PCT.NZ
Precinct Prop NZ Ltd & Invest LClosedPCT.NZ discounted cash flow valuation
PCT.NZ Fair Value
Reverse DCF: today's price implies 6.5% a year of FCF growth for years 1–5, against -0.3% in this model.
Model: -0.3% from analyst next-year EPS & revenue growth. Fades linearly to terminal growth by year 10.
Model: 5.90% (CAPM, see the build-up).
Long-run growth after year 10; keep it at or below nominal GDP.
Value Bridge
| PV of free cash flow, years 1–10 | NZD 615.79M |
|---|---|
| PV of terminal value (71% of EV) | NZD 1.49B |
| Enterprise value | NZD 2.11B |
| + Cash & investments | NZD 22.00M |
| − Total debt | −NZD 1.48B |
| Equity value | NZD 648.74M |
| ÷ Shares outstanding | 1.85B |
| Value per share | NZD 0.3499 |
| Market cap | NZD 1.75B |
Discount Rate Build-up
| Risk-free rate (10-yr Treasury) | 5.22% |
|---|---|
| Beta (clamped 0.5–2.5) | 0.50 |
| Equity risk premium | 5.00% |
| Cost of equity (CAPM) | 7.72% |
| Pre-tax cost of debt | 5.22% |
| Tax rate | 28.0% |
| Debt / (equity + debt) | 45.8% |
| WACC | 5.90% |
Cost of debt is interest expense ÷ total debt, held between the risk-free rate and 12%.
Free Cash Flow: History and Projection
Sensitivity: Value per Share
| WACC ↓ / g → | 1.50% | 2.00% | 2.50% | 3.00% | 3.50% |
|---|---|---|---|---|---|
| 3.90% | 0.9031 | 1.29 | 1.94 | 3.33 | — |
| 4.90% | 0.4102 | 0.5777 | 0.8149 | 1.18 | 1.80 |
| 5.90% | 0.1412 | 0.2322 | 0.3499 | 0.5082 | 0.7324 |
| 6.90% | -0.0283 | 0.0275 | 0.0960 | 0.1820 | 0.2934 |
| 7.90% | -0.1450 | -0.1079 | -0.0640 | -0.0112 | 0.0536 |
Green is above today's price, red below (full colour at ±30%). The outlined centre cell is the current inputs.
Projected Cash Flows
| Year | Growth | Free cash flow | Discount factor | Present value |
|---|---|---|---|---|
| Base (FY2025) | — | NZD 83.20M | — | — |
| Year 1 | -0.3% | NZD 82.95M | 0.944 | NZD 78.33M |
| Year 2 | -0.3% | NZD 82.70M | 0.892 | NZD 73.74M |
| Year 3 | -0.3% | NZD 82.45M | 0.842 | NZD 69.43M |
| Year 4 | -0.3% | NZD 82.21M | 0.795 | NZD 65.36M |
| Year 5 | -0.3% | NZD 81.96M | 0.751 | NZD 61.53M |
| Year 6 | 0.3% | NZD 82.17M | 0.709 | NZD 58.26M |
| Year 7 | 0.8% | NZD 82.85M | 0.669 | NZD 55.46M |
| Year 8 | 1.4% | NZD 83.99M | 0.632 | NZD 53.10M |
| Year 9 | 1.9% | NZD 85.62M | 0.597 | NZD 51.11M |
| Year 10 | 2.5% | NZD 87.76M | 0.564 | NZD 49.47M |
Method
Two-stage free-cash-flow model, the same as the bot's lgf dcf: five years at the chosen growth rate, a straight-line fade to terminal growth by year ten, then a Gordon-growth terminal value. Everything is discounted at WACC.
Base cash flow is the trailing four quarters of operating cash flow minus capital expenditure (the latest fiscal year when quarters are missing). Default growth uses analyst long-term growth when Yahoo publishes it, else the average of next year's EPS and revenue growth, else revenue CAGR, held between −5% and 25%.
A DCF is only as good as its inputs. The terminal value is usually most of the answer, so read the sensitivity grid before the headline number. This is a model, not investment advice.