Provident Fund 

A provident fund is one of the most important financial instruments for long-term savings and, consequently, for financial security for employees, especially after retirement. It is a structured and disciplined approach to saving, either mandated by governments or adopted voluntarily by individuals. This article goes into every detail about the provident fund, including its concept, workings, types, eligibility, and examples, providing a comprehensive understanding for beginners. 

What is a Provident Fund? 

A provident fund (PF) is a savings plan in which a person saves an amount during employment tenure by sending a specific fraction of the salary to his account; normally, the employer matches this. The objective is to accumulate a corpus for retirement that is accessible when needed or under specific conditions, including medical emergencies and purchasing a home. 

Provident funds are common in countries where governments promote savings and retirement planning through tax benefits and mandatory contributions. Such schemes provide individuals with financial security and reduce dependency on government welfare programs post-retirement. 

Key features include: 

  • Regular Contributions: A fixed portion of the employee’s salary, usually based on basic pay, is deducted and deposited into the provident fund. 
  • Employer Contributions: Employers pay the same or defined contribution based on the scheme rules. 
  • Interest Income: Accrued interest based on rates determined by the regulatory body. 
  • Restricted Withdrawal: Usually permitted when specific conditions such as retirement, disability, or an emergency arise. 

Understanding the Provident Fund 

The provident fund is a simple concept: employees and employers contribute every month, and the contributions are pooled into an account under the employee’s name. Over the years, these contributions earn interest, building a huge corpus for retirement. 

For instance, 

  • Suppose an employee earns US$3,000 per month. He can contribute 10% of his basic salary, or US$300, to the fund. 
  • The employer may contribute equally, adding another US$300. 
  • This amount, over 30 years of regular contributions and compounded interest, will grow into a huge corpus to provide a comfortable cushion for retirement. 

Advantages of a Provident Fund 

  • Retirement Security: One receives a steady income after retirement. 
  • Tax Benefits: Contributions and interest earned are usually tax-free or tax-deductible, depending on the country. 
  • Compound Interest: The money grows extensively with time as the interest earns interest. 
  • Emergency Funds: Under some provident fund schemes, one can withdraw a small portion for emergencies such as treatments or purchasing a house. 

International Practices 

For example, the Central Provident Fund is a mandatory scheme for employees and the self-employed aimed at retirement savings in Singapore. In the United States, provident fund schemes are optional and are part of broader retirement savings plans, such as 401(k) accounts. 

Types of Provident Fund 

There are various forms of provident funds, each being different by various employment sectors or savings goals. Here are the main types: 

  1. Employee Provident Fund (EPF)

Who it’s For: It is intended for Working in the private sector. 

Contribution rate: This generally involves the employee and employer contributing a fixed percentage of the basic salary of an employee (say, 10-12%). 

Features: 

  • Compulsory for eligible individuals. 
  • Withdrawals are allowed at retirement or on specific grounds. 
  • The interest is government-specified on the amount accrued. 
  1. Public Provident Fund (PPF)

Who It’s For: All citizens, including self-employed or unemployed. 

Contribution Rate: Voluntary contributions are allowed within a specified range. 

Features: 

  • Fixed-term investment plan with a specified duration, say 15 years. 
  • Government-fixed interest rates 
  • Taxes are relieved on contributions, interest income, and the maturity amount. 
  1. General Provident Fund (GPF)

Who it’s For: Employees in government departments. 

Contribution Rate: Normally voluntary but within certain limits. 

Features: 

  • A portion of an employee’s salary can be contributed. 
  • This is an exclusive plan for public sector employees 
  • Guaranteed returns; interest rates are determined by the government 
  1. Voluntary Provident Fund (VPF)

Who It’s For: Employees already covered under EPF who want to contribute beyond the mandatory percentage. 

Contribution Rate: Additional voluntary contributions by employees. 

Features: 

  • Contributions earn the same interest as EPF. 
  • No employer contribution to the additional amount. 
  • A flexible option for those seeking higher retirement savings. 

Provident Fund Eligibility and Enrollment 

Eligibility Criteria  

Eligibility for a provident fund depends on its type and governing rules. Here’s a general overview: 

Employee Provident Fund (EPF): 

  • Mandatory for salaried employees working in organisations with a specified minimum number of employees (e.g., 20 in many countries). 
  • Voluntary participation is allowed for employees earning above a threshold limit. 

Public Provident Fund (PPF): 

  • Open to all individuals, including self-employed and unemployed individuals. 
  • Available to minors through a guardian’s account. 

General Provident Fund (GPF): 

  • Restricted to government employees. 
  • Eligibility criteria frequently rely upon the country’s public sector policies. 

Enrollment Procedure 

The process of registration varies with each scheme but is, in general, as follows: 

  1. EPF
  • The employer registers the eligible employees at the time of hiring. 
  • The employee gets a unique identification number, such as the UAN, which remains the same throughout his employment. 
  • Contributions are automatically deducted from the salary. 
  1. PPF
  • An individual can open a PPF account in any authorised bank or financial institution. 
  • He needs to provide identification, address proof, and initial contribution. 
  1. GPF
  • Government employees are enrolled or must register with their department. 
  • Contributions are deducted from monthly salaries. 

Examples of Provident Funds 

  1. Central Provident Fund (CPF) – Singapore

The CPF is a broad-based social security savings plan in Singapore that supports retirement, healthcare, and housing needs. The CPF contribution by employees and employers is in terms of percentage of monthly wages. Funds are divided into three accounts: 

  • Ordinary Account: Housing, education, and investment. 
  • Special Account: Retirement and long-term savings. 
  • Medisave Account: Medical expenses. 

Example 

One who earns SGX 5,000 monthly will contribute 20%, while the employer adds 17%. 

The total contribution of SGX 1,850 will be split among the three. 

Interest is compounded over time as the government determines interest rates (e.g., 2.5%-4%). 

  1. 401(k) Plan – United States

Although not a provident fund in the classical sense, the 401(k) is a similar retirement savings plan in the United States. Contributions are made through a portion of the pre-tax salary, usually matched by employers. The funds grow tax-deferred until withdrawal. 

