City Developments (C09) AI Stock Analysis

• Market Cap: S$9.07B
• Dividend Yield: 1.23%
• Average Volume (3M): 1.80M
• Price to Earnings (P/E): 45.9
• Beta (1Y): 0.99
• Revenue Growth: -10.52%
• EPS Growth: -39.75%
• Country: SG
• Employees: 8,354
• Sector: Real Estate
• Sector Strength: 53
• Industry: Real Estate - Development
• EPS (TTM): 0.60
• Shares Outstanding: 909,301,330
• 10 Day Avg. Volume: 1,632,500
• 30 Day Avg. Volume: 1,799,860
• PEG Ratio: -0.57
• Price to Book (P/B): 0.50
• Price to Sales (P/S): 1.40
• P/FCF Ratio: 16.64
• Enterprise Value/Market Cap: N/A
• Enterprise Value/Revenue: N/A
• Enterprise Value/Gross Profit: N/A
• Enterprise Value/Ebitda: N/A
• 1Y Price Target: S$11.64
• Price Target Upside: 24.34% Upside
• Rating Consensus: Moderate Buy
• Number of Analyst Covering: 2
• EPS Forecast (FY): 0.42
• Revenue Forecast (FY): S$4.01B

• Rating: 62 Neutral
• Price Target: S$10.00 ▲(6.84% Upside)
• Action: Reiterated Date: 10/29/25
• Date: Action: Reiterated 10/29/25

The overall stock score for City Developments is primarily influenced by its strong technical momentum, despite being in overbought territory. Financial performance is a concern due to declining revenue and cash flow, along with increased leverage. The high P/E ratio suggests potential overvaluation, which, combined with a modest dividend yield, limits the stock's attractiveness.

Positive Factors

Diversified business model across development, investment and hospitality

CDL's three-pronged model (development, investment properties, hospitality) provides structural revenue diversification. Recurring rental income from investment properties and hospitality operating cash flows can smooth volatility from lumpy development profits, supporting steadier cash generation and strategic optionality.

High gross and operating margins indicating strong cost control

Sustained gross margin of 44.7% and robust EBIT/EBITDA margins reflect durable operating efficiency and pricing power in projects and asset operations. Strong margins provide a buffer versus revenue cyclicality, helping preserve profitability and internal cash for reinvestment during slower sales periods.

Moderate equity ratio provides capital buffer

An equity ratio around 35.5% implies a meaningful capital base that cushions volatility and supports ongoing development spending. While leverage exists, this equity buffer helps maintain credit standing and offers room to fund projects or absorb short-term shocks without immediate capital raises.

Negative Factors

Declining revenue trajectory

A material revenue decline undermines visibility for project-based earnings and recurring income growth. For a developer, sustained top-line weakness signals softer demand or execution delays, reducing future margin absorption and limiting the company's ability to generate predictable cash for pipeline funding.

Weak cash generation and conversion

A 35.65% drop in free cash flow and low OCF/Net Income (0.15) indicate earnings are not converting to cash efficiently. Weak cash conversion constrains debt servicing, new project funding and shareholder returns, increasing reliance on external financing and reducing financial flexibility over the medium term.

Elevated leverage and low shareholder returns

Debt/equity of 1.54 increases financial risk via higher interest and refinancing exposure, while ROE near 2.2% shows poor returns on capital. High leverage combined with low ROE can pressure liquidity and limit capacity to invest or distribute capital until profitability or balance sheet metrics improve.

City Developments Business Overview & Revenue Model

Company Description

City Developments Limited (CDL) is a leading global real estate operating company with a network spanning 103 locations in 29 countries and regions. Listed on the Singapore Exchange, the Group is one of the largest companies by market capitalisation. Its income-stable and geographically-diverse portfolio comprises residences, offices, hotels, serviced apartments, integrated developments and shopping malls. With a proven track record of over 55 years in real estate development, investment and management, CDL has developed over 43,000 homes and owns over 18 million square feet of lettable floor area globally. Its diversified global land bank offers 4.1 million square feet of developable gross floor area. The Group's London-based hotel arm, Millennium & Copthorne Hotels (M&C), is one of the world's largest hotel chains, with over 145 hotels worldwide, many in key gateway cities. Leveraging its deep expertise in developing and managing a diversified asset base, the Group is focused on enhancing the performance of its portfolio and strengthening its recurring income streams to deliver long-term sustainable value to shareholders. The Group is also developing a fund management business and targets to achieve US$5 billion in Assets Under Management (AUM) by 2023.

How the Company Makes Money

City Developments generates revenue primarily through the sale and leasing of residential and commercial properties. The company develops and sells residential units in both the private and public sectors, earning significant profits from property sales. Additionally, CDL derives income from leasing out commercial properties, including office spaces and retail outlets, which provide a steady stream of rental income. The hospitality sector also contributes to its revenue through hotel operations and management services. Key partnerships with local and international developers and financial institutions enhance its project execution and financing capabilities, further strengthening its revenue generation potential.

