CapitaLand Malaysia Mall Trust (5180) fair value: what the stock is really worth
As of Sep 23, 2026: fair value of CapitaLand Malaysia Mall Trust MYR 0.75, price MYR 0.59, upside +28.2%, quality 45 out of 100. Calculated from audited financials with 26 valuation models and 37 quality factors, updated daily.
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Price vs Fair Value
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Sep 23, 2026.
How to read this chart
60‑month range 0.3848 MYR – 0.6600 MYR · fair‑value band 0.3400 MYR – 1.15 MYR · the 0.5850 MYR price screens below the 0.7500 MYR fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 23, 2026.
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CapitaLand Malaysia Trust (CLMT) is a real estate investment trust (REIT) listed on the Main Market of Bursa Malaysia Securities Berhad since 16 July 2010.
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CapitaLand Malaysia Trust (CLMT) is a real estate investment trust (REIT) listed on the Main Market of Bursa Malaysia Securities Berhad since 16 July 2010. CLMT's primary objective is to invest, on a long-term basis, in a geographically diversified portfolio of quality income-producing real estate assets across Malaysia, focusing on retail, logistics and industrial properties. As at 30 September 2025, CLMT's market capitalisation stood at approximately RM2.0 billion with total assets valued at around RM5.5 billion. CLMT's portfolio comprises six retail properties and eight logistics and industrial properties with a combined net lettable area of approximately 4.7 million square feet. Its retail assets are strategically located in three key urban centres. In Penang, these include Gurney Plaza and a significant interest in Queensbay Mall. In the Klang Valley region, CLMT holds a majority interest in Sungei Wang Plaza in Kuala Lumpur as well as 3 Damansara in Petaling Jaya and The Mines in Seri Kembangan. On the east coast, CLMT owns East Coast Mall in Kuantan, Pahang. CLMT's logistics properties include Valdor Logistics Hub located in one of Penang's key industrial hubs and Glenmarie Distribution Centre within Hicom-Glenmarie Industrial Park in Shah Alam, Selangor. Its industrial properties, located within the Johor-Singapore Special Economic Zone in Johor, consists of the Iskandar Puteri Facilities within Nusajaya Tech Park in Iskandar Malaysia and the Senai Airport City Facilities. CLMT is managed by CapitaLand Malaysia REIT Management Sdn. Bhd., a wholly owned subsidiary of CapitaLand Investment Limited, a leading global real asset manager with a strong Asia foothold. CapitaLand Malaysia Trust was established on June 07, 2010 and incorporated in Malaysia.
Stock analysis
CapitaLand Malaysia Mall Trust (5180) currently trades at 0.5850 MYR, while our model-based Fair Value estimate is 0.7500 MYR, implying the stock looks roughly 22.0% undervalued today.
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Valuation
Bull case: the Multiples group reads highest at a median of 0.9200 MYR per share, and 11 of the 16 models we run sit above the 0.5850 MYR price.
Bear case: the Growth DCF group reads lowest at 0.5300 MYR, and 5 of the 16 models stay below the price. Evidence for this calculation is low.
Scenario range: 0.3400 MYR (bear) to 1.15 MYR (bull), the price of 0.5850 MYR 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 45/100 (below-average quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
CapitaLand Malaysia Mall Trust reported revenue of 480M MYR in FY2025 versus 224M MYR in FY2021, a compound +21.0%/yr. Reported net income was 182M MYR in FY2025.
Key figures
Market cap 2.0B MYR (≈ $483M) · P/E ratio 9.8 · P/S ratio 3.69 · EPS (TTM) 0.0600 MYR · Dividend yield 8.2% · Net margin 37.9% · Return on equity 6.0% · Return on assets (EBIT) 3.1%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 38 out of 100 (low confidence).
What moves the price
The share trades about 11% below its 52-week high and 4% above its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −24% fair-value upside, at 28%, 5180 screens cheaper than that median.
Fair Value models
Bear 0.3400 MYRFair Value 0.7500 MYRBull 1.15 MYR
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. Based on fiscal year 2025 figures (about 9 months old). Earnings retained since then (0.0088 MYR per share) are deliberately not added.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 ⓘ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.
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.85/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+5.5%
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.
+20.3%
Revenue growth 5 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.
+12.9%
Start year 2020 (pandemic). Over 10 years: +3.4% a year
Revenue growth 17 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.
