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IREIT Global (8U7U) fair value: what the stock is really worth

As of Sep 28, 2026: fair value of IREIT Global €0.17, price €0.13, upside +32.8%, quality 34 out of 100. Calculated from audited financials with 26 valuation models and 37 quality factors, updated daily.

  1. Fair value above price? Yes
  2. Good quality? No
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Real Estate · SG · ISIN SG1AB8000006

IG Thin data Oct 2, 2026

IREIT Global

8U7U · SG

SpeculativeUpside exists, but weak quality makes the signal speculative.

✓Fair value €0.1700 · Undervalued (+32.8%)
!Quality 34/100
!Weak Growth (revenue 5y +5.9 %/yr)
!Loss-making · -173.3% net margin (TTM)
!Moderate debt · negative free cash flow
!Narrow moat 34/100
!Evidence only low, so the estimate is less certain
!The models disagree: range €0.0600 to €0.2800
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What runs behind every stock

26 valuation models 8 families, DCF to NCAV 37 quality factors margins, balance sheet, cashflow, debt 6 AI factors moat, what no ratio measures 2,000+ data points verified, per stock, median

69 individual criteria per stock, every one traceable See the method →

Price vs Fair Value

€0.4300 €0.1260 Fair Value €0.1700 Mar 2022 Sep 2026

White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Oct 2, 2026.

How to read this chart

54‑month range €0.1260 – €0.4300 · fair‑value band €0.0600 – €0.2800 · the €0.1280 price screens below the €0.1700 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Oct 2, 2026.

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Company profile

IREIT Global which was listed on 13 August 2014, is the first Singapore-listed real estate investment trust with the investment strategy of principally investing, directly or indirectly, in a portfolio of income-producing real estate in Europe which is or will be primarily used for office, retail, industrial (including logistics and business parks), …

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IREIT Global which was listed on 13 August 2014, is the first Singapore-listed real estate investment trust with the investment strategy of principally investing, directly or indirectly, in a portfolio of income-producing real estate in Europe which is or will be primarily used for office, retail, industrial (including logistics and business parks), hospitality, hospitality related and other accommodation and/or lodging purposes, as well as real estate-related assets. IREIT Global current portfolio comprises five freehold office properties in Germany, four freehold office properties in Spain and 44 retail properties in France. IREIT Global is managed by IREIT Global Group Pte. Ltd., which is jointly owned by Tikehau Capital and City Developments Limited. Tikehau Capital is a global alternative asset management group listed in France, while CDL is a leading global real estate company listed in Singapore. IREIT Global was incorporated on November 1st, 2013, in Singapore.

Stock analysis

IREIT Global (8U7U) currently trades at €0.1280, while our model-based Fair Value estimate is €0.1700, implying the stock looks roughly 24.7% undervalued today.

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Valuation

Bull case: the Asset-Based group reads highest at a median of €0.2200 per share, and 2 of the 3 models we run sit above the €0.1280 price.

Bear case: the Multiples group reads lowest at €0.0300, and 1 of the 3 models stay below the price. Evidence for this calculation is low.

Scenario range: €0.0600 (bear) to €0.2800 (bull), the price of €0.1280 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 34/100 (below-average quality), in the Real Estate sector.

Weak Growth: Revenue growth is inconsistent: the periods point in different directions, so there is no trend to rely on.

IREIT Global reported revenue of €50.4M in FY2025 versus €52.2M in FY2021, a compound −0.8%/yr. Reported net income was −€63.2M in FY2025.

Key figures

Market cap €172M · P/S ratio 3.55 · EPS (TTM) €−0.0600 · Dividend yield 12.5% · Net margin −125% · Return on equity −18.3% · Return on assets (EBIT) 3.9% · Operating margin 54.8%.

Competitive moat

Our AI-assisted moat analysis scores the competitive advantage at 33 out of 100 (low confidence).

What moves the price

The share trades about 34% 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 −1% fair-value upside, at 33%, 8U7U screens cheaper than that median.

Fair Value models

Bear €0.0600 Fair Value €0.1700 Bull €0.2800
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above is their evidence-weighted blend, not the output of a single model. Bear ⓘBear = the cautious scenario: the same model computed with conservative anchors (lower growth, margins and valuation multiples). Together with Bull it frames a plausible valuation range, not a price target.BaseBull ⓘBull = the optimistic scenario: the same model computed with favourable anchors (higher growth, margins and valuation multiples). Together with Bear it frames a plausible valuation range, not a price target. If a model's bull case is above four times its base value, the table shows that limit with a > sign (like the overall Bull above): beyond it no assumption holds. Evidence ⓘEvidence = how well-backed THIS model's estimate is for this stock (0–100): how complete and reliable its input data are, and how well the model fits the company. The final Fair Value is an evidence-weighted blend, so better-evidenced models count more. Green ≥70, amber 50–69, grey below 50.
Highest evidence
EV/EBIT €0.1000 €0.2100 €0.3100 63
NCAV (Graham) €0.1600 €0.2200 €0.3300 53
EV/Revenue n/a €0.0300 €0.1100 50
All 3 models by family
Multiples
EV/EBIT €0.1000 €0.2100 €0.3100 63
EV/Revenue n/a €0.0300 €0.1100 50
Asset-Based
NCAV (Graham) €0.1600 €0.2200 €0.3300 53

