Mitsui Fudosan Co Ltd

TSE:8801

Earnings Call Analysis

Mitsui Fudosan Reports Record Earnings and Raises Full Year Guidance

During the second quarter, Mitsui Fudosan reached new record first-half highs across revenue, operating income, and profit attributable to owners, marking consecutive yearly increases in these metrics. The company's performance prompted an uplift in full-year revenue forecasts, now anticipating operating income to be JPY 335 billion, ordinary profit JPY 255 billion, and profit attributable to owners JPY 215 billion. This strong performance also led to an increased full-year dividend per share guidance from JPY 68 to JPY 70. Specifically, revenue saw a 10.2% year-on-year increase to JPY 1.1652 trillion, operating income rose 36.7%, ordinary income grew 28.4%, and profit attributable to owners climbed 29.1% from the previous year.

Mitsui Fudosan Posts Record Highs and Forecasts Strong Year-End

Mitsui Fudosan, a prominent name in real estate, has delivered an impressive second quarter, setting new record highs for the first half of fiscal 2023 in various financial metrics, building on its past successes. Operating conditions in the facility operations segment and improvements in net interest income and expenses have been particularly strong, leading to an upward revision in annual forecasts across key measures: operating income is now projected to reach JPY 335 billion, ordinary profit JPY 255 billion, and profit attributable to owners of parent is forecasted at JPY 215 billion. Reflecting confidence in the year-end projections, the company has also increased its full year dividend per share guidance from JPY 68 to JPY 70.

Growth Across All Segments with Standout Increases in Facility Operations

The company's strong performance is mirrored in a 10.2% increase in operating revenue, reaching JPY 1.1652 trillion, and a substantial 36.7% increase in operating income. There's a positive trend across all business segments. The leasing segment has enjoyed revenue boosts from new openings and growth at existing retail facilities. Property sales have been bolstered by successful handovers of domestic properties with an expectation of continued progress in the second half of the year. The management segment improves in revenue, but observes a decrease in profits due to a tough comparison with the previous year's project management fees. The facility operations segment stands out with exponential growth driven by improvements in hotel and resort revenues and activity at Tokyo Dome. Meanwhile, the 'Other' segment anticipates improving profits despite a loss in the first half, due to the seasonal nature of its business activities.

Strengthening Overseas Business and Addressing Foreign Exchange Impacts

Mitsui Fudosan's overseas ventures are proving lucrative, with a 61% increase in combined overseas profits from the previous year. The Leasing segment's success is underscored by significant contributions from properties such as 50 Hudson Yards, while property sales enjoy revenue gains from U.S. property disposals. Improvements at the Halekulani Hotel in Hawaii also contribute to the positive momentum. Despite foreign exchange rate impacts accounting for more than 30% of the increase in total assets, the company's strategic cost recoveries and investments, particularly in the U.K. and residential projects, maintain a healthy balance sheet and promise continued growth.

A Strong Hand on the Financial Steering Wheel

Mitsui Fudosan showcases a well-managed financial structure, balancing solid investment initiatives with prudent approaches to debt, maintaining a Debt-to-Equity ratio of 1.53x, and an equity ratio of 31.9%. Adjustments made to the forecast for the fiscal year-end balance of interest-bearing debt reflect the company's nimble response to changing foreign exchange conditions and indicate a strong fiscal discipline. With expectations of outperforming initial assumptions, the company has also raised its operating income forecast for the facility operations segment. Together, these factors set the stage for what appears to be a promising end to the fiscal year for Mitsui Fudosan and its investors.

Earnings Call Transcript 2024-Q2

[Atsuro Uchida, executive]

Good afternoon, everyone. I am Uchida, Executive Manager of Investor Relations at Mitsui Fudosan. I will present a detailed explanation of the Mitsui Fudosan Group's results for the second quarter of the fiscal year ending March 2024. As usual, I will use the presentation deck entitled, Financial Results and Business Highlights, dated November 8, which you can find on our website to explain the results.

I would like to begin by highlighting the 3 key points of the second quarter results as an overview. Please turn to Page 3 entitled Financial Highlights. The first key point is that in first half fiscal 2023, Mitsui Fudosan set new first half record highs for each of revenues, operating income, ordinary income, and profit attributable to owners of the parent. We note that this represents the second consecutive year of new first half record highs for operating profit, and the third consecutive year of new first half record highs for profit attributable to owners of parent.

