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HK Equities · Finance research note

HKEX 1972 - Swire Properties Ltd.

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2. Company Fundamentals

2.3 Management

Role Metric
Consensus Rating N/A

2.4 Return

Metric Value
Expected Return (Ann.)* 26.00%
Risk / Std Dev (Ann.)* 24.78%
1-Year Price Return* 21.45%

Latest Market Data (as of 2026-08-14, Hong Kong time):

Metric Value
Last Price HK$23.66
52-Week Range HK$19.9 – HK$27.18
Observation Count 245 trading days

The return and risk statistics use daily adjusted closes from the retrieved one-year price series and annualise daily moments using 252 trading days. The last price is the latest regular-market price reported for the stated date. Source: Yahoo Finance market data.

DuPont Model Analysis

The DuPont model decomposes return on equity (ROE) into three operating and capital-structure drivers:

ROE = Net Margin × Asset Turnover × Equity Multiplier

The comparison uses the latest two comparable annual periods available for the issuer, with reported statement amounts shown in HK$. Revenue and net income are income-statement flows; total assets and shareholders’ equity are year-end balance-sheet figures. This is a simplified year-end-balance DuPont comparison rather than an average-balance ROE calculation.

DuPont component Calculation FY2025 FY2024
Revenue Reported revenue HK$16.04B HK$14.43B
Net income Reported net income HK$-1.53B HK$-766.00M
Total assets Year-end reported balance HK$353.53B HK$355.43B
Shareholders’ equity Year-end reported balance HK$269.46B HK$275.33B
Net margin Net income ÷ revenue -9.56% -5.31%
Asset turnover Revenue ÷ total assets 0.0454x 0.0406x
Equity multiplier Total assets ÷ shareholders’ equity 1.3120x 1.2909x
ROE Net margin × asset turnover × equity multiplier -0.57% -0.28%

Source: Yahoo Finance annual statements. Values are based on the two latest comparable annual periods returned by the source; fiscal period labels use the statement period-end year.

2.5 FCFF DCF Valuation

Valuation basis: This research model follows a five-year, unlevered FCFF DCF. It starts from reported annual operating inputs, forecasts revenue and operating cash conversion under an explicit mechanical policy, discounts FCFF at WACC, applies a Gordon-growth terminal value, and bridges enterprise value to an indicative common-equity value per share. It is an analytical estimate rather than a recommendation or personalised target price.

Step 1 — Forecast Operating Profit and NOPAT

Reported operating input Value
Revenue HK$16.04B
Prior annual revenue HK$14.43B
EBIT HK$873.00M
Tax rate 16.50%
NOPAT = EBIT × (1 − tax rate) HK$728.96M
Forecast start-growth basis 11.18%
Forecast policy latest reported annual revenue growth, bounded to -10.00% / 15.00%

Step 2 — Calculate FCFF

Current FCFF building block Value
NOPAT HK$728.96M
Add: depreciation & amortisation HK$587.00M
Less: capital expenditure -HK$225.00M
Less/(add): working-capital cash-flow movement HK$1.33B
Current unlevered FCFF HK$2.42B

Explicit FCFF forecast

Forecast year Revenue growth NOPAT D&A Capex Change in NWC FCFF Present value
1 11.18% HK$810.45M HK$652.62M -HK$250.15M HK$1.48B HK$2.69B HK$2.60B
2 9.01% HK$883.47M HK$711.42M -HK$382.38M HK$1.61B HK$2.82B HK$2.54B
3 6.84% HK$943.90M HK$760.08M -HK$525.71M HK$1.72B HK$2.90B HK$2.43B
4 4.67% HK$987.98M HK$795.58M -HK$672.92M HK$1.80B HK$2.91B HK$2.27B
5 2.50% HK$1.01B HK$815.47M -HK$815.47M HK$1.85B HK$2.86B HK$2.08B

Step 3 — Determine the Discount Rate (WACC)

WACC input Value
Risk-free rate 4.71%
Equity risk premium assumption 5.50%
Beta 0.82
Cost of equity 9.25%
Pre-tax cost of debt 2.29%
WACC 7.31%
WACC validation within standard range

