EX-99.12tm2521096d2_ex99-1.htmEXHIBIT 99.1 tm2521096-2_nonfiling - none - 37.2968579s
TABLE OF CONTENTS
SIMON PROPERTY GROUP
EARNINGS RELEASE &
SUPPLEMENTAL INFORMATION
UNAUDITED SECOND QUARTER
TABLE OF CONTENTS
TABLE OF CONTENTS
EARNINGS RELEASE AND SUPPLEMENTAL INFORMATION
FOR THE QUARTER ENDED JUNE 30, 2025
PAGE
Earnings Release(1)
2–11
Overview
12
The Company
12
Stock Information, Credit Ratings and Senior Unsecured Debt Covenants
13
Financial Data
Selected Financial and Equity Information
14
Net Operating Income (NOI) Composition
15
Net Operating Income Overview (at Share)
16
Reconciliations of Non-GAAP Financial Measures
17
Consolidated Net Income to NOI
17
FFO of the Operating Partnership to Funds Available for Distribution (Our Share)
18
Lease Income, Other Income, Other Expense, Income from Unconsolidated Entities, and Capitalized Interest
19
Operational Data
Operating Information
20
U.S. Malls and Premium Outlets Lease Expirations
21
U.S. Malls and Premium Outlets Top Tenants
22
Development Activity
Capital Expenditures
23
Development Activity Summary
24
Balance Sheet Information
Common and Preferred Stock Information
25
Changes in Common Share and Limited Partnership Unit Ownership
25
Preferred Stock/Units Outstanding
25
Credit Profile
26
Summary of Indebtedness
27
Total Debt Amortization and Maturities by Year (Our Share)
28
Unsecured Debt Information
29
Property and Debt Information
30–39
Other
Non-GAAP Pro-Rata Financial Information
40–43
Guidance Reconciliation
44
(1)
Includes reconciliation of consolidated net income to funds from operations.
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Contacts:
Tom Ward
317-685-7330 Investors
Nicole Kennon
704-804-1960 Media
Simon® Reports Second Quarter 2025 Results,
Increases Full Year 2025 Real Estate FFO Per Share Guidance
and Raises Quarterly Dividend
INDIANAPOLIS, August 4, 2025 − Simon®, a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations, today reported results for the quarter ended June 30, 2025.
“We delivered another successful quarter, driven by the quality of our portfolio and disciplined execution,” said David Simon, Chairman, Chief Executive Officer and President. “Our strategic investments and A-rated balance sheet position us for sustained long-term cash flow growth. T1Today, we are raising our dividend and increasing the mid-point of our full-year 2025 Real Estate FFO guidance.”
Results for the Quarter
•
Net income attributable to common stockholders was $556.1 million, or $1.70 per diluted share, as compared to $493.5 million, or $1.51 per diluted share in 2024.
•
Real Estate Funds From Operations (“FFO”) was $1.154 billion, or $3.05 per diluted share as compared to $1.100 billion, or $2.93 per diluted share in the prior year, an increase of 4.1%.
•
FFO was $1.189 billion, or $3.15 per diluted share as compared to $1.088 billion, or $2.90 per diluted share in the prior year.
•
T2Domestic property Net Operating Income (“NOI”) increased 4.2% and portfolio NOI increased 4.7% compared to the prior year period.
Results for the Six Months
•
Net income attributable to common stockholders was $969.8 million, or $2.97 per diluted share, as compared to $1.225 billion, or $3.76 per diluted share in 2024.
•
Real Estate FFO was $2.268 billion, or $6.01 per diluted share as compared to $2.191 billion, or $5.84 per diluted share in the prior year.
•
FFO was $2.194 billion, or $5.82 per diluted share as compared to $2.421 billion, or $6.46 per diluted share in the prior year.
•
Domestic property NOI increased 3.8% and portfolio NOI increased 4.2% compared to the prior year period.
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U.S. Malls and Premium Outlets Operating Statistics
•
T3Occupancy at June 30, 2025 was 96.0%, a 0.4% increase compared to 95.6% at June 30, 2024.
•
Base minimum rent per square foot was $58.70 at June 30, 2025, compared to $57.94 at June 30, 2024, an increase of 1.3%.
•
Reported retailer sales per square foot was $736 for the trailing 12 months ended June 30, 2025.
Acquisition Activity
T4On June 27, 2025, the Company acquired its partner’s interest in the retail and parking facilities at Brickell City Centre, located in Miami, Florida. Simon now wholly-owns and manages the asset.
Capital Markets and Balance Sheet Liquidity
During the first six months, the Company completed 21 secured loan transactions totaling approximately $3.8 billion (U.S. dollar equivalent). The weighted average interest rate on these loans was 5.84%.
T5As of June 30, 2025, Simon had approximately $9.2 billion of liquidity consisting of $1.8 billion of cash on hand, including its share of joint venture cash, and $7.4 billion of available capacity under its revolving credit facilities.
Dividends
T6Today, Simon’s Board of Directors declared a quarterly common stock dividend of $2.15 for the third quarter of 2025. This is an increase of $0.10, or 4.9% year-over-year. The dividend will be payable on September 30, 2025 to shareholders of record on September 9, 2025.
Simon’s Board of Directors declared the quarterly dividend on its 8 3/8% Series J Cumulative Redeemable Preferred Stock (NYSE: SPGPrJ) of $1.046875 per share, payable on September 30, 2025 to shareholders of record on September 16, 2025.
2025 Guidance
The Company’s estimates for net income attributable to common stockholders per diluted share and Real Estate FFO per diluted share for the year ending December 31, 2025 are included in the table below and are reconciled in the Company’s supplemental information. The Company is increasing its outlook for Real Estate FFO to $12.45 to $12.65 per diluted share.
Low
End
High
End
G1Estimated net income attributable to common stockholders per diluted share
$
6.63
$
6.83
G2Estimated Real Estate FFO per diluted share
$
12.45
$
12.65
Conference Call
Simon will hold a conference call to discuss the quarterly financial results today from 5:00 p.m. to 6:00 p.m. Eastern Daylight Time, Monday, August 4, 2025. A live webcast of the conference call will be accessible in listen-only mode at investors.simon.com. An audio replay of the conference call will be available until August 11, 2025. To access the audio replay, dial 1-844-512-2921 (international +1-412-317-6671) passcode 13754744.
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Supplemental Materials and Website
Supplemental information on our second quarter 2025 performance is available at investors.simon.com. This information has also been furnished to the SEC in a current report on Form 8-K.
We routinely post important information online on our investor relations website, investors.simon.com. We use this website, press releases, SEC filings, quarterly conference calls, presentations and webcasts to disclose material, non-public information in accordance with Regulation FD. We encourage members of the investment community to monitor these distribution channels for material disclosures. Any information accessed through our website is not incorporated by reference into, and is not a part of, this document.
Non-GAAP Financial Measures
This press release includes FFO, FFO per share, Real Estate FFO, Real Estate FFO per share and domestic and portfolio NOI growth which are financial performance measures not defined by generally accepted accounting principles in the United States (“GAAP”). Real estate FFO is FFO of the operating partnership less other platform investments and loss (gain) due to disposal, exchange, or revaluation of equity interests, in each case, net of tax; and unrealized losses (gains) in fair value of publicly traded equity instruments and derivative instrument, net. Reconciliations of these non-GAAP financial measures to the most directly comparable GAAP measures are included in Simon’s supplemental information for the quarter. FFO and NOI growth are financial performance measures widely used in the REIT industry. Our definitions of these non-GAAP measures may not be the same as similar measures reported by other REITs.
Forward-Looking Statements
Certain statements made in this press release may be deemed “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Although the Company believes the expectations reflected in any forward-looking statements are based on reasonable assumptions, the Company can give no assurance that its expectations will be attained, and it is possible that the Company’s actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks, uncertainties and other factors. Such factors include, but are not limited to: the intensely competitive market environment in the retail industry, including e-commerce; the inability to renew leases and relet vacant space at existing properties on favorable terms; the inability to collect rent due to the bankruptcy or insolvency of tenants or otherwise; the potential loss of anchor stores or major tenants; an increase in vacant space at our properties; the loss of key management personnel; changes in economic and market conditions that may adversely affect the general retail environment, including but not limited to those caused by inflation, the impact of tariffs and global trade disruptions on us to the extent impacting our tenants, recessionary pressures, wars, escalating geopolitical tensions as a result of the war in Ukraine and the conflicts in the Middle East, and supply chain disruptions; the potential for violence, civil unrest, criminal activity or terrorist activities at our properties; the availability of comprehensive insurance coverage; security breaches that could compromise our information technology or infrastructure; changes in market rates of interest; our international activities subjecting us to risks that are different from or greater than those associated with our domestic operations, including changes in foreign exchange rates; the impact of our substantial indebtedness on our future operations, including covenants in the governing agreements that impose restrictions on us that may affect our ability to operate freely; any disruption in the financial markets that may adversely affect our ability to access capital for growth and satisfy our ongoing debt service requirements; any change in our credit rating; our continued ability to maintain our status as a REIT; changes in tax laws or regulations that result in adverse tax consequences; risks associated with the acquisition, development, redevelopment, expansion, leasing and management of properties; the inability to lease newly developed properties on favorable terms; risks relating to our joint venture properties, including
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guarantees of certain joint venture indebtedness; reducing emissions of greenhouse gases; environmental liabilities; natural disasters; uncertainties regarding the impact of pandemics, epidemics or public health crises, and the associated governmental restrictions on our business, financial condition, results of operations, cash flow and liquidity; and general risks related to real estate investments, including the illiquidity of real estate investments.
The Company discusses these and other risks and uncertainties under the heading “Risk Factors” in its annual and quarterly periodic reports filed with the SEC. The Company may update that discussion in subsequent other periodic reports, but except as required by law, the Company undertakes no duty or obligation to update or revise these forward-looking statements, whether as a result of new information, future developments, or otherwise.
About Simon
Simon® is a real estate investment trust engaged in the ownership of premier shopping, dining, entertainment and mixed-use destinations and an S&P 100 company (Simon Property Group, NYSE: SPG). Our properties across North America, Europe and Asia provide community gathering places for millions of people every day and generate billions in annual sales.
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Simon Property Group, Inc.
Unaudited Consolidated Statements of Operations
(Dollars in thousands, except per share amounts)
For the Three Months
Ended June 30,
For the Six Months
Ended June 30,
2025
2024
2025
2024
REVENUE:
Lease income
$
1,379,454
$
1,315,740
$
2,746,882
$
2,618,412
Management fees and other revenues
37,931
33,186
71,723
62,642
Other income
81,074
109,340
152,867
219,802
Total revenue
1,498,459
1,458,266
2,971,472
2,900,856
EXPENSES:
Property operating
139,816
131,292
276,637
257,406
Depreciation and amortization
339,058
310,016
667,109
617,384
Real estate taxes
105,315
96,640
212,768
205,849
Repairs and maintenance
26,238
24,524
56,380
50,253
Advertising and promotion
36,310
38,828
70,566
66,909
Home and regional office costs
57,564
50,481
122,630
111,204
General and administrative
14,298
10,839
26,927
19,970
Other
35,663
41,545
66,641
82,600
Total operating expenses
754,262
704,165
1,499,658
1,411,575
OPERATING INCOME BEFORE OTHER ITEMS
744,197
754,101
1,471,814
1,489,281
Interest expense
(232,724)
(221,338)
(459,720)
(451,960)
Gain due to disposal, exchange, or revaluation of equity interests, net
104,499
—
80,507
414,769
Income and other tax expense
(35,107)
(4,961)
(27,470)
(52,564)
Income from unconsolidated entities
122,875
42,214
153,234
7,872
Unrealized (losses) gains in fair value of publicly traded equity instruments and derivative instrument, net
(50,455)
2,405
(87,220)
(4,787)
(Loss) gain on acquisition of controlling interest, sale or disposal of, or recovery on, assets and
interests in unconsolidated entities and impairment, net
(9,604)
(2,986)
(9,604)
7,980
CONSOLIDATED NET INCOME
643,681
569,435
1,121,541
1,410,591
Net income attributable to noncontrolling interests
86,714
75,136
150,040
183,755
Preferred dividends
834
834
1,669
1,669
NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS
$
556,133
$
493,465
$
969,832
$
1,225,167
BASIC AND DILUTED EARNINGS PER COMMON SHARE:
Net income attributable to common stockholders
$
1.70
$
1.51
$
2.97
$
3.76
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Simon Property Group, Inc.
Unaudited Consolidated Balance Sheets
(Dollars in thousands, except share amounts)
June 30,
2025
December 31,
2024
ASSETS:
Investment properties, at cost
$
42,353,405
$
40,242,392
Less – accumulated depreciation
20,017,666
19,047,078
22,335,739
21,195,314
Cash and cash equivalents
1,231,437
1,400,345
Tenant receivables and accrued revenue, net
777,538
796,513
Investment in TRG, at equity
2,952,066
3,069,297
Investment in Klépierre, at equity
1,534,383
1,384,267
Investment in other unconsolidated entities, at equity
2,613,543
2,670,739
Right-of-use assets, net
515,455
519,607
Deferred costs and other assets
1,335,441
1,369,609
Total assets
$
33,295,602
$
32,405,691
LIABILITIES:
Mortgages and unsecured indebtedness
$
25,401,250
$
24,264,495
Accounts payable, accrued expenses, intangibles, and deferred revenues
1,630,964
1,712,465
Cash distributions and losses in unconsolidated entities, at equity
1,746,426
1,680,431
Dividend payable
2,057
2,410
Lease liabilities
516,065
520,283
Other liabilities
907,770
626,155
Total liabilities
30,204,532
28,806,239
Commitments and contingencies
Limited partners’ preferred interest in the Operating Partnership and noncontrolling redeemable interests
243,504
184,729
EQUITY:
Stockholders’ Equity
Capital stock (850,000,000 total shares authorized, $0.0001 par value, 238,000,000 shares of excess common stock, 100,000,000 authorized shares of preferred stock):
Series J 8 3/8% cumulative redeemable preferred stock, 1,000,000 shares authorized, 796,948 issued and outstanding with a liquidation value of $39,847
40,614
40,778
Common stock, $0.0001 par value, 511,990,000 shares authorized, 343,060,687 and 342,945,839 issued and outstanding, respectively
33
33
Class B common stock, $0.0001 par value, 10,000 shares authorized, 8,000 issued and outstanding
—
—
Capital in excess of par value
11,593,787
11,583,051
Accumulated deficit
(6,837,606)
(6,382,515)
Accumulated other comprehensive loss
(256,308)
(193,026)
Common stock held in treasury, at cost, 16,575,924 and 16,675,701 shares, respectively
(2,089,012)
(2,106,396)
Total stockholders’ equity
2,451,508
2,941,925
Noncontrolling interests
396,058
472,798
Total equity
2,847,566
3,414,723
Total liabilities and equity
$
33,295,602
$
32,405,691
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Simon Property Group, Inc.
