HPI

Khu công nghiệp Hiệp Phước ·UPCOM ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 0.78%, −160.17pp YoY
Price
15,300
Latest close
20 May 2026
P/E
P/B 2.08x
EPS 0
BVPS 7,342
ROE 0.0%
ROA 0.0%
Profit Margin 0.0%
Asset Turnover 0.02x
Equity Mult. 5.58x

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

What Is Changing

On a TTM 2026Q1 basis, HPI is holding revenue at an acceptable level, but margins are eroding visibly — profit is at an all-time high. More notably, most of the profit comes from non-core sources — this needs careful evaluation before concluding on growth quality.

TTM REVENUE
VND 51bn
+32.4%YoY
NET MARGIN
0.01%
−160.2ppYoY
TTM NET PROFIT
VND 0bn
−100.0%YoY
Net financial result / PBT
798.8%
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 15.9 6.0 4.2 24.6 21.4 17.8 21.0 -21.9 18.9 -37.4 20.5 21.1
Growth +166% +42% -83% +15% +21% -15% -196% -216% -151% -283% -3%
Net Income 1.1 -12.5 6.2 5.3 6.2 14.8 16.3 24.0 7.5 37.2 11.9 12.2
Net Margin 6.98% -209.64% 146.79% 21.34% 28.78% 83.38% 77.95% -109.37% 39.54% -99.50% 58.31% 57.97%

Drivers of HPI's profit

TTM

Net profit attributable to parent declined vs last year, mainly due to lower gross profit. Supporting and offsetting drivers:

Gross profit ↓ 56.0bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to lower gross profit. Supporting and offsetting drivers:

Other profit ↑ 2.4bn
Gross profit ↓ 7.4bn
Selling expenses ↑ 0.8bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 15.3% = 160.2% × 0.02 × 6.00
2026Q1 0.0% = 0.0% × 0.02 × 5.58

ROE fell from 15.3% to 0.0% — net margin weakened the most, though asset turnover still provided support.

Net margin: 0.0% -160.2pp Asset turnover: 0.02x +0.00x Leverage: 5.58x -0.42x

Is the profit sustainable?

Margins are under pressure while earnings still rely significantly on non-core sources.

very positive positive stable watch under pressure

What is driving the margin?

Net margin fell to 0.01%, losing 160.2pp. The main pressure is Gross margin fell 150.1pp, outweighing the improvement in SG&A / Revenue fell 17.3pp (in addition, Other profit / Revenue rose 1.2pp added support while Net financial result / Revenue fell 26.4pp remained a drag).

The pressure comes from core operations — this is a concerning type of decline, not a one-off movement.

Profitability trend

Net Margin 0.01% −160.2pp
Gross Margin 11.71% −150.1pp
SG&A / Revenue 52.72% −17.3pp
Non-core / Revenue 47.29% −25.1pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 25.1pp, financial result still accounts for 826.5% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC may fluctuate with business specifics.

Is capital being deployed efficiently?

Track how much operating profit the business generates on invested capital.

Industry characteristics make ROIC cyclical — this is a reference signal and should be read with the business context.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC
NOPAT Margin
Capital Turnover -0.49x −0.74x
Average Invested Capital 102.6bn −257.3bn

Balance Sheet

ROIC above should be read with industry context — the balance sheet below adds perspective. Leverage runs above the real estate sector average — handover cycles warrant monitoring — liabilities at 4.40x equity, with a net cash position equivalent to 1.29x equity.

Development inventory ended the period at 1,021.4bn, about 43.0% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 0.0bn of cash.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables were broadly stable → neutral CFO:
Inventories were broadly stable → neutral CFO:
Payables were broadly stable → neutral CFO:

Working Capital Efficiency

Cash conversion cycle lengthened by 3861.2 days versus the same period last year. The main moves came from DIO rose 4165.3 days, DSO fell 358.3 days, and DPO fell 54.3 days.

Working capital cycle lengthened mainly due to slower inventory turnover — more capital is being tied up in inventory.

Working capital metrics in this industry should be read alongside business model specifics — DSO/DIO/DPO/CCC can be distorted by operational factors not reflected in raw numbers.

Watchpoints

Cash conversion cycle remains stretched

CCC stands at 4988.1 days, suggesting that working capital remains tied up for a relatively long operating cycle.

Inventory turnover is slowing

DIO increased by +4165.3 days, suggesting more capital is being tied up in inventories.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 866.9 days −358.3 days
Inventory 4170.0 days +4165.3 days
Payables 48.8 days −54.3 days
Cash Conversion Cycle 4988.1 days +3861.2 days

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Track net leverage, interest coverage, and the liquidity buffer on the balance sheet.

At present, short-term debt accounts for 34.2% of total debt, cash equals 3246.2% of debt, and total debt stands at 18.1bn.

Leverage should be read alongside project structure, regulated assets, or industry-specific capital recovery.

Leverage and liquidity trend

Net Debt / Equity -1.29x −0.12x
Interest Coverage
Cash / Debt 3246.2% +1045.2pp
Short-term Debt / Total Debt 34.2% +8.7pp
CFO / NI 13964.67x +13966.31x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -29.1bn in 2025, against investing cash flow of 63.4bn.

Post-investment cash flow was positive +34.3bn. Financing cash flow was negative +6.2bn.

CFO / net income was 13,964.67x.

After spending +2.7bn on fixed-asset investment, the business generated trailing free cash flow of +52.4bn.

FCF and CFO in this industry should be read alongside investment cycles and business model specifics.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 55.1bn +156.1bn
Cash Capex 2.7bn −7.0bn
FCF TTM +52.4bn +163.1bn

Investment Takeaway

The business is under real pressure, but the current picture has not turned broadly adverse. A notable area has clearly weakened, making the near-term outlook hard to call bright; even so, other parts of the business are still holding up, with margins remain under pressure remaining the main constraint, with net margin down 160.2 pp. The next watchpoint is the earnings mix, when non-core contribution is 798.8%. The main offsetting support comes from balance-sheet flexibility, with net cash/equity at about -1.29x.

Improvement: the balance sheet remains flexible, with a net cash position equivalent to 1.29x of equity.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 13964.67x. Even so, net financial result still accounts for 798.8% of PBT, so the earnings mix still needs monitoring.

Key risk: profitability remains under pressure, with trailing-12M net margin at 0.78% after a 160.2pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
57.2 33.2 22.7 142.8 158.4
Cost of Goods Sold
40.9 -24.5 34.6 122.9 0.0
Gross Profit
16.3 57.8 -12.0 19.9 22.3
Financial Expenses
2.0 0.0 -0.0 -4.0 -0.0
Selling Expenses
6.2 3.1 3.0 4.1 -4.4
General and Administrative Expenses
19.2 25.0 30.6 31.7 -29.6
Operating Profit
16.3 62.3 65.2 30.3 31.9
Profit Before Tax
15.1 66.2 67.5 32.7 34.2
Net Income
12.5 66.2 67.5 32.7 34.2
Profit Attributable to Parent
12.5 66.2 67.5 32.7 34.2
Earnings per Share
208.00 1,103.00 1,124.00 545.00 569.00

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