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Estimating The Intrinsic Value Of Hang Lung Properties Limited (HKG:101)
Estimating The Intrinsic Value Of Hang Lung Properties Limited (HKG:101)
Today we'll do a simple run through of a valuation method used to estimate the attractiveness of Hang Lung Properties Limited (HKG:101) as an investment opportunity by taking the forecast future cash flows of the company and discounting them back to today's value. The Discounted Cash Flow (DCF) model is the tool we will apply to do this. Models like these may appear beyond the comprehension of a lay person, but they're fairly easy to follow.
We generally believe that a company's value is the present value of all of the cash it will generate in the future. However, a DCF is just one valuation metric among many, and it is not without flaws. If you still have some burning questions about this type of valuation, take a look at the Simply Wall St analysis model.
View our latest analysis for Hang Lung Properties
Crunching The Numbers
We're using the 2-stage growth model, which simply means we take in account two stages of company's growth. In the initial period the company may have a higher growth rate and the second stage is usually assumed to have a stable growth rate. In the first stage we need to estimate the cash flows to the business over the next ten years. Seeing as no analyst estimates of free cash flow are available to us, we have extrapolate the previous free cash flow (FCF) from the company's last reported value. We assume companies with shrinking free cash flow will slow their rate of shrinkage, and that companies with growing free cash flow will see their growth rate slow, over this period. We do this to reflect that growth tends to slow more in the early years than it does in later years.
A DCF is all about the idea that a dollar in the future is less valuable than a dollar today, so we discount the value of these future cash flows to their estimated value in today's dollars:
10-year free cash flow (FCF) estimate
2023 | 2024 | 2025 | 2026 | 2027 | 2028 | 2029 | 2030 | 2031 | 2032 | |
Levered FCF (HK$, Millions) | HK$4.51b | HK$4.52b | HK$4.54b | HK$4.59b | HK$4.64b | HK$4.69b | HK$4.76b | HK$4.82b | HK$4.89b | HK$4.96b |
Growth Rate Estimate Source | Est @ -0.32% | Est @ 0.24% | Est @ 0.63% | Est @ 0.91% | Est @ 1.1% | Est @ 1.23% | Est @ 1.33% | Est @ 1.4% | Est @ 1.44% | Est @ 1.47% |
Present Value (HK$, Millions) Discounted @ 8.1% | HK$4.2k | HK$3.9k | HK$3.6k | HK$3.4k | HK$3.1k | HK$2.9k | HK$2.8k | HK$2.6k | HK$2.4k | HK$2.3k |
("Est" = FCF growth rate estimated by Simply Wall St)
Present Value of 10-year Cash Flow (PVCF) = HK$31b
After calculating the present value of future cash flows in the initial 10-year period, we need to calculate the Terminal Value, which accounts for all future cash flows beyond the first stage. For a number of reasons a very conservative growth rate is used that cannot exceed that of a country's GDP growth. In this case we have used the 5-year average of the 10-year government bond yield (1.6%) to estimate future growth. In the same way as with the 10-year 'growth' period, we discount future cash flows to today's value, using a cost of equity of 8.1%.
Terminal Value (TV)= FCF2032 × (1 + g) ÷ (r – g) = HK$5.0b× (1 + 1.6%) ÷ (8.1%– 1.6%) = HK$77b
Present Value of Terminal Value (PVTV)= TV / (1 + r)10= HK$77b÷ ( 1 + 8.1%)10= HK$35b
The total value, or equity value, is then the sum of the present value of the future cash flows, which in this case is HK$66b. In the final step we divide the equity value by the number of shares outstanding. Relative to the current share price of HK$13.3, the company appears about fair value at a 9.8% discount to where the stock price trades currently. The assumptions in any calculation have a big impact on the valuation, so it is better to view this as a rough estimate, not precise down to the last cent.
