FIR

Địa ốc First Real ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 27.76%, +58.35pp YoY
Price
5,220
Latest close
03 Jun 2026
P/E 8.91x
P/B 0.50x
EPS 586
BVPS 10,538
ROE 5.2%
ROA 3.1%
Profit Margin 27.8%
Asset Turnover 0.11x
Equity Mult. 1.67x

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

What Is Changing

On a TTM 2026Q1 basis, FIR is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — earnings have been recovering gradually over multiple periods. The next test will be whether this pace holds as the comparison base gets tougher.

TTM REVENUE
VND 137bn
+95.9%YoY
NET MARGIN
27.76%
+58.3ppYoY
TTM NET PROFIT
VND 38bn
+277.7%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 20.8 27.3 43.1 45.8 0.3 27.9 14.1 27.6 54.3 33.0 34.5 63.1
Growth -24% -37% -6% +16438% -99% +97% -49% -49% +65% -4% -45%
Net Income 0.7 3.3 15.0 19.0 -13.3 -10.5 1.2 1.1 9.7 1.9 1.6 12.8
Net Margin 3.47% 12.08% 34.72% 41.56% -4798.84% -37.53% 8.54% 4.16% 17.91% 5.75% 4.52% 20.27%

Drivers of FIR's profit

TTM

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

Gross profit ↑ 32.7bn
Administrative expenses ↓ 20.6bn
Finance costs ↓ 11.7bn
TTM

Net profit attributable to parent increased vs prior quarter, mainly helped by lower administrative expenses. Supporting and offsetting drivers:

Administrative expenses ↓ 8.0bn
Gross profit ↑ 5.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -2.9% = -30.6% × 0.05 × 1.74
2026Q1 5.2% = 27.8% × 0.11 × 1.67

ROE rose from -2.9% to 5.2% — mainly driven by net margin, despite leverage moving in the opposite direction.

Net margin: 27.8% +58.3pp Asset turnover: 0.11x +0.06x Leverage: 1.67x -0.07x

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 27.76%, rising 58.3pp. Core operating signals are improving as SG&A / Revenue fell 32.0pp are enough to offset pressure from Gross margin fell 7.9pp (in addition, Net financial result / Revenue rose 35.7pp added support while Other profit / Revenue fell 1.7pp remained a drag).

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

Net Margin 27.76% +58.3pp
Gross Margin 57.06% −7.9pp
SG&A / Revenue 1.60% −32.0pp

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 4.4% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 4.44%, rising 5.7pp. That translates to 4.44 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin rose 47.5pp and capital turnover rose 0.08x, while invested capital contracted by 127bn — 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

ROIC 4.44% +5.7pp
NOPAT Margin 29.47% +47.5pp
Capital Turnover 0.15x +0.08x
Average Invested Capital 908.2bn −126.9bn

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 0.66x equity, net debt at 0.19x equity.

Development inventory ended the period at 294.2bn, about 23.8% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 57.2bn of cash, mainly thanks to lower receivables and higher payables. Pressure from higher inventories only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +27.0bn
Inventories increased → lower CFO: −29.0bn
Payables increased → higher CFO: +59.1bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.19x and interest coverage only at 1.81x.

At present, short-term debt accounts for 100.0% of total debt, cash equals 0.7% of debt, and total debt stands at 124.9bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 1.81x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 100.0% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.19x −0.12x
Interest Coverage 1.81x +2.25x
Cash / Debt 0.7% −1.7pp
Short-term Debt / Total Debt 100.0% +28.0pp
CFO / NI 2.49x +9.62x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 223.6bn in 2025, against investing cash flow of 0.5bn.

Post-investment cash flow was positive +224.2bn. Financing cash flow was negative +225.7bn.

CFO / net income was 2.49x.

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 94.5bn −58.2bn
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 58.3 pp. The next item to monitor is capital efficiency, with ROIC at 4.4%. The main risk still sits in leverage and liquidity, with interest coverage at 1.81x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 27.76% after expanding 58.3pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 1.81x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
108.3 124.0 169.1 384.5 232.8
Cost of Goods Sold
46.1 48.2 69.2 129.3 0.0
Gross Profit
62.1 75.8 99.9 255.2 152.6
Financial Expenses
27.7 47.0 52.9 21.0 -12.2
Selling Expenses
1.1 4.9 8.9 58.2 -42.1
General and Administrative Expenses
17.5 15.3 19.5 28.5 -18.0
Operating Profit
16.8 8.7 35.6 147.8 80.4
Profit Before Tax
9.8 8.4 27.8 144.9 73.9
Net Income
2.0 0.6 19.1 114.6 60.4
Profit Attributable to Parent
2.0 0.6 19.1 114.6 60.5
Earnings per Share
28.00 10.00 297.00 2,617.00 2,237.00

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