MIT vs MLT: Which Industrial REIT Is the Stronger Buy Right Now?

The Smart Investor11-11

Industrial real estate investment trusts (REITs), with their resilient performance and exposure to strong growth trends such as e-commerce and AI, have long been favoured by investors. Under the ...

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overflow: hidden}\n.head .h-thumb { width: 30px; height: 30px; margin: 0; padding: 0; border-radius: 50%; float: left;}\n.head .h-content { margin: 0; padding: 0 0 0 9px; float: left;}\n.head .h-name {font-size: 13px; color: #eee; margin: 0;}\n.head .h-time {font-size: 11px; color: #7E829C; margin: 0;line-height: 11px;}\n.small {font-size: 12.5px; display: inline-block; transform: scale(0.9); -webkit-transform: scale(0.9); transform-origin: left; -webkit-transform-origin: left;}\n.smaller {font-size: 12.5px; display: inline-block; transform: scale(0.8); -webkit-transform: scale(0.8); transform-origin: left; -webkit-transform-origin: left;}\n.bt-text {font-size: 12px;margin: 1.5em 0 0 0}\n.bt-text p {margin: 0}\n</style>\n</head>\n<body>\n<div class=\"wrapper\">\n<header>\n<h2 class=\"title\">\nMIT vs MLT: Which Industrial REIT Is the Stronger Buy Right Now?\n</h2>\n\n<h4 class=\"meta\">\n\n\n2025-11-11 11:30 GMT+8&nbsp;&nbsp;&nbsp;<a href=https://thesmartinvestor.com.sg/mit-vs-mlt-which-industrial-reit-is-the-stronger-buy-right-now/><strong>The Smart Investor</strong></a>\n\n\n</h4>\n\n</header>\n<article>\n<div>\n<p>Industrial real estate investment trusts (REITs), with their resilient performance and exposure to strong growth trends such as e-commerce and AI, have long been favoured by investors. \n\nUnder the ...</p>\n\n<a href=\"https://thesmartinvestor.com.sg/mit-vs-mlt-which-industrial-reit-is-the-stronger-buy-right-now/\">Source Link</a>\n\n</div>\n\n\n</article>\n</div>\n</body>\n</html>\n","isBrief":false,"type":0,"news_type":1,"symbol":"BK6082","symbol_name":"工业房地产投资信托","start_time":0,"source_url":"https://thesmartinvestor.com.sg/mit-vs-mlt-which-industrial-reit-is-the-stronger-buy-right-now/","article_id":"2582335046","we_media_id":null,"thumbnails":["https://thesmartinvestor.com.sg/wp-content/uploads/2025/05/Better-Buy-800-×-533-px-300x200.png"],"rights":{"source":"thesmartinvestor_highlight","url":"https://thesmartinvestor.com.sg/mit-vs-mlt-which-industrial-reit-is-the-stronger-buy-right-now/","rn_cache_url":null,"directOrigin":true},"url":"https://stock-news.laohu8.com/highlight/detail?id=2582335046","pubTimestamp":1762831800,"columns":[],"sourceInfo":{"source_id":"thesmartinvestor_highlight","name":"The Smart Investor"},"weMediaInfo":null,"summary":"Mapletree Industrial Trust provides AI exposure, while Mapletree Logistics Trust offers e-commerce exposure. In a world of lower interest rates, which REIT will be a better buy now?","collect":0,"end_time":0,"defaultTopTitle":"thesmartinvestor.com.sg","property":[],"viewcount":null,"language":"en","relate_stocks":{"BK6082":"工业房地产投资信托","CFA":"VictoryShares US 500 Volatility Wtd ETF","BK6512":"房地产股","TTM":"塔塔汽车","ME8U.SI":"丰树工业信托","BK4099":"汽车制造商","8C8U.SI":"Cent Accom REIT","BK6062":"电子制造服务","M44U.SI":"丰树物流信托","BK4523":"印度概念","MIT":"Mason Industrial Technology Inc","M11.SI":"综合制造科技","BK6133":"工业房地产信托","BK6515":"技术设备股","CFA.SI":"NikkoAM-STC Asia REIT","BK6142":"多户式住宅房地产信托","REIT":"ALPS Active REIT ETF"},"translate_title":"麻省理工学院与MLT：目前哪个工业房地产投资信托基金更值得买入？","themeId":null,"isJumpTheme":false,"ttsUrl":null,"symbols_score_info":{"CFA":0.81,"ME8U.SI":1,"M11.SI":1.5,"8C8U.SI":1.5,"REIT":1.5,"M44U.SI":1,"MIT":1.5,"TTM":1,"CFA.SI":1.5},"content_text":"Industrial real estate investment trusts (REITs), with their resilient performance and exposure to strong growth trends such as e-commerce and AI, have long been favoured by investors. \n\nUnder the blue-chip Mapletree family are two such REITs: Mapletree Industrial Trust (SGX: ME8U), or MIT, and Mapletree Logistics Trust (SGX: M44U), or MLT.\n\nLet us take a look at which is the stronger buy right now.\n\nMapletree Industrial Trust: Industrials + Data Centres Exposure\nMIT has a portfolio of assets that is focused on industrial properties and data centres across Singapore and North America. As of its latest update, 30 September 2025,  the portfolio has a value of S$8.5 billion. \n\nFor the second quarter of its FY25/26 (2Q FY25/26), MIT’s distribution per unit (DPU) declined 5.6% year-on-year (YoY) to S$0.0318, reflecting exchange rate headwinds, reduced rental income from some existing properties, and recent property divestments. \n\nOverall occupancy rate for the REIT remains stable at 91.3%. The industrial operator disclosed a positive rental reversion of 6.2% for its Singapore portfolio (45.2% of its overall portfolio). MIT did not disclose rental reversions for its North America and Japan portfolios. \n\nThe REIT has a majority of its debt (69.0% of total borrowings) coming due from FY25/26 to FY28/29. In particular, FY27/28 has 24% of total borrowings, or S$766.4 million, maturing. \n\nMIT reported lower leverage of 37.3% in 2Q FY25/26 compared to 40.1% in 1Q. Its cost of debt also declined slightly to 3.0%. The REIT has 92.9% of its debt hedged or in fixed rates. \n\nWith its portfolio of data centres across Singapore, North America, and Japan (with most of them in North America), MIT is well-positioned to capture the secular growth in data centre demand..