CRE
Bất động sản Thế Kỷ ·HOSE ·2026Q1
▲▲ Improving positively
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.
| 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
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 0.7% to 1.6% — all three components improved, with asset turnover contributing the most.
Is the profit sustainable?
Margins are improving and earnings quality is solid — a durable foundation for ROE.
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
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
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
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 1.66x, leaving limited room to absorb financing costs.
Short-term debt accounts for 92.7% of total debt, raising near-term refinancing needs.
Leverage and liquidity trend
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
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 |
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