PXI

Xây dựng Công nghiệp và Dân dụng Dầu khí ·UPCOM ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 39.46%, −36.46pp YoY
Price
800,000
Latest close
29 May 2026
P/E 400,000.00x
P/B 176.22x
EPS 2
BVPS 4,540
ROE 0.1%
ROA 0.0%
Profit Margin 0.4%
Asset Turnover 0.08x
Equity Mult. 2.26x

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

What Is Changing

On a TTM 2026Q1 basis, PXI is holding revenue at an acceptable level, but margins are eroding visibly — profit is at an all-time high. More notably, profit relies heavily on non-core sources while operating cash flow is negative — these two factors together suggest earnings quality needs cautious evaluation.

TTM REVENUE
VND 24bn
+577.5%YoY
NET MARGIN
0.39%
−36.5ppYoY
TTM NET PROFIT
VND 0bn
−92.7%YoY
Non-core income / PBT
487.3%
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 9.5 9.6 3.2 1.4 0.4 1.0 1.3 0.8 1.5 1.5 26.3 1.6
Growth -0% +198% +135% +259% -62% -23% +64% -47% -1% -94% +1537%
Net Income -0.8 1.8 -0.4 -0.6 -0.4 3.5 -0.8 -1.0 -1.3 -4.2 -4.6 -3.5
Net Margin -8.10% 18.98% -11.12% -43.19% -95.42% 344.59% -64.80% -122.83% -85.76% -276.37% -17.35% -219.67%

Drivers of PXI's profit

TTM

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

Administrative expenses ↓ 1.1bn
Financial income ↑ 0.2bn
Other profit ↓ 2.8bn
TTM

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

Administrative expenses ↓ 0.1bn
Other profit ↓ 0.2bn
Gross profit ↓ 0.2bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.0% = 36.9% × 0.01 × 2.34
2026Q1 0.1% = 0.4% × 0.08 × 2.26

ROE fell from 1.0% to 0.1% — net margin weakened the most, though asset turnover still provided support.

Net margin: 0.4% -36.5pp Asset turnover: 0.08x +0.07x Leverage: 2.26x -0.08x

Is the profit sustainable?

Margins are under pressure while earnings still rely significantly on non-core sources.

very positive positive stable watch under pressure

What is driving the margin?

Net margin fell to 0.39%, losing 36.5pp. The main pressure is Gross margin fell 11.9pp, outweighing the improvement in SG&A / Revenue fell 190.0pp (with lingering pressure from Other profit / Revenue fell 206.0pp and Net financial result / Revenue fell 43.1pp).

Margin is under pressure from multiple sides — temporary and structural components need to be separated to properly assess the risk.

Profitability trend

Net Margin 0.39% −36.5pp
Gross Margin 1.98% −11.9pp
SG&A / Revenue 27.53% −190.0pp
Non-core / Revenue 30.07% −249.1pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Other income share remains high

Even though contribution decreased by 249.1pp, other income still accounts for 672.2% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Evaluate capital, asset, and working-capital efficiency.

Balance Sheet

Capital structure is relatively light for the real estate sector — liabilities at 1.13x equity, with a net cash position equivalent to 0.01x equity.

Development inventory ended the period at 156.9bn, about 53.8% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 6.2bn of cash, mainly thanks to lower receivables and lower inventories. Pressure from lower payables only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +21.0bn
Inventories decreased → higher CFO: +16.2bn
Payables decreased → lower CFO: −31.0bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Track net leverage, interest coverage, and the liquidity buffer on the balance sheet.

Debt maturity and the cash buffer remain the two key areas to monitor.

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

Leverage and liquidity trend

Net Debt / Equity -0.01x
Interest Coverage
Cash / Debt
Short-term Debt / Total Debt
CFO / NI -4.34x +0.36x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -1.3bn in 2025, against investing cash flow of 2.8bn.

Post-investment cash flow was positive +1.5bn. Financing cash flow was negative +0.2bn.

CFO / net income was -4.34x.

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 0.4bn +5.7bn
Cash Capex
FCF TTM

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 36.5 pp. The next watchpoint is the earnings mix, when non-core contribution is 184.9%. The main offsetting support comes from balance-sheet flexibility, with net cash/equity at about -0.01x.

Improvement: the balance sheet remains flexible, with a net cash position equivalent to 0.01x of equity.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 184.9% of PBT and CFO / net income currently at -4.34x.

Key risk: profitability remains under pressure, with trailing-12M net margin at 39.46% after a 36.5pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2020
Net Revenue
14.5 4.6 30.4 7.6 8.3
Cost of Goods Sold
13.8 3.7 31.4 4.9 0.0
Gross Profit
0.7 0.9 -1.0 2.7 -22.9
Financial Expenses
0.0 0.0 0.1 0.0 -1.9
Selling Expenses
0.0 0.0 0.0 0.0
General and Administrative Expenses
6.6 7.6 14.5 8.1 -24.6
Operating Profit
-4.0 -5.2 -12.9 -4.5 -47.7
Profit Before Tax
1.5 1.7 -19.3 -4.9 -49.6
Net Income
0.5 0.4 -19.3 -4.9 -50.0
Profit Attributable to Parent
0.5 0.4 -19.3 -4.9 -50.0
Earnings per Share
17.00 12.00 -645.00 -163.00 -1,666.29

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