Strategic cash management and a stable financial condition
- Effectively deploy retained earnings in an amount equal to the depreciation expense toward the acquisition of new properties and floor expansion, renovation and renewal of existing properties
- Establish strong and stable business relationships with a focus on Japan's megabanks institutions
We expect to establish and maintain a stable financial condition to ensure a steady cash flow in the medium to long term, which in turn will contribute to steady growth of our operating properties.
To this end, we have established a target LTV ratio of approximately 50%. We also expect to establish strong and stable business relationships with a focus on Japan's megabanks.
Furthermore, we implement the strategic and most effective cash management policy of deploying any surplus funds including retained earnings in an amount equal to the depreciation expense.
Strategic Cash Management
The large-scale retail properties that we target for investment are mostly located in suburban areas. Thus, the building value accounts for a large percentage of the property value and, compared to office buildings and residences, the depreciation period for the assets are shorter, which generally causes the depreciation expense to account for a large percentage of the property value as well.
By deploying retained earnings in an amount equal to the depreciation expense in a manner suitable for the given circumstances, we plan to increase capital efficiency and stabilize cash flow. In particular, we plan to increase unitholder value over the medium to long term through the following direct or indirect measures:
Establish a stable financial condition
Our basic policy is to establish a stable financial condition conforming to the financing policies below to ensure a steady cash flow in the medium to long term, which in turn will contribute to steady growth of our operating properties.
We maintain a target LTV ratio of around 50% as a general rule in order to achieve a stable level of financial leverage, and establish strong and stable business relationships with Japan's major financial institutions with a focus on megabanks.
|LTV||Maintain an LTV ratio of about 50% and set an upper limit at 60%|
|Extension of loan terms and fixing of interest rates||Set loan terms according to the status of cash flows based on tenant lease terms and content|
|Bank formation||Achieve appropriate diversification of different lender financial institutions with a focus on megabanks|
To ensure steady growth of our operating properties while providing funds for efficient operations and operational stability, we may take out loans or issue investment corporation bonds for the purpose of investing in properties, conducting repairs or other work, paying cash distributions, working capital for our operation, repaying our obligations, and other activities.
The maximum amount of each loan and investment corporation bond issuance will be ¥1 trillion and the aggregate amount of all such debt will not exceed ¥1 trillion.
We intend to obtain unsecured and unguaranteed financing. However, we may take out loans or issue investment corporation bonds by collateralizing our properties.
When investing in overseas real estate, we may obtain loans denominated in local currency. We may also raise funds in Japanese yen and convert the funds to local currency based on market conditions and other factors at the time of procurement.
- Maintaining a conservative interest-bearing debt ratio and LTV ratio
- While taking external growth strategies and internal growth strategies into consideration, we will maintain a strong financial condition and aim to keep a conservative debt ratio.
In property management, we have set an upper limit for our LTV ratio at 60% and intend to maintain an LTV ratio of about 50%. We may, however, temporarily exceed the 60% threshold as a result of property acquisitions or other events.
- Extension of loan terms and fixing of interest rates
- We set loan terms according to the status of cash flows based on tenant lease terms and content.
To reduce various risks, we will consider extending the terms of our loans and fixing our interest rates as a part of our effort to ensure appropriate operation.
- Extension of loan terms and fixing of interest rates
- When obtaining loans, we make use of Aeon Group's creditworthiness and seek to achieve appropriate diversification of different lender financial institutions with a focus on megabanks.
When obtaining debt financing, we diversify our financing methods by both using direct and indirect financing including the issuance of investment corporation bonds while always basing our decisions on a comprehensive assessment of the market environment and our financial standing.
We may issue additional investment units for the purpose of property acquisitions, payments for construction, refunding of leasehold or security deposits, payments for our operational expenses, or other repayment obligations.
In such event, we will be mindful of the potential for dilution of our investment units in order to achieve long-term and stable growth in unitholder value.
In order to primarily hedge the interest rate risks arising from any borrowing or other debts, we may undertake derivative transactions, taking into account the economic situation and the movement of interest rates.
Further, in the course of an investment in overseas real estate, we may undertake derivative transactions for the purpose of hedging foreign-currency risks if, among other things, any rent or other income gain is required to be received or paid in local currency.
Investment Policy Concerning Excess Funds
Investment of excess funds is conducted carefully based on adequate consideration of the interest rate environment, cash flows and the safety and liquidity issues related to any such investments.
Obtainment of long-term credit rating of AA- from Japan Credit Rating Agency, Ltd
AEON REIT Investment Corporation has obtained a AA- (double-A minus) long-term issuer rating from the Japan Credit Rating Agency, Ltd.
Use of Leasehold and Security Deposits Received from Tenants
We may utilize the leasehold and/or security deposits received from tenants. Such funds are procured at a low cost and secured over the long term.
Further, in order to respond to various financial needs (such as repair expenses, capital expenditures, payment of distributions, repayment of small amount of debts, working capital for our operation, refunding leasehold deposits, or acquisition costs for new real estate-related properties), we will hold cash and deposits in such amount as is deemed to be appropriate taking into account the status of commitment lines granted by financial institutions and other factors.