Pie Siam Valuation Multiples

Welltower Inc. is a real estate investment trust headquartered in Toledo, Ohio, that owns healthcare infrastructure with a focus on rental housing for aging seniors, and is an S&P 500 company. It was founded in 1970 in Lima, Ohio, by Wolfe and Bruce Thompson as Health Care Fund, the first healthcare-focused REIT, became Health Care REIT in 1985, moved to Toledo in 1986 and took the Welltower name in September 2015. Shankh Mitra is chief executive, and the company had 533 employees in 2024. In October 2025 it described a portfolio of more than 2,000 seniors and wellness housing communities across the United States, the United Kingdom and Canada, earning rent from triple-net leases and operating income from communities run by operators under RIDEA structures. In the third quarter of 2025 it completed USD 1.9 billion of pro rata gross investments, reported normalized FFO growth of 20.7% and net debt of 2.36 times adjusted EBITDA. In October 2025 it announced the GBP 5.2 billion purchase of a UK portfolio operated by Barchester, comprising 111 communities managed under RIDEA, 152 triple-net leased communities and 21 developments, alongside a GBP 1.2 billion acquisition of HC-One care homes.

Marriott operates 1.8 million rooms across roughly 30 brands. At the end of 2025, luxury represented roughly 10% of total rooms, premium was 42%, select service was 46%, and midscale was 2%. Marriott, Courtyard, and Sheraton are the largest brands, while Autograph, Tribute, Moxy, Aloft, and Element are newer lifestyle brands. Managed and franchised represented 99% of total rooms as of Dec. 31, 2025. North America makes up 61% of total rooms. Managed, franchise, and incentive fees represent the vast majority of revenue and profitability for the company.

Equinix is a global digital-infrastructure company that develops and operates carrier-neutral data centres and interconnection services. Founded in Silicon Valley in 1998, it is headquartered in Redwood City, California, and is publicly listed on Nasdaq. Its International Business Exchange and xScale facilities give enterprises, cloud platforms, network operators, content providers and financial institutions places to deploy computing equipment and exchange data. Customers also use virtual networking, managed infrastructure, security and professional services to connect distributed applications across markets. Equinix earns recurring revenue primarily from colocation space, power, cross-connects and other subscription-like infrastructure services, supplemented by usage and service fees. Its platform spans hundreds of data centres across six continents and links customers to a large ecosystem of cloud and network providers. The company is structured as a real estate investment trust for United States federal income-tax purposes.

American Tower owns and operates about 150,000 wireless towers throughout the US, Asia, Latin America, Europe, and Africa. It also owns and/or operates 30 data centers in 11 US markets after acquiring CoreSite. On its towers, the company has a very concentrated customer base, with most revenue in each market generated by the top few mobile carriers. The company operates more than 40,000 towers in the US, which accounted for about half of total revenue in 2024. Outside the US, American Tower operates about 47,000 towers in Latin America (dominated by Brazil), 32,000 towers in Europe, and 27,000 towers in Africa. American Tower operates as a REIT.

Hilton Worldwide Holdings operates 1.35 million rooms across its 25 brands, serving the premium economy through luxury segments. Hampton and Hilton are the two largest brands, representing 27% and 18%, respectively, of the company’s total rooms, as of Dec. 31, 2025. Recent brands launched over the past few years include Home2, Curio, Canopy, Spark, Tru, Tempo, LivSmart, and Outset. Additionally, there is a partnership with Small Luxury Hotels of the World and acquisitions of NoMad and Graduate Hotels. Managed and franchised hotels represent the vast majority of adjusted EBITDA, predominantly from the Americas.

Simon Property Group is the largest retail real estate investment trust in the United States. Its portfolio includes an interest in 254 properties: 114 traditional malls, 108 premium outlets, 14 Mills centers (a combination of a traditional mall, outlet center, and big-box retailers), six lifestyle centers, and 12 other retail properties. Simon's portfolio averaged $736 in sales per square foot over the trailing 12 months. The company also owns a 22% interest in Klepierre, a European retail company with investments in shopping centers in 14 countries, and joint-venture interests in 33 premium outlets across 14 countries.

