Samty Residential REIT to Acquire Two Assets for JPY 1.8 Billion, Sell Two in Osaka for Portfolio Rotation

Samty Residential Investment Corporation will acquire two rental residential assets for approximately JPY 1.8 billion as of December 22, 2025. The seller is its sponsor, Samty. At the same time, the REIT will divest two rental properties in Osaka Prefecture for approximately JPY 1.9 billion, expecting to record a gain on sale of JPY 48 million.

The acquisition assets are “S-RESIDENCE Sakai Hamadera broad” (Sakai City Nishi-ku; acquisition price JPY 1,139 million) and “S-FORT Oita Nagahamamachi” (Oita City; JPY 695 million). Sakai Hamadera broad is a newly built, 88-unit property completed in March 2025, located about a six-minute walk from Ishizugawa Station on the Nankai Main Line. Oita Nagahamamachi comprises 64 units and had an occupancy rate of 90.4% as of the end of October 2025, located roughly six minutes on foot from the Maizuru-cho bus stop.

The transaction is part of a strategic asset rotation aimed at realizing unrealized gains through disposals above appraisal value while maintaining portfolio income through new acquisitions. Following the transactions, the REIT’s portfolio will comprise 189 assets with a total acquisition price of JPY 171.4 billion.

Although the portfolio occupancy fell into the 95% range in the July 2021 fiscal period, it has since rebounded, rising to the upper-97% range in the January 2025 fiscal period. Average rent per tsubo bottomed out near JPY 8,100 per month in late 2022 and recovered to the JPY 8,500-per-month range by the January 2025 fiscal period. With both occupancy and rent levels improving, the transaction is positioned to enhance portfolio quality while supporting unitholder returns. (Based on estie J-REIT and editorial research.)

Key Facts -Acquisition-

• Buyer: Samty Residential Investment Corporation

• Seller: Samty Co., Ltd.

• Scheduled Acquisition Date: December 22, 2025

• S-RESIDENCE Sakai Hamadera broad

  • Acquisition Price: JPY 1,139 million

  • Appraisal Value: JPY 1,190 million

  • Capitalization Rate: 4.4%

  • Location: 3-18, Hamadera Ishizucho Nishi 1-chome, Nishi-ku, Sakai City, Osaka Prefecture

  • Nearest Station: Ishizugawa Station (Nankai Main Line), approx. 6-minute walk

  • Completion: March 2025

  • Number of Floors: 10F

  • Gross Floor Area: approx. 691 tsubo (approx. 22,800 sq. ft.)

  • Units: 88

• S-FORT Oita Nagahamamachi

  • Acquisition Price: JPY 695 million

  • Appraisal Value: JPY 729 million

  • Capitalization Rate: 4.9%

  • Location: 6-8, Nagahamamachi 3-chome, Oita City, Oita Prefecture

  • Nearest Stop: Maizuru-cho bus stop, approx. 6-minute walk

  • Completion: February 2019

  • Number of Floors: 4F

  • Gross Floor Area: approx. 649 tsubo (approx. 21,400 sq. ft.)

  • Units: 64

Key Facts -Dispositions-

• Buyer: Undisclosed (Domestic Operating Company)

• Scheduled Disposition Date: December 19, 2025

• S-FORT Miyakojima Uchindai

  • Disposition Price: JPY 490 million

  • Appraisal Value: JPY 476 million

  • Gain/Loss on Sale: approx. JPY 30 million

  • Location: 1-11-7, Uchindaicho 1-chome, Miyakojima-ku, Osaka City, Osaka Prefecture

  • Nearest Station: Noe-Uchindai Station (Osaka Metro Tanimachi Line), 5-minute walk

  • Completion: January 2019

  • Number of Floors: 7F

  • Units: 28

• S-FORT Esaka Park

  • Disposition Price: JPY 1,383 million

  • Appraisal Value: JPY 1,320 million

  • Gain/Loss on Sale: approx. JPY 18 million

  • Location: 1-21-16, Esakacho 1-chome, Suita City, Osaka Prefecture

  • Nearest Station: Esaka Station (Osaka Metro Midosuji Line), 3-minute walk

  • Completion: March 2007

  • Number of Floors: 11F

  • Units: 55