Embassy Office Parks REIT share price today

Embassy Office Parks REIT's share price was ₹411.05 at the close on 4 November 2026. It has been rising for 77 weeks. That is 4.5% below its average price over the last 200 trading days. In the last 52 weeks it traded between ₹411 and ₹453, and at that close it was at the low of that range.

A share price tends to move through four phases: moving sideways (stage 1), rising (stage 2), stalling near a high (stage 3) and falling (stage 4). Today Embassy Office Parks REIT is in stage 2. The phase helps read everything below.

Over the past 13 weeks it has done better than the NIFTY 500, and it has stayed ahead for 11 weeks in a row.

Over the last 6.9 years the share price moved −3% while the NIFTY 500 moved +121%, so it is behind the index over that whole period. The chart above shows the 13-week comparison for every week.

This page treats a rise as over when the price closes below its 200-day average on two Fridays in a row.

Three changes stood out: revenue up on a year earlier for 9 quarters in a row, highest quarterly revenue in 16 quarters and highest quarterly profit in 8 quarters.

1. Revenue up on a year earlier for 9 quarters in a row

   In the September 2026 quarter revenue was ₹1,303 crore, +15.9% on a year earlier.

2. Highest quarterly revenue in 16 quarters

   Revenue of ₹1,303 crore in the September 2026 quarter is the highest of the last 16 quarters.

3. Highest quarterly profit in 8 quarters

   Profit of ₹831 crore in the September 2026 quarter is the highest of the last 8 quarters.

For July to September 2026 (the quarter ended 30 September 2026), Embassy Office Parks REIT reported revenue of ₹1,303 crore, up 15.9% from ₹1,124 crore a year earlier, and a profit of ₹831 crore, up 258.2% from ₹232 crore.

Embassy Office Parks REIT results: July to September 2026 against a year earlier

The next results, for October to December 2026, are due by 14 February 2027: listed companies must publish quarterly results within 45 days of the quarter's end (60 days for the January to March quarter).

From the company's reported quarterly results (quarter ended 30 September 2026). Revenue and profit in ₹ crore.

Embassy Office Parks REIT closed at ₹411.05 on 4 November 2026, down 3.5% from ₹426.13 a year earlier (7 November 2025) and up 15.0% over five years. Its highest weekly close since December 2019 was ₹471.96 on 6 March 2020.

Embassy Office Parks REIT share price: then and now

Weekly closing prices. Each change is the move from that price to the 4 Nov 2026 close. A day's intraday high or low can go beyond these weekly closes.

364 weekly closes from 27 December 2019 to 4 November 2026.

4 Nov 2026: Embassy Office Parks REIT closed at ₹411.05, down 0.8% on the week and down 4.1% on the month. 30 Oct 2026: ex-date for a distribution dividend, record date 31 Oct 2026.

Earlier

• Results for July to September 2026: Revenue up 15.9% and profit up 258.2% on a year earlier.
• 4 Aug 2026: ex-date for a distribution dividend.
• 30 Apr 2026: ex-date for a distribution dividend.
• 11 Feb 2026: ex-date for a distribution dividend.

The last was a dividend whose amount we could not read, ex-date 30 October 2026.

Embassy Office Parks REIT dividends since 1 April 2021

Amounts as the company declared them on the NSE. A dividend goes to whoever owns the shares before the ex-date.

We do not print a yield for Embassy Office Parks REIT: its payouts are trust distributions (interest and capital paid back), not company dividends.

Yes. Embassy Office Parks REIT paid out 2,150% of its profit as dividends in FY26, and it paid a dividend in 7 of its last 8 reported years.

From the NSE corporate-actions record, read 5 November 2026.

Embassy Office Parks REIT is on 3 of our India lists: 52 week high & low, Small & mid cap stocks and Real estate, REIT & cement.

Embassy Office Parks REIT earned ₹831 Cr of net profit in the Sep 2026 quarter, +258.2% on the same quarter a year earlier. That is the 2nd quarter in a row of profit growth. Full-year FY26 profit was ₹339 Cr. That is 63.8% of the quarter's revenue. The same quarter a year earlier earned ₹232 Cr.

