CEO

Tập đoàn C.E.O ·HNX ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 16.47%, +2.56pp YoY
Price
16,200
Latest close
03 Jun 2026
P/E 44.36x
P/B 1.41x
EPS 365
BVPS 11,521
ROE 3.2%
ROA 2.3%
Profit Margin 14.1%
Asset Turnover 0.16x
Equity Mult. 1.37x

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

What Is Changing

On a TTM 2026Q1 basis, CEO has not accelerated revenue sharply, but profitability is improving visibly — the growth momentum has held across consecutive periods. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 1,445bn
+7.4%YoY
NET MARGIN
16.47%
+2.6ppYoY
TTM NET PROFIT
VND 238bn
+27.2%YoY
CFO / Net Income
-2.22x
negative cash flow vs profit
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 432.5 349.1 241.9 421.0 326.3 381.5 245.5 391.3 289.5 450.9 254.1 331.2
Growth +24% +44% -43% +29% -14% +55% -37% +35% -36% +77% -23%
Net Income 94.0 52.5 52.2 39.1 56.1 67.8 48.8 14.2 35.3 29.7 28.2 47.5
Net Margin 21.74% 15.03% 21.60% 9.28% 17.19% 17.76% 19.89% 3.64% 12.20% 6.58% 11.10% 14.34%

Drivers of CEO's profit

TTM

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

Gross profit ↑ 136.1bn
Deferred tax ↓ 19.6bn
Financial income ↑ 16.5bn
Selling expenses ↓ 5.0bn
Administrative expenses ↑ 60.0bn
Tax ↑ 51.5bn
TTM

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

Gross profit ↑ 58.0bn
Financial income ↑ 16.5bn
Other profit ↑ 8.6bn
Administrative expenses ↑ 20.1bn
Minority interests ↑ 14.3bn
Tax ↑ 11.0bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 3.0% = 13.9% × 0.15 × 1.42
2026Q1 3.7% = 16.5% × 0.16 × 1.37

ROE rose from 3.0% to 3.7% — mainly driven by net margin, despite leverage moving in the opposite direction.

Net margin: 16.5% +2.6pp Asset turnover: 0.16x +0.01x Leverage: 1.37x -0.04x

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 16.47%, rising 2.6pp. Core operating signals are improving as Gross margin rose 7.6pp are enough to offset pressure from SG&A / Revenue rose 3.0pp (in addition, Net financial result / Revenue rose 1.1pp added support while Other profit / Revenue fell 1.2pp remained a drag).

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

Profitability trend

Net Margin 16.47% +2.6pp
Gross Margin 33.52% +7.6pp
SG&A / Revenue 14.38% +3.0pp

TTM YoY · 2025Q1 -> 2026Q1

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 3.9% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 3.91%, rising 0.7pp. That translates to 3.91 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 3.4pp, with capital turnover broadly stable; while invested capital rose by 586bn.

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 3.91% +0.7pp
NOPAT Margin 17.33% +3.4pp
Capital Turnover 0.23x −0.01x
Average Invested Capital 6,400.4bn +586.0bn

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 0.36x equity, net debt at 0.04x equity.

Development inventory ended the period at 1,469.5bn, about 16.8% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 715.4bn of cash, mainly because of higher receivables and higher inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −410.7bn
Inventories increased → lower CFO: −53.8bn
Payables decreased → lower CFO: −250.9bn

Is financial risk significant?

Leverage is safe but FCF is negative at 770.9bn due to capex of 318.3bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.04x and interest coverage at 11.97x.

At present, short-term debt accounts for 43.0% of total debt, cash equals 64.0% of debt, and total debt stands at 675.9bn.

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

Leverage and liquidity trend

Net Debt / Equity 0.04x +0.09x
Interest Coverage 11.97x +4.15x
Cash / Debt 64.0% −105.2pp
Short-term Debt / Total Debt 43.0% +11.1pp
CFO / NI -2.22x −2.88x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -148.7bn in 2025, against investing cash flow of 36.5bn.

Post-investment cash flow was negative +112.2bn. Financing cash flow was negative +100.2bn.

CFO / net income was -2.22x.

After spending +318.3bn on fixed-asset investment, the business generated trailing free cash flow of −770.9bn.

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 452.6bn −578.9bn
Cash Capex 318.3bn −108.5bn
FCF TTM −770.9bn −470.4bn

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 19.8%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 16.47% after expanding 2.6pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 19.8% of PBT and CFO / net income currently at -2.22x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,338.7 1,307.9 1,393.5 2,549.0 901.9
Cost of Goods Sold
921.9 957.0 960.4 1,636.7 0.0
Gross Profit
416.8 350.9 433.0 912.3 116.9
Financial Expenses
27.1 32.0 48.0 129.4 -147.7
Selling Expenses
46.5 69.0 122.6 272.7 -31.2
General and Administrative Expenses
167.5 97.6 101.9 97.6 -164.8
Operating Profit
252.0 236.4 195.3 464.4 102.8
Profit Before Tax
228.0 236.5 197.9 473.7 118.9
Net Income
206.0 166.0 121.2 310.6 82.1
Profit Attributable to Parent
177.3 190.2 150.8 278.9 93.2
Earnings per Share
324.00 364.00 495.00 1,084.00 361.97

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