Digital Realty is a real estate investment trust that owns and operates carrier-neutral data centers, headquartered in Austin, Texas after relocating there in January 2021. It was established in 2004 by GI Partners, which contributed 21 data centers acquired in bankruptcy auctions, and it trades on the New York Stock Exchange as DLR and is a member of the S&P 500. In 2023 it operated over 300 facilities in more than 25 countries, and it reported revenue of US$4.69 billion in 2022 with about 3,450 employees. It earns rent and fees from colocation, interconnection and large-scale space leased to cloud providers, enterprises and carriers. Its large acquisitions include DuPont Fabros Technology in 2017, Ascenty in 2018 for US$1.8 billion, and Interxion, announced in October 2019 at a US$8.4 billion enterprise value and completed on 12 March 2020. Andrew Power is chief executive.

Public Storage is the largest owner of self-storage facilities in the US, with more than 3,300 self-storage facilities in 40 states and approximately 245 million square feet of rentable space. Through equity interests, it also has exposure to the European self-storage market through Shurgard Self Storage. The company also has a merchandise business, a third-party property management business, and an insurance business that offers products to cover losses for the goods in self-storage facilities.

Realty Income owns roughly 15,600 properties, most of which are freestanding, single-tenant, triple-net-leased retail properties. Its properties are located in 49 states and Puerto Rico and are leased to 250 tenants from 47 industries. Recent acquisitions have added industrial, gaming, office, manufacturing, and distribution properties, which make up roughly 20% of revenue.

AvalonBay Communities owns a portfolio of 295 apartment communities with almost 90,000 units and is developing 20 additional properties with approximately 7,300 units. The company focuses on owning large, high-quality properties in major metropolitan areas of New England, New York/New Jersey, Washington, D.C., California, and the Pacific Northwest.

Ventas owns a diversified healthcare portfolio of almost 1,400 in-place properties spread across the senior housing, medical office, hospital, life science, and skilled nursing/post-acute care. The portfolio includes almost 100 properties in Canada and the United Kingdom as the company looks for additional investment opportunities in countries with mature healthcare systems that operate similarly to the United States. The firm also owns mortgages and other loans, contributing about 1% of net operating income.

Crown Castle owns or manages roughly 40,000 wireless towers in the United States. It leases space on its towers to wireless service providers, which install equipment to support their wireless networks. The company has a very concentrated customer base, with about 75% of its revenue from the Big Three US mobile carriers: Verizon, T-Mobile, and AT&T. Crown Castle has plans to divest its fiber business, which is expected to be finalized in the first half of 2026. After that, it will be a stand-alone tower operator. Crown Castle operates as a real estate investment trust.

Iron Mountain Inc is an information management services provider organized and operated as a real estate investment trust. The company offers solutions to its clients to address their information management, digital transformation, information security, data center, and asset lifecycle management (ALM) needs. Its customers come from various industries, including commercial, legal, financial, healthcare, technology, etc. The company has two reportable segments: Global Records and Information Management (Global RIM) and Global Data Center. Maximum revenue is generated from the Global RIM segment, which offers data and records management, secure shredding, consumer storage, and other related services. Geographically, the company generates maximum revenue from the United States.

Oriental Land is a prominent Japanese company primarily known for its ownership and operation of the Tokyo Disney Resort. It includes two theme parks, Tokyo Disneyland and Tokyo DisneySea, as well as hotels, shopping, and dining facilities. Oriental Land collaborates closely with The Walt Disney Company under a licensing agreement until 2076. This partnership has been instrumental in establishing Tokyo Disney Resort as one of the leading tourist destinations in Japan, attracting millions of visitors annually from domestic and international markets. Beyond its entertainment ventures, Oriental Land has also ventured into real estate development and operates Ikspiari, a retail and entertainment complex adjacent to Tokyo Disneyland.

Extra Space Storage is a fully integrated real estate investment trust that owns, operates, and manages almost 4,000 self-storage properties in 42 states, with over 300 million net rentable square feet of storage space. Of these properties, approximately one half is wholly owned, while some facilities are owned through joint ventures and others are owned by third parties and managed by Extra Space Storage in exchange for a management fee.

VICI Properties Inc is a real estate investment trust based in the United States. It engaged in the business of owning and acquiring gaming, hospitality, wellness, entertainment and leisure destinations, subject to long-term triple net leases. It own nearly 93 experiential assets across a geographically portfolio consisting of nearly 54 gaming properties and nearly 39 other experiential properties across the United States and Canada, including Caesars Palace Las Vegas, MGM Grand and the Venetian Resort Las Vegas.

