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<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><B><font SIZE=4>UNITED STATES</font></B></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><B><font SIZE=4>SECURITIES AND EXCHANGE COMMISSION</font></B></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><b><font size=2>Washington, D.C. 20549</font></b></p>

<p style=' margin-bottom:0pt; margin-top:12pt;text-align:center;'><B><font size="4">FORM
  8-K</font></B></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><B><font size="3">CURRENT
  REPORT</font></B></p>

<p style=' margin-bottom:0pt; margin-top:16pt;text-align:center;'><b><font size=2>Pursuant To Section 13 or 15(d)</font></b></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><b><font size=2>of the Securities Exchange Act of 1934</font></b></p>

<p style=' margin-bottom:0pt; margin-top:8pt;text-align:center;'><b><font size=2>Date of Report (Date of earliest event reported): September 27, 2006</font></b></p>

<p style=' margin-bottom:0pt; margin-top:16pt;text-align:center;'><B><font SIZE=5>B</font><font SIZE=4>RANDYWINE</font><font size=5> O</font><font SIZE=4>PERATING</font><font size=5> P</font><font SIZE=4>ARTNERSHIP</font><font size=5>, L.P.</font></B></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>(Exact name of issuer as specified in charter)</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>&nbsp;</font></p>

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        <td width="50">&nbsp;</td>
                    <td align=center valign=top  width="280"><b><font size=2>Delaware</font></b><br>
<font size=2>(State or Other Jurisdiction</font><br>
<font size=2>of Incorporation or Organization)</font><br></td>
        <td align=center valign=top  width="280"><b><font size=2>000-24407</font></b><br>
            <font size=2>(Commission file number)</font><br>
<font size=2>&nbsp;</font><br></td>
        <td align=center valign=top  width="280"><b><font size=2>23-2862640</font></b><br>
            <font size=2>(I.R.S. Employer</font><br>
<font size=2>Identification Number)</font><br></td>
        <td width="50">&nbsp;</td></tr></table>

<p style=' margin-bottom:0pt; margin-top:12pt;text-align:center;'><b><font size=2>555 East Lancaster Avenue, Suite 100</font></b></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><b><font size=2>Radnor, Pennsylvania 19087</font></b></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>(Address of principal executive offices)</font></p>

<p style=' margin-bottom:0pt; margin-top:12pt;text-align:center;'><b><font size=2>(610) 325-5600</font></b></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:center;'><font size=2>(Registrant&#146;s telephone number, including area code)</font></p>

<p style=' margin-bottom:0pt; margin-top:8pt;text-align:left;'><font size=2>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):</font></p>



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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><font size=2>Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)</font></p> </td> </tr></table>
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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><font size=2>Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)</font></p> </td> </tr></table>
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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><font size=2>Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))</font></p> </td> </tr></table>
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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><font size=2>Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))</font></p> </td> </tr></table>
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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><b><font size=2>Item 8.01</font></b></p> </td>

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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><b><font size=2>Other Events</font></b></p> </td> </tr></table>
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<p style=' margin-bottom:0pt; margin-top:8pt; text-indent:5%;text-align:left;'><font size=2>Attached
    as an exhibit to this Form 8-K is a copy of a press release that we issued
    on September 27, 2006 relating to a proposed private offering. We are filing
    the press release pursuant to Rule 135c under the Securities Act of 1933.
    Common Shares repurchased with a portion of the proceeds of the proposed
    offering
          will not reduce our common share repurchase authority previously approved
    by our Board of Trustees.</font></p>



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        <td valign=top style='padding:12.0pt 0pt 0pt 0pt;'>

<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><b><font size=2>Financial Statements and Exhibits.</font></b></p> </td> </tr></table>
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      </td>
      <td width="2%" valign=top style='padding:0pt 0pt 0pt 0pt;'>&nbsp;</td>
      <td width="87%" valign=top style='padding:0pt 0pt 0pt 0pt;'>&nbsp;</td>
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      <td width="87%" valign=top style='padding:0pt 0pt 0pt 0pt;'>&nbsp;</td>
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      <td width="9%" valign=top style='padding:0pt 0pt 0pt 0pt;'>
        <p style='margin-left:8.65pt;text-indent:-8.65pt;text-align:left;margin-top:2.0pt;margin-bottom:0pt;'><font size=2>99.1</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:2.0pt;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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      <td width="87%" valign=top style='padding:0pt 0pt 0pt 0pt;'>
        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:2.0pt;margin-bottom:0pt;'><font size=2>Press
          Release</font></p>
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<p style=' margin-bottom:0pt; margin-top:12pt;text-align:center;'><B><font SIZE=2>SIGNATURES</font></B></p>

