As Singapore’s population ages and personal asset portfolios grow more complex, timely and comprehensive estate planning has never been more critical. This seminar aims to raise public awareness and empower attendees to take decisive action through a structured Holistic Estate Planning framework—covering key pillars such as Will creation, Trust setup, Lasting Power of Attorney (LPA), and CPF Nomination.
Participants will gain insights into emerging challenges such as financial scams, cognitive decline, tax implications, and fragmented asset ownership. The session will explore how these risks impact estate planning and highlight how Trust structures can offer effective, long-term solutions to safeguard assets and intentions.
A key highlight of the session includes on-the-spot CPF Nomination checking, assistance to make an online nomination and as well witnessing, ensuring attendees leave with actionable progress toward safeguarding their legacy. This seminar is a call to action for responsible, forward-looking estate planning—anchored in clarity, protection, and peace of mind.
Seminar Agenda
Navigating Estate Planning in a New Era Overview of emerging challenges and risks in legacy planning
CPF Nomination: Dos and Don’ts Key guidelines and common pitfalls to avoid
Trust, Will & LPA: Common Nomination Mistakes Clarifying misconceptions and improving structure in estate tools
Overview of Estate Planning Services Practical solutions and support for long-term planning
CPF Nomination Onsite Facilitation Hands-on assistance and witnessing for CPF nominations
Event Details
November 8 (Saturday), 10am – 12:30pm GMT+8.
10 Collyer Quay Singapore, 049315, Ocean Financial Centre
Mr. Kenny Loh is a Certified Estate Planning Consultant and also a CERTIFIED FINANCIAL PLANNER (CFPTM). Kenny has more than 10 years in Holistic Estate Planning experience, using a unique “3-in-1 Will, LPA and Standby Trust” solution, to address his client’s social consideration, legal obligation, emotional needs and family’s harmony in his approach. Kenny has a double master’s degree in Business Administration and Electrical Engineering, and also an AEPP (Associate Estate Planning Practitioner) jointly awarded by The Society of Will Writers & Estate Planning Practitioners (SWWEPP) of The United Kingdom, in collaboration with Estate Planning Practitioner Limited (EPPL), the accreditation body for Asia.
Mr. Liang Weirong is a Senior Deputy Director in the Central Provident Fund Board. He is passionate in encouraging citizens to make their legacy plans and he is a frequent speaker at public forums and media engagements, including CNA’s Deep Dive podcast, where he offered clarity on complex issues such as CPF nominations and legacy planning. He led his team to roll out the revolutionary online nomination service that allow CPF members to make their nominations conveniently.
Mr Tan Check How has over 18 years of experience in trust and fiduciary services, with a focus on estate and legacy planning. He works closely with clients, advisers, and stakeholders across all wealth tiers to deliver tailored trust solutions. He has supported families throughout Southeast Asia, Greater China, and Europe, and is fluent in English and Chinese.
Mr. Kenny Loh is a Certified Estate Planning Consultant and also a CERTIFIED FINANCIAL PLANNER (CFP). Kenny has more than 10 years in Holistic Estate Planning experience, using a unique “3-in-1 Will, LPA and Standby Trust” solution, to address his client’s social consideration, legal obligation, emotional needs and family’s harmony in his approach. Kenny has Double Master degree in Business Administration and Electrical Engineering, and also an AEPP (Associate Estate Planning Practitioner) jointly awarded by The Society of Will Writers & Estate Planning Practitioners (SWWEPP) of The United Kingdom, in collaboration with Estate Planning Practitioner Limited (EPPL), the accreditation body for Asia.
Learn how to maximize your investment returns in this low-interest rate environment with industry experts!
The “Strategize Your Investments in a Low-Interest Environment” seminar, organized by PhillipCapital, is designed to help investors navigate and maximize returns in the current low-rate climate. Featuring three experienced speakers — Kenny Loh (REIT Specialist and Private Wealth Advisor), Nicholas Teo (Director, Aura Group), and Reuben Tan (Investor Relations, Horizon Capital AG) — the session will cover key strategies for achieving resilient income and portfolio growth despite reduced yields.
