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Topps Tiles PLC (TPT) fair value: what the stock is really worth

As of Sep 28, 2026: fair value of Topps Tiles PLC £0.78, price £0.36, upside +117.3%, quality 69 out of 100. Calculated from audited financials with 26 valuation models and 37 quality factors, updated daily.

  1. Fair value above price? Yes
  2. Good quality? Yes
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Consumer Cyclical · GB · ISIN GB00B18P5K83

TT Thin data Sep 27, 2026

Topps Tiles PLC

TPT · LSE

Clearly undervaluedStrong Fair Value upside, but quality is only moderate.

✓Fair value £0.7800 · Strongly undervalued (+117.3%)
✓Quality 69/100
!Mixed Growth (revenue 5y +8.9 %/yr)
!Thin margins · 1.7% net margin (TTM)
✓Moderate debt · generates free cash flow
✓8.6% dividend yield · Sustainable
✓Ranks above peers (9/13)
!Moderate moat 48/100
!Evidence only low, so the estimate is less certain
!Weak on balance sheet: 29 out of 100

What runs behind every stock

69 individual criteria per stock, every one traceable See the method →

Price vs Fair Value

£0.5389 £0.2647 Fair Value £0.7800 Jul 2021 Sep 2026

White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Sep 27, 2026.

How to read this chart

60‑month range £0.2647 – £0.5389 · fair‑value band £0.5000 – £1.15 · the £0.3590 price screens below the £0.7800 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 27, 2026.

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Company profile

Topps Tiles Plc engages in the retail and wholesale distribution of ceramic and porcelain tiles, natural stone, and related products for residential and commercial markets in the United Kingdom.

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Topps Tiles Plc engages in the retail and wholesale distribution of ceramic and porcelain tiles, natural stone, and related products for residential and commercial markets in the United Kingdom. The company engages in property management and investment activities; retail and wholesale of wood flooring products; and sale and distribution of architectural ceramics, as well as offers warehousing services. It also sells its products as an online specialist supplier of tiling-related consumables and equipment. Topps Tiles Plc was founded in 1963 and is headquartered in Leicester, the United Kingdom.

Stock analysis

Topps Tiles PLC (TPT) currently trades at £0.3590, while our model-based Fair Value estimate is £0.7800, implying the stock looks roughly 54.0% undervalued today.

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Valuation

Bull case: the Growth DCF group reads highest at a median of £1.38 per share, and 19 of the 26 models we run sit above the £0.3590 price.

Bear case: the Economic Profit group reads lowest at £0.1200, and 7 of the 26 models stay below the price. Evidence for this calculation is low.

Scenario range: £0.5000 (bear) to £1.15 (bull), the price of £0.3590 sits below 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 69/100 (solid quality), in the Consumer Cyclical sector.

Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.

Topps Tiles PLC reported revenue of £296M in FY2025 versus £228M in FY2021, a compound +6.7%/yr. Reported net income was £6.0M in FY2025, compounding −13.4%/yr from FY2021.

Key figures

Market cap 70.6M GBX · P/E ratio 12.0 · P/S ratio 0.24 · EPS (TTM) £0.0300 · Dividend yield 8.6% · Net margin 2.0% · Return on equity 127% · Return on assets (EBIT) 5.5%.

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 about 23% below its 52-week high and 17% above its 52-week low, currently below its 200-day average.

For context, the median of 10 Consumer Cyclical peers we cover trades at −19% fair-value upside, at 117%, TPT screens cheaper than that median.

