Merlin Properties SOCIMIMRPRF +0.56%81 ROC (Joel Greenblatt) % is 1,846.22% as of Mar. 2026, which is 8% below its 10-year median of 1,998.88. GuruFocus rates MRPRF with a GF Score™ of 81/100 and a GF Value™ of $12.51 (Significantly Overvalued). The stock has 8 warning signs investors should review. Among 587 REITs companies, Merlin Properties SOCIMI ranks better than 87.22% on this metric.
Joel Greenblatt defined Return on Capital differently in his book The Little Book That Still Beats the Market (Little Books. Big Profits). He defines ROC (Joel Greenblatt) % as EBIT divided by the total of Property, Plant and Equipment and net working capital. Merlin Properties SOCIMI's annualized ROC (Joel Greenblatt) % for the quarter that ended in Mar. 2026 was 1,846.22%.
The historical rank and industry rank for Merlin Properties SOCIMI's ROC (Joel Greenblatt) % or its related term are showing as below:
MRPRF'
s ROC (Joel Greenblatt) % Range Over the Past 10 Years
Min: 404.15 Med: 1998.88 Max: 6346.78
Current: 4007.35
During the past 13 years, Merlin Properties SOCIMI's highest ROC (Joel Greenblatt) % was 6346.78%. The lowest was 404.15%. And the median was 1998.88%.
MRPRF's ROC (Joel Greenblatt) % is ranked better than 87.22% of 587
companies
in the REITs industry
Industry Median: 174.41
vs MRPRF: 4007.35
Merlin Properties SOCIMI's 5-Year average Growth Rate of ROC (Joel Greenblatt) % was -0.50% per year.
The way Joel Greenblatt defines Return on Capital is a more accurate measure of how efficiently the company generates returns onthe capital actually invested in the business. EBIT is used instead of net income because the tax and interest payment may be affected by factors other than the core business operation. Intangible assets are not included in the calculation because they don't need to be replaced.
Merlin Properties SOCIMI ROC (Joel Greenblatt) % Related Terms
Merlin Properties SOCIMI ROC (Joel Greenblatt) % Historical Data
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The historical data trend for Merlin Properties SOCIMI's ROC (Joel Greenblatt) % can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
MRPRF vs BXP, ARE, VNO: ROC (Joel Greenblatt) % Comparison
For the REIT - Office subindustry, Merlin Properties SOCIMI's ROC (Joel Greenblatt) %, along with its competitors' market caps and ROC (Joel Greenblatt) % data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
Merlin Properties SOCIMI ROC (Joel Greenblatt) % vs REITs Industry
For the REITs industry and Real Estate sector, Merlin Properties SOCIMI's ROC (Joel Greenblatt) % distribution charts can be found below:
* The bar in red indicates where Merlin Properties SOCIMI's ROC (Joel Greenblatt) % falls into.
Joel Greenblatt defined Return on Capital differently in his book The Little Book That Still Beats the Market (Little Books. Big Profits) . He defines Return on Capital as follows:
EBIT stands for Earnings Before Interest and Taxes.
Fixed Assets are also known as non-current assets. They include the Property, Plant and Equipment that the firm needs in its operation.
GuruFocus calculates net working capital as: (Accounts Receivable + Total Inventories + Other Current Assets) - (Accounts Payable & Accrued Expense + Deferred Revenue + Other Current Liabilities). We're trying to account for OPERATING assets and liabilities (part of daily business) when calculating working capital. Cash and marketable securities are considered NON-OPERATING assets and are not included in calculation. We will also back out all interest bearing debt, short term debt and the portion of long term debt that is due in the current period from the current liabilities. This debt will be considered when computing cost of capital and it would be inappropriate to count it twice.
Note:
The EBIT data used here is four times the quarterly (Mar. 2026) EBIT data.
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
What does a ROC (Joel Greenblatt) % of 1,846.22% mean?
Merlin Properties SOCIMI (MRPRF) has a ROC (Joel Greenblatt) % of 1,846.22% as of Mar. 2026. Joel Greenblatt's return on capital is the ratio of EBIT to average fixed assets and net working capital. View historical data on Merlin Properties SOCIMI and its competitors. This is near median its historical median of 1,998.88. Over the past decade, Merlin Properties SOCIMI's ROC (Joel Greenblatt) % has ranged from 404.15 to 6,346.78. According to the industry distribution chart, Merlin Properties SOCIMI ranks #75 out of 587 companies in the REITs industry, placing it in the top 12.8%.