Example: 

  • An employee is earning US$50,000 per year and contributes 5% of his salary, or US$ 2,500, to the 401(k). 
  • If the employer matches 100% of the first 3% and 50% of the next 2%, they contribute US$1,750. 
  • With the investment growing over decades, savings compound significantly with stronger retirement funds. 

Frequently Asked Questions

The UAN is a 12-digit unique identification number provided to each employee under the EPF scheme. It simplifies provident fund account management, and employees can manage multiple accounts linked to different employers, access online services like balance inquiries and withdrawal applications, and ensure account portability when changing jobs.  

EPF, PPF, and GPF are saving schemes introduced by the Government with distinct characteristics. EPF is compulsory savings for private employees. Both employees and employers provide their share of the EPF contribution. PPF is an option for any one of the individuals, whereby only the individual’s contribution is involved. GPF involves only government staff and their share of contribution. Although all three provide tax benefits and interests that the government has determined, their main functions differ. EPF is meant for retirement savings and emergencies, PPF is for long-term savings, and GPF is for retirement and emergencies. 

EPF: 

Withdrew completely at retirement. 

Partial withdrawal allowed for specific needs (e.g., medical emergencies, housing). 

PPF: 

Partial withdrawal is allowed after five years. 

Withdrawn completely on maturity (e.g., 15 years). 

GPF: 

Withdrawals are allowed in case of emergencies or retirement. 

Employers are liable for: 

  • Deduction of employees’ contributions from salaries. 
  • Matching contributions as required. 
  • Making timely deposits with the provident fund authority. 
  • Transferring accounts in case of a change of jobs. 

EPF: Normally around 8%-9% per annum, though it varies by country and economic conditions. 

PPF: Governments usually revise interest rates quarterly, and they are usually lower, at around 6%- 7%. 

Related Terms

    Read the Latest Market Journal

    CDL Hospitality Trusts: Lease-Based Cash Flows Support Improving Leverage Profile

    Published on Feb 26, 2026

    Company Overview CDL Hospitality Trusts (CDLHT) is a Singapore-listed stapled trust comprising CDL Hospitality Real Estate Investment Trust (H-REIT) and CDL Hospitality Business Trust (HBT). The group owns a diversified portfolio of hospitality and living assets across 11 cities in 8 countries, including Singapore, the UK, Japan, Australia, New Zealand, Germany, Italy and the Maldives. As at end-FY2025, CDLHT’s portfolio comprised 22 operating assets with assets under management of ~S$3.5bn. The trust is sponsored by Millennium & Copthorne Hotels Limited, part of the Hong Leong Group controlled by Singaporean businessman Kwek Leng Beng. FY2025 Credit Performance Highlights CDLHT’s income profile is largely lease-based, with 81.5% of FY2025 NPI derived from leased assets, which supports earnings stability during periods of operational disruption. On a full-year basis, FY2025 performance remained soft, with reported NPI declining 4.1% YoY, reflecting AEI-related disruption at W Singapore and Grand Millennium Auckland that weighed on earnings for much of the year. Excluding assets undergoing AEI, FY2025 NPI was broadly stable at +0.3% YoY, as stronger contributions from the UK, Australia and Japan were largely offset by normalisation in more volatile markets such as the Maldives, as well as declines in smaller European assets. Importantly, performance improved into 2H25, with total NPI rising 3.5% YoY, and 2H25 NPI increasing 6.3% YoY when excluding AEI assets, pointing to a better earnings run-rate as refurbishment impacts eased. With major AEIs largely completed, management guides for earnings and cash-flow improvement from 2026, supported by asset re-launch effects, higher RevPAR potential and stabilising contributions from UK living assets. Leverage improved on a year-on-year basis, with gearing declining to 37.7% at end-FY2025 from 40.7% at end-FY2024, reflecting disciplined capital management. Interest coverage remained stable at 2.3x, despite AEI-related earnings disruption. Liquidity strengthened meaningfully, with cash and available facilities increasing to ~S$593.5mn from S$526.0mn, while a 95.7% unencumbered asset base continues to provide flexibility to manage refinancing needs and absorb near-term earnings volatility. CDLHT has refinanced all 2025 debt maturities, extending debt tenors and lowering borrowing costs. The weighted average debt maturity stands at around 2.6 years, with borrowings skewed toward 3–5-year facilities. A growing proportion of debt is structured as sustainability-linked loans, which are typically lower-cost and more readily extendable, reducing refinancing and liquidity risk. This has smoothed the maturity profile and supports more predictable interest cash outflows as earnings recover. Looking ahead, growth visibility is supported by the forward purchase of Moxy Singapore Clarke Quay, with TOP expected around end-2026, which does not require near-term capital outlay. Overseas assets provide additional medium-term support: Ibis Perth is seeing earnings normalisation following refurbishment, The Castings is expected to move beyond its initial gestation phase from 2026 and contribute to income ramp-up, while Benson Yard benefits from high committed occupancy under academic-year leases, providing a stable and predictable rental income stream. Credit View: We hold a positive view on CDL Hospitality Trusts’ credit profile. Credit quality is supported by a high proportion of contracted lease-based income, which provides cash-flow visibility and helped limit earnings volatility through the AEI-impacted FY2025. While full-year FY2025 performance remained soft, leverage improved year on year, and liquidity remains strong, with a largely unencumbered asset base supporting refinancing flexibility. Overview of CDL Hospitality Trusts’ Outstanding SGD Bonds   Disclaimer These commentaries are intended for general circulation and do not have regard to the specific investment objectives, financial situation and particular needs of any person. Accordingly, no warranty whatsoever is given and no liability whatsoever is accepted for any loss arising whether directly or indirectly as a result of any person acting based on this information. You should seek advice from a financial adviser regarding the suitability of any investment product(s) mentioned herein, taking into account your specific investment objectives, financial situation or particular needs, before making a commitment to invest in such products. Opinions expressed in these commentaries are subject to change without notice. Investments are subject to investment risks including the possible loss of the principal amount invested. The value of units in any fund and the income from them may fall as well as rise. Past performance figures as well as any projection or forecast used in these commentaries are not necessarily indicative of future or likely performance. Phillip Securities Pte Ltd (PSPL), its directors, connected persons or employees may from time to time have an interest in the financial instruments mentioned in these commentaries. The information contained in these commentaries has been obtained from public sources which PSPL has no reason to believe are unreliable and any analysis, forecasts, projections, expectations and opinions (collectively the “Research”) contained in these commentaries are based on such information and are expressions of belief only. PSPL has not verified this information and no representation or warranty, express or implied, is made that such information or Research is accurate, complete or verified or should be relied upon as such. Any such information or Research contained in these commentaries are subject to change, and PSPL shall not have any responsibility to maintain the information or Research made available or to supply any corrections, updates or releases in connection therewith. In no event will PSPL be liable for any special, indirect, incidental or consequential damages which may be incurred from the use of the information or Research made available, even if it has been advised of the possibility of such damages. The companies and their employees mentioned in these commentaries cannot be held liable for any errors, inaccuracies and/or omissions howsoever caused. Any opinion or advice herein is made on a general basis and is subject to change without notice. The information provided in these commentaries may contain optimistic statements regarding future events or future financial performance of countries, markets or companies. You must make your own financial assessment of the relevance, accuracy and adequacy of the information provided in these commentaries. Views and any strategies described in these commentaries may not be suitable for all investors. Opinions expressed herein may differ from the opinions expressed by other units of PSPL or its connected persons and associates. Any reference to or discussion of investment products or commodities in these commentaries is purely for illustrative purposes only and must not be construed as a recommendation, an offer or solicitation for the subscription, purchase or sale of the investment products or commodities mentioned.

