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Azrieli Group (AZRG) Fair Value & Analysis

Real Estate · Il · Market cap 51.3B ILA

AG Azrieli Group AZRG · TA
Price398.50 ILA
Fair Value163.36 ILA
Upside-59.0%
Quality61/100
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Mixed Growth
Highly profitable · 48.3% net margin
Moderate debt · generates free cash flow
Mixed vs. peers (7/14)
Wide moat 65/100
Evidence: High Range 156.44 ILA – 183.65 ILA Share as image

Fair value as of: Aug 13, 2026

From 16 valuation models · updated yesterday

Share price −1.4% over the past month.

A solid business, but screening 59% overvalued on our models.

What matters now

  • The price sits above even our optimistic bull case (183.65 ILA). The favourable scenario is already priced in.
  • Solid but not exceptional quality (61/100) 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.
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Price vs Fair Value (5 years)

512.90 ILA 158.77 ILA Fair Value 163.36 ILA Mar 2021 Aug 2026

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

60‑month range 158.77 ILA – 512.90 ILA · fair‑value band 156.44 ILA – 183.65 ILA · the 398.50 ILA price screens above the 163.36 ILA fair value. Dashed = 300-day average. As of Aug 13, 2026.

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Analysis

Azrieli Group (AZRG) currently trades at 398.50 ILA, while our model-based Fair Value estimate is 163.36 ILA, implying the stock looks roughly 59.0% overvalued today. The Quality Score stands at 61/100 (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: high).

Over the trailing twelve months, Azrieli Group generated revenue of 4.1B ILA at a net margin of 48.3%. Revenue grew 18.9% year over year. It earns a return on equity of 7.8%. Net debt stands at 25.2B ILA. Fundamentals as of Aug 13, 2026

Our scenario range runs from 156.44 ILA (bear case) to 183.65 ILA (bull case); at 398.50 ILA, 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. For context, the median of 10 Real Estate peers we cover trades at 15% fair-value upside, at -59%, AZRG 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.

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
Growth DCF — 30.08 ILA 159.15 ILA 80
Residual Income 167.31 ILA 177.83 ILA 194.84 ILA 76
Rev-Margin DCF — 58.30 ILA 174.85 ILA 74
All 16 models by family
DCF Models
FCF DCF — 31.45 ILA 165.02 ILA 38
5Y Revenue Exit — 59.91 ILA 189.08 ILA 39
5Y EBITDA Exit — 122.25 ILA 277.46 ILA 41
10Y Revenue Exit — 41.03 ILA 169.76 ILA 36
10Y EBITDA Exit — 85.28 ILA 239.81 ILA 37
Dividend Discount
Gordon GGM 59.02 ILA 122.71 ILA 194.66 ILA 70
DDM Multi-Stage 59.02 ILA 103.47 ILA 128.79 ILA 61
Multiples
P/S Multiple 156.44 ILA 208.58 ILA 260.73 ILA 58
P/B Multiple 193.51 ILA 258.01 ILA 322.51 ILA 55
EV/EBIT 96.45 ILA 187.92 ILA 279.39 ILA 53
EV/EBITDA 37.66 ILA 109.54 ILA 181.42 ILA 54
EV/Revenue — 38.24 ILA 103.10 ILA 43
Asset-Based
NCAV (Graham) 101.62 ILA 136.17 ILA 203.23 ILA 50
Growth DCF
Growth DCF — 30.08 ILA 159.15 ILA 80
Rev-Margin DCF — 58.30 ILA 174.85 ILA 74
Economic Profit
Residual Income 167.31 ILA 177.83 ILA 194.84 ILA 76

Widest divergence: Multiples (187.92 ILA) versus Growth DCF (30.08 ILA). Highest evidence: Growth DCF (80).

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Key figures & financial health

Revenue (TTM) 4.1B ILA
Revenue growth (YoY) +18.9%
Net margin 48.3%
Return on equity 7.8%
Free cash flow 1.3B ILA FY2025
P/E ratio 24.6
More key figures
Operating margin 48.2%
EPS (TTM) 16.23 ILA
Dividend yield 0.0%
EPS growth (YoY) +17.6%
Net debt 25.2B ILA FY2025

Figures from reported company fundamentals · as of Aug 13, 2026. TTM = trailing twelve months.

Quality Score breakdown

Overall quality 61/100

Of which business quality 57 · Market factors (momentum, volatility) 54

Profitability 36
Margins and returns on capital today
Quality Growth 53
Are margins and returns improving?
Cashflow 78
Earnings quality: real cash, not paper profit
Fin. Strength 33
Balance sheet, leverage, solvency risk
Investment 75
Disciplined investing over empire-building
Low Volatility 79
Calm price path (market factor)
Momentum 38
Price trend over the last 3–12 months (market factor)
52W Momentum 52
Distance to the 52-week high (market factor)
Net Issuance 83
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.

