Federal Realty Investment Trust
FRTNYSECIK 34903Real estateFiscal year ends Dec 31
Latest reported revenue, Q1 FY2026$341.1mRevenue, Q1 FY2026, three months to 2026-03-31$341.1m. XBRL concept
us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figureThree months to Mar 31, 2026, from the 10-Q filed May 1, 2026.Latest quarter: Q1 FY2026
Three months to Mar 31, 2026, against the same quarter a year earlier.
- Revenue$341.1mRevenue, Q1 FY2026, three months to 2026-03-31$341.1m. XBRL concept
us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure+10.3% on a year earlier - Gross marginnot reported (Gross profit not reported)No year-earlier figure to compare
- Operating margin61.3%Operating margin, Q1 FY2026, three months to 2026-03-31. operating income / revenueOperating income: $209.0m. XBRL concept
us-gaap:OperatingIncomeLoss. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Revenue: $341.1m. XBRL conceptus-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure+26.3 pts on a year earlier - Net margin46.6%Net margin, Q1 FY2026, three months to 2026-03-31. net income / revenueNet income: $159.1m. XBRL concept
us-gaap:NetIncomeLoss. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Revenue: $341.1m. XBRL conceptus-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure+26.0 pts on a year earlier - Diluted EPS$1.81Diluted EPS, Q1 FY2026, three months to 2026-03-31$1.81 per share. XBRL concept
us-gaap:EarningsPerShareDiluted. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure+151.4% on a year earlier - Free cash flownot reported (Capital expenditure not reported)No year-earlier figure to compare
Last eight quarters
Full statements| Line item | Unit | Q2 FY20242024-06-30 | Q3 FY20242024-09-30 | Q4 FY20242024-12-31 | Q1 FY20252025-03-31 | Q2 FY20252025-06-30 | Q3 FY20252025-09-30 | Q4 FY20252025-12-31 | Q1 FY20262026-03-31 | Shape over the periods |
|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | $m | 296Revenue, Q2 FY2024, three months to 2024-06-30$296.1m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 304Revenue, Q3 FY2024, three months to 2024-09-30$303.6m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | 311Revenue, Q4 FY2024, three months to 2024-12-31$311.4m. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Report this figure | 309Revenue, Q1 FY2025, three months to 2025-03-31$309.2m. XBRL concept us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | 312Revenue, Q2 FY2025, three months to 2025-06-30$311.5m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 322Revenue, Q3 FY2025, three months to 2025-09-30$322.3m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | 336Revenue, Q4 FY2025, three months to 2025-12-31$336.0m. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Report this figure | 341Revenue, Q1 FY2026, three months to 2026-03-31$341.1m. XBRL concept us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | |
| Gross margin | % | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | |
| Operating margin | % | 53.0%Operating margin, Q2 FY2024, three months to 2024-06-30. operating income / revenueOperating income: $157.0m. XBRL concept us-gaap:OperatingIncomeLoss. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Revenue: $296.1m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 34.9%Operating margin, Q3 FY2024, three months to 2024-09-30. operating income / revenueOperating income: $105.8m. XBRL concept us-gaap:OperatingIncomeLoss. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Revenue: $303.6m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | 35.1%Operating margin, Q4 FY2024, three months to 2024-12-31. operating income / revenueOperating income: $109.3m. XBRL concept us-gaap:OperatingIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Revenue: $311.4m. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Report this figure | 35.0%Operating margin, Q1 FY2025, three months to 2025-03-31. operating income / revenueOperating income: $108.1m. XBRL concept us-gaap:OperatingIncomeLoss. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Revenue: $309.2m. XBRL concept us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | 65.1%Operating margin, Q2 FY2025, three months to 2025-06-30. operating income / revenueOperating income: $202.7m. XBRL concept us-gaap:OperatingIncomeLoss. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Revenue: $311.5m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 34.3%Operating margin, Q3 FY2025, three months to 2025-09-30. operating income / revenueOperating income: $110.7m. XBRL concept us-gaap:OperatingIncomeLoss. