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Sustainability

IIF is working to strengthen and improve relationship with people in local communities through measures against disaster and other social contribution activities.

Creating a Positive Impact

Acquisition of OTA Techno CORE

In February 2019, IIF carried on an impact investment project (a silent partnership, herein referred to as the “Tokumei Kumiai”) related to the OTA Techno CORE building. This is the first case of a J-REIT making such an agreement based on the Principles for Positive Impact Finance.

Measures Based on the Sustainable Development Goals (SDGs) and the Principles for Positive Impact Finance
The investment is in line with the materiality of the SDGs, which is emphasized by MCUBS and will contribute to the creation of a sustainable society. 
Furthermore, a third-party opinion has been obtained stating that the project is in accordance with the Principles for Positive Impact* of the United Nations Environment Programme Finance Initiative (UNEP FI). 

Measures for the Creation of a Sustainable Society

* Principles adopted in January 2017 by members of the United Nations Environment Programme Finance Initiative (UNEPFI), namely, financial institutions, to achieve sustainable development and the SDGs as a series of shared principles for financing that will lead to efforts to maximize the positive impact on the economy, society, and the environment while addressing any negative impacts thereon.

Communication with Stakeholders

IIF means that its stakeholders cover a wide range of roles, from investors, lenders and bondholders, to tenants making use of its properties and service providers related to property management (PM) and building management (BM), to members of the surrounding community, and to various government administrations.
We believe that it is our mission to build long-lasting relationships with this wide variety of stakeholders and to continue sustainable management of the Group. 

IR Activities

IIF strives to explain their investment policies to individual and institutional investors in an accurate and prompt manner. In doing so, we aim to maximize our value to our investors.

For individual investors

IIF engages actively in IR activities, which enable direct communication with individual investors, including holding briefing sessions for individual investors, participating in events aimed at individual investors, holding briefing sessions at securities companies' branches, and organizing property tours (the first J-REIT).
For information on the General Meeting of Unitholders, click here.

For institutional investors

IIF participates actively in investor conferences both in Japan and abroad hosted by securities companies.IIF also visits both domestic and foreign investors, as well as responds to follow-up individual interviews and meetings, as needed.

Proactive information disclosure

IIF proactively discloses information using its websites and a broad array of communication tools (including analyst meeting materials, press releases, etc.).
In order to present IIF's stance on sustainability to stakeholders, we will continue to pro-actively disclose information through a wide range of communication tools.

Listing on ESG Indices

MSCI Japan ESG Select Leaders Index

IIF have been listed on the MSCI Japan ESG Select Leaders Index since June 2017.
MSCI, an American stock index provider listed on the New York Stock Exchange, launched a new index called the MSCI Japan ESG Select Leaders Index, taking into account high environmental, social, and governance (ESG) performance. 
The index covers the top 500 equities by market capital¬ization size, and selects 251 equities based on their ESG evaluations. In addition, the Government Pension Investment Fund (GPIF) announced that it has selected MSCI Japan ESG Select Leaders Index as one of its ESG indices and commenced passive investment tracking the index.
 

 

Communication with Local Communities

IIF works to create important bonds with local communities by implementing disaster prevention measures and performing activities that contribute to society at every one of its wide range of properties.

Providing spaces for community events

IIF provides neighboring communities and governments with spaces and public open spaces at the real estate properties it owns.

Example of Initiatives

Local community event held at IIF Shinagawa Data Center
Local community event held at IIF Shinagawa Data Center

The IIF Shinagawa Data Center provides a part of its space for the local community events. IIF also provides a space to store mikoshi (portable shrine) and rice-cake making equipment used at local festivals.

Providing the public park in the IIF Mitaka Card Center
The IIF Mitaka Card Center provides a part of its site to Mitaka city for use as a park.

Organizing facility visits

IIF organizes facility visits at its real estate properties to ensure that local residents are aware of the functions performed by our properties in the area.

