VNET: Private REIT Project Will Support Future Data Center Expansion

Analysts have nudged their price target on VNET Group higher, lifting fair value from about US$14.74 to roughly US$15.07, citing updated assumptions for revenue growth, profit margins and future P/E levels.

What's in the News

VNET Group raised its full year 2025 earnings guidance, with total net revenues now expected in the range of RMB 9,550m to RMB 9,867m, described as representing 16% to 19% year over year growth (Key Developments).
The company issued a holding type real estate green asset backed security under a newly launched private REIT project, described as a first for China's IDC industry (Key Developments).
The Private REIT Project will be listed on the Shanghai Stock Exchange and is intended to help VNET recycle capital for capacity expansion and other general corporate purposes while aiming to reduce leverage and adjust its capital structure (Key Developments).
Under the Private REIT structure, VNET will transfer 100% equity interest in one existing retail IDC project, with about 93% of the REIT subscribed by domestic institutional investors such as China Pacific Insurance Group, and VNET subscribing 7%, for a total offering size of roughly RMB 860m and equity consideration of about RMB 800m, implying around 13x EV/EBITDA (Key Developments).
VNET will remain the issuer, originator and operator of the underlying IDC asset. The asset is described as a premium retail data center in a tier one Chinese city with robust demand, a loyal financial and internet client base, and stable cash flows. The project received the highest rating in the relevant evaluation system (Key Developments).

Valuation Changes

Fair Value: Adjusted slightly higher from about US$14.74 to roughly US$15.07 per share.
Discount Rate: Held steady at 13.76%, indicating no change in the assumed risk profile used in the valuation.
Revenue Growth: Assumption edged up from roughly 16.51% to about 16.56%, a very small change in expected growth.
Net Profit Margin: Assumption moved modestly higher from around 4.34% to about 4.43%.
Future P/E: Forward P/E input eased slightly from roughly 62.41x to about 62.09x.

Accelerating AI and cloud demand, along with scalable construction and pre-committed projects, drive growth and revenue visibility while improving cost efficiency and margins.
Strategic focus on green energy, modular tech, and innovative financing strengthens sustainability, financial flexibility, and competitiveness amid shifting regulations and client needs.
High debt levels, aggressive data center expansion, and heavy reliance on AI-driven growth expose VNET to refinancing risk, oversupply, margin pressure, and intensifying industry competition.

Catalysts

About VNET Group

An investment holding company, provides hosting and related services in China.What are the underlying business or industry changes driving this perspective?

Strong, sustained growth in wholesale data center capacity utilization and demand-especially for AI-driven workloads in regions like Greater Beijing and Yangtze River Delta-positions VNET to benefit from the accelerating digitalization and increased AI/cloud adoption across China, directly supporting higher future revenues and occupancy rates.
VNET's rapid delivery and scalable modular construction technology (Hyperscale 2.0 framework) shortens build cycles and enables swift response to AI and cloud customer needs, allowing for faster order fulfillment and improved revenue realization, while also driving cost efficiency gains that enhance EBITDA margins.
Successful execution of long-term capacity expansion plans with significant pre-committed projects (over 50% precommitment for capacity under construction) provides visibility into near-term and future revenue streams, supporting revenue growth and margin stability despite high ongoing CapEx outlays.
Strategic adoption of green energy solutions and a focus on building energy-efficient data centers (e.g., wind power integration in Ulanqab) positions VNET advantageously as regulations and client demands for sustainability intensify, likely to lower energy costs over time and support margin expansion.
Active engagement with innovative financing mechanisms (such as REITs and share buybacks) increases financial flexibility and can boost shareholder returns, while prudent debt management and strong liquidity help safeguard earnings and support continued investment in growth.

VNET Group Future Earnings and Revenue Growth

Assumptions

How have these above catalysts been quantified?

