SGR

Tổng CTCP Địa ốc Sài Gòn ·HOSE ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 38.13%, −45.28pp YoY
Price
13,900
Latest close
05 Jun 2026
P/E 11.06x
P/B 0.68x
EPS 1,257
BVPS 20,585
ROE 6.6%
ROA 3.2%
Profit Margin 37.4%
Asset Turnover 0.09x
Equity Mult. 2.06x

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

What Is Changing

On a TTM 2026Q1 basis, SGR is holding revenue at an acceptable level, but margins are eroding visibly — earnings have been recovering gradually over multiple periods. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.

TTM REVENUE
VND 214bn
+25.6%YoY
NET MARGIN
38.13%
−45.3ppYoY
TTM NET PROFIT
VND 82bn
−42.6%YoY
CFO / Net Income
-2.56x
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 19.2 36.6 19.8 138.8 23.5 33.6 57.7 55.9 20.7 52.1 18.1 17.0
Growth -47% +85% -86% +491% -30% -42% +3% +171% -60% +187% +7%
Net Income 4.7 12.5 15.5 48.9 18.9 64.9 42.5 16.0 -13.6 55.5 18.7 41.8
Net Margin 24.62% 34.22% 78.51% 35.27% 80.61% 193.40% 73.71% 28.56% -65.68% 106.50% 102.97% 246.21%

Drivers of SGR's profit

TTM

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

Gross profit ↑ 60.0bn
Tax ↓ 11.6bn
Other profit ↓ 113.5bn
Administrative expenses ↑ 16.9bn
Financial income ↓ 7.6bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to lower financial income. Supporting and offsetting drivers:

Gross profit ↑ 5.8bn
Finance costs ↓ 4.4bn
Tax ↓ 4.1bn
Financial income ↓ 21.3bn
Administrative expenses ↑ 7.9bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 15.0% = 83.4% × 0.08 × 2.29
2026Q1 6.7% = 38.1% × 0.09 × 2.06

ROE fell from 15.0% to 6.7% — net margin weakened the most, though asset turnover still provided support.

Net margin: 38.1% -45.3pp Asset turnover: 0.09x +0.01x Leverage: 2.06x -0.23x

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 38.13%, losing 45.3pp. The main pressure is SG&A / Revenue rose 3.5pp, outweighing the improvement in Gross margin rose 17.4pp (with lingering pressure from Other profit / Revenue fell 66.3pp and Net financial result / Revenue fell 2.6pp).

The pressure comes from non-core items while core operations hold their rhythm — margin has a basis to recover once this factor passes.

Profitability trend

Net Margin 38.13% −45.3pp
Gross Margin 69.47% +17.4pp
SG&A / Revenue 25.54% +3.5pp

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 5.2% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 5.17%, rising 1.4pp. That translates to 5.17 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 9.5pp, with capital turnover broadly stable; while invested capital expanded strongly by 271bn.

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 5.17% +1.4pp
NOPAT Margin 38.54% +9.5pp
Capital Turnover 0.13x +0.01x
Average Invested Capital 1,599.5bn +270.7bn

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 0.91x equity, net debt at 0.25x equity.

Development inventory ended the period at 536.9bn, about 19.6% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 230.9bn of cash, mainly because of higher inventories and lower payables. Part of that drag was offset by lower receivables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +103.5bn
Inventories increased → lower CFO: −131.1bn
Payables decreased → lower CFO: −203.2bn

Is financial risk significant?

Leverage is safe but FCF is negative at 209.2bn due to capex of 4.1bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.25x and interest coverage at 3.16x.

At present, short-term debt accounts for 48.6% of total debt, cash equals 10.9% of debt, and total debt stands at 403.1bn.

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

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 10.9%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.25x −0.16x
Interest Coverage 3.16x +1.51x
Cash / Debt 10.9% +3.5pp
Short-term Debt / Total Debt 48.6% −34.0pp
CFO / NI -2.56x −2.41x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -120.6bn in 2025, against investing cash flow of -180.8bn.

Post-investment cash flow was negative +301.3bn. Financing cash flow was positive +381.0bn.

CFO / net income was -2.56x.

After spending +4.1bn on fixed-asset investment, the business generated trailing free cash flow of −209.2bn.

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 205.2bn −184.1bn
Cash Capex 4.1bn −0.8bn
FCF TTM −209.2bn −183.3bn

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 earnings conversion is confirmed, with CFO/NI at -2.56x. The next item to monitor is capital efficiency, with ROIC at 5.2%. The main risk still sits in core profitability, with net margin down 45.3 pp.

Improvement: earnings conversion looks more confirmed, with CFO / net income at -2.56x.

Watchpoint: Capital efficiency needs cycle context.

Key risk: profitability remains under pressure, with trailing-12M net margin at 38.13% after a 45.3pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
218.6 151.5 99.2 654.4 42.3
Cost of Goods Sold
75.5 76.8 51.4 318.5 0.0
Gross Profit
143.2 74.6 47.8 335.9 27.5
Financial Expenses
36.2 35.9 30.1 26.9 -20.7
Selling Expenses
0.0 0.1 0.3 0.4 -0.0
General and Administrative Expenses
46.9 54.6 35.9 108.3 -38.1
Operating Profit
99.6 -4.3 81.8 263.4 -26.5
Profit Before Tax
96.9 78.6 128.3 262.8 65.3
Net Income
79.7 60.1 103.1 216.0 45.8
Profit Attributable to Parent
78.3 59.2 102.0 215.4 34.0
Earnings per Share
1,177.00 987.00 1,700.00 3,590.00 566.00

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