Contents

Message fromthe President

Sustainabillity

FeatureEnvironment

SocialGovernance

Responding to Social Change

Responding to an Aging Society
Policy and ConceptHigh-Quality Living Only a Developer Could Offer

Japan’
s birthrate is declining, while the ratio of elderly people

we cultivated through our Brillia brand new condominium

has been growing. More than 30% of the total population

residence business. Grapes provides additional value in aof our nation will be 65 years or older by 2025. Given thesebarrier-free environment. In addition to the one-room units

circumstances, housing for people to live out their final

common to senior residences, Grapes offers various room

years, improved nursing care, better medical care, and othertypes of up to a 2LDK layout depending on the property

services will be important issues for society. The Tokyoin question. This way, we provide a unique, fulfilled living

Tatemono Group contributes solutions to social issues byexperience suited to each resident. This living environment isoffering comfortable, senior-friendly housing and more fulfilled

designed for ease of use by elderly people. Thoughtful touches

living for seniors.

include the height of switches and other equipment, as well as

The Grapes series offers the type of high-quality living

From the very planning stages, we take care to build good

the use of easy-to-clean materials and spaces.

relationships with community residents and strive to create anenvironment where people can live for a lifetime as a member

Concierge Servicesof the local community.

The Grapes series comes with daytime concierge service.

Housing and Services for Environments That Offer
Fulfilled Living

services and medical institutions as well as provide optimal

The Tokyo Tatemono Group established subsidiary Tokyo

the same level as a fee-based senior home. Since there is no

Tatemono Senior Life Support in July 2014 to expand our

expensive admission fee, the properties are accessible to more

residence business for the elderly. In this business, we

people. Moreover, residents enjoy peace of mind knowing they

develop and operate senior residences and provide nursing

can live out their remaining years here, as the lifetime buildingcare services. As of 2019, the subsidiary operates 15 seniorlease eliminates the need for lease contract renewal.

Concierges work with in-home long-term care support
support tailored to each resident. Even if the level of nursing
care required increases, we are able to provide services atresidence and support service facilities.
Tokyo Tatemono Senior Life Support is developing the▶ The Roles of Concierges in Grapes Series

Grapes series of senior residences that combine support
services. With this series, we offer an environment that
pursues the concept of Fulfilled Living, Your Way.
* Senior residences and combined support services are rental homes inwhich those who require nursing care can live restriction-free while taking
advantage of nursing care services. This business eliminates the need for
expensive move-in fees. These residences are regulated by the Act on
Securement of Stable Supply of Elderly Persons’Housing.
As of December 31, 2019, approximately 250,000 units are available, andthe supply continues to grow.

Resident

Healthmonitoring

Year-round Nursingcare
24-hour
services

Nursing careadviceRegularinterviews

LifeadviceMedicalcare

Concierges

Community
supportbetweenEvent residents
Emergency planningandresponse
Local
operationcommunity

Safetyconfirmation

Family24-hourcoordinatedteam
medical careHome

▶ Responding to an Aging Society

Indicators and Results

Indicators

2015

2016

2017

2018

2019

Number of newly established residences for seniors(senior residences with support services and fee-based senior homes)

240

158

482

0

0

Total number of residences for seniors(senior residences with support services and fee-based senior homes)

846

1,004

1,486

1,486

1,486

48

Contents

Message fromthe President

Sustainabillity

FeatureEnvironment

SocialGovernance

Strengthening Nursing Care Functions

Expanding Business in Fee-Based Senior Homes

In June 2018, we established Tokyo Tatemono Staffing Co.,

Some elderly persons prefer fee-based senior homes due toLtd. by integrating four Tokyo Tatemono Group companies:

health conditions or other reasons. Fee-based senior homes

Care Like, Frontier, Frontier Western Japan, and Medical Link.

provide more attentive nursing care and living support than

These companies performed dispatch and recruiting services

senior residences that combine support services.

primarily for caregiving and nursing care facilities.