InterContinental Hotels Group operates 1 million rooms across 20 brands addressing the midscale through luxury segments, as of Dec. 31, 2025. Holiday Inn and Holiday Inn Express constitute the largest brand, while Hotel Indigo, Even, Hualuxe, Kimpton, and Voco are newer lifestyle brands experiencing strong demand. The company launched a midscale brand, Avid, in 2017 and closed on a 51% stake in Regent Hotels in 2018. It acquired Six Senses in 2019 and launched another midscale brand, Garner, in 2023, followed by a premium conversion brand, Noted Collections, in 2025. Managed and franchised represent 99% of total rooms. As of Dec. 31, 2025, the Americas represented 52% of total rooms, with Greater China accounting for 20% and Europe, Asia, the Middle East, and Africa making up 28%.

Las Vegas Sands is the world's largest operator of fully integrated resorts, featuring casino, hotel, entertainment, food and beverage, retail, and convention center operations. The company owns the Venetian Macao, Sands Macao, Londoner Macao, Four Seasons Hotel Macao, and Parisian Macao, as well as the Marina Bay Sands resort in Singapore. We expect Sands to open a fourth tower in Singapore in 2031. Its Venetian and Palazzo Las Vegas assets in the US were sold to Apollo and Vici in 2022. After the sale of its Vegas assets, Sands generates all its EBITDA from Asia, with its casino operations generating the majority of sales.

SBA Communications owns a portfolio of about 45,000 wireless towers throughout North America, South America, and Africa. It leases space on its towers to wireless service providers, who install equipment to support their wireless networks. The company has a very concentrated customer base, with most revenue in each market being generated by the top few mobile carriers. It owns more than 17,000 towers in the US, which account for about 75% of leasing revenue. Internationally, SBA’s largest presence is in Brazil, where it owns roughly 10,000 towers. SBA operates as a real estate investment trust.

Galaxy Entertainment is one of six casino licenseholders in Macao. Its major properties include Starworld casino in the Macao Peninsula and Galaxy Macau in Cotai, with a hotel capacity of approximately 5,564 rooms as of the end of 2024.

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.

Essex Property Trust owns a portfolio of 258 apartment communities with over 62,000 units. The company focuses on owning large, high-quality properties on the West Coast in the urban and suburban submarkets of Southern California, Northern California, and Seattle.

Segro PLC is a European real estate investment trust involved in the ownership and management of industrial and warehouse properties. The company's real estate portfolio is split fairly evenly between smaller, light industrial warehouses, which serve as urban distribution centers, and larger logistics, or big box, warehouses. The majority of its properties are located in either the Greater London area or the adjacent Thames Valley. The company derives the vast majority of its income in the form of rental income from its tenants operating out of its warehouses. Food and general manufacturing, transport and logistics, and retail companies comprise the majority of Segro's customers. The company's other key markets include the European cities of Warsaw, Dusseldorf, and Paris.

Host Hotels & Resorts owns 80 predominantly urban and resort upper-upscale and luxury hotel properties representing nearly 43,000 rooms, mainly in the United States. Host recently sold off the company's interests in a joint venture owning a portfolio of hotels throughout Europe and also sold other joint ventures that owned properties in Asia and the United States. The majority of Host’s portfolio operates under the Marriott and Starwood brands.

Invitation Homes owns a portfolio of over 85,000 single-family rental homes. The company focuses on owning homes in the starter and move-up segments of the housing market with an average sale price around $350,000 and generally less than 1,800 square feet. The portfolio is spread across 17 target markets that feature high employment and household formation growth with over 70% of the portfolio in the Western US and Florida; 15 of the 17 markets featuring average rents lower than homeownership costs.

Hyatt is an operator of owned (3% of total rooms) and managed and franchised (97%) properties across about 40 upscale luxury brands, which includes vacation brands (Apple Leisure Group, Hyatt Ziva, and Hyatt Zilara), the recently launched full-service lifestyle brand Hyatt Centric, the soft lifestyle brand Unbound, the wellness brand Miraval, and the midscale extended-stay brand Studios. Hyatt acquired Two Roads Hospitality in 2018 and Apple Leisure Group in 2021. The regional exposure as a percentage of total rooms is 63% Americas, 15% rest of world, and 22% Asia-Pacific.

One of the oldest real estate investment trusts in the United States, Kimco Realty owns interests in 564 shopping centers throughout major markets in the US, representing roughly 100 million square feet.

Azrieli Group Ltd manages and operates companies that own properties across Israel, subsidiaries in the energy, water, and environment industries, a card company, and a bank. The company's income-producing properties include shopping malls, office towers, industrial buildings, and residential properties. In addition to owning properties in Israel, the portfolio consists of a minor number of international properties. Under the energy business, holdings include marketing and distribution of refined oil and water desalination, wastewater purification, and sludge treatment facilities.

