Azrieli Group Ltd (AZRG) fair value: what the stock is really worth
We calculate from audited financials what Azrieli Group Ltd is really worth. The fair value tells you whether the price is too high or too low, the quality score (0 to 100) how solid the business behind it is. 26 models, 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 18, 2026.
How to read this chart
60‑month range 158.77 ILA – 512.90 ILA · fair‑value band 107.75 ILA – 177.11 ILA · the 381.90 ILA price screens above the 107.75 ILA fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 18, 2026.
Azrieli Group Ltd. engages in the development, acquisition, lease, management, and maintenance of retail centers, malls, office spaces, data centers, and housing in Israel.
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Azrieli Group Ltd. engages in the development, acquisition, lease, management, and maintenance of retail centers, malls, office spaces, data centers, and housing in Israel. The company operates through Retail Centers and Malls in Israel; Leasable Office and Other Space in Israel; Income-producing Property; Senior Housing; Data Centers; Rental Housing in Israel; and Residential Sales segments. It also builds, owns, and operates mixed-use properties and hotels. The company was incorporated in 1983 and is headquartered in Tel Aviv-Yafo, Israel. Azrieli Group Ltd. operates as a subsidiary of Nadav Investments Inc.
Stock analysis
Azrieli Group Ltd (AZRG) currently trades at 381.90 ILA, while our model-based Fair Value estimate is 107.75 ILA, implying the stock looks roughly 254.5% overvalued today.
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Valuation
Bull case: the Multiples group reads highest at a median of 187.92 ILA per share, and 0 of the 16 models we run sit above the 381.90 ILA price.
Bear case: the Growth DCF group reads lowest at 30.08 ILA, and 16 of the 16 models stay below the price. Evidence for this calculation is high.
Scenario range: 107.75 ILA (bear) to 177.11 ILA (bull), the price of 381.90 ILA 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 61/100 (solid quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
Azrieli Group Ltd reported revenue of 4.0B ILS in FY2025 versus 2.2B ILS in FY2021, a compound +15.9%/yr. Reported net income was 1.9B ILS in FY2025, compounding −10.1%/yr from FY2021.
Key figures
Market cap 51.3B ILA · P/E ratio 23.5 · P/S ratio 11.1 · EPS (TTM) 16.23 ILA · Dividend yield 1.8% · Net margin 47.3% · Return on equity 7.8% · Return on assets (EBIT) 4.7%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 46 out of 100 (low confidence).
What moves the price
For context, the median of 10 Real Estate peers we cover trades at 2% fair-value upside, at −72%, AZRG screens richer than that median.
Fair Value models
Bear 107.75 ILAFair Value 107.75 ILABull 177.11 ILA
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 (6.82 ILS 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.87/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
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.
−0.3%
Earnings growth per share plus dividend.
Earnings per share, growth per year−2.1%
Dividend (yield on the price)1.8%
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.−2% vs 8%, slowing
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.63% → 52%
⚠ Revenue per share shrinking 4.5%/yr over ~10Y (margins intact) ⓘ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.
Growth Forecast
A lot of optimism in the price
The price assumes more growth than the company has delivered so far.
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).
+29.0%
Yearly growth needed for the next five years to justify today's price.
News mood ⓘNews mood, the average tone of recent news (26 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.Hype
Recent news coverage is unusually upbeat, far more positive than stocks are typically covered.
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.Real Estate Services · 538 stocks
Beats the industry median on 7/14 measures
A mixed picture versus its industry peers.
