HQC

Tư vấn Thương mại Dịch vụ Địa Ốc Hoàng Quân ·HOSE ·2026Q1

▲ Slightly positive

Operating efficiency is improving Net margin 224.79%, +196.84pp YoY
Price
2,810
Latest close
03 Jun 2026
P/E 21.95x
P/B 0.30x
EPS 128
BVPS 9,485
ROE 1.4%
ROA 0.8%
Profit Margin 224.8%
Asset Turnover 0.00x
Equity Mult. 1.74x

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

What Is Changing

On a TTM 2026Q1 basis, HQC posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — profit is at an all-time high. 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 33bn
−72.0%YoY
NET MARGIN
224.79%
+196.8ppYoY
TTM NET PROFIT
VND 74bn
+125.3%YoY
Non-core income / PBT
75.7%
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 5.2 18.5 20.1 -10.8 48.9 54.9 8.8 5.0 13.4 63.9 83.7 103.2
Growth -72% -8% -286% -122% -11% +523% +75% -62% -79% -24% -19%
Net Income 5.4 55.1 8.8 4.9 5.2 5.9 11.2 10.6 5.3 1.6 1.2 1.2
Net Margin 103.43% 298.13% 43.52% -45.22% 10.55% 10.83% 126.87% 210.69% 39.24% 2.48% 1.43% 1.21%

Drivers of HQC's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by lower administrative expenses. Supporting and offsetting drivers:

Administrative expenses ↓ 74.6bn
Other profit ↑ 57.5bn
Finance costs ↓ 29.1bn
Financial income ↑ 4.5bn
Gross profit ↓ 115.6bn
Tax ↑ 9.3bn
TTM

Net profit attributable to parent increased vs prior quarter, mainly helped by lower finance costs. Supporting and offsetting drivers:

Finance costs ↓ 13.4bn
Administrative expenses ↓ 12.8bn
Other profit ↑ 1.2bn
Associates income ↑ 0.2bn
Gross profit ↓ 19.5bn
Financial income ↓ 6.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 0.6% = 28.0% × 0.01 × 1.88
2026Q1 1.4% = 224.8% × 0.00 × 1.74

ROE rose from 0.6% to 1.4% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 224.8% +196.8pp Asset turnover: 0.00x -0.01x Leverage: 1.74x -0.14x

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 224.79%, rising 196.8pp. Core operating signals are improving as SG&A / Revenue fell 41.9pp are enough to offset pressure from Gross margin fell 111.3pp (with additional support from Other profit / Revenue rose 200.8pp and Net financial result / Revenue rose 100.5pp).

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

Net Margin 224.79% +196.8pp
Gross Margin -18.22% −111.3pp
SG&A / Revenue 26.39% −41.9pp
Non-core / Revenue 311.10% +301.4pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Other income is supporting margin

Other income accounts for 111.6% of PBT and lifted net margin by 301.4pp — separate the operating contribution from this source.

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 0.3% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC stands at 0.26%, broadly flat versus the same period. That translates to 0.26 in after-tax operating profit for every 100 units of operating capital. NOPAT margin rose 34.8pp, but capital turnover broadly stable, with invested capital holding roughly steady — the two factors are offsetting each other, keeping overall ROIC nearly unchanged.

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 0.26% −0.1pp
NOPAT Margin 54.58% +34.8pp
Capital Turnover 0.00x −0.01x
Average Invested Capital 6,842.5bn −9.1bn

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 0.64x equity, net debt at 0.20x equity.

Development inventory ended the period at 1,471.2bn, about 16.4% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 62.7bn 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

Receivables decreased → higher CFO: +588.4bn
Inventories increased → lower CFO: −128.6bn
Payables decreased → lower CFO: −397.1bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.20x and interest coverage only at 0.27x.

At present, short-term debt accounts for 65.7% of total debt, cash equals 2.5% of debt, and total debt stands at 1,140.7bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.27x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 65.7% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.20x −0.11x
Interest Coverage 0.27x +0.01x
Cash / Debt 2.5% +0.6pp
Short-term Debt / Total Debt 65.7% +31.1pp
CFO / NI -0.62x +25.05x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -129.0bn in 2025, against investing cash flow of 635.1bn.

Post-investment cash flow was positive +506.1bn. Financing cash flow was negative +512.5bn.

CFO / net income was -0.62x.

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 46.1bn +797.9bn
Cash Capex
FCF TTM

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 196.8 pp. 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 0.27x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 224.79% after expanding 196.8pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 35.9% of PBT and CFO / net income currently at -0.62x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.27x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
69.5 -66.6 292.6 275.9 279.0
Cost of Goods Sold
55.8 -157.4 240.8 200.5 0.0
Gross Profit
13.7 90.9 51.8 75.4 72.8
Financial Expenses
95.8 117.7 4.8 17.0 -34.3
Selling Expenses
6.1 5.7 5.7 21.1 -15.7
General and Administrative Expenses
-2.4 45.3 29.7 35.3 -31.3
Operating Profit
37.6 23.8 14.7 23.1 8.4
Profit Before Tax
90.9 41.8 6.2 26.5 7.4
Net Income
70.2 33.8 5.2 18.8 4.2
Profit Attributable to Parent
70.2 33.7 5.2 18.8 4.2
Earnings per Share
122.00 58.00 11.00 39.00 8.74

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