E-commerce Trends Will Erode Overpriced European Retail Assets

Key Takeaways

• Optimism around Klépierre's operational gains and sustainability may overstate its ability to counter long-term e-commerce shifts and regulatory cost pressures.
  
• High current occupancy and rental growth face challenges from lease structures, saturated markets, and evolving retailer and consumer trends that may limit future revenue and margin expansion.
  
• Strong leasing demand, resilient rental income, and strategic portfolio actions are driving long-term growth, diversification, and financial stability despite evolving retail and consumer trends.

Catalysts

Klépierre is the European leader in shopping malls, with exclusive focus on continental Europe.

• Investor optimism appears driven by Klépierre's strong recent operational performance, with retailer sales and footfall growth outpacing national averages-potentially extrapolating these cyclical gains as evidence of a lasting shift toward in-person shopping, despite long-term shifts toward e-commerce and digital retail, which could pressure future revenue and occupancy.
  
• The stock may be pricing in sustained ability for Klépierre to monetize omnichannel trends and retail media revenue (such as digital/print advertising and ancillary income streams), while the broader retail sector faces secular risks of retailer footprint rationalization and evolving consumer preferences that may constrain tenant demand, pressuring margins and ancillary revenue growth over time.
  
• Recent rental growth, high occupancy (~97%), and affordable occupancy cost ratios are leading to expectations of continued rental uplifts and embedded reversionary growth; however, with a high proportion of leases already indexed and a highly saturated Western European retail market, organic rent growth could prove difficult to sustain, posing downside risk to revenue and net margin projections.
  
• Market enthusiasm around Klépierre's sustainability investments and strong balance sheet may be overlooking the risk of rising ESG compliance costs and regulatory pressure, which, over the long-term, could lead to increased capex requirements and margin compression, impacting future earnings.
  
• Appraisal-led upward portfolio revaluations (and associated yield compression) are fueling expectations for capital appreciation and ongoing valuation expansion; however, this may be overestimating the durability of secular demand, as ongoing e-commerce adoption threatens structural occupancy rates and potential rent declines, which would negatively affect NTA and cash flow growth in the future.

Klépierre Future Earnings and Revenue Growth

Assumptions

• Analysts are assuming Klépierre's revenue will decrease by 11.1% annually over the next 3 years.
• Analysts assume that profit margins will increase from 68.2% today to 83.9% in 3 years time.
• Analysts expect earnings to reach €1.0 billion (and earnings per share of €3.58) by about August 2028, down from €1.2 billion today. However, there is a considerable amount of disagreement amongst the analysts with the most bullish expecting €1.5 billion in earnings, and the most bearish expecting €750 million.
• In order for the above numbers to justify the analysts price target, the company would need to trade at a PE ratio of 11.7x on those 2028 earnings, up from 8.5x today. This future PE is lower than the current PE for the GB Retail REITs industry at 14.7x.
• Analysts expect the number of shares outstanding to remain consistent over the next 3 years.
• To value all of this in today's terms, we will use a discount rate of 8.03%, as per the Simply Wall St company report.

Klépierre Future Earnings Per Share Growth

Risks

• Sustained retailer leasing demand and strong sales momentum-occupancy rates have reached 97%, with retailer sales rising faster than national indices, and footfall growing consistently across all key regions; these trends point to resilient tenant demand and growing rental income, which supports long-term revenue and earnings growth potential.
  
• High proportion of long-term leases indexed to inflation (90% with minimum guaranteed rents), granting significant visibility and predictability of recurring revenues, reducing risk of rental declines and providing a stable foundation for margins and overall financial resilience.
  
• Continuous portfolio optimization through strategic disposals (at prices above book value) and targeted acquisitions/extensions in high-performing malls, which improves portfolio quality, raises average yields, and supports net operating income growth and margin expansion.
  
• Accretive ancillary revenue streams-mall income from digital/retail media, specialty leasing, events, and mobility has increased 48% over three years (now €100M annually), offering a fast-growing supplemental revenue source directly boosting EBITDA and margins.
  
• Industry and consumer trends in Europe are supportive-experiential retail concepts, food, fitness, leisure, health/beauty, and omni-channel showrooming are expanding within malls, which attracts both leading brands and younger consumers, increasing tenant diversification and reducing cash flow risks over the long term.

Valuation

• The analysts have a consensus price target of €33.321 for Klépierre based on their expectations of its future earnings growth, profit margins and other risk factors. However, there is a degree of disagreement amongst analysts, with the most bullish reporting a price target of €39.6, and the most bearish reporting a price target of just €25.1.
  
• In order for you to agree with the analyst's consensus, you'd need to believe that by 2028, revenues will be €1.2 billion, earnings will come to €1.0 billion, and it would be trading on a PE ratio of 11.7x, assuming you use a discount rate of 8.0%.
  
• Given the current share price of €35.04, the analyst price target of €33.32 is 5.2% lower. The relatively low difference between the current share price and the analyst consensus price target indicates that they believe on average, the company is fairly priced.
  
• We always encourage you to reach your own conclusions though. So sense check these analyst numbers against your own assumptions and expectations based on your understanding of the business and what you believe is probable.