Mapletree REITs Singapore: Complete Guide to MIT, MLT & MPACT (2026)
Mapletree Investments Pte Ltd, a Temasek Holdings subsidiary, manages three listed S-REITs on the Singapore Exchange: Mapletree Industrial Trust (MIT), Mapletree Logistics Trust (MLT) and Mapletree Pan Asia Commercial Trust (MPACT). Together they offer yields of 5.8%–6.5%, span industrial, logistics and commercial real estate across Asia, and are eligible for CPF OA and SRS investing — making them core holdings for Singapore dividend investors in 2026.
Not financial advice. All figures are for educational reference only. Data as at July 2026 unless noted.
- Mapletree manages 3 listed S-REITs: MIT (~6.5% yield), MLT (~5.8%) and MPACT (~6.0%) — all on the SGX
- All three are CPFIS-OA and SRS eligible, buyable via FSMOne, Syfe Trade or IBKR
- MIT leads on yield and data centre growth; MLT on pan-Asian logistics; MPACT on Singapore retail anchor
Table of Contents
Jump to a Section
- What Is Mapletree Investments Pte Ltd?
- Mapletree’s 3 Listed S-REITs: Quick Comparison
- Mapletree Industrial Trust (MIT, ME8U) — Guide
- Mapletree Logistics Trust (MLT, M44U) — Guide
- Mapletree Pan Asia Commercial Trust (MPACT, N2IU)
- Mapletree REITs vs S-REIT Peers
- How to Buy Mapletree REITs in Singapore
- Frequently Asked Questions
What Is Mapletree Investments Pte Ltd?
Mapletree Investments Pte Ltd is one of Singapore’s leading real estate developers and capital managers. Founded in 2000 and headquartered at HarbourFront, it is a wholly-owned subsidiary of Temasek Holdings — Singapore’s national investment company.
As at 2026, Mapletree manages approximately S$77 billion in assets under management (AUM) across 13 markets in the Asia-Pacific, Europe and the United States. Its portfolio spans industrial, logistics, commercial, data centre and residential properties.
Mapletree lists three S-REITs on the SGX to channel these institutional assets to retail investors like you. You earn regular distributions (called Distribution Per Unit, or DPU) simply by holding REIT units in a brokerage, CPF OA or SRS account.
Mapletree’s 3 Listed S-REITs: Quick Comparison
Here is a side-by-side snapshot of all three Mapletree S-REITs as at July 2026:
| REIT | Ticker | Focus | Yield | Gearing | AUM |
|---|---|---|---|---|---|
| Mapletree Industrial Trust | ME8U | Industrial + Data Centres | ~6.5% | 34% | S$8.2B |
| Mapletree Logistics Trust | M44U | Logistics / Warehouses | ~5.8% | 38.5% | S$12.8B |
| Mapletree Pan Asia Comm. Trust | N2IU | Retail + Commercial | ~6.0% | 36.5% | S$15.2B |
Source: SGX filings / Mapletree REIT annual reports, July 2026. Yields are indicative based on trailing DPU and current unit price.
Mapletree Industrial Trust (MIT, SGX: ME8U)
MIT is Singapore’s largest industrial REIT by market capitalisation, focused on high-tech buildings, data centres and flatted factories. It is one of the few S-REITs with direct data centre exposure — a major structural growth tailwind heading into 2026.
Key Stats (FY2026):
| Metric | Value |
|---|---|
| FY2026 DPU | 12.71¢ (-6.3% YoY) |
| Distribution Yield | ~6.5% at S$1.95 |
| Total AUM | S$8.2 billion |
| Number of Properties | 136 |
| Gearing Ratio | 34% |
| Portfolio Occupancy | 91.2% |
Source: MIT FY2026 annual results, July 2026
MIT’s North America data centre joint venture (13 DCs, WALE 6.3 years) adds a high-growth dimension. The DPU dip in FY2026 reflects one-off capital recycling, not structural deterioration. Analyst consensus is BUY with a target price of S$2.05–S$2.22.
At ~S$1.95, MIT trades at a slight premium to NAV (P/NAV ~1.10×). However, the data centre premium is well-supported given AI-driven demand for colocation capacity in North America.
You can find a detailed breakdown in our Mapletree Industrial Trust share price guide.
Mapletree Logistics Trust (MLT, SGX: M44U)
MLT is Asia’s largest listed logistics REIT, with approximately 180 warehouses and distribution centres across 10 countries. Its pan-Asian footprint is its key differentiator — no other Singapore REIT offers this level of logistics diversification.
The 10 markets: Singapore, China, Japan, Australia, Malaysia, South Korea, Vietnam, Hong Kong, India and Bangladesh.
