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1 June 30, 2020 for Translation Purposes Only Notice Concerning June 30, 2020 For Translation Purposes Only Real Estate Investment Trust Securities Issuer Samty Residential Investment Corporation 1-8-3 Marunouchi, Chiyoda-ku, Tokyo Masafumi Takahashi, Executive Director (Securities Code: 3459) Asset Management Company: Samty Asset Management Co., Ltd. Yosuke Masuda, President Inquiries: Hidekazu Nizawa Director Business Management Department Phone: + 81-3-5220-3841 Notice Concerning Acquisition and Disposition of Properties Samty Residential Investment Corporation (“Samty Residential”) announces that Samty Asset Management Co., Ltd. (the “Asset Management Company”), to which Samty Residential entrusts management of its portfolio assets, decided today to acquire 1 property (the “Asset to Be Acquired”) (the “Acquisition”) as well as to dispose 1 property (the “Asset to Be Sold) (the “Disposition”; the “Acquisition” and the “Disposition” are collectively referred to as the “Transaction”). As Samty Co., Ltd., the company which is the seller of the Asset to Be Acquired and the buyer for the Asset to Be Sold, falls under the category of an interested party, etc. as defined under the Act on Investment Trusts and Investment Corporations (Act No. 198 of 1951, as amended; the “Investment Trusts Act”), the Asset Management Company obtained the consent of Samty Residential based on the approval at Samty Residential’s Board of Directors’ meeting held on June 30, 2020, pursuant to the Investment Trusts Act. 1. Overview of the Asset to Be Acquired and Asset to Be Sold (1) Overview of the Asset to Be Acquired Planned Date of Planned date Acquisition Property Property name acquisition price conclusion Settlement Area Location of Seller fund number (Note 1) (Note 2) of method acquisition (Note 3) (million yen) agreement Greater Lump-sum S-FORT Funabashi-shi, June 30, July 31, Samty Tokyo C-30 815 Cash on hand upon Funabashi roots Chiba 2020 2020 Co., Ltd. Area delivery (Note 1) The current property name is “Galuda funabashi honcho”. Samty Residential plans to change the name of the Asset to Be Acquired to the name indicated in the table above as soon as it is acquired. (Note 2) “Planned acquisition price” is the amount which will be required for the acquisition of the Asset to Be Acquired excluding various costs such as commissions for mediation of transaction, taxes and public dues, etc. (the amount of the price of purchase of the real estate, etc. indicated in the purchase agreements, etc.). Amounts of less than 1 million yen are rounded down. (Note 3) Funds from the disposition of the Asset to Be Sold are scheduled to be used as funds for the acquisition. (2) Overview of the Asset to Be Sold Planned Assumed Difference between Date of Planned Property disposition book value planned sales price and Property name Buyer conclusion of date of number price (Note 1) (Note 2) assumed book value agreement disposition (million yen) (million yen) (million yen) S-FORT June 30, July 31, A-14 Samty Co., Ltd. 856 731 124 Kyoto Nishioji 2020 2020 (Note 1) “Planned disposition price” is the amount which will be required for the disposition of the Asset to Be Sold excluding various costs such as commissions for mediation of transaction, taxes and public dues, etc. (the amount of the price of the sale and purchase price of the real estate, etc. indicated in the trust beneficiary interest disposal agreement). (Note 2) “Assumed book value” is the book value assumed as of the planned disposition date. It may be changed by the planned disposition date. (Note 3) All payments are scheduled to be made in lump sum on the planned disposition date. Moreover, the funds from the disposition will be used for the acquisition of the Asset to Be Acquired. Disclaimer: This translation is for informational purposes only. Neither Samty Residential Investment Corporation nor Samty Asset Management Co., Ltd. guarantees the accuracy or completeness of the translation. If there is any discrepancy between the Japanese version and the English translation, the Japanese version shall prevail. 1 2. Reason for the Transaction Samty Residential is aiming to build a portfolio that pursues “Stability” (diversified investments in strictly selected residential properties nationwide), “Growth potential” (expansion of the portfolio size by continually investing in new properties centered on major regional cities), and “Profitability” (realization of expected high returns by investing in carefully screened residential properties located in major regional cities) through investment in residences mainly in major regional cities. In acquiring 1 property and disposing 1 property, the Transaction will improve the stability and profitability of the portfolio and realize unrealized gain. The Transaction will expand the portfolio to 118 properties for a total (planned) acquisition price of 110 billion yen. Furthermore, the investment ratio by area after the Transaction is projected