Attendees will gain valuable insights into adapting investment strategies, exploring alternative income opportunities such as REITs and trade finance, and understanding how to optimize asset allocation in a changing economic environment. The seminar also includes a live Q&A session for participants to engage directly with the experts.
Come join us at Phillip Securities Pte Ltd (PSPL) for an exciting event where you can learn how to navigate your portfolio in the current low-interest rate environment. Our experts will share valuable insights and strategies to help you unlock maximum yield from your investments. Don’t miss out on this opportunity to master your portfolio! See you there at 250 North Bridge Road, #06-00 Raffles City.
Event Details
November 1 (Saturday) 10am – 1pm GMT+8.
Phillip Securities Pte Ltd (PSPL) | 250 North Bridge Road, #06-00 Raffles City, Singapore, 179101
Mr. Kenny Loh is a Certified Estate Planning Consultant and also a CERTIFIED FINANCIAL PLANNER (CFP). Kenny has more than 10 years in Holistic Estate Planning experience, using a unique “3-in-1 Will, LPA and Standby Trust” solution, to address his client’s social consideration, legal obligation, emotional needs and family’s harmony in his approach. Kenny has Double Master degree in Business Administration and Electrical Engineering, and also an AEPP (Associate Estate Planning Practitioner) jointly awarded by The Society of Will Writers & Estate Planning Practitioners (SWWEPP) of The United Kingdom, in collaboration with Estate Planning Practitioner Limited (EPPL), the accreditation body for Asia.
How could the new iEdge Singapore Next 50 Indices reshape valuations, visibility, and investor opportunities.
Hosted by Michelle Martin, this episode dives into how the Next 50 indices could unlock liquidity, ETF flows, and future growth for S-REITs within a context of falling rates.
REIT specialist and Wealth Advisory Director, Kenny Loh breaks down the impact of falling borrowing costs and where income-focused investors should be looking now.
From Centurion Accommodation REIT’s IPO to data centres, retail, and healthcare REITs – find out which sub-sectors are set to shine.
Q&A Section
1. The launch of the iEdge Singapore Next 50 indices marks a new chapter for the mid-cap segment of the market. How are S-REITs positioned within these new benchmarks, and why do they have such significant representation?
Kenny: S-REITs represent 16 of the 50 constituents, accounting for around 44% of the iEdge Singapore Next 50 Index by weight. This prominence reflects their importance in Singapore’s market, their stable business model, and strong investor demand for defensive, income-generating assets. It also underscores Singapore’s reputation as Asia’s REIT hub, with mid-cap S-REITs fitting the liquidity and capitalization criteria for index inclusion.
2. How will being a constituent of these new indices affect a REIT’s liquidity and valuation? Will this attract new capital flows, and from what type of investors?
Kenny: Index inclusion usually improves liquidity and valuation due to greater visibility, eligibility for index-linked ETFs, and capital inflows from passive and institutional investors seeking diversified mid-cap exposure. Historically, such inclusion has drawn capital from both retail and institutional investors, as it provides new exposure with lower correlation to the STI.
3. Could these new indices boost the overall S-REIT index, given that many of the components overlap?
Kenny: Yes. With significant overlap, positive re-rating and flows into the new indices could spill over into the broader S-REIT index, supporting prices and narrowing performance gaps. Increased investor attention and fund inflows often enhance sentiment across the sector. For REIT managers, index inclusion creates measurable targets, motivating better engagement, transparency, and accountability.
4. Will these new indices lead to the creation of new investment products such as S-REIT-focused ETFs or index funds? What are the benefits and risks for retail investors?
Kenny: It’s highly likely that new ETFs or index funds will follow. The benefits include diversification, reduced single-stock risk, and easy access for retail investors. Risks include management fees, high REIT concentration, and vulnerability if interest rate cycles or the economy turn adverse. In downturns, blue-chip REITs tend to hold up better than smaller or mid-cap names.
5. How do you see the performance of the iEdge Singapore Next 50 compared to the iEdge S-REIT Index or the FTSE ST REIT Index?
Kenny: Historically, the iEdge Singapore Next 50 delivered ~5% annual returns over 10 years, lower than the S-REIT and FTSE ST REIT indices which typically outperform due to their blue-chip focus. However, year-to-date 2025, the Next 50 has outperformed the STI (25% vs 19%), driven largely by REIT strength in a falling rate environment.
