NLG

Đầu tư Nam Long ·HOSE ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 16.79%, −2.00pp YoY
Price
26,050
Latest close
02 Jun 2026
P/E 18.59x
P/B 0.85x
EPS 1,401
BVPS 30,737
ROE 4.5%
ROA 2.4%
Profit Margin 11.7%
Asset Turnover 0.21x
Equity Mult. 1.86x

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.

TTM REVENUE
VND 5,633bn
−32.0%YoY
NET MARGIN
16.79%
−2.0ppYoY
TTM NET PROFIT
VND 946bn
−39.2%YoY
CFO / Net Income
-0.69x
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 1,279.4 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

TTM

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

Minority interests ↓ 574.4bn
Financial income ↑ 315.6bn
Administrative expenses ↓ 134.9bn
Deferred tax ↓ 124.3bn
Gross profit ↓ 1,068.8bn
Finance costs ↑ 259.5bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to higher minority interests. Supporting and offsetting drivers:

Administrative expenses ↓ 52.8bn
Financial income ↑ 20.1bn
Finance costs ↓ 7.4bn
Minority interests ↑ 39.8bn
Gross profit ↓ 31.9bn
Deferred tax ↑ 23.6bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 11.2% = 18.8% × 0.29 × 2.06
2026Q1 6.4% = 16.8% × 0.21 × 1.86

ROE fell from 11.2% to 6.4% — all three components weakened, with leverage being the main drag.

Net margin: 16.8% -2.0pp Asset turnover: 0.21x -0.08x Leverage: 1.86x -0.21x

Is the profit sustainable?

Margins narrowed but earnings quality remains clean — pressure is mainly operational.

very positive positive stable watch under pressure

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

Net Margin 16.79% −2.0pp
Gross Margin 41.28% +0.3pp
SG&A / Revenue 22.06% +4.1pp

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

ROIC 5.66% −3.2pp
NOPAT Margin 16.39% −1.9pp
Capital Turnover 0.35x −0.14x
Average Invested Capital 16,297.4bn −876.4bn

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

Receivables increased → lower CFO: −4,563.2bn
Inventories decreased → higher CFO: +9,333.4bn
Payables decreased → lower CFO: −5,270.0bn

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 thin

Interest coverage is 1.87x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 0.03x −0.16x
Interest Coverage 1.87x −3.33x
Cash / Debt 91.6% +29.7pp
Short-term Debt / Total Debt 22.1% −19.8pp
CFO / NI -0.69x −1.87x

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

CFO TTM 455.8bn −1,276.3bn
Cash Capex 2.0bn −40.9bn
FCF TTM −457.8bn −1,235.4bn

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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