Simon Property GroupLIM:SPG 79 EV-to-FCF is 32.05 as of Jun. 29, 2026, which is 26% above its 10-year median of 25.40. GuruFocus rates LIM:SPG with a GF Score™ of 79/100 and a GF Value™ of $146.52. The stock has 8 warning signs investors should review. Among 741 REITs companies, Simon Property Group ranks worse than 66.53% on this metric.
EV-to-FCF is calculated as enterprise value divided by its free cash flow. As of today, Simon Property Group's Enterprise Value is $103,536 Mil.
Simon Property Group's Free Cash Flow for the trailing twelve months (TTM) ended in Mar. 2026 was $3,230 Mil. Therefore, Simon Property Group's EV-to-FCF for today is 32.05.
The historical rank and industry rank for Simon Property Group's EV-to-FCF or its related term are showing as below:
LIM:SPG'
s EV-to-FCF Range Over the Past 10 Years
Min: 13.45 Med: 25.4 Max: 40.56
Current: 32.05
During the past 13 years, the highest EV-to-FCF of Simon Property Group was 40.56. The lowest was 13.45. And the median was 25.40.
LIM:SPG's EV-to-FCF is ranked worse than 66.53% of 741
companies
in the REITs industry
Industry Median: 22.98
vs LIM:SPG: 32.05
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.
Simon Property Group (LIM:SPG) EV-to-FCF Explanation
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.
Simon Property Group's PE Ratio (TTM) for today is calculated as:
Simon Property Group's share price for today is $184.20.
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.
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.
Simon Property Group EV-to-FCF Related Terms
Simon Property Group EV-to-FCF Historical Data
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The historical data trend for Simon Property Group'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, Simon Property Group'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.
Simon Property Group EV-to-FCF vs REITs Industry
For the REITs industry and Real Estate sector, Simon Property Group's EV-to-FCF distribution charts can be found below:
* The bar in red indicates where Simon Property Group's EV-to-FCF falls into.
Simon Property Group's current Enterprise Value is $103,536 Mil.
Simon Property Group's Free Cash Flow 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 $3,230 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 (LIM:SPG) has a EV-to-FCF of 32.05 as of Jun. 29, 2026. EV to FCF ratio is the company's enterprise value divided by free cash flow. View historical data on Simon Property Group and its competitors. This is 26% above median its historical median of 25.40. Over the past decade, Simon Property Group's EV-to-FCF has ranged from 13.45 to 40.56. According to the industry distribution chart, Simon Property Group ranks #493 out of 741 companies in the REITs industry, placing it in the top 66.5%.
Is Simon Property Group's EV-to-FCF too high?
Simon Property Group's current EV-to-FCF of 32.05 is 26% above median its 10-year median of 25.40. Over the past 10 years, this metric has ranged from a low of 13.45 to a high of 40.56. The REITs industry median EV-to-FCF is 22.98. Simon Property Group's value of 32.05 is 39.5% above this industry median. Based on the distribution chart, Simon Property Group ranks #493 out of 741 companies in the REITs industry, which is below the industry midpoint. Overall, Simon Property Group has a GF Score™ of 79/100, reflecting its overall financial health beyond just this single metric.
How does Simon Property Group's EV-to-FCF compare to O and KIM?
According to the REITs industry distribution chart, Simon Property Group ranks #493 out of 741 companies for EV-to-FCF. This places Simon Property Group in the lower half of its industry. The industry median EV-to-FCF is 22.98. Simon Property Group's value of 32.05 is 39.5% above this benchmark. Historically, Simon Property Group's own EV-to-FCF has ranged from 13.45 to 40.56 over the past decade. While the company's 10-year median is 25.40 vs. the industry median of 22.98, Simon Property Group 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 22.98, based on 741 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. Simon Property Group's current EV-to-FCF of 32.05 is 39.5% 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 Simon Property Group and its competitors. For the REITs industry, the median EV-to-FCF is 22.98 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Simon Property Group's current EV-to-FCF is 32.05, which is 26% above median its own 10-year median of 25.40. 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?
Simon Property Group (LIM:SPG) has a current EV-to-FCF of 32.05. The stock's GF Value™ is $146.52, compared to a current price of $184.20 — trading 25.7% above its estimated fair value. The current EV-to-FCF is 32.05, which is 26% above median its 10-year median of 25.40 and 39.5% above the REITs industry median of 22.98. 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-FCF calculated?
EV-to-FCF is calculated from a company's financial statements. For Simon Property Group (LIM:SPG), the current EV-to-FCF is 32.05 as of Jun. 29, 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 (LIM:SPG) Overvalued in 2026?
Based on GuruFocus' analysis, Simon Property Group stock appears to be overvalued.
The current stock price of $184.20 is trading 25.7% above its estimated GF Value™ of $146.52.
Key valuation signals for LIM:SPG:
EV-to-FCF: 32.05 (26% above median its 10-year median of 25.40)
GF Value™: $146.52 vs. price of $184.20 (25.7% above fair value)
Industry Position: 39.5% above the REITs median (#493 of 741)
No single metric tells the full story. See the LIM: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
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