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Unibail-Rodamco-Westfield SE (0YO9) fair value: what the stock is really worth

As of Oct 2, 2026: fair value of Unibail-Rodamco-Westfield SE €56.67, price €87.34, upside -35.1%, quality 44 out of 100. Calculated from audited financials with 26 valuation models and 37 quality factors, updated daily.

  1. Fair value above price? No
  2. Good quality? No
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Real Estate · GB · Home France · ISIN FR0013326246

UR Some data Oct 3, 2026

Unibail-Rodamco-Westfield SE

0YO9 · LSE

Weakest SetupStrongly overvalued and low quality.

!Fair value €56.67 · Strongly overvalued (−35.1%)
!Quality 44/100
!Mixed Growth (revenue 3y +8.4 %/yr)
✓Highly profitable · 44.6% net margin (TTM)
!Moderate debt
·5.2% dividend yield · Safety not assessed
!Moderate moat 51/100
!Evidence only medium, so the estimate is less certain
!The models disagree: range €11.33 to €194.84

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 →

Price vs Fair Value

€105.74 €35.50 Fair Value €56.67 Jul 2021 Oct 2026

White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Oct 3, 2026.

How to read this chart

60‑month range €35.50 – €105.74 · fair‑value band €11.33 – €194.84 · the €87.34 price screens above the €56.67 fair value. Dashed = 300-day average. As of Oct 3, 2026.

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Company profile

Unibail-Rodamco-Westfield SE (URW) operates vibrant retail-anchored destinations in many of the world's best cities and urban areas. This powerful network attracts over 900 million customer visits annually, supports the growth of major retailers, and makes a significant social and economic contribution to local communities.

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Unibail-Rodamco-Westfield SE (URW) operates vibrant retail-anchored destinations in many of the world's best cities and urban areas. This powerful network attracts over 900 million customer visits annually, supports the growth of major retailers, and makes a significant social and economic contribution to local communities. This network includes 66 owned shopping centres in the US and Europe that represent around 88% of the Group's 49 Bn pounds asset portfolio " with 41 centres operating under the iconic Westfield brand. URW also has partners who operate Westfield-branded destinations in fast-growing new markets. Through its Platform for Growth business plan, URW is generating organic growth, leveraging the power of the Westfield brand, and unlocking capital light growth opportunities to generate compelling shareholder returns. This is supported by the Group's (Better Places) sustainability roadmap, which has established URW as a leader in the real estate industry and one of the 100 most sustainable companies in the world. Unibail-Rodamco-Westfield SE was incorporated in July 23rd, 1968 in France.

Stock analysis

Unibail-Rodamco-Westfield SE (0YO9) currently trades at €87.34, while our model-based Fair Value estimate is €56.67, 35.1% below the price, so the stock looks overvalued today.

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Valuation

Bull case: the Growth DCF group reads highest at a median of €228.49 per share, and 3 of the 7 models we run sit above the €87.34 price.

Bear case: the Dividend Discount group reads lowest at €7.44, and 4 of the 7 models stay below the price. Evidence for this calculation is medium.

Scenario range: €11.33 (bear) to €194.84 (bull), the price of €87.34 sits inside it. Bear and bull are the same models on cautious and optimistic assumptions, a range, not a price target.

Quality & growth

The Quality Score stands at 44/100 (below-average quality), in the Real Estate sector.

Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.

Unibail-Rodamco-Westfield SE reported revenue of €2.6B in FY2020 versus €1.8B in FY2016, a compound +10.6%/yr. Reported net income was −€7.2B in FY2020.

Key figures

Market cap €8.5B · P/S ratio 2.41 · Dividend yield 5.2% · Net margin 44.6% · Return on equity 8.6% · Return on assets (EBIT) 2.0% · Operating margin 66.9% · Revenue (TTM) €3.5B.

Competitive moat

Our AI-assisted moat analysis scores the competitive advantage at 28 out of 100 (medium confidence).

What moves the price

The share trades about 17% below its 52-week high and 5% above its 52-week low, currently below its 200-day average.

For context, the median of 10 Real Estate peers we cover trades at −22% fair-value upside, at −35%, 0YO9 screens richer than that median.

