Simon Property Group stock
SPGNYSESimon Property Group, Inc., Real EstateISIN US8288061091
74Score 74 out of 100, Strong
Price and trend
74 / 100
Price history
+27% in one yearThe chart shows daily closes over 20 years, adjusted for stock splits and without dividends. Click into the chart to set a price alert at that price.
Above the 200-day line: the price is 13% above it.
Since September 2025 the 50-day line has been above the 200-day line; the trend has turned up.
Overheated: the price has risen very quickly lately (RSI 87).
The price is at its 52-week high. Largest decline in 20 years: 81% (August 2016 to April 2020).
Chart figures for advanced users
- SMA 50$209.24
- Average price of the last 50 trading days, shows the short-term trend.
- SMA 200$207.67
- Average price of the last 200 trading days, shows the long-term trend.
- RSI (14)87
- Relative strength over the last 14 days on a scale from 0 to 100. Above 70 the price counts as overheated, below 30 as sharply fallen.
- MACDabove the signal line
- Compares a fast and a slow price average. Above its signal line momentum is rising, below it momentum is fading.
- Support$178.27
- The lowest closing price of the last twelve months.
- Resistance$236.70
- The highest closing price of the last twelve months.
Snapshot
Computed from the data by fixed rules, no AI
- Simon Property Group, Inc. belongs to the REIT (Retail) industry (United States) and, with a market value of $75.95B, is the largest of 37 companies in its industry on MEQIRI.
- In fiscal 2025 it reported revenue of $6.36B (up 6.7% year on year) and earnings of $4.61B (up 94.7%).
- For fiscal 2026, analysts expect on average revenue of $6.72B (up 5.6%) and adjusted earnings per share of $6.65 (down 53.1%).
Show more
- MEQIRI Score 74 out of 100 (Strong): rank 4 of 327 in Real Estate, median 55.
- The P/E is 16.8 (REIT (Retail) median 17.6, own median of recent years 22.6).
- For real estate investment trusts (REITs) what counts is funds from operations (FFO and AFFO). The P/E and the payout ratio of earnings say little here, because depreciation on properties depresses earnings.
- Our model puts fair value at $221.19, with the price 6% above it.
In plain words
The numbers on this page in plain words, written by an AI
Strengths
- High marginNet margin 63.1% over the last 12 months, REIT (Retail) median 32.3%.Profitability 88
- Earnings per share growingUp 31.5% a year since 2020.Growth 78
- Consistently profitableProfit in all 10 fiscal years from 2016 to 2025.Fundamentals 77
Weaknesses
- High debtDebt 5.28 times equity (latest quarter), REIT (Retail) median 0.92.Stability 50
Its standout strengths are profitability and momentum.
Daily figure as of 12 Nov 2026
How the score is calculatedScore overview
Fundamentals are strong, with stable profits.
Score history
The full history of up to 20 years comes with MEQIRI Pro.
See plansCrash risk medium
How well MEQIRI warnsIn the middle among stocks ranked 101 to 1,000.
From 2016 to 2025, 13 in 100 such stocks fell 30% or more within a year, against a group average of 15 in 100.
What lowers it
- price near its 52-week high
Valuation
Valuation signal
Fairly valuedIn our model the price counts as cheap below $184.32 and expensive above $276.48 (uncertainty low, based on the price swings of the past year).
The two parts of the fair value come to $275.68 (cash-flow model) and $166.69 (industry comparison), and the gap between them shows how uncertain the estimate is.
Calculated with a cost of equity of 8.8%. At 9.8% the fair value would be $198.15, at 7.8% it would be $255.75.
Valuation metrics
Half from the cash-flow model, half from operating cash flow per share times the median price to cash flow of the REIT industry (13.1). For the fair value, FFO only counts when it is in line with operating cash flow. That is not the case here, for example because the REIT carries its properties at market value, records little depreciation or a gain on sale sits in earnings. The cash-flow model uses AFFO: operating cash flow less maintenance, estimated at 5% of revenue. New construction and acquisitions do not count as running costs there.
Calculate with your own assumptionsCompany performance
This shows several years of history with an automatic assessment.
Revenue
In the twelve months to 30 Sep 2026, revenue rose 16.2% on the twelve months before. Revenue has grown solidly since 2006, at about 3% per year.
Margins
- Gross margin
- Operating margin
- Net margin
In fiscal 2025: gross 86%, operating 50%, net 73%. Last 12 months: net 63%.
Debt & balance sheet
latest quarterDebt is elevated. Keep an eye on the interest burden and refinancing.
