SCR
Địa ốc Sài Gòn Thương Tín ·HOSE ·2026Q1
▲ Showing improvement
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, SCR is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — earnings have been recovering gradually over multiple periods. However, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the improvement signal needs more time to confirm.
| 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 | 150.4 | 264.3 | 431.6 | 409.0 | 109.9 | 470.5 | 184.4 | 75.3 | 69.0 | 98.4 | 123.1 | 68.7 |
| Growth | -43% | -39% | +6% | +272% | -77% | +155% | +145% | +9% | -30% | -20% | +79% | — |
| Net Income | 11.7 | 33.5 | 1.8 | 30.2 | 1.9 | 2.8 | 0.8 | 0.9 | 4.8 | 5.6 | 3.6 | 4.0 |
| Net Margin | 7.76% | 12.66% | 0.42% | 7.38% | 1.73% | 0.59% | 0.45% | 1.25% | 6.91% | 5.74% | 2.93% | 5.79% |
Drivers of SCR's profit
Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by higher financial income. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 0.1% to 1.4% — all three components improved, with leverage contributing the most.
Is the profit sustainable?
Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.
What is driving the margin?
Net margin expanded to 6.15%, rising 5.4pp. Core operating signals are improving as Gross margin rose 35.9pp are enough to offset pressure from SG&A / Revenue rose 7.6pp (with lingering pressure from Net financial result / Revenue fell 18.2pp and Other profit / Revenue fell 4.3pp).
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
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Even though contribution decreased by 22.5pp, other income still accounts for 73.2% of PBT — earnings durability should be monitored in coming periods.
Is capital being used efficiently?
Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 1.2% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC edged up to 1.19%, rising 1.1pp. That translates to 1.19 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 8.3pp, with capital turnover broadly stable; while invested capital rose by 826bn.
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 relatively light for the real estate sector — liabilities at 1.41x equity, net debt at 0.83x equity.
Development inventory ended the period at 3,493.1bn, about 27.1% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 1,446.8bn of cash, mainly because of higher receivables and higher inventories. Part of that drag was offset by higher payables.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Leverage is safe but FCF is negative at 2,136.5bn due to capex of 657.9bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at 0.83x and interest coverage only at 0.42x.
At present, short-term debt accounts for 34.7% of total debt, cash equals 3.6% of debt, and total debt stands at 4,609.2bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is 0.42x, leaving limited room to absorb financing costs.
Cash / debt stands at 3.6%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -1,074.9bn in 2025, against investing cash flow of 920.3bn.
Post-investment cash flow was negative +154.6bn. Financing cash flow was positive +339.5bn.
CFO / net income was -16.84x.
After spending +657.9bn on fixed-asset investment, the business generated trailing free cash flow of −2,136.5bn.
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 showing brightening signals, but the improvement is still early and not yet thick enough to read as a confirmed trend. The brighter spot is operating efficiency, with net margin improving 5.4 pp. The next item to monitor is the earnings mix, when non-core contribution is 27.2%. The main risk still sits in leverage and liquidity, with interest coverage at 0.42x.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 6.15% after expanding 5.4pp versus the same period last year.
Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 27.2% of PBT and CFO / net income currently at -16.84x.
Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.42x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
1,227.4 | 799.1 | 371.2 | 893.3 | 1,683.2 |
|
Cost of Goods Sold
|
830.9 | 848.5 | 264.0 | 650.2 | 0.0 |
|
Gross Profit
|
396.5 | -49.4 | 107.2 | 243.0 | 312.4 |
|
Financial Expenses
|
335.8 | 311.9 | 305.1 | 398.5 | -407.7 |
|
Selling Expenses
|
10.7 | 18.8 | 22.2 | 78.9 | -114.3 |
|
General and Administrative Expenses
|
208.4 | 57.5 | 108.7 | 105.7 | -89.3 |
|
Operating Profit
|
145.5 | 30.0 | 14.0 | 79.7 | 232.7 |
|
Profit Before Tax
|
96.9 | 33.7 | 16.4 | 78.9 | 242.0 |
|
Net Income
|
67.4 | 4.2 | 15.4 | 56.1 | 194.2 |
|
Profit Attributable to Parent
|
76.3 | 2.9 | 8.7 | 50.2 | 187.1 |
|
Earnings per Share
|
177.00 | 7.00 | 22.00 | 127.00 | 510.82 |
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