Example of Initiatives

 (Sponsored by Executive Committee of HARBORLAND's Day 2018)
(Sponsored by Executive Committee of HARBORLAND's Day 2018)

At the IIF Kobe District Heating and Cooling Center, the facility visit event is held for people from local communities and other areas to visit air-conditioning facilities at this property, so that they can understand the heat supply system in the Kobe Harbor Land area.

(Sponsored by Japan Airlines Co., Ltd.)
(Sponsored by Japan Airlines Co., Ltd.)

At the IIF Haneda Airport Maintenance Center on the premises of Tokyo International Airport (Haneda Airport), aircraft are inspected and maintained. Visit events are held periodically, which have participants feel more familiar with aircraft and stimulate their interest in aviation through seeing maintenance work being undertaken.

At the IIF Yokohama Tsuzuki Technology Center where product safety tests are conducted, various activities that contribute to local communities are carried out, including a workshop inviting female students in the local elementary schools aiming at promoting the interest of women in engineering careers.
(Sponsored by TÜV Rheinland Japan Ltd.)

Communication with Tenants

IIF not only cares about the safety of tenants of its industrial properties and facility environment, but is also working together with tenants to find solutions in which the global environment is considered.

Disaster countermeasures

IIF invests in Japanese real estate. Japan is prone to earthquakes, and we thus promote disaster prevention measures for tenants of our investee properties from an investor point of view. Specifically, we are contributing to the occupational health and safety of our tenants through efforts such as monitor¬ing the implementation of disaster-preparedness drills.

Example of Initiatives

Providing portable batteries and lifelines
IIF is proactively developing disaster prevention measures for the tenants of its real estate properties (such as by equipping all of its properties with portable accumulator batteries and providing lifeline facilities in the event of a disaster).
Installation of portable storage batteries/Provision of lifeline facilities in event of disaster
*1 Nikken Corporation is a subsidiary company of Mitsubishi Corporation.

Installation of the waterproofing board

The IIF installs waterproofing board to prevent the inundation to the building.

 

Promoting LEDs in the 3C Management Cycle

IIF continues to manage its portfolios through the 3C Management Cycle with the aim of bringing about internal growth through stable, long-term management that also has an x-factor. The concepts of the 3C Management Cycle are shown below.
  1. Communicate: acquire an accurate understanding of tenant needs through close communication with tenants
  2. Customize: strategically put forth customized proposals according to individual needs
  3. Create: employ a concept of portfolio manage¬ment that creates unitholder value through long-term, superior property management while creating value that meets the needs of tenants.
This has led to the conclusion of contracts that incorporate the green lease concept that will benefit tenants and IIF, as a result of the effect of reducing the amount of electrical power by converting to LEDs (= reduced electricity charges). 

Tenant workshops

IIF holds periodic tenant workshops. The workshops actively select sustainability themes so that IIF and its tenants, who are long-term stakeholders, can better understand responses to climate change and disaster countermeasures.
With the understanding and cooperation of tenants, a large number of tenants participate in the workshops, and the workshops serve as a foundation for IIF's cooperation with tenants in their commitment to sustainability.


 

Award from External Party

Received Best IR Award for Encouragement

The IR Award is a system in which the Japan Investor Relations Association (JIRA), the only privately run non-profit organization in Japan actively promoting the diffusion and improvement of the quality of IR activity, awards companies that have achieved outstanding results, for example, companies with a sound understanding of why IR exists, or proactively engage in IR, or companies that are strongly supported by market stakeholders. MCUBS is highly accredited for its IIF IR activity and in 2015 was awarded the JIRA Best IR Award for Encouragement at the 2015 IR Awards.

Awarded the Porter Prize

The Porter Prize sponsored by the Porter Prize Steering Committee of the Hitotsubashi University Graduate School, International Corporate Strategy Department is an award that focuses on “practice of unique strategies that are outstandingly original.” IIF was awarded this award in 2013 with its unique efforts to invest in infrastructure facilities such as logistics facilities, factories, research and development facilities and data centers of companies and local governments.

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