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Investing in REITs in Singapore

Investing in Real Estate Investment Trusts (REITs) offers investors a compelling opportunity to gain exposure to the real estate market while enjoying passive income and portfolio diversification. In this article, we will explore why investors may consider investing in Singapore-based REITs.

Additionally, Singaporean investors are confronted with a significant challenge: a 30% withholding tax on all dividends received from U.S.-listed equities, including stocks, ETFs, bonds, and mutual funds. This tax imposition stems from the absence of a tax treaty between Singapore and the U.S., resulting in only $70 out of every $100 dividend received from U.S. investments reaching the investor. Fortunately, this withholding tax is typically deducted automatically before dividends are credited to the investor’s account, requiring no further action or additional taxes.

It’s essential to differentiate withholding tax from other familiar taxes like Capital Gain Tax or Estate Tax. Withholding tax specifically refers to the deduction of interest or dividends paid out to investors, primarily targeting foreign investors.

What are REITs

Real Estate Investment Trusts (REITs) are companies that own, operate, or finance income-generating real estate across a range of property sectors. They pool investors’ money to invest in a diversified portfolio of properties, such as office buildings, shopping malls, apartments, warehouses, hotels, and other types of real estate assets.

REITs are structured to provide investors with an opportunity to invest in real estate without having to buy, manage, or finance properties directly. They offer a way for individuals to access the income potential and growth opportunities of real estate investments through the purchase of shares in publicly traded REITs or through non-publicly traded REITs.

One of the key features of REITs is that they are required by law to distribute a significant portion of their taxable income to shareholders in the form of dividends. In return for this tax advantage, REITs must adhere to certain regulations and requirements set forth by tax authorities, such as maintaining a minimum percentage of income derived from real estate investments and distributing a minimum percentage of income to shareholders.

Pros of Investing in REITs

Investing in REITs offers a multitude of benefits for investors looking to diversify their portfolios and generate steady income. Here are some key advantages of investing in REITs:

Steady Income

REITs are mandated to distribute a significant portion of their taxable income to shareholders, providing a reliable stream of passive income. This characteristic is particularly appealing to retirees or investors seeking consistent cash flow.


By investing in REITs, individuals can gain exposure to the real estate market without the responsibilities of direct property ownership. This diversification can help mitigate risk within a broader investment portfolio.

Lower Volatility

Generally, REITs exhibit lower volatility compared to individual stocks, offering investors a level of stability amidst market fluctuations.

Professional Management

Investors benefit from the expertise of experienced professionals who manage the properties within the REIT portfolio. This relieves investors from the burdens associated with direct property management.


Publicly traded REITs typically offer good liquidity, allowing investors to easily buy or sell shares on major exchanges as needed.

Potential for Capital Appreciation

In addition to generating income, REITs have the potential to appreciate over time as the underlying properties increase in worth. This potential for capital appreciation further enhances the overall return potential for REIT investors.

Cons of Investing in REITs

Investing in Real Estate Investment Trusts (REITs) comes with its share of risks that investors should be aware of before committing capital. These risks include:

Sensitivity to Interest Rates

REIT prices can be adversely affected by changes in interest rates. When interest rates rise, borrowing costs for property acquisition and financing increase, leading to higher expenses for REITs. This can put downward pressure on REIT prices, potentially impacting investor returns.

Limited Control

Unlike direct property ownership, where investors have control over management decisions and operations, investing in REITs entails relinquishing control to professional management teams. Investors have limited influence over the management strategies implemented by REIT managers, which can affect the performance of the underlying properties.

Market Risks

REITs are subject to market fluctuations and economic downturns, much like other equity investments. During periods of economic instability or recession, demand for real estate may decline, leading to lower occupancy rates and rental income for REITs. This can result in a decline in the value of REIT shares and reduced investor returns.

Liquidity Variations

While many REITs offer high liquidity, smaller or niche REITs may have lower trading volume and less immediate liquidity. This can make it challenging for investors to buy or sell shares quickly, especially during periods of market volatility or when trading volumes are low.

Tax Implications

The tax treatment of REIT dividends may vary depending on the investor’s jurisdiction. In some cases, REIT dividends may be subject to different tax rates compared to other sources of income, potentially impacting the after-tax returns for investors. Investors need to understand the tax implications of investing in REITs in their specific tax jurisdiction. Singaporean investors encounter a 30% withholding tax on dividends from U.S.-listed equities. This implies that upon investing in the U.S. markets, you will only receive 70% of your dividend payout from dividend stocks.