The second key point is the upward revision to our full year forecast, reflecting the strong operating conditions at the facility operations segment and improvements to net interest income and expense. We raised our operating income forecast from JPY 330 billion to JPY 335 billion, an improvement of JPY 5 billion. For ordinary profit on the back of a JPY 10 billion improvement, we raised our forecast from JPY 245 billion to JPY 255 billion. Our full year guidance for profit attributable to owners of parent is raised from JPY 210 billion to JPY 215 billion, an improvement of JPY 5 billion.

The third key point relates to the upward revision of our full year forecast as just discussed. We raised our full year dividend per share guidance JPY 2 from the initial JPY 68 to JPY 70. As such, we have fixed our interim dividend per share at JPY 35, up JPY 1 from the initial guidance of JPY 34. Our fiscal year-end dividend per share guidance is also changed from the initial guidance of JPY 34 to JPY 35, up JPY 1. Please see today's release entitled, Announcement regarding Dividend of Retained Earnings and Revision of Dividend Forecast, for more detail.

I will now explain the results in more detail. Please jump forward to Page 60. I will start with the consolidated profit and loss statement. Operating revenue for the first half of the current fiscal year was JPY 1.1652 trillion, up JPY 108.1 billion or 10.2% year-on-year. Operating income was JPY 179.7 billion, up JPY 48.2 billion or 36.7% year-on-year. Ordinary income was JPY 154.4 billion, up JPY 34.1 billion or 28.4% year-on-year. Profit attributable to owners of parent was JPY 129.2 billion, up JPY 29.1 billion or 29.1% year-on-year.

The progress rate versus the full year forecast is shown in the box on the right entitled, Progress Comparison with Full Year Forecast. Relative to the upwardly revised forecast, operating revenues are at 50.7%, operating income, 53.7%. Ordinary income was 60.6%, and profit attributable to owners of parents was 60.1%. As you can see, we are making steady progress toward achieving the full year forecast.

Next, before discussing the segments in more detail, please return to the table on the left side of the page, I will touch upon the major items below the line. First, under non-operating income and expenses, net interest income and expense deteriorated by JPY 12.9 billion year-on-year. This is mainly driven by the rise in interest rates in the U.S. With regard to domestic borrowings, the majority is long-term fixed rate, so the impact of higher interest rates on earnings is limited. Equity in net income or loss of affiliated companies increased JPY 0.3 billion year-on-year. This is mainly due to factors such as improved occupancy rates at hotels operated by equity method affiliates. In addition, net other nonoperating income and expenses fell JPY 1.4 billion year-on-year in the absence of one-off factors in the same period of the last fiscal year. Taking all of this into account, overall non-operating income was a negative JPY 14 billion year-on-year.

Next, I will comment on extraordinary gains and losses. As noted in the table on the upper right entitled Extraordinary gains and losses, we posted JPY 53.9 billion in extraordinary profits, which were generated by the sale of investment securities. The sale of equity is a part of our policy of reducing our holdings and equities on an ongoing basis, a reflection of our balance sheet control initiatives. There were no extraordinary losses incurred in first half fiscal 2023.

Please turn to the next page for a detailed explanation of the segment results. First, the leasing segment. Please see Page 62. First half operating revenues were JPY 398.9 billion, and operating income was JPY 88.4 billion as shown at the top of the page. These represent year-on-year increases of JPY 35 billion and JPY 13.1 billion, respectively. Please see the comments section on the left side of the page for operating conditions in the leasing segment. The year-on-year gains in both revenues and OP were due to GMV growth at existing retail facilities and the impact of the new openings of “LaLaport KADOMA and “MITSUI OUTLET PARK OSAKA KADOMA in April, in addition to growth in revenues and profits from 50 Hudson Yards in New York, which opened in the previous fiscal year.

We show the office vacancy rate in the box in the middle of the page. Mitsui Fudosan's Non-consolidated Metropolitan Area Office Vacancy Rate was 3.6% as of the end of September, reflecting the natural variability of the vacancy rate during the fiscal year. Although we have been guiding for a fiscal year-end vacancy rate of around 3%, we now expect to see further improvements, and now project a fiscal year-end vacancy rate in the mid-2% range.

Next is the Property Sales segment. Please turn to Page 63. Overall, first half segment revenues and OP for property sales, as shown at the top of the page were JPY 319.5 billion and JPY 76.4 billion, respectively. Revenues rose JPY 32 billion year-on-year and OP grew JPY 19.1 billion.

Looking at the individual sub-segments, I will start with property sales to domestic individuals. Please look at the second row from the top. Operating revenue was JPY 166.3 billion and OP JPY 36.3 billion, up JPY 46.8 billion and JPY 23.1 billion, respectively. As indicated in the comments section on the left, the positive performance was mainly the result of progress in handovers at PARK COURT JINGU KITASANDO THE TOWER. Other properties contributing to the first half results are shown in the box below the comment section on the left.