    IOI Properties (IOIPG): Asset-Backed AAIS Credit

    Published on Feb 26, 2026

    Company Overview IOI Properties Group Berhad (IOIPG) is a Malaysian property developer and investment group with a diversified footprint across Malaysia, Singapore, and China. Its businesses span property development, property investment, and hospitality & leisure, with key assets including IOI City Mall, IOI Central Boulevard Towers (Singapore), and multiple integrated townships across Malaysia. The group is majority owned by the Lee Shin Cheng family (~65.7), and is rated AAIS (MARC). FY25 Credit Performance Highlights IOIPG delivered stable topline performance in FY25. Revenue rose 4% YoY to RM3.06bn, supported by stronger contributions from Property Investment and Hospitality & Leisure, which offset a softer development cycle following the absence of land sales that had boosted FY24 results. Property Development remained the largest revenue contributor at 54% (RM1.65bn), followed by Property Investment at 31% (RM945mn) and Hospitality & Leisure at 15% (RM466mn), highlighting a gradually improving but still development-weighted revenue mix. Recurring income continued to strengthen. Property Investment revenue rose 46% YoY, driven by the full-year contribution from IOI Central Boulevard Towers, sustained high occupancy at IOI City Mall, and the acquisition of IOI Mall Damansara in December 2024. Segment operating profit increased in tandem to RM467mn, with margins remaining healthy at 49%, reinforcing the stability and cash-generative nature of the investment portfolio. Office contributions rose meaningfully as IOI Central Boulevard Towers ramped up, with commitment rates reaching 88% as at July 2025. The Hospitality & Leisure segment also showed a marked recovery. Segment revenue surged 70% YoY to RM450mn, while operating losses narrowed sharply to approximately RM5mn, from RM115mn in FY24, reflecting contributions from newly acquired and opened hotels as well as improved occupancy across refurbished assets. While the segment remains marginally loss-making, its drag on group earnings has reduced materially. IOIPG’s credit profile remains strongly asset-backed. Total assets increased by 2% YoY to RM46.9bn, supported by fair value gains on investment properties and selective asset acquisitions, which continue to underpin collateral quality and creditor recovery prospects. Total equity stood at RM24.5bn, providing a substantial capital buffer consistent with its AAIS rating. However, leverage remains elevated on a cash-earnings basis. Total borrowings increased modestly to RM19.6bn, largely to fund Singapore projects, while net gearing remained stable at 0.70x, reflecting an uplift in shareholders’ equity from property revaluations rather than balance-sheet deleveraging. In parallel, total debt/EBITDA rose to 10.6x in FY25 from 8.1x in FY24, highlighting higher leverage following the normalisation of EBITDA post-completion of IOI Central Boulevard Towers. Interest coverage softened as interest expense rose materially on the full-year funding impact of IOI Central, resulting in more moderate coverage metrics and reduced buffer against earnings volatility. Liquidity is adequate but requires ongoing discipline. Cash and cash equivalents increased to RM2.49bn at FY25, supported by operating cash inflows and a meaningful reduction in completed inventories to RM1.27bn, down 34% YoY, improving near-term cash conversion. Credit view: IOIPG’s AAIS credit profile is supported by strong tangible asset backing, a robust equity base, and a steadily improving recurring-income platform. However, the credit remains liquidity-sensitive, given elevated leverage and a still development-weighted cash-flow profile.   Disclaimer These commentaries are intended for general circulation and do not have regard to the specific investment objectives, financial situation and particular needs of any person. Accordingly, no warranty whatsoever is given and no liability whatsoever is accepted for any loss arising whether directly or indirectly as a result of any person acting based on this information. You should seek advice from a financial adviser regarding the suitability of any investment product(s) mentioned herein, taking into account your specific investment objectives, financial situation or particular needs, before making a commitment to invest in such products. Opinions expressed in these commentaries are subject to change without notice. Investments are subject to investment risks including the possible loss of the principal amount invested. The value of units in any fund and the income from them may fall as well as rise. Past performance figures as well as any projection or forecast used in these commentaries are not necessarily indicative of future or likely performance. Phillip Securities Pte Ltd (PSPL), its directors, connected persons or employees may from time to time have an interest in the financial instruments mentioned in these commentaries. The information contained in these commentaries has been obtained from public sources which PSPL has no reason to believe are unreliable and any analysis, forecasts, projections, expectations and opinions (collectively the “Research”) contained in these commentaries are based on such information and are expressions of belief only. PSPL has not verified this information and no representation or warranty, express or implied, is made that such information or Research is accurate, complete or verified or should be relied upon as such. Any such information or Research contained in these commentaries are subject to change, and PSPL shall not have any responsibility to maintain the information or Research made available or to supply any corrections, updates or releases in connection therewith. In no event will PSPL be liable for any special, indirect, incidental or consequential damages which may be incurred from the use of the information or Research made available, even if it has been advised of the possibility of such damages. The companies and their employees mentioned in these commentaries cannot be held liable for any errors, inaccuracies and/or omissions howsoever caused. Any opinion or advice herein is made on a general basis and is subject to change without notice. The information provided in these commentaries may contain optimistic statements regarding future events or future financial performance of countries, markets or companies. You must make your own financial assessment of the relevance, accuracy and adequacy of the information provided in these commentaries. Views and any strategies described in these commentaries may not be suitable for all investors. Opinions expressed herein may differ from the opinions expressed by other units of PSPL or its connected persons and associates. Any reference to or discussion of investment products or commodities in these commentaries is purely for illustrative purposes only and must not be construed as a recommendation, an offer or solicitation for the subscription, purchase or sale of the investment products or commodities mentioned.

