HDC
Phát triển Nhà Bà Rịa - Vũng Tàu ·HOSE ·2026Q1
▲ Showing improvement
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.
| 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
Net profit attributable to parent increased vs last year, mainly helped by higher financial income. 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 3.7% to 26.0% — mainly driven by net margin, despite asset turnover and 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 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
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
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
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
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 / debt stands at 1.8%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
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
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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