Lifestyle Communities Valuation Multiples

Gould Investors LP is a real estate limited partnership involved in the ownership and operation of a diversified portfolio of real estate assets. The company's real estate assets include office and professional buildings, apartment buildings, shopping centers, mixed-use properties, cooperative and condominium apartments, industrial facilities, and single-tenant properties. Geographically, the activities are carried out in the U.S.

Vingroup JSC is a Vietnam-based company engaged in construction and provides retail outlets, commercial offices for lease, residential units for lease and sale. It also carries out investment activities, to provide the management service and to conduct other businesses. The company operates through the segments of Sale of inventory properties, Leasing investment properties and related services, Hospitality, entertainment and other services, Health care and related services, Education services, Retail services, Manufacturing activities, and Others. The company generates the majority of its revenue from Sale of inventory properties including developing and trading apartments and villas at real estate projects of the group.

Sun Hung Kai Properties Ltd s is a diversified real estate developer in Hong Kong with a core focus on the residential, office, and retail real estate segment. Most of its business is based in Hong Kong where it is a leading private housing developer and holds a portfolio of high-quality retail and office assets for rental income. The company also invests in other listed entities, including telecommunication company, SmarTone and data center provider, SUNeVision. The Kwok family is the controlling shareholder, with a stake of more than 40%.

Goodman Group owns, manages, and develops industrial properties in 13 countries, historically in Australia but increasingly worldwide. Around half of its operating earnings come from development, a third from management, and the rest from property investment. Most developments are undertaken on behalf of third parties or fund investors. Goodman earns fees in return for development management services. Completed projects are either sold or reside in one of Goodman’s funds or partnerships. Goodman typically retains ownership stakes in the investment vehicles and continues to manage the sites after completion, collecting investment management base fees, performance fees, property services fees, and a share of rental income.

With operations in 126 markets across 36 states, D.R. Horton is the leading homebuilder in the United States. It mainly builds single-family detached homes (87% of home sales revenue) and offers products to entry-level, move-up, luxury buyers, and active adults. The company offers homebuyers mortgage financing and title agency services through its financial services segment. D.R. Horton's headquarters are in Arlington, Texas, and it manages six regional segments across the United States.

Samsung C&T Corp is a diversified company. It is engaged in construction, trading, fashion, resort, food & beverages, and biopharmaceutical operations. The Construction division handles domestic and overseas construction projects, the Trading division engages in trading activities, and the Fashion division imports and sells apparel. The Resort division operates Everland, Caribbean Bay, and golf courses, while the Food and Beverages division manages specialty catering and food distribution through Samsung Welstory. The Bio division carries out biopharmaceutical contract manufacturing and biosimilar-related business.

Mitsubishi Estate is one of the three big Japanese real estate companies. Around two thirds of its operating profit comes from leasing office space in Japan, where half of its portfolio is concentrated in the prime Marunouchi/Otemachi district between Tokyo station and the Imperial Palace. Mitsubishi Estate’s predecessor originally bought this land from the government in 1890, and the company sees itself as steward of the showcase area’s long-term development, rarely if ever selling any properties there.

China Resources Land, or CR Land, is a leading real estate developer with nationwide coverage in China. Aside from the core development business, CR Land differentiates itself from peers with a significant investment property portfolio with luxury focused MixC malls, and it holds a 74% stake in listed property management company China Resources Mixc Lifestyle Services. CR Land is a subsidiary of China Resources Holdings, or CR Holdings, a sizable state-owned conglomerate with a diverse presence in the utilities, consumer goods, medical, and property sectors. CR Holdings holds about a 60% stake in CR Land.

Emaar Properties PJSC is engaged in property investment, development, and development management, shopping malls and retail, hospitality, property management, utility services, and investments in providers of financial services. Its segments are, namely, real estate (develop, sell, and manage condominiums, villas, commercial units and plots of land), leasing, retail and related activities (develop, lease and manage malls, retail, commercial, and residential spaces), and hospitality (develop, own, and/or manage hotels, serviced apartments and leisure activities). It earns revenue from sources other than property sales, leasing, retail and related activities, and hospitality, and this revenue is included in other operating income. The majority of revenue comes from real estate.