    StarHub: Stable Consumer Base, but Credit Story Now Hinges on Margin and FCF Repair

    Published on Feb 26, 2026

    Company Overview StarHub Ltd is a Singapore telecom operator providing Mobile, Broadband, Pay TV, Enterprise ICT, and Cybersecurity services. The shareholder base is anchored by Temasek (via ST Telemedia / STT Communications, ~56%) and NTT Group (~10%), which supports franchise stability and access to strategic partnerships. 3Q25 Credit Performance Highlights StarHub’s consumer franchise remains the cash-flow anchor, with low churn supporting predictability despite ongoing pricing pressure. Mobile churn is 1.3%, and broadband churn is 1.0%, while subscriber additions (+50k QoQ to 2.187mn) help offset softer mobile ARPU (S$22). Broadband growth (+1.4% YoY) also points to steady upselling momentum, keeping the core subscription base a stabiliser for leverage and debt service. The quality of revenues is gradually improving as Enterprise and Cybersecurity continue to scale, offering higher-margin, recurring B2B cash flows that reduce reliance on consumer cyclicality. Cybersecurity grew +17.0% YoY and Managed Services +3.2% YoY, supported by its Modern Digital Infrastructure platform. A +5.7% YoY increase in the orderbook and deeper regional Enterprise integration (SG–MY) strengthen visibility, which is credit-positive given it diversifies the earnings engine beyond consumer ARPU dynamics. That said, the near-term credit narrative is increasingly about execution. EBITDA softened to S$105.9mn (–7.6% YoY) and service EBITDA margin compressed to 20.6%, reflecting weaker mobile/entertainment gross profit and higher operating costs. With DARE+ completed, management is now in the “harvest” phase, targeting ~S$60mn cost savings over FY26–FY28. Delivery will be key to rebuilding margins and restoring free cash flow. FCF remains tight: 3Q25 FCF was S$123.6mn, but 9M25 FCF turned negative (–S$48.2mn) once spectrum-related payments are included; even excluding spectrum, 9M FCF of S$139.8mn (–16.4% YoY) highlights pressure from elevated investment commitments and weaker operating cash generation. Looking ahead, the main watchpoints are (i) whether EBITDA and margins stabilise, further slippage would narrow headroom within the current leverage range, and (ii) whether cost-out execution translates into real FCF recovery, particularly as spectrum and investment commitments continue to compete for cash. The risk is less about near-term solvency and more about buffer erosion: without a clearer rebound in operating cash generation, deleveraging becomes harder, and the credit story stays capped. Credit view: StarHub’s credit profile remains stable on the back of a sticky subscription base and still-healthy interest coverage, but it is now more constrained by execution risk than balance-sheet stress. In our view, sustained margin repair, EBITDA stabilisation, and a credible improvement in free cash flow are the key requirements to preserve credit buffers and the path to any meaningful spread tightening will depend on demonstrating that these improvements are durable rather than one-off. Overview of StarHub Ltd’s Outstanding SGD Bonds   Disclaimer These commentaries are intended for general circulation and do not have regard to the specific investment objectives, financial situation and particular needs of any person. Accordingly, no warranty whatsoever is given and no liability whatsoever is accepted for any loss arising whether directly or indirectly as a result of any person acting based on this information. You should seek advice from a financial adviser regarding the suitability of any investment product(s) mentioned herein, taking into account your specific investment objectives, financial situation or particular needs, before making a commitment to invest in such products. Opinions expressed in these commentaries are subject to change without notice. Investments are subject to investment risks including the possible loss of the principal amount invested. The value of units in any fund and the income from them may fall as well as rise. Past performance figures as well as any projection or forecast used in these commentaries are not necessarily indicative of future or likely performance. Phillip Securities Pte Ltd (PSPL), its directors, connected persons or employees may from time to time have an interest in the financial instruments mentioned in these commentaries. The information contained in these commentaries has been obtained from public sources which PSPL has no reason to believe are unreliable and any analysis, forecasts, projections, expectations and opinions (collectively the “Research”) contained in these commentaries are based on such information and are expressions of belief only. PSPL has not verified this information and no representation or warranty, express or implied, is made that such information or Research is accurate, complete or verified or should be relied upon as such. Any such information or Research contained in these commentaries are subject to change, and PSPL shall not have any responsibility to maintain the information or Research made available or to supply any corrections, updates or releases in connection therewith. In no event will PSPL be liable for any special, indirect, incidental or consequential damages which may be incurred from the use of the information or Research made available, even if it has been advised of the possibility of such damages. The companies and their employees mentioned in these commentaries cannot be held liable for any errors, inaccuracies and/or omissions howsoever caused. Any opinion or advice herein is made on a general basis and is subject to change without notice. The information provided in these commentaries may contain optimistic statements regarding future events or future financial performance of countries, markets or companies. You must make your own financial assessment of the relevance, accuracy and adequacy of the information provided in these commentaries. Views and any strategies described in these commentaries may not be suitable for all investors. Opinions expressed herein may differ from the opinions expressed by other units of PSPL or its connected persons and associates. Any reference to or discussion of investment products or commodities in these commentaries is purely for illustrative purposes only and must not be construed as a recommendation, an offer or solicitation for the subscription, purchase or sale of the investment products or commodities mentioned.

