TDH

Phát triển Nhà Thủ Đức ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 66.34%, +657.01pp YoY
Price
3,980
Latest close
02 Jun 2026
P/E 4.01x
P/B 2.39x
EPS 992
BVPS 1,667
ROE 84.6%
ROA 16.3%
Profit Margin 66.6%
Asset Turnover 0.25x
Equity Mult. 5.18x

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

What Is Changing

On a TTM 2026Q1 basis, TDH is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — the growth momentum has held across consecutive periods. More notably, profit relies heavily on non-core sources while operating cash flow is negative — these two factors together suggest earnings quality needs cautious evaluation.

TTM REVENUE
VND 168bn
+259.7%YoY
NET MARGIN
66.34%
+657.0ppYoY
TTM NET PROFIT
VND 111bn
+140.4%YoY
Non-core income / PBT
96.1%
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 47.4 67.0 35.5 17.8 8.0 12.1 6.6 20.0 10.1 34.7 12.5 21.2
Growth -29% +89% +99% +123% -34% +84% -67% +97% -71% +177% -41%
Net Income 6.5 7.3 84.2 13.3 5.7 -284.5 29.6 -26.2 -1.7 -35.8 7.8 -9.2
Net Margin 13.71% 10.85% 237.59% 74.32% 71.07% -2353.87% 451.16% -131.05% -16.72% -103.25% 62.63% -43.25%

Drivers of TDH's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by lower administrative expenses. Supporting and offsetting drivers:

Administrative expenses ↓ 311.6bn
Other profit ↑ 68.1bn
TTM

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

Gross profit ↑ 6.1bn
Administrative expenses ↓ 1.4bn
Financial income ↑ 0.8bn
Finance costs ↓ 0.3bn
Selling expenses ↑ 3.7bn
Other profit ↓ 2.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -122.4% = -590.7% × 0.05 × 4.54
2026Q1 84.3% = 66.3% × 0.25 × 5.18

ROE rose from -122.4% to 84.3% — all three components improved, with net margin contributing the most.

Net margin: 66.3% +657.0pp Asset turnover: 0.25x +0.20x Leverage: 5.18x +0.64x

Is the profit sustainable?

Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 66.34%, rising 657.0pp. Core operating signals are improving as SG&A / Revenue fell 707.2pp are enough to offset pressure from Gross margin fell 23.3pp (with lingering pressure from Other profit / Revenue fell 21.3pp and Net financial result / Revenue fell 6.5pp).

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

Profitability trend

Net Margin 66.34% +657.0pp
Gross Margin 22.14% −23.3pp
SG&A / Revenue 21.33% −707.2pp
Non-core / Revenue 66.97% −27.8pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Other income share remains high

Even though contribution decreased by 27.8pp, other income still accounts for 99.9% 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 fluctuates with handover cycles.

Is capital being deployed efficiently?

Track how much operating profit the business generates on invested capital.

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
NOPAT Margin
Capital Turnover 1.70x +1.46x
Average Invested Capital 98.5bn −95.0bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is typical for the real estate sector — liabilities at 2.78x equity, with a net cash position equivalent to 0.09x equity.

Development inventory ended the period at 274.4bn, about 40.0% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 136.2bn 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: +12.9bn
Inventories increased → lower CFO: −43.3bn
Payables decreased → lower CFO: −105.9bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at -0.09x and interest coverage only at 1.10x.

At present, short-term debt accounts for 25.0% of total debt, cash equals 2248.4% of debt, and total debt stands at 0.8bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 1.10x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity -0.09x +0.56x
Interest Coverage 1.10x +224.34x
Cash / Debt 2248.4% −2818.6pp
Short-term Debt / Total Debt 25.0%
CFO / NI -0.25x −0.12x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -23.8bn in 2025, against investing cash flow of -8.3bn.

Post-investment cash flow was negative +32.1bn. Financing cash flow was positive +3.3bn.

CFO / net income was -0.25x.

Track how much investment can be funded internally from operating cash flow.

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 28.2bn −64.9bn
Cash Capex
FCF TTM

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 657.0 pp. The next item to monitor is the earnings mix, when non-core contribution is 3.7%. The main risk still sits in leverage and liquidity, with interest coverage at 1.10x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 66.34% after expanding 657.0pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 3.7% of PBT and CFO / net income currently at -0.25x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 1.10x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
122.8 49.0 120.4 172.7 487.2
Cost of Goods Sold
98.2 28.0 103.7 84.5 0.0
Gross Profit
24.6 21.0 16.7 88.2 -66.4
Financial Expenses
0.9 1.0 30.9 19.2 -75.5
Selling Expenses
5.6 2.0 1.6 20.4 -18.8
General and Administrative Expenses
27.8 356.3 48.8 9.6 -193.8
Operating Profit
-2.5 -335.1 -61.1 43.9 -192.8
Profit Before Tax
108.8 -303.4 -61.9 17.8 -497.9
Net Income
108.3 -304.7 -62.8 8.1 -524.7
Profit Attributable to Parent
108.4 -304.7 -62.4 4.9 -576.2
Earnings per Share
963.00 -2,705.00 -554.00 44.00 -5,115.00

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