Saturday, January 10, 2026

CPF Retirement Account Top Up

  


I just topped up $5k into my mum's CPF Retirement Account (RA) today.

The transaction and RA account balance are updated instantly in my mum CPF statement.


In my CPF Retirement dashboard, my remaining tax relief is also reflected instantly.




Let me share 5 great reasons why CPF Retirement Account top up can be a smart financial move.

1. Tax Relief

For personal financial objective, we could enjoy tax relief of up to $8k per calendar year for topping up our parent's CPF Retirement Account under the Retirement Sum Top Up (RSTU) scheme.

Assuming a tax bracket at 11%, a relief of $8k will save $880 of individual income taxes in cash, which is a rather decent incentive to ourselves.

The tax relief is also applicable to family members such as parents-in-law, grandparents, grandparents-in-law, siblings and spouse.

2. Compounding growth at 4%

CPF Retirement Account yields at least 4% and up to 6% for senior folks risk-free and guaranteed by the Singapore Government. Monies growing at compounded rate of at least 4% will double in 20 years hence, by leaving cash in CPF RA account, they will grow much faster than inflation rate to preserve and uphold its real value.

For CPF members aged 55 and above, an extra 2% of interest is paid on the first $30k of their combined balances (capped at $20k for OA), an an extra 1% for the next $30k.

3. CPF Life

In order to automatically enroll in CPF Life, one need to have at least $60k in their CPF retirement savings before reaching 65 years old. We could help our parents to boost their CPF retirement savings to qualify for CPF Life if they do not have active income and CPF contributions.

CPF Life offers payouts perpetually for life. If one's CPF RA does not have $60k before reaching 65 years old, then he or her will only rely on Retirement Savings scheme to draw down their CPF savings till it is depleted.

If our parent is already enrolled in and receiving monthly payouts from CPF Life, any subsequent new inflows to the RA will automatically be used to increase the CPF Life premium so as to achieve higher monthly payouts for life.

4. Matched Retirement Savings Scheme

Under the Matched Retirement Savings Scheme (MRSS), the Government will match every dollar of cash top-ups made to the Retirement Account of eligible members up to a annual cap of $2,000, which can amount to $20,000 over an eligible member's lifetime. To be eligible, the person has to be aged 55 and above, has a CPF RA of less than the current Basic Retirement Sum of $110,200, has average monthly income of less than $4k, live in a property with annual value less than $21k and not owning more than one property.

By topping up at least $2,000 to a qualified family member's CPF RA account, we can milk $2,000 of free money from the Government.

However, do note that from 1 January 2025, cash top-ups that attract the MRSS grant will not be eligible for tax relief.

5. CPF is like golden ATM for senior citizens

For senior folks close to reaching the 55 year old and 65 year old milestones of being able to touch their CPF monies, their CPF accounts are like golden ATM that offer high interest rates for "withdrawable" cash with the click of a button. This is unlike younger folks who could only stare at their CPF balances as numbers. Hence, the concepts of 1M65 and CPF life annuity payouts are indeed beneficial and practical to folks who could really live long beyond 50s or 60s and on the brink of drawing down cash from their CPF balances. People who lived past 50 years old and could achieve Full Retirement Sum (FRS) should try to pump more monies into their CPF accounts, by all means, in order to reap the risk-free guaranteed returns on their monies.

CPF members above 55 year old can withdraw excess savings in Ordinary account above the FRS. CPF members can also withdraw up to 20% of their Retirement Account savings in a lump sum anytime from age 65 onwards.

However do note that once money is topped up via the Retirement Sum Topping-Up scheme, it cannot be withdrawn in a lump sum; it is only for  increasing the monthly CPF LIFE payouts.

I topped up my mum's CPF RA account with cash instead of giving cash, in order to maximise the value of money. For the $5k topped up today, I can enjoy $550 of tax savings myself, let my mum earn at least $200 of CPF interests for 2026 despite not being able to qualify form MRSS. This $750 of "earnings" from $5k gives a whopping ROI of 15% in a year.

