TDC
Kinh doanh và Phát triển Bình Dương ·HOSE ·2026Q1
▼▼ Declining sharply
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.
| 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
Net profit attributable to parent declined vs last year, mainly due to lower gross profit. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to lower financial income. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 46.6% to 18.1% — leverage weakened the most, though asset turnover still provided support.
Is the profit sustainable?
Margins narrowed but earnings quality remains clean — pressure is mainly operational.
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
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
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
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 debt accounts for 91.0% of total debt, raising near-term refinancing needs.
Cash / debt stands at 2.2%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
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
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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