SEHK:101 Discounted Cash Flow September 23rd 2022The Assumptions
We would point out that the most important inputs to a discounted cash flow are the discount rate and of course the actual cash flows. If you don't agree with these result, have a go at the calculation yourself and play with the assumptions. The DCF also does not consider the possible cyclicality of an industry, or a company's future capital requirements, so it does not give a full picture of a company's potential performance. Given that we are looking at Hang Lung Properties as potential shareholders, the cost of equity is used as the discount rate, rather than the cost of capital (or weighted average cost of capital, WACC) which accounts for debt. In this calculation we've used 8.1%, which is based on a levered beta of 1.355. Beta is a measure of a stock's volatility, compared to the market as a whole. We get our beta from the industry average beta of globally comparable companies, with an imposed limit between 0.8 and 2.0, which is a reasonable range for a stable business.
Next Steps:
Valuation is only one side of the coin in terms of building your investment thesis, and it is only one of many factors that you need to assess for a company. The DCF model is not a perfect stock valuation tool. Rather it should be seen as a guide to "what assumptions need to be true for this stock to be under/overvalued?" For example, changes in the company's cost of equity or the risk free rate can significantly impact the valuation. For Hang Lung Properties, we've compiled three additional aspects you should explore:
- Risks: For example, we've discovered 1 warning sign for Hang Lung Properties that you should be aware of before investing here.
- Future Earnings: How does 101's growth rate compare to its peers and the wider market? Dig deeper into the analyst consensus number for the upcoming years by interacting with our free analyst growth expectation chart.
- Other Solid Businesses: Low debt, high returns on equity and good past performance are fundamental to a strong business. Why not explore our interactive list of stocks with solid business fundamentals to see if there are other companies you may not have considered!
PS. The Simply Wall St app conducts a discounted cash flow valuation for every stock on the SEHK every day. If you want to find the calculation for other stocks just search here.
Have feedback on this article? Concerned about the content? Get in touch with us directly. Alternatively, email editorial-team (at) simplywallst.com.