While considering the tax withheld on dividends distributed by the fund (0% for Ireland and 30% for the US), it’s crucial to also factor in the tax withheld on dividends paid by the individual stocks to the fund. For instance, US-based stocks in a US-domiciled ETF would incur 0% withholding tax, whereas in an Ireland-domiciled ETF, the withholding tax could be 15%, based on Ireland’s dividend tax treaty with the US.

Overall, while investing in REITs can offer attractive income potential and portfolio diversification, investors should carefully consider these risks and conduct thorough due diligence before making investment decisions in the REIT market.

Additional Considerations

In addition to the risks mentioned earlier, there are several additional considerations that investors should take into account when investing in Real Estate Investment Trusts (REITs):

Management Fees

Some REITs charge management fees, which can erode returns over time. Investors should carefully review the fee structure of the REITs they are considering and assess whether the fees are reasonable relative to the potential returns and benefits offered by the investment.


Transparency is crucial when evaluating REITs. Investors should carefully assess the quality of information provided by the REIT regarding financials and property details. This includes reviewing annual reports, prospectuses, and other disclosure documents to gain a comprehensive understanding of the REIT’s operations, performance, and potential risks.

Investment Horizon

While REITs can offer attractive income potential and portfolio diversification, they may be better suited for long-term investment strategies due to their potential for capital appreciation alongside income generation. Investors should consider their investment horizon and objectives when investing in REITs, keeping in mind that long-term investments may be better positioned to withstand market fluctuations and generate sustainable returns over time.

By considering these additional factors, investors can make more informed decisions when evaluating REIT investment opportunities and better position themselves to achieve their investment goals.

Why Invest in Singapore REITs vs. Overseas REITs for Singaporeans?

Deciding between Singapore REITs and overseas REITs for your investment portfolio involves weighing several factors. Here’s a comparison to help you decide:

Reasons to Invest in Singapore REITs

Investing in Singapore Real Estate Investment Trusts (REITs) offers several advantages for investors, particularly those familiar with the Singapore real estate market. Being acquainted with the market’s regulations and economic trends can simplify research and due diligence processes, providing investors with a better understanding of potential investment opportunities and risks.

One significant benefit of investing in Singapore REITs is the mitigation of currency risk. By avoiding exposure to foreign exchange fluctuations, investors can protect their capital from potential losses caused by a strengthening Singapore dollar.

Singapore REITs may also offer tax advantages, depending on an investor’s tax bracket. These benefits can include tax-exempt distributions and lower withholding taxes, enhancing the overall returns for investors.

Furthermore, Singapore’s stringent regulatory environment and emphasis on transparency in REIT operations contribute to a higher level of investor confidence. The robust regulatory framework helps reduce investment risks by ensuring adherence to best practices and standards in the industry.

Many Singapore REITs focus on high-quality assets, such as prime properties with strong tenant profiles. This emphasis on quality assets can potentially provide investors with stable income streams and opportunities for capital appreciation over the long term, further enhancing the attractiveness of Singapore REIT investments.

Reasons to Consider Overseas REITs

Investing in overseas Real Estate Investment Trusts (REITs) presents several compelling reasons for investors to diversify their portfolios beyond the Singapore market. One key advantage is diversification, as overseas REITs can provide geographic diversification, helping to spread risk and reduce reliance on the Singapore market alone.

Additionally, overseas REITs may offer exposure to different sectors that are not readily available in the Singapore market. These sectors could include healthcare, hospitality, or student housing, providing investors with opportunities to tap into specialized areas of the real estate market and potentially capitalize on niche investment opportunities.

Furthermore, some overseas REITs might offer higher dividend yields or growth potential compared to Singapore REITs, depending on market conditions. This presents an opportunity for investors to potentially achieve higher returns by diversifying their portfolios internationally.

Another advantage of investing in overseas REITs is hedging against inflation. Properties in countries with higher inflation rates can act as a hedge against inflation in Singapore, helping to preserve investors’ purchasing power over time.

Overall, considering overseas REITs alongside Singapore REITs can enhance portfolio diversification, provide exposure to different sectors and markets, and potentially offer higher returns and inflation hedging benefits. However, investors should conduct thorough research and due diligence to assess the risks and opportunities associated with each overseas REIT investment.

