DLR

Địa ốc Đà Lạt ·UPCOM ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 184.05%, +84.44pp YoY
Price
13,000
Latest close
29 May 2026
P/E 2.46x
P/B 3.60x
EPS 5,275
BVPS 3,610
ROE 482.4%
ROA 37.3%
Profit Margin 184.0%
Asset Turnover 0.20x
Equity Mult. 12.93x

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

What Is Changing

On a TTM 2026Q1 basis, DLR has not accelerated revenue sharply, but profitability is improving visibly — profit is at an all-time high. However, most of the profit comes from non-core sources — this needs careful evaluation before concluding on growth quality.

TTM REVENUE
VND 13bn
+11.5%YoY
NET MARGIN
184.05%
+84.4ppYoY
TTM NET PROFIT
VND 24bn
+106.1%YoY
Net financial result / PBT
79.4%
affects earnings quality
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 2.9 4.1 3.6 2.2 2.3 3.5 2.7 3.1 3.1 6.9 3.9 3.5
Growth -29% +14% +66% -6% -33% +30% -14% +1% -55% +78% +10%
Net Income 1.4 21.7 1.4 -0.7 -0.4 11.5 -0.9 1.3 -1.1 2.5 0.3 -0.4
Net Margin 46.69% 525.26% 37.51% -34.02% -15.75% 332.97% -35.24% 40.95% -34.40% 36.45% 7.66% -11.12%

Drivers of DLR's profit

TTM

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

Financial income ↑ 18.3bn
Finance costs ↓ 4.3bn
Gross profit ↑ 3.1bn
Other profit ↓ 12.6bn
TTM

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

Gross profit ↑ 1.2bn
Other profit ↑ 0.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -95.3% = 99.6% × 0.21 × -4.59
2026Q1 482.4% = 184.0% × 0.20 × 12.93

ROE rose from -95.3% to 482.4% — mainly driven by leverage, despite asset turnover moving in the opposite direction.

Net margin: 184.0% +84.4pp Asset turnover: 0.20x -0.01x Leverage: 12.93x +17.52x

Is the profit sustainable?

Margins improved (+84.4pp), but earnings still rely significantly on non-core sources — warrants closer scrutiny.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 184.05%, rising 84.4pp. Core operating signals are improving as Gross margin rose 19.2pp are enough to offset pressure from SG&A / Revenue rose 4.7pp (in addition, Net financial result / Revenue rose 179.3pp added support while Other profit / Revenue fell 110.1pp 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 184.05% +84.4pp
Gross Margin 69.72% +19.2pp
SG&A / Revenue 39.30% +4.7pp
Non-core / Revenue 153.92% +69.2pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 83.5% of PBT and lifted net margin by 69.2pp — separate the operating contribution from this source.

Is capital being used efficiently?

Capital efficiency for construction contractors should be read alongside project progress and receivables collection from developers — ROIC fluctuates with handover cycles.

Is capital being deployed efficiently?

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

For construction contractors, ROIC moves with backlog and project acceptance timing — this is a reference signal and should be read alongside working-capital cycles.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC
NOPAT Margin
Capital Turnover 2.11x +2.95x
Average Invested Capital 6.1bn +19.9bn

Balance Sheet

ROIC for construction contractors swings with project progress and handover cycles — the balance sheet below adds perspective. Leverage runs above the construction contractors average — project acceptance cycles warrant monitoring — liabilities at 3.61x equity, net debt at 0.05x equity.

Inventory ended the period at 17.9bn, roughly 26.1% 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 291.7 days versus the same period last year. The main moves came from DIO rose 545.6 days, DSO fell 65.0 days, and DPO rose 189.0 days.

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

For construction contractors, DSO/DIO/DPO/CCC can be distorted by project progress, work-in-progress receivables, and milestone acceptance timing — these metrics should be read alongside developer payment cycles.

Watchpoints

Cash conversion cycle remains stretched

CCC stands at 844.0 days, suggesting that working capital remains tied up for a relatively long operating cycle.

Inventory turnover is slowing

DIO increased by +545.6 days, suggesting more capital is being tied up in inventories.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 264.5 days −65.0 days
Inventory 1664.5 days +545.6 days
Payables 1085.0 days +189.0 days
Cash Conversion Cycle 844.0 days +291.7 days

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.05x and interest coverage at 47.73x.

At present, short-term debt accounts for 86.1% of total debt, cash equals 87.0% of debt, and total debt stands at 6.1bn.

Leverage for construction contractors fluctuates with project working capital, performance guarantees, and progress receivables — should be read alongside receivables quality and developer payment cycles.

Watchpoints

Short-term refinancing pressure is meaningful

Short-term debt accounts for 86.1% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.05x +0.30x
Interest Coverage 47.73x +48.23x
Cash / Debt 87.0% +10.2pp
Short-term Debt / Total Debt 86.1% +1.4pp
CFO / NI 0.99x +1.37x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 3.4bn in 2025, against investing cash flow of -0.5bn.

Post-investment cash flow was positive +2.9bn. Financing cash flow was positive +1.2bn.

CFO / net income was 0.99x.

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

For construction contractors, FCF swings sharply with project progress and payment cycles — should be read alongside backlog and receivables quality.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 23.4bn +27.8bn
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 84.4 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 184.05% after expanding 84.4pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 79.4% of PBT and CFO / net income currently at 0.99x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
12.2 12.3 17.0 18.6 11.2
Cost of Goods Sold
4.3 6.6 9.1 9.9 0.0
Gross Profit
8.0 5.7 7.9 8.8 6.0
Financial Expenses
1.6 4.6 1.9 2.9 -3.5
Selling Expenses
0.0 3.7 0.0 -0.0
General and Administrative Expenses
5.3 8.9 0.0 4.5 -4.0
Operating Profit
21.1 -7.7 2.3 1.4 -1.5
Profit Before Tax
21.7 10.8 0.4 -0.4 -3.4
Net Income
20.9 10.7 0.4 -0.4 -3.4
Profit Attributable to Parent
20.9 10.7 0.4 -0.4 -3.4
Earnings per Share
4,647.00 2,372.00 83.00 -81.00 -746.00

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