Furthermore, there is compounding effect from future years' interests and being eligible to receive higher CPF Life monthly income payouts for life. Overall, I feel that it is a decent financial move. However, cash is king and it may be more financially rewarding if we were to deploy our cash in investments which yield greater returns.

In conclusion, topping up CPF accounts using cash is an individual decision depending on a myriad of factors and may only suit some of us and not everyone. One should always exercise our own due diligence to make the best decision for our own financial matters.

Disclaimer: This article is for informational purposes only and does not constitute financial advice. Investment decisions should be made based on individual circumstances and after careful consideration of risks and potential rewards.

Thanks for reading. Stay focused and remain steadfast as always!

With love & peace, 
Qiongster

Thursday, January 01, 2026

Portfolio Update December 2025

Happy New Year. Here is a portfolio update for Dec 2025.

My SGX Income Portfolio value increases to $459k from $441k mainly due to resurgence of S-Reits from lower interest rates and capital injection for increased investment in Mapletree Industrial Trust.

My US Growth Portfolio rises to US$43.8k from US$37.5k due to capital injections for nibbling of tech stocks from my efforts to build up the growth portfolio.

My SRS Ultra Long-Term Portfolio value rises to $246k from $240k mainly due to the resilience of local banks such as OCBC and DBS.

Portfolio Actions

1. Bought 7 shares of MSFT at $475.68

2. Bought 10 shares of AMZN at $226.50

3. Bought 4 shares of NVDA at $177.10

4. Bought 5,000 shares of Mapletree Industrial Trust at $2.02

Portfolio Dividends

1. Received $492.00 of dividends from SSB on 1 Dec.

2. Received $402.00 of dividends from MPACT on 4 Dec.

3. Received $667.80 of dividends from Mapletree Industrial Trust on 10 Dec.

4. Received $397.11 of dividends from Mapletree Log Trust on 16 Dec.

5. Received $885.00 of dividends from Frasers L&C Trust on 23 Dec.

6. Received $854.00 of dividends from Aims Apac Reit on 24 Dec.

Looking Ahead: My Strategy for 2026

As we closed out 2025, my "Barbell" approach remains the cornerstone of my financial plan. While the portfolios have shown resilience, the focus for the coming year will shift toward optimization and balance.

1. Aggressive Growth in the US Portfolio My US Growth portfolio is still in its "building phase." In 2026, I intend to continue systematic capital injections into high-conviction names like NVIDIA, Amazon, and Microsoft. My goal is to let the "Magnificent" tech drivers provide the capital appreciation that complements my steady SGX dividends.

2. Defending the Income Fortress With the SGX Income portfolio sitting at over $400k, the focus here is less about aggressive buying and more about yield maintenance. I will be monitoring interest rate trends closely—if rates stabilize or dip, I expect my heavy weighting in REITs (Mapletree, Frasers, Aims Apac) to see a healthy valuation recovery.

3. The SRS "Compounder" The local banks (DBS and OCBC) have been the MVPs of my SRS portfolio this year. For 2026, I will likely keep this portfolio on "autopilot," allowing the dividends to be reinvested back into the STI’s strongest blue chips.

Final Thoughts: Investing is a marathon, not a sprint. Whether the market is up or down in 2026, my plan remains the same: stay invested, collect dividends, and buy quality on the dips.


SGX Income Portfolio

Portfolio Value = $459k


US Growth Portfolio

Moomoo


Tiger Broker




Syfe Trade



Portfolio Value = US$43.8k

SRS Ultra Long-Term Portfolio




Disclaimer: This article is for informational purposes only and does not constitute financial advice. It's crucial to conduct your own research or consult with a qualified financial advisor before making any investment decisions.

Thanks for reading.

With love and peace, 
Qiongster

Free Money Dropped from Heaven!!!

  


Happy New Year 2026!

I am happy to wake up in a fresh year knowing that interests earned in 2025 have been credited to my CPF accounts today. 

As the CPF website is on maintenance from 12am to 8am today, the first thing I did after waking up is to check my CPF balances.

