Singapore-Focused Private Credit · Roadshow 2026

Alpha
Opportunities Fund

A Singapore Variable Capital Company specialising in property-secured private credit to underserved SMEs — combining institutional underwriting discipline with the speed and structure traditional lenders cannot match.

VehicleSingapore VCC
StrategyProperty-Secured Credit
Targeted Returns12 – 15% p.a.
DomicileSingapore
Track Record · Since Inception
S$0M+
Total Loans Disbursed
0+
Deals Closed
Property-secured facilities
Who We Are

Capital that arrives when conviction is required.

Red Beacon manages the Alpha Opportunities Fund — a Singapore-domiciled private credit vehicle focused on the structural gap between Singapore's borrower demand and traditional bank supply.

We lend against Singapore real estate. Every facility is collateralised by property registered under Singapore land law, with enforceability backed by one of the most stable legal regimes in the world.

Our loan book is built borrower by borrower: short-tenure caveat facilities, conservative first-mortgage positions, and selective non-performing loan workouts — calibrated so that yield is earned through structure, not through chasing risk.

"We don't compete with banks. We arrive where banks structurally cannot — and we arrive secured."
Live · Pulled from loan book

Portfolio Composition

Composition of the fund's currently-active book — including loans in caveat, first-mortgage, and recovery layers — refreshed each time this page is loaded.

By Loan Product

Weighted by principal

By Property Type

Underlying collateral mix

By LTV Bucket

Risk-distribution view
Note: Live aggregation of Active loans (excludes Repaid and Completed). Loans without classification (incomplete records) are grouped into the "Unclassified" segment.
Fund Management Team

Underwriters who have walked the deal.

Three decades of combined origination, underwriting, and asset-backed lending across Singapore's wealth management and SME credit landscape.

Isaac Loh

Portfolio Manager
19 Years Experience

Managed AUM of over $160M and administered $100M+ in loans. Career spanning Standard Chartered Bank across wealth management and corporate banking. Bachelor of Engineering, NUS, and MSc in Asset and Wealth Management (MAWM), NTU.

Zen Tan

Assistant Portfolio Manager
14 Years Experience

Former Vice President at ETHOZ Capital for 7 years. Specialised in commercial loan origination and asset-backed lending, managing portfolios of $100M+ annually. Career across Citi, UOB, HSBC and Standard Chartered. Bachelor of Engineering, NTU.

Phoebe Hai

Senior Business Manager
3 Years Experience

Track record of facilitating over $20M in loans. High proficiency in caveat loans and well-connected within the local broker market. Focused on asset-backed lending and corporate loans.

Red Beacon VCC · Investor Presentation · 2026

Alpha Opportunities Fund

Property-secured private credit. Singapore-domiciled VCC. Targeted 12–15% p.a.

ConfidentialFor Accredited Investors
Date2026
02 · Singapore's Lending Landscape

Where banks cannot, structure must.

Singapore's traditional lenders are slow and restrictive in sectors like Construction, Marine, Oil & Gas, and Commodities — and are bounded by MAS Total Debt Servicing Ratio (TDSR). That structural gap is where private credit lives.

Target Market
⚡
Fragmented SME Financing

Untapped opportunities in Singapore's underserved SME lending space.

⚙
Cookie-Cutter Deal Flow

Standardised loan structures enable efficient underwriting and scalability.

📄
Ease of Underwriting

Property-secured lending with clear collateral valuation processes.

Why Borrowers Choose Private Credit
⏱
Speed of Approval

Rapid disbursement vs. months with traditional lenders.

⚖
Tailored Loan Structures

Flexible terms customised to each borrower's specific needs.

$
Cost-Effective vs. Equity

Cheaper than selling or diluting equity positions.

03 · How It Works

Capital flows. Title secures.

Every facility is structured around Singapore real estate as security — registered under Singapore land law and enforceable through the legal system.

AOF Fund
Alpha Opportunities Fund
→
Property Collateral
Singapore Real Estate
←
Corporate Borrower
SG Registered Entities
First Mortgage Loan
  • Tenure 12 months
  • Max LTV 80% of Property Value
  • Security 1st legal mortgage registered on property title
Caveat Loan
  • Tenure 1 – 6 months
  • Max LTV 75% of Property Value
  • Security Caveat lodged on property title
04 · Fund Management Team

The team.

Underwriters and originators with combined 36 years across institutional banking and Singapore SME credit.

Isaac Loh

Portfolio Manager
19 Years

Managed AUM of over $160M. Administered over $100M in loans. Career spanning Standard Chartered Bank across wealth management and corporate banking. BEng (NUS), MSc Asset & Wealth Management (NTU).