Is Merlin Properties SOCIMI's ROC (Joel Greenblatt) % too high?
Merlin Properties SOCIMI's current ROC (Joel Greenblatt) % of 1,846.22% is near median its 10-year median of 1,998.88. Over the past 10 years, this metric has ranged from a low of 404.15 to a high of 6,346.78. The REITs industry median ROC (Joel Greenblatt) % is 174.41. Merlin Properties SOCIMI's value of 1,846.22% is 958.6% above this industry median. Based on the distribution chart, Merlin Properties SOCIMI ranks #75 out of 587 companies in the REITs industry, which is in the top quartile — a strong position relative to peers. Overall, Merlin Properties SOCIMI has a GF Score™ of 81/100 and is considered Significantly Overvalued, reflecting its overall financial health beyond just this single metric.
How does Merlin Properties SOCIMI's ROC (Joel Greenblatt) % compare to BXP and ARE?
According to the REITs industry distribution chart, Merlin Properties SOCIMI ranks #75 out of 587 companies for ROC (Joel Greenblatt) %. This places Merlin Properties SOCIMI in the top 13% of its industry — outperforming the majority of peers. The industry median ROC (Joel Greenblatt) % is 174.41. Merlin Properties SOCIMI's value of 1,846.22% is 958.6% above this benchmark. Historically, Merlin Properties SOCIMI's own ROC (Joel Greenblatt) % has ranged from 404.15 to 6,346.78 over the past decade. While the company's 10-year median is 1,998.88 vs. the industry median of 174.41, Merlin Properties SOCIMI has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good ROC (Joel Greenblatt) % for a REITs company?
The median ROC (Joel Greenblatt) % among REITs companies is 174.41, based on 587 companies in the industry. Companies in the top quartile (top 25%) have a ROC (Joel Greenblatt) % significantly above this median, while those in the bottom quartile fall well below. However, ROC (Joel Greenblatt) % should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. Merlin Properties SOCIMI's current ROC (Joel Greenblatt) % of 1,846.22% is 958.6% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high ROC (Joel Greenblatt) % mean?
A high ROC (Joel Greenblatt) % can signal that a stock is expensive relative to its fundamentals. Joel Greenblatt's return on capital is the ratio of EBIT to average fixed assets and net working capital. View historical data on Merlin Properties SOCIMI and its competitors. For the REITs industry, the median ROC (Joel Greenblatt) % is 174.41 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. Merlin Properties SOCIMI's current ROC (Joel Greenblatt) % is 1,846.22%, which is near median its own 10-year median of 1,998.88. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is Merlin Properties SOCIMI stock overvalued right now?
Based on GuruFocus' analysis, Merlin Properties SOCIMI (MRPRF) is currently considered Significantly Overvalued. The stock's GF Value™ is $12.51, compared to a current price of $17.90 — trading 43.1% above its estimated fair value. The current ROC (Joel Greenblatt) % is 1,846.22%, which is near median its 10-year median of 1,998.88 and 958.6% above the REITs industry median of 174.41. Merlin Properties SOCIMI's overall GF Score™ is 81/100 with 8 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is ROC (Joel Greenblatt) % calculated?
ROC (Joel Greenblatt) % is calculated from a company's financial statements. For Merlin Properties SOCIMI (MRPRF), the current ROC (Joel Greenblatt) % is 1,846.22% as of Mar. 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is Merlin Properties SOCIMI (MRPRF) Overvalued in 2026?
Based on GuruFocus' analysis, Merlin Properties SOCIMI stock appears to be overvalued.
The current stock price of $17.90 is trading 43.1% above its estimated GF Value™ of $12.51.
GuruFocus considers Merlin Properties SOCIMI to be Significantly Overvalued.
Key valuation signals for MRPRF:
ROC (Joel Greenblatt) %: 1,846.22% (near median its 10-year median of 1,998.88)
GF Value™: $12.51 vs. price of $17.90 (43.1% above fair value)
Industry Position: 958.6% above the REITs median (#75 of 587)
No single metric tells the full story. See the MRPRF stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
Merlin Properties is Spain's largest listed SOCIMI/REIT, managing a EUR 12.6 billion portfolio across offices, logistics, shopping centers, and data centers. Over the coming years, it will bring 730 MW of data center capacity online, increasing its gross rental income contribution from just 6% in 2025 to 65% by 2032. Its total GRI will more than triple to EUR 1.8 billion, driven by this "Mega" plan. Additionally, it has a pipeline of 4.4 GW worth of land at varying stages of readiness it can develop.
81GF Score
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