Tokyo Tatemono Group company Seiaien Co., Ltd. operated

This merger reinforced our capabilities in employee hiring

fee-based senior homes until its merger with Tokyo Tatemono

by both enhancing advertising activity efficiency and raising

Senior Life Support in July 2018.

awareness. The merger also strengthened our ability to

Our business in fee-based senior homes has grown to four

offer stable human resources dispatching and professional

facilities as of the end of 2019.

recruiting that optimizes matches in responding to the chronic
staffing shortage in the nursing care field.

▶ Facilities for Seniors

Owned Properties

Properties Managed underContract

Senior Residences With Support Services•Grapes Asakusa•Grapes Fujimino•Grapes With Omori-Nishi*•Grapes Felicity Totsuka•Grapes Kawasaki Shinmachi•Grapes Season Totsuka•Grapes Tsujido Nishi-Kaigan•Grapes Tateishi•Kosha Heim Chitose Karasuyama•Grapes Garden Nishiarai Daishi•Grapes J Higashi Ikebukuro•Kosha Heim Hirao•Grapes Yoga
•Grapes Shonan Tsujido•Grapes Setagaya Chitosedai

Fee-Based Senior Homes•Adonis Plaza Omiya•Grapes With Yotsuya•Sans Souci Kita-Urawa•Sans Souci Owada*Grapes With Omori-nishi also operates as a fee-based senior home withcombined nursing care services

VOICE

Creating housing in which senior residents to thrive by offering carefully planned physical facilities
and extensive nursing care services

In addition to contracting residence concierge services for the Grapes serviced senior housing facilities, the company provides
in-home nursing care offices, elderly care offices, and other services inside Grapes locations to provide nursing care to residents andlocal citizens.
Grapes features outstanding design and livability, offering an experience of the typical Tokyo Tatemono Group commitment to
comfortable living. However, higher levels of senior housing also require nursing care services. To improve the quality of nursing careservices we offer, we conduct regular interviews with residents and provide instruction to concierges on a daily basis.
Beyond enhancing existing nursing care services, we also strive to develop new services and create industry-academia-public
collaborations. In the future, we hope to make use of our mutual strengths to create senior housing in which residents can thrive.
General Manager Sales Department
Corporate Planning Promotion Division
Tsukui Corporation

Ms. Kozue Nakamura

49

Contents

Message fromthe President

Sustainabillity

FeatureEnvironment

SocialGovernanceSupport for the Empowerment of Women
Policy and Concept

Project Bloomoi:
Housing for the Happiness of Working Women

As women become more active in society and ideas related
to lifestyle and happiness diversify, this segment of society

Tokyo Tatemono created the Brillia Bloomoi Project in 2012

demands more in the way of support for diverse lifestyles andto research and gain insights into the mind of the working

workstyles in the home and office.

woman, pursuing housing that responds to diversifying needs.
With this project, we hope to understand and support not

The Tokyo Tatemono Group incorporates women’sperspectives into the development of housing. We believe in

only working women, but also women engaged in household

facilitating the empowerment of women by supporting theirwork, childcare, nursing care, community work, and learning.
The members of this project, mostly female group

lifestyle through housing development.

employees, value sympathy, dialogue, and co-creation. They

In addition, we conduct surveys of group female employees
to understand their challenges and incorporate solutions

consider the best ways to make homes in which working

into facility plans for buildings. The aim here is to create

women can live fulfilled lives and enjoy more happiness.

comfortable, work-friendly offices for women.

Bloomoi, a word coined by combining“bloom”and“moi”(“me”), evokes an image of many working women smiling andbringing their talents to full bloom.
Under this project, team members consider condominium
floor plans, household equipment, and much more. Wideranging product development extends to soft aspects,
including management and after-sale services. The projectproduces an ongoing series of products built on the
Bloomoi idea.

TOPICS

Original Room Fragrances Developedby the Bloomoi Project

In September 2019, the Bloomoi Project developed an originalroom fragrance product. The idea was to appeal to the senseof smell for occupants to enjoy interior spaces with more of
their senses.
Three scents were developed using essential oils from theleaves of Sakhalin fir trees growing in the town of Shimokawa
in Hokkaido. Each scent is made with a theme closely tied tothe daily lives of working women.