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Revenue: $322.3m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | 53.8%Operating margin, Q4 FY2025, three months to 2025-12-31. operating income / revenueOperating income: $180.7m. XBRL concept us-gaap:OperatingIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Revenue: $336.0m. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Report this figure | 61.3%Operating margin, Q1 FY2026, three months to 2026-03-31. operating income / revenueOperating income: $209.0m. XBRL concept us-gaap:OperatingIncomeLoss. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Revenue: $341.1m. XBRL concept us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | |
| Net margin | % | 37.8%Net margin, Q2 FY2024, three months to 2024-06-30. net income / revenueNet income: $112.0m. XBRL concept us-gaap:NetIncomeLoss. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Revenue: $296.1m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 20.1%Net margin, Q3 FY2024, three months to 2024-09-30. net income / revenueNet income: $61.0m. XBRL concept us-gaap:NetIncomeLoss. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Revenue: $303.6m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | 21.0%Net margin, Q4 FY2024, three months to 2024-12-31. net income / revenueNet income: $65.5m. XBRL concept us-gaap:NetIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Revenue: $311.4m. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Report this figure | 20.6%Net margin, Q1 FY2025, three months to 2025-03-31. net income / revenueNet income: $63.8m. XBRL concept us-gaap:NetIncomeLoss. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Revenue: $309.2m. XBRL concept us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | 50.0%Net margin, Q2 FY2025, three months to 2025-06-30. net income / revenueNet income: $155.9m. XBRL concept us-gaap:NetIncomeLoss. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Revenue: $311.5m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 19.1%Net margin, Q3 FY2025, three months to 2025-09-30. net income / revenueNet income: $61.6m. XBRL concept us-gaap:NetIncomeLoss. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Revenue: $322.3m. XBRL concept us-gaap:Revenues. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | 38.6%Net margin, Q4 FY2025, three months to 2025-12-31. net income / revenueNet income: $129.7m. XBRL concept us-gaap:NetIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Revenue: $336.0m. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017. Derived: 12-month figure less the 9-month figure.Report this figure | 46.6%Net margin, Q1 FY2026, three months to 2026-03-31. net income / revenueNet income: $159.1m. XBRL concept us-gaap:NetIncomeLoss. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Revenue: $341.1m. XBRL concept us-gaap:Revenues. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | |
| Diluted EPS | $ per share | 1.32Diluted EPS, Q2 FY2024, three months to 2024-06-30$1.32 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 0.70Diluted EPS, Q3 FY2024, three months to 2024-09-30$0.70 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | not reported (Diluted EPS not reported) | 0.72Diluted EPS, Q1 FY2025, three months to 2025-03-31$0.72 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | 1.78Diluted EPS, Q2 FY2025, three months to 2025-06-30$1.78 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-Q filed 2025-08-06, accession 0000034903-25-000052.Report this figure | 0.69Diluted EPS, Q3 FY2025, three months to 2025-09-30$0.69 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-Q filed 2025-10-31, accession 0000034903-25-000063.Report this figure | not reported (Diluted EPS not reported) | 1.81Diluted EPS, Q1 FY2026, three months to 2026-03-31$1.81 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-Q filed 2026-05-01, accession 0000034903-26-000026.Report this figure | |
| Free cash flow | $m | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) |
Focus or hover a figure to see its XBRL concept, period and filing; each links to that filing. A figure marked d is derived: a quarter computed from year-to-date figures, such as the fourth quarter as the fiscal year less the nine months before it. A ratio reads not reported when any input is missing.
