TN1

Rox Key Holdings ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 17.84%, +4.67pp YoY
Price
14,000
Latest close
03 Jun 2026
P/E 4.22x
P/B 0.72x
EPS 3,321
BVPS 19,396
ROE 18.8%
ROA 11.4%
Profit Margin 17.9%
Asset Turnover 0.64x
Equity Mult. 1.65x

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

What Is Changing

On a TTM 2026Q1 basis, TN1 has not accelerated revenue sharply, but profitability is improving visibly — profit is at an all-time high. However, a significant portion of profit is supported by non-core sources, making the picture not entirely clear.

TTM REVENUE
VND 1,133bn
+19.0%YoY
NET MARGIN
17.84%
+4.7ppYoY
TTM NET PROFIT
VND 202bn
+61.3%YoY
Non-core income / PBT
38.3%
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 291.5 366.5 250.6 224.8 189.6 232.0 269.6 261.2 202.6 182.2 262.4 324.3
Growth -20% +46% +11% +19% -18% -14% +3% +29% +11% -31% -19%
Net Income 10.0 131.1 44.6 16.5 76.7 11.7 17.7 19.2 5.9 -24.5 27.6 34.9
Net Margin 3.43% 35.78% 17.80% 7.34% 40.46% 5.05% 6.58% 7.37% 2.92% -13.42% 10.52% 10.76%

Drivers of TN1's profit

TTM

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

Other profit ↑ 85.1bn
Gross profit ↑ 83.9bn
Associates income ↑ 61.9bn
Selling expenses ↓ 11.0bn
Financial income ↓ 99.7bn
Administrative expenses ↑ 62.1bn
TTM

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

Gross profit ↑ 22.6bn
Associates income ↑ 19.7bn
Finance costs ↓ 10.2bn
Financial income ↓ 89.1bn
Administrative expenses ↑ 29.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 13.1% = 13.2% × 0.57 × 1.73
2026Q1 18.7% = 17.8% × 0.64 × 1.65

ROE rose from 13.1% to 18.7% — mainly driven by asset turnover, despite leverage moving in the opposite direction.

Net margin: 17.8% +4.7pp Asset turnover: 0.64x +0.06x Leverage: 1.65x -0.08x

Is the profit sustainable?

Margins improved (+4.7pp), but earnings still rely significantly on non-core sources — warrants closer scrutiny.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 17.84%, rising 4.7pp. Core operating signals are improving as Gross margin rose 3.7pp are enough to offset pressure from SG&A / Revenue rose 2.5pp (in addition, Other profit / Revenue rose 7.5pp added support while Net financial result / Revenue fell 9.3pp remained a drag).

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

Profitability trend

Net Margin 17.84% +4.7pp
Gross Margin 27.12% +3.7pp
SG&A / Revenue 15.14% +2.5pp
Non-core / Revenue 2.44% −1.8pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Other income share remains high

Even though contribution decreased by 1.8pp, other income still accounts for 38.3% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC of 8.1% may fluctuate with business specifics.

Is capital being deployed efficiently?

ROIC narrowed to 8.12%, falling 0.8pp. That translates to 8.12 in after-tax operating profit for every 100 units of operating capital. Although capital turnover rose 0.06x, NOPAT margin narrowed 2.1pp still pulled ROIC lower, while invested capital rose by 130bn.

Industry characteristics make ROIC cyclical — this is a reference signal and should be read with the business context.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC 8.12% −0.8pp
NOPAT Margin 11.02% −2.1pp
Capital Turnover 0.74x +0.06x
Average Invested Capital 1,538.0bn +130.2bn

Balance Sheet

ROIC above should be read with industry context — the balance sheet below adds perspective. Capital structure is notably light for the real estate sector — liabilities at 0.58x equity, net debt at 0.42x equity.

Over the last 12 months, working capital released 438.3bn 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: +399.8bn
Inventories increased → lower CFO: −11.5bn
Payables increased → higher CFO: +50.0bn

Working Capital Efficiency

Working capital is being managed more efficiently, supporting overall capital efficiency. Cash conversion cycle improved by 62.6 days versus the same period last year. The main moves came from DIO fell 21.0 days, DSO fell 47.1 days, and DPO fell 5.5 days.

Improvement comes mainly from faster receivables collection — reflects the quality of receivables management.

Working capital metrics in this industry should be read alongside business model specifics — DSO/DIO/DPO/CCC can be distorted by operational factors not reflected in raw numbers.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 95.7 days −47.1 days
Inventory 18.5 days −21.0 days
Payables 37.4 days −5.5 days
Cash Conversion Cycle 76.8 days −62.6 days

Is financial risk significant?

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

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.42x and interest coverage at 2.24x.

At present, short-term debt accounts for 28.2% of total debt, cash equals 7.6% of debt, and total debt stands at 532.2bn.

Leverage should be read alongside project structure, regulated assets, or industry-specific capital recovery.

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 7.6%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.42x −0.01x
Interest Coverage 2.24x +0.02x
Cash / Debt 7.6% −3.6pp
Short-term Debt / Total Debt 28.2%
CFO / NI 2.44x −4.19x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 1,022.2bn in 2025, against investing cash flow of -477.2bn.

Post-investment cash flow was positive +545.0bn. Financing cash flow was negative +563.8bn.

CFO / net income was 2.44x.

After spending +22.9bn on fixed-asset investment, the business generated trailing free cash flow of +472.0bn.

FCF and CFO in this industry should be read alongside investment cycles and business model specifics.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 494.9bn −314.9bn
Cash Capex 22.9bn +17.1bn
FCF TTM +472.0bn −332.0bn

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 4.7 pp. The next item to monitor is the earnings mix, when non-core contribution is -25.9%. The main risk still sits in leverage and liquidity, with interest coverage at 2.24x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 17.84% after expanding 4.7pp versus the same period last year.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 2.44x. Even so, net financial result still accounts for -25.9% of PBT, so the earnings mix still needs monitoring.

Key risk: leverage and liquidity remain a pressure point, with net debt / equity at 0.42x and a thin cash buffer.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,032.2 965.5 978.9 899.7 718.9
Cost of Goods Sold
748.9 723.8 725.0 644.9 0.0
Gross Profit
283.4 241.7 253.9 254.8 232.0
Financial Expenses
71.8 51.1 49.3 86.1 -27.7
Selling Expenses
15.7 16.2 15.1 0.4 -4.9
General and Administrative Expenses
127.3 117.1 137.7 121.2 -104.7
Operating Profit
196.1 70.1 74.6 98.9 118.9
Profit Before Tax
287.0 71.2 73.0 76.8 141.5
Net Income
267.4 52.0 51.8 55.4 107.2
Profit Attributable to Parent
266.9 50.9 50.9 52.8 107.4
Earnings per Share
4,442.00 932.00 1,026.00 1,223.00 3,453.00

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