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Aedifica NV (AEDFF) fair value: what the stock is really worth
As of Sep 25, 2026: fair value of Aedifica NV $76.28, price $82.43, upside -7.5%, quality 52 out of 100. Calculated from audited financials with 26 valuation models and 37 quality factors, updated daily.
- Fair value above price? No
- Good quality? Yes
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Broad data
Sep 24, 2026
Broad data
Sep 24, 2026
Aedifica NV
AEDFF · USNeutralThe stock looks roughly fairly valued with average quality.
·Fair value $76.28 · Fairly valued (−7.5%)
!Quality 52/100
!Mixed Growth (revenue 5y +15.7 %/yr)
✓Highly profitable · 156.9% net margin (TTM)
✓Moderate debt · generates free cash flow
✓4.9% dividend yield · Sustainable
!Moderate moat 49/100
!The models disagree: range $32.18 to $161.94
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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
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 $42.50 – $95.44 · fair‑value band $32.18 – $161.94 · the $82.43 price screens above the $76.28 fair value. Dashed = 300-day average. As of Sep 24, 2026.
Company profile
Aedifica NV/SA is a Belgian public regulated real estate company specializing in European healthcare real estate, particularly properties for elderly care. Aedifica has built a real estate portfolio worth approximately 12.4 billion euros in Belgium, Germany, the Netherlands, the United Kingdom, Finland, Ireland, Spain, France, and Italy.
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Aedifica NV/SA is a Belgian public regulated real estate company specializing in European healthcare real estate, particularly properties for elderly care. Aedifica has built a real estate portfolio worth approximately 12.4 billion euros in Belgium, Germany, the Netherlands, the United Kingdom, Finland, Ireland, Spain, France, and Italy. Aedifica is listed on Euronext Brussels (2006) and Euronext Amsterdam (2019) and is identified by the following codes: AED; AED:BB (Bloomberg); AOO.BR (Reuters). Since 2020, Aedifica has been a constituent of the BEL 20, the main stock market index of Euronext Brussels. Furthermore, since 2023, Aedifica has been included in the BEL ESG, the index that tracks the best-performing companies based on ESG criteria. Aedifica is also included in the EPRA, Stoxx Europe 600, and GPR indices. Its market capitalization was approximately 5.7 billion euros as of May 18th, 2026. Aedifica NV/SA was established on November 07, 2005 and incorporated in 2005 in Belgium.
Stock analysis
Aedifica NV (AEDFF) currently trades at $82.43, while our model-based Fair Value estimate is $76.28, so the stock looks roughly fairly valued today (gap 8.1%).
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Valuation
Bull case: the Growth DCF group reads highest at a median of $86.93 per share, and 2 of the 15 models we run sit above the $82.43 price.
Bear case: the Asset-Based group reads lowest at $33.09, and 13 of the 15 models stay below the price. Evidence for this calculation is high.
Scenario range: $32.18 (bear) to $161.94 (bull), the price of $82.43 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 52/100 (solid quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
Aedifica NV reported revenue of €370M in FY2025 versus €236M in FY2021, a compound +11.9%/yr. Reported net income was €244M in FY2025, compounding −3.5%/yr from FY2021.
Key figures
Market cap $6.7B · P/E ratio 6.2 · P/S ratio 4.08 · EPS (TTM) $13.33 · Dividend yield 4.9% · Net margin 66.0% · Return on equity 11.1% · Return on assets (EBIT) 4.5%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 42 out of 100 (low confidence).
What moves the price
The share trades at its 52-week high and 23% above its 52-week low, currently above its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at 6% fair-value upside, at −7%, AEDFF screens richer than that median.
Fair Value models
Bear $32.18
Fair Value $76.28
Bull $161.94
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 ($7.06 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.
