Public Storage (PSA) vs Simon Property Group (SPG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Simon Property Group (SPG) has outperformed Public Storage (PSA) over the past year, gaining 10.4% versus a loss of 3.9%. Over five years, SPG leads with a +40.9% price change compared with -11.7% for PSA. Simon Property Group is the larger company by market cap ($75.01 billion vs $52.69 billion), about 1.4 times the size.
On valuation, Public Storage trades at a lower forward P/E (28.6x vs 29.2x for Simon Property Group). Simon Property Group offers the higher dividend yield (4.45% vs 4.26%). Simon Property Group converts more of its revenue into profit, with a net margin of 84.3% versus 37.0%.
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 | PSA | SPG |
|---|---|---|
| Share price | $281.99 | $197.59 |
| Market cap | $52.69B | $75.01B |
| 1-day change | -1.35% | -2.06% |
| YTD return | +8.67% | +6.74% |
| 1-year return | -3.93% | +10.43% |
| 5-year return | -11.72% | +40.91% |
| P/E ratio (TTM) | 27.30 | 13.94 |
| Forward P/E | 28.62 | 29.17 |
| EPS (TTM) | $10.33 | $14.17 |
| Dividend yield | 4.26% | 4.45% |
| Annual dividend | $12.00 | $8.80 |
| Revenue (latest FY) | $4.82B | $6.36B |
| Revenue growth (YoY) | +2.74% | +6.72% |
| Net income (latest FY) | $1.78B | $5.36B |
| Operating margin | — | 49.89% |
| Net margin | 36.99% | 84.28% |
| 52-week high | $335.55 | $238.50 |
| 52-week low | $256.54 | $172.19 |
| Distance from 52-week high | -15.96% | -17.15% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +18.82% | +18.17% |
| Average volume | 978.28K | 1.33M |
| Shares outstanding | 186.85M | 323.55M |
| Employees | 5,770 | 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
- SPG has outperformed PSA by 14.4 percentage points over the past year.
- Public Storage trades at a higher earnings multiple (27.3x vs 13.9x trailing P/E).
- Simon Property Group is more profitable, keeping 84.3 cents of every revenue dollar as net income versus 37.0 cents for Public Storage.
About Public Storage
PSA stock →Public Storage, a member of the S&P 500, is a REIT that primarily acquires, develops, owns, and operates self-storage facilities. At June 30, 2026, The firm: (i) owned and/or operated 3,584 self-storage facilities located in 40 states with approximately 259 million net rentable square feet in the United States and (ii) owned a 35% common equity interest in Shurgard Self Storage Limited (Euronext Brussels: SHUR), which owned 335 self-storage facilities located in seven Western European countries with approximately 19 million net rentable square feet operated under the Shurgard brand.
Real Estate · Real Estate Investment Trusts · 5,770 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
PSA vs SPG FAQ
Which is bigger, Public Storage or Simon Property Group?
Simon Property Group (SPG) is larger, with a market capitalization of $75.01B compared with $52.69B for Public Storage (PSA).
Which stock has performed better over the past year, PSA or SPG?
SPG returned +10.43% over the past 12 months, compared with -3.93% for PSA (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, PSA or SPG?
SPG has the lower trailing P/E at 13.9, versus 27.3 for PSA. 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, Public Storage or Simon Property Group?
Simon Property Group has the higher yield at 4.45%, compared with 4.26% for Public Storage.
Are Public Storage and Simon Property Group in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.