Federal Realty Investment (FRT) vs Simon Property Group (SPG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 9, 2026.
Summary
Simon Property Group (SPG) has outperformed Federal Realty Investment (FRT) over the past year, gaining 12.0% versus a gain of 8.1%. Over five years, SPG leads with a +42.4% price change compared with -15.0% for FRT. Simon Property Group is the larger company by market cap ($75.78 billion vs $9.22 billion), about 8.2 times the size.
On valuation, Simon Property Group trades at a lower forward P/E (29.5x vs 32.7x for Federal Realty Investment). Simon Property Group offers the higher dividend yield (4.41% vs 4.29%). Simon Property Group converts more of its revenue into profit, with a net margin of 84.3% versus 32.1%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | FRT | SPG |
|---|---|---|
| Share price | $105.46 | $199.61 |
| Market cap | $9.22B | $75.78B |
| 1-day change | +0.33% | +1.02% |
| YTD return | +4.62% | +7.83% |
| 1-year return | +8.11% | +12.00% |
| 5-year return | -14.97% | +42.35% |
| P/E ratio (TTM) | 21.31 | 14.09 |
| Forward P/E | 32.69 | 29.47 |
| EPS (TTM) | $4.95 | $14.17 |
| Dividend yield | 4.29% | 4.41% |
| Annual dividend | $4.52 | $8.80 |
| Revenue (latest FY) | $1.28B | $6.36B |
| Revenue growth (YoY) | +6.36% | +6.72% |
| Net income (latest FY) | $411.08M | $5.36B |
| Operating margin | 47.08% | 49.89% |
| Net margin | 32.14% | 84.28% |
| 52-week high | $128.21 | $238.50 |
| 52-week low | $90.03 | $172.19 |
| Distance from 52-week high | -17.74% | -16.31% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +23.97% | +16.98% |
| Average volume | 861.02K | 1.32M |
| Shares outstanding | 86.89M | 323.55M |
| Employees | 314 | 3,100 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- Simon Property Group is about 8.2 times larger than Federal Realty Investment by market value ($75.78B vs $9.22B).
- Federal Realty Investment trades at a higher earnings multiple (21.3x vs 14.1x trailing P/E).
- Simon Property Group is more profitable, keeping 84.3 cents of every revenue dollar as net income versus 32.1 cents for Federal Realty Investment.
About Federal Realty Investment
FRT stock →Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply.
Real Estate · Real Estate Investment Trusts · 314 employees
About Simon Property Group
SPG stock →Simon Property Group, Inc. is a self-administered and self-managed real estate investment trust (REIT).
Real Estate · Real Estate Investment Trusts · 3,100 employees
FRT vs SPG FAQ
Which is bigger, Federal Realty Investment or Simon Property Group?
Simon Property Group (SPG) is larger, with a market capitalization of $75.78B compared with $9.22B for Federal Realty Investment (FRT).
Which stock has performed better over the past year, FRT or SPG?
SPG returned +12.00% over the past 12 months, compared with +8.11% for FRT (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, FRT or SPG?
SPG has the lower trailing P/E at 14.1, versus 21.3 for FRT. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, Federal Realty Investment or Simon Property Group?
Simon Property Group has the higher yield at 4.41%, compared with 4.29% for Federal Realty Investment.
Are Federal Realty Investment and Simon Property Group in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.