KLCC Property Holdings Bhd (5235SS) fair value: what the stock is really worth
As of Nov 6, 2026: fair value (intrinsic value) of KLCC Property Holdings Bhd stock MYR 4.22, price MYR 8.30, that is 49.2% below the price, quality 65 out of 100. Rating: strongly overvalued. 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 8, 2026.
How to read this chart
60‑month range 5.28 MYR – 9.42 MYR · fair‑value band 2.90 MYR – 6.12 MYR · the 8.30 MYR price screens above the 4.22 MYR fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). As of Nov 8, 2026.
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KLCC Property Holdings Berhad (KLCCP) and KLCC Real Estate Investment Trust (KLCC REIT), collectively known as KLCCP Stapled Group is Malaysia's largest self-managed stapled security that invests, develops, owns, and manages a stable of iconic and quality assets.
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KLCCP Stapled Group became the first ever Shariah compliant stapled structure in Malaysia upon the listing of KLCC Stapled Securities (KLCCSS) on 9 May 2013 and trades under the REIT sector of the index as a single price quotation.
KLCCP Stapled Group's core business is in property investment and development, and provision of management services.
The Group owns iconic prime assets, namely the PETRONAS Twin Towers, Menara ExxonMobil, and Menara 3 PETRONAS under KLCC REIT and Suria KLCC, the premier shopping mall, Mandarin Oriental, Kuala Lumpur hotel and a vacant land (Lot D1) under KLCCP. KLCCP also has a 33% stake in Menara Maxis.
KLCCP Stapled Group redefines excellence in real estate. With decades of experience building the nation's iconic landmarks, it has elevated industry standards and expectations, reinforcing its commitment to enriching lives and building a more sustainable future.
KLCC Property Holdings Berhad was incorporated in February 7th, 2004 in Malaysia.
Stock analysis
KLCC Property Holdings Bhd (5235SS) currently trades at 8.30 MYR, while our model-based Fair Value estimate is 4.22 MYR, 49% below the price, so the stock looks overvalued today.
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Valuation
Bull case: the Economic Profit group reads highest at a median of 6.00 MYR per share, and 1 of the 16 models we run sit above the 8.30 MYR price.
Bear case: the Dividend Discount group reads lowest at 1.18 MYR, and 15 of the 16 models stay below the price. Data coverage for this calculation is high.
Scenario range: 2.90 MYR (bear) to 6.12 MYR (bull), the price of 8.30 MYR sits above 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 65/100 (solid quality), in the Real Estate sector.
Healthy Growth: Revenue growth appears healthy and is supported by profitability and cash-flow quality.
KLCC Property Holdings Bhd reported revenue of 1.7B MYR in FY2025 versus 1.2B MYR in FY2021, a compound +10.4%/yr. Reported net income was 734M MYR in FY2025, compounding +10.3%/yr from FY2021.
Key figures
Market cap 15.0B MYR (≈ $3.7B) Mid · P/E ratio 11.7 · P/S ratio 8.50 · EPS (TTM) 0.7100 MYR · Dividend yield 5.7% · Net margin 73.0% · Return on equity 9.3% · Return on assets (EBIT) 5.3% (5-year average).
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 68 out of 100 (low confidence).
What moves the price
The share trades about 12% below its 52-week high and 2% above its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at 5% fair-value upside, at −49%, 5235SS screens richer than that median.
Fair Value models
Bear2.90 MYRFair Value 4.22 MYRBull6.12 MYR
Price 8.30 MYR · Downside -49.2%
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 (0.2034 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.79/100
Revenue growth appears healthy and is supported by profitability and cash-flow quality.
Revenue growth 1 year
+1.7%
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.
+6.0%
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.
+7.0%
Start year 2020 (pandemic). Over 10 years: +2.6% a year
Revenue growth 21 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.
+5.2%
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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. Basis: EBIT basis. 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.
+12.2%
Earnings growth per share plus dividend.
Earnings per share, growth per year+6.5%
Dividend (yield on the price)5.7%
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.8.2% vs −2.4%, picking up
Profit margin 2019 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.72% → 62%
Pace: the 5-year rate starts in 2020 (pandemic)
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).
+7.9%
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.
+3.3%
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 +5.8% a year for the price and +1.3% 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 - Diversified · 138 stocks
Beats the industry median on 6/15 measures
A mixed picture versus its industry peers.