    Shangri-La Hotel (SLHSP): High leverage mitigated liquidity and sponsor support

    Published on Feb 26, 2026

    Company Overview Shangri-La Asia Ltd (SLHSP) is the Hong Kong–listed flagship of the Kuok Group, multinational conglomerate founded by Malaysian tycoon Robert Kuok. operating 90+ hotels and mixed-use properties under the Shangri-La, Kerry, and JEN brands. Earnings are concentrated in Mainland China and Hong Kong, with the remainder from Southeast Asia and other international markets. The group is unrated and majority-owned by the Kuok Group-related entity (63.1%) 1H25 Credit Performance Highlights Operating performance continued to recover in 1H25, albeit at a subdued pace. Revenue increased marginally by 0.7% YoY to approximately US$1.06bn, as stronger investment property contributions were largely offset by softer hotel demand in China and Singapore. EBITDA was broadly flat at US$252mn (23.8% margin), supported by a ~2% YoY improvement in RevPAR, led by Hong Kong. However, EBITDA remains below pre-pandemic levels, suggesting that the earnings recovery has plateaued and has yet to translate into material balance-sheet repair. As a result, leverage remains structurally elevated and coverage buffers thin. With earnings recovery constrained, gross debt remained high at around US$7.2bn in 1H25, translating into leverage of approximately 14× Debt/EBITDA, elevated for a hotel owner-operator. Interest coverage stood at a modest 2.3×, benefiting from a reduction in average funding costs to 3.98% from 4.45% in FY24. Nonetheless, coverage remains sensitive to earnings volatility, reinforcing the limited margin for operating underperformance. Cash flow generation remains insufficient to meaningfully reduce leverage. The pressure on the balance sheet is further reflected in cash flow metrics. Operating cash flow in 1H25 was US$59.9mn, broadly flat YoY, while free cash flow amounted to US$35.8mn. Operating cash flow continues to be largely absorbed by recurring capital expenditure required to sustain the existing asset base, limiting cash available for debt reduction. This funding reliance elevates the importance of asset quality and sponsor support. In this context, Shangri-La’s franchise strength and ownership of prime hotel assets provide meaningful downside protection. Brand equity underpins continued access to funding and offers optionality for capital recycling, while geographic diversification across Greater China and overseas markets helps mitigate concentration risk. Importantly, Kuok Group sponsorship remains a key credit anchor, supported by long-standing banking relationships, capital-market access and a demonstrated track record of balance-sheet support during periods of weak earnings. Strong liquidity mitigates near-term refinancing risk despite elevated leverage. Liquidity therefore becomes the primary mitigating factor. As of 1H25, SLHSP held US$2.67bn of cash and US$0.73bn of undrawn committed facilities, providing total available liquidity of around US$3.4bn. Importantly, the liquidity is assessed against refinancing needs rather than total debt. Debt maturities are well-staggered at roughly US$0.7–1.6bn per annum through 2029, with available liquidity comfortably covering more than 24 months of maturities, supporting low near-term refinancing risk.

    OUE REIT: Prime Singapore Assets Support BBB- Profile

    Published on Feb 26, 2026

    Company Overview OUE Real Estate Investment Trust (OUE REIT) is a S$5.8bn AUM Singapore-centric diversified REIT with exposure to office (48%), hospitality (36%), and retail (16%). Key assets include One Raffles Place, OUE Bayfront, OUE Downtown Office, Mandarin Gallery, Hilton Singapore Orchard, and Crowne Plaza Changi Airport. Major shareholders include Temasek (9.31%), OCBC (1.25%), and Prudential (0.75%). The REIT is rated BBB- (S&P). FY2025 Credit Performance Highlights Reported operating metrics declined in FY2025, with revenue falling 7.4% YoY to S$273.6mn and NPI declining 6.2% YoY to S$219.6mn. This was primarily due to the absence of contributions from Lippo Plaza Shanghai following its divestment in December 2024, rather than operating weakness. Excluding this asset, underlying performance remained stable, with like-for-like revenue and NPI increasing 0.1% YoY and 1.6% YoY, respectively, supported by steady Singapore office demand and stable hospitality operations. Portfolio quality continues to underpin cash-flow resilience. Core assets such as One Raffles Place, OUE Bayfront and OUE Downtown Office anchor the portfolio in prime CBD locations, while hospitality exposure is provided by Hilton Singapore Orchard and Crowne Plaza Changi Airport. Portfolio occupancy remained high at 95.4%, reflecting the defensive nature of centrally located Singapore assets and sustained tenant demand. The income mix is supportive, with the commercial segment contributing approximately 64% of total revenue, providing stable, contracted cash flows with positive rental reversions. Hospitality earnings are structurally de-risked through long-term master lease agreements incorporating minimum rent floors of S$67.5mn per annum, materially limiting downside volatility and enhancing cash-flow predictability for bondholders. The most meaningful credit improvement in FY2025 came through lower funding costs. Finance costs declined 17.6% YoY to S$87.8mn, reflecting a more favourable interest-rate environment and proactive balance-sheet optimisation. This translated into a 13.9% YoY increase in amount available for distribution to S$123.8mn, signalling stronger cash retained after interest and improved cash-flow conversion despite lower reported revenue. Balance-sheet metrics strengthened further following deleveraging. Aggregate leverage declined to 38.5% from 39.9% in FY2024, supported by debt repayment using divestment proceeds. Total debt stood at approximately S$2.17bn, while the weighted average cost of debt fell to 3.9% p.a. from 4.7% a year earlier. Fixed-rate exposure increased to 79.2%, reducing near-term rate sensitivity, and interest coverage improved to 2.4x, providing a reasonable buffer within the BBB- rating category. Liquidity risk remains well contained. Debt maturities are well staggered, with no more than 18.5% of total debt maturing in any single year, limiting refinancing pressure. Funding is diversified between bank borrowings (53.9%) and MTNs (46.1%), while balance-sheet flexibility is preserved by 83.0% unsecured debt and 87.0% unencumbered assets, supporting continued access to funding even under stressed market conditions. Credit view: We remain constructive on OUE REIT’s credit profile. The portfolio continues to generate resilient cash flows, while lower funding costs and disciplined capital management have materially improved debt sustainability. The leverage has improved to 38.5% and the improvement in interest coverage, high fixed-rate exposure and strong liquidity buffers mitigate downside risks. Overview of OUE’s Outstanding SGD Bonds   Disclaimer These commentaries are intended for general circulation and do not have regard to the specific investment objectives, financial situation and particular needs of any person. Accordingly, no warranty whatsoever is given and no liability whatsoever is accepted for any loss arising whether directly or indirectly as a result of any person acting based on this information. You should seek advice from a financial adviser regarding the suitability of any investment product(s) mentioned herein, taking into account your specific investment objectives, financial situation or particular needs, before making a commitment to invest in such products. Opinions expressed in these commentaries are subject to change without notice. Investments are subject to investment risks including the possible loss of the principal amount invested. The value of units in any fund and the income from them may fall as well as rise. Past performance figures as well as any projection or forecast used in these commentaries are not necessarily indicative of future or likely performance. Phillip Securities Pte Ltd (PSPL), its directors, connected persons or employees may from time to time have an interest in the financial instruments mentioned in these commentaries. The information contained in these commentaries has been obtained from public sources which PSPL has no reason to believe are unreliable and any analysis, forecasts, projections, expectations and opinions (collectively the “Research”) contained in these commentaries are based on such information and are expressions of belief only. PSPL has not verified this information and no representation or warranty, express or implied, is made that such information or Research is accurate, complete or verified or should be relied upon as such. Any such information or Research contained in these commentaries are subject to change, and PSPL shall not have any responsibility to maintain the information or Research made available or to supply any corrections, updates or releases in connection therewith. In no event will PSPL be liable for any special, indirect, incidental or consequential damages which may be incurred from the use of the information or Research made available, even if it has been advised of the possibility of such damages. The companies and their employees mentioned in these commentaries cannot be held liable for any errors, inaccuracies and/or omissions howsoever caused. Any opinion or advice herein is made on a general basis and is subject to change without notice. The information provided in these commentaries may contain optimistic statements regarding future events or future financial performance of countries, markets or companies. You must make your own financial assessment of the relevance, accuracy and adequacy of the information provided in these commentaries. Views and any strategies described in these commentaries may not be suitable for all investors. Opinions expressed herein may differ from the opinions expressed by other units of PSPL or its connected persons and associates. Any reference to or discussion of investment products or commodities in these commentaries is purely for illustrative purposes only and must not be construed as a recommendation, an offer or solicitation for the subscription, purchase or sale of the investment products or commodities mentioned.