This article by Simply Wall St is general in nature. We provide commentary based on historical data and analyst forecasts only using an unbiased methodology and our articles are not intended to be financial advice. It does not constitute a recommendation to buy or sell any stock, and does not take account of your objectives, or your financial situation. We aim to bring you long-term focused analysis driven by fundamental data. Note that our analysis may not factor in the latest price-sensitive company announcements or qualitative material. Simply Wall St has no position in any stocks mentioned.
今天,我們將簡單介紹一種估值方法,該方法用於評估恆隆地產有限公司(HKG:101)作為投資機會的吸引力,方法是將該公司未來的預測現金流折現回今天的價值。貼現現金流(DCF)模型是我們將應用的工具。像這樣的模型可能看起來超出了外行的理解,但它們很容易被效仿。
我們通常認為,一家公司的價值是它未來將產生的所有現金的現值。然而,貼現現金流只是眾多估值指標中的一個,它也並非沒有缺陷。如果你對這類估值還有一些亟待解決的問題,不妨看看Simply Wall St.的分析模型。
查看我們對恆隆地產的最新分析
仔細研究這些數字
我們使用的是兩階段增長模型,也就是説,我們考慮了公司發展的兩個階段。在初期,公司可能有較高的增長率,而第二階段通常被假設為有一個穩定的增長率。在第一階段,我們需要估計未來十年為企業帶來的現金流。由於沒有分析師對自由現金流的估計,我們根據公司最近報告的價值推斷出了之前的自由現金流(FCF)。我們假設,自由現金流萎縮的公司將減緩收縮速度,而自由現金流增長的公司在這段時間內的增長速度將放緩。我們這樣做是為了反映出,增長在最初幾年往往比後來幾年放緩得更多。
貼現現金流就是這樣一種想法,即未來的一美元不如現在的一美元,所以我們將這些未來現金流的價值貼現到以今天的美元計算的估計價值:
10年自由現金流(FCF)估計
2023 | 2024 | 2025 | 2026 | 2027 | 2028 | 2029 | 2030 | 2031 | 2032 | |
槓桿FCF(港幣,百萬元) | 港幣45.1億元 | 港幣45.2億元 | 港幣45.4億元 | 45.9億港元 | 港幣46.4億元 | 46.9億港元 | 港幣47.6億元 | 港幣48.2億元 | 48.9億港元 | 港幣49.6億元 |
增長率預估來源 | Est@-0.32% | Est@0.24% | Est@0.63% | Est@0.91% | Est@1.1% | Est@1.23% | Est@1.33% | Est@1.4% | Est@1.44% | Est@1.47% |
現值(港幣,百萬元)貼現@8.1% | 港幣420萬元 | 港幣390萬元 | 港幣360萬元 | 港幣340萬元 | 港幣310萬元 | 港幣29萬元 | 港幣28萬元 | 港幣260萬元 | 港幣240萬元 | 港幣230萬元 |
(“EST”=Simply Wall St.預估的FCF成長率)
10年期現金流現值(PVCF)=310億港元
在計算了最初10年內未來現金流的現值後,我們需要計算終止值,它考慮了第一階段之後的所有未來現金流。出於一些原因,使用了一個非常保守的增長率,不能超過一個國家的國內生產總值增長率。在這種情況下,我們使用了10年期政府債券收益率的5年平均值(1.6%)來估計未來的增長。與10年“增長”期一樣,我們使用8.1%的權益成本將未來現金流貼現至當前價值。
終端值(TV)=FCF2032×(1+g)?(r-g)=港幣50億×(1+1.6%)?(8.1%-1.6%)=港幣770億
終值現值(PVTV)=TV/(1+r)10=770億港元?(1+8.1%)10=350億港元
那麼,總價值或股權價值就是未來現金流的現值之和,在這種情況下,未來現金流的現值為660億港元。在最後一步,我們用股本價值除以流通股的數量。相對於目前13.3港元的股價,該公司的公允價值似乎比目前的股價有9.8%的折讓。任何計算中的假設都會對估值產生很大影響,因此最好將其視為粗略估計,而不是精確到最後一分錢。
聯交所:101貼現現金流2022年9月23日假設
我們要指出,貼現現金流最重要的投入是貼現率,當然還有實際現金流。如果你不同意這些結果,你可以自己試一試計算,並玩弄一下假設。DCF也沒有考慮一個行業可能的週期性,也沒有考慮一家公司未來的資本要求,因此它沒有給出一家公司潛在業績的全貌。鑑於我們將恆隆地產視為潛在股東,我們使用股權成本作為貼現率,而不是考慮債務的資本成本(或加權平均資本成本,WACC)。在這個計算中,我們使用了8.1%,這是基於槓桿率為1.355的測試版。貝塔係數是衡量一隻股票相對於整個市場的波動性的指標。我們的貝塔係數來自全球可比公司的行業平均貝塔係數,強制限制在0.8到2.0之間,這是一個穩定業務的合理範圍。
接下來的步驟:
就構建你的投資論點而言,估值只是硬幣的一面,它只是你需要為一家公司評估的眾多因素之一。貼現現金流模型並不是一個完美的股票估值工具。相反,它應該被視為“什麼假設需要成立才能讓這隻股票被低估或高估”的指南。例如,公司權益成本或無風險利率的變化可能會對估值產生重大影響。對於恆隆地產,我們收集了三個你應該探索的額外方面:
- 風險例如,我們發現恆隆地產的1個警示標誌在這裏投資之前你應該意識到這一點。
- 未來收益:101的增長率與同行和更廣泛的市場相比如何?通過與我們的免費分析師增長預期圖表互動,更深入地挖掘分析師對未來幾年的共識數字。
- 其他穩固的企業:低債務、高股本回報率和良好的過去業績是強勁業務的基礎。為什麼不探索我們具有堅實商業基本面的股票的互動列表,看看是否有其他您可能沒有考慮過的公司!
