CIG

COMA 18 ·HOSE ·2026Q1

● Maintaining

Price
6,030
Latest close
03 Jun 2026
P/E 2.32x
P/B 0.79x
EPS 2,597
BVPS 7,617
ROE 33.3%
ROA 7.5%
Profit Margin 28.8%
Asset Turnover 0.26x
Equity Mult. 4.46x

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

What Is Changing

On a TTM 2026Q1 basis, CIG is showing a few mildly positive signals versus the same period, though the magnitude is narrow — the growth momentum has held across consecutive periods. Notably, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 461bn
+179.6%YoY
NET MARGIN
28.91%
−13.3ppYoY
TTM NET PROFIT
VND 133bn
+91.6%YoY
CFO / Net Income
-1.72x
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 17.3 92.5 62.7 288.1 74.3 28.4 10.5 51.5 4.0 17.1 4.9 21.3
Growth -81% +47% -78% +288% +162% +171% -80% +1175% -76% +247% -77%
Net Income -0.1 86.1 9.8 37.3 4.2 61.0 1.2 3.1 -0.9 1.9 -0.1 11.0
Net Margin -0.47% 93.11% 15.64% 12.97% 5.71% 214.63% 11.23% 6.03% -21.52% 10.99% -1.67% 51.64%

Drivers of CIG's profit

TTM

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

Gross profit ↑ 117.1bn
Financial income ↑ 51.1bn
Other profit ↓ 55.4bn
Finance costs ↑ 49.0bn
TTM

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

Gross profit ↓ 3.9bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 24.8% = 42.2% × 0.17 × 3.37
2026Q1 33.4% = 28.9% × 0.26 × 4.46

ROE rose from 24.8% to 33.4% — mainly driven by leverage, despite net margin moving in the opposite direction.

Net margin: 28.9% -13.3pp Asset turnover: 0.26x +0.09x Leverage: 4.46x +1.09x

Is the profit sustainable?

Margins narrowed but earnings quality remains clean — pressure is mainly operational.

very positive positive stable watch under pressure

What is driving the margin?

Net margin fell to 28.91%, losing 13.3pp. Gross margin rose 12.6pp and SG&A / Revenue fell 3.1pp improved but not enough to offset the weakness in Other profit / Revenue fell 32.4pp (Net financial result / Revenue rose 3.5pp still added support).

Margin is under pressure from multiple sides — temporary and structural components need to be separated to properly assess the risk.

Profitability trend

Net Margin 28.91% −13.3pp
Gross Margin 32.58% +12.6pp
SG&A / Revenue 1.73% −3.1pp

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
Capital Turnover 0.96x +0.59x
Average Invested Capital 478.6bn +31.7bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Leverage runs above the real estate sector average — handover cycles warrant monitoring — liabilities at 4.57x equity, net debt at 0.06x equity.

Over the last 12 months, working capital absorbed 265.0bn of cash, mainly because of higher receivables and higher inventories. Part of that drag was offset by higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −1,065.9bn
Inventories increased → lower CFO: −564.4bn
Payables increased → higher CFO: +1,365.3bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.06x and interest coverage at 2.40x.

At present, short-term debt accounts for 97.6% of total debt, cash equals 2.6% of debt, and total debt stands at 23.2bn.

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

Watchpoints

Short-term refinancing pressure is meaningful

Short-term debt accounts for 97.6% of total debt, raising near-term refinancing needs.

Cash buffer is thin relative to debt

Cash / debt stands at 2.6%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.06x −0.28x
Interest Coverage 2.40x +0.18x
Cash / Debt 2.6% +2.1pp
Short-term Debt / Total Debt 97.6% −1.9pp
CFO / NI -1.72x −1.72x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -222.6bn in 2025, against investing cash flow of 191.8bn.

Post-investment cash flow was negative +30.8bn. Financing cash flow was positive +34.4bn.

CFO / net income was -1.72x.

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 227.7bn −227.7bn
Cash Capex
FCF TTM

Investment Takeaway

The business is balanced but not yet fully stable — some components are moving the right way while others still need monitoring. This is a state to keep watching, with not enough signal to tilt the thesis either way. The next item to monitor is capital efficiency. The main risk still sits in core profitability, with net margin down 13.3 pp.

Watchpoint: Capital efficiency needs cycle context.

Key risk: profitability remains under pressure, with trailing-12M net margin at 28.91% after a 13.3pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
457.2 94.4 66.1 83.2 29.6
Cost of Goods Sold
319.7 67.6 45.0 87.9 0.0
Gross Profit
137.5 26.8 21.1 -4.6 19.4
Financial Expenses
8.2 13.2 3.3 1.6 -0.7
Selling Expenses
0.3 0.3 0.0 0.0 0.0
General and Administrative Expenses
7.3 7.1 18.8 11.3 -6.1
Operating Profit
172.7 6.3 -1.0 -6.8 12.6
Profit Before Tax
120.3 54.5 -7.2 -6.6 20.0
Net Income
113.5 54.4 -7.2 -6.7 20.0
Profit Attributable to Parent
112.9 54.5 -7.2 -6.6 20.0
Earnings per Share
2,226.00 1,727.00 -228.00 -208.00 634.09

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