Embassy Office Parks REIT

Price story Before the numbers, the tape. A stock price moves through four repeating seasons: a flat base (stage 1), an advance (2), a top (3), a decline (4). Where the price sits in that cycle frames everything below.

Embassy Office Parks REIT trades at ₹438, in a confirmed uptrend and 64 weeks into that stage. That is +2.4% against its own 200-day average. It sits at 73% of a 52-week range of ₹399 to ₹453. On relative strength it is currently behind the NIFTY 500 on a trailing-13-week view (1 week and counting).

Today the stock is in a confirmed uptrend — week 64 of stage 2, confirmed. At ₹438 it trades +2.4% versus its 200-day average and sits at 73% of its 52-week range (₹399–₹453).

Against the market, two honest reads. Cumulative: over the last 6.6 years the stock moved +3% while the NIFTY 500 moved +137% — behind the index over the full window. Recent form: on a trailing-13-week view the stock is currently behind (1 week and counting; last ahead the week of 2026-07-24) — the ribbon below is that same metric, week by week.

What would end the trend, mechanically: two Friday closes in a row below the 200-day line. That is the exit rule — no debates.

Valuation P/E is the price of ₹1 of annual profit: how many rupees the market pays for each rupee the company earns in a year.

Embassy Office Parks REIT trades at 169.0× P/E, about the priciest it has ever traded. Its long-run median P/E is 40.3×, measured across 6.2 years of weekly readings. This places the multiple against the stock’s own record, and says nothing about what the business is worth.

Today's P/E of 169.0× is about the priciest it has ever traded, against a long-run median of 40.3× measured over 6.2 years of weekly readings. This is a comparison against the stock's own history — not a claim about what it is worth.

🚨 Why the multiple sits where it does: over the past year annual EPS moved −79.2% against a +11.7% price move — the price outran earnings, pushing the multiple UP its own range.

The price move, decomposed: over 5y, of the +3.9%/yr price move, ~−16.8%/yr came from earnings growth and ~+20.7 pp from the multiple (expanding). The split is the honest approximate (price return minus earnings growth); it makes the rally itself visible instead of hiding it behind the percentile.

Put together: the multiple is full against its own past, so the story rests on the earnings line underneath it, not the multiple.

The PEG ratio and its quarterly curve, which only the second data source carries, are not drawn on this page: its two data sources disagree by up to 106% on reported income across 14 comparable periods. A figure two sources cannot agree on is not drawn — the gap is a decision, not missing data.

Stage: Deteriorating Every business sits somewhere on a fundamental arc, and this page names the spot before anything else. The last twelve quarters of revenue, profit and EPS growth — plus the return the business earns on its capital — are read as curves: Deteriorating (the curves are falling), Turning around (a trough has just formed and the last few quarters lift off it), Improving (the climb off the trough is sustained), Consistent (steadily positive with healthy returns), Topping out (still high but decelerating from the peak). When the curves genuinely disagree the read is Mixed; too little history is No read. CAGR (compound annual growth rate) is the smooth yearly pace that turns the starting value into the latest one — the fairest way to compare growth across different time spans. Read the columns together: if the 1-year number towers over the 10-year, recent growth is running hotter than the long-run trend. A dash means that window is not held, or the base year was a loss (where a growth rate is not meaningful).

Embassy Office Parks REIT reads as deteriorating on its fundamental arc. Deteriorating — profit and EPS growth are shrinking (profit growth −76.4% latest against +242.4% at its 12-quarter best), ROCE holding at 6.0%. The read is built from 8 quarters across 4 curves, on partial evidence.

🚨 Why it matters: falling curves mean every cheap-looking ratio below needs a discount for direction.

Return readings here are annual, not quarterly — read as level and direction only; they can confirm the growth curves but never drive the stage on their own.

A partial read: at least one curve is short, or the returns curve is not the computed quarterly series — hold the stage word a little more loosely.

4-Factor Sector Score

33.2/100 — rank 4 of 4 in Real Estate Investment Trusts · 67% evidence confidence

Embassy Office Parks REIT scores 33.2 out of 100 against the 4 companies it is compared with in Real Estate Investment Trusts, ranking 4. Balanced evidence: keep at normal research priority and require another comparable period before raising conviction.