Valuation
Quality Score65 · Top 25%
Fair Value upside−49.2% · Bottom 25%
Profitability
Return on equity (12 months)9.3% · Top 25%
Return on assets6.7% · Top 25%
Net margin (12 months)127.6% · Top 25%
Operating margin (12 months)64.1% · Top 25%
Growth and dividend
Revenue growth (quarter YoY)1.4% · Below median
Dividend yield (12 months)5.7% · Below median
Balance sheet
Debt / equity0.27× · Below median
Valuation Multiplesvs REIT - Diversified median · lower = cheaper
For bloggers, editors and developers: paste this into your site or blog (a “Custom HTML” block in WordPress), it shows the current fair value and links back here. Free, plain HTML, and welcome. Full data streams (CSV/JSON) at /developers.
Cite: Fair Value Calculator (2026). "KLCC Property Holdings Bhd Fair Value". https://www.fairvalue-calculator.com/stock/5235SS
Frequently asked questions
Is KLCC Property Holdings Bhd (5235SS) overvalued or undervalued?
As of Nov 8, 2026, our model estimates a fair value of 4.22 MYR versus a price of 8.30 MYR, about 49% lower (overvalued).
What is the fair value of 5235SS?
Our model-based fair value for KLCC Property Holdings Bhd is 4.22 MYR (as of Nov 8, 2026), built from audited fundamentals. The current price: 8.30 MYR.
What is the quality score of 5235SS?
KLCC Property Holdings Bhd has a Quality Score of 65/100. 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 KLCC Property Holdings Bhd (5235SS)?
Our model-based price target is the fair value of 4.22 MYR (as of Nov 8, 2026) from 16 valuation models. Cautious scenario 2.90 MYR, optimistic scenario 6.12 MYR. It is a calculation from audited fundamentals, not an analyst target.
What is the KLCC Property Holdings Bhd stock forecast for 2026?
Our models put fair value at 4.22 MYR, about 49% lower versus a price of 8.30 MYR (overvalued). Cautious scenario 2.90 MYR, optimistic scenario 6.12 MYR. The calculation is refreshed regularly with new filings.
What is the revenue of KLCC Property Holdings Bhd (5235SS)?
KLCC Property Holdings Bhd reported trailing-twelve-month revenue of about 1.8B MYR (latest available figure, as of Nov 8, 2026).
Does KLCC Property Holdings Bhd pay a dividend?
KLCC Property Holdings Bhd currently shows a dividend yield of 5.69% relative to its recent price (as of Nov 8, 2026).
How much is the dividend of KLCC Property Holdings Bhd (5235SS) and when is the ex-dividend date?
KLCC Property Holdings Bhd pays a dividend of 0.472 MYR per share a year, a dividend yield of 5.7%. The last ex-dividend date was Sep 9, 2026. A dividend has been paid every year since at least 2004. The payout ratio is 66.5% of earnings. Free cash flow covers the dividend 1.14 times. Our assessment: Sustainable. Payout and cash coverage both look sustainable.
What growth is priced into KLCC Property Holdings Bhd (5235SS)?
For today's price to be fair in a discounted-cash-flow model, KLCC Property Holdings Bhd would have to grow free cash flow by +7.9 % 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 +7.0 % per year. As of Nov 8, 2026.
What discount rate (WACC) does the fair value of 5235SS use?
Our models discount KLCC Property Holdings Bhd at 9.7 %: a base by market capitalisation (mid), damped by beta 0.10, 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 KLCC Property Holdings Bhd that is +7.9 % per year for five years, then slowing evenly to 2 % by year ten, using the same discount rate (9.7 %) and the same formula as our fair value.
How much growth has KLCC Property Holdings Bhd (5235SS) delivered so far?
Over the past 5 years revenue at KLCC Property Holdings Bhd grew +7.0 % a year. The price currently implies free-cash-flow growth of +7.9 % 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 KLCC Property Holdings Bhd (5235SS) growing?
The median revenue growth in the sector is +2.7 % a year. That is the yardstick for the growth priced into KLCC Property Holdings Bhd (+7.9 % per year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of KLCC Property Holdings Bhd (5235SS)?
The free-cash-flow yield on the price is 6.46 %: that much free cash flow KLCC Property Holdings Bhd 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 KLCC Property Holdings Bhd (5235SS)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For KLCC Property Holdings Bhd it is 4.22 MYR per share (as of Nov 8, 2026), against a price of 8.30 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 KLCC Property Holdings Bhd stock overvalued or undervalued in 2026?
As of Nov 8, 2026, 5235SS trades above its calculated fair value: price 8.30 MYR, fair value 4.22 MYR, a gap of about −49% (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 5235SS?
No. The price is what the market pays today (8.30 MYR); the fair value is what the company's own numbers justify (4.22 MYR). For KLCC Property Holdings Bhd the two are 4.08 MYR per share apart. That gap is exactly why we show both numbers side by side.
How much is KLCC Property Holdings Bhd worth?
The market values KLCC Property Holdings Bhd at about 15.0B MYR (market capitalisation, as of Nov 8, 2026). Per share that is 8.30 MYR; our models calculate a fair value of 4.22 MYR per share.
