Stable income, demographic tailwinds, and limited supply make Singapore’s healthcare REITs a standout play for long-term investors.
In 2025, Singapore’s healthcare Real Estate Investment Trusts (S-REITs) have quietly become one of the best-performing segments within the REIT universe. Amid volatile markets and slowing global growth, healthcare REITs have delivered an average total return of over 15% year-to-date, outpacing the broader S-REIT market.
Their appeal lies in a powerful combination of demographic tailwinds, stable demand, and limited supply. Healthcare is an essential service regardless of economic cycles, and Singapore’s rapidly ageing population is fuelling long-term demand for hospitals, nursing homes, and specialist medical facilities. For investors, this translates into steady rental income and resilient valuations even during market downturns.
The Silver Tsunami: Demographics and Demand
Singapore’s population is aging faster than almost anywhere else in Asia. By 2030, one in four residents will be aged 65 and above, triple the number from two decades ago. This demographic transformation, often dubbed the “Silver Tsunami,” is reshaping healthcare demand at every level.
Source: population.gov.sg
The government expects healthcare spending to rise from 5.9% to 9% of GDP by 2030, driven by both public and private demand. Hospitals, long-term care facilities, and medical suites are in high demand, and both public and private healthcare operators are racing to expand capacity.
At the same time, Singapore continues to attract international patients. Over 640,000 medical tourists visited in 2024, drawn by world-class facilities and Singapore’s reputation for quality care. Initiatives such as the SingaporeMedicine programme and the Healthcare 2020 Masterplan continue to position the city-state as Asia’s leading medical hub, indirectly supporting private healthcare operators and, by extension, their REIT landlords.
Tight Supply Supports Strong Rental Performance
Unlike commercial or retail properties, medical real estate is in extremely short supply. Zoning restrictions mean that only a handful of sites are designated for healthcare use, and new land releases are rare. According to Savills Singapore, there are fewer than 2,000 medical suites available nationwide.
This scarcity translates into high occupancy and pricing power for landlords. Healthcare REITs benefit from resilient rental yields—often higher than those of prime office spaces—and long-term leases that ensure visibility of income. The result: stable distributions and predictable growth, key features for income-seeking investors.
Two Distinct Players, Two Different Stories
Singapore’s healthcare REIT universe is small but diverse, anchored by two key players—Parkway Life REIT and First REIT—each catering to different investor profiles.
| REIT | Market Cap (S$ m) | YTD Total Return (%) | 1-Year Total Return (%) | Dividend Yield (%) | P/B Ratio |
| Parkway Life REIT (C2PU.SI) | 2,782 | 15.34 | 16.86 | 3.60 | 1.75 |
| First REIT (AW9U.SI) | 600 | 15.05 | 15.41 | 8.04 | 1.01 |
Parkway Life REIT is regarded as the sector’s gold standard. With a 17-year track record of uninterrupted dividend growth, it has prevailed through multiple market cycles. Its portfolio—spanning Singapore hospitals, Japanese and French nursing homes, and a recently divested Malaysian asset—has an impressive Weighted Average Lease Expiry (WALE) of nearly 15 years.
Parkway Life also boasts 97% of its debt fixed, effectively shielding it from interest rate volatility. For risk-averse investors seeking steady, inflation-protected income, Parkway Life stands as a core defensive holding.
First REIT, on the other hand, offers higher yield but higher risk. With an 8% dividend yield, it appeals to investors comfortable with volatility. The REIT’s exposure to Indonesian hospitals (around 75% of its portfolio) introduces foreign exchange and tenant concentration risks. Its ongoing strategic review, triggered by a non-binding takeover proposal from its main tenant, Siloam Hospitals, could be a key turning point. If successful, it may reshape First REIT’s portfolio and unlock new growth potential.
Interest Rate Tailwinds and a Flight to Quality
The macro backdrop for REITs is turning more supportive. Both the Monetary Authority of Singapore (MAS) and the U.S. Federal Reserve have begun easing monetary policy in 2025, marking a clear shift from the past two years of tightening.
Lower interest rates benefit REITs in two key ways:
- Reduced financing costs: REITs rely on leverage to fund acquisitions and developments. Cheaper debt directly supports higher distributable income and distribution per unit (DPU) growth.
- More attractive yields: As government bond yields fall, income-seeking investors turn to REITs for higher returns, driving capital inflows and valuation expansion.
At the same time, slower GDP growth—forecasted to ease from 2.4% in 2025 to 1.9% in 2026—has prompted investors to prioritise stability over speculative growth. This “flight to quality” trend favours defensive sectors such as healthcare, logistics, and data centres, all of which offer essential, non-discretionary demand.
Outperformance Across Market Cycles
Healthcare REITs have consistently delivered superior performance across both rising and falling rate environments. As of August 2025, the sub-sector’s average total return was 15.3% year-to-date, compared to 10.5% for the iEdge S-REIT Leaders Index. Over the past two years, healthcare REITs achieved an impressive 20.9% cumulative total return, even as other property sectors struggled.
This resilience highlights what makes healthcare assets unique: inelastic demand. People need healthcare regardless of market conditions. This contrasts sharply with the cyclical nature of office, retail, or hospitality properties, where occupancy and rental rates fluctuate with economic trends.
Structural Drivers of Long-Term Growth
Beyond short-term rate dynamics, healthcare REITs are powered by secular megatrends that underpin sustainable long-term returns:
- Ageing populations: Both Singapore and Japan are ageing rapidly, fuelling steady demand for nursing homes, assisted living, and hospital facilities.
- Rising healthcare spending: As incomes rise and medical needs increase, healthcare spending grows faster than GDP, creating durable demand for medical real estate.
- Government support: Public initiatives to expand healthcare capacity and promote medical tourism indirectly strengthen the private sector ecosystem.
- Limited supply: Restricted zoning and high land costs create long-term scarcity value, ensuring occupancy stability and strong pricing power.
Together, these drivers make healthcare REITs uniquely positioned for stable income and capital preservation, even during economic downturns.
Why Healthcare REITs Deserve a Spot in Your Portfolio
While the healthcare REIT sub-sector makes up just 3% of Singapore’s total REIT market by capitalisation, its impact and relevance are far greater. The sector’s predictable cash flows, low volatility, and built-in growth catalysts make it an ideal choice for investors seeking defensive exposure and consistent income.
With interest rates expected to ease further into 2026, investor appetite for stable, yield-focused assets is likely to strengthen, and healthcare REITs are set to be major beneficiaries.
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Disclaimer: This article is for informational purposes only and does not constitute financial advice. Past performance is not indicative of future results. Investors should conduct their own due diligence or consult a financial adviser before making investment decisions.
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