8.3% and zero tax — why does it rank below Link REIT (entry No. 77)?

Because the yields have different sources: Link's comes from a distribution still defensively growing (with buybacks and asset recycling as capital actions); this basket's 8.3% comes from prices fallen to 30–40% of NAV while the payouts themselves decline slowly. This site's stance is total-return arithmetic: 8.3% cash minus roughly 5% NAV erosion is in the region of 3% — still buyable, but buy it at that number, not at 8.3%. The two entries sit side by side so the reader chooses: income certainty, or a yield the market marked down.

65% of Yuexiu's DPU is 'capital items' — is that fraud?

No — it is printed in its own results announcement; that is how this site could exclude it. The Hong Kong REIT Code permits capital items (disposal gains, reserve releases) inside distributions; Yuexiu's problem is degree plus stacking: a 65% non-rental component alongside 48.5% gearing and 82.1% occupancy means its 'yield' is mostly not a function of rent. This site's treatment is exclusion by name with the 65% printed — a reader who still wants it on a return-of-capital basis is making their own pricing decision, not joining this basket.

If only one name, which?

On this site's discipline: Fortune. The reasons are all plumbing and asset quality: ADTV of HK$13.5M (four to five times the other two), occupancy of 96.4% at a six-year high (a neighbourhood-retail necessity base), gearing of 26.9% and a 100% payout. Its yield is the basket's lowest (7.8%) — which is precisely the point: in this tier, the lowest headline yield corresponds to the most holdable distribution. Prosperity and Sunlight's extra 0.7 points are consideration for thin books and weaker retail.

Opportunity rank #97 (cash-flow board) · Hong Kong

Hong Kong's mid-cap REIT basket: about 8.3% equal-weight and zero withholding — a yield the price fell into, not the payout rose into

Our take: Do, with conditions

7.8–8.5% Hong Kong mid-cap REIT basket distribution yields (filing basis, zero withholding) · Verified range · Data as of: 2026-11-06

Composite-board score: 6.3 · Where it is strong: Net cash flow, Tax friendliness · methodology

Data updated: 2026-11-08

Below Link and Fortune/Champion's tier, this site admits only the three Hong Kong mid-caps whose distributions are still fully rental-income-backed and filing-clean (latest fiscal-year DPU over prices around 6 Nov 2026): Fortune REIT (778, estate retail) at 35.22 HK cents = 7.8% (100% of distributable income paid, a 63% discount to NAV of HK$12.22, gearing of 26.9%, occupancy of 96.4% at a six-year high, and ADTV of HK$13.5M — this tier's only genuinely liquid name); Prosperity REIT (808, decentralised Grade-A office/industrial-office) at HK$0.1156 = 8.5% (100% payout, a 66% discount, gearing of 26.4%, occupancy of 94.2%, ADTV of only HK$2.4M); Sunlight REIT (435, office + retail) at 18.2 HK cents = about 8.5% (a 96.1% payout, a 69% discount, gearing of about 28%, office occupancy of 92.0% against retail's 88.4%, ADTV of about HK$3M). Equal-weight: about 8.3%. The tax line is this entry's cleanest item and is stated plainly: Hong Kong levies no withholding tax on REIT distributions to any holder, and the REIT itself is profits-tax exempt — in-hand equals 8.3%, less only ordinary trading costs. But the headline must carry its cause: these unit prices have fallen to 30–40% of NAV while DPUs decline slowly (Fortune's DPU is down 25% cumulatively over five years, from 46.88 to 35.22 cents; all three names' DPU and NAV fell again in the latest period) — the 8.3% yield was produced by the denominator falling; against NAV erosion of roughly 5% a year, total return is in the region of 3%. In 2025 all three were rescued by falling interest costs offsetting falling rental income — a tailwind that reverses if HIBOR rises. The excluded names are named, with figures: Yuexiu REIT (405) — per its own results announcement, 65% of its FY2025 DPU was 'attributable to capital items' (not rental income), with gearing of 48.5% hard against the REIT Code's 50% cap and occupancy of 82.1%, in direct conflict with this basket's 'distributions fully rent-backed' admission standard; Regal REIT (1881) — a nil distribution in FY2024, a resumed final of just 0.88 HK cents in FY2025, and ADTV of HK$0.48M, untradeable at any position size. One dilution note: Fortune and Prosperity settle part of the manager's base fee in newly issued units — a small, recurring dilution that never appears in the DPU line. Verdict: do, on conditions — price it as a high cash yield on a shrinking base, not as an income compounder.

In short: four lines first

What it costs to get in

Listed units, from any amount (HKEX access)

Roughly what it earns

7.8–8.5%（Hong Kong mid-cap REIT basket distribution yields (filing basis, zero withholding)）

How much work for you

Very hands-off (listed route, zero withholding, no filing)

The biggest catch

The numbers that matter

Hong Kong mid-cap REIT basket distribution yields (filing basis, zero withholding)

7.8–8.5%

Verified range As of: 2026-11-06 Source: Fortune REIT (778 HK) FY2025 results announcement: DPU of 35.22 HK cents, distributable income of HK$722.9M, a 100% payout, NAV per unit of HK$12.22

Why we think it makes money

Zero withholding is Hong Kong's unique square on the global REIT map: the same 8% gross becomes 4.84–5.52% in hand in Belgium and about 2.8% in Ireland (see the Ireland page) — Hong Kong deletes the tax variable entirely, and every problem in this basket sits on the asset side, not in the plumbing.

