DXG
Tập đoàn Đất Xanh ·HOSE ·2026Q1
▲▲ Improving positively
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, DXG has not accelerated revenue sharply, but profitability is improving visibly — earnings have been recovering gradually over multiple periods. Profit growth is driven mainly by better operations rather than scale expansion — a foundation that tends to be more durable.
| 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 | 1,352.6 | 1,437.1 | 1,068.3 | 1,045.7 | 924.9 | 1,529.5 | 1,013.1 | 1,125.9 | 1,064.7 | 1,400.2 | 1,213.9 | 713.8 |
| Growth | -6% | +35% | +2% | +13% | -40% | +51% | -10% | +6% | -24% | +15% | +70% | — |
| Net Income | 214.4 | 63.4 | 163.6 | 276.9 | 78.5 | 209.8 | 73.1 | 93.7 | 77.6 | 5.0 | 109.7 | 157.1 |
| Net Margin | 15.85% | 4.41% | 15.31% | 26.48% | 8.49% | 13.72% | 7.22% | 8.32% | 7.29% | 0.35% | 9.04% | 22.01% |
Drivers of DXG's profit
Net profit attributable to parent declined vs last year, mainly due to higher minority interests. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to higher minority interests. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 2.8% to 3.8% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.
Is the profit sustainable?
Margins are improving and earnings quality is solid — a durable foundation for ROE.
What is driving the margin?
Net margin expanded to 14.65%, rising 4.7pp. Core operating signals are improving as Gross margin rose 1.4pp are enough to offset pressure from SG&A / Revenue rose 9.5pp (in addition, Net financial result / Revenue rose 8.0pp added support while Other profit / Revenue fell 0.5pp 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
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 3.2% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC edged up to 3.24%, rising 0.8pp. That translates to 3.24 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 5.0pp, with capital turnover broadly stable; while invested capital expanded strongly by 3,803bn.
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
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 0.82x equity, net debt at 0.14x equity.
Development inventory ended the period at 15,657.6bn, about 41.2% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital released 1,809.8bn of cash, mainly thanks to higher payables. Pressure from higher receivables and higher inventories only partly offset that benefit.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
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 0.14x and interest coverage at 3.15x.
At present, short-term debt accounts for 45.7% of total debt, cash equals 37.3% of debt, and total debt stands at 4,820.4bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 1,389.9bn in 2025, against investing cash flow of -1,062.4bn.
Post-investment cash flow was positive +327.5bn. Financing cash flow was positive +1,814.5bn.
CFO / net income was 3.45x.
After spending +117.7bn on fixed-asset investment, the business generated trailing free cash flow of +646.8bn.
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
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 4.7 pp. The next item to monitor is capital efficiency, with ROIC at 3.2%.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 14.65% after expanding 4.7pp versus the same period last year.
Watchpoint: Capital efficiency needs cycle context.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
4,191.9 | 4,795.5 | 3,724.8 | 5,511.7 | 10,083.0 |
|
Cost of Goods Sold
|
1,903.3 | 2,489.8 | 2,014.4 | 2,541.7 | 0.0 |
|
Gross Profit
|
2,288.5 | 2,305.6 | 1,710.4 | 2,970.0 | 5,591.4 |
|
Financial Expenses
|
315.4 | 470.1 | 593.3 | 521.1 | -543.6 |
|
Selling Expenses
|
817.9 | 734.6 | 585.7 | 1,056.8 | -1,881.1 |
|
General and Administrative Expenses
|
598.3 | 430.8 | 390.9 | 1,083.0 | -997.6 |
|
Operating Profit
|
708.8 | 679.6 | 437.4 | 775.1 | 2,522.1 |
|
Profit Before Tax
|
724.4 | 730.2 | 453.2 | 767.8 | 2,516.0 |
|
Net Income
|
594.8 | 453.4 | 150.2 | 533.7 | 1,595.1 |
|
Profit Attributable to Parent
|
363.9 | 255.9 | 172.0 | 214.9 | 1,157.3 |
|
Earnings per Share
|
214.00 | 352.00 | 273.00 | 355.00 | 2,150.00 |
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