Vicinity Centres (VCX) fair value: what the stock is really worth
As of Nov 13, 2026: fair value (intrinsic value) of Vicinity Centres stock A$1.53, price A$2.43, that is 37.0% below the price, quality 56 out of 100. Rating: strongly overvalued. Calculated from audited financials with 16 of our 26 valuation models and 37 quality factors, updated daily.
69 individual criteria per stock, every one traceableSee the method →
Price vs Fair Value
White line = price, green steps = our fair value per fiscal year. As of Nov 11, 2026.
How to read this chart
60‑month range A$1.24 – A$2.72 · fair‑value band A$0.7400 – A$2.43 · the A$2.43 price screens above the A$1.53 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). 1 fiscal year is left out: there the valuation rested on only a fraction of the usual models. As of Nov 11, 2026.
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Vicinity Centres (Vicinity or the Group) is one of Australia's leading retail property groups.
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With a fully integrated asset management platform, and 25 billion dollars in retail assets under management across 49 shopping centres, making it the second largest listed manager of Australian retail property.
The Group has a Direct Portfolio with interests in 48 shopping centres (including the DFO Brisbane business) and manages 25 assets on behalf of Strategic Partners. Vicinity Centres was incorporated in 2005 in Australia.
Stock analysis
Vicinity Centres (VCX) currently trades at A$2.43, while our model-based Fair Value estimate is A$1.53, 37% below the price, so the stock looks overvalued today.
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Valuation
Bull case: the Economic Profit group reads highest at a median of A$2.76 per share, and 1 of the 16 models we run sit above the A$2.43 price.
Bear case: the Growth DCF group reads lowest at A$1.12, and 15 of the 16 models stay below the price. Data coverage for this calculation is high.
Scenario range: A$0.7400 (bear) to A$2.43 (bull), the price of A$2.43 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 56/100 (solid quality), in the Real Estate sector.
Expensive Growth: The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Vicinity Centres reported revenue of A$1.4B in FY2026 versus A$1.2B in FY2022, a compound +3.7%/yr. Reported net income was A$1.4B in FY2026, compounding +3.4%/yr from FY2022.
Key figures
Market cap A$11.3B (≈ $7.7B) Mid · P/E ratio 8.1 · P/S ratio 8.00 · EPS (TTM) A$0.3000 · Dividend yield 5.0% · Net margin 98.5% · Return on equity 12.0% · Return on assets (EBIT) 4.8% (5-year average).
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 72 out of 100 (low confidence).
What moves the price
The share trades about 11% below its 52-week high and 9% above its 52-week low, currently below its 200-day average.
For context, the median of 10 Real Estate peers we cover trades at −30% fair-value upside, at −37%, VCX screens richer than that median.
Fair Value models
BearA$0.7400Fair Value A$1.53BullA$2.43
Price A$2.43 · Downside -37.0%
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 2026 figures (about 4 months old). Earnings retained since then (A$0.0661 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.
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.51/100
The company is growing, but growth may require heavy reinvestment or weak cash conversion.
Revenue growth 1 year
+3.3%
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.
+3.5%
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.
+4.2%
Start year 2021 (pandemic). Over 10 years: +0.2% a year
Revenue growth 16 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.
+19.1%
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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.
≈ +5.3%
Earnings growth per share plus dividend.
Earnings per share, growth per year+0.3%
Dividend (yield on the price)5.0%
Pace: 5 vs 10 years ⓘTwo data points, not a trend model: earnings growth per share over the last 5 fiscal years against the last 10. Labelled "steady" when both rates are within 3 percentage points of each other, otherwise picking up or flattening. Shown only when ten years of history exist.2.4% vs 2.1%, steady
Profit margin 2021 to 2026 ⓘ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.45% → 52%
Pace: the 5-year rate starts in 2021 (pandemic)
⚠ Rate on operating basis: 2026 sits 150% above its own trend.
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).
+29.8%
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.
−1.6%
Yearly sales growth analysts expect, extended to five years.
After inflation (Australia: IMF forecast 3.0% a year to 2030, 2.9% from 2016 to 2025) that is about +26.1% a year for the price and −4.4% for the forecasts.
News mood ⓘNews mood, the average tone of recent news (13 articles), rated against how stocks are usually covered. 🚀 Hype = unusually upbeat · 🙂 Positive = above average · 😐 Neutral = typical · 🙁 Negative = below average · 😨 Very negative = unusually downbeat. It reflects the tone of coverage, not our valuation.Neutral
Recent news coverage is roughly neutral, about typical for how stocks are covered.
AI conclusion: Moderate organization capital from retail property scale supports capital recycling and healthy occupancy, yet weak innovation and thin evidence for a durable moat remain the central limitation.
