# Embassy Office Parks REIT share price today (Embassy Office Parks REIT, NSE: EMBASSY)

> Embassy Office Parks REIT share price today: ₹408.76 at the NSE close on 3 November 2026, down 4.7% in a year. Embassy Office Parks REIT (NSE: EMBASSY) is worth ₹38,769 crore, trades at a P/E of 45.9 and has closed between ₹408.76 and ₹452.61 over the past 52 weeks. > Embassy Office Parks REIT's share price, valuation and earnings point in different directions. The next one or two quarters should make it clearer. EMBASSY · Real Estate Investment Trusts · data as of 3 November 2026. Page: https://www.sectoralpha.in/stocks/embassy-office-parks-reit

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## Key numbers

- Business trend: Turning around, from fewer quarters than usual
- Price: ₹408.76 (−4.7% in a year)
- P/E: 45.9× (higher than 54% of the last 6.8 years)
- Revenue (Sep 2026): ₹1,303 Cr (+15.9% on a year ago)
- Profit (Sep 2026): ₹831 Cr (+258.2% on a year ago)
- Operating margin: 75.0% (−2.0 points on a year ago)
- ROCE: 6%, FY26
- Profit that came in as cash: 314%, last 3 years

The main question: the share price moved −4.7% in a year while yearly earnings per share moved −79.2%. The difference came from the market paying a higher multiple. ## What is the Embassy Office Parks REIT share price today? Embassy Office Parks REIT's share price was ₹408.76 at the close on 3 November 2026. It has been rising for 77 weeks. That is 5.1% below its average price over the last 200 trading days. In the last 52 weeks it traded between ₹409 and ₹453, and at that close it was at the low of that range. 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 −4% 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. ## What changed at Embassy Office Parks REIT this quarter? 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. ## What are Embassy Office Parks REIT's latest quarterly results? 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

| Measure | July to September 2026 | July to September 2025 | Change |
| --- | --- | --- | --- |
| Revenue | ₹1,303 crore | ₹1,124 crore | +15.9% |
| Profit | ₹831 crore | ₹232 crore | +258.2% |
| Earnings per share | ₹8.77 | ₹2.45 | +258.0% |
| Operating margin | 75.0% | 77.0% | −2.0 points |

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.)

## What is the Embassy Office Parks REIT share price history? Embassy Office Parks REIT closed at ₹408.76 on 3 November 2026, down 4.7% from ₹428.95 a year earlier (31 October 2025) and up 14.3% 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

| When | Close | Change to 3 Nov 2026 |
| --- | --- | --- |
| 1 week ago · 23 Oct 2026 | ₹421.94 | −3.1% |
| 1 month ago · 1 Oct 2026 | ₹428.71 | −4.7% |
| 6 months ago · 30 Apr 2026 | ₹424.76 | −3.8% |
| 1 year ago · 31 Oct 2025 | ₹428.95 | −4.7% |
| 3 years ago · 3 Nov 2023 | ₹313.33 | +30.5% |
| 5 years ago · 4 Nov 2021 | ₹357.55 | +14.3% |
| Earliest weekly close in our records · 27 Dec 2019 | ₹424.96 | −3.8% |
| Highest weekly close since December 2019 · 6 Mar 2020 | ₹471.96 | −13.4% |
| Lowest weekly close since December 2019 · 30 Jun 2023 | ₹291.66 | +40.1% |
| 52-week high (weekly close) · 14 Aug 2026 | ₹452.61 | −9.7% |
| 52-week low (weekly close) · 3 Nov 2026 | ₹408.76 | 0.0% |

Weekly closing prices. Each change is the move from that price to the 3 Nov 2026 close. A day's intraday high or low can go beyond these weekly closes. (364 weekly closes from 27 December 2019 to 3 November 2026.)

