NLG
Đầu tư Nam Long ·HOSE ·2026Q1
▼▼ Declining sharply
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, NLG is declining on both revenue and margins simultaneously, showing pressure from multiple directions at once — profit momentum has been slowing across consecutive periods. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.
| 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 | 1,279.4 | 1,704.2 | 1,877.2 | 772.6 | 1,291.2 | 6,368.5 | 370.6 | 252.3 | 204.6 | 1,636.0 | 357.0 | 953.3 |
| Growth | -25% | -9% | +143% | -40% | -80% | +1619% | +47% | +23% | -87% | +358% | -63% | — |
| Net Income | 109.5 | 504.9 | 234.0 | 97.5 | 109.9 | 1,327.2 | -40.4 | 159.9 | -65.0 | 481.8 | 70.9 | 231.5 |
| Net Margin | 8.56% | 29.63% | 12.47% | 12.63% | 8.51% | 20.84% | -10.90% | 63.36% | -31.77% | 29.45% | 19.87% | 24.28% |
Drivers of NLG's profit
Net profit attributable to parent declined vs last year, mainly due to lower gross profit. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to higher minority interests. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 11.2% to 6.4% — all three components weakened, with leverage being the main drag.
Is the profit sustainable?
Margins narrowed but earnings quality remains clean — pressure is mainly operational.
What is driving the margin?
Net margin fell to 16.79%, losing 2.0pp. The main pressure is SG&A / Revenue rose 4.1pp, outweighing the improvement in Gross margin rose 0.3pp (in addition, Net financial result / Revenue rose 0.9pp added support while Other profit / Revenue fell 0.1pp remained a drag).
The pressure comes from core operations — this is a concerning type of decline, not a one-off movement.
Profitability trend
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 5.7% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC fell to 5.66%, losing 3.2pp. That translates to 5.66 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin narrowed 1.9pp and capital turnover fell 0.14x, with invested capital easing slightly by 876bn — pressure came from both operational efficiency and asset efficiency.
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 0.79x equity, net debt at 0.03x equity.
Development inventory ended the period at 8,677.6bn, about 32.7% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 499.8bn of cash, mainly because of higher receivables and lower payables. Part of that drag was offset by lower inventories.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Leverage is safe but FCF is negative at 457.8bn due to capex of 2.0bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at 0.03x and interest coverage only at 1.87x.
At present, short-term debt accounts for 22.1% of total debt, cash equals 91.6% of debt, and total debt stands at 5,487.2bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is 1.87x, leaving limited room to absorb financing costs.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -872.6bn in 2025, against investing cash flow of 970.3bn.
Post-investment cash flow was positive +97.7bn. Financing cash flow was positive +1,273.3bn.
CFO / net income was -0.69x.
After spending +2.0bn on fixed-asset investment, the business generated trailing free cash flow of −457.8bn.
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 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 margins remain under pressure remaining the main constraint, with net margin down 2.0 pp. The next watchpoint is capital efficiency, with ROIC at 5.7%. The main offsetting support comes from earnings conversion is confirmed, with CFO/NI at -0.69x.
Improvement: earnings conversion looks more confirmed, with CFO / net income at -0.69x.
Watchpoint: Capital efficiency needs cycle context.
Key risk: profitability remains under pressure, with trailing-12M net margin at 16.79% after a 2.0pp decline versus the same period last year.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
5,645.1 | 7,196.1 | 3,181.4 | 4,338.8 | 5,205.5 |
|
Cost of Goods Sold
|
3,287.8 | 4,138.7 | 1,619.4 | 2,354.9 | 0.0 |
|
Gross Profit
|
2,357.3 | 3,057.4 | 1,562.0 | 1,984.0 | 1,778.2 |
|
Financial Expenses
|
647.4 | 331.3 | 296.2 | 198.6 | -112.4 |
|
Selling Expenses
|
699.7 | 742.4 | 418.2 | 510.9 | -416.1 |
|
General and Administrative Expenses
|
592.8 | 651.2 | 562.1 | 643.6 | -580.8 |
|
Operating Profit
|
1,148.9 | 1,768.8 | 941.5 | 1,041.0 | 1,204.9 |
|
Profit Before Tax
|
1,188.2 | 1,824.8 | 968.1 | 1,069.8 | 1,639.9 |
|
Net Income
|
946.3 | 1,387.4 | 800.5 | 865.5 | 1,478.0 |
|
Profit Attributable to Parent
|
701.4 | 517.9 | 483.7 | 556.3 | 1,070.8 |
|
Earnings per Share
|
1,363.00 | 1,285.00 | 1,187.00 | 1,345.00 | 4,801.00 |
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