Net profit is what is left after every cost, interest and tax. Earnings per share, dividends and book value all grow from it.

2 of the last 12 reported quarters were loss-making.

For the full year, FY26 profit was ₹339 Cr (−79.1% on the year before).

Why profit moved: revenue changed +15.9% on a year earlier and the margin moved −2.0 percentage points. Sales did the work while the margin got thinner.

On average over the last four quarters, profit changed +141.7% and revenue +15.2%. Profit is growing faster than sales: fixed costs are spread over more sales, so each extra rupee of revenue adds more to profit.

Embassy Office Parks REIT reported ₹1,303 Cr of revenue in the Sep 2026 quarter, +15.9% on the same quarter a year earlier. That is the 9th quarter in a row with growth on the year before. The last full year, FY26, came in at ₹4,582 Cr. The last four reported quarters add to ₹4,942 Cr.

Revenue is everything the company billed its customers in the period.

A growth rate over several years is not shown, because there are too few years of figures to work one out properly.

FY26 revenue was ₹4,582 Cr, +13.4% on the year before.

Is growth speeding up? Revenue over the last 12 months grew +15.1%, against +12.9% a year over the last 8 quarters (stabilising); profit over the last 12 months grew +223.5%, against −33.7% a year (accelerating).

Embassy Office Parks REIT's operating margin was 75.0% in the Sep 2026 quarter, 2.0 percentage points lower than the same quarter a year ago. Across 7 years it has been between 70.0% and 78.0%. The latest quarter is within that range.

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

Why the margin moved: operating margin changed −2.0 percentage points on the year while gross margin changed −0.1 points. So the drop came mostly from costs below the gross margin, such as staff and overheads, measured against sales.

Over the last 3 years, 314% of Embassy Office Parks REIT's reported profit came in as cash from its operations, so the profit is backed by cash. In FY26 it brought in ₹3,522 Cr of operating cash against ₹339 Cr of profit. After ₹2,273 Cr of spending on assets, ₹1,249 Cr was left over as free cash.

The profit and loss account shows what was earned. The cash-flow statement shows the cash that actually came in. Comparing operating cash flow with profit is one of the best checks that a profit is real.

Cash-flow figures here are yearly, because quarterly cash statements are not published, so this section changes once a year.

Why 314% of profit came in as cash: the cash cycle stayed about the same between FY21 and FY26, so the cash follows profit, not the cycle.

What to look at next: the bigger use of cash is spending on new assets, at 2.3× depreciation over three years. The next section checks what that spending is building.

Embassy Office Parks REIT's cash cycle, the days between paying suppliers and getting paid by customers, was 8 days in FY26, up from 7 days in FY21. It spent ₹9,086 Cr on assets over the last 3 years.

Working capital is the cash tied up between paying suppliers and getting paid. Debtor days: how long customers take to pay. Inventory days: how long stock sits. The cash cycle: the whole loop, in days of sales.

At FY26 sales of ₹4,582 Cr, each day of that cycle ties up about ₹12.6 Cr, so roughly ₹100 Cr is tied up in the business at any time.

Spending on assets: ₹9,086 Cr over the last 3 years, against ₹3,934 Cr of depreciation (the yearly wear and tear on existing assets). So it is building well beyond replacing what wears out. Work still in progress is ₹1,652 Cr (FY26): assets paid for that are not earning yet.

In short: the cash is going into new capacity, not getting stuck in the daily cycle. The question is whether the new capacity earns.

Embassy Office Parks REIT's P/E is 46.2×, in the middle of its own history: higher than 54% of past readings. Its usual P/E (the middle reading) is 44.5×, over 6.8 years of weekly prices. This compares the share price with the company’s own past. It does not say what the business is worth.

P/E is the share price divided by a year's profit per share: how many rupees the market pays for each rupee of yearly profit.

The P/E here, and its history, use a profit figure that can leave out one-off items, so it can differ from a P/E worked out on the quarterly results. Those results' earnings per share for the four quarters to Sep 2026 add up to ₹10.31.

