HLD

Đầu tư và Phát triển Bất động sản Hudland ·HNX ·2026Q1

▼ Slightly negative

Margins remain under pressure Net margin 6.69%, −8.75pp YoY
Price
16,200
Latest close
04 Jun 2026
P/E 29.67x
P/B 1.32x
EPS 546
BVPS 12,282
ROE 5.3%
ROA 1.2%
Profit Margin 6.7%
Asset Turnover 0.18x
Equity Mult. 4.49x

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

What Is Changing

On a TTM 2026Q1 basis, HLD is showing a few mildly positive signals versus the same period, though the magnitude is narrow — the growth momentum has held across consecutive periods. More notably, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the earnings quality picture needs close monitoring.

TTM REVENUE
VND 437bn
+1132.1%YoY
NET MARGIN
6.69%
−8.8ppYoY
TTM NET PROFIT
VND 29bn
+433.7%YoY
Non-core income / PBT
49.9%
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 169.3 239.8 23.9 4.0 9.4 11.3 10.8 4.0 2.9 4.8 2.9 3.1
Growth -29% +903% +505% -58% -17% +4% +171% +38% -40% +64% -4%
Net Income 12.0 12.6 3.5 1.1 1.8 3.2 0.3 0.2 0.4 1.4 0.7 0.5
Net Margin 7.12% 5.24% 14.53% 28.85% 19.01% 28.15% 2.88% 5.13% 13.92% 28.01% 24.84% 15.91%

Drivers of HLD's profit

TTM

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

Gross profit ↑ 134.9bn
Financial income ↑ 3.4bn
Administrative expenses ↑ 45.6bn
Finance costs ↑ 30.6bn
Other profit ↓ 21.1bn
Tax ↑ 12.2bn
TTM

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

Gross profit ↑ 49.9bn
Financial income ↑ 2.3bn
Finance costs ↑ 16.2bn
Other profit ↓ 11.1bn
Administrative expenses ↑ 9.6bn
Tax ↑ 5.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.3% = 15.4% × 0.03 × 3.22
2026Q1 5.3% = 6.7% × 0.18 × 4.49

ROE rose from 1.3% to 5.3% — mainly driven by leverage, despite net margin moving in the opposite direction.

Net margin: 6.7% -8.8pp Asset turnover: 0.18x +0.15x Leverage: 4.49x +1.28x

Is the profit sustainable?

Margins are under pressure while earnings still rely significantly on non-core sources.

very positive positive stable watch under pressure

What is driving the margin?

Net margin fell to 6.69%, losing 8.8pp. The main pressure is SG&A / Revenue rose 12.1pp, outweighing the improvement in Gross margin rose 10.7pp (with lingering pressure from Other profit / Revenue fell 5.0pp and Net financial result / Revenue fell 1.3pp).

The pressure comes from non-core items while core operations hold their rhythm — margin has a basis to recover once this factor passes.

Profitability trend

Net Margin 6.69% −8.8pp
Gross Margin 32.65% +10.7pp
SG&A / Revenue 11.56% +12.1pp
Non-core / Revenue -11.47% −6.3pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 6.3pp, financial result still accounts for 49.9% 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 2.4% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 2.38%, rising 1.9pp. That translates to 2.38 in after-tax operating profit for every 100 units of operating capital. The main driver is capital turnover rose 0.20x — the business is generating more revenue per unit of capital, with NOPAT margin narrowed 5.3pp; while invested capital expanded strongly by 763bn.

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 2.38% +1.9pp
NOPAT Margin 10.03% −5.3pp
Capital Turnover 0.24x +0.20x
Average Invested Capital 1,841.9bn +763.0bn

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 2.99x equity, net debt at 2.04x equity.

Development inventory ended the period at 2,168.5bn, about 80.1% 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

Receivables were broadly stable → neutral CFO:
Inventories were broadly stable → neutral CFO:
Payables were broadly stable → neutral CFO:

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 2.04x and interest coverage only at 1.95x.

At present, short-term debt accounts for 44.0% of total debt, cash equals 23.7% of debt, and total debt stands at 1,806.1bn.

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

Watchpoints

Net leverage is elevated

Net debt / equity stands at 2.04x, increasing balance-sheet pressure.

Interest coverage is thin

Interest coverage is 1.95x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 2.04x −0.76x
Interest Coverage 1.95x −1.57x
Cash / Debt 23.7% +20.6pp
Short-term Debt / Total Debt 44.0% +32.7pp
CFO / NI -29.64x −20.75x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

High leverage combined with cash flow below reveals the actual liquidity pressure. Operating cash flow reached -1,058.4bn in 2025, against investing cash flow of -10.2bn.

Post-investment cash flow was negative +1,068.5bn. Financing cash flow was positive +1,309.9bn.

CFO / net income was -29.64x.

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 866.6bn −817.8bn
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. The next item to monitor is the earnings mix, when non-core contribution is -69.3%. The main risk still sits in core profitability, with net margin down 8.8 pp.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for -69.3% of PBT and CFO / net income currently at -29.64x.

Key risk: profitability remains under pressure, with trailing-12M net margin at 6.69% after a 8.8pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
277.0 29.0 13.5 35.4 80.9
Cost of Goods Sold
184.3 22.7 7.6 15.2 0.0
Gross Profit
92.7 6.2 5.9 20.3 74.2
Financial Expenses
16.1 2.0 3.1 3.8 -5.4
Selling Expenses
4.2 -0.6 -0.2 8.4 -16.3
General and Administrative Expenses
37.1 1.0 3.1 3.7 -38.6
Operating Profit
36.2 4.5 2.9 8.5 22.3
Profit Before Tax
26.3 4.5 4.0 6.5 22.3
Net Income
19.0 3.8 3.3 4.9 15.7
Profit Attributable to Parent
19.0 3.8 3.3 4.9 15.7
Earnings per Share
421.00 187.00 165.00 244.00 625.00

Explore Other Stocks In The Same Sector

VRE, FDC, SID, EVG, MA1, HC3, VES, HRB, PTL, CCS, VPR, PNT, DKC, FTI, PXL, FCC, PVL, HU6, SSF, BII, VCR, IDJ

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