<p style=' margin-bottom:0pt; margin-top:8pt;text-align:left;text-indent:5%;'><font size=2>Pursuant to the requirements of the Securities and Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, hereunto duly authorized.</font></p>

<p style=' margin-bottom:0pt; margin-top:0pt;text-align:left;'><font size=2>&nbsp;</font></p>


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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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      <td colspan="3" valign=bottom style='padding:0pt 0pt 0pt 0pt;'>
        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><font size="2">B<font size="1">RANDYWINE</font></font>
          <font size="1">OPERATING</font> <font size="2">P<font size="1">ARTNERSHIP</font>,
          L.P.,</font> <font size="2">B<font size="1">Y</font>:<br>
          B<font size="1">RANDYWINE</font></font> <font size="2">R<font size="1">EALTY</font>
          T<font size="1">RUST</font>, <font size="1">ITS GENERAL PARTNER</font></font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><br>
          <font size=2>Date: September 27, 2006</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><font size=2>By:&nbsp;</font></p>
      </td>
      <td valign=bottom style='padding:0pt 0pt 0pt 0pt;'>
        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><br>
          <font size=2>/s/ Gerard H. Sweeney</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><font size=1>&nbsp;</font></p>
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      <td colspan="2" valign=top style='padding:0pt 0pt 0pt 0pt;'>
        <p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:0pt;margin-bottom:0pt;'><font size=2>Gerard
          H. Sweeney</font><br>
          <font size=2>President and Chief Executive Officer</font></p>
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<p style=' margin-bottom:0pt; margin-top:12pt;text-align:center;'><B><font SIZE=2>EXHIBIT INDEX</font></B></p>

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        <p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:2.0pt;margin-bottom:0pt;'><b><font size=1>Exhibit</font></b><br>
           <b><font size=1>No.</font></b></p> </td>

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<p style='margin-left:0pt;text-indent:0pt;text-align:center;margin-top:2.0pt;margin-bottom:0pt;'><font size=1>&nbsp;</font></p> </td>

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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:2.0pt;margin-bottom:0pt;'><b><font size=1>Description</font></b></p> </td> </tr>
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<p style='margin-left:8.65pt;text-indent:-8.65pt;text-align:left;margin-top:2.0pt;margin-bottom:0pt;'><font size=2>99.1</font></p> </td>

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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:2.0pt;margin-bottom:0pt;'><font size=1>&nbsp;</font></p> </td>

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<p style='margin-left:0pt;text-indent:0pt;text-align:left;margin-top:2.0pt;margin-bottom:0pt;'><font size=2>Press Release</font></p> </td> </tr></table>
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Prepared and filed by St Ives Financial
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): September 27, 2006
B
RANDYWINE
O
PERATING
P
ARTNERSHIP
, L.P.
(Exact name of issuer as specified in charter)
Delaware
(State or Other Jurisdiction
of Incorporation or Organization)
000-24407
(Commission file number)
23-2862640
(I.R.S. Employer
Identification Number)
555 East Lancaster Avenue, Suite 100
Radnor, Pennsylvania 19087
(Address of principal executive offices)
(610) 325-5600
(Registrant's telephone number, including area code)
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))
Item 8.01
Other Events
Attached
    as an exhibit to this Form 8-K is a copy of a press release that we issued
    on September 27, 2006 relating to a proposed private offering. We are filing
    the press release pursuant to Rule 135c under the Securities Act of 1933.
    Common Shares repurchased with a portion of the proceeds of the proposed
    offering
          will not reduce our common share repurchase authority previously approved
    by our Board of Trustees.
Item 9.01
Financial Statements and Exhibits.
Exhibits
99.1
Press
          Release
SIGNATURES
Pursuant to the requirements of the Securities and Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, hereunto duly authorized.
B
RANDYWINE
OPERATING
P
ARTNERSHIP
,
          L.P.,
B
Y
:
B
RANDYWINE
R
EALTY
T
RUST
,
ITS GENERAL PARTNER
Date: September 27, 2006
By:
/s/ Gerard H. Sweeney
Gerard
          H. Sweeney
President and Chief Executive Officer
EXHIBIT INDEX
Exhibit
No.
Description
99.1
Press Release