Embassy Office Parks REIT
Embassy Office Parks REIT owns, operates and invests in rent or income generating real estate and related assets in India.[1] It is India's first publicly listed REIT and is Asia's largest official REIT by area.[2]
It is a Real Estate Investment Trust (REIT) that owns, operates or finances income producing real estate. It gives all investors access to the benefits of real estate investment with the advantage of investing in publicly traded units.
As per Indian regulations, it is compulsory for the REIT to distribute at least 90% of its cash flows to the unitholders of the trust.[3]
- Market Cap ₹ 36,516 Cr.
- Current Price ₹ 385
- High / Low ₹ 433 / 342
- Stock P/E 22.8
- Book Value ₹ 240
- Dividend Yield 0.05 %
- ROCE 3.64 %
- ROE 7.05 %
- Face Value ₹ 10.0
Pros
- Company has been maintaining a healthy dividend payout of 254%
Cons
- Company has low interest coverage ratio.
- Promoter holding is low: 7.69%
- Tax rate seems low
- Company has a low return on equity of 4.25% over last 3 years.
- Promoter holding has decreased over last 3 years: -36.2%
* The pros and cons are machine generated. Pros / cons are based on a checklist to highlight important points. Please exercise caution and do your own analysis.
Peer comparison
Consumer Discretionary Realty Realty Real Estate Investment Trusts (REITs)
Quarterly Results
Consolidated Figures in Rs. Crores / View Standalone
Profit & Loss
Consolidated Figures in Rs. Crores / View Standalone
| Mar 2019 | Mar 2020 | Mar 2021 | Mar 2022 | Mar 2023 | Mar 2024 | Mar 2025 | TTM | |
|---|---|---|---|---|---|---|---|---|
| 0 | 2,193 | 2,457 | 3,053 | 3,532 | 3,816 | 4,127 | 4,204 | |
| 9 | 655 | 602 | 663 | 874 | 915 | 989 | 1,521 | |
| Operating Profit | -9 | 1,538 | 1,855 | 2,390 | 2,658 | 2,901 | 3,137 | 2,683 |
| OPM % | 70% | 75% | 78% | 75% | 76% | 76% | 64% | |
| 0 | 168 | 115 | 132 | 109 | 161 | 167 | 195 | |
| Interest | 0 | 382 | 645 | 829 | 976 | 1,087 | 1,329 | 1,392 |
| Depreciation | 0 | 528 | 571 | 796 | 1,128 | 885 | 1,783 | 1,286 |
| Profit before tax | -9 | 796 | 754 | 896 | 662 | 1,089 | 193 | 200 |
| Tax % | 0% | 4% | 7% | 1% | 24% | 11% | -742% | |
| -9 | 766 | 698 | 888 | 506 | 964 | 1,624 | 1,601 | |
| EPS in Rs | -0.12 | 9.92 | 7.37 | 9.37 | 5.34 | 10.17 | 17.14 | 16.89 |
| Dividend Payout % | 0% | 243% | 296% | 235% | 412% | 213% | 136% |
| Compounded Sales Growth | |
|---|---|
| 10 Years: | % |
| 5 Years: | 13% |
| 3 Years: | 11% |
| TTM: | 10% |
| Compounded Profit Growth | |
|---|---|
| 10 Years: | % |
| 5 Years: | 17% |
| 3 Years: | 23% |
| TTM: | 76% |
| Stock Price CAGR | |
|---|---|
| 10 Years: | % |
| 5 Years: | 1% |
| 3 Years: | 2% |
| 1 Year: | -1% |
| Return on Equity | |
|---|---|
| 10 Years: | % |
| 5 Years: | 4% |
| 3 Years: | 4% |
| Last Year: | 7% |
Balance Sheet
Consolidated Figures in Rs. Crores / View Standalone
| Mar 2019 | Mar 2020 | Mar 2021 | Mar 2022 | Mar 2023 | Mar 2024 | Mar 2025 | |
|---|---|---|---|---|---|---|---|
| Equity Capital | 22,904 | 22,912 | 28,826 | 28,826 | 28,826 | 28,826 | 28,826 |
| Reserves | -9 | -594 | -1,733 | -2,940 | -4,458 | -5,552 | -6,065 |
| 7,847 | 5,746 | 10,656 | 12,136 | 14,842 | 16,959 | 19,957 | |
| 5,953 | 5,426 | 7,331 | 7,164 | 7,190 | 7,126 | 6,217 | |
| Total Liabilities | 36,695 | 33,490 | 45,079 | 45,187 | 46,400 | 47,360 | 48,936 |
| 26,756 | 27,007 | 37,428 | 38,878 | 38,466 | 39,921 | 41,792 | |
| CWIP | 502 | 411 | 1,371 | 710 | 1,267 | 1,804 | 2,086 |
| Investments | 2,552 | 3,636 | 2,412 | 2,363 | 3,124 | 2,964 | 3,020 |
| 6,885 | 2,436 | 3,868 | 3,235 | 3,543 | 2,671 | 2,038 | |
| Total Assets | 36,695 | 33,490 | 45,079 | 45,187 | 46,400 | 47,360 | 48,936 |
Cash Flows
Consolidated Figures in Rs. Crores / View Standalone
| Mar 2019 | Mar 2020 | Mar 2021 | Mar 2022 | Mar 2023 | Mar 2024 | Mar 2025 | |
|---|---|---|---|---|---|---|---|
| 3 | 1,696 | 1,870 | 2,367 | 2,566 | 2,591 | 3,079 | |
