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Greentown China Holdings Limited

Intrinsic Value Analysis (Discounted Cash Flow)Industry: Real Estate - DevelopmentSector: Real Estate

Fair Value Summary

Current Price$8.61
5Y Range-84.11 – -35.69
5Y Selected-59.90
(-) Safety Margin64.10%
5Y Buy Price$-23.83
Upside (to Buy Price)-376.81%
10Y Range22.97 – 104.75
10Y Selected63.86
(-) Safety Margin64.10%
10Y Buy Price$25.41
Upside (to Buy Price)195.13%

Company Predictability & Safety

MetricValue
Revenue R2 (5Y)0.9504
Revenue R2 (10Y)0.9480
Net Income R2 (5Y)0.6997
Net Income R2 (10Y)0.2986
EBITDA R2 (5Y)0.0780
EBITDA R2 (10Y)0.8143
FCF R2 (5Y)0.9943
FCF R2 (10Y)0.5284
Safety Score0.3979

DA 10-Year Projection

Metric2025202620272028202920302031203220332034
% Growth17.00%15.56%14.11%12.67%11.22%9.78%8.33%6.89%5.44%4.00%
Revenue185,502.69214,362.47244,615.26275,603.63306,536.02336,511.58364,556.81389,672.60410,889.11427,324.67
EBITDA12,624.8614,588.9916,647.9218,756.9220,862.1022,902.1624,810.8526,520.1727,964.1229,082.68
D&A-1,229.31-1,420.56-1,621.04-1,826.40-2,031.38-2,230.03-2,415.88-2,582.32-2,722.92-2,831.84
EBIT11,395.5613,168.4315,026.8816,930.5218,830.7220,672.1322,394.9723,937.8525,241.2026,250.84
Pro forma Taxes-5,226.57-6,039.70-6,892.08-7,765.18-8,636.70-9,481.27-10,271.45-10,979.09-11,576.87-12,039.94
NOPAT6,168.997,128.738,134.819,165.3410,194.0111,190.8612,123.5212,958.7613,664.3314,210.90
Capital Expenditures-1,155.35-1,335.10-1,523.52-1,716.52-1,909.18-2,095.87-2,270.54-2,426.97-2,559.11-2,661.48
NWC Investment-11,947.74-12,791.31-13,408.72-13,734.75-13,709.94-13,285.85-12,430.28-11,131.89-9,403.64-7,284.61
(+) D&A1,229.311,420.561,621.041,826.402,031.382,230.032,415.882,582.322,722.922,831.84
Free Cash Flow-5,704.80-5,577.12-5,176.39-4,459.53-3,393.72-1,960.83-161.421,982.234,424.507,096.65
Diluted Shares Outstanding2,533,981,922.502,533,981,922.502,533,981,922.502,533,981,922.502,533,981,922.502,533,981,922.502,533,981,922.502,533,981,922.502,533,981,922.502,533,981,922.50

Discounting Periods

MetricDec-25Dec-26Dec-27Dec-28Dec-29Dec-30Dec-31Dec-32Dec-33Dec-34
Period Start6/30/251/1/261/1/271/1/281/1/291/1/301/1/311/1/321/1/331/1/34
Period End12/31/2512/31/2612/31/2712/31/2812/31/2912/31/3012/31/3112/31/3212/31/3312/31/34
Mid-Point9/30/257/2/267/2/277/1/287/2/297/2/307/2/317/1/327/2/337/2/34
Time (t)0.100.461.462.463.464.465.466.467.468.46
Valuation Date1/16/26

Base Case Projected Flows

WACC: 6.19%Terminal Growth: 3.09%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.970.920.860.810.760.720.680.640.60
PV UFCF-5,670.61-5,425.04-4,741.54-3,846.63-2,756.55-1,499.78-116.261,344.432,825.854,268.12
Raw: -112,794.75
-88,905.39
Raw: 235,866.57
137,657.39

Base Case Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value-111,345.76122,039.38
(-) Net Debt10,804.5010,804.50
Equity Value-122,150.26111,234.88
(/) Shares Out2,533.982,533.98
Fair Value$-48.20$43.90
(-) Safety Margin64.10%64.10%
Buy Price$-17.31$15.76
Current Price$8.61$8.61
Upside (to Buy Price)-300.99%83.03%

