DXS

Dịch vụ Bất động sản Đất Xanh ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 14.66%, +4.37pp YoY
Price
7,420
Latest close
04 Jun 2026
P/E 8.81x
P/B 0.47x
EPS 842
BVPS 15,757
ROE 6.0%
ROA 3.3%
Profit Margin 10.2%
Asset Turnover 0.32x
Equity Mult. 1.83x

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

What Is Changing

On a TTM 2026Q1 basis, DXS is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — the growth momentum has held across consecutive periods. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 5,106bn
+116.9%YoY
NET MARGIN
14.66%
+4.4ppYoY
TTM NET PROFIT
VND 749bn
+209.1%YoY
CFO / Net Income
-1.18x
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 1,415.7 1,597.1 864.1 1,229.4 512.5 557.3 581.7 702.5 534.2 477.5 509.6 662.4
Growth -11% +85% -30% +140% -8% -4% -17% +32% +12% -6% -23%
Net Income 290.6 40.2 98.6 319.4 43.3 69.7 52.9 76.4 53.6 -124.6 25.4 -17.2
Net Margin 20.52% 2.52% 11.42% 25.98% 8.44% 12.51% 9.09% 10.87% 10.03% -26.09% 4.99% -2.60%

Drivers of DXS's profit

TTM

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

Gross profit ↑ 1,115.3bn
Other profit ↑ 63.2bn
Associates income ↑ 39.4bn
Selling expenses ↑ 415.1bn
Administrative expenses ↑ 177.2bn
Minority interests ↑ 133.9bn
TTM

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

Gross profit ↑ 423.1bn
Deferred tax ↓ 29.6bn
Selling expenses ↑ 100.4bn
Minority interests ↑ 98.2bn
Tax ↑ 50.2bn
Finance costs ↑ 30.2bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 2.9% = 10.3% × 0.15 × 1.86
2026Q1 8.6% = 14.7% × 0.32 × 1.83

ROE rose from 2.9% to 8.6% — mainly driven by asset turnover, despite leverage moving in the opposite direction.

Net margin: 14.7% +4.4pp Asset turnover: 0.32x +0.17x Leverage: 1.83x -0.04x

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 expanded to 14.66%, rising 4.4pp. Core operating signals are improving as SG&A / Revenue fell 5.2pp are enough to offset pressure from Gross margin fell 4.7pp (with additional support from Other profit / Revenue rose 1.4pp and Net financial result / Revenue rose 0.5pp).

Margin improves from both core operations and non-core items — the core foundation is positive, but the sustainability of non-core contributions needs monitoring.

Profitability trend

Net Margin 14.66% +4.4pp
Gross Margin 44.52% −4.7pp
SG&A / Revenue 25.94% −5.2pp

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 6.5% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 6.48%, rising 4.0pp. That translates to 6.48 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin rose 3.2pp and capital turnover rose 0.23x, while invested capital rose by 884bn — 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 6.48% +4.0pp
NOPAT Margin 13.79% +3.2pp
Capital Turnover 0.47x +0.23x
Average Invested Capital 10,871.7bn +883.6bn

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 0.91x equity, net debt at 0.28x equity.

Development inventory ended the period at 5,113.0bn, about 30.4% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 1,404.7bn of cash, mainly because of higher receivables and higher inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −160.9bn
Inventories increased → lower CFO: −564.3bn
Payables decreased → lower CFO: −679.6bn

Is financial risk significant?

Leverage is safe but FCF is negative at 695.5bn due to capex of 78.1bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.28x and interest coverage at 6.40x.

At present, short-term debt accounts for 67.2% of total debt, cash equals 14.7% of debt, and total debt stands at 3,030.0bn.

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

Watchpoints

Short-term refinancing pressure is meaningful

Short-term debt accounts for 67.2% of total debt, raising near-term refinancing needs.

Cash buffer is thin relative to debt

Cash / debt stands at 14.7%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.28x +0.08x
Interest Coverage 6.40x +2.56x
Cash / Debt 14.7% −0.3pp
Short-term Debt / Total Debt 67.2% −15.5pp
CFO / NI -1.18x −2.46x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -136.8bn in 2025, against investing cash flow of -284.8bn.

Post-investment cash flow was negative +421.6bn. Financing cash flow was positive +800.6bn.

CFO / net income was -1.18x.

After spending +78.1bn on fixed-asset investment, the business generated trailing free cash flow of −695.5bn.

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 617.4bn −808.2bn
Cash Capex 78.1bn +39.7bn
FCF TTM −695.5bn −847.9bn

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 4.4 pp. The next item to monitor is capital efficiency, with ROIC at 6.5%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 14.66% after expanding 4.4pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
3,966.3 2,437.9 1,997.4 4,096.3 4,328.8
Cost of Goods Sold
2,252.5 1,260.0 1,287.1 1,767.5 0.0
Gross Profit
1,713.8 1,177.9 710.3 2,328.7 2,661.3
Financial Expenses
103.7 102.6 134.2 148.1 -79.4
Selling Expenses
640.2 443.4 325.5 955.3 -689.4
General and Administrative Expenses
399.4 290.0 278.4 644.6 -706.2
Operating Profit
610.2 334.7 -87.3 635.5 1,235.9
Profit Before Tax
662.4 341.3 -79.5 661.0 1,200.1
Net Income
523.4 248.1 -160.3 529.9 873.5
Profit Attributable to Parent
351.5 140.7 -168.1 344.5 520.8
Earnings per Share
589.00 236.00 -293.00 760.00 1,600.00

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