Vicinity CentresASX:VCX +1.55%69 Debt-to-EBITDA is 2.69 as of Dec. 2025, which is 23% below its 10-year median of 3.48. GuruFocus rates ASX:VCX with a GF Score™ of 69/100 and a GF Value™ of A$1.80 (Significantly Overvalued). The stock has 9 warning signs investors should review. Among 580 REITs companies, Vicinity Centres ranks better than 82.76% on this metric.
Debt-to-EBITDA measures a company's ability to pay off its debt.
A high Debt-to-EBITDA ratio generally means that a company may spend more time to paying off its debt. According to Joel Tillinghast's BIG MONEY THINKS SMALL: Biases, Blind Spots, and Smarter Investing, a ratio of Debt-to-EBITDA exceeding four is usually considered scary unless tangible assets cover the debt.
The historical rank and industry rank for Vicinity Centres's Debt-to-EBITDA or its related term are showing as below:
ASX:VCX'
s Debt-to-EBITDA Range Over the Past 10 Years
Min: -33.86 Med: 3.48 Max: 9.99
Current: 3.21
During the past 13 years, the highest Debt-to-EBITDA Ratio of Vicinity Centres was 9.99. The lowest was -33.86. And the median was 3.48.
ASX:VCX's Debt-to-EBITDA is ranked better than 82.76% of 580
companies
in the REITs industry
Industry Median: 6.495
vs ASX:VCX: 3.21
A high Debt-to-EBITDA ratio generally means that a company may spend more time to paying off its debt.
According to Joel Tillinghast's BIG MONEY THINKS SMALL: Biases, Blind Spots, and Smarter Investing, a ratio of Debt-to-EBITDA exceeding four is usually considered scary unless tangible assets cover the debt.
Vicinity Centres Debt-to-EBITDA Related Terms
Vicinity Centres Debt-to-EBITDA Historical Data
* Premium members only.
The historical data trend for Vicinity Centres's Debt-to-EBITDA can be seen below:
* 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.
For the REIT - Retail subindustry, Vicinity Centres's Debt-to-EBITDA, along with its competitors' market caps and Debt-to-EBITDA 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.
Vicinity Centres Debt-to-EBITDA vs REITs Industry
For the REITs industry and Real Estate sector, Vicinity Centres's Debt-to-EBITDA distribution charts can be found below:
* The bar in red indicates where Vicinity Centres's Debt-to-EBITDA falls into.
* 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.
In the calculation of annual Debt-to-EBITDA, the EBITDA of the last fiscal year is used. In calculating the annualized quarterly data,
the EBITDA data used here is two times the quarterly (Dec. 2025) EBITDA data.
Vicinity Centres (ASX:VCX) has a Debt-to-EBITDA of 2.69 as of Dec. 2025. Debt-to-EBITDA ratio represents the ratio of total debt to total earnings before interest, taxes, depreciation and amortization. View historical data on Vicinity Centres. This is 23% below median its historical median of 3.48. According to the industry distribution chart, Vicinity Centres ranks #100 out of 580 companies in the REITs industry, placing it in the top 17.2%.
Is Vicinity Centres' Debt-to-EBITDA too high?
Vicinity Centres' current Debt-to-EBITDA of 2.69 is 23% below median its 10-year median of 3.48. The REITs industry median Debt-to-EBITDA is 6.50. Vicinity Centres' value of 2.69 is 58.6% below this industry median. Based on the distribution chart, Vicinity Centres ranks #100 out of 580 companies in the REITs industry, which is in the top quartile — a strong position relative to peers. Overall, Vicinity Centres has a GF Score™ of 69/100 and is considered Significantly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Vicinity Centres' Debt-to-EBITDA compare to SPG and O?
According to the REITs industry distribution chart, Vicinity Centres ranks #100 out of 580 companies for Debt-to-EBITDA. This places Vicinity Centres in the top 17% of its industry — outperforming the majority of peers. The industry median Debt-to-EBITDA is 6.50. Vicinity Centres' value of 2.69 is 58.6% below this benchmark. While the company's 10-year median is 3.48 vs. the industry median of 6.50, Vicinity Centres has consistently been below 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 Debt-to-EBITDA for a REITs company?
The median Debt-to-EBITDA among REITs companies is 6.50, based on 580 companies in the industry. Companies in the top quartile (top 25%) have a Debt-to-EBITDA significantly above this median, while those in the bottom quartile fall well below. However, Debt-to-EBITDA should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Vicinity Centres's current Debt-to-EBITDA of 2.69 is 58.6% below 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 Debt-to-EBITDA mean?
A high Debt-to-EBITDA can signal that a stock is expensive relative to its fundamentals. Debt-to-EBITDA ratio represents the ratio of total debt to total earnings before interest, taxes, depreciation and amortization. View historical data on Vicinity Centres. For the REITs industry, the median Debt-to-EBITDA is 6.50 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Vicinity Centres's current Debt-to-EBITDA is 2.69, which is 23% below median its own 10-year median of 3.48. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Vicinity Centres stock overvalued right now?
Based on GuruFocus' analysis, Vicinity Centres (ASX:VCX) is currently considered Significantly Overvalued. The stock's GF Value™ is A$1.80, compared to a current price of A$2.62 — trading 45.6% above its estimated fair value. The current Debt-to-EBITDA is 2.69, which is 23% below median its 10-year median of 3.48 and 58.6% below the REITs industry median of 6.50. Vicinity Centres' overall GF Score™ is 69/100 with 9 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Debt-to-EBITDA calculated?
Debt-to-EBITDA is calculated from a company's financial statements. For Vicinity Centres (ASX:VCX), the current Debt-to-EBITDA is 2.69 as of Dec. 2025. 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 Vicinity Centres (ASX:VCX) Overvalued in 2026?
Based on GuruFocus' analysis, Vicinity Centres stock appears to be overvalued.
The current stock price of A$2.62 is trading 45.6% above its estimated GF Value™ of A$1.80.
GuruFocus considers Vicinity Centres to be Significantly Overvalued.
Key valuation signals for ASX:VCX:
Debt-to-EBITDA: 2.69 (23% below median its 10-year median of 3.48)
GF Value™: A$1.80 vs. price of A$2.62 (45.6% above fair value)
Industry Position: 58.6% below the REITs median (#100 of 580)
No single metric tells the full story. See the ASX:VCX stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Vicinity Centres operates about 50 shopping malls in Australia. They include several iconic city centers, like Queen Victoria Building, The Strand Arcade and The Galeries in Sydney, which are frequented by tourists and office workers nearby. Melbourne's Chadstone, Vicinity's crown jewel, is Australia's largest and highest turnover shopping mall. Smaller regional and neighborhood centers, to which Vicinity is consciously trimming exposure, account for around 15% of the portfolio. Vast majority of Vicinity's income is derived from rents. The group also earns small management fees for managing properties and development projects on behalf of capital partners.
69GF Score
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