Yangzijiang Financial 1H2026 Results: Deep Discount, Debt-Free, High Dividend Yield

 YZJFH remains one of the most mispriced balance sheets on the SGX. The stock trades at 19.4 Singapore cents. NAV sits at 53.21 cents per share as at 30 June 2026.

That's just 0.36x book. A 63.5% discount to stated net asset value. For a debt-free Singapore-listed company, that gap is too wide to ignore.

Start with the cash. YZJFH held S$575.4 million in cash and cash equivalents at end of 1H2026. Total liabilities were only S$118.4 million.

93% of those liabilities is deferred tax. Not money owed to a bank. Note 21 of the financial period confirms the company has zero borrowings, this period and last.

Strip out the debt book, equity investment entirely. Cash alone covers roughly 85% of the current S$676 million market cap. That's a rare margin of safety.

Now the debt investments book. This is where sceptics will push back. Gross debt investments stand at S$1,323.2 million.

Against that, YZJFH has provisioned S$520.3 million. A 39.3% blended coverage rate. Break it down further and the picture gets clearer. Performing loans (S$466.6 million) carry a 6.2% loss rate. Underperforming (S$189.4 million) sits at 27.6%. The non-performing book (S$667.2 million) is provisioned at 65.8%. That's aggressive provisioning. The 53.21-cent NAV isn't inflated by optimistic bad-debt assumptions. It has already absorbed the worst case. There is a possibility of higher profits baked in if YZJFH recovers more capital than it has provisioned for.

On dividends: YZJFH's stated policy since 2022 is to pay out at least 40% of earnings.  Annualising 1H2026's S$38.3 million profit gives roughly S$80 million for the year. At a 40% payout, that's about S$32 million. Spread across 3.4 billion shares, that's 1 Singapore cents per share. At today's price, that's a prospective yield of 5% for a debt free company

For NAV bargain hunters, this is a rare combination. A cash-heavy, debt-free balance sheet. Conservatively provisioned against its worst assets. Trading at a third of book, with a credible path back to a dividend.

YZJFH: 20 Cents Now, 40 Cents Within Reach- The NAV Math Says Maybe

I am now seeing a clear valuation anomaly at Yangzijiang Financial Holding (YZJFH). My reference point is the S$0.53 NAV per share reported as at 30 June 2026 (slide 10) link: 1H Financial reports, against a prevailing share price of S$0.20, which implies the stock trades at 0.40x book (slide 2), or roughly a 62% discount to intrinsic value. In my view, this gap is unjustified given the quality of the underlying asset base, and I see room for the stock to re-rate meaningfully from here. The company too has started an aggresive share buyback of its shares given the selling pressure, this signals a massive undervaluation.

The NAV isn't a paper number built on hard-to-value assets. YZJFH holds total AUM of S$1.82 billion (slide 5), of which S$575.4 million is cash and cash equivalents (slide 10), cash that can't be disputed or written down. On liabilities, the picture is equally clean: YZJFH carries zero bank borrowings, and 93% of its S$118.4 million total liabilities is deferred tax, not debt owed to a bank (slide 10). A balance sheet this liquid and this lightly geared gives me confidence in the NAV.

On the debt side, YZJFH has already taken its lumps, and in my assessment, conservatively so. Of the S$1,323.2 million gross debt investment book, S$667.2 million is classified non-performing; against that, YZJFH has set aside S$439.2 million in provisions, which means an expected credit loss rate of 65.8% on the bad debt (slide 8). Across the whole debt book, the provision rate is 39.3% (slide 7). These aren't light-touch numbers; they reflect the worst-case book being written down hard already, so the S$0.53 NAV isn't hiding a debt time bomb, it has already absorbed one.

The trend, in my view, is now turning in the company's favour. 1H2026 saw a S$16.6 million reversal of credit loss allowances as recoveries progressed (slide 6), and the gross debt balance has fallen for four straight periods, from S$2,639 million in FY2022 to S$1,323.2 million now (slide 6). Net assets grew 6.0% half-on-half to S$1,851.9 million (slide 10), and YZJFH has already deployed 70% of its planned RMB1.0 billion into high-yield opportunities (slide 3), on top of applying for a Capital Markets Services license with MAS to build out fund management. None of that progress is reflected in the share price.

S$0.40 as a reasonable base-case target, not an aggressive one: investing now would double an investor's capital from current levels, and the stock would still be trading below its S$0.53 NAV, which means there is a margin of safety even at that higher price. In my view, this is the disconnect the market is missing: a cash-rich, lightly-geared, conservatively-provisioned balance sheet, growing its NAV and expanding into new revenue lines, still priced at 40% of book.