    Phillip Macro Update

    Published on Feb 26, 2026

    Fed pauses with mandates stabilizing Event The U.S. Federal Open Market Committee (FOMC) concluded its meeting on 27-28 January 2026, maintaining the federal funds rate at 3.50%–3.75% after delivering 75 bps of cumulative easing over the prior three meetings. The Committee framed its decision around a more balanced trade-off between stabilising labour-market conditions and inflation that remains above target, signalling a shift into a more patient phase of the easing cycle. Key points to note: Split vote reflects easing tensions between inflation and labour risks The FOMC voted 10–2 to keep rates unchanged, with Governors Stephen Miran and Christopher Waller dissenting in favour of an immediate 25 bps cut. Chair Powell characterised the decision as broadly supported, noting that the tension between inflation and unemployment has eased relative to earlier in the cycle, allowing the Committee to adopt a more balanced policy stance. Inflation eased from its peak while labour stabilize Powell reiterated that inflation has eased significantly from its mid-2022 highs but remains somewhat elevated relative to the Fed’s 2% target. He noted that recent inflation readings have been influenced by higher prices stemming from tariffs, while disinflation appears to be continuing in the services sector. At the same time, labour-market conditions are showing signs of stabilisation following a period of gradual softening, with the unemployment rate broadly unchanged. Taken together, this backdrop supports a patient, data-dependent approach to future policy decisions. Fed reaffirms focus on both sides of the dual mandate Powell reiterated that monetary policy remains guided by the Fed’s dual mandate of maximum employment and stable prices. He emphasised that decisions will continue to balance progress on inflation with developments in the labour market, reinforcing a two-sided risk-management approach rather than a singular focus on inflation. No forward guidance with a meeting-by-meeting approach reaffirmed The Fed made clear it has not taken any decisions regarding future rate moves. Powell pushed back against expectations of a pre-committed easing trajectory, reiterating that policy decisions will be made on a meeting-by-meeting basis, guided by incoming data, the evolving outlook, and the balance of risks. Outlook: We expect the Fed to keep policy rates unchanged in the near term, with the next rate cut in June, broadly in line with market pricing. Improving labour-market conditions and inflation that remains above the Fed’s 2% target give policymakers room to stay on hold for now, reinforcing a pause through the first half of the year. We think that rate cuts will only resume once inflation shows clearer progress beyond tariff-related effects or labour conditions begin to soften meaningfully. Chair Powell made clear that rate hikes are not the base case, with the bar for tightening set very high. Instead, the easing path is likely to be gradual and data-dependent, with tariff-driven goods inflation expected to peak and fade over the year. If the disinflation materialises without a re-tightening in the labour market, it would open the door for further cuts later in the year.   Disclaimer These commentaries are intended for general circulation and do not have regard to the specific investment objectives, financial situation and particular needs of any person. Accordingly, no warranty whatsoever is given and no liability whatsoever is accepted for any loss arising whether directly or indirectly as a result of any person acting based on this information. You should seek advice from a financial adviser regarding the suitability of any investment product(s) mentioned herein, taking into account your specific investment objectives, financial situation or particular needs, before making a commitment to invest in such products. Opinions expressed in these commentaries are subject to change without notice. Investments are subject to investment risks including the possible loss of the principal amount invested. The value of units in any fund and the income from them may fall as well as rise. Past performance figures as well as any projection or forecast used in these commentaries are not necessarily indicative of future or likely performance. Phillip Securities Pte Ltd (PSPL), its directors, connected persons or employees may from time to time have an interest in the financial instruments mentioned in these commentaries. The information contained in these commentaries has been obtained from public sources which PSPL has no reason to believe are unreliable and any analysis, forecasts, projections, expectations and opinions (collectively the “Research”) contained in these commentaries are based on such information and are expressions of belief only. PSPL has not verified this information and no representation or warranty, express or implied, is made that such information or Research is accurate, complete or verified or should be relied upon as such. Any such information or Research contained in these commentaries are subject to change, and PSPL shall not have any responsibility to maintain the information or Research made available or to supply any corrections, updates or releases in connection therewith. In no event will PSPL be liable for any special, indirect, incidental or consequential damages which may be incurred from the use of the information or Research made available, even if it has been advised of the possibility of such damages. The companies and their employees mentioned in these commentaries cannot be held liable for any errors, inaccuracies and/or omissions howsoever caused. Any opinion or advice herein is made on a general basis and is subject to change without notice. The information provided in these commentaries may contain optimistic statements regarding future events or future financial performance of countries, markets or companies. You must make your own financial assessment of the relevance, accuracy and adequacy of the information provided in these commentaries. Views and any strategies described in these commentaries may not be suitable for all investors. Opinions expressed herein may differ from the opinions expressed by other units of PSPL or its connected persons and associates. Any reference to or discussion of investment products or commodities in these commentaries is purely for illustrative purposes only and must not be construed as a recommendation, an offer or solicitation for the subscription, purchase or sale of the investment products or commodities mentioned.

