Oberoi Realty Moat Analysis: Score & Risks
Oberoi Realty Ltd.
A first-pass moat teardown of Oberoi Realty Ltd., built from single-pass filing evidence. Free note — provisional, and the full two-pass deep dive may revise it.
First-pass narrow read — primary edge in Switching Costs. Provisional, single-pass evidence.
Oberoi Realty Ltd. scores 5.19 on MoatSCORE 6.0 — a narrow moat in Realty. This is a first-pass note: the dimensional read and the filing receipts below come from a single GFIP evidence pass, not the full two-pass deep corpus behind our flagship deep dives. Provisional — published free while the deep version is queued.
Seven dimensions of moat
Ordered by contribution. Each dimension carries a verified filing quote, graded [M] mechanism or [O] outcome.
“Future lease rentals of non-cancellable period of existing leases”
“ready apartments are selling upward of Rs. 50,000. Some of them are selling at Rs. 60,000 on carpet, like probably 30%, 35% premium over market. And there is no resistance when we increase price.”
“We have announced business development activities close to 4 million square feet of development potential areas across diverse locations in MMR. 11 acres in Bandra East; Aram Nagar -Versova, about 2 million square feet.”
“Because even if you were to take that overheads at close to about 150 odd crores on a kind of a 4,000 crores or 5,000 crores odd top line and that barely works out to kind of a 3% number.”
“We witnessed strong sales velocity at Sky City despite the price hike we took recently, indicating healthy demand for luxury real estate from quality developers”
“we actually end up slowing down sales or stopping sales in some of the projects”
D8 rating: ADEQUATE. Not part of the moat score — it governs the cost of equity and the fade window. First-pass; not yet deep-reviewed.
The barrier gate — first-pass
Effective barrier 6 — at or above 6, consistent with a narrow read. First-pass estimate.
Deep two-pass review. This draft rests on a single GFIP evidence pass; the full 10-year AR + concall corpus may move the read.
The barrier gate. A firmer replication or bypass estimate is the most likely thing to shift the band.
Adverse events. Any governance, regulatory or funding shock captured in D8 could re-rate the fade window.
Where this note fits. This company is one of 509 Indian companies we have scored for moat durability — 370 narrow, 126 narrow-trending-wide, none wide. Every score, dimension by dimension, is free in the Moat Screener.
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