+7.5%
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What shareholders gained per year (last 5 years), in MYR ⓘWhat the business itself delivers per year: earnings growth per share plus the dividend yield. This is what you get IF the market keeps valuing the stock the same way: it contains no assumption about the market changing its mind. Computed per share, so buybacks count and a merger does not pass as growth. For a company that pays no dividend it is pure earnings growth per share. Period: earnings growth per share as CAGR over the last 5 reported fiscal years (annual statements), plus the current dividend yield. The start value is the median of the three years around the start, so a single crisis year (a pandemic or a write-down) does not distort the rate. Measured in MYR: this currency has depreciated against the euro and dollar over the long run, so part of the nominal rate is currency erosion that never reaches a EUR/USD investor.
+18.3%
Earnings growth per share plus dividend.
Earnings per share, growth per year+10.1%
Dividend (yield on the price)8.2%
Pace: 5 vs 10 years ⓘTwo data points, not a trend model: earnings growth per share over the last 5 fiscal years against the last 10. Labelled "steady" when both rates are within 3 percentage points of each other, otherwise picking up or flattening. Shown only when ten years of history exist.10% vs −7%, picking up
Profit margin 2020 to 2025 ⓘ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.−13% → 52%
Start year 2020 (pandemic)
⚠ Revenue per share shrinking 1.5%/yr over ~10Y (margins eroding too) ⓘStructural-decline marker: revenue PER SHARE has fallen over the last decade (robust median trend, not a single year). Backtested across 2005 to 2017, such businesses trailed the market by about 2.5 percentage points per year. Display only: it does not change the fair value or the quality score.
Growth Forecast
A lot of optimism in the price
The price assumes less growth than the company has delivered so far and more than analysts expect.
What the price assumes ⓘThis turns our valuation around: instead of asking what the share is worth, it asks what growth the current price requires. It uses the cash the company keeps after all spending (free cash flow), the same discount rate as our models, five years of growth, then slowing evenly to 2 % a year by year ten. Compared with the analysts' sales forecasts extended to the same five years (at least three analysts, for context only, it does not enter the Fair Value): within 3 percentage points counts as "in line" (amber), below that little optimism (green), above that a lot of optimism (red).
+9.3%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect ⓘAnalysts publish sales forecasts for the next two fiscal years. For the years after that, growth slows evenly to 2 % a year by year ten (2 % is the long-run rate our models use). Projected years are marked as such.
+2.7%
Yearly sales growth analysts expect, extended to five years.
After inflation (Malaysia: IMF forecast 2.0% a year to 2030, 1.8% from 2016 to 2025) that is about +7.2% a year for the price and +0.7% for the forecasts.
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Peer Groupⓘ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.REIT - Retail · 93 stocks
Beats the industry median on 11/15 measures
Overall it ranks above its industry peers.
Valuation
Quality Score47 · Bottom 25%
Fair Value upside+26% · Above median
Profitability
Return on equity (TTM)6% · Below median
Return on assets3% · Below median
Net margin (TTM)41% · Above median
Operating margin (TTM)56% · Below median
Growth and dividend
Revenue growth6% · Above median
Dividend yield (TTM)8.2% · Top 25%
Balance sheet
Debt / equity0.65× · Below median
Valuation Multiplesvs REIT - Retail median · lower = cheaper
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Cite: Fair Value Calculator (2026). "CapitaLand Malaysia Mall Trust Fair Value". https://www.fairvalue-calculator.com/stock/5180
Frequently asked questions
Is CapitaLand Malaysia Mall Trust (5180) overvalued or undervalued?
As of Sep 23, 2026, our model estimates a fair value of 0.7500 MYR versus a price of 0.5850 MYR, about +28% upside (undervalued).
What is the fair value of 5180?
Our model-based fair value for CapitaLand Malaysia Mall Trust is 0.7500 MYR (as of Sep 23, 2026), built from audited fundamentals. The current price: 0.5850 MYR.
What is the quality score of 5180?
CapitaLand Malaysia Mall Trust has a Quality Score of 45/100. 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 CapitaLand Malaysia Mall Trust (5180)?
Our model-based price target is the fair value of 0.7500 MYR (as of Sep 23, 2026) from 16 valuation models. Cautious scenario 0.3400 MYR, optimistic scenario 1.15 MYR. It is a calculation from audited fundamentals, not an analyst target.
What is the CapitaLand Malaysia Mall Trust stock forecast for 2026?