Lamar Advertising Co is an outdoor advertising company that operates as a real estate investment trust. It is engaged in the outdoor advertising business, operating outdoor advertising displays and logo signs mainly near highway exits, delivering brand-name information on available gas, food, lodging, and camping services. Included in the company's logo sign business are tourism signing contracts. It also provides transit advertising services in airport terminals, on bus shelters, benches, and buses. The company manages its operations through three operating segments: Billboard, which generates maximum revenue, Logo, and Transit Advertising. Geographically, it operates in the United States and Canada.

Hsi Renda Imobiliaria - Fundo DE Investimento Imobiliario aims to obtain income and capital gains through investment in real estate or real rights over real estate.

W.P. Carey Inc is a real estate investment trust principally involved in the ownership of properties located in the U.S., Western Europe, and Northern Europe. W.P. Carey organizes its operations into Real Estate and Investment Management segments. The vast majority of the company's income is derived from its Real Estate division in the form of lease revenue from long-term agreements with companies. W.P. Carey's real estate portfolio is comprised of single-tenant office, industrial, warehouse, and retail facilities located around the world. majority of the company's revenue comes from properties in the USA. Its Investment Management unit generates revenue from providing real estate advisory and portfolio management services to other REITs.

H World Group Ltd is a multi-brand hotel group in China with international operations. It operates in the leased, managed, and franchised models. The company has two operating segments: legacy Huazhu and legacy DH. Its brand and product offering includes Economy hotel brands: HanTing Hotel, Ni Hao Hotel, Hi Inn, Elan Hotel, Zleep Hotels, and Ibis Hotel, Midscale hotel brands: JI Hotel, Orange Hotel, Starway Hotel and Ibis Styles Hotel, Upper midscale hotel brands: Crystal Orange Hotel, IntercityHotel, Manxin Hotel, Mercure Hotel, Madison Hotel, Novotel Hotel, CitiGO Hotel and MAXX by Steigenberger, Upscale hotel brands: Joya Hotel, Blossom House, Steigenberger Hotels & Resorts, Jaz in the City, and Grand Mercure; and Luxury hotel brand: Steigenberger Icon and Song Hotels.

Sun Communities is a residential REIT that focuses on owning manufactured housing and residential vehicle communities. The company currently owns a portfolio of 501 properties, which includes 337 manufactured housing communities and 164 residential vehicle communities. Sun targets owning properties that are desirable as second homes or vacation properties with nearly 50% of the portfolio located in either Florida or Michigan near major bodies of water.

Mid-America Apartment Communities Inc is a multifamily-focused, self-administered and self-managed real estate investment trust. The company owns, operates, acquires and selectively develops apartment communities located in the Southeast, Southwest and Mid-Atlantic regions of the U.S. Its business objectives are to generate a sustainable, stable and increasing cash flow that will fund its dividends and distributions through all parts of the real estate investment cycle. It operates in two segments, Same Store and Non-Same Store and Other. The majority of the revenue is derived from Same Store segment.

Regency Centers is one of the largest shopping center-focused retail REITs. The company's portfolio includes an interest in 481 properties, which includes over 58 million square feet of retail space following the completion of the Urstadt Biddle acquisition in August 2023. The portfolio is geographically diversified with 22 regional offices and no single market representing more than 12% of total company net operating income. Regency's retail portfolio is primarily composed of grocery-anchored centers, with 80% of properties featuring a grocery anchor and grocery stores representing 20% of annual base rent.

Healthpeak owns a diversified healthcare portfolio of approximately 700 in-place properties spread across mainly medical office and life science assets, plus a handful of senior housing, hospital, and skilled nursing/post-acute care assets, as well.

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.

Scentre Group owns the largest premium shopping center portfolio in Australia and New Zealand, operating 42 Westfield malls. This includes seven of the top 10 malls in Australia by sales turnover and four of the top five in New Zealand. Westfield centers are typically one-stop shopping destinations, each with a comprehensive range of retail, service, lifestyle, and entertainment offerings. About half the retail floorspace is leased to anchor tenants, and half to specialty tenants. The vast majority of Scentre’s income is derived from rents. The group also earns small management fees for managing properties and development projects on behalf of capital partners.