Although not shown on the slide, the overall OPM for the domestic residential property sales business was 21.8% as of the end of second quarter. This is higher than the fiscal year-end forecast of 16.1%, but we expect to see solid progress towards achieving our full year target. The number of reported units are shown in the middle of the page. The combined units for Condominiums and Detached Housing were 1,576, down 254 year-on-year. The average unit price on a combined basis for Condominiums and Detached Housing was over JPY 100 million, up significantly from last fiscal year. As noted earlier, it is a reflection of the high proportion of high-end properties included in the properties reported in first half.

Near-term sales remain strong. In the lower part of the page, we show completed inventory. As of the end of second quarter, completed inventory for Condominiums fell from the end of June at 36 units to 30 units. Completed inventory for Detached Housing stood at 5 units. The combined total is 35 units, setting a new record low for completed inventory units. The contract progress rate on new Domestic Condominiums relative to our full year unit target of 3,350 as of the end of September has advanced to 92%.

Next is property sales to investors and overseas individuals. Please return to the upper part of the page. Operating revenues were JPY 153.1 billion and operating income was JPY 40.1 billion for year-on-year declines of JPY 14.8 billion and JPY 3.9 billion, respectively. This fiscal year, profit generation from property sales to investors skews to second half, so optically, both revenues and profits appear down on a year-on-year basis as of the end of second quarter. But we expect to make steady progress on purchase agreement and handovers in second half, primarily in domestic property sales.

We note that in first half, we executed sales of property in the U.S., such as Innovation Square Phase II, a lab and office property in Boston, and rental residential property Alta Revolution in line with our initial plan. In addition, we made steady progress on domestic property sales completing transactions for logistics facilities, MFLP Tomei Ayase and MFLP Tokorozawa, and rental residential properties from the PARK AXIS series.

Next is the Management segment. Please turn to Page 64. This segment consists of the property management business, which focuses on managing properties under contract and the car park leasing business, Repark, and the brokerage asset management business, which includes the corporate and retail brokerage business, and the asset management business for our sponsored REITs and others.

For the Management segment, as a whole, as shown at the top of the page, first half revenues were JPY 221.2 billion, and OP was JPY 29.9 billion. This represents a year-on-year improvement of JPY 3.7 billion in sales, but a JPY 2.1 billion drop in profits. Looking at the conditions for the individual businesses, I will start with property management. Subsegment operating revenues were JPY 168.9 billion and OP was JPY 19.3 billion for year-on-year gains of JPY 4.4 billion and JPY 0.8 billion, respectively. The key factors were improved occupancy rates for the Repark business and the revision of parking fees.

Next, the Brokerage and Asset Management subsegment, which generated revenues of JPY 52.3 billion and OP of JPY 10.5 billion. On a year-on-year basis, revenues fell JPY 0.7 billion and profits fell JPY 3 billion. The key factor was a high base for comparison, the absence of the project management fee revenue generated in the previous fiscal year.

Next is the facility operations segment. Please turn to Page 65. For the facility operations segment as a whole, as shown at the top of the page, first half revenues were JPY 94.1 billion and OP was JPY 12.5 billion. The segment achieved year-on-year revenue growth of JPY 33.9 billion and a hefty JPY 19 billion year-on-year increase in profits. As shown in the comment section on the left, the key factors were the substantial improvement in hotel and resorts ADRs and the increase in the number of operating days and spectator numbers for TOKYO DOME.

Looking at the individual subsegments, the hotel and resorts business posted revenues of JPY 65.8 billion, up a significant JPY 26.6 billion year-on-year. The operating revenues for the Sports and Entertainment subsegment, which is primarily the TOKYO DOME City business, were JPY 28.3 billion, up JPY 7.3 billion year-on-year. As you can see, both subsegments were able to grow revenues.

Next, the Other segment. Please turn to Page 66. For the Other segment as a whole, as shown at the top of the page, first half revenues were JPY 131.2 billion and the operating loss was JPY 1 billion. On a year-on-year basis, revenues grew JPY 3.4 billion and the operating loss narrowed by JPY 1.8 billion. By nature, revenues and profits in the new construction under consignment business, which accounts for the majority of the other segment typically skew heavily to the end of the fiscal year. As such, it was loss-making in the first half, but we expect profits to improve as we move into second half.

