FRT vs SPG
Federal Realty Investment Trust (FRT) and Simon Property (SPG) compared side by side. Simon Property (SPG) is larger, with a market cap of $80.3B versus $9.5B for Federal Realty Investment Trust, about 8.5 times the size. On trailing earnings, SPG is cheaper at 14.9x versus 22.0x for FRT.
Head to head
| Metric | FRT | SPG |
|---|---|---|
| Market cap | $9.5B | $80.3B |
| P/E (TTM) | 22.0x | 14.9x |
| Forward P/E | 33.9x | 31.2x |
| Revenue (TTM) | $1.3B | $6.9B |
| Revenue growth | 7.2% | 19.5% |
| Gross margin | 68.1% | 81.4% |
| Operating margin | 35.0% | 46.0% |
| Free cash flow | $329.2M | $3.2B |
| Dividend yield | 4.27% | 4.21% |
| 1-year return | +12.5% | +23.9% |
| 5-year return (annual) | +2.2% | +13.7% |
| Max drawdown | -57% | -77% |
| FI Handbook grade | C | C+ |
Highlighted: the stronger figure on metrics where higher or lower is clearly better.
Growth of $10,000 (5 years, price only)
FRT vs SPG FAQ
Which is bigger, FRT or SPG?
Simon Property (SPG) is larger, with a market cap of $80.3B versus $9.5B for Federal Realty Investment Trust, about 8.5 times the size.
Is FRT or SPG cheaper?
On trailing earnings, SPG is cheaper at 14.9x versus 22.0x for FRT. A lower P/E can reflect slower expected growth, so compare growth and margins too.
Which stock performed better over the past year, FRT or SPG?
SPG returned +23.9% over the past year including dividends, versus +12.5% for FRT, through October 23, 2026.
Which pays a higher dividend, FRT or SPG?
FRT yields 4.27% versus 4.21% for SPG.
Full pages: Federal Realty Investment Trust · Simon Property