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
Residual Income
$39.48
$41.37
$44.87
76
FCF DCF
$35.09
$77.00
$189.33
72
Growth DCF
$32.48
$86.93
$184.80
72
All 15 models by family
DCF Models
FCF DCF
$35.09
$77.00
$189.33
72
5Y Revenue Exit
$10.17
$35.80
$79.84
65
5Y EBITDA Exit
$29.93
$79.25
$160.30
69
10Y Revenue Exit
$16.75
$48.88
$89.06
63
10Y EBITDA Exit
$31.18
$84.36
$177.87
63
Dividend Discount
Gordon GGM
$21.98
$43.80
$66.33
67
DDM Multi-Stage
$21.98
$37.85
$46.23
67
Multiples
P/S Multiple
$24.33
$32.44
$40.55
58
P/B Multiple
$42.02
$56.02
$70.03
55
EV/EBIT
$45.24
$68.91
$92.58
65
EV/EBITDA
$29.53
$47.96
$66.40
66
EV/Revenue
n/a
$9.15
$19.63
50
Asset-Based
NCAV (Graham)
$24.70
$33.09
$49.39
54
Growth DCF
Growth DCF
$32.48
$86.93
$184.80
72
Economic Profit
Residual Income
$39.48
$41.37
$44.87
76
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Set up alert →Quality Score breakdown
Overall quality
52/100
Of which business quality 52 · Market factors (momentum, volatility) 68
Profitability
36
Margins and returns on capital today
Quality Growth
60
Are margins and returns improving?
Cashflow
85
Earnings quality: real cash, not paper profit
Fin. Strength
45
Balance sheet, leverage, solvency risk
Investment
90
Disciplined investing over empire-building
Low Volatility
78
Calm price path (market factor)
Momentum
55
Price trend over the last 3–12 months (market factor)
52W Momentum
79
Distance to the 52-week high (market factor)
Net Issuance
0
Share count: buybacks or dilution?
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.
87/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+6.4%
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.
+9.8%
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.
+15.7%
Start year 2020 (pandemic). Over 10 years: +19.6% a year
Revenue growth 20 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.
+27.5%
’13
’14
’15
’16
’17
’18
’20
’21
’22
’23
’24
’25
What shareholders gained per year (last 5 years) ⓘ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.
−1.6%
Earnings growth per share plus dividend.
Earnings per share, growth per year−6.5%
Dividend (yield on the price)4.9%
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.−6.5% vs 1.5%, slowing
Profit margin 2021 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.148% → 86%
Start year 2020 (pandemic)
Growth Forecast
Little optimism in the price
The price assumes about as much growth as the company has delivered so far and less 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).
+13.5%
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.
+17.6%
Yearly sales growth analysts expect, extended to five years.
After inflation (figures in EUR, euro area: IMF forecast 2.2% a year to 2030, 2.6% from 2016 to 2025) that is about +11.0% a year for the price and +15.1% for the forecasts.
Forecast 2026 (sales)+77.6%
Forecast 2027 (sales)+7.1%
Projected 2028 (sales)+6.4%
Projected 2029 (sales)+5.8%
Projected 2030 (sales)+5.2%
Watch AEDFF, get fair value alerts →
Recent news
News mood ⓘNews mood, the average tone of recent news (45 articles), rated against how stocks are usually covered. 🚀 Hype = unusually upbeat · 🙂 Positive = above average · 😐 Neutral = typical · 🙁 Negative = below average · 😨 Very negative = unusually downbeat. It reflects the tone of coverage, not our valuation.
Neutral
Recent news coverage is roughly neutral, about typical for how stocks are covered.
- Is Aedifica/SA (ENXTBR:AED) Still A Bargain On Cash Flow?
- Aedifica NV/SA Non-GAAP EPS of €2.71, revenue of €292.3M
- Aedifica NV/SA: Interim financial report – Q1 2026
- Aedifica NV/SA: 2025 annual results
Compare Aedifica NV 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 - Healthcare Facilities · 25 stocks
Beats the industry median on 7/14 measures
A mixed picture versus its industry peers.
Valuation Multiplesvs REIT - Healthcare Facilities median · lower = cheaper
Context: sector, industry, market
- Is the Real Estate sector expensive or cheap?