Important Considerations for Investing in REITs

When considering investments in overseas Real Estate Investment Trusts (REITs), there are several important considerations that investors should take into account. Firstly, liquidity may vary between local and overseas REITs, with local REITs potentially having lower trading volumes and less liquidity. This can impact an investor’s ability to enter and exit positions efficiently, so it’s essential to assess liquidity before making investment decisions.

Secondly, currency risk is a crucial factor to consider when investing in overseas REITs. While investing in REITs denominated in the same currency as the investor’s home country can mitigate some currency risk, exposure to other economic factors in the countries where the REITs operate still exists. Fluctuations in exchange rates can impact investment returns, so investors should carefully evaluate currency risk.

Furthermore, investing in overseas REITs exposes investors to different political and regulatory environments, which may pose additional risks compared to familiar Singapore regulations. Changes in government policies or regulations can impact the performance of overseas REITs, highlighting the importance of understanding the political and regulatory landscape of the countries where the REITs operate.

Lastly, researching and analyzing overseas REITs can be more complex than evaluating local REITs, as it requires a deeper understanding of foreign markets and potentially professional assistance. Investors should conduct thorough research and seek expert advice to assess the opportunities and risks associated with investing in overseas REITs effectively.

Ultimately, the best choice depends on your individual investment goals, risk tolerance, and diversification needs. Consult with a financial advisor who can assess your specific situation and recommend suitable REIT options based on your financial objectives.

Reducing Withholding Tax when Investing in Overseas REITs

Reducing dividend withholding tax can be achieved through several strategies, each offering unique advantages for investors. Firstly, investors can opt to avoid U.S. dividend stocks altogether. By steering clear of dividend-paying stocks listed in the U.S., investors can entirely sidestep the dividend withholding tax. This approach is particularly relevant for those interested in investing in U.S. equities, as many growth-oriented stocks, such as Apple and Tesla, typically reinvest profits rather than distributing dividends.

Alternatively, investors can explore alternative markets that offer opportunities for dividend income with lower or no dividend withholding tax. Markets like China and Hong Kong present viable options, albeit subject to varying tax rates. By diversifying into these markets, investors can mitigate tax implications while potentially accessing attractive dividend yields.

Another strategy involves considering Ireland-domiciled ETFs, which benefit from a favorable tax treaty with the U.S. These ETFs offer Singaporean investors a reduced dividend withholding tax rate of 15%, compared to the standard 30% rate. While these ETFs may have higher expense ratios, the lower tax burden can offset these costs, making them an appealing option for tax-conscious investors.

Finally, investors can opt for Qualified Interest Income (QII) ETFs, which operate under a scheme allowing investors to reclaim a portion of the withheld dividend taxes. Although primarily comprising bond ETFs, these funds offer potential tax advantages, albeit with varying exemption rates and regulatory complexities. Incorporating these strategies into an investment approach can help investors optimize their dividend income while minimizing tax liabilities. Additionally, consulting with financial advisors or brokers can provide further insights into implementing tax-efficient investment strategies tailored to individual goals and circumstances.

Popular REITs in Singapore

Here are some popular REITs in Singapore, along with key information about each:

CapitaLand Integrated Commercial Trust (CICT)

CapitaLand Integrated Commercial Trust (CICT) stands out as the largest REIT in Singapore by market capitalization, renowned for its diversified portfolio comprising retail, office, and integrated developments. This diverse asset mix provides investors with exposure to various segments of the real estate market, enhancing portfolio resilience. One of CICT’s most appealing attributes is its ability to offer a steady stream of income to investors. As of November 2023, the REIT boasted a distribution yield of around 4.1%, making it an attractive option for income-seeking investors, retirees, and those looking for consistent cash flow. Among its notable properties are VivoCity, Clarke Quay Central, and CapitaLand Mall @ Bugis Junction, which are well-established and highly regarded destinations in Singapore’s vibrant retail and commercial landscape. These properties contribute to CICT’s robust performance and solid reputation in the real estate investment market.


Mapletree Industrial Trust (MIT)

Mapletree Industrial Trust (MIT) stands as the largest industrial REIT in Asia, distinguishing itself with a focus on high-quality logistics and warehouses in Singapore and beyond. With a strategic emphasis on properties that support the burgeoning e-commerce and logistics sectors, MIT is well-positioned to capitalize on the growing demand for such facilities in the region. MIT’s robust performance is underscored by its strong track record of growth, reflecting its ability to deliver consistent returns to investors. As of November 2023, MIT boasted an impressive distribution yield of around 4.4%, making it an appealing option for income-seeking investors. The trust’s success is further bolstered by its proactive approach to portfolio management and its commitment to maintaining a diverse and resilient property portfolio. Overall, MIT’s focus on high-quality assets and its alignment with emerging trends in the industrial sector position it as a compelling investment opportunity in the REIT market.


