VHM
Vinhomes ·HOSE ·2026Q1
▲ Showing improvement
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.
| 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
Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by higher gross profit. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 17.3% to 26.3% — mainly driven by leverage, despite net margin moving in the opposite direction.
Is the profit sustainable?
Margins narrowed but earnings quality remains clean — pressure is mainly operational.
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
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
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
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 / debt stands at 22.1%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
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
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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