VHM

Vinhomes ·HOSE ·2026Q1

▲ Showing improvement

Price
145,700
Latest close
03 Jun 2026
P/E 9.35x
P/B 2.19x
EPS 15,585
BVPS 66,427
ROE 25.8%
ROA 8.9%
Profit Margin 31.4%
Asset Turnover 0.28x
Equity Mult. 2.88x

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

What Is Changing

On a TTM 2026Q1 basis, VHM is maintaining revenue growth, but margins have not improved proportionally — profit is at an all-time high. What is still missing is the ability to convert top-line growth into better profitability.

TTM REVENUE
VND 203,566bn
+84.4%YoY
NET MARGIN
32.03%
−0.9ppYoY
TTM NET PROFIT
VND 65,207bn
+79.4%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 65,114.2 103,009.5 16,420.0 19,022.2 15,697.9 33,136.4 33,323.1 28,218.2 8,211.2 8,697.6 32,724.1 32,833.0
Growth -37% +527% -14% +21% -53% -1% +18% +244% -6% -73% -0%
Net Income 25,625.4 26,798.0 4,435.6 8,348.2 2,652.0 14,103.7 8,980.1 10,608.7 904.2 891.4 10,723.5 9,713.9
Net Margin 39.35% 26.02% 27.01% 43.89% 16.89% 42.56% 26.95% 37.60% 11.01% 10.25% 32.77% 29.59%

Drivers of VHM's profit

TTM

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

Gross profit ↑ 36,801.6bn
Finance costs ↑ 5,630.0bn
Tax ↑ 5,329.6bn
TTM

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

Gross profit ↑ 26,211.7bn
Tax ↑ 3,961.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 17.3% = 32.9% × 0.22 × 2.45
2026Q1 26.3% = 32.0% × 0.28 × 2.88

ROE rose from 17.3% to 26.3% — mainly driven by leverage, despite net margin moving in the opposite direction.

Net margin: 32.0% -0.9pp Asset turnover: 0.28x +0.07x Leverage: 2.88x +0.44x

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 narrowed to 32.03%, falling 0.9pp. SG&A / Revenue fell 5.5pp and Gross margin rose 3.5pp improved but not enough to offset the weakness in Net financial result / Revenue fell 10.0pp (Other profit / Revenue rose 0.7pp still added support).

Margin is under pressure from multiple sides — temporary and structural components need to be separated to properly assess the risk.

Profitability trend

Net Margin 32.03% −0.9pp
Gross Margin 35.36% +3.5pp
SG&A / Revenue 3.58% −5.5pp

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 18.7% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 18.72%, rising 5.2pp. That translates to 18.72 in after-tax operating profit for every 100 units of operating capital. The main driver is capital turnover rose 0.18x — the business is generating more revenue per unit of capital, with NOPAT margin narrowed 1.5pp; while invested capital expanded strongly by 74,241bn.

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 18.72% +5.2pp
NOPAT Margin 31.68% −1.5pp
Capital Turnover 0.59x +0.18x
Average Invested Capital 344,462.3bn +74,241.5bn

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 2.16x equity, net debt at 0.46x equity.

Development inventory ended the period at 131,414.6bn, about 16.7% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 34,495.5bn of cash, mainly thanks to higher payables. Pressure from higher receivables and higher inventories only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −50,792.0bn
Inventories increased → lower CFO: −83,659.8bn
Payables increased → higher CFO: +168,947.3bn

Is financial risk significant?

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

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.46x and interest coverage at 4.70x.

At present, short-term debt accounts for 34.2% of total debt, cash equals 22.1% of debt, and total debt stands at 162,066.8bn.

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

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 22.1%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.46x +0.17x
Interest Coverage 4.70x +0.73x
Cash / Debt 22.1% −2.3pp
Short-term Debt / Total Debt 34.2% −3.8pp
CFO / NI 1.21x +1.71x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 41,189.1bn in 2025, against investing cash flow of -78,088.0bn.

Post-investment cash flow was negative +36,898.8bn. Financing cash flow was positive +58,080.6bn.

CFO / net income was 1.21x.

After spending +13,518.8bn on fixed-asset investment, the business generated trailing free cash flow of +64,254.9bn.

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 77,773.7bn +94,000.6bn
Cash Capex 13,518.8bn +9,294.0bn
FCF TTM +64,254.9bn +84,706.6bn

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 next item to monitor is the earnings mix, when non-core contribution is 16.2%. Warning and risk signals are not yet decisive enough to shift the picture.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 1.21x. Even so, net financial result still accounts for 16.2% of PBT, so the earnings mix still needs monitoring.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
153,270.9 102,323.2 103,556.7 62,392.6 85,094.0
Cost of Goods Sold
106,928.4 69,355.9 67,850.1 31,696.3 0.0
Gross Profit
46,342.6 32,967.2 35,706.6 30,696.3 48,379.0
Financial Expenses
15,151.2 10,487.4 3,870.3 4,394.1 -2,738.4
Selling Expenses
1,899.3 3,791.5 3,662.8 2,431.8 -2,301.0
General and Administrative Expenses
6,188.4 4,593.0 4,092.9 2,643.9 -3,188.5
Operating Profit
52,437.5 40,942.9 44,045.4 37,973.1 48,188.1
Profit Before Tax
52,809.9 40,847.9 43,310.3 38,642.7 48,493.1
Net Income
43,334.8 35,072.7 33,532.9 29,161.6 39,261.5
Profit Attributable to Parent
41,895.3 31,801.3 33,371.4 28,830.9 39,046.8
Earnings per Share
10,200.00 7,348.00 7,664.00 6,621.00 9,055.00

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