Xior Student Housing NV (XIOR) Fair Value & Analysis
Real Estate · BE · Market cap €1.3B
Fair value as of: Aug 6, 2026
From 14 valuation models · updated 4 days ago
Share price +3.0% over the past month.
Below-average quality, and screening another 25% overvalued on our models.
What matters now
- The price sits above even our optimistic bull case (€26.33). The favourable scenario is already priced in.
- Weak quality (44/100) and above fair value at the same time, the margin of safety is missing on both counts.
- As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Price vs Fair Value (5 years)
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Aug 6, 2026.
How to read this chart
60‑month range €20.03 – €42.86 · fair‑value band €15.80 – €26.33 · the €27.90 price screens above the €21.06 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Aug 6, 2026.
Analysis
Xior Student Housing NV (XIOR) currently trades at €27.90, while our model-based Fair Value estimate is €21.06, implying the stock looks roughly 24.5% overvalued today. The Quality Score stands at 44/100 (below-average quality), in the Real Estate sector. Bear case: priced above our estimate, the market already discounts strong expectations. Bull case: above-average quality can justify a premium, the entry price still matters most (evidence: high).
Over the trailing twelve months, Xior Student Housing NV generated revenue of €227M at a net margin of 33.1%. Revenue grew 7.3% year over year. It earns a return on equity of 4.2%. Net debt stands at €1.8B. Fundamentals as of Aug 6, 2026
Our scenario range runs from €15.80 (bear case) to €26.33 (bull case); at €27.90, the current price sits above that range. Bear and bull are the same models run on conservative and optimistic assumptions (margins, growth, valuation multiples), so a plausible valuation range, not a price target. The share trades about 11% below its 52-week high and 13% above its 52-week low, currently below its 200-day average. For context, the median of 10 Real Estate peers we cover trades at -44% fair-value upside, at -25%, XIOR screens cheaper than that median.
Fair Value models
Each model estimates fair value its own way; the Fair Value above is the evidence-weighted blend. Evidence (0–100) measures how completely this model’s inputs are available: well-fed models carry more weight in the blend. The spread across models is intentional, each one stresses a different value driver; dividend models, for instance, come out structurally low when payout is small.
All 14 models by family
Widest divergence: Economic Profit (€26.01) versus DCF Models (€2.11). Highest evidence: Growth DCF (80).
Key figures & financial health
More key figures
Figures from reported company fundamentals · as of Aug 6, 2026. TTM = trailing twelve months.
Quality Score breakdown
Of which business quality 46 · Market factors (momentum, volatility) 55
Non-valuation factor families (profitability, growth, cashflow, financial strength, momentum …), each academically grounded. Valuation itself sits in the Fair Value and is deliberately excluded here to avoid double-counting.
About the company
Xior Student Housing NV is the first Belgian public regulated real estate company (RREC) specializing in the student housing segment in Belgium, the Netherlands, Spain, Portugal, Germany, Poland, Denmark and Sweden.
Full company description
Xior Student Housing NV is the first Belgian public regulated real estate company (RREC) specializing in the student housing segment in Belgium, the Netherlands, Spain, Portugal, Germany, Poland, Denmark and Sweden. Within this property segment, Xior Student Housing offers a variety of accommodation, ranging from rooms with shared facilities to en-suite rooms and fully equipped studios. Since 2007, as owner-operator, Xior Student Housing has built high-quality, reliable student accommodation for students looking for the ideal place to study, live and relax. Xior Student Housing has been accredited as a public RREC under Belgian law since 24 November 2015. Xior Student Housing shares have been listed on Euronext Brussels (XIOR) since 11 December 2015. On 31 December 2025, Xior Student Housing held a property portfolio worth approximately 3.6 billion EUR. Xior Student Housing NV was incorporated in 2014 in Belgium.
Company description, as reported by the company or data provider.
Revenue & earnings trend
FY2021 – FY2025 · reported fiscal years
Xior Student Housing NV reported revenue of €224M in FY2025 versus €95.0M in FY2021, a compound +23.9%/yr. Reported net income was €68.1M in FY2025, compounding −4.3%/yr from FY2021.
XIOR screens 25% overvalued. Compare with AvalonBay Communities, Inc →
Peer Group
REIT - Residential · 57 stocks
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.
Valuation Multiples vs REIT - Residential median · lower = cheaper
Snowflake
Five quick dimensions, each 0 to 100: VALUE (fair-value potential), FUTURE (revenue growth), PAST (return on equity), HEALTH (low debt), DIVIDEND (yield). Green = this stock, grey = typical sector peer.
Insider activity: 30/100
Values & ESG
Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.
ESG scores are not available for this stock yet. Values and ESG data are contextual and can differ between providers.
Similar stocks
10 more REIT - Residential stocks, each showing price versus our Fair Value estimate (as of Aug 6, 2026).
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| AvalonBay Communities, Inc AVB | $190.80 | $126.12 | -34% |
| EQR EQR | $67.86 | $38.10 | -44% |
| Essex Property Trust, Inc ESS | $293.46 | $177.90 | -39% |
| Invitation Homes INVH | $29.78 | $16.82 | -44% |
| Mid-America Apartment Communities, Inc MAA | $133.88 | $65.28 | -51% |
| Sun Communities, Inc SUI | $121.83 | $114.79 | -6% |
| UDR, Inc UDR | $39.59 | $19.76 | -50% |
| American Homes 4 Rent (AMH or the General Partner) AMH | $33.11 | $21.44 | -35% |
| Equity LifeStyle Properties, Inc ELS | $66.05 | $21.27 | -68% |
| Camden Property Trust, an S&P 500 Company CPT | $113.73 | $41.87 | -63% |
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How we calculate Fair Value
Each company is valued through a stack of independent intrinsic-value models (DCF variants, residual-income, multiples and more), blended into one family-balanced consensus and weighted by how much trustworthy data backs it. A separate quality layer scores the fundamentals. Every input is real reported data, nothing guessed.
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