Fair Value models

Bear €11.33 Fair Value €56.67 Bull €194.84
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above is their evidence-weighted blend, not the output of a single 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. If a model's bull case is above four times its base value, the table shows that limit with a > sign (like the overall Bull above): beyond it no assumption holds. Evidence ⓘEvidence = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
Highest evidence
FCF DCF €54.14 €237.13 €523.56 68
Growth DCF €54.77 €228.49 €494.31 67
5Y Revenue Exit n/a €47.01 €168.95 66
All 8 models by family
DCF Models
FCF DCF €54.14 €237.13 €523.56 68
5Y Revenue Exit n/a €47.01 €168.95 66
10Y Revenue Exit n/a €80.20 €214.92 61
Dividend Discount
Gordon GGM €4.32 €8.61 €13.04 64
DDM Multi-Stage €4.32 €7.44 €9.09 64
Multiples
EV/Revenue n/a n/a €14.42 50
Asset-Based
NCAV (Graham) €99.16 €132.87 €198.32 54
Growth DCF
Growth DCF €54.77 €228.49 €494.31 67

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Quality Score breakdown

Overall quality 44/100

Of which business quality 46 · Market factors (momentum, volatility) 41

Profitability 1
Margins and returns on capital today
Quality Growth 12
Are margins and returns improving?
Cashflow 100
Earnings quality: real cash, not paper profit
Fin. Strength 40
Balance sheet, leverage, solvency risk
Investment 82
Disciplined investing over empire-building
Low Volatility 62
Calm price path (market factor)
Momentum 36
Price trend over the last 3–12 months (market factor)
52W Momentum 27
Distance to the 52-week high (market factor)

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Revenue & earnings trend

Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card. 59/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
−21.7%
Revenue growth 3 years ⓘ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. Per-share growth (which does include buybacks) is in the value-creation card.
+8.4%
Profit margin (trend) ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.
202.8% (2016) → −201.4% (2020)
What shareholders gained per year ⓘWe only publish this rate when it is defensible. Reason: no share-count history
not computed

0YO9 screens overvalued: fair value 35% below the price. Compare with Simon Property Group →

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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 REIT - Retail stocks, each showing price versus our Fair Value estimate.

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Realty Income Corporation O $55.35 $87.76 +59%
Kimco Realty Corporation KIM $22.49 $17.46 −22%
CapitaLand Integrated Commercial Trust (CICT or the Trust) C38U 2.24 SGD 1.38 SGD −38%
Regency Centers Corporation REG $73.23 $38.95 −47%
Scentre Group SCG A$3.35 A$3.49 +4%
Link Real Estate Investment Trust (Link REIT) 0823 HK$37.02 HK$38.68 +4%
Federal Realty Investment Trust FRT $108.29 $40.55 −63%
Brixmor Property Group BRX $28.07 $18.82 −33%
Agree Realty Corporation ADC $66.81 $99.94 +50%

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Unibail-Rodamco-Westfield SE · Fair Value
€56.67 −35%Fair Value
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Cite: Fair Value Calculator (2026). "Unibail-Rodamco-Westfield SE Fair Value". https://www.fairvalue-calculator.com/stock/0YO9