- P/E, EV/EBITDA and margins by industry (reference tables)
- Undervalued stocks: Real Estate
- Undervalued stocks: US Stocks
- Valuation of the USA 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 - Healthcare Facilities stocks, each showing price versus our Fair Value estimate.
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Welltower Inc WELL | $230.24 | $74.85 | −67% |
| Ventas, Inc VTR | $86.59 | $34.57 | −60% |
| Omega Healthcare Investors, Inc OHI | $46.68 | $57.16 | +22% |
| Healthpeak Properties, Inc DOC | $19.44 | $16.01 | −18% |
| American Healthcare REIT, Inc AHR | $52.02 | $15.32 | −71% |
| CareTrust REIT, Inc CTRE | $37.42 | $39.79 | +6% |
| Healthcare Realty Trust Incorporated HR | $18.05 | $20.82 | +15% |
| Sabra Health Care REIT, Inc SBRA | $19.85 | $22.26 | +12% |
| National Health Investors, Inc NHI | $66.66 | $70.75 | +6% |
| LTC Properties, Inc LTC | $42.87 | $40.22 | −6% |
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Frequently asked questions
Is Aedifica NV (AEDFF) overvalued or undervalued?
As of Sep 24, 2026, our model estimates a fair value of $76.28 versus the last price from Sep 25, 2026 of $82.43, about −7% upside (fairly valued).
What is the fair value of AEDFF?
Our model-based fair value for Aedifica NV is $76.28 (as of Sep 24, 2026), built from audited fundamentals. Last price (from Sep 25, 2026): $82.43.
What is the quality score of AEDFF?
Aedifica NV has a Quality Score of 52/100. 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 Aedifica NV (AEDFF)?
Our model-based price target is the fair value of $76.28 (as of Sep 24, 2026) from 15 valuation models. Cautious scenario $32.18, optimistic scenario $161.94. It is a calculation from audited fundamentals, not an analyst target.
What is the Aedifica NV stock forecast for 2026?
Our models put fair value at $76.28, about −7% upside versus the last price from Sep 25, 2026 of $82.43 (fairly valued). Cautious scenario $32.18, optimistic scenario $161.94. The calculation is refreshed regularly with new filings.
What is the revenue of Aedifica NV (AEDFF)?
Aedifica NV reported trailing-twelve-month revenue of about €391M (latest available figure, as of Sep 24, 2026).
Does Aedifica NV pay a dividend?
Aedifica NV currently shows a dividend yield of about 4.85% relative to its recent price (as of Sep 24, 2026).
What growth is priced into Aedifica NV (AEDFF)?
For today's price to be fair in a discounted-cash-flow model, Aedifica NV would have to grow free cash flow by +13.5 % per year for five years (discount rate 9.6 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +15.7 % per year. As of Sep 24, 2026.
What discount rate (WACC) does the fair value of AEDFF use?
Our models discount Aedifica NV at 9.6 %: a base by market capitalisation (mid), damped by beta 0.96, country premium for USA. 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 Aedifica NV that is +13.5 % per year a year over ten years, using the same discount rate (9.6 %) and the same formula as our fair value.
How much growth has Aedifica NV (AEDFF) delivered so far?
Over the past 5 years revenue at Aedifica NV grew +15.7 % a year. The price currently implies +13.5 % 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 Aedifica NV (AEDFF) growing?
The median revenue growth in the sector is +1.8 % a year. That is the yardstick for the growth priced into Aedifica NV (+13.5 % 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 Aedifica NV (AEDFF)?
The free-cash-flow yield on the price is 6.41 %: that much free cash flow Aedifica NV produces per unit of market value. When it exceeds the discount rate of our models (9.6 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Aedifica NV (AEDFF)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Aedifica NV it is $76.28 per share (as of Sep 24, 2026), against a price of $82.43. It is the blended result of 15 valuation models (cash flow, earnings, asset, dividend).