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Quality Score breakdown

Overall quality 34/100

Of which business quality 34 · Market factors (momentum, volatility) 29

Profitability 1
Margins and returns on capital today
Quality Growth 28
Are margins and returns improving?
Cashflow 33
Earnings quality: real cash, not paper profit
Fin. Strength 42
Balance sheet, leverage, solvency risk
Investment 67
Disciplined investing over empire-building
Low Volatility 79
Calm price path (market factor)
Momentum 12
Price trend over the last 3–12 months (market factor)
52W Momentum 2
Distance to the 52-week high (market factor)
Net Issuance 54
Share count: buybacks or dilution?

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Revenue & earnings trend

Growth Quality ⓘGrowth is valuable only when reinvestment earns attractive returns (Aswath Damodaran): sustainable growth depends on return on capital, reinvestment and efficiency. Basis: total company revenue over the periods shown on the cards (3Y/5Y/all years), not per share, so a merger can show up as a growth jump; per-share earnings growth is in the value-creation card. 13/100
Revenue growth is inconsistent: the periods point in different directions, so there is no trend to rely on.
Revenue growth 1 year
−33.3%
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.
−6.5%
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.
+5.9%
Start year 2020 (pandemic)
Revenue growth 6 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.
+6.1%
Profit margin (trend) ⓘOperating margin then vs now, from reported annual statements. A falling margin after a boom year is the classic peak-earnings signal: the growth rate then leans on an inflated base.
76.1% (2020) → 53.3% (2025)
What shareholders gained per year ⓘWe only publish this rate when it is defensible. Reason: fiscal 2025 is a loss year, no rate is defined from a loss
not computed

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Compare IREIT Global 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 - Office · 69 stocks

Beats the industry median on 6/11 measures
A mixed picture versus its industry peers.
Valuation
Quality Score 36 · Bottom 25%
Fair Value upside +32.8% · Above median
Profitability
Return on assets 1.7% · Below median
Net margin (TTM) −173.3% · Bottom 25%
Operating margin (TTM) 54.8% · Above median
Growth and dividend
Revenue growth −2.3% · Below median
Dividend yield (TTM) 12.5% · Top 25%
Balance sheet
Debt / equity 0.76× · Above median

Valuation Multiplesvs REIT - Office median · lower = cheaper

P/B 0.43× · Cheapest 25%
P/S (TTM) 3.93× · Cheaper than median
EV/EBITDA 3.2× · Cheapest 25%

Context: sector, industry, market

Values & ESG

Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.

None of the checked exposures detected

Similar stocks

10 more REIT - Office stocks, each showing price versus our Fair Value estimate.

Stock Price Fair Value vs Fair Value
BXP, Inc BXP $63.40 $38.36 −39%
Vornado Realty Trust VNORP $50.11 $49.54 −1%
Alexandria Real Estate Equities, Inc ARE $49.93 $98.03 +96%
MERLIN Properties SOCIMI, S.A MRL €12.26 €9.69 −21%
Hudson Pacific Properties, Inc HPP $11.65 $2.97 −75%
Gecina GFC €63.75 €75.43 +18%
Mapletree Pan Asia Commercial Trust N2IU 1.22 SGD 1.26 SGD +3%
Cousins Properties Incorporated CUZ $28.65 $8.26 −71%
Keppel DC REIT AJBU 2.12 SGD 2.70 SGD +27%
DEXUS DXS A$5.43 A$4.09 −25%

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IREIT Global · Fair Value
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Cite: Fair Value Calculator (2026). "IREIT Global Fair Value". https://www.fairvalue-calculator.com/stock/8U7U