Earnings
- Next earnings
- 1 Feb 2027in 81 days
- Last reported
- 5 Nov 2026EPS reported $1.54 (expected $1.69)below expectations
Analyst estimates
Earnings estimates have barely changed since 15 Oct 2026.
- Earnings per share
- $6.65−0.2%
- Revenue
- $6.72B+0.2%
- Earnings per share
- $7.00+0.1%
- Revenue
- $6.97B+0.2%
MEQIRI has stored the estimates since 15 Oct 2026. Until 30 days are available, the card shows the change since that day. Mean estimate according to Financial Modeling Prep. No price target and no recommendation.
Company outlook raised
Share price after the results: −1.5%The 2026 real estate FFO guidance was raised to $13.20 to $13.30 per share.
“Given our results for the first half of the year and our current view for the remainder of the year, we are increasing our full year 2026 real estate FFO guidance to a range of $13.20 to $13.30 per share.”The outlook is not part of the score and not a recommendation to buy or sell.
From the earnings call on 10 Aug 2026 (fiscal Q2 2026), read by AI.
Insiders
Open-market purchases and sales by executives, board members and major holders
11 insiders bought on the open market between 30 Jun 2026 and 30 Jun 2026, $77,846 in total.
Not counted: 22 purchases under a fixed plan (compensation, savings plan or a pre-arranged Rule 10b5-1 trading plan).
- Roe PeggyPlan purchase
30 Sept 2026, Board
- Shares
- 88
- Price
- $202.78
- Value
- $17,845
- Stewart Marta RPlan purchase
30 Sept 2026, Board
- Shares
- 199
- Price
- $202.78
- Value
- $40,353
- Smith Daniel C.Plan purchase
30 Sept 2026, Board
- Shares
- 350
- Price
- $202.78
- Value
- $70,973
Show 30 more
- Selig Stefan MPlan purchase
30 Sept 2026, Board
- Shares
- 208
- Price
- $202.78
- Value
- $42,178
- Rodkin Gary MPlan purchase
30 Sept 2026, Board
- Shares
- 232
- Price
- $202.78
- Value
- $47,045
- Lewis Randall JPlan purchase
30 Sept 2026, Board
- Shares
- 65
- Price
- $202.78
- Value
- $13,181
- Leibowitz Reuben SPlan purchase
30 Sept 2026, Board
- Shares
- 480
- Price
- $202.78
- Value
- $97,334
- Jones Nina PPlan purchase
30 Sept 2026, Board
- Shares
- 46
- Price
- $202.78
- Value
- $9,328
- Glasscock Larry CPlan purchase
30 Sept 2026, Board
- Shares
- 367
- Price
- $202.78
- Value
- $74,420
- Cicco Martin JPlan purchase
30 Sept 2026, Board
- Shares
- 15
- Price
- $202.78
- Value
- $3,042
- Aeppel GlynPlan purchase
30 Sept 2026, Board
- Shares
- 222
- Price
- $202.78
- Value
- $45,017
- Selig Stefan MPurchase
30 Jun 2026, Board
- Shares
- 33
- Price
- $224.01
- Value
- $7,392
- Selig Stefan MPlan purchase
30 Jun 2026, Board
- Shares
- 187
- Price
- $223.14
- Value
- $41,727
- Roe PeggyPurchase
30 Jun 2026, Board
- Shares
- 9
- Price
- $223.28
- Value
- $2,010
- Roe PeggyPlan purchase
30 Jun 2026, Board
- Shares
- 80
- Price
- $223.14
- Value
- $17,851
- Leibowitz Reuben SPurchase
30 Jun 2026, Board
- Shares
- 78
- Price
- $224.68
- Value
- $17,525
- Leibowitz Reuben SPlan purchase
30 Jun 2026, Board
- Shares
- 430
- Price
- $223.14
- Value
- $95,950
- Glasscock Larry CPurchase
30 Jun 2026, Board
- Shares
- 67
- Price
- $224.57
- Value
- $15,046
- Glasscock Larry CPlan purchase
30 Jun 2026, Board
- Shares
- 330
- Price
- $223.14
- Value
- $73,636
- Cicco Martin JPurchase
30 Jun 2026, Board
- Shares
- 2
- Price
- $223.37
- Value
- $447
- Cicco Martin JPlan purchase
30 Jun 2026, Board
- Shares
- 13
- Price
- $223.14
- Value
- $2,901
- Stewart Marta RPurchase
30 Jun 2026, Board
- Shares
- 3
- Price
- $224.08
- Value
- $672
- Stewart Marta RPlan purchase
30 Jun 2026, Board
- Shares
- 179
- Price
- $223.14
- Value
- $39,942
- Smith Daniel C.Purchase
30 Jun 2026, Board
- Shares
- 58
- Price
- $224.20
- Value
- $13,004
- Smith Daniel C.Plan purchase
30 Jun 2026, Board
- Shares
- 314
- Price
- $223.14
- Value