What do the bullish and bearish scenarios say about 5235SS?
Our models span a range for KLCC Property Holdings Bhd: cautious scenario 2.90 MYR, base 4.22 MYR, optimistic 6.12 MYR per share (as of Nov 8, 2026, price 8.30 MYR). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of 5235SS?
KLCC Property Holdings Bhd trades at a price-to-earnings ratio of 11.7 (as of Nov 8, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of 4.22 MYR is built from several models across several years. Median P/E at fiscal year-end, 10 fiscal years (2016 to 2025), reported earnings: 20.3. Other multiples: PEG 4.3, P/B 1.1, P/S 14.9, EV/EBITDA 26.9.
What is the PEG ratio of 5235SS?
The PEG ratio of KLCC Property Holdings Bhd is 4.33 (P/E divided by earnings growth, as of Nov 8, 2026). That is above 1, so the growth is already paid for in the price.
How solid is the balance sheet of KLCC Property Holdings Bhd (5235SS)?
Balance-sheet figures for KLCC Property Holdings Bhd (as of Nov 8, 2026): return on equity 9.3%, debt of 0.27 per unit of equity. They feed the Quality Score of 65/100, which measures business quality independently of the share price.
How far is 5235SS from its 52-week high?
KLCC Property Holdings Bhd trades at 8.30 MYR, about 12% below its 52-week high of 9.42 MYR and 2% above the low of 8.10 MYR (as of Nov 6, 2026). Distance from the high says nothing about value: that is what the fair value of 4.22 MYR is for.
Which stocks are comparable to KLCC Property Holdings Bhd?
From the same area (Real Estate) we also value Goodman Group, VICI Properties Inc, W. P. Carey Inc, Charter Hall Group, 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 KLCC Property Holdings Bhd stock attractive at the current price?
The data as of Nov 8, 2026: price 8.30 MYR, calculated fair value 4.22 MYR (−49%), Quality Score 65/100, 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 5235SS calculated?
We run KLCC Property Holdings Bhd 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 4.22 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. KLCC Property Holdings Bhd 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 KLCC Property Holdings Bhd (5235SS)?
The closing price on Nov 6, 2026 was 8.30 MYR. Our model-based fair value is 4.22 MYR, about 49% lower (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with KLCC Property Holdings Bhd right now?
The price sits above even our optimistic bull case (6.12 MYR). The favourable scenario is already priced in. Solid but not exceptional quality (65/100) and above fair value, neither a clear bargain nor a standout compounder. A fairly wide model range (2.90 MYR to 6.12 MYR) 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.
Where does the earnings growth of KLCC Property Holdings Bhd (5235SS) come from?
Earnings per share at KLCC Property Holdings Bhd grew −6.4 % a year from 2014 to 2025. Broken into its drivers: revenue per share +2.6 %, EBIT margin −2.0 %, tax rate −1.3 %, residual (interest, one-offs) −5.6 %. 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 KLCC Property Holdings Bhd
How large is the market capitalisation of KLCC Property Holdings Bhd (5235SS)?
The market capitalisation of KLCC Property Holdings Bhd is 15.0B MYR (≈ $3.7B). 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 KLCC Property Holdings Bhd (5235SS)?
The price-to-sales ratio of KLCC Property Holdings Bhd is 8.50 (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 KLCC Property Holdings Bhd (5235SS)?
Earnings per share at KLCC Property Holdings Bhd are 0.7100 MYR (price ÷ EPS = P/E 11.7). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of KLCC Property Holdings Bhd (5235SS)?
The dividend yield of KLCC Property Holdings Bhd is 5.7% (payout 66.5%). 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 KLCC Property Holdings Bhd (5235SS)?
The net margin of KLCC Property Holdings Bhd is 73.0% (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 KLCC Property Holdings Bhd (5235SS)?
The return on equity (ROE) of KLCC Property Holdings Bhd is 9.3% (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 KLCC Property Holdings Bhd (5235SS)?
On an EBIT basis the return on assets of KLCC Property Holdings Bhd is 5.3% (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 KLCC Property Holdings Bhd (5235SS)?
The operating margin of KLCC Property Holdings Bhd is 64.1% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at KLCC Property Holdings Bhd (5235SS)?
Revenue at KLCC Property Holdings Bhd is growing +1.4% versus a year earlier (3y avg +6.0%). 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 KLCC Property Holdings Bhd (5235SS)?
Earnings per share at KLCC Property Holdings Bhd are growing +2.0% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does KLCC Property Holdings Bhd (5235SS) carry?
The net debt of KLCC Property Holdings Bhd is 2.8B MYR (fiscal year 2025, ≈ 2.9 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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Broad data
Nov 8, 2026