Sabana Reit (M1GU.SI) (M1GU) fair value: what the stock is really worth
As of Oct 2, 2026: fair value of Sabana Reit (M1GU.SI) S$0.69, price S$0.49, upside +42.3%, quality 73 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 Oct 1, 2026.
How to read this chart
60‑month range 0.2730 SGD – 0.5250 SGD · fair‑value band 0.4700 SGD – 0.8700 SGD · the 0.4850 SGD price screens below the 0.6900 SGD fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Oct 1, 2026.
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Alpha Integrated Real Estate Investment Trust is a Singapore-listed real estate investment trust. It is focused on high-quality industrial assets. Listed on the Singapore Exchange Securities Trading Limited since 26 November 2010, AI-REIT invests in high quality income-producing industrial properties.
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Alpha Integrated Real Estate Investment Trust is a Singapore-listed real estate investment trust. It is focused on high-quality industrial assets. Listed on the Singapore Exchange Securities Trading Limited since 26 November 2010, AI-REIT invests in high quality income-producing industrial properties. As of 31 December 2025, AI-REIT holds interests in a diversified portfolio of 18 properties with a total gross floor area of approximately 386,227 square meters in Singapore, spanning the high-tech industrial, warehouse and logistics, chemical warehouse and logistics, as well as general industrial sectors. The total assets of the Group amount to more than 1.6 billion US dollars as at 31 December 2025. AI-REIT is also a constituent of the MSCI Singapore Micro Cap Index. AI-REIT is managed by Alpha Integrated REIT Management Pte. Ltd. (Manager), which is wholly owned by the REIT. Alpha Integrated Real Estate Investment Trust was incorporated in 2010 in Singapore.
Stock analysis
Sabana Reit (M1GU.SI) (M1GU) currently trades at 0.4850 SGD, while our model-based Fair Value estimate is 0.6900 SGD, implying the stock looks roughly 29.7% undervalued today.
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Valuation
Bull case: the Multiples group reads highest at a median of 0.6900 SGD per share, and 12 of the 14 models we run sit above the 0.4850 SGD price.
Bear case: the Asset-Based group reads lowest at 0.3500 SGD, and 2 of the 14 models stay below the price. Evidence for this calculation is low.
Scenario range: 0.4700 SGD (bear) to 0.8700 SGD (bull), the price of 0.4850 SGD 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 73/100 (solid quality), in the Real Estate sector.
Healthy Growth: Revenue growth appears healthy and is supported by profitability and cash-flow quality.
Sabana Reit (M1GU.SI) reported revenue of 120M SGD in FY2025 versus 81.9M SGD in FY2021, a compound +10.0%/yr. Reported net income was 64.0M SGD in FY2025, compounding +7.0%/yr from FY2021.
Key figures
Market cap 546M SGD (≈ $427M) · P/E ratio 6.9 · P/S ratio 3.69 · EPS (TTM) 0.0700 SGD · Dividend yield 8.0% · Net margin 53.3% · Return on equity 13.2% · Return on assets (EBIT) 4.8%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 50 out of 100 (low confidence).
What moves the price
The share trades about 8% below its 52-week high and 17% 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 42%, M1GU screens cheaper than that median.
Fair Value models
Bear 0.4700 SGDFair Value 0.6900 SGDBull 0.8700 SGD
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 (0.0237 SGD 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.
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.93/100
Revenue growth appears healthy and is supported by profitability and cash-flow quality.
Revenue growth 1 year
+6.0%
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.
+8.2%
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.
+10.9%
Start year 2020 (pandemic). Over 10 years: +1.8% a year
Revenue growth 12 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%
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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.
≈ +21.2%
Earnings growth per share plus dividend.
Earnings per share, growth per year+13.2%
Dividend (yield on the price)8.0%
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.39% → 49%
⚠ Rate on operating basis: 2025 sits 250% above its own trend.
Growth Forecast
Little optimism in the price
The price assumes less 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).
+4.0%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect
n/a
No analyst forecast available.
After inflation (Singapore: IMF forecast 2.0% a year to 2030, 1.7% from 2016 to 2025) that is about +1.9% a year for the price.
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 - Industrial · 53 stocks
Beats the industry median on 13/14 measures
Overall it ranks above its industry peers.