| 211 | -2,148 | -3,041 | -1,182 | -1,468 | -1,180 | -1,635 | |
| 4,747 | -4,197 | 1,777 | -1,514 | -869 | -1,217 | -1,792 | |
| Net Cash Flow | 4,961 | -4,650 | 606 | -329 | 229 | 194 | -348 |
Ratios
Consolidated Figures in Rs. Crores / View Standalone
| Mar 2019 | Mar 2020 | Mar 2021 | Mar 2022 | Mar 2023 | Mar 2024 | Mar 2025 | |
|---|---|---|---|---|---|---|---|
| Debtor Days | 4 | 7 | 7 | 5 | 3 | 7 | |
| Inventory Days | |||||||
| Days Payable | |||||||
| Cash Conversion Cycle | 4 | 7 | 7 | 5 | 3 | 7 | |
| Working Capital Days | -176 | -152 | -150 | -585 | -473 | -627 | |
| ROCE % | 4% | 4% | 5% | 4% | 5% | 4% |
Documents
Announcements
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Reg 23(5)(i): Disclosure of material issue
7 Aug - Embassy REIT Q1 FY26 earnings: CEO change, strong leasing, ₹1,060 Cr revenue, ₹550 Cr distribution, ₹4,225 Cr debt raised.
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Reg 21: Disclosure of valuation report received by the manager
5 Aug - Independent valuation of 376k sq ft Embassy Manyata property at ₹5,239 million for disposition purposes.
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Reg 23(5)(i): Disclosure of material issue
1 Aug - Earnings call recording link for Q1 FY2026 provided by Embassy Office Parks REIT.
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Reg 23(5)(i): Disclosure of material issue
1 Aug - Submission of newspaper ads for Embassy Office Parks REIT Q1 2025 unaudited financial results.
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Reg 23(5)(i): Disclosure of material issue
31 Jul - Income Tax Department conducted a survey at Embassy REIT from July 28-30, 2025; no impact disclosed.
Annual reports
Concalls
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Jul 2025TranscriptNotesPPT
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Apr 2025Transcript PPT REC
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Apr 2025TranscriptNotesPPTREC
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Feb 2025Transcript PPT REC
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Oct 2024Transcript PPT REC
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Jul 2024Transcript PPT
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May 2024Transcript PPT
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Feb 2024Transcript PPT
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Oct 2023Transcript PPT REC
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Aug 2023Transcript PPT
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May 2023Transcript PPT
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Jan 2023TranscriptPPT
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Nov 2022TranscriptNotesPPT
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Oct 2022TranscriptPPT
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Jul 2022TranscriptPPT
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May 2022TranscriptPPT
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Feb 2022TranscriptPPT
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Nov 2021TranscriptPPT
Assets Portfolio[1]
The trust's portfolio comprises various commercial office space, hospitality, and renewable energy assets. The REIT has strong portfolio of Grade-A commercial offices with a leasable area of 35.80 million square feet (msf) spread across Bengaluru, Mumbai, Pune, and National Capital Region (NCR).
Portfolio - As of Q3FY24, EOPR had 45.4 msf of commercial space area, of which 35.8 msf is completed and 84% is occupied, 6.9 msf of under-construction space, while 2.8 msf is proposed development. The commercial space is diversified in Bengaluru, Mumbai, Pune, and the NCR region. EOPR also has completed hotels with an inventory of 1,096 keys, under construction hotels of 518 keys in Bengaluru, and a 100-MW solar park in Bellary, Karnataka. The commercial office space portfolio contributes nearly 90% of the REIT’s total revenue.[2]