IDJ

Đầu tư IDJ Việt Nam ·HNX ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin −12.56%, −24.05pp YoY
Price
4,500
Latest close
04 Jun 2026
P/E -6.43x
P/B 0.40x
EPS -700
BVPS 11,143
ROE -6.0%
ROA -3.3%
Profit Margin -12.6%
Asset Turnover 0.26x
Equity Mult. 1.84x

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

What Is Changing

On a TTM 2026Q1 basis, IDJ is holding revenue at an acceptable level, but margins are eroding visibly — margins have been compressing consistently 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 966bn
+33.7%YoY
NET MARGIN
−12.56%
−24.1ppYoY
TTM NET PROFIT
−VND 121bn
−246.1%YoY
Net financial result / PBT
107.5%
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 12.3 237.9 150.5 565.3 105.0 225.3 185.3 207.1 67.7 285.1 67.9 284.6
Growth -95% +58% -73% +438% -53% +22% -11% +206% -76% +320% -76%
Net Income -4.5 -128.2 5.9 5.4 12.5 2.9 27.8 39.9 15.2 48.3 21.6 18.2
Net Margin -36.26% -53.88% 3.90% 0.95% 11.87% 1.28% 15.01% 19.25% 22.50% 16.93% 31.81% 6.41%

Drivers of IDJ's profit

TTM

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

Finance costs ↑ 65.5bn
Selling expenses ↑ 52.1bn
Administrative expenses ↑ 44.4bn
Financial income ↓ 36.4bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to lower gross profit. Supporting and offsetting drivers:

Selling expenses ↓ 19.1bn
Finance costs ↓ 6.7bn
Gross profit ↓ 44.8bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 4.0% = 11.5% × 0.16 × 2.11
2026Q1 -6.0% = -12.6% × 0.26 × 1.84

ROE fell from 4.0% to -6.0% — leverage weakened the most, though asset turnover still provided support.

Net margin: -12.6% -24.1pp Asset turnover: 0.26x +0.10x Leverage: 1.84x -0.27x

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 -12.56%, losing 24.1pp. The main pressure comes from Gross margin fell 11.0pp and SG&A / Revenue rose 5.1pp (with lingering pressure from Net financial result / Revenue fell 9.4pp).

Margin is under pressure from multiple sides — temporary and structural components need to be separated to properly assess the risk.

Profitability trend

Net Margin -12.56% −24.1pp
Gross Margin 24.14% −11.0pp
SG&A / Revenue 24.56% +5.1pp
Non-core / Revenue -12.48% −11.5pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 11.5pp, financial result still accounts for 118.2% 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 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 0.43x +0.10x
Average Invested Capital 2,244.5bn +66.5bn

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 0.67x equity, net debt at 0.19x equity.

Development inventory ended the period at 714.5bn, about 21.5% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 39.8bn of cash, mainly because of lower payables. Part of that drag was offset by lower receivables and lower inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +269.9bn
Inventories decreased → higher CFO: +610.6bn
Payables decreased → lower CFO: −920.3bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.19x and interest coverage only at -1.33x.

At present, short-term debt accounts for 20.7% of total debt, cash equals 5.2% of debt, and total debt stands at 380.8bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is -1.33x, leaving limited room to absorb financing costs.

Cash buffer is thin relative to debt

Cash / debt stands at 5.2%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.19x +0.15x
Interest Coverage -1.33x −3.48x
Cash / Debt 5.2% −43.8pp
Short-term Debt / Total Debt 20.7% −35.4pp
CFO / NI -1.10x −0.63x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 117.2bn in 2025, against investing cash flow of -432.7bn.

Post-investment cash flow was negative +315.5bn. Financing cash flow was positive +221.3bn.

CFO / net income was -1.10x.

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 133.1bn +171.5bn
Cash Capex
FCF TTM

Investment Takeaway

The business is under real pressure, but the current picture has not turned broadly adverse. A notable area has clearly weakened, making the near-term outlook hard to call bright; even so, other parts of the business are still holding up, with margins remain under pressure remaining the main constraint, with net margin down 24.1 pp. The next watchpoint is the earnings mix, when non-core contribution is 107.5%.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 107.5% of PBT and CFO / net income currently at -1.10x.

Key risk: profitability remains under pressure, with trailing-12M net margin at -12.56% after a 24.1pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,058.6 717.5 862.0 816.9 893.4
Cost of Goods Sold
780.7 466.3 578.9 558.6 0.0
Gross Profit
277.9 251.2 283.2 258.3 299.8
Financial Expenses
110.0 33.6 41.8 27.6 -11.2
Selling Expenses
187.5 108.9 143.2 90.0 -33.2
General and Administrative Expenses
69.4 26.7 43.6 49.3 -46.1
Operating Profit
-117.9 88.1 105.9 157.6 226.5
Profit Before Tax
-104.2 120.9 141.5 180.9 253.8
Net Income
-104.2 95.6 109.4 147.5 202.8
Profit Attributable to Parent
-104.2 95.6 109.4 147.5 202.7
Earnings per Share
-601.00 551.00 631.00 981.00 2,970.93

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