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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 8-K

CURRENT REPORT

Pursuant to Section 13 or 15(d) of the
Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): October 27, 2004

SIMON PROPERTY GROUP, INC.
(Exact name of registrant as specified in its charter)

Delaware
(State or other jurisdiction
of incorporation)		   001-14469
(Commission
File Number)		   046268599
(IRS Employer
Identification No.)

115 WEST WASHINGTON STREET
INDIANAPOLIS, INDIANA
(Address of principal executive offices)
 
46204
(Zip Code)

Registrant's telephone number, including area code: 317.636.1600

Not Applicable
(Former name or former address, if changed since last report)


Item 2.02. Results of Operation and Financial Condition

        On October 27, 2004, the Registrant issued a press release containing information on earnings for the quarter ended September 30, 2004 and other matters. A copy of the press release is included as an exhibit to this filing.

        The exhibits furnished herewith use the non-GAAP financial measures Funds from Operations ("FFO") and Net Operating Income ("NOI"). The Company considers FFO and NOI key measures of its operating performance that are not specifically defined by accounting principles generally accepted in the United States ("GAAP"). The Company believes that FFO and NOI are helpful to investors because they are widely recognized measures of the performance of real estate investment trusts and provide relevant bases for comparison among REITs. The Company also uses FFO and NOI internally to measure the operating performance of its portfolio. The reconciliation of net income to FFO is provided on page 64 furnished herewith in Exhibit 99.2. The reconciliation of net income to NOI is provided on page 18 furnished herewith in Exhibit 99.1.

        The exhibits included with this filing are being furnished pursuant to Item 2.02 and Item 7.01 of Form 8-K.


Item 7.01. Regulation FD Disclosure

        On October 27, 2004, the Registrant made available additional ownership and operational information concerning the Registrant, Simon Property Group, L.P., and properties owned or managed as of September 30, 2004, in the form of a Supplemental Information package, a copy of which is included as an exhibit to this filing. The Supplemental Information package is also available upon request as specified therein.


Item 9.01. Financial Statements and Exhibits

        Financial Statements:

        Exhibits:

Exhibit No.
   Description
   Page Number in
This Filing
99.1   Supplemental Information as of September 30, 2004   5

99.2
 
Earnings Release for the quarter ended September 30, 2004
 
57

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SIGNATURES

        Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

Dated: October 27, 2004      

 
SIMON PROPERTY GROUP, INC.

 
By:
 
/s/  STEPHEN E. STERRETT      
Stephen E. Sterrett,
 Executive Vice President and
Chief Financial Officer

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SIMON PROPERTY GROUP

Table of Contents

As of September 30, 2004

Description
    
   Page
Exhibit 99.1   Supplemental Information    

 
 
Company Overview
 
 
    Overview (reporting calendar, stock information, and corporate ratings)   5-7
    Ownership Structure   8
    Changes in Common Shares and Unit Ownership   9

 
 
Financial Data
 
 
    Selected Financial and Operational Information    
        Financial Highlights and Operational Statistics   10-11
        Shareholders' Equity Information   12
        Debt Information   12
        Debt-to-Market Capitalization   12
        Miscellaneous Balance Sheet Data   12
    Unaudited Pro-Rata Balance Sheet   14
    Unaudited Pro-Rata Statements of Operations   15-16
    Reconciliation of NOI to Net Income   17-18
    Computation of Comparable Property NOI Growth   19
    Analysis of Other Income and Other Expense   20
    NOI Composition   21

 
 
Operational Data
 
 
    Portfolio GLA, Occupancy & Rent Data   22
    Rent Information   23
    Lease Expirations   24-25
    Top Regional Mall Tenants   26
    Projected Regional Mall Anchor/Big Box Openings, 2004 - 2006   27-28
    Property Listing—North American Assets   29-36
    Property Listing—European Assets   37-38

 
 
Development Activity
 
 
    Capital Expenditures   39
    North American Development Activity Report   40-42
    European Development Activity Report   43

 
 
Balance Sheet Information
 
 
    Debt Amortization and Maturities by Year   44
    Summary of Indebtedness   45
    Summary of Indebtedness by Maturity   46-52
    Unencumbered Assets   53-55
    Preferred Stock/Units Outstanding   56

 
 
Quarterly Earnings Announcement
 
 

Exhibit 99.2
 
Press Release
 
57-68

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SIGNATURES
SIMON PROPERTY GROUP Table of Contents As of September 30, 2004