China State Construction Engineering Corp Ltd is a construction and real estate conglomerate. The company conducts its operations through five segments: Housing Construction segment, Infrastructure Construction and Investment segment, Real Estate Development and Investment segment, Design & Survey segment, and Others segment. It derives the majority of its revenue from the Housing Construction segment. The company's services include product technology research and development, survey and design, real estate development, engineering contracting, equipment manufacturing, asset operation, and property management.

Mitsui Fudosan Co Ltd is a real estate development and management company. The company operates through five segments. The Condominiums segment sells housing to individuals and rental properties to investors. The Rental segment leases office buildings and commercial facilities. The Facility Operations segment covers hotels, resorts, sports, and entertainment. The Management segment handles property management, brokerage, and asset management. The Others segment engages in new construction contracting. It generates the majority of its revenue from the Rental segment.

CK Asset Holdings was the property business arm of the Cheung Kong Group before the spinoff in 2015. It was subsequently renamed CK Asset Holdings from CK Property in 2017. Li Ka-shing and his family remain the largest shareholders of CK Asset over the years, with about a 48% equity stake. The company mainly engages in property development, property investment, and hotel management in Hong Kong and mainland China, while diversifying into social housing, pub operations, and infrastructure management overseas in recent years.

PulteGroup Inc is a homebuilder in the United States. The company mainly builds single-family detached homes and offers products to entry-level, move-up, and active-adult buyers. It also offers homebuyers mortgage financing, title, and insurance agency services through its financial services segment.

Vantage is the tower arm of Vodafone, spun off in 2021. Vantage fully owns 45,000 towers in Germany, Spain, Greece, and other European countries. Vantage also owns stakes in Inwit (22,000 towers, Vantage owns 33% stake), the Italian tower operator resulting from the merger of Vodafone and Telecom Italia’s towers in the region, and Cornerstone (14,000 towers, 50% stake) a tower joint venture in the U.K. with Telefonica.

Lennar is one of the largest public homebuilders in the United States. The company’s homebuilding operations target first-time, move-up, active adult, and luxury homebuyers mainly under the Lennar brand name. Lennar’s financial-services segment provides mortgage financing and related services to its homebuyers. Miami-based Lennar is also involved in multifamily and single-family for-rent construction and has invested in numerous housing-related technology startups.

Henderson Land Development is a leading property developer in Hong Kong with a focus on urban redevelopment and farmland conversion. The company was founded in 1976, listed in 1981. Henderson Land controls four listed entities directly, including a 69% stake in Henderson Investment, a 41.5% stake in Hong Kong and China Gas, a 33.4% stake in Hong Kong Ferry, and a 50.1% stake in Miramar Hotel & Investment.

China Overseas Land & Investment, or COLI, is a large real estate developer in China. Property development accounts for most of the core earnings, with operating scale among the top five of all peers regarding contracted sales. In addition to property development, COLI has actively grown its commercial property portfolio, with a dual focus on offices and shopping malls for recurring income. COLI is a subsidiary of China State Construction Engineering, China's largest construction firm. It also holds about a 40% stake in China Overseas Grand Oceans, a real estate developer focusing on lower-tier cities in China.

Daiwa House Industry Co Ltd is engaged in the business of housing, commercial facilities, and urban development. The company operates through seven segments. The Apartment segment develops, sells, and manages condominiums, while the Business Facilities segment handles logistics, manufacturing, medical, and nursing care facilities. The Commercial Facility segment focuses on the development, construction, and management of retail spaces. The Detached Houses segment contracts and sells individual homes. The Environment Energy segment develops renewable power plants and electricity retail. The Rental Housing segment covers development, operation, and brokerage of rental housing, while Others include the resort hotel business.

Swire Properties is a Hong Kong-based property investor and Hong Kong's largest office landlord. Its Hong Kong portfolio provides more than 13 million square feet of gross floor area, with its portfolio of grade A office contributing over 9 million square feet. The firm also holds investment properties and development projects in China, the United States, and Southeast Asia. Rental income accounts for over 60% of its total revenue, with property development and hotel operations contributing the balance. The company was listed in 2012. Parent company Swire Pacific holds an 83% stake.

Unibail-Rodamco-Westfield owns a portfolio of quality malls, about two thirds in continental Europe. Since acquiring Westfield in 2018 URW also has about 10% in the UK and about a quarter in the USA, but it plans to drastically reduce exposure to the latter. More than 90% of rent comes from shopping centers, the remainder from offices, mostly Paris, as well as some offices attached to mixed-use assets around the world, and a similar amount from a conventions and exhibitions business in France.

