C21

Thế Kỷ 21 ·UPCOM ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 16.23%, +8.39pp YoY
Price
16,900
Latest close
22 May 2026
P/E 29.34x
P/B 0.38x
EPS 576
BVPS 44,418
ROE 1.3%
ROA 1.2%
Profit Margin 14.1%
Asset Turnover 0.08x
Equity Mult. 1.14x

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.

TTM REVENUE
VND 81bn
−13.6%YoY
NET MARGIN
16.23%
+8.4ppYoY
TTM NET PROFIT
VND 13bn
+78.8%YoY
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

TTM

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

Associates income ↑ 22.0bn
Minority interests ↓ 3.9bn
Financial income ↑ 1.1bn
Gross profit ↓ 11.3bn
Administrative expenses ↑ 3.8bn
Finance costs ↑ 3.4bn
TTM

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

Administrative expenses ↓ 0.4bn
Gross profit ↑ 0.2bn
Minority interests ↓ 0.2bn
Tax ↑ 0.8bn
Finance costs ↑ 0.7bn
Other profit ↓ 0.6bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.0% = 7.8% × 0.10 × 1.22
2026Q1 1.5% = 16.2% × 0.08 × 1.14

ROE rose from 1.0% to 1.5% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 16.2% +8.4pp Asset turnover: 0.08x -0.02x Leverage: 1.14x -0.07x

Is the profit sustainable?

Margins are improving and earnings quality is solid — a durable foundation for ROE.

very positive positive stable watch under pressure

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

Net Margin 16.23% +8.4pp
Gross Margin 62.60% −3.5pp
SG&A / Revenue 28.53% +8.1pp

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

ROIC
NOPAT Margin 15.82% +7.9pp
Capital Turnover
Average Invested Capital

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

Receivables increased → lower CFO: −1.8bn
Inventories increased → lower CFO: −14.4bn
Payables decreased → lower CFO: −4.4bn

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 thin

Interest coverage is 1.77x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity -0.04x
Interest Coverage 1.77x −0.23x
Cash / Debt 1551.1%
Short-term Debt / Total Debt
CFO / NI 0.21x −25.41x

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

CFO TTM 2.4bn −42.4bn
Cash Capex
FCF TTM

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

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