Why the multiple is where it is: over the past year earnings per share moved −79.2% while the price moved −3.5%. The price did better than earnings, which pushed the multiple up within its own range.

Where the price move came from: over 5 years the price moved +2.8% a year; about +5.0% a year came from earnings growth and about −2.2 percentage points from the multiple (the market paying less). The split is approximate (price return minus earnings growth). It shows how much of the move came from the market paying a different multiple.

In short: the multiple is about average against its own past, so the earnings trend underneath matters more than the multiple.

The PEG ratio and its quarterly curve, which only the second data source has, are not shown on this page: its two data sources disagree by up to 106% on reported income across 15 comparable periods. When two sources disagree on a figure, we leave it out on purpose. The gap is a choice, not missing data.

Embassy Office Parks REIT's business is turning around. EPS growth has swung from −79.2% at its low to +222.2%, rising from a low 3 quarters ago, with ROCE steady at 6.0%. This is based on 9 quarters of 4 measures, with some gaps.

Every business is somewhere on a path of getting better or worse, and this section names where. The last 12 quarters of growth in revenue, profit and earnings per share, plus the return the business earns on its capital, are read as lines. Getting worse: the lines are falling. Turning around: a low point has just formed and the last few quarters are rising from it. Getting better: the rise from the low has lasted. Growing steadily: steady growth with healthy returns. Slowing from a peak: still high, but slowing. When the lines disagree the result is mixed; too little history means no reading. CAGR (compound annual growth rate) is the steady yearly rate that would turn the starting value into the latest one. It is the fairest way to compare growth over different periods. If the 1-year figure is much bigger than the 10-year one, recent growth is running faster than the long-run trend. A dash means there is no figure for that period, or the starting year was a loss, where a growth rate means nothing.

Why it matters: a turn in growth is often where a bigger change starts. The lines say a turn is forming, so the question is whether the next quarters confirm it.

The latest quarter’s profit includes a one-off item bigger than the normal business, so the profit line is shown but does not count in this reading.

The return figures here are yearly, not quarterly. They show level and direction only; they can support the growth lines but never decide the reading alone.

This reading has some gaps: at least one line is short, or the return line is not the quarterly series, so treat it with a little more caution.

Compound annual growth rate (%)

Compound annual growth rate over each period, %. Revenue, profit and EPS come from yearly figures; the share price row is price growth over the same periods. A dash means no figure for that period, or the starting year was a loss.

Embassy Office Parks REIT earned a ROCE of 6% in FY26. That is up from a low of 4% in FY20. We cannot compare its return on capital used with its cost of capital from the data we have. It comes from a 7.4% net margin and 0.09× asset turnover (sales divided by assets).

Return on capital employed (ROCE) is the profit the whole business earns on all the money in it, from shareholders and lenders together. It is the best single test of whether growth adds value or just size.

Why the return is what it is (FY26): a 7.4% net margin × 0.09× asset turnover × 2.42× leverage (assets divided by equity) ≈ 1.6% on equity. The margin does its share; borrowing is a big part of it.

The quarterly return lines and the return-on-capital-used (ROIC) line, which only the second data source has, are not shown on this page: its two data sources disagree by up to 106% on reported income across 15 comparable periods. When two sources disagree on a figure, we leave it out on purpose. The gap is a choice, not missing data.

Embassy Office Parks REIT had ₹22,535 Cr of borrowings against ₹20,780 Cr of equity in FY26, so its debt is 1.08× its equity. Its operating profit is 2 times its interest bill. Over 5 years borrowings went from ₹10,656 Cr to ₹22,535 Cr. Over the last 3 of those years it spent ₹9,086 Cr on assets.

Debt-to-equity shows how much of the business is paid for with borrowed money. Interest cover shows how many times operating profit pays the interest bill. Low debt and high cover are the safe combination.

Part of the spending on assets is being paid for with borrowed money.

The total-debt and debt-to-equity series, which only the second data source has, are not shown on this page: its two data sources disagree by up to 106% on reported income across 15 comparable periods. When two sources disagree on a figure, we leave it out on purpose. The gap is a choice, not missing data.