Unaudited Joint Venture Combined Statements of Operations
(Dollars in thousands)
For the Three Months
Ended June 30,
For the Six Months
Ended June 30,
2025
2024
2025
2024
REVENUE:
Lease income
$
757,888
$
741,887
$
1,507,695
$
1,493,917
Other income
112,941
94,773
207,008
185,764
Total revenue
870,829
836,660
1,714,703
1,679,681
OPERATING EXPENSES:
Property operating
165,960
162,138
332,607
323,183
Depreciation and amortization
159,675
158,107
318,687
317,921
Real estate taxes
58,606
61,104
117,398
124,284
Repairs and maintenance
18,204
18,142
38,967
37,634
Advertising and promotion
22,474
21,532
44,623
43,195
Other
61,308
53,630
118,155
108,510
Total operating expenses
486,227
474,653
970,437
954,727
OPERATING INCOME BEFORE OTHER ITEMS
384,602
362,007
744,266
724,954
Interest expense
(174,995)
(179,359)
(345,363)
(356,110)
NET INCOME
$
209,607
$
182,648
$
398,903
$
368,844
Third-Party Investors’ Share of Net Income
$
107,651
$
92,849
$
204,248
$
187,219
Our Share of Net Income
101,956
89,799
194,655
181,625
Amortization of Excess Investment (A)
(13,871)
(14,463)
(28,336)
(29,160)
Income from Unconsolidated Entities (B)
$
88,085
$
75,336
$
166,319
$
152,465
Note:
The above financial presentation does not include any information related to our investments in Klépierre S.A.
(“Klépierre”), The Taubman Realty Group (“TRG”) and other platform investments. For additional information, see footnote B.
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Simon Property Group, Inc.
Unaudited Joint Venture Combined Balance Sheets
(Dollars in thousands)
June 30,
2025
December 31,
2024
Assets:
Investment properties, at cost
$
18,556,864
$
18,875,241
Less – accumulated depreciation
8,961,791
8,944,188
9,595,073
9,931,053
Cash and cash equivalents
1,149,366
1,270,594
Tenant receivables and accrued revenue, net
494,651
533,676
Right-of-use assets, net
121,280
113,014
Deferred costs and other assets
559,208
531,059
Total assets
$
11,919,578
$
12,379,396
Liabilities and Partners’ Deficit:
Mortgages
$
13,630,447
$
13,666,090
Accounts payable, accrued expenses, intangibles, and deferred revenue
970,489
1,037,015
Lease liabilities
112,587
104,120
Other liabilities
344,860
363,488
Total liabilities
15,058,383
15,170,713
Preferred units
67,450
67,450
Partners’ deficit
(3,206,255)
(2,858,767)
Total liabilities and partners’ deficit
$
11,919,578
$
12,379,396
Our Share of:
Partners’ deficit
$
(1,240,860)
$
(1,180,960)
Add: Excess Investment (A)
1,008,071
1,077,204
Our net Investment in unconsolidated entities, at equity
$
(232,789)
$
(103,756)
Note:
The above financial presentation does not include any information related to our investments in Klépierre,
TRG and other platform investments. For additional information, see footnote B.
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Simon Property Group, Inc.
Unaudited Reconciliation of Non-GAAP Financial Measures (C)
(Amounts in thousands, except per share amounts)
Reconciliation of Consolidated Net Income to FFO and Real Estate FFO
For the Three Months
Ended June 30,
For the Six Months
Ended June 30,
2025
2024
2025
2024
Consolidated Net Income (D)
$
643,681
$
569,435
$
1,121,541
$
1,410,591
Adjustments to Arrive at FFO:
Depreciation and amortization from consolidated properties
335,157
306,318
659,479
609,990
Our share of depreciation and amortization from unconsolidated entities, including Klépierre, TRG and other corporate investments
207,587
216,257
416,551
421,235
Loss (gain) on acquisition of controlling interest, sale or disposal of, or recovery on, assets and interests in unconsolidated entities and impairment, net
9,604
2,986
9,604
(7,980)
Net (gain) loss attributable to noncontrolling interest holders in properties
(26)
(785)
1,266
685
Noncontrolling interests portion of depreciation and amortization, gain on consolidation of properties, and loss (gain) on disposal of properties
(6,346)
(5,087)
(12,339)
(10,598)
Preferred distributions and dividends
(1,126)
(1,266)
(2,252)
(2,532)
FFO of the Operating Partnership
$
1,188,531
$
1,087,858
$
2,193,850
$
2,421,391
FFO allocable to limited partners
159,806
141,733
295,091
315,537
FFO allocable to common stockholders
$
1,028,725
$
946,125
$
1,898,759
$
2,105,854
FFO of the Operating Partnership
$
1,188,531
$
1,087,858
$
2,193,850
$
2,421,391
Gain due to disposal, exchange, or revaluation of equity interests, net of tax
(78,374)
—
(60,381)
(311,077)
Other platform investments, net of tax
(6,594)
15,008
47,591
75,784
Unrealized losses (gains) in fair value of publicly traded equity instruments and derivative instrument, net
50,455
(2,405)
87,220
4,787
Real Estate FFO
$
1,154,018
$
1,100,461
$
2,268,280
$
2,190,885
Diluted net income per share to diluted FFO per share reconciliation:
Diluted net income per share
$
1.70
$
1.51
$
2.97
$
3.76
Depreciation and amortization from consolidated properties and our share of depreciation and amortization from unconsolidated entities, including Klépierre,
TRG and other corporate investments, net of noncontrolling interests portion of depreciation and amortization
1.42
1.38
2.82
2.72
Loss (gain) on acquisition of controlling interest, sale or disposal of, or recovery on, assets and interests in unconsolidated entities and impairment, net
0.03
0.01
0.03
(0.02)
Diluted FFO per share
$
3.15
$
2.90
$
5.82
$
6.46
Gain due to disposal, exchange, or revaluation of equity interests, net of tax
(0.21)
—
(0.16)
(0.83)
Other platform investments, net of tax
(0.02)
0.04
0.12
0.20
Unrealized losses (gains) in fair value of publicly traded equity instruments and derivative instrument, net
0.13
(0.01)
0.23
0.01
Real Estate FFO per share
$
3.05
$
2.93
$
6.01
$
5.84
4.1%
2.9%
Details for per share calculations:
FFO of the Operating Partnership
$
1,188,531
$
1,087,858
$
2,193,850
$
2,421,391
Diluted FFO allocable to unitholders
(159,806)
(141,733)
(295,091)
(315,537)
Diluted FFO allocable to common stockholders
$
1,028,725
$
946,125
$
1,898,759
$
2,105,854
Basic and Diluted weighted average shares outstanding
326,487
326,039
326,401
325,975
Weighted average limited partnership units outstanding
50,714
48,844
50,727
48,843
Basic and Diluted weighted average shares and units outstanding
377,201
374,883
377,128
374,818
Basic and Diluted FFO per Share
$
3.15
$
2.90
$
5.82
$
6.46
Percent Change
8.6%
-9.9%
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Simon Property Group, Inc.
Footnotes to Unaudited Financial Information
Notes:
(A)
Excess investment represents the unamortized difference of our investment over equity in the underlying net assets of the related partnerships and joint ventures shown therein. The Company generally amortizes excess investment over the life of the related assets.
(B)
The Unaudited Joint Venture Combined Statements of Operations do not include any operations or our share of net income or excess investment amortization related to our investments in Klépierre, TRG and other platform investments. Amounts included in Footnote D below exclude our share of related activity for our investments in Klépierre, TRG and other platform investments. For further information on Klépierre, reference should be made to financial information in Klépierre’s public filings and additional discussion and analysis in our Form 10-K.
(C)
This report contains measures of financial or operating performance that are not specifically defined by GAAP, including FFO, FFO per share, Real Estate FFO and Real Estate FFO per share. FFO is a performance measure that is standard in the REIT business. We believe FFO provides investors with additional information concerning our operating performance and a basis to compare our performance with those of other REITs. We also use these measures internally to monitor the operating performance of our portfolio. Our computation of these non-GAAP measures may not be the same as similar measures reported by other REITs.
We determine FFO based upon the definition set forth by the National Association of Real Estate Investment Trusts (“NAREIT”) Funds From Operations White Paper – 2018 Restatement. Our main business includes acquiring, owning, operating, developing, and redeveloping real estate in conjunction with the rental of retail real estate. Gains and losses of assets incidental to our main business are included in FFO. We determine FFO to be our share of consolidated net income computed in accordance with GAAP, excluding real estate related depreciation and amortization, excluding gains and losses from extraordinary items, excluding gains and losses from the sale, disposal or property insurance recoveries of, or any impairment related to, depreciable retail operating properties, plus the allocable portion of FFO of unconsolidated joint ventures based upon economic ownership interest, and all determined on a consistent basis in accordance with GAAP.
However, you should understand that FFO does not represent cash flow from operations as defined by GAAP, should not be considered as an alternative to net income determined in accordance with GAAP as a measure of operating performance, and is not an alternative to cash flows as a measure of liquidity.
(D)
Includes our share of:
–
Gain on land sales of $1.2 million and $0.0 million for the three months ended June 30, 2025 and 2024, respectively, and $1.2 million and $7.5 million for the six months ended June 30, 2025 and 2024, respectively.
–
Straight-line adjustments increased (decreased) income by $3.7 million and ($4.2) million for the three months ended June 30, 2025 and 2024, respectively, and $5.9 million and ($8.8) million for the six months ended June 30, 2025 and 2024, respectively.
–
Amortization of fair market value of leases increased income by $0.3 million and $0.1 million for the three months ended June 30, 2025 and 2024, respectively, and $0.6 million and $0.3 million for the six months ended June 30, 2025 and 2024, respectively.
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OVERVIEW
THE COMPANY
Simon Property Group, Inc. (NYSE:SPG) is a self-administered and self-managed real estate investment trust (“REIT”). Simon Property Group, L.P., or the Operating Partnership, is our majority-owned partnership subsidiary that owns all of our real estate properties and other assets. In this package, the terms Simon, we, our, or the Company refer to Simon Property Group, Inc., the Operating Partnership, and its subsidiaries. We own, develop and manage premier shopping, dining, entertainment and mixed-use destinations, which consist primarily of malls, Premium Outlets®, The Mills®, and International Properties. At June 30, 2025, we owned or had an interest in 232 properties comprising 183 million square feet in North America, Asia and Europe.
We also owned an 88% interest in The Taubman Realty Group, or TRG, which owns 22 regional, super-regional, and outlet malls in the U.S. and Asia. Additionally, at June 30, 2025, we had a 22.4% ownership interest in Klépierre, a publicly traded, Paris-based real estate company, which owns shopping centers in 14 European countries.
This package was prepared to provide operational and balance sheet information as of June 30, 2025 for the Company and the Operating Partnership.
Certain statements made in this Supplemental Package may be deemed “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance that our expectations will be attained, and it is possible that our actual results may differ materially from those indicated by these forward-looking statements due to a variety of risks, uncertainties and other factors. Such factors include, but are not limited to: the intensely competitive market environment in the retail industry, including e-commerce; the inability to renew leases and relet vacant space at existing properties on favorable terms; the inability to collect rent due to the bankruptcy or insolvency of tenants or otherwise; the potential loss of anchor stores or major tenants; an increase in vacant space at our properties; the loss of key management personnel; changes in economic and market conditions that may adversely affect the general retail environment, including but not limited to those caused by inflation, the impact of tariffs and global trade disruptions on us to the extent impacting our tenants, recessionary pressures, wars, escalating geopolitical tensions as a result of the war in Ukraine and the conflicts in the Middle East, and supply chain disruptions; the potential for violence, civil unrest, criminal activity or terrorist activities at our properties; the availability of comprehensive insurance coverage; security breaches that could compromise our information technology or infrastructure; changes in market rates of interest; our international activities subjecting us to risks that are different from or greater than those associated with our domestic operations, including changes in foreign exchange rates; the impact of our substantial indebtedness on our future operations, including covenants in the governing agreements that impose restrictions on us that may affect our ability to operate freely; any disruption in the financial markets that may adversely affect our ability to access capital for growth and satisfy our ongoing debt service requirements; any change in our credit rating; our continued ability to maintain our status as a REIT; changes in tax laws or regulations that result in adverse tax consequences; risks associated with the acquisition, development, redevelopment, expansion, leasing and management of properties; the inability to lease newly developed properties on favorable terms; risks relating to our joint venture properties, including guarantees of certain joint venture indebtedness; reducing emissions of greenhouse gases; environmental liabilities; natural disasters; uncertainties regarding the impact of pandemics, epidemics or public health crises, and the associated governmental restrictions on our business, financial condition, results of operations, cash flow and liquidity; and general risks related to real estate investments, including the illiquidity of real estate investments.
We discuss these and other risks and uncertainties under the heading “Risk Factors” in our annual and quarterly periodic reports filed with the SEC. We may update that discussion in subsequent other periodic reports, but, except as required by law, we undertake no duty or obligation to update or revise these forward-looking statements, whether as a result of new information, future developments, or otherwise.
Any questions, comments or suggestions regarding this Supplemental Information should be directed to Tom Ward, Senior Vice President of Investor Relations (tom.ward@simon.com or 317.685.7330).