Zen Tan

Assistant Portfolio Manager
14 Years

Former VP at ETHOZ Capital (7 yrs). Commercial loan origination & asset-backed lending; portfolios of $100M+ annually. Citi, UOB, HSBC, Standard Chartered. BEng, NTU.

Phoebe Hai

Senior Business Manager
3 Years

Facilitated $20M+ in loans. High proficiency in caveat loans, well-connected within the local broker market. Focus on asset-backed and corporate loans.

05 · Investment Strategy

Three layers. One discipline.

The Fund earns yield across three structurally distinct layers — caveat loans for speed, first mortgages for stability, and selective NPL workouts for additional recovery yield.

%
Caveat Loans
24 – 36%
Per annum

Short-term secured lending generating high yield through caveat instruments lodged on Singapore property titles.

⌂
First Mortgage Loans
6 – 9%
Per annum

Enables the Fund to restructure non-performing loans and secure principal recovery through first-ranking legal mortgage instruments.

$
Non-Performing Loans
Additional
Yield via late interest

Generates additional yield through late and default interest accumulation on overdue facilities. Secured by underlying property collateral.

06 · Singapore Land Title

Title is public. Enforceability is real.

Singapore's land registration system makes mortgage and caveat instruments visible, ranked, and enforceable. Every Fund facility lives on this rail.

Mortgage Instrument

First-ranking legal mortgage registered against the property title. Lodged through SLA's Singapore Titles Automated Registration System (STARS). Records the Fund as registered mortgagee with priority over later encumbrances.

Caveat Instrument

Lodged on the property title and notified publicly. Restricts further dealings without the caveator's consent. Cannot be ignored — any attempt to transact requires our written consent.

07 · Asset Valuation

Sanity, then valuation.

Every collateral asset passes a two-step check: title authenticity via Singapore's STARS registry, and indicative valuation triangulated against URA caveats and comparable transactions.

Title Sanity (STARS)

Singapore Titles Automated Registration System extract verifies: lot number, property address, lot area, registered proprietor, title tenure, and any existing encumbrances or caveats. Loans are not approved unless title status matches the borrower's representations.

Comparative Valuation

Indicative value derived from URA-registered caveats and same-project comparables. Cross-checked against floor area, contract date, and market segment. Provides a defensible market value before LTV is determined.

08 · Singapore's Regulatory Advantage

A jurisdiction that pays you back.

Singapore's financial regulations play a crucial role in maintaining stability, fostering investor confidence, and ensuring the integrity of its financial system.

Strong Legal System

Full enforceability of loan facilities and mortgage instruments under Singapore law. Common-law tradition, predictable courts, and a well-developed body of mortgage and caveat case law.

Real Estate Stability

Stable property values since 1975 with consistent upward trend. Liquid disposal market for real estate collateral via private treaty, mortgagee sale, or auction.

Recovery Process
1st Reminder for Payment
→ 14 Days
1st Letter of Demand
→ 14 Days
2nd Letter of Demand
→ 30 Days
Writ of Seizure
→ 30 Days
Repossession Order

Late and default interest accumulate throughout the process. Borrowers typically seek refinancing or private sale of property during this period.

09 · Fund Terms & Target Allocation

The terms.

Open-ended Singapore VCC. Monthly subscriptions and redemptions. Quarterly distributions.

Legal StructureSingapore Variable Capital Company
Fund LifeOpen-Ended
DomicileSingapore
Target Fund SizeSGD 100mm
Targeted Returns12 – 15% per annum
Lock-in Period1 year
DistributionsQuarterly 2%
SubscriptionsMonthly
RedemptionsMonthly
Min. Initial InvestmentSGD 250,000
Min. AdditionalSGD 10,000
Management Fees2%
Performance Fees15%
Legal CounselHan Kun LLP
Target Allocation

* Secured Loans include First Legal Mortgage facilities
** Caveat Loans are short-term facilities secured by caveat on property title

10 · Standard Documentation

Paper that holds up.

Every facility — first mortgage or caveat — closes on a standardised documentation set executed under Singapore law.

First Legal Mortgage
  1. Loan Agreement
  2. Personal Guarantee(s)
  3. 1st Legal Mortgage Instrument
  4. Statutory Declaration (Commissioner of Oath)
  5. Board Resolution
Caveat Loan
  1. Loan Agreement
  2. Personal Guarantee(s)
  3. Caveat Instrument
  4. Statutory Declaration (Commissioner of Oath)
  5. Board Resolution
  6. Assignment of Sales Proceed
  7. Option-to-Purchase & Power of Attorney

"We don't compete with banks. We arrive where banks structurally cannot — and we arrive secured."Red Beacon · Alpha Opportunities Fund