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Simon Property GroupMEX:SPG 70 Debt-to-EBITDA is 5.34 as of Mar. 2026, which is 0% above its 10-year median of 5.33. GuruFocus rates MEX:SPG with a GF Score™ of 70/100 and a GF Value™ of MXN3,052.61 (Modestly Overvalued). The stock has 8 warning signs investors should review. Among 578 REITs companies, Simon Property Group ranks better than 80.97% 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 Simon Property Group's Debt-to-EBITDA or its related term are showing as below:
MEX:SPG'
s Debt-to-EBITDA Range Over the Past 10 Years
Min: 3.52 Med: 5.33 Max: 7.98
Current: 3.52
During the past 13 years, the highest Debt-to-EBITDA Ratio of Simon Property Group was 7.98. The lowest was 3.52. And the median was 5.33.
MEX:SPG's Debt-to-EBITDA is ranked better than 80.97% of 578
companies
in the REITs industry
Industry Median: 6.51
vs MEX:SPG: 3.52
Simon Property Group (MEX:SPG) Debt-to-EBITDA Explanation
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.
Simon Property Group Debt-to-EBITDA Related Terms
Simon Property Group Debt-to-EBITDA Historical Data
* Premium members only.
The historical data trend for Simon Property Group'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, Simon Property Group'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.
Simon Property Group Debt-to-EBITDA vs REITs Industry
For the REITs industry and Real Estate sector, Simon Property Group's Debt-to-EBITDA distribution charts can be found below:
* The bar in red indicates where Simon Property Group'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 four times the quarterly (Mar. 2026) EBITDA data.
Simon Property Group (MEX:SPG) has a Debt-to-EBITDA of 5.34 as of Mar. 2026. Debt-to-EBITDA ratio represents the ratio of total debt to total earnings before interest, taxes, depreciation and amortization. View historical data on Simon Property Group. This is near median its historical median of 5.33. Over the past decade, Simon Property Group's Debt-to-EBITDA has ranged from 3.52 to 7.98. According to the industry distribution chart, Simon Property Group ranks #110 out of 578 companies in the REITs industry, placing it in the top 19%.
Is Simon Property Group's Debt-to-EBITDA too high?
Simon Property Group's current Debt-to-EBITDA of 5.34 is near median its 10-year median of 5.33. Over the past 10 years, this metric has ranged from a low of 3.52 to a high of 7.98. The REITs industry median Debt-to-EBITDA is 6.51. Simon Property Group's value of 5.34 is 18% below this industry median. Based on the distribution chart, Simon Property Group ranks #110 out of 578 companies in the REITs industry, which is in the top quartile — a strong position relative to peers. Overall, Simon Property Group has a GF Score™ of 70/100 and is considered Modestly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Simon Property Group's Debt-to-EBITDA compare to O and KIM?
According to the REITs industry distribution chart, Simon Property Group ranks #110 out of 578 companies for Debt-to-EBITDA. This places Simon Property Group in the top 19% of its industry — outperforming the majority of peers. The industry median Debt-to-EBITDA is 6.51. Simon Property Group's value of 5.34 is 18% below this benchmark. Historically, Simon Property Group's own Debt-to-EBITDA has ranged from 3.52 to 7.98 over the past decade. While the company's 10-year median is 5.33 vs. the industry median of 6.51, Simon Property Group 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 6.51, based on 578 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. Simon Property Group's current Debt-to-EBITDA of 5.34 is 18% 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 Simon Property Group. For the REITs industry, the median Debt-to-EBITDA is 6.51 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Simon Property Group's current Debt-to-EBITDA is 5.34, which is near median its own 10-year median of 5.33. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Simon Property Group stock overvalued right now?
Based on GuruFocus' analysis, Simon Property Group (MEX:SPG) is currently considered Modestly Overvalued. The stock's GF Value™ is MXN3,052.61, compared to a current price of MXN3,857.00 — trading 26.4% above its estimated fair value. The current Debt-to-EBITDA is 5.34, which is near median its 10-year median of 5.33 and 18% below the REITs industry median of 6.51. Simon Property Group's overall GF Score™ is 70/100 with 8 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 Simon Property Group (MEX:SPG), the current Debt-to-EBITDA is 5.34 as of Mar. 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 Simon Property Group (MEX:SPG) Overvalued in 2026?
Based on GuruFocus' analysis, Simon Property Group stock appears to be overvalued.
The current stock price of MXN3,857.00 is trading 26.4% above its estimated GF Value™ of MXN3,052.61.
GuruFocus considers Simon Property Group to be Modestly Overvalued.
Key valuation signals for MEX:SPG:
Debt-to-EBITDA: 5.34 (near median its 10-year median of 5.33)
GF Value™: MXN3,052.61 vs. price of MXN3,857.00 (26.4% above fair value)
Industry Position: 18% below the REITs median (#110 of 578)
No single metric tells the full story. See the MEX:SPG stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
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 Klépierre, a European retail company with investments in shopping centers in 14 countries, and joint-venture interests in 33 premium outlets across 14 countries.
70GF Score
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