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Yacktman defines forward rate of return as the normalized free cash flow yield plus real growth plus inflation. Axtra Future City Freehold and Leasehold REIT's forward rate of return for was 23.62%.
BKK:AXTRART's Forward Rate of Return (Yacktman) % is ranked better than 84.18% of 632
companies
in the REITs industry
Industry Median: 8.26
vs BKK:AXTRART: 23.62
Unlike the Earnings Yield %, the Forward Rate of Return uses the normalized Free Cash Flow of the past five years, and considers growth. The forward rate of return can be thought of as the return that investors buying the stock today can expect from it in the future.
Axtra Future City Freehold and Leasehold REIT (BKK:AXTRART) Forward Rate of Return (Yacktman) % Explanation
Unlike the Earnings Yield, the Forward Rate of Return uses the normalized Free Cash Flow of the past five years, and considers growth. The forward rate of return can be thought of as the return that investors buying the stock today can expect from it in the future.
For the growth part of the Forward Rate of Return calculation, GuruFocus uses the 5-year average growth rate of EBITDA per share as the growth rate, and the growth rate is always capped at 20%. For the Free Cash Flow we use per share data averaged over five years. The reason we use five years is to make it comparable to the growth rate.
Be Aware
In the Forward Rate of Return calculation, the growth rate is added directly to today's free cash flow yield. Therefore the calculation is reliable only if the company can grow at the same rate in the future as it did in the past. Investors should pay close attention to this when researching growth stocks. A more accurate measurement for return is Return on Capital.
Axtra Future City Freehold and Leasehold REIT Forward Rate of Return (Yacktman) % Related Terms
Axtra Future City Freehold and Leasehold REIT Forward Rate of Return (Yacktman) % Historical Data
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
Axtra Future City Freehold and Leasehold REIT Forward Rate of Return (Yacktman) % Chart
Axtra Future City Freehold and Leasehold REIT Annual Data
BKK:AXTRART vs SPG, O, KIM: Forward Rate of Return (Yacktman) % Comparison
For the REIT - Retail subindustry, Axtra Future City Freehold and Leasehold REIT's Forward Rate of Return (Yacktman) %, along with its competitors' market caps and Forward Rate of Return (Yacktman) % data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
Axtra Future City Freehold and Leasehold REIT Forward Rate of Return (Yacktman) % vs REITs Industry
Axtra Future City Freehold and Leasehold REIT Forward Rate of Return (Yacktman) % Calculation
Forward Rate of Return is a concept that Don Yacktman uses in his investment approach. Yacktman explained the forward rate of return concept in detail in his interview with GuruFocus. Yacktman defines forward rate of return as the normalized free cash flow yield plus real growth plus inflation. He said in the interview (March 2012, when the S&P 500 was at about 1400):
If the business is stable, this calculation is fairly straightforward. For instance, on the S&P 500 we would normalize earnings. We would then calculate what percentage of those earnings are not reinvested in the underlying businesses and are therefore free. Historically, for the S&P 500, this has been just under 50% of earnings. Currently, we expect the S&P to earn about 70 on a normalized basis, a number which is far below reported earnings due to our adjusting for record high profit margins. $70 X ½ / 1400 gives you a normalized free cash flow yield of approximately 2.5%.
The historical real growth rate of the S&P 500 (companies) is about 1.5%. Assuming an inflation rate of 2.5%, the forward rate of return on an investment in the S&P 500 is about 6.5% today (2.5% free cash flow yield plus 1.5% real growth plus 2.5% inflation).
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
What does a Forward Rate of Return (Yacktman) % of 23.62% mean?
Axtra Future City Freehold and Leasehold REIT (BKK:AXTRART) has a Forward Rate of Return (Yacktman) % of 23.62% as of Jun. 2026. Yacktman's forward rate of return equals the sum of normalized free-cash-flow yield plus earnings growth. View historical data on Axtra Future City Freehold and Leasehold REIT and its competitors. This is 404% above median its historical median of 4.69. According to the industry distribution chart, Axtra Future City Freehold and Leasehold REIT ranks #100 out of 632 companies in the REITs industry, placing it in the top 15.8%.
Is Axtra Future City Freehold and Leasehold REIT's Forward Rate of Return (Yacktman) % too high?
