ICG

Xây dựng Sông Hồng ·HNX ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 341.13%, +350.88pp YoY
Price
16,000
Latest close
03 Jun 2026
P/E 14.46x
P/B 0.89x
EPS 1,107
BVPS 17,929
ROE 7.0%
ROA 2.2%
Profit Margin 339.9%
Asset Turnover 0.01x
Equity Mult. 3.14x

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

What Is Changing

On a TTM 2026Q1 basis, ICG posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — profit is at an all-time high. However, most of the profit comes from non-core sources — this needs careful evaluation before concluding on growth quality.

TTM REVENUE
VND 7bn
−51.9%YoY
NET MARGIN
341.13%
+350.9ppYoY
TTM NET PROFIT
VND 22bn
+1785.5%YoY
Net financial result / PBT
180.5%
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 1.4 1.8 1.6 1.7 1.4 8.7 1.8 1.6 1.1 -3.4 1.6 1.6
Growth -19% +7% -5% +18% -83% +385% +9% +46% -133% -315% -2%
Net Income 0.5 25.6 -2.2 -1.7 -2.2 4.3 -2.3 -1.2 -0.5 -4.2 -1.3 -0.2
Net Margin 35.66% 1457.98% -133.97% -96.92% -151.97% 50.17% -128.05% -71.40% -45.90% 123.77% -79.63% -13.38%

Drivers of ICG's profit

TTM

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

Financial income ↑ 42.7bn
Gross profit ↓ 4.5bn
TTM

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

Financial income ↑ 3.8bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -0.5% = -9.7% × 0.03 × 1.89
2026Q1 7.0% = 341.1% × 0.01 × 3.14

ROE rose from -0.5% to 7.0% — mainly driven by net margin, despite asset turnover moving in the opposite direction.

Net margin: 341.1% +350.9pp Asset turnover: 0.01x -0.02x Leverage: 3.14x +1.25x

Is the profit sustainable?

Margins improved (+350.9pp), but earnings still rely significantly on non-core sources — warrants closer scrutiny.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 341.13%, rising 350.9pp. Despite pressure from SG&A / Revenue rose 66.9pp and Gross margin fell 14.0pp, the offset came from Net financial result / Revenue rose 634.4pp.

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 341.13% +350.9pp
Gross Margin 36.71% −14.0pp
SG&A / Revenue 156.20% +66.9pp
Non-core / Revenue 464.13% +634.4pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 226.4% of PBT and lifted net margin by 634.4pp — 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 fluctuates with handover cycles.

Is capital being deployed efficiently?

Track how much operating profit the business generates on invested capital.

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
NOPAT Margin
Capital Turnover 0.05x −0.01x
Average Invested Capital 144.2bn −122.9bn

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 2.91x equity, with a net cash position equivalent to 0.95x equity.

Development inventory ended the period at 410.4bn, about 29.3% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 613.2bn of cash, mainly thanks to higher payables. Pressure from higher receivables and higher inventories only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −18.6bn
Inventories increased → lower CFO: −191.1bn
Payables increased → higher CFO: +822.9bn

Is financial risk significant?

Financial risk is low — the company has net cash and CFO reached 396.7bn.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at -0.95x and interest coverage at 13.68x.

At present, short-term debt accounts for 66.1% of total debt, cash equals 342.5% of debt, and total debt stands at 141.1bn.

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 66.1% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity -0.95x −0.93x
Interest Coverage 13.68x +17.30x
Cash / Debt 342.5% +214.0pp
Short-term Debt / Total Debt 66.1%
CFO / NI 24.03x +13.45x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 396.7bn in 2025, against investing cash flow of -124.7bn.

Post-investment cash flow was positive +272.1bn. Financing cash flow was positive +207.8bn.

CFO / net income was 24.03x.

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 531.9bn +545.9bn
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 350.9 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 341.13% after expanding 350.9pp versus the same period last year.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 24.03x. Even so, net financial result still accounts for 180.5% of PBT, so the earnings mix still needs monitoring.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
6.7 13.2 1.0 11.1 4.3
Cost of Goods Sold
4.0 6.6 2.0 5.8 0.0
Gross Profit
2.7 6.6 -0.9 5.4 1.2
Financial Expenses
2.3 1.9 2.5 0.9 -0.0
Selling Expenses
0.0 0.0 0.0 0.0
General and Administrative Expenses
10.1 11.5 7.8 7.6 -10.5
Operating Profit
29.3 -5.2 -8.3 0.7 6.1
Profit Before Tax
19.6 0.5 -8.0 2.5 10.4
Net Income
19.5 0.3 -8.1 1.7 8.8
Profit Attributable to Parent
19.5 0.3 -8.2 1.7 8.8
Earnings per Share
1,112.00 15.00 -464.00 87.00 437.84

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