Brillia Bloomoi × Fupunomori▶ Support for the Empowerment of Women

Indicators

Original room fragrances

Indicators and Results
2015

2016

2017

Bloomoi involvement in new properties

2 properties

4 properties

2 properties

9 properties*

4 properties

Total number of Bloomoi-involved properties

7 properties

11 properties

13 properties

22 properties*

26 properties*Includes renovations

50

2018

2019

Contents

Message fromthe President

Sustainabillity

FeatureEnvironment

SocialGovernanceWorking women have a truly wide range of lifestyles.

Storage Plan OURHOME SELECT Puts Residents at Ease

Bloomoi emphasizes thinking together and creating together in

Our Brillia Kita-Urawa property offers the newly developed

housing product development. We believe the most important

select plan, OURHOME SELECT. This plan was developed

thing is to engage with others to gain a true understanding

jointly with Emi, a professional home organizer who is herselfof the diversity of values and deep psychologies. Based on

the mother of two children. Entryways, bathrooms, living

this approach, we have established new urban development

rooms, and more provide optimal storage that encourages

business schemes through the co-creation process. Throughthe family to become involved and store goods in a way thatevents, dialogue, Facebook, and more, we seek out working

makes everyone comfortable.

women’
s insights and incorporate those insights into productplanning. As we exchange ideas with working women,
we create enhanced floor plans and equipment that were
designed based on survey results and feedback.
Official site:www.brillia.com/bloomoi/
Official Facebook page:www.facebook.com/BrilliaBloomoi/▶ Bloomoi Co-creation Process

Official Instagram page:www.instagram.com/brillia_bloomoi/

gRealizin
theorm
Ideal F

Brillia Buyers

UP▶ Bloomoi Co-creation Concept

Ongoing
DialogueandNumber of
Discussions

Impressions
Based on Living
Experience,
In-Home Survey

Project Product Prototype
Release Specific Examination/
Opinion Collection

Multi-industry social event
Group Interview

Social Event
Co-creation Workshop

Completion of
Co-Created
Products

Product
Planning

Bloomoi Mates
Core Supporter

Insight Collection

Co-creation
Pyramid

Process ReleaseCollection of
Quantitative
Needs

Opinion Exchange

Co-creation Spiral
Number of Participants UP

Confident Storage Plan
The Benefits of OURHOME Select❶ Separate, wash, and hang dry. Doing theentire laundry in one room eases the burden
on busy parents.

❸

❹
❶

❷ Open storage lets kids do their part, too❸ A fixed location for shipping boxes andbicycle batteries keeps everything organized❷❹ Items stored close to where they are used foreasy access
OURHOME SELECT

51

Message fromthe President

Contents

Sustainabillity

FeatureEnvironment

SocialGovernance

Responding to Growing Childcare Wait Lists
Policy and Concept

authorized nursery schools and one schoolchild care facility.
Ohayo Child Care Sekimachi-Minami and Sekimachi-Minami

In Japan’s large cities, increasing population density andAfter-School (for school-aged children) are co-located with aa rising number of two-income households have caused a

Brillia series condominium complexes where Tokyo Tatemono

shortage of capacity in childcare facilities. The number ofsells units.

families on wait lists for childcare facilities grows every year.

The philosophy of our childcare business is to nurture a

The lack of childcare creates challenges for society, includingchild’
s ability to live fully. Accordingly, we offer an environment

delays in women returning to work.

in which children think for themselves and act proactively.

The Tokyo Tatemono Group operates our own childcare*One of the four nursery schools opened in 2019 has changed status fromcertified nursery school to authorized nursery school

business to benefit young families and their children, who
represent our future.

