Vicinity CentresASX:VCX +1.54%69 EV-to-EBIT is 11.29 as of Jul. 11, 2026, which is 5% below its 10-year median of 11.90. 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 667 REITs companies, Vicinity Centres ranks better than 75.71% on this metric.
This is a more accurate valuation of companies' operation because it considers the debt and cash on its balance sheet, and non-operating items such as interest payment, tax, and one-time items are not included in the Operating Income.
Vicinity Centres's Enterprise Value for the quarter that ended in Dec. 2025 was A$16,586 Mil.
For company reported semi-annually, GuruFocus uses latest annual data as the TTM data. Vicinity Centres's EBIT for the trailing twelve months (TTM) ended in Dec. 2025 was A$1,511 Mil.
* 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.
Vicinity Centres EV-to-EBIT Related Terms
Vicinity Centres EV-to-EBIT Historical Data
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The historical data trend for Vicinity Centres's EV-to-EBIT 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 EV-to-EBIT, along with its competitors' market caps and EV-to-EBIT 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 EV-to-EBIT vs REITs Industry
For the REITs industry and Real Estate sector, Vicinity Centres's EV-to-EBIT distribution charts can be found below:
* The bar in red indicates where Vicinity Centres's EV-to-EBIT falls into.
Vicinity Centres's current Enterprise Value is A$17,061 Mil.
For company reported semi-annually, GuruFocus uses latest annual data as the TTM data. Vicinity Centres's EBIT for the trailing twelve months (TTM) ended in Dec. 2025 was A$1,511 Mil.
* 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.
Vicinity Centres (ASX:VCX) has a EV-to-EBIT of 11.29 as of Jul. 11, 2026. EV to EBIT ratio is the inverse of Joel Greenblatt's earnings yield definition. View historical data on Vicinity Centres and its competitors. This is near median its historical median of 11.90. According to the industry distribution chart, Vicinity Centres ranks #162 out of 667 companies in the REITs industry, placing it in the top 24.3%.
Is Vicinity Centres' EV-to-EBIT too high?
Vicinity Centres' current EV-to-EBIT of 11.29 is near median its 10-year median of 11.90. The REITs industry median EV-to-EBIT is 17.87. Vicinity Centres' value of 11.29 is 36.8% below this industry median. Based on the distribution chart, Vicinity Centres ranks #162 out of 667 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' EV-to-EBIT compare to SPG and O?
According to the REITs industry distribution chart, Vicinity Centres ranks #162 out of 667 companies for EV-to-EBIT. This places Vicinity Centres in the top 24% of its industry — outperforming the majority of peers. The industry median EV-to-EBIT is 17.87. Vicinity Centres' value of 11.29 is 36.8% below this benchmark. While the company's 10-year median is 11.90 vs. the industry median of 17.87, 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 EV-to-EBIT for a REITs company?
The median EV-to-EBIT among REITs companies is 17.87, based on 667 companies in the industry. Companies in the top quartile (top 25%) have a EV-to-EBIT significantly above this median, while those in the bottom quartile fall well below. However, EV-to-EBIT should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Vicinity Centres's current EV-to-EBIT of 11.29 is 36.8% 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 EV-to-EBIT mean?
A high EV-to-EBIT can signal that a stock is expensive relative to its fundamentals. EV to EBIT ratio is the inverse of Joel Greenblatt's earnings yield definition. View historical data on Vicinity Centres and its competitors. For the REITs industry, the median EV-to-EBIT is 17.87 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Vicinity Centres's current EV-to-EBIT is 11.29, which is near median its own 10-year median of 11.90. 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$2.64 — trading 46.7% above its estimated fair value. The current EV-to-EBIT is 11.29, which is near median its 10-year median of 11.90 and 36.8% below the REITs industry median of 17.87. 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 EV-to-EBIT calculated?
EV-to-EBIT is calculated from a company's financial statements. For Vicinity Centres (ASX:VCX), the current EV-to-EBIT is 11.29 as of Jul. 11, 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 Vicinity Centres (ASX:VCX) Overvalued in 2026?
Based on GuruFocus' analysis, Vicinity Centres stock appears to be overvalued.
The current stock price of A$2.64 is trading 46.7% above its estimated GF Value™ of A$1.80.
GuruFocus considers Vicinity Centres to be Significantly Overvalued.
Key valuation signals for ASX:VCX:
EV-to-EBIT: 11.29 (near median its 10-year median of 11.90)
GF Value™: A$1.80 vs. price of A$2.64 (46.7% above fair value)
Industry Position: 36.8% below the REITs median (#162 of 667)
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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