Simon Property Group — May 11, 2026 release

2026 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, 2026 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 $13.10 to $13.25 per diluted share. The Real Estate FFO per diluted share range is an increase from the $13.00 to $13.25 per diluted share range provided on February 2, 2026, or an increase of  $0.05 per diluted share at the mid-point. ​ ​ ​ ​ Low End ​ ​ High End ​ ​ Estimated net income attributable to common stockholders per diluted share ​ ​ ​ $ 6.61 ​ ​ ​ ​ $ 6.76 ​ ​ ​ Estimated Real Estate FFO per diluted share ​ ​ ​ $ 13.10 ​ ​ ​ ​ $ 13.25 ​ ​   ​   1Q 2026 SUPPLEMENTAL ​ ​ ​ ​ 3   ​ TABLE OF CONTENTS   EARNINGS RELEASE 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, May 11, 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 May 18, 2026. To access the audio replay, dial 1-844-512-2921 (international + 1-412-317-6671 ) passcode 13760