PS.Simply Wall St.應用每天對聯交所的每隻股票進行現金流貼現估值。如果你想找到其他股票的計算方法,只需搜索此處。
對這篇文章有什麼反饋嗎?擔心內容嗎? 保持聯繫直接與我們聯繫。或者,也可以給編輯組發電子郵件,地址是implywallst.com。
本文由Simply Wall St.撰寫,具有概括性。我們僅使用不偏不倚的方法提供基於歷史數據和分析師預測的評論,我們的文章並不打算作為財務建議。它不構成買賣任何股票的建議,也沒有考慮你的目標或你的財務狀況。我們的目標是為您帶來由基本面數據驅動的長期重點分析。請注意,我們的分析可能不會將最新的對價格敏感的公司公告或定性材料考慮在內。Simply Wall St.對上述任何一隻股票都沒有持倉。
moomoo是Moomoo Technologies Inc.公司提供的金融資訊和交易應用程式。
在美國,moomoo上的投資產品和服務由Moomoo Financial Inc.提供,一家受美國證券交易委員會(SEC)監管的持牌主體。 Moomoo Financial Inc.是金融業監管局(FINRA)和證券投資者保護公司(SIPC)的成員。
在新加坡,moomoo上的投資產品和服務是通過Moomoo Financial Singapore Pte. Ltd.提供,該公司受新加坡金融管理局(MAS)監管(牌照號碼︰CMS101000) ,持有資本市場服務牌照 (CMS) ,持有財務顧問豁免(Exempt Financial Adviser)資質。本內容未經新加坡金融管理局的審查。
在澳大利亞,moomoo上的金融產品和服務是通過Futu Securities (Australia) Ltd提供,該公司是受澳大利亞證券和投資委員會(ASIC)監管的澳大利亞金融服務許可機構(AFSL No. 224663)。請閱讀並理解我們的《金融服務指南》、《條款與條件》、《隱私政策》和其他披露文件,這些文件可在我們的網站 https://www.moomoo.com/au中獲取。
在加拿大,透過moomoo應用程式提供的僅限訂單執行的券商服務由Moomoo Financial Canada Inc.提供,並受加拿大投資監管機構(CIRO)監管。
在馬來西亞,moomoo上的投資產品和服務是透過Moomoo Securities Malaysia Sdn. Bhd. 提供,該公司受馬來西亞證券監督委員會(SC)監管(牌照號碼︰eCMSL/A0397/2024) ,持有資本市場服務牌照 (CMSL) 。本內容未經馬來西亞證券監督委員會的審查。
Moomoo Technologies Inc., Moomoo Financial Inc., Moomoo Financial Singapore Pte. Ltd.,Futu Securities (Australia) Ltd, Moomoo Financial Canada Inc和Moomoo Securities Malaysia Sdn. Bhd., 是關聯公司。
風險及免責聲明
moomoo是Moomoo Technologies Inc.公司提供的金融資訊和交易應用程式。
在美國,moomoo上的投資產品和服務由Moomoo Financial Inc.提供,一家受美國證券交易委員會(SEC)監管的持牌主體。 Moomoo Financial Inc.是金融業監管局(FINRA)和證券投資者保護公司(SIPC)的成員。
在新加坡,moomoo上的投資產品和服務是通過Moomoo Financial Singapore Pte. Ltd.提供,該公司受新加坡金融管理局(MAS)監管(牌照號碼︰CMS101000) ,持有資本市場服務牌照 (CMS) ,持有財務顧問豁免(Exempt Financial Adviser)資質。本內容未經新加坡金融管理局的審查。
在澳大利亞,moomoo上的金融產品和服務是通過Futu Securities (Australia) Ltd提供,該公司是受澳大利亞證券和投資委員會(ASIC)監管的澳大利亞金融服務許可機構(AFSL No. 224663)。請閱讀並理解我們的《金融服務指南》、《條款與條件》、《隱私政策》和其他披露文件,這些文件可在我們的網站 https://www.moomoo.com/au中獲取。
在加拿大,透過moomoo應用程式提供的僅限訂單執行的券商服務由Moomoo Financial Canada Inc.提供,並受加拿大投資監管機構(CIRO)監管。
在馬來西亞,moomoo上的投資產品和服務是透過Moomoo Securities Malaysia Sdn. Bhd. 提供,該公司受馬來西亞證券監督委員會(SC)監管(牌照號碼︰eCMSL/A0397/2024) ,持有資本市場服務牌照 (CMSL) 。本內容未經馬來西亞證券監督委員會的審查。
Moomoo Technologies Inc., Moomoo Financial Inc., Moomoo Financial Singapore Pte. Ltd.,Futu Securities (Australia) Ltd, Moomoo Financial Canada Inc和Moomoo Securities Malaysia Sdn. Bhd., 是關聯公司。
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