BVL

BV Land ·UPCOM ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 21.81%, +7.51pp YoY
Price
14,700
Latest close
01 Jun 2026
P/E 6.29x
P/B 0.82x
EPS 2,338
BVPS 17,938
ROE 13.1%
ROA 7.6%
Profit Margin 19.4%
Asset Turnover 0.39x
Equity Mult. 1.72x

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

What Is Changing

On a TTM 2026Q1 basis, BVL has not accelerated revenue, but profitability is improving more visibly — profit is at an all-time high. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 1,030bn
−17.2%YoY
NET MARGIN
21.81%
+7.5ppYoY
TTM NET PROFIT
VND 225bn
+26.3%YoY
CFO / Net Income
-0.61x
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 97.7 216.1 202.2 514.3 537.4 205.7 177.5 323.1 98.7 371.4 304.8 212.8
Growth -55% +7% -61% -4% +161% +16% -45% +227% -73% +22% +43%
Net Income 18.8 38.4 41.5 125.9 164.4 -5.9 8.4 10.9 1.0 17.6 29.3 5.5
Net Margin 19.25% 17.77% 20.54% 24.48% 30.60% -2.85% 4.70% 3.38% 1.05% 4.74% 9.60% 2.58%

Drivers of BVL's profit

TTM

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

Financial income ↑ 73.8bn
Gross profit ↑ 13.6bn
Finance costs ↑ 21.4bn
Selling expenses ↑ 20.5bn
TTM

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

Tax ↓ 36.1bn
Selling expenses ↓ 28.4bn
Minority interests ↓ 14.8bn
Gross profit ↓ 204.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 14.7% = 14.3% × 0.63 × 1.63
2026Q1 14.7% = 21.8% × 0.39 × 1.72

ROE is broadly flat at 14.7% — the components are offsetting one another.

Net margin: 21.8% +7.5pp Asset turnover: 0.39x -0.24x Leverage: 1.72x +0.09x

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 21.81%, rising 7.5pp. Core operating signals are improving as Gross margin rose 6.7pp are enough to offset pressure from SG&A / Revenue rose 3.5pp (in addition, Net financial result / Revenue rose 5.2pp added support while Other profit / Revenue fell 0.2pp remained a drag).

Most of the margin increase comes from non-core items — core operations have not kept pace, this is a margin expansion to watch carefully.

Profitability trend

Net Margin 21.81% +7.5pp
Gross Margin 32.40% +6.7pp
SG&A / Revenue 11.91% +3.5pp

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 12.5% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC narrowed to 12.55%, falling 0.5pp. That translates to 12.55 in after-tax operating profit for every 100 units of operating capital. Although NOPAT margin rose 7.7pp, capital turnover fell 0.35x still pulled ROIC lower, while invested capital expanded strongly by 441bn.

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 12.55% −0.5pp
NOPAT Margin 21.70% +7.7pp
Capital Turnover 0.58x −0.35x
Average Invested Capital 1,782.4bn +441.0bn

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 0.60x equity, net debt at 0.25x equity.

Development inventory ended the period at 793.6bn, about 31.2% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 92.5bn of cash, mainly because of higher receivables and higher inventories. Part of that drag was offset by higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −111.5bn
Inventories increased → lower CFO: −58.3bn
Payables increased → higher CFO: +77.3bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.25x and interest coverage at 7.60x.

At present, short-term debt accounts for 26.5% of total debt, cash equals 11.3% of debt, and total debt stands at 459.0bn.

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

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 11.3%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.25x +0.19x
Interest Coverage 7.60x −7.80x
Cash / Debt 11.3% −71.2pp
Short-term Debt / Total Debt 26.5% +10.9pp
CFO / NI -0.61x −0.96x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 272.2bn in 2025, against investing cash flow of -297.2bn.

Post-investment cash flow was negative +25.0bn. Financing cash flow was positive +212.2bn.

CFO / net income was -0.61x.

Track how much investment can be funded internally from operating cash flow.

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 122.8bn −177.1bn
Cash Capex
FCF TTM

Investment Takeaway

The business is showing brightening signals, but the improvement is still early and not yet thick enough to read as a confirmed trend. The brighter spot is operating efficiency, with net margin improving 7.5 pp. The next item to monitor is the earnings mix, when non-core contribution is 22.5%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 21.81% after expanding 7.5pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 22.5% of PBT and CFO / net income currently at -0.61x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,470.1 803.6 1,035.2 1,158.3 599.6
Cost of Goods Sold
930.8 707.4 857.5 925.2 0.0
Gross Profit
539.3 96.2 177.7 233.1 77.1
Financial Expenses
29.8 13.8 42.4 34.3 -9.4
Selling Expenses
112.2 36.8 51.5 48.6 -26.7
General and Administrative Expenses
42.5 42.1 35.9 44.9 -22.2
Operating Profit
455.3 23.4 66.6 117.1 28.6
Profit Before Tax
457.0 29.4 73.0 170.4 30.1
Net Income
369.6 17.7 55.6 144.1 22.6
Profit Attributable to Parent
330.3 8.3 38.0 123.3 20.1
Earnings per Share
3,694.00 111.00 663.00 2,169.00 866.00

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