AGG

Đầu tư và Phát triển Bất động sản An Gia ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 53.31%, +46.38pp YoY
Price
11,950
Latest close
02 Jun 2026
P/E 5.19x
P/B 0.55x
EPS 2,301
BVPS 21,658
ROE 11.2%
ROA 6.1%
Profit Margin 53.1%
Asset Turnover 0.11x
Equity Mult. 1.85x

TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity

What Is Changing

On a TTM 2026Q1 basis, AGG posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — earnings have been recovering gradually over multiple periods. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 705bn
−11.1%YoY
NET MARGIN
53.31%
+46.4ppYoY
TTM NET PROFIT
VND 376bn
+584.1%YoY
CFO / Net Income
-0.48x
negative cash flow vs profit
Metric Q1'26 Q4'25 Q3'25 Q2'25 Q1'25 Q4'24 Q3'24 Q2'24 Q1'24 Q4'23 Q3'23 Q2'23
Revenue 67.3 273.0 170.4 193.9 191.8 163.2 268.4 169.0 1,312.8 176.6 1,848.6 1,676.4
Growth -75% +60% -12% +1% +18% -39% +59% -87% +644% -90% +10%
Net Income 5.0 179.3 109.0 82.3 8.1 21.1 24.2 1.6 214.2 109.3 205.8 132.9
Net Margin 7.45% 65.66% 64.00% 42.43% 4.21% 12.93% 9.00% 0.92% 16.31% 61.91% 11.13% 7.93%

Drivers of AGG's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:

Gross profit ↑ 316.9bn
Finance costs ↓ 198.3bn
Financial income ↓ 222.8bn
Minority interests ↑ 54.2bn
Deferred tax ↑ 32.6bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to lower gross profit. Supporting and offsetting drivers:

Finance costs ↓ 21.6bn
Selling expenses ↓ 11.1bn
Tax ↓ 10.5bn
Administrative expenses ↓ 2.9bn
Gross profit ↓ 38.5bn
Other profit ↓ 4.6bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.8% = 6.9% × 0.10 × 2.47
2026Q1 11.3% = 53.3% × 0.11 × 1.85

ROE rose from 1.8% to 11.3% — mainly driven by net margin, despite leverage moving in the opposite direction.

Net margin: 53.3% +46.4pp Asset turnover: 0.11x +0.01x Leverage: 1.85x -0.62x

Is the profit sustainable?

Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 53.31%, rising 46.4pp. The main driver is Gross margin rose 48.6pp and SG&A / Revenue fell 1.3pp, moving in line with the stronger net margin (in addition, Other profit / Revenue rose 1.4pp added support while Net financial result / Revenue fell 3.4pp remained a drag).

The improvement comes from core operations — this is a high-quality margin expansion.

Profitability trend

Net Margin 53.31% +46.4pp
Gross Margin 77.33% +48.6pp
SG&A / Revenue 25.76% −1.3pp

TTM YoY · 2025Q1 -> 2026Q1

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 7.2% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 7.15%, rising 8.0pp. That translates to 7.15 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 49.7pp, with capital turnover broadly stable; with invested capital holding roughly steady.

For real estate developers, ROIC moves with project cycles — this is a reference signal, and the real assessment needs upcoming handover periods.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC 7.15% +8.0pp
NOPAT Margin 45.00% +49.7pp
Capital Turnover 0.16x −0.02x
Average Invested Capital 4,432.9bn −1.2bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is notably light for the real estate sector — liabilities at 0.56x equity, net debt at 0.33x equity.

Over the last 12 months, working capital absorbed 318.2bn of cash, mainly because of lower payables. Part of that drag was offset by lower receivables and lower inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +555.0bn
Inventories decreased → higher CFO: +367.2bn
Payables decreased → lower CFO: −1,240.5bn

Is financial risk significant?

Leverage is safe but FCF is negative at 179.5bn due to capex of 0.5bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.33x and interest coverage at 2.70x.

At present, short-term debt accounts for 100.0% of total debt, cash equals 4.6% of debt, and total debt stands at 1,006.6bn.

Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.

Watchpoints

Short-term refinancing pressure is meaningful

Short-term debt accounts for 100.0% of total debt, raising near-term refinancing needs.

Cash buffer is thin relative to debt

Cash / debt stands at 4.6%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.33x −0.07x
Interest Coverage 2.70x +2.65x
Cash / Debt 4.6% −7.9pp
Short-term Debt / Total Debt 100.0% +26.2pp
CFO / NI -0.48x +9.00x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -243.7bn in 2025, against investing cash flow of 600.9bn.

Post-investment cash flow was positive +357.2bn. Financing cash flow was negative +433.7bn.

CFO / net income was -0.48x.

After spending +0.5bn on fixed-asset investment, the business generated trailing free cash flow of −179.5bn.

For residential developers, FCF and CFO swing with project cycles — negative during investment phases and positive at handover — not representative of single-year efficiency.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 179.1bn +839.6bn
Cash Capex 0.5bn −1.7bn
FCF TTM −179.5bn +841.4bn

Investment Takeaway

The business is heading the right way, but the current picture is still at partial confirmation — not yet a fully clean case. The positive points have clearly improved, showing the operating base is better than before. The brighter spot is operating efficiency, with net margin improving 46.4 pp. The next item to monitor is capital efficiency, with ROIC at 7.2%. The main risk still sits in leverage and liquidity, with interest coverage at 2.70x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 53.31% after expanding 46.4pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Key risk: leverage and liquidity remain a pressure point, with net debt / equity at 0.33x and a thin cash buffer.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
829.1 1,913.4 3,891.0 6,188.6 1,808.4
Cost of Goods Sold
245.7 1,319.9 2,914.2 5,141.3 0.0
Gross Profit
583.3 593.5 976.9 1,047.3 398.8
Financial Expenses
148.5 330.6 204.0 321.2 -262.8
Selling Expenses
123.8 246.2 510.0 666.8 -208.0
General and Administrative Expenses
71.6 91.2 60.7 104.6 -113.2
Operating Profit
349.4 306.8 501.4 207.9 492.3
Profit Before Tax
360.4 301.6 582.0 218.9 494.2
Net Income
378.7 261.0 460.4 96.6 421.2
Profit Attributable to Parent
379.2 297.5 175.4 19.0 419.4
Earnings per Share
2,333.00 1,830.00 1,402.00 159.00 5,069.00

Explore Other Stocks In The Same Sector

VHM, KDH, NLG, HDC, PDR, VPI, SJS, NDN, CRV, HPX, TDH, HQC, RGG, CCL, NTL, CNT, API, HD2, NBB, UDJ, HD8, DTA, FIR, VRC, SLD, PXA, TTB, MBT, VNI, PPI, HTT, VPH, STL

Need support? If you need support with content lookup or want to provide feedback about content on the website, please contact us below.