Environment
Environment
We are convinced that capturing opportunities in the green buildings with high environmental performance such as energy/water efficiency and promoting waste reduction will bring long-term benefit to JEI and committed to improve environmental performance of the portfolio as follows.
Environmental Management System (EMS)
The Asset Management Company recognizes energy saving, reduction of CO2 emissions, and effective use of resources as material issues and has established a unique environmental management system (EMS) based on the PDCA cycle to make continuous efforts for improvement.
In this system, the setting of environmental targets related to energy, CO2, and water (Plan), performance monitoring (Do), budget management (Check), and implementation and improvement of countermeasures (Act) are performed.
Moreover, the Asset Management Company periodically confirms and evaluates the achievement progress of each environmental target at the Sustainability Committee eyeing continuous improvement.
Target and Performance
We are measuring and monitoring 100% of our portfolio, including even the non-certified green buildings to improve environmental performance.
Target
CO2 Emissions Reduction Target
- Achieve 42% reduction in CO2 emissions intensity (Scope 1 and Scope 2 ) by FY2030 compared with the FY2023 level
- Net zero by FY2050
Energy Consumption Reduction Target
- Achieve 7% or more reduction in energy consumption intensity by FY2030 compared with the FY2023 level
Water Consumption Reduction Target
- No increase in water consumption intensity from the FY2023 level by FY2030
Green Building Certification Target
- Aim to acquire 100% of the properties with green building certification in the mid-to-long-term
Environmental Performance
JEI performance against the target is shown below. (As to water consumption and waste amount, only the performance is disclosed at the moment).
| FY 2019 | FY 2020 | FY 2021 | FY 2022 | FY 2023 | ||||
|---|---|---|---|---|---|---|---|---|
| Electricity | Total | (MWh) | 73,866 | 65,751 | 63,239 | 60,845 | 59,986 | |
| Intensity | (kWh/㎡) | 215.3 | 200.1 | 197.1 | 196.8 | 193.7 | ||
| Fuels | Total | (MWh) | 22,921 | 20,038 | 23,312 | 18,632 | 16,546 | |
| Intensity | (kWh/㎡) | 66.8 | 61.0 | 72.6 | 60.2 | 53.4 | ||
| District Heating&cooling | Total | (MWh) | 25,907 | 23,503 | 23,983 | 24,131 | 25,815 | |
| Intensity | (kWh/㎡) | 75.5 | 71.5 | 74.7 | 78.0 | 83.3 | ||
| Total Energy Consumption | Total | (MWh) | 122,695 | 109,293 | 110,536 | 103,609 | 102,347 | |
| Intensity | (kWh/㎡) | 357.7 | 332.7 | 344.6 | 335.2 | 330.5 | ||
| GHG emissions | Scope1 | (t-CO2) | 4,089 | 3,577 | 4,164 | 2,934 | 2,349 | |
| Scope2 | (t-CO2) | 38,888 | 33,222 | 26,323 | 7,541 | 8,286 | ||
| Scope3 | (t-CO2) | - | - | - | 4,507 | 6,290 | ||
| Total | (t-CO2) | 42,978 | 36,799 | 30,487 | 14,983 | 16,925 | ||
| Intensity | (t-CO2/㎡) | 0.13 | 0.11 | 0.09 | 0.04 | 0.05 | ||
| Water use | Total | (1,000m³) | 395 | 289 | 267 | 281 | 305 | |
| Intensity | (m³/㎡) | 1.15 | 0.88 | 0.83 | 0.90 | 0.98 | ||
| Wastes | Total | (t) | 4,385 | 3,411 | 3,063 | 3,159 | 1,920 | |
- As a general rule, the above data covers all properties held at the end of March of each fiscal year.
- Intensities shall be calculated as follows: (Total use or CO2 emissions) / (Total leasable area [㎡]) × (Occupancy rate[annual average][%])
- "Scope1" is direct emissions of GHG which is from using fuels in buildings.
- "Scope2" is indirect emissions of GHG which is using electricity, district heating & cooling supplied from other companies.
- Scope 3 covers emissions from fuels, electricity and district heating&cooling used by tenants in tenant controlled areas(Category 13).
- Scope3(Category 13) is calculated from FY2023.
- The above "Environmental Performance" was prepared based on the "WEB information" attached below which has been given limited assurance by a third party organization (Ernst & Young Shinnihon LLC).
- WEB information
- Independent Assurance Report
As of end of June 2024, smart meters (※) have been installed in all properties (excluding property consisting of only land) owned by JEI.
- A smart meter is a next-generation power meter that can measure electricity consumption digitally and have a function to send the relevant data within it. It enables to get the picture on electricity consumption and analyze optimal activity on electricity consumption with the data stored by it.
Switching to electricity derived from renewable energy
JEI is working to reduce CO2 emissions by switching to electricity derived from renewable energy for the electricity used in owned properties.
In order to achieve JEI's FY2050 target of net zero, we will continue to promote the introduction of electricity derived from renewable energy.
Status of introduction of electricity derived from renewable energy
（As of April 15, 2025）
| Renewable Energy Introduction Rate |
30 properties (90.9％) 93.4% (leasable area basis) |
|---|
Green Building certification
The target number of green building certifications to be acquired is set on the annual plan by the sustainability committee each year and asset management division is to acquire/maintain certifications accordingly.
Refurbishments of existing buildings to improve environmental performance and be certified to green building standard
JEI has constantly made refurbishments on its portfolio to improve environmental performance of the properties as introduced below.
