\n<\/p>\n
Ten years is a long time in investing.<\/p>\n
There will probably be recessions, interest-rate changes and property market downturns along the way. There could also be a few surprises.<\/p>\n
So if I am going to hold a real estate investment trust<\/a> (REIT) until 2036, today\u2019s yield is not enough for me.<\/p>\n I want to see quality assets, healthy occupancy and the ability to raise rents.\u00a0<\/p>\n A strong balance sheet also matters.\u00a0<\/p>\n So does management and its ability to find sensible ways to grow the portfolio.<\/p>\n Here are three Singapore REITs I would consider buying today and holding for the next 10 years.<\/p>\n For a 10-year holding period, I would look beyond the distribution yield.<\/p>\n I want quality assets, healthy occupancy and positive rental reversions.\u00a0<\/p>\n A sustainable distribution per unit (DPU) and manageable debt also matter.<\/p>\n I would also look at the sponsor and management, whether there is a good track record of growing the portfolio without taking on too much risk.<\/p>\n For me, durability and DPU growth matter more than today\u2019s headline yield.<\/p>\n CapitaLand Integrated Commercial Trust (CICT) is my defensive pick of the three.<\/p>\n Its DPU rose 7.1% year on year (YoY) to $0.0602 in 1H2026.<\/p>\n The portfolio occupancy was 95.6%, and CICT achieved positive rental reversions of 4.0% for retail and 6.5% for office.<\/p>\n Aggregate leverage stood at 37.4%.<\/p>\n At around a 5% annualised distribution yield, CICT is not the highest-yielding REIT around.<\/p>\n But that is not really the point.<\/p>\n I like the combination of growing income, positive rental growth and a balance sheet that gives the trust room to keep investing.<\/p>\n For a 10-year holding period, that is the kind of foundation I would want.<\/p>\n CapitaLand Ascendas REIT or CLAR would be my structural growth pick.<\/p>\n Its distribution per unit (DPU) remained stable at S$0.07482 in 1H2026, while distributable income rose 8.6% YoY to S$359.4 million.<\/p>\n What interests me is how much the portfolio has grown.<\/p>\n Its portfolio had a weighted average lease expiry (WALE) of 4.0 years, while occupancy stood at 89.1% as at 30 June 2026.<\/p>\n CLAR also has a strong sponsor in CapitaLand Investment, with opportunities to grow through acquisitions and developments.<\/p>\n At around a 6% annualised distribution yield, CLAR offers both income today and room for growth over the next decade.<\/p>\n Mapletree Logistics Trust, or MLT, would be my diversified compounder pick.<\/p>\n Its portfolio spans 175 properties across nine Asia-Pacific markets, giving it exposure to different economies and tenant groups.<\/p>\n Its DPU rose 0.2% YoY to S$0.01816 in 1QFY2026\/27.<\/p>\n I also like the diversification \u2013 weakness in one market would not necessarily affect the whole portfolio.<\/p>\n MLT has continued to recycle capital through acquisitions and divestments.<\/p>\n For a 10-year holding period, that gives MLT several ways to improve its portfolio and grow its income over time.<\/p>\n A 9% yield may look attractive today, but if DPU keeps falling, that income may not last.<\/p>\n A high yield<\/a> can also be a warning sign.\u00a0<\/p>\n It could reflect concerns about the REIT\u2019s debt, properties or future distributions.<\/p>\n I would rather own a REIT with a moderate yield that can grow its DPU over time.<\/p>\n This is where yield on cost becomes useful.\u00a0<\/p>\n If a REIT keeps raising its DPU, the yield on your original purchase price can become much higher over the years.<\/p>\n For a 10-year investment, I would look at where the distribution could be in 2036, not just what it pays today.<\/p>\n Keep an eye on DPU, rental reversions and occupancy.<\/p>\n Investors should also monitor a REIT\u2019s leverage, interest coverage and cost of debt.\u00a0<\/p>\n These metrics can give indications if the balance sheet is still in good shape.<\/p>\n Finally, also look at NAV per unit and any acquisitions, divestments or AEIs.<\/p>\n Buying and holding does not mean buying and forgetting.<\/p>\n I would not sell<\/a> just because the market has had a bad year.<\/p>\n But a persistent fall in DPU would make me look closer, especially if the problem is structural.<\/p>\n Investors should also rethink the investment if leverage gets too high, asset quality starts to deteriorate or management makes poor acquisitions.<\/p>\n Repeated equity fundraising that hurts existing unitholders would also be a concern.<\/p>\n The 10-year period is not set in stone.\u00a0<\/p>\n I would sell if the investment thesis no longer holds.<\/p>\n A high yield today does not guarantee strong income 10 years from now.<\/p>\n Instead, keep your eyes on the properties, rental growth and balance sheet.<\/p>\n Management also needs to make sensible decisions with the capital it has.<\/p>\n Get those things right, and the income you receive today could look very different 10 years from now.<\/p>\n Many Singapore stocks fall behind inflation, which means your money quietly loses strength over time. Dividend stocks have a very different track record. Some continued delivering 6% to 13% every year across the toughest market conditions.<\/p>\n In this FREE report, discover 5 crisis-tested dividend stocks that kept rewarding investors while the market struggled. Download your dividend investing guide now<\/a>.<\/p>\n Follow us on Facebook<\/a>, Instagram<\/a>, Telegram<\/a> and YouTube<\/a> for the latest investing news and analyses!<\/p>\n Disclosure: Darien C. does not own shares in any of the companies mentioned.<\/em><\/p>\n<\/p><\/div>\nWhat Makes a REIT Worth Holding for 10 Years?<\/strong><\/h2>\n
CapitaLand Integrated Commercial Trust (SGX: C38U)\u2013 The Defensive Income Anchor<\/strong><\/h2>\n
CapitaLand Ascendas REIT (SGX: A17U) \u2013 The Structural Growth REIT<\/strong><\/h2>\n
Mapletree Logistics Trust (SGX: M44U) \u2013 The Diversified Compounder<\/strong><\/h2>\n
Why I Wouldn\u2019t Simply Pick the Three Highest-Yielding REITs<\/strong><\/h2>\n
The Numbers I Would Check Every Year<\/strong><\/h2>\n
What Would Make Me Sell Before the 10 Years Are Up?<\/strong><\/h2>\n
Get Smart: Think in Decades, Not Distribution Cycles<\/strong><\/h2>\n