The admission standard is itself verifiable: the three core names' distributions are at most 100% of distributable income and derive wholly from net property income after interest — with Yuexiu's 65% capital items on the same page as the contrast, 'clean' here has a numerical definition.

Gearing discipline is real: the core three run at 26–28% against a 50% Code cap — Hong Kong mid-caps' problem was never leverage; it is the downward drift of the rent and valuation centre.

How to actually get in

Listed route: buy the three names (778/808/435) through a broker with HKEX access; Fortune's ADTV of HK$13.5M trades normally, while Prosperity and Sunlight (HK$2–3M a day) need staged limit orders — a modest position can be the day's volume itself.

What it costs, what it earns

Entry amount: Listed units, from any amount (HKEX access)
How much work for you: Very hands-off (listed route, zero withholding, no filing)

Costs & taxes, item by item:

HKD exposure (dollar-pegged): distributions and principal are in Hong Kong dollars.
Thin-book spreads: Prosperity and Sunlight's bid-ask spreads and market impact are the invisible part of this yield's cost.

Basis: this site uses full-cost net returns only — income minus vacancy, management, maintenance, taxes and insurance, then financing interest, with entry costs in the denominator. See the methodology。

Identity & tax

Status (residency / citizenship)

无（买 REIT 单位与 New CIES 是两回事）

This asset does not count toward the channel No status channel

Threshold: —

买香港中型 REIT 单位不产生任何居留价值；香港的投资移民通道是枢纽中的 New CIES（第 22 号身份项目，HK$3,000 万组合门票）——REIT 单位可作为其金融资产的一部分，但身份来自计划本身、不是来自持有 REIT。

Source: 香港证监会 REIT 守则

Tax (investor level)

零预扣：香港对 REIT 分派不向任何持有人征预扣税，REIT 本身就物业收入享利得税豁免（《税务条例》s.26A(1A)）——到手等于毛收益率，这是本条目最干净的一项。

新加坡个人以个人投资性质持有（非经合伙/营业）者，其外国来源股息在新加坡一侧同样不征税（个人口径）——双边的零在个人情形下同时成立；公司持有人的口径不同，自行核实。
成本只剩港交所与券商的正常交易费用；无申报义务附着于分派本身。

Double-tax treaties: 无需条约主张：双边零税来自各自国内法。

Source: 《税务条例》s.26A(1A)；香港证监会 REIT 守则

This section is general information only — not immigration or tax advice. Program rules change frequently; before acting, rely on the official texts and a licensed adviser.

Risks: what could go wrong

A shrinking base: all three core names' DPU and NAV fell again in the latest period — an income buyer receives a yearly-shrinking distribution, and a total-return buyer must first subtract NAV erosion (roughly 5% a year recently) from the 8.3% and look at what remains. If these happen, our take changes: If two of the three names print both DPU and NAV up in the same fiscal year, this entry's characterisation is upgraded from 'high yield on a shrinking base'.

Rental reversions are still negative across all three (Sunlight's retail occupancy of 88.4% is the weakest print) — when Hong Kong's rent centre bottoms is the upstream variable for every number on this page. If these happen, our take changes: Checked each period against the three names' reversion and occupancy prints.

The interest tailwind reversing: 2025's accounts were held up by falling interest costs offsetting falling rents; if HIBOR rises, the same portfolios' distributable income steps down again before rents bottom. If these happen, our take changes: Checked each period against the three names' average borrowing costs and floating-rate shares.

What we have not verified yet

The following key figures have not yet been verified; the reason is noted for each item.

Sunlight REIT's price reading (about HK$2.15) is an early-November 2026 basis (the other two names are 6 Nov closes): its yield is printed as 'about 8.5%', not dressed as a precise figure.
The basket's 'roughly 5% a year of NAV erosion' is this site's summary of the names' latest NAV prints (Prosperity −7.9% in 2025; Fortune's NAV from HK$14.79 to HK$12.22 over five years): cite each name's annual-report NAV series when quoting.

FAQ

8.3% and zero tax — why does it rank below Link REIT (entry No. 77)?: Because the yields have different sources: Link's comes from a distribution still defensively growing (with buybacks and asset recycling as capital actions); this basket's 8.3% comes from prices fallen to 30–40% of NAV while the payouts themselves decline slowly. This site's stance is total-return arithmetic: 8.3% cash minus roughly 5% NAV erosion is in the region of 3% — still buyable, but buy it at that number, not at 8.3%. The two entries sit side by side so the reader chooses: income certainty, or a yield the market marked down.
65% of Yuexiu's DPU is 'capital items' — is that fraud?: No — it is printed in its own results announcement; that is how this site could exclude it. The Hong Kong REIT Code permits capital items (disposal gains, reserve releases) inside distributions; Yuexiu's problem is degree plus stacking: a 65% non-rental component alongside 48.5% gearing and 82.1% occupancy means its 'yield' is mostly not a function of rent. This site's treatment is exclusion by name with the 65% printed — a reader who still wants it on a return-of-capital basis is making their own pricing decision, not joining this basket.
If only one name, which?: On this site's discipline: Fortune. The reasons are all plumbing and asset quality: ADTV of HK$13.5M (four to five times the other two), occupancy of 96.4% at a six-year high (a neighbourhood-retail necessity base), gearing of 26.9% and a 100% payout. Its yield is the basket's lowest (7.8%) — which is precisely the point: in this tier, the lowest headline yield corresponds to the most holdable distribution. Prosperity and Sunlight's extra 0.7 points are consideration for thin books and weaker retail.

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Data dates are marked per metric; page updated 2026-11-08. This site publishes information and is not investment advice; the corrections channel is in the Disclaimer。