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CapitaLand Investment Limited (CLILF) fair value: what the stock is really worth
As of Oct 2, 2026: fair value of CapitaLand Investment Limited $0.74, price $1.98, upside -62.5%, quality 62 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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CI
Broad data
Oct 3, 2026
Broad data
Oct 3, 2026
CapitaLand Investment Limited
CLILF · USStretched ValuationStrong overvaluation with only moderate quality.
!Fair value $0.7400 · Strongly overvalued (−62.5%)
✓Quality 62/100
!Mixed Growth (revenue 5y +2.5 %/yr)
!Thin margins · 6.8% net margin (TTM)
✓Moderate debt · generates free cash flow
!6.1% dividend yield · Pays more than it earns
!Narrow moat 43/100
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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 Oct 3, 2026.
How to read this chart
59‑month range $1.37 – $3.67 · fair‑value band $0.3300 – $1.17 · the $1.98 price screens above the $0.7400 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Oct 3, 2026.
Company profile
CapitaLand Investment Limited is a leading global real asset manager with a strong Asia foothold. As at 31 December 2025, CLI had 125 billion dollars of funds under management.
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CapitaLand Investment Limited is a leading global real asset manager with a strong Asia foothold. As at 31 December 2025, CLI had 125 billion dollars of funds under management. CLI holds stakes in eight listed real estate investment trusts and business trusts and a suite of private real asset vehicles that invest in demographics, disruption and digitalization-themed strategies. Its diversified real asset classes include retail, office, lodging, industrial, logistics, business parks, wellness, self-storage, data centres and credit. CLI aims to scale its fund management, commercial management and lodging management businesses globally and maintain effective capital management. As the investment management arm of CapitaLand Group, CLI has access to the development capabilities of and pipeline investment opportunities from CapitaLand Group's development arm. CLI is committed to growing in a responsible manner, delivering long-term economic value and contributing to the environmental and social well-being of its communities. CapitaLand Investment Limited is headquartered in Singapore. CapitaLand Investment Limited was incorporated in 2002 in Singapore.
Stock analysis
CapitaLand Investment Limited (CLILF) currently trades at $1.98, while our model-based Fair Value estimate is $0.7400, 62.5% below the price, so the stock looks overvalued today.
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Valuation
Bull case: the Asset-Based group reads highest at a median of $1.32 per share, and 0 of the 16 models we run sit above the $1.98 price.
Bear case: the Multiples group reads lowest at $0.3900, and 16 of the 16 models stay below the price. Evidence for this calculation is high.
Scenario range: $0.3300 (bear) to $1.17 (bull), the price of $1.98 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 62/100 (solid quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
CapitaLand Investment Limited reported revenue of 2.1B SGD in FY2025 versus 2.3B SGD in FY2021, a compound −1.8%/yr. Reported net income was 145M SGD in FY2025, compounding −42.7%/yr from FY2021.
Key figures
Market cap $9.9B · P/E ratio 98.8 · P/S ratio 6.71 · EPS (TTM) $0.0200 · Dividend yield 6.1% · Net margin 6.8% · Return on equity 1.2% · Return on assets (EBIT) 2.7%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 37 out of 100 (low confidence).
What moves the price
The share trades about 24% below its 52-week high and 34% above its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −10% fair-value upside, at −63%, CLILF screens richer than that median.
Fair Value models
Bear $0.3300
Fair Value $0.7400
Bull $1.17
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
Residual Income
$1.34
$1.28
$1.24
76
FCF DCF
$0.2500
$0.6400
$1.35
74
Growth DCF
$0.3000
$0.6700
$1.30
74
All 16 models by family
DCF Models
FCF DCF
$0.2500
$0.6400
$1.35
74
5Y Revenue Exit
$0.0600
$0.4100
$0.9300
64
5Y EBITDA Exit
$0.3300
$0.8900
$1.62
71
10Y Revenue Exit
$0.1100
$0.3800
$0.6600
63
10Y EBITDA Exit
$0.2900
$0.6600
$1.06
66
Dividend Discount
Gordon GGM
$0.8200
$0.9000
$1.01
69
DDM Multi-Stage
$0.8200
$1.02
$1.28
67
Multiples
P/S Multiple
$0.2900
$0.3900
$0.4800
58
P/B Multiple
$0.2900
$0.3900
$0.4800
55
EV/EBIT
$0.6600
$1.15
$1.65
64
EV/EBITDA
$0.5800
$1.05
$1.52
65
EV/Revenue
n/a
$0.3400
$0.6900
50
Asset-Based
NCAV (Graham)
$0.9800
$1.32
$1.97
54
Growth DCF
Growth DCF
$0.3000
$0.6700
$1.30
74
Rev-Margin DCF
$0.0600
$0.4400
$0.9200
65
Economic Profit
Residual Income
$1.34
$1.28
$1.24
76
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Set up alert →Quality Score breakdown
Overall quality
62/100
Of which business quality 60 · Market factors (momentum, volatility) 36
Profitability
17
Margins and returns on capital today
Quality Growth
29
Are margins and returns improving?