- $70,066
- Rodkin Gary MPurchase
30 Jun 2026, Board
- Shares
- 47
- Price
- $224.22
- Value
- $10,538
- Rodkin Gary MPlan purchase
30 Jun 2026, Board
- Shares
- 209
- Price
- $223.14
- Value
- $46,636
- Lewis Randall JPurchase
30 Jun 2026, Board
- Shares
- 4
- Price
- $223.51
- Value
- $894
- Lewis Randall JPlan purchase
30 Jun 2026, Board
- Shares
- 58
- Price
- $223.14
- Value
- $12,942
- Jones Nina PPurchase
30 Jun 2026, Board
- Shares
- 2
- Price
- $223.49
- Value
- $447
- Jones Nina PPlan purchase
30 Jun 2026, Board
- Shares
- 41
- Price
- $223.14
- Value
- $9,149
- Aeppel GlynPurchase
30 Jun 2026, Board
- Shares
- 44
- Price
- $224.33
- Value
- $9,871
- Aeppel GlynPlan purchase
30 Jun 2026, Board
- Shares
- 199
- Price
- $223.14
- Value
- $44,405
Partial trades from one filing are shown in one row, with the average price.
Source: Form 4 filings with the US Securities and Exchange Commission. Grants, option exercises, gifts and tax withholdings are hidden. Not a recommendation to buy.
What happened at Simon Property Group
The key events of the last six months from our own data. A click takes you to the matching card.
Sector comparison
327 rated companies in Real Estate
- This company
- 74
- Sector median
- 55
Categories against the sector median
The median is the middle value: half of the companies in the sector lie above it, half below. Categories with too few comparable companies are left out.
Competitors in REIT (Retail)
The next smaller companies by market value
- Realty IncomeO $56.65B59
- Kimco RealtyKIM $17.02B65
- Unibail-Rodamco-WestfieldURW.PA $15.02B56
- Regency CentersREG $13.95B61
- Link Real Estate Investment Trust0823.HK $13.46B44
- Federal Realty Investment TrustFRT $9.83B63
- Brixmor Property GroupBRX $9.29B68
- Agree RealtyADC $9.08B62
ETFs that hold Simon Property Group
Held by 100 ETFs on Xetra. Shown per index: the ETF with the largest weight.
| ETF | Weight | Cost | Fund size |
|---|---|---|---|
| iShares US Property Yield UCITS ETFIQQ7 | 6.43% | 0.40% | €554.91M |
| VanEck Global Real Estate UCITS ETFTRET | 5.18% | 0.25% | €475.2M |
| State Street SPDR Dow Jones Global Real Estate UCITS ETF (Acc)SPY2 | 4.42% | 0.40% | €52.83M |
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| UBS FTSE EPRA Nareit Developed Green UCITS ETF USD disCSYZ | 4.36% | 0.25% | €207.23M |
| iShares Developed Markets Property Yield UCITS ETFIQQ6 | 4.20% | 0.59% | €812.71M |
| Amundi FTSE EPRA NAREIT Global UCITS ETF Dist10AJ | 3.60% | 0.24% | €603.52M |
| HSBC FTSE EPRA NAREIT Developed UCITS ETFH4ZL | 3.58% | 0.24% | €3.36B |
| State Street SPDR S&P 500 Low Volatility UCITS ETF (Acc)SPY1 | 1.06% | 0.35% | €106.3M |
Holdings as reported by the funds via FMP, excluding swap ETFs (their holdings are only collateral).
Data status and sources
- Score
- Daily value of 12 Nov 2026, recalculated nightly
- Price
- Closing price of 11 Nov 2026
- Latest annual report
- Fiscal year 2025, period end 31 Dec 2025
- Source
- Financial statements, ratios and prices from Financial Modeling Prep (FMP), based on the company's reports. MEQIRI calculates the score and fair value from them.
Mandatory disclosures for this rating
- ; time horizon around 12 months
- Rated Strong, published since 7 Nov 2026 (in the score history since 3 Apr 2026)
- Valuation signal Fairly valued since 7 Nov 2026
- End-of-day prices, metrics cached for up to 24 hours
- Score and fair value are estimates from a disclosed model. They are not facts and not a price target.
- Produced by SSM Ventures UG (haftungsbeschränkt), responsible person Sven Brostmeyer, Managing Director, automatically according to the disclosed model.
- Not investment advice. Losses up to and including a total loss are possible. Personal circumstances are not considered.