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OVERVIEW
STOCK INFORMATION
The Company’s common stock and one series of preferred stock are traded on the New York Stock Exchange under the following symbols:
Common Stock
SPG
8.375% Series J Cumulative
Redeemable Preferred
SPGPrJ
CREDIT RATINGS
Standard & Poor’s
Corporate
A-
(Positive Outlook)
Senior Unsecured
A-
(Positive Outlook)
Commercial Paper
A2
(Positive Outlook)
Preferred Stock
BBB
(Positive Outlook)
Moody’s
Senior Unsecured
A3
(Stable Outlook)
Commercial Paper
P2
(Stable Outlook)
Preferred Stock
Baa1
(Stable Outlook)
SENIOR UNSECURED DEBT COVENANTS (1)
Required
Actual
Compliance
Total Debt to Total Assets (1)
≤65%
38%
Yes
Total Secured Debt to Total Assets (1)
≤50%
16%
Yes
Fixed Charge Coverage Ratio
>1.5X
4.6X
Yes
Total Unencumbered Assets to Unsecured Debt
≥125%
304%
Yes
(1)
Covenants for indentures dated June 7, 2005 and later. Total Assets are calculated in accordance with the indenture and essentially represent net operating income (NOI) divided by a 7.0% capitalization rate plus the value of other assets at cost.
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SELECTED FINANCIAL AND EQUITY INFORMATION
(In thousands, except as noted)
THREE MONTHS ENDED
JUNE 30,
SIX MONTHS ENDED
JUNE 30,
2025
2024
2025
2024
Financial Highlights
Total Revenue – Consolidated Properties
$
1,498,459
$
1,458,266
$
2,971,472
$
2,900,856
Consolidated Net Income
$
643,681
$
569,435
$
1,121,541
$
1,410,591
Net Income Attributable to Common Stockholders
$
556,133
$
493,465
$
969,832
$
1,225,167
Basic and Diluted Earnings per Common Share (EPS)
$
1.70
$
1.51
$
2.97
$
3.76
Real Estate Funds from Operations (Real Estate FFO) of the Operating Partnership
$
1,154,018
$
1,100,461
$
2,268,280
$
2,190,885
Basic and Diluted Real Estate FFO per Share
$
3.05
$
2.93
$
6.01
$
5.84
Funds from Operations (FFO) of the Operating Partnership
$
1,188,531
$
1,087,858
$
2,193,850
$
2,421,391
Basic and Diluted FFO per Share (FFOPS)
$
3.15
$
2.90
$
5.82
$
6.46
Dividends/Distributions per Share/Unit
$
2.10
$
2.00
$
4.20
$
3.95
AS OF
JUNE 30,
2025
AS OF
DECEMBER 31,
2024
Stockholders’ Equity Information
Limited Partners’ Units Outstanding at end of period
50,714
50,760
Common Shares Outstanding at end of period
326,493
326,278
Total Common Shares and Limited Partnership Units Outstanding at end of period
377,207
377,038
Weighted Average Limited Partnership Units Outstanding
50,727
49,338
Weighted Average Common Shares Outstanding:
Basic and Diluted – for purposes of EPS and FFOPS
326,401
326,097
Equity Market Capitalization
Common Stock Price at end of period
$
160.76
$
172.21
Common Equity Capitalization, including Limited Partnership Units
$
60,639,750
$
64,929,673
Preferred Equity Capitalization, including Limited Partnership Preferred Units
59,975
61,944
Total Equity Market Capitalization
$
60,699,725
$
64,991,617
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NET OPERATING INCOME (NOI) COMPOSITION (1)
For the Six Months Ended June 30, 2025
(1)
Based on our beneficial interest of NOI.
(2)
Includes TRG U.S. assets.
(3)
Includes Klépierre, international Premium Outlets, Designer Outlets, The Mall Luxury Outlets and international TRG assets.
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NET OPERATING INCOME OVERVIEW (AT SHARE)
(In thousands)
FOR THE THREE MONTHS
ENDED JUNE 30,
% GROWTH
FOR THE SIX MONTHS
ENDED JUNE 30,
% GROWTH
2025
2024
2025
2024
Domestic Property NOI (1)
$
1,387,418
$
1,331,079
4.2
%
$
2,760,262
$
2,659,360
3.8
%
International Properties (2)
93,227
82,476
175,730
159,127
Portfolio NOI
$
1,480,645
$
1,413,555
4.7
%
$
2,935,992
$
2,818,487
4.2
%
NOI from Other Platform Investments (3)
41,688
6,485
227
(84,638)
NOI from Investments (4)
66,272
60,547
119,662
109,902
Corporate and Other NOI Sources (5)
59,182
68,142
114,133
159,998
Beneficial interest of Combined NOI
$
1,647,787
$
1,548,729
$
3,170,014
$
3,003,749
(1)
All properties in North America (including TRG’s 17 in the U.S., 4 in Canada and 2 in Mexico).
(2)
International properties outside of North America at constant currency (including TRG’s 4 international properties).
(3)
Includes investment in retail operations (Catalyst Brands); an e-commerce company (Rue Gilt Groupe, or RGG); and a global real estate investment and management company (Jamestown).
(4)
NOI of Klépierre at constant currency and HBS.
(5)
Includes income components excluded from Domestic Property NOI and Portfolio NOI including domestic lease termination income, interest income, land sale gains, straight line lease income, above/below market lease adjustments, Simon management company revenues, foreign exchange impact, and other assets.
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RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
(In thousands, except as noted)
RECONCILIATION OF NET INCOME TO NOI
THREE MONTHS ENDED
JUNE 30,
SIX MONTHS ENDED
JUNE 30,
2025
2024
2025
2024
Reconciliation of NOI of consolidated entities:
Consolidated Net Income
$
643,681
$
569,435
$
1,121,541
$
1,410,591
Income and other tax expense
35,107
4,961
27,470
52,564
Gain due to disposal, exchange, or revaluation of equity interests, net
(104,499)
—
(80,507)
(414,769)
Interest expense
232,724
221,338
459,720
451,960
Income from unconsolidated entities
(122,875)
(42,214)
(153,234)
(7,872)
Unrealized losses (gains) in fair value of publicly traded equity instruments and derivative instrument, net
50,455
(2,405)
87,220
4,787
Loss (gain) on acquisition of controlling interest, sale or disposal of, or recovery on, assets and interests in unconsolidated entities and impairment, net
9,604
2,986
9,604
(7,980)
Operating Income Before Other Items
744,197
754,101
1,471,814
1,489,281
Depreciation and amortization
339,058
310,016
667,109
617,384
Home and regional office costs
57,564
50,481
122,630
111,204
General and administrative
14,298
10,839
26,927
19,970
Other expenses
9
21
9
21
NOI of consolidated entities
$
1,155,126
$
1,125,458
$
2,288,489
$
2,237,860
Less: Noncontrolling interest partners share of NOI
(8,766)
(8,382)
(16,150)
(15,853)
Beneficial NOI of consolidated entities
$
1,146,360
$
1,117,076
$
2,272,339
$
2,222,007
Reconciliation of NOI of unconsolidated entities:
Net Income
$
209,607
$
182,648
$
398,903
$
368,844
Interest expense
174,995
179,359
345,363
356,110
Operating Income Before Other Items
384,602
362,007
744,266
724,954
Depreciation and amortization
159,675
158,107
318,687
317,921
NOI of unconsolidated entities
$
544,277
$
520,114
$
1,062,953
$
1,042,875
Less: Joint Venture partners share of NOI
(284,903)
(273,503)
(555,664)
(547,441)
Beneficial NOI of unconsolidated entities
$
259,374
$
246,611
$
507,289
$
495,434
Add: Beneficial interest of NOI from TRG
134,093
120,932
270,497
251,410
Add: Beneficial interest of NOI from Other Platform Investments and Investments (1)
107,960
64,110
119,889
34,898
Beneficial interest of Combined NOI
$
1,647,787
$
1,548,729
$
3,170,014
$
3,003,749
(1)
See footnotes 3 and 4 on prior page.
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RECONCILIATIONS OF NON-GAAP FINANCIAL MEASURES
(In thousands, except as noted)
RECONCILIATION OF FFO OF THE OPERATING PARTNERSHIP TO FUNDS AVAILABLE FOR DISTRIBUTION (OUR SHARE)
THREE
MONTHS ENDED
JUNE 30, 2025
SIX
MONTHS ENDED
JUNE 30, 2025
FFO of the Operating Partnership
$
1,188,531
$
2,193,850
Non-cash impacts to FFO (1)
(11,363)
47,198
FFO of the Operating Partnership excluding non-cash impacts
1,177,168
2,241,048
Tenant allowances
(104,510)
(157,801)
Operational capital expenditures
(61,154)
(107,214)
Funds available for distribution
$
1,011,504
$
1,976,033
(1)
Non-cash impacts to FFO of the Operating Partnership include:
THREE
MONTHS ENDED
JUNE 30, 2025
SIX
MONTHS ENDED
JUNE 30, 2025
Deductions:
Fair value of debt amortization
(72)
(114)
Gain due to disposal, exchange or revaluation or equity interests, net of tax
(83,313)
(83,313)
Fair market value of lease amortization
(254)
(561)
Straight line lease income
(3,643)
(5,884)
Additions:
Stock based compensation expense
16,521
32,762
Unrealized losses in fair value of publicly traded equity instruments and derivative instrument, net
50,455
87,220
Write-off of pre-development costs
9
9
Mortgage, financing fee, accretion interest, and terminated swap amortization expense
8,934
17,079
$
(11,363)
$
47,198
This report contains measures of financial or operating performance that are not specifically defined by generally accepted accounting principles (GAAP) in the United States, including FFO, FFO per share, Real Estate FFO, Real Estate FFO per share, funds available for distribution, net operating income (NOI), domestic property NOI and portfolio NOI. FFO and NOI are performance measures that are standard in the REIT business. We believe FFO and NOI provide investors with additional information concerning our operating performance and a basis to compare our performance with the performance of other REITs. We also use these measures internally to monitor the operating performance of our portfolio. Our computation of these non-GAAP measures may not be the same as similar measures reported by other REITs.
The non-GAAP financial measures used in this report should not be considered as alternatives to net income as a measure of our operating performance or to cash flows computed in accordance with GAAP as a measure of liquidity nor are they indicative of cash flows from operating and financial activities. Reconciliations of other non-GAAP measures used in this report to the most-directly comparable GAAP measure are included in the tables on Reconciliations of Non-GAAP Financial Measures and in the Earnings Release for the latest period.
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TABLE OF CONTENTS
LEASE INCOME, OTHER INCOME, OTHER EXPENSE, INCOME FROM
UNCONSOLIDATED ENTITIES, AND CAPITALIZED INTEREST
(In thousands)
THREE MONTHS ENDED
JUNE 30,
SIX MONTHS ENDED
JUNE 30,
Consolidated Properties
2025
2024
2025
2024
Lease Income
Fixed lease income (1)
$
1,132,802
$
1,073,031
$
2,256,916
$
2,141,437
Variable lease income (2)
246,652
242,709
489,966
476,975
Total Lease Income
$
1,379,454
$
1,315,740
$
2,746,882
$
2,618,412
Other Income
Interest, dividend and distribution income (3)
$
27,275
$
44,602
$
50,179
$
83,133
Lease settlement income
2,475
2,963
3,830
8,297
Gains on land sales
1,170
—
1,170
7,478
Mixed-use and franchise operations income
12,633
21,459
23,859
42,677
Other (4)
37,521
40,316
73,829
78,217
Total Other Income
$
81,074
$
109,340
$
152,867
$
219,802
Other Expense
Ground leases
$
12,236
$
13,037
$
24,506
$
25,292
Mixed-use and franchise operations expense
8,895
18,710
18,126
37,658
Professional fees and other
14,532
9,798
24,009
19,650
Total Other Expense
$
35,663
$
41,545
$
66,641
$
82,600
Income from Unconsolidated Entities
Share of Joint Ventures (5)
$
88,085
$
75,336
$
166,319
$
152,465
Share of Klépierre net income, net of amortization of excess investment
21,290
21,373
40,557
37,010
Share of Other Platform Investments net income (loss), net of amortization of excess investment, pre-tax
20,935
(18,079)
(39,840)
(133,847)
Share of TRG net loss including amortization of excess investment
(7,435)
(36,416)
(13,802)
(47,756)
Total Income from Unconsolidated Entities
$
122,875
$
42,214
$
153,234
$
7,872
Capitalized Interest
Our Share of Consolidated Properties
$
7,869
$
9,699
$
16,868
$
18,760
Our Share of Joint Venture Properties
$
106
$
104
$
176
$
172
(1)
Fixed lease income under our operating leases includes fixed minimum lease consideration and fixed CAM reimbursements recorded on a straight-line basis.
(2)
Variable lease income primarily includes consideration based on sales, as well as reimbursements for real estate taxes, utilities, and marketing.
(3)
Includes distributions from other international investments and preferred unit distributions from TRG.
(4)
Includes ancillary property revenues, marketing, media, parking and sponsorship revenues, gains on sale of non-retail real estate investments, non-real estate investments, insurance proceeds from business interruption and other miscellaneous income items.
(5)
Includes U.S. joint venture operations and international outlet joint ventures.
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TABLE OF CONTENTS
OPERATING INFORMATION
AS OF JUNE 30,
2025
2024
U.S. Malls and Premium Outlets
Total Number of Properties
162
162
Total Square Footage of Properties (in millions)
136.1
136.6
Ending Occupancy (1):
Consolidated Assets
96.0%
95.6%
Unconsolidated Assets
95.9%
95.5%
Total Portfolio
96.0%
95.6%
Base Minimum Rent PSF (2):
Consolidated Assets
$
56.86
$
56.45
Unconsolidated Assets
$
64.19
$
62.13
Total Portfolio
$
58.70
$
57.94
U.S. TRG
Total Number of Properties
17
18
Total Square Footage of Properties (in millions)
17.1
17.9
Ending Occupancy (1)
92.9%
94.7%
Base Minimum Rent PSF (2)
$
71.88
$
66.64
AS OF JUNE 30,
2025
2024
The Mills
Total Number of Properties
14
14
Total Square Footage of Properties (in millions)
21.4
21.3
Ending Occupancy (3)
99.3%
98.2%
Base Minimum Rent PSF (2)
$
37.65
$
37.43
International Properties
Premium Outlets
Total Number of Properties
24
23
Total Square Footage of Properties (in millions)
9.2
8.7
Designer Outlets
Total Number of Properties
12
12
Total Square Footage of Properties (in millions)
3.0
3.0
The Mall Luxury Outlets
Total Number of Properties
2
—
Total Square Footage of Properties (in millions)
0.4
—
TRG
Total Number of Properties
4
4
Total Square Footage of Properties (in millions)
4.7
4.7
(1)
Ending Occupancy is the percentage of total owned square footage (GLA) which is leased as of the last day of the reporting period. We include all company owned space except for mall anchors, mall majors, mall freestanding and mall outlots in the calculation.
