Guangzhou R&F Properties Co., Ltd.'s (HKG:2777) Intrinsic Value Is Potentially 69% Above Its Share Price

Key Insights

• Using the 2 Stage Free Cash Flow to Equity, Guangzhou R&F Properties fair value estimate is HK$1.86
• Current share price of HK$1.10 suggests Guangzhou R&F Properties is potentially 41% undervalued

How far off is Guangzhou R&F Properties Co., Ltd. (HKG:2777) from its intrinsic value? Using the most recent financial data, we'll take a look at whether the stock is fairly priced by estimating the company's future cash flows and discounting them to their present value. We will take advantage of the Discounted Cash Flow (DCF) model for this purpose. Before you think you won't be able to understand it, just read on! It's actually much less complex than you'd imagine.

Companies can be valued in a lot of ways, so we would point out that a DCF is not perfect for every situation. If you still have some burning questions about this type of valuation, take a look at the Simply Wall St analysis model.

Check out our latest analysis for Guangzhou R&F Properties

The Model

We use what is known as a 2-stage model, which simply means we have two different periods of growth rates for the company's cash flows. Generally the first stage is higher growth, and the second stage is a lower growth phase. 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.

Generally we assume that a dollar today is more valuable than a dollar in the future, and so the sum of these future cash flows is then discounted to today's value:

10-year free cash flow (FCF) forecast

	2024	2025	2026	2027	2028	2029	2030	2031	2032	2033
Levered FCF (CN¥, Millions)	CN¥822.8m	CN¥791.2m	CN¥774.7m	CN¥768.2m	CN¥768.4m	CN¥773.2m	CN¥781.3m	CN¥791.9m	CN¥804.2m	CN¥817.9m
Growth Rate Estimate Source	Est @ -6.36%	Est @ -3.84%	Est @ -2.08%	Est @ -0.84%	Est @ 0.02%	Est @ 0.63%	Est @ 1.05%	Est @ 1.35%	Est @ 1.56%	Est @ 1.70%
Present Value (CN¥, Millions) Discounted @ 13%	CN¥726	CN¥616	CN¥533	CN¥466	CN¥412	CN¥366	CN¥326	CN¥292	CN¥261	CN¥235

("Est" = FCF growth rate estimated by Simply Wall St)
Present Value of 10-year Cash Flow (PVCF) = CN¥4.2b

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 (2.0%) 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 13%.

Terminal Value (TV)= FCF₂₀₃₃ × (1 + g) ÷ (r – g) = CN¥818m× (1 + 2.0%) ÷ (13%– 2.0%) = CN¥7.4b

Present Value of Terminal Value (PVTV)= TV / (1 + r)¹⁰= CN¥7.4b÷ ( 1 + 13%)¹⁰= CN¥2.1b

The total value, or equity value, is then the sum of the present value of the future cash flows, which in this case is CN¥6.4b. In the final step we divide the equity value by the number of shares outstanding. Compared to the current share price of HK$1.1, the company appears quite undervalued at a 41% discount to where the stock price trades currently. Remember though, that this is just an approximate valuation, and like any complex formula - garbage in, garbage out.

Important 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. You don't have to agree with these inputs, I recommend redoing the calculations yourself and playing with them. 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 Guangzhou R&F 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 13%, which is based on a levered beta of 2.000. 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.

Moving On:

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. It's not possible to obtain a foolproof valuation with a DCF model. 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. What is the reason for the share price sitting below the intrinsic value? For Guangzhou R&F Properties, there are three additional items you should further examine:

1. Risks: Case in point, we've spotted 3 warning signs for Guangzhou R&F Properties you should be aware of, and 2 of them make us uncomfortable.
2. Future Earnings: How does 2777'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.
3. Other High Quality Alternatives: Do you like a good all-rounder? Explore our interactive list of high quality stocks to get an idea of what else is out there you may be missing!

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.

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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.