Samty Residential

What Samty Residential does

Samty Residential Investment Corporation (サムティ・レジデンシャル投資法人) is a Japanese Real Estate Investment Trust (J-REIT) listed on the Tokyo Stock Exchange under ticker code 3459, established in 2016 and listed in 2017. The trust invests primarily in residential properties — rental apartments branded as S-RESIDENCE and S-FORT — and to a lesser extent in hotels and healthcare facilities across Japan. Its portfolio comprises 189 properties with a total acquisition price of 171,472 million yen and a 96.4% occupancy rate as of the 21st fiscal period (January 2026). The trust is differentiated by an approximately 70% concentration of its portfolio in Japan's regional cities rather than Tokyo, positioning it as the only listed J-REIT with this regional residential focus.

The trust is externally managed by Samty Asset Management Co., Ltd. (サムティアセットマネジメント株式会社), a 131-employee asset management company headquartered at Marunouchi Trust Tower in Tokyo. It operates under a dual-sponsor structure: Samty Co., Ltd. (サムティ株式会社) serves as main sponsor, providing preferential property information, warehousing functions, leasing support, and property management services, while Daiwa Securities Group Inc. (大和証券グループ本社) serves as sub-sponsor, providing capital market access and bridge fund structuring support. For the 21st fiscal period, total assets reached 179,942 million yen with net assets of 85,700 million yen and an equity ratio of 47.6%.

Revenue is generated through rental income from portfolio properties, producing semi-annual distributions to unitholders. The 21st period (August 2025 to January 2026) generated operating revenue of 7,106 million yen, operating income of 3,933 million yen, and net income of 3,268 million yen, supporting an actual distribution per unit of 3,604 yen. The trust has built a notable ESG and green finance profile, including GRESB 2 Star with Green Star designation, GRESB Disclosure A Level, GRESB Residential Top Performer in Asia, CDP Climate Change B- score, JCR Green 1 (F) framework evaluation, and certifications across DBJ Green Building, CASBEE, and BELS programs. Green finance execution included a 1,400 million yen green bond and 15,600 million yen green loan. Unitholder registry administration is handled by Mitsubishi UFJ Trust and Banking Corporation.

Name

Samty Residential

Legal name

Samty Residential Investment Corporation

Website

https://samty-residential.com

Company type

Public

Founded year

2016

Operating status

Operating

Headcount range

101–250 employees

Short description

Samty Residential Investment Corporation is a Japanese J-REIT (TSE: 3459) that invests in residential properties across Japan, with approximately 70% of its 189-property portfolio concentrated in regional cities, sponsored by Samty Co., Ltd. and Daiwa Securities Group.

Ownership category

akta.pro rank

Product category

Residential Real Estate Investment Trust (J-REIT)

NAICS

Lessors of Real Estate (5311)

SIC

Real Estate Investment Trusts (6798)

akta.pro primary industry

Residential Real Estate Asset Management (BPAJAMAA)

akta.pro secondary industry

Single-Family Rental (SFR) Property Management (BPAJAFAB)

Keywords

• Residential real estate
• Real estate investment trust
• J-REIT investment
• Rental property portfolio
• Regional residential assets

Headquarters

HQ city

Tokyo

HQ country

Japan

HQ region

Asia

Offices2 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Operations, Personnel, Infrastructure, Marketing or Sales, Others

Revenue model

1. Rental Income from Portfolio Properties: The investment corporation generates revenue primarily through rental income from its portfolio of residential properties (レジデンス). The portfolio consists of 189 properties with total acquisition price of 171,472 million yen and occupancy rate of 96.4%. Revenue is generated from tenant leases across Japan's regional cities.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels5 records

Core offering

Samty Residential Investment Corporation operates a publicly listed J-REIT that acquires and manages a portfolio of residential rental properties (primarily rental apartments under the S-RESIDENCE and S-FORT brands, with minor exposure to hotels and healthcare facilities) across Japan's regional cities. Revenue is generated from tenant leases on 189 properties with total acquisition price of ¥171,472 million and a 96.4% occupancy rate. Earnings are distributed semi-annually to unitholders, with the 21st period (January 2026) actual distribution at ¥3,604 per unit.

Product overview

Samty Residential Investment Corporation operates as a single, unified J-REIT investment vehicle focused on residential real estate. The investment trust, listed on the Tokyo Stock Exchange (Securities Code: 3459), acquires and manages a portfolio of residential properties (rental apartments branded as S-RESIDENCE and S-FORT), hotels, and healthcare facilities across Japan. The company pursues a Japan-wide portfolio strategy with approximately 70% of assets concentrated in regional cities rather than Tokyo. The REIT is externally managed by Samty Asset Management Co., Ltd., with Samty Co., Ltd. as the main sponsor and Daiwa Securities Group Inc. as sub-sponsor. Key portfolio metrics include 189 properties with a total acquisition price of ¥171,472 million and a 96.4% occupancy rate as of early 2026.