Building Refurbishments for Energy Efficiency
At the timing of replacing lightings in common area, where energy and cost savings effects are confirmed, normal lightings are upgraded to LED or high-frequency fluorescent lights to reduce energy consumption.
Building Refurbishments for Water Efficiency
Refurbishments to reuse grey water and rainwater for non-potable water are implemented to 10 properties.
Green Finance for green building
Eligible properties for green finance are set as a building with green building certification above a certain level to improve/maintain quality of the portfolio.
Please find the below link for more details on JEI Green Finance.
Green certified Percentages
We aim to acquire 100% of the properties with green building certification in the mid-to-long-term.
As of April 15, 2025
| Number of properties |
Green certified buildings as % of total | Leasable Floor Spaces（㎡） |
Green certified buildings as % of total | |
|---|---|---|---|---|
| CASBEE Real Estate | 29 | 80.6% | 265,228.20 | 87.7% |
| An Office Taking Excellent Specific Global Warming Countermeasures |
1 | 2.8% | 2,580.24 | 0.9% |
| Building-Housing Energy-efficiency Labeling System (BELS) evaluation |
4 | 11.1% | 50,852.07 | 16.8% |
| Certificated Properties | 29 | 80.6% | 265,228.20 | 87.7% |
- Properties which are conferred a couple of certifications are deducted from the figure of the certificated properties.
- The coverage rates are percentages of each number of properties / leasable floor spaces to the total number of properties(36) / leasable floor spaces of properties(302,348.60㎡) owned by JEI.
- The residential section and the office section of HAMARIKYU INTERCITY and Shiba 2-Chome Building are calculated as separate properties.
- For GRAND FRONT OSAKA, we count one property each for the North Building, Umekita Plaza, and South Building (a total of three properties).
- For co-owned properties, the leasable floor spaces are calculated in the effective co-ownership interest ratio of JEI.
Stakeholder Engagement
Commercial Arrangements with Tenant to improve environmental performance (Green Lease)
JEI has arranged green lease clauses in its basic lease agreements for office tenants to reduce environmental burdens in cooperation. Our green lease clauses include obligation to comprehensively co-operate to mitigate environmental burdens, agreement for data sharing, metering and environmentally conscious refurbishment. For those who renew or sign a new lease contracts, such green lease clauses are included.
| Raito of Green Lease | 93.8 % |
|---|
- Ratio of office tenants with whom JEI has concluded contracts including green lease clauses from April 2016 to March 2025.
Engagement with Property Management Companies
JEI has established sustainability requirements for property management companies to improve environmental performance of the portfolio. When initiating contract with property management companies, JEI assesses the company using those requirement and those requirements and JEI Sustainability Policies are explained to ask for adherence in property management. The compliance to those requirements is monitored through an annual survey.
Sustainability training for business partners such as property management companies
JEI strives to improve the environmental performance of our properties by providing sustainability training to our business partners, such as property management companies.
Green Building Training and Accreditation of Employees
Employees at JEAM who actually operate JEI receive training program on sustainability to broaden expertise and improve environmental performance of properties.
Please find the below link for the percentage of officers and employees who received sustainability training.
Urban revitalization / redevelopment
JEI's sponsor, NIPPON STEEL KOWA REAL ESTATE, has been engaged in urban revitalization business to provide spaces abundant in plants and trees in the city. JEI is collaborating closely with NIPPON STEEL KOWA REAL ESTATE to achieve such environment by acquiring a part of the green building developed by NIPPON STEEL KOWA REAL ESTATE, such as AKASAKA INTERCITY AIR and managing the building.
Please find the below link for more information on Environmental Initiatives of NIPPON STEEL KOWA REAL ESTATE.
- Related Links
Environmentally Considered Investments
The risk of natural disasters, and the acquisition status of green building certification considered in the selection of properties for investment
The risk of natural disasters, such as flooding and landslides, and the acquisition status of green building certification (CASBEE, DBJ Green Building, etc.) are considered in the selection of properties for investment.
Undeveloped Sites Commitment
On greenfield (Note 1), investments are made only in properties that have acquired or have the potential to acquire CASBEE for New Construction (Note 2) or other green building certifications, with the awareness that development activities will have an impact on the natural environment and ecosystems.
- “greenfield” means land that is devoid of human intervention, such as untapped forestland or grassland.
- “CASBEE for New Construction” is a certification system in which buildings are evaluated based on their design at the time of new construction
Adaption to Climate Change
JEI is proactively expanding greenery at owned properties to curb rises in temperatures.
AKASAKA INTERCITY AIR
BIZCORE AKASAKA-MITSUKE
Biodiversity Conservation Initiatives
The following biodiversity conservation initiatives are underway at JEI’s properties.
AKASAKA INTERCITY AIR
・Installation of 237 kinds of seasonal trees and flowers, and birdhouses for small wild birds
・Waterscape regeneration based on land use and topography dating back to the Edo period
AKASAKA INTERCITY AIR’s green urban development:
https://www.nskre.co.jp/company/news/ksr/2010/20100602.html (Japanese only)
AKASAKA INTERCITY
・Selected as one of 100 properties by companies for biodiversity conservation (2010)
・Waterscape design of pond and stream, leaving existing green slope intact
AKASAKA INTERCITY’s selection as one of 100 properties by companies for biodiversity conservation:
https://www.nskre.co.jp/company/news/ksr/2010/20100602.html (Japanese only)