Singapore REITs Monthly Update (19 Jun 2025)

Technical Analysis of FTSE ST REIT Index (FSTAS351020)

FTSE ST Real Estate Investment Trusts (FTSE ST REIT Index) increased from 631.68 to 638.78 (+1.12%) compared to last month's update. It has continued to trade between 622 and 200D SMA (658 currently) following the April flash crash caused by “Liberation Day” announced by US President Donald Trump. Immediate support is at 622, tested 4 times between April 2024 and most recently on 15th May.

•    Short-term direction: Sideways
•    Medium-term direction: Sideways
•    Long-term direction: Sideways
•    Immediate Support: Blue Support Line (622), followed by 586 (Mar 2020 crash)
•    Immediate Resistance: 200D SMA

FTSE REIT Index Chart (2 years)

Previous chart on FTSE ST REIT index can be found in the last post: Singapore REITs Monthly Update on May 18, 2025.

Fundamental Analysis of 37 Singapore REITs

The following is the compilation of 37 Singapore REITs with colour-coding of the Distribution Yield, Gearing Ratio and Price to NAV Ratio.

• The Financial Ratios are based on past data and these are lagging indicators.
• REITs highlighted in orange have the latest Q4 2024 values, otherwise they have the Q3 2024 values.
• I have introduced weighted average (weighted by market cap) to the financial ratios, in addition to the existing simple average ratios. This is another perspective where smaller market cap REITs do not disproportionately affect the average ratios. As of May 2025 I have removed EC World REIT from these calculations. 
• Following its delisting, Paragon REIT was removed.

Data from REITsavvy Screener https://screener.reitsavvy.com

What does each Column mean?

• FY DPU: If Green, FY DPU for the recent 4 Quarters is higher than that of the preceding 4 Quarters. If Lower, it is Red.
• Yield (TTM): Yield, calculated by DPU (trailing twelve months) and Current Price as of June 13, 2025
• Gearing (%): Leverage Ratio.
• Price/NAV: Price to Book Value. Formula: Current Price over Net Asset Value per Unit.
• Yield Spread (%): REIT yield (ttm) reference to Gov Bond Yields. REITs are referenced to SG Gov Bond Yield.

As of May 2024, all REITs' Yield Spread will be referenced to SG Gov Bond Yields, regardless of trading currency.

Price/NAV Ratios Overview

• Price/NAV remained at 0.76 (Weighted Average: 0.95)
  • Remained at 0.88 from January 2025.
  • Singapore Overall REIT sector is slightly undervalued
• Most overvalued REITs (based on Price/NAV)
  

  ParkwayLife REIT	1.66
  Keppel DC REIT	1.49
  Capitaland Ascendas REIT	1.19
  Mapletree Industrial Tr	1.15
  Frasers Hospitality Trust	1.09
  AIMS APAC REIT	1.07

• EC World REIT is currently suspended, however at current Price and NAV/Unit values it has a value of 7.00 (N.M)
• Most undervalued REITs (based on Price/NAV)

Distribution Yields Overview

• TTM Distribution Yield decreased slightly to 5.99% (Weighted Average decreased to 6.08%)    
  • Decreased from 6.27% from May 2025 (Weighted Average was 6.17%)
  • 19 of 37 Singapore REITs have TTM distribution yields of above 7%.

• Highest Distribution Yield REITs (TTM)

• A reminder that these yield numbers are based on current prices. DPU payouts are lagging numbers. 
• Some REITs opted for semi-annual reporting and thus no quarterly DPU was announced.
• A High Yield should not be the sole ratio to look for when choosing a REIT to invest in.

• Yield Spread widened slightly to 3.95%. (Weighted Average tightened slightly to 3.74%)   
  
  • Widened from 3.93% in May 2025. (Weighted Average was 3.79%)
  • From May 2024 onwards, all yield spread measurements are now in relation to SG Gov Bond Yields, no longer a mix with US Gov Bond Yields

Gearing Ratios Overview

• Gearing Ratio increased to 39.94% (Weighted Average: 38.35%)
  
  • Increased from 39.80% in March 2025. (Weighted Average: 38.27%)
  • Gearing Ratios are updated quarterly. All values are based on the most recent Q4 2024 updates.
  • S-REITs Gearing Ratio has been on a steady uptrend. It was 35.55% in Q4 2019.

• Highest Gearing Ratio REITs

• MUST and EC World REIT's gearing ratio has exceeded MAS's gearing limit of 50%. However, the aggregate leverage limit is not considered to be breached if exceeding the limit is due to circumstances beyond the control of the REIT Manager.

Market Capitalisation Overview

• Total Singapore REIT Market Capitalisation decreased by 2.01% to S$86.45 Billion.
  • Decreased from S$88.23 Billion in May 2025.
  • This decrease is to the delisting of Paragon REIT

• Biggest Market Capitalisation REITs (S$ Million):

• Smallest Market Capitalisation REITs (S$ Million):

Disclaimer: The above table is best used for “screening and shortlisting only”. It is NOT for investing (Buy / Sell) decisions. If you want to know more about investing in REITs, scroll down for more information on the REITs courses.

Top 10 Best/Worst Performers for the May 2025

Source: https://screener.reitsavvy.com/

Refer to the Detail 2024 S-REITs Performance here.

SG 10-Year Government Bond Yield

• SG 10 Year: 2.25% (decreased from 2.51%)

Summary

Singapore REITs sector is trading within a range between 620 and 660. The US 10Y Risk Free Rate has decreased to 4.41%, while the SG 10Y Risk Free Rate decreased by 0.26%. Average yield spread is at 3.95% w.r.t to the SG Risk Free Rate.

Singapore REITs sector has very strong inversed correlation with US 10Y Risk Free Rate. For S-REIT to come back to live again, we need the US 10 year risk free rate to come down otherwise the performance of Singapore REIT index will continue to be muted.

US 10 Year Risk Free Rate

Fundamentally, the S-REIT sector is trading at a 24% discount (5% if using weighted average) to its fair value, with an average trailing twelve-month (TTM) yield of 6.03%. This is very undervalued and at levels only seen previously in the March 2020 COVID crash.

According to the current Fed Fund Rate projections from the CME Group, the market expects a 25 basis point cut by Q3 2025. The cut in interest rate will help to boost the DPU of the REITs which have shorter debt maturity profile and higher percentage of floating rate. However, the impact will only be reflected in the financial statement probably in Q3 or Q4 2025. 

Kenny Loh is a distinguished Wealth Advisory Director with a specialization in holistic investment planning and estate management. He excels in assisting clients to grow their investment capital and establish passive income streams for retirement. Kenny also facilitates tax-efficient portfolio transfers to beneficiaries, ensuring tax-efficient capital appreciation through risk mitigation approaches and optimized wealth transfer through strategic asset structuring.

In addition to his advisory role, Kenny is an esteemed SGX Academy trainer specializing in S-REIT investing and regularly shares his insights on MoneyFM 89.3. He holds the titles of Certified Estate & Legacy Planning Consultant and CERTIFIED FINANCIAL PLANNER (CFP).

With over a decade of experience in holistic estate planning, Kenny employs a unique “3-in-1 Will, LPA, and Standby Trust” solution to address clients’ social considerations, legal obligations, emotional needs, and family harmony. He holds double master’s degrees in Business Administration and Electrical Engineering, and is an Associate Estate Planning Practitioner (AEPP), a designation jointly awarded by The Society of Will Writers & Estate Planning Practitioners (SWWEPP) of the United Kingdom and Estate Planning Practitioner Limited (EPPL), the accreditation body for Asia.

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