Key takeaway: at 20 cents against a 53-cent NAV, with a credible path to 40 cents that still sits below book value, I rate YZJFH's share price one of the more mispriced value opportunities on the SGX.

Why taking the ETS saves you more money than taking a Plane

 Most Singaporeans default to flying to KL. It's the obvious choice — 75 minutes in the air beats a four-hour-plus train ride, so why would anyone think twice? I did. And the moment I actually put ETS and flight prices side by side, the "obvious choice" stopped looking so obvious.

Economy ETS Seat: RM110 vs a Scoot seat

An ETS ticket runs about RM110 one-way. At today's exchange rate (roughly RM3.18 to S$1), that converts to S$34.60.

A Scoot flight on the same route is currently pricing around S$83 one-way for a standard economy seat, before baggage or seat selection are added on.

That's a gap of about S$48.40 — the train comes in 58% cheaper.

Business ETS Seat: RM165 vs an SIA seat

Same story at the top end. ETS Business Class — extra legroom, wider seats, priority boarding — costs RM165, or S$51.90.

A Singapore Airlines economy seat on the same route runs about S$220.

That's S$168.10 saved, or 76% cheaper — and worth noting, that's the ETS's premium class against SIA's standard one. There's no equivalent luxury tier on the rail side; RM165 is about as good as the train gets, and it's still cheaper than a basic plane seat. (SIA fares can also climb well past S$220 depending on season — so on some dates, the gap is bigger than this.)

The Opportunity Cost of Time

Granted on a whole the journey time via ETS is slower in the city, but I think this is justified, Let's compare the time difference

✈️ Flying:

• Journey Time to Changi Airport (MRT via Tanah Merah): 40m
• Arrive ahead of check-in: 1h 30m
• Flight time (SIN–KUL): 1h 15m
• Immigration + baggage at KLIA: ~30m
• KLIA to KL city centre by car: 1h 00m
• Total: 4h 55m

🚆 Train (Location → Woodlands Checkpoint  → ETS):

• To Woodlands Checkpoint: ~1hr 15 m
• Immigration clearance + crossing, both nodes: 20m
• Walk CIQ to JB Sentral and Boarding: ~20m
• ETS, JB Sentral to KL Sentral: 4h 20m
• KL Sentral to KL city centre by car: 15m
• Total: 6h 30m

Yes, I do lose roughly 2.5 hours in travel time — but for a saving of $48.40 to $168.10, that's an easy trade to make. And once the RTS Link opens, crossing into Johor Bahru gets quicker and far more reliable, even if it won't dramatically shrink that time gap on its own. Time cost aside, this isn't a marginal win — it's a genuine financial hack, and it's the train, not the flight, that has it.

The ETS has now increased it's frequency of train service enabling us to choose more timeslots for travel

Earning 9% yield as a Singapore Dividend Investor is Possible

Singapore's REIT sector remains one of the highest-yielding developed markets globally. Two counters currently sit near or above the 9% mark - United Hampshire US REIT and NTT DC REIT. Both payouts are backed by contracted rental income, not payout engineering.

United Hampshire US REIT (SGX: ODBU) — 9.3% Dividend Yield

• Business: owns a diversified portfolio of grocery-anchored and necessity-based retail properties, plus modern, climate-controlled self-storage facilities, across the US East Coast The company's objectives are to provide unitholders with regular and stable distributions and to achieve long-term growth in distribution per unit and net asset value per unit while maintaining an appropriate capital structure 
• Grocery and necessity occupancy at 97.7%; WALE extended to 8.0 years- long income visibility
• Distributable income grew 10% year-on-year in Q1 2026
• Gearing at 41.1%; no refinancing required until 2028 - buffer against near-term rate volatility
• Dividend per share rose from $0.0406 in 2024 to $0.0439 in 2025, with the trailing 12-month yield sitting at 9.3% now on share price of 47 US cents
• Growth driver: onboarding rent from a new shopping mall extension, plus built-in rental escalations, support further DPU growth

NTT DC REIT (SGX: NTDU) — 8.7% Forward Yield at 92 US Cents

• Business: a diversified portfolio of stabilised, income-producing data centre real estate, sponsored by NTT Global Data Centers - the third-largest data centre provider globally excluding China, with six carrier-neutral, Tier III-equivalent assets across California, Northern Virginia, Vienna and Singapore market reseach data)
• Annualising the second-half run-rate gives a DPU of 7.81 US cents - the basis for a high-8% forward yield at current prices
• Portfolio occupancy by IT load at 95.1%, with committed occupancy at 98.5%.Gearing well under the 50% MAS ceiling - headroom for accretive, debt-funded acquisition

Both REITs keep gearing comfortably under MAS's 50% leverage ceiling, and both show positive rental reversions alongside multi-year lease profiles - income growth funding the distribution, not capital erosion. The yield gap against "risk-free" benchmarks is stark: Singapore's 10-year government bond yields around 2.3%, while even the US 30-year Treasury, near 5.3%, still falls short of both counters. Add to this that Singapore levies no dividend tax on REIT distributions, and the quoted yield is the yield received.

