--- title: "Singapore REITs in 2025: Why Overseas Assets Are Driving Dividend Yields" description: Explore how Singapore REITs with overseas assets, such as Cromwell European REIT (CLINT) and Stoneweg Europe Stapled Trust (SERT), are sustaining momentum through strong rental growth, attractive dividend yields of 6.8%–8%, and strategic initiatives like asset recycling and improved efficiency. image: https://www.thefinancialcoconut.com/hubfs/singapore-city-center-marina-bay-sands-and-singapo-2026-03-16-00-46-45-utc.jpg --- [Skip to content](https://www.thefinancialcoconut.com/blog/sreits-with-global-exposure-yields-and-income-growth#main-content) [![Full_COlour](https://www.thefinancialcoconut.com/hs-fs/hubfs/Full_COlour.png?width=456&height=80&name=Full_COlour.png)](https://www.thefinancialcoconut.com/) - [Retirement Marketspace](https://retirementmarketspace.thefinancialcoconut.com/) - [Events](https://www.thefinancialcoconut.com/events) Show submenu for Events - [For Investors](https://tfcmysterymeetup.com/) - 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[For Investors](https://tfcmysterymeetup.com/) - [For Business Owners & Creators](https://ipcreatorunite.peatix.com/) - [For Salaried Workers](https://www.thefinancialcoconut.com/thought-leadership-series) - [TFC Events](https://www.thefinancialcoconut.com/events) - [Shows](https://www.thefinancialcoconut.com/tfc-shows) Show submenu for Shows - [Wise and Shine](https://www.thefinancialcoconut.com/wise-and-shine) - [The Business Show](https://www.thefinancialcoconut.com/tfc-business-show) - [Chills with TFC](https://www.thefinancialcoconut.com/chills-with-tfc) - [Blog](https://www.thefinancialcoconut.com/blog) Show submenu for Blog - [Work Smart](https://www.thefinancialcoconut.com/worksmart) - [Invest](https://www.thefinancialcoconut.com/invest) - [Retire Well](https://www.thefinancialcoconut.com/retire-well) - [Business](https://www.thefinancialcoconut.com/business) - [Contact us](https://www.thefinancialcoconut.com/contact-us) [Contact us](https://www.thefinancialcoconut.com/contact-us) Aug 30, 2025, 2:09:40 AM # Singapore REITs in 2025: Why Overseas Assets Are Driving Dividend Yields ![Picture of The Financial Coconut](https://www.thefinancialcoconut.com/hs-fs/hubfs/Square%20(2)-3.png?width=50&name=Square%20(2)-3.png) [The Financial Coconut](https://www.thefinancialcoconut.com/blog/author/the-financial-coconut) Share: [facebook-f icon](http://www.facebook.com/share.php?u=https://www.thefinancialcoconut.com/blog/sreits-with-global-exposure-yields-and-income-growth) [linkedin-in icon](http://www.linkedin.com/shareArticle?mini=true&url=https://www.thefinancialcoconut.com/blog/sreits-with-global-exposure-yields-and-income-growth) [envelope icon](mailto:?body=https://www.thefinancialcoconut.com/blog/sreits-with-global-exposure-yields-and-income-growth) [Share this page](https://twitter.com/intent/tweet?url=https://www.thefinancialcoconut.com/blog/sreits-with-global-exposure-yields-and-income-growth) [![Follow The Financial Coconut](https://no-cache.hubspot.com/cta/default/46975693/interactive-182431637553.png)](https://cta-service-cms2.hubspot.com/web-interactives/public/v1/track/redirect?encryptedPayload=AVxigLL2CjCe42iR2RH2MpVX0Ej%2BKJQ%2F3A0Z7pXnUs35To%2Bo6nbKcpBVq9I98X5NUungVEwfs5YCKuM%2FaP97VxIITkTlihT57%2F%2F4XDW9rT3VR4MatSLDi%2BMU5mbQqihfX3LRRz83ij8K19OiD8UXy8sdct4t0Q%3D%3D&webInteractiveContentId=182431637553&portalId=46975693)   ## TL;DR - Singapore REITs (S-REITs) with overseas exposure, such as Cromwell European REIT (CLINT) and Stoneweg Europe Stapled Trust (SERT), are sustaining momentum despite high interest rates. - CLINT offers a yield of **6.8%**, while SERT delivers a stronger **8.5–8.8% yield**. - In the latest half-year, SERT reported **S$97.0m in NPI**, **S$155.7m in revenue**, and a DPS of **S$0.0950**. - Strategic asset recycling, rental growth, and tenant diversification underpin these REITs’ resilience.   ![singapore-city-center-marina-bay-sands-and-singapo-2026-03-16-00-46-45-utc](https://www.thefinancialcoconut.com/hs-fs/hubfs/singapore-city-center-marina-bay-sands-and-singapo-2026-03-16-00-46-45-utc.jpg?width=777&height=583&name=singapore-city-center-marina-bay-sands-and-singapo-2026-03-16-00-46-45-utc.jpg) ## The Resilience of Singapore REITs Despite global economic uncertainty and elevated financing costs, S-REITs with overseas assets are standing out. Supported by underlying rental growth and strategic portfolio management, trusts like CLINT and SERT are delivering income resilience and growth, while many domestic-heavy REITs grapple with muted demand and refinancing risks. According to REITsavvy’s June 2025 update, the sector as a whole trades at around **24% below fair value**, while the average **trailing twelve-month (TTM) yield stands at 6.03%** ### Overview: REIT Landscape and Why Overseas Exposure Matters Singapore REITs (S‑REITs) traditionally attract income‑seeking investors due to tax advantages and stable distributions. Still, amid rising volatility in domestic demand and interest rates, the appetite has shifted slightly toward REITs with overseas holdings, which now dominate Singapore's REIT market. According to REITsavvy (June 2025), REITs are broadly undervalued—trading at around 24% below fair value (or only 5% if using weighted averages), with an average trailing twelve‑month (TTM) yield of 6.03%. ### ![Stoneweg European REIT completes transformation into stapled trust - REITSWEEK](https://www.reitsweek.com/wp-content/uploads/2025/04/SERT-Green-Office-Krakow-Poland-scaled.jpg) ## Spotlight on CLINT and SERT #### Cromwell European REIT (CLINT) - **Yield**: 6.8%, annualised DPU of **S$0.0794.