Expanding Ohayo Child Care Facilities
We established Tokyo Tatemono Kids in August 2016 withthe cooperation of Global Group Co., Ltd., a nursery school
business operator. We have been operating nursery schools
continuously since that time.
We opened four nursery schools* each year over a threeyear period (2017–2019). In April 2020, we added two new

Ohayo Child Care Kameido▶ Ohayo Child Care and School-Aged Childcare Facilities

Property

Ohayo
Child
Care

After-School

Location

Operating Format

Capacity(Former) Ohayo Child Care Kameido

Koto Ward Tokyo

Tokyo-authorized nursery school

20

Open
April 1, 2017

Ohayo Child Care Mitsuzawa Shimocho

Yokohama City Kanagawa

Yokohama City Corporate-led nursery school

15

April 1, 2017

Ohayo Child Care Yokohama Negishi

Yokohama City Kanagawa

Yokohama City small-scale nursery school

15

April 1, 2017

Ohayo Child Care Minami-Sunamachi

Koto Ward Tokyo

Tokyo-authorized nursery school

80

April 1, 2018

Ohayo Child Care Nishi-Sugamo

Toshima Ward Tokyo

Tokyo-authorized nursery school

60

April 1, 2018

Ohayo Child Care Shiinamachi

Toshima Ward Tokyo

Tokyo-authorized nursery school

50

April 1, 2018

Ohayo Child Care Omorimachi

Ota Ward Tokyo

Tokyo-authorized nursery school

60

April 1, 2018

Ohayo Child Care Hanasakich

Yokohama City Kanagawa

Yokohama City-authorized nursery school

58

April 1, 2018

Ohayo Child Care Kameido

Koto Ward Tokyo

Tokyo-authorized nursery school

45

April 1, 2019

Ohayo Child Care Machinoma Omori

Ota Ward Tokyo

Tokyo-authorized nursery school

55

April 1, 2019

Ohayo Child Care Oyamanishicho SmallScale Nursery School

Itabashi Ward Tokyo

Itabashi Ward-authorized small-scalenursery school

19

April 1, 2019

Ohayo Child Care Kiyosumi Shirakawa

Koto Ward Tokyo

Tokyo-authorized nursery school

60

April 1, 2019

Ohayo Child Care Sekimachi-Minami

Nerima Ward Tokyo

Tokyo-authorized nursery school

34

April 1, 2020

Ohayo Child Care Umeyashiki

Ota Ward Tokyo

Tokyo-authorized nursery school

40

April 1, 2020

Ohayo Child Care Nonoaoyama

Minato Ward Tokyo

Tokyo-authorized nursery school

23

July, 1, 2020

Sekimachi-Minami After-School

Nerima Ward Tokyo

Privately owned and operated(financial support from the ward)

30

April 1, 2020

▶ Responding to Growing Childcare Wait Lists Indicators and Results

Indicators

2017

Capacity of nursery schools and school-aged childcare facilities (number of children,capacity of new facilities)

2018
50

2019

259

2020

205

Total

120

634
15

Newly opened nursery schools and school-aged childcare facilities

3

5

4*

3

Total capacity of nursery schools and school-aged childcare facilities (number of children)

50

309

514

634

Total nursery schools and school-aged childcare facilities opened

3

8

12*

15

*O hayo Child Care Kameido Tokyo-certified nursery school closed at the end of fiscal 2018. The facility reopened in April 2019 as a Tokyo-authorized nursery school.
(Capacity increased from 20 children to 45 children)52

Contents

Message fromthe President

Sustainabillity

FeatureEnvironment

SocialGovernance

Revitalizing Aging Housing Complexes
Policy and Concept● Heights Komagome Condominium Complex

Housing complexes throughout Japan supported the nation’srapid growth after World War II. Many are now aged and are

Rebuilding Projectin need of reconstruction. In addition, housing complexes(All units sold under the name Brillia Komagome Rikugien)were once home to many families raising children. Today,

Location: 6-chome, Honkomagome,

residents have grown older and fewer in number. Frequently,

Bunkyo Ward, Tokyo

older residents of complexes die alone in these places.

Units after rebuilding: 49 (previously 25)

Aside from reconstructing buildings, Japan must revitalize

Completed: July 2014

communities, rebuilding interpersonal connections.

Some 40 years after it was first built,

The Tokyo Tatemono Group is committed to updating ourthis complex had become outdated

existing stock of housing complexes and office buildings,

and aged. Updating the equipment

creating new value for the years to come and revitalizing

building would have been expensive,

local communities.

so we decided to reconstruct.
We acquired an adjacent construction

Tokyo Tatemono Condominium Complex Rebuilding
Project Resultssite and were able to double thenumber of units.

