REIT Redemption Freezes: Why Direct Ownership May Be Safer

For many investors, the real shock of the past two years wasn’t that real estate values adjusted to higher interest rates. It was how quickly the assumed liquidity of "paper real estate" disappeared.

Recent redemption freezes in large private real estate funds have shown how liquidity is restricted for investors. You might think you have an exit strategy, but when a fund gates redemptions, your capital is effectively held hostage.

Real Estate Investment Trusts (REITs) have long been the default for income-focused investors. The logic is sound: a single tradeable structure offering diversified exposure. But the liquidity profile for these options has become unpredictable.

This isn't just a theoretical risk. It is happening now.

The Liquidity Trap: When "Paper Real Estate" Freezes

Freezes happen when appraisal-based valuations lag real-time market conditions. When withdrawal requests outpace available liquidity, managers are forced to act. They must avoid distressed asset sales to protect remaining unitholders.

The result? You lose control.

Here is how this has played out across the Canadian landscape:

Centurion Apartment REIT

One of the larger Canadian vehicles, Centurion introduced a formal Managed Redemption Program in September 2025. This sits outside the standard liquidity framework. The strategy focuses on liquidity preservation, shifting some redemptions into deferred-payment notes.

KingSett Capital Inc.

Following a prolonged commercial real estate downturn, KingSett Capital’s Canadian Real Estate Income Fund (CREIF) suspended distributions and blocked redemptions in late 2024. The fund is currently in a conservation position.

Trez Capital

In August 2025, Trez Capital temporarily suspended redemptions across five open-ended funds. The firm cited elevated withdrawal requests and ongoing loan funding obligations.

These freezes don't mean the underlying assets are worthless. The buildings are likely still tenanted and generating income. The problem is the gate. Once redemptions are gated, you cannot choose when to exit.

Analyzing the Public Alternatives

Public markets offer a useful valuation reference point. Unlike private funds, liquidity is daily, but volatility is the price you pay.

RioCan (REI.UN)

RioCan currently trades with a TTM EPS of about C$0.22 and a forward annual distribution of roughly C$1.16. This implies a yield slightly above 6%. However, the payout ratio is above 500%.

While the income remains attractive, the earnings-based valuation is stretched. The heavy influence of non-cash items distorts the picture, but historical analysis shows RioCan’s units have traded at lower multiples than today.

SmartCentres (SRU.UN)

SmartCentres REIT shows a TTM P/E around 16x and a forward yield near 7% on an annual dividend of about C$1.85. Free cash flow coverage has historically been solid, with annual free cash flow roughly C$370 million.

The stability is there, but the payout ratio leaves limited room for missteps if rent growth slows or vacancies rise.

Canadian Apartment Properties REIT (CAR.UN)

Canadian Apartment Properties REIT screens differently. A TTM P/E above 90x and a yield around 4.2% point to a rich earnings multiple. Investors are paying a premium for balance-sheet quality.

However, CAR.UN currently trades at a Price-to-Book ratio around 0.65x. Even balance-sheet strength is vulnerable to valuation discounts.

The Case for Direct Ownership

Real estate markets are multi-dimensional. Redemption freezes and sharp swings impact the performance of pooled holdings.

Direct ownership is a valid alternative.

When you own the asset, your liquidity is determined by the property market, not a fund manager's decision to gate redemptions. You determine the exit strategy.

The Tax Reality

Direct investors benefit from straightforward tax advantages. Deductions for mortgage interest, property taxes, and depreciation directly impact after-tax returns. In pooled structures, these benefits are often diluted or buried in management fees.

The trade-off is the operational burden—the "three T’s" of tenants, toilets, and trash. This workload is why many default to REITs. But there is a middle ground.

Bridging the Gap: The Managed Portfolio Model

You can acquire investment-grade properties while delegating operations. A managed-portfolio model introduces a clear alternative to pooled vehicles.

Buttonwood Property Management demonstrates how this works. The model handles tenant screening, rent collection, maintenance, and regulatory compliance.

This supports improved investor autonomy. You keep full authority over the asset without the administrative burden. The potential for consistent net operating income is supported through disciplined maintenance practices.

The Fee Advantage

Cost alignment is where the managed model shines.

• Managed Portfolio: Fees typically range between 6% to 12% of monthly rent.
• Centurion: 15% performance fee.
• Hazelview: 1.25% management fee plus 20% performance fee.

The difference in fee structures significantly boosts the alignment between cost and asset performance.

Reclaiming Control

The market remains fixated on liquidity risks. Volatility is a trend across pooled structures.

You should keep an open approach to your portfolio. Seek control over capital and exit timing.

Direct ownership, paired with professional management, offers a way to invest that reduces vulnerability to freezes. It places the long-term strategy firmly back in your hands.