NVL

Tập đoàn Đầu tư Địa ốc No Va ·HOSE ·2026Q1

▼ Slightly negative

Leverage and liquidity require close discipline Debt/equity 0.84x
Price
14,200
Latest close
02 Jun 2026
P/E 9.92x
P/B 0.53x
EPS 1,431
BVPS 26,808
ROE 5.6%
ROA 1.2%
Profit Margin 34.7%
Asset Turnover 0.04x
Equity Mult. 4.49x

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

What Is Changing

On a TTM 2026Q1 basis, NVL is in an offsetting state — revenue softened slightly but margins improved — this marks a reversal from the difficult phase before. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.

TTM REVENUE
VND 8,774bn
−13.3%YoY
NET MARGIN
35.96%
+1.9ppYoY
TTM NET PROFIT
VND 3,155bn
−8.4%YoY
CFO / Net Income
-1.89x
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 3,586.7 1,567.4 1,683.1 1,936.6 1,778.2 4,778.6 2,010.2 1,549.3 697.2 2,027.7 1,073.1 1,040.2
Growth +129% -7% -13% +9% -63% +138% +30% +122% -66% +89% +3%
Net Income 859.6 3,638.2 -1,153.2 -189.9 -476.4 25.6 2,950.3 945.5 -600.9 1,642.4 136.8 -200.8
Net Margin 23.97% 232.11% -68.52% -9.80% -26.79% 0.54% 146.76% 61.03% -86.18% 80.99% 12.74% -19.31%

Drivers of NVL's profit

TTM

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

Gross profit ↑ 2,157.2bn
Minority interests ↓ 2,024.4bn
Other profit ↑ 1,490.9bn
Tax ↓ 1,125.5bn
Financial income ↓ 5,476.3bn
Deferred tax ↑ 274.6bn
TTM

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

Gross profit ↑ 1,242.9bn
Financial income ↑ 299.6bn
Finance costs ↑ 226.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 7.4% = 34.1% × 0.04 × 5.04
2026Q1 5.8% = 36.0% × 0.04 × 4.49

ROE fell from 7.4% to 5.8% — leverage weakened the most, though net margin still provided support.

Net margin: 36.0% +1.9pp Asset turnover: 0.04x -0.01x Leverage: 4.49x -0.55x

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 35.96%, rising 1.9pp. Core operating signals are improving as Gross margin rose 30.0pp are enough to offset pressure from SG&A / Revenue rose 1.9pp (in addition, Other profit / Revenue rose 16.4pp added support while Net financial result / Revenue fell 49.3pp remained a drag).

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 35.96% +1.9pp
Gross Margin 65.52% +30.0pp
SG&A / Revenue 21.35% +1.9pp

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 2.1% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC fell to 2.11%, losing 1.6pp. That translates to 2.11 in after-tax operating profit for every 100 units of operating capital. The main pressure came from NOPAT margin narrowed 9.3pp, outweighing the movement in capital turnover; while invested capital rose by 12,246bn.

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 2.11% −1.6pp
NOPAT Margin 27.24% −9.3pp
Capital Turnover 0.08x −0.02x
Average Invested Capital 113,158.6bn +12,246.4bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is typical for the real estate sector — liabilities at 3.24x equity, net debt at 1.08x equity.

Development inventory ended the period at 153,324.0bn, about 61.4% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 6,092.6bn 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: −1,598.9bn
Inventories decreased → higher CFO: +766.1bn
Payables decreased → lower CFO: −5,259.8bn

Is financial risk significant?

Leverage is safe but FCF is negative at 5,773.3bn due to capex of 27.0bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 1.08x and interest coverage only at 0.84x.

At present, short-term debt accounts for 46.8% of total debt, cash equals 6.6% of debt, and total debt stands at 68,971.1bn.

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 1.08x, increasing balance-sheet pressure.

Interest coverage is thin

Interest coverage is 0.84x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 1.08x −0.01x
Interest Coverage 0.84x −0.47x
Cash / Debt 6.6% −3.7pp
Short-term Debt / Total Debt 46.8% −7.5pp
CFO / NI -1.89x +1.37x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

High leverage combined with cash flow below reveals the actual liquidity pressure. Operating cash flow reached -6,145.4bn in 2025, against investing cash flow of 266.4bn.

Post-investment cash flow was negative +5,879.0bn. Financing cash flow was positive +5,666.9bn.

CFO / net income was -1.89x.

After spending +27.0bn on fixed-asset investment, the business generated trailing free cash flow of −5,773.3bn.

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 5,746.3bn −1,480.5bn
Cash Capex 27.0bn
FCF TTM −5,773.3bn

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 1.9 pp. The next item to monitor is the earnings mix, when non-core contribution is 24.2%. The main risk still sits in leverage and liquidity, with interest coverage at 0.84x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 35.96% after expanding 1.9pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 24.2% of PBT and CFO / net income currently at -1.89x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.84x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
6,965.7 9,073.4 4,756.9 11,134.2 14,902.8
Cost of Goods Sold
2,540.5 8,989.8 3,434.7 6,882.7 0.0
Gross Profit
4,425.2 83.6 1,322.2 4,251.5 6,134.6
Financial Expenses
3,672.7 4,710.9 3,244.0 4,148.5 -3,849.3
Selling Expenses
611.3 534.0 292.0 960.1 -1,289.5
General and Administrative Expenses
1,289.6 1,449.9 1,490.2 1,536.2 -1,428.0
Operating Profit
2,061.9 -676.5 1,272.6 2,615.0 3,212.7
Profit Before Tax
3,027.2 -2,555.7 1,998.9 3,982.1 5,093.4
Net Income
1,861.4 -4,394.6 485.9 2,181.5 3,460.3
Profit Attributable to Parent
1,861.4 -6,454.8 605.6 2,162.1 3,230.2
Earnings per Share
867.00 -3,310.00 311.00 1,112.00 2,143.00

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