C21
Thế Kỷ 21 ·UPCOM ·2026Q1
▲▲ Improving positively
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, C21 posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — margins have just broken out to a notably higher level. The point still to be proven is whether this new profit level can hold once the low-base effect fades.
| Metric | Q1'26 | Q4'25 | Q3'25 | Q2'25 | Q1'25 | Q3'24 | Q2'24 | Q1'24 | Q4'23 | Q3'23 | Q2'23 | Q1'23 |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Revenue | 20.3 | 17.1 | 21.5 | 22.1 | 20.3 | 22.4 | 29.0 | 22.1 | 18.5 | 20.7 | 19.7 | 16.2 |
| Growth | +18% | -21% | -3% | +9% | -10% | -23% | +31% | +19% | -11% | +5% | +22% | — |
| Net Income | 4.7 | 1.8 | 8.1 | -1.4 | 6.6 | 6.2 | -12.1 | 6.6 | -5.0 | 15.6 | 17.6 | 0.5 |
| Net Margin | 23.39% | 10.29% | 37.58% | -6.54% | 32.65% | 27.43% | -41.70% | 30.04% | -26.78% | 75.44% | 89.58% | 2.93% |
Drivers of C21's profit
Net profit attributable to parent increased vs last year, mainly helped by higher associates income. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to higher tax. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 1.0% to 1.5% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.
Is the profit sustainable?
Margins are improving and earnings quality is solid — a durable foundation for ROE.
What is driving the margin?
Net margin expanded to 16.23%, rising 8.4pp. Despite pressure from SG&A / Revenue rose 8.1pp and Gross margin fell 3.5pp, the offset came from Other profit / Revenue rose 0.7pp (pressure remains from Net financial result / Revenue fell 3.8pp).
The improvement comes from core operations — this is a high-quality margin expansion.
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 fluctuates with handover cycles.
Is capital being deployed efficiently?
Track how much operating profit the business generates on invested capital.
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 notably light for the real estate sector — liabilities at 0.14x equity, with a net cash position equivalent to 0.04x equity.
Over the last 12 months, working capital absorbed 20.6bn of cash, mainly because of higher receivables and higher inventories.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Financial risk is low — the company has net cash and CFO reached 10.6bn.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at -0.04x and interest coverage only at 1.77x.
At present, cash equals 1551.1% of debt and total debt stands at 2.4bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is 1.77x, leaving limited room to absorb financing costs.
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 10.6bn in 2025, against investing cash flow of 0.3bn.
Post-investment cash flow was positive +10.9bn. Financing cash flow was negative +1.4bn.
CFO / net income was 0.21x.
Track how much investment can be funded internally from operating cash flow.
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 brighter spot is operating efficiency, with net margin improving 8.4 pp. The next item to monitor is capital efficiency. The main risk still sits in leverage and liquidity, with interest coverage at 1.77x.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 16.23% after expanding 8.4pp versus the same period last year.
Watchpoint: Capital efficiency needs cycle context.
Key risk: leverage and liquidity still require discipline, with interest coverage only at 1.77x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
81.1 | 93.3 | 79.1 | 67.7 | 34.4 |
|
Cost of Goods Sold
|
30.6 | 30.5 | 30.8 | 30.9 | 0.0 |
|
Gross Profit
|
50.5 | 62.7 | 48.3 | 36.9 | 5.7 |
|
Financial Expenses
|
9.6 | 32.4 | 9.5 | 8.6 | -95.1 |
|
Selling Expenses
|
4.5 | 4.6 | 5.2 | 5.4 | -3.8 |
|
General and Administrative Expenses
|
18.7 | 14.0 | 20.1 | 21.6 | -15.4 |
|
Operating Profit
|
18.8 | -4.7 | 16.1 | -1.3 | 1.3 |
|
Profit Before Tax
|
19.8 | 20.3 | 16.4 | -0.5 | 1.9 |
|
Net Income
|
14.9 | 15.6 | 14.1 | -2.8 | 0.6 |
|
Profit Attributable to Parent
|
12.8 | 15.0 | 11.2 | -3.0 | 3.3 |
|
Earnings per Share
|
659.00 | 752.00 | 547.00 | -166.00 | 157.00 |
Need support? If you need support with content lookup or want to provide feedback about content on the website, please contact us below.