CapitaLand Integrated Commercial Trust (CICT or the Trust) (C38U) Fair Value & Analysis
Real Estate · SG · Market cap 19.5B SGD
Fair value as of: Aug 13, 2026
From 16 valuation models · updated yesterday
Share price +0.8% over the past month.
A solid business, but screening 63% overvalued on our models.
What matters now
- The price sits above even our optimistic bull case (1.81 SGD). The favourable scenario is already priced in.
- Solid but not exceptional quality (56/100) and above fair value, neither a clear bargain nor a standout compounder.
- A fairly wide model range (0.9100 SGD to 1.81 SGD) leaves room in how you read the outcome.
- 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
60‑month range 1.42 SGD – 2.51 SGD · fair‑value band 0.9100 SGD – 1.81 SGD · the 2.45 SGD price screens above the 0.9100 SGD fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Aug 13, 2026.
Analysis
CapitaLand Integrated Commercial Trust (CICT or the Trust) (C38U) currently trades at 2.45 SGD, while our model-based Fair Value estimate is 0.9100 SGD, implying the stock looks roughly 62.9% overvalued today. The Quality Score stands at 56/100 (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, CapitaLand Integrated Commercial Trust (CICT or the Trust) generated revenue of 1.6B SGD at a net margin of 57.9%. Revenue grew 4.7% year over year. It earns a return on equity of 5.9%. Net debt stands at 9.8B SGD. Fundamentals as of Aug 13, 2026
Our scenario range runs from 0.9100 SGD (bear case) to 1.81 SGD (bull case); at 2.45 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 3% below its 52-week high and 26% above its 52-week low, currently above its 200-day average. For context, the median of 10 Real Estate peers we cover trades at -48% fair-value upside, at -63%, C38U 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: Economic Profit (1.70 SGD) versus Growth DCF (0.4200 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 54 · Market factors (momentum, volatility) 69
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 Integrated Commercial Trust (CICT or the Trust) is the first and largest real estate investment trust (REIT) listed on Singapore Exchange Securities Trading Limited (SGX-ST). CapitaLand Integrated Commercial Trust has a market capitalization of US14.2 billion dollars or S18.2 billion dollars as at 31 December 2025.
Full company description
CapitaLand Integrated Commercial Trust (CICT or the Trust) is the first and largest real estate investment trust (REIT) listed on Singapore Exchange Securities Trading Limited (SGX-ST). CapitaLand Integrated Commercial Trust has a market capitalization of US14.2 billion dollars or S18.2 billion dollars as at 31 December 2025. It debuted on SGX-ST as CapitaLand Mall Trust in July 2002 and was renamed CICT in November 2020 following the merger with CapitaLand Commercial Trust. As the largest proxy for Singapore commercial real estate, CICT owns and invests in quality income-producing assets primarily used for commercial (including retail and/or office) purposes, located predominantly in Singapore. CICT's portfolio comprises 20 properties in Singapore, two properties in Frankfurt, Germany, and three properties in Sydney, Australia with a total property value of S27.0 billion dollars or US21.0 billion dollar based on valuations of its proportionate interests in the portfolio as at 31 December 2025. CICT is managed by CapitaLand Integrated Commercial Trust Management Limited (CICTML or the Manager), a wholly owned subsidiary of CapitaLand Investment Limited, a leading global real asset manager with a strong Asia foothold. CapitaLand Integrated Commercial Trust was established in October 29, 2001 and incorporated in Singapore.
Company description, as reported by the company or data provider.
Revenue & earnings trend
FY2021 – FY2025 · reported fiscal years
CapitaLand Integrated Commercial Trust (CICT or the Trust) reported revenue of 1.6B SGD in FY2025 versus 1.3B SGD in FY2021, a compound +5.5%/yr. Reported net income was 937M SGD in FY2025, compounding −3.5%/yr from FY2021.
C38U screens 63% overvalued. Compare with Simon Property Group →
Peer Group
REIT - Retail · 98 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 REIT - Retail 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.
Insider activity: 40/100
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 REIT - Retail stocks, each showing price versus our Fair Value estimate (as of Aug 13, 2026).
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Simon Property Group SPG | $220.56 | $84.26 | -62% |
| Realty Income Corporation O | $62.59 | $30.45 | -51% |
| Unibail-Rodamco-Westfield SE URW | €103.40 | €98.09 | -5% |
| Kimco Realty Corporation KIM | $24.18 | $12.49 | -48% |
| Scentre Group SCG | A$3.79 | A$3.34 | -12% |
| Regency Centers Corporation REG | $75.74 | $33.37 | -56% |
| Link Real Estate Investment Trust (Link REIT) 0823 | HK$38.44 | HK$41.98 | +9% |
| Federal Realty Investment Trust FRT | $117.21 | $41.47 | -65% |
| Brixmor Property Group BRX | $29.73 | $12.34 | -58% |
| Agree Realty Corporation ADC | $74.36 | $38.85 | -48% |
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Frequently asked questions
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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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