Is Aedifica NV stock overvalued or undervalued in 2026?
As of Sep 24, 2026, AEDFF trades above its calculated fair value: price $82.43, fair value $76.28, a gap of about −7% (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 AEDFF?
No. The price is what the market pays today ($82.43); the fair value is what the company's own numbers justify ($76.28). For Aedifica NV the two are $6.15 per share apart. That gap is exactly why we show both numbers side by side.
How much is Aedifica NV worth?
The market values Aedifica NV at about $6.7B (market capitalisation, as of Sep 24, 2026). Per share that is $82.43; our models calculate a fair value of $76.28 per share.
What do the bullish and bearish scenarios say about AEDFF?
Our models span a range for Aedifica NV: cautious scenario $32.18, base $76.28, optimistic $161.94 per share (as of Sep 24, 2026, price $82.43). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of AEDFF?
Aedifica NV trades at a price-to-earnings ratio of 6.2 (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 $76.28 is built from several models across several years. Other multiples: P/B 1.8, P/S 17.1, EV/EBITDA 26.1.
How solid is the balance sheet of Aedifica NV (AEDFF)?
Balance-sheet figures for Aedifica NV (as of Sep 24, 2026): return on equity 11.1%, debt of 0.53 per unit of equity. They feed the Quality Score of 52/100, which measures business quality independently of the share price.
How far is AEDFF from its 52-week high?
Aedifica NV trades at $82.43, at its 52-week high of $82.43 and 23% above the low of $67.20 (as of Sep 25, 2026). Distance from the high says nothing about value: that is what the fair value of $76.28 is for.
Which stocks are comparable to Aedifica NV?
From the same area (Real Estate) we also value Welltower Inc, Ventas, Inc, Omega Healthcare Investors, Inc, Healthpeak Properties, Inc, 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 Aedifica NV stock attractive at the current price?
The data as of Sep 24, 2026: price $82.43, calculated fair value $76.28 (−7%), Quality Score 52/100, from 15 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 AEDFF calculated?
We run Aedifica NV through 15 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 $76.28, 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. Aedifica NV 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 Aedifica NV (AEDFF)?
The latest price we hold is from Sep 25, 2026 and stands at $82.43. Our model-based fair value is $76.28, about −7% upside (fairly valued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Aedifica NV right now?
The model range is unusually wide ($32.18 to $161.94). 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. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Where does the earnings growth of Aedifica NV (AEDFF) come from?
Earnings per share at Aedifica NV grew −0.5 % a year from 2014 to 2025. Broken into its drivers: revenue per share +5.3 %, EBIT margin −4.5 %, tax rate +0.0 %, residual (interest, one-offs) −1.1 %. 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 Aedifica NV
How large is the market capitalisation of Aedifica NV (AEDFF)?
The market capitalisation of Aedifica NV is $6.7B. 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 Aedifica NV (AEDFF)?
The price-to-sales ratio of Aedifica NV is 4.08 (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 Aedifica NV (AEDFF)?
Earnings per share at Aedifica NV are $13.33 (price ÷ EPS = P/E 6.2). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Aedifica NV (AEDFF)?
The dividend yield of Aedifica NV is 4.9% (payout 30.0%). 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 Aedifica NV (AEDFF)?
The net margin of Aedifica NV is 66.0% (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 Aedifica NV (AEDFF)?
The return on equity (ROE) of Aedifica NV is 11.1% (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 Aedifica NV (AEDFF)?
On an EBIT basis the return on assets of Aedifica NV is 4.5% (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 Aedifica NV (AEDFF)?
The operating margin of Aedifica NV is 80.2% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Aedifica NV (AEDFF)?
Revenue at Aedifica NV is growing +23.4% versus a year earlier (3y avg +9.8%). 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 Aedifica NV (AEDFF)?
Earnings per share at Aedifica NV are growing +481% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Aedifica NV (AEDFF) carry?
The net debt of Aedifica NV is €2.5B (fiscal year 2025, ≈ 9.7 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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