KOS

KOSY ·HOSE ·2026Q1

▼ Under pressure

Leverage and liquidity require close discipline Debt/equity 0.36x
Price
38,400
Latest close
03 Jun 2026
P/E 451.76x
P/B 3.55x
EPS 85
BVPS 10,811
ROE 0.8%
ROA 0.4%
Profit Margin 1.2%
Asset Turnover 0.32x
Equity Mult. 2.11x

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

What Is Changing

On a TTM 2026Q1 basis, KOS is maintaining revenue, but margins are compressing slightly — profit is at an all-time high. More notably, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the earnings quality picture needs close monitoring.

TTM REVENUE
VND 1,586bn
+11.0%YoY
NET MARGIN
1.17%
−0.6ppYoY
TTM NET PROFIT
VND 19bn
−28.5%YoY
Non-core income / PBT
32.6%
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 257.0 540.7 351.8 436.1 226.7 435.6 304.7 461.3 237.3 366.4 295.8 323.1
Growth -52% +54% -19% +92% -48% +43% -34% +94% -35% +24% -8%
Net Income 2.7 0.8 11.2 3.9 2.7 1.7 11.4 10.2 3.0 4.4 4.7 5.9
Net Margin 1.07% 0.15% 3.18% 0.89% 1.19% 0.40% 3.74% 2.22% 1.25% 1.20% 1.60% 1.81%

Drivers of KOS's profit

TTM

Net profit attributable to parent declined vs last year, mainly due to higher finance costs. Supporting and offsetting drivers:

Gross profit ↑ 7.3bn
Selling expenses ↓ 4.7bn
Finance costs ↑ 7.6bn
Other profit ↓ 7.6bn
Tax ↑ 3.1bn
TTM

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

Other profit ↑ 2.0bn
Gross profit ↑ 1.1bn
Selling expenses ↓ 0.2bn
Tax ↓ 0.1bn
Finance costs ↑ 2.9bn
Administrative expenses ↑ 0.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.1% = 1.8% × 0.30 × 2.07
2026Q1 0.8% = 1.2% × 0.32 × 2.11

ROE is broadly flat at 0.8% — the components are offsetting one another.

Net margin: 1.2% -0.6pp Asset turnover: 0.32x +0.02x Leverage: 2.11x +0.04x

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 narrowed to 1.17%, falling 0.6pp. The main pressure is Gross margin fell 0.7pp, outweighing the improvement in SG&A / Revenue fell 0.5pp (in addition, Net financial result / Revenue rose 0.1pp added support while Other profit / Revenue fell 0.5pp remained a drag).

Margin is under pressure from multiple sides — temporary and structural components need to be separated to properly assess the risk.

Profitability trend

Net Margin 1.17% −0.6pp
Gross Margin 11.02% −0.7pp
SG&A / Revenue 2.40% −0.5pp
Non-core / Revenue -6.77% −0.3pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 0.3pp, financial result still accounts for 32.6% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC of 0.6% may fluctuate with business specifics.

Is capital being deployed efficiently?

ROIC stands at 0.56%, broadly flat versus the same period. That translates to 0.56 in after-tax operating profit for every 100 units of operating capital. NOPAT margin narrowed 0.4pp, but capital turnover broadly stable, with invested capital holding roughly steady — the two factors are offsetting each other, keeping overall ROIC nearly unchanged.

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 0.56% −0.1pp
NOPAT Margin 1.56% −0.4pp
Capital Turnover 0.36x +0.03x
Average Invested Capital 4,387.1bn +110.1bn

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 1.08x equity, net debt at 0.90x equity.

Development inventory ended the period at 2,582.6bn, about 53.1% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 134.4bn 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: −96.4bn
Inventories increased → lower CFO: −71.6bn
Payables increased → higher CFO: +33.6bn

Working Capital Efficiency

Working capital is being managed more efficiently, supporting overall capital efficiency. Cash conversion cycle improved by 59.8 days versus the same period last year. The main moves came from DIO fell 57.2 days, DSO fell 11.5 days, and DPO fell 8.9 days.

Improvement comes mainly from faster inventory turnover — watch whether this trend persists in coming periods.

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 676.6 days, suggesting that working capital remains tied up for a relatively long operating cycle.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 25.6 days −11.5 days
Inventory 680.1 days −57.2 days
Payables 29.2 days −8.9 days
Cash Conversion Cycle 676.6 days −59.8 days

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.90x and interest coverage only at 0.36x.

At present, short-term debt accounts for 51.7% of total debt, cash equals 0.1% of debt, and total debt stands at 2,115.6bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.36x, leaving limited room to absorb financing costs.

Cash buffer is thin relative to debt

Cash / debt stands at 0.1%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.90x +0.04x
Interest Coverage 0.36x +0.01x
Cash / Debt 0.1% −0.1pp
Short-term Debt / Total Debt 51.7% +9.7pp
CFO / NI -3.19x −4.71x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -22.1bn in 2025, against investing cash flow of -13.2bn.

Post-investment cash flow was negative +35.3bn. Financing cash flow was negative +5.0bn.

CFO / net income was -3.19x.

Track how much investment can be funded internally from operating cash flow.

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 59.1bn −98.0bn
Cash Capex
FCF TTM

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 leverage and liquidity remaining the main constraint, with interest coverage at 0.36x. The next watchpoint is the earnings mix, when non-core contribution is -334.8%.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for -334.8% of PBT and CFO / net income currently at -3.19x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.36x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,555.3 1,438.9 1,315.8 1,343.5 1,106.6
Cost of Goods Sold
1,381.5 1,271.7 1,170.0 1,196.8 0.0
Gross Profit
173.7 167.3 145.8 146.7 50.4
Financial Expenses
102.4 101.3 122.9 98.9 -25.8
Selling Expenses
4.5 8.8 5.9 2.6 -4.0
General and Administrative Expenses
34.4 33.5 35.7 42.4 -25.1
Operating Profit
41.5 33.4 31.7 38.2 43.0
Profit Before Tax
30.0 31.6 31.5 32.4 30.3
Net Income
19.1 21.7 21.1 21.8 22.2
Profit Attributable to Parent
18.9 21.4 21.1 21.7 22.2
Earnings per Share
88.00 9,901.00 97.00 10,033.00 134.89

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