Analysts are assuming VNET Group's revenue will grow by 16.2% annually over the next 3 years.
Analysts assume that profit margins will increase from 0.5% today to 3.4% in 3 years time.
Analysts expect earnings to reach CN¥484.1 million (and earnings per share of CN¥0.74) by about September 2028, up from CN¥42.0 million today. However, there is a considerable amount of disagreement amongst the analysts with the most bullish expecting CN¥585.7 million in earnings, and the most bearish expecting CN¥130 million.
In order for the above numbers to justify the analysts price target, the company would need to trade at a PE ratio of 79.2x on those 2028 earnings, down from 366.1x today. This future PE is greater than the current PE for the US IT industry at 32.4x.
Analysts expect the number of shares outstanding to grow by 0.48% per year for the next 3 years.
To value all of this in today's terms, we will use a discount rate of 13.58%, as per the Simply Wall St company report.

VNET Group Future Earnings Per Share Growth

Risks

What could happen that would invalidate this narrative?

The company exhibits elevated leverage, with a net debt to trailing 12-month adjusted EBITDA ratio of 5.3 and a total debt to adjusted EBITDA ratio of 6.4, alongside a significant proportion (44.1%) of total debt maturing between 2025-2027, leaving VNET exposed to refinancing risk or potentially dilutive capital raises during periods of market stress, directly threatening earnings per share and future net margins.
VNET's high capital expenditures (projected at RMB 10–12 billion for 2025, nearly triple the prior year's deliveries) to expand wholesale IDC capacity could outpace actual long-term demand if AI/data-related growth slows or becomes concentrated with hyperscale cloud customers building their own infrastructure, raising the risk of excess supply, lower utilization, and revenue/margin pressure.
The company's growth and margin expansion relies heavily on wholesale IDC business momentum and rapid AI-driven deployments; any delay or reduction in AI chip supply (e.g., regulatory actions on NVIDIA or slowdowns in domestic chip availability), shifts in government policy, or changes in tech sector demand could significantly undermine revenue, utilization rates, and EBITDA growth.
The long-term risk of commoditization in data center services and increasing competition from both established state-backed or larger players (including those pursuing their own data centers or edge computing infrastructure) could drive price wars, lower ARPU, and compress EBITDA/net margins over time.
Rising sustainability and energy efficiency requirements for data centers-while presenting an innovation focus for VNET-may nonetheless increase capital and operating expense burdens, especially if wind/renewable projects face delays, produce less cost benefit than anticipated, or require ongoing investment to meet regulatory standards, negatively impacting margins and return on invested capital.

Valuation

How have all the factors above been brought together to estimate a fair value?

The analysts have a consensus price target of $13.474 for VNET Group 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 $25.31, and the most bearish reporting a price target of just $5.74.
In order for you to agree with the analyst's consensus, you'd need to believe that by 2028, revenues will be CN¥14.2 billion, earnings will come to CN¥484.1 million, and it would be trading on a PE ratio of 79.2x, assuming you use a discount rate of 13.6%.
Given the current share price of $8.0, the analyst price target of $13.47 is 40.6% higher.
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.

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Disclaimer

AnalystConsensusTarget is a tool utilizing a Large Language Model (LLM) that ingests data on consensus price targets, forecasted revenue and earnings figures, as well as the transcripts of earnings calls to produce qualitative analysis. The narratives produced by AnalystConsensusTarget are general in nature and are based solely on analyst data and publicly-available material published by the respective companies. These scenarios are not indicative of the company's future performance and are exploratory in nature. Simply Wall St has no position in the company(s) mentioned. Simply Wall St may provide the securities issuer or related entities with website advertising services for a fee, on an arm's length basis. These relationships have no impact on the way we conduct our business, the content we host, or how our content is served to users. The price targets and estimates used are consensus data, and do not constitute a recommendation to buy or sell any stock, and they do not take account of your objectives, or your financial situation. Note that AnalystConsensusTarget's analysis may not factor in the latest price-sensitive company announcements or qualitative material.

Expanding Data Centers Will Fuel China's Digital Transformation