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STOCK COMPARISON

Frasers Centrepoint Trust vs Simon Property Group: Fair Value & Quality

Both stocks run through our valuation models. Here is how Frasers Centrepoint Trust (J69U) and Simon Property Group (SPG) compare, as of Aug 19, 2026.

As of Aug 19, 2026, Fair Value Calculator sees Frasers Centrepoint Trust as the less overvalued of the two: Frasers Centrepoint Trust trades at S$2.17 versus a fair value of S$1.12 (-48%), while Simon Property Group trades at $221 versus $84.26 (-62%).
Frasers Centrepoint Trust
J69U.SG · SGD · Real Estate
-48%
upside to fair value
overvalued
PriceS$2.17
Fair ValueS$1.12
Quality56/100
Simon Property Group
SPG · USD · Real Estate
-62%
upside to fair value
overvalued
Price$221
Fair Value$84.26
Quality57/100
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Head-to-head numbers

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

Frasers Centrepoint TrustSimon Property Group
Valuation
19.7×P/E (TTM)14.9×
7.10×P/S (TTM)12.26×
0.85×P/B15.65×
15.9×EV/EBITDA22.2×
3.87×PEG8.74×
5.5%Dividend yield4.1%
S$0.12Dividend per share$8.65
Profitability
46%Net margin71%
66%Operating margin43%
5%Return on equity114%
3%Return on assets6%
Growth
22%Revenue growth (YoY)19%
1.0%Avg. growth/yr (3Y)6.3%
12.4%Avg. growth/yr (5Y)6.7%
Balance & size
0.41×Debt / equity5.46×
$4BMarket cap$82B
mixedGrowth qualityhealthy

Frasers Centrepoint Trust leads: 9 to 5 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.

Frasers Centrepoint Trustof which business quality 54 · market factors 57 Simon Property Groupof which business quality 54 · market factors 69
ProfitabilityMargins and returns on capital today
34
59
Quality GrowthAre margins and returns improving?
48
70
CashflowEarnings quality: real cash, not paper profit
79
77
Fin. StrengthBalance sheet, leverage, solvency risk
49
9
InvestmentDisciplined investing over empire-building
74
35
Low VolatilityCalm price path (market factor)
100
63
MomentumPrice trend over the last 3–12 months (market factor)
40
63
52W MomentumDistance to the 52-week high (market factor)
37
85
Net IssuanceBuybacks instead of dilution
42
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.

Frasers Centrepoint Trust

DCF ModelsS$0.70
MultiplesS$1.12
Asset-BasedS$1.37
Growth DCFS$0.63
Economic ProfitS$1.53

14 of 14 models see the stock below the current price.

Simon Property Group

DCF Models$96.96
Dividend Discount$144
Multiples$128
Asset-Based$10.76
Growth DCF$77.98
Economic Profit$92.53

16 of 16 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.

Frasers Centrepoint Trust
Bear S$0.84Fair Value S$1.12Bull S$1.56
S$2.17 = current price (white tick)
Simon Property Group
Bear $61.87Fair Value $84.26Bull $159
$221 = 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.

Frasers Centrepoint Trust · Real Estate

Quality score56 · above median
Fair value upside-48% · bottom 25%

Simon Property Group · Real Estate

Quality score57 · above median
Fair value upside-62% · bottom 25%

Bottom line

As of Aug 19, 2026, Fair Value Calculator sees Frasers Centrepoint Trust as the less overvalued of the two: Frasers Centrepoint Trust trades at S$2.17 versus a fair value of S$1.12 (-48%), while Simon Property Group trades at $221 versus $84.26 (-62%).

Simon Property Group has the higher quality score (57/100).

See the full analysis →
Frasers Centrepoint 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.