Pleased to receive more than $22k of free money!

Another important step in the journey towards financial freedom and retirement.

Even though CPF monies do not seem to be like real monies, I believe they are still illiquid monies that can be used to fund our retirement in our late lives, purchase properties, pay for education fees of children and pay medical bills or insurance.

Here are my CPF interests for 2025:


In total, I received $22,003.25

This is an 7.5% increase from $20,459.49 for 2024.

CPF OA funds can be used to purchase properties or pay for monthly mortgages. Excess above the full retirement sum can be withdrawn at age 55. Hence I believe that CPF monies are still our monies.

The interest of $2.9k earned from Medisave account can easily cover the premiums for Careshield life and Medishield life. In a way, it is possible to enjoy free insurance by using passive income from CPF savings to cover the insurance premiums. This can be achieved if we bother to top up our own medisave account and strive to hit the maximum Basic Healthcare Sum limit of $79k in 2026 to let the 4% interest rate do its compounding work. 

I am certainly satisfied with this source of passive income which certainly boosts my CPF total and net worth on the first day of a brand new year.



Disclaimer: This article is for informational purposes only and does not constitute financial advice. Investment decisions should be made based on individual circumstances and after careful consideration of risks and potential rewards.

Thanks for reading!

With love & peace,
Qiongster

Thursday, December 25, 2025

Why I Buy a Car to Derail Financial Freedom


I remember vividly when I was 3 year old, the day I first laid eyes on my first toy.

A red metal toy car, it was love at first sight.

I would roll it across the floor, push it along imaginary roads, and even pretend to drive it.

This toy car deeply culminated my lifelong liking for red cars then. The vibrant red hue, the sleek design—it all captivated my young heart. It was more than just a toy; it was the spark that ignited my love for cars.

Unfortunately this toy car was the only car my family could afford. During family gatherings, I would feel a pang of embarrassment as relatives boasted about their new cars while mocking my dad for not owning one. The subtle jabs about not knowing how to open a car door stung, but they fueled my determination to one day own a car of my own.

Fortunately, I had the opportunity to drive a first real car when I was 18 years old for free. It was a dirty green land rover as I was nominated to attend a free SAF driving course during national service although I was not in driver vocation. Subsequently, I gotten my SAF class 4 license after passing the driving test on 3 Tonner on my 3rd attempt. As I did not clock enough mileage during my NS, I could not qualify for conversion to free civilian driving license.

After started work, I attended driving school to acquire a driving license which I passed on my second attempt within 3 months. I have been contemplating about getting a car of my own since more than a decade ago. However I kept procrastinating and pondered seriously about the dollars and cents as I was hungrier towards achieving financial freedom than fulfilling my dream of owning a car.

Fast forward to now, I have finally fulfilled this dream as I recently collected the key to a pre-owned Honda HR-V. Owning a car has been a significant milestone, but it was not a decision made lightly. After careful consideration and delayed gratification for the past decade, I have realized that it aligns with my broader financial goals and enhances my overall quality of life.

Here are the ten reasons that led me to decide on purchasing a depreciating piece of metal which could derail or slow down my journey towards financial freedom.

1. Fulfill a Lifelong Dream

The allure of owning a car was my childhood dream culminated from playing toy car and has been a bucket list item in my life. While fortunate to be born in a safe and prosperous city, I understand the need to incur exorbitant high costs to use the roads in a land-scarce city state. I believe that my life would more more fulfilling if I could clear this bucket list item so that I could live my life once with no regrets.

2. Enhance Quality of Life

A car offers unparalleled convenience, flexibility and privacy. Owning a car empowers me to have full control and freedom of my transportation and journey of going anywhere, anytime, without having to plan my trips around Bus-MRT-Walk (BMW) or restriction by public transportation schedules. The private mobile space and freedom that a driver could enjoy is invaluable, especially in land scarce Singapore. The ability to travel independently and spontaneously is priceless too. Such intangible benefits cannot be easily measured in terms of dollars and cents as I am a person who values freedom and autonomy very much.