Cashflow
93
Earnings quality: real cash, not paper profit
Fin. Strength
45
Balance sheet, leverage, solvency risk
Investment
100
Disciplined investing over empire-building
Low Volatility
47
Calm price path (market factor)
Momentum
28
Price trend over the last 3–12 months (market factor)
52W Momentum
38
Distance to the 52-week high (market factor)
Net Issuance
100
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.
63/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
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.
+7.1%
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.
+2.5%
’19
’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. Basis: EBIT basis.
−3.3%
Earnings growth per share plus dividend.
Earnings per share, growth per year−9.4%
Dividend (yield on the price)6.1%
Profit margin 2020 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.−8% → 27%
Growth Forecast
A lot of optimism in the price
The price assumes more 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).
+16.0%
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.
+4.6%
Yearly sales growth analysts expect, extended to five years.
After inflation (figures in SGD, Singapore: IMF forecast 2.0% a year to 2030, 1.7% from 2016 to 2025) that is about +13.7% a year for the price and +2.5% for the forecasts.
Forecast 2026 (sales)+5.7%
Forecast 2027 (sales)+4.8%
Projected 2028 (sales)+4.5%
Projected 2029 (sales)+4.1%
Projected 2030 (sales)+3.8%
Compare CapitaLand Investment Limited with another stock
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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 · 529 stocks
Beats the industry median on 4/15 measures
Overall it trails its industry peers.
Valuation Multiplesvs Real Estate Services 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 Real Estate Services stocks, each showing price versus our Fair Value estimate.
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| Vingroup Joint Stock Company VIC | 232,000 VND | 25,731 VND | −89% |
| CBRE Group CBRE | $134.55 | $91.06 | −32% |
| KE Holdings 2423 | HK$42.92 | HK$17.16 | −60% |
| Swire Properties Limited 1972 | HK$24.32 | HK$13.39 | −45% |
| Cellnex Telecom, S.A CLNX | €23.99 | €23.94 | +0% |
| Vonovia SE VNA | €16.82 | €36.55 | +117% |
| Jones Lang LaSalle Incorporated JLL | $308.07 | $540.65 | +75% |
| Wharf Real Estate Investment Company 1997 | HK$30.54 | HK$27.42 | −10% |
| CoStar Group CSGP | $26.95 | $6.19 | −77% |
| China Resources Mixc Lifestyle Services Limited 1209 | HK$37.00 | HK$56.36 | +52% |
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Frequently asked questions
Is CapitaLand Investment Limited (CLILF) overvalued or undervalued?
As of Oct 3, 2026, our model estimates a fair value of $0.7400 versus a price of $1.98, about −63% upside (overvalued).
What is the fair value of CLILF?
Our model-based fair value for CapitaLand Investment Limited is $0.7400 (as of Oct 3, 2026), built from audited fundamentals. The current price: $1.98.
What is the quality score of CLILF?
CapitaLand Investment Limited has a Quality Score of 62/100. 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 CapitaLand Investment Limited (CLILF)?
Our model-based price target is the fair value of $0.7400 (as of Oct 3, 2026) from 16 valuation models. Cautious scenario $0.3300, optimistic scenario $1.17. It is a calculation from audited fundamentals, not an analyst target.
What is the CapitaLand Investment Limited stock forecast for 2026?
Our models put fair value at $0.7400, about −63% upside versus a price of $1.98 (overvalued). Cautious scenario $0.3300, optimistic scenario $1.17. The calculation is refreshed regularly with new filings.
What is the revenue of CapitaLand Investment Limited (CLILF)?
CapitaLand Investment Limited reported trailing-twelve-month revenue of about 2.1B SGD (latest available figure, as of Oct 3, 2026).
Does CapitaLand Investment Limited pay a dividend?
CapitaLand Investment Limited currently shows a dividend yield of about 6.08% relative to its recent price (as of Oct 3, 2026).
What growth is priced into CapitaLand Investment Limited (CLILF)?
For today's price to be fair in a discounted-cash-flow model, CapitaLand Investment Limited would have to grow free cash flow by +16.0 % per year for five years (discount rate 8.7 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +1.5 % per year. As of Oct 3, 2026.
What discount rate (WACC) does the fair value of CLILF use?
Our models discount CapitaLand Investment Limited at 8.7 %: a base by market capitalisation (mid), damped by beta 0.59, 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 CapitaLand Investment Limited that is +16.0 % per year a year over ten years, using the same discount rate (8.7 %) and the same formula as our fair value.
How much growth has CapitaLand Investment Limited (CLILF) delivered so far?
Over the past 5 years revenue at CapitaLand Investment Limited grew +1.5 % a year. The price currently implies +16.0 % 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 CapitaLand Investment Limited (CLILF) growing?
The median revenue growth in the sector is +1.7 % a year. That is the yardstick for the growth priced into CapitaLand Investment Limited (+16.0 % 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 CapitaLand Investment Limited (CLILF)?
