CapitaLand China Trust Q1 NPI slips 6.6% to 292.5 million yuan amid lower revenue
[SINGAPORE] The manager of CapitaLand China Trust (CLCT) posted a net property income (NPI) of 292.5 million yuan (S$52.8 million) for the first quarter of financial year 2025, down by 6.6 per cent from 313.1 million yuan in the previous corresponding period.
Gross revenue fell 6.1 per cent to 439.7 million yuan for the quarter, from 468.1 million yuan in the year-ago period, amid declines in retail and business park revenue and higher logistics parks revenue.
Lower NPI was driven by the drop in gross revenue but partially offset by savings in operating expenses of 5 per cent year on year for the overall portfolio, the manager said in a Thursday (Apr 24) business update.
Revenue for retail fell 2.7 per cent due to lower rents at CapitaMall Xinnan. The decline would have been slightly greater, at 3.7 per cent, if supermarket upgrading works in CapitaMall Wangjing, CapitaMall Xizhimen and CapitaMall Xuefu were accounted for.
While shopper traffic was up 2.4 per cent year on year, tenant sales at CLCT malls were down 2.4 per cent.
As at Dec 31, 2024, the retail portfolio was CLCT's largest asset class by gross rental income (GRI), accounting for 71.4 per cent of GRI with a valuation of 17.1 billion yuan.
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It is followed by business parks that make up 25.1 per cent of GRI, with a 5.4 billion yuan valuation, and logistics parks at 3.5 per cent of GRI, with a 1.5 billion yuan valuation.
Business park revenue slipped 9.6 per cent on lower occupancy for some properties. The overall portfolio's occupancy fell to 83.7 per cent from 90.2 per cent in the year-ago period.
Three out of five business parks in the portfolio recorded lower occupancy on the year. They were the Ascendas Xinsu Portfolio, the Singapore-Hangzhou Science Technology Park Phase II and Ascendas Innovation Towers.
Logistics parks revenue climbed 3.3 per cent, which the manager attributed to higher occupancy at Kunshan Bacheng Logistics Park as the property achieved full occupancy for the quarter, up from 89.7 per cent previously.
The overall logistics portfolio posted an occupancy of 95.7 per cent for Q1, with three of its four logistics parks attaining full occupancy.
Gearing stood at 42.6 per cent as at Mar 31, 2025, down from 41.9 per cent as at Dec 31, 2024. Weighted average lease expiry was 1.7 years by gross rental income and 2.4 years by net lettable area.
Outlook: recovery of business confidence will take time
Noting that Chinese regulators have announced fiscal and monetary stimuli to boost domestic consumption and growth to cushion tariff impacts, the manager said: 'While these efforts are under way, the recovery of business confidence will take time, with a lag expected before the effects are fully felt.'
CLCT's retail portfolio should have 'enhanced resilience' given its asset enhancement initiatives completed in 2023, the manager said.
Market pressures are expected to lead to weakness in average rental prices and occupancies at CLCT business parks, it said.
The logistics parks sector remains highly exposed to trade-related risks although there are ongoing efforts to explore portfolio reconstitution opportunities.
Units of CLCT closed 3.8 per cent or S$0.025 higher at S$0.69 on Wednesday.