Only one quarter of Embassy Office Parks REIT's shareholding is on file so far, so there is no change to read yet. This uses the four owner groups that companies report every quarter; nothing is guessed between filings.

Who owns the company each quarter: promoters (the founders or controlling owners), foreign institutions, domestic institutions such as mutual funds, and the public. When people close to the business steadily raise their stake, that is worth noticing; a quiet list is also an answer.

For Embassy Office Parks REIT, the Z-score is not available, so we say so rather than guess one. It estimates how far the balance sheet is from trouble; it is not a forecast of failure. The debt, cash-flow and return sections show the balance-sheet figures we do have, each with its own date.

The Z-score estimates how far a company is from balance-sheet trouble. Above about 3 is safe; below about 1.8 is the danger zone. It was built for manufacturers, so it is not used for banks and lenders.

48.0 out of 100, rank 3 of 4 in Real Estate Investment Trusts, with 75% of the evidence available.

Embassy Office Parks REIT scores 48.0 out of 100 against the 4 companies it is compared with in Real Estate Investment Trusts, ranking 3. The evidence is balanced: no factor stands out, so another reported quarter is needed before the picture is clearer.

The four parts add up to the total exactly: 25.3 + 13.8 + 1.2 + 7.7 = 48. This is the same number shown on the industry page; it is worked out once for the whole group and read here.

What would change it: The score would fall if ROA turns down or gross NPA rises while the share price lags its sector.

Embassy Office Parks REIT ranks 3 of 4 Real Estate Investment Trusts companies on the 4-Factor Sector Score, with 48.0 out of 100.

Missing figures are not scored as bad. They lower the confidence and pull the final score toward the middle. Relative strength counts only when the company has a reading for this week; with no reading, that factor is left out and its 20 points are shared across the other three in proportion. Financial companies use P/BV÷ROE and asset quality; PEG, industrial OPM and ROCE are excluded. Under relative strength, one mark per week shows the last 12 weeks: a mark is filled where the company led NIFTY 500 by 5% or more over the 13 weeks ending that week, which is the same test used everywhere on this site. Price stage places the company on the same six-step path the industry is placed on (basing, turning, breaking out, leader, fading, asleep), read from how many weeks running it has led NIFTY 500 and whether that lead is growing or shrinking. It describes where the share price stands, not the direction of earnings, and it is not a recommendation; it is left blank for a company whose weekly history is too short or too stale to read.

The figures in this ranking come from the industry comparison: results through the Sep 2026 quarter, and the P/E at that quarter's end. The sections above use the latest weekly price, so a P/E or return there can differ a little from the one here. The stage words in this ranking (such as losing its lead or breaking out) describe the lead over the index, not the price phase in the price section.

Related companies: Real Estate Investment Trusts, all 4 compared on one page.

Embassy Office Parks REIT is the largest of 4 Real Estate Investment Trusts companies on Sector Alpha by market value (scores of 30 October 2026). It is the largest. Just below it: Mindspace Business Parks REIT, Brookfield India Real Estate Trust and Nexus Select Trust.

Real Estate Investment Trusts companies close in size

1. Embassy Office Parks REIT ₹39,266 crore
2. Mindspace Business Parks REIT ₹31,980 crore
3. Brookfield India Real Estate Trust ₹26,116 crore
4. Nexus Select Trust ₹24,188 crore

All 4 Real Estate Investment Trusts companies, largest first

Companies close in size in other industries

233. Vishal Mega Mart Ltd ₹39,540 crore · Textiles - Readymade Apparel
234. Anand Rathi Wealth Ltd ₹39,292 crore · Finance - Capital Markets - Wealth Management
235. Embassy Office Parks REIT ₹39,266 crore
236. Hindustan Copper Ltd ₹38,763 crore · Metals
237. J B Chemicals & Pharmaceuticals Ltd ₹38,677 crore · Pharma - Formulators

Sector Alpha, written by code from the published numbers. Data as of 4 November 2026.

Every chart on this page is drawn by code from the published figures, with no forecasts and no price opinions.

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