Embassy Office Parks REIT owns, (EMBASSY) Fair Value & Analysis
Real Estate · IN · Market cap ₹413B (≈ $4.4B) · ISIN INE041025011
What is Embassy Office Parks REIT owns, really worth?
A solid business, but trading 209% above our fair value of ₹141.82.
Strengths
Risks
For context
Fair value as of: Aug 20, 2026
From 15 valuation models · updated 15 days ago
Share price +0.5% over the past month.
What runs behind every stock
69 individual criteria per stock, every one traceable See the method →
What matters now
- The price sits above even our optimistic bull case (₹174.63). The favourable scenario is already priced in.
- Solid but not exceptional quality (62/100) and above fair value, neither a clear bargain nor a standout compounder.
- As a real-estate business, asset- and dividend-based methods carry more weight here than a standard DCF.
Price vs Fair Value (5 years)
White line = price, green steps = our fair value per fiscal year, dashed = 300-day average. As of Aug 20, 2026.
How to read this chart
60‑month range ₹234.53 – ₹452.13 · fair‑value band ₹141.82 – ₹174.63 · the ₹438.57 price screens above the ₹141.82 fair value. Green steps = our fair value per fiscal year (point-in-time, no hindsight). Dashed = 300-day average. As of Aug 20, 2026.
Analysis
Embassy Office Parks REIT owns, (EMBASSY) currently trades at ₹438.57, while our model-based Fair Value estimate is ₹141.82, implying the stock looks roughly 209.2% overvalued today. The Quality Score stands at 62/100 (solid quality), in the Real Estate sector. Bull case: the Growth DCF group reads highest at a median of ₹720.56 per share, and 6 of the 15 models we run sit above the ₹438.57 price. Bear case: the Multiples group reads lowest at ₹136.75, and 9 of the 15 models stay below the price. Evidence for this calculation is high.
Over the trailing twelve months, Embassy Office Parks REIT owns, generated revenue of ₹48.5B at a net margin of 7.8%. Revenue grew 16.6% year over year. It earns a return on equity of 1.6%. Net debt stands at ₹214B. Fundamentals as of Aug 20, 2026
Our scenario range runs from ₹141.82 (bear case) to ₹174.63 (bull case); at ₹438.57, the current price sits above that range. Bear and bull are the same models run on conservative and optimistic assumptions (margins, growth, valuation multiples), so a plausible valuation range, not a price target. The share trades about 3% below its 52-week high and 24% above its 52-week low, currently above its 200-day average. For context, the median of 10 Real Estate peers we cover trades at −22% fair-value upside, at −68%, EMBASSY screens richer than that median.
Fair Value models
Each model estimates fair value its own way; the Fair Value above is the evidence-weighted, family-balanced blend. Evidence (0–100) measures how completely this model’s inputs are available: well-fed models carry more weight in the blend. The spread across models is intentional, each one stresses a different value driver; dividend models, for instance, come out structurally low when payout is small. Every input is real reported data, nothing guessed.
All 15 models by family
Widest divergence: Growth DCF (₹720.56) versus Multiples (₹136.75). Highest evidence: Residual Income (73).
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Key figures & financial health
More key figures
Figures from reported company fundamentals · as of Aug 20, 2026. TTM = trailing twelve months.
Quality Score breakdown
Of which business quality 59 · Market factors (momentum, volatility) 69
Non-valuation factor families (profitability, growth, cashflow, financial strength, momentum …), each academically grounded. Valuation itself sits in the Fair Value and is deliberately excluded here to avoid double-counting.
All values are scores from 0 to 100 (100 = best against fixed, research-based bands), not percentages. The three market factors (momentum, 52-week proximity, low volatility) are displayed but carry zero weight in the headline number: market sentiment is not a business property.
About the company
Embassy Office Parks REIT owns, operates, and invests in real estate and related assets in India. It operates through Commercial Offices, Hospitality, and Other segments. Its property portfolio comprises office parks and office buildings.
Full company description
Embassy Office Parks REIT owns, operates, and invests in real estate and related assets in India. It operates through Commercial Offices, Hospitality, and Other segments. Its property portfolio comprises office parks and office buildings. The company also provides facility and room rental, maintenance, and financial leasing services; and development, rental and maintenance of serviced residence. It also engages in the sale of food and beverages; develops and leases office space and related interiors, and maintenance; and generates renewable energy, as well as trust service. Embassy Office Parks REIT was incorporated in 2014 and is based in Bengaluru, India.
Company description, as reported by the company or data provider.
Revenue & earnings trend
FY2022 – FY2026 · reported fiscal years
Embassy Office Parks REIT owns, reported revenue of ₹45.3B in FY2026 versus ₹28.9B in FY2022, a compound +11.9%/yr. Reported net income was ₹3.4B in FY2026, compounding −21.4%/yr from FY2022.
EMBASSY screens 209% overvalued. Compare with MERLIN Properties SOCIMI, S.A →
Peer Group
REIT - Office · 69 stocks
How this stock ranks against its industry: the green marker is this stock, the band is the typical 25–75% peer range, and the tick is the median.
Valuation Multiples vs REIT - Office median · lower = cheaper
Values & ESG
Does this company touch areas you may want to avoid? The classification is inferred from sector and industry.
Similar stocks
10 more REIT - Office stocks, each showing price versus our Fair Value estimate (as of Aug 20, 2026).
| Stock | Price | Fair Value | vs Fair Value |
|---|---|---|---|
| MERLIN Properties SOCIMI, S.A MRL | €13.51 | €5.66 | −58% |
| BXP, Inc BXP | $67.95 | $53.27 | −22% |
| Vornado Realty Trust VNORP | $51.00 | $40.45 | −21% |
| Alexandria Real Estate Equities, Inc ARE | $51.63 | $58.69 | +14% |
| Gecina GFC | €67.25 | €75.35 | +12% |
| Hudson Pacific Properties, Inc HPP | $12.74 | $3.81 | −70% |
| Mapletree Pan Asia Commercial Trust N2IU | 1.27 SGD | 1.14 SGD | −10% |
| Cousins Properties Incorporated CUZ | $29.25 | $17.46 | −40% |
| EMBASSYRR EMBASSYRR | ₹449.01 | ₹134.34 | −70% |
| DEXUS DXS | A$5.96 | A$4.49 | −25% |
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