Samty Residential to Sell Two Rental Housing Buildings in Suita for JPY 1.4 Billion
On July 30, 2026, Samty Residential Investment Corporation announced that it will sell two rental housing buildings in Suita City, Osaka Prefecture, to the same domestic business company. The planned disposition date is August 4 of the same year, and the planned disposition price totals JPY 1.449 billion. The total gain on sale is expected to be JPY 188 million.
S-FORT Esaka Tarumicho, one of the properties being sold, is a 10-minute walk from Esaka Station on the Osaka Metro Midosuji Line. Completed in 2016, the nine-story building has 48 units. It was acquired for JPY 774 million in 2018. Although there were phases of declining occupancy during the holding period, the occupancy rate was 98.0% as of the end of May 2026.
The other property, S-FORT Esaka Fiore, is a 14-minute walk from Esaka Station. Completed in 2009, the eight-story building has 28 units. It was acquired for JPY 489 million in 2022. It maintained generally high occupancy during the holding period, at 96.4% as of the end of May 2026.
Although the two properties maintained stable occupancy, the investment corporation decided to sell them in light of future repair costs, medium- to long-term earning power, and capital efficiency. The planned disposition prices both exceed the appraisal values, making this a transaction that captures the opportunity to sell stably operating assets and realize unrealized gains.
In December 2025, the investment corporation also sold S-FORT Miyakojima Uchindai and S-FORT Esaka Koen in Osaka Prefecture while acquiring two rental housing properties in Sakai City and Oita City (see related article: Samty Residential REIT to Acquire Two Assets for JPY 1.8 Billion, Sell Two in Osaka for Portfolio Rotation). Following this sale, the portfolio will comprise 187 properties with a total acquisition price of approximately JPY 170.2 billion, and on an acquisition-price basis the investment ratio is expected to be 71.2% for regional cities and 28.8% for the Tokyo metropolitan area.
Key Facts
- Seller: Samty Residential Investment Corporation
- S-FORT Esaka Tarumicho
- Buyer: Undisclosed (domestic general business company)
- Asset to Be Transferred: Trust beneficiary interest
- Acquisition Date: August 28, 2018
- Disposition Decision Date: July 30, 2026
- Sale and Purchase Agreement Date: July 30, 2026
- Planned Disposition Date: August 4, 2026
- Planned Disposition Price: JPY 936 million
- Acquisition Price: JPY 774 million
- Estimated Book Value at Sale: JPY 725 million
- Estimated Gain on Sale: JPY 186 million
- Appraisal Value: JPY 899 million (January 31, 2026, Daiwa Real Estate Appraisal Co., Ltd.)
- Location: 3-5-13 Tarumicho, Suita City, Osaka
- Nearest Station: 10-minute walk from Esaka Station on the Osaka Metro Midosuji Line
- Completion: November 2016
- Number of Floors: 9F (reinforced concrete construction)
- Area: Site area of approximately 132 tsubo (approx. 4,700 sq. ft.) / Gross Floor Area of approximately 496 tsubo (approx. 17,600 sq. ft.) / Leasable area of approximately 383 tsubo (approx. 13,600 sq. ft.)
- Leasable Units: 48
- Occupancy: 98.0% (as of the end of May 2026)
- Brokerage: Samty Co., Ltd.
- S-FORT Esaka Fiore
- Buyer: Undisclosed (domestic general business company)
- Asset to Be Transferred: Physical real estate
- Acquisition Date: August 2, 2022
- Disposition Decision Date: July 30, 2026
- Sale and Purchase Agreement Date: July 30, 2026
- Planned Disposition Date: August 4, 2026
- Planned Disposition Price: JPY 512 million
- Acquisition Price: JPY 489 million
- Estimated Book Value at Sale: JPY 501 million
- Estimated Gain on Sale: JPY 2 million
- Appraisal Value: JPY 494 million (January 31, 2026, Japan Valuers Co., Ltd.)
- Location: 5-15-28 Minami-Suita, Suita City, Osaka
- Nearest Station: 14-minute walk from Esaka Station on the Osaka Metro Midosuji Line
- Completion: February 2009
- Number of Floors: 8F (reinforced concrete construction)
- Area: Site area of approximately 117 tsubo (approx. 4,200 sq. ft.) / Gross Floor Area of approximately 295 tsubo (approx. 10,500 sq. ft.) / Leasable area of approximately 263 tsubo (approx. 9,400 sq. ft.)
- Leasable Units: 28
- Occupancy: 96.4% (as of the end of May 2026)
- Brokerage: Samty Co., Ltd.
