Vicinity CentresASX:VCX +1.54%69 Altman Z-Score is 1.82 as of Jun. 26, 2026, which is 20% above its 10-year median of 1.52. 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 739 REITs companies, Vicinity Centres ranks better than 73.07% on this metric.
The Altman Z-Score is a model designed to predict the likelihood of a company going bankrupt within the next two years. Created by American finance professor Edward Altman in 1968, the model is specifically designed for publicly traded manufacturing companies with assets greater than $1 million.
Warning Sign:
Altman Z-score of 1.78 is in distress zone. This implies bankruptcy possibility in the next two years.
Vicinity Centres has a Altman Z-Score of 1.82, indicating it is in Grey Zones. This implies that Vicinity Centres is in some kind of financial stress. If it is below 1.81, the company may face bankrupcy risk.
The zones of discrimination were as such:
When Altman Z-Score <= 1.8, it is in Distress Zones.
When Altman Z-Score >= 3, it is in Safe Zones.
When Altman Z-Score is between 1.8 and 3, it is in Grey Zones.
The historical rank and industry rank for Vicinity Centres's Altman Z-Score or its related term are showing as below:
ASX:VCX'
s Altman Z-Score Range Over the Past 10 Years
Min: 0.7 Med: 1.52 Max: 2.07
Current: 1.78
During the past 13 years, Vicinity Centres's highest Altman Z-Score was 2.07. The lowest was 0.70. And the median was 1.52.
X1: The Working Capital/Total Assets (WC/TA) ratio is a measure of the net liquid assets of the firm relative to the total capitalization. Working capital is defined as the difference between current assets and current liabilities. Ordinarily, a firm experiencing consistent operating losses will have shrinking current assets in relation to total assets. Altman found this one proved to be the most valuable liquidity ratio comparing with the current ratio and the quick ratio. This is however the least significant of the five factors.
X2: Retained Earnings/Total Assets: the RE/TA ratio measures the leverage of a firm. Retained earnings is the account which reports the total amount of reinvested earnings and/or losses of a firm over its entire life. Those firms with high RE, relative to TA, have financed their assets through retention of profits and have not utilized as much debt.
X3, Earnings Before Interest and Taxes/Total Assets (EBIT/TA): This ratio is a measure of the true productivity of the firm's assets, independent of any tax or leverage factors. Since a firm's ultimate existence is based on the earning power of its assets, this ratio appears to be particularly appropriate for studies dealing with corporate failure. This ratio continually outperforms other profitability measures, including cash flow.
X4, Market Value of Equity/Book Value of Total Liabilities (MVE/TL): The measure shows how much the firm's assets can decline in value (measured by market value of equity plus debt) before the liabilities exceed the assets and the firm becomes insolvent.
X5, Revenue/Total Assets (S/TA): The capital-turnover ratio is a standard financial ratio illustrating the sales generating ability of the firm's assets.
Altman Z-Score does not apply to financial companies.
Vicinity Centres Altman Z-Score Related Terms
Vicinity Centres Altman Z-Score Historical Data
* Premium members only.
The historical data trend for Vicinity Centres's Altman Z-Score 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 Altman Z-Score, along with its competitors' market caps and Altman Z-Score 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 Altman Z-Score vs REITs Industry
For the REITs industry and Real Estate sector, Vicinity Centres's Altman Z-Score distribution charts can be found below:
* The bar in red indicates where Vicinity Centres's Altman Z-Score falls into.
Altman Z-Score model is an accurate forecaster of failure up to two years prior to distress. It can be considered the assessment of the distress of industrial corporations.
Vicinity Centres's Altman Z-Score for today is calculated with this formula:
Z
=
1.2
*
X1
+
1.4
*
X2
+
3.3
*
X3
+
0.6
*
X4
+
1.0
*
X5
=
1.2
*
-0.0688
+
1.4
*
0.1217
+
3.3
*
0.0736
+
0.6
*
2.3493
+
1.0
*
0.0809
=
1.82
* 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. GuruFocus does not calculate Altman Z-Score when X4 or X5 value is 0.
Vicinity Centres (ASX:VCX) has a Altman Z-Score of 1.82 as of Jun. 26, 2026. The Altman Z-score measures a company's bankruptcy risk. View historical data on Vicinity Centres and its competitors. This is 20% above median its historical median of 1.52. Over the past decade, Vicinity Centres' Altman Z-Score has ranged from 0.70 to 2.07. According to the industry distribution chart, Vicinity Centres ranks #199 out of 739 companies in the REITs industry, placing it in the top 26.9%.
Is Vicinity Centres' Altman Z-Score too high?
Vicinity Centres' current Altman Z-Score of 1.82 is 20% above median its 10-year median of 1.52. Over the past 10 years, this metric has ranged from a low of 0.70 to a high of 2.07. The REITs industry median Altman Z-Score is 1.07. Vicinity Centres' value of 1.82 is 70.1% above this industry median. Based on the distribution chart, Vicinity Centres ranks #199 out of 739 companies in the REITs industry, which is above the industry midpoint. 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' Altman Z-Score compare to SPG and O?
According to the REITs industry distribution chart, Vicinity Centres ranks #199 out of 739 companies for Altman Z-Score. This puts Vicinity Centres in the upper half of its industry. The industry median Altman Z-Score is 1.07. Vicinity Centres' value of 1.82 is 70.1% above this benchmark. Historically, Vicinity Centres' own Altman Z-Score has ranged from 0.70 to 2.07 over the past decade. While the company's 10-year median is 1.52 vs. the industry median of 1.07, 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 Altman Z-Score for a REITs company?
The median Altman Z-Score among REITs companies is 1.07, based on 739 companies in the industry. Companies in the top quartile (top 25%) have a Altman Z-Score significantly above this median, while those in the bottom quartile fall well below. However, Altman Z-Score should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Vicinity Centres's current Altman Z-Score of 1.82 is 70.1% 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 Altman Z-Score mean?
A high Altman Z-Score can signal that a stock is expensive relative to its fundamentals. The Altman Z-score measures a company's bankruptcy risk. View historical data on Vicinity Centres and its competitors. For the REITs industry, the median Altman Z-Score is 1.07 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Vicinity Centres's current Altman Z-Score is 1.82, which is 20% above median its own 10-year median of 1.52. 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 Altman Z-Score is 1.82, which is 20% above median its 10-year median of 1.52 and 70.1% above the REITs industry median of 1.07. 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 Altman Z-Score calculated?
Altman Z-Score is calculated from a company's financial statements. For Vicinity Centres (ASX:VCX), the current Altman Z-Score is 1.82 as of Jun. 26, 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$2.64 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:
Altman Z-Score: 1.82 (20% above median its 10-year median of 1.52)
GF Value™: A$1.81 vs. price of A$2.64 (45.9% above fair value)
Industry Position: 70.1% above the REITs median (#199 of 739)
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
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