Xior Student Housing NV (XIOR) fair value: what the stock is really worth
As of Sep 23, 2026: fair value of Xior Student Housing NV €19.31, price €24.90, upside -22.4%, quality 44 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 Sep 23, 2026.
How to read this chart
60‑month range €20.03 – €42.86 · fair‑value band €15.80 – €32.58 · the €24.90 price screens above the €19.31 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Sep 23, 2026.
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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.
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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.
Stock analysis
Xior Student Housing NV (XIOR) currently trades at €24.90, while our model-based Fair Value estimate is €19.31, implying the stock looks roughly 28.9% overvalued today.
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Valuation
Bull case: the Economic Profit group reads highest at a median of €26.01 per share, and 2 of the 12 models we run sit above the €24.90 price.
Bear case: the Growth DCF group reads lowest at €4.26, and 10 of the 12 models stay below the price. Evidence for this calculation is high.
Scenario range: €15.80 (bear) to €32.58 (bull), the price of €24.90 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 44/100 (below-average quality), in the Real Estate sector.
Mixed Growth: Revenue is growing, but margins or cash flow do not fully confirm the trend.
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.
Key figures
Market cap €1.3B · P/E ratio 16.8 · P/S ratio 5.11 · EPS (TTM) €1.48 · Dividend yield 3.8% · Net margin 30.4% · Return on equity 4.2% · Return on assets (EBIT) 3.1%.
Competitive moat
Our AI-assisted moat analysis scores the competitive advantage at 38 out of 100 (low confidence).
What moves the price
The share trades about 15% 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 1% fair-value upside, at −22%, XIOR screens richer than that median.
Fair Value models
Bear €15.80Fair Value €19.31Bull €32.58
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 (€1.08 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.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.87/100
Revenue is growing, but margins or cash flow do not fully confirm the trend.
Revenue growth 1 year
+8.8%
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.
+18.8%
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.
+25.6%
Start year 2020 (pandemic)
Revenue growth 11 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.
+37.6%
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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.
−1.2%
Earnings growth per share plus dividend.
Earnings per share, growth per year−5.0%
Dividend (yield on the price)3.8%
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.−5% vs 8%, slowing
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.−30% → 33%
Start year 2020 (pandemic)
Growth Forecast
Price in line with expectations
The price assumes about as much growth as 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).
+22.6%
Yearly growth needed for the next five years to justify today's price.
What forecasts expect
n/a
No analyst forecast available.
After inflation (euro area: IMF forecast 2.2% a year to 2030, 2.6% from 2016 to 2025) that is about +20.0% a year for the price.
Compare Xior Student Housing NV with another stock
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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 - Residential · 43 stocks
Beats the industry median on 6/14 measures
A mixed picture versus its industry peers.
Valuation
Quality Score45 · Below median
Fair Value upside−22% · Below median
Profitability
Return on equity (TTM)4% · Above median
Return on assets1% · Below median
Net margin (TTM)33% · Top 25%
Operating margin (TTM)40% · Top 25%
Growth and dividend
Revenue growth7% · Above median
Dividend yield (TTM)3.8% · Below median
Balance sheet
Debt / equity0.95× · Above median
Valuation Multiplesvs REIT - Residential median · lower = cheaper
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Is Xior Student Housing NV (XIOR) overvalued or undervalued?
As of Sep 23, 2026, our model estimates a fair value of €19.31 versus a price of €24.90, about −22% upside (overvalued).
What is the fair value of XIOR?
Our model-based fair value for Xior Student Housing NV is €19.31 (as of Sep 23, 2026), built from audited fundamentals. The current price: €24.90.
What is the quality score of XIOR?
Xior Student Housing NV has a Quality Score of 44/100. 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 Xior Student Housing NV (XIOR)?
Our model-based price target is the fair value of €19.31 (as of Sep 23, 2026) from 14 valuation models. Cautious scenario €15.80, optimistic scenario €32.58. It is a calculation from audited fundamentals, not an analyst target.
What is the Xior Student Housing NV stock forecast for 2026?
Our models put fair value at €19.31, about −22% upside versus a price of €24.90 (overvalued). Cautious scenario €15.80, optimistic scenario €32.58. The calculation is refreshed regularly with new filings.
What is the revenue of Xior Student Housing NV (XIOR)?
Xior Student Housing NV reported trailing-twelve-month revenue of about €227M (latest available figure, as of Sep 23, 2026).
Does Xior Student Housing NV pay a dividend?
Xior Student Housing NV currently shows a dividend yield of about 3.82% relative to its recent price (as of Sep 23, 2026).
What growth is priced into Xior Student Housing NV (XIOR)?
For today's price to be fair in a discounted-cash-flow model, Xior Student Housing NV would have to grow free cash flow by +22.6 % per year for five years (discount rate 10.8 %, then slowing evenly to 2 % perpetual growth by year ten). Over the last 5 years revenue grew +25.6 % per year. As of Sep 23, 2026.
What discount rate (WACC) does the fair value of XIOR use?
Our models discount Xior Student Housing NV at 10.8 %: a base by market capitalisation (small), damped by beta 0.68, country premium for Belgium. 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 Xior Student Housing NV that is +22.6 % per year a year over ten years, using the same discount rate (10.8 %) and the same formula as our fair value.
How much growth has Xior Student Housing NV (XIOR) delivered so far?
Over the past 5 years revenue at Xior Student Housing NV grew +25.6 % a year. The price currently implies +22.6 % 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 Xior Student Housing NV (XIOR) growing?