City Developments Financial Statement Overview

Summary

City Developments faces challenges with declining revenue and cash flow, coupled with increased leverage, which could impact its financial stability and growth prospects. While operational efficiency remains strong, the company needs to focus on improving revenue growth and managing debt levels to enhance profitability and financial health.

Income Statement

City Developments has shown a decline in revenue growth with a significant drop of 14% in the latest year, indicating potential challenges in market demand or operational efficiency. The gross profit margin remains healthy at 44.7%, suggesting effective cost management. However, the net profit margin has slightly decreased to 6.15%, reflecting pressure on profitability. The EBIT and EBITDA margins are strong at 28.2% and 36.7% respectively, indicating good operational efficiency despite the revenue decline.

Balance Sheet

The company's debt-to-equity ratio has increased to 1.54, indicating higher leverage which could pose financial risk if not managed properly. Return on equity has decreased to 2.22%, suggesting lower profitability from shareholders' investments. The equity ratio stands at 35.5%, showing a moderate level of financial stability but with room for improvement in reducing debt levels.

Cash Flow

City Developments experienced a significant decline in free cash flow growth by 35.65%, which could impact future investment capabilities. The operating cash flow to net income ratio is 0.15, indicating that cash generation from operations is lower compared to net income. The free cash flow to net income ratio is 0.30, suggesting limited cash availability relative to earnings, which could constrain financial flexibility.

Breakdown	TTM	Dec 2024	Dec 2023	Dec 2022	Dec 2021	Dec 2020
Income Statement
Total Revenue	3.40B	3.27B	4.94B	3.29B	2.63B	2.11B
Gross Profit	1.46B	1.46B	1.65B	1.25B	977.71M	828.94M
EBITDA	684.43M	1.20B	918.49M	433.47M	439.48M	-330.63M
Net Income	204.71M	201.32M	317.31M	1.29B	84.71M	-1.88B
Balance Sheet
Total Assets	25.74B	25.61B	24.23B	22.98B	23.89B	23.68B
Cash, Cash Equivalents and Short-Term Investments	1.92B	3.01B	2.41B	2.37B	2.13B	3.15B
Total Debt	13.39B	13.98B	12.30B	10.37B	11.41B	11.81B
Total Liabilities	16.03B	16.30B	14.69B	13.42B	14.56B	14.43B
Stockholders Equity	9.03B	9.09B	9.18B	9.22B	8.41B	8.50B
Cash Flow
Free Cash Flow	-516.37M	275.44M	360.08M	-514.24M	719.49M	-749.97M
Operating Cash Flow	-62.60M	929.67M	639.67M	-125.51M	1.13B	-356.15M
Investing Cash Flow	-294.26M	-982.99M	-1.86B	779.97M	-863.41M	-1.08B
Financing Cash Flow	824.37M	692.40M	725.97M	-290.11M	-1.28B	1.56B

City Developments Technical Analysis

• Technical Analysis Sentiment: Neutral
• Last Price: 9.36
• 50DMA: Positive
• 100DMA: Positive
• 200DMA: Positive
• MACD: Positive
• RSI: Neutral
• STOCH: Neutral

Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For SG:C09, the sentiment is Neutral. The current price of 9.36 is below the 20-day moving average (MA) of 9.65, above the 50-day MA of 8.95, and above the 200-day MA of 7.00, indicating a neutral trend. The MACD of 0.23 indicates Positive momentum. The RSI at 46.82 is Neutral, neither overbought nor oversold. The STOCH value of 53.26 is Neutral, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Neutral sentiment for SG:C09.

City Developments Peers Comparison

Name	Overall Rating	Market Cap	P/E Ratio	ROE	Dividend Yield	Revenue Growth	EPS Growth
TQ5	67 Neutral	$4.24B	18.43	2.37%	4.02%	-18.20%	40.87%
Sector *	65 Neutral	$2.17B	12.19	3.79%	4.94%	3.15%	1.96%
J69U	65 Neutral	S$4.66B	21.93	4.49%	5.29%	10.82%	-5.02%
U14	65 Neutral	$9.64B	22.21	3.80%	2.06%	18.74%	-38.36%
F1E	63 Neutral	S$576.28M	-41.49	-2.34%	2.05%	-39.12%	-326.51%
C09	62 Neutral	S$9.07B	45.87	2.25%	1.23%	-10.52%	-39.75%
5JK	58 Neutral	S$350.57M	31.97	1.53%	0.46%	21.91%	82.03%

City Developments Corporate Events

CDL Extends CDP A-List Streak and Secures EcoVadis Gold for Sustainability Leadership

City Developments Limited has reinforced its status as a regional sustainability leader after being named to the 2025 CDP A List for both Climate Change and Water Security, marking its eighth and seventh consecutive years, respectively, with top-tier scores. CDL remains the only company in Southeast Asia and Hong Kong to sustain this level of CDP recognition over such a long period, placing it among the top 4% of companies assessed globally and underscoring its appeal to investors and stakeholders focused on climate and environmental performance.