There are other REITs at attractive price points such as Sasseur and Elite UK REIT. I am surprised why many investors have avoided the Singapore's REIT space

US$40 Trillion Debt: No Default, But Singapore Could Still Greatly Suffer From Its Actions

Talk of a US debt default on its US$40 trillion debt misunderstands a basic structural fact: the United States borrows in its own currency. Unlike Greece, Argentina, or any nation that owes money in a currency it doesn't control, Washington issues Treasury bonds denominated in dollars, and the Federal Reserve can create dollars at will. This means outright default, in the sense of failing to pay bondholders, is a political choice, not a mathematical necessity. Congress could theoretically refuse to raise the debt ceiling, but the underlying capacity to pay is never actually in doubt: the government can always meet its obligations in nominal terms.

The real risk isn't non-payment; it's the value of the payment. When a government finances mounting debt by expanding the money supply, whether through outright printing or Fed purchases of Treasury debt, it dilutes the purchasing power of every dollar in circulation. That dilution shows up as inflation and, eventually, currency depreciation against other reserve currencies. Bondholders still get paid the face value they were promised. But that face value now buys less.

Singapore's Large Losses when USA Does this

This is where Singapore, in particular, absorbs the cost. A meaningful share of Singapore's foreign reserves and sovereign wealth holdings, through MAS and GIC, sit in US dollar assets, partly to anchor currency stability and partly because Treasuries remain the world's deepest, most liquid safe asset. When the dollar depreciates against the Singapore dollar, every one of those holdings is worth less in SGD terms the moment it's converted or marked to market, even though the nominal USD principal hasn't changed. 

Singapore lent real purchasing power and gets back diminished purchasing power: a quiet erosion of national savings that never appears as a headline default, but functions as one in substance. Because MAS also manages SGD appreciation as a policy tool against imported inflation, a weakening dollar compounds the squeeze, hitting reserve values and complicating monetary policy at the same time. Singapore will greatly suffer

This is why economists describe debt monetization as an "inflation tax": one that falls disproportionately on foreign dollar holders rather than domestic voters, making it politically easier to inflate than to default. For a small, trade-dependent, reserve-heavy economy like Singapore, that tax is paid whether or not it ever signed up for it.

Singapore's Dividend Advantage: Why Income Investors Should Look To Singapore's Stock Market

Singapore's stock market has built a reputation as one of the highest-yielding equity markets in the world, and the numbers back it up. The Straits Times Index (STI) currently offers a dividend yield of around 4% to 4.5%, well ahead of Hong Kong's Hang Seng Index near 3%, and more than double the S&P 500's sub-2% yield. Beyond the blue-chip index, Singapore's deep and mature REIT sector pushes that advantage further, with several counters offering distribution yields of 6% to 9%, a scale rarely matched by developed-market equities.

Three REITs illustrate this well: NTT DC REIT, United Hampshire US REIT, and Lendlease Global Commercial REIT.

NTT DC REIT (SGX: NTDU) 

A data centre REIT, exposed to the AI boom, NTT DC REIT has a current forward yield of about 8 to 8.5%/ The REIT owns six data centres across California, Virginia, Vienna, and Singapore, anchored by NTT's global tenant base. First-half FY2025/26 results beat IPO forecasts, with net property income and distributable income ahead of projections by 1.7% and 3.3% respectively. Occupancy stood at 95.1%, positive rental reversions came in at 5.1%, and a weighted average lease expiry of 4.4 years gives income visibility through the decade. Gearing of just 32.5%, an interest coverage ratio of 4.1 times, and 70% of debt fixed or hedged, all support the durability of the payout.

United Hampshire US REIT (SGX: ODBU) 

It owns grocery-anchored and necessity-based retail properties, plus self-storage assets, across the US East Coast. Grocery and necessity occupancy reached 97.7%, WALE extended to 8.0 years, and distributable income grew 10% year-on-year in the first quarter of 2026. Gearing stands at 41.1%, with no refinancing required until 2028, a meaningful buffer against near-term rate volatility. With a forward yield of 8.5% at 49 US cents, the REIT looks bound to have increasing DPU with the onboard rent-generating from its new built shopping mall extension and the rental escalations built into contracts

Lendlease Global Commercial REIT (SGX: JYEU) 

An almost 100% Singapore concentrated REIT, Lendlease offers a trailing yield of around 6.5% to 7%, with FY2026 forecasts pointing toward roughly 7.4%. Its portfolio spans Jem, 313@Somerset, and the newly fully-owned PLQ Mall in Singapore, plus the Sky Complex office towers in Milan. Portfolio occupancy improved to 95.3% as of March 2026, retail occupancy held at 99.7%, and retail rental reversion came in positive at 12.2% for the third quarter of FY2026. Gearing of 38.7% remains comfortably within regulatory limits.

