DXS
Dịch vụ Bất động sản 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, DXS is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — the growth momentum has held across consecutive periods. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.
| 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 | 1,415.7 | 1,597.1 | 864.1 | 1,229.4 | 512.5 | 557.3 | 581.7 | 702.5 | 534.2 | 477.5 | 509.6 | 662.4 |
| Growth | -11% | +85% | -30% | +140% | -8% | -4% | -17% | +32% | +12% | -6% | -23% | — |
| Net Income | 290.6 | 40.2 | 98.6 | 319.4 | 43.3 | 69.7 | 52.9 | 76.4 | 53.6 | -124.6 | 25.4 | -17.2 |
| Net Margin | 20.52% | 2.52% | 11.42% | 25.98% | 8.44% | 12.51% | 9.09% | 10.87% | 10.03% | -26.09% | 4.99% | -2.60% |
Drivers of DXS's profit
Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by higher gross profit. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 2.9% to 8.6% — mainly driven by asset turnover, despite leverage moving in the opposite direction.
Is the profit sustainable?
Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.
What is driving the margin?
Net margin expanded to 14.66%, rising 4.4pp. Core operating signals are improving as SG&A / Revenue fell 5.2pp are enough to offset pressure from Gross margin fell 4.7pp (with additional support from Other profit / Revenue rose 1.4pp and Net financial result / Revenue rose 0.5pp).
Margin improves from both core operations and non-core items — the core foundation is positive, but the sustainability of non-core contributions needs monitoring.
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 6.5% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC expanded to 6.48%, rising 4.0pp. That translates to 6.48 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin rose 3.2pp and capital turnover rose 0.23x, while invested capital rose by 884bn — capital-return quality improved from both sides.
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 0.91x equity, net debt at 0.28x equity.
Development inventory ended the period at 5,113.0bn, about 30.4% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 1,404.7bn of cash, mainly because of higher receivables and higher inventories.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Leverage is safe but FCF is negative at 695.5bn due to capex of 78.1bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage looks fairly comfortable, with net debt / equity at 0.28x and interest coverage at 6.40x.
At present, short-term debt accounts for 67.2% of total debt, cash equals 14.7% of debt, and total debt stands at 3,030.0bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Short-term debt accounts for 67.2% of total debt, raising near-term refinancing needs.
Cash / debt stands at 14.7%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -136.8bn in 2025, against investing cash flow of -284.8bn.
Post-investment cash flow was negative +421.6bn. Financing cash flow was positive +800.6bn.
CFO / net income was -1.18x.
After spending +78.1bn on fixed-asset investment, the business generated trailing free cash flow of −695.5bn.
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 4.4 pp. The next item to monitor is capital efficiency, with ROIC at 6.5%.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 14.66% after expanding 4.4pp versus the same period last year.
Watchpoint: Capital efficiency needs cycle context.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
3,966.3 | 2,437.9 | 1,997.4 | 4,096.3 | 4,328.8 |
|
Cost of Goods Sold
|
2,252.5 | 1,260.0 | 1,287.1 | 1,767.5 | 0.0 |
|
Gross Profit
|
1,713.8 | 1,177.9 | 710.3 | 2,328.7 | 2,661.3 |
|
Financial Expenses
|
103.7 | 102.6 | 134.2 | 148.1 | -79.4 |
|
Selling Expenses
|
640.2 | 443.4 | 325.5 | 955.3 | -689.4 |
|
General and Administrative Expenses
|
399.4 | 290.0 | 278.4 | 644.6 | -706.2 |
|
Operating Profit
|
610.2 | 334.7 | -87.3 | 635.5 | 1,235.9 |
|
Profit Before Tax
|
662.4 | 341.3 | -79.5 | 661.0 | 1,200.1 |
|
Net Income
|
523.4 | 248.1 | -160.3 | 529.9 | 873.5 |
|
Profit Attributable to Parent
|
351.5 | 140.7 | -168.1 | 344.5 | 520.8 |
|
Earnings per Share
|
589.00 | 236.00 | -293.00 | 760.00 | 1,600.00 |
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