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Sekisui House Asset Management, Ltd.

PRI reporting framework 2020

You are in Strategy and Governance » Investment policy


SG 01. RI policy and coverage


01.1. 責任投資アプローチをカバーする投資ポリシーを策定しているかどうかを明示してください。

01.2. ポリシーの構成要素/種類と対象範囲を示してください。


01.3. 投資ポリシーが以下のどの項目をカバーしているか明示して下さい:

01.4. 組織の投資原則および全体の投資戦略、受託者義務(または同等のもの)の解釈、ならびに、ESGファクターおよび実体経済の影響をどのように考慮に入れているかについて説明してください。

SHAM recognizes that there are 6 elements which properties are expected to offer as bases for sustainable living for residents or as sustainable bases of operation of tenant companies: economic zones, convenience, safety/BCP, brand, livability/functionality, and environmental consideration. After considering and analyzing these 6 elements as viewpoints for investment, we make investment decisions by assessing whether the real estate to be invested in is located in a "strategic location" and is of "high quality". We are determined to fulfill our fiduciary duty by achieving stable earnings and steady growth in assets under management through the implementation of the above strategy. Based on the above investment strategy, we believe that establishing management policies and targets and making efforts in promoting sustainability to achieve those policies and targets for each ESG will contribute, over the medium to long term, to the internal growth of SHR managed by SHAM, in the form of cost reductions and improved profitability through improved satisfaction with tenants (rise in rent and occupancy rates).Furthermore, by continuing to provide with social capital such as residential properties and commercial properties in accordance with these viewpoints, we believe to be contributing to the sustainable development of society.

01.5. 責任投資アプローチをカバーする組織の投資ポリシーの重要な構成要素、バリエーション、例外事項を簡潔に説明してください。[任意]

01.6. 補足情報 [任意]


SG 01 CC. Climate risk (Private)

SG 02. Publicly available RI policy or guidance documents


02.1. 一般に入手できる組織の投資ポリシー文書を記載してください。その文書のURLを記入し、該当文書を添付してください。








02.2. 一般に入手できる組織の投資ポリシー文書を記載してください。その文書のURLを記入し、該当文書を添付してください。





02.3. 補足情報 [任意]

SG 03. Conflicts of interest

03.1. 組織として、投資プロセスにおける潜在的な利益相反を管理するポリシーを策定しているかどうかについて明示して下さい。

03.2. 投資プロセスにおける潜在的な利益相反を管理するポリシーについて説明してください。

Establishment of governance structure for ensuring objectivity regarding conflicts of interest
For the purpose of tightening examinations on transactions with interested parties, including the acquisition of portfolio assets and the entrustment of property management services, SHAM has adopted frameworks under which (i) each decision to be made by Investment Committee and Compliance Committee must be conditional upon the attendance and assent by external members appointed from among professionals who have no special interest with interested parties of the SHAM such as Sekisui House, Ltd.; and (ii) preliminary review by Compliance Officer and Internal Control Promotion Department, deliberations and resolution in respective meetings of Investment Committee and Compliance Committee, and deliberations and resolution for approval of the Board of Directors of SHAM, and consent of SHR based on deliberations and resolution of the Board of SHR are required.

03.3. 補足情報 [任意]

SHAM stipulates Rules for Transactions with Interested Parties concerning transactions between the Interested Parties of SHAM and SHR as an internal rule to exclude adverse effect of conflicts of interest.
An overview of Rules for Transactions with Interested Parties is as follows:

Acquisition of property from Interested Parties

The acquisition price (excluding taxes, cost of acquisition and others) must be no more than the amount of the appraisal value, etc. determined by a real estate appraiser who is a non-interested party appointed at the time of the acquisition.

Sale of property to Interested Parties

The sale price (excluding taxes, cost of transfer and others) must be no less than the amount of the appraisal value determined by a real estate appraiser who is a non-interested party appointed at the time of the sale.

Payment of an agency fee to Interested Parties

The amount of intermediary charge to be paid must be within the range of remuneration set forth in the Building Lots and Buildings Transaction Business Act.

Entrusting management, etc. of real estate and other assets to Interested Parties

Entrustment of management services, etc. for real estate and other assets must be based on conditions considered adequate upon comprehensive consideration of market levels of management consignment fees, the content of provided services, total workloads and so on.
(The appropriateness of contractors is verified by independent external evaluation organizations which have no interest with SHAM once a year, in principle.)

Conclusion of leasing contract for real estate and other assets with Interested Parties

Lease contracts must be based on conditions considered adequate upon investigation of market rent levels and prices of similar transactions in surrounding areas, etc. and by using the opinions of third parties as a reference, who are non-interested parties, as needed.

Placing orders for construction work, etc. to Interested Parties (Residential Properties: Contract amount of 5 million yen or more Commercial Properties: Contract amount of 30 million yen or more )

Placement of orders with interested parties must be limited to cases in which the estimated price, content of services provided, etc. are not disadvantageous to SHR upon comparison with third parties.

SG 04. Identifying incidents occurring within portfolios (Private)