CapitaLand Investment Limited (9CI) Fair Value & Analysis
Real Estate · SG · Market cap 12.4B SGD
Fair value as of: Aug 13, 2026
From 16 valuation models · updated today
Share price +10.0% over the past month.
A solid business, but screening 82% overvalued on our models.
What matters now
- The price sits above even our optimistic bull case (0.9600 SGD). The favourable scenario is already priced in.
- The model range is unusually wide (0.3600 SGD to 0.9600 SGD). The outcome hinges heavily on assumptions, so read the point estimate with caution.
- Solid but not exceptional quality (63/100) and above fair value, neither a clear bargain nor a standout compounder.
- As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Price vs Fair Value (5 years)
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Aug 13, 2026.
How to read this chart
59‑month range 2.14 SGD – 3.40 SGD · fair‑value band 0.3600 SGD – 0.9600 SGD · the 2.75 SGD price screens above the 0.4900 SGD fair value. Dashed = 300-day average. As of Aug 13, 2026.
Analysis
CapitaLand Investment Limited (9CI) currently trades at 2.75 SGD, while our model-based Fair Value estimate is 0.4900 SGD, implying the stock looks roughly 82.2% overvalued today. The Quality Score stands at 63/100 (solid quality), in the Real Estate sector. Bear case: priced above our estimate, the market already discounts strong expectations. Bull case: above-average quality can justify a premium, the entry price still matters most (evidence: medium).
Over the trailing twelve months, CapitaLand Investment Limited generated revenue of 2.1B SGD at a net margin of 6.8%. Revenue declined 24.6% year over year. It earns a return on equity of 1.2%. Net debt stands at 5.9B SGD. Fundamentals as of Aug 13, 2026
Our scenario range runs from 0.3600 SGD (bear case) to 0.9600 SGD (bull case); at 2.75 SGD, the current price sits above 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 10% below its 52-week high and 12% above its 52-week low, currently below its 200-day average. For context, the median of 10 Real Estate peers we cover trades at 15% fair-value upside, at -82%, 9CI screens richer than that median.
Fair Value models
Each model estimates fair value its own way; the Fair Value above is the evidence-weighted 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.
All 16 models by family
Widest divergence: Asset-Based (1.69 SGD) versus Growth DCF (0.1800 SGD). Highest evidence: Growth DCF (80).
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Key figures & financial health
More key figures
Figures from reported company fundamentals · as of Aug 13, 2026. TTM = trailing twelve months.
Quality Score breakdown
Of which business quality 62 · Market factors (momentum, volatility) 57
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.
About the company
CapitaLand Investment Limited is a leading global real asset manager with a strong Asia foothold. As at 31 December 2025, CLI had 125 billion dollars of funds under management.
Full company description
CapitaLand Investment Limited is a leading global real asset manager with a strong Asia foothold. As at 31 December 2025, CLI had 125 billion dollars of funds under management. CLI holds stakes in eight listed real estate investment trusts and business trusts and a suite of private real asset vehicles that invest in demographics, disruption and digitalization-themed strategies. Its diversified real asset classes include retail, office, lodging, industrial, logistics, business parks, wellness, self-storage, data centres and credit. CLI aims to scale its fund management, commercial management and lodging management businesses globally and maintain effective capital management. As the investment management arm of CapitaLand Group, CLI has access to the development capabilities of and pipeline investment opportunities from CapitaLand Group's development arm. CLI is committed to growing in a responsible manner, delivering long-term economic value and contributing to the environmental and social well-being of its communities. CapitaLand Investment Limited is headquartered in Singapore. CapitaLand Investment Limited was incorporated in 2002 in Singapore.
Company description, as reported by the company or data provider.
Revenue & earnings trend
FY2021 – FY2025 · reported fiscal years
CapitaLand Investment Limited reported revenue of 2.1B SGD in FY2025 versus 2.3B SGD in FY2021, a compound −1.8%/yr. Reported net income was 145M SGD in FY2025, compounding −42.7%/yr from FY2021.
9CI screens 82% overvalued. Compare with Plaza S.A →
Peer Group
Real Estate Services · 529 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.
Valuation Multiples vs Real Estate Services median · lower = cheaper
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.
VALUE 0: the price sits above our fair-value range.
Values & ESG
Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.
ESG scores are not available for this stock yet. Values and ESG data are contextual and can differ between providers.
Similar stocks
10 more Real Estate Services stocks, each showing price versus our Fair Value estimate (as of Aug 13, 2026).
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Plaza S.A MALLPLAZA | 3,989 CLP | 4,571 CLP | +15% |
| PT Solusi Tunas Pratama Tbk SUPR | 43,850 IDR | 15,049 IDR | -66% |
| Cencosud Shopping S.A CENCOMALLS | 2,412 CLP | 2,976 CLP | +23% |
| PT Sarana Menara Nusantara Tbk. owns and TOWR | 392.00 IDR | 1,012 IDR | +158% |
| PT Metropolitan Kentjana Tbk MKPI | 22,000 IDR | 19,160 IDR | -13% |
| PT Bangun Kosambi Sukses Tbk, CBDK | 3,610 IDR | 3,464 IDR | -4% |
| IRSA Inversiones y Representaciones Sociedad Anónima, IRSA | 2,495 ARS | 2,990 ARS | +20% |
| PT Plaza Indonesia Realty Tbk PLIN | 2,510 IDR | 2,698 IDR | +7% |
| PT MNC Tourism Indonesia Tbk, KPIG | 74.00 IDR | 122.12 IDR | +65% |
| PT Indonesian Paradise Property Tbk INPP | 770.00 IDR | 291.52 IDR | -62% |
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How we calculate Fair Value
Each company is valued through a stack of independent intrinsic-value models (DCF variants, residual-income, multiples and more), blended into one family-balanced consensus and weighted by how much trustworthy data backs it. A separate quality layer scores the fundamentals. Every input is real reported data, nothing guessed.
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