** - **Portfolio**: Diversified across Europe, mitigating geographic and tenant concentration risk. - **Performance**: Stable distributions backed by multi-jurisdictional rental streams. #### Stoneweg Europe Stapled Trust (SERT)  - **Yield**: 8.5%–8.8% (forward yield). - **Net Property Income (NPI)**: **S$97.0m** in 1H FY2025 (up 2.2% YoY). - **Gross Revenue**: **S$155.7m** (up 1.1% YoY). - **Distribution per stapled security (DPS)**: **S$0.0950**, down 7% from the prior year. - **Distributable Income**: **S$53.2m**, reflecting higher interest expenses. ## What’s Driving Momentum? - **Asset Recycling & Efficiency**: SERT has disposed of non-core assets in Italy and Poland for ~S$11.3m, redeploying capital into higher-yielding opportunities. - **Positive Rental Reversions**: SERT secured a **2.8% rental reversion** in FY2024, underscoring pricing power despite headwinds. - **Diversified Tenant Base**: Both CLINT and SERT spread exposure across markets and industries, lowering vacancy and refinancing risks. ### Sector-Wide Performance Context The S-REIT index rebounded strongly in 2024, with the **iEdge S-REIT Leaders Index up 10% over three months**, outpacing the Straits Times Index’s 1.7% gain. Today, yields average **6%**, with nearly half of all listed S-REITs exceeding **7%**. For long-term investors, valuations remain compelling.  ![PhillipCapital initiates coverage on Cromwell European REIT with 'buy' at TP of EUR1.91](https://edgemarkets-transferred.s3-ap-southeast-1.amazonaws.com/styles/article_detail_v2/s3/Sognevej%2025%20%281%29_1_1_1.jpg) ### Snapshot of CLINT vs SERT | Metric | CLINT (Cromwell European REIT) | SERT (Stoneweg Europe Stapled Trust) | | --- | --- | --- | | Dividend Yield | ~6.8% (annualised DPU: S$0.0794) | ~8.5–8.8% (forward) | | NPI Growth (YoY) | Not published publicly | +2.2% to **S$97.0m** | | Gross Revenue (1H FY2025) | Not disclosed | **S$155.7m** (+1.1% YoY) | | DPS or DPU Trend | Stable yield | Down 7% to **S$0.0950** | | Distributable Income (1H FY2025) | Not disclosed | **S$53.2m** | | Strategic Actions | Overseas diversification | Asset recycling; rental reversions +2.8% |   ### Insights for Singaporean Commercial Investors - **Income seekers**: CLINT offers a stable ~7% yield, while SERT provides higher income (~8.5%+) albeit with greater sensitivity to financing costs. - **Risk awareness**: SERT’s 7% DPS cut highlights the impact of debt servicing; sustainability depends on managing gearing and maintaining rental reversions. - **Valuation appeal**: With Price/NAV ratios at ~0.76 across the sector, investors could benefit from both yield and potential capital gains if interest rates stabilise. ![Stoneweg Europe Stapled Trust's data centre fund expands to UK with fifth hyperscale site - REITSWEEK](https://www.reitsweek.com/wp-content/uploads/2025/07/SERT.png) ## Frequently Asked Questions (FAQ) **Q1: Are high REIT yields sustainable in 2025?** Not always. For instance, SERT’s yield remains high, but DPS fell 7% YoY due to higher financing costs. Sustainable yields depend on rental growth, asset quality, and leverage. **Q2: Why focus on overseas REITs instead of Singapore-only REITs?** Overseas REITs like CLINT and SERT diversify risks across markets and tenant bases, providing resilience against domestic cyclical downturns. **Q3: What are the risks for Singaporeans investing in overseas REITs?** Currency fluctuations, foreign regulatory changes, and refinancing risks can impact returns, though diversification helps cushion against local downturns. Let us know what you think about this topic, and what do you want to hear next. #### Sources - Yahoo Finance, *4 Singapore REITs with Overseas Properties Delivering* - REITsavvy, *Singapore REITs Monthly Update (19 Jun 2025)* - DollarsAndSense, *How Singapore REITs Performed in 1H 2024* - Business Times, *Stoneweg Europe Stapled Trust DPS Falls 7% in H1 Amid Higher Interest Costs* - SGInvestors.io, *Stoneweg EUTRUST Asset Recycling Updates* - DBS Research, *Stoneweg Europe Stapled Trust FY2024 Rental Reversion* You can now be our community contributor and make a [pitch ](https://thefinancialcoconut.com/contact/)to have your favourite personality be on our show. Join our [community group](https://linkin.bio/thefinancialcoconut/?fbclid=PAZXh0bgNhZW0CMTEAAaY2-JSYItZawSUnNP4YhAicLp0H2wXwx8EBmQgbzOJrjA6YRiPWXtFDSH4_aem_t1DMRY5jrSAapreaSX9ntw) and drop us your insights on this topic.   ### Stay ahead in your financial journey! 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