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Vicinity CentresASX:VCX 60 EV-to-OCF is 25.66 as of Jul. 17, 2026, which is 23% above its 10-year median of 20.88. GuruFocus rates ASX:VCX with a GF Score™ of 60/100 and a GF Value™ of A$1.80 (Significantly Overvalued). The stock has 9 warning signs investors should review. Among 935 REITs companies, Vicinity Centres ranks worse than 71.66% on this metric.
EV-to-OCF is calculated as enterprise value divided by its cash flow from operations. As of today, Vicinity Centres's Enterprise Value is A$16,969 Mil.
Vicinity Centres's Cash Flow from Operations for the trailing twelve months (TTM) ended in Dec. 2025 was A$661 Mil. Therefore, Vicinity Centres's EV-to-OCF for today is 25.66.
The historical rank and industry rank for Vicinity Centres's EV-to-OCF or its related term are showing as below:
ASX:VCX'
s EV-to-OCF Range Over the Past 10 Years
Min: 12.55 Med: 20.88 Max: 26
Current: 25.8
During the past 13 years, the highest EV-to-OCF of Vicinity Centres was 26.00. The lowest was 12.55. And the median was 20.88.
ASX:VCX's EV-to-OCF is ranked worse than 71.66% of 935
companies
in the REITs industry
Industry Median: 18.42
vs ASX:VCX: 25.80
EV-to-OCF is a valuation multiple that allows analysts and investors to compare stocks, preferably in the same sector or industry. 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.
EV-to-OCF is a valuation multiple that allows analysts and investors to compare stocks, preferably in the same sector or industry. 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.
Vicinity Centres's PE Ratio (TTM) for today is calculated as:
Vicinity Centres's share price for today is A$2.62.
For company reported semi-annually, GuruFocus uses latest annual data as the TTM data. Vicinity Centres's Earnings per Share (Diluted) for the trailing twelve months (TTM) ended in Dec. 2025 was A$0.287.
* 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.
Enterprise Value is used because it is a more complete measure in reflecting how much an investor pays when buying a company. Cash Flow from Operations is an important financial metric because it represents the cash generated from operating activities at a company's disposal. Companies with a low EV-to-OCF ratio, combined with a strong balance sheet are generally considered as undervalued.
Vicinity Centres EV-to-OCF Related Terms
Vicinity Centres EV-to-OCF Historical Data
* Premium members only.
The historical data trend for Vicinity Centres's EV-to-OCF 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-OCF, along with its competitors' market caps and EV-to-OCF 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-OCF vs REITs Industry
For the REITs industry and Real Estate sector, Vicinity Centres's EV-to-OCF distribution charts can be found below:
* The bar in red indicates where Vicinity Centres's EV-to-OCF falls into.
Vicinity Centres's current Enterprise Value is A$16,969 Mil.
For company reported semi-annually, GuruFocus uses latest annual data as the TTM data. Vicinity Centres's Cash Flow from Operations for the trailing twelve months (TTM) ended in Dec. 2025 was A$661 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-OCF of 25.66 as of Jul. 17, 2026. This is 23% above median its historical median of 20.88. Over the past decade, Vicinity Centres' EV-to-OCF has ranged from 12.55 to 26.00. According to the industry distribution chart, Vicinity Centres ranks #670 out of 935 companies in the REITs industry, placing it in the top 71.7%.
Is Vicinity Centres' EV-to-OCF too high?
Vicinity Centres' current EV-to-OCF of 25.66 is 23% above median its 10-year median of 20.88. Over the past 10 years, this metric has ranged from a low of 12.55 to a high of 26.00. The REITs industry median EV-to-OCF is 18.42. Vicinity Centres' value of 25.66 is 39.3% above this industry median. Based on the distribution chart, Vicinity Centres ranks #670 out of 935 companies in the REITs industry, which is below the industry midpoint. Overall, Vicinity Centres has a GF Score™ of 60/100 and is considered Significantly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Vicinity Centres' EV-to-OCF compare to SPG and O?
According to the REITs industry distribution chart, Vicinity Centres ranks #670 out of 935 companies for EV-to-OCF. This places Vicinity Centres in the lower half of its industry. The industry median EV-to-OCF is 18.42. Vicinity Centres' value of 25.66 is 39.3% above this benchmark. Historically, Vicinity Centres' own EV-to-OCF has ranged from 12.55 to 26.00 over the past decade. While the company's 10-year median is 20.88 vs. the industry median of 18.42, Vicinity Centres 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 EV-to-OCF for a REITs company?
The median EV-to-OCF among REITs companies is 18.42, based on 935 companies in the industry. Companies in the top quartile (top 25%) have a EV-to-OCF significantly above this median, while those in the bottom quartile fall well below. However, EV-to-OCF should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Vicinity Centres's current EV-to-OCF of 25.66 is 39.3% 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 EV-to-OCF mean?
A high EV-to-OCF can signal that a stock is expensive relative to its fundamentals. For the REITs industry, the median EV-to-OCF is 18.42 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Vicinity Centres's current EV-to-OCF is 25.66, which is 23% above median its own 10-year median of 20.88. 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 EV-to-OCF is 25.66, which is 23% above median its 10-year median of 20.88 and 39.3% above the REITs industry median of 18.42. Vicinity Centres' overall GF Score™ is 60/100 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-OCF calculated?
EV-to-OCF is calculated from a company's financial statements. For Vicinity Centres (ASX:VCX), the current EV-to-OCF is 25.66 as of Jul. 17, 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$2.62 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:
EV-to-OCF: 25.66 (23% above median its 10-year median of 20.88)
GF Value™: A$1.80 vs. price of A$2.62 (45.6% above fair value)
Industry Position: 39.3% above the REITs median (#670 of 935)
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.
60GF Score
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