Simon Property vs Regency Centers: which stock is doing better?
Simon Property and Regency Centers are business rivals. Where they compete: open-air retail REIT (strip/lifestyle centers; overlaps outlet/open-air format marginally). Here is how the two stocks, and the businesses behind them, compare over the past year.
Updated Oct 9, 2026
SPG ahead
On Stox’s P3 score, which combines market beat, staying power and business growth, Simon Property rates 51 and Regency Centers 44. Over the past year Simon Property is +12% and Regency Centers +1%, against +16% for the S&P 500. By type, Simon Property is an Exhausted Rally and Regency Centers a Sleepy Staple.
The past year
SPG against REG, each set to $100 a year ago. Select a measure in the table below to chart it for both.
SPG and REG side by side
Ahead marks the stronger reading on each line; for the typical day and the deepest fall it marks the steadier stock. Select a row with a chart to see both over the year.
| Measure | SPG | REG | Ahead |
|---|---|---|---|
P3 score Market beat, staying power and business growth combined | 51Middling | 44Middling | SPG |
Past year Share price change | +12% | +1% | SPG |
Past 3 months Share price change | −9% | −10% | SPG |
Past month Share price change | −3% | −4% | SPG |
Market beat Return against the market, past year | 61Middling | 41Middling | SPG |
Staying power How steadily it has led, 52 weeks | 47Middling | 64Middling | REG |
Business growth Revenue, margins and cash flow growth | 45Middling | 33Middling | SPG |
Money flow Buying against selling on volume, 60 days | 18Weak | 7Weak | SPG |
Revenue growth Past four quarters against the year before | +11% | +12% | REG |
Operating margin Operating profit as a share of revenue, past four quarters | 48% | 47% | SPG |
Typical day Average daily move over the past year | 1.8% | 1.6% | REG, calmer |
Deepest fall From a high, past year | −16% | −14% | REG, held up |
Market value What the market values the company at | $64.7B | $13.2B | |
Type Its Stox Atlas type | Exhausted Rally | Sleepy Staple | |
Group Stocks it moves with | REITs / real estate | REITs / real estate | Same group |
How to read this page
How it’s measured. Scores from Stox rank each stock against about 1,200 large US stocks and funds, where 100 is best; P3 combines market beat, staying power and business growth. Returns are share-price changes. The typical day is the average true range over 14 days as a share of the price, averaged over the past year.
Sources. Daily prices and company financial statements from Financial Modeling Prep; scores and curated rivals from Stox.
A higher score describes a stronger past year, not what comes next.
Rivals are chosen by the markets the two businesses compete in, not by sector labels.
For financial statements, valuation and news, see SPG and REG on Stox.
This page is information, not investment advice. About our data and methods ›