Conservative Projected Flows

WACC: 7.19%Terminal Growth: 2.59%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.970.900.840.790.730.680.640.600.56
PV UFCF-5,665.30-5,401.70-4,677.10-3,758.95-2,668.59-1,438.38-110.461,265.452,635.023,942.76
Raw: -75,659.51
-57,462.38
Raw: 158,212.59
84,899.01

Conservative Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value-79,634.0369,021.75
(-) Net Debt10,804.5010,804.50
Equity Value-90,438.5358,217.25
(/) Shares Out2,533.982,533.98
Fair Value$-35.69$22.97
(-) Safety Margin64.10%64.10%
Buy Price$-12.81$8.25
Current Price$8.61$8.61
Upside (to Buy Price)-248.81%-4.21%

Aggressive Projected Flows

WACC: 5.19%Terminal Growth: 3.59%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.980.930.880.840.800.760.720.690.65
PV UFCF-5,675.98-5,448.71-4,807.49-3,937.21-2,848.28-1,564.42-122.431,429.173,032.514,623.80
Raw: -219,480.26
-179,599.99
Raw: 458,958.04
291,556.51

Aggressive Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value-202,317.66276,237.48
(-) Net Debt10,804.5010,804.50
Equity Value-213,122.16265,432.98
(/) Shares Out2,533.982,533.98
Fair Value$-84.11$104.75
(-) Safety Margin64.10%64.10%
Buy Price$-30.19$37.61
Current Price$8.61$8.61
Upside (to Buy Price)-450.68%336.76%

Reverse DCF: Market Implied Growth

Current Price$8.61
WACC Used6.2%
IMPLIED REVENUE GROWTH53.18%
Metric2027202820292030203120322033203420352036
Implied Revenue438,586.50671,826.491,029,103.371,576,379.832,414,697.553,698,832.055,665,868.418,678,973.3613,294,445.4620,364,422.46
Constant Implied Growth53.18%53.18%53.18%53.18%53.18%53.18%53.18%53.18%53.18%53.18%
Implied Free Cash Flow43.8667.18102.91157.64241.47369.88566.59867.901,329.442,036.44
Discount Factor0.960.860.810.760.720.680.640.600.570.53
Present Value of Implied FCF42.0557.9583.59120.57173.92250.87361.87521.98752.931,086.06

Rolling Historical DCF (Backtest)

Valuation based on actual realized growth.
YearValuation DateActual PriceRealized Growth (5Y)Calculated Fair ValueValuation Delta
20192019-12-31$8.5518.63%$-167.11-2,054.55%
20182018-12-31$5.1617.80%$-281.11-5,547.93%
20172017-12-31$9.0915.40%$-217.88-2,496.88%
20162016-12-31$5.6214.61%$30.16436.69%
20152015-12-31$6.4418.48%$-5.42-184.22%
20142014-12-31$6.1624.48%$-38.32-722.06%
20132013-12-31$9.2417.32%$-11.73-226.95%
20122012-12-31$11.418.67%$30.47167.03%
20112011-12-31$2.73-4.96%$-22.48-923.27%
20102010-12-31$7.31-3.63%$-70.38-1,062.73%
20092009-12-31$10.7014.49%$42.14293.80%
20082008-12-31$2.8524.80%$-119.22-4,283.29%
20072007-12-31$11.4036.60%$-411.71-3,711.45%
20062006-12-31$14.5029.26%$-111.72-870.48%
20052005-12-31$9.097.70%$-5.49-160.41%

Monte Carlo Simulation (1,000 Iterations)

Mean Fair Value
$55.99
Median
$43.89
10th Percentile
$22.50
90th Percentile
$97.90

Fair Value Distribution

$7.68 - $61.04
717
$61.04 - $114.39
215
$114.39 - $167.74
42
$167.74 - $221.10
13
$221.10 - $274.45
5
$274.45 - $327.80
4
$327.80 - $381.16
1
$381.16 - $434.51
0
$434.51 - $487.86
1
$487.86 - $541.22
0
$541.22 - $594.57
1
$594.57 - $647.92
0
$647.92 - $701.28
0
$701.28 - $754.63
0
$754.63 - $807.98
0
$807.98 - $861.34
0
$861.34 - $914.69
0
$914.69 - $968.04
0
$968.04 - $1,021.39
0
$1,021.39 - $1,074.75
1