The median revenue growth in the sector is +1.8 % a year. That is the yardstick for the growth priced into Xior Student Housing NV (+22.6 % 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 Xior Student Housing NV (XIOR)?
The free-cash-flow yield on the price is 7.33 %: that much free cash flow Xior Student Housing NV produces per unit of market value. When it exceeds the discount rate of our models (10.8 %), the business already earns more than its cost of capital demands, and the price needs little additional growth.
What is the intrinsic value of Xior Student Housing NV (XIOR)?
Intrinsic value and fair value mean the same thing: what the business is worth on its numbers, independent of the share price. For Xior Student Housing NV it is €19.31 per share (as of Sep 23, 2026), against a price of €24.90. It is the blended result of 14 valuation models (cash flow, earnings, asset, dividend).
Is Xior Student Housing NV stock overvalued or undervalued in 2026?
As of Sep 23, 2026, XIOR trades above its calculated fair value: price €24.90, fair value €19.31, a gap of about −22% (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 XIOR?
No. The price is what the market pays today (€24.90); the fair value is what the company's own numbers justify (€19.31). For Xior Student Housing NV the two are €5.59 per share apart. That gap is exactly why we show both numbers side by side.
How much is Xior Student Housing NV worth?
The market values Xior Student Housing NV at about €1.3B (market capitalisation, as of Sep 23, 2026). Per share that is €24.90; our models calculate a fair value of €19.31 per share.
What do the bullish and bearish scenarios say about XIOR?
Our models span a range for Xior Student Housing NV: cautious scenario €15.80, base €19.31, optimistic €32.58 per share (as of Sep 23, 2026, price €24.90). The range comes from different growth and margin assumptions, not from analyst opinions.
What is the P/E ratio of XIOR?
Xior Student Housing NV trades at a price-to-earnings ratio of 16.8 (as of Sep 23, 2026). A P/E on its own says little: it compares the price with ONE year of profit, while our fair value of €19.31 is built from several models across several years. Other multiples: P/B 0.8, P/S 6.4, EV/EBITDA 40.2.
How solid is the balance sheet of Xior Student Housing NV (XIOR)?
Balance-sheet figures for Xior Student Housing NV (as of Sep 23, 2026): return on equity 4.2%, debt of 0.95 per unit of equity. They feed the Quality Score of 44/100, which measures business quality independently of the share price.
How far is XIOR from its 52-week high?
Xior Student Housing NV trades at €24.90, about 15% below its 52-week high of €29.15 and at the low of €24.90 (as of Sep 23, 2026). Distance from the high says nothing about value: that is what the fair value of €19.31 is for.
Which stocks are comparable to Xior Student Housing NV?
From the same area (Real Estate) we also value Essex Property Trust, Inc, Mid-America Apartment Communities, Inc, Sun Communities, Inc, UDR, 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 Xior Student Housing NV stock attractive at the current price?
The data as of Sep 23, 2026: price €24.90, calculated fair value €19.31 (−22%), Quality Score 44/100, 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 XIOR calculated?
We run Xior Student Housing NV 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 €19.31, 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 14.1 % above its aggregate fair value. Xior Student Housing NV 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 Xior Student Housing NV (XIOR)?
The closing price on Sep 23, 2026 was €24.90. Our model-based fair value is €19.31, about −22% upside (overvalued). We carry closing prices from our data provider, not a live tick.
What should I pay attention to with Xior Student Housing NV right now?
Weak quality (44/100) and above fair value at the same time, the margin of safety is missing on both counts. A fairly wide model range (€15.80 to €32.58) 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.
Where does the earnings growth of Xior Student Housing NV (XIOR) come from?
Earnings per share at Xior Student Housing NV grew +8.6 % a year from 2014 to 2025. Broken into its drivers: revenue per share +11.5 %, EBIT margin −0.9 %, tax rate +1.0 %, residual (interest, one-offs) −2.8 %. 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 Xior Student Housing NV
How large is the market capitalisation of Xior Student Housing NV (XIOR)?
The market capitalisation of Xior Student Housing NV is €1.3B. 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 Xior Student Housing NV (XIOR)?
The price-to-sales ratio of Xior Student Housing NV is 5.11 (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 Xior Student Housing NV (XIOR)?
Earnings per share at Xior Student Housing NV are €1.48 (price ÷ EPS = P/E 16.8). Earnings per share over the last twelve months: total profit spread across every single share.
What is the dividend yield of Xior Student Housing NV (XIOR)?
The dividend yield of Xior Student Housing NV is 3.8% (payout 64.3%). 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 Xior Student Housing NV (XIOR)?
The net margin of Xior Student Housing NV is 30.4% (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 Xior Student Housing NV (XIOR)?
The return on equity (ROE) of Xior Student Housing NV is 4.2% (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 Xior Student Housing NV (XIOR)?
On an EBIT basis the return on assets of Xior Student Housing NV is 3.1% (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 Xior Student Housing NV (XIOR)?
The operating margin of Xior Student Housing NV is 39.8% (last twelve months). Profit from the core business (before interest and taxes) relative to revenue.
How fast is revenue growing at Xior Student Housing NV (XIOR)?
Revenue at Xior Student Housing NV is growing +7.3% versus a year earlier (3y avg +18.8%). 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 Xior Student Housing NV (XIOR)?
Earnings per share at Xior Student Housing NV are growing +12.2% versus a year earlier. How much earnings per share grew versus a year earlier.
How much net debt does Xior Student Housing NV (XIOR) carry?
The net debt of Xior Student Housing NV is €1.8B (fiscal year 2025, ≈ 20.8 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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