Valuation
Quality Score73 · Top 25%
Fair Value upside+42.3% · Top 25%
Profitability
Return on equity (TTM)13.2% · Top 25%
Return on assets3.8% · Top 25%
Net margin (TTM)61.9% · Above median
Operating margin (TTM)54.5% · Below median
Growth and dividend
Revenue growth3.2% · Above median
Dividend yield (TTM)8.0% · Top 25%
Balance sheet
Debt / equity0.46× · Below median
Valuation Multiplesvs REIT - Industrial median · lower = cheaper
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Is Sabana Reit (M1GU.SI) (M1GU) overvalued or undervalued?
As of Oct 1, 2026, our model estimates a fair value of 0.6900 SGD versus a price of 0.4850 SGD, about +42% upside (undervalued).
What is the fair value of M1GU?
Our model-based fair value for Sabana Reit (M1GU.SI) is 0.6900 SGD (as of Oct 1, 2026), built from audited fundamentals. The current price: 0.4850 SGD.
What is the quality score of M1GU?
Sabana Reit (M1GU.SI) has a Quality Score of 73/100. 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 Sabana Reit (M1GU.SI) (M1GU)?
Our model-based price target is the fair value of 0.6900 SGD (as of Oct 1, 2026) from 14 valuation models. Cautious scenario 0.4700 SGD, optimistic scenario 0.8700 SGD. It is a calculation from audited fundamentals, not an analyst target.
What is the Sabana Reit (M1GU.SI) stock forecast for 2026?
Our models put fair value at 0.6900 SGD, about +42% upside versus a price of 0.4850 SGD (undervalued). Cautious scenario 0.4700 SGD, optimistic scenario 0.8700 SGD. The calculation is refreshed regularly with new filings.
What is the revenue of Sabana Reit (M1GU.SI) (M1GU)?
Sabana Reit (M1GU.SI) reported trailing-twelve-month revenue of about 123M SGD (latest available figure, as of Oct 1, 2026).
Does Sabana Reit (M1GU.SI) pay a dividend?
Sabana Reit (M1GU.SI) currently shows a dividend yield of about 7.96% relative to its recent price (as of Oct 1, 2026).
What growth is priced into Sabana Reit (M1GU.SI) (M1GU)?
For today's price to be fair in a discounted-cash-flow model, Sabana Reit (M1GU.SI) would have to grow free cash flow by +4.0 % 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 +10.9 % per year. As of Oct 1, 2026.
What discount rate (WACC) does the fair value of M1GU use?
Our models discount Sabana Reit (M1GU.SI) at 9.6 %: a base by market capitalisation (small), damped by beta 0.19, country premium for Singapore. 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 Sabana Reit (M1GU.SI) that is +4.0 % 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 Sabana Reit (M1GU.SI) (M1GU) delivered so far?
Over the past 5 years revenue at Sabana Reit (M1GU.SI) grew +10.9 % a year. The price currently implies +4.0 % 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 Sabana Reit (M1GU.SI) (M1GU) growing?
The median revenue growth in the sector is +1.8 % a year. That is the yardstick for the growth priced into Sabana Reit (M1GU.SI) (+4.0 % 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 Sabana Reit (M1GU.SI) (M1GU)?
The free-cash-flow yield on the price is 10.83 %: that much free cash flow Sabana Reit (M1GU.SI) 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 Sabana Reit (M1GU.SI) (M1GU)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Sabana Reit (M1GU.SI) it is 0.6900 SGD per share (as of Oct 1, 2026), against a price of 0.4850 SGD. It is the blended result of 14 valuation models (cash flow, earnings, asset, dividend).
Is Sabana Reit (M1GU.SI) stock overvalued or undervalued in 2026?
As of Oct 1, 2026, M1GU trades below its calculated fair value: price 0.4850 SGD, fair value 0.6900 SGD, a gap of about +42% (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 M1GU?
No. The price is what the market pays today (0.4850 SGD); the fair value is what the company's own numbers justify (0.6900 SGD). For Sabana Reit (M1GU.SI) the two are 0.2050 SGD per share apart. That gap is exactly why we show both numbers side by side.
How much is Sabana Reit (M1GU.SI) worth?
The market values Sabana Reit (M1GU.SI) at about 546M SGD (market capitalisation, as of Oct 1, 2026). Per share that is 0.4850 SGD; our models calculate a fair value of 0.6900 SGD per share.