Fair Value models

Bear £0.5000 Fair Value £0.7800 Bull £1.15
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
FCF DCF £1.06 £1.42 £1.86 82
Growth DCF £1.06 £1.38 £1.74 80
Owner Earnings £1.06 £1.42 £1.85 78
All 26 models by family
DCF Models
FCF DCF £1.06 £1.42 £1.86 82
Owner Earnings £1.06 £1.42 £1.85 78
5Y Revenue Exit £0.9500 £1.37 £1.90 73
5Y EBITDA Exit £1.31 £2.04 £2.87 75
5Y P/E Exit £0.7400 £0.9900 £1.24 72
10Y Revenue Exit £0.9700 £1.33 £1.78 67
10Y EBITDA Exit £1.18 £1.72 £2.39 68
10Y P/E Exit £0.8700 £1.10 £1.35 65
Earnings-Based
Graham-Dodd £0.2100 £0.5800 £0.7700 65
Lynch FV £0.1200 £0.1700 £0.2200 61
PEG = 1.0 £0.1200 £0.1700 £0.2200 57
EPV £0.6400 £0.7100 £0.7700 74
Dividend Discount
Gordon GGM £0.1400 £0.2300 £0.3000 68
DDM Multi-Stage £0.1400 £0.2000 £0.2500 67
Multiples
P/E Multiple £0.5000 £0.6700 £0.8400 63
P/S Multiple £0.3900 £0.5200 £0.6500 58
P/B Multiple £0.1200 £0.1600 £0.2000 55
EV/EBIT £1.34 £1.77 £2.20 66
EV/EBITDA £1.72 £2.28 £2.84 67
EV/Revenue £0.9100 £1.29 £1.66 54
Asset-Based
NCAV (Graham) £0.0200 £0.0300 £0.0400 54
Growth DCF
Growth DCF £1.06 £1.38 £1.74 80
Rev-Margin DCF £0.9500 £1.39 £1.88 73
Economic Profit
Residual Income £0.1000 £0.1200 £0.2000 74
ROIC Compounder £0.6400 £0.7200 £0.7700 72
Growth Earnings
Growth-Adj P/E £0.4000 £0.5700 £0.7500 67

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Quality Score breakdown

Overall quality 69/100

Of which business quality 65 · Market factors (momentum, volatility) 45

Profitability 71
Margins and returns on capital today
Quality Growth 79
Are margins and returns improving?
Cashflow 61
Earnings quality: real cash, not paper profit
Fin. Strength 25
Balance sheet, leverage, solvency risk
Investment 98
Disciplined investing over empire-building
Low Volatility 45
Calm price path (market factor)
Momentum 48
Price trend over the last 3–12 months (market factor)
52W Momentum 41
Distance to the 52-week high (market factor)
Net Issuance 83
Share count: buybacks or dilution?

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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. 78/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+17.5%
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.
+6.2%
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.
+8.9%
Start year 2020 (pandemic). Over 10 years: +3.4% a year
Revenue growth 31 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.
+15.9%
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.
−1.8%
Earnings growth per share plus dividend.
Earnings per share, growth per year−10.4%
Dividend (yield on the price)8.6%
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.−10.4% vs −7.6%, steady
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.5% → 6%
Start year 2020 (pandemic)

Growth Forecast

Little optimism in the price
The price assumes less growth than 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).
−17.8%
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.
+1.1%
Yearly sales growth analysts expect, extended to five years.
After inflation (UK: IMF forecast 2.3% a year to 2030, 3.3% from 2016 to 2025) that is about −19.6% a year for the price and −1.2% for the forecasts.
Forecast 2026 (sales)−0.9%
Forecast 2027 (sales)+1.5%
Projected 2028 (sales)+1.6%
Projected 2029 (sales)+1.6%
Projected 2030 (sales)+1.7%

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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.Home Improvement Retail · 32 stocks

Beats the industry median on 9/13 measures
Overall it ranks above its industry peers.
Valuation
Quality Score 69 · Top 25%
Fair Value upside +117.3% · Top 25%
Profitability
Return on equity (TTM) 127.4% · Top 25%
Return on assets 5.0% · Above median
Net margin (TTM) 1.7% · Below median
Operating margin (TTM) 4.5% · Below median
Growth and dividend
Revenue growth −0.2% · Below median
Dividend yield (TTM) 8.6% · Top 25%
Balance sheet
Debt / equity 1.42× · Highest 25%

Valuation Multiplesvs Home Improvement Retail median · lower = cheaper

P/E (TTM) 12.0× · Cheapest 25%
P/B 9.13× · book value is mostly goodwill ⓘGoodwill and other intangible assets are larger than the equity. The book value mainly reflects prices paid for past acquisitions, so we do not rank this P/B against the peer group.
P/S (TTM) 0.24× · Cheapest 25%
P/FCF 3.9× · Cheaper than median
EV/EBITDA 3.3× · Cheapest 25%

Strength profile in five axes (Snowflake)

VALUEFUTUREPASTHEALTHDIVIDEND
This stock
VALUEFUTUREPASTHEALTHDIVIDEND
Sector peers
VALUE (fair-value potential)100 · sector 32
FUTURE (revenue growth)0 · sector 11
PAST (return on equity)100 · sector 30
HEALTH (low debt)29 · sector 95
DIVIDEND (yield)100 · sector 58

Context: sector, industry, 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 Home Improvement Retail stocks, each showing price versus our Fair Value estimate.

