WeWork Japan weighs shift away from leases in expansion push

FILE PHOTO: A WeWork logo is pictured in the Manhattan borough of New York City, New York, U.S., October 4, 2019. REUTERS/Carlo Allegri

WeWork Japan is expected to specialize in managing coworking offices, Nikkei has learned, moving away from directly leasing space to reduce its financial exposure while continuing to expand.

The company, which has 38 locations in Japan, intends to expand under the new business model as early as 2022, WeWork Japan CEO Johnny Yoo told Nikkei. The pivot would pave the way for growing to 100 to 200 locations, he said. With many of the current coworking spaces in Tokyo and Osaka, the expansion would include such regional cities as Sapporo and Hiroshima.

Management contracts are common in the luxury hotel industry, with foreign operators running facilities in Japan under the arrangement. Referring to the luxury hotel model, Yoo said WeWork Japan is considering a framework for collecting management fees from the property owners. Companies with strong brands and managerial expertise tend to have an easier time reaching such agreements.

The current business model of leasing space from building owners puts WeWork Japan on the hook for big rent payments. The company also foots the bill for outfitting properties as coworking spaces.

The switch to collecting management fees — instead of receiving payments from users of coworking spaces — may reduce WeWork Japan’s income, depending on the arrangement and contract terms. But it would help reduce the rent burden and capital outlays. The less cash-intensive approach would curb business risks as well.

Coworking spaces tend to be located in accessible areas, such as close to train stations. Although WeWork Japan has not disclosed specifics, estimates based on average rents in central Tokyo would put monthly payments at hundreds of thousands of dollars per site.

WeWork Japan, a 50-50 joint venture between U.S. parent WeWork and SoftBank Group, has played a key role in developing the domestic market for coworking spaces since opening its first location in 2018. Rival Mitsui Fudosan plans to expand to more than 150 locations by March 2022, tripling from two years earlier. Nomura Real Estate Development targets 150 sites in fiscal 2027.

Mobile game developer DeNA and recipe site operator Cookpad announced plans earlier this year to move their headquarters into WeWork spaces in Japan. Yet membership under contract has generally remained flat at 20,000-plus. Expansion holds the key to fending off rivals and sustaining growth.

Demand for coworking space is expected to increase further amid the pandemic. With fewer employees going into the office, and working remotely instead, many companies are keen on promoting the use of coworking spaces and satellite offices.

U.S. parent WeWork continues to struggle, losing $3.2 billion in 2020, according to an investor presentation in March. Since nearly collapsing in 2019, the group is still in the process of shoring up earnings at home and abroad.

SoftBank Group, which also holds a stake in the parent through an investment fund, has provided assistance to both the American and Japanese companies. The need to expand while keeping outlays in check appears to have contributed to the shift in WeWork Japan’s business model.

This article was first published in Nikkei Asia.

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Following vacancies can be applied for (only in Singapore).   

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Singapore Reporter/s

In Singapore, we are looking to double our reporting team by this year-end to comprehensively cover the fast-moving world of funded startups and VC, PE & M&A deals. We want reporters who can tell our readers what is really happening in these sectors and why it matters to markets, companies and consumers. The ability to write precisely and urgently is crucial for these roles. Ideal candidates must have to ability to work in a collaborative, dynamic, and fast-changing environment. We want our new hires to be digitally savvy and ready to experiment with new forms of storytelling. Most importantly, we are looking for hard-hitting reporters who work well in a team. Collaboration and collegiality are a must.

Following vacancies can be applied for (only in Singapore).

Following vacancies can be applied for (only in Singapore).   

  • A reporter to track companies/startups that have raised private capital, and have the potential to become unicorns. SEA currently has over 40 companies with a valuation of over $100 million and under $1 billion.
  • A reporter who can get behind the scenes and reveal how funding rounds are put together, or why they’ve failed to materialise. She/he in this role will largely focus on long-format stories. 
  • A journalist to track special situations funds, distressed debt and private credit (from the PE angle) across Asia.