● Fujisaki Condominium Complex Rebuilding Project● Senri Tsukumodai A Condominium Complex(All units sold under the name Residence Momochi/joint project)

Rebuilding Project

Location: 2-chome, Momochi, Sawara Ward, Fukuoka City,(Currently offering for sale as Brillia City Senri Tsukumodai/joint
project)

Fukuoka Prefecture

Location: 3-chome, Tsukumodai, Suita City, Osaka Prefecture

Units after rebuilding: 232 (previously 130)

Units after rebuilding: 202 (previously 96)

Completed: February 2015

Completed: November 2019

These condominiums are located conveniently, with excellent

We decided to reconstruct the building due to issues ofaccess to transportation, schools, and public facilities.

deterioration that had occurred over its 50-year life. Many

We decided to reconstruct the building due to issues ofconcerned parties, especially residents, took part in a variety ofdeterioration that had occurred over its 40-year life.

▶ Revitalizing Aging Housing Complexes

Indicators

2015

studies as the project went forward.

Indicators and Results
2016

2017

2018

2019

Currently underway

Total units before reconstruction

794

874

874

874

874

4,427

Total units after reconstruction

1,503

1,617

1,617

1,617

1,617

7,984

53

Message fromthe President

Contents

Sustainabillity

FeatureEnvironment

Revitalization Case Study
Brillia Koganei Sakuracho

Revitalization Case Study
Brillia Tama New Town

Key Points of Revitalization

Key Points of Revitalization(1) We conducted a detailed study

SocialGovernance(1) One of the largest housing complex

comparing large-scale repair andprojects in Japan (Increased fromreconstruction

640 units to 1,249)(2) Reconstruction resulted in a major(2) Community has been revitalized by(3) We planted vegetation and a public(3) Preserved greenery to maintain the

improvement to home performancechanges in citizen composition

park to green the environment andliving environment

help prevent crime

Brillia Koganei Sakuracho (Koganei City, Tokyo) was completed

Brillia Tama New Town, completed in October 2013, was bornin May 2016. This building is the result of the reconstruction of

from the reconstruction of Tama New Town Suwa 2-chome

the former Koganei Apartment Building.

Housing, which had been standing for more than 40 years.

The property was already nearly 50 years old when we

Beginning in 2007, we worked for six years with property

began considering reconstruction. By that time, residents

rights holders and other concerned parties on the rebuilding

were aging and the building had aged as well. Among otherproject. Our efforts resulted in a seven-building complex withfunctional and crime-prevention issues, the building had

1,249 units and the preservation of greenery and open space

no elevators or auto-locks, which were some of the factors

accessible to the public.

leading us to decide in 2013 to reconstruct. An issue that came

At a time when the aging of housing complexes became

up later was a rise in construction costs. This issue caused us

a serious social concern, the Brillia Tama New Town

to reconsider our project plan and entertain ongoing dialogue

reconstruction project garnered plenty of attention. The social

with residents. The exchange of equivalent rights plan* wassignificance of this project reflected the fact that it was Japan’sapproved in 2014 and the project was completed without

largest reconstruction project at the time and the projectfurther issue.

revitalized the historic Tama New Town area.

Reconstruction enhanced home performance significantly.

Prior to reconstruction, are demographics leaned heavily

New elevators and better crime prevention functions also

toward seniors. However, nearly 70% of the buyers of newly

made the building a more accessible condominium complex

subdivided units were in their 20s to 40s. Also, many residents

for both children and seniors.

of the old complex moved into the new one. The result of*Exchange of equivalent rights: Exchange of sectional rights and site usage
rights in the old complex for rights in the new one, along with monetary
payments. Agreement must be reached among residents because theappraised value of the old building differs from the new. Exchange ofequivalent rights plans need approval by the mayor of the local government.

this project was a multi-generational community, something
unusual for a suburban condominium complex such as this.
Web site introducing Brillia Tama New Town
www.b-tamant.com▶ Property Data

