Vicinity CentresFRA:C98 -0.34%63 EV-to-FCF is 27.15 as of Jul. 03, 2026, which is 29% above its 10-year median of 21.00. GuruFocus rates FRA:C98 with a GF Score™ of 63/100 and a GF Value™ of €1.01. The stock has 9 warning signs investors should review. Among 738 REITs companies, Vicinity Centres ranks worse than 57.05% on this metric.
EV-to-FCF is calculated as enterprise value divided by its free cash flow. As of today, Vicinity Centres's Enterprise Value is €10,095.1 Mil.
Vicinity Centres's Free Cash Flow for the trailing twelve months (TTM) ended in Dec. 2025 was €371.8 Mil. Therefore, Vicinity Centres's EV-to-FCF for today is 27.15.
The historical rank and industry rank for Vicinity Centres's EV-to-FCF or its related term are showing as below:
FRA:C98'
s EV-to-FCF Range Over the Past 10 Years
Min: 12.58 Med: 21 Max: 26.26
Current: 25.55
During the past 13 years, the highest EV-to-FCF of Vicinity Centres was 26.26. The lowest was 12.58. And the median was 21.00.
FRA:C98's EV-to-FCF is ranked worse than 57.05% of 738
companies
in the REITs industry
Industry Median: 23.01
vs FRA:C98: 25.55
EV-to-FCF 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-FCF 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 €1.485.
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 €0.163.
* 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. Free Cash Flow is an important financial metric because it represents the actual amount of cash at a company's disposal. Companies with a low EV-to-FCF ratio, combined with a strong balance sheet are generally considered as undervalued.
Vicinity Centres EV-to-FCF Related Terms
Vicinity Centres EV-to-FCF Historical Data
* Premium members only.
The historical data trend for Vicinity Centres's EV-to-FCF 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-FCF, along with its competitors' market caps and EV-to-FCF 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-FCF vs REITs Industry
For the REITs industry and Real Estate sector, Vicinity Centres's EV-to-FCF distribution charts can be found below:
* The bar in red indicates where Vicinity Centres's EV-to-FCF falls into.
Vicinity Centres's current Enterprise Value is €10,095.1 Mil.
For company reported semi-annually, GuruFocus uses latest annual data as the TTM data. Vicinity Centres's Free Cash Flow for the trailing twelve months (TTM) ended in Dec. 2025 was €371.8 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 (FRA:C98) has a EV-to-FCF of 27.15 as of Jul. 03, 2026. EV to FCF ratio is the company's enterprise value divided by free cash flow. View historical data on Vicinity Centres and its competitors. This is 29% above median its historical median of 21.00. Over the past decade, Vicinity Centres' EV-to-FCF has ranged from 12.58 to 26.26. According to the industry distribution chart, Vicinity Centres ranks #421 out of 738 companies in the REITs industry, placing it in the top 57%.
Is Vicinity Centres' EV-to-FCF too high?
Vicinity Centres' current EV-to-FCF of 27.15 is 29% above median its 10-year median of 21.00. Over the past 10 years, this metric has ranged from a low of 12.58 to a high of 26.26. The REITs industry median EV-to-FCF is 23.01. Vicinity Centres' value of 27.15 is 18% above this industry median. Based on the distribution chart, Vicinity Centres ranks #421 out of 738 companies in the REITs industry, which is below the industry midpoint. Overall, Vicinity Centres has a GF Score™ of 63/100, reflecting its overall financial health beyond just this single metric.
How does Vicinity Centres' EV-to-FCF compare to SPG and O?
According to the REITs industry distribution chart, Vicinity Centres ranks #421 out of 738 companies for EV-to-FCF. This places Vicinity Centres in the lower half of its industry. The industry median EV-to-FCF is 23.01. Vicinity Centres' value of 27.15 is 18% above this benchmark. Historically, Vicinity Centres' own EV-to-FCF has ranged from 12.58 to 26.26 over the past decade. While the company's 10-year median is 21.00 vs. the industry median of 23.01, 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-FCF for a REITs company?
The median EV-to-FCF among REITs companies is 23.01, based on 738 companies in the industry. Companies in the top quartile (top 25%) have a EV-to-FCF significantly above this median, while those in the bottom quartile fall well below. However, EV-to-FCF should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Vicinity Centres's current EV-to-FCF of 27.15 is 18% 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-FCF mean?
A high EV-to-FCF can signal that a stock is expensive relative to its fundamentals. EV to FCF ratio is the company's enterprise value divided by free cash flow. View historical data on Vicinity Centres and its competitors. For the REITs industry, the median EV-to-FCF is 23.01 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Vicinity Centres's current EV-to-FCF is 27.15, which is 29% above median its own 10-year median of 21.00. 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?
Vicinity Centres (FRA:C98) has a current EV-to-FCF of 27.15. The stock's GF Value™ is €1.01, compared to a current price of €1.49 — trading 47% above its estimated fair value. The current EV-to-FCF is 27.15, which is 29% above median its 10-year median of 21.00 and 18% above the REITs industry median of 23.01. Vicinity Centres' overall GF Score™ is 63/100 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-FCF calculated?
EV-to-FCF is calculated from a company's financial statements. For Vicinity Centres (FRA:C98), the current EV-to-FCF is 27.15 as of Jul. 03, 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 (FRA:C98) Overvalued in 2026?
Based on GuruFocus' analysis, Vicinity Centres stock appears to be overvalued.
The current stock price of €1.49 is trading 47% above its estimated GF Value™ of €1.01.
Key valuation signals for FRA:C98:
EV-to-FCF: 27.15 (29% above median its 10-year median of 21.00)
GF Value™: €1.01 vs. price of €1.49 (47% above fair value)
Industry Position: 18% above the REITs median (#421 of 738)
No single metric tells the full story. See the FRA:C98 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.
63GF Score
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