What ties these three together is sustainability, not just headline yield. Each maintains gearing well inside the Monetary Authority of Singapore's 50% leverage ceiling for REITs, positive rental reversions, and multi-year lease profiles — the hallmarks of distributions funded by growing operating income rather than capital erosion.

The yield gap against "risk-free" benchmarks is striking. Singapore's own 10-year government bond currently yields around 2.3%, while even the US 30-year Treasury, near a near-two-decade high of roughly 5.3%, still falls short of what these REITs pay out. That leaves a spread of several hundred basis points for investors willing to take on equity market risk in exchange for income growing well above global benchmark rates.

For income-focused investors in any part of the world, Singapore's REIT sector remains one of the most compelling dividend stories in global markets today. What's more Singapore does not levy a dividend tax

Lendlease REIT: 6.3% Yield, Falling Debt, the Best and Most Undervalued Singapore Mall REIT

Trading at around S$0.585, Lendlease Global Commercial REIT (SGX: JYEU) looks, on the numbers, like one of the more underappreciated names in the Singapore retail S-REIT space. A market-beating yield, a shrinking debt load, and accelerating rental growth don't usually coexist with a unit price sitting near the bottom of its 52-week range — yet that's the setup here.

A Yield That Holds Up Well Against Retail S-REIT Peers

Lendlease REIT's ("L-REIT") showed a Distribution Per Unit (DPU) of 1.85 Singapore cents, up 3.1% year-on-year. Annualised against its share price, that works out to a yield of roughly 6.3%. With both 1H and 2H financial results proving that the REIT is likely to be consistenly announing 1.85 Sg cents.

For context, here's how that stacks up against the broader retail-REIT peer set:

Lendlease REIT: 6.3%

Suntec REIT: 5.5%

Frasers Centrepoint Trust (FCT): ~5.3–5.8%

CapitaLand Integrated Commercial Trust (CICT): ~5.1%

Against CICT and FCT — the two largest, most liquid domestic retail landlords, and the most directly comparable names — LREIT's yield premium of 100+ basis points is a meaningful gap, and it comes at a time when its balance sheet metrics are improving rather than deteriorating.

So the more like-for-like comparison — Singapore-anchored, domestically focused retail landlords — still favours LREIT on yield.

Leverage Trending Down, Competitive Within the Peer Set

Gearing stood at 38.9% but the amount of Perpetuals in L-REIT's balance Sheet has reduced

Stacked against the wider retail-REIT peer set:

• FCT: gearing of 40.3–40.4% as at end-FY2026 (though FCT has separately flagged a pro forma reduction to ~36.5% following the proposed divestment of White Sands mall)
• CICT: gearing in the 38.6–39.2% range
• Suntec REIT: 41.5%

LREIT's leverage is now clearly below FCT's and Suntec's reported figure and broadly in line with CICT's.  

Retail Rental Reversions Are Growing

Operationally, the retail portfolio is doing the heavy lifting. Positive rental reversion for L-REIT units has come in at double digits. 

Cutting the Expensive Perpetual Securities Down by 40%

One of the more overlooked parts of the story is what management has done to the REIT's perpetual securities — a historically expensive layer of hybrid capital that sits above senior debt in the cost stack.

LREIT previously carried S$400 million in perpetual securities across two S$200 million tranches. Through two refinancing rounds:

• April 2025: S$200 million of perpetuals refinanced, replaced with S$120 million of new (lower-coupon) issuance plus additional lower-cost loans, bringing the balance down to ~S$320 million.
• April 2026: A further S$120 million in new perpetual securities was issued at 4.28% p.a. to partially refinance the remaining S$200 million tranche that matured in June 2026, with the balance addressed through existing debt capacity.

Net result: perpetual securities outstanding have fallen from S$400 million to roughly S$240 million — a 40% reduction. Since perpetual distributions are typically more expensive than senior debt and rank ahead of unitholder distributions, shrinking this layer directly frees up more income for unitholders.

As a result, ICR is now 2.1 times, a large improvement.

Bottom Line: Best Singapore Focused Shopping Mall REITs

Lendlease REIT's latest results show a REIT genuinely repairing its balance sheet while its underlying retail portfolio accelerates. With a higher yield than CICT and FCT which are Singapore malls focused, L-REIT is indeed an undervalued gem and income investors could consider buying L-REIT for its dividend up to 65 Singapore cents and holding it to 68 Singapore cents