Fed Rate Cut Impact
6. The U.S. Federal Reserve recently cut rates by 25 basis points. How will this impact the Singapore REIT sector?
Kenny: Lower borrowing costs improve REITs’ debt serviceability, boost DPU, and make yields more attractive compared to bonds. This should support property values, investor demand, and overall sector performance.
7. Which specific S-REITs will benefit the most?
Kenny: REITs with higher gearing, significant floating-rate debt, or near-term refinancing needs—particularly in the industrial and retail sectors—stand to benefit the most. Those with substantial Singapore-dollar borrowings may see quicker savings, as SORA tends to fall faster than U.S. interest rates.
8. With rates falling, refinancing activity is picking up. How significant is this trend, and how will it translate into higher DPU?
Kenny: It’s very significant. Refinancing at lower rates immediately improves interest coverage and frees up distributable cash, which translates into higher DPUs. That said, REITs need to weigh interest savings against the costs of early loan termination.
9. How quickly will investors see the benefits in DPU?
Kenny: Generally within the next quarterly DPU report after refinancing, with greater impact as older high-cost debt rolls off in subsequent periods.
10. The S-REIT index has recovered but still lags the broader STI. What explains this divergence, and will the gap close?
Kenny: REITs underperformed due to past rate hikes, while banks and industrial stocks drove STI gains. With U.S. 10-year yields still elevated above 4%, REITs remain cautious. But as risk-free rates decline and DPU growth resumes, the performance gap could narrow.
11. Beyond rates, how are sub-sectors like retail, office, industrial, and hospitality performing?
Kenny: Industrial and logistics REITs are strong, driven by resilient demand and limited supply. Hospitality REITs lag on weaker DPUs, while retail and office REITs have been resilient. Data center REITs are well-positioned given AI-driven demand, with more acquisitions expected as financing costs ease. In the U.S., commercial office properties may rebound as cheaper financing revives transaction activity.
Centurion Accommodation REIT IPO
12. Centurion Accommodation REIT (CAREIT) is Singapore’s first pure-play accommodation REIT. What are your thoughts on this niche focus?
Kenny: CAREIT provides exposure to purpose-built worker and student accommodation—defensive niches with stable occupancy and resilient demand. Pros: strong rental growth and predictable cash flows. Cons: regulatory risks, less diversification, and dependence on education or migrant trends.
13. CAREIT projects attractive yields of 7.47% (2026) and 8.11% (2027). How does this compare with other S-REITs?
Kenny: These yields are above the sector average of 5–6%, reflecting its niche profile and growth potential. The premium compensates for concentration risk and sector-specific exposure.
14. CAREIT’s initial portfolio spans Singapore, the UK, and Australia, backed by Centurion Corporation. How important is the sponsor’s support, and what risks come with this diversification?
Kenny: Sponsor backing is critical—it provides operational know-how, acquisition pipeline, and capital access. Geographic diversification balances local risks but introduces FX and regulatory uncertainties.
15. Considering the new indices, the Fed cut, and CAREIT’s IPO, how should investors position themselves over the next 12–18 months?
Kenny: Diversify with mid-cap and REIT-focused index ETFs, overweight S-REITs to capture refinancing and rate-cut benefits, and consider niche high-yield plays like CAREIT. This mix balances income, growth, and recovery potential in Singapore’s evolving market.
Note: The above analysis are my own personal views and are NOT buy or sell recommendations. Investors who would like to leverage my extensive research and years of Singapore REIT investing experience can approach me separately for a REIT Portfolio Consultation.
Listen to his previous market outlook interviews here:
Kenny Loh is an Associate Wealth Advisory Director and REITs Specialist of Singapore’s top Independent Financial Advisor. He helps clients construct diversified portfolios consisting of different asset classes from REITs, Equities, Bonds, ETFs, Unit Trusts, Private Equity, Alternative Investments, Digital Assets and Fixed Maturity Funds to achieve an optimal risk adjusted return. Kenny is also a CERTIFIED FINANCIAL PLANNER, SGX Academy REIT Trainer, Certified IBF Trainer of Associate REIT Investment Advisor (ARIA) and also invited speaker of REITs Symposium and Invest Fair.