    Perennial Holdings: Strengthening Healthcare Platform Supports Gradual Credit Improvement

    Published on Feb 26, 2026

    Company Overview Perennial Holdings is an integrated real estate and healthcare company headquartered in Singapore, with operations spanning China, Singapore, Malaysia, and Ghana. China remains its core market, supported by healthcare and eldercare platforms concentrated in key cities such as Kunming, Chengdu, Guangzhou, and Xi’an. The group operates under a hybrid model that combines property ownership, development, and healthcare operations. Its shareholder base includes Kuok Khoon Hong (29%), Wilmar International (16%), Hopu Investments (14%), Perpetual Capital (11%), Ron Sim (13%), Bangkok Bank (9%), and Pua Seck Guan (8%). 1H2025 Performance Perennial’s operating momentum continues to strengthen as its healthcare and eldercare platforms gain scale. Portfolio occupancy has risen to 65% as of YTD 2025 (from 51% in 2022), while mature assets have reached a robust 86% occupancy, underscoring strong utilisation once stabilised. Earnings reflect this ramp-up, with adjusted EBITDA at S$223.6 million in FY2024 and S$13.5 million in 1H2025, marking a solid 65% YoY growth. Importantly, the business has shifted structurally toward recurring income, with over 55% of revenue now driven by healthcare operations. Further scalability is supported by a 4,500-bed brownfield pipeline across Guangzhou, Chengdu, Shanghai, and Hainan (launching 4Q2026–4Q2027) and the upcoming Kunming Medical City in 1Q2026, which will anchor recurring EBITDA growth over the medium term. Despite improving operations, the credit profile remains constrained by elevated leverage and tight interest coverage. Debt/Total Assets has risen to 0.41× (from 0.38×), while Net Debt/Equity has increased to 0.83× (from 0.71×), reflecting ongoing project investment and slower capital recycling. Though the adjusted ICR of ~1.0× better captures cash-servicing ability compared to the reported 0.15×, both measures highlight thin headroom amid funding- cost volatility. Refinancing execution has been constructive—with ~86% of unsecured facilities rolled over and all secured loans under renewal—but the schedule remains front-loaded, keeping liquidity dependent on timely renewals and selective asset monetisation. A diverse lending syndicate (DBS, UOB, OCBC, Maybank, BBL, SMBC, ICBC, BoC) helps mitigate concentration risk. Looking ahead, several milestones will be key to shaping Perennial’s credit trajectory. The ramp-up in occupancy and EBITDA following the launch of Kunming Medical City in 1Q2026 will be crucial in lifting the adjusted ICR toward a more sustainable level above 1.5×. Liquidity conditions also hinge on the timely completion of remaining unsecured renewals and the ability to secure longer tenors beyond the typical three-year cycle. In addition, refinancing spreads will need close monitoring, as Perennial’s thin coverage base leaves the credit profile sensitive to funding-cost volatility. Credit View: Perennial’s credit profile has shown gradual improvement, underpinned by better operating momentum and clearer visibility on recurring healthcare earnings. However, leverage remains high and ICR tight amid a front-loaded refinancing schedule. We stay cautiously constructive, recognising improving fundamentals but noting continued reliance on refinancing and capital recycling. Overview of Perennial Holdings’ Outstanding SGD Bonds   Disclaimer These commentaries are intended for general circulation and do not have regard to the specific investment objectives, financial situation and particular needs of any person. Accordingly, no warranty whatsoever is given and no liability whatsoever is accepted for any loss arising whether directly or indirectly as a result of any person acting based on this information. You should seek advice from a financial adviser regarding the suitability of any investment product(s) mentioned herein, taking into account your specific investment objectives, financial situation or particular needs, before making a commitment to invest in such products. Opinions expressed in these commentaries are subject to change without notice. Investments are subject to investment risks including the possible loss of the principal amount invested. The value of units in any fund and the income from them may fall as well as rise. Past performance figures as well as any projection or forecast used in these commentaries are not necessarily indicative of future or likely performance. Phillip Securities Pte Ltd (PSPL), its directors, connected persons or employees may from time to time have an interest in the financial instruments mentioned in these commentaries. The information contained in these commentaries has been obtained from public sources which PSPL has no reason to believe are unreliable and any analysis, forecasts, projections, expectations and opinions (collectively the “Research”) contained in these commentaries are based on such information and are expressions of belief only. PSPL has not verified this information and no representation or warranty, express or implied, is made that such information or Research is accurate, complete or verified or should be relied upon as such. Any such information or Research contained in these commentaries are subject to change, and PSPL shall not have any responsibility to maintain the information or Research made available or to supply any corrections, updates or releases in connection therewith. In no event will PSPL be liable for any special, indirect, incidental or consequential damages which may be incurred from the use of the information or Research made available, even if it has been advised of the possibility of such damages. The companies and their employees mentioned in these commentaries cannot be held liable for any errors, inaccuracies and/or omissions howsoever caused. Any opinion or advice herein is made on a general basis and is subject to change without notice. The information provided in these commentaries may contain optimistic statements regarding future events or future financial performance of countries, markets or companies. You must make your own financial assessment of the relevance, accuracy and adequacy of the information provided in these commentaries. Views and any strategies described in these commentaries may not be suitable for all investors. Opinions expressed herein may differ from the opinions expressed by other units of PSPL or its connected persons and associates. Any reference to or discussion of investment products or commodities in these commentaries is purely for illustrative purposes only and must not be construed as a recommendation, an offer or solicitation for the subscription, purchase or sale of the investment products or commodities mentioned.

