Universal Health Realty Income Trust: directors' dealings · United States · SEC (Form 4)

About Universal Health Realty Income Trust

Universal Health Realty Income Trust (NYSE: UHT) is a U.S.-listed healthcare real estate investment trust focused on specialized medical and human-service properties. The trust began operations in 1986, originally by acquiring properties from subsidiaries of Universal Health Services (UHS) and immediately leasing them back to those operators. That founding structure still defines the business today: UHT is not a broad diversified property company, but a niche healthcare landlord built around long-duration leases, specialized assets, and a close historical relationship with UHS. Its headquarters are in King of Prussia, Pennsylvania, United States. UHT’s portfolio is centered on acute care hospitals, behavioral health hospitals, medical office buildings, freestanding emergency departments, and a smaller number of assets tied to childcare, specialty uses, and other service-oriented facilities. In its 2024 annual report, the trust disclosed 76 real estate investments or commitments across 21 U.S. states, giving it a geographically broad footprint across the United States while remaining tightly focused on healthcare real estate. This mix gives the company some diversification by location, but its economics remain highly influenced by tenant quality, lease structure, and the operating performance of its key healthcare counterparties. From a competitive standpoint, UHT occupies a relatively specialized corner of the REIT market. Its appeal lies in the defensive characteristics of healthcare property demand, supported by long-term demographic trends, recurring medical infrastructure needs, and the mission-critical nature of the underlying facilities. The company’s edge is not size, but specialization: it understands healthcare property economics, can structure transactions around complex operational assets, and has a long-standing relationship with UHS that supports lease visibility. Revenue is primarily generated through contractual rent, with some leases also including bonus rent linked to facility performance. Recent filings indicate continuity rather than transformation. UHT renewed its advisory agreement for 2025 with a UHS subsidiary, and its first-half 2025 Form 10-Q shows that a meaningful portion of consolidated revenue still comes from UHS-related tenants. The company also reported second-quarter 2025 earnings on July 28, 2025. For investors, UHT is best viewed as a U.S. healthcare real estate vehicle listed on the NYSE, offering a defensive income profile and specialized asset exposure, but with notable concentration risk around a major operating partner.