CEO
Tập đoàn C.E.O ·HNX ·2026Q1
▲▲ Improving positively
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.
| 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
Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by higher gross profit. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 3.0% to 3.7% — mainly driven by net margin, despite leverage moving in the opposite direction.
Is the profit sustainable?
Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.
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
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
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
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
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
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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