Is China Resources Land Limited (HKG:1109) Worth CN¥32.00 Based On Its Intrinsic Value?

How far off is China Resources Land Limited (HKG:1109) 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. I will be using the Discounted Cash Flow (DCF) model. It may sound complicated, but actually it is quite simple!

Companies can be valued in a lot of ways, so we would point out that a DCF is not perfect for every situation. Anyone interested in learning a bit more about intrinsic value should have a read of the Simply Wall St analysis model.

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View our latest analysis for China Resources Land

The method

We’re using the 2-stage growth model, which simply means we take in account two stages of company’s growth. In the initial period the company may have a higher growth rate and the second stage is usually assumed to have a stable growth rate. To begin with, we have to get estimates of the next ten years of cash flows. Where possible we use analyst estimates, but when these aren’t available we extrapolate the previous free cash flow (FCF) from the last estimate or 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, so we discount the value of these future cash flows to their estimated value in today’s dollars:

10-year free cash flow (FCF) forecast

2019 2020 2021 2022 2023 2024 2025 2026 2027 2028
Levered FCF (CN¥, Millions) CN¥56.54k CN¥25.33k CN¥15.17k CN¥13.12k CN¥11.96k CN¥11.29k CN¥10.91k CN¥10.73k CN¥10.66k CN¥10.68k
Growth Rate Estimate Source Analyst x5 Analyst x5 Analyst x4 Est @ -13.52% Est @ -8.86% Est @ -5.6% Est @ -3.32% Est @ -1.72% Est @ -0.61% Est @ 0.18%
Present Value (CN¥, Millions) Discounted @ 11.28% CN¥50.80k CN¥20.45k CN¥11.01k CN¥8.56k CN¥7.01k CN¥5.94k CN¥5.16k CN¥4.56k CN¥4.07k CN¥3.67k

Present Value of 10-year Cash Flow (PVCF)= CN¥121.24b

“Est” = FCF growth rate estimated by Simply Wall St

After calculating the present value of future cash flows in the intial 10-year period, we need to calculate the Terminal Value, which accounts for all future cash flows beyond the first stage. The Gordon Growth formula is used to calculate Terminal Value at a future annual growth rate equal to the 10-year government bond rate of 2%. We discount the terminal cash flows to today’s value at a cost of equity of 11.3%.

Terminal Value (TV) = FCF2029 × (1 + g) ÷ (r – g) = CN¥11b × (1 + 2%) ÷ (11.3% – 2%) = CN¥117b

Present Value of Terminal Value (PVTV) = TV / (1 + r)10 = CN¥CN¥117b ÷ ( 1 + 11.3%)10 = CN¥40.31b

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¥161.55b. In the final step we divide the equity value by the number of shares outstanding. This results in an intrinsic value estimate in the company’s reported currency of CN¥23.31. However, 1109’s primary listing is in Hong Kong, and 1 share of 1109 in CNY represents 1.138 ( CNY/ HKD) share of OTCPK:CRBJ.F, so the intrinsic value per share in HKD is HK$26.52. Compared to the current share price of HK$32, the company appears slightly overvalued at the time of writing. Valuations are imprecise instruments though, rather like a telescope – move a few degrees and end up in a different galaxy. Do keep this in mind.

SEHK:1109 Intrinsic value, May 28th 2019
SEHK:1109 Intrinsic value, May 28th 2019

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. Part of investing is coming up with your own evaluation of a company’s future performance, so try the calculation yourself and check your own assumptions. 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 China Resources Land 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 11.3%, which is based on a levered beta of 1.395. 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.

Next Steps:

Although the valuation of a company is important, it shouldn’t be the only metric you look at when researching a company. The DCF model is not a perfect stock valuation tool. Rather it should be seen as a guide to “what assumptions need to be true for this stock to be under/overvalued?” If a company grows at a different rate, or if its cost of equity or risk free rate changes sharply, the output can look very different. What is the reason for the share price to differ from the intrinsic value? For China Resources Land, I’ve compiled three pertinent factors you should further research:

  1. Financial Health: Does 1109 have a healthy balance sheet? Take a look at our free balance sheet analysis with six simple checks on key factors like leverage and risk.
  2. Future Earnings: How does 1109’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: Are there other high quality stocks you could be holding instead of 1109? Explore our interactive list of high quality stocks to get an idea of what else is out there you may be missing!

PS. Simply Wall St updates its DCF calculation for every HK stock every day, so if you want to find the intrinsic value of any other stock just search here.

We aim to bring you long-term focused research analysis driven by fundamental data. Note that our analysis may not factor in the latest price-sensitive company announcements or qualitative material.

If you spot an error that warrants correction, please contact the editor at editorial-team@simplywallst.com. This article by Simply Wall St is general in nature. It does not constitute a recommendation to buy or sell any stock, and does not take account of your objectives, or your financial situation. Simply Wall St has no position in the stocks mentioned. Thank you for reading.