(2)
Base Minimum Rent PSF is the average base minimum rent charge in effect for the reporting period for all tenants that would qualify to be included in Ending Occupancy as defined above.
(3)
See footnote 1 for definition, except Ending Occupancy is calculated on all company owned space.
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U.S. MALLS AND PREMIUM OUTLETS LEASE EXPIRATIONS (1)(2)
Year
Number of
Leases
Expiring
Square Feet
Avg. Base
Minimum
Rent PSF
at Expiration (3)
Percentage of
Gross Annual
Rental
Revenues (4)
Inline Stores and Freestanding
Month to Month Leases
1,098
3,963,929
$
65.91
4.5
%
2025 (7/1/25 – 12/31/25)
778
2,513,052
$
64.85
2.9
%
2026
3,007
10,602,671
$
54.74
10.1
%
2027
2,600
9,860,844
$
60.15
10.1
%
2028
2,172
9,194,453
$
65.54
10.5
%
2029
1,777
7,575,838
$
64.58
8.3
%
2030
1,153
5,378,314
$
74.23
6.7
%
2031
530
2,777,261
$
72.19
3.4
%
2032
524
1,991,733
$
90.62
3.1
%
2033
600
2,365,121
$
96.94
3.9
%
2034
664
2,542,508
$
93.22
4.1
%
2035
353
1,515,891
$
92.39
2.3
%
2036 and Thereafter
671
3,289,058
$
59.04
2.8
%
Specialty Leasing Agreements w/ terms in excess of 12 months
2,184
6,363,670
$
16.25
1.8
%
Anchors
Month to Month Leases
2
263,650
$
2.52
0.0
%
2025 (7/1/25 – 12/31/25)
1
59,895
$
17.09
0.0
%
2026
13
1,363,624
$
4.93
0.1
%
2027
12
1,525,268
$
5.81
0.2
%
2028
16
1,988,747
$
5.72
0.2
%
2029
16
1,669,076
$
6.40
0.2
%
2030
17
1,781,902
$
7.83
0.2
%
2031
12
1,033,844
$
7.87
0.1
%
2032
4
282,245
$
25.21
0.1
%
2033
7
1,028,383
$
8.48
0.2
%
2034
7
559,597
$
21.82
0.2
%
2035
7
797,120
$
8.73
0.1
%
2036 and Thereafter
21
2,027,160
$
15.40
0.5
%
(1)
Does not include TRG portfolio lease expirations.
(2)
Does not consider the impact of renewal options that may be contained in leases.
(3)
Average Base Minimum Rent psf reflects base minimum rent in the respective year of expiration.
(4)
Annual rental revenues represent 2024 consolidated and joint venture combined base rental revenue.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
U.S. MALLS AND PREMIUM OUTLETS TOP TENANTS (1)
Top Inline Store Tenants (sorted by percentage of total base minimum rent for U.S. properties)
Tenant
Number
of
Stores
Square
Feet
(000’s)
Percent of
Total Sq. Ft. in
U.S. Properties
Percent of Total
Base Minimum Rent
for U.S. Properties
The Gap
283
3,038
1.8
%
2.7
%
Tapestry
215
929
0.5
%
1.7
%
Knitwell Group
426
1,936
1.1
%
1.7
%
Signet Jewelers
334
489
0.3
%
1.5
%
American Eagle Outfitters
227
1,441
0.8
%
1.5
%
LVMH Fashion
129
497
0.3
%
1.4
%
Victoria’s Secret & Co.
125
1,081
0.6
%
1.4
%
Capri Holdings
130
532
0.3
%
1.4
%
Kering
79
353
0.2
%
1.3
%
VF Corporation
196
863
0.5
%
1.3
%
Top Anchors (sorted by percentage of total square footage in U.S. properties) (2)
Tenant
Number
of
Stores
Square
Feet
(000’s)
Percent of
Total Sq. Ft. in
U.S. Properties
Percent of Total
Base Minimum Rent
for U.S. Properties
Macy’s
97
18,845
11.0
%
0.3
%
J.C. Penney
53
8,668
5.1
%
0.2
%
Dillard’s
35
6,377
3.7
%
*
Nordstrom
22
3,814
2.2
%
0.1
%
Dick’s Sporting Goods
39
3,191
1.9
%
0.6
%
Saks Global
19
2,281
1.3
%
0.2
%
Belk
7
1,194
0.7
%
*
Target
7
968
0.6
%
0.1
%
Von Maur
7
892
0.5
%
*
Primark
13
695
0.4
%
0.2
%
(1)
Does not include TRG portfolio top tenants.
(2)
Includes space leased and owned by anchors in U.S. Malls; does not include Bloomingdale’s The Outlet Store, Neiman Marcus Last Call, Nordstrom Rack, and Saks Fifth Avenue Off 5th.
*
Less than one-tenth of one percent.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
CAPITAL EXPENDITURES (1)
(In thousands)
UNCONSOLIDATED
PROPERTIES
CONSOLIDATED
PROPERTIES
TOTAL
OUR
SHARE
New development projects
$
7,033
$
21,309
$
10,654
Redevelopment projects with incremental square footage and/or anchor replacement
155,172
71,294
35,485
Redevelopment projects with no incremental square footage
14,835
7,325
3,832
Subtotal new development and redevelopment projects
177,040
99,928
49,971
Tenant allowances
136,508
43,808
21,293
Operational capital expenditures (CAM and non-CAM)
77,770
66,285
29,444
Totals
$
391,318
$
210,021
$
100,708
Conversion from accrual to cash basis
82,907
40,992
19,656
Capital Expenditures for the Six Months Ended 6/30/25 (2)
$
474,225
$
251,013
$
120,364
Capital Expenditures for the Six Months Ended 6/30/24 (2)
$
351,342
$
240,981
$
115,714
(1)
Does not include TRG portfolio capital expenditures.
(2)
Agrees with the line item “Capital expenditures” on the Combined Statements of Cash Flows for the consolidated properties. No statement of cash flows is prepared for the joint venture properties; however, the above reconciliation was completed in the same manner as the reconciliation for the consolidated properties.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
DEVELOPMENT ACTIVITY SUMMARY (1)
As of June 30, 2025
(in thousands, except percent)
PLATFORM
PROJECT TYPE
OUR SHARE
OF NET
INVESTMENT
EXPECTED
STABILIZED
RATE OF
RETURN
ACTUAL 2025
INVESTMENT
THRU Q2 2025
FORECASTED
INVESTMENT
Q3 - Q4 2025
FORECASTED
INVESTMENT
FY 2025
FORECASTED
INVESTMENT
FY 2026
FORECASTED
TOTAL INVESTMENT
FY 2025 - 2026
Malls
Redevelopments
$
910,386
9
%
$
172,586
$
230,824
$
403,410
$
195,311
$
598,721
Premium Outlets
New Developments
$
57,510
11
%
$
8,809
$
3,500
$
12,309
$
2,512
$
14,821
Redevelopments
$
12,050
9
%
$
346
$
8,694
$
9,040
$
2,696
$
11,736
The Mills
Redevelopments
$
37,867
15
%
$
8,278
$
16,572
$
24,850
$
8,064
$
32,914
Total Investment (1)
$
1,017,813
9
%
$
190,019
$
259,590
$
449,609
$
208,583
$
658,192
Less funding from: Construction Loans,
International JV Cash on hand, etc.
$
(144,887)
$
(17,808)
$
(7,786)
$
(25,594)
$
(58,798)
$
(84,392)
Total Net Cash Investment
$
872,926
$
172,211
$
251,804
$
424,015
$
149,785
$
573,800
Notes:
(1)
Does not include TRG.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
COMMON AND PREFERRED STOCK INFORMATION
CHANGES IN COMMON SHARE AND LIMITED PARTNERSHIP UNIT OWNERSHIP
For the Period December 31, 2024 through June 30, 2025
COMMON
SHARES (1)
LIMITED
PARTNERSHIP
UNITS (2)
Number Outstanding at December 31, 2024
326,278,138
50,759,627
First Quarter Activity
Redemption of Limited Partnership Units for Cash
—
(36,291)
Restricted Stock/Restricted Stock Unit Awards and Long-Term Incentive Performance (LTIP) Units Earned (3)
39,949
107,462
Exchange of Limited Partnership Units for Common Stock
116,558
(116,558)
Shares Repurchased to Satisfy Employee Tax Obligations
(9,606)
—
Number Outstanding at March 31, 2025
326,425,039
50,714,240
Second Quarter Activity
Redemption of Limited Partnership Units for Cash
—
(300)
Restricted Stock/Restricted Stock Unit Awards and Long-Term Incentive Performance (LTIP) Units Earned (3)
117,411
—
Shares Repurchased to Satisfy Employee Tax Obligations
(49,687)
—
Number Outstanding at June 30, 2025
326,492,763
50,713,940
Number of Limited Partnership Units and Common Shares at June 30, 2025
377,206,703
PREFERRED STOCK/UNITS OUTSTANDING AS OF JUNE 30, 2025
($ in 000’s, except per share amounts)
ISSUER
DESCRIPTION
NUMBER OF
SHARES/UNITS
PER SHARE
LIQUIDATION
PREFERENCE
AGGREGATE
LIQUIDATION
PREFERENCE
TICKER
SYMBOL
Preferred Stock:
Simon Property Group, Inc.
Series J 8.375% Cumulative Redeemable (4)
796,948
$
50.00
$
39,847
SPGPrJ
Preferred Units:
Simon Property Group, L.P.
7.50% Cumulative Redeemable (5)
155,373
$
100.00
$
23,037
N/A
(1)
Excludes Limited Partnership preferred units relating to preferred stock outstanding.
(2)
Excludes units owned by the Company (shown here as Common Shares) and Limited Partnership Units not exchangeable for common shares.
(3)
Represents restricted stock/restricted stock unit awards and earned LTIP units issued pursuant to the Operating Partnership’s 2019 Stock Incentive Plan, net of forfeitures.
(4)
Each share is redeemable on or after October 15, 2027. The shares are traded on the New York Stock Exchange. The closing price on June 30, 2025 was $55.76 per share.
(5)
Each preferred unit is redeemable upon the occurrence of certain tax triggering events.
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TABLE OF CONTENTS
CREDIT PROFILE (1)
(1)
As of year end, unless otherwise indicated.
(2)
Non-recourse mortgage net debt includes our pro-rata share of consolidated non-recourse mortgage debt and our pro-rata share of joint venture non-recourse mortgage debt.
(3)
Includes TRG secured, corporate and other debt.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
SUMMARY OF INDEBTEDNESS (1)
As of June 30, 2025
(In thousands)
TOTAL
INDEBTEDNESS
OUR
SHARE OF
INDEBTEDNESS
WEIGHTED
AVERAGE
END OF PERIOD
INTEREST RATE
WEIGHTED
AVERAGE
YEARS TO
MATURITY
Consolidated Indebtedness
Mortgage Debt
Fixed Rate
$
4,867,812
$
4,685,500
3.92
%
1.7
Floating Rate Debt (Swapped to Fixed)
226,637
207,026
4.65
%
2.4
Floating Rate Debt (Hedged) (2)
184,462
149,883
5.30
%
2.9
Variable Rate Debt
35,698
32,128
4.44
%
1.7
Total Mortgage Debt
5,314,609
5,074,537
3.99
%
1.7
Unsecured Debt
Fixed Rate Notes
18,761,438
18,761,438
3.54
%
9.3
Euro Term Loan (Swapped
to Fixed)
411,002
411,002
2.60
%
1.7
Revolving Credit
Facility – USD Currency
(Swapped to Fixed)
305,000
305,000
5.22
%
3.0
Revolving Credit
Facility – USD Currency
155,000
155,000
5.12
%
3.0
Supplemental Credit
Facility – EUR Currency
587,145
587,145
2.69
%
4.6
Total Revolving Credit Facilities
1,047,145
1,047,145
3.78
%
3.9
Total Unsecured Debt
20,219,585
20,219,585
3.53
%
8.9
Premium
2,485
2,485
Discount
(73,891)
(73,891)
Debt Issuance Costs
(120,603)
(119,648)
Other Debt Obligations
59,065
59,065
Consolidated Mortgages and
Unsecured Indebtedness (2)
$
25,401,250
$
25,162,133
3.63
%
7.5
Joint Venture Indebtedness
Mortgage Debt
Fixed Rate
$
10,973,189
$
5,197,179
4.92
%
4.7
Floating Rate Debt (Swapped to Fixed)
753,643
328,357
4.70
%
2.3
Floating Rate Debt (Hedged) (2)
1,156,528
541,239
6.42
%
1.4
Variable Rate Debt
528,421
244,517
4.86
%
2.2
TMLP Debt (3)
258,980
–
–
–
Total Mortgage Debt
13,670,761
6,311,292
5.03
%
4.2
Debt Issuance Costs
(40,314)
(19,739)
Joint Venture Mortgages and
Other Indebtedness (2)
$
13,630,447
$
6,291,553
5.03
%
4.2
Our Share of Total Indebtedness
$
31,453,686
3.91
%
6.8
TOTAL
INDEBTEDNESS
OUR
SHARE OF
INDEBTEDNESS
WEIGHTED
AVERAGE
END OF PERIOD
INTEREST RATE
WEIGHTED
AVERAGE
YEARS TO
MATURITY
Summary of Our Share of Fixed
and Variable Rate Debt
Consolidated
Fixed
96.3
%
$
24,240,262
3.63
%
7.7
Variable
3.7
%
921,871
3.58
%
4.0
100.0
%
25,162,133
3.63
%
7.5
Joint Venture
Fixed
87.6
%
$
5,509,013
4.90
%
4.6
Variable
12.4
%
782,540
5.93
%
1.7
100.0
%
6,291,553
5.03
%
4.2
Total Debt
$
31,453,686
Total Fixed Debt
94.6
%
$
29,749,275
3.87
%
7.0
Total Variable Debt
5.4
%
$
1,704,411
4.66
%
2.9
Total Variable Debt Inclusive of In-the Money-Caps
3.2
%
(1)
Does not include TRG secured and corporate debt.
