KIP Real Estate Investment Trust (5280) fair value: what the stock is really worth
As of Sep 24, 2026: fair value of KIP Real Estate Investment Trust MYR 1.27, price MYR 0.86, upside +48.2%, quality 40 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 24, 2026.
How to read this chart
60‑month range 0.5935 MYR – 0.8959 MYR · fair‑value band 0.5780 MYR – 2.59 MYR · the 0.8550 MYR price screens below the 1.27 MYR fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 24, 2026.
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KIP Real Estate Investment Trust was listed on the Main Market of Bursa Malaysia Securities Berhad.
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KIP Real Estate Investment Trust was listed on the Main Market of Bursa Malaysia Securities Berhad. With its principal activity being invested in a portfolio of retail real estate properties, all properties are strategically located in suburban areas, concentrated in residential, commercial, and industrial zones within a five-kilometer radius of catchment areas. Following a change in its investment policy on 12 October 2020, KIP REIT is now able to invest in real estate used for retail, industrial, and commercial purposes to enhance its portfolio. KIP REIT currently has a portfolio of 18 properties, comprising 6 industrial properties in Pulau Indah(3), Cheras Jaya, Bintulu and Pasir Gudang; 8 KIPMalls located in Bangi, Tampoi, Kota Tinggi, Masai, Senawang, Melaka, Kota Warisan, Desa Coalfields; AEON Mall Kinta City in Ipoh, TF Value-Mart in Gerik, Perak; D'Pulze Shopping Centre in Cyberjaya and KIP Kuantan. Currently, KIP REIT has a total net lettable area of over 3.2 million square feet and total properties valued at approximately RM1.7 billion. KIP Real Estate Investment Trust was incorporated in 2016 in Malaysia.
Stock analysis
KIP Real Estate Investment Trust (5280) currently trades at 0.8550 MYR, while our model-based Fair Value estimate is 1.27 MYR, implying the stock looks roughly 32.5% undervalued today.
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Valuation
Bull case: the DCF Models group reads highest at a median of 1.51 MYR per share, and 12 of the 16 models we run sit above the 0.8550 MYR price.
Bear case: the Dividend Discount group reads lowest at 0.7500 MYR, and 4 of the 16 models stay below the price. Evidence for this calculation is low.
Scenario range: 0.5780 MYR (bear) to 2.59 MYR (bull), the price of 0.8550 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 40/100 (below-average quality), in the Real Estate sector.
Healthy Growth: Revenue growth appears healthy and is supported by profitability and cash-flow quality.
KIP Real Estate Investment Trust reported revenue of 177M MYR in FY2026 versus 73.7M MYR in FY2022, a compound +24.5%/yr. Reported net income was 145M MYR in FY2026, compounding +17.8%/yr from FY2022.
Key figures
Market cap 820M MYR (≈ $201M) · P/E ratio 5.6 · P/S ratio 4.63 · EPS (TTM) 0.1516 MYR · Dividend yield 8.5% · Net margin 82.0% · Return on equity 14.6% · Return on assets (EBIT) 7.5%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 46 out of 100 (low confidence).
What moves the price
The share trades about 5% below its 52-week high and 7% above its 52-week low, currently above its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −27% fair-value upside, at 48%, 5280 screens cheaper than that median.
Fair Value models
Bear 0.5780 MYRFair Value 1.27 MYRBull 2.59 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 2026 figures (about 3 months old). Earnings retained since then (0.0207 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.100/100
Revenue growth appears healthy and is supported by profitability and cash-flow quality.
Revenue growth 1 year
+30.1%
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.
+28.4%
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.
+19.0%
Start year 2021 (pandemic). Over 10 years: +10.7% a year
Revenue growth 11 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.
+10.0%
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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.
≈ +11.3%
Earnings growth per share plus dividend.
Earnings per share, growth per year+2.8%
Dividend (yield on the price)8.5%
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.17% vs 18%, steady
Profit margin 2021 to 2026 ⓘ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.65% → 60%
Start year 2021 (pandemic)
⚠ Rate on operating basis: 2026 sits 51% above its own trend.
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).
+10.4%
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.
+2.4%
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 +8.3% a year for the price and +0.4% for the forecasts.
Compare KIP Real Estate Investment Trust with another stock
Price, fair value, quality and upside side by side.
