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China Resources Mixc Lifestyle Serv (1209) Fair Value & Analysis

Real Estate · HK · Market cap HK$83.7B (≈ $10.7B) · ISIN KYG2122G1064

What is China Resources Mixc Lifestyle Serv really worth?

CR China Resources Mixc Lifestyle Serv 1209 · HK
PriceHK$41.26
Fair ValueHK$34.95
Upside−15.3%
Quality81/100

A strong business, but trading 18% above our fair value of HK$34.95.

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Strengths

✓Healthy Growth (revenue 5y +21.6 %/yr)
✓Highly profitable · 22.0% net margin
✓Low debt · generates free cash flow
✓Wide moat 83/100

Risks

!Mixed vs. peers (7/14)
!Weak on valuation: 13 out of 100
!Weak on future: 19 out of 100

For context

·2.52% dividend yield
Evidence: High Range HK$25.79 – HK$44.99

Fair value as of: Aug 15, 2026

From 16 valuation models · updated 21 days ago

Fair value updated Aug 15, 2026, revised from HK$34.92 to HK$34.95 (+0.1%) since Aug 5, 2026. Share price +3.3% over the past month.

What runs behind every stock

26 valuation models 8 families, DCF to NCAV 37 quality factors margins, balance sheet, cashflow, debt 6 AI factors moat, what no ratio measures 2,000+ data points verified, per stock, median

69 individual criteria per stock, every one traceable See the method →

What matters now

  • A high-quality business (quality 81/100), yet the market already pays well above fair value. Quality at a full price, with little margin of safety.
  • As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.

Price vs Fair Value (5 years)

HK$49.58 HK$18.88 Fair Value HK$34.95 Apr 2021 Sep 2026

White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Aug 15, 2026.

How to read this chart

60‑month range HK$18.88 – HK$49.58 · fair‑value band HK$25.79 – HK$44.99 · the HK$41.26 price screens above the HK$34.95 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Aug 15, 2026.

Full chart & analysis →

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Analysis

China Resources Mixc Lifestyle Serv (1209) currently trades at HK$41.26, while our model-based Fair Value estimate is HK$34.95, implying the stock looks roughly 18.0% overvalued today. The Quality Score stands at 81/100 (high quality), in the Real Estate sector. Bull case: the DCF Models group reads highest at a median of HK$47.33 per share, and 9 of the 16 models we run sit above the HK$41.26 price. Bear case: the Asset-Based group reads lowest at HK$4.54, and 7 of the 16 models stay below the price. Evidence for this calculation is high.

Over the trailing twelve months, China Resources Mixc Lifestyle Serv generated revenue of HK$18.0B at a net margin of 22.0%. Revenue grew 3.8% year over year. It earns a return on equity of 25.2%. The balance sheet holds a net cash position of HK$3.5B. Fundamentals as of Aug 15, 2026

Our scenario range runs from HK$25.79 (bear case) to HK$44.99 (bull case); at HK$41.26, the current price sits within that range. Bear and bull are the same models run on conservative and optimistic assumptions (margins, growth, valuation multiples), so a plausible valuation range, not a price target. The share trades about 18% below its 52-week high and 18% above its 52-week low, currently below its 200-day average. For context, the median of 10 Real Estate peers we cover trades at −53% fair-value upside, at −15%, 1209 screens cheaper than that median.

Fair Value models

Each model estimates fair value its own way; the Fair Value above is the evidence-weighted, family-balanced blend. Evidence (0–100) measures how completely this model’s inputs are available: well-fed models carry more weight in the blend. The spread across models is intentional, each one stresses a different value driver; dividend models, for instance, come out structurally low when payout is small. Every input is real reported data, nothing guessed.

Model Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target. Evidence
Highest evidence
FCF DCF HK$28.27 HK$47.33 HK$99.44 75
Growth DCF HK$27.24 HK$52.35 HK$99.02 74
5Y EBITDA Exit HK$30.67 HK$57.57 HK$101.03 72
All 16 models by family
DCF Models
FCF DCF HK$28.27 HK$47.33 HK$99.44 75
5Y Revenue Exit HK$24.77 HK$44.55 HK$78.63 70
5Y EBITDA Exit HK$30.67 HK$57.57 HK$101.03 72
10Y Revenue Exit HK$24.94 HK$47.28 HK$77.97 65
10Y EBITDA Exit HK$29.85 HK$58.06 HK$108.28 65
Dividend Discount
Gordon GGM HK$19.63 HK$40.82 HK$64.76 66
DDM Multi-Stage HK$19.63 HK$34.42 HK$42.84 66
Multiples
P/S Multiple HK$22.17 HK$29.56 HK$36.95 58
P/B Multiple HK$10.17 HK$13.55 HK$16.94 55
EV/EBIT HK$38.91 HK$51.07 HK$63.23 66
EV/EBITDA HK$32.51 HK$42.54 HK$52.57 67
EV/Revenue HK$22.55 HK$31.17 HK$39.79 54
Asset-Based
NCAV (Graham) HK$3.39 HK$4.54 HK$6.78 54
Growth DCF
Growth DCF HK$27.24 HK$52.35 HK$99.02 74
Rev-Margin DCF HK$24.77 HK$45.50 HK$75.81 70
Economic Profit
Residual Income HK$10.52 HK$12.50 HK$35.92 67

