MeguREIT Israel (MGRT) fair value: what the stock is really worth
As of Oct 30, 2026: fair value (intrinsic value) of MeguREIT Israel stock ILS 5.93, price ILS 6.22, that is 4.6% below the price, quality 37 out of 100. Rating: fairly valued. 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. As of Nov 2, 2026.
How to read this chart
54‑month range 2.97 ILS – 9.17 ILS · fair‑value band 4.43 ILS – 8.63 ILS · the 6.22 ILS price screens above the 5.93 ILS fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). As of Nov 2, 2026.
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Megureit Israel Ltd operates in the real estate sector. It invests majorly in residential apartments for rent, offices, and commercial centers. Megureit Israel Ltd was formerly known as Index Residential Real Estate in Israel Ltd. and changed its name to Megureit Israel Ltd in August 2016.
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The company was incorporated in 2016 and is based in Ramat Gan, Israel.
Stock analysis
MeguREIT Israel (MGRT) currently trades at 6.22 ILS, while our model-based Fair Value estimate is 5.93 ILS, so the stock looks roughly fairly valued today (gap 4.9%).
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Valuation
Bull case: the Economic Profit group reads highest at a median of 8.93 ILS per share, and 3 of the 6 models we run sit above the 6.22 ILS price.
Bear case: the Dividend Discount group reads lowest at 2.40 ILS, and 3 of the 6 models stay below the price. Data coverage for this calculation is high.
Scenario range: 4.43 ILS (bear) to 8.63 ILS (bull), the price of 6.22 ILS 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 37/100 (below-average quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
MeguREIT Israel reported revenue of 87.8M ILS in FY2025 versus 32.3M ILS in FY2021, a compound +28.4%/yr. Reported net income was 180M ILS in FY2025, compounding −1.3%/yr from FY2021.
Key figures
Market cap 1.1B ILS Small · P/E ratio 5.9 · P/S ratio 9.81 · EPS (TTM) 1.06 ILS · Dividend yield 5.8% · Net margin 141% · Return on equity 8.2% · Return on assets (EBIT) 5.1%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 49 out of 100 (low confidence).
What moves the price
The share trades about 32% below its 52-week high and at its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at 8% fair-value upside, at −5%, MGRT screens richer than that median.
Fair Value models
Bear4.43 ILSFair Value 5.93 ILSBull8.63 ILS
Price 6.22 ILS · Downside -4.6%
Model ⓘEach model values the company its own way (discounted cash flow, earnings, assets, dividends). The fair value above starts from their evidence-weighted blend, not from a single model. In cyclical trough or peak years, after dilution or a stock split it is adjusted afterwards, so it can sit above or below the models. Based on fiscal year 2025 figures (about 10 months old). Earnings retained since then (0.5868 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. 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.Coverage ⓘCoverage = 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.
Best data coverage
Residual Income8.35 ILS8.93 ILS10.15 ILS74
Gordon GGM1.48 ILS2.58 ILS3.47 ILS66
DDM Multi-Stage1.48 ILS2.40 ILS2.77 ILS65
All 6 models by family
Dividend Discount
Gordon GGM1.48 ILS2.58 ILS3.47 ILS66
DDM Multi-Stage1.48 ILS2.40 ILS2.77 ILS65
Multiples
P/S Multiple2.39 ILS3.19 ILS3.99 ILS58
P/B Multiple15.63 ILS20.84 ILS26.04 ILS55
Asset-Based
NCAV (Graham)5.21 ILS6.98 ILS10.42 ILS54
Economic Profit
Residual Income8.35 ILS8.93 ILS10.15 ILS74
The fair value above starts from this blend and is adjusted for dilution from new shares.
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.71/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+28.6%
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.
+23.2%
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.
+34.5%
Start year 2020 (pandemic)
Revenue growth 7 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.
+56.6%
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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.
+24.1%
Earnings growth per share plus dividend.
Earnings per share, growth per year+18.3%
Dividend (yield on the price)5.8%
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.215% → 35%
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).
