TDC

Kinh doanh và Phát triển Bình Dương ·HOSE ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 10.34%, −29.16pp YoY
Price
10,500
Latest close
03 Jun 2026
P/E 4.62x
P/B 0.77x
EPS 2,273
BVPS 13,576
ROE 17.9%
ROA 6.1%
Profit Margin 10.2%
Asset Turnover 0.60x
Equity Mult. 2.94x

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

What Is Changing

On a TTM 2026Q1 basis, TDC is holding revenue at an acceptable level, but margins are eroding visibly. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.

TTM REVENUE
VND 2,586bn
+119.7%YoY
NET MARGIN
10.34%
−29.2ppYoY
TTM NET PROFIT
VND 267bn
−42.5%YoY
CFO / Net Income
-1.14x
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 231.1 1,162.5 684.0 508.1 126.2 763.9 171.7 115.0 119.2 130.6 134.3 134.7
Growth -80% +70% +35% +303% -83% +345% +49% -4% -9% -3% -0%
Net Income 9.1 122.9 88.9 46.4 19.7 316.9 54.0 74.2 -24.1 -37.0 -7.0 -281.6
Net Margin 3.96% 10.57% 12.99% 9.14% 15.65% 41.48% 31.47% 64.49% -20.18% -28.32% -5.20% -209.07%

Drivers of TDC's profit

TTM

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

Gross profit ↓ 68.0bn
Financial income ↓ 40.7bn
Tax ↑ 30.5bn
Selling expenses ↑ 26.5bn
TTM

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

Gross profit ↑ 31.7bn
Finance costs ↓ 4.3bn
Selling expenses ↓ 1.1bn
Financial income ↓ 44.7bn
Administrative expenses ↑ 4.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 46.6% = 39.5% × 0.30 × 3.97
2026Q1 18.1% = 10.3% × 0.60 × 2.94

ROE fell from 46.6% to 18.1% — leverage weakened the most, though asset turnover still provided support.

Net margin: 10.3% -29.2pp Asset turnover: 0.60x +0.30x Leverage: 2.94x -1.03x

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 10.34%, losing 29.2pp. The main pressure is Gross margin fell 30.3pp, outweighing the improvement in SG&A / Revenue fell 4.1pp (with lingering pressure from Net financial result / Revenue fell 2.0pp and Other profit / Revenue fell 1.1pp).

The pressure comes from core operations — this is a concerning type of decline, not a one-off movement.

Profitability trend

Net Margin 10.34% −29.2pp
Gross Margin 20.47% −30.3pp
SG&A / Revenue 7.17% −4.1pp

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 10.0% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC fell to 9.95%, losing 7.9pp. That translates to 9.95 in after-tax operating profit for every 100 units of operating capital. Although capital turnover rose 0.45x, NOPAT margin narrowed 28.3pp still pulled ROIC lower, while invested capital rose by 269bn.

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 9.95% −7.9pp
NOPAT Margin 10.97% −28.3pp
Capital Turnover 0.91x +0.45x
Average Invested Capital 2,851.2bn +268.9bn

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 1.65x equity, net debt at 0.65x equity.

Over the last 12 months, working capital released 0.0bn of cash.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables were broadly stable → neutral CFO:
Inventories were broadly stable → neutral CFO:
Payables were broadly stable → neutral CFO:

Is financial risk significant?

Leverage is safe but FCF is negative at 333.5bn due to capex of 33.2bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.65x and interest coverage at 2.26x.

At present, short-term debt accounts for 91.0% of total debt, cash equals 2.2% of debt, and total debt stands at 1,155.3bn.

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

Watchpoints

Short-term refinancing pressure is meaningful

Short-term debt accounts for 91.0% of total debt, raising near-term refinancing needs.

Cash buffer is thin relative to debt

Cash / debt stands at 2.2%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.65x −0.66x
Interest Coverage 2.26x −0.79x
Cash / Debt 2.2% −1.3pp
Short-term Debt / Total Debt 91.0% +4.7pp
CFO / NI -1.14x −1.39x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -185.7bn in 2025, against investing cash flow of 276.3bn.

Post-investment cash flow was positive +90.7bn. Financing cash flow was negative +8.9bn.

CFO / net income was -1.14x.

After spending +33.2bn on fixed-asset investment, the business generated trailing free cash flow of −333.5bn.

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

CFO TTM 300.4bn −415.6bn
Cash Capex 33.2bn +22.3bn
FCF TTM −333.5bn −437.9bn

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 29.2 pp. The next watchpoint is capital efficiency, with ROIC at 10.0%. The main offsetting support comes from earnings conversion is confirmed, with CFO/NI at -1.14x.

Improvement: earnings conversion looks more confirmed, with CFO / net income at -1.14x.

Watchpoint: Capital efficiency needs cycle context.

Key risk: profitability remains under pressure, with trailing-12M net margin at 10.34% after a 29.2pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
2,478.8 1,170.6 300.7 2,487.8 1,658.2
Cost of Goods Sold
1,981.1 566.5 197.3 2,081.3 0.0
Gross Profit
497.6 604.0 103.4 406.5 588.9
Financial Expenses
152.9 163.5 190.9 247.1 -154.6
Selling Expenses
96.4 80.4 56.0 90.4 -72.9
General and Administrative Expenses
85.8 61.7 75.2 47.4 -75.6
Operating Profit
346.5 429.8 -160.6 29.9 294.3
Profit Before Tax
323.4 431.1 -401.4 85.1 170.4
Net Income
278.5 417.5 -402.8 34.7 122.2
Profit Attributable to Parent
275.5 415.0 -402.8 30.1 118.7
Earnings per Share
2,117.00 4,146.00 -4,032.00 240.00 997.00

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