    Keppel REIT: Prime CBD Franchise and Leasing Momentum Support a Stable BBB Credit

    Published on Feb 26, 2026

    Company Overview Keppel REIT is a Singapore-listed REIT with a S$9.5bn portfolio value of predominantly Grade-A office assets across Singapore (78%), Australia (18%), South Korea (3%), and Japan (1%). The portfolio is anchored by landmark Singapore CBD assets, including Marina Bay Financial Centre (MBFC), Ocean Financial Centre (OFC), and One Raffles Quay (ORQ). The REIT is sponsored by Keppel Corporation and is rated BBB (S&P). 3Q25 Credit Performance Highlights Operating performance remains resilient, supporting steady, recurring income and debt service capacity. 3Q25 NPI rose 8.6% YoY to S$161.3mn, driven by stronger contributions from 255 George Street and improved occupancy at 2 Blue Street in Australia. The uplift in recurring income improves cash-flow visibility and underpins Keppel REIT’s ability to service interest and manage upcoming maturities. Portfolio quality remains a core strength, with prime CBD exposure and sticky tenant demand supporting rents through the cycle. The S$9.5bn AUM is concentrated in Grade-A CBD offices, with portfolio valuations suggesting yields of ~3.15–3.55% for core Singapore assets. Tenant quality is solid, with the top 10 tenants contributing ~30% of rental income, and leasing metrics remain constructive, occupancy improved to 96.3% (3Q25), and WALE is 4.7 years (top 10 tenants 8.9 years). Leasing momentum is evident in ~12% positive rental reversions on new/renewed leases and a 74.9% retention rate, while new Singapore leases were signed at S$12.85 psf pm versus expiring S$11.35–S$12.15, pointing to embedded rental uplift in core CBD locations. The Top Ryde City acquisition (A$393.8mn; entry yield ~6.7%) adds modest diversification via suburban retail and ~1.5% DPU accretive, but it remains small (

    IMPORTANT INFORMATION

    This material is provided by Phillip Capital Management (S) Ltd (“PCM”) for general information only and does not constitute a recommendation, an offer to sell, or a solicitation of any offer to invest in any of the exchange-traded fund (“ETF”) or the unit trust (“Products”) mentioned herein. It does not have any regard to your specific investment objectives, financial situation and any of your particular needs. You should read the Prospectus and the accompanying Product Highlights Sheet (“PHS”) for key features, key risks and other important information of the Products and obtain advice from a financial adviser (“FA“) pursuant to a separate engagement before making a commitment to invest in the Products. In the event that you choose not to obtain advice from a FA, you should assess whether the Products are suitable for you before proceeding to invest. A copy of the Prospectus and PHS are available from PCM, any of its Participating Dealers (“PDs“) for the ETF, or any of its authorised distributors for the unit trust managed by PCM.  

    An ETF is not like a typical unit trust as the units of the ETF (the “Units“) are to be listed and traded like any share on the Singapore Exchange Securities Trading Limited (“SGX-ST”). Listing on the SGX-ST does not guarantee a liquid market for the Units which may be traded at prices above or below its NAV or may be suspended or delisted. Investors may buy or sell the Units on SGX-ST when it is listed. Investors cannot create or redeem Units directly with PCM and have no rights to request PCM to redeem or purchase their Units. Creation and redemption of Units are through PDs if investors are clients of the PDs, who have no obligation to agree to create or redeem Units on behalf of any investor and may impose terms and conditions in connection with such creation or redemption orders. Please refer to the Prospectus of the ETF for more details.  

    Investments are subject to investment risks including the possible loss of the principal amount invested. The purchase of a unit in a fund is not the same as placing your money on deposit with a bank or deposit-taking company. There is no guarantee as to the amount of capital invested or return received. The value of the units and the income accruing to the units may fall or rise. Past performance is not necessarily indicative of the future or likely performance of the Products. There can be no assurance that investment objectives will be achieved.  

    Where applicable, fund(s) may invest in financial derivatives and/or participate in securities lending and repurchase transactions for the purpose of hedging and/or efficient portfolio management, subject to the relevant regulatory requirements. PCM reserves the discretion to determine if currency exposure should be hedged actively, passively or not at all, in the best interest of the Products.  

    The regular dividend distributions, out of either income and/or capital, are not guaranteed and subject to PCM’s discretion. Past payout yields and payments do not represent future payout yields and payments. Such dividend distributions will reduce the available capital for reinvestment and may result in an immediate decrease in the net asset value (“NAV”) of the Products. Please refer to <www.phillipfunds.com> for more information in relation to the dividend distributions.  

    The information provided herein may be obtained or compiled from public and/or third party sources that PCM has no reason to believe are unreliable. Any opinion or view herein is an expression of belief of the individual author or the indicated source (as applicable) only. PCM makes no representation or warranty that such information is accurate, complete, verified or should be relied upon as such. The information does not constitute, and should not be used as a substitute for tax, legal or investment advice.  

    The information herein are not for any person in any jurisdiction or country where such distribution or availability for use would contravene any applicable law or regulation or would subject PCM to any registration or licensing requirement in such jurisdiction or country. The Products is not offered to U.S. Persons. PhillipCapital Group of Companies, including PCM, their affiliates and/or their officers, directors and/or employees may own or have positions in the Products. Any member of the PhillipCapital Group of Companies may have acted upon or used the information, analyses and opinions herein before they have been published. 

    This advertisement has not been reviewed by the Monetary Authority of Singapore.  

     

    Phillip Capital Management (S) Ltd (Co. Reg. No. 199905233W)  
    250 North Bridge Road #06-00, Raffles City Tower ,Singapore 179101 
    Tel: (65) 6230 8133 Fax: (65) 65383066 www.phillipfunds.com