\n\nThe REIT’s risks include:\n\n\nCurrency fluctuations, which could hamper earnings, because of its USA and Japan properties.\nTenant concentration, where its top 10 tenants contribute 30.7% of gross rental income.\nPossible higher financing costs, which would pressure its margins and DPU.\n\nMapletree Logistics Trust: Logistics + E-commerce Exposure \nMLT has a portfolio of logistics assets in nine markets across Asia-Pacific. \n\nIn its latest update, for the second quarter of its FY25/26 (2Q FY25/26), the REIT’s portfolio was valued at S$13.0 billion. \n\nMLT’s DPU declined 10.5% YoY to S$0.01815 in 2Q FY25/26, owing to forex impacts and the lack of divestment gains. I\n\nThe REIT’s latest occupancy rate of 96.1%, up from 95.7% in the previous quarter, highlights strong demand for its assets. \n\nThis is further exemplified by MLT’s positive portfolio rental reversion of 0.6% (2.5% ex China). \n\nMLT has an aggregate leverage ratio of 41.1%, indicating a decent balance sheet, and stable from a quarter ago. \n\n\nIts average cost of debt also dipped slightly to 2.6%, compared to 2.7% in the previous quarter. \n\nThe REIT has a well-spread-out debt maturity with 84% of total borrowings due between FY26/27 and FY30/31. MLT has also hedged or fixed rates for 84% of its total borrowings. \n\nThe logistics REIT is exposed to secular growth drivers such as e-commerce, which has led to a surge in demand for regional logistics properties.MLT faces some risks, including currency fluctuations, slower global trade, and possible refinancing pressure should interest rates rise. \n\nHead-to-Head Comparison\nBoth REITs offer juicy yields: MIT has a trailing twelve-month (TTM) yield of roughly 6.0% while MLT has a trailing TTM yield of approximately 5.6%. \n\nDistribution growth for both REITs, given their exposure to secular growth themes in the form of data centres and e-commerce, should be able to continue steadily in the future. \n\nThis said, do watch out for FX fluctuations – a risk I highlighted for both REITs earlier – given their large foreign exposure.    \n\nBoth REITs have relatively diversified portfolios. \n\nMIT is diversified across its industrial and data centre properties, while MLT has geographical diversification with its assets spread across Asia-Pacific.\n\nBoth REITs face similar interest rate risk, where higher rates may cause refinancing risks and impair margins, leading to lower distributions. \n\nGet Smart: Which REIT Comes Out Stronger?\nMIT represents a stronger play for AI and digitalisation growth via its data centres.\n\nOn the other hand, MLT provides regional e-commerce exposure with its logistics properties.\n\nBoth are high-quality REITs offering solid yields, but investor preference may depend on digital versus logistics growth themes.\n\nThis could be the fastest way to jump from a “newbie” investor to a seasoned pro. Our beginner’s guide shows everything you need to know to buy your first stock and beyond. Click here to download it for free today.\n\nFollow us on Facebook, Instagram and Telegram for the latest investing news and analyses!\n\nDisclosure: Wesley does not own any of the companies mentioned.","kind":"highlight","is_publish_news":true,"is_publish_highlight":false,"is_publish_live":false,"is_publish_wemedia":null,"editions":null,"column":"","sentiment":"0","news_tag":"","news_rank":0,"symbols":[],"gpt_button":0,"need_auth":false,"code":"91000000","status":"200"},"commentList":[],"isCommentEnd":true,"newsSizeData":{"likeSize":0,"commentSize":0,"repostSize":0,"favoriteSize":0,"likeStatus":false,"favoriteStatus":false},"APP":{"userAgent":"Mozilla/5.0 AppleWebKit/537.36 (KHTML, like Gecko; compatible; ClaudeBot/1.0; +claudebot@anthropic.com)","isDev":false,"isTTM":true,"deviceId":"web-server-community-laohu8-v3","version":"4.35.12","shortVersion":"4.35.12","platform":"web","vendor":"web","appName":"ttm","isIOS":false,"isAndroid":false,"isTiger":false,"isTHS":false,"isWeiXin":false,"isWeiXinMini":false,"isWeiBo":false,"isQQ":false,"isBaiduSwan":false,"isBaiduBox":false,"isDingTalk":false,"isToutiao":false,"isOnePlus":false,"isHuaWei":false,"isXiaomi":false,"isXiaomiWebView":false,"isOppo":false,"isVivo":false,"isSamsung":false,"isMobile":false},"href":"/m/news/2582335046","isCrawlerRequest":true}