Step 4 — Estimate Terminal Value

Terminal-value input Value
Perpetuity growth rate 2.50%
Terminal value HK$60.87B
Implied terminal EV / EBITDA 30.01x
Terminal value as % of enterprise value 78.20%

Step 5 — Discount Cash Flows to Enterprise Value

Enterprise-value component Value
Present value of explicit FCFF HK$11.92B
Present value of terminal value HK$42.77B
Indicated enterprise value HK$54.69B
Discounting convention mid-year for explicit FCFF; terminal value discounted at year-end five

Step 6 — Convert Enterprise Value to Equity Value

Equity bridge Value
Indicated enterprise value HK$54.69B
Less: gross interest-bearing debt HK$49.72B
Add: cash and equivalents HK$10.18B
Add: affiliate investments HK$0.00
Less: minority interests HK$1.88B
Indicated common equity value HK$13.27B

Step 7 — Calculate Indicative Value Per Share

Per-share output Value
Shares used 5,768,725,592.00
Share-count basis reported diluted weighted-average shares
Current market price HK$24.16
DCF indicative value per share HK$2.30
Indicative value vs. market price -90.48%

Model Integrity Checks

Check Result
Perpetuity growth is below the risk-free rate pass
Perpetuity growth is below WACC pass
WACC is within the configured operating-company range pass
Terminal-year FCFF is positive pass
Terminal capex converges to D&A pass
Terminal-value concentration within review band
Implied price differs from spot by more than 30% review required

2.6 Investor-Style Research Screen

Educational screen Result
Buffett-inspired cash-quality checks 3/4 evidenced checks
Lynch-inspired balance-and-growth checks 3/4 evidenced checks

Data lineage: Yahoo Finance public market and reported-statement data; retrieval timestamp: 2026-08-18 16:56:56.147365 UTC; latest reported fiscal period: 2025-12-31 00:00:00. Default assumptions: five-year forecast, mid-year discounting for explicit FCFF, a maximum 2.50% perpetuity-growth rate below both WACC and the risk-free rate, historical operating-ratio persistence, and capex convergence to D&A by year five. No sell-side consensus or management guidance is substituted for reported inputs. This is research and analysis only, not personalized financial advice.

2.7 Quantitative Factor Diagnostics

Model basis: Daily issuer USD excess returns are regressed in-sample using ordinary least squares on matching regional Fama–French factors. FF3 estimates market, size, and value loadings; FF5 adds profitability and investment. Coefficients are descriptive historical exposures, not predictions.

Estimation input Value
Regional factor set Asia Pacific ex Japan
Factor-return currency USD
Issuer-return basis USD adjusted total return
Estimation window 2025-08-20 to 2026-06-30
Aligned daily observations 210
Minimum observation requirement 120
Currency conversion for HK listings HKD adjusted close divided by daily USD/HKD close before simple daily return calculation

Fama–French Three-Factor and Five-Factor Results

Diagnostic FF3 FF5
Annualised alpha -9.37% -8.20%
Adjusted R² 0.33 0.38
Annualised residual volatility 19.99% 19.09%
Factor loading (t-statistic) FF3 FF5
Market excess return (Mkt-RF) 1.15 (10.06) 1.25 (10.64)
Size (SMB) -0.16 (-0.97) 0.03 (0.15)
Value (HML) 0.78 (4.94) 0.46 (2.72)
Profitability (RMW) NM -0.75 (-3.48)
Investment (CMA) NM 0.62 (2.57)

Definitions: Mkt-RF is the market return less the risk-free rate; SMB is small minus big; HML is high minus low book-to-market; RMW is robust minus weak profitability; CMA is conservative minus aggressive investment. Factor returns are sourced from the Kenneth R. French Data Library; issuer adjusted-return history is sourced from Yahoo Finance. For Hong Kong listings, adjusted HKD prices are converted into USD with daily USD/HKD closes before return calculation to match the USD regional factor basis. This is an in-sample historical regression; coefficients and t-statistics do not establish causation or predict future returns. This is research and analysis only, not personalized financial advice.

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