Our models put fair value at 0.7500 MYR, about +28% upside versus a price of 0.5850 MYR (undervalued). Cautious scenario 0.3400 MYR, optimistic scenario 1.15 MYR. The calculation is refreshed regularly with new filings.
What is the revenue of CapitaLand Malaysia Mall Trust (5180)?
CapitaLand Malaysia Mall Trust reported trailing-twelve-month revenue of about 477M MYR (latest available figure, as of Sep 23, 2026).
Does CapitaLand Malaysia Mall Trust pay a dividend?
CapitaLand Malaysia Mall Trust currently shows a dividend yield of about 8.21% relative to its recent price (as of Sep 23, 2026).
What growth is priced into CapitaLand Malaysia Mall Trust (5180)?
For today's price to be fair in a discounted-cash-flow model, CapitaLand Malaysia Mall Trust would have to grow free cash flow by +9.3 % per year for five years (discount rate 9.7 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +12.9 % per year. As of Sep 23, 2026.
What discount rate (WACC) does the fair value of 5180 use?
Our models discount CapitaLand Malaysia Mall Trust at 9.7 %: a base by market capitalisation (mid), damped by beta 0.31, country premium for Malaysia. The same rate applies in all 26 models.
What is a reverse DCF?
A reverse DCF turns the usual calculation around. Instead of deriving a value from assumptions, it takes today's price as given and asks: what free-cash-flow growth would a company have to deliver for exactly this price to be fair? The result is not a forecast but the expectation already priced in. For CapitaLand Malaysia Mall Trust that is +9.3 % per year a year over ten years, using the same discount rate (9.7 %) and the same formula as our fair value.
How much growth has CapitaLand Malaysia Mall Trust (5180) delivered so far?
Over the past 5 years revenue at CapitaLand Malaysia Mall Trust grew +12.9 % a year. The price currently implies +9.3 % per year free-cash-flow growth a year. Comparing the two shows how much confidence is in the price: if it demands more than has been delivered, the business has to accelerate for the maths to work.
How fast is the sector of CapitaLand Malaysia Mall Trust (5180) growing?
The median revenue growth in the sector is +1.8 % a year. That is the yardstick for the growth priced into CapitaLand Malaysia Mall Trust (+9.3 % per year a year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of CapitaLand Malaysia Mall Trust (5180)?
The free-cash-flow yield on the price is 10.42 %: that much free cash flow CapitaLand Malaysia Mall Trust produces per unit of market value. When it exceeds the discount rate of our models (9.7 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of CapitaLand Malaysia Mall Trust (5180)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For CapitaLand Malaysia Mall Trust it is 0.7500 MYR per share (as of Sep 23, 2026), against a price of 0.5850 MYR. It is the blended result of 16 valuation models (cash flow, earnings, asset, dividend).
Is CapitaLand Malaysia Mall Trust stock overvalued or undervalued in 2026?
As of Sep 23, 2026, 5180 trades below its calculated fair value: price 0.5850 MYR, fair value 0.7500 MYR, a gap of about +28% (undervalued). 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 5180?
No. The price is what the market pays today (0.5850 MYR); the fair value is what the company's own numbers justify (0.7500 MYR). For CapitaLand Malaysia Mall Trust the two are 0.1650 MYR per share apart. That gap is exactly why we show both numbers side by side.
How much is CapitaLand Malaysia Mall Trust worth?
The market values CapitaLand Malaysia Mall Trust at about 2.0B MYR (market capitalisation, as of Sep 23, 2026). Per share that is 0.5850 MYR; our models calculate a fair value of 0.7500 MYR per share.
What do the bullish and bearish scenarios say about 5180?
Our models span a range for CapitaLand Malaysia Mall Trust: cautious scenario 0.3400 MYR, base 0.7500 MYR, optimistic 1.15 MYR per share (as of Sep 23, 2026, price 0.5850 MYR). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of 5180?
CapitaLand Malaysia Mall Trust trades at a price-to-earnings ratio of 9.8 (as of Sep 23, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of 0.7500 MYR is built from several models across several years. Other multiples: PEG 2.1, P/B 0.2, P/S 1.0, EV/EBITDA 8.9.
What is the PEG ratio of 5180?
The PEG ratio of CapitaLand Malaysia Mall Trust is 2.14 (P/E divided by earnings growth, as of Sep 23, 2026). That is above 1, so the growth is already paid for in the price.
How solid is the balance sheet of CapitaLand Malaysia Mall Trust (5180)?
