BXP (BXP) vs Federal Realty Investment (FRT)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 8, 2026.
Summary
Federal Realty Investment (FRT) has outperformed BXP (BXP) over the past year, gaining 7.7% versus a loss of 19.5%. Over five years, FRT leads with a -15.3% price change compared with -49.2% for BXP. BXP is the larger company by market cap ($10.75 billion vs $9.19 billion), about 1.2 times the size, while Federal Realty Investment is growing revenue faster (+6.4% vs +2.2%).
On valuation, BXP trades at a lower forward P/E (27.2x vs 32.0x for Federal Realty Investment). BXP offers the higher dividend yield (4.71% vs 4.30%). Federal Realty Investment converts more of its revenue into profit, with a net margin of 32.1% versus 7.9%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | BXP | FRT |
|---|---|---|
| Share price | $59.42 | $105.11 |
| Market cap | $10.75B | $9.19B |
| 1-day change | -0.62% | -1.03% |
| YTD return | -11.94% | +4.28% |
| 1-year return | -19.45% | +7.69% |
| 5-year return | -49.20% | -15.25% |
| P/E ratio (TTM) | 31.95 | 21.23 |
| Forward P/E | 27.25 | 31.98 |
| EPS (TTM) | $1.86 | $4.95 |
| Dividend yield | 4.71% | 4.30% |
| Annual dividend | $2.80 | $4.52 |
| Revenue (latest FY) | $3.48B | $1.28B |
| Revenue growth (YoY) | +2.19% | +6.36% |
| Net income (latest FY) | $276.80M | $411.08M |
| Gross margin | 59.12% | — |
| Operating margin | — | 47.08% |
| Net margin | 7.95% | 32.14% |
| 52-week high | $74.96 | $128.21 |
| 52-week low | $49.72 | $90.03 |
| Distance from 52-week high | -20.73% | -18.02% |
| Analyst consensus | buy | buy |
| Avg. price target upside | +27.82% | +24.38% |
| Average volume | 1.35M | 854.28K |
| Shares outstanding | 159.66M | 86.89M |
| Employees | 826 | 314 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- FRT has outperformed BXP by 27.1 percentage points over the past year.
- BXP trades at a higher earnings multiple (31.9x vs 21.2x trailing P/E).
- Federal Realty Investment is more profitable, keeping 32.1 cents of every revenue dollar as net income versus 7.9 cents for BXP.
About BXP
BXP stock →BXP, Inc. is the largest publicly traded developer, owner, and manager of premier workplaces in the United States.
Real Estate · Real Estate Investment Trusts · 826 employees
About Federal Realty Investment
FRT stock →Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail-based properties located primarily in major coastal markets and select underserved regions with strong economic and demographic fundamentals. Federal Realty's mission is to deliver long-term, sustainable growth through investing in communities where retail demand exceeds supply.
Real Estate · Real Estate Investment Trusts · 314 employees
BXP vs FRT FAQ
Which is bigger, BXP or Federal Realty Investment?
BXP (BXP) is larger, with a market capitalization of $10.75B compared with $9.19B for Federal Realty Investment (FRT).
Which stock has performed better over the past year, BXP or FRT?
FRT returned +7.69% over the past 12 months, compared with -19.45% for BXP (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, BXP or FRT?
FRT has the lower trailing P/E at 21.2, versus 31.9 for BXP. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, BXP or Federal Realty Investment?
BXP has the higher yield at 4.71%, compared with 4.30% for Federal Realty Investment.
Are BXP and Federal Realty Investment in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.