+53.7%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect
n/a
No analyst forecast available.
After inflation (Israel: IMF forecast 2.1% a year to 2030, 1.7% from 2016 to 2025) that is about +50.6% 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 - Diversified · 137 stocks
Beats the industry median on 7/14 measures
A mixed picture versus its industry peers.
Valuation
Quality Score37 · Bottom 25%
Fair Value upside−4.6% · Above median
Profitability
Return on equity (12 months)8.2% · Above median
Return on assets2.7% · Below median
Net margin (12 months)140.9% · Top 25%
Operating margin (12 months)65.1% · Top 25%
Growth and dividend
Revenue growth (quarter YoY)75.0% · Top 25%
Dividend yield (12 months)5.8% · Below median
Balance sheet
Debt / equity1.77× · Highest 25%
Valuation Multiplesvs REIT - Diversified median · lower = cheaper
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). "MeguREIT Israel Fair Value". https://www.fairvalue-calculator.com/stock/MGRT.TA
Frequently asked questions
Is MeguREIT Israel (MGRT) overvalued or undervalued?
As of Nov 2, 2026, our model estimates a fair value of 5.93 ILS versus a price of 6.22 ILS, about 5% lower (fairly valued).
What is the fair value of MGRT?
Our model-based fair value for MeguREIT Israel is 5.93 ILS (as of Nov 2, 2026), built from audited fundamentals. The current price: 6.22 ILS.
What is the quality score of MGRT?
MeguREIT Israel has a Quality Score of 37/100. 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 MeguREIT Israel (MGRT)?
Our model-based price target is the fair value of 5.93 ILS (as of Nov 2, 2026) from 6 valuation models. Cautious scenario 4.43 ILS, optimistic scenario 8.63 ILS. It is a calculation from audited fundamentals, not an analyst target.
What is the MeguREIT Israel stock forecast for 2026?
Our models put fair value at 5.93 ILS, about 5% lower versus a price of 6.22 ILS (fairly valued). Cautious scenario 4.43 ILS, optimistic scenario 8.63 ILS. The calculation is refreshed regularly with new filings.
What is the revenue of MeguREIT Israel (MGRT)?
MeguREIT Israel reported trailing-twelve-month revenue of about 113M ILS (latest available figure, as of Nov 2, 2026).
Does MeguREIT Israel pay a dividend?
MeguREIT Israel currently shows a dividend yield of 5.79% relative to its recent price (as of Nov 2, 2026).
What growth is priced into MeguREIT Israel (MGRT)?
For today's price to be fair in a discounted-cash-flow model, MeguREIT Israel would have to grow free cash flow by +53.7 % per year for five years (discount rate 11.6 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +34.5 % per year. As of Nov 2, 2026.
What discount rate (WACC) does the fair value of MGRT use?
Our models discount MeguREIT Israel at 11.6 %: a base by market capitalisation (small), damped by beta 0.28, 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 MeguREIT Israel that is +53.7 % per year a year over ten years, using the same discount rate (11.6 %) and the same formula as our fair value.
How much growth has MeguREIT Israel (MGRT) delivered so far?
Over the past 5 years revenue at MeguREIT Israel grew +34.5 % a year. The price currently implies +53.7 % 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 MeguREIT Israel (MGRT) growing?
The median revenue growth in the sector is +14.0 % a year. That is the yardstick for the growth priced into MeguREIT Israel (+53.7 % 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 MeguREIT Israel (MGRT)?
The free-cash-flow yield on the price is 3.80 %: that much free cash flow MeguREIT Israel produces per unit of market value. When it exceeds the discount rate of our models (11.6 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of MeguREIT Israel (MGRT)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For MeguREIT Israel it is 5.93 ILS per share (as of Nov 2, 2026), against a price of 6.22 ILS. It is the blended result of 6 valuation models (cash flow, earnings, asset, dividend).
Is MeguREIT Israel stock overvalued or undervalued in 2026?