Last five fiscal years
| Line item | Unit | FY20212021-12-31 | FY20222022-12-31 | FY20232023-12-31 | FY20242024-12-31 | FY20252025-12-31 | Shape over the periods |
|---|---|---|---|---|---|---|---|
| Revenue | $m | 951Revenue, FY2021, twelve months to 2021-12-31$951.2m. XBRL concept us-gaap:Revenues. 10-K filed 2024-02-12, accession 0000034903-24-000032.Report this figure | 1,074Revenue, FY2022, twelve months to 2022-12-31$1.07bn. XBRL concept us-gaap:Revenues. 10-K filed 2025-02-13, accession 0000034903-25-000016.Report this figure | 1,132Revenue, FY2023, twelve months to 2023-12-31$1.13bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 1,202Revenue, FY2024, twelve months to 2024-12-31$1.20bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 1,279Revenue, FY2025, twelve months to 2025-12-31$1.28bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | |
| Gross margin | % | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | not reported (Gross profit not reported) | |
| Operating margin | % | 41.5%Operating margin, FY2021, twelve months to 2021-12-31. operating income / revenueOperating income: $394.7m. XBRL concept us-gaap:OperatingIncomeLoss. 10-K filed 2024-02-12, accession 0000034903-24-000032.Revenue: $951.2m. XBRL concept us-gaap:Revenues. 10-K filed 2024-02-12, accession 0000034903-24-000032.Report this figure | 49.0%Operating margin, FY2022, twelve months to 2022-12-31. operating income / revenueOperating income: $526.4m. XBRL concept us-gaap:OperatingIncomeLoss. 10-K filed 2025-02-13, accession 0000034903-25-000016.Revenue: $1.07bn. XBRL concept us-gaap:Revenues. 10-K filed 2025-02-13, accession 0000034903-25-000016.Report this figure | 35.9%Operating margin, FY2023, twelve months to 2023-12-31. operating income / revenueOperating income: $406.5m. XBRL concept us-gaap:OperatingIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017.Revenue: $1.13bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 39.3%Operating margin, FY2024, twelve months to 2024-12-31. operating income / revenueOperating income: $472.4m. XBRL concept us-gaap:OperatingIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017.Revenue: $1.20bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 47.1%Operating margin, FY2025, twelve months to 2025-12-31. operating income / revenueOperating income: $602.2m. XBRL concept us-gaap:OperatingIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017.Revenue: $1.28bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | |
| Net margin | % | 27.5%Net margin, FY2021, twelve months to 2021-12-31. net income / revenueNet income: $261.5m. XBRL concept us-gaap:NetIncomeLoss. 10-K filed 2024-02-12, accession 0000034903-24-000032.Revenue: $951.2m. XBRL concept us-gaap:Revenues. 10-K filed 2024-02-12, accession 0000034903-24-000032.Report this figure | 35.9%Net margin, FY2022, twelve months to 2022-12-31. net income / revenueNet income: $385.5m. XBRL concept us-gaap:NetIncomeLoss. 10-K filed 2025-02-13, accession 0000034903-25-000016.Revenue: $1.07bn. XBRL concept us-gaap:Revenues. 10-K filed 2025-02-13, accession 0000034903-25-000016.Report this figure | 20.9%Net margin, FY2023, twelve months to 2023-12-31. net income / revenueNet income: $237.0m. XBRL concept us-gaap:NetIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017.Revenue: $1.13bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 24.6%Net margin, FY2024, twelve months to 2024-12-31. net income / revenueNet income: $295.2m. XBRL concept us-gaap:NetIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017.Revenue: $1.20bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 32.1%Net margin, FY2025, twelve months to 2025-12-31. net income / revenueNet income: $411.1m. XBRL concept us-gaap:NetIncomeLoss. 10-K filed 2026-02-12, accession 0000034903-26-000017.Revenue: $1.28bn. XBRL concept us-gaap:Revenues. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | |
| Diluted EPS | $ per share | 3.26Diluted EPS, FY2021, twelve months to 2021-12-31$3.26 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-K filed 2024-02-12, accession 0000034903-24-000032.Report this figure | 4.71Diluted EPS, FY2022, twelve months to 2022-12-31$4.71 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-K filed 2025-02-13, accession 0000034903-25-000016.Report this figure | 2.80Diluted EPS, FY2023, twelve months to 2023-12-31$2.80 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 3.42Diluted EPS, FY2024, twelve months to 2024-12-31$3.42 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | 4.68Diluted EPS, FY2025, twelve months to 2025-12-31$4.68 per share. XBRL concept us-gaap:EarningsPerShareDiluted. 10-K filed 2026-02-12, accession 0000034903-26-000017.Report this figure | |
| Free cash flow | $m | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) | not reported (Capital expenditure not reported) |
Focus or hover a figure to see its XBRL concept, period and filing; each links to that filing. A figure marked d is derived: a quarter computed from year-to-date figures, such as the fourth quarter as the fiscal year less the nine months before it. A ratio reads not reported when any input is missing.
Insider purchases and sales
All insider transactionsThe last 20 open-market transactions reported on Form 4 (codes P and S). The reported price is the price per share the insider stated on the form: filing data, not a market price.
No open-market purchases or sales by insiders are in coverage from Nov 2024 to Oct 2026.