Widest divergence: DCF Models (HK$47.33) versus Asset-Based (HK$4.54). Highest evidence: FCF DCF (75).

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Key figures & financial health

P/E ratio 18.2 as of Jul 2, 2026
P/S ratio 4.02 P/E × margin
EPS (TTM) HK$0.8900 price ÷ EPS = P/E 18.2
Dividend yield 2.5% payout 117%
Net margin 22.0% FY2025
Return on equity 25.2% TTM
More key figures
Profitability
Return on assets (EBIT) 12.6% avg 5y
Operating margin 24.5% TTM
Growth
Revenue (TTM) HK$18.0B TTM
Revenue growth (YoY) +3.8% 3y avg +14.5%
EPS growth (YoY) +13.5%
Balance sheet & cash flow
Free cash flow HK$3.9B FY2025
Net cash HK$3.5B FY2025

Figures from reported company fundamentals · as of Aug 15, 2026. TTM = trailing twelve months.

Quality Score breakdown

Overall quality 81/100

Of which business quality 76 · Market factors (momentum, volatility) 47

Profitability 68
Margins and returns on capital today
Quality Growth 61
Are margins and returns improving?
Cashflow 76
Earnings quality: real cash, not paper profit
Fin. Strength 86
Balance sheet, leverage, solvency risk
Investment 89
Disciplined investing over empire-building
Low Volatility 73
Calm price path (market factor)
Momentum 34
Price trend over the last 3–12 months (market factor)
52W Momentum 38
Distance to the 52-week high (market factor)
Net Issuance 82
Buybacks instead of dilution

Non-valuation factor families (profitability, growth, cashflow, financial strength, momentum …), each academically grounded. Valuation itself sits in the Fair Value and is deliberately excluded here to avoid double-counting.

All values are scores from 0 to 100 (100 = best against fixed, research-based bands), not percentages. The three market factors (momentum, 52-week proximity, low volatility) are displayed but carry zero weight in the headline number: market sentiment is not a business property.

About the company

China Resources Mixc Lifestyle Services Limited, an investment holding company, engages in the provision of property management and commercial operational services in the People's Republic of China. It operates through Commercial Management Business; Property Management Business; and Ecosystem Business segments.

Full company description

China Resources Mixc Lifestyle Services Limited, an investment holding company, engages in the provision of property management and commercial operational services in the People's Republic of China. It operates through Commercial Management Business; Property Management Business; and Ecosystem Business segments. The company offers commercial management services for shopping malls and office buildings, such as commercial operational services, including pre-opening management and operation management services; property management and other services comprising security, cleaning and greening, repair and maintenance, and other value-added services; and commercial subleasing services. It also provides property management services to families and residents living in residential communities comprising security, cleaning, and greening; repair and maintenance services to property owners and property owners' associations, or residents for properties sold and delivered; consultancy, preliminary preparation, and predelivery marketing services; and community life-style services, brokerage and asset management services, and housing decoration. In addition, it offers tenant sourcing and operation, venue leasing, and event support services; and eco-services, including self-owned cosmetics, cultural operation, and other services. The company was founded in 1994 and is headquartered in Shenzhen, the People's Republic of China. China Resources Mixc Lifestyle Services Limited is a subsidiary of China Resources Land Limited.

Company description, as reported by the company or data provider.

Revenue & earnings trend

FY2021 – FY2025 · reported fiscal years

China Resources Mixc Lifestyle Serv reported revenue of 18.0B CNY in FY2025 versus 8.9B CNY in FY2021, a compound +19.4%/yr. Reported net income was 4.0B CNY in FY2025, compounding +23.2%/yr from FY2021.

