EVG

Tập đoàn EverLand ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 9.00%, +5.12pp YoY
Price
6,060
Latest close
04 Jun 2026
P/E 15.11x
P/B 0.44x
EPS 401
BVPS 13,622
ROE 3.0%
ROA 1.5%
Profit Margin 6.9%
Asset Turnover 0.22x
Equity Mult. 2.01x

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

What Is Changing

On a TTM 2026Q1 basis, EVG has not accelerated revenue sharply, but profitability is improving visibly — profit is at an all-time high. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 1,251bn
+0.8%YoY
NET MARGIN
9.00%
+5.1ppYoY
TTM NET PROFIT
VND 113bn
+134.1%YoY
CFO / Net Income
-1.60x
negative cash flow vs profit
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 323.1 544.6 187.4 195.7 191.8 230.1 332.5 486.3 143.4 220.8 267.8 315.4
Growth -41% +191% -4% +2% -17% -31% -32% +239% -35% -18% -15%
Net Income 24.9 60.4 16.0 11.3 11.5 6.0 8.9 21.7 6.5 3.5 6.5 20.3
Net Margin 7.71% 11.09% 8.53% 5.77% 5.98% 2.59% 2.69% 4.46% 4.56% 1.59% 2.44% 6.45%

Drivers of EVG's profit

TTM

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

Gross profit ↑ 129.8bn
Financial income ↑ 19.6bn
Selling expenses ↑ 54.6bn
Minority interests ↑ 23.5bn
Finance costs ↑ 17.2bn
Tax ↑ 14.4bn
TTM

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

Gross profit ↑ 39.9bn
Selling expenses ↑ 17.2bn
Minority interests ↑ 5.3bn
Financial income ↓ 3.7bn
Tax ↑ 3.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.8% = 3.9% × 0.28 × 1.64
2026Q1 3.9% = 9.0% × 0.22 × 2.01

ROE rose from 1.8% to 3.9% — mainly driven by leverage, despite asset turnover moving in the opposite direction.

Net margin: 9.0% +5.1pp Asset turnover: 0.22x -0.06x Leverage: 2.01x +0.37x

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 9.00%, rising 5.1pp. Core operating signals are improving as Gross margin rose 10.3pp are enough to offset pressure from SG&A / Revenue rose 4.6pp (with additional support from Other profit / Revenue rose 0.3pp and Net financial result / Revenue rose 0.2pp).

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

Profitability trend

Net Margin 9.00% +5.1pp
Gross Margin 14.94% +10.3pp
SG&A / Revenue 5.73% +4.6pp

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 3.0% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 3.04%, rising 1.5pp. That translates to 3.04 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 4.9pp, with capital turnover broadly stable; while invested capital rose by 414bn.

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 3.04% +1.5pp
NOPAT Margin 9.11% +4.9pp
Capital Turnover 0.33x −0.04x
Average Invested Capital 3,753.0bn +414.2bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is relatively light for the real estate sector — liabilities at 1.19x equity, net debt at 0.36x equity.

Development inventory ended the period at 3,256.9bn, about 51.0% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 170.1bn of cash, mainly because of higher inventories. Part of that drag was offset by lower receivables and higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +199.2bn
Inventories increased → lower CFO: −1,576.0bn
Payables increased → higher CFO: +1,206.8bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.36x and interest coverage at 5.75x.

At present, short-term debt accounts for 17.5% of total debt, cash equals 19.4% of debt, and total debt stands at 1,300.0bn.

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

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 19.4%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.36x +0.11x
Interest Coverage 5.75x −3.06x
Cash / Debt 19.4% −23.9pp
Short-term Debt / Total Debt 17.5% +7.0pp
CFO / NI -1.60x +13.95x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 174.2bn in 2025, against investing cash flow of -86.6bn.

Post-investment cash flow was positive +87.7bn. Financing cash flow was negative +34.2bn.

CFO / net income was -1.60x.

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 137.6bn +565.7bn
Cash Capex
FCF TTM

Investment Takeaway

The business is heading the right way, but the current picture is still at partial confirmation — not yet a fully clean case. The positive points have clearly improved, showing the operating base is better than before. The brighter spot is operating efficiency, with net margin improving 5.1 pp. The next item to monitor is the earnings mix, when non-core contribution is 20.0%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 9.00% after expanding 5.1pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 20.0% of PBT and CFO / net income currently at -1.60x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,119.2 1,192.7 1,089.8 1,277.7 968.4
Cost of Goods Sold
972.0 1,134.0 1,041.7 1,240.0 0.0
Gross Profit
147.2 58.7 48.1 37.6 35.6
Financial Expenses
24.4 17.0 1.1 0.0 -0.3
Selling Expenses
40.6 3.6 6.7 2.5 -2.1
General and Administrative Expenses
12.0 11.4 11.2 6.3 -8.1
Operating Profit
127.1 51.8 41.9 35.6 30.0
Profit Before Tax
124.6 46.5 40.5 33.1 29.9
Net Income
98.9 33.7 31.4 25.8 23.9
Profit Attributable to Parent
77.7 31.4 30.8 25.4 22.6
Earnings per Share
366.00 146.00 141.00 127.00 249.00

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