(2)
Amounts give effect to outstanding derivative instruments as footnoted in the Property and Debt Information.
(3)
See footnote 10 on the Property and Debt Information.
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TABLE OF CONTENTS
TOTAL DEBT AMORTIZATION AND MATURITIES BY YEAR (OUR SHARE) (1)
As of June 30, 2025
(In thousands)
UNSECURED CONSOLIDATED DEBT
SECURED CONSOLIDATED DEBT
UNCONSOLIDATED JOINT VENTURE DEBT
TOTAL
Year
OUR SHARE
OF DEBT
WEIGHTED
AVERAGE
RATE
OUR SHARE
OF DEBT
WEIGHTED
AVERAGE
RATE
OUR SHARE
OF DEBT
WEIGHTED
AVERAGE
RATE
OUR SHARE
OF DEBT
WEIGHTED
AVERAGE
RATE
2025
$
1,100,000
3.50
%
$
955,230
3.54
%
$
369,884
4.35
%
$
2,425,114
3.64
%
2026
2,430,719
3.36
%
2,642,570
4.06
%
1,371,807
4.76
%
6,445,096
3.94
%
2027
2,461,002
2.80
%
438,751
4.52
%
1,163,772
4.66
%
4,063,525
3.53
%
2028
1,260,000
3.00
%
48,809
3.85
%
879,136
4.13
%
2,187,945
3.48
%
2029
1,250,000
2.45
%
561,355
3.44
%
69,333
6.69
%
1,880,688
2.85
%
2030
1,337,145
2.67
%
76,500
5.92
%
309,716
3.83
%
1,723,361
3.09
%
2031
700,000
2.20
%
227,042
3.20
%
94,533
4.45
%
1,021,575
2.61
%
2032
1,400,000
2.45
%
—
—
358,004
5.23
%
1,758,004
3.06
%
2033
1,530,719
2.98
%
124,280
6.46
%
599,247
6.86
%
2,254,246
4.24
%
2034
1,500,000
5.25
%
—
—
363,331
6.15
%
1,863,331
5.42
%
2035
—
—
—
—
732,529
5.79
%
732,529
5.79
%
Thereafter
5,250,000
4.71
%
—
—
—
—
5,250,000
4.71
%
Face Amounts of Indebtedness
$
20,219,585
3.53
%
$
5,074,537
3.99
%
$
6,311,292
5.03
%
$
31,605,414
3.91
%
Premiums (Discounts) on Indebtedness, Net
(72,699)
1,293
—
(71,406)
Debt Issuance Costs
(109,456)
(10,192)
(19,739)
(139,387)
Other Debt Obligations
—
59,065
—
59,065
Our Share of Total Indebtedness
$
20,037,430
$
5,124,703
$
6,291,553
$
31,453,686
(1)
Does not include TRG.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
Unsecured Debt Information
As of June 30, 2025
DEBT INFORMATION
MATURITY
DATE
INTEREST
RATE(7)
TYPE
INDEBTEDNESS
TOTAL
($ IN 000’S)
Unsecured Indebtedness:
Simon Property Group, LP (Sr. Notes)
9/1/2025
3.50
%
Fixed
1,100,000
Simon Property Group, LP (Sr. Notes)
1/15/2026
3.30
%
Fixed
800,000
Simon Property Group, LP (Exchangable Euro Sr. Bonds)
11/14/2026
(2)
3.50
%
Fixed
880,719(3)
Simon Property Group, LP (Sr. Notes)
11/30/2026
3.25
%
Fixed
750,000
Simon Property Group, LP (Sr. Notes)
1/15/2027
1.38
%
Fixed
550,000
Euro Term Loan
3/20/2027
(7)
2.60
%
Fixed
411,002(7)
Simon Property Group, LP (Sr. Notes)
6/15/2027
3.38
%
Fixed
750,000
Simon Property Group, LP (Sr. Notes)
12/1/2027
3.38
%
Fixed
750,000
Simon Property Group, LP (Sr. Notes)
2/1/2028
1.75
%
Fixed
800,000
Revolving Credit Facility – USD Currency
6/30/2028
(4)(5)
5.22
%
Fixed
305,000
Revolving Credit Facility – USD Currency
6/30/2028
(5)
5.12
%
Variable
155,000
Simon Property Group, LP (Sr. Notes)
9/13/2029
2.45
%
Fixed
1,250,000
Supplemental Credit Facility – Euro Currency
1/31/2030
(5)
2.69
%
Variable
587,145(1)
Simon Property Group, LP (Sr. Notes)
7/15/2030
2.65
%
Fixed
750,000
Simon Property Group, LP (Sr. Notes)
2/1/2031
2.20
%
Fixed
700,000
Simon Property Group, LP (Sr. Notes)
1/15/2032
2.25
%
Fixed
700,000
Simon Property Group, LP (Sr. Notes)
2/1/2032
2.65
%
Fixed
700,000
Simon Property Group, LP (Sr. Notes)
3/8/2033
5.50
%
Fixed
650,000
Simon Property Group, LP (Euro Sr. Notes)
3/19/2033
1.13
%
Fixed
880,719 (3)
Simon Property Group, LP (Sr. Notes)
1/15/2034
6.25
%
Fixed
500,000
Simon Property Group, LP (Sr. Notes)
9/26/2034
4.75
%
Fixed
1,000,000
Simon Property Group, LP (Sr. Notes)
2/1/2040
6.75
%
Fixed
600,000
Simon Property Group, LP (Sr. Notes)
3/15/2042
4.75
%
Fixed
550,000
Simon Property Group, LP (Sr. Notes)
10/1/2044
4.25
%
Fixed
400,000
Simon Property Group, LP (Sr. Notes)
11/30/2046
4.25
%
Fixed
550,000
Simon Property Group, LP (Sr. Notes)
9/13/2049
3.25
%
Fixed
1,250,000
Simon Property Group, LP (Sr. Notes)
7/15/2050
3.80
%
Fixed
750,000
Simon Property Group, LP (Sr. Notes)
3/8/2053
5.85
%
Fixed
650,000
Simon Property Group, LP (Sr. Notes)
1/15/2054
6.65
%
Fixed
500,000
Total Unsecured Indebtedness at Face Value
$
20,219,585(6)
(1)
Amount shown in USD equivalent; EUR equivalent is 500.0 million.
(2)
Notes exchangable into ordinary shares of Klépierre S.A., at a common stock price of €27.1552.
(3)
Amount shown in USD equivalent; EUR equivalent is 750.0 million.
(4)
Through an interest rate swap agreement which matures on December 31, 2025, interest is essentially fixed at the all-in-rate presented.
(5)
Includes applicable extensions available at our option.
(6)
Also represents our share of Total Unsecured Indebtedness.
(7)
Amount shown in USD equivalent; EUR equivalent is 350.0 million. Through an interest rate swap agreement which matures on March 20, 2026, interest is essentially fixed at the all-in-rate presented.
2Q 2025 SUPPLEMENTAL
29
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
Malls
1.
Apple Blossom Mall
VA
Winchester
49.1%
473,909
(2)
2.
Auburn Mall
MA
Auburn
56.4%
499,753
(2)
3.
Aventura Mall (3)
FL
Miami Beach (Miami)
33.3%
2,162,430
07/01/28
4.12%
Fixed
1,750,000
583,333
4.
Barton Creek Square
TX
Austin
100.0%
1,448,818
(2)
5.
Battlefield Mall
MO
Springfield
100.0%
1,202,546
(2)
6.
Bay Park Square
WI
Green Bay
100.0%
690,444
(2)
7.
Brea Mall
CA
Brea (Los Angeles)
100.0%
1,344,017
(2)
8.
Briarwood Mall
MI
Ann Arbor
100.0%
869,500
09/01/26
3.29%
Fixed
165,000
165,000
9.
Brickell City Centre
FL
Miami
100.0%
471,574
(2)
10.
Broadway Square
TX
Tyler
100.0%
613,158
(2)
11.
Burlington Mall
MA
Burlington (Boston)
100.0%
1,260,470
(2)
12.
Cape Cod Mall
MA
Hyannis
56.4%
705,966
06/01/35
6.46%
Fixed
54,000
30,440
13.
Castleton Square
IN
Indianapolis
100.0%
1,365,654
(2)
14.
Cielo Vista Mall
TX
El Paso
100.0%
1,245,387
(2)
15.
Coconut Point
FL
Estero
50.0%
1,123,141
10/01/26
3.95%
Fixed
165,561
82,781
16.
College Mall
IN
Bloomington
100.0%
577,649
(2)
17.
Columbia Center
WA
Kennewick
100.0%
763,679
(2)
18.
Copley Place
MA
Boston
94.4%
(4)
1,252,002
(2)
19.
Coral Square
FL
Coral Springs (Miami)
97.2%
944,350
(2)
20.
Cordova Mall
FL
Pensacola
100.0%
936,420
(2)
21.
Dadeland Mall
FL
Miami
50.0%
1,510,110
01/05/27
3.11%
Fixed
356,992
178,496
22.
Del Amo Fashion Center
CA
Torrance (Los Angeles)
50.0%
2,505,509
06/01/27
3.66%
Fixed
585,000
292,500
23.
Domain, The
TX
Austin
100.0%
1,229,343
07/01/31
3.09%
Fixed
210,000
210,000
24.
Empire Mall
SD
Sioux Falls
100.0%
1,166,281
12/01/25
4.31%
Fixed
167,595
167,595
25.
Falls, The
FL
Miami
50.0%
709,851
09/01/26
3.45%
Fixed
150,000
75,000
26.
Fashion Centre at Pentagon City, The
VA
Arlington (Washington, DC)
42.5%
1,034,832
05/09/26
(31)
6.94%
Variable
455,000
193,376
27.
Fashion Mall at Keystone, The
IN
Indianapolis
100.0%
707,148
(2)
28.
Fashion Valley
CA
San Diego
50.0%
1,681,567
06/01/33
5.73%
Fixed
450,000
225,000
29.
Firewheel Town Center
TX
Garland (Dallas)
100.0%
993,111
(2)
30.
Florida Mall, The
FL
Orlando
50.0%
1,727,128
02/09/27
(5)(32)
6.30%
Variable
600,000
300,000
31.
Forum Shops at Caesars Palace, The
NV
Las Vegas
100.0%
673,101
(2)
32.
Galleria, The
TX
Houston
50.4%
1,995,516
02/01/35
5.65%
Fixed
1,200,000
604,440
33.
Greenwood Park Mall
IN
Greenwood (Indianapolis)
100.0%
1,285,104
(2)
34.
Haywood Mall
SC
Greenville
100.0%
1,235,950
(2)
35.
King of Prussia
PA
King of Prussia (Philadelphia)
100.0%
2,666,612
(2)
36.
La Plaza
TX
McAllen
100.0%
1,323,435
(2)
37.
Lakeline Mall
TX
Cedar Park (Austin)
100.0%
1,098,846
(2)
38.
Lehigh Valley Mall
PA
Whitehall
50.0%
1,192,743
11/01/27
4.06%
Fixed
170,618
85,309
39.
Lenox Square
GA
Atlanta
100.0%
1,546,029
(2)
2Q 2025 SUPPLEMENTAL
30
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
40.
Mall at Rockingham Park, The
NH
Salem (Boston)
28.2%
1,068,595
06/01/26
4.04%
Fixed
262,000
73,845
41.
Mall of Georgia
GA
Buford (Atlanta)
100.0%
1,849,239
(2)
42.
Mall of New Hampshire, The
NH
Manchester
56.4%
803,664
07/01/25
4.11%
Fixed
150,006
84,559
43.
McCain Mall
AR
N. Little Rock
100.0%
789,502
(2)
44.
Meadowood Mall
NV
Reno
50.0%
931,177
12/01/26
5.70%
Fixed
100,335
50,168
45.
Menlo Park Mall
NJ
Edison (New York)
100.0%
1,246,735
(2)
46.
Miami International Mall
FL
Miami
95.0%
1,080,736
02/06/26
7.92%
Fixed
152,681
145,041
47.
Midland Park Mall
TX
Midland
100.0%
645,656
(2)
48.
Miller Hill Mall
MN
Duluth
100.0%
827,566
(2)
49.
North East Mall
TX
Hurst (Dallas)
100.0%
1,547,566
(2)
50.
Northshore Mall
MA
Peabody (Boston)
56.4%
1,591,421
07/05/26
8.02%
Fixed
172,387
97,175
51.
Ocean County Mall
NJ
Toms River (New York)
100.0%
889,980
(2)
52.
Orland Square
IL
Orland Park (Chicago)
100.0%
1,230,342
(2)
53.
Penn Square Mall
OK
Oklahoma City
94.5%
1,082,982
01/01/26
3.84%
Fixed
310,000
292,938
54.
Pheasant Lane Mall
NH
Nashua
(6)
980,055
(2)
55.
Phipps Plaza
GA
Atlanta
100.0%
1,147,302
(2)
56.
Plaza Carolina
PR
Carolina (San Juan)
100.0%
1,156,117
(2)
57.
Prien Lake Mall
LA
Lake Charles
100.0%
717,969
(2)
58.
Quaker Bridge Mall
NJ
Lawrenceville
50.0%
1,079,938
05/01/26
4.50%
Fixed
180,000
90,000
59.
Rockaway Townsquare
NJ
Rockaway (New York)
100.0%
1,241,778
(2)
60.
Roosevelt Field
NY
Garden City (New York)
100.0%
2,345,768
(2)
61.
