Regency Centers (REG) 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 Regency Centers (REG) over the past year, gaining 10.4% versus a loss of 1.0%. Over five years, SPG leads with a +40.9% price change compared with +0.2% for REG. Simon Property Group is the larger company by market cap ($74.76 billion vs $13.18 billion), about 5.7 times the size, while Regency Centers is growing revenue faster (+6.9% vs +6.7%).
On valuation, Regency Centers trades at a lower forward P/E (28.0x vs 29.1x for Simon Property Group). Simon Property Group offers the higher dividend yield (4.47% vs 4.21%). Simon Property Group converts more of its revenue into profit, with a net margin of 84.3% versus 34.0%.
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 | REG | SPG |
|---|---|---|
| Share price | $70.48 | $196.95 |
| Market cap | $13.18B | $74.76B |
| 1-day change | -0.46% | -0.33% |
| YTD return | +2.56% | +6.74% |
| 1-year return | -0.95% | +10.43% |
| 5-year return | +0.20% | +40.91% |
| P/E ratio (TTM) | 23.73 | 13.90 |
| Forward P/E | 28.03 | 29.08 |
| EPS (TTM) | $2.97 | $14.17 |
| Dividend yield | 4.21% | 4.47% |
| Annual dividend | $2.97 | $8.80 |
| Revenue (latest FY) | $1.55B | $6.36B |
| Revenue growth (YoY) | +6.85% | +6.72% |
| Net income (latest FY) | $527.46M | $5.36B |
| Operating margin | 72.32% | 49.89% |
| Net margin | 33.95% | 84.28% |
| 52-week high | $83.66 | $238.50 |
| 52-week low | $66.86 | $172.19 |
| Distance from 52-week high | -15.76% | -17.42% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +22.19% | +18.56% |
| Average volume | 1.30M | 1.32M |
| Shares outstanding | 183.12M | 323.55M |
| Employees | 503 | 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 5.7 times larger than Regency Centers by market value ($74.76B vs $13.18B).
- SPG has outperformed REG by 11.4 percentage points over the past year.
- Regency Centers trades at a higher earnings multiple (23.7x vs 13.9x trailing P/E).
- Simon Property Group is more profitable, keeping 84.3 cents of every revenue dollar as net income versus 34.0 cents for Regency Centers.
About Regency Centers
REG stock →Regency Centers Corporation is a pre-eminent national owner, operator, and developer of shopping centers located in suburban trade areas with compelling demographics. Our portfolio includes thriving properties merchandised with highly productive grocers, restaurants, service providers, and best-in-class retailers that connect to their neighborhoods, communities, and customers.
Real Estate · Real Estate Investment Trusts · 503 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
REG vs SPG FAQ
Which is bigger, Regency Centers or Simon Property Group?
Simon Property Group (SPG) is larger, with a market capitalization of $74.76B compared with $13.18B for Regency Centers (REG).
Which stock has performed better over the past year, REG or SPG?
SPG returned +10.43% over the past 12 months, compared with -0.95% for REG (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, REG or SPG?
SPG has the lower trailing P/E at 13.9, versus 23.7 for REG. 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, Regency Centers or Simon Property Group?
Simon Property Group has the higher yield at 4.47%, compared with 4.21% for Regency Centers.
Are Regency Centers and Simon Property Group in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.