D2D

Phát triển Đô thị Công nghiệp số 2 ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 32.48%, +9.38pp YoY
Price
32,550
Latest close
03 Jun 2026
P/E 4.14x
P/B 1.37x
EPS 7,856
BVPS 23,811
ROE 32.2%
ROA 15.7%
Profit Margin 32.5%
Asset Turnover 0.48x
Equity Mult. 2.06x

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

What Is Changing

On a TTM 2026Q1 basis, D2D 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 733bn
+77.7%YoY
NET MARGIN
32.48%
+9.4ppYoY
TTM NET PROFIT
VND 238bn
+149.8%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 44.1 35.8 101.6 551.5 92.0 266.3 26.8 27.5 25.8 118.6 32.8 17.2
Growth +23% -65% -82% +499% -65% +893% -2% +7% -78% +261% +91%
Net Income 5.3 7.7 18.3 206.8 8.3 90.9 2.5 -6.4 1.0 23.5 -5.1 1.0
Net Margin 12.00% 21.37% 18.01% 37.50% 9.03% 34.14% 9.20% -23.30% 3.78% 19.81% -15.47% 5.72%

Drivers of D2D's profit

TTM

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

Gross profit ↑ 197.6bn
Tax ↑ 32.5bn
Administrative expenses ↑ 26.5bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to higher administrative expenses. Supporting and offsetting drivers:

Gross profit ↑ 0.9bn
Tax ↓ 0.6bn
Other profit ↑ 0.4bn
Administrative expenses ↑ 4.5bn
Financial income ↓ 0.6bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 11.3% = 23.1% × 0.26 × 1.89
2026Q1 32.2% = 32.5% × 0.48 × 2.06

ROE rose from 11.3% to 32.2% — all three components improved, with asset turnover contributing the most.

Net margin: 32.5% +9.4pp Asset turnover: 0.48x +0.22x Leverage: 2.06x +0.17x

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 32.48%, rising 9.4pp. The main driver is Gross margin rose 9.2pp and SG&A / Revenue fell 1.5pp, moving in line with the stronger net margin (with additional support from Other profit / Revenue rose 0.5pp).

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

Profitability trend

Net Margin 32.48% +9.4pp
Gross Margin 49.77% +9.2pp
SG&A / Revenue 10.19% −1.5pp

TTM YoY · 2025Q1 -> 2026Q1

Is capital being used efficiently?

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

Is capital being deployed efficiently?

Track how much operating profit the business generates on invested capital.

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
NOPAT Margin 32.52% +9.0pp
Capital Turnover
Average Invested Capital

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 0.95x equity, with a net cash position equivalent to 0.02x equity.

Over the last 12 months, working capital absorbed 187.9bn of cash, mainly because of higher receivables and lower payables. Part of that drag was offset by lower inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −20.9bn
Inventories decreased → higher CFO: +28.7bn
Payables decreased → lower CFO: −195.7bn

Is financial risk significant?

Financial risk is low — the company has net cash and CFO reached 562.4bn.

Leverage & Liquidity

Track net leverage, interest coverage, and the liquidity buffer on the balance sheet.

Debt maturity and the cash buffer remain the two key areas to monitor.

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

Leverage and liquidity trend

Net Debt / Equity -0.02x
Interest Coverage
Cash / Debt
Short-term Debt / Total Debt
CFO / NI 1.44x −4.21x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 562.4bn in 2025, against investing cash flow of -311.8bn.

Post-investment cash flow was positive +250.6bn. Financing cash flow was negative +253.7bn.

CFO / net income was 1.44x.

After spending +110.0bn on fixed-asset investment, the business generated trailing free cash flow of +232.4bn.

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 342.4bn −196.0bn
Cash Capex 110.0bn +56.0bn
FCF TTM +232.4bn −252.0bn

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 9.4 pp. The next item to monitor is capital efficiency.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 32.48% after expanding 9.4pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
781.0 346.3 194.8 130.9 472.3
Cost of Goods Sold
417.0 191.4 149.5 93.4 0.0
Gross Profit
364.0 154.9 45.3 37.6 311.1
Financial Expenses
-2.3 0.0 1.8 5.5 0.7
Selling Expenses
0.0 0.0 0.0 0.0
General and Administrative Expenses
70.7 45.2 29.2 31.3 -52.5
Operating Profit
301.9 112.7 31.1 20.5 302.8
Profit Before Tax
301.1 110.7 32.0 21.3 303.4
Net Income
239.9 88.2 25.8 17.2 242.7
Profit Attributable to Parent
239.9 88.2 25.8 17.2 242.7
Earnings per Share
7,520.00 2,426.00 746.00 454.00 8,009.13

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