3. Enhanced mobility

Owning a car significantly enhances my daily life by boosting mobility options and efficiency. The transport permutations in my life will increase. I could optimise daily routine by seamlessly combine multiple tasks into a single trip, such as driving to work, picking up groceries, go shopping, make errands and meeting friends for lunch at favourite hawker centres.

I will be also able to spend quality time in the car while driving or after parking the car. I could also help my friends with hitches or errands whenever they require it.

4. Expand accessibility

Private transportation opens up opportunities to explore spots for exercise, relaxation and recreation. For exercising, jogging in East Coast Park, Pasir Ris Park or even in Sentosa would become a possible reality. Hiking in Fort Canning Hill, Bukit Timah Hill or visit to Dempsey Hill would be easier too. I could also visit more parks, beaches, places of interests, malls located around the island of Singapore. For work, I could easily travel to alternative office sites for meetings and claim for parking and transport costs.

Other more rustic places in Singapore such as Seletar Aerospace park, Kranji, Canterbury Road, Changi village, Mount Faber are well suited to be visited with car.

5. Emotional Fulfillment and Lifestyle Investment

Owning a car can bring a sense of pride, boost self esteem and provide a sense accomplishment. Not to show off but it is a tangible reward for hard work and a symbol of personal success. This achievement can motivate one to work work harder and smarter and strive for greater heights in order to boost more income in order to afford and justify the need for the car, thereby fueling one's ambition and drive. While a car depreciates, it can also be considered an investment in one's lifestyle and overall well-being.

6. Comfort

The weather in Singapore has been getting hotter and more humid every year due to global warming. As I am a person who sweat easily, I always perspire buckets while waiting for buses at the bus stops or train at the MRT platforms. While Singapore's public transport is still considered leading and world class, transferring trains of different lines still require considerable amount of walking in the tunnels, climbing escalators and so on. All these are additional effort factored in when taking public transport. To be able to sit down comfortably on cushy leather seats in the air-condition of a personal vehicle is a luxury enjoyment in Singapore. 

In addition, the recent year-end weather has been erratic with heavy showers in later afternoons. Unless there is flooding, it is still more comfortable to drive under the rain than to be armed with umbrellas after alighting from public transportation.

7. Time and Productivity

Time is the most important resource in life. It is an invaluable, priceless finite resource which cannot be calculated in financial worth.

Having utilised public transport for more than 3 decades, I have wasted so much waiting time, sacrifices standing and squeezing in crowded buses and trains.

While I may not drive everyday, it certainly reduces travelling time while making errands, travelling to and fro from office.  I took more than 50 mins to reach office when I could spend less than half the time on car.

I could largely reduce my reliance on public transportation which generally costs more time especially during peak hours.

8. Practicality

I can load up groceries as large hyper-marts with fresher and more abundant groceries such as fruits and veggies for at least a week's supply instead of making multiple trips to supermarkets. As I could visit more malls with ease, my shopping options for other necessities or clothes also expanded. I could also donate away old stuffs or make deals on Carousell easily with private transport option.

9. Practise driving

Driving a car requires skill, focus, and responsibility. My active driving days were during national service more than 20 years ago and during early working days while attending driving school lessons and driving tests. I have gotten my driving license more than a decade ago and I wanted to refresh and hone my driving skills again. I wanted to have a feel of driving on the roads in Singapore, the most expensive city to own a private vehicle. Getting a pre-owned car allows me to familiarise with driving and the roads and traffic in Singapore without a huge outlay if I were to purchase a brand new car.

10. Balance Financial Goals with Life Experiences

Money earned not spent is not truly my money in the sense that it is not actively contributing to my life or well-being. While saving up money may provide a sense of security or stability, it is essentially dormant and not realizing its full potential.

The purpose of money is to be used to acquire goods, services, and experiences that enhance our lives. When money is simply saved or hoarded, it is not fulfilling its intended purpose. Instead, it could be used to improve your quality of life, whether through education, travel, personal development, or simply enjoying everyday experiences. Of course, saving money is important for financial security and planning for the future. I have been very frugal throughout my life. However, I gradually begin to realise the importance of striking a balance between saving and spending. Excessive saving can lead to missed opportunities and a less fulfilling life.

