SNZ

Tổng Công ty cổ phần Phát triển Khu Công nghiệp ·UPCOM ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 30.25%, +1.94pp YoY
Price
29,100
Latest close
03 Jun 2026
P/E 9.75x
P/B 0.89x
EPS 2,984
BVPS 32,584
ROE 10.1%
ROA 5.4%
Profit Margin 18.3%
Asset Turnover 0.29x
Equity Mult. 1.88x

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

What Is Changing

On a TTM 2026Q1 basis, SNZ is improving on both growth and profitability, painting a notably more positive picture versus the same period — profit is at an all-time high. When both scale and efficiency improve together, this is typically a sign of quality growth.

TTM REVENUE
VND 6,516bn
+5.1%YoY
NET MARGIN
30.25%
+1.9ppYoY
TTM NET PROFIT
VND 1,971bn
+12.3%YoY
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 1,294.8 1,756.8 1,363.2 2,100.9 1,598.6 1,696.9 1,337.1 1,564.8 1,291.5 1,720.8 1,298.9 1,357.9
Growth -26% +29% -35% +31% -6% +27% -15% +21% -25% +32% -4%
Net Income 336.0 461.4 374.6 799.1 495.7 422.5 324.9 511.4 362.0 412.4 355.9 362.0
Net Margin 25.95% 26.26% 27.48% 38.03% 31.01% 24.90% 24.30% 32.68% 28.03% 23.96% 27.40% 26.66%

Drivers of SNZ's profit

TTM

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

Gross profit ↑ 323.5bn
Associates income ↑ 28.6bn
Deferred tax ↓ 15.8bn
Tax ↑ 84.4bn
Minority interests ↑ 65.6bn
Administrative expenses ↑ 37.9bn
TTM

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

Minority interests ↓ 68.1bn
Tax ↓ 19.3bn
Deferred tax ↓ 13.3bn
Gross profit ↓ 208.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 15.8% = 28.3% × 0.27 × 2.04
2026Q1 16.7% = 30.3% × 0.29 × 1.88

ROE rose from 15.8% to 16.7% — mainly driven by asset turnover, despite leverage moving in the opposite direction.

Net margin: 30.3% +1.9pp Asset turnover: 0.29x +0.02x Leverage: 1.88x -0.16x

Is the profit sustainable?

Margins are improving and earnings quality is solid — a durable foundation for ROE.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 30.25%, rising 1.9pp. The main driver is Gross margin rose 3.0pp and SG&A / Revenue fell 0.1pp, moving in line with the stronger net margin (with lingering pressure from Net financial result / Revenue fell 0.6pp and Other profit / Revenue fell 0.1pp).

The improvement comes from core operations — this is a high-quality margin expansion.

Profitability trend

Net Margin 30.25% +1.9pp
Gross Margin 43.59% +3.0pp
SG&A / Revenue 9.77% −0.1pp

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 13.7% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 13.68%, rising 0.8pp. That translates to 13.68 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 2.0pp, with capital turnover broadly stable; while invested capital rose by 786bn.

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 13.68% +0.8pp
NOPAT Margin 30.39% +2.0pp
Capital Turnover 0.45x −0.00x
Average Invested Capital 14,472.0bn +785.9bn

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 0.87x equity, net debt at 0.24x equity.

Development inventory ended the period at 2,267.7bn, about 10.2% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 379.4bn of cash, mainly thanks to lower receivables and higher payables. Pressure from higher inventories only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +102.5bn
Inventories increased → lower CFO: −25.9bn
Payables increased → higher CFO: +302.8bn

Is financial risk significant?

Financial risk is low — leverage is safe, both CFO and FCF are positive.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.24x and interest coverage at 16.72x.

At present, short-term debt accounts for 24.1% of total debt, cash equals 30.5% of debt, and total debt stands at 4,322.3bn.

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

Leverage and liquidity trend

Net Debt / Equity 0.24x +0.04x
Interest Coverage 16.72x −3.11x
Cash / Debt 30.5% −5.3pp
Short-term Debt / Total Debt 24.1% −1.3pp
CFO / NI 2.14x −0.60x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 2,535.0bn in 2025, against investing cash flow of -2,155.8bn.

Post-investment cash flow was positive +379.1bn. Financing cash flow was negative +617.1bn.

CFO / net income was 2.14x.

After spending +2,235.9bn on fixed-asset investment, the business generated trailing free cash flow of +314.3bn.

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 2,550.2bn −298.6bn
Cash Capex 2,235.9bn +823.1bn
FCF TTM +314.3bn −1,121.7bn

Investment Takeaway

The business is heading the right way, but the current picture is still at partial confirmation — not yet a fully clean case. The positive points have clearly improved, showing the operating base is better than before. The brighter spot is operating efficiency, with net margin improving 1.9 pp. The next item to monitor is capital efficiency, with ROIC at 13.7%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 30.25% after expanding 1.9pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
6,796.1 5,871.1 5,446.7 5,293.2 5,199.9
Cost of Goods Sold
3,744.7 3,490.2 3,394.5 3,572.4 0.0
Gross Profit
3,051.5 2,380.9 2,052.2 1,720.7 2,099.5
Financial Expenses
115.6 112.4 161.9 138.6 -118.4
Selling Expenses
120.8 120.3 109.0 121.6 -120.3
General and Administrative Expenses
534.6 471.0 433.0 433.1 -442.1
Operating Profit
2,582.4 1,954.1 1,630.5 1,334.1 1,756.3
Profit Before Tax
2,573.6 1,946.9 1,657.7 1,319.8 1,777.2
Net Income
2,130.6 1,619.4 1,398.2 1,118.6 1,500.9
Profit Attributable to Parent
1,282.8 967.8 832.6 628.4 904.2
Earnings per Share
3,183.00 2,394.00 2,041.00 1,471.00 2,378.00

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