Ross Park Mall
PA
Pittsburgh
100.0%
1,185,099
(2)
62.
Santa Rosa Plaza
CA
Santa Rosa
100.0%
697,758
(2)
63.
Shops at Chestnut Hill, The
MA
Chestnut Hill (Boston)
94.4%
470,200
08/31/33
6.66%
Fixed
92,245
87,116
64.
Shops at Clearfork, The
TX
Fort Worth
45.0%
556,087
03/11/30
(25)
2.81%
Fixed
145,000
65,250
65.
Shops at Crystals, The
NV
Las Vegas
50.0%
279,695
07/01/26
3.74%
Fixed
550,000
275,000
66.
Shops at Mission Viejo, The
CA
Mission Viejo (Los Angeles)
51.0%
1,260,895
01/01/35
6.73%
Fixed
180,000
91,800
67.
Shops at Riverside, The
NJ
Hackensack (New York)
100.0%
726,763
(2)
68.
Smith Haven Mall
NY
Lake Grove (New York)
100.0%
1,249,006
(2)
69.
South Hills Village
PA
Pittsburgh
100.0%
1,126,822
(2)
70.
South Shore Plaza
MA
Braintree (Boston)
100.0%
1,586,618
(2)
71.
Southdale Center
MN
Edina (Minneapolis)
100.0%
1,162,689
(2)
72.
SouthPark
NC
Charlotte
100.0%
1,699,694
(2)
73.
Springfield Mall (3)
PA
Springfield (Philadelphia)
50.0%
610,112
10/06/25
4.45%
Fixed
53,102
26,551
74.
St. Charles Towne Center
MD
Waldorf (Washington, DC)
100.0%
980,214
(2)
75.
St. Johns Town Center
FL
Jacksonville
50.0%
1,418,023
06/01/34
5.95%
Fixed
360,000
180,001
76.
Stanford Shopping Center
CA
Palo Alto (San Jose)
94.4%
(4)
1,321,590
(2)
77.
Stoneridge Shopping Center
CA
Pleasanton (San Francisco)
49.9%
1,296,902
09/05/26
3.50%
Fixed
330,000
164,670
78.
Summit Mall
OH
Akron
100.0%
774,682
10/01/26
3.31%
Fixed
85,000
85,000
79.
Tacoma Mall
WA
Tacoma (Seattle)
100.0%
1,262,970
(2)
2Q 2025 SUPPLEMENTAL
31
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
80.
Tippecanoe Mall
IN
Lafayette
100.0%
864,871
(2)
81.
Town Center at Boca Raton
FL
Boca Raton (Miami)
100.0%
1,777,415
(2)
82.
Towne East Square
KS
Wichita
100.0%
1,157,219
(2)
83.
Treasure Coast Square
FL
Jensen Beach
100.0%
875,213
(2)
84.
Tyrone Square
FL
St. Petersburg (Tampa)
100.0%
955,887
(2)
85.
University Park Mall
IN
Mishawaka
100.0%
910,314
(2)
86.
Walt Whitman Shops
NY
Huntington Station (New York)
100.0%
1,082,678
(2)
87.
West Town Mall
TN
Knoxville
50.0%
1,281,244
(2)
88.
Westchester, The
NY
White Plains (New York)
40.0%
803,060
02/01/30
3.25%
Fixed
400,000
160,000
89.
White Oaks Mall
IL
Springfield
88.6%
922,129
06/15/27
6.98%
Fixed
34,000
30,138
90.
Wolfchase Galleria
TN
Memphis
94.5%
1,148,366
11/01/26
4.15%
Fixed
155,152
146,612
91.
Woodfield Mall
IL
Schaumburg (Chicago)
50.0%
2,151,924
12/01/33
6.71%
Fixed
294,000
147,000
92.
Woodland Hills Mall
OK
Tulsa
94.5%
1,238,750
(2)
Total Mall Square Footage
105,322,060
Lifestyle Centers
1.
ABQ Uptown
NM
Albuquerque
100.0%
228,781
(2)
2.
Hamilton Town Center
IN
Noblesville (Indianapolis)
50.0%
679,382
02/24/30
(5)
6.47%
Variable
93,221
46,611
3.
Liberty Tree Mall
MA
Danvers
49.1%
861,590
05/03/28
(25)
6.18%
Fixed
27,817
13,669
4.
Northgate Station
WA
Seattle
100.0%
417,816
(2)
5.
Pier Park
FL
Panama City Beach
65.6%
947,975
(2)
6.
University Park Village
TX
Fort Worth
100.0%
170,768
05/01/28
3.85%
Fixed
49,526
49,526
Total Lifestyle Centers Square
Footage
3,306,312
2Q 2025 SUPPLEMENTAL
32
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
Premium Outlets
1.
Albertville Premium Outlets
MN
Albertville (Minneapolis)
100.0%
301,148
(2)
2.
Allen Premium Outlets
TX
Allen (Dallas)
100.0%
548,450
(2)
3.
Aurora Farms Premium Outlets
OH
Aurora (Cleveland)
100.0%
262,110
(2)
4.
Birch Run Premium Outlets
MI
Birch Run (Detroit)
100.0%
593,962
02/06/26
4.21%
Fixed
123,000
123,000
5.
Camarillo Premium Outlets
CA
Camarillo (Los Angeles)
100.0%
691,545
(2)
6.
Carlsbad Premium Outlets
CA
Carlsbad (San Diego)
100.0%
288,917
(2)
7.
Carolina Premium Outlets
NC
Smithfield (Raleigh)
100.0%
438,782
(2)
8.
Charlotte Premium Outlets
NC
Charlotte
50.0%
398,394
07/01/28
4.27%
Fixed
96,716
48,358
9.
Chicago Premium Outlets
IL
Aurora (Chicago)
100.0%
687,143
(2)
10.
Cincinnati Premium Outlets
OH
Monroe (Cincinnati)
100.0%
398,930
(2)
11.
Clarksburg Premium Outlets
MD
Clarksburg (Washington, DC)
66.0%
379,470
01/01/28
3.95%
Fixed
152,935
100,937
12.
Clinton Premium Outlets
CT
Clinton
100.0%
276,287
(2)
13.
Denver Premium Outlets
CO
Thornton (Denver)
100.0%
328,107
(2)
14.
Desert Hills Premium Outlets
CA
Cabazon (Palm Springs)
100.0%
655,412
(2)
15.
Ellenton Premium Outlets
FL
Ellenton (Tampa)
100.0%
477,217
12/01/25
4.30%
Fixed
178,000
178,000
16.
Finger Lakes Premium Outlets
NY
Waterloo
100.0%
422,606
(2)
17.
Folsom Premium Outlets
CA
Folsom (Sacramento)
100.0%
298,738
(2)
18.
Gilroy Premium Outlets
CA
Gilroy (San Jose)
100.0%
505,367
(2)
19.
Gloucester Premium Outlets
NJ
Blackwood (Philadelphia)
66.0%
378,518
03/01/33
6.12%
Fixed
75,000
50,003
20.
Grand Prairie Premium Outlets
TX
Grand Prairie (Dallas)
100.0%
419,349
(2)
21.
Grove City Premium Outlets
PA
Grove City (Pittsburgh)
100.0%
530,990
12/01/25
4.31%
Fixed
140,000
140,000
22.
Gulfport Premium Outlets
MS
Gulfport
100.0%
300,232
12/01/25
4.35%
Fixed
50,000
50,000
23.
Hagerstown Premium Outlets
MD
Hagerstown (Baltimore/
Washington, DC)
100.0%
485,744
02/06/26
4.26%
Fixed
68,365
68,365
24.
Houston Premium Outlets
TX
Cypress (Houston)
100.0%
556,272
(2)
25.
Indiana Premium Outlets
IN
Edinburgh (Indianapolis)
100.0%
378,389
(2)
26.
Jackson Premium Outlets
NJ
Jackson (New York)
100.0%
285,826
(2)
27.
Jersey Shore Premium Outlets
NJ
Tinton Falls (New York)
100.0%
434,759
(2)
28.
Johnson Creek Premium Outlets
WI
Johnson Creek
100.0%
275,063
(2)
29.
Kittery Premium Outlets
ME
Kittery
100.0%
259,546
(2)
30.
Las Americas Premium Outlets
CA
San Diego
100.0%
690,509
(2)
31.
Las Vegas North Premium Outlets
NV
Las Vegas
100.0%
675,741
(2)
32.
Las Vegas South Premium Outlets
NV
Las Vegas
100.0%
535,712
(2)
33.
Lee Premium Outlets
MA
Lee
100.0%
224,879
06/01/26
(8)
4.17%
Fixed
44,455
44,455
34.
Leesburg Premium Outlets
VA
Leesburg (Washington, DC)
100.0%
478,415
(2)
35.
Lighthouse Place Premium Outlets
IN
Michigan City (Chicago, IL)
100.0%
448,814
(2)
36.
Merrimack Premium Outlets
NH
Merrimack
100.0%
409,081
(2)
37.
Napa Premium Outlets
CA
Napa
100.0%
178,917
(2)
38.
Norfolk Premium Outlets
VA
Norfolk
65.0%
332,288
04/01/32
4.50%
Fixed
73,640
47,866
2Q 2025 SUPPLEMENTAL
33
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
39.
North Bend Premium Outlets
WA
North Bend (Seattle)
100.0%
189,132
(2)
40.
North Georgia Premium Outlets
GA
Dawsonville (Atlanta)
100.0%
538,599
(2)
41.
Orlando International Premium Outlets
FL
Orlando
100.0%
774,096
(2)
42.
Orlando Vineland Premium Outlets
FL
Orlando
100.0%
657,376
(2)
43.
Petaluma Village Premium Outlets
CA
Petaluma (San Francisco)
100.0%
201,662
(2)
44.
Philadelphia Premium Outlets
PA
Limerick (Philadelphia)
100.0%
549,040
(2)
45.
Phoenix Premium Outlets
AZ
Chandler (Phoenix)
100.0%
356,521
(2)
46.
Pismo Beach Premium Outlets
CA
Pismo Beach
100.0%
147,603
09/06/26
(9)
3.33%
Fixed
29,867
29,867
47.
Pleasant Prairie Premium Outlets
WI
Pleasant Prairie (Chicago, IL/
100.0%
396,057
09/01/27
4.00%
Fixed
145,000
145,000
Milwaukee)
48.
Pocono Premium Outlets
PA
Tannersville
100.0%
411,860
(2)
49.
Puerto Rico Premium Outlets
PR
Barceloneta
100.0%
350,750
(2)
50.
Queenstown Premium Outlets
MD
Queenstown (Baltimore)
100.0%
289,582
09/06/26
(9)
3.33%
Fixed
52,467
52,467
51.
Rio Grande Valley Premium Outlets
TX
Mercedes (McAllen)
100.0%
595,747
(2)
52.
Round Rock Premium Outlets
TX
Round Rock (Austin)
100.0%
498,563
(2)
53.
San Francisco Premium Outlets
CA
Livermore (San Francisco)
100.0%
697,092
(2)
54.
San Marcos Premium Outlets
TX
San Marcos (Austin/
100.0%
730,033
(2)
San Antonio)
55.
Seattle Premium Outlets
WA
Tulalip (Seattle)
100.0%
554,821
(2)
56.
Silver Sands Premium Outlets
FL
Destin
50.0%
448,619
03 /01/32
3.96%
Fixed
140,000
70,000
57.
St. Augustine Premium Outlets
FL
St. Augustine (Jacksonville)
100.0%
327,772
(2)
58.
St. Louis Premium Outlets
MO
St. Louis (Chesterfield)
60.0%
351,166
10/06/27
(5)
7.56%
Fixed
84,811
50,887
59.
Tampa Premium Outlets
FL
Lutz (Tampa)
100.0%
468,097
(2)
60.
Tanger Outlets—Columbus (3)
OH
Sunbury (Columbus)
50.0%
354,850
10/01/32
6.25%
Fixed
71,000
35,500
61.
Tanger Outlets—Galveston/Houston (3)
TX
Texas City
50.0%
352,707
06/26/30
(29)
5.06%
Fixed
60,000
30,000
62.
Tucson Premium Outlets
AZ
Marana (Tucson)
100.0%
367,203
(2)
63.
Tulsa Premium Outlets
OK
Jenks (Tulsa)
100.0%
338,472
(2)
64.
Twin Cities Premium Outlets
MN
Eagan
35.0%
403,692
11/01/34
6.70%
Fixed
95,000
33,250
65.
Vacaville Premium Outlets
CA
Vacaville
100.0%
445,008
(2)
66.
Waikele Premium Outlets
HI
Waipahu (Honolulu)
100.0%
219,371
(2)
67.
Williamsburg Premium Outlets
VA
Williamsburg
100.0%
513,308
02/06/26
4.23%
Fixed
185,000
185,000
68.
Woodburn Premium Outlets
OR
Woodburn (Portland)
100.0%
389,201
(2)
69.
Woodbury Common Premium Outlets
NY
Central Valley (New York)
100.0%
915,528
(2)
70.
Wrentham Village Premium Outlets
MA
Wrentham (Boston)
100.0%
672,937
(2)
Total U.S. Premium Outlet Square Footage
30,738,094
2Q 2025 SUPPLEMENTAL
34
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
The Mills
1.
Arizona Mills
AZ
Tempe (Phoenix)
100.0%
1,221,207
09/01/26
3.80%
Fixed
93,002
93,002
2.
Arundel Mills
MD
Hanover (Baltimore)
59.3%
1,955,278
11/01/33
7.70%
Fixed
360,000
213,301
3.
Colorado Mills
CO
Lakewood (Denver)
37.5%
1,351,643
11/01/26
4.28%
Fixed
105,917
39,719
07/01/31
2.80%
Fixed
30,000
11,250
4.
Concord Mills
NC
Concord (Charlotte)
59.3%
1,368,203
11/01/32
6.55%
Fixed
228,506
135,413
5.
Grapevine Mills
TX
Grapevine (Dallas)
59.3%
1,779,825
07/01/34
6.26%
Fixed
250,000
148,150
6.
Great Mall
CA
Milpitas (San Jose)
100.0%
1,365,306
(2)
7.