I do recognize the many downsides which owning a car would bring such as the stress of driving, parking, burning away cash ineffectively, burning away fuel to cause damage to the environment and so on. Yet, there is an undeniable pull toward the freedom and autonomy it offers, providing a personal sanctuary and a level of convenience that public infrastructure simply cannot match. That explains why more 600k people in Singapore are still willing to pay the sky high COEs to own a private car.

Last but not least, a car embodies the fruits of my labour for the past decade, greatly boost one's confidence and ego. I believe it is a great motivation to spur myself to work harder, contribute more and achieve greater heights in life, dreams and goals.

In conclusion, I have decided to start burning away some cash, slowing down my journey towards financial freedom while focusing on the intangible benefits of living life to the fullest.

The Power of Dreams! ⭐

Thank you for reading. Memento Mori!

Disclaimer: This article is for informational purposes only and does not constitute financial advice. Investment decisions should be made based on individual circumstances and after careful consideration of risks and potential rewards.

With love & peace,
Qiongster

Wednesday, December 24, 2025

Passive Income in 2025 Exceeds $40k!

 


Merry Christmas Eve!

As the year 2025 draws to a close, let me take a moment to reflect on my passive income journey.

From 1 Oct to 31 Dec 2025, I received the following dividends as passive income.

$303.00 SSB (1 Oct)
$147.50 SSB (1 Oct) SRS
$613.00 SSB (1 Nov)
$315.00 Guocoland (19 Nov)
$750.75 DBS (24 Nov)
$600.00 DBS (24 Nov) SRS
$168.72 Keppel Reit (25 Nov) SRS
$187.15 Astrea 7 A-1 PE Bond (27 Nov)
$954.08 Frasers Centrepoint Trust (28 Nov)
$135.50 Netlink Trust (28 Nov)
$88.90 Suntec Reit (28 Nov)
$492.00 SSB (1 Dec)
$402.00 MPACT (4 Dec)
$667.80 Mapletree Ind Trust (10 Dec)
$397.11 Mapletree Log Trust (16 Dec)
$885.00 Frasers L&C Trust (23 Dec)
$854.00 Aims Apac Reit (24 Dec)

They amount to $7,961.51.

My passive income for the first 9 months of 2025 is $32,288.14

Altogether, my passive income for 2025 is

$40,249.65

This is 26% higher than the $31,746.03 of passive income for year 2024.

My target for 2025 is $36k and I am glad that my actual passive income surpassed it.

My ultimate goal to own an $1m investment portfolio generating at least $50k of annual passive income. Currently, I am at more than half of the journey as my SGX income, bond portfolio and SRS ultra long-term portfolios are valued at around $800K and passive income of $40k has crossed the 80% milestone of $50k.

As we are moving back to the low interest rates in light of potential recession and economic slowdown, the impact of low interest rates will fuel the resurgence of S-Reits and expected to strengthen the market prices of higher yield incoming-producing assets for the next few years, resulting in the strong performance of S-Reits.  I remain optimistic holding a portfolio with a significant allocation to S-Reits alongside safe havens such as risk-free Singapore Savings Bonds and fixed deposits in local banks. In the next phase of my investment journey, I will slowly accumulate high-quality US stocks for growth and target to hit US$100k by the end of 2026.

2025 has been a peaceful and rewarding year despite being clouded by immense uncertainties and fears about inflation, recession, war, politics and so on.

I am optimistic and believe that 2026 will be a better year despite the looming recession and potential global economic slowdown which could present more opportunities for investors.

I anticipate the Federal Reserve to remain accommodative towards interest rates cuts to help mitigate global economic slowdown while balancing inflation concurrently. I embrace the resilience of the real estate market, with the potential for REITs to increase rentals and continue paying consistent dividends. The world will go round no matter what happens.

