AGG
Đầu tư và Phát triển Bất động sản An Gia ·HOSE ·2026Q1
▲ Showing improvement
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.
| 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
Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to lower gross profit. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 1.8% to 11.3% — mainly driven by net margin, despite leverage moving in the opposite direction.
Is the profit sustainable?
Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.
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
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
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
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 debt accounts for 100.0% of total debt, raising near-term refinancing needs.
Cash / debt stands at 4.6%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
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
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 |
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