IDJ
Đầu tư IDJ Việt Nam ·HNX ·2026Q1
▼▼ Declining sharply
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, IDJ is holding revenue at an acceptable level, but margins are eroding visibly — margins have been compressing consistently over multiple periods. 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 | 12.3 | 237.9 | 150.5 | 565.3 | 105.0 | 225.3 | 185.3 | 207.1 | 67.7 | 285.1 | 67.9 | 284.6 |
| Growth | -95% | +58% | -73% | +438% | -53% | +22% | -11% | +206% | -76% | +320% | -76% | — |
| Net Income | -4.5 | -128.2 | 5.9 | 5.4 | 12.5 | 2.9 | 27.8 | 39.9 | 15.2 | 48.3 | 21.6 | 18.2 |
| Net Margin | -36.26% | -53.88% | 3.90% | 0.95% | 11.87% | 1.28% | 15.01% | 19.25% | 22.50% | 16.93% | 31.81% | 6.41% |
Drivers of IDJ's profit
Net profit attributable to parent declined vs last year, mainly due to higher finance costs. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to lower gross profit. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 4.0% to -6.0% — leverage weakened the most, though asset turnover still provided support.
Is the profit sustainable?
Margins are under pressure while earnings still rely significantly on non-core sources.
What is driving the margin?
Net margin fell to -12.56%, losing 24.1pp. The main pressure comes from Gross margin fell 11.0pp and SG&A / Revenue rose 5.1pp (with lingering pressure from Net financial result / Revenue fell 9.4pp).
Margin is under pressure from multiple sides — temporary and structural components need to be separated to properly assess the risk.
Profitability trend
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Even though contribution decreased by 11.5pp, financial result still accounts for 118.2% of PBT — earnings durability should be monitored in coming periods.
Is capital being used efficiently?
Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC fluctuates with handover cycles.
Is capital being deployed efficiently?
Track how much operating profit the business generates on invested capital.
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 notably light for the real estate sector — liabilities at 0.67x equity, net debt at 0.19x equity.
Development inventory ended the period at 714.5bn, about 21.5% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 39.8bn of cash, mainly because of lower payables. Part of that drag was offset by lower receivables and lower inventories.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
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 -1.33x.
At present, short-term debt accounts for 20.7% of total debt, cash equals 5.2% of debt, and total debt stands at 380.8bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is -1.33x, leaving limited room to absorb financing costs.
Cash / debt stands at 5.2%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 117.2bn in 2025, against investing cash flow of -432.7bn.
Post-investment cash flow was negative +315.5bn. Financing cash flow was positive +221.3bn.
CFO / net income was -1.10x.
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
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 24.1 pp. The next watchpoint is the earnings mix, when non-core contribution is 107.5%.
Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 107.5% of PBT and CFO / net income currently at -1.10x.
Key risk: profitability remains under pressure, with trailing-12M net margin at -12.56% after a 24.1pp decline versus the same period last year.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
1,058.6 | 717.5 | 862.0 | 816.9 | 893.4 |
|
Cost of Goods Sold
|
780.7 | 466.3 | 578.9 | 558.6 | 0.0 |
|
Gross Profit
|
277.9 | 251.2 | 283.2 | 258.3 | 299.8 |
|
Financial Expenses
|
110.0 | 33.6 | 41.8 | 27.6 | -11.2 |
|
Selling Expenses
|
187.5 | 108.9 | 143.2 | 90.0 | -33.2 |
|
General and Administrative Expenses
|
69.4 | 26.7 | 43.6 | 49.3 | -46.1 |
|
Operating Profit
|
-117.9 | 88.1 | 105.9 | 157.6 | 226.5 |
|
Profit Before Tax
|
-104.2 | 120.9 | 141.5 | 180.9 | 253.8 |
|
Net Income
|
-104.2 | 95.6 | 109.4 | 147.5 | 202.8 |
|
Profit Attributable to Parent
|
-104.2 | 95.6 | 109.4 | 147.5 | 202.7 |
|
Earnings per Share
|
-601.00 | 551.00 | 631.00 | 981.00 | 2,970.93 |
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