About the company

Azrieli Group Ltd. engages in the development, acquisition, lease, management, and maintenance of retail centers, malls, office spaces, data centers, and housing in Israel.

Full company description

Azrieli Group Ltd. engages in the development, acquisition, lease, management, and maintenance of retail centers, malls, office spaces, data centers, and housing in Israel. The company operates through Retail Centers and Malls in Israel; Leasable Office and Other Space in Israel; Income-producing Property; Senior Housing; Data Centers; Rental Housing in Israel; and Residential Sales segments. It also builds, owns, and operates mixed-use properties and hotels. The company was incorporated in 1983 and is headquartered in Tel Aviv-Yafo, Israel. Azrieli Group Ltd. operates as a subsidiary of Nadav Investments Inc.

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

Revenue & earnings trend

FY2021 – FY2025 · reported fiscal years

Azrieli Group reported revenue of 4.0B ILA in FY2025 versus 2.2B ILA in FY2021, a compound +15.9%/yr. Reported net income was 1.9B ILA in FY2025, compounding −10.1%/yr from FY2021.

Growth Quality 87/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Latest Revenue (FY 2025)
4.0B ILS
Latest YoY
+21.7%
Avg. 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.
+14.1%
Avg. 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.
+17.3%
Avg. growth/yr (18Y) ⓘ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.
−2.9%
Revenue +15.9%/yr
FY21 2.2B ILA
FY22 2.7B ILA
FY23 5.1B ILA
FY24 3.3B ILA
FY25 4.0B ILA
Net income −10.1%/yr
FY21 2.9B ILA
FY22 1.8B ILA
FY23 2.2B ILA
FY24 1.5B ILA
FY25 1.9B ILA
Character of growth · EPS growth decomposed (2014-2025) +5.4 % p.a.
Revenue per share +1.3 pp

of which total revenue +1.3 pp · buybacks/dilution +0.0 pp

EBIT margin +7.8 pp
Tax rate −0.7 pp
Residual (interest, one-offs) −3.0 pp

Absolute contributions in percentage points per year; they sum to the EPS growth rate. Start and end points are 3-year averages (details on hover).

AZRG screens 59% overvalued. Compare with Plaza S.A →

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Azrieli Group · Fair Value
163.36 ILA −59%Fair Value
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Cite: Fair Value Calculator (2026). "Azrieli Group Fair Value". https://www.fairvalue-calculator.com/stock/AZRG

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.

Quality Score 61 · Above median
Fair Value upside −59% · Bottom 25%
Return on equity (TTM) 8% · Above median
Return on assets 2% · Above median
Net margin (TTM) 48% · Top 25%
Operating margin (TTM) 48% · Above median
Revenue growth 19% · Top 25%
Dividend yield (TTM) 0.0% · Bottom 25%
Debt / equity 1.03× · Higher than 75% of peers

Valuation Multiples vs Real Estate Services median · lower = cheaper

P/E (TTM) 24.6× · Pricier than 75% of peers
P/B 0.68× · Cheaper than median
P/S (TTM) 4.23× · Pricier than median
P/FCF 13.1× · Pricier than 75% of peers
EV/EBITDA 18.9× · Pricier than median

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 · sector 35
FUTURE 95 · sector 10
PAST 31 · sector 16
HEALTH 48 · sector 85
DIVIDEND 0 · sector 50

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.

None of the checked exposures detected

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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Frequently asked questions

Is Azrieli Group (AZRG) overvalued or undervalued?
As of Aug 13, 2026, our model estimates a fair value of 163.36 ILA versus a price of 398.50 ILA, about −59% (overvalued).
What is the fair value of AZRG?
Our model-based fair value for Azrieli Group is 163.36 ILA (as of Aug 13, 2026), built from audited fundamentals. The current price is 398.50 ILA.
What is the quality score of AZRG?
Azrieli Group has a Quality Score of 61/100. 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 Azrieli Group (AZRG)?
Azrieli Group reported trailing-twelve-month revenue of about 4.1B ILS (latest available figure, as of Aug 13, 2026).
What is the net profit margin of AZRG?
The net profit margin of Azrieli Group is about 48.3%, meaning it keeps roughly 48.3% of revenue as net income. Based on the latest reported figures.
Does Azrieli Group pay a dividend?
Azrieli Group currently shows a dividend yield of about 0.02% relative to its recent price (as of Aug 13, 2026).

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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