VC7

Tập đoàn BGI ·HNX ·2026Q1

▲ Showing improvement

Earnings conversion is confirmed CFO/NPAT 13.82x
Price
8,400
Latest close
03 Jun 2026
P/E 32.03x
P/B 0.66x
EPS 262
BVPS 12,744
ROE 2.2%
ROA 1.0%
Profit Margin 4.5%
Asset Turnover 0.23x
Equity Mult. 2.13x

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

What Is Changing

On a TTM 2026Q1 basis, VC7 is maintaining revenue growth, but margins have not improved proportionally — earnings have been recovering gradually over multiple periods. What is still missing is the ability to convert top-line growth into better profitability.

TTM REVENUE
VND 565bn
+93.5%YoY
NET MARGIN
3.28%
−0.1ppYoY
TTM NET PROFIT
VND 19bn
+85.4%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 83.4 193.3 139.3 149.4 51.1 108.9 54.3 77.8 52.9 117.6 81.9 80.9
Growth -57% +39% -7% +192% -53% +101% -30% +47% -55% +44% +1%
Net Income 0.5 5.9 4.2 8.0 2.9 -1.9 2.2 6.7 2.6 14.9 22.2 6.3
Net Margin 0.57% 3.06% 3.00% 5.35% 5.75% -1.75% 4.11% 8.66% 4.86% 12.66% 27.09% 7.83%

Drivers of VC7's profit

TTM

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

Gross profit ↑ 26.3bn
Minority interests ↓ 8.2bn
Finance costs ↑ 15.6bn
Other profit ↓ 1.8bn
TTM

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

Gross profit ↑ 6.4bn
Minority interests ↓ 5.1bn
Administrative expenses ↓ 2.6bn
Other profit ↑ 0.3bn
Finance costs ↑ 11.9bn
Associates income ↓ 0.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.0% = 3.4% × 0.19 × 1.44
2026Q1 1.6% = 3.3% × 0.23 × 2.13

ROE rose from 1.0% to 1.6% — mainly driven by leverage, despite net margin moving in the opposite direction.

Net margin: 3.3% -0.1pp Asset turnover: 0.23x +0.04x Leverage: 2.13x +0.69x

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 stands at 3.28%, broadly flat versus the same period. Supportive factors and pressure points are offsetting one another.

Margin is nearly flat but the underlying components are moving — this is a transitional phase, more time is needed to see the real trend.

Profitability trend

Net Margin 3.28% −0.1pp
Gross Margin 12.90% −3.0pp
SG&A / Revenue 4.99% −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 1.2% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 1.20%, rising 0.3pp. That translates to 1.20 in after-tax operating profit for every 100 units of operating capital. The main driver is capital turnover rose 0.09x — the business is generating more revenue per unit of capital, with NOPAT margin steady; while invested capital expanded strongly by 499bn.

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 1.20% +0.3pp
NOPAT Margin 3.56% +0.1pp
Capital Turnover 0.34x +0.09x
Average Invested Capital 1,670.9bn +499.4bn

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 0.62x equity, net debt at 0.76x equity.

Over the last 12 months, working capital released 330.1bn 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: +31.8bn
Inventories increased → lower CFO: −170.9bn
Payables increased → higher CFO: +469.2bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.76x and interest coverage only at 0.99x.

At present, short-term debt accounts for 95.0% of total debt, cash equals 8.0% of debt, and total debt stands at 1,012.1bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.99x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 95.0% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.76x +0.64x
Interest Coverage 0.99x −0.56x
Cash / Debt 8.0% +1.0pp
Short-term Debt / Total Debt 95.0% +1.1pp
CFO / NI 13.82x +14.94x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -85.0bn in 2025, against investing cash flow of -64.3bn.

Post-investment cash flow was negative +149.3bn. Financing cash flow was positive +165.8bn.

CFO / net income was 13.82x.

After spending +26.2bn on fixed-asset investment, the business generated trailing free cash flow of +321.9bn.

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 348.1bn +357.5bn
Cash Capex 26.2bn +20.0bn
FCF TTM +321.9bn +337.5bn

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 earnings conversion is confirmed, with CFO/NI at 13.82x. The next item to monitor is capital efficiency, with ROIC at 1.2%. The main risk still sits in leverage and liquidity, with interest coverage at 0.99x.

Improvement: earnings conversion looks more confirmed, with CFO / net income at 13.82x.

Watchpoint: Capital efficiency needs cycle context.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.99x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
533.1 293.9 373.4 325.1 114.3
Cost of Goods Sold
470.3 250.0 302.2 284.4 0.0
Gross Profit
62.8 43.9 71.2 40.7 6.7
Financial Expenses
12.3 8.6 10.2 10.9 -6.8
Selling Expenses
3.0 2.6 1.6 0.0 -0.0
General and Administrative Expenses
22.0 20.8 21.5 19.5 -16.9
Operating Profit
29.0 18.6 48.8 13.2 -15.5
Profit Before Tax
26.7 18.5 48.4 13.0 14.7
Net Income
23.0 15.1 42.5 13.0 10.3
Profit Attributable to Parent
25.5 14.3 40.6 12.5 9.9
Earnings per Share
266.00 149.00 805.00 261.00 132.00

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