the return on investment-type properties. In some cases, property management services are maintained even after investment-type properties is sold at the request of purchasers.
The "Three S's" designed to collateralize sustained growth and establish a sound earnings foundation.
MUGEN ESTATE promotes a growth strategy to become a "dominant player in the Tokyo and surrounding metropolitan region" and is focused upon used real estate including not only condominiums and detached housing units, but also office buildings to become the company with the largest sales in the resale real estate business in the region. As a means of differentiating its business from its competitors, MUGEN ESTATE has chosen not to open offices in regions outside of Tokyo and the surrounding regions, and in principle will not deal in used real estate in regions outside of Tokyo Metropolitan area.
◎ Characteristics and Strengths
In addition to the above mentioned real estate resale service, MUGEN ESTATE also performs real estate rental, real estate refurbishment, real estate distribution, and real estate management services. The knowhow developed in its various businesses based on the results of the many years of operation is leverage to be able to respond flexibly to changes in the market and derive various synergies between its various businesses.
① Management Leveraging Synergies
② Diverse Product Lineup and Unique Positioning
With regards to the core real estate resale business, MUGEN ESTATE boasts of a strong information gathering capability based upon its network in the used real estate market in the Tokyo and the surrounding metropolitan region, which has enabled the Company to develop a diverse lineup including condominiums for sectional ownership, real estate for investment (whole rental condominium complexes, offices and apartment buildings) and detached housing, and to respond quickly and accurately to customers' needs. In addition, MUGEN ESTATE has developed a strong reputation amongst real estate brokers for its ability to respond to all of the information gathered from them. Returning to those real estate brokers upon completion of rendering resale properties creates a benevolent cycle where the Company gains preferential treatment in the gathering of information on superior real estate.
As illustrated in the above diagram, MUGEN ESTATE has carved out a unique position within the real estate refurbishment industry through the creation of a diverse product lineup.
③Strength of High Levels of Professional Skills
The information gathering, investment decision making, property management, technological response and other capabilities are all part of MUGEN ESTATE's high levels of professional skills and allow the Company to provide superior properties to the market.
Additionally, the stable constructing and management system and the strong financing ability based on contracts with about forty financial institutions are MUGEN's strengths.
|First Half of Fiscal Year December 2017 Earnings Overview|
Sales and profit grew as a result of continuous increase of sales of real estate for investment. They both marked record highs.
Sales were 31.5 billion yen, up 19.0% year on year. The sales of real estate for investment continued to perform well. Although the business for whole complexes real estate for investment showed steady growth, the average unit price declined due to significant growth of sectional real estate for investment. The price for used real estate has entered the correction phase and the financing policies of financial institutions have changed, causing gross profit rate to decrease by 0.5 points year on year. However, because it managed to secure high gross profit rate for part of large real estate for investment, it exceeded the last year's results and this year's estimates.
Both sales and operating profit marked record highs of the second quarter.
The sales of real estate for investment increased by 25.5% year on year to 25.7 billion yen. The number of units sold increased by 53.3% year on year. The number of sold whole complexes for investment worth over 300 million yen was 22, including 4 buildings worth over 1 billion yen, indicating favorable performance. As a result of making efforts to handle large-scale buildings, the handling rate of whole office buildings increased. The sales of whole office buildings increased by 67.2% year on year to 11.8 billion yen.
Although the average sales unit price of real estate for investment decreased due to increase of sectional real estate for investment, the average sales unit price for the whole complexes for investment was 248 million yen.
Although the rise in purchase prices of residential-type properties due to fierce competition arisen from the low barrier to entry brought lower results as compared with the same term of previous fiscal year, the company has secured to achieve results as planned.
By areas, sales of the sectional real estate for investment showed healthy growth in Tokyo. Out of 71 properties, 56 were in Tokyo. The decline in number of units of residential-type properties sold in Tokyo was offset by the sales in other areas.
The ratio of sales of real estate for investment targeted at overseas investors increased by 10.1 points year on year to 21.3% thanks to sales of 2 buildings worth over 1 billion yen. Number of units significantly increased to 23 from 15 in the same period last year. Average sales unit price was 239.3 million yen, which is higher than that in the same period last year (153.1 million yen).
To enhance diversity, the company began to employ foreigners. These foreign employees are expected to contribute to sales to overseas investors.
Because the used real estate business is noted for being vulnerable to trends in the economy and economic climate, specific inventory controls are implemented to match changes in the business environment.
