VRE
Vincom Retail ·HOSE ·2026Q1
▲ Showing improvement
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, VRE has not accelerated revenue sharply, but profitability is improving visibly — profit is at an all-time high. However, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the improvement signal needs more time to confirm.
| 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 | 2,293.6 | 2,312.3 | 2,251.0 | 2,142.6 | 2,131.4 | 2,128.2 | 2,077.7 | 2,478.6 | 2,254.6 | 2,342.7 | 3,332.6 | 2,172.8 |
| Growth | -1% | +3% | +5% | +1% | +0% | +2% | -16% | +10% | -4% | -30% | +53% | — |
| Net Income | 1,606.3 | 2,658.8 | 1,376.4 | 1,233.3 | 1,177.4 | 1,085.3 | 906.4 | 1,021.5 | 1,082.6 | 1,067.5 | 1,316.7 | 1,000.6 |
| Net Margin | 70.03% | 114.99% | 61.15% | 57.56% | 55.24% | 51.00% | 43.62% | 41.21% | 48.02% | 45.57% | 39.51% | 46.05% |
Drivers of VRE's profit
Net profit attributable to parent increased vs last year, mainly helped by higher financial income. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by lower tax. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 10.2% to 14.8% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.
Is the profit sustainable?
Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.
What is driving the margin?
Net margin expanded to 76.39%, rising 28.9pp. Core operating signals are improving as SG&A / Revenue fell 1.7pp are enough to offset pressure from Gross margin fell 0.2pp (with additional support from Net financial result / Revenue rose 32.0pp and Other profit / Revenue rose 0.6pp).
Most of the margin increase comes from non-core items — core operations have not kept pace, this is a margin expansion to watch carefully.
Profitability trend
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Financial result accounts for 51.8% of PBT and lifted net margin by 32.6pp — separate the operating contribution from this source.
Is capital being used efficiently?
Capital efficiency for rental real estate should be read alongside occupancy and lease cycles — ROIC of 13.3% reflects asset operating efficiency.
Is capital being deployed efficiently?
ROIC expanded to 13.28%, rising 4.2pp. That translates to 13.28 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 28.3pp, with capital turnover broadly stable; while invested capital rose by 6,315bn.
For rental real estate, ROIC mainly reflects asset operating efficiency — this is a reference signal and should be read alongside occupancy and lease cycles.
CAPITAL EFFICIENCY TREND
TTM YoY · 2025Q1 -> 2026Q1
Balance Sheet
ROIC for rental real estate reflects asset operating efficiency and lease cycles — the balance sheet below adds perspective. Capital structure is notably light for the real estate sector — liabilities at 0.27x equity, net debt at 0.05x equity.
Over the last 12 months, working capital absorbed 7,018.3bn of cash, mainly because of higher receivables and lower payables. Part of that drag was offset by lower inventories.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Leverage is safe but FCF is negative at 6,709.0bn due to capex of 3,031.4bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage looks fairly comfortable, with net debt / equity at 0.05x and interest coverage at 7.87x.
At present, short-term debt accounts for 0.3% of total debt, cash equals 59.3% of debt, and total debt stands at 6,389.0bn.
Leverage for rental real estate should be read alongside investment property values, loan-to-value ratios, and stable rental cash flows — the operating model typically supports higher leverage.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -3,262.2bn in 2025, against investing cash flow of 3,007.8bn.
Post-investment cash flow was negative +254.4bn. Financing cash flow was positive +1,804.4bn.
CFO / net income was -0.53x.
After spending +3,031.4bn on fixed-asset investment, the business generated trailing free cash flow of −6,709.0bn.
For rental real estate, FCF can be negative during portfolio expansion phases — should be read alongside investment progress and stable rental cash flows.
Cash Conversion
TTM Cash Conversion · 2025Q1 -> 2026Q1
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 28.9 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 76.39% after expanding 28.9pp versus the same period last year.
Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 45.7% of PBT and CFO / net income currently at -0.53x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
8,837.4 | 8,939.1 | 9,791.3 | 7,361.4 | 5,891.1 |
|
Cost of Goods Sold
|
4,105.3 | 4,183.7 | 4,445.5 | 3,544.9 | 0.0 |
|
Gross Profit
|
4,732.0 | 4,755.4 | 5,345.9 | 3,816.5 | 2,392.1 |
|
Financial Expenses
|
1,064.6 | 838.1 | 330.4 | 359.2 | -486.3 |
|
Selling Expenses
|
271.0 | 341.0 | 341.3 | 172.0 | -201.8 |
|
General and Administrative Expenses
|
568.0 | 641.8 | 438.7 | 371.3 | -433.2 |
|
Operating Profit
|
7,579.9 | 4,720.3 | 5,381.9 | 3,452.7 | 1,657.9 |
|
Profit Before Tax
|
8,083.2 | 5,133.3 | 5,526.1 | 3,524.5 | 1,692.3 |
|
Net Income
|
6,445.9 | 4,095.8 | 4,408.8 | 2,777.1 | 1,315.0 |
|
Profit Attributable to Parent
|
6,445.9 | 4,095.8 | 4,408.6 | 2,776.1 | 1,314.5 |
|
Earnings per Share
|
2,837.00 | 1,803.00 | 1,940.00 | 1,222.00 | 564.46 |
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