Blog Post: The Great S-REIT Reset – Why Not All Recoveries Are Equal

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Source: MoneyFM 89.3 Midday Show – Money and Me

As we move into 2026, the Singapore REIT (S-REIT) landscape is undergoing a massive transformation. After years of battling a “high-for-longer” interest rate environment, the sector is finally seeing a resurgence. However, as I discussed on MoneyFM 89.3, the narrative has shifted from “Can they survive?” to “Who is actually thriving?”

If you missed the live segment, here is a summary of the key takeaways on why this recovery is fragmented and how investors should navigate the “new normal.”

1. The “Refinancing Recovery” is Here

If 2024 was about survival and 2025 was about stabilization, 2026 is officially the year of the Refinancing Recovery. We have moved past the peak of the interest rate mountain. For the “Thrivers,” this means the “cost-of-debt” drag is finally turning into a tailwind as they replace expensive debt with more favourable rates.

2. Survivors vs. Thrivers: The Performance Gap

The market is no longer moving as one. We are seeing a clear divide in the landscape:

  • The Survivors: These REITs are still in defensive mode. Characterized by high gearing (near 45%) and exposure to struggling global office markets, their goal is “damage control”—divesting assets to pare down debt.
  • The Thrivers: These are the offensive players with “fortress balance sheets” and ICRs (Interest Coverage Ratios) above 3.5x. They aren’t just paying dividends; they are recycling capital—selling low-yield assets to acquire high-growth ones like Data Centres and modern Logistics.

3. The “Singapore Shield” Effect

Is the tide rising for everyone? Not quite. We are seeing a fragmented recovery.

  • The Winners: Domestic, Singapore-centric assets are benefiting from a “Singapore Shield.” Limited supply and high demand in suburban retail and Grade-A CBD offices are driving positive rental reversions.
  • The Laggards: REITs with heavy exposure to overseas commercial real estate (specifically B-grade offices in the US or China) are still facing “valuation gravity.”

4. Top Property Sectors to Watch

  • Data Centres & Logistics: Driven by the AI boom and supply chain shifts, these remain the structural favourites.
  • Suburban Retail: The “defensive darling.” With hybrid work here to stay, neighbourhood malls are seeing higher occupancy and stickier spending than prime Orchard Road spots.
  • Hospitality: A strong recovery play as international visitor arrivals in Singapore hit new peaks.

5. Looking Ahead: The Budget 2026 Wishlist

With the Singapore Budget around the corner, the investment community is looking for structural support to keep the sector competitive. My personal wishlist includes:

  • Green Retrofitting Grants: Incentives to help REITs modernize older buildings into “Green” assets without diluting unitholder DPU.
  • Land Tenure Clarity: For industrial REITs, clearer paths for 30-year lease extensions would provide a massive boost to Net Asset Value (NAV).

The Bottom Line for Investors

You can no longer “buy the index” and expect easy wins. In 2026, asset relevance is the new alpha. Focus on REITs that have the pricing power to pass on costs and the agility to recycle capital into high-growth sectors.

Kenny Loh is a distinguished Wealth Advisory Director with a specialization in holistic investment planning and estate management. He excels in assisting clients to grow their investment capital and establish passive income streams for retirement. Kenny also facilitates tax-efficient portfolio transfers to beneficiaries, ensuring tax-efficient capital appreciation through risk mitigation approaches and optimized wealth transfer through strategic asset structuring.

In addition to his advisory role, Kenny is an esteemed SGX Academy trainer specializing in S-REIT investing and regularly shares his insights on MoneyFM 89.3. He holds the titles of Certified Estate & Legacy Planning Consultant and CERTIFIED FINANCIAL PLANNER (CFP).

With over a decade of experience in holistic estate planning, Kenny employs a unique “3-in-1 Will, LPA, and Standby Trust” solution to address clients’ social considerations, legal obligations, emotional needs, and family harmony. He holds double master’s degrees in Business Administration and Electrical Engineering, and is an Associate Estate Planning Practitioner (AEPP), a designation jointly awarded by The Society of Will Writers & Estate Planning Practitioners (SWWEPP) of the United Kingdom and Estate Planning Practitioner Limited (EPPL), the accreditation body for Asia.

If you need any financial advice, please contact kennyloh@fapl.sg

You can join his Telegram channel #REITirement – SREIT Singapore REIT Market Update and Retirement related news. https://t.me/REITirement

Listen to his previous market outlook interviews here:

2026

2025

2024

2023

2022

2021

2020

Continue ReadingBlog Post: The Great S-REIT Reset – Why Not All Recoveries Are Equal

Panic Selling During Market Crash: How Investors Can Stay Calm

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In the heat of a market crash, the “red” on your screen can feel like a physical weight. Whether it’s a sudden 10% dip in stocks or a 40% “flash crash” in crypto, the psychological toll is real. However, history shows that for retail investors, the most expensive mistakes aren’t made by the market—they are made by the investor in the moments following a crash.

$Invesco QQQ(QQQ)$ $SPDR S&P 500 ETF Trust(SPY)$ $iShares Russell 2000 ETF(IWM)$ $Straits Times Index(STI.SI)$ $SPDR Gold ETF(GLD)$ $NVIDIA(NVDA)$

Here is a practical guide on how to navigate a financial downturn without destroying your long-term wealth.

