L14

Licogi 14 ·HNX ·2026Q1

▼ Under pressure

Pre-tax profit relies materially on non-core sources Net financial result/PBT 44.76%
Price
21,900
Latest close
03 Jun 2026
P/E 44.61x
P/B 1.51x
EPS 491
BVPS 14,540
ROE 3.4%
ROA 2.4%
Profit Margin 16.6%
Asset Turnover 0.15x
Equity Mult. 1.40x

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

What Is Changing

On a TTM 2026Q1 basis, L14 is in an offsetting state — revenue softened slightly but margins improved — earnings have been recovering gradually over multiple periods. 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 91bn
−37.4%YoY
NET MARGIN
16.62%
+1.8ppYoY
TTM NET PROFIT
VND 15bn
−30.0%YoY
Net financial result / PBT
44.8%
affects earnings quality
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 28.2 46.0 1.1 15.9 31.7 71.5 20.8 21.5 22.2 67.5 22.9 13.1
Growth -39% +4130% -93% -50% -56% +244% -4% -3% -67% +194% +76%
Net Income 1.5 1.1 7.5 5.0 8.5 1.1 7.2 4.8 4.0 8.6 7.3 5.0
Net Margin 5.35% 2.43% 689.70% 31.66% 26.76% 1.56% 34.65% 22.41% 18.13% 12.75% 31.96% 38.29%

Drivers of L14's profit

TTM

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

Finance costs ↓ 24.9bn
Selling expenses ↓ 6.1bn
Tax ↓ 4.5bn
Administrative expenses ↓ 1.3bn
Gross profit ↓ 39.5bn
Financial income ↓ 0.8bn
TTM

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

Selling expenses ↓ 3.3bn
Tax ↓ 2.7bn
Gross profit ↓ 9.7bn
Finance costs ↑ 3.1bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 5.0% = 14.9% × 0.23 × 1.47
2026Q1 3.4% = 16.6% × 0.15 × 1.40

ROE fell from 5.0% to 3.4% — asset turnover weakened the most, though net margin still provided support.

Net margin: 16.6% +1.8pp Asset turnover: 0.15x -0.08x Leverage: 1.40x -0.07x

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 16.62%, rising 1.8pp. Despite pressure from Gross margin fell 14.9pp and SG&A / Revenue rose 2.7pp, the offset came from Net financial result / Revenue rose 20.1pp.

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

Net Margin 16.62% +1.8pp
Gross Margin 32.89% −14.9pp
SG&A / Revenue 21.05% +2.7pp
Non-core / Revenue 9.41% +20.1pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 44.8% of PBT and lifted net margin by 20.1pp — 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 4.1% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC fell to 4.08%, losing 1.6pp. That translates to 4.08 in after-tax operating profit for every 100 units of operating capital. The main pressure came from capital turnover fell 0.17x — capital is being absorbed faster than revenue is being generated; with invested capital holding roughly steady.

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 4.08% −1.6pp
NOPAT Margin 17.19% +3.2pp
Capital Turnover 0.24x −0.17x
Average Invested Capital 384.5bn +24.5bn

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 0.43x equity, with a net cash position equivalent to 0.11x equity.

Development inventory ended the period at 199.3bn, about 31.2% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 0.0bn of cash.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables were broadly stable → neutral CFO:
Inventories were broadly stable → neutral CFO:
Payables were broadly stable → neutral CFO:

Is financial risk significant?

Financial risk is low — the company has net cash and CFO reached 0.5bn.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at -0.11x and interest coverage at 8.24x.

At present, short-term debt accounts for 95.5% of total debt, cash equals 610.2% of debt, and total debt stands at 9.8bn.

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

Watchpoints

Short-term refinancing pressure is meaningful

Short-term debt accounts for 95.5% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity -0.11x +0.04x
Interest Coverage 8.24x +7.24x
Cash / Debt 610.2% −10.4pp
Short-term Debt / Total Debt 95.5% +42.5pp
CFO / NI -1.61x −2.70x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 0.5bn in 2025, against investing cash flow of -18.0bn.

Post-investment cash flow was negative +17.5bn. Financing cash flow was negative +3.0bn.

CFO / net income was -1.61x.

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

CFO TTM 24.4bn −47.9bn
Cash Capex
FCF TTM

Investment Takeaway

The business is showing a few weaker signals, but the current magnitude is not yet clear enough to conclude that this is a broader weakening phase. The brighter spot is operating efficiency, with net margin improving 1.8 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 16.62% after expanding 1.8pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 44.8% of PBT and CFO / net income currently at -1.61x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
94.7 136.0 134.6 173.5 166.7
Cost of Goods Sold
55.0 78.1 117.1 75.5 0.0
Gross Profit
39.7 58.0 17.5 98.0 75.1
Financial Expenses
-0.7 26.9 8.3 45.2 -10.6
Selling Expenses
16.1 15.2 2.1 26.6 -21.5
General and Administrative Expenses
6.6 7.8 8.1 7.0 -7.4
Operating Profit
28.5 21.3 30.9 30.9 433.0
Profit Before Tax
28.2 23.1 30.5 31.7 432.7
Net Income
22.1 17.2 24.2 19.0 371.9
Profit Attributable to Parent
22.1 17.2 24.2 19.0 214.7
Earnings per Share
717.00 556.00 785.00 585.00 8,000.12

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