In principle, Hulic Reit invests in carefully selected properties after assessing the profitability, location characteristics and competitiveness of the property in question, and only when it determines that solid demand can be expected into the future and stable earnings generated over the long term.

We select investment targets for other assets after the investment committee of Hulic Reit Management, Hulic Reit’s asset management company, carefully considers the matter from multiple perspectives based on an analysis of risks and other factors and weighs the opinion of independent external experts, as necessary.
When making investments, Hulic Reit carries out due diligence on the businesses and finances of the tenant with whom we are signing a Long-term lease contract, if necessary, in addition to due diligence on the property, and after the acquisition, we perform regular and unscheduled monitoring.

Private nursing homes

Cashflow Structure of private nursing homes

Hulic Reit, Inc. (Hulic Reit) concludes a long-term lease contract with the nursing care provider that is the tenant. Nursing care providers that operate elderly care nursing homes of the usage right type with inclusive care services receive payments from various sources: a monthly utilization fee and an initial lump sum from the resident and a nursing care insurance fee from the insurer (the local municipality). The revenues of the nursing care provider are affected by changes in the number of residents, arrears in the payment of monthly utilization fees, and fluctuations in nursing care fees due to changes in the social insurance system. In contrast, the rental fees collected by Hulic Reit are in principle not affected by fluctuations in the revenues of the nursing care provider.

Impact of Trends in the Social Insurance System

Among services provided by private nursing homes, the business potential of long-term care services for the elderly is being affected by trends in the social insurance system, particularly in the long-term care insurance system. In the case of private nursing homes with inclusive care services, where the nursing care provider that is the tenant provides the nursing care services itself, the nursing care provider’s level of income may be affected. However, as the facilities in which Hulic Reit invests are mid-price-band and above nursing homes, the proportion of their income accounted for by nursing care insurance payouts is lower than for nursing homes in other price bands. The impact of changes in the system is therefore likely to be relatively small.

Network centers

The network centers in which Hulic Reit invests are facilities that serve the function of creating nationwide connections across Japan between the telecommunications networks operated by telecommunications carriers. These centers act as bases from which a range of telecommunications services are provided, including voice network services and data network services.

Outline of telecommunications networks

Telecommunication carriers offer services -- which include voice and data communication and so on -- to subscribers through their own networks. These telecommunications networks can be subdivided broadly into two categories: long-distance communication networks and regional communication networks. The long-distance communication networks are known as broadcast networks and carry communications among prefectures. Regional communication networks are known as subscriber networks, and serve the function of providing telecommunications services through direct connection to subscribers of telecommunications services.
The business of telecommunications service providers is to operate telecommunications networks to deliver to their customers telecommunications services such as voice and data transmission.

Other

Hulic Reit will invest in assets that are not offices, retail properties, hotels, private nursing homes, or network centers that it determines that solid demand can be expected into the future and stable earnings generated over the long term.

Related links

Portfolio Data

Portfolio Map