Vicinity CentresASX:VCX +1.54%69 Net Margin % is 119.61% as of Dec. 2025, which is 110% above its 10-year median of 56.99. GuruFocus rates ASX:VCX with a GF Score™ of 69/100 and a GF Value™ of A$1.81 (Significantly Overvalued). The stock has 9 warning signs investors should review. Among 928 REITs companies, Vicinity Centres ranks better than 87.72% on this metric.
The historical rank and industry rank for Vicinity Centres's Net Margin % or its related term are showing as below:
ASX:VCX'
s Net Margin % Range Over the Past 10 Years
Min: -148.52 Med: 56.99 Max: 121.62
Current: 99.03
ASX:VCX's Net Margin % is ranked better than 87.72% of 928
companies
in the REITs industry
Industry Median: 44.95
vs ASX:VCX: 99.03
Vicinity Centres (ASX:VCX) Net Margin % Explanation
Although Net Income and Earnings-per-Share (EPS) are the most widely used parameter in measuring a company's profitability and valuation, it is the least reliable. The reason is that reported earnings can be manipulated easily by adjusting any numbers such as Depreciation, Depletion and Amotorization and non-recurring items.
But the long term trend of the net margin is a good indicator of the competitiveness and health of the business.
Vicinity Centres Net Margin % Related Terms
Vicinity Centres Net Margin % Historical Data
* Premium members only.
The historical data trend for Vicinity Centres's Net Margin % 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 Net Margin %, along with its competitors' market caps and Net Margin % 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 Net Margin % vs REITs Industry
For the REITs industry and Real Estate sector, Vicinity Centres's Net Margin % distribution charts can be found below:
* The bar in red indicates where Vicinity Centres's Net Margin % falls into.
* 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 Net Margin % of 119.61% as of Dec. 2025. Net margin is the ratio of total net income to net sales. View historical data on Vicinity Centres and its competitors. This is 110% above median its historical median of 56.99. According to the industry distribution chart, Vicinity Centres ranks #114 out of 928 companies in the REITs industry, placing it in the top 12.3%.
Is Vicinity Centres' Net Margin % too high?
Vicinity Centres' current Net Margin % of 119.61% is 110% above median its 10-year median of 56.99. The REITs industry median Net Margin % is 44.95. Vicinity Centres' value of 119.61% is 166.1% above this industry median. Based on the distribution chart, Vicinity Centres ranks #114 out of 928 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' Net Margin % compare to SPG and O?
According to the REITs industry distribution chart, Vicinity Centres ranks #114 out of 928 companies for Net Margin %. This places Vicinity Centres in the top 12% of its industry — outperforming the majority of peers. The industry median Net Margin % is 44.95. Vicinity Centres' value of 119.61% is 166.1% above this benchmark. While the company's 10-year median is 56.99 vs. the industry median of 44.95, 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 Net Margin % for a REITs company?
The median Net Margin % among REITs companies is 44.95, based on 928 companies in the industry. Companies in the top quartile (top 25%) have a Net Margin % significantly above this median, while those in the bottom quartile fall well below. However, Net Margin % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Vicinity Centres's current Net Margin % of 119.61% is 166.1% 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 Net Margin % mean?
A high Net Margin % can signal that a stock is expensive relative to its fundamentals. Net margin is the ratio of total net income to net sales. View historical data on Vicinity Centres and its competitors. For the REITs industry, the median Net Margin % is 44.95 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Vicinity Centres's current Net Margin % is 119.61%, which is 110% above median its own 10-year median of 56.99. 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$1.81, compared to a current price of A$2.64 — trading 45.9% above its estimated fair value. The current Net Margin % is 119.61%, which is 110% above median its 10-year median of 56.99 and 166.1% above the REITs industry median of 44.95. 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 Net Margin % calculated?
Net Margin % is calculated from a company's financial statements. For Vicinity Centres (ASX:VCX), the current Net Margin % is 119.61% as of Dec. 2025. 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 45.9% above its estimated GF Value™ of A$1.81.
GuruFocus considers Vicinity Centres to be Significantly Overvalued.
Key valuation signals for ASX:VCX:
Net Margin %: 119.61% (110% above median its 10-year median of 56.99)
GF Value™: A$1.81 vs. price of A$2.64 (45.9% above fair value)
Industry Position: 166.1% above the REITs median (#114 of 928)
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
Get the complete analysis for ASX:VCX
Net Margin % is just one metric. See GF Value™, 30-year financials, guru trades, warning signs, and more.
Quick Browse
Personalize
Premium Gurus 
Create New Portfolio
ASX:VCX has been successfully added to your 
