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STOCK COMPARISON

CapitaLand Mall Trust vs Simon Property Group: Fair Value & Quality

Both stocks run through our valuation models. Here is how CapitaLand Mall Trust (C38U) and Simon Property Group (SPG) compare, as of Aug 8, 2026.

As of Aug 8, 2026, Fair Value Calculator sees Simon Property Group as the less overvalued of the two: CapitaLand Mall Trust trades at S$2.47 versus a fair value of S$0.91 (-63%), while Simon Property Group trades at $222 versus $86.11 (-61%).
CapitaLand Mall Trust
C38U.SG · SGD · Real Estate
-63%
upside to fair value
overvalued
PriceS$2.47
Fair ValueS$0.91
Quality62/100
Simon Property Group
SPG · USD · Real Estate
-61%
upside to fair value
overvalued
Price$222
Fair Value$86.11
Quality63/100

Head-to-head numbers

Green value = the better side for that row (for valuation multiples: lower = cheaper).

CapitaLand Mall TrustSimon Property Group
Valuation
19.0×P/E (TTM)14.9×
9.40×P/S (TTM)12.26×
0.93×P/B15.65×
22.7×EV/EBITDA22.2×
7.45×PEG8.74×
4.7%Dividend yield4.1%
S$0.12Dividend per share$8.65
Profitability
58%Net margin71%
66%Operating margin43%
6%Return on equity114%
3%Return on assets6%
Growth
5%Revenue growth (YoY)19%
3.9%Avg. growth/yr (3Y)6.3%
16.8%Avg. growth/yr (5Y)6.7%
Balance & size
0.57×Debt / equity5.46×
$15BMarket cap$82B
healthyGrowth qualityhealthy

Even match: 7 to 7 metric wins.

Dash = not meaningfully computable, for example with negative equity.

Quality in detail

The quality score, broken down into the same factor families as on the stock page, 0 to 100 per family.

CapitaLand Mall Trustof which business quality 54 · market factors 71 Simon Property Groupof which business quality 54 · market factors 72
ProfitabilityMargins and returns on capital today
35
59
Quality GrowthAre margins and returns improving?
35
70
CashflowEarnings quality: real cash, not paper profit
86
77
Fin. StrengthBalance sheet, leverage, solvency risk
45
9
InvestmentDisciplined investing over empire-building
85
35
Low VolatilityCalm price path (market factor)
100
62
MomentumPrice trend over the last 3–12 months (market factor)
51
68
52W MomentumDistance to the 52-week high (market factor)
70
89
Net IssuanceBuybacks instead of dilution
43
83

What the models say

The median fair value (base case) per model family, each in the currency of its trading venue. Green = above the current price, red = below.

CapitaLand Mall Trust

DCF ModelsS$0.97
Earnings-BasedS$1.02
Dividend DiscountS$1.68
MultiplesS$0.60
Asset-BasedS$1.39
Growth DCFS$0.84
Economic ProfitS$1.70
Growth EarningsS$1.85

19 of 20 models see the stock below the current price.

Simon Property Group

DCF Models$102
Earnings-Based$75.71
Dividend Discount$144
Multiples$91.12
Asset-Based$10.76
Growth DCF$47.85
Economic Profit$52.66
Growth Earnings$243

22 of 25 models see the stock below the current price.

Scenario ranges

From our cautious bear case to the optimistic bull case. The white tick is the current price: left of fair value means room to run.

CapitaLand Mall Trust
Bear S$0.91Fair Value S$0.91Bull S$1.81
S$2.47 = current price (white tick)
Simon Property Group
Bear $63.23Fair Value $86.11Bull $159
$222 = current price (white tick)

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Ranked within their sector

Where each stock sits within its sector peer group. Band = middle 50% of peers, tick = median, dot = this stock.

CapitaLand Mall Trust · Real Estate

Quality score62 · Top 25%
Fair value upside-63% · bottom 25%

Simon Property Group · Real Estate

Quality score63 · Top 25%
Fair value upside-61% · bottom 25%

Bottom line

As of Aug 8, 2026, Fair Value Calculator sees Simon Property Group as the less overvalued of the two: CapitaLand Mall Trust trades at S$2.47 versus a fair value of S$0.91 (-63%), while Simon Property Group trades at $222 versus $86.11 (-61%).

Simon Property Group has the higher quality score (63/100).

See the full analysis →
CapitaLand Mall Trust · Simon Property Group

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A model-based valuation snapshot from 21 models. Values change with price and fundamentals; the date shown above applies.