## What is the latest news on Embassy Office Parks REIT? 3 Nov 2026: Embassy Office Parks REIT closed at ₹408.76, down 3.1% on the week and down 4.7% 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. ## What dividend does Embassy Office Parks REIT pay? 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

| Ex-date | Dividend per share | Type | Record date |
| --- | --- | --- | --- |
| 30 Oct 2026 | not readable | Distribution | 31 Oct 2026 |
| 4 Aug 2026 | not readable | Distribution | same day |
| 30 Apr 2026 | not readable | Distribution | same day |
| 11 Feb 2026 | not readable | Distribution | same day |
| 7 Nov 2025 | not readable | Distribution | 8 Nov 2025 |
| 5 Aug 2025 | not readable | Distribution | same day |
| 2 May 2025 | not readable | Distribution | 3 May 2025 |
| 31 Jan 2025 | not readable | Distribution | 1 Feb 2025 |
| 29 Oct 2024 | not readable | Distribution | same day |
| 2 Aug 2024 | not readable | Distribution | same day |
| 6 May 2024 | not readable | Distribution | same day |
| 12 Feb 2024 | not readable | Distribution | same day |
| 3 Nov 2023 | not readable | Distribution | same day |
| 3 Aug 2023 | not readable | Distribution | same day |
| 4 May 2023 | not readable | Distribution | 6 May 2023 |
| 3 Feb 2023 | not readable | Distribution | same day |
| 31 Oct 2022 | not readable | Distribution | 1 Nov 2022 |
| 28 Jul 2022 | not readable | Distribution | 29 Jul 2022 |
| 6 May 2022 | not readable | Distribution | 9 May 2022 |
| 4 Feb 2022 | not readable | Distribution | 7 Feb 2022 |
| 9 Nov 2021 | not readable | Distribution | 10 Nov 2021 |
| 4 Aug 2021 | not readable | Distribution | 5 Aug 2021 |
| 6 May 2021 | not readable | Distribution | 7 May 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 4 November 2026.)

## Which stock lists is Embassy Office Parks REIT on? Embassy Office Parks REIT is on 3 of our India lists: 52 week high & low, Small & mid cap stocks and Real estate, REIT & cement. - [52 week high & low 52-week position: At 52-week low](https://www.sectoralpha.in/52-week-high-stocks-india)
- [Small & mid cap stocks Size rank in India: 227](https://www.sectoralpha.in/small-cap-stocks-india)
- [Real estate, REIT & cement Group on the list: REITs](https://www.sectoralpha.in/sectors/real-estate-stocks-india)