Project Overview(Before Reconstruction)(After reconstruction)
Koganei Apartment Building Brillia Koganei Sakuracho

Address2-chome, Sakura-cho, Koganei City, Tokyo

Project Overview(Before Reconstruction)
Suwa 2-chome Housing(After reconstruction)
Brillia Tama New Town

Address

Lot numbers 2 and 4, 2-chome, Suwa, Tama City, Tokyo

Construction period Completed 1964/1965

Completed 2016

Construction period Completed 1971

Completed 2013

Site area

5,219.46㎡

Site area

No change

Standard building50%
to-land ratio

No change

Standard building10%
to-land ratio

60%

Allowable floor
space index

50%

No change

Allowable floor
space index

50%200% (150% based on
district plan)

Floor space

4,914.57㎡

9,081.48㎡

Floor space

34,037.13㎡

124,904.05㎡

Number ofbuildings

23 buildings/5 floors

17 buildings/11 floors,
14 floors

Number of units

640 units

1,249 units (including
684 subdivided units),
associated facilities in 3
sections

Unit floor space

All units 48.85㎡

43.17 to 101.44㎡

Floor plans

All units 3DK

2DK to 4LDK

5,356.35㎡

Number ofbuildings

4 buildings/4 floors

1 building/8 floors

Number of units

80 units

114 units (including 61
subdivided units)

Unit floor space

54.24 to 54.44㎡

46.75 to 84.96㎡

Floor plans

2DK、3DK

1LDK to 4LDK

54

64,399.93㎡

Contents

TOPICS

Message fromthe President

Sustainabillity

FeatureEnvironment

SocialGovernanceFirst condominium complex reconstructed in Shinagawa Ward under the Facilitation Act(Hiratsuka Town Housing)Tokyo Tatemono is working with a condominium complex reconstruction association (association under the project collaborator) on areconstruction project at Hiratsuka Town Housing in 6-chome, Hatanodai, Shinagawa Ward, Tokyo.
Almost 60 years have passed since Hiratsuka Town Housing was completed in 1959, and thebuildings and equipment have aged considerably.
The reconstruction plan is mindful of the quiet surrounding streets and rich greeneryof the neighborhood. Therefore, the project calls for a high-grade exterior and a building
arrangement that maximizes air movement and light. The new complex is also barrier-free
for the convenience of seniors and other residents. Other features include crime prevention
measures and earthquake/disaster preparedness equipment and services.
This project is Shinagawa Ward’s first to operate under a reconstruction association system
based on the Act on Facilitation of Reconstruction of Condominiums.
We plan to complete the reconstruction in the autumn of 2020.

VOICE

Conceptual Drawing of the Finished Project

Building Solid Relationships of Trust by Solving Problems Together(Itohpia Hamarikyu Condominium Complex Rebuilding Project)

Itohpia Hamarikyu is a 328-unit condominium complex near the JR Hamamatsucho Station. Built four decades ago, the complex
has aged and has questionable seismic durability. Therefore, the management association began investigation the potential forreconstruction. However, about 80% of the property rights holders did not even live in the complex. Many
lived in far-away regions or even overseas, which made it difficult to reach an agreement for reconstruction.
As the condominium complex reconstruction association chairman, I tried to overcome the lack ofcommunication with property rights holders by holding study meetings and operating an electronicbulletin board. Our efforts received a major push at an extraordinary general meeting in 2018 where thereconstruction was approved. At this meeting, Tokyo Tatemono and a consultant provided statementsfrom the property rights holders’ point of view that generated momentum for reconstruction.
Tokyo Tatemono met all the challenging conditions that we established when searching for a builder.
They also dealt circumspectly with a lower-than-expected move-out rate and asbestos removal costs thatwere higher than anticipated. Further, Tokyo Tatemono offered suggestions from many different points ofview. I believe we have built solid relationship of trust as we look ahead to completing this project.

55

Itohpia Hamarikyu
Condominium Complex
Restructuring Association
ChairmanMr. Toshiyuki Hayashi