Stock Price Fair Value vs Fair Value
The Home Depot, Inc HD $293.20 $236.72 −19%
Lowe's Companies, Inc LOW $189.28 $186.20 −2%
Wesfarmers Limited WES A$73.61 A$52.00 −29%
Floor & Decor Holdings FND $47.06 $27.72 −41%
Mr D.I.Y. Group 5296 1.29 MYR 1.47 MYR +14%
Home Product Center Public Company HMPRO 6.20 THB 6.31 THB +2%
Siam Global House Public Company GLOBAL 6.45 THB 7.10 THB +10%
Haverty Furniture Companies, Inc HVT $27.95 $20.42 −27%
Dohome Public Company DOHOME 3.40 THB 1.70 THB −50%
Test-Rite International Co 2908 22.15 TWD 8.10 TWD −63%

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Cite: Fair Value Calculator (2026). "Topps Tiles PLC Fair Value". https://www.fairvalue-calculator.com/stock/TPT

Frequently asked questions

Is Topps Tiles PLC (TPT) overvalued or undervalued?
As of Sep 27, 2026, our model estimates a fair value of £0.7800 versus a price of £0.3590, about +117% upside (undervalued).
What is the fair value of TPT?
Our model-based fair value for Topps Tiles PLC is £0.7800 (as of Sep 27, 2026), built from audited fundamentals. The current price: £0.3590.
What is the quality score of TPT?
Topps Tiles PLC has a Quality Score of 69/100. 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 Topps Tiles PLC (TPT)?
Our model-based price target is the fair value of £0.7800 (as of Sep 27, 2026) from 26 valuation models. Cautious scenario £0.5000, optimistic scenario £1.15. It is a calculation from audited fundamentals, not an analyst target.
What is the Topps Tiles PLC stock forecast for 2026?
Our models put fair value at £0.7800, about +117% upside versus a price of £0.3590 (undervalued). Cautious scenario £0.5000, optimistic scenario £1.15. The calculation is refreshed regularly with new filings.
What is the revenue of Topps Tiles PLC (TPT)?
Topps Tiles PLC reported trailing-twelve-month revenue of about £295M (latest available figure, as of Sep 27, 2026).
Does Topps Tiles PLC pay a dividend?
Topps Tiles PLC currently shows a dividend yield of about 8.64% relative to its recent price (as of Sep 27, 2026).
What growth is priced into Topps Tiles PLC (TPT)?
For today's price to be fair in a discounted-cash-flow model, Topps Tiles PLC would have to grow free cash flow by -17.8 % per year for five years (discount rate 12.9 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +8.9 % per year. As of Sep 27, 2026.
What discount rate (WACC) does the fair value of TPT use?
Our models discount Topps Tiles PLC at 12.9 %: a base by market capitalisation (micro), damped by beta 0.88, country premium for United Kingdom. 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 Topps Tiles PLC that is -17.8 % per year a year over ten years, using the same discount rate (12.9 %) and the same formula as our fair value.
How much growth has Topps Tiles PLC (TPT) delivered so far?
Over the past 5 years revenue at Topps Tiles PLC grew +8.9 % a year. The price currently implies -17.8 % 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 Topps Tiles PLC (TPT) growing?
The median revenue growth in the sector is +2.6 % a year. That is the yardstick for the growth priced into Topps Tiles PLC (-17.8 % 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 Topps Tiles PLC (TPT)?
The free-cash-flow yield on the price is 25.82 %: that much free cash flow Topps Tiles PLC produces per unit of market value. When it exceeds the discount rate of our models (12.9 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Topps Tiles PLC (TPT)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Topps Tiles PLC it is £0.7800 per share (as of Sep 27, 2026), against a price of £0.3590. It is the blended result of 26 valuation models (cash flow, earnings, asset, dividend).
Is Topps Tiles PLC stock overvalued or undervalued in 2026?
As of Sep 27, 2026, TPT trades below its calculated fair value: price £0.3590, fair value £0.7800, a gap of about +117% (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 TPT?
No. The price is what the market pays today (£0.3590); the fair value is what the company's own numbers justify (£0.7800). For Topps Tiles PLC the two are £0.4210 per share apart. That gap is exactly why we show both numbers side by side.
How much is Topps Tiles PLC worth?
The market values Topps Tiles PLC at about 70.6M GBX (market capitalisation, as of Sep 27, 2026). Per share that is £0.3590; our models calculate a fair value of £0.7800 per share.
What do the bullish and bearish scenarios say about TPT?
Our models span a range for Topps Tiles PLC: cautious scenario £0.5000, base £0.7800, optimistic £1.15 per share (as of Sep 27, 2026, price £0.3590). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of TPT?
Topps Tiles PLC trades at a price-to-earnings ratio of 12.0 (as of Sep 27, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of £0.7800 is built from several models across several years. Excluding one-off items of fiscal year 2025 it is 10.5 (reported for FY2025: 11.8). Other multiples: P/B 9.1, P/S 0.2, EV/EBITDA 3.3.
How solid is the balance sheet of Topps Tiles PLC (TPT)?
Balance-sheet figures for Topps Tiles PLC (as of Sep 27, 2026): return on equity 127.4%, debt of 1.42 per unit of equity. They feed the Quality Score of 69/100, which measures business quality independently of the share price.
How far is TPT from its 52-week high?
Topps Tiles PLC trades at £0.3590, about 23% below its 52-week high of £0.4650 and 17% above the low of £0.3063 (as of Sep 28, 2026). Distance from the high says nothing about value: that is what the fair value of £0.7800 is for.
Which stocks are comparable to Topps Tiles PLC?
From the same area (Consumer Cyclical) we also value The Home Depot, Inc, Lowe's Companies, Inc, Wesfarmers Limited, Floor & Decor 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 Topps Tiles PLC stock attractive at the current price?
The data as of Sep 27, 2026: price £0.3590, calculated fair value £0.7800 (+117%), Quality Score 69/100, from 26 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 TPT calculated?
We run Topps Tiles PLC through 26 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 £0.7800, 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 15.9 % above its aggregate fair value. Topps Tiles PLC currently trades 117 % 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 Topps Tiles PLC (TPT)?
The closing price on Sep 28, 2026 was £0.3590. Our model-based fair value is £0.7800, about +117% upside (undervalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Topps Tiles PLC right now?
The price is below even our cautious bear case (£0.5000). The market is more pessimistic than our downside scenario. The large gap to fair value rests on thin data (low evidence): fewer applicable models and a shorter history. Read it with extra caution. Solid quality (69/100) at a price below fair value, the discount is the argument here, not the business quality. A fairly wide model range (£0.5000 to £1.15) leaves room in how you read the outcome.
Where does the earnings growth of Topps Tiles PLC (TPT) come from?
Earnings per share at Topps Tiles PLC grew −11.5 % a year from 2014 to 2025. Broken into its drivers: revenue per share +3.2 %, EBIT margin −6.6 %, tax rate −2.0 %, residual (interest, one-offs) −6.4 %. 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 Topps Tiles PLC