to be 71.8% for regional cities (49.2% for major regional cities and 22.6% for other regional cities) and 28.2% for the greater Tokyo area based on the (planned) acquisition price. Samty Residential decided to acquire the Asset to Be Acquired after considering factors such as the fact that the Asset to Be Acquired is an asset under management specified in the Articles of Incorporation of Samty Residential and that the location near Funabashi Station and Keisei Funabashi Station where commercial facilities, etc. concentrate offers excellent convenience, as well as the point that solid rental demand from singles commuting to central Tokyo and neighboring cities can be expected. For the details of the property and the points assessed, please refer to the following “3. Details of the Asset to Be Acquired and the Asset to Be Sold.” In line with the acquisition of the Asset to Be Acquired, Samty Residential has selected their lessees based on the matters concerning criteria for selecting tenants set forth by Samty Residential (for details of the criteria, please refer to “Report on the Management Structure and System of the Issuer of Real Estate Investment Trust Units and Related Parties” dated April 28, 2020 (Japanese only)). On the other hand, Samty Residential decided to dispose the Asset to Be Sold after Samty Co., Ltd., the buyer, showed its intention to acquire the property, and after considering factors such as the stability of cash flow of the portfolio and the point that the interests of unitholders can be achieved through the realization of unrealized gain as the planned disposition price is higher than the appraisal value. Moreover, Samty Residential plans to distribute the entire amount of gain from the disposition and use the proceeds from the Disposition for the acquisition of the Asset to Be Acquired. 3. Details of the Asset to Be Acquired and the Asset to Be Sold The overview of the Asset to Be Acquired and Asset to Be Sold is as shown in the table below. However, the information in “Leased area,” “Occupancy rate,” “Monthly rental revenue” and “Security and guarantee deposits” are as of the end of May 2020. Furthermore, the following tables may refer to real estate that are the Asset to Be Acquired and the Asset to Be Sold or real estate that are the trust assets of real estate trust beneficiary interests as the “Property.” Please refer to the following terms with regard to the tables. “Location” is based on the residential address. However, for properties that have no residential address, the building address or building location on the registry is indicated. In addition, “Site area” of land and “Use,” “Construction completion,” “Structure and floors” and “Total floor area” of buildings are based on information in the real estate registry, and may not necessarily be identical with the present state. “Planned acquisition price” is the amount which will be required for the acquisition of the Asset to Be Acquired excluding various costs such as commissions for mediation of transaction, taxes and public dues, etc. (the amount of the price of purchase of the real estate, etc. indicated in the purchase agreements, etc.). Amounts of less than 1 million yen are rounded down. “Trustee” indicates the trustee or planned trustee of trust pertaining to the real estate trust beneficiary interest. “Building coverage ratio” is, in principle, the ratio of the building area of the building designated in Article 53, Paragraph 1 of the Building Standards Act to its site area, and represents the maximum value of the building coverage ratio provided in city plans in accordance with zoning, etc. Such a maximum value of the building coverage ratio may be relaxed, increased or decreased due to being a fire-resistant building within a fire prevention district and for other reasons, and may be different from the building coverage ratio that is actually applied. “Floor area ratio” is, in principle, the ratio of the total floor area of the building to site area designated in Article 52, Paragraph 1 of the Building Standards Act, and represents the maximum value of the floor area ratio provided in city plans in accordance with zoning, etc. Such a maximum value of the floor area ratio may be relaxed, increased or decreased due to the width of roads connecting to the site area and for other reasons, and may be different from the floor area ratio that is actually applied. “Zoning” is the type of zoning listed in Article 8, Paragraph 1, Item 1 of the City Planning Act (Act No. 100 of 1968, as amended; the “City Planning Act”.) “Total floor area” is the entire building’s floor area (excluding the floor area of attached buildings). “Number of leasable units” is the number of units that can be leased as of the end of May 2020 (including number of stores, etc. if any). “Property management company” is the property management company to which property management is entrusted or planned to be entrusted with regard to the real estate.
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