KBC

Tổng Công ty Phát triển Đô thị Kinh Bắc - CTCP ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 32.77%, +8.71pp YoY
Price
30,050
Latest close
03 Jun 2026
P/E 17.02x
P/B 1.05x
EPS 1,766
BVPS 28,628
ROE 6.5%
ROA 2.5%
Profit Margin 32.3%
Asset Turnover 0.08x
Equity Mult. 2.60x

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

What Is Changing

On a TTM 2026Q1 basis, KBC has not accelerated revenue, but profitability is improving more visibly — the growth momentum has held across consecutive periods. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 4,910bn
−14.5%YoY
NET MARGIN
32.77%
+8.7ppYoY
TTM NET PROFIT
VND 1,609bn
+16.5%YoY
CFO / Net Income
-8.19x
negative cash flow vs profit
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 1,335.9 1,648.5 1,347.3 578.7 3,116.9 781.3 950.4 891.7 152.3 1,093.9 247.2 2,051.2
Growth -19% +22% +133% -81% +299% -18% +7% +485% -86% +343% -88%
Net Income 233.8 664.3 311.9 399.0 849.1 62.6 201.5 267.9 -76.7 149.9 18.5 746.8
Net Margin 17.50% 40.30% 23.15% 68.96% 27.24% 8.01% 21.20% 30.05% -50.37% 13.70% 7.50% 36.41%

Drivers of KBC's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by better other profit. Supporting and offsetting drivers:

Other profit ↑ 425.4bn
Gross profit ↑ 206.8bn
Financial income ↑ 117.9bn
Minority interests ↓ 66.1bn
Finance costs ↑ 537.5bn
TTM

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

Tax ↓ 180.5bn
Minority interests ↓ 56.3bn
Gross profit ↓ 559.3bn
Finance costs ↑ 150.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 6.6% = 24.1% × 0.12 × 2.25
2026Q1 6.6% = 32.8% × 0.08 × 2.60

ROE is broadly flat at 6.6% — the components are offsetting one another.

Net margin: 32.8% +8.7pp Asset turnover: 0.08x -0.04x Leverage: 2.60x +0.35x

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 32.77%, rising 8.7pp. Core operating signals are improving as Gross margin rose 11.3pp are enough to offset pressure from SG&A / Revenue rose 2.9pp (in addition, Other profit / Revenue rose 8.3pp added support while Net financial result / Revenue fell 8.0pp remained a drag).

The improvement comes from core operations — this is a high-quality margin expansion.

Profitability trend

Net Margin 32.77% +8.7pp
Gross Margin 53.46% +11.3pp
SG&A / Revenue 14.85% +2.9pp

TTM YoY · 2025Q1 -> 2026Q1

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC of 3.3% may fluctuate with business specifics.

Is capital being deployed efficiently?

ROIC fell to 3.32%, losing 1.9pp. That translates to 3.32 in after-tax operating profit for every 100 units of operating capital. The main pressure came from capital turnover fell 0.09x — capital is being absorbed faster than revenue is being generated; while invested capital expanded strongly by 13,308bn.

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 3.32% −1.9pp
NOPAT Margin 27.98% +2.5pp
Capital Turnover 0.12x −0.09x
Average Invested Capital 41,342.6bn +13,308.0bn

Balance Sheet

ROIC above should be read with industry context — the balance sheet below adds perspective. Capital structure is relatively light for the real estate sector — liabilities at 1.60x equity, net debt at 0.86x equity.

Development inventory ended the period at 27,073.1bn, about 38.9% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 13,371.5bn of cash, mainly because of higher receivables and higher inventories. Part of that drag was offset by higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −5,239.4bn
Inventories increased → lower CFO: −9,243.7bn
Payables increased → higher CFO: +1,111.5bn

Working Capital Efficiency

Cash conversion cycle lengthened by 2175.1 days versus the same period last year. The main moves came from DIO rose 2166.0 days, DSO rose 45.9 days, and DPO rose 36.8 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 4055.3 days, suggesting that working capital remains tied up for a relatively long operating cycle.

Receivables collection is slowing

DSO increased by +45.9 days, pointing to slower receivables turnover.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 161.2 days +45.9 days
Inventory 3976.9 days +2166.0 days
Payables 82.7 days +36.8 days
Cash Conversion Cycle 4055.3 days +2175.1 days

Is financial risk significant?

Leverage is safe but FCF is negative at 13,231.9bn due to capex of 247.2bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.86x and interest coverage at 2.11x.

At present, short-term debt accounts for 10.1% of total debt, cash equals 23.0% of debt, and total debt stands at 30,154.1bn.

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

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 23.0%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.86x +0.35x
Interest Coverage 2.11x −4.28x
Cash / Debt 23.0% −14.4pp
Short-term Debt / Total Debt 10.1% +7.6pp
CFO / NI -8.19x +0.86x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -17,343.9bn in 2025, against investing cash flow of -3,575.1bn.

Post-investment cash flow was negative +20,919.0bn. Financing cash flow was positive +22,721.5bn.

CFO / net income was -8.19x.

After spending +247.2bn on fixed-asset investment, the business generated trailing free cash flow of −13,231.9bn.

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 12,984.7bn −1,299.8bn
Cash Capex 247.2bn +117.3bn
FCF TTM −13,231.9bn −1,417.1bn

Investment Takeaway

The business is heading the right way, but the current picture is still at partial confirmation — not yet a fully clean case. The positive points have clearly improved, showing the operating base is better than before. The brighter spot is operating efficiency, with net margin improving 8.7 pp. The next item to monitor is capital efficiency, with ROIC at 3.3%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 32.77% after expanding 8.7pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
6,687.1 2,775.8 5,618.5 950.3 4,308.6
Cost of Goods Sold
3,497.5 1,492.3 1,923.1 684.5 0.0
Gross Profit
3,189.6 1,283.5 3,695.4 265.8 2,465.8
Financial Expenses
706.1 258.8 426.2 595.4 -535.2
Selling Expenses
161.6 98.0 354.4 45.9 -189.9
General and Administrative Expenses
591.4 459.9 458.4 464.5 -430.6
Operating Profit
2,601.2 933.9 2,874.4 1,686.4 1,485.8
Profit Before Tax
2,929.3 722.5 2,891.2 1,696.6 1,364.7
Net Income
2,208.1 423.0 2,245.0 1,576.5 955.1
Profit Attributable to Parent
2,103.6 381.9 2,030.7 1,526.4 783.7
Earnings per Share
2,450.00 498.00 2,646.00 1,993.00 1,588.00

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