DC2

Đầu tư Phát triển - Xây dựng (DIC) số 2 ·HNX ·2026Q1

▼▼ Declining sharply

Capital efficiency remains weak ROE 0.60%, −2.56pp YoY
Price
6,000
Latest close
03 Jun 2026
P/E 15.79x
P/B 0.55x
EPS 380
BVPS 10,903
ROE 3.5%
ROA 1.1%
Profit Margin 1.9%
Asset Turnover 0.60x
Equity Mult. 3.09x

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

What Is Changing

On a TTM 2026Q1 basis, DC2 is going through a period of clear decline across multiple metrics at once — profit momentum has been slowing across consecutive periods. More notably, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the earnings quality picture needs close monitoring.

TTM REVENUE
VND 228bn
−9.9%YoY
NET MARGIN
1.87%
−1.0ppYoY
TTM NET PROFIT
VND 4bn
−42.3%YoY
Non-core income / PBT
58.9%
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 53.7 49.7 63.2 61.1 30.3 100.0 54.5 67.9 27.8 76.1 55.6 38.1
Growth +8% -21% +4% +101% -70% +84% -20% +144% -63% +37% +46%
Net Income 0.7 0.5 1.5 1.5 2.4 2.1 1.3 1.5 0.6 0.6 0.2 0.4
Net Margin 1.39% 1.05% 2.36% 2.44% 7.76% 2.14% 2.47% 2.25% 1.99% 0.75% 0.37% 1.06%

Drivers of DC2's profit

TTM

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

Other profit ↑ 4.5bn
Financial income ↑ 0.4bn
Gross profit ↓ 4.4bn
Finance costs ↑ 2.3bn
Administrative expenses ↑ 0.8bn
TTM

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

Other profit ↑ 1.7bn
Financial income ↑ 0.2bn
Finance costs ↑ 1.6bn
Gross profit ↓ 1.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 7.3% = 2.9% × 0.80 × 3.10
2026Q1 3.5% = 1.9% × 0.60 × 3.09

ROE fell from 7.3% to 3.5% — all three components weakened, with asset turnover being the main drag.

Net margin: 1.9% -1.0pp Asset turnover: 0.60x -0.20x Leverage: 3.09x -0.02x

Is the profit sustainable?

Margins are under pressure while earnings still rely significantly on non-core sources.

very positive positive stable watch under pressure

What is driving the margin?

Net margin narrowed to 1.87%, falling 1.0pp. The main pressure comes from SG&A / Revenue rose 1.3pp and Gross margin fell 0.2pp (in addition, Other profit / Revenue rose 2.0pp added support while Net financial result / Revenue fell 1.3pp remained a drag).

The pressure comes from core operations — this is a concerning type of decline, not a one-off movement.

Profitability trend

Net Margin 1.87% −1.0pp
Gross Margin 15.41% −0.2pp
SG&A / Revenue 8.52% +1.3pp
Non-core / Revenue -3.63% +0.6pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 58.9% of PBT and lifted net margin by 0.6pp — separate the operating contribution from this source.

Is capital being used efficiently?

Capital efficiency is declining — check whether the drag is from margins or turnover.

Is capital being deployed efficiently?

ROIC fell to 0.60%, losing 2.6pp. That translates to 0.60 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin narrowed 2.2pp and capital turnover fell 0.29x, while invested capital expanded strongly by 54bn — pressure came from both operational efficiency and asset efficiency.

Pressure came from the margin side — core operations are weakening, not just a temporary asset-management issue.

Watchpoints

ROIC remains low

ROIC is currently 0.60% — below the typical cost-of-capital threshold; worth tracking whether upcoming periods can rise above this level.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC 0.60% −2.6pp
NOPAT Margin 0.77% −2.2pp
Capital Turnover 0.78x −0.29x
Average Invested Capital 290.1bn +54.4bn

Balance Sheet

ROIC declined — the balance sheet shows how capital is being deployed. Leverage is elevated, requiring monitoring — liabilities at 2.35x equity, net debt at 1.78x equity.

Inventory ended the period at 76.8bn, roughly 18.7% of total assets.

Over the last 12 months, working capital released 0.0bn of cash.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables were broadly stable → neutral CFO:
Inventories were broadly stable → neutral CFO:
Payables were broadly stable → neutral CFO:

Working Capital Efficiency

Cash conversion cycle lengthened by 85.6 days versus the same period last year. The main moves came from DIO rose 72.9 days, DSO rose 27.2 days, and DPO rose 14.6 days.

Working capital cycle lengthened mainly due to slower inventory turnover — more capital is being tied up in inventory.

Watchpoints

Cash conversion cycle remains stretched

CCC stands at 288.0 days, suggesting that working capital remains tied up for a relatively long operating cycle.

Receivables collection is slowing

DSO increased by +27.2 days, pointing to slower receivables turnover.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 253.8 days +27.2 days
Inventory 137.1 days +72.9 days
Payables 102.9 days +14.6 days
Cash Conversion Cycle 288.0 days +85.6 days

Is financial risk significant?

High leverage combined with negative operating cash flow — this area needs close monitoring.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 1.78x and interest coverage only at 0.23x.

At present, short-term debt accounts for 100.0% of total debt, cash equals 4.4% of debt, and total debt stands at 229.6bn.

Watchpoints

Net leverage is elevated

Net debt / equity stands at 1.78x, increasing balance-sheet pressure.

Interest coverage is thin

Interest coverage is 0.23x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 1.78x +0.83x
Interest Coverage 0.23x −0.73x
Cash / Debt 4.4% −11.5pp
Short-term Debt / Total Debt 100.0% 0.0pp
CFO / NI -22.50x −20.05x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

High leverage combined with cash flow below reveals the actual liquidity pressure. Operating cash flow reached -71.8bn in 2025, against investing cash flow of -16.4bn.

Post-investment cash flow was negative +88.2bn. Financing cash flow was positive +68.2bn.

CFO / net income was -22.50x.

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

Cash capex or FCF data is incomplete, so the cash-conversion view is only partial.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 95.6bn −77.5bn
Cash Capex
FCF TTM

Investment Takeaway

The business is showing a few weaker signals, but the current magnitude is not yet clear enough to conclude that this is a broader weakening phase. The next item to monitor is the earnings mix, when non-core contribution is -170.0%. The main risk still sits in capital efficiency remains weak, with ROIC at 0.6%.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for -170.0% of PBT and CFO / net income currently at -22.50x.

Key risk: Capital efficiency remains weak.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
204.3 250.2 210.0 333.1 322.6
Cost of Goods Sold
168.0 215.0 173.9 294.7 0.0
Gross Profit
36.4 35.2 36.1 38.4 28.6
Financial Expenses
11.7 11.9 26.6 15.1 -7.2
Selling Expenses
0.1 0.0 0.0 0.0 -0.0
General and Administrative Expenses
18.9 16.5 13.1 18.7 -13.9
Operating Profit
6.2 8.4 4.2 5.7 8.9
Profit Before Tax
8.9 8.3 4.3 6.3 8.8
Net Income
5.8 5.6 1.0 3.5 7.0
Profit Attributable to Parent
5.8 5.6 1.0 3.5 7.0
Earnings per Share
445.00 607.00 135.00 539.00 2,628.45

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