As investors, we shall continue to acquire income-producing businesses and assets to enhance our future passive income streams. Let us also look forward to the upcoming interest payouts from CPF in Jan 2026.

Disclaimer: This article is for informational purposes only and does not constitute financial advice. Investment decisions should be made based on individual circumstances and after careful consideration of risks and potential rewards.

Thanks for reading!

With love & peace,
Qiongster

Sunday, December 21, 2025

My Last Tax Relief Move in 2025

After Medishield Life premiums were deducted days ago, my CPF Medisave account (MA) is no longer at the Basic Healthcare Sum (BHS) of $75,500 for 2025.





I sensed this opportunity for a Medisave top-up to qualify for some tax relief. 

As my CPF Special Account has already surpassed the full retirement sum of $213,000 for 2025, I could not make voluntary top-up under Retirement Scheme Top-Up to qualify for tax relief.

A maximum tax relief of $8,000 applies when we top up our own CPF SA or RA, and an additional tax relief of $8,000 if we top up loved ones' CPF SA or RA. The combined $16k tax relief on CPF cash top-ups is shared with any contribution to MA of our own or loved ones.

I have already top up my mum CPF RA with $8k and my own Supplementary Retirement Scheme account by $15,300 early this year to qualify for tax relief.

The other options for tax savings would be to enroll in courses, make donations to qualified charity organisations or to make top up to Medisave account.

Self top-up to Medisave account is the last feasible route for me to enjoy additional tax relief for 2025

Effectively, I would be making cash top-up of $729 which is the total premium costs back to my CPF Medisave account.

There it goes. Using PayNow for instant top-up and reflection in the CPF transaction.



Restoring my MA back to BHS, allowing $729 to yield 4% for Dec 2025 in Medisave and saving 15% of income taxes worth around $100+.



Disclaimer: This article is for informational purposes only and does not constitute financial advice. It's crucial to conduct your own research or consult with a qualified financial advisor before making any investment decisions.

Thanks for reading!

With love & peace,
Qiongster

Saturday, December 13, 2025

Net Worth Update Dec 2025 | SGD 2.068m New Record High!

   


In December 2025, my net worth soars to a record high of SGD 2.06m.

This milestone is driven by collection of salary, bonuses, CPF contributions, stable performances from core investment holdings in S-REITs and local banks; and successful capture of US option premiums from tech stocks.

My conservative net worth allocation is as follows:

Safe Heavens (59%)

CPF (33%): bulk and foundation of my retirement savings. I intend to make cash top-ups to my Medisave account after the Medishield Life premium deduction in Dec 25 to enjoy tax reliefs.

Cash and war chest (17%): Liquid reserves strategically stashed in fixed deposits and Fullerton cash funds earning around 1% p.a. provide peace of mind and security for unexpected expenses or investment opportunities.

Bonds (9%): A balanced portfolio of low-risk Singapore Savings Bonds and Astrea PE Bonds ensures stability and provides steady source of passive income.

Retirement Savings and Protection (16%)

SRS (12%): A tax-deferred engine for supplementary retirement savings, diversified across $30k of SSB, local stocks such as Comfortdelgro, DBS, OCBC, Keppel DC Reit, Keppel Reit and Wilmar, and idle funds deployed in money market funds.

Insurance (4%): A Prudential whole life insurance plan and other savings plans will provide me with 6-digit lump sum payout after my retirement while offering continual protection for peace of mind.

Equities (25%)

Stocks and Reits (25%): A real estate-focused portfolio of stocks and Reits provides long-term dividend income and stability. This financial asset class is riskier, more volatile and sensitive to interest rates but offers me the opportunity to indirectly own diversified portfolios of industrial, retail and commercial properties locally, and around the world for consistent passive income. 

To enhance returns, I have decided to build up the US growth stock portfolio to include the likes of tech compounders such as MSFT, AMZN and NVDA while also actively selling cash-secured put options to collect premiums, a strategy aimed at either generating income or acquiring desired assets at a discount.

