CapitaLand Malaysia Mall Trust (5180) fair value: what the stock is really worth
As of Nov 6, 2026: fair value (intrinsic value) of CapitaLand Malaysia Mall Trust stock MYR 0.56, price MYR 0.55, upside +2.8%, quality 46 out of 100. Rating: fairly valued. Calculated from audited financials with 16 of our 26 valuation models and 37 quality factors, updated daily.
69 individual criteria per stock, every one traceableSee the method →
Price vs Fair Value
White line = price, green steps = our fair value per fiscal year. As of Nov 7, 2026.
How to read this chart
60‑month range 0.3848 MYR – 0.6600 MYR · fair‑value band 0.3000 MYR – 1.01 MYR · the 0.5450 MYR price screens below the 0.5600 MYR fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). As of Nov 7, 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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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 0.5450 MYR, while our model-based Fair Value estimate is 0.5600 MYR, so the stock looks roughly fairly valued today (gap 2.7%).
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Valuation
Bull case: the Multiples group reads highest at a median of 0.9000 MYR per share, and 9 of the 16 models we run sit above the 0.5450 MYR price.
Bear case: the Growth DCF group reads lowest at 0.4850 MYR, and 7 of the 16 models stay below the price. Data coverage for this calculation is low.
Scenario range: 0.3000 MYR (bear) to 1.01 MYR (bull), the price of 0.5450 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 46/100 (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 1.8B MYR (≈ $452M) Small · P/E ratio 9.1 · P/S ratio 3.66 · EPS (TTM) 0.0600 MYR · Dividend yield 9.2% · Net margin 42.1% · Return on equity 6.7% · Return on assets (EBIT) 3.1% (5-year average).
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 61 out of 100 (low confidence).
What moves the price
The share trades about 17% below its 52-week high and at 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 3%, 5180 screens cheaper than that median.
Fair Value models
Bear0.3000 MYRFair Value 0.5600 MYRBull1.01 MYR
Price 0.5450 MYR · Upside +2.8%
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above starts from their evidence-weighted blend, not from a single model. In cyclical trough or peak years, after dilution or a stock split it is adjusted afterwards, so it can sit above or below the models. Based on fiscal year 2025 figures (about 10 months old). Earnings retained since then (0.0085 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. 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.Coverage ⓘCoverage = 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.
≈ +19.3%
Earnings growth per share plus dividend.
Earnings per share, growth per year≈ +10.1%
Dividend (yield on the price)9.2%
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.base effect: 10.1% / −7.0%
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%
⚠ 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.
⚠ Base effect: the rate starts in the earnings trough around 2020 (starting value 0.035 per share, median 0.081 in 2015 to 2018). It measures the recovery from the trough, not lasting growth.
Growth Forecast
A lot of optimism in the price
The price assumes about as much growth as 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).
+12.0%
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.
+2.9%
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 +9.9% a year for the price and +0.9% 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 · 88 stocks
Beats the industry median on 9/15 measures
Overall it ranks above its industry peers.
Valuation
Quality Score46 · Bottom 25%
Fair Value upside+2.8% · Above median
Profitability
Return on equity (12 months)6.7% · Below median
Return on assets3.2% · Below median
Net margin (12 months)42.1% · Below median
Operating margin (12 months)56.4% · Below median
Growth and dividend
Revenue growth (quarter YoY)9.1% · Above median
Dividend yield (12 months)9.2% · Top 25%
Balance sheet
Debt / equity0.65× · Above 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 Nov 7, 2026, our model estimates a fair value of 0.5600 MYR versus a price of 0.5450 MYR, about +3% upside (fairly valued).
What is the fair value of 5180?
Our model-based fair value for CapitaLand Malaysia Mall Trust is 0.5600 MYR (as of Nov 7, 2026), built from audited fundamentals. The current price: 0.5450 MYR.
What is the quality score of 5180?
CapitaLand Malaysia Mall Trust has a Quality Score of 46/100. 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 0.5600 MYR (as of Nov 7, 2026) from 16 valuation models. Cautious scenario 0.3000 MYR, optimistic scenario 1.01 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 0.5600 MYR, about +3% upside versus a price of 0.5450 MYR (fairly valued). Cautious scenario 0.3000 MYR, optimistic scenario 1.01 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 502M MYR (latest available figure, as of Nov 7, 2026).