Frequently asked questions

Is Unibail-Rodamco-Westfield SE (0YO9) overvalued or undervalued?
As of Oct 3, 2026, our model estimates a fair value of €56.67 versus a price of €87.34, about −35% upside (overvalued).
What is the fair value of 0YO9?
Our model-based fair value for Unibail-Rodamco-Westfield SE is €56.67 (as of Oct 3, 2026), built from audited fundamentals. The current price: €87.34.
What is the quality score of 0YO9?
Unibail-Rodamco-Westfield SE has a Quality Score of 44/100. 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 price target for Unibail-Rodamco-Westfield SE (0YO9)?
Our model-based price target is the fair value of €56.67 (as of Oct 3, 2026) from 8 valuation models. Cautious scenario €11.33, optimistic scenario €194.84. It is a calculation from audited fundamentals, not an analyst target.
What is the Unibail-Rodamco-Westfield SE stock forecast for 2026?
Our models put fair value at €56.67, about −35% upside versus a price of €87.34 (overvalued). Cautious scenario €11.33, optimistic scenario €194.84. The calculation is refreshed regularly with new filings.
What is the revenue of Unibail-Rodamco-Westfield SE (0YO9)?
Unibail-Rodamco-Westfield SE reported trailing-twelve-month revenue of about €3.5B (latest available figure, as of Oct 3, 2026).
Does Unibail-Rodamco-Westfield SE pay a dividend?
Unibail-Rodamco-Westfield SE currently shows a dividend yield of about 5.15% relative to its recent price (as of Oct 3, 2026).
What is the intrinsic value of Unibail-Rodamco-Westfield SE (0YO9)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Unibail-Rodamco-Westfield SE it is €56.67 per share (as of Oct 3, 2026), against a price of €87.34. It is the blended result of 8 valuation models (cash flow, earnings, asset, dividend).
Is Unibail-Rodamco-Westfield SE stock overvalued or undervalued in 2026?
As of Oct 3, 2026, 0YO9 trades above its calculated fair value: price €87.34, fair value €56.67, a gap of about −35% (overvalued). The calculation is refreshed with each new quarterly report, so the verdict can change during the year.
Is fair value the same as the market price of 0YO9?
No. The price is what the market pays today (€87.34); the fair value is what the company's own numbers justify (€56.67). For Unibail-Rodamco-Westfield SE the two are €30.67 per share apart. That gap is exactly why we show both numbers side by side.
How much is Unibail-Rodamco-Westfield SE worth?
The market values Unibail-Rodamco-Westfield SE at about €8.5B (market capitalisation, as of Oct 3, 2026). Per share that is €87.34; our models calculate a fair value of €56.67 per share.
What do the bullish and bearish scenarios say about 0YO9?
Our models span a range for Unibail-Rodamco-Westfield SE: cautious scenario €11.33, base €56.67, optimistic €194.84 per share (as of Oct 3, 2026, price €87.34). The range comes from different growth and margin assumptions, not from analyst opinions.
How far is 0YO9 from its 52-week high?
Unibail-Rodamco-Westfield SE trades at €87.34, about 17% below its 52-week high of €105.74 and 5% above the low of €83.40 (as of Oct 2, 2026). Distance from the high says nothing about value: that is what the fair value of €56.67 is for.
Which stocks are comparable to Unibail-Rodamco-Westfield SE?
From the same area (Real Estate) we also value Simon Property Group, Realty Income Corporation, Kimco Realty Corporation, CapitaLand Integrated Commercial Trust (CICT or the Trust), among others. Each of them has its own fair-value calculation on this site using the same models, so the comparison is like for like.
Is Unibail-Rodamco-Westfield SE stock attractive at the current price?
The data as of Oct 3, 2026: price €87.34, calculated fair value €56.67 (−35%), Quality Score 44/100, from 8 models. Whether that fits your horizon and risk tolerance is your call. We provide the calculation, not investment advice.
How is the fair value of 0YO9 calculated?
We run Unibail-Rodamco-Westfield SE through 8 models from four families: discounted cash flow, earnings models, asset and balance-sheet models, and dividend models. Every model gets the same audited fundamentals; the result is the weighted average of €56.67, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 14.5 % above its aggregate fair value. Unibail-Rodamco-Westfield SE itself currently trades above fair value. An expensive market is no reason to stay out and no reason to buy everything at once: keep a broad savings plan running, buy single stocks only with money you can do without, and hold part of your money liquid while the market is high. The full picture including sectors is on is it worth investing now.
What is the share price of Unibail-Rodamco-Westfield SE (0YO9)?
The closing price on Oct 2, 2026 was €87.34. Our model-based fair value is €56.67, about −35% upside (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Unibail-Rodamco-Westfield SE right now?
Weak quality (44/100) and above fair value at the same time, the margin of safety is missing on both counts. The model range is unusually wide (€11.33 to €194.84). The outcome hinges heavily on assumptions, so read the point estimate with caution. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.

Key figures of Unibail-Rodamco-Westfield SE

How large is the market capitalisation of Unibail-Rodamco-Westfield SE (0YO9)?
The market capitalisation of Unibail-Rodamco-Westfield SE is €8.5B. The stock-market value of the whole company: share price times number of shares. It is what the market asks for the entire business today.
What is the P/S ratio of Unibail-Rodamco-Westfield SE (0YO9)?
The price-to-sales ratio of Unibail-Rodamco-Westfield SE is 2.41 (last twelve months). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What is the dividend yield of Unibail-Rodamco-Westfield SE (0YO9)?
The dividend yield of Unibail-Rodamco-Westfield SE is 5.2%. Yearly dividend relative to the share price. 3% pays 3 per 100 invested. Below: how much of profit is used for it.
What is the net margin of Unibail-Rodamco-Westfield SE (0YO9)?
The net margin of Unibail-Rodamco-Westfield SE is 44.6% (last twelve months). How much of every unit of revenue ends up as profit. 10% means 10 cents of profit per dollar of sales.
What is the return on equity of Unibail-Rodamco-Westfield SE (0YO9)?
The return on equity (ROE) of Unibail-Rodamco-Westfield SE is 8.6% (last twelve months). Profit relative to shareholders' equity, how efficiently the company works with its owners' money.
What is the EBIT return on assets of Unibail-Rodamco-Westfield SE (0YO9)?
On an EBIT basis the return on assets of Unibail-Rodamco-Westfield SE is 2.0% (avg 5y). Operating profit (EBIT) relative to everything the company owns, as a multi-year average. It describes the business model rather than one good or bad year.
What is the operating margin of Unibail-Rodamco-Westfield SE (0YO9)?
The operating margin of Unibail-Rodamco-Westfield SE is 66.9% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Unibail-Rodamco-Westfield SE (0YO9)?
Revenue at Unibail-Rodamco-Westfield SE is growing −0.4% versus a year earlier (3y avg +8.4%). How much revenue grew versus a year earlier (YoY). The 3-year average next to it puts the single year in context.
How fast are earnings growing at Unibail-Rodamco-Westfield SE (0YO9)?
Earnings per share at Unibail-Rodamco-Westfield SE are growing +43.2% versus a year earlier. How much earnings per share grew versus a year earlier.
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