Results of Operations

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM 8-K CURRENT REPORT Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 Date of Report (Date of earliest event reported) October 31, 2025 Federal Realty Investment Trust Federal Realty OP LP (Exact name of registrant as specified in its charter)   Maryland (Federal Realty Investment Trust) 1-07533   87-3916363 Delaware (Federal Realty OP LP) 333-262016-01 52-0782497 (State or other jurisdiction of incorporation) (Commission File Number)   (IRS Employer Identification No.) 909 Rose Avenue, Suite 200 North Bethesda, Maryland   20852 (Address of principal executive offices)   (Zip Code) Registrant's telephone number including area code: 301 / 998-8100 Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (see General Instruction A.2. below): ☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) ☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) ☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) ☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) Securities registered pursuant to Section 12(b) of the Act:   Federal Realty Investment Trust Title of Each Class Trading Symbol Name of Each Exchange On Which Registered Common Shares of Beneficial Interest FRT New York Stock Exchange $.01 par value per share, with associated Common Share Purchase Rights Depositary Shares, each representing 1/1000 of a 5.00% FRT-C New York Stock Exchange Series C Cumulative Redeemable Preferred Stock, $.01 par value per share Federal Realty OP LP Title of Each Class Trading Symbol Name of Each Exchange On Which Registered None N/A N/A Indicate by check mark whether the registrant is an emerging growth company, as defined in Rule 405 of the Securities Act of 1933 or Rule 12b-2 of the Securities Exchange Act of 1934. Federal Realty Investment Trust Yes ☐ No ☒ Federal Realty OP LP Yes ☐ No ☒ If an emerging growth company, indicate by checkmark if the registrant has elected not use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. Federal Realty Investment Trust ☐ Federal Realty OP LP ☐ Item 2.02.     Results of Operations and Financial Condition.      The information under this Item 2.02-Results of Operations and Financial Condition and the exhibits attached hereto, are being furnished and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that Section. The information under this Item 2.02 and the exhibits attached hereto shall not be deemed incorporated by reference into any filing under the Securities Act of 1933, as amended, or under the Exchange Act, regardless of any general incorporation language in such filing.      On October 31, 2025, Federal Realty Investment Trust issued supplemental data pertaining to its operations, as well as a press release, to report its financial results for the quarter ended September 30, 2025. The supplemental data and press release are furnished as Exhibit 99.1 hereto. Item 9.01.    Financial Statements and Exhibits.      (c)      Exhibits      99.1      Supplemental information at September 30, 2025 (including press release dated October 31, 2025)      SIGNATURES      Pursuant to the requirements of the Securities Exchange Act of 1934, the registrants have duly caused this report to be signed on their behalf by the undersigned hereunto duly authorized. FEDERAL REALTY INVESTMENT TRUST FEDERAL REALTY OP LP Date: October 31, 2025   /s/ Daniel Guglielmone Daniel Guglielmone Executive Vice President- Chief Financial Officer and Treasurer EXHIBIT INDEX                                  Exhibit Number Description 99.1 Supplemental Information at September 30, 2025 104 Cover Page Interactive Data File (the Cover Page Interactive Data File is embedded within the Inline XBRL document)