Gurnee Mills
IL
Gurnee (Chicago)
100.0%
1,914,692
10/01/26
3.99%
Fixed
257,710
257,710
8.
Katy Mills
TX
Katy (Houston)
62.5%
(7)
1,679,417
08/01/32
5.77%
Fixed
125,350
78,344
9.
Mills at Jersey Gardens, The
NJ
Elizabeth
100.0%
1,314,963
(2)
10.
Ontario Mills
CA
Ontario (Riverside)
50.0%
1,430,544
(2)
11.
Opry Mills
TN
Nashville
100.0%
1,174,323
07/01/26
4.09%
Fixed
375,000
375,000
12.
Outlets at Orange, The
CA
Orange (Los Angeles)
100.0%
863,514
(2)
13.
Potomac Mills
VA
Woodbridge (Washington, DC)
100.0%
1,564,419
11/01/26
3.46%
Fixed
416,000
416,000
14.
Sawgrass Mills
FL
Sunrise (Miami)
100.0%
2,367,998
(2)
Total The Mills Square Footage
21,351,332
Other Properties
Calhoun Outlet Marketplace, Dover Mall, Florida Keys Outlet Marketplace,
Gaffney Outlet Marketplace, Orlando Outlet Marketplace, Oxford Valley
Mall, Philadelphia Mills, Southridge Mall, Square One Mall, Solomon Pond Mall,
Sugarloaf Mills, The Avenues
(7)(8)(10)
824,102
344,502
Total Other Properties Square
Footage
10,049,884
TOTAL U.S. SQUARE FOOTAGE (11)(12)
170,767,682
2Q 2025 SUPPLEMENTAL
35
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
International Properties
AUSTRIA
1.
Parndorf Designer Outlet Phases 3 & 4
Vienna
90.0%
118,000
07/04/29
(13)
2.00%
Fixed
212,356
191,120
Austria Square Footage
118,000
CANADA
2.
Premium Outlet Collection
Edmonton IA
Edmonton (Alberta)
50.0%
421,900
11/30/25
(14)
4.35%
Variable
99,964
49,982
3.
Premium Outlets Montréal
Montréal (Quebec)
50.0%
367,500
09/01/31
(14)
4.69%
Fixed
87,893
43,947
4.
Toronto Premium Outlets
Toronto (Ontario)
50.0%
504,900
(2)
5.
Vancouver Designer Outlet
Vancouver (British Columbia)
45.0%
326,000
12/01/27
(14)(25)
5.81%
Fixed
60,426
27,192
12/01/27
(14)(27)
6.13%
Fixed
60,426
27,192
Canada Square Footage
1,620,300
FRANCE
6.
Paris-Giverny Designer Outlet
Vernon
73.8%
228,000
06/11/26
(13)(28)
4.64%
Variable
99,462
73,383
7.
Provence Designer Outlet
Miramas
90.0%
269,000
07/27/27
(5)(13)
4.92%
Fixed
110,478
99,430
France Square Footage
497,000
GERMANY
8.
Ochtrup Designer Outlet
Ochtrup
70.5%
191,500
06/30/26
(13)
2.10%
Fixed
58,714
41,393
Germany Square Footage
191,500
INDONESIA
9.
Jakarta Premium Outlets
Tangerang (Jakarta)
50.0%
302,000
12/29/33
(35)
9.25%
Fixed
47,915
23,958
Indonesia Square Footage
302,000
ITALY
10.
La Reggia Designer Outlet
Marcianise (Naples)
90.0%
344,000
03/31/27
(13)
4.44%
Variable
35,698
32,128
03/31/27
(13)(25)
4.25%
Fixed
150,309
135,278
11.
Noventa Di Piave Designer Outlet
Venice
90.0%
353,000
07/25/25
(13)
2.00%
Fixed
325,974
293,377
12.
The Mall Luxury Outlets Firenze
Leccio (Florence)
100.0%
264,750
(2)
13.
The Mall Luxury Outlets Sanremo
Sanremo
100.0%
122,300
(2)
Italy Square Footage
1,084,050
JAPAN
14.
Ami Premium Outlets
Ami (Tokyo)
40.0%
315,000
(2)
15.
Fukaya-Hanazono Premium Outlets
Fukaya City (Saitama)
40.0%
296,300
10/01/32
(15)
0.76%
Fixed
74,217
29,687
16.
Gotemba Premium Outlets
Gotemba City (Tokyo)
40.0%
659,500
05/31/27
(15)
0.31%
Variable
90,169
36,068
17.
Kobe-Sanda Premium Outlets
Kobe (Osaka)
40.0%
441,000
(2)
18.
Rinku Premium Outlets
Izumisano (Osaka)
40.0%
512,500
07/31/27
(15)
0.30%
Fixed
40,923
16,369
19.
Sano Premium Outlets
Sano (Tokyo)
40.0%
390,800
02/29/28
(15)
1.28%
Fixed
31,560
12,624
20.
Sendai-Izumi Premium Outlets
Izumi Park Town (Sendai)
40.0%
164,200
(2)
21.
Shisui Premium Outlets
Shisui (Chiba)
40.0%
434,600
11/30/28
(15)
1.03%
Fixed
18,033
7,213
05/31/29
(15)
0.68%
Fixed
5,549
2,220
22.
Toki Premium Outlets
Toki (Nagoya)
40.0%
367,700
(2)
23.
Tosu Premium Outlets
Fukuoka (Kyushu)
40.0%
328,400
10/31/26
(15)
0.80%
Variable
43,004
17,202
Japan Square Footage
3,910,000
2Q 2025 SUPPLEMENTAL
36
TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
LEGAL
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
OUR SHARE
KOREA
24.
Busan Premium Outlets
Busan
50.0%
544,200
04/28/28
(16)
3.88%
Fixed
149,442
74,721
25.
Jeju Premium Outlets
Jeju Province
50.0%
92,000
(2)
26.
Paju Premium Outlets
Paju (Seoul)
50.0%
558,900
03/13/27
(16)
3.75%
Fixed
40,629
20,315
27.
Siheung Premium Outlets
Siheung (Seoul)
50.0%
444,400
03/15/26
(16)
4.38%
Fixed
103,422
51,711
28.
Yeoju Premium Outlets
Yeoju (Seoul)
50.0%
551,600
05/23/26
(16)
4.06%
Fixed
42,107
21,054
South Korea Square Footage
2,191,100
MALAYSIA
29.
Genting Highlands Premium Outlets
Pahang (Kuala Lumpur)
50.0%
277,500
(2)
30.
Johor Premium Outlets
Johor (Singapore)
50.0%
309,400
09/30/31
(17)
5.31%
Variable
2,343
1,172
Malaysia Square Footage
586,900
MEXICO
31.
Premium Outlets Punta Norte
Mexico City
50.0%
333,000
(2)
32.
Premium Outlets Querétaro
Querétaro
50.0%
274,800
12/20/33
(18)
11.03%
Fixed
19,767
9,884
06/20/28
(18)
11.45%
Variable
152
76
Mexico Square Footage
607,800
NETHERLANDS
33.
Roermond Designer Outlet
Phases 2, 3 & 4
Roermond
(19)
298,000
06/06/29
(13)
3.90%
Fixed
328,802
295,922
08/18/25
(13)(25)
4.55%
Fixed
197,281
93,240
34.
Roosendaal Designer Outlet
Roosendaal
94.0%
247,500
02/28/29
(13)(26)
5.40%
Fixed
76,328
71,748
Netherlands Square Footage
545,500
SPAIN
35.
Malaga Designer Outlet
Malaga
46.1%
191,000
05/05/28
(13)(30)
4.19%
Variable
74,568
34,383
Spain Square Footage
191,000
THAILAND
36.
Siam Premium Outlets Bangkok
Bangkok
50.0%
264,000
06/05/31
(20)
4.69%
Fixed
59,736
29,868
Thailand Square Footage
264,000
UNITED KINGDOM
37.
Ashford Designer Outlet
Kent
45.0%
281,000
05/23/27
(21)
6.37%
Variable
28,390
12,776
05/23/27
(21)(25)
4.29%
Fixed
113,552
51,098
38.
West Midlands Designer Outlet
Staffordshire
23.2%
197,000
06/06/26
(21)(25)
7.49%
Fixed
89,141
20,716
United Kingdom Square Footage
478,000
TOTAL INTERNATIONAL SQUARE FOOTAGE (11)(22)
12,587,150
TOTAL SQUARE FOOTAGE
183,354,832
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
DEBT INFORMATION
PROPERTY NAME
STATE
CITY (CBSA)
TRG
OWNERSHIP
TOTAL
SQUARE FEET
MATURITY
DATE
INTEREST
RATE(1)
TYPE
INDEBTEDNESS ($ in 000’s)
TOTAL
TRG SHARE
Taubman Realty Group
1.
Beverly Center
CA
Los Angeles
100.0%
808,676
(2)
2.
Cherry Creek Shopping Center
CO
Denver
50.0%
1,245,854
06/01/28
3.85%
Fixed
550,000
275,000
3.
City Creek Center
UT
Salt Lake City
100.0%
674,547
05/01/29
7.63%
Fixed
70,000
70,000
4.
Dolphin Mall
FL
Miami
100.0%
1,398,114
12/09/29
(5)(34)
5.35%
Fixed
1,000,000
1,000,000
5.
Gardens Mall, The
FL
Palm Beach Gardens
50.0%
1,403,614
07/15/28
5.63%
Fixed
205,000
102,500
6.
Gardens on El Paseo, The
CA
Palm Desert
100.0%
235,091
(2)
7.
Great Lakes Crossing Outlets
MI
Auburn Hills
100.0%
1,358,104
02/01/33
6.52%
Fixed
180,000
180,000
8.
International Market Place
HI
Waikiki, Honolulu
93.5%
339,414
(2)
9.
International Plaza
FL
Tampa
50.1%
1,376,152
10/09/26
(5)(33)
6.07%
Variable
477,000
238,977
10.
Mall at Green Hills, The
TN
Nashville
100.0%
1,046,488
(2)
11.
Mall at Millenia, The
FL
Orlando
50.0%
1,125,046
10/15/29
5.41%
Fixed
450,000
225,000
12.
Mall at Short Hills, The
NJ
Short Hills
100.0%
1,416,113
10/01/27
3.48%
Fixed
1,000,000
1,000,000
13.
Mall at University Town Center, The
FL
Sarasota
50.0%
855,425
11/01/26
3.40%
Fixed
265,980
132,990
14.
Mall of San Juan, The
PR
San Juan
95.0%
674,396
(2)
15.
Twelve Oaks Mall
MI
Novi
100.0%
1,530,172
03/06/28
4.85%
Fixed
263,729
263,729
16.
Waterside Shops
FL
Naples
50.0%
304,314
04/15/26
3.86%
Fixed
154,337
77,168
17.
Westfarms
CT
West Hartford
78.9%
1,267,598
09/06/28
7.80%
Fixed
242,000
191,035
18.
CityOn.Xian
Xi’an, China
25.0%
995,000
03/14/29
(23)(37)
3.60%
Fixed
92,079
23,020
19.
CityOn.Zhengzhou
Zhengzhou, China
24.5%
919,000
03/22/32
(23)
4.95%
Fixed
110,295
27,022
20.
Starfield Anseong
Anseong, South Korea
49.0%
1,068,000
02/28/28
(24)
3.75%
Fixed
251,076
123,027
21.
Starfield Hanam
Hanam, South Korea
17.2%
1,709,000
10/26/25
(24)
2.38%
Fixed
387,374
66,435
Total Taubman Realty Group Square Footage
21,750,118
TOTAL TRG SECURED INDEBTEDNESS
$3,995,903
TRG – Corporate & Other
TRG – $525M Revolving Credit Facility
100.0%
03/31/30
(5)
5.47%
Variable
35,000
35,000
(36)
5.19%
Fixed
150,000
150,000
TRG – $65M Revolving Credit Facility
100.0%
04/18/26
5.82%
Variable
14,600
14,600
22.
Other Property
50.0%
1,436,072
09/01/25
(5)
4.44%
Fixed
135,651
0
Other Debt
50.0%
11/01/27
(5)
6.57%
Variable
24,000
12,000
TOTAL TRG CORPORATE AND OTHER INDEBTEDNESS
23,186,190
$211,600
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TABLE OF CONTENTS
PROPERTY AND DEBT INFORMATION
As of June 30, 2025
FOOTNOTES:
(1)
Variable rate debt interest rates are based on the following base rates as of June 30, 2025: Overnight SOFR 4.45%; 1 month CME Term SOFR 4.3223%; 30 Day Average SOFR 4.3193%; 1M EURIBOR at 1.934%; 3M EURIBOR at 1.944%; 6M EURIBOR at 2.049%; 1M YEN TIBOR at 0.6036%; 6M YEN TIBOR at 0.8473%; 1M CORRA at 2.75%; Overnight SONIA 4.2171% and Cost of Funds Rate at 5.1%.
(2)
Unencumbered asset.
(3)
This property is managed by a third party. Reported amounts may be provided in arrears.
(4)
The Operating Partnership receives substantially all the economic benefit of the property due to a preference or advance.
(5)
Includes applicable extensions available at our option.
(6)
The Operating Partnership owns a mortgage note that encumbers Pheasant Lane Mall that entitles it to 100% of the economics of this property.
(7)
The Operating Partnership’s direct and indirect interests in some joint venture properties are subject to preferences on distributions and/or capital allocation in favor of other partners or the Operating Partnership.
(8)
Three properties (Lee Premium Outlets, Calhoun Outlet Marketplace and Gaffney Outlet Marketplace) are secured by cross-collateralized and cross-defaulted mortgages.
(9)
These two properties are secured by cross-collateralized and cross-defaulted mortgages.
(10)
Consists of 10 encumbered properties with interest rates ranging from 3.60% to 8.02% and maturities between 2025 and 2029, of which one property is held within TMLP.
(11)
Does not include any other spaces in joint ventures which are not listed above.
(12)
GLA includes office space.
(13)
Amount shown in USD equivalent; EUR equivalent is 1.4 billion.