1. The Immediate “No-Fly” Zone

When you see your portfolio value plummeting, your brain enters “fight or flight” mode. This is the worst time to make a decision.

  • Step Away from the Screen: Constant refreshing of prices triggers cortisol. If you aren’t a professional day trader, checking your balance every ten minutes will only lead to emotional exhaustion.
  • Avoid “Revenge Trading”: Many investors try to “win back” their losses by taking even bigger risks (like using high leverage or “sh*tcoins”). This is how a temporary loss becomes a total wipeout.
  • Don’t Panic Sell: Unless the fundamental reason you bought the asset has changed (e.g., a company is going bankrupt, or a crypto project has been hacked), a price drop is just a market fluctuation. Selling now only “crystallizes” the loss.


2. Conduct a “Portfolio Triage”

Once the initial shock wears off, it’s time to look at what you actually own. Not all assets are created equal during a crash.

When deciding your next move, it is essential to categorize your holdings, as different assets require vastly different survival strategies. For Blue-Chip Stocks and established cryptocurrencies like BTC or ETH, the historical data is on your side; they have a track record of recovery. If your investment horizon is five years or longer, “doing nothing” is often the most profitable move you can make.

In contrast, Speculative “Penny” Stocks and smaller Altcoins carry much higher risk. These assets are often the hardest hit during a crash and may never return to their previous all-time highs. Your priority here should be a cold, hard assessment of whether the project still has a viable future or if it’s time to cut your losses. Finally, if you are holding Leveraged Positions, your strategy shifts from growth to survival. When trading on margin, your absolute priority is preventing a total liquidation; you must be prepared to add collateral or proactively close positions to keep your account from being wiped out entirely.


3. Practical Survival Tips

Use “Tax-Loss Harvesting”

If you are in a taxable jurisdiction, selling an asset at a loss isn’t always bad. You can use those losses to offset capital gains from other investments, effectively reducing your tax bill. In some cases, you can sell a losing asset and immediately buy a similar (but not identical) one to stay in the market while “banking” the tax benefit.

Rebalance, Don’t Just Buy

Instead of blindly “buying the dip,” look at your target allocation. If your plan was to have 20% in crypto but the crash has dropped it to 10%, you might move some funds from safer assets (like cash or bonds) to bring it back up to 20%. This forces you to buy low systematically.

Review Your Emergency Fund

The biggest danger in a crash is being forced to sell because you need rent money. Ensure you have 3–6 months of living expenses in a high-yield savings account. If you don’t, your first priority is building that cash reserve—not buying more stocks.


4. The “Zoom Out” Perspective

It is helpful to remember that markets move in cycles.

  • For Stocks: The average bear market lasts about 9–10 months, while the average bull market lasts years.
  • For Crypto: Volatility is the “price of admission.” Bitcoin has “died” hundreds of times in the headlines, yet it has historically made new highs after every major crash.

Pro Tip: If you find yourself unable to sleep because of market movements, you have exceeded your Risk Tolerance. Use the next recovery to reduce your position size to a level where you can ignore the daily noise.


Kenny Loh is a distinguished MAS Private Wealth Advisor with a specialization in holistic investment planning and estate management. He excels in assisting clients to grow their investment capital and establish passive income streams for retirement. Kenny also facilitates tax-efficient portfolio transfers to beneficiaries, ensuring tax-efficient capital appreciation through risk mitigation approaches and optimized wealth transfer through strategic asset structuring.

You can join his Telegram channel #REITirement – SREIT Singapore REIT Market Update and Retirement related news. https://t.me/REITirement

Continue ReadingPanic Selling During Market Crash: How Investors Can Stay Calm

𝐄𝐧𝐠𝐢𝐧𝐞𝐞𝐫𝐢𝐧𝐠 𝐏𝐫𝐨𝐬𝐩𝐞𝐫𝐢𝐭𝐲 𝐢𝐧 𝐭𝐡𝐞 𝐘𝐞𝐚𝐫 𝐨𝐟 𝐭𝐡𝐞 𝐇𝐨𝐫𝐬𝐞 🐎

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Gong Xi Fa Cai! 🧧

As we celebrate the Lunar New Year, I wanted to share a fun caricature that sums up my “why.” Many people ask how a Master’s in Electrical Engineering leads to a career in Wealth Advisory.

The answer is simple: I don’t just pick products; I engineer systems.

Just like the “REITs Engine” in this drawing, retirement shouldn’t be left to luck. It requires:

⚙️ Precision: Data-driven portfolio construction.
🛡️ Protection: An airtight 3-in-1 legacy plan (Will, LPA, Trust).
📸 Perspective: Remembering to capture the moments that matter most with the ones we love.

May your Year of the Horse be filled with steady yields, resilient legacies, and the “sleep well” factor!

If you’re looking to fine-tune your financial engine for 2026, let’s connect at:

👉 https://www.kennyloh.net/

#REITs #PassiveIncome #EstatePlanning #WealthEngineering #CNY2026 #FinancialIndependence #ChooseQuality

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Continue Reading𝐄𝐧𝐠𝐢𝐧𝐞𝐞𝐫𝐢𝐧𝐠 𝐏𝐫𝐨𝐬𝐩𝐞𝐫𝐢𝐭𝐲 𝐢𝐧 𝐭𝐡𝐞 𝐘𝐞𝐚𝐫 𝐨𝐟 𝐭𝐡𝐞 𝐇𝐨𝐫𝐬𝐞 🐎