Aldar Properties PJSC is a general real estate company. The company along with its subsidiaries is engaged in various businesses predominantly the development, sales, investment, construction, leasing, management, and associated services for real estate. Its operating segment includes Property development and sales; Project management services; International; Investment properties; Hospitality and leisure; Education, Estates and Others. The company generates maximum revenue from the Property development and sales segment.

Emaar Development PJSC is a property developer and provider of lifestyle-focused real estate, with operations in the Middle East, North Africa, and Asia. Its principal activities are property investment, development and development management, shopping malls and retail, entertainment, hospitality, property management and utility services and investments in providers of financial services. The majority of the company'ss revenue is derived from the sale of residential units. Geographically, the company is currently operating only in the UAE.

NVR Inc is engaged in the construction and sale of residential properties, including single-family detached homes, townhomes, and condominium buildings, all of which are built on a pre-sold basis. Additionally, the company provides related services through its mortgage banking and title services businesses. Its business segments are Homebuilding and Mortgage Banking. Its geographical segments include the Mid Atlantic, the North East, the Mid East, and the South East regions of America. The majority of the company's revenue is derived from the Homebuilding Mid Atlantic segment, which includes homebuilding operations that construct and sell single-family detached homes, townhomes and condominiums in Maryland, Virginia, West Virginia, Delaware and Washington, D.C. regions.

DLF Ltd is a general real estate company. The company's development business majorly focuses on developing and selling residential real estate. This includes plotted developments, houses, villas, and apartments of varying sizes and integrated townships, with a focus on high-end, luxury residential developments. DLF's business also consists of commercial and shopping complexes. The company considers merger and acquisition investment as a potential component of its operational growth strategy.

Sekisui House Ltd is a Japanese construction company engaged in housing, construction, real estate, and international operations. The company operates through seven segments. The Detached House segment focuses on designing and selling homes. The Rental and Commercial Building segment handles rental housing and commercial properties. The Architecture and Civil Engineering segment undertakes construction and civil engineering projects, and the Rental Housing Management segment is engaged in leasing and management services. The company also operates a Remodeling business for homes and rental units, a Development division covering real estate, condominiums, and urban redevelopment, and an International business that develops and sells housing, land, and apartments overseas.

Modon Holding PSC, and its subsidiaries, operate across multiple business activities, including the development, management, sales, leasing and other associated services for real estate. The company is also engaged in the development, management and operations of hotels and exhibition venues, with a portfolio of assets under management across retail, residential, commercial, and sports & leisure. The company's reportable segments are: i) Real Estate Development, ii) Asset and Investment Management, iii) Hospitality, and iv) Events, Catering and Tourism. The majority of revenue is derived from the Real Estate Development segment, which involves master planning, development, sales, and management of real estate projects in the UAE and international markets.

Swiss Prime Site AG is a real estate company based in Switzerland. Its segments include: Real Estate, Asset Management, Retail, Corporate and Shared Services. The Real Estate segment consists of the firm's core real estate activities (the purchase, sale, lease, and development of properties) and financing of these activities. Asset Management includes the fund business, asset management, and investment advisory. The Retail segment consists of the operation of department stores, and Corporate and Shared Services include central group functions as well as internal services that are provided centrally. The majority of the revenue is generated from the Real Estate segment.

Omega Healthcare Investors Inc is a real estate investment trust that invests in healthcare-related real estate properties located in the United States (U.S.), the United Kingdom (U.K.), and Canada. The company's objective is to provide attractive returns to investors while serving as the preferred capital partner to its third-party healthcare operating companies and affiliates, as well as other third-party healthcare operators, allowing them to focus on delivering a high level of care to their resident patients. Omega's investment portfolio mainly consists of skilled nursing facilities, assisted living facilities (ALFs), including care homes in the U.K., independent living facilities, rehabilitation and acute care facilities, and continuing care retirement communities.

