KSF

Tập đoàn Sunshine ·HNX ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 44.19%, +16.78pp YoY
Price
102,100
Latest close
03 Jun 2026
P/E 8.11x
P/B 4.56x
EPS 12,593
BVPS 22,406
ROE 63.1%
ROA 12.1%
Profit Margin 41.5%
Asset Turnover 0.29x
Equity Mult. 5.20x

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

What Is Changing

On a TTM 2026Q1 basis, KSF is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — profit is at an all-time high. The next test will be whether this pace holds as the comparison base gets tougher.

TTM REVENUE
VND 20,600bn
+1147.6%YoY
NET MARGIN
44.19%
+16.8ppYoY
TTM NET PROFIT
VND 9,103bn
+1911.4%YoY
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 766.8 15,364.4 4,233.5 235.0 413.7 295.6 164.7 777.1 1,232.4 380.4 56.8 69.1
Growth -95% +263% +1701% -43% +40% +79% -79% -37% +224% +569% -18%
Net Income 297.2 7,255.7 1,508.3 41.4 41.9 166.3 29.5 214.8 381.2 106.0 20.0 29.2
Net Margin 38.76% 47.22% 35.63% 17.61% 10.13% 56.25% 17.92% 27.65% 30.93% 27.87% 35.11% 42.32%

Drivers of KSF's profit

TTM

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

Gross profit ↑ 12,798.5bn
Financial income ↑ 1,069.3bn
Tax ↑ 2,340.4bn
Finance costs ↑ 1,515.7bn
Selling expenses ↑ 935.9bn
TTM

Net profit attributable to parent increased vs prior quarter, mainly helped by higher financial income. Supporting and offsetting drivers:

Financial income ↑ 640.6bn
Gross profit ↑ 370.5bn
Finance costs ↑ 566.7bn
Tax ↑ 96.9bn
Administrative expenses ↑ 64.4bn
Other profit ↓ 26.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 6.2% = 27.4% × 0.09 × 2.58
2026Q1 67.3% = 44.2% × 0.29 × 5.20

ROE rose from 6.2% to 67.3% — all three components improved, with leverage contributing the most.

Net margin: 44.2% +16.8pp Asset turnover: 0.29x +0.20x Leverage: 5.20x +2.62x

Is the profit sustainable?

Margins are improving and earnings quality is solid — a durable foundation for ROE.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 44.19%, rising 16.8pp. The main driver is Gross margin rose 20.1pp and SG&A / Revenue fell 9.0pp, moving in line with the stronger net margin (with lingering pressure from Net financial result / Revenue fell 7.2pp and Other profit / Revenue fell 0.7pp).

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

Profitability trend

Net Margin 44.19% +16.8pp
Gross Margin 65.80% +20.1pp
SG&A / Revenue 7.14% −9.0pp

TTM YoY · 2025Q1 -> 2026Q1

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 38.2% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 38.19%, rising 33.0pp. That translates to 38.19 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin rose 17.4pp and capital turnover rose 0.66x, while invested capital expanded strongly by 15,473bn — capital-return quality improved from both sides.

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

ROIC 38.19% +33.0pp
NOPAT Margin 44.80% +17.4pp
Capital Turnover 0.85x +0.66x
Average Invested Capital 24,162.8bn +15,472.6bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Leverage is well above the real estate sector norm — liquidity risk becomes material if handover slips — liabilities at 5.05x equity, net debt at 1.03x equity.

Development inventory ended the period at 14,687.1bn, about 12.2% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 17,180.9bn of cash, mainly thanks to lower receivables and higher payables. Pressure from higher inventories only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +14,193.8bn
Inventories increased → lower CFO: −13,016.2bn
Payables increased → higher CFO: +16,003.4bn

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 1.03x and interest coverage only at 5.61x.

At present, short-term debt accounts for 30.6% of total debt, cash equals 3.8% of debt, and total debt stands at 21,577.4bn.

Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.

Watchpoints

Net leverage is elevated

Net debt / equity stands at 1.03x, increasing balance-sheet pressure.

Cash buffer is thin relative to debt

Cash / debt stands at 3.8%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 1.03x +0.95x
Interest Coverage 5.61x +4.60x
Cash / Debt 3.8% −29.1pp
Short-term Debt / Total Debt 30.6% −50.1pp
CFO / NI 3.35x −1.73x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 23,315.0bn in 2025, against investing cash flow of -15,267.4bn.

Post-investment cash flow was positive +8,047.6bn. Financing cash flow was negative +3,632.8bn.

CFO / net income was 3.35x.

After spending +2,462.8bn on fixed-asset investment, the business generated trailing free cash flow of +26,155.9bn.

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

CFO TTM 28,618.7bn +26,628.0bn
Cash Capex 2,462.8bn +1,401.7bn
FCF TTM +26,155.9bn +25,226.3bn

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 16.8 pp. The next item to monitor is capital efficiency, with ROIC at 38.2%. The main risk still sits in leverage and liquidity, with interest coverage at 5.61x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 44.19% after expanding 16.8pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Key risk: leverage and liquidity remain a pressure point, with net debt / equity at 1.03x and a thin cash buffer.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
20,198.2 2,469.5 554.6 1,212.6 1,241.4
Cost of Goods Sold
7,062.3 1,234.7 259.9 453.2 0.0
Gross Profit
13,135.9 1,234.8 294.8 759.4 466.2
Financial Expenses
1,455.8 634.8 433.7 272.9 -284.3
Selling Expenses
984.5 158.2 38.2 19.9 -64.3
General and Administrative Expenses
383.7 166.5 157.5 220.0 -131.7
Operating Profit
11,408.5 973.7 260.9 788.1 587.8
Profit Before Tax
11,294.5 974.4 259.2 780.7 587.7
Net Income
8,906.2 773.8 204.2 619.8 412.8
Profit Attributable to Parent
8,502.1 679.2 138.9 367.1 371.3
Earnings per Share
18,708.00 2,264.00 463.00 1,224.00 1,536.00

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