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Joint Stock Company "World Trade Center Moscow"

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

Fair Value Summary

Current Price$13.84
5Y Range106.87 – 246.00
5Y Selected176.43
(-) Safety Margin74.26%
5Y Buy Price$51.38
Upside (to Buy Price)271.22%
10Y Range117.56 – 262.68
10Y Selected190.12
(-) Safety Margin74.26%
10Y Buy Price$55.36
Upside (to Buy Price)300.02%

Company Predictability & Safety

MetricValue
Revenue R2 (5Y)0.9697
Revenue R2 (10Y)0.5086
Net Income R2 (5Y)0.6414
Net Income R2 (10Y)0.5760
EBITDA R2 (5Y)0.1133
EBITDA R2 (10Y)0.3529
FCF R2 (5Y)0.7556
FCF R2 (10Y)0.6605
Safety Score0.2912

DA 10-Year Projection

Metric2025202620272028202920302031203220332034
% Growth7.73%7.32%6.90%6.49%6.07%5.66%5.24%4.83%4.41%4.00%
Revenue10,333.7811,089.8111,855.1912,624.2513,390.8614,148.5314,890.4115,609.4716,298.5616,950.50
EBITDA6,379.616,846.357,318.867,793.648,266.918,734.669,192.669,636.5810,061.9910,464.47
D&A-854.78-917.31-980.62-1,044.24-1,107.65-1,170.32-1,231.68-1,291.16-1,348.16-1,402.09
EBIT5,524.835,929.046,338.236,749.407,159.267,564.347,960.988,345.428,713.839,062.38
Pro forma Taxes-1,898.54-2,037.44-2,178.06-2,319.35-2,460.19-2,599.39-2,735.69-2,867.80-2,994.40-3,114.17
NOPAT3,626.293,891.604,160.184,430.054,699.074,964.955,225.295,477.625,719.435,948.21
Capital Expenditures-550.18-590.43-631.18-672.12-712.94-753.28-792.77-831.06-867.75-902.45
NWC Investment13.5813.8514.0214.0914.0413.8813.5913.1712.6211.94
(+) D&A854.78917.31980.621,044.241,107.651,170.321,231.681,291.161,348.161,402.09
Free Cash Flow3,944.474,232.334,523.644,816.255,107.825,395.875,677.795,950.896,212.476,459.78
Diluted Shares Outstanding910,590,934.75910,590,934.75910,590,934.75910,590,934.75910,590,934.75910,590,934.75910,590,934.75910,590,934.75910,590,934.75910,590,934.75

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)0.100.451.452.463.464.465.466.467.468.46
Valuation Date1/17/26

Base Case Projected Flows

WACC: 6.43%Terminal Growth: 2.82%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.970.910.860.810.760.710.670.630.59
PV UFCF3,919.994,115.374,133.074,132.174,117.744,087.334,041.213,979.883,903.973,814.30
Raw: 145,577.75
113,761.59
Raw: 184,109.80
105,378.27

Base Case Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value134,179.92145,623.28
(-) Net Debt-143.07-143.07
Equity Value134,322.99145,766.36
(/) Shares Out910.59910.59
Fair Value$147.51$160.08
(-) Safety Margin74.26%74.26%
Buy Price$37.97$41.20
Current Price$13.84$13.84
Upside (to Buy Price)174.35%197.72%

Conservative Projected Flows

WACC: 7.43%Terminal Growth: 2.32%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.970.900.840.780.730.680.630.590.55
PV UFCF3,916.324,098.094,077.404,038.183,986.633,920.343,840.033,746.553,640.883,524.14
Raw: 102,323.83
77,053.63
Raw: 129,407.27
68,114.58

Conservative Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value97,170.25106,903.14
(-) Net Debt-143.07-143.07
Equity Value97,313.32107,046.21
(/) Shares Out910.59910.59
Fair Value$106.87$117.56
(-) Safety Margin74.26%74.26%
Buy Price$27.51$30.26
Current Price$13.84$13.84
Upside (to Buy Price)98.76%118.64%

Aggressive Projected Flows

WACC: 5.43%Terminal Growth: 3.32%
Metric2025202620272028202920302031203220332034TV (5y)TV (10y)
Discount Factor0.990.980.930.880.830.790.750.710.670.64
PV UFCF3,923.694,132.894,190.034,229.264,254.474,263.104,254.984,230.154,188.834,131.43
Raw: 250,402.35
203,130.52
Raw: 316,679.76
197,256.25

Aggressive Valuation

5-Year Horizon10-Year Horizon
UFCFUFCF
Enterprise Value223,860.85239,055.08
(-) Net Debt-143.07-143.07
Equity Value224,003.92239,198.15
(/) Shares Out910.59910.59
Fair Value$246.00$262.68
(-) Safety Margin74.26%74.26%
Buy Price$63.32$67.61
Current Price$13.84$13.84
Upside (to Buy Price)357.51%388.55%

Reverse DCF: Market Implied Growth

Current Price$13.84
WACC Used6.4%
IMPLIED REVENUE GROWTH84.33%
Metric2027202820292030203120322033203420352036
Implied Revenue35,024.9164,560.08119,001.13219,350.23404,319.88745,267.361,373,722.802,532,130.654,667,379.498,603,201.93
Constant Implied Growth84.33%84.33%84.33%84.33%84.33%84.33%84.33%84.33%84.33%84.33%
Implied Free Cash Flow3.506.4611.9021.9440.4374.53137.37253.21466.74860.32
Discount Factor0.960.860.810.760.710.670.630.590.550.52
Present Value of Implied FCF3.355.549.5916.6228.7849.8486.33149.51258.96448.50

Rolling Historical DCF (Backtest)

Valuation based on actual realized growth.
YearValuation DateActual PriceRealized Growth (5Y)Calculated Fair ValueValuation Delta
20192019-12-31$8.2613.87%$48.46486.71%
20182018-12-31$7.165.72%$32.92359.72%
20172017-12-31$7.25-1.95%$15.13108.73%
20162016-12-31$9.05-2.31%$10.4815.80%
20152015-12-31$9.05-1.44%$-17.21-290.15%
20142014-12-31$10.806.51%$22.37107.13%
20132013-12-31$11.503.93%$22.0691.84%
20122012-12-31$9.452.95%$22.89142.24%
20112011-12-31$12.701.83%$-4.33-134.11%
20102010-12-31$12.985.32%$-18.87-245.40%
20092009-12-31$9.0013.16%$0.40-95.61%
20082008-12-31$6.2613.87%$0.20-96.73%

Monte Carlo Simulation (1,000 Iterations)

Mean Fair Value
$177.71
Median
$156.66
10th Percentile
$117.60
90th Percentile
$251.65

Fair Value Distribution

$90.46 - $127.47
191
$127.47 - $164.48
380
$164.48 - $201.49
202
$201.49 - $238.49
100
$238.49 - $275.50
57
$275.50 - $312.51
22
$312.51 - $349.51
17
$349.51 - $386.52
4
$386.52 - $423.53
4
$423.53 - $460.53
6
$460.53 - $497.54
3
$497.54 - $534.55
7
$534.55 - $571.56
0
$571.56 - $608.56
1
$608.56 - $645.57
2
$645.57 - $682.58
1
$682.58 - $719.58
1
$719.58 - $756.59
0
$756.59 - $793.60
1
$793.60 - $830.60
0