Owing to recent correction we upgrade ORL from ADD to BUY. We have cut FY21/22E EPS by 12.1/21.8%. Reduce our NAV based TP to Rs 543/sh. Risks (1) Prolonged COVID impact (2) Sharp correction in property prices. We interacted with the management of Oberoi Realty Ltd (ORL) to assess the impact of COVID. Some obvious concerns viz (1) Residential demand (2) Site labour availability (3) Capex on ongoing real estate assets (4) Impact of Mall closure & (5) Status of new launches are addressed in this note.