DXG

Tập đoàn Đất Xanh ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 14.65%, +4.74pp YoY
Price
12,850
Latest close
02 Jun 2026
P/E 53.54x
P/B 0.68x
EPS 240
BVPS 18,939
ROE 1.2%
ROA 0.6%
Profit Margin 4.5%
Asset Turnover 0.14x
Equity Mult. 1.89x

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.

TTM REVENUE
VND 4,904bn
+6.8%YoY
NET MARGIN
14.65%
+4.7ppYoY
TTM NET PROFIT
VND 718bn
+57.8%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 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

TTM

Net profit attributable to parent declined vs last year, mainly due to higher minority interests. Supporting and offsetting drivers:

Deferred tax ↓ 254.4bn
Finance costs ↓ 230.6bn
Gross profit ↑ 226.7bn
Financial income ↑ 134.2bn
Minority interests ↑ 311.4bn
Selling expenses ↑ 299.1bn
TTM

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

Gross profit ↑ 124.1bn
Deferred tax ↓ 64.5bn
Finance costs ↓ 60.9bn
Financial income ↑ 34.6bn
Minority interests ↑ 146.3bn
Selling expenses ↑ 84.7bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 2.8% = 9.9% × 0.15 × 1.94
2026Q1 3.8% = 14.6% × 0.14 × 1.89

ROE rose from 2.8% to 3.8% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 14.6% +4.7pp Asset turnover: 0.14x -0.01x Leverage: 1.89x -0.05x

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 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

Net Margin 14.65% +4.7pp
Gross Margin 51.99% +1.4pp
SG&A / Revenue 34.36% +9.5pp

TTM YoY · 2025Q1 -> 2026Q1

Is capital being used efficiently?

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

ROIC 3.24% +0.8pp
NOPAT Margin 14.40% +5.0pp
Capital Turnover 0.22x −0.03x
Average Invested Capital 21,822.1bn +3,802.6bn

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

Receivables increased → lower CFO: −993.4bn
Inventories increased → lower CFO: −1,179.1bn
Payables increased → higher CFO: +3,982.3bn

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

Net Debt / Equity 0.14x +0.00x
Interest Coverage 3.15x +1.67x
Cash / Debt 37.3% −30.4pp
Short-term Debt / Total Debt 45.7% −10.3pp
CFO / NI 3.45x +4.04x

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

CFO TTM 764.5bn +922.0bn
Cash Capex 117.7bn +52.8bn
FCF TTM +646.8bn +869.2bn

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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