Key Stats (FY2026):
| Metric | Value |
|---|---|
| Approx. Annual DPU | ~8.2¢ |
| Distribution Yield | ~5.8% at S$1.41 |
| Total AUM | ~S$12.8 billion |
| Countries | 10 markets |
| Gearing Ratio | ~38.5% |
| Portfolio Occupancy | ~96% |
Source: MLT FY2026 annual results / SGX filings, July 2026. DPU is approximate.
China represents roughly 22% of MLT’s AUM — a source of macro risk given geopolitical tensions and a softer logistics market. However, positive rental reversions across most other markets, particularly Japan and Vietnam, provide a good offset.
At ~S$1.41, MLT trades at approximately 0.90× book value. That discount to NAV offers a margin of safety for long-term investors who believe in the pan-Asian e-commerce tailwind for logistics properties.
Mapletree Pan Asia Commercial Trust (MPACT, SGX: N2IU)
MPACT was formed in August 2022 through the merger of Mapletree Commercial Trust (MCT) and Mapletree North Asia Commercial Trust (MNACT). Today it is one of the largest diversified commercial S-REITs by AUM.
Its crown jewels include VivoCity — Singapore’s largest suburban mall — and a portfolio spanning Hong Kong, China, Japan and South Korea. MPACT’s Singapore assets (led by VivoCity) contribute over 60% of net property income, providing a stable earnings core.
Key Stats (FY2026):
| Metric | Value |
|---|---|
| FY2026 DPU | 7.97¢ (-0.6% YoY) |
| Distribution Yield | ~6.0% at S$1.33 |
| Total AUM | S$15.2 billion |
| Number of Properties | 15 |
| Gearing Ratio | 36.5% |
| Interest Cover (ICR) | 3.2× |
| NAV Per Unit | S$1.73 |
Source: MPACT FY2026 annual results, July 2026
The FY2026 DPU was slightly lower than FY2025 due to a one-off S$8.3 million tax charge in China. Excluding this, underlying performance was stable. VivoCity’s retail NPI grew +7.6% year-on-year, supported by strong footfall and positive rental reversions of +14.1%.
MPACT trades at ~0.77× NAV — well below book value — which makes it the deepest value play among the three Mapletree REITs for investors who believe commercial real estate in Asia will recover. Analyst consensus is BUY with target prices of S$1.50–S$1.57.
For full details, see our MPACT dividend and DPU guide and our MPACT investor guide 2026.
Mapletree REITs vs S-REIT Peers (2026)
How do the three Mapletree REITs compare against other major S-REITs? Here is a quick peer table:
| REIT | Sector | Yield | Gearing | P/NAV |
|---|---|---|---|---|
| MIT (ME8U) | Industrial + DC | ~6.5% | 34% | ~1.10× |
| MLT (M44U) | Logistics | ~5.8% | 38.5% | ~0.90× |
| MPACT (N2IU) | Comm. / Retail | ~6.0% | 36.5% | ~0.77× |
| Keppel DC REIT (AJBU) | Data Centres | ~5.2% | 36% | ~1.20× |
| CapLand Ascendas REIT (A17U) | Industrial | ~5.5% | 36% | ~1.05× |
| CICT (C38U) | Comm. / Retail | ~5.4% | 40% | ~0.90× |
Source: SGX filings, company reports, The Kopi Notes research, July 2026. Figures are indicative.
The key takeaway: all three Mapletree REITs offer competitive yields relative to non-Mapletree peers. MIT stands out for highest yield among industrial REITs. MPACT offers the deepest discount to NAV.
For a full sector comparison, see our guide to the best S-REITs in Singapore 2026 and the Singapore REIT ETF guide.
How to Buy Mapletree REITs in Singapore (2026)
All three Mapletree REITs are listed on the SGX. You can buy them through any Singapore brokerage, your CPF OA (via CPFIS), or your SRS account.
Step 1: Choose your account type
CPF OA investing lets you use your Ordinary Account balance to buy SGX-listed REITs. All three Mapletree REITs are CPFIS-OA eligible. The key rule: your CPFIS-OA must have at least S$20,000 remaining after the investment.
SRS (Supplementary Retirement Scheme) contributions get you a dollar-for-dollar income tax deduction. You can invest SRS funds in all three Mapletree REITs via FSMOne or DBS Vickers.
Step 2: Pick a broker
| Broker | Commission | Min. Fee | CPF/SRS |
|---|---|---|---|
| FSMOne | 0.08% | S$2.50 | ✅ Yes |
| Syfe Trade | 0.06% | S$1.99 | ❌ No |
| IBKR | USD 1.50 flat | USD 1.50 | ❌ No |
| DBS Vickers | 0.18% | S$18 | ✅ Yes |
Commission rates as at July 2026. Always verify current rates on each broker’s website.
