Simon Property Group — Feb 2, 2026 release

  ​   4Q 2025 SUPPLEMENTAL ​ ​ ​ ​ 3   ​ TABLE OF CONTENTS   EARNINGS RELEASE 2026 Guidance The Company currently estimates net income to be within a range of  $6.87 to $7.12 per diluted share and Real Estate FFO to be within a range of  $13.00 to $13.25 per diluted share for the year ending December 31, 2026. 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 ​ ​ Estimated net income attributable to common stockholders per diluted share ​ ​ ​ $ 6.87 ​ ​ ​ ​ $ 7.12 ​ ​ ​ Depreciation and amortization including Simon’s share of unconsolidated entities ​ ​ ​ ​ 6.13 ​ ​ ​ ​ ​ 6.13 ​ ​ ​ Estimated Real Estate FFO per diluted share ​ ​ ​ $ 13.00 ​ ​ ​ ​ $ 13.25 ​ ​ 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 Time, Monday, February 2, 2026. 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 February 9, 2026. To