The Attainment of FIRE

While net worth remains the critical compass of Financial Independence, Retire Early (FIRE) reflecting the assets required to sustainably fund living expenses, the philosophy itself transcends mere accumulation. Having already exceeded SGD 2 million in assets and generated over $40,000 in annual passive income (details to be blogged separately), I am pleased to achieve FIRE before age 40.

FIRE is, fundamentally, about reclaiming control: control over our time, our choices, and the design of our lives. It creates the ultimate flexibility and power to choose to work if we want to, to pursue passions full-time, or, as I am currently experiencing, to take a 15-day break for self-healing, recharging, and resetting without financial strain.

I may not retire from full-time job immediately, but financial independence grants me the ultimate leverage moving forward: the freedom to adopt a truly carefree—and where necessary, 'f* you'—attitude in the workplace. This journey is a deliberate investment in security and a growing buffer against life's unpredictability.

With the financial milestone of SGD 2 million successfully attained, the focus shifts decisively from accumulation to tangible cash flow and long-term expansion. My updated targets for 2026 are:

  • Passive Income: Adjusting the goal to $48,000 in annual passive income.

  • Growth Portfolio: Establishing a US growth portfolio valued above USD150,000 as part of my total SGD1 million investment portfolio.

  • Net Worth: Aiming for a net worth of SGD 2.25 million by the end of 2026 and SGD 3 million by the end of 2028.

  • Retirement Early: Aiming for a step-down in full-time employment by the end of 2030.

In the coming weeks, I am secretly looking forward to a potential >$30,000 in 'free' interest from CPF on 1 January 2026 to further anchor this wealth foundation.

Financial independence is not an end; it is the power to design a life we do not need a vacation from, with the space to breathe, to live, and to thrive.

Disclaimer: This article is for informational purposes only and does not constitute financial advice. It's crucial to conduct your own research or consult with a qualified financial advisor before making any investment decisions.

Thanks for reading.

With love and peace, 
Qiongster

Friday, December 12, 2025

A Forgotten S-Reit Acquired MBC & Launched Preferential Offer

 

Marina Bay Financial Towers

For the past couple of years, Keppel REIT (SGX:K71U) has perhaps been the quieter sibling in the bustling Singapore REIT family. While industrial, logistics, and data center REITs enjoyed a booming run, and retail trusts benefited from the post-pandemic recovery, office REITs like Keppel Reit were often overshadowed by concerns over remote work and rising interest rates. 

I have held a position of 10,351 shares of Keppel Reit in my Supplementary Retirement Scheme (SRS) account, viewing it as a core, long-term defensive play. Keppel Reit was in fact my maiden investment using SRS funds in 2016 as I thrilled at the dream of owning a tiny slice of the MBFC skyscrapers for office rental collection to align with my retirement aspirations.

But a major announcement this past Thursday, December 11, 2025, has shifted my posture from defensive to aggressive.

The management executed a major, strategic move that immediately changes the complexion of the REIT and its investment proposition. This is not just news; it is a clear, calculated opportunity to supercharge my retirement funds.

1. The Core Acquisition: MBFC Tower 3

Keppel Reit is acquiring an additional one-third interest in the iconic Marina Bay Financial Centre (MBFC) Tower 3 for an agreed property value of approximately S$1.45 billion.

  • Resulting Stake: This move dramatically increases KREIT’s ownership in this Grade A asset from one-third to a two-thirds controlling interest.

  • Pricing: The acquisition was secured at a slight discount of 1.0% to the property's independent valuation, ensuring KREIT acquired the asset at a fair, if not attractive, price.

2. The Funding Mechanism: A Substantial Preferential Offering

To partially finance this major acquisition, KREIT is conducting a fully underwritten, non-renounceable Preferential Offering (PO) to raise gross proceeds of approximately S$886.3 million.

  • The Ratio: Entitled unitholders are being offered 23 new units for every 100 existing units held.

  • The Price: The new units are offered at a fixed price of S$0.96 per unit, representing a significant 6.8% discount to the undisturbed market price of S$1.03 (as of December 10, 2025).