For CPF OA or SRS investing, use FSMOne (referral code P0544985) or DBS Vickers — both support CPFIS. For cash accounts with the lowest fees, Syfe Trade or IBKR win on cost. Check out our Syfe referral code and sign-up bonus for the latest offers.
If you’d rather invest in all Mapletree REITs in one go, the Lion-Phillip S-REIT ETF (CLR) holds MIT, MLT and MPACT as top holdings — useful for investors who want a single-ticker diversified S-REIT position.
Want to model your S-REIT dividend income? Try our S-REIT dividend yield calculator — it lets you input unit price, DPU and your portfolio size to estimate annual income.
Frequently Asked Questions (FAQ)
How many Mapletree REITs are listed in Singapore?
There are currently three Mapletree REITs listed on the Singapore Exchange (SGX): Mapletree Industrial Trust (MIT, SGX: ME8U), Mapletree Logistics Trust (MLT, SGX: M44U) and Mapletree Pan Asia Commercial Trust (MPACT, SGX: N2IU). A fourth Mapletree entity — Mapletree North Asia Commercial Trust (MNACT) — was merged into MPACT in August 2022.
What is the difference between MIT, MLT and MPACT?
MIT focuses on industrial properties and data centres, primarily in Singapore and North America. MLT focuses on logistics and warehouse properties across 10 countries in Asia. MPACT holds retail and commercial properties — including VivoCity — across Singapore, Hong Kong, China, Japan and South Korea. Each REIT serves a different real estate sector but all are managed by Mapletree Investments, a Temasek Holdings subsidiary.
Which Mapletree REIT has the highest dividend yield?
As at July 2026, Mapletree Industrial Trust (MIT) offers the highest yield of approximately 6.5% based on its FY2026 DPU of 12.71¢ and a unit price of around S$1.95. MPACT yields approximately 6.0% and MLT approximately 5.8%. Yields change with unit prices and DPU — always check current figures before investing.
Can I buy Mapletree REITs with my CPF OA?
Yes. All three Mapletree REITs — MIT, MLT and MPACT — are eligible under the CPF Investment Scheme (CPFIS-OA). You can use your CPF Ordinary Account to buy them through FSMOne or DBS Vickers. Note that your CPF OA must retain at least S$20,000 after the investment. Capital gains and dividend income via CPFIS are not added back to your CPF account — you receive them in cash.
What is Mapletree Investments Pte Ltd?
Mapletree Investments Pte Ltd is a Singapore-based real estate capital management company and a wholly-owned subsidiary of Temasek Holdings. It manages approximately S$77 billion in assets under management (AUM) across 13 markets as at 2026. Mapletree develops and manages industrial, logistics, commercial, data centre and residential real estate. It is also the sponsor and manager of the three listed S-REITs: MIT, MLT and MPACT.
How often do Mapletree REITs pay distributions?
MIT and MLT pay distributions quarterly, typically in March, June, September and December. MPACT pays distributions semi-annually, typically in March and September. Always check the REIT’s SGX announcements for the exact declaration, ex-dividend and payment dates each quarter.
What is the MAS gearing limit for S-REITs?
The Monetary Authority of Singapore (MAS) sets a maximum gearing limit of 50% of AUM for S-REITs (with a minimum interest coverage ratio of 1.5×). As at July 2026, MIT is at 34%, MLT at approximately 38.5% and MPACT at 36.5% — all comfortably below the 50% ceiling, providing headroom for acquisitions or to weather a credit tightening cycle.
Are Mapletree REITs a good long-term investment?
Mapletree REITs benefit from strong institutional backing (Temasek Holdings), diversified portfolios and a track record of consistent DPU distributions. MIT’s data centre JV and MLT’s pan-Asian logistics exposure provide structural growth tailwinds. However, like all REITs, they carry interest rate risk: rising rates increase borrowing costs and can compress valuations. Investors should assess their risk tolerance and consider holding them as part of a diversified S-REIT portfolio. This is not financial advice.
Which broker is best for buying Mapletree REITs?
For CPF OA or SRS investing, FSMOne (referral code P0544985) is the most cost-effective option at 0.08% commission with a S$2.50 minimum. For cash accounts where you want the lowest fees, Syfe Trade (0.06%, min S$1.99) or IBKR (USD 1.50 flat) are excellent choices. DBS Vickers also supports CPF/SRS but charges 0.18% commission (min S$18), making it less competitive for smaller trade sizes.
Start Investing in Mapletree REITs
Use a referral code to get sign-up bonuses when you open a new account.
This article was researched with the help of AI. While we strive to keep all information accurate and up to date, there may be errors. If you notice any discrepancies, please contact us.