Valuation
Quality Score61 · Above median
Fair Value upside−60% · Bottom 25%
Profitability
Return on equity (TTM)8% · Above median
Return on assets2% · Above median
Net margin (TTM)48% · Top 25%
Operating margin (TTM)48% · Above median
Growth and dividend
Revenue growth19% · Top 25%
Dividend yield (TTM)1.8% · Below median
Balance sheet
Debt / equity1.03× · Highest 25%
Valuation Multiplesvs Real Estate Services median · lower = cheaper
P/E (TTM)23.5× · Priciest 25%
P/B0.67× · Cheaper than median
P/S (TTM)4.17× · Pricier than median
P/FCF12.9× · Priciest 25%
EV/EBITDA18.8× · Pricier than median
Strength profile in five axes (Snowflake)
This stockSector peers
VALUE (fair-value potential)0· sector 32
FUTURE (revenue growth)95· sector 11
PAST (return on equity)31· sector 16
HEALTH (low debt)48· sector 84
DIVIDEND (yield)36· sector 66
VALUE 0: the price sits above our fair-value range.
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). "Azrieli Group Ltd Fair Value". https://www.fairvalue-calculator.com/stock/AZRG
Frequently asked questions
Is Azrieli Group Ltd (AZRG) overvalued or undervalued?
As of Sep 18, 2026, our model estimates a fair value of 107.75 ILA versus a price of 381.90 ILA, about −72% upside (overvalued).
What is the fair value of AZRG?
Our model-based fair value for Azrieli Group Ltd is 107.75 ILA (as of Sep 18, 2026), built from audited fundamentals. The current price: 381.90 ILA.
What is the quality score of AZRG?
Azrieli Group Ltd has a Quality Score of 61/100. 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 Azrieli Group Ltd (AZRG)?
Our model-based price target is the fair value of 107.75 ILA (as of Sep 18, 2026) from 16 valuation models. Cautious scenario 107.75 ILA, optimistic scenario 177.11 ILA. It is a calculation from audited fundamentals, not an analyst target.
What is the Azrieli Group Ltd stock forecast for 2026?
Our models put fair value at 107.75 ILA, about −72% upside versus a price of 381.90 ILA (overvalued). Cautious scenario 107.75 ILA, optimistic scenario 177.11 ILA. The calculation is refreshed regularly with new filings.
What is the revenue of Azrieli Group Ltd (AZRG)?
Azrieli Group Ltd reported trailing-twelve-month revenue of about 4.1B ILS (latest available figure, as of Sep 18, 2026).
Does Azrieli Group Ltd pay a dividend?
Azrieli Group Ltd currently shows a dividend yield of about 1.79% relative to its recent price (as of Sep 18, 2026).
What growth is priced into Azrieli Group Ltd (AZRG)?
For today's price to be fair in a discounted-cash-flow model, Azrieli Group Ltd would have to grow free cash flow by +29.0 % per year for five years (discount rate 9.8 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +17.3 % per year. As of Sep 18, 2026.
What discount rate (WACC) does the fair value of AZRG use?
Our models discount Azrieli Group Ltd at 9.8 %: a base by market capitalisation (large), damped by beta 0.53, country premium for Israel. 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 Azrieli Group Ltd that is +29.0 % per year a year over ten years, using the same discount rate (9.8 %) and the same formula as our fair value.
How much growth has Azrieli Group Ltd (AZRG) delivered so far?
Over the past 5 years revenue at Azrieli Group Ltd grew +17.3 % a year. The price currently implies +29.0 % 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 Azrieli Group Ltd (AZRG) growing?
The median revenue growth in the sector is +1.6 % a year. That is the yardstick for the growth priced into Azrieli Group Ltd (+29.0 % 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 Azrieli Group Ltd (AZRG)?
The free-cash-flow yield on the price is 2.77 %: that much free cash flow Azrieli Group Ltd produces per unit of market value. When it exceeds the discount rate of our models (9.8 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Azrieli Group Ltd (AZRG)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Azrieli Group Ltd it is 107.75 ILA per share (as of Sep 18, 2026), against a price of 381.90 ILA. It is the blended result of 16 valuation models (cash flow, earnings, asset, dividend).
Is Azrieli Group Ltd stock overvalued or undervalued in 2026?
As of Sep 18, 2026, AZRG trades above its calculated fair value: price 381.90 ILA, fair value 107.75 ILA, a gap of about −72% (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 AZRG?
No. The price is what the market pays today (381.90 ILA); the fair value is what the company's own numbers justify (107.75 ILA). For Azrieli Group Ltd the two are 274.15 ILA per share apart. That gap is exactly why we show both numbers side by side.