Ascendas REIT

Ascendas REIT stands as Singapore’s first and largest business space and industrial REIT, distinguished by its extensive portfolio encompassing various sectors. With a diverse range of properties under its management, including business parks and data centers, Ascendas REIT offers investors exposure to the dynamic growth potential of these sectors in Singapore’s thriving economy. As the demand for modern business facilities and data infrastructure continues to rise, Ascendas REIT is well-positioned to capitalize on these trends and deliver sustainable returns to its investors. With a distribution yield of around 4.2% as of November 2023, Ascendas REIT presents an attractive investment opportunity for income-seeking investors seeking a reliable stream of passive income. The trust’s strong market position, coupled with its commitment to portfolio diversification and strategic asset management, reaffirms its status as a leading player in the Singapore real estate investment landscape.


Keppel DC REIT

Keppel DC REIT stands as Asia’s pioneer data center REIT, distinguishing itself with a strategic focus on high-quality data centers in Singapore and other key markets. As digitalization and cloud computing continue to drive the demand for data center space, Keppel DC REIT is well-positioned to capitalize on this trend and deliver sustainable returns to its investors. With a portfolio comprising state-of-the-art data infrastructure, the trust offers exposure to the growing importance of data storage and processing facilities in today’s technology-driven landscape. Keppel DC REIT’s strong market position, coupled with its commitment to maintaining high-quality assets and strategic expansion initiatives, underscores its status as a leading player in the data center real estate sector. As of November 2023, the trust boasts a distribution yield of around 4.3%, making it an attractive investment option for income-seeking investors seeking exposure to the burgeoning digital economy.


Frasers Centrepoint Trust (FCT)

Frasers Centrepoint Trust (FCT) stands as one of the largest retail REITs in Singapore, renowned for its extensive portfolio comprising shopping malls and mixed-use developments. With a strategic focus on prime retail properties, FCT offers investors exposure to the vibrant retail sector in Singapore. Among its notable properties are Waterway Point, Tampines One, and Changi City Point, which are well-established and highly regarded destinations in Singapore’s retail landscape. These properties contribute significantly to FCT’s robust performance and solid reputation in the real estate investment market. As of November 2023, FCT offers investors a distribution yield of around 4.3%, making it an attractive option for income-seeking investors seeking stable returns from the retail sector. FCT’s strategic asset management approach, coupled with its commitment to enhancing the value of its properties, reaffirms its position as a leading retail REIT in Singapore.


In a Nutshell

It’s essential to note that this list is not exhaustive, and investors should conduct their own research before making any investment decisions. Investing in Real Estate Investment Trusts (REITs) can offer investors a range of opportunities to diversify their portfolios, generate steady income, and potentially achieve capital appreciation. Each of the REITs discussed – CapitaLand Integrated Commercial Trust (CICT), Mapletree Industrial Trust (MIT), Ascendas REIT, Keppel DC REIT, and Frasers Centrepoint Trust (FCT) – presents unique investment propositions based on their asset classes, portfolio diversification, and market positioning.

CICT, as Singapore’s largest REIT, offers a diversified portfolio of retail, office, and integrated developments, providing stable income from well-known properties like VivoCity and Clarke Quay Central. MIT focuses on high-quality logistics and warehouses, benefiting from the rising demand for e-commerce and logistics services. Ascendas REIT, Singapore’s first and largest business space and industrial REIT, provides exposure to business parks and data centers in Singapore, while Keppel DC REIT capitalizes on the growing demand for data center space driven by digitalization and cloud computing. Lastly, FCT, one of the largest retail REITs in Singapore, boasts a portfolio of shopping malls and mixed-use developments, offering stable returns from retail properties like Waterway Point and Tampines One.

Overall, REITs offer investors a compelling investment proposition with the potential for income generation, portfolio diversification, and long-term growth. However, investors should conduct thorough research, consider their investment objectives and risk tolerance, and seek professional advice before investing in any REIT. By carefully evaluating the opportunities and risks associated with each REIT, investors can make informed decisions to build a resilient and balanced investment portfolio.

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