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Investing.com -- S&P Global Ratings has upgraded Simon Property Group Inc (NYSE:SPG). to an ’A’ rating with a stable outlook, citing the mall operator’s strong operating performance and solid sector fundamentals.
Despite macroeconomic challenges, Simon’s high-quality portfolio achieved a 3.8% year-over-year increase in domestic property net operating income for the six months ended June 30, 2025. The company also improved its occupancy rate by 40 basis points to 96.0% during this period.
The company’s Mills portfolio reached a record-high leased occupancy of 99.3%, while average base minimum rent for malls and outlets rose 1.3% year-over-year. Retailer sales per square foot remained steady at $736.
S&P noted that Simon has maintained a conservative balance sheet while pursuing growth opportunities. As of June 30, 2025, the company’s trailing 12-month adjusted debt to EBITDA ratio was 5.5x, compared to 5.4x in the previous year. Its adjusted fixed-charge coverage improved slightly to 4.2x from 4.1x.
The rating agency highlighted Simon’s $1 billion in ongoing development projects across its platforms, with 40% of net costs allocated to mixed-use projects at a blended yield of 9%.
Simon has also completed several strategic acquisitions in 2025. In January, it acquired two luxury outlet destinations in Italy for $392.4 million, funded primarily with a €350 million term loan. In April, the company purchased the remaining 50% interest in Briarwood Mall for $9.2 million, and in June, it acquired the remaining 75% interest in the retail portion of Brickell City Centre in Miami for approximately $500 million.
The stable outlook reflects S&P’s expectation that healthy retail sector fundamentals for high-quality properties will support Simon’s solid operating performance, with the company maintaining its adjusted debt to EBITDA ratio in the mid-5x range.
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