What do the bullish and bearish scenarios say about M1GU?
Our models span a range for Sabana Reit (M1GU.SI): cautious scenario 0.4700 SGD, base 0.6900 SGD, optimistic 0.8700 SGD per share (as of Oct 1, 2026, price 0.4850 SGD). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of M1GU?
Sabana Reit (M1GU.SI) trades at a price-to-earnings ratio of 6.9 (as of Oct 1, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of 0.6900 SGD is built from several models across several years. Other multiples: P/B 0.9, P/S 4.4, EV/EBITDA 13.5.
How solid is the balance sheet of Sabana Reit (M1GU.SI) (M1GU)?
Balance-sheet figures for Sabana Reit (M1GU.SI) (as of Oct 1, 2026): return on equity 13.2%, debt of 0.46 per unit of equity. They feed the Quality Score of 73/100, which measures business quality independently of the share price.
How far is M1GU from its 52-week high?
Sabana Reit (M1GU.SI) trades at 0.4850 SGD, about 8% below its 52-week high of 0.5250 SGD and 17% above the low of 0.4141 SGD (as of Oct 2, 2026). Distance from the high says nothing about value: that is what the fair value of 0.6900 SGD is for.
Which stocks are comparable to Sabana Reit (M1GU.SI)?
From the same area (Real Estate) we also value Public Storage, a member of the S&P 500,, Prologis, Inc, Extra Space Storage Inc, EastGroup 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 Sabana Reit (M1GU.SI) stock attractive at the current price?
The data as of Oct 1, 2026: price 0.4850 SGD, calculated fair value 0.6900 SGD (+42%), Quality Score 73/100, from 14 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 M1GU calculated?
We run Sabana Reit (M1GU.SI) through 14 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 0.6900 SGD, 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. Sabana Reit (M1GU.SI) currently trades 30 % 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 Sabana Reit (M1GU.SI) (M1GU)?
The closing price on Oct 2, 2026 was 0.4850 SGD. Our model-based fair value is 0.6900 SGD, about +42% upside (undervalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Sabana Reit (M1GU.SI) right now?
The rarer combination: high quality (73/100) AND below fair value. That earns a closer look rather than a quick verdict. The large gap to fair value rests on thin data (low evidence): fewer applicable models and a shorter history. Read it with extra caution. A fairly wide model range (0.4700 SGD to 0.8700 SGD) leaves room in how you read the outcome. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Key figures of Sabana Reit (M1GU.SI)
How large is the market capitalisation of Sabana Reit (M1GU.SI) (M1GU)?
The market capitalisation of Sabana Reit (M1GU.SI) is 546M SGD (≈ $427M). 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 Sabana Reit (M1GU.SI) (M1GU)?
The price-to-sales ratio of Sabana Reit (M1GU.SI) is 3.69 (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 Sabana Reit (M1GU.SI) (M1GU)?
Earnings per share at Sabana Reit (M1GU.SI) are 0.0700 SGD (price ÷ EPS = P/E 6.9). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Sabana Reit (M1GU.SI) (M1GU)?
The dividend yield of Sabana Reit (M1GU.SI) is 8.0% (payout 55.1%). 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 Sabana Reit (M1GU.SI) (M1GU)?
The net margin of Sabana Reit (M1GU.SI) is 53.3% (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 Sabana Reit (M1GU.SI) (M1GU)?
The return on equity (ROE) of Sabana Reit (M1GU.SI) is 13.2% (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 Sabana Reit (M1GU.SI) (M1GU)?
On an EBIT basis the return on assets of Sabana Reit (M1GU.SI) is 4.8% (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 Sabana Reit (M1GU.SI) (M1GU)?
The operating margin of Sabana Reit (M1GU.SI) is 54.5% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Sabana Reit (M1GU.SI) (M1GU)?
Revenue at Sabana Reit (M1GU.SI) is growing +3.2% versus a year earlier (3y avg +8.2%). 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 Sabana Reit (M1GU.SI) (M1GU)?
Earnings per share at Sabana Reit (M1GU.SI) are growing +223% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Sabana Reit (M1GU.SI) (M1GU) carry?
The net debt of Sabana Reit (M1GU.SI) is 330M SGD (fiscal year 2025, ≈ 5.6 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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