The four contributions add to the total exactly: 14.5 + 9.5 + 1 + 8.2 = 33.2. This is the SAME number shown on the sector comparison — it is computed once, for the whole peer set, and read here.

What would change it: The read weakens if ROA rolls over or gross NPA rises while sector-relative strength deteriorates.

Revenue Revenue is the top line: everything the company billed its customers in the period.

Embassy Office Parks REIT reported ₹1,241 Cr of revenue in the Jun 26 quarter, +17.1% year on year. That is the 8th straight quarter of year-on-year growth. The last full year, FY26, came in at ₹4,582 Cr. The last four reported quarters add to ₹4,763 Cr.

FY26 revenue came in at ₹4,582 Cr (+13.4% on the year). The latest quarter (Jun 26) printed ₹1,241 Cr, +17.1% year on year — the 8th consecutive quarter of year-over-year growth.

Acceleration check: trailing-twelve-month revenue grew +14.4% over the last 4 quarters against +11.9%/yr over the last 8 — stabilising; TTM profit −76.4% vs −35.5%/yr — rolling over.

Operating margin Operating margin is what is left of every ₹100 of sales after running the business, before interest and tax. It is the cleanest read on pricing power and cost control.

Embassy Office Parks REIT's operating margin is 77.0% in the Jun 26 quarter, +0.0 percentage points against the same quarter a year ago. Across 7 fiscal years the operating margin has ranged 70.0% to 78.0%. The current quarter sits inside that band.

The latest quarter's operating margin is 77.0%, +0.0 pp against the same quarter a year ago. Across 7 fiscal years the operating margin has ranged 70.0%–78.0%.

🚨 Why the margin moved: operating margin went −0.1 pp year on year while gross margin went +0.3 pp — the loss came mostly from the gross line: input costs and pricing.

Net profit Net profit is what survives every cost, interest and tax — the number EPS, dividends and book value all grow from.

Embassy Office Parks REIT earned ₹195 Cr of net profit in the Jun 26 quarter, +25.8% year on year. Full-year FY26 profit was ₹339 Cr. That is 15.7% of the quarter's revenue. The same quarter a year earlier earned ₹155 Cr. 2 of the last 12 reported quarters were loss-making.

Jun 26 profit was ₹195 Cr, +25.8% year on year. On the full year, FY26 printed ₹339 Cr (−79.1%).

Why profit moved: revenue contributed +17.1% and the margin +0.0 pp — the quarter was revenue-led, with the margin roughly flat.

Pace comparison, last four quarters: profit +27.4% vs revenue +14.4%. Profit is growing faster than sales — fixed costs are being spread over a bigger base, and each extra rupee of revenue drops more to the bottom line.

Cash flow — the router The P&L says what was earned; the cash-flow statement says what actually arrived. Operating cash flow (CFO) against profit is the cleanest lie detector in the accounts.

Over the last 3 fiscal years 314% of Embassy Office Parks REIT's reported profit arrived as operating cash — the cash follows the profit. In FY26 that was ₹3,522 Cr of operating cash against ₹339 Cr of profit. After ₹2,273 Cr of capital spending, ₹1,249 Cr was left as free cash.

FY26: operating cash of ₹3,522 Cr against reported profit of ₹339 Cr, leaving free cash of ₹1,249 Cr after ₹2,273 Cr of capital spending. Across the last 3 fiscal years the conversion rate is 314% of profit.

Cash-flow readings here are annual — that is the resolution our series carries, so this section moves once a year.

Why conversion sits at 314%: the cash cycle held roughly steady between FY21 and FY26 — so conversion tracks profitability rather than the cycle.

Router verdict: the bigger cash user is investment — capital spending ran 2.3× depreciation over three years, so the next section's job is to check what that build-out is buying.

Where the cash goes Working capital is the cash tied up between paying suppliers and getting paid: debtor days (customers owe), inventory days (stock waits), and the cash conversion cycle (the whole loop, in days of sales).

