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Simon Property Group Provides 2006 FFO and Earnings Guidance

INDIANAPOLIS, Jan. 11 /PRNewswire-FirstCall/ -- Simon Property Group, Inc. (the "Company" or "Simon") (NYSE: SPG) today provided estimates of 2006 funds from operations ("FFO") per share and net income per share. The Company expects diluted FFO to be within a range of $5.20 to $5.32 per share for the year ending December 31, 2006, and diluted net income per share to be within a range of $1.71 to $1.83. The Company considers FFO a key measure of its operating performance that is not specifically defined by accounting principles generally accepted in the United States ("GAAP"). The Company believes that FFO is helpful to investors because it is a widely recognized measure of the performance of real estate investment trusts and provides a relevant basis for comparison of performance among REITs.

The Company's 2006 guidance is based upon its internal budgeting and planning process and management's view of current market conditions, including those in the retail real estate business. Assumptions for 2006 for the Company's U.S.-based assets include:

                                                        Premium     Community/
                                          Regional      Outlet(R)    Lifestyle
                                           Malls        Centers      Centers

     Occupancy at December 31, 2006  92.5 to 93.5%     98 to 99%     91 to 93%

     Releasing spread                    15 to 25%     15 to 25%      5 to 15%

     Comparable property NOI growth    2.5 to 3.5%   4.0 to 5.0%   2.0 to 3.0%

The 2006 guidance assumes timely completion of the Company's previously announced development activities; includes no future acquisition or disposition activities other than the impact in 2006 from 2005 activity; and contemplates stable retail and capital market environments.

The 2006 guidance also assumes an interest rate environment that is consistent with the current forward yield curves for one month LIBOR and the 10 Year U.S. Treasury note.

The following table provides the reconciliation of the range of estimated diluted net income per share to estimated diluted FFO per share.

     For the twelve months ended December 31, 2006
                                                              Low       High
                                                              End       End

     Estimated diluted net income per share                  $1.71     $1.83

     Depreciation and amortization including our share of
      joint ventures                                          3.57      3.57

     Impact of additional dilutive securities                (0.08)    (0.08)

     Estimated diluted FFO per share                         $5.20     $5.32

    Forward-Looking Statements

Estimates of future net income and FFO per share, and other statements regarding future developments and operations, are forward-looking statements within the meaning of the federal securities laws. Forward-looking statements often contain words such as "estimated," "expects," "anticipates," "intends," "plans," "believes," "seeks," or "will." Actual results may differ materially from those indicated by forward-looking statements due to a variety of risks and uncertainties. Those risks and uncertainties include, but are not limited to, international, national, regional and local economic climates, competitive market forces, changes in market rental rates, trends in the retail industry, the inability to collect rent due to the bankruptcy or insolvency of tenants or otherwise, risks associated with acquisitions, the impact of terrorist activities, environmental liabilities, pending litigation, maintenance of REIT status, changes in applicable laws, rules and regulations, changes in market rates of interest and fluctuations in exchange rates of foreign currencies. The reader is directed to the Company's various filings with the Securities and Exchange Commission for a discussion of such risks and uncertainties. The Company undertakes no obligation to publicly update or revise any forward- looking statements whether as a result of new information, future events or otherwise.

About Simon

Simon Property Group, Inc., headquartered in Indianapolis, Indiana, is a real estate investment trust engaged in the ownership, development and management of retail real estate, primarily regional malls, Premium Outlet(R) centers and community/lifestyle centers. The Company's current total market capitalization is approximately $41 billion. Through its subsidiary partnership, it currently owns or has an interest in 286 properties in the United States containing an aggregate of 200 million square feet of gross leasable area in 39 states plus Puerto Rico. Simon also owns interests in 51 European shopping centers in France, Italy, and Poland; 5 Premium Outlet(R) centers in Japan; and one Premium Outlet(R) center in Mexico. Additional Simon Property Group information is available at .

SOURCE Simon Property Group, Inc.

Shelly Doran

Les Morris
both of Simon Property Group, Inc.