Main risk: If David Jones stores close or renegotiate leases after entering administration, Vicinity could lose rental income from four locations that contribute 2.4 percent of portfolio gross rent with no bank guarantees in place.
Bull case: Vicinity could repurpose the affected spaces with experiential tenants, mini-majors or international flagships to maintain or increase occupancy and rental income.
Bear case: Prolonged administration or lease terminations at the David Jones stores could reduce near-term rental income and require costly re-leasing or redevelopment of the affected assets.
Vicinity Centres keeps divesting subregional malls at solid premiums while buying into outlets and repositioning CBD assets. This capital recycling supports near-full occupancy and healthy leasing spreads, and management flags FY27 as an inflection point for faster earnings growth. Our models see the stock as overvalued, so will the shift to higher-quality locations lift the growth profile enough to close the gap, or will execution risks and sector headwinds keep returns modest?
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 - Retail · 86 stocks
Beats the industry median on 6/14 measures
A mixed picture versus its industry peers.
Valuation
Quality Score56 · Below median
Fair Value upside−37.0% · Below median
Profitability
Return on equity (12 months)12.0% · Top 25%
Return on assets8.0% · Top 25%
Net margin (12 months)98.5% · Top 25%
Operating margin (12 months)58.2% · Below median
Growth and dividend
Revenue growth (quarter YoY)3.6% · Below median
Dividend yield (12 months)5.0% · Below median
Balance sheet
Debt / equity0.35× · Lowest 25%
Valuation Multiplesvs REIT - Retail 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). "Vicinity Centres Fair Value". https://www.fairvalue-calculator.com/stock/VCX
Frequently asked questions
Is Vicinity Centres (VCX) overvalued or undervalued?
As of Nov 11, 2026, our model estimates a fair value of A$1.53 versus a price of A$2.43, about 37% lower (overvalued).
What is the fair value of VCX?
Our model-based fair value for Vicinity Centres is A$1.53 (as of Nov 11, 2026), built from audited fundamentals. The current price: A$2.43.
What is the quality score of VCX?
Vicinity Centres has a Quality Score of 56/100. 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 Vicinity Centres (VCX)?
Our model-based price target is the fair value of A$1.53 (as of Nov 11, 2026) from 16 valuation models. Cautious scenario A$0.7400, optimistic scenario A$2.43. It is a calculation from audited fundamentals, not an analyst target.
What is the Vicinity Centres stock forecast for 2026?
Our models put fair value at A$1.53, about 37% lower versus a price of A$2.43 (overvalued). Cautious scenario A$0.7400, optimistic scenario A$2.43. The calculation is refreshed regularly with new filings.
What is the revenue of Vicinity Centres (VCX)?
Vicinity Centres reported trailing-twelve-month revenue of about A$1.4B (latest available figure, as of Nov 11, 2026).
Does Vicinity Centres pay a dividend?
Vicinity Centres currently shows a dividend yield of 5.04% relative to its recent price (as of Nov 11, 2026).
How much is the dividend of Vicinity Centres (VCX) and when is the ex-dividend date?
Vicinity Centres pays a dividend of A$0.123 per share a year, a dividend yield of 5.0%. The last ex-dividend date was Aug 25, 2026. A dividend has been paid every year since at least 2012. The payout ratio is 40.8% of earnings. Free cash flow covers the dividend 0.42 times. Our assessment: Watch coverage. The dividend isn’t fully covered by free cash flow or earnings, part of it is funded from reserves or debt. Fine for now, but worth watching: if it stays uncovered, the dividend could be cut.
What growth is priced into Vicinity Centres (VCX)?
For today's price to be fair in a discounted-cash-flow model, Vicinity Centres would have to grow free cash flow by +29.8 % per year for five years (discount rate 9.0 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +4.2 % per year. As of Nov 11, 2026.
What discount rate (WACC) does the fair value of VCX use?
Our models discount Vicinity Centres at 9.0 %: a base by market capitalisation (mid), damped by beta 0.79, country premium for Australia. 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 Vicinity Centres that is +29.8 % per year for five years, then slowing evenly to 2 % by year ten, using the same discount rate (9.0 %) and the same formula as our fair value.
How much growth has Vicinity Centres (VCX) delivered so far?
Over the past 5 years revenue at Vicinity Centres grew +4.2 % a year. The price currently implies free-cash-flow growth of +29.8 % per 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 Vicinity Centres (VCX) growing?
The median revenue growth in the sector is +2.8 % a year. That is the yardstick for the growth priced into Vicinity Centres (+29.8 % per year): it shows whether the expectation is within the usual range or beyond it.
What is the free cash flow yield of Vicinity Centres (VCX)?
The free-cash-flow yield on the price is 2.15 %: that much free cash flow Vicinity Centres produces per unit of market value. When it exceeds the discount rate of our models (9.0 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Vicinity Centres (VCX)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Vicinity Centres it is A$1.53 per share (as of Nov 11, 2026), against a price of A$2.43. It is the blended result of 16 valuation models in 6 families (DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit).
