CKG

Tập đoàn CIC ·HOSE ·2026Q1

▼▼ Declining sharply

Leverage and liquidity require close discipline Debt/equity 3.73x
Price
7,120
Latest close
03 Jun 2026
P/E 12.30x
P/B 0.57x
EPS 579
BVPS 12,583
ROE 4.2%
ROA 1.5%
Profit Margin 9.2%
Asset Turnover 0.16x
Equity Mult. 2.83x

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

What Is Changing

On a TTM 2026Q1 basis, CKG is losing revenue quickly, though margins have not been hit proportionally yet — profit is at an all-time high. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.

TTM REVENUE
VND 797bn
−33.2%YoY
NET MARGIN
10.09%
−0.1ppYoY
TTM NET PROFIT
VND 80bn
−34.2%YoY
CFO / Net Income
-2.90x
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 82.8 425.6 132.7 156.0 138.6 491.8 300.3 263.0 281.0 344.5 291.4 372.8
Growth -81% +221% -15% +13% -72% +64% +14% -6% -18% +18% -22%
Net Income 4.8 36.2 27.5 12.0 21.6 47.5 27.8 25.3 26.5 63.6 23.6 58.5
Net Margin 5.75% 8.50% 20.72% 7.71% 15.60% 9.66% 9.26% 9.62% 9.41% 18.45% 8.08% 15.71%

Drivers of CKG's profit

TTM

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

Administrative expenses ↓ 17.4bn
Tax ↓ 9.2bn
Gross profit ↓ 54.4bn
Selling expenses ↑ 9.4bn
Minority interests ↑ 8.0bn
TTM

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

Tax ↓ 4.0bn
Gross profit ↓ 18.4bn
Administrative expenses ↑ 4.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 8.4% = 10.2% × 0.24 × 3.37
2026Q1 4.6% = 10.1% × 0.16 × 2.83

ROE fell from 8.4% to 4.6% — all three components weakened, with leverage being the main drag.

Net margin: 10.1% -0.1pp Asset turnover: 0.16x -0.08x Leverage: 2.83x -0.54x

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 stands at 10.09%, broadly flat versus the same period. Supportive factors and pressure points are offsetting one another.

Margin is nearly flat but the underlying components are moving — this is a transitional phase, more time is needed to see the real trend.

Profitability trend

Net Margin 10.09% −0.1pp
Gross Margin 34.22% +6.8pp
SG&A / Revenue 17.96% +5.3pp

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 2.4% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC narrowed to 2.37%, falling 1.5pp. That translates to 2.37 in after-tax operating profit for every 100 units of operating capital. The main pressure came from capital turnover fell 0.14x — capital is being absorbed faster than revenue is being generated; while invested capital rose by 267bn.

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 2.37% −1.5pp
NOPAT Margin 10.61% +0.0pp
Capital Turnover 0.22x −0.14x
Average Invested Capital 3,569.1bn +266.8bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is relatively light for the real estate sector — liabilities at 1.42x equity, net debt at 0.84x equity.

Development inventory ended the period at 3,360.8bn, about 68.3% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 303.0bn of cash, mainly because of higher inventories and lower payables. Part of that drag was offset by lower receivables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +171.6bn
Inventories increased → lower CFO: −43.7bn
Payables decreased → lower CFO: −430.8bn

Is financial risk significant?

Leverage is safe but FCF is negative at 284.9bn due to capex of 72.8bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.84x and interest coverage at 3.73x.

At present, short-term debt accounts for 49.1% of total debt, cash equals 3.5% of debt, and total debt stands at 1,770.7bn.

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

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 3.5%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.84x −0.44x
Interest Coverage 3.73x −2.82x
Cash / Debt 3.5% +2.4pp
Short-term Debt / Total Debt 49.1% −6.2pp
CFO / NI -2.90x +1.53x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -122.3bn in 2025, against investing cash flow of -5.2bn.

Post-investment cash flow was negative +127.5bn. Financing cash flow was positive +175.0bn.

CFO / net income was -2.90x.

After spending +72.8bn on fixed-asset investment, the business generated trailing free cash flow of −284.9bn.

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 212.1bn +332.3bn
Cash Capex 72.8bn −33.7bn
FCF TTM −284.9bn +366.0bn

Investment Takeaway

The business is showing a few weaker signals, but the current magnitude is not yet clear enough to conclude that this is a broader weakening phase. The brighter spot is earnings conversion is confirmed, with CFO/NI at -2.90x. The next item to monitor is capital efficiency, with ROIC at 2.4%. The main risk still sits in leverage and liquidity, with interest coverage at 3.73x.

Improvement: earnings conversion looks more confirmed, with CFO / net income at -2.90x.

Watchpoint: Capital efficiency needs cycle context.

Key risk: leverage and liquidity remain a pressure point, with net debt / equity at 0.84x and a thin cash buffer.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
855.2 1,294.5 1,300.8 1,445.8 1,113.2
Cost of Goods Sold
562.0 943.3 910.8 1,038.0 0.0
Gross Profit
293.2 351.2 389.9 407.8 367.5
Financial Expenses
30.0 24.6 29.9 21.4 -45.6
Selling Expenses
38.1 29.7 35.9 33.0 -22.2
General and Administrative Expenses
101.5 148.6 140.0 144.8 -176.8
Operating Profit
132.9 156.6 196.8 214.0 177.5
Profit Before Tax
126.4 154.6 196.1 215.7 179.3
Net Income
98.6 122.6 155.2 169.4 139.0
Profit Attributable to Parent
90.7 122.8 143.6 167.1 162.1
Earnings per Share
688.00 1,289.00 1,508.00 1,419.00 1,945.00

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