## Is Embassy Office Parks REIT profitable? 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. 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. ## How much revenue does Embassy Office Parks REIT make, and is it growing? 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. 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). ## How much of every ₹100 of sales does Embassy Office Parks REIT keep? 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. 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. ## Is Embassy Office Parks REIT's profit turning into cash? 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. 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. ## Where does Embassy Office Parks REIT's cash go? 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. 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. ## What is Embassy Office Parks REIT's P/E ratio, and how does it compare with its own history? Embassy Office Parks REIT's P/E is 45.9×, 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. 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 −4.7%. 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 +2.7% a year; about +5.0% a year came from earnings growth and about −2.3 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. ## Is the Embassy Office Parks REIT business getting better or worse? 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. 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. ## How much does Embassy Office Parks REIT earn on its capital? 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). 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. ## Does Embassy Office Parks REIT have too much debt? 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. 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. ## What is the Embassy Office Parks REIT shareholding pattern? 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. ## How far is Embassy Office Parks REIT from balance-sheet trouble? 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. ## How does Embassy Office Parks REIT rank in its industry? 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. ## Which companies is Embassy Office Parks REIT compared with? 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. 1. [Mindspace Business Parks REIT](https://www.sectoralpha.in/stocks/mindspace-business-parks-reit) MINDSPACE · leader · Evidence leans up · 73% evidence 59.4 out of 100 Growth Capital Valuation Relative How the score adds up Growth & earnings 25.4/35 · Income 25.9% · Profit 47.3% · 45% evidence Capital efficiency 14.1/25 · ROA 4.5% · ROE 4.7% · GNPA n/a · 68% evidence Valuation 3.2/20 · P/BV 2.08× · P/BV÷ROE 0.45 · 100% evidence Relative strength 16.7/20 · Lead over its industry 3.4% · Lead over NIFTY 500 5.7% · 1 year 3.9% · 100% evidence · 8 of 12 weeks ahead Exact sum: 25.4 + 14.1 + 3.2 + 16.7 = 59.4 · What this means: The evidence is balanced: no factor stands out, so another reported quarter is needed before the picture is clearer. 2. [Brookfield India Real Estate Trust](https://www.sectoralpha.in/stocks/brookfield-india-real-estate-trust) BIRET · quiet · Evidence leans down · 67% evidence 48.3 out of 100 Growth Capital Valuation Relative How the score adds up Growth & earnings 25.4/35 · Income 34.6% · Profit 100% · 45% evidence Capital efficiency 14.1/25 · ROA 3.9% · ROE 2.8% · GNPA n/a · 68% evidence Valuation 3.8/20 · P/BV 1.21× · P/BV÷ROE 0.44 · 70% evidence Relative strength 5.0/20 · Lead over its industry -3.6% · Lead over NIFTY 500 -1.4% · 1 year -8.3% · 100% evidence · 4 of 12 weeks ahead Exact sum: 25.4 + 14.1 + 3.8 + 5 = 48.3 · What this means: Earnings are strong; relative strength in its sector is -3.6% and the one-year return is -8.3%. 3. Embassy Office Parks REIT this page EMBASSY · turning · Evidence leans down · 75% evidence 48.0 out of 100 Growth Capital Valuation Relative How the score adds up Growth & earnings 25.3/35 · Income 15.1% · Profit 100% · 52% evidence Capital efficiency 13.8/25 · ROA 3.1% · ROE 1.3% · GNPA n/a · 68% evidence Valuation 1.2/20 · P/BV 1.91× · P/BV÷ROE 1.52 · 100% evidence Relative strength 7.7/20 · Lead over its industry -2.2% · Lead over NIFTY 500 0.1% · 1 year -3.4% · 100% evidence · 3 of 12 weeks ahead Exact sum: 25.3 + 13.8 + 1.2 + 7.7 = 48 · What this means: The evidence is balanced: no factor stands out, so another reported quarter is needed before the picture is clearer. 4. [Nexus Select Trust](https://www.sectoralpha.in/stocks/nexus-select-trust) NXST · losing its lead · Evidence leans down · 73% evidence 45.1 out of 100 Growth Capital Valuation Relative How the score adds up Growth & earnings 14.2/35 · Income 12.4% · Profit -5% · 45% evidence Capital efficiency 14.1/25 · ROA 3.4% · ROE 2.7% · GNPA n/a · 68% evidence Valuation 2.7/20 · P/BV 1.83× · P/BV÷ROE 0.68 · 100% evidence Relative strength 14.1/20 · Lead over its industry 1.8% · Lead over NIFTY 500 4.1% · 1 year -2% · 100% evidence · 5 of 12 weeks ahead Exact sum: 14.2 + 14.1 + 2.7 + 14.1 = 45.1 · What this means: Relative strength against the index is 4.1%, and revenue and profit growth are weak. 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](https://www.sectoralpha.in/sectors/real-estate-investment-trusts), all 4 compared on one page. ## Which companies are close to Embassy Office Parks REIT in size? 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](https://www.sectoralpha.in/stocks/mindspace-business-parks-reit) ₹31,980 crore
3. [Brookfield India Real Estate Trust](https://www.sectoralpha.in/stocks/brookfield-india-real-estate-trust) ₹26,116 crore
4. [Nexus Select Trust](https://www.sectoralpha.in/stocks/nexus-select-trust) ₹24,188 crore