Next, for reference, we show figures for the overseas business. Please turn to Page 67. Overall combined overseas profits in first half were JPY 61.6 billion, up JPY 23.5 billion year-on-year. Please note there is a 3-month lag in reflecting overseas profits. The figures included in first half fiscal 2023 earnings reflect the results for the overseas business for the period of January to June 2023. Within this, the Leasing segment reported increases in revenue and OP of JPY 17.4 billion and JPY 6.8 billion, respectively, with 50 Hudson Yards, the main driver of revenue and profit growth. The Property Sales segment reported revenue gains of JPY 19.9 billion and profit gains of JPY 17.8 billion on the back of property disposals in the U.S. as discussed previously. The management and facility operations segments posted a JPY 3 billion improvement in revenue and JPY 0.7 billion gain in profits as a result of improvements in occupancy rates and ADRs at the Halekulani Hotel in Hawaii. As a result of the above, overseas profits accounted for 33.4% of total operating profit.

Next, I will talk about the balance sheet. Please turn to Page 68. At the bottom of the page on the left, total assets as of the end of second quarter fiscal 2023 were JPY 9.5271 trillion, up JPY 685.7 billion from the end of the previous fiscal year. Of the increase in outstanding assets, more than 30% or around JPY 215.1 billion is attributable to the impact of changes in foreign exchange rates.

I will now discuss the major components of change such as investment and cost recovery. Please turn to Page 69. The total outstanding balance of real property for sale was JPY 2.4062 trillion, up JPY 242.6 billion from the end of the previous fiscal year. New investments were JPY 399.8 billion, cost recovery was JPY 211.2 billion, and other, which include elements such as ForEx impact was JPY 54 billion. As you can see in the breakdown by company, Mitsui Fudosan reported a net increase in investments of JPY 76.7 billion, and Mitsui Fudosan Residential, a net increase in investments of JPY 88.5 billion. Despite the depreciation of the yen, which would tend to boost investments, Mitsui Fudosan America reported a net increase in cost recovery of JPY 5.6 billion on the back of sales of developed properties. Mitsui Fudosan U.K. reported a net increase in investments of JPY 74.6 billion as a result of investments and the impact of a weak yen.

Next, looking at the lower left, the outstanding balance of tangible and intangible fixed assets was JPY 4.4476 trillion, up JPY 154.5 billion from the end of the previous fiscal year. The key contributing factors are shown in the comment section on the lower right. New investments, including redevelopment at the Yaesu 2-Chome Central District Project and construction investment at "LaLaport TAICHUNG in Taiwan were JPY 141.7 billion. Depreciation was JPY 64.6 billion. Other, which includes ForEx impact and other factors, was JPY 77.3 billion. Taking all of the above into account, on a net basis, there was an increase of JPY 154.5 billion compared to the end of the previous fiscal year.

On the liability side, please see the table on the upper right. The outstanding balance of interest-bearing debt as of the end of second quarter fiscal 2023 was JPY 4,655 trillion, up JPY 606.4 billion from the end of the previous fiscal year. Of this increase, more than 20% or JPY 146.3 billion is due to the impact of changes in foreign exchange rates. Going back to Page 68. As a result of the above, the D/E ratio as of the end of second quarter was 1.53x and the equity ratio of 31.9% as shown on the lower right.

Finally, I will discuss the revisions to the earnings forecast. First, with regard to the hotel and resorts business included in the facility operations segment, ADR and RevPAR improved on the back of a recovery in inbound travel demand in first half. Performance was strong, exceeding our initial assumption. Given that we now expect that we will be able to capture demand in excess of our initial assumptions on a full year basis, we chose to revise up our initial operating income forecast for the facility operations segment by JPY 5 billion. As a result, we have revised up our consolidated operating income forecast to JPY 335 billion.

With regard to non-operating income, we have factored in a JPY 5 billion improvement in net interest income and expense. As a result, we raised our ordinary profit forecast to JPY 255 billion, up by JPY 10 billion. Taking all of these factors into account, we raised our initial full year forecast for profit attributable to owners of parent by JPY 5 billion to JPY 215 billion. On outstanding interest-bearing debt, taking into account near-term foreign exchange conditions, we have changed our forecast for the fiscal year-end balance from the initial forecast of JPY 4,450 trillion to JPY 4,600 trillion, up JPY 150 billion.

As discussed at the beginning, based on the upward revision to our full year forecast, we have also revised our initial guidance for the full year dividend per share of JPY 68 to JPY 70, up JPY 2. This breaks down into a JPY 1 increase of the interim dividend per share from the initial level of JPY 34. The interim DPS has been fixed at JPY 35. We also raised the fiscal year-end DPS guidance by JPY 1 from the initial JPY 34 to JPY 35. We continue to monitor trends in financial and real estate markets, but the group as a whole is committed to achieving the upward revised operating income and net profit target. This completes my presentation.