3 ASX REITs to Buy Now for Passive Income

Australia’s major property groups reported stable performance supported by strong occupancy, residential demand and steady retail activity. Companies are also expanding pipelines and exploring new growth areas like digital infrastructure whereas maintaining positive earnings outlooks for FY26.

Stockland Corporation Limited (ASX: SGP)

confirmed final documentation for a 50/50 partnership with EdgeConneX. The venture will build and operate hyperscale data centres across Australia using Stockland land and development capability. This indicates a move into digital infrastructure tied to cloud and AI demand.

For the half year ended 31 December 2025 statutory profit reached $292m while post tax FFO was $325m. FFO per security was 13.5 cents and distribution was 9.0 cents. NTA stood at $4.25 per security.

Investment management delivered stable earnings with logistics and town centres showing leasing growth and high occupancy. Development income improved strongly due to higher residential settlements and increased development management fee income.

Gearing remained 28.1 percent within the target range. Full year FFO guidance is 36.0 to 37.0 cents per security. Distribution for FY26 is expected to remain 25.2 cents.

Mirvac Group (ASX: MGR)

Mirvac Group (ASX: MGR) recorded strong activity in its Living division during 1H26. Residential exchanges reached 1,304 which is 38% higher year on year. Land Lease settlements rose 21% to 253 while margins improved to 22.5%.

The investment portfolio produced steady operating results. Like for like NOI grew 4.4% and occupancy reached about 98%. Income also started from stabilised Industrial and Living developments.

The group added major projects to replenish its pipeline including Blackwattle Bay apartments and the Karnup masterplanned community. It also secured partnerships and capital raising through Harbourside and MWOF funding.

Mirvac repositioned its $10bn investment portfolio while increasing industrial and living earnings. FY26 guidance targets operating EPS of 12.8–13.0 cents and a distribution of 9.5 cents.

Scentre Group (ASX: SCG)

Scentre Group (ASX: SCG) reported FFO of $1,188 million for 2025 equal to 22.82 cents per security which is 4.9% higher year on year. Distributions reached $923 million while statutory profit was $1,779 million.

Westfield centres recorded 540 million visits during 2025 which increased by 2.7%. Retail partners generated $30 billion in sales. The January 2026 sales also grew 5.4% indicating stable consumer spending.

Demand for retail space remained very strong with occupancy reaching 99.8%. The group completed 3,090 leasing deals and specialty rents increased 4.5%. Like for like operating income rose 4.8%.

The group owns over 670 hectares across major urban areas. For 2026 FFO is expected to reach at least 23.73 cents.

(Source: Company Report)