No open-market purchases or sales by insiders are in coverage for this company.
Funds that report holding it
All fundsFrom each manager's latest Form 13F, largest reported value first. Reported value is as filed at the quarter end: filing data, not a price. A put or call is an option position, not shares held.
| Fund | Quarter ended | Reported value | Shares | Put or call | Change on the quarter before |
|---|---|---|---|---|---|
| BlackRock, Inc. | 2026-06-30 | $1.25bn | 10,151,866 | Added+1,509,818 | |
| VANGUARD PORTFOLIO MANAGEMENT LLC | 2026-06-30 | $885.7m | 7,174,812 | Reduced−108,591 | |
| STATE STREET CORP | 2026-06-30 | $783.9m | 6,350,252 | Reduced−28,488 | |
| NORGES BANK | 2026-06-30 | $690.6m | 5,594,536 | New+5,594,536 | |
| VANGUARD CAPITAL MANAGEMENT LLC | 2026-06-30 | $667.4m | 5,406,602 | Added+25,818 | |
| Resolution Capital Ltd | 2026-06-30 | $391.0m | 3,167,773 | Reduced−476,802 | |
| Invesco Ltd. | 2026-06-30 | $313.3m | 2,537,702 | Reduced−150,607 | |
| AQR CAPITAL MANAGEMENT LLC | 2026-06-30 | $312.2m | 2,529,007 | Added+403,492 | |
| GEODE CAPITAL MANAGEMENT, LLC | 2026-06-30 | $287.5m | 2,332,621 | Added+40,186 | |
| NORTHERN TRUST CORP | 2026-06-30 | $204.7m | 1,658,404 | Added+23,875 |
Recent filings
All 865 filingsReports and events: 10-K, 10-Q, 8-K, proxy statements and ownership schedules.
| Filed | Form | What it is | Accession number |
|---|---|---|---|
| 2026-08-1120:01 ET | 8-K | 1.01 Entry into a material agreement; 2.03 New direct financial obligation; 3.02 Unregistered sale of equity; 8.01 Other events; 9.01 Financial statements and exhibits | 0001193125-26-344547 |
| 2026-07-3111:38 ET | 10-Q | Quarterly reportPeriod 2026-06-30 | 0000034903-26-000042 |
| 2026-07-3111:33 ET | 8-K | 2.02 Results of operations; 9.01 Financial statements and exhibits | 0000034903-26-000040 |
| 2026-05-0620:34 ET | 8-K | 5.07 Shareholder vote results | 0000034903-26-000031 |
| 2026-05-0111:34 ET | 10-Q | Quarterly reportPeriod 2026-03-31 | 0000034903-26-000026 |
| 2026-05-0111:32 ET | 8-K | 2.02 Results of operations; 9.01 Financial statements and exhibits | 0000034903-26-000025 |
| 2026-04-1520:02 ET | 8-K | 1.01 Entry into a material agreement; 1.02 Termination of a material agreement; 2.03 New direct financial obligation; 9.01 Financial statements and exhibits | 0001193125-26-156973 |
| 2026-03-2712:15 ET | DEF 14A | Proxy statementPeriod 2026-05-06 | 0001193125-26-127642 |
| 2026-02-1221:12 ET | 10-K | Annual reportPeriod 2025-12-31 | 0000034903-26-000017 |
| 2026-02-1221:07 ET | 8-K | 2.02 Results of operations; 9.01 Financial statements and exhibits | 0000034903-26-000016 |
Latest annual report
Form 10-K for the fiscal year ended Dec 31, 2025Filed Feb 12, 2026. Its page lists the documents and the extracted sections, such as Business and Risk factors.
Forecast league
Not in this season’s league. The league lists companies whose quarter has ended and whose results are not yet filed.This season’s league
About the filer
- CIK
- 34903
- Tickers
- FRT, FRT-PC
- Exchange
- NYSE
- SIC code
- 6798 Real Estate Investment Trusts
- Sector
- Real estate
- Fiscal year ends
- Dec 31
- Incorporated in
- MD
- Filer category
- Large accelerated filer
Source: SEC EDGAR, XBRL company facts, the filing index and Forms 4. Last ingested by Listed: Oct 24, 2026, 15:18 ET. Listed shows no prices and gives no investment advice.