HDC

Phát triển Nhà Bà Rịa - Vũng Tàu ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 113.17%, +99.20pp YoY
Price
17,500
Latest close
03 Jun 2026
P/E 4.63x
P/B 1.17x
EPS 3,777
BVPS 14,996
ROE 25.9%
ROA 12.9%
Profit Margin 112.7%
Asset Turnover 0.11x
Equity Mult. 2.01x

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

What Is Changing

On a TTM 2026Q1 basis, HDC has not accelerated revenue sharply, but profitability is improving visibly — profit is at an all-time high. More notably, profit relies heavily on non-core sources while operating cash flow is negative — these two factors together suggest earnings quality needs cautious evaluation.

TTM REVENUE
VND 606bn
+8.2%YoY
NET MARGIN
113.17%
+99.2ppYoY
TTM NET PROFIT
VND 686bn
+776.6%YoY
Net financial result / PBT
86.4%
affects earnings quality
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 248.7 175.3 102.0 80.2 99.0 165.1 124.6 171.5 85.3 191.5 168.2 129.1
Growth +42% +72% +27% -19% -40% +33% -27% +101% -55% +14% +30%
Net Income 58.4 30.9 538.7 58.1 13.7 0.8 13.3 50.5 1.1 47.5 32.4 20.1
Net Margin 23.47% 17.65% 528.06% 72.44% 13.80% 0.47% 10.71% 29.44% 1.31% 24.83% 19.29% 15.57%

Drivers of HDC's profit

TTM

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

Financial income ↑ 849.6bn
Tax ↑ 154.5bn
TTM

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

Gross profit ↑ 97.3bn
Finance costs ↑ 27.8bn
Administrative expenses ↑ 9.6bn
Tax ↑ 7.9bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 3.7% = 14.0% × 0.12 × 2.30
2026Q1 26.0% = 113.2% × 0.11 × 2.01

ROE rose from 3.7% to 26.0% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 113.2% +99.2pp Asset turnover: 0.11x -0.00x Leverage: 2.01x -0.29x

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 113.17%, rising 99.2pp. Despite pressure from Gross margin fell 11.3pp and SG&A / Revenue rose 8.2pp, the offset came from Net financial result / Revenue rose 132.9pp and Other profit / Revenue rose 6.7pp.

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 113.17% +99.2pp
Gross Margin 31.98% −11.3pp
SG&A / Revenue 18.78% +8.2pp
Non-core / Revenue 123.54% +139.6pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 86.7% of PBT and lifted net margin by 139.6pp — separate the operating contribution from this source.

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 16.3% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 16.32%, rising 13.4pp. That translates to 16.32 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 94.2pp, with capital turnover broadly stable; while invested capital rose by 477bn.

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 16.32% +13.4pp
NOPAT Margin 113.53% +94.2pp
Capital Turnover 0.14x −0.01x
Average Invested Capital 4,216.1bn +476.8bn

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 1.07x equity, net debt at 0.53x equity.

Development inventory ended the period at 1,481.4bn, about 24.4% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 1,141.9bn of cash, mainly because of higher inventories and lower payables. Part of that drag was offset by lower receivables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +67.0bn
Inventories increased → lower CFO: −964.0bn
Payables decreased → lower CFO: −244.9bn

Is financial risk significant?

Leverage is safe but FCF is negative at 1,333.1bn due to capex of 13.1bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.53x and interest coverage at 7.88x.

At present, short-term debt accounts for 58.1% of total debt, cash equals 1.8% of debt, and total debt stands at 1,604.8bn.

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 1.8%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.53x −0.16x
Interest Coverage 7.88x +5.57x
Cash / Debt 1.8% +1.1pp
Short-term Debt / Total Debt 58.1% −19.1pp
CFO / NI -1.93x −0.27x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -1,016.8bn in 2025, against investing cash flow of 903.4bn.

Post-investment cash flow was negative +113.4bn. Financing cash flow was positive +601.9bn.

CFO / net income was -1.93x.

After spending +13.1bn on fixed-asset investment, the business generated trailing free cash flow of −1,333.1bn.

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 1,320.1bn −1,191.5bn
Cash Capex 13.1bn +10.8bn
FCF TTM −1,333.1bn −1,202.3bn

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 99.2 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated. The main risk still sits in leverage and liquidity, with interest coverage at 7.88x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 113.17% after expanding 99.2pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 86.4% of PBT and CFO / net income currently at -1.93x.

Key risk: leverage and liquidity remain a pressure point, with net debt / equity at 0.53x and a thin cash buffer.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
456.5 546.2 665.5 1,298.0 1,357.3
Cost of Goods Sold
360.0 325.9 367.9 818.8 0.0
Gross Profit
96.5 220.4 297.5 479.2 485.9
Financial Expenses
83.0 60.3 83.9 123.8 -42.3
Selling Expenses
23.5 17.5 17.3 23.0 -22.7
General and Administrative Expenses
80.3 39.6 40.7 47.4 -40.3
Operating Profit
815.1 130.0 163.0 537.7 387.2
Profit Before Tax
813.4 89.7 163.8 540.3 390.8
Net Income
641.2 66.9 132.0 420.6 311.4
Profit Attributable to Parent
639.1 66.1 131.6 419.4 309.5
Earnings per Share
3,559.00 434.00 1,079.00 4,299.00 3,578.86

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