As of Nov 2, 2026, MGRT trades above its calculated fair value: price 6.22 ILS, fair value 5.93 ILS, a gap of about −5% (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 MGRT?
No. The price is what the market pays today (6.22 ILS); the fair value is what the company's own numbers justify (5.93 ILS). For MeguREIT Israel the two are 0.2890 ILS per share apart. That gap is exactly why we show both numbers side by side.
How much is MeguREIT Israel worth?
The market values MeguREIT Israel at about 1.1B ILS (market capitalisation, as of Nov 2, 2026). Per share that is 6.22 ILS; our models calculate a fair value of 5.93 ILS per share.
What do the bullish and bearish scenarios say about MGRT?
Our models span a range for MeguREIT Israel: cautious scenario 4.43 ILS, base 5.93 ILS, optimistic 8.63 ILS per share (as of Nov 2, 2026, price 6.22 ILS). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of MGRT?
MeguREIT Israel trades at a price-to-earnings ratio of 5.9 (as of Nov 2, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of 5.93 ILS is built from several models across several years. Other multiples: P/B 0.6, P/S 9.8, EV/EBITDA 84.9.
How solid is the balance sheet of MeguREIT Israel (MGRT)?
Balance-sheet figures for MeguREIT Israel (as of Nov 2, 2026): return on equity 8.2%, debt of 1.77 per unit of equity. They feed the Quality Score of 37/100, which measures business quality independently of the share price.
How far is MGRT from its 52-week high?
MeguREIT Israel trades at 6.22 ILS, about 32% below its 52-week high of 9.17 ILS and at the low of 6.20 ILS (as of Oct 30, 2026). Distance from the high says nothing about value: that is what the fair value of 5.93 ILS is for.
Which stocks are comparable to MeguREIT Israel?
From the same area (Real Estate) we also value Goodman Group, VICI Properties Inc, W. P. Carey Inc, Charter Hall Group, 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 MeguREIT Israel stock attractive at the current price?
The data as of Nov 2, 2026: price 6.22 ILS, calculated fair value 5.93 ILS (−5%), Quality Score 37/100, from 6 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 MGRT calculated?
We run MeguREIT Israel through 6 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 5.93 ILS, 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 14.9 % above its aggregate fair value. MeguREIT Israel 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 MeguREIT Israel (MGRT)?
The closing price on Oct 30, 2026 was 6.22 ILS. Our model-based fair value is 5.93 ILS, about 5% lower (fairly valued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with MeguREIT Israel right now?
The price sits close to our fair value, market and models broadly agree here, little valuation tension. A fairly wide model range (4.43 ILS to 8.63 ILS) 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 MeguREIT Israel
How large is the market capitalisation of MeguREIT Israel (MGRT)?
The market capitalisation of MeguREIT Israel is 1.1B ILS. 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 MeguREIT Israel (MGRT)?
The price-to-sales ratio of MeguREIT Israel is 9.81 (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 MeguREIT Israel (MGRT)?
Earnings per share at MeguREIT Israel are 1.06 ILS (price ÷ EPS = P/E 5.9). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of MeguREIT Israel (MGRT)?
The dividend yield of MeguREIT Israel is 5.8% (payout 34.0%). 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 MeguREIT Israel (MGRT)?
The net margin of MeguREIT Israel is 141% (last twelve months). 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 MeguREIT Israel (MGRT)?
The return on equity (ROE) of MeguREIT Israel is 8.2% (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 MeguREIT Israel (MGRT)?
On an EBIT basis the return on assets of MeguREIT Israel is 5.1% (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 MeguREIT Israel (MGRT)?
The operating margin of MeguREIT Israel is 65.1% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at MeguREIT Israel (MGRT)?
Revenue at MeguREIT Israel is growing +75.0% versus a year earlier (3y avg +23.2%). 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 MeguREIT Israel (MGRT)?
Earnings per share at MeguREIT Israel are growing +83.3% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does MeguREIT Israel (MGRT) carry?
The net debt of MeguREIT Israel is 4.6B ILS (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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Broad data
Nov 2, 2026