DTA

Đệ Tam ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 4.93%, +4.05pp YoY
Price
3,460
Latest close
03 Jun 2026
P/E 13.16x
P/B 0.30x
EPS 263
BVPS 11,463
ROE 2.3%
ROA 0.7%
Profit Margin 4.9%
Asset Turnover 0.15x
Equity Mult. 3.09x

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

What Is Changing

On a TTM 2026Q1 basis, DTA posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — earnings have been recovering gradually over multiple periods. However, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the improvement signal needs more time to confirm.

TTM REVENUE
VND 96bn
−30.3%YoY
NET MARGIN
4.93%
+4.0ppYoY
TTM NET PROFIT
VND 5bn
+289.5%YoY
Non-core income / PBT
40.9%
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 12.4 7.3 31.1 44.7 30.0 23.4 46.9 36.9 33.7 28.1 26.2 20.5
Growth +70% -76% -30% +49% +28% -50% +27% +9% +20% +7% +28%
Net Income 2.5 0.8 0.9 0.5 0.1 0.2 0.6 0.4 0.1 0.7 0.2 0.9
Net Margin 20.20% 11.28% 2.85% 1.09% 0.29% 0.86% 1.21% 0.96% 0.36% 2.38% 0.89% 4.34%

Drivers of DTA's profit

TTM

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

Gross profit ↑ 4.0bn
Finance costs ↓ 2.2bn
Tax ↓ 0.5bn
Selling expenses ↓ 0.4bn
Other profit ↓ 2.0bn
Administrative expenses ↑ 1.5bn
TTM

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

Gross profit ↑ 3.0bn
Selling expenses ↓ 0.9bn
Finance costs ↓ 0.8bn
Administrative expenses ↑ 1.0bn
Other profit ↓ 0.9bn
Tax ↑ 0.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 0.6% = 0.9% × 0.21 × 3.23
2026Q1 2.3% = 4.9% × 0.15 × 3.09

ROE rose from 0.6% to 2.3% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 4.9% +4.0pp Asset turnover: 0.15x -0.06x Leverage: 3.09x -0.15x

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 4.93%, rising 4.0pp. Core operating signals are improving as Gross margin rose 10.2pp are enough to offset pressure from SG&A / Revenue rose 4.6pp (with lingering pressure from Net financial result / Revenue fell 0.8pp and Other profit / Revenue fell 0.7pp).

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

Profitability trend

Net Margin 4.93% +4.0pp
Gross Margin 23.78% +10.2pp
SG&A / Revenue 12.35% +4.6pp
Non-core / Revenue -5.13% −1.5pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 1.5pp, financial result still accounts for 40.9% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 0.8% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 0.83%, rising 1.0pp. That translates to 0.83 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 3.4pp, with capital turnover fell 0.14x; with invested capital holding roughly steady.

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 0.83% +1.0pp
NOPAT Margin 2.91% +3.4pp
Capital Turnover 0.29x −0.14x
Average Invested Capital 334.8bn +15.0bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is typical for the real estate sector — liabilities at 2.07x equity, net debt at 0.67x equity.

Development inventory ended the period at 79.0bn, about 12.5% of total assets — reflecting projects in progress awaiting handover.

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:

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.67x and interest coverage only at 0.46x.

At present, short-term debt accounts for 52.3% of total debt, cash equals 4.2% of debt, and total debt stands at 144.7bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.46x, leaving limited room to absorb financing costs.

Cash buffer is thin relative to debt

Cash / debt stands at 4.2%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.67x +0.09x
Interest Coverage 0.46x +0.62x
Cash / Debt 4.2% +1.3pp
Short-term Debt / Total Debt 52.3% +5.6pp
CFO / NI -5.07x −23.21x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -12.9bn in 2024, against investing cash flow of 1.9bn.

Post-investment cash flow was negative +11.1bn. Financing cash flow was positive +5.8bn.

CFO / net income was -5.07x.

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 23.9bn −45.9bn
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 4.0 pp. The next item to monitor is the earnings mix, when non-core contribution is -122.4%. The main risk still sits in leverage and liquidity, with interest coverage at 0.46x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 4.93% after expanding 4.0pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for -122.4% of PBT and CFO / net income currently at -5.07x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.46x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
114.5 141.9 99.9 129.4 108.8
Cost of Goods Sold
94.8 117.7 78.1 111.1 0.0
Gross Profit
19.7 24.2 21.8 18.3 23.1
Financial Expenses
8.5 12.2 10.1 4.6 -4.9
Selling Expenses
3.1 3.4 2.3 5.0 -6.8
General and Administrative Expenses
8.8 8.2 9.2 7.3 -6.0
Operating Profit
-0.3 0.7 0.6 3.7 8.0
Profit Before Tax
3.1 3.7 3.0 10.2 12.2
Net Income
2.1 1.5 1.3 8.1 10.3
Profit Attributable to Parent
2.1 1.5 1.3 8.1 10.3
Earnings per Share
117.00 83.00 74.00 447.00 569.16

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