(14)
Amount shown in USD equivalent; CAD equivalent is 421.5 million.
(15)
Amounts shown in USD equivalent; JPY equivalent is 43.8 billion.
(16)
Amounts shown in USD equivalent; KRW equivalent is 454.3 billion.
(17)
Amounts shown in USD equivalent; MYR equivalent is 9.9 million.
(18)
Amounts shown in USD equivalent; MXN equivalent is 374.7 million.
(19)
The Company owns a 90.0% interest in Phases 2 & 3 and a 47.3% interest in Phase 4.
(20)
Amounts shown in USD equivalent; THB equivalent is 1.9 billion.
(21)
Amount shown in USD equivalent; GBP equivalent is 168.5 million.
(22)
Does not include Klépierre.
(23)
Amounts shown in USD equivalent; CNY equivalent is 1.5 billion.
(24)
Amounts shown in USD equivalent; KRW equivalent is 864.3 billion.
(25)
Through an interest rate swap agreement, interest is essentially fixed at the all-in-rate presented.
(26)
Through an interest rate swap agreement, interest is essentially fixed at the all-in-rate presented until February 26, 2027.
(27)
Through interest rate swap agreements, the interest is essentially fixed at the all-in rate presented until December 1, 2025.
(28)
Through an interest rate cap agreement, interest is essentially capped at the all-in-rate presented.
(29)
Through interest rate swap agreements, the interest is essentially fixed at the all-in rate presented until June 26, 2029.
(30)
Through interest rate cap agreements, the interest is essentially fixed at the all-in rate presented until May 5, 2027.
(31)
Through an interest rate cap agreement, interest is essentially capped at the all-in-rate presented until May 15, 2026.
(32)
Through an interest rate cap agreement, interest is essentially capped at the all-in-rate presented until February 15, 2026.
(33)
Through an interest rate cap agreement, interest is essentially capped at the all-in-rate presented until October 15, 2025.
(34)
Through interest rate swap agreements, the interest is essentially fixed at the all-in rate presented until December 15, 2027.
(35)
Amount shown in USD equivalent; IDR equivalent is 776.3 billion.
(36)
Through interest rate swap agreements, interest is essentially fixed at the all-in-rate presentated through April 1, 2026.
(37)
The interest rate resets on January 1st of each year.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
NON-GAAP PRO-RATA FINANCIAL INFORMATION
The following pro-rata financial information is not, and is not intended to be, a presentation in accordance with GAAP. The non-GAAP pro-rata financial information aggregates our proportionate economic ownership of each asset in our property portfolio that we do not wholly own. The amounts in the column labeled “Our Share of Joint Ventures” were derived on a property-by-property or entity-by-entity basis by applying to each line item the ownership percentage interest used to arrive at our share of the net operations for the period consistent with the application of the equity method of accounting to each of our unconsolidated joint ventures. A similar calculation was performed for the amounts in the column labeled “Noncontrolling Interests,” which represents the share of consolidated assets and net income or loss attributable to any noncontrolling interest.
We do not control the unconsolidated joint ventures and the presentations of the assets and liabilities and revenues and expenses do not represent our legal claim to such items. The operating agreements of the unconsolidated joint ventures generally provide that partners may receive cash distributions (1) to the extent there is available cash from operations, (2) upon a capital event, such as a refinancing or sale or (3) upon liquidation of the venture. The amount of cash each partner receives is based upon specific provisions of each operating agreement and varies depending on factors including the amount of capital contributed by each partner and whether any contributions are entitled to priority distributions.
Upon liquidation of the joint venture and after all liabilities, priority distributions and initial equity contributions have been repaid, the partners generally would be entitled to any residual cash remaining based on their respective legal ownership percentages.
We provide pro-rata financial information because we believe it assists investors and analysts in estimating our economic interest in our unconsolidated joint ventures when read in conjunction with the Company’s reported results under GAAP. The presentation of pro-rata financial information has limitations as an analytical tool. Some of these limitations include:
•
The amounts shown on the individual line items were derived by applying our overall economic ownership interest percentage determined when applying the equity method of accounting and do not necessarily represent our legal claim to the assets and liabilities, or the revenues and expenses; and
•
Other companies in our industry may calculate their pro-rata interest differently than we do, limiting the usefulness as a comparative measure.
Because of these limitations, the pro-rata financial information should not be considered in isolation or as a substitute for our financial statements as reported under GAAP. We compensate for these limitations by relying primarily on our GAAP results and using the pro-rata financial information only supplementally.
2Q 2025 SUPPLEMENTAL
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TABLE OF CONTENTS
NON-GAAP PRO-RATA FINANCIAL INFORMATION
(In thousands)
For the Three Months Ended
June 30, 2025
For the Three Months Ended
June 30, 2024
Noncontrolling
Interests (1)
Our
Share of
Joint Ventures
Noncontrolling
Interests (1)
Our
Share of
Joint Ventures
REVENUE:
Lease income
$
(16,093)
$
354,798
$
(14,999)
$
343,934
Management fees and other revenues
—
—
—
—
Other income
(935)
56,789
(673)
44,918
Total revenue
(17,028)
411,587
(15,672)
388,852
EXPENSES:
Property operating
(3,323)
76,779
(2,961)
71,338
Depreciation and amortization
(5,775)
88,027
(4,563)
87,429
Real estate taxes
(589)
27,350
(609)
28,064
Repairs and maintenance
(429)
8,164
(428)
7,902
Advertising and promotion
(2,432)
10,612
(1,796)
10,186
Home and regional office costs
—
—
—
—
General and administrative
—
—
—
—
Other
(1,489)
29,307
(1,496)
24,751
Total operating expenses
(14,037)
240,239
(11,853)
229,670
OPERATING INCOME BEFORE OTHER ITEMS
(2,991)
171,348
(3,819)
159,182
Interest expense
3,370
(83,667)
2,869
(83,679)
Loss on extinguishment of debt
—
—
—
—
Gain due to disposal, exchange, or revaluation of equity interests, net
—
—
—
—
Income and other tax expense
—
—
—
—
Income from unconsolidated entities
(405)
(87,681)(2)
165
(75,503)(2)
Unrealized losses in fair value of publicly traded equity instruments and derivative instrument, net
—
—
—
—
(Loss) gain on acquisition of controlling interest, sale or disposal of, or recovery on, assets and interests in unconsolidated entities and impairment, net
—
—
—
—
Consolidated income from continuing operations
(26)
—
(785)
—
CONSOLIDATED NET INCOME
(26)
—
(785)
—
Net income attributable to noncontrolling interests
(26)
—(3)
(785)
—(3)
Preferred dividends
—
—
—
—
NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS
$
—
$
—
$
—
$
—
(1)
Represents our venture partners’ share of operations from consolidated properties.
(2)
Our Total Share of income from unconsolidated entities excludes our share of net results related to our investment in Klépierre, TRG, RGG, Catalyst and Jamestown.
(3)
Represents limited partners’ interest in the Operating Partnership.
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NON-GAAP PRO-RATA FINANCIAL INFORMATION
(In thousands)
For the Six Months Ended
June 30, 2025
For the Six Months Ended
June 30, 2024
Noncontrolling
Interests (1)
Our
Share of
Joint Ventures
Noncontrolling
Interests (1)
Our
Share of
Joint Ventures
REVENUE:
Lease income
$
(31,363)
$
705,507
$
(30,433)
$
692,279
Management fees and other revenues
—
—
—
—
Other income
(1,601)
103,887
(1,479)
88,298
Total revenue
(32,964)
809,394
(31,912)
780,577
EXPENSES:
Property operating
(6,626)
153,307
(6,105)
142,014
Depreciation and amortization
(11,212)
176,498
(9,511)
176,571
Real estate taxes
(740)
54,340
(1,216)
56,951
Repairs and maintenance
(917)
17,681
(854)
16,642
Advertising and promotion
(5,055)
20,968
(3,953)
20,263
Home and regional office costs
—
—
—
—
General and administrative
—
—
—
—
Other
(3,477)
55,809
(3,932)
49,273
Total operating expenses
(28,027)
478,603
(25,571)
461,714
OPERATING INCOME BEFORE OTHER ITEMS
(4,937)
330,791
(6,341)
318,863
Interest expense
6,770
(165,038)
6,692
(166,062)
Loss on extinguishment of debt
—
—
—
—
Gain due to disposal, exchange, or revaluation of equity interests, net
—
—
—
—
Income and other tax expense
—
—
—
—
Income from unconsolidated entities
(567)
(165,753)(2)
334
(152,801)(2)
Unrealized losses in fair value of publicly traded equity instruments and derivative instrument, net
—
—
—
—
(Loss) gain on acquisition of controlling interest, sale or disposal of, or recovery on, assets and interests in unconsolidated entities and impairment, net
—
—
—
—
Consolidated income from continuing operations
1,266
—
685
—
CONSOLIDATED NET INCOME
1,266
—
685
—
Net income attributable to noncontrolling interests
1,266
—(3)
685
—(3)
Preferred dividends
—
—
—
—
NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS
$
—
$
—
$
—
$
—
(1)
Represents our venture partners’ share of operations from consolidated properties.
(2)
Our Total Share of income from unconsolidated entities excludes our share of net results related to our investment in Klépierre, TRG, RGG, Catalyst and Jamestown.
(3)
Represents limited partners’ interest in the Operating Partnership.
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TABLE OF CONTENTS
NON-GAAP PRO-RATA FINANCIAL INFORMATION
(In thousands)
As of June 30, 2025
As of June 30, 2024
Noncontrolling
Interests
Our
Share of
Joint Ventures
Noncontrolling
Interests
Our
Share of
Joint Ventures
ASSETS:
Investment properties, at cost
$
(683,674)
$
9,845,933
$
(564,258)
$
10,032,044
Less – accumulated depreciation
(187,171)
4,223,773
(150,902)
4,147,491
(496,503)
5,622,160
(413,356)
5,884,553
Cash and cash equivalents
(28,763)
547,765
(24,998)
561,261
Short-term investments
—
—
—
—
Tenant receivables and accrued revenue, net
(5,871)
237,272
(9,334)
215,684
Investment in TRG, at equity
—
—
—
—
Investment in Klépierre, at equity
—
—
—
—
Investment in unconsolidated entities, at equity
(6,634)
(2,606,909)
(7,355)
(2,642,196)
Right-of-use assets, net
(850)
55,725
(859)
50,249
Investments held in trust – special purpose acquisition company
—
—
—
—
Deferred costs and other assets
(22,069)
1,345,451
(28,429)
1,267,577
Total assets
$
(560,690)
$
5,201,464
$
(484,331)
$
5,337,128
LIABILITIES:
Mortgages and unsecured indebtedness
$
(239,117)
$
6,291,553
$
(229,007)
$
6,437,827
Accounts payable, accrued expenses, intangibles, and deferred revenues
(20,680)
455,267
(27,434)
405,336
Cash distributions and losses in unconsolidated entities, at equity
—
(1,746,426)
—
(1,729,001)
Dividend payable
—
—
—
—
Lease liabilities
(850)
51,378
(859)
45,494
Other liabilities
(50,501)
149,692
(42,869)
177,472
Total liabilities
(311,148)
5,201,464
(300,169)
5,337,128
Commitments and contingencies
Limited partners’ preferred interest in the Operating Partnership
(227,967)
—
(165,716)
—
EQUITY:
Stockholders’ equity
Capital stock
Series J 8 3/8% cumulative redeemable preferred stock
—
—
—
—
Common stock, $.0001 par value
—
—
—
—
Class B common stock, $.0001 par value
—
—
—
—
Capital in excess of par value
—
—
—
—
Accumulated deficit
—
—
—
—
Accumulated other comprehensive loss
—
—
—
—
Common stock held in treasury at cost
—
—
—
—
Total stockholders’ equity
—
—
—
—
Noncontrolling interests
(21,575)
—
(18,446)
—
Total equity
(21,575)
—
(18,446)
—
Total liabilities and equity
$
(560,690)
$
5,201,464
$
(484,331)
$
5,337,128
2Q 2025 SUPPLEMENTAL
43
TABLE OF CONTENTS
GUIDANCE RECONCILIATION
The following table provides the GAAP to non-GAAP reconciliation for the expected range of estimated net income attributable to common stockholders per diluted share to estimated Real Estate FFO per diluted share:
LOW
END
HIGH
END
FOR THE YEAR ENDING DECEMBER 31, 2025
Estimated net income attributable to common stockholders per diluted share
$
6.63
$
6.83
Add: Depreciation and amortization including Simon’s share of unconsolidated entities
5.60
5.60
Add: Loss on acquisition of controlling interest, sale or disposal of, or recovery on, assets and interest in unconsolidated entities and impairment, net*
0.03
0.03
Estimated FFO per diluted share
$
12.26
$
12.46
Less: Gain due to disposal, exchange or revaluation of equity interests, net*
(0.16)
(0.16)
Add: Other platform investments, net of tax*
0.12
0.12
Add: Unrealized losses in fair value adjustments of the Klépierre exchangeable bonds and publicly traded equity instruments, net*
0.23
0.23
Estimated Real Estate FFO per diluted share
$
12.45
$
12.65
*
Amounts represent year-to-date actual results for the respective line items. The Company is not providing guidance for these line items.
2Q 2025 SUPPLEMENTAL
44
Mentions · how they’re counted
| Category | Underlined | Word counter | Model’s count |
|---|---|---|---|
| AI AI, artificial intelligence, generative AI, machine learning, large language model, LLM | 0 | 0 | 0 |
| Layoffs layoffs, RIF, headcount reduction, workforce optimization, restructuring | 0 | — | 0 |
| Recession recession, downturn, contraction, slowdown | 2 | 2 | 1 |
| Tariffs tariff, trade war, trade barriers, trade restrictions, trade policy | 2 | 2 | 1 |
| Buybacks share repurchase, buyback program | 0 | — | 0 |
Underlines use the same word lists the scores use. AI, recession and tariffs follow Palanor’s word counter, so those counts match it exactly on the same text. Layoffs and buybacks use the terms the model was given. The model’s count is an estimate by meaning, not by string, so it can differ from the underlines.
Source: SEC EDGAR · public domain · Highlights by Palanor