Focused on building reliable datasets, financial models, and research tools for value-minded investors. Committed to turning complex data into practical guidance for value-investing and long-term wealth.
Dr. Charlie Tian is the founder and CEO of GuruFocus.com, a leading global investment research platform established in 2004. With a Ph.D. in physics, Dr. Tian transitioned from science to finance, applying a data-driven, disciplined approach to value investing.
Simon Property GroupSPG +2.03%79 EV-to-EBITDA is 12.69 as of Jul. 25, 2026, which is 18% below its 10-year median of 15.41. GuruFocus rates SPG with a GF Score™ of 79/100 and a GF Value™ of $180.59 (Modestly Overvalued). The stock has 8 warning signs investors should review. Among 680 REITs companies, Simon Property Group ranks better than 68.09% on this metric.
EV-to-EBITDA is calculated as enterprise value divided by its EBITDA. As of today, Simon Property Group's enterprise value is $104,473 Mil.
Simon Property Group's EBITDA for the trailing twelve months (TTM) ended in Mar. 2026 was $8,233 Mil. Therefore, Simon Property Group's EV-to-EBITDA for today is 12.69.
The historical rank and industry rank for Simon Property Group's EV-to-EBITDA or its related term are showing as below:
SPG'
s EV-to-EBITDA Range Over the Past 10 Years
Min: 8.5 Med: 15.41 Max: 22.21
Current: 12.69
During the past 13 years, the highest EV-to-EBITDA of Simon Property Group was 22.21. The lowest was 8.50. And the median was 15.41.
SPG's EV-to-EBITDA is ranked better than 68.09% of 680
companies
in the REITs industry
Industry Median: 15.385
vs SPG: 12.69
EV-to-EBITDA is a valuation multiple used in finance and investment to measure the value of a company. This important multiple is often used in conjunction with, or as an alternative to, the PE Ratio to determine the fair market value of a company.
The "classic" EV-to-EBITDA is much better in capturing debt and net cash than the PE Ratio (TTM).
Simon Property Group (NYSE:SPG) EV-to-EBITDA Explanation
EV-to-EBITDA is a valuation multiple used in finance and investment to measure the value of a company. This important multiple is often used in conjunction with, or as an alternative to, the PE Ratio (TTM) to determine the fair market value of a company.
Simon Property Group's PE Ratio (TTM) for today is calculated as:
Simon Property Group's share price for today is $229.78.
Simon Property Group's Earnings per Share (Diluted) for the trailing twelve months (TTM) ended in Mar. 2026 adds up the quarterly data reported by the company within the most recent 12 months, which was $14.390.
* 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.
Study has found that the companies with the lowest EV-to-EBITDA outperforms companies measured as cheap by other ratios such as PE Ratio (TTM).
The historical data trend for Simon Property Group's EV-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 EV-to-EBITDA, along with its competitors' market caps and EV-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 EV-to-EBITDA vs REITs Industry
For the REITs industry and Real Estate sector, Simon Property Group's EV-to-EBITDA distribution charts can be found below:
* The bar in red indicates where Simon Property Group's EV-to-EBITDA falls into.
Simon Property Group's current Enterprise Value is $104,473 Mil.
Simon Property Group's EBITDA for the trailing twelve months (TTM) ended in Mar. 2026 adds up the quarterly data reported by the company within the most recent 12 months, which was $8,233 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.
Simon Property Group (SPG) has a EV-to-EBITDA of 12.69 as of Jul. 25, 2026. EV to EBITDA ratio is the company's enterprise value divided by earnings before interest, taxes, depreciation and amortization. View historical data on Simon Property Group. This is 18% below median its historical median of 15.41. Over the past decade, Simon Property Group's EV-to-EBITDA has ranged from 8.50 to 22.21. According to the industry distribution chart, Simon Property Group ranks #217 out of 680 companies in the REITs industry, placing it in the top 31.9%.
Is Simon Property Group's EV-to-EBITDA too high?
Simon Property Group's current EV-to-EBITDA of 12.69 is 18% below median its 10-year median of 15.41. Over the past 10 years, this metric has ranged from a low of 8.50 to a high of 22.21. The REITs industry median EV-to-EBITDA is 15.39. Simon Property Group's value of 12.69 is 17.5% below this industry median. Based on the distribution chart, Simon Property Group ranks #217 out of 680 companies in the REITs industry, which is above the industry midpoint. Overall, Simon Property Group has a GF Score™ of 79/100 and is considered Modestly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Simon Property Group's EV-to-EBITDA compare to O and KIM?
According to the REITs industry distribution chart, Simon Property Group ranks #217 out of 680 companies for EV-to-EBITDA. This puts Simon Property Group in the upper half of its industry. The industry median EV-to-EBITDA is 15.39. Simon Property Group's value of 12.69 is 17.5% below this benchmark. Historically, Simon Property Group's own EV-to-EBITDA has ranged from 8.50 to 22.21 over the past decade. While the company's 10-year median is 15.41 vs. the industry median of 15.39, 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 EV-to-EBITDA for a REITs company?
The median EV-to-EBITDA among REITs companies is 15.39, based on 680 companies in the industry. Companies in the top quartile (top 25%) have a EV-to-EBITDA significantly above this median, while those in the bottom quartile fall well below. However, EV-to-EBITDA should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Simon Property Group's current EV-to-EBITDA of 12.69 is 17.5% 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-EBITDA mean?
A high EV-to-EBITDA can signal that a stock is expensive relative to its fundamentals. EV to EBITDA ratio is the company's enterprise value divided by earnings before interest, taxes, depreciation and amortization. View historical data on Simon Property Group. For the REITs industry, the median EV-to-EBITDA is 15.39 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Simon Property Group's current EV-to-EBITDA is 12.69, which is 18% below median its own 10-year median of 15.41. 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 (SPG) is currently considered Modestly Overvalued. The stock's GF Value™ is $180.59, compared to a current price of $229.78 — trading 27.2% above its estimated fair value. The current EV-to-EBITDA is 12.69, which is 18% below median its 10-year median of 15.41 and 17.5% below the REITs industry median of 15.39. Simon Property Group's overall GF Score™ is 79/100 with 8 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is EV-to-EBITDA calculated?
EV-to-EBITDA is calculated from a company's financial statements. For Simon Property Group (SPG), the current EV-to-EBITDA is 12.69 as of Jul. 25, 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 (SPG) Overvalued in 2026?
Based on GuruFocus' analysis, Simon Property Group stock appears to be overvalued.
The current stock price of $229.78 is trading 27.2% above its estimated GF Value™ of $180.59.
GuruFocus considers Simon Property Group to be Modestly Overvalued.
Key valuation signals for SPG:
EV-to-EBITDA: 12.69 (18% below median its 10-year median of 15.41)
GF Value™: $180.59 vs. price of $229.78 (27.2% above fair value)
Industry Position: 17.5% below the REITs median (#217 of 680)
No single metric tells the full story. See the 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.
79GF Score
Get the complete analysis for SPG
EV-to-EBITDA is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
Quick Browse
Personalize
Premium Gurus 
Create New Portfolio
SPG has been successfully added to your 