Frequently asked questions

Is IREIT Global (8U7U) overvalued or undervalued?
As of Oct 2, 2026, our model estimates a fair value of €0.1700 versus a price of €0.1280, about +33% upside (undervalued).
What is the fair value of 8U7U?
Our model-based fair value for IREIT Global is €0.1700 (as of Oct 2, 2026), built from audited fundamentals. The current price: €0.1280.
What is the quality score of 8U7U?
IREIT Global has a Quality Score of 34/100. 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 IREIT Global (8U7U)?
Our model-based price target is the fair value of €0.1700 (as of Oct 2, 2026) from 3 valuation models. Cautious scenario €0.0600, optimistic scenario €0.2800. It is a calculation from audited fundamentals, not an analyst target.
What is the IREIT Global stock forecast for 2026?
Our models put fair value at €0.1700, about +33% upside versus a price of €0.1280 (undervalued). Cautious scenario €0.0600, optimistic scenario €0.2800. The calculation is refreshed regularly with new filings.
What is the revenue of IREIT Global (8U7U)?
IREIT Global reported trailing-twelve-month revenue of about €49.8M (latest available figure, as of Oct 2, 2026).
Does IREIT Global pay a dividend?
IREIT Global currently shows a dividend yield of about 12.54% relative to its recent price (as of Oct 2, 2026).
What is the intrinsic value of IREIT Global (8U7U)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For IREIT Global it is €0.1700 per share (as of Oct 2, 2026), against a price of €0.1280. It is the blended result of 3 valuation models (cash flow, earnings, asset, dividend).
Is IREIT Global stock overvalued or undervalued in 2026?
As of Oct 2, 2026, 8U7U trades below its calculated fair value: price €0.1280, fair value €0.1700, a gap of about +33% (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 8U7U?
No. The price is what the market pays today (€0.1280); the fair value is what the company's own numbers justify (€0.1700). For IREIT Global the two are €0.0420 per share apart. That gap is exactly why we show both numbers side by side.
How much is IREIT Global worth?
The market values IREIT Global at about €172M (market capitalisation, as of Oct 2, 2026). Per share that is €0.1280; our models calculate a fair value of €0.1700 per share.
What do the bullish and bearish scenarios say about 8U7U?
Our models span a range for IREIT Global: cautious scenario €0.0600, base €0.1700, optimistic €0.2800 per share (as of Oct 2, 2026, price €0.1280). The range comes from different growth and margin assumptions, not from analyst opinions.
How solid is the balance sheet of IREIT Global (8U7U)?
Balance-sheet figures for IREIT Global (as of Oct 2, 2026): return on equity −18.3%, debt of 0.76 per unit of equity. They feed the Quality Score of 34/100, which measures business quality independently of the share price.
How far is 8U7U from its 52-week high?
IREIT Global trades at €0.1280, about 34% below its 52-week high of €0.1940 and 2% above the low of €0.1260 (as of Sep 28, 2026). Distance from the high says nothing about value: that is what the fair value of €0.1700 is for.
Which stocks are comparable to IREIT Global?
From the same area (Real Estate) we also value BXP, Inc, Vornado Realty Trust, Alexandria Real Estate Equities, Inc, MERLIN Properties SOCIMI, S.A, 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 IREIT Global stock attractive at the current price?
The data as of Oct 2, 2026: price €0.1280, calculated fair value €0.1700 (+33%), Quality Score 34/100, from 3 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 8U7U calculated?
We run IREIT Global through 3 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 €0.1700, with the spread shown as a cautious and an optimistic scenario.
Is it still worth investing in stocks now?
The global stock market currently sits 14.5 % above its aggregate fair value. IREIT Global currently trades 25 % 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 IREIT Global (8U7U)?
The closing price on Sep 28, 2026 was €0.1280. Our model-based fair value is €0.1700, about +33% upside (undervalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with IREIT Global right now?
The large discount to fair value meets weak quality (34/100). That raises the risk this is a value trap rather than a bargain. The model range is unusually wide (€0.0600 to €0.2800). 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 IREIT Global

How large is the market capitalisation of IREIT Global (8U7U)?
The market capitalisation of IREIT Global is €172M. 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 IREIT Global (8U7U)?
The price-to-sales ratio of IREIT Global is 3.55 (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 IREIT Global (8U7U)?
Earnings per share at IREIT Global are €−0.0600. Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of IREIT Global (8U7U)?
The dividend yield of IREIT Global is 12.5%. 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 IREIT Global (8U7U)?
The net margin of IREIT Global is −125% (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 IREIT Global (8U7U)?
The return on equity (ROE) of IREIT Global is −18.3% (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 IREIT Global (8U7U)?
On an EBIT basis the return on assets of IREIT Global is 3.9% (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 IREIT Global (8U7U)?
The operating margin of IREIT Global is 54.8% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at IREIT Global (8U7U)?
Revenue at IREIT Global is growing −2.3% versus a year earlier (3y avg −6.5%). 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 IREIT Global (8U7U)?
Earnings per share at IREIT Global are growing +256% versus a year earlier. How much earnings per share grew versus a year earlier.
How much free cash flow does IREIT Global (8U7U) generate?
The free cash flow of IREIT Global is −€3.7M (fiscal year 2025). The cash truly left after running and investing in the business, this is what pays dividends and buybacks.
How much net debt does IREIT Global (8U7U) carry?
The net debt of IREIT Global is €368M (fiscal year 2025). 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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