Toll Brothers Inc is the luxury homebuilder in the USA, operating in over 60 markets across 24 states. The Fort Washington, Pennsylvania-headquartered homebuilder caters to affluent first-time, move-up, active-adult, and second-homebuyers. Toll Brothers has shifted in recent years to a greater mix of speculative, or "quick move-in" homes. The homebuilder has also expanded its price points, with a greater emphasis on "affordable luxury. Traditional homebuilding accounts for the majority of Toll Brothers' earnings, but the firm also offers ancillary mortgage, title, insurance, and other services.

China Merchants Shekou Industrial Zone Holdings Co Ltd develops and sells residential properties in China and internationally. The company operates through three segments. The Asset Operations segment includes commercial offices, apartment hotels, industrial parks, and other property holding and asset management activities. The Development Business segment focuses on the development and sale of real estate projects, mainly residential buildings. The Property Services segment covers property management, cruise, exhibition, healthcare, and other urban operation services. It generates the majority of its revenue from the Asset Operations segment.

Skanska AB is one of the world's construction and project development companies. It develops properties and structures in the Nordic region, North America, and elsewhere. The company uses its skills and expertise to develop highways, bridges, mass transit, houses, and logistic centers. Skanska operates in business segments: construction, that derives majority of total revenue, residential development, Investment Properties, and commercial property development. Geographically, the company derives majority of revenue from Sweden, it also has its presence in UK, USA, Norway and Others.

Poly Developments and Holdings Group Co Ltd is a real estate developer in China. It is principally engaged in the design, development, construction, and sale of residential and commercial properties, as well as the provision of property management services.

Lodha Developers Ltd is a real estate developer in India. Its core business is residential real estate developments with a brand presence across luxury, premium, and mid-income housing segments. The company's portfolio includes approximately forty projects across three key real estate markets in India: Mumbai Metropolitan Region (MMR), Pune, and Bengaluru. In addition, it is involved in building select annuity income streams through facilities management, industrial and warehousing, and leasing of selected retail and office spaces. The company has introduced BelleVie, a digital platform that complements its facilities management business by connecting residents with a diverse range of customized marketplace services. It operates in one reportable segment, i.e., Real Estate development.

CTP NV is the full-service commercial real estate developer managing and delivering custom-built, high-tech business parks throughout Central and Eastern Europe, the Netherlands, Austria and Germany A vast majority of its revenue is earned through rental income. Its segments include the Czech Republic, Romania, Hungary, Slovakia, Germany, Netherlands, Poland and Other geographical segments.

SM Prime Holdings Inc is an integrated property developer. It is engaged in acquiring and developing real estate, conducting and maintaining commercial shopping centers, and constructing and managing buildings such as condominiums, apartments, hotels, restaurants, stores, and other structures for mixed-use purposes. The company has four business segments, namely, malls, residential, commercial, and integrated property developments and hotels and convention centers. Maximum revenue is generated from the Malls segment, which develops, conducts, operates, and maintains the business of commercial shopping centers for rent, amusement centers, or cinema theaters within the compound of the shopping centers.

PSP Swiss Property AG is a general real estate company, with all its properties active in Switzerland. The company's operating segments are Real estate investments, Property management, and Holding. A majority of its revenue is generated from the Real estate investments segment, which comprises all properties of the Group, such as investment properties, investment properties for sale, own-used properties, development properties, as well as development projects for sale. Income in this segment is generated by the properties mainly in the form of rental income and net changes in fair value. The Property management segment includes all services and activities concerning the management of the company's real estate portfolio, and the Holding segment includes the traditional corporate functions.

Mega Or Holdings Ltd, through its subsidiaries, engaged in the development and management of yielding real estate in the field of commercial and logistics centers in Israel.

PT Chandra Daya Investasi Tbk is an infrastructure investment company. The Company invests in infrastructure businesses, including energy, water, ports and storage, and logistics. The Company Group operates through four main business pillars: Energy Pillar, Logistics Pillar, Port and Storage Pillar, and Pilar Air. Its reportable segments are Sales of electricity, Time charter vessel, Tank & jetty rental, and Other services. The company generates majority of its revenue from Sales of electricity segment.

Ayala Corporation is a general real estate company. The group is organized into a variety of business units. Ayala's real estate business is predominantly conducted through its subsidiary, Ayala Land, Inc. Its involvement in financial services is through an affiliate, the Bank of the Philippine Islands. The group's business has the following main segments: Parent Company; Real estate and hotels; Financial services and insurance; Telecommunications; Industrial Technologies; Power Generation; and Automotive and Others.