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ST PHOTO: TARYN NG Old Street Bak Kut Teh was ahead of the curve. It introduced Seafood Bak Kut Teh ($13.30+ for small, $24.10+ for large) eight years ago. The dish is a medley of tiger prawns, clams and pork ribs in its signature bak kut teh broth. Broth revival Why is traditional bak kut teh, once seen as a dish for older diners, making a comeback? Sellers say it boils down to comfort. Bak kut teh offers a rich broth, familiar flavours and a sense of nourishment – qualities that outlast short-lived food trends. Ms Gong of L5 Bak Kut Teh says: 'Bak kut teh is deeply tied to memory, family and culture. Its warmth and familiarity make it a dish that feels especially comforting in uncertain times.' Mr Lim Kuan Yiou, 30, business development director of Old Street Bak Kut Teh, says: 'There are many food options on the market, especially with new eateries selling fusion food such as modern European or modern Asian fare. 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ST PHOTO: KEVIN LIM When Mr Low opened the first Pin Xiang Bak Kut Teh outlet at a coffee shop in Geylang East in June 2024, he did so with a recipe he never cooked with his father, but which his mother had preserved in writing. His father, who ran a bak kut teh stall in Ipoh from 1996 to 2017, died of cancer in 2019. 'I never had the chance to learn from him directly,' Mr Low says. 'But I grew up helping out at the stall. This is my way of continuing his legacy.' He closed the Geylang East stall due to low footfall and reopened at BreadTalk IHQ in Tai Seng in February 2025 . Mr Low Heng Kin operates Pin Xiang Bak Kut Teh at Food Republic in BreakTalk IHQ. ST PHOTO: KEVIN LIM Unlike the darker, stronger Klang version, Ipoh-style herbal broth is lighter and less medicinal. At Pin Xiang, the broth simmers for eight hours with premium herbs such as dang gui and Solomon's seal, along with fresh pork ribs and soft bone cuts. Co-owner Low Heng Kin preparing bak kut teh soup at Pin Xiang Bak Kut Teh at Food Republic in BreakTalk IHQ. ST PHOTO: KEVIN LIM The bestseller, Bak Kut Teh (Soup), which costs $8.50 for a small portion and $16 for medium, includes enoki mushrooms, tau kee, Chinese celery and tau pok. Chinese celery accents the dish with peppery pungence. Bak Kut Teh Soup from Pin Xiang Bak Kut Teh. ST PHOTO: KEVIN LIM Another standout is the Bak Kut Teh Dry (Spicy), which costs $9.50 for a small portion and $18 for medium. The dish is wok-fried with dried chillies, shredded cuttlefish and okra, and accented with red onion and garlic. Golden croutons of pork lard crown the dish. The dark sauce is savoury without being too salty. Bak Kut Teh Dry from Pin Xiang Bak Kut Teh. ST PHOTO: KEVIN LIM Vinegar Pork Trotter ($9.50), braised for two hours in sweet vinegar and brown sugar, comes with ginger slices and quail eggs. Vinegar pork trotter from Pin Xiang Bak Kut Teh. 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ST PHOTO: TARYN NG Where: 01-30 Grantal Mall @ MacPherson, 601 MacPherson Road Open: 11am to 10pm, Tuesdays to Sundays; closed on Mondays Tel: 8801-5229 En Yeoh's Bak Kut Teh: Teahouse by day, izakaya by night A collaboration between a Klang hallmark brand, Yeoh's Bak Kut Teh, and Japanese restaurant group, En Group, En Yeoh's Bak Kut Teh is the group's first concept that is not fully Japanese. Its fourth and newest outlet at Changi City Point opened in May 2025 . En Yeoh's Bak Kut Teh's newest outlet at Changi City Point. PHOTO: EN YEOH'S BAK KUT TEH 'We have 25 years of Japanese F&B experience and decided to fuse Japanese influences into the bak kut teh menu,' says Mr Ng. Hokkaido pork is used for the bak kut teh, and soumen instead of mee sua is used in the menu. Even the rice is Masshigura rice grown in Aomori prefecture. Signature 4 Types Assorted Meats Claypot Bak Kut Teh ($10.90++ for one person, $18.90++ for two people) comprises pork trotter, pork ribs, pork belly, pork collar, shiitake mushrooms, button mushrooms, tofu puffs and fried beancurd in an earthy ambrosial broth. The Signature 4 Types Assorted Meats Claypot Bak Kut Teh comes with pork trotter, pork ribs, pork belly, pork collar, shiitake mushrooms, button mushrooms, tofu puffs and fried beancurd in a herbal bak kut broth. PHOTO: EN YEOH'S BAK KUT TEH En Yeoh's Signature Edamame ($6.50++) is