ITC

Đầu tư và Kinh doanh Nhà ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 9.85%, +3.50pp YoY
Price
13,100
Latest close
03 Jun 2026
P/E 22.94x
P/B 0.46x
EPS 571
BVPS 28,726
ROE 2.1%
ROA 1.3%
Profit Margin 6.9%
Asset Turnover 0.19x
Equity Mult. 1.60x

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

What Is Changing

On a TTM 2026Q1 basis, ITC is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — the growth momentum has held across consecutive periods. However, a significant portion of profit is supported by non-core sources, making the picture not entirely clear.

TTM REVENUE
VND 790bn
+31.6%YoY
NET MARGIN
9.85%
+3.5ppYoY
TTM NET PROFIT
VND 78bn
+104.2%YoY
Non-core income / PBT
36.0%
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 213.0 194.4 194.9 187.7 160.6 168.1 134.7 137.2 135.7 188.1 134.4 145.6
Growth +10% -0% +4% +17% -5% +25% -2% +1% -28% +40% -8%
Net Income 15.8 15.6 37.4 9.0 11.4 11.8 6.1 8.8 10.9 54.8 6.8 12.3
Net Margin 7.41% 8.02% 19.21% 4.78% 7.10% 7.02% 4.54% 6.40% 8.04% 29.15% 5.09% 8.47%

Drivers of ITC's profit

TTM

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

Gross profit ↑ 50.0bn
Other profit ↑ 24.1bn
Financial income ↑ 13.1bn
Administrative expenses ↑ 31.6bn
Minority interests ↑ 25.6bn
Selling expenses ↑ 12.9bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to higher administrative expenses. Supporting and offsetting drivers:

Gross profit ↑ 6.3bn
Financial income ↑ 3.8bn
Other profit ↑ 2.7bn
Administrative expenses ↑ 7.6bn
Minority interests ↑ 7.1bn
Selling expenses ↑ 0.6bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.6% = 6.3% × 0.15 × 1.73
2026Q1 3.0% = 9.8% × 0.19 × 1.60

ROE rose from 1.6% to 3.0% — mainly driven by asset turnover, despite leverage moving in the opposite direction.

Net margin: 9.8% +3.5pp Asset turnover: 0.19x +0.05x Leverage: 1.60x -0.14x

Is the profit sustainable?

Margins improved (+3.5pp), 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 9.85%, rising 3.5pp. Despite pressure from SG&A / Revenue rose 2.6pp and Gross margin fell 2.0pp, the offset came from Net financial result / Revenue rose 4.7pp and Other profit / Revenue rose 2.5pp.

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 9.85% +3.5pp
Gross Margin 32.64% −2.0pp
SG&A / Revenue 15.16% +2.6pp
Non-core / Revenue -4.09% +7.2pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 36.0% of PBT and lifted net margin by 7.2pp — 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 1.5% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 1.55%, rising 0.5pp. That translates to 1.55 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 1.1pp, with capital turnover broadly stable; while invested capital rose by 273bn.

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 1.55% +0.5pp
NOPAT Margin 6.10% +1.1pp
Capital Turnover 0.25x +0.04x
Average Invested Capital 3,117.8bn +273.0bn

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 0.53x equity, net debt at 0.19x equity.

Development inventory ended the period at 1,683.5bn, about 40.1% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 242.8bn of cash, mainly thanks to lower inventories and higher payables. Pressure from higher receivables only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −4.3bn
Inventories decreased → higher CFO: +37.1bn
Payables increased → higher CFO: +210.0bn

Is financial risk significant?

Financial risk is low — leverage is safe, both CFO and FCF are positive.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.19x and interest coverage only at 0.81x.

At present, short-term debt accounts for 87.7% of total debt, cash equals 5.9% of debt, and total debt stands at 559.0bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.81x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 87.7% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.19x −0.07x
Interest Coverage 0.81x +0.19x
Cash / Debt 5.9% −0.4pp
Short-term Debt / Total Debt 87.7% +16.0pp
CFO / NI 7.66x +6.99x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 411.0bn in 2025, against investing cash flow of -316.1bn.

Post-investment cash flow was positive +94.9bn. Financing cash flow was negative +93.8bn.

CFO / net income was 7.66x.

After spending +81.8bn on fixed-asset investment, the business generated trailing free cash flow of +337.6bn.

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 419.4bn +392.4bn
Cash Capex 81.8bn
FCF TTM +337.6bn

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 3.5 pp. The next item to monitor is the earnings mix, when non-core contribution is -66.5%. The main risk still sits in leverage and liquidity, with interest coverage at 0.81x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 9.85% after expanding 3.5pp versus the same period last year.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 7.66x. Even so, net financial result still accounts for -66.5% of PBT, so the earnings mix still needs monitoring.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.81x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
737.5 572.7 529.0 815.9 776.1
Cost of Goods Sold
483.4 380.5 304.0 472.1 0.0
Gross Profit
254.1 192.2 225.0 343.8 251.9
Financial Expenses
80.0 77.0 83.9 49.8 -57.5
Selling Expenses
22.6 8.9 6.7 9.0 -8.4
General and Administrative Expenses
90.2 59.8 58.0 75.2 -60.8
Operating Profit
67.2 49.8 78.1 209.6 137.2
Profit Before Tax
93.2 68.7 124.8 210.1 169.0
Net Income
63.7 32.6 88.0 155.6 132.5
Profit Attributable to Parent
50.0 32.9 78.0 151.6 118.4
Earnings per Share
511.00 335.00 813.00 1,580.00 1,548.00

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