DTI

Đầu tư Đức Trung ·UPCOM ·2026Q1

▼ Under pressure

Leverage and liquidity require close discipline Debt/equity 0.02x
Price
1,900
Latest close
03 Jun 2026
P/E 118.88x
P/B 0.19x
EPS 16
BVPS 10,081
ROE 0.2%
ROA 0.1%
Profit Margin 0.0%
Asset Turnover 1.49x
Equity Mult. 2.88x

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

What Is Changing

On a TTM 2026Q1 basis, DTI has not moved the needle on revenue, but profitability has edged up slightly — earnings have been recovering gradually over multiple periods. More notably, profit relies heavily on non-core sources while operating cash flow is negative — these two factors together suggest earnings quality needs cautious evaluation.

TTM REVENUE
VND 582bn
−7.6%YoY
NET MARGIN
0.04%
+0.0ppYoY
TTM NET PROFIT
VND 0bn
+25.4%YoY
Net financial result / PBT
242.8%
affects earnings quality
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 157.6 151.1 102.4 171.1 175.4 148.6 162.0 144.3 165.7 90.7 37.6 99.5
Growth +4% +48% -40% -2% +18% -8% +12% -13% +83% +141% -62%
Net Income 0.0 0.0 0.0 0.1 0.0 0.0 0.0 0.1 0.0 0.1 0.1 0.0
Net Margin 0.03% 0.03% 0.03% 0.06% 0.03% 0.03% 0.02% 0.04% 0.03% 0.07% 0.18% 0.05%

Drivers of DTI's profit

TTM

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

Financial income ↑ 5.3bn
Administrative expenses ↓ 0.2bn
Tax ↓ 0.1bn
Finance costs ↑ 4.8bn
Gross profit ↓ 0.9bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to higher finance costs. Supporting and offsetting drivers:

Financial income ↑ 1.6bn
Tax ↓ 0.0bn
Finance costs ↑ 1.5bn
Administrative expenses ↑ 0.0bn
Gross profit ↓ 0.0bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 0.1% = 0.0% × 2.14 × 2.17
2026Q1 0.2% = 0.0% × 1.49 × 2.88

ROE is broadly flat at 0.2% — the components are offsetting one another.

Net margin: 0.0% +0.0pp Asset turnover: 1.49x -0.65x Leverage: 2.88x +0.71x

Is the profit sustainable?

Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.

very positive positive stable watch under pressure

What is driving the margin?

Net margin stands at 0.04%, 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 0.04% +0.0pp
Gross Margin 0.08% −0.1pp
SG&A / Revenue 0.14% −0.0pp
Non-core / Revenue 0.12% +0.1pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Margin support from financial result remains high (242.8% of PBT) — sustainability should be monitored.

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC of 0.1% may fluctuate with business specifics.

Is capital being deployed efficiently?

ROIC stands at 0.07%, broadly flat versus the same period. That translates to 0.07 in after-tax operating profit for every 100 units of operating capital. NOPAT margin steady, but capital turnover fell 0.79x, while invested capital expanded strongly by 99bn — the two factors are offsetting each other, keeping overall ROIC nearly unchanged.

Industry characteristics make ROIC cyclical — this is a reference signal and should be read with the business context.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC 0.07% −0.0pp
NOPAT Margin 0.04% +0.0pp
Capital Turnover 1.61x −0.79x
Average Invested Capital 360.6bn +98.5bn

Balance Sheet

ROIC above should be read with industry context — the balance sheet below adds perspective. Capital structure is typical for the real estate sector — liabilities at 2.54x equity, net debt at 2.20x equity.

Over the last 12 months, working capital absorbed 38.3bn of cash, mainly because of higher receivables. Part of that drag was offset by higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −50.5bn
Inventories were broadly stable → neutral CFO:
Payables increased → higher CFO: +12.2bn

Working Capital Efficiency

Working capital is being managed more efficiently, supporting overall capital efficiency. Cash conversion cycle improved by 2.9 days versus the same period last year. The main moves came from DIO fell 0.3 days, DSO fell 6.1 days, and DPO fell 3.6 days.

Improvement comes mainly from faster receivables collection — reflects the quality of receivables management.

Working capital metrics in this industry should be read alongside business model specifics — DSO/DIO/DPO/CCC can be distorted by operational factors not reflected in raw numbers.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 4.7 days −6.1 days
Inventory 0.8 days −0.3 days
Payables 8.1 days −3.6 days
Cash Conversion Cycle -2.6 days −2.9 days

Is financial risk significant?

High leverage combined with negative operating cash flow — this area needs close monitoring.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 2.20x and interest coverage only at 0.02x.

At present, short-term debt accounts for 99.5% of total debt, cash equals 0.7% of debt, and total debt stands at 300.7bn.

Leverage should be read alongside project structure, regulated assets, or industry-specific capital recovery.

Watchpoints

Net leverage is elevated

Net debt / equity stands at 2.20x, increasing balance-sheet pressure.

Interest coverage is thin

Interest coverage is 0.02x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 2.20x +1.08x
Interest Coverage 0.02x −0.02x
Cash / Debt 0.7% −0.5pp
Short-term Debt / Total Debt 99.5% +0.5pp
CFO / NI -299.13x −404.02x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

High leverage combined with cash flow below reveals the actual liquidity pressure. Operating cash flow reached -35.5bn in 2025, against investing cash flow of -177.1bn.

Post-investment cash flow was negative +212.6bn. Financing cash flow was positive +213.5bn.

CFO / net income was -299.13x.

Track how much investment can be funded internally from operating cash flow.

FCF and CFO in this industry should be read alongside investment cycles and business model specifics.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 64.5bn −82.5bn
Cash Capex
FCF TTM

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. Even so, earnings quality still needs closer monitoring because net financial result remains elevated. The main risk still sits in leverage and liquidity, with interest coverage at 0.02x.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 242.8% of PBT and CFO / net income currently at -299.13x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.02x.

Statement Data

Item 2025 2024 2023 2022
Net Revenue
600.1 620.7 314.2 169.5
Cost of Goods Sold
599.7 619.0 309.5 161.3
Gross Profit
0.5 1.7 4.7 8.2
Financial Expenses
16.4 13.2 15.5 2.8
Selling Expenses
0.0 0.0 0.1
General and Administrative Expenses
0.8 1.1 0.7 0.8
Operating Profit
0.3 0.4 0.5 8.7
Profit Before Tax
0.3 0.3 0.1 8.7
Net Income
0.2 0.2 0.1 6.9
Profit Attributable to Parent
0.2 0.2 0.1 6.9
Earnings per Share
16.00 13.00 5.00 573.00

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