Japanese edamame and sliced cuttlefish stir-fried in bak kut teh sauce. En Yeoh's Signature Edamame. PHOTO: EN YEOH'S BAK KUT TEH For drinks, there is Warm Your Heart And Stomach ($20++), a cocktail of herbal bak kut teh broth mixed with Moutai Chun and Nu Er Hong. En Yeoh's Bak Kut Teh has a cocktail selection which includes Warm Your Heart And Stomach, a warm cocktail featuring herbal bak kut teh broth, Moutai Chun and Nu Er Hong. PHOTO: EN YEOH'S BAK KUT TEH Where: B1-30 Changi City Point, 5 Changi Business Park Central 1 Open: 11am to 10pm daily Info: Old Street Bak Kut Teh (Telok Ayer): Tradition meets karaoke The fourth and newest outlet of Old Street Bak Kut Teh opened in April 2025 in a conserved Telok Ayer shophouse to mark the chain's 15th anniversary. Old Street Bak Kut Teh (Telok Ayer) occupies a shophouse. ST PHOTO: DESMOND WEE Founded in 2010 by husband-and-wife team Jason Lim, 59, and Priscilia Koh, 55, the brand has evolved with each outlet. Mr Lim Kuan Yiou, who is the eldest son of the founders, says: 'Our first outlet was also a shophouse. This (newest) one has a mural of Chinatown's old street life – and a KTV room with a $500 minimum spend. My dad's a karaoke fan. That was his idea.' Mr Lim Kuan Yiou, business development director of Old Street Bak Kut Teh, at the Telok Ayer outlet's private KTV room. ST PHOTO: DESMOND WEE The chain's clear, flavoursome broth has a lightly gelatinous texture and is not too peppery. 'We don't use a central kitchen,' says Mr Lim. 'The soup is boiled in small batches throughout the day, so it stays fresh. That's how the clarity and taste stay consistent.' The Pork Ribs Soup ($10.50+ for small, $14+ for large) follows a Teochew-style recipe with white peppercorns from Sarawak and chilled pork bones flown in from Europe. Bak Kut Teh set at Old Street Bak Kut Teh (Telok Ayer). ST PHOTO: DESMOND WEE Dry Bak Kut Teh ($12.20+ for small, $15.70+ for large) is tossed in a Malaysian-style sauce with okra and cuttlefish. Dry Bak Kut Teh at Old Street Bak Kut Teh (Telok Ayer). ST PHOTO: DESMOND WEE Soya Beancurd ($3.10+) and crispy, pillowy You Tiao ($2.60+) are made from scratch at the outlet. Soya Milk and Soya Beancurd are freshly prepared at Old Street Bak Kut Teh (Telok Ayer) every morning. ST PHOTO: DESMOND WEE From 6pm, bar bites such as Grilled Iberico Pork Jowl ($28+) and Grilled Pork Skewer ($6+) are available. Where: 112 Telok Ayer When: 7.30am to 11pm daily Tel: 8512-2856 Info: The Teochew Kitchenette @ Keong Saik: Bak kut teh in a zi char restaurant More than bak kut teh is offered in this Teochew eatery, which serves up favourites such as claypot pig liver and steamed squid. The Teochew Kitchenette @ Keong Saik, which opened in November 2024 at 26 Keong Saik Road, is much bigger than its flagship at Block 7 Tanjong Pagar Plaza and also has a larger menu. The original eatery, which opened in 2017, serves Teochew Fish Soup ($7.80) and Homemade Prawn Roll ($6.50 for five pieces). Homemade Prawn Rolls at The Teochew Kitchenette @ Keong Saik. ST PHOTO: TARYN NG While business is brisk there, it seats just 20 diners indoors and 20 outdoors, compared with the 60-seat Keong Saik outlet. Run by husband-and-wife team Lee Hon Tat, 55, and Rebecca Koh, the Keong Saik outlet is fully air-conditioned – a draw for tourists and families. Its Premium Pork Loin Rib Soup ($8 for one piece, $15 for two) uses fresh chilled prime pork ribs and Sarawak pepper. The broth is based on Ms Koh's maternal grandmother's recipe, adjusted over six months for modern palates. Premium Pork Loin Rib Soup at The Teochew Kitchenette @ Keong Saik. ST PHOTO: TARYN NG Signature dishes include Claypot Pig's Liver ($13 for regular, $19 for large), with pork liver prepared to remove odour and achieve a powdery texture. Claypot Pig's Liver at The Teochew Kitchenette @ Keong Saik. ST PHOTO: TARYN NG The bouncy yet tender Steamed Squid ($16 for one, $29 for two) is popular. Steamed Squid at The Teochew Kitchenette. ST PHOTO: TARYN NG Where: 26 Keong Saik Road Open: 11am to 3.30pm and 5 to 9.30pm (Mondays to Saturdays), 11am to 3.30pm and 5 to 9pm (Sundays) Tel: 8338-7106 Hedy Khoo is senior correspondent at The Straits Times. She covers food-related news, from reviews to human interest stories. Check out ST's Food Guide for the latest foodie recommendations in Singapore.