Does CapitaLand Malaysia Mall Trust pay a dividend?
CapitaLand Malaysia Mall Trust currently shows a dividend yield of 9.17% relative to its recent price (as of Nov 7, 2026).
How much is the dividend of CapitaLand Malaysia Mall Trust (5180) and when is the ex-dividend date?
CapitaLand Malaysia Mall Trust pays a dividend of 0.05 MYR per share a year, a dividend yield of 9.2%. The last ex-dividend date was Aug 18, 2026. A dividend has been paid every year since at least 2011. The payout ratio is 83.3% of earnings. Free cash flow covers the dividend 1.20 times. Our assessment: Sustainable. Payout and cash coverage both look sustainable.
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 +12.0 % per year for five years (discount rate 11.1 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +12.9 % per year. As of Nov 7, 2026.
What discount rate (WACC) does the fair value of 5180 use?
Our models discount CapitaLand Malaysia Mall Trust at 11.1 %: a base by market capitalisation (small), damped by beta 0.32, 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 +12.0 % per year for five years, then slowing evenly to 2 % by year ten, using the same discount rate (11.1 %) 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 free-cash-flow growth of +12.0 % per 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 +2.7 % a year. That is the yardstick for the growth priced into CapitaLand Malaysia Mall Trust (+12.0 % per 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 11.18 %: that much free cash flow CapitaLand Malaysia Mall Trust produces per unit of market value. When it exceeds the discount rate of our models (11.1 %), 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 0.5600 MYR per share (as of Nov 7, 2026), against a price of 0.5450 MYR. It is the blended result of 16 valuation models in 6 families (DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit).
Is CapitaLand Malaysia Mall Trust stock overvalued or undervalued in 2026?
As of Nov 7, 2026, 5180 trades below its calculated fair value: price 0.5450 MYR, fair value 0.5600 MYR, a gap of about +3% (fairly valued). 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 (0.5450 MYR); the fair value is what the company's own numbers justify (0.5600 MYR). For CapitaLand Malaysia Mall Trust the two are 0.0150 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 1.8B MYR (market capitalisation, as of Nov 7, 2026). Per share that is 0.5450 MYR; our models calculate a fair value of 0.5600 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 0.3000 MYR, base 0.5600 MYR, optimistic 1.01 MYR per share (as of Nov 7, 2026, price 0.5450 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 9.1 (as of Nov 7, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of 0.5600 MYR is built from several models across several years. Other multiples: PEG 1.7, P/B 0.6, P/S 3.7, EV/EBITDA 13.2.
What is the PEG ratio of 5180?
The PEG ratio of CapitaLand Malaysia Mall Trust is 1.69 (P/E divided by earnings growth, as of Nov 7, 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 Nov 7, 2026): return on equity 6.7%, debt of 0.65 per unit of equity. They feed the Quality Score of 46/100, which measures business quality independently of the share price.
How far is 5180 from its 52-week high?
CapitaLand Malaysia Mall Trust trades at 0.5450 MYR, about 17% below its 52-week high of 0.6600 MYR and at the low of 0.5450 MYR (as of Nov 6, 2026). Distance from the high says nothing about value: that is what the fair value of 0.5600 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, Kimco Realty Corporation, Unibail-Rodamco-Westfield SE, 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 Nov 7, 2026: price 0.5450 MYR, calculated fair value 0.5600 MYR (+3%), Quality Score 46/100, 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 6 families: DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit. Every model gets the same audited fundamentals; the fair value of 0.5600 MYR builds on their evidence-weighted average, 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 13.0% above its aggregate fair value. CapitaLand Malaysia Mall Trust currently trades 3% 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 Nov 6, 2026 was 0.5450 MYR. Our model-based fair value is 0.5600 MYR, about +3% upside (fairly valued). 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 (0.3000 MYR to 1.01 MYR). The outcome hinges heavily on assumptions, so read the point estimate with caution. The price sits close to our fair value, market and models broadly agree here, little valuation tension. 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 1.8B MYR (≈ $452M). 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 3.66 (last twelve months). 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 9.1). 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 9.2% (payout 83.3%). 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 42.1% (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 CapitaLand Malaysia Mall Trust (5180)?
The return on equity (ROE) of CapitaLand Malaysia Mall Trust is 6.7% (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 56.4% (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 +9.1% 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 +26.8% 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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Thin data
Nov 7, 2026