DTA
Đệ Tam ·HOSE ·2026Q1
▲ Showing improvement
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, DTA posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — earnings have been recovering gradually over multiple periods. However, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the improvement signal needs more time to confirm.
| 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 | 12.4 | 7.3 | 31.1 | 44.7 | 30.0 | 23.4 | 46.9 | 36.9 | 33.7 | 28.1 | 26.2 | 20.5 |
| Growth | +70% | -76% | -30% | +49% | +28% | -50% | +27% | +9% | +20% | +7% | +28% | — |
| Net Income | 2.5 | 0.8 | 0.9 | 0.5 | 0.1 | 0.2 | 0.6 | 0.4 | 0.1 | 0.7 | 0.2 | 0.9 |
| Net Margin | 20.20% | 11.28% | 2.85% | 1.09% | 0.29% | 0.86% | 1.21% | 0.96% | 0.36% | 2.38% | 0.89% | 4.34% |
Drivers of DTA'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 0.6% to 2.3% — mainly driven by net margin, despite asset turnover and 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 4.93%, rising 4.0pp. Core operating signals are improving as Gross margin rose 10.2pp are enough to offset pressure from SG&A / Revenue rose 4.6pp (with lingering pressure from Net financial result / Revenue fell 0.8pp and Other profit / Revenue fell 0.7pp).
The improvement comes from core operations — this is a high-quality margin expansion.
Profitability trend
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Even though contribution decreased by 1.5pp, financial result still accounts for 40.9% of PBT — earnings durability should be monitored in coming periods.
Is capital being used efficiently?
Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 0.8% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC edged up to 0.83%, rising 1.0pp. That translates to 0.83 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 3.4pp, with capital turnover fell 0.14x; with invested capital holding roughly steady.
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 typical for the real estate sector — liabilities at 2.07x equity, net debt at 0.67x equity.
Development inventory ended the period at 79.0bn, about 12.5% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital released 0.0bn of cash.
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 0.67x and interest coverage only at 0.46x.
At present, short-term debt accounts for 52.3% of total debt, cash equals 4.2% of debt, and total debt stands at 144.7bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is 0.46x, leaving limited room to absorb financing costs.
Cash / debt stands at 4.2%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -12.9bn in 2024, against investing cash flow of 1.9bn.
Post-investment cash flow was negative +11.1bn. Financing cash flow was positive +5.8bn.
CFO / net income was -5.07x.
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 4.0 pp. The next item to monitor is the earnings mix, when non-core contribution is -122.4%. The main risk still sits in leverage and liquidity, with interest coverage at 0.46x.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 4.93% after expanding 4.0pp versus the same period last year.
Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for -122.4% of PBT and CFO / net income currently at -5.07x.
Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.46x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
114.5 | 141.9 | 99.9 | 129.4 | 108.8 |
|
Cost of Goods Sold
|
94.8 | 117.7 | 78.1 | 111.1 | 0.0 |
|
Gross Profit
|
19.7 | 24.2 | 21.8 | 18.3 | 23.1 |
|
Financial Expenses
|
8.5 | 12.2 | 10.1 | 4.6 | -4.9 |
|
Selling Expenses
|
3.1 | 3.4 | 2.3 | 5.0 | -6.8 |
|
General and Administrative Expenses
|
8.8 | 8.2 | 9.2 | 7.3 | -6.0 |
|
Operating Profit
|
-0.3 | 0.7 | 0.6 | 3.7 | 8.0 |
|
Profit Before Tax
|
3.1 | 3.7 | 3.0 | 10.2 | 12.2 |
|
Net Income
|
2.1 | 1.5 | 1.3 | 8.1 | 10.3 |
|
Profit Attributable to Parent
|
2.1 | 1.5 | 1.3 | 8.1 | 10.3 |
|
Earnings per Share
|
117.00 | 83.00 | 74.00 | 447.00 | 569.16 |
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