jric3 May 2013 22:09
Rents in Japan seem to be bottoming out. The Japanese population is shrinking, yet migration to the big cities and the trend towards smaller households has been exerting pressure on the housing stock in Tokyo, Osaka and Nagoya, which together account for some 87 per cent of JRIC's portfolio. The company's rents fell 0.7 per cent on average for the year to 30 November. Yet that was an improvement on the previous year, when rents fell 1.1 per cent, and falling vacancy rates - down 0.3 percentage points to 4.8 per cent in November - should also support the market.
Besides, rental deflation is being offset by an improving investment market. JRIC's portfolio was actually marked up 2.6 per cent last year. The onslaught of quantitative easing is only likely to consolidate investors' interest in real estate. JRIC sold a 14-unit apartment block last month at a 21.5 per cent premium over the year-end valuation. The price gave the buyer a net rental yield of 4.3 per cent, whereas JRIC's portfolio is on average valued at a yield of 5.8 per cent.
A potential fly in the ointment is currency risk, as JRIC does not hedge and Mr Abe is committed to devaluing the yen. Last year JRIC's 6p currency loss more than offset a 4p leveraged rise in property prices. While sterling's own weakness offers some protection for UK investors, the currency headwind may well persist.,,,,,,,,,