Differentiator

Problem solved

Functional benefit

Products and services

• Samty Residential Investment Corporation (J-REIT Investment Units) Publicly listed J-REIT investment units (ticker 3459) backed by a portfolio of 189 residential rental properties (acquisition price ¥171,472 million, 96.4% occupancy as of 21st period) primarily in Japan's regional cities. Units are bought and sold on the Tokyo Stock Exchange; minimum purchase is 1 unit.
• S-RESIDENCE and S-FORT Branded Residential Rental Portfolio The underlying residential rental property portfolio operated by the REIT under two brands (S-RESIDENCE and S-FORT), providing rental housing to individual tenants across Japan's regional cities. This is the operational asset base that generates rental income distributed to unitholders.

Named customers2 records

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Four partnerships are on record, tiered main sponsor, sub sponsor, core - asset manager and administrator.

• サムティ株式会社 (Samty Co., Ltd.)main sponsorStrategic or Co-development PartnerMain sponsor providing comprehensive real estate support including preferential property information and negotiation rights, warehousing functions, leasing support, and property/asset management services. Samty Co., Ltd. is a comprehensive real estate company with extensive experience in land acquisition, rental housing development, investment in income-generating properties, rental marketing, property management, and property sales/retention across Japan.
• 株式会社大和証券グループ本社 (Daiwa Securities Group Inc.)sub sponsorStrategic or Co-development PartnerSub sponsor providing various information provision, bridge fund structuring support, and personnel acquisition assistance for the asset management company. Daiwa Securities Group is a leading Japanese securities and financial services group listed on Tokyo Stock Exchange Prime Market (Securities Code: 8601).
• サムティアセットマネジメント株式会社 (Samty Asset Management Co., Ltd.)core - asset managerOthersThe asset management company that manages the investment corporation's assets. Established in August 2007, it provides real estate fund management and specialized finance services. Office located at Marunouchi Trust Tower in Tokyo.
• 三菱UFJ信託銀行株式会社 (Mitsubishi UFJ Trust and Banking Corporation)administratorOthersTransfer agent and administrator for unitholder registry. Handles distribution payments, account changes, name changes, and investment certificate processing. Contact via Stock Transfer Agency Department Telephone Center.

Scale indicators10 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Daiwa House REIT Investment Corporation: J-REIT sponsored by Daiwa House Group with a focus on logistics and residential properties. Shares overlap in residential rental exposure and similar Japanese institutional positioning.
• Sekisui House REIT: Residential and logistics J-REIT sponsored by Sekisui House, investing in rental housing across Japan. Comparable residential asset acquisition strategy and sponsor-pipeline-driven external growth model.
• Comforia Residential REIT: Residential-focused J-REIT investing in rental housing properties across Japan, sponsored by Tokio Fudosan Holdings. Direct peer with virtually identical asset class focus and external asset management structure.
• Kenedix Residential Next Investment Corporation: Residential J-REIT focused on mid-sized rental apartments in greater Tokyo and other Japanese cities. Direct comparator for residential investment strategy, unit-holder returns, and sponsor-pipeline economics.
• Advance Residence Investment Corporation: Largest dedicated residential J-REIT, investing in rental apartments and dormitories across Japan with similar external asset management structure and TSE listing. Direct competitor in the Japanese residential REIT space with overlapping institutional investor base.
• Daiwa Securities Living Investment Corporation (formerly Daiwa House Residential): Pure-play residential J-REIT sponsored by Daiwa Securities Group — a direct conflict for sub-sponsor pipeline access and competing for the same residential asset universe in Japan.

Emerging players

• Tosei Reit Investment Corporation: Smaller diversified J-REIT sponsored by Tosei Corporation, with mid-sized office and residential exposure. Useful comparable for smaller-cap J-REIT trading dynamics and emerging residential strategies.

Broad incumbents

• Nippon Building Fund: Largest diversified J-REIT focused primarily on office buildings, with some residential exposure. Useful comparable for J-REIT capital-markets dynamics, leverage strategy, and institutional investor demand, though concentrated in a different asset class.
• Japan Real Estate Investment Corporation: Major office-focused J-REIT, one of the largest by AUM. Benchmark for J-REIT trading dynamics, although Samty Residential has materially lower asset concentration in a single property type.

Others

• Samty Co., Ltd. (Main Sponsor): Comprehensive Japanese real estate developer and the REIT's main sponsor, providing property pipeline, warehousing, and leasing support. Not a direct competitor but the primary external growth engine for the REIT.

Market position

Strengths4 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights6 records

Customer concentration

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Samty Residential