API

Đầu tư Châu Á - Thái Bình Dương ·HNX ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin −1.26%, +2.60pp YoY
Price
6,000
Latest close
02 Jun 2026
P/E -666.67x
P/B 0.56x
EPS -9
BVPS 10,711
ROE -0.1%
ROA -0.0%
Profit Margin -0.3%
Asset Turnover 0.10x
Equity Mult. 2.40x

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

What Is Changing

On a TTM 2026Q1 basis, API posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — the growth momentum has held across consecutive periods. However, a significant portion of profit is supported by non-core sources, making the picture not entirely clear.

TTM REVENUE
VND 207bn
−12.1%YoY
NET MARGIN
−1.26%
+2.6ppYoY
TTM NET PROFIT
−VND 3bn
+71.3%YoY
Non-core income / PBT
31.5%
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 1.8 93.5 27.9 83.7 61.9 73.5 40.9 59.1 34.9 47.0 46.4 40.3
Growth -98% +236% -67% +35% -16% +80% -31% +69% -26% +1% +15%
Net Income -25.8 24.2 -7.4 6.4 -6.9 11.5 -6.6 -7.0 -11.7 -19.4 -17.5 -8.4
Net Margin -1398.93% 25.85% -26.56% 7.61% -11.19% 15.63% -16.21% -11.87% -33.65% -41.36% -37.72% -20.84%

Drivers of API's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by lower selling expenses. Supporting and offsetting drivers:

Selling expenses ↓ 17.7bn
Deferred tax ↓ 4.7bn
Financial income ↑ 3.6bn
Minority interests ↓ 2.0bn
Administrative expenses ↑ 8.3bn
Other profit ↓ 3.7bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to lower gross profit. Supporting and offsetting drivers:

Selling expenses ↓ 10.4bn
Gross profit ↓ 24.8bn
Administrative expenses ↑ 3.2bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -1.0% = -3.9% × 0.11 × 2.40
2026Q1 -0.3% = -1.3% × 0.10 × 2.40

ROE rose from -1.0% to -0.3% — mainly driven by net margin, despite asset turnover moving in the opposite direction.

Net margin: -1.3% +2.6pp Asset turnover: 0.10x -0.01x Leverage: 2.40x +0.00x

Is the profit sustainable?

Margins improved (+2.6pp), but earnings still rely significantly on non-core sources — warrants closer scrutiny.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to -1.26%, rising 2.6pp. The main driver is Gross margin rose 4.6pp and SG&A / Revenue fell 0.8pp, moving in line with the stronger net margin (in addition, Net financial result / Revenue rose 0.5pp added support while Other profit / Revenue fell 1.6pp remained a drag).

The improvement comes from core operations — this is a high-quality margin expansion.

Profitability trend

Net Margin -1.26% +2.6pp
Gross Margin 43.71% +4.6pp
SG&A / Revenue 26.09% −0.8pp
Non-core / Revenue -14.39% −1.1pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 1.1pp, financial result still accounts for 31.5% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 0.2% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC narrowed to 0.16%, falling 0.4pp. That translates to 0.16 in after-tax operating profit for every 100 units of operating capital. The main pressure came from NOPAT margin narrowed 2.3pp, outweighing the movement in capital turnover; with invested capital holding roughly steady.

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 0.16% −0.4pp
NOPAT Margin 1.19% −2.3pp
Capital Turnover 0.13x −0.02x
Average Invested Capital 1,555.0bn +30.4bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is relatively light for the real estate sector — liabilities at 1.38x equity, net debt at 0.83x equity.

Development inventory ended the period at 794.2bn, about 35.7% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 118.5bn 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: −131.4bn
Inventories decreased → higher CFO: +50.6bn
Payables decreased → lower CFO: −37.7bn

Is financial risk significant?

Leverage is safe but FCF is negative at 100.2bn due to capex of 3.6bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.83x and interest coverage only at 0.07x.

At present, short-term debt accounts for 87.9% of total debt, cash equals 4.1% of debt, and total debt stands at 774.7bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.07x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 87.9% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.83x +0.20x
Interest Coverage 0.07x +0.17x
Cash / Debt 4.1% −12.9pp
Short-term Debt / Total Debt 87.9% +7.8pp
CFO / NI 137.55x +141.70x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -28.4bn in 2025, against investing cash flow of -98.6bn.

Post-investment cash flow was negative +127.0bn. Financing cash flow was positive +70.5bn.

CFO / net income was 137.55x.

After spending +3.6bn on fixed-asset investment, the business generated trailing free cash flow of −100.2bn.

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 96.7bn −134.7bn
Cash Capex 3.6bn
FCF TTM −100.2bn

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 brighter spot is operating efficiency, with net margin improving 2.6 pp. The next item to monitor is the earnings mix, when non-core contribution is -1005.1%. The main risk still sits in leverage and liquidity, with interest coverage at 0.07x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at -1.26% after expanding 2.6pp versus the same period last year.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 137.55x. Even so, net financial result still accounts for -1005.1% of PBT, so the earnings mix still needs monitoring.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.07x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
267.0 209.6 193.2 782.6 1,168.0
Cost of Goods Sold
151.8 134.0 136.6 573.4 0.0
Gross Profit
115.2 75.6 56.6 209.2 409.2
Financial Expenses
52.7 58.1 81.0 59.4 -32.4
Selling Expenses
27.7 24.8 23.8 54.7 -65.9
General and Administrative Expenses
33.6 32.5 42.4 56.8 -67.0
Operating Profit
21.8 -17.0 -40.9 152.5 265.9
Profit Before Tax
21.1 -15.3 -45.8 137.5 271.0
Net Income
16.2 -22.2 -53.8 121.3 201.5
Profit Attributable to Parent
17.7 -22.3 -55.8 121.1 201.5
Earnings per Share
210.00 -265.00 -664.00 1,441.00 5,669.00

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