IJC

Phát triển Hạ tầng Kỹ thuật ·HOSE ·2026Q1

▲▲ Improving positively

Earnings conversion is confirmed CFO/NPAT −0.65x
Price
9,600
Latest close
03 Jun 2026
P/E 7.21x
P/B 0.74x
EPS 1,331
BVPS 12,975
ROE 9.1%
ROA 6.6%
Profit Margin 35.7%
Asset Turnover 0.19x
Equity Mult. 1.37x

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

What Is Changing

On a TTM 2026Q1 basis, IJC is growing strongly on the back of scale expansion, while margins have only improved slightly — margins have been expanding consistently over multiple periods. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 1,697bn
+64.1%YoY
NET MARGIN
35.71%
+0.7ppYoY
TTM NET PROFIT
VND 606bn
+67.5%YoY
CFO / Net Income
-0.65x
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 253.5 597.5 671.6 174.1 149.6 306.3 189.2 388.6 162.1 238.3 214.1 705.9
Growth -58% -11% +286% +16% -51% +62% -51% +140% -32% +11% -70%
Net Income 104.3 120.3 254.4 127.0 45.5 156.1 86.6 73.5 39.2 76.0 69.3 142.0
Net Margin 41.13% 20.13% 37.88% 72.91% 30.38% 50.97% 45.78% 18.92% 24.19% 31.91% 32.37% 20.12%

Drivers of IJC's profit

TTM

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

Gross profit ↑ 387.1bn
Financial income ↑ 32.6bn
Selling expenses ↑ 92.6bn
Tax ↑ 62.2bn
TTM

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

Gross profit ↑ 46.9bn
Financial income ↑ 21.6bn
Associates income ↑ 9.1bn
Tax ↑ 12.1bn
Finance costs ↑ 7.7bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 7.5% = 35.0% × 0.14 × 1.53
2026Q1 9.1% = 35.7% × 0.19 × 1.37

ROE rose from 7.5% to 9.1% — mainly driven by asset turnover, despite leverage moving in the opposite direction.

Net margin: 35.7% +0.7pp Asset turnover: 0.19x +0.05x Leverage: 1.37x -0.16x

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 edged up to 35.71%, rising 0.7pp. Core operating signals are improving as Gross margin rose 5.0pp are enough to offset pressure from SG&A / Revenue rose 1.7pp (with additional support from Net financial result / Revenue rose 2.6pp and Other profit / Revenue rose 1.4pp).

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 35.71% +0.7pp
Gross Margin 50.53% +5.0pp
SG&A / Revenue 12.53% +1.7pp

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 8.1% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 8.08%, rising 1.3pp. That translates to 8.08 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin narrowed 0.5pp, with capital turnover broadly stable; while invested capital expanded strongly by 2,006bn.

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 8.08% +1.3pp
NOPAT Margin 35.73% −0.5pp
Capital Turnover 0.23x +0.04x
Average Invested Capital 7,503.8bn +2,005.7bn

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 0.28x equity, net debt at 0.07x equity.

Development inventory ended the period at 3,686.5bn, about 35.7% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 917.1bn of cash, mainly because of higher receivables and lower payables. Part of that drag was offset by lower inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −721.8bn
Inventories decreased → higher CFO: +264.0bn
Payables decreased → lower CFO: −459.3bn

Is financial risk significant?

Leverage is safe but FCF is negative at 416.7bn due to capex of 20.9bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.07x and interest coverage at 9.55x.

At present, short-term debt accounts for 23.7% of total debt, cash equals 59.2% of debt, and total debt stands at 1,394.9bn.

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

Leverage and liquidity trend

Net Debt / Equity 0.07x −0.14x
Interest Coverage 9.55x +1.59x
Cash / Debt 59.2% +51.4pp
Short-term Debt / Total Debt 23.7% −29.3pp
CFO / NI -0.65x +1.92x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -232.3bn in 2025, against investing cash flow of -1,334.5bn.

Post-investment cash flow was negative +1,566.7bn. Financing cash flow was positive +2,410.0bn.

CFO / net income was -0.65x.

After spending +20.9bn on fixed-asset investment, the business generated trailing free cash flow of −416.7bn.

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 395.8bn +535.2bn
Cash Capex 20.9bn −38.7bn
FCF TTM −416.7bn +573.8bn

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 earnings conversion is confirmed, with CFO/NI at -0.65x. The next item to monitor is capital efficiency, with ROIC at 8.1%.

Improvement: earnings conversion looks more confirmed, with CFO / net income at -0.65x.

Watchpoint: Capital efficiency needs cycle context.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,606.6 1,020.3 1,494.3 1,968.1 2,601.5
Cost of Goods Sold
791.5 561.9 843.7 1,159.3 0.0
Gross Profit
815.1 458.4 650.7 808.9 987.9
Financial Expenses
68.7 54.8 71.5 82.5 -105.8
Selling Expenses
125.0 32.7 37.3 40.2 -41.7
General and Administrative Expenses
83.1 76.3 63.5 63.5 -68.6
Operating Profit
638.4 420.5 483.1 626.4 778.9
Profit Before Tax
707.8 414.9 494.4 640.5 782.1
Net Income
597.4 354.1 394.9 511.0 620.5
Profit Attributable to Parent
597.4 354.1 394.9 511.0 620.5
Earnings per Share
1,318.00 931.00 1,458.00 1,914.00 2,801.00

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