Companies /Real Estate

Simon Property Group Inc

NYSE: SPG Reit - Retail
$210.20
▼ $1.67 (−0.79%) today
Markets closed · 7:15am ET

Q4 2025 Earnings

Reported Feb 2, 2026, 4:12pm ET · SEC source
$3.49
Beat +76.86%
EPS · est. $1.97
$1.8B
Beat +18.80%
Revenue · est. $1.5B
+5.4%
Beating market
SPG vs S&P since report
1 quarter
Consecutive EPS misses

Market Reaction

% change · around the report
−3%−2%−1%0Feb 2Feb 3report 4:12pm ETearnings−0.9%−1.5%
−3%−2%−1%0Feb 2Feb 3earnings−0.9%−1.5%
SPG −1.5%S&P 500 −0.9%
−3%−2%−1%0Feb 2Feb 3report 4:12pm ETearnings−1.7%−1.5%
−3%−2%−1%0Feb 2Feb 3earnings−1.7%−1.5%
SPG −1.5%NASDAQ −1.7%
−2%0+2%+4%Feb 2Feb 10report 4:12pm ETearnings−0.4%+1.7%
−2%0+2%+4%Feb 2Feb 10earnings−0.4%+1.7%
SPG +1.7%S&P 500 −0.4%
−6%−3%0+3%Feb 2Feb 10report 4:12pm ETearnings−2.3%+1.7%
−6%−3%0+3%Feb 2Feb 10earnings−2.3%+1.7%
SPG +1.7%NASDAQ −2.3%
−0.94%
Day of report
+3.26%
Next session
+3.63%
One week
+2.86%
30 days

S&P 500 over the same 30 days: −2.49%.

Did SPG Beat Earnings? Q4 2025 Results

Simon Property Group delivered a decisive earnings beat in the fourth quarter of 2025, with Real Estate FFO of $3.49 per diluted share clearing the $1.97 consensus estimate by 76.86%, while revenue of $1.79 billion topped expectations by 18.80% and rose 13.2% from a year ago. The headline driver was a roughly $2.89 billion non-cash gain tied to the company's acquisition of the remaining interest in Taubman Realty Group, which required remeasuring Simon's previously held equity stake to fair value and lifted GAAP net income attributable to common stockholders to $3.05 billion, or $9.35 per diluted share, versus $667.20 million in Q4 2024. Beneath that one-time lift, core operating fundamentals held firm: U.S. Malls and Premium Outlets occupancy stood at 96.4%, base minimum rent per square foot climbed 4.7% to $60.97, and retailer sales per square foot rose 8.1% to $799. Management's confidence in the underlying business was reflected in a 4.8% dividend increase to $2.20 per share quarterly, and 2026 Real Estate FFO guidance of $13.00 to $13.25 per diluted share, with analysts maintaining a broadly constructive view on the stock.

Key Takeaways
  • Domestic property NOI increased 4.8% and portfolio NOI increased 5.1% in Q4
  • Base minimum rent per square foot increased 4.7% to $60.97
  • Retailer sales per square foot increased 8.1% to $799 trailing 12 months
  • Occupancy remained high at 96.4%
  • Executed over 17 million square feet of leases in 2025
  • Non-cash gain of $2.89 billion from TRG acquisition remeasurement

“I am very pleased with our fourth-quarter results, which caps another impressive year of performance for our Company. In 2025, we generated record Real Estate Funds From Operations of $4.8 billion and returned a remarkable $3.5 billion to our shareholders. We executed over 17 million square feet of leases, opened a new Premium Outlet in Indonesia, completed 23 significant redevelopment projects, and acquired $2 billion of high-quality retail properties. We remain focused on disciplined, value-creating investment activity and operational excellence that will drive sustainable growth in cash flow, FFO, and dividends per share.”

Simon Property Group CEO, on the earnings call

Forward Guidance & Outlook

For fiscal year 2026, Simon estimates net income to be within a range of $6.87 to $7.12 per diluted share and Real Estate FFO to be within a range of $13.00 to $13.25 per diluted share. The company raised its quarterly common stock dividend by 4.8% year-over-year to $2.20 per share. Subsequent to year-end, the company completed an $800 million offering of 5-year, 4.300% senior notes to repay maturing debt.

SPG YoY Financials

Q4 2025 vs Q4 2024 · SEC filings Q4 2024 Q4 2025
$0$1.0B$2.0B$3.0B$1.6B$1.8BRevenue$835.8M$890.7MOperating Income$668.1M$3.5BNet Income
$0$1.0B$2.0B$3.0BRevenueOperating IncomeNet Income

Figures from SEC filings and company reports. Not investment advice.