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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 · 94 stocks
Beats the industry median on 12/14 measures
Overall it ranks above its industry peers.
Valuation
Quality Score42 · Bottom 25%
Fair Value upside+48% · Top 25%
Profitability
Return on equity (TTM)15% · Top 25%
Return on assets4% · Top 25%
Net margin (TTM)82% · Top 25%
Operating margin (TTM)63% · Above median
Growth and dividend
Revenue growth21% · Top 25%
Dividend yield (TTM)8.5% · Top 25%
Balance sheet
Debt / equity0.68× · Above median
Valuation Multiplesvs REIT - Retail median · lower = cheaper
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Cite: Fair Value Calculator (2026). "KIP Real Estate Investment Trust Fair Value". https://www.fairvalue-calculator.com/stock/5280
Frequently asked questions
Is KIP Real Estate Investment Trust (5280) overvalued or undervalued?
As of Sep 24, 2026, our model estimates a fair value of 1.27 MYR versus a price of 0.8550 MYR, about +48% upside (undervalued).
What is the fair value of 5280?
Our model-based fair value for KIP Real Estate Investment Trust is 1.27 MYR (as of Sep 24, 2026), built from audited fundamentals. The current price: 0.8550 MYR.
What is the quality score of 5280?
KIP Real Estate Investment Trust has a Quality Score of 40/100. 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 KIP Real Estate Investment Trust (5280)?
Our model-based price target is the fair value of 1.27 MYR (as of Sep 24, 2026) from 16 valuation models. Cautious scenario 0.5780 MYR, optimistic scenario 2.59 MYR. It is a calculation from audited fundamentals, not an analyst target.
What is the KIP Real Estate Investment Trust stock forecast for 2026?
Our models put fair value at 1.27 MYR, about +48% upside versus a price of 0.8550 MYR (undervalued). Cautious scenario 0.5780 MYR, optimistic scenario 2.59 MYR. The calculation is refreshed regularly with new filings.
What is the revenue of KIP Real Estate Investment Trust (5280)?
KIP Real Estate Investment Trust reported trailing-twelve-month revenue of about 177M MYR (latest available figure, as of Sep 24, 2026).
Does KIP Real Estate Investment Trust pay a dividend?
KIP Real Estate Investment Trust currently shows a dividend yield of about 8.54% relative to its recent price (as of Sep 24, 2026).
What growth is priced into KIP Real Estate Investment Trust (5280)?
For today's price to be fair in a discounted-cash-flow model, KIP Real Estate Investment Trust would have to grow free cash flow by +10.4 % per year for five years (discount rate 12.6 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +19.0 % per year. As of Sep 24, 2026.
What discount rate (WACC) does the fair value of 5280 use?
Our models discount KIP Real Estate Investment Trust at 12.6 %: a base by market capitalisation (micro), damped by beta 0.11, 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 KIP Real Estate Investment Trust that is +10.4 % per year a year over ten years, using the same discount rate (12.6 %) and the same formula as our fair value.
How much growth has KIP Real Estate Investment Trust (5280) delivered so far?
Over the past 5 years revenue at KIP Real Estate Investment Trust grew +19.0 % a year. The price currently implies +10.4 % 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 KIP Real Estate Investment Trust (5280) growing?
The median revenue growth in the sector is +1.8 % a year. That is the yardstick for the growth priced into KIP Real Estate Investment Trust (+10.4 % 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 KIP Real Estate Investment Trust (5280)?
The free-cash-flow yield on the price is 12.41 %: that much free cash flow KIP Real Estate Investment Trust produces per unit of market value. When it exceeds the discount rate of our models (12.6 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of KIP Real Estate Investment Trust (5280)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For KIP Real Estate Investment Trust it is 1.27 MYR per share (as of Sep 24, 2026), against a price of 0.8550 MYR. It is the blended result of 16 valuation models (cash flow, earnings, asset, dividend).
Is KIP Real Estate Investment Trust stock overvalued or undervalued in 2026?
As of Sep 24, 2026, 5280 trades below its calculated fair value: price 0.8550 MYR, fair value 1.27 MYR, a gap of about +48% (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 5280?
No. The price is what the market pays today (0.8550 MYR); the fair value is what the company's own numbers justify (1.27 MYR). For KIP Real Estate Investment Trust the two are 0.4120 MYR per share apart. That gap is exactly why we show both numbers side by side.