  • The timeline is as follows:


3. Immediate Implications

This is a defensive and offensive move:

  • Strengthening the Core: It doubles down on the premium Singapore office sector, boosting KREIT's exposure to Singapore from 75.8% to 79% of its portfolio value.

  • The Trade-Off (The DPU Dilution): While the deal strengthens the portfolio long-term, the sheer volume of new units issued (approximately 23.9% of the existing unit base) means a widely reported expectation of short-term Distribution Per Unit (DPU) dilution.

What I will do?

My decision to fully participate in this PO is a direct response tailored specifically to my retirement goals.

A. Maximising My Entitlement

Based on my existing holding of 10,351 Keppel Reit shares in my SRS account, my entitlement under the PO is calculated as follows:


Total Cost: Subscribing to all 2,380 new units at the PO price of $0.96 costs S$2,284.80.

Post-PO Holding: This subscription will increase my total Keppel Reit position to 12,731 shares, significantly deepening my exposure to this high-quality asset base.

However, I will be applying for excess preferential shares after redeeming my SRS funds stashed away in Fullerton SGD cash funds. Including my entitlement of 2,380 shares, I intend to apply for at least 8,000 shares amounting to S$7,680.

B. The Conviction: Potential Upside and more Passive Income overcome Dilution

I am participating fully because I believe the long-term value creation from the MBFC acquisition far outweighs the short-term DPU hit.

The passing rent at MBFC Tower 3 is reported to be approximately 10% below the current Marina Bay average. Given the projected scarcity of new Grade A office supply in the core CBD over the next few years, Keppel Reit is poised to capture strong positive rental reversion when current leases expire. This rental upside, combined with the immediate discount achieved via the PO, makes this a high-conviction trade for my retirement portfolio.

As I have held Keppel Reit for more than 9 years now, after factoring in more than S$5k of dividends collected, my average holding cost is merely $0.48 per share. This preferential offering exercise presents me a great opportunity to add shares and average up without incurring much trading fees.

KREIT is a pure-play Grade A office REIT, with a heavily Singapore-centric portfolio, which is highly prized for its stability. The MBFC acquisition boosts Singapore exposure (post-deal), reinforcing its status as a major landlord in the prime Core CBD (Marina Bay, One Raffles Quay, Ocean Financial Centre). The portfolio-wide occupancy rate of above 96% remains robust, significantly higher than the typical sector average, indicating high tenant demand for its premium spaces. In Q3 2025, the REIT continued to report double-digit positive rental reversions, showing that market rents are rising when old leases expire, a strong signal for future income growth.

The preferential offering, despite raising capital at a discount, is expected to slightly lower the pro forma Net Asset Value to approximately S$1.18 per unit. Even at this adjusted value, the REIT's units are still trading well below book value. Trading below NAV means you are buying Grade A assets like the one-third of MBFC Tower 3 and the existing majority stake in Ocean Financial Centre, at a structural discount.

While office REIT yields have been pressured by higher interest rates, KREIT historically offers a competitive yield. Keppel Reit's current dividend yield is approximately 5.5%. The PO is funding a long-term strategic asset, which means the DPU is expected to be dilutive by 3.6% to 6.4% in the short term, depending on the final cost of debt. This is the main short-term trade-off. 

The investment decision hinges on the belief that the superior quality of the MBFC Tower 3 acquisition will drive accelerated rental income growth once current leases are renewed at positive rental reversion, quickly recovering the DPU dilution and pushing future yields higher.

In summary, Keppel REIT is strategically acquiring a valuable asset (MBFC Tower 3) at an opportune time (discount to valuation, while market rents are rising). The current valuation, characterized by its P/NAV discount and competitive yield, provides an attractive entry point for long-term investors willing to look past the short-term DPU dilution.

Disclaimer: This article is for informational purposes only and does not constitute financial advice. It's crucial to conduct your own research or consult with a qualified financial advisor before making any investment decisions.

Thanks for reading.

With love and peace, 
Qiongster