VRE

Vincom Retail ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 76.39%, +28.86pp YoY
Price
30,150
Latest close
04 Jun 2026
P/E 10.15x
P/B 1.40x
EPS 2,969
BVPS 21,459
ROE 14.8%
ROA 11.8%
Profit Margin 76.4%
Asset Turnover 0.15x
Equity Mult. 1.26x

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.

TTM REVENUE
VND 9,000bn
+2.1%YoY
NET MARGIN
76.39%
+28.9ppYoY
TTM NET PROFIT
VND 6,875bn
+64.1%YoY
Net financial result / PBT
45.7%
affects earnings quality
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

TTM

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

Financial income ↑ 2,986.2bn
Deferred tax ↑ 785.6bn
TTM

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

Tax ↓ 324.3bn
Financial income ↑ 210.5bn
Gross profit ↑ 51.6bn
Deferred tax ↑ 418.9bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 10.2% = 47.5% × 0.17 × 1.28
2026Q1 14.8% = 76.4% × 0.15 × 1.26

ROE rose from 10.2% to 14.8% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 76.4% +28.9pp Asset turnover: 0.15x -0.01x Leverage: 1.26x -0.02x

Is the profit sustainable?

Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.

very positive positive stable watch under pressure

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

Net Margin 76.39% +28.9pp
Gross Margin 53.15% −0.2pp
SG&A / Revenue 9.06% −1.7pp
Non-core / Revenue 49.49% +32.6pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

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

ROIC 13.28% +4.2pp
NOPAT Margin 71.78% +28.3pp
Capital Turnover 0.18x −0.02x
Average Invested Capital 48,661.1bn +6,315.4bn

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

Receivables increased → lower CFO: −3,818.8bn
Inventories decreased → higher CFO: +51.8bn
Payables decreased → lower CFO: −3,251.3bn

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

Net Debt / Equity 0.05x +0.01x
Interest Coverage 7.87x +2.78x
Cash / Debt 59.3% −4.6pp
Short-term Debt / Total Debt 0.3% −43.8pp
CFO / NI -0.53x −0.38x

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

CFO TTM 3,677.6bn −3,047.1bn
Cash Capex 3,031.4bn −865.8bn
FCF TTM −6,709.0bn −2,181.3bn

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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