[All 4 Real Estate Investment Trusts companies, largest first](https://www.sectoralpha.in/sectors/real-estate-investment-trusts#all-companies)

### Companies close in size in other industries

1. [Patanjali Foods Ltd](https://www.sectoralpha.in/stocks/patanjali-foods-ltd) ₹39,700 crore · FMCG - Foods
2. [Vishal Mega Mart Ltd](https://www.sectoralpha.in/stocks/vishal-mega-mart-ltd) ₹39,540 crore · Textiles - Readymade Apparel
3. Embassy Office Parks REIT ₹39,266 crore
4. [Hindustan Copper Ltd](https://www.sectoralpha.in/stocks/hindustan-copper-ltd) ₹38,763 crore · Metals
5. [J B Chemicals & Pharmaceuticals Ltd](https://www.sectoralpha.in/stocks/j-b-chemicals-pharmaceuticals-ltd) ₹38,677 crore · Pharma - Formulators

## What else do people ask about Embassy Office Parks REIT? ### What is Embassy Office Parks REIT's share price today? Embassy Office Parks REIT's share price is ₹408.76, −4.7% over the past year. The whole company is worth ₹38,769 Cr on the market. It is at its lowest price of the past 52 weeks (range ₹409 to ₹453), 5.1% below its 200-day average. The price has been rising for 77 weeks (as of 3 November 2026). ### What were Embassy Office Parks REIT's latest quarterly results? Embassy Office Parks REIT reported revenue of ₹1,303 Cr and net profit of ₹831 Cr for the Sep 2026 quarter. Revenue rose 15.9% and profit rose 258.2% compared with a year earlier. Earnings per share were ₹8.77. The operating margin was 75.0%, 2.0 percentage points lower than a year earlier (as of 3 November 2026). ### What is Embassy Office Parks REIT's market cap? Embassy Office Parks REIT's market capitalisation is ₹38,769 Cr at a share price of ₹408.76. Market cap is the share price times the number of shares, so it changes whenever the price moves (as of 3 November 2026). ### How is Embassy Office Parks REIT performing? Embassy Office Parks REIT's share price has been rising for 77 weeks. In its latest quarter, revenue rose 15.9% and profit rose 258.2% compared with a year earlier. Over the past 13 weeks it has done better than the NIFTY 500, for 11 weeks running (as of 3 November 2026). ### Will Embassy Office Parks REIT's share price go up? This page does not forecast Embassy Office Parks REIT's share price. What it shows instead: the share price is ₹408.76, and it has been rising for 77 weeks. Its P/E of 45.9× is higher than 54% of its own last 7 years (as of 3 November 2026). ### Where is Embassy Office Parks REIT in its business cycle? Embassy Office Parks REIT's FY26 operating margin was 77.0%, against a 7-year range of 70.0% to 78.0%: the middle of its own range, neither a peak nor a low. The latest quarter was 75.0%. Comparing margins with a company's own long history is a good way to see where it is in its cycle (as of 3 November 2026). ### What could break the Embassy Office Parks REIT story? The main question: the share price moved −4.7% in a year while yearly earnings per share moved −79.2%. The difference came from the market paying a higher multiple. On price, this page treats a rise as over when the share price closes below its 200-day average on two Fridays in a row (as of 3 November 2026). ### Is Embassy Office Parks REIT a stock worth studying right now? What the numbers show: Embassy Office Parks REIT's share price, valuation and earnings point in different directions. The next one or two quarters should make it clearer. The main open question: whether earnings grow into a price that has already moved. Every number on this page is worked out by code from the published figures, with no forecasts and no price opinions (as of 3 November 2026). ## Lists

- 52 week high & low: https://www.sectoralpha.in/52-week-high-stocks-india
- Small & mid cap stocks: https://www.sectoralpha.in/small-cap-stocks-india
- Real estate, REIT & cement: https://www.sectoralpha.in/sectors/real-estate-stocks-india

This is research, not advice. We’re not SEBI-registered.