Is Vicinity Centres stock overvalued or undervalued in 2026?
As of Nov 11, 2026, VCX trades above its calculated fair value: price A$2.43, fair value A$1.53, a gap of about −37% (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 VCX?
No. The price is what the market pays today (A$2.43); the fair value is what the company's own numbers justify (A$1.53). For Vicinity Centres the two are A$0.9000 per share apart. That gap is exactly why we show both numbers side by side.
How much is Vicinity Centres worth?
The market values Vicinity Centres at about A$11.3B (market capitalisation, as of Nov 11, 2026). Per share that is A$2.43; our models calculate a fair value of A$1.53 per share.
What do the bullish and bearish scenarios say about VCX?
Our models span a range for Vicinity Centres: cautious scenario A$0.7400, base A$1.53, optimistic A$2.43 per share (as of Nov 11, 2026, price A$2.43). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of VCX?
Vicinity Centres trades at a price-to-earnings ratio of 8.1 (as of Nov 11, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of A$1.53 is built from several models across several years. Median P/E at fiscal year-end, 8 fiscal years (2017 to 2026), reported earnings: 10.5. Other multiples: P/B 0.9, P/S 8.0, EV/EBITDA 18.1.
How solid is the balance sheet of Vicinity Centres (VCX)?
Balance-sheet figures for Vicinity Centres (as of Nov 11, 2026): return on equity 12.0%, debt of 0.35 per unit of equity. They feed the Quality Score of 56/100, which measures business quality independently of the share price.
How far is VCX from its 52-week high?
Vicinity Centres trades at A$2.43, about 11% below its 52-week high of A$2.72 and 9% above the low of A$2.22 (as of Nov 13, 2026). Distance from the high says nothing about value: that is what the fair value of A$1.53 is for.
Which stocks are comparable to Vicinity Centres?
From the same area (Real Estate) we also value Simon Property Group, Realty Income Corporation, Kimco Realty Corporation, Unibail-Rodamco-Westfield SE, 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 Vicinity Centres stock attractive at the current price?
The data as of Nov 11, 2026: price A$2.43, calculated fair value A$1.53 (−37%), Quality Score 56/100, 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 VCX calculated?
We run Vicinity Centres through 16 models from 6 families: DCF Models, Dividend Discount, Multiples, Asset-Based, Growth DCF, Economic Profit. Every model gets the same audited fundamentals; the fair value of A$1.53 builds on their evidence-weighted average, 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 14.3% above its aggregate fair value. Vicinity Centres 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 Vicinity Centres (VCX)?
The closing price on Nov 13, 2026 was A$2.43. Our model-based fair value is A$1.53, about 37% lower (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Vicinity Centres right now?
The model range is unusually wide (A$0.7400 to A$2.43). The outcome hinges heavily on assumptions, so read the point estimate with caution. Solid but not exceptional quality (56/100) and above fair value, neither a clear bargain nor a standout compounder. As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Where does the earnings growth of Vicinity Centres (VCX) come from?
Earnings per share at Vicinity Centres grew −1.6 % a year from 2015 to 2026. Broken into its drivers: revenue per share +0.8 %, EBIT margin −1.3 %, tax rate +4.5 %, residual (interest, one-offs) −5.3 %. 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 Vicinity Centres
How large is the market capitalisation of Vicinity Centres (VCX)?
The market capitalisation of Vicinity Centres is A$11.3B (≈ $7.7B). 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 Vicinity Centres (VCX)?
The price-to-sales ratio of Vicinity Centres is 8.00 (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 Vicinity Centres (VCX)?
Earnings per share at Vicinity Centres are A$0.3000 (price ÷ EPS = P/E 8.1). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Vicinity Centres (VCX)?
The dividend yield of Vicinity Centres is 5.0% (payout 40.8%). 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 Vicinity Centres (VCX)?
The net margin of Vicinity Centres is 98.5% (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 Vicinity Centres (VCX)?
The return on equity (ROE) of Vicinity Centres is 12.0% (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 Vicinity Centres (VCX)?
On an EBIT basis the return on assets of Vicinity Centres 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 Vicinity Centres (VCX)?
The operating margin of Vicinity Centres is 58.2% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Vicinity Centres (VCX)?
Revenue at Vicinity Centres is growing +3.6% versus a year earlier (3y avg +3.5%). 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 Vicinity Centres (VCX)?
Earnings per share at Vicinity Centres are growing +12.7% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Vicinity Centres (VCX) carry?
The net debt of Vicinity Centres is A$4.9B (fiscal year 2026, ≈ 20.1 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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Broad data
Nov 11, 2026