CRE

Bất động sản Thế Kỷ ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 5.46%, +2.24pp YoY
Price
7,400
Latest close
04 Jun 2026
P/E 38.62x
P/B 0.58x
EPS 192
BVPS 12,861
ROE 1.5%
ROA 1.2%
Profit Margin 5.4%
Asset Turnover 0.22x
Equity Mult. 1.28x

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

What Is Changing

On a TTM 2026Q1 basis, CRE is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — earnings have been recovering gradually over multiple periods. The next test will be whether this pace holds as the comparison base gets tougher.

TTM REVENUE
VND 1,651bn
+37.6%YoY
NET MARGIN
5.46%
+2.2ppYoY
TTM NET PROFIT
VND 90bn
+133.2%YoY
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 450.2 517.9 334.2 348.8 154.3 384.0 328.0 333.5 493.7 330.6 146.6 400.8
Growth -13% +55% -4% +126% -60% +17% -2% -32% +49% +125% -63%
Net Income 16.3 12.4 20.0 41.3 3.1 10.9 16.0 8.7 8.0 1.2 0.6 9.6
Net Margin 3.63% 2.40% 5.99% 11.85% 2.03% 2.83% 4.88% 2.60% 1.62% 0.37% 0.38% 2.39%

Drivers of CRE's profit

TTM

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

Gross profit ↑ 114.8bn
Finance costs ↓ 21.7bn
Other profit ↑ 20.2bn
Administrative expenses ↑ 65.3bn
Financial income ↓ 29.4bn
Tax ↑ 14.6bn
TTM

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

Gross profit ↑ 39.8bn
Finance costs ↓ 3.8bn
Administrative expenses ↑ 24.9bn
Tax ↑ 3.5bn
Financial income ↓ 1.6bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 0.7% = 3.2% × 0.17 × 1.27
2026Q1 1.6% = 5.5% × 0.22 × 1.28

ROE rose from 0.7% to 1.6% — all three components improved, with asset turnover contributing the most.

Net margin: 5.5% +2.2pp Asset turnover: 0.22x +0.06x Leverage: 1.28x +0.01x

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 5.46%, rising 2.2pp. Core operating signals are improving as Gross margin rose 1.0pp are enough to offset pressure from SG&A / Revenue rose 0.5pp (with additional support from Other profit / Revenue rose 1.6pp and Net financial result / Revenue rose 0.7pp).

Most of the margin increase comes from non-core items — core operations have not kept pace, this is a margin expansion to watch carefully.

Profitability trend

Net Margin 5.46% +2.2pp
Gross Margin 22.84% +1.0pp
SG&A / Revenue 12.10% +0.5pp

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 1.3% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 1.34%, rising 0.5pp. That translates to 1.34 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin rose 1.0pp and capital turnover rose 0.06x, with invested capital easing up by 239bn — capital-return quality improved from both sides.

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 1.34% +0.5pp
NOPAT Margin 5.39% +1.0pp
Capital Turnover 0.25x +0.06x
Average Invested Capital 6,662.0bn +239.3bn

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 0.27x equity, net debt at 0.13x equity.

Over the last 12 months, working capital released 112.6bn of cash, mainly thanks to lower receivables. Pressure from higher inventories and lower payables only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +1,146.0bn
Inventories increased → lower CFO: −392.8bn
Payables decreased → lower CFO: −640.5bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.13x and interest coverage only at 1.66x.

At present, short-term debt accounts for 92.7% of total debt, cash equals 9.0% of debt, and total debt stands at 839.7bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 1.66x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 92.7% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.13x −0.04x
Interest Coverage 1.66x +0.89x
Cash / Debt 9.0% −4.2pp
Short-term Debt / Total Debt 92.7% +5.4pp
CFO / NI 2.61x +21.09x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 296.6bn in 2025, against investing cash flow of -101.2bn.

Post-investment cash flow was positive +195.5bn. Financing cash flow was negative +111.9bn.

CFO / net income was 2.61x.

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 231.9bn +915.7bn
Cash Capex
FCF TTM

Investment Takeaway

The business is showing brightening signals, but the improvement is still early and not yet thick enough to read as a confirmed trend. The brighter spot is operating efficiency, with net margin improving 2.2 pp. The next item to monitor is capital efficiency, with ROIC at 1.3%. The main risk still sits in leverage and liquidity, with interest coverage at 1.66x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 5.46% after expanding 2.2pp 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 1.66x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,323.5 1,538.0 933.7 3,475.7 5,614.7
Cost of Goods Sold
1,031.8 1,248.6 750.9 2,630.3 0.0
Gross Profit
291.6 289.4 182.9 845.4 1,095.3
Financial Expenses
74.0 91.7 89.2 149.1 -153.6
Selling Expenses
9.4 19.2 16.6 239.9 -158.2
General and Administrative Expenses
122.3 133.4 138.2 317.9 -288.7
Operating Profit
98.3 94.3 3.8 251.0 577.5
Profit Before Tax
101.4 57.3 4.9 246.0 572.0
Net Income
75.1 41.8 2.1 194.4 450.6
Profit Attributable to Parent
73.3 41.0 2.0 190.9 457.7
Earnings per Share
158.00 89.00 4.00 631.00 3,423.00

Explore Other Stocks In The Same Sector

CTX, TIG, LAI, HU4, SDU, LGL, C21, PWA, RCL, TBR, SSN, PSG

Need support? If you need support with content lookup or want to provide feedback about content on the website, please contact us below.