How much is KIP Real Estate Investment Trust worth?
The market values KIP Real Estate Investment Trust at about 820M MYR (market capitalisation, as of Sep 24, 2026). Per share that is 0.8550 MYR; our models calculate a fair value of 1.27 MYR per share.
What do the bullish and bearish scenarios say about 5280?
Our models span a range for KIP Real Estate Investment Trust: cautious scenario 0.5780 MYR, base 1.27 MYR, optimistic 2.59 MYR per share (as of Sep 24, 2026, price 0.8550 MYR). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of 5280?
KIP Real Estate Investment Trust trades at a price-to-earnings ratio of 5.6 (as of Sep 24, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of 1.27 MYR is built from several models across several years. Excluding one-off items of fiscal year 2026 it is 10.9 (reported 5.6). Other multiples: P/B 0.2, P/S 1.1, EV/EBITDA 7.9.
How solid is the balance sheet of KIP Real Estate Investment Trust (5280)?
Balance-sheet figures for KIP Real Estate Investment Trust (as of Sep 24, 2026): return on equity 14.6%, debt of 0.68 per unit of equity. They feed the Quality Score of 40/100, which measures business quality independently of the share price.
How far is 5280 from its 52-week high?
KIP Real Estate Investment Trust trades at 0.8550 MYR, about 5% below its 52-week high of 0.8959 MYR and 7% above the low of 0.7963 MYR (as of Sep 24, 2026). Distance from the high says nothing about value: that is what the fair value of 1.27 MYR is for.
Which stocks are comparable to KIP Real Estate Investment 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 KIP Real Estate Investment Trust stock attractive at the current price?
The data as of Sep 24, 2026: price 0.8550 MYR, calculated fair value 1.27 MYR (+48%), Quality Score 40/100, 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 5280 calculated?
We run KIP Real Estate Investment 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 1.27 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 14.0 % above its aggregate fair value. KIP Real Estate Investment Trust currently trades 48 % 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 KIP Real Estate Investment Trust (5280)?
The closing price on Sep 24, 2026 was 0.8550 MYR. Our model-based fair value is 1.27 MYR, about +48% upside (undervalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with KIP Real Estate Investment Trust right now?
The large discount to fair value meets weak quality (40/100). That raises the risk this is a value trap rather than a bargain. The model range is unusually wide (0.5780 MYR to 2.59 MYR). The outcome hinges heavily on assumptions, so read the point estimate with caution. The large gap to fair value rests on thin data (low evidence): fewer applicable models and a shorter history. Read it with extra caution. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Key figures of KIP Real Estate Investment Trust
How large is the market capitalisation of KIP Real Estate Investment Trust (5280)?
The market capitalisation of KIP Real Estate Investment Trust is 820M MYR (≈ $201M). 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 KIP Real Estate Investment Trust (5280)?
The price-to-sales ratio of KIP Real Estate Investment Trust is 4.63 (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 KIP Real Estate Investment Trust (5280)?
Earnings per share at KIP Real Estate Investment Trust are 0.1516 MYR (price ÷ EPS = P/E 5.6). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of KIP Real Estate Investment Trust (5280)?
The dividend yield of KIP Real Estate Investment Trust is 8.5% (payout 48.2%). 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 KIP Real Estate Investment Trust (5280)?
The net margin of KIP Real Estate Investment Trust is 82.0% (fiscal year 2026). 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 KIP Real Estate Investment Trust (5280)?
The return on equity (ROE) of KIP Real Estate Investment Trust is 14.6% (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 KIP Real Estate Investment Trust (5280)?
On an EBIT basis the return on assets of KIP Real Estate Investment Trust is 7.5% (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 KIP Real Estate Investment Trust (5280)?
The operating margin of KIP Real Estate Investment Trust is 62.9% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at KIP Real Estate Investment Trust (5280)?
Revenue at KIP Real Estate Investment Trust is growing +20.9% versus a year earlier (3y avg +28.4%). 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 KIP Real Estate Investment Trust (5280)?
Earnings per share at KIP Real Estate Investment Trust are growing −2.9% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does KIP Real Estate Investment Trust (5280) carry?
The net debt of KIP Real Estate Investment Trust is 648M MYR (fiscal year 2026, ≈ 6.4 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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