The company’s ESG credentials were further bolstered by an inaugural EcoVadis Gold Medal, ranking it in the top 5% of companies worldwide for sustainability management and responsible value-chain practices, alongside a continued ‘AAA’ MSCI ESG rating and top regional and industry rankings in Sustainalytics’ 2025 ESG Risk Rating. Collectively, these accolades strengthen CDL’s standing in global capital markets, highlight its robust governance and climate strategies, and reinforce its competitive position as institutional investors increasingly channel capital toward businesses with strong, transparent sustainability track records.

The most recent analyst rating on (SG:C09) stock is a Buy with a S$9.00 price target. To see the full list of analyst forecasts on City Developments stock, see the SG:C09 Stock Forecast page.

CDL Divests Quayside Isle for S$97.3 Million, Boosting Capital Recycling Strategy

City Developments Limited (CDL) has agreed to sell its prime waterfront retail asset, Quayside Isle @ Sentosa Cove, for S$97.3 million, marking its eighth asset divestment this year. This transaction, expected to complete in Q1 2026, reflects a significant 47% premium over the asset’s book value and underscores CDL’s focus on capital recycling and portfolio optimization. The sale, following a competitive bidding process, highlights strong investor interest and validates the asset’s market value, potentially enhancing CDL’s industry positioning and financial flexibility.

The most recent analyst rating on (SG:C09) stock is a Buy with a S$9.00 price target. To see the full list of analyst forecasts on City Developments stock, see the SG:C09 Stock Forecast page.

CDL Expands London Hospitality Portfolio with Strategic Acquisition

City Developments Limited (CDL) has expanded its hospitality portfolio in Central London by acquiring the Holiday Inn London – Kensington High Street for £280 million. This strategic acquisition enhances CDL’s presence in the affluent Royal Borough of Kensington and Chelsea, adding to its portfolio of over 3,000 hotel rooms in the area. The hotel, situated in a prime location with high occupancy rates, is expected to generate a running yield of over 6%, reinforcing CDL’s strong positioning in the competitive London hospitality market.

The most recent analyst rating on (SG:C09) stock is a Buy with a S$9.00 price target. To see the full list of analyst forecasts on City Developments stock, see the SG:C09 Stock Forecast page.

CDL Divests Bespoke Hotel Osaka for JPY 14 Billion

City Developments Limited (CDL) has announced the divestment of the Bespoke Hotel Osaka Shinsaibashi for JPY 14 billion, aligning with its capital recycling strategy. This transaction, part of CDL’s broader portfolio optimization efforts, highlights the company’s ability to capitalize on Japan’s robust hospitality market and marks its fourth major divestment in 2025, bringing total contracted divestments to over S$1.8 billion year-to-date.

The most recent analyst rating on (SG:C09) stock is a Hold with a S$8.00 price target. To see the full list of analyst forecasts on City Developments stock, see the SG:C09 Stock Forecast page.

MCK Secures New Lease for Grand Millennium Auckland

Millennium & Copthorne Hotels New Zealand Limited has entered into a new five-year management lease agreement for the Grand Millennium Auckland with CDLHT (BVI) One Ltd, with an option for a further five-year renewal. This agreement ensures the continuation of Grand Millennium Auckland as a key asset in MCK’s portfolio, enhancing its presence in Auckland’s competitive hotel market, especially with the anticipated increase in conference and incentive business.

The most recent analyst rating on (SG:C09) stock is a Hold with a S$8.00 price target. To see the full list of analyst forecasts on City Developments stock, see the SG:C09 Stock Forecast page.

CDL Divests US Multifamily Asset for $143.5 Million

City Developments Limited has sold its multifamily residential asset, 1250 Lakeside in Sunnyvale, California, for US$143.5 million to a US-based institutional investor. This divestment is part of CDL’s strategy for disciplined capital management and proactive capital recycling, reflecting its focus on optimizing its portfolio and strengthening its financial position.

The most recent analyst rating on (SG:C09) stock is a Hold with a S$8.00 price target. To see the full list of analyst forecasts on City Developments stock, see the SG:C09 Stock Forecast page.

City Developments Reports Mixed Q3 Results Amid Strong New Launches

City Developments Limited reported a decline in property sales for Q3 2025 compared to the previous year, with 88 units sold totaling $313.2 million, primarily from existing projects. However, for the first nine months of 2025, the company saw an increase in sales value to $2.5 billion, driven by successful projects like The Orie and Piccadilly Grand. The company has been active in land acquisition, securing new sites for future developments, including two Executive Condominium sites, which are crucial for Singapore’s housing market. The launch of the luxury Zyon Grand in October saw strong demand, with 84% of units sold on its launch weekend, reflecting a rebound in residential sales as interest rates moderate.

The most recent analyst rating on (SG:C09) stock is a Hold with a S$8.00 price target. To see the full list of analyst forecasts on City Developments stock, see the SG:C09 Stock Forecast page.