“We visited two of its Singapore PBWA assets and were impressed with its adoption of industry leading living standards and strong tenant partnerships,” says Natarajan.
He notes that the REIT’s Singapore PBWA segment is in a “sweet spot” with a robust demand outlook, underpinning high occupancy and rent growth. PBWAs are the REIT’s largest segment, which accounts for 73% of its FY2026 net property income (NPI) based on its initial public offering (IPO) forecasts.
Referencing a report by JLL, Natarajan highlights that demand for good-quality PBWAs has outstripped supply, resulting in sustained high occupancy rates of over 95% and sector rent at a compound annual growth rate or CAGR of 14.2% from 2019 to 2024.
He adds that despite an expected increase in supply, at a CAGR of 3.8% from 2025 to 2029, JLL expects the high occupancy rate for PBWAs to be maintained. Rents are also like to see a steady growth of 3% to 4% per year.
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“We concur with this view, given the strong pipeline of public and private sector construction projects,” says Natarajan. “CAREIT, along with its sponsor, is Singapore’s PBWA market leader with a 23.4% share, according to JLL.”
In addition, JLL has also projected a five-year rent CAGR of 3.9% and 5% for PBSA assets in the UK and Australia respectively on the back of robust higher education demand. Based on CAREIT’s IPO forecasts, its UK and Australia market portfolios account for 15% and 11% of projected FY2026 NPI of the enlarged portfolio, Natarajan notes.
The analyst also views upsides from the forward purchase of Epiisod Macquarie Park in Australia. The purchase is expected to be ready by February 2026. Post the acquisition, the REIT will be entering into a master lease with its sponsor, Centurion Corp, which will be place till end of 2027 to ensure a “smooth income ramp-up during the initial gestation period”.
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Following the acquisition, the REIT will have a gearing of 31%, which is among the lowest for Singapore REITs, which means ample debt headroom for future growth.
Natarajan also believes there is upside potential from the capacity expansion of Westlife Mandai, adding 3,696 beds. Expected to be completed in January 2026, this is not currently factored in the REIT’s IPO forward yield forecasts.
The expected post-acquisition gearing of c.31% is among the lowest for Singapore REITS (S-REITs), presenting ample debt headroom for future growth. Additionally, upside potential from the Westlife Mandai capacity expansion of 3,696 beds – expected to be completed in Jan 2026 – is not currently factored into its IPO forward yield forecasts.
Based on its prospectus, the REIT is expected to have yields of 6.2% and 6.5% for FY2026 and FY2027.
As at 3.37pm, units in CAREIT are trading flat at $1.08.