How large is the market capitalisation of Topps Tiles PLC (TPT)?
The market capitalisation of Topps Tiles PLC is 70.6M GBX. 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 Topps Tiles PLC (TPT)?
The price-to-sales ratio of Topps Tiles PLC is 0.24 (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 Topps Tiles PLC (TPT)?
Earnings per share at Topps Tiles PLC are £0.0300 (price ÷ EPS = P/E 12.0). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Topps Tiles PLC (TPT)?
The dividend yield of Topps Tiles PLC is 8.6% (payout 91.9%, on adjusted earnings, reported 103%). 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 Topps Tiles PLC (TPT)?
The net margin of Topps Tiles PLC is 2.0% (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 Topps Tiles PLC (TPT)?
The return on equity (ROE) of Topps Tiles PLC is 127% (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 Topps Tiles PLC (TPT)?
On an EBIT basis the return on assets of Topps Tiles PLC is 5.5% (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 Topps Tiles PLC (TPT)?
The operating margin of Topps Tiles PLC is 4.5% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Topps Tiles PLC (TPT)?
Revenue at Topps Tiles PLC is growing −0.2% versus a year earlier (3y avg +6.2%). 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 Topps Tiles PLC (TPT)?
Earnings per share at Topps Tiles PLC are growing −71.7% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Topps Tiles PLC (TPT) carry?
The net debt of Topps Tiles PLC is 92.4M GBX (fiscal year 2025, ≈ 5.1 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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