Axtra Future City Freehold and Leasehold REIT's current Forward Rate of Return (Yacktman) % of 23.62% is 404% above median its 10-year median of 4.69. The REITs industry median Forward Rate of Return (Yacktman) % is 8.26. Axtra Future City Freehold and Leasehold REIT's value of 23.62% is 186% above this industry median. Based on the distribution chart, Axtra Future City Freehold and Leasehold REIT ranks #100 out of 632 companies in the REITs industry, which is in the top quartile — a strong position relative to peers. Overall, Axtra Future City Freehold and Leasehold REIT has a GF Score™ of 86/100 and is considered Fairly Valued, reflecting its overall financial health beyond just this single metric.
How does Axtra Future City Freehold and Leasehold REIT's Forward Rate of Return (Yacktman) % compare to SPG and O?
According to the REITs industry distribution chart, Axtra Future City Freehold and Leasehold REIT ranks #100 out of 632 companies for Forward Rate of Return (Yacktman) %. This places Axtra Future City Freehold and Leasehold REIT in the top 16% of its industry — outperforming the majority of peers. The industry median Forward Rate of Return (Yacktman) % is 8.26. Axtra Future City Freehold and Leasehold REIT's value of 23.62% is 186% above this benchmark. While the company's 10-year median is 4.69 vs. the industry median of 8.26, Axtra Future City Freehold and Leasehold REIT has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Forward Rate of Return (Yacktman) % for a REITs company?
The median Forward Rate of Return (Yacktman) % among REITs companies is 8.26, based on 632 companies in the industry. Companies in the top quartile (top 25%) have a Forward Rate of Return (Yacktman) % significantly above this median, while those in the bottom quartile fall well below. However, Forward Rate of Return (Yacktman) % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Axtra Future City Freehold and Leasehold REIT's current Forward Rate of Return (Yacktman) % of 23.62% is 186% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Forward Rate of Return (Yacktman) % mean?
A high Forward Rate of Return (Yacktman) % can signal that a stock is expensive relative to its fundamentals. Yacktman's forward rate of return equals the sum of normalized free-cash-flow yield plus earnings growth. View historical data on Axtra Future City Freehold and Leasehold REIT and its competitors. For the REITs industry, the median Forward Rate of Return (Yacktman) % is 8.26 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Axtra Future City Freehold and Leasehold REIT's current Forward Rate of Return (Yacktman) % is 23.62%, which is 404% above median its own 10-year median of 4.69. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Axtra Future City Freehold and Leasehold REIT stock overvalued right now?
Based on GuruFocus' analysis, Axtra Future City Freehold and Leasehold REIT (BKK:AXTRART) is currently considered Fairly Valued. The stock's GF Value™ is ฿13.12, compared to a current price of ฿12.60 — trading 4% below its estimated fair value. The current Forward Rate of Return (Yacktman) % is 23.62%, which is 404% above median its 10-year median of 4.69 and 186% above the REITs industry median of 8.26. Axtra Future City Freehold and Leasehold REIT's overall GF Score™ is 86/100 with 3 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Forward Rate of Return (Yacktman) % calculated?
Forward Rate of Return (Yacktman) % is calculated from a company's financial statements. For Axtra Future City Freehold and Leasehold REIT (BKK:AXTRART), the current Forward Rate of Return (Yacktman) % is 23.62% as of Jun. 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is Axtra Future City Freehold and Leasehold REIT (BKK:AXTRART) Overvalued in 2026?
Based on GuruFocus' analysis, Axtra Future City Freehold and Leasehold REIT stock appears to be undervalued.
The current stock price of ฿12.60 is trading 4% below its estimated GF Value™ of ฿13.12.
GuruFocus considers Axtra Future City Freehold and Leasehold REIT to be Fairly Valued.
Key valuation signals for BKK:AXTRART:
Forward Rate of Return (Yacktman) %: 23.62% (404% above median its 10-year median of 4.69)
GF Value™: ฿13.12 vs. price of ฿12.60 (4% below fair value)
Industry Position: 186% above the REITs median (#100 of 632)
No single metric tells the full story. See the BKK:AXTRART stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Axtra Future City Freehold and Leasehold REIT is a closed-end retail growth freehold and leasehold property fund. The Fund's objective is to seek funds from investors, invest mostly in property or property leasehold rights and generate benefit from such property. It Invest in Freehold & Leasehold of properties which comprises of nearly 23 shopping malls (Lotus's). The company operates only in Thailand.
86GF Score
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Forward Rate of Return (Yacktman) % is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
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