The company refers to the average number of days from the acquisition to sales of a property in each period as the "business cycle." The average business cycle of real estate for investment tends to lengthen due to increase in the size of properties sold and increase in the properties with high vacancy rate and high value adding effect. Under this circumstance, the company decided, in principle, to keep the properties with high yields, which are purchased with long-time loans and to which values are added, for medium to long term. The company will sell the properties at the appropriate situation, taking into account rental income during the holding period.
For residential-type real estate, the company aims to shorten the business cycle because rental income is not generated during the holding period.
Inventory dropped by 7.1% year on year due to healthy sales of real estate for investment and careful selection of purchasing properties.
Current assets decreased 1.5 billion yen year on year mainly due to decline of real estate for sale by 2.9 billion yen year on year for the reasons above. Total assets decreased 1.6 billion yen to 56.5 billion yen.
Total liabilities decreased 3.3 billion yen to 39.2 billion yen, as a result of decrease in interest-bearing debt by 3.3 billion yen year on year. Net assets grew 1.7 billion yen to 17.2 billion yen due to increases in retained earnings. As a result, equity ratio increased from 26.6% at the end of the previous term by 4.2% to 30.4%.
Increase in profit before income taxes and minority interests and decrease in inventory assets (real estate for sales) contributed to turning Operating CF and Free CF from deficit to surplus. Financing CF has turned to deficit because there was no income from share issuance, which was present during the same period last year.
The cash position significantly improved.
|Fiscal Year December 2017 Earnings Estimate|
No change in the forecasts. It is expected to experience increased sales and profit for six consecutive terms and record-high results.
There is no change in the forecasts. Sales are forecasted to increase by 25.5% year on year to 72.1 billion yen. Despite the uncertainty of the business environment, the company expects the needs for the trade of a wide range of used real estate, including asset management, inheritance and residential purposes, to continue. The company keeps handling larger real estate for investment and anticipates that average unit prices will increase. After the acquisition of noncurrent assets, the income from rents is estimated to grow. SG&A expenses will augment, but they will be offset by increased sales, and operating profit is projected to rise by 14.0% year on year to 7.1 billion yen. The dividend amount is to increase 2 yen per share year on year to 23 yen per share. Payout ratio is estimated to be 13.7%
Although sales are progressing slightly below the estimates, the company will catch up with the estimates during the second half of the year as it handles larger properties.
Profit is steadily growing, exceeding the estimates. Its strict accountability system for managing profit per property is functioning effectively.
(3) Business expansion policy
The company will continue strengthening sales of real estate for investment, taking advantage of stronger financial ground as a result of growing capital stock and stronger financial procurement capacity thanks to improved credit worthiness. It will make efforts to handle larger properties worth over 1 billion yen and also focus on purchase and supply of properties worth 0.1 to 0.3 billion yen in the price range with the highest unit sales.
Meanwhile, for the rental and other businesses, it will try to acquire noncurrent assets in an effort to increase rental income, which is the stable source of income.
The company will proceed with their metropolitan area domination strategy while further enriching its product lineup and providing the latest information on real estate.
Moreover, the company will continue to maintain its accountability system for operations, which is one of their strengths. It will work to refine its system for ensuring steady gross profit, for example, by tightening the internal standards and relegation rules, sharing the cases of failures swiftly, and improving the internal review system for large-scale real estate.
In addition, the company plans to optimize operations by introducing a mission-critical system as well as improving their lease management division.
Furthermore, they will discuss various means of fund procurements, including direct lending and opening more doors to banks and trust banks as well as working to expand business opportunities.
The progress rate of sales towards the forecast was below 50% and slightly smaller than the company expected. We would like to pay close attention to the progress from the third quarter because the company tends to make more sales in the second half of the fiscal year, as shown in the graphs below.
Meanwhile, the gross profit rate for the entire fiscal year is projected to decrease by 1.5 points year on year, but the actual gross profit rate of the first half of the fiscal year was only 0.5 points below that of the same period last year, which is above the forecast. If handling of large-scale real estate improves steadily, more profit will be made.
In this sense, we would like to draw our attention to the progress of handling more number of large-scale real estate, which the company has been continuously making efforts, for improvement of both sales and operating profit.
|<Reference: Regarding Corporate Governance>|
◎ Corporate Governance Report
Updated on Mar. 28, 2017
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