Embassy Office Parks REIT's cash conversion cycle runs 8 days in FY26, up from 7 days in FY21. Capital spending ran ₹9,086 Cr over the last 3 years. At FY26 sales of ₹4,582 Cr each day of that cycle holds about ₹12.6 Cr, so roughly ₹100 Cr sits inside the business at any moment.

FY26: debtors at 8 days (an asset-light business — no inventory to speak of) — for a full cycle of 8 days, looser than FY21's 7.

In money terms: at FY26 sales of ₹4,582 Cr, each day of the cycle holds about ₹12.6 Cr — so the 8-day loop keeps roughly ₹100 Cr sitting inside the business at any moment.

On the investment side: capital spending of ₹9,086 Cr over the last 3 fiscal years against ₹3,934 Cr of depreciation — the company is building well ahead of wear-and-tear. Capital work-in-progress stands at ₹1,652 Cr (FY26) — capacity paid for but not yet earning.

The synthesis: the cash is going into capacity, not disappearing into the cycle — the question becomes whether the new capacity earns.

Return on capital Return on capital employed (ROCE) is the profit the whole business earns on all the money in it — equity and debt together. It is the single best test of whether growth creates value or just size.

Embassy Office Parks REIT earns a ROCE of 6% in FY26. That is up from a trough of 4% in FY20. A return-on-invested-capital spread against the cost of capital is not computable from what is held here. The wiring behind it is 7.4% net margin on 0.09× asset turns.

FY26 ROCE is 6%, recovered from a FY20 trough of 4% — the full ladder below shows the fall and the climb, undoctored.

Why the return is what it is — the wiring (FY26): 7.4% net margin × 0.09× asset turns × 2.42× balance-sheet leverage ≈ 1.6% on equity. Margin does its share; leverage is a meaningful part of the equation.

The quarterly return curves and the return-on-invested-capital overlay, which only the second data source carries, are not drawn on this page: its two data sources disagree by up to 106% on reported income across 14 comparable periods. A figure two sources cannot agree on is not drawn — the gap is a decision, not missing data.

Debt Debt-to-equity says how much of the business is funded by borrowings; interest cover says how many times operating profit pays the interest bill. Low and high, respectively, is the safe corner.

Embassy Office Parks REIT carries ₹22,535 Cr of borrowings against ₹20,780 Cr of equity in FY26, a debt-to-equity of 1.08. Operating profit covers the interest bill 2×. Over 5 years borrowings went from ₹10,656 Cr to ₹22,535 Cr. Capital spending ran ₹9,086 Cr across the last 3 of those years.

FY26: borrowings of ₹22,535 Cr against equity of ₹20,780 Cr — a debt-to-equity of 1.08. Operating profit covers the interest bill 2×. Over 5 years borrowings went from ₹10,656 Cr to ₹22,535 Cr while capital spending ran ₹9,086 Cr in just the last 3 — part of the build-out is riding on borrowed money.

The total-debt and debt-to-equity series, which only the second data source carries, are not drawn on this page: its two data sources disagree by up to 106% on reported income across 14 comparable periods. A figure two sources cannot agree on is not drawn — the gap is a decision, not missing data.

Ownership Who owns the stock, quarter by quarter: promoters (the controlling owners), foreign and domestic institutions, and the public. Steady accumulation by people close to the numbers is a signal; a quiet register is also an answer.

No holder of Embassy Office Parks REIT moved a full percentage point over the last two years — the register is quiet. The register is read on the four disclosed classes only; nothing is inferred between filings.

The register over the last two years — .

Safety line The Z-score estimates how far a company sits from balance-sheet distress — above roughly 3 is safe, below roughly 1.8 is the danger zone. It was built for manufacturers, so it is not applied to banks and lenders.

Embassy Office Parks REIT: the Z-score is not available for this stock, so we say so rather than invent one. It is a distance-to-distress estimate from the balance sheet, not a forecast of failure. The debt, cash-flow and return sections above carry the balance-sheet evidence this page does hold, and each of them states its own reporting date.

The safety line in one sentence: the Z-score is not available for this stock, so we say so rather than invent one.

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