Balance-sheet figures for CapitaLand Malaysia Mall Trust (as of Sep 23, 2026): return on equity 6.5%, debt of 0.65 per unit of equity. They feed the Quality Score of 45/100, which measures business quality independently of the share price.
How far is 5180 from its 52-week high?
CapitaLand Malaysia Mall Trust trades at 0.5850 MYR, about 11% below its 52-week high of 0.6600 MYR and 4% above the low of 0.5644 MYR (as of Sep 23, 2026). Distance from the high says nothing about value: that is what the fair value of 0.7500 MYR is for.
Which stocks are comparable to CapitaLand Malaysia Mall Trust?
From the same area (Real Estate) we also value Simon Property Group, Realty Income Corporation, Unibail-Rodamco-Westfield SE, Kimco Realty Corporation, 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 CapitaLand Malaysia Mall Trust stock attractive at the current price?
The data as of Sep 23, 2026: price 0.5850 MYR, calculated fair value 0.7500 MYR (+28%), Quality Score 45/100, from 16 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 5180 calculated?
We run CapitaLand Malaysia Mall Trust through 16 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 0.7500 MYR, 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 14.1 % above its aggregate fair value. CapitaLand Malaysia Mall Trust currently trades 28 % below its own fair value, and the market average says nothing about that. 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 CapitaLand Malaysia Mall Trust (5180)?
The closing price on Sep 23, 2026 was 0.5850 MYR. Our model-based fair value is 0.7500 MYR, about +28% upside (undervalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with CapitaLand Malaysia Mall Trust right now?
The model range is unusually wide (0.3400 MYR to 1.15 MYR). The outcome hinges heavily on assumptions, so read the point estimate with caution. Solid quality (45/100) at a price below fair value, the discount is the argument here, not the business quality. Evidence is limited here (fewer models, shorter history), so the fair value is a rougher estimate than usual. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Where does the earnings growth of CapitaLand Malaysia Mall Trust (5180) come from?
Earnings per share at CapitaLand Malaysia Mall Trust grew −6.2 % a year from 2014 to 2025. Broken into its drivers: revenue per share −1.7 %, EBIT margin −4.3 %, tax rate +2.1 %, residual (interest, one-offs) −2.4 %. The four rates multiply to the earnings growth rate, they do not add up. Start and end are three-year averages so a single exceptional year does not distort the result.
Key figures of CapitaLand Malaysia Mall Trust
How large is the market capitalisation of CapitaLand Malaysia Mall Trust (5180)?
The market capitalisation of CapitaLand Malaysia Mall Trust is 2.0B MYR (≈ $483M). 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 CapitaLand Malaysia Mall Trust (5180)?
The price-to-sales ratio of CapitaLand Malaysia Mall Trust is 3.69 (P/E × margin). Price to sales: market value relative to yearly revenue. Useful when profit is thin or distorted.
What are the earnings per share of CapitaLand Malaysia Mall Trust (5180)?
Earnings per share at CapitaLand Malaysia Mall Trust are 0.0600 MYR (price ÷ EPS = P/E 9.8). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of CapitaLand Malaysia Mall Trust (5180)?
The dividend yield of CapitaLand Malaysia Mall Trust is 8.2% (payout 80.0%). 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 CapitaLand Malaysia Mall Trust (5180)?
The net margin of CapitaLand Malaysia Mall Trust is 37.9% (fiscal year 2025). 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 CapitaLand Malaysia Mall Trust (5180)?
The return on equity (ROE) of CapitaLand Malaysia Mall Trust is 6.0% (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 CapitaLand Malaysia Mall Trust (5180)?
On an EBIT basis the return on assets of CapitaLand Malaysia Mall Trust is 3.1% (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 CapitaLand Malaysia Mall Trust (5180)?
The operating margin of CapitaLand Malaysia Mall Trust is 59.0% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at CapitaLand Malaysia Mall Trust (5180)?
Revenue at CapitaLand Malaysia Mall Trust is growing +3.9% versus a year earlier (3y avg +20.3%). 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 CapitaLand Malaysia Mall Trust (5180)?
Earnings per share at CapitaLand Malaysia Mall Trust are growing −28.6% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does CapitaLand Malaysia Mall Trust (5180) carry?
The net debt of CapitaLand Malaysia Mall Trust is 2.1B MYR (fiscal year 2025, ≈ 10.3 yrs of FCF). Debt minus cash on hand. The note shows how many years of free cash flow could in theory pay it off.
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