ITC
Đầu tư và Kinh doanh Nhà ·HOSE ·2026Q1
▲▲ Improving positively
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, ITC is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — the growth momentum has held across consecutive periods. However, a significant portion of profit is supported by non-core sources, making the picture not entirely clear.
| 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 | 213.0 | 194.4 | 194.9 | 187.7 | 160.6 | 168.1 | 134.7 | 137.2 | 135.7 | 188.1 | 134.4 | 145.6 |
| Growth | +10% | -0% | +4% | +17% | -5% | +25% | -2% | +1% | -28% | +40% | -8% | — |
| Net Income | 15.8 | 15.6 | 37.4 | 9.0 | 11.4 | 11.8 | 6.1 | 8.8 | 10.9 | 54.8 | 6.8 | 12.3 |
| Net Margin | 7.41% | 8.02% | 19.21% | 4.78% | 7.10% | 7.02% | 4.54% | 6.40% | 8.04% | 29.15% | 5.09% | 8.47% |
Drivers of ITC's profit
Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to higher administrative expenses. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 1.6% to 3.0% — mainly driven by asset turnover, despite leverage moving in the opposite direction.
Is the profit sustainable?
Margins improved (+3.5pp), but earnings still rely significantly on non-core sources — warrants closer scrutiny.
What is driving the margin?
Net margin expanded to 9.85%, rising 3.5pp. Despite pressure from SG&A / Revenue rose 2.6pp and Gross margin fell 2.0pp, the offset came from Net financial result / Revenue rose 4.7pp and Other profit / Revenue rose 2.5pp.
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
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Financial result accounts for 36.0% of PBT and lifted net margin by 7.2pp — 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 1.5% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC edged up to 1.55%, rising 0.5pp. That translates to 1.55 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 1.1pp, with capital turnover broadly stable; while invested capital rose by 273bn.
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 0.53x equity, net debt at 0.19x equity.
Development inventory ended the period at 1,683.5bn, about 40.1% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital released 242.8bn of cash, mainly thanks to lower inventories and higher payables. Pressure from higher receivables only partly offset that benefit.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Financial risk is low — leverage is safe, both CFO and FCF are positive.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at 0.19x and interest coverage only at 0.81x.
At present, short-term debt accounts for 87.7% of total debt, cash equals 5.9% of debt, and total debt stands at 559.0bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is 0.81x, leaving limited room to absorb financing costs.
Short-term debt accounts for 87.7% of total debt, raising near-term refinancing needs.
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 411.0bn in 2025, against investing cash flow of -316.1bn.
Post-investment cash flow was positive +94.9bn. Financing cash flow was negative +93.8bn.
CFO / net income was 7.66x.
After spending +81.8bn on fixed-asset investment, the business generated trailing free cash flow of +337.6bn.
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 3.5 pp. The next item to monitor is the earnings mix, when non-core contribution is -66.5%. The main risk still sits in leverage and liquidity, with interest coverage at 0.81x.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 9.85% after expanding 3.5pp versus the same period last year.
Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 7.66x. Even so, net financial result still accounts for -66.5% of PBT, so the earnings mix still needs monitoring.
Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.81x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
737.5 | 572.7 | 529.0 | 815.9 | 776.1 |
|
Cost of Goods Sold
|
483.4 | 380.5 | 304.0 | 472.1 | 0.0 |
|
Gross Profit
|
254.1 | 192.2 | 225.0 | 343.8 | 251.9 |
|
Financial Expenses
|
80.0 | 77.0 | 83.9 | 49.8 | -57.5 |
|
Selling Expenses
|
22.6 | 8.9 | 6.7 | 9.0 | -8.4 |
|
General and Administrative Expenses
|
90.2 | 59.8 | 58.0 | 75.2 | -60.8 |
|
Operating Profit
|
67.2 | 49.8 | 78.1 | 209.6 | 137.2 |
|
Profit Before Tax
|
93.2 | 68.7 | 124.8 | 210.1 | 169.0 |
|
Net Income
|
63.7 | 32.6 | 88.0 | 155.6 | 132.5 |
|
Profit Attributable to Parent
|
50.0 | 32.9 | 78.0 | 151.6 | 118.4 |
|
Earnings per Share
|
511.00 | 335.00 | 813.00 | 1,580.00 | 1,548.00 |
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