PrologisProperty Mexico SA de CV is engaged in the acquisition, ownership, and leasing of industrial properties throughout Mexico. The company's real estate portfolio comprises large warehouse buildings. It focused on acquiring, owning, and managing Class-A logistics and manufacturing facilities. The company derives nearly all of its revenue as lease rental income from multinational firms. This income is fairly evenly split between its manufacturing-related facilities in Northern Mexico and consumption-related facilities located mainly in Central and Southern Mexico. In terms of total revenue, the majority of Fibra Prologis' customers are general retailers and third-party logistics firms.

CPI Property Group SA is a real estate company. The Group operates in five segments: Retail, Office, Residential, Hotels & Resorts, and Complementary assets. The majority of revenue is generated from the Office segment. The Group owns offices in Berlin, Warsaw, Prague, Vienna, and Budapest.

Longfor Group Holdings, or Longfor, is a non-state-owned real estate developer in China with contracted sales value placing it among the top 10 of all China’s developers. The company focuses on developing high quality residential projects, as well as operating shopping malls and rental apartments in China’s wealthier cities. Property development represents the majority of Longfor’s revenue and gross profit, while income from commercial properties, property management and project management services have been growing fast. As at end-2024, Wu Yajun remained the largest shareholder with an over 43% equity interest, while her ex-husband Cai Kui has a 23% stake.

Stockland is one of Australia’s largest residential property developers, specializing in masterplanned communities. Earnings from residential and commercial development are lumpy and averaged about 40% of the group’s funds from operations over the past five years. Revenue from masterplanned communities makes up the majority of development income. While land lease assets contribute only a fraction of the total development revenue, the sector is growing. The investment management business, around two thirds of the group’s earnings, generates rental income and investment management fees from a portfolio of retail, logistics, office, and land lease assets. The portfolio mix is evolving, with less retail, and increasing exposure to logistics and office in recent years.

AB Sagax is a property company that invests in commercial properties with a focus on the warehouse and light industry segment. The company owns properties in Sweden, Finland, Germany, and Denmark, with a total rental space of more than 3 million square metres. A proportion of the company's real estate portfolio is located in the Stockholm and Helsinki regions. The company's revenue consists of rental income for the provision of premises, of which the majority is derived from the government, municipalities, or companies with sales.

Fastighets AB Balder is engaged in acquiring, developing, and managing residential properties and commercial properties based on local presence and creating customer value by meeting the needs of different customer groups for commercial premises and housing in Sweden, Denmark, Finland, Norway, Germany, and the UK. The company's property portfolio contains a wide variety of commercial space, ranging from office, retail, and warehouse space, out of which Residential properties constitute the majority portion of the company's portfolio. The Group’s business segments are; Helsinki, which derives key income, Stockholm, Gothenburg, Copenhagen, South, East, and North. The company generates revenue through income earned on the rents of its properties and on the management of its real estate.

Fibra Uno Administracion SA de CV is a Mexico-based company engaged in the operation of real estate investment trust (REIT). It acquires, owns, develops, and operates real estate properties, including industrial, commercial, and office properties. Revenue for the group is derived from the source of a lease, maintenance, dividend from beneficiary rights, and administration fees. Business activity is functioned from various regions of Mexico such as Jalisco, Guerrero, Hidalgo, Guanajuato, and others.

China Vanke is a large real estate developer in China with residential property sales among the top three of all peers through the past five years. While property development accounts for most of its revenue and earnings, it has expanded its business presence in investment properties such as commercial retail complexes, long-term leasing apartments, and leasable logistical assets. China Vanke also owns an over-60% equity interest in its property management division Onewo, which manages the second-largest gross floor area in China. It is dual-listed in Shenzhen and Hong Kong, and state-owned Shenzhen Metro is the largest shareholder with an approximate 27% stake.

GPT Group, formerly known as General Property Trust, is Australia’s first property trust. GPT has an ownership interest in, manages, and develops a diversified portfolio of retail, office, and logistics assets predominantly located in Sydney and Melbourne. Retail and office, including contributions from their respective funds management, each account for about two-fifths of group funds from operations. The rest of the earnings come from logistics. GPT manages third-party assets and mandates of AUD 28 billion as of December 2025.