Growth Quality 100/100
Revenue growth appears healthy and is supported by profitability and cash-flow quality.
Latest Revenue (FY 2025)
HK$18.0B
Latest YoY
+5.7%
Avg. revenue growth/yr (3Y) ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump.
+14.5%
Avg. revenue growth/yr (5Y) ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump.
+21.6%
Avg. revenue growth/yr (8Y) ⓘMeasures the company's TOTAL revenue from reported annual statements: compound average growth per year (CAGR) from the fiscal year 3, 5 or N years back to the most recent comparable fiscal year. Not per share: buybacks do not change this number, and a merger can appear as a growth jump.
+24.5%
Value creation/yr (5Y) ⓘEarnings growth per share (CAGR 5 years) plus dividend yield: value created per share and year.
+39.7% (37.2 + 2.5)
Revenue +19.4%/yr
FY21 8.9B CNY
FY22 12.0B CNY
FY23 14.8B CNY
FY24 17.0B CNY
FY25 18.0B CNY
Net income +23.2%/yr
FY21 1.7B CNY
FY22 2.2B CNY
FY23 2.9B CNY
FY24 3.6B CNY
FY25 4.0B CNY

1209 screens 18% overvalued. Compare with CBRE Group →

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Cite: Fair Value Calculator (2026). "China Resources Mixc Lifestyle Serv Fair Value". https://www.fairvalue-calculator.com/stock/1209

Peer Group

Real Estate Services · 523 stocks

How this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.

Quality Score 81 · Top 25%
Fair Value upside −15% · Below median
Return on equity (TTM) 25% · Top 25%
Return on assets 10% · Top 25%
Net margin (TTM) 22% · Above median
Operating margin (TTM) 24% · Above median
Revenue growth 4% · Above median
Dividend yield (TTM) 2.5% · Below median
Debt / equity 0.01× · Lower than 75% of peers

Valuation Multiples vs Real Estate Services median · lower = cheaper

P/E (TTM) 18.2× · Pricier than median
P/B 5.41× · Pricier than 75% of peers
P/S (TTM) 4.65× · Pricier than median
P/FCF 2.8× · Pricier than median
EV/EBITDA 15.4× · Pricier than median

Strength profile in five axes (Snowflake)

Five quick dimensions, each 0 to 100: VALUE (fair-value potential), FUTURE (revenue growth), PAST (return on equity), HEALTH (low debt), DIVIDEND (yield). Green = this stock, grey = typical sector peer.

VALUEFUTUREPASTHEALTHDIVIDEND
This stock
VALUEFUTUREPASTHEALTHDIVIDEND
Sector peers
VALUE13 · sector 30
FUTURE19 · sector 11
PAST100 · sector 17
HEALTH100 · sector 84
DIVIDEND50 · sector 63

Values & ESG

Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.

None of the checked exposures detected

Similar stocks

10 more Real Estate Services stocks, each showing price versus our Fair Value estimate (as of Aug 15, 2026).

Stock Price Fair Value vs Fair Value
CBRE Group CBRE $148.74 $69.47 −53%
Vonovia SE VNA €19.85 €36.67 +85%
Cellnex Telecom, S.A CLNX €27.47 €25.46 −7%
KE Holdings BEKE $17.42 $6.57 −62%
Jones Lang LaSalle Incorporated JLL $378.01 $290.25 −23%
Swire Properties Limited 1972 HK$24.84 HK$5.12 −79%
CoStar Group CSGP $32.22 $4.64 −86%
CapitaLand Investment Limited 9CI 2.66 SGD 0.4900 SGD −82%
Plaza S.A MALLPLAZA 4,040 CLP 4,571 CLP +13%
SAGAA SAGAA kr 170.50 kr 75.55 −56%

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Frequently asked questions

Is China Resources Mixc Lifestyle Serv (1209) overvalued or undervalued?
As of Aug 15, 2026, our model estimates a fair value of HK$34.95 versus a price of HK$41.26, about −15% upside (overvalued).
What is the fair value of 1209?
Our model-based fair value for China Resources Mixc Lifestyle Serv is HK$34.95 (as of Aug 15, 2026), built from audited fundamentals. The current price: HK$41.26.
What is the quality score of 1209?
China Resources Mixc Lifestyle Serv has a Quality Score of 81/100. It measures business quality (profitability, growth, cash flow, balance-sheet strength, investment discipline, share issuance). Market factors such as price momentum and volatility do not enter the number; they are shown separately in the detail view.
What is the revenue of China Resources Mixc Lifestyle Serv (1209)?
China Resources Mixc Lifestyle Serv reported trailing-twelve-month revenue of about HK$18.0B (latest available figure, as of Aug 15, 2026).
What is the net profit margin of 1209?
The net profit margin of China Resources Mixc Lifestyle Serv is about 22.0%, meaning it keeps roughly 22.0% of revenue as net income. Based on the latest reported figures.
Does China Resources Mixc Lifestyle Serv pay a dividend?
China Resources Mixc Lifestyle Serv currently shows a dividend yield of about 2.52% relative to its recent price (as of Aug 15, 2026).
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