How much is Azrieli Group Ltd worth?
The market values Azrieli Group Ltd at about 51.3B ILA (market capitalisation, as of Sep 18, 2026). Per share that is 381.90 ILA; our models calculate a fair value of 107.75 ILA per share.
What do the bullish and bearish scenarios say about AZRG?
Our models span a range for Azrieli Group Ltd: cautious scenario 107.75 ILA, base 107.75 ILA, optimistic 177.11 ILA per share (as of Sep 18, 2026, price 381.90 ILA). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of AZRG?
Azrieli Group Ltd trades at a price-to-earnings ratio of 23.5 (as of Sep 18, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of 107.75 ILA is built from several models across several years. Other multiples: P/B 0.7, P/S 4.2, EV/EBITDA 18.8.
How solid is the balance sheet of Azrieli Group Ltd (AZRG)?
Balance-sheet figures for Azrieli Group Ltd (as of Sep 18, 2026): return on equity 7.8%, debt of 1.03 per unit of equity. They feed the Quality Score of 61/100, which measures business quality independently of the share price.
Which stocks are comparable to Azrieli Group Ltd?
From the same area (Real Estate) we also value CBRE Group, Vonovia SE, Cellnex Telecom, S.A, KE Holdings, 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 Azrieli Group Ltd stock attractive at the current price?
The data as of Sep 18, 2026: price 381.90 ILA, calculated fair value 107.75 ILA (−72%), Quality Score 61/100, 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 AZRG calculated?
We run Azrieli Group Ltd 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 107.75 ILA, 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 16.1 % above its aggregate fair value. Azrieli Group Ltd 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 Azrieli Group Ltd (AZRG)?
The closing price on Sep 22, 2026 was 381.90 ILA. Our model-based fair value is 107.75 ILA, about −72% upside (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Azrieli Group Ltd right now?
The price sits above even our optimistic bull case (177.11 ILA). The favourable scenario is already priced in. Solid but not exceptional quality (61/100) and above fair value, neither a clear bargain nor a standout compounder. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Where does the earnings growth of Azrieli Group Ltd (AZRG) come from?
Earnings per share at Azrieli Group Ltd grew +5.4 % a year from 2014 to 2025. Broken into its drivers: revenue per share +1.3 %, EBIT margin +7.8 %, tax rate −0.7 %, residual (interest, one-offs) −2.8 %. 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 Azrieli Group Ltd
How large is the market capitalisation of Azrieli Group Ltd (AZRG)?
The market capitalisation of Azrieli Group Ltd is 51.3B ILA. 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 Azrieli Group Ltd (AZRG)?
The price-to-sales ratio of Azrieli Group Ltd is 11.1 (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 Azrieli Group Ltd (AZRG)?
Earnings per share at Azrieli Group Ltd are 16.23 ILA (price ÷ EPS = P/E 23.5). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Azrieli Group Ltd (AZRG)?
The dividend yield of Azrieli Group Ltd is 1.8% (payout 42.1%). 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 Azrieli Group Ltd (AZRG)?
The net margin of Azrieli Group Ltd is 47.3% (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 Azrieli Group Ltd (AZRG)?
The return on equity (ROE) of Azrieli Group Ltd is 7.8% (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 Azrieli Group Ltd (AZRG)?
On an EBIT basis the return on assets of Azrieli Group Ltd is 4.7% (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 Azrieli Group Ltd (AZRG)?
The operating margin of Azrieli Group Ltd is 48.2% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Azrieli Group Ltd (AZRG)?
Revenue at Azrieli Group Ltd is growing +18.9% versus a year earlier (3y avg +14.1%). 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 Azrieli Group Ltd (AZRG)?
Earnings per share at Azrieli Group Ltd are growing +17.6% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Azrieli Group Ltd (AZRG) carry?
The net debt of Azrieli Group Ltd is 25.2B ILA (fiscal year 2025, ≈ 19.1 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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