Accor operates 850,285 rooms across 48 brands, addressing the economy through luxury segments as of December 2024. Ibis (economy scale) is the largest brand (18% of total rooms at the end of 2024), followed by midscale brands Mercure (16%) and Novotel (13%). FRHI offers additional luxury and North American exposure. After the sale of the majority of HotelInvest (owned assets) in 2018-19, the majority of total EBITDA comes from asset-light managed and franchised hotels. Europe and North Africa represent 42% of rooms, Asia-Pacific 35%, the Americas 12%, and India, Middle East, and Africa 11%. Premium, midscale, and economy are 84% of total rooms, while luxury and lifestyle are the remaining 16%.

Equity Lifestyle Properties is a residential REIT that focuses on owning manufactured housing, residential vehicle communities, and marinas. The company currently has a portfolio of 455 properties across the US with a higher concentration in the Sunbelt; 38% of the company’s properties are in Florida, 12% in Arizona, and 8% in California. Equity Lifestyle targets owning properties in attractive retirement destinations. More than 70% of the company’s properties are either age-restricted or have an average resident age over 55.

Sands China operates integrated resorts and casinos in Macao. Its properties include Sands Macao, the Venetian Macao, the Plaza Macao, the Londoner, and the Parisian Macao. It has about 23.5% market share in the Macao gaming sector in terms of gross gaming revenue as of 2025. Las Vegas Sands has a 74.8% stake in Sands China.

Indian Hotels Co Ltd is an owner and operator of hotels and resorts, domiciled in India. The company operates its hotels and resorts under the Taj, Vivanta, Ginger, Seleqtions, and other brands. Indian Hotels reports revenue across the following business lines: room income; food, restaurants, and banquet income; membership fees; management and operating fees; and others. Room income contributes a majority to the company's revenue, followed by food, restaurants, and banquet income. Indian Hotels derives the majority of its revenue domestically.

Gaming and Leisure Properties Inc, or GLP, is a self-administered and self-managed Pennsylvania real estate investment trust (REIT). It is engaged in acquiring, financing, and owning real estate property to be leased to gaming operators in triple-net lease arrangements. The company also extends loans that produce fixed or variable returns, which may convert into leased rent upon project completion or stabilization. Its portfolio consists of gaming and related facilities and amenities such as Ameristar Black Hawk, Bally's Casino, Argosy Casino Alton, Bally's Chicago, Hollywood Casino Aurora, and others located across different states in the United States.

Camden Property Trust is a real estate investment trust engaged in the ownership, management, development, reposition, redevelopment, acquisition, and construction of multifamily apartment communities. It owned interests in, operated, or developing nearly 175 multifamily properties comprised of nearly 59,921 apartment homes across the United States.

American Homes 4 Rent is a real estate investment trust focused on acquiring, operating, and leasing single-family homes as rental properties throughout the United States. The company's real estate portfolio is largely comprised of single-family properties in urban markets in the Southern and Midwestern regions of the U.S. American Homes 4 Rent's land holdings also represent a sizable percentage of its total assets in terms of value. The company derives the vast majority of its income in the form of rental revenue from single-family properties through short-term or annual leases. The firm's geographical markets include Dallas, Texas; Indianapolis, Indiana; Atlanta, Georgia; and Charlotte, North Carolina in terms of the number of properties in each.

UDR Inc is a real estate investment trust that owns, operates, acquires, renovates, develops, redevelops, disposes of, and manages multifamily apartment communities in targeted markets located in the United States. The company has two reportable segments; Same-Store Communities segment represents those communities acquired, developed, and stabilized; and Non-Mature Communities/Other segment represents those communities that do not meet the criteria to be included in Same-Store Communities, including, but not limited to, recently acquired, developed and redeveloped communities, and the non-apartment components of mixed-use properties. It generates key revenue from Same-Store Communities.

BXP Inc. owns over 180 properties consisting of approximately 53 million rentable square feet of space. The portfolio is dominated by office buildings and is spread across major cities such as New York, Boston, San Francisco, Los Angeles, Seattle, and the Washington, D.C., region. The real estate investment trust also owns limited retail, hotel, and residential properties.

CubeSmart is a real estate investment trust that acquires, owns, and manages self-storage facilities throughout the United States. The company's real estate portfolio is composed of buildings with numerous enclosed storage areas for both residential and commercial customers to rent mainly on a month-by-month basis. Majority of CubeSmart's facilities are located in Florida, Texas, California, New York, and Illinois. Cumulatively, these states account for both the majority of the square footage in the company's real estate portfolio and the majority of its revenue. The company derives nearly all of its revenue from rental income from tenants utilizing its storage facilities.