CSC

Tập đoàn Cotana ·HNX ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 9.04%, +3.90pp YoY
Price
13,600
Latest close
02 Jun 2026
P/E 11.42x
P/B 0.61x
EPS 1,191
BVPS 22,474
ROE 5.4%
ROA 2.2%
Profit Margin 5.5%
Asset Turnover 0.40x
Equity Mult. 2.47x

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

What Is Changing

On a TTM 2026Q1 basis, CSC is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — the growth momentum has held across consecutive periods. The next test will be whether this pace holds as the comparison base gets tougher.

TTM REVENUE
VND 876bn
+41.1%YoY
NET MARGIN
9.04%
+3.9ppYoY
TTM NET PROFIT
VND 79bn
+148.2%YoY
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 81.5 329.1 215.4 249.6 100.5 164.3 246.4 109.4 70.4 248.0 110.4 94.1
Growth -75% +53% -14% +148% -39% -33% +125% +55% -72% +125% +17%
Net Income 2.0 42.1 24.4 10.7 15.3 2.5 7.9 6.2 3.9 32.3 23.0 10.8
Net Margin 2.47% 12.78% 11.32% 4.30% 15.24% 1.53% 3.19% 5.69% 5.47% 13.00% 20.88% 11.43%

Drivers of CSC's profit

TTM

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

Gross profit ↑ 83.9bn
Other profit ↑ 9.6bn
Minority interests ↑ 20.7bn
Selling expenses ↑ 15.5bn
Finance costs ↑ 13.8bn
Tax ↑ 13.0bn
TTM

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

Minority interests ↓ 4.6bn
Tax ↓ 2.4bn
Deferred tax ↓ 1.0bn
Gross profit ↓ 12.6bn
Administrative expenses ↑ 2.4bn
Finance costs ↑ 2.0bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 3.7% = 5.1% × 0.27 × 2.74
2026Q1 8.9% = 9.0% × 0.40 × 2.47

ROE rose from 3.7% to 8.9% — mainly driven by asset turnover, despite leverage moving in the opposite direction.

Net margin: 9.0% +3.9pp Asset turnover: 0.40x +0.13x Leverage: 2.47x -0.27x

Is the profit sustainable?

Margins are improving and earnings quality is solid — a durable foundation for ROE.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 9.04%, rising 3.9pp. The main driver is Gross margin rose 3.9pp and SG&A / Revenue fell 0.9pp, moving in line with the stronger net margin (in addition, Other profit / Revenue rose 1.5pp added support while Net financial result / Revenue fell 1.1pp remained a drag).

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

Profitability trend

Net Margin 9.04% +3.9pp
Gross Margin 23.29% +3.9pp
SG&A / Revenue 8.97% −0.9pp

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 6.8% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 6.80%, rising 3.5pp. That translates to 6.80 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin rose 2.8pp and capital turnover rose 0.23x, with invested capital holding roughly steady — capital-return quality improved from both sides.

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 6.80% +3.5pp
NOPAT Margin 8.86% +2.8pp
Capital Turnover 0.77x +0.23x
Average Invested Capital 1,140.8bn −21.7bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is relatively light for the real estate sector — liabilities at 1.29x equity, net debt at 0.21x equity.

Development inventory ended the period at 1,386.0bn, about 64.9% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 69.4bn of cash, mainly thanks to lower receivables and lower inventories. Pressure from lower payables only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +126.2bn
Inventories decreased → higher CFO: +151.3bn
Payables decreased → lower CFO: −208.1bn

Is financial risk significant?

Financial risk is low — leverage is safe, both CFO and FCF are positive.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.21x and interest coverage at 3.36x.

At present, short-term debt accounts for 29.2% of total debt, cash equals 60.9% of debt, and total debt stands at 505.2bn.

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

Leverage and liquidity trend

Net Debt / Equity 0.21x −0.13x
Interest Coverage 3.36x +0.26x
Cash / Debt 60.9% +29.9pp
Short-term Debt / Total Debt 29.2% +2.1pp
CFO / NI 2.78x +3.26x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 164.3bn in 2025, against investing cash flow of 16.5bn.

Post-investment cash flow was positive +180.8bn. Financing cash flow was positive +35.8bn.

CFO / net income was 2.78x.

After spending +5.1bn on fixed-asset investment, the business generated trailing free cash flow of +129.2bn.

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 134.3bn +144.8bn
Cash Capex 5.1bn
FCF TTM +129.2bn

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 3.9 pp. The next item to monitor is capital efficiency, with ROIC at 6.8%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 9.04% after expanding 3.9pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
880.4 595.8 546.0 1,731.4 718.7
Cost of Goods Sold
664.6 496.1 372.9 1,107.1 0.0
Gross Profit
215.8 99.8 173.1 624.3 150.0
Financial Expenses
28.6 12.9 8.7 11.8 -6.2
Selling Expenses
50.4 40.0 36.0 122.6 -25.3
General and Administrative Expenses
27.7 33.0 34.6 43.2 -45.2
Operating Profit
113.8 21.8 101.5 456.3 75.3
Profit Before Tax
117.0 19.4 102.3 457.1 76.5
Net Income
92.2 12.7 79.8 363.0 61.5
Profit Attributable to Parent
61.9 6.6 53.4 262.9 49.6
Earnings per Share
1,504.00 171.00 1,630.00 10,002.00 2,174.00

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