The free-cash-flow yield on the price is 4.83 %: that much free cash flow CapitaLand Investment Limited produces per unit of market value. When it exceeds the discount rate of our models (8.7 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of CapitaLand Investment Limited (CLILF)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For CapitaLand Investment Limited it is $0.7400 per share (as of Oct 3, 2026), against a price of $1.98. It is the blended result of 16 valuation models (cash flow, earnings, asset, dividend).
Is CapitaLand Investment Limited stock overvalued or undervalued in 2026?
As of Oct 3, 2026, CLILF trades above its calculated fair value: price $1.98, fair value $0.7400, a gap of about −63% (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 CLILF?
No. The price is what the market pays today ($1.98); the fair value is what the company's own numbers justify ($0.7400). For CapitaLand Investment Limited the two are $1.24 per share apart. That gap is exactly why we show both numbers side by side.
How much is CapitaLand Investment Limited worth?
The market values CapitaLand Investment Limited at about $9.9B (market capitalisation, as of Oct 3, 2026). Per share that is $1.98; our models calculate a fair value of $0.7400 per share.
What do the bullish and bearish scenarios say about CLILF?
Our models span a range for CapitaLand Investment Limited: cautious scenario $0.3300, base $0.7400, optimistic $1.17 per share (as of Oct 3, 2026, price $1.98). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of CLILF?
CapitaLand Investment Limited trades at a price-to-earnings ratio of 98.8 (as of Oct 3, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of $0.7400 is built from several models across several years. Other multiples: PEG 0.9, P/B 0.8, P/S 4.7, EV/EBITDA 24.1.
What is the PEG ratio of CLILF?
The PEG ratio of CapitaLand Investment Limited is 0.94 (P/E divided by earnings growth, as of Oct 3, 2026). That is below 1, so growth is priced more cheaply than the earnings multiple alone suggests.
How solid is the balance sheet of CapitaLand Investment Limited (CLILF)?
Balance-sheet figures for CapitaLand Investment Limited (as of Oct 3, 2026): return on equity 1.2%, debt of 0.58 per unit of equity. They feed the Quality Score of 62/100, which measures business quality independently of the share price.
How far is CLILF from its 52-week high?
CapitaLand Investment Limited trades at $1.98, about 24% below its 52-week high of $2.60 and 34% above the low of $1.48 (as of Oct 2, 2026). Distance from the high says nothing about value: that is what the fair value of $0.7400 is for.
Which stocks are comparable to CapitaLand Investment Limited?
From the same area (Real Estate) we also value Vingroup Joint Stock Company, CBRE Group, KE Holdings, Swire Properties Limited, 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 CapitaLand Investment Limited stock attractive at the current price?
The data as of Oct 3, 2026: price $1.98, calculated fair value $0.7400 (−63%), Quality Score 62/100, 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 CLILF calculated?
We run CapitaLand Investment Limited 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 $0.7400, 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. CapitaLand Investment Limited 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 CapitaLand Investment Limited (CLILF)?
The closing price on Oct 2, 2026 was $1.98. Our model-based fair value is $0.7400, about −63% upside (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with CapitaLand Investment Limited right now?
The price sits above even our optimistic bull case ($1.17). The favourable scenario is already priced in. The model range is unusually wide ($0.3300 to $1.17). The outcome hinges heavily on assumptions, so read the point estimate with caution. Solid but not exceptional quality (62/100) 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.
Key figures of CapitaLand Investment Limited
How large is the market capitalisation of CapitaLand Investment Limited (CLILF)?
The market capitalisation of CapitaLand Investment Limited is $9.9B. 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 CapitaLand Investment Limited (CLILF)?
The price-to-sales ratio of CapitaLand Investment Limited is 6.71 (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 CapitaLand Investment Limited (CLILF)?
Earnings per share at CapitaLand Investment Limited are $0.0200 (price ÷ EPS = P/E 98.8). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of CapitaLand Investment Limited (CLILF)?
The dividend yield of CapitaLand Investment Limited is 6.1%. 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 CapitaLand Investment Limited (CLILF)?
The net margin of CapitaLand Investment Limited is 6.8% (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 CapitaLand Investment Limited (CLILF)?
The return on equity (ROE) of CapitaLand Investment Limited is 1.2% (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 CapitaLand Investment Limited (CLILF)?
On an EBIT basis the return on assets of CapitaLand Investment Limited is 2.7% (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 CapitaLand Investment Limited (CLILF)?
The operating margin of CapitaLand Investment Limited is 27.5% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at CapitaLand Investment Limited (CLILF)?
Revenue at CapitaLand Investment Limited is growing −24.6% versus a year earlier (3y avg −9.5%). 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 CapitaLand Investment Limited (CLILF)?
Earnings per share at CapitaLand Investment Limited are growing −10.9% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does CapitaLand Investment Limited (CLILF) carry?
The net debt of CapitaLand Investment Limited is 6.4B SGD (fiscal year 2025, ≈ 13.4 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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