KDH

Đầu tư và Kinh doanh Nhà Khang Điền ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 43.41%, +19.94pp YoY
Price
22,750
Latest close
03 Jun 2026
P/E 22.30x
P/B 1.19x
EPS 1,020
BVPS 19,180
ROE 5.9%
ROA 3.5%
Profit Margin 28.6%
Asset Turnover 0.12x
Equity Mult. 1.71x

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

What Is Changing

On a TTM 2026Q1 basis, KDH has not accelerated revenue sharply, but profitability is improving visibly — profit is at an all-time high. However, operating cash flow is significantly negative relative to profit — this needs monitoring in coming periods.

TTM REVENUE
VND 4,243bn
+16.1%YoY
NET MARGIN
43.41%
+19.9ppYoY
TTM NET PROFIT
VND 1,842bn
+114.7%YoY
CFO / Net Income
-1.11x
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 281.4 1,816.3 1,098.2 1,046.8 709.9 2,047.5 252.6 644.5 334.0 469.5 616.4 586.7
Growth -85% +65% +5% +47% -65% +711% -61% +93% -29% -24% +5%
Net Income 327.0 793.0 525.9 196.0 118.7 392.6 66.4 280.1 64.0 63.4 210.1 256.8
Net Margin 116.24% 43.66% 47.89% 18.72% 16.72% 19.17% 26.27% 43.46% 19.15% 13.50% 34.08% 43.77%

Drivers of KDH's profit

TTM

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

Gross profit ↑ 771.0bn
Other profit ↑ 379.0bn
Finance costs ↓ 93.3bn
Minority interests ↑ 640.6bn
Deferred tax ↑ 129.6bn
Selling expenses ↑ 93.7bn
TTM

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

Other profit ↑ 284.1bn
Finance costs ↓ 30.5bn
Selling expenses ↓ 26.4bn
Gross profit ↓ 123.9bn
Minority interests ↑ 48.9bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 4.9% = 23.5% × 0.13 × 1.63
2026Q1 9.0% = 43.4% × 0.12 × 1.71

ROE rose from 4.9% to 9.0% — mainly driven by net margin, despite asset turnover moving in the opposite direction.

Net margin: 43.4% +19.9pp Asset turnover: 0.12x -0.01x Leverage: 1.71x +0.07x

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 43.41%, rising 19.9pp. Core operating signals are improving as Gross margin rose 11.0pp are enough to offset pressure from SG&A / Revenue rose 0.3pp (with additional support from Other profit / Revenue rose 9.2pp and Net financial result / 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 43.41% +19.9pp
Gross Margin 62.53% +11.0pp
SG&A / Revenue 14.05% +0.3pp

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 5.5% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 5.48%, rising 1.5pp. That translates to 5.48 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 12.5pp, with capital turnover broadly stable; while invested capital expanded strongly by 6,266bn.

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 5.48% +1.5pp
NOPAT Margin 37.55% +12.5pp
Capital Turnover 0.15x −0.01x
Average Invested Capital 29,059.8bn +6,266.3bn

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 0.70x equity, net debt at 0.55x equity.

Development inventory ended the period at 23,260.0bn, about 68.3% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 2,147.9bn of cash, mainly because of higher receivables and higher inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −893.8bn
Inventories increased → lower CFO: −1,070.6bn
Payables decreased → lower CFO: −183.5bn

Is financial risk significant?

Leverage is safe but FCF is negative at 2,102.8bn due to capex of 761.0bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage is balanced for now, with net debt / equity at 0.55x and interest coverage at 12.96x.

At present, short-term debt accounts for 12.7% of total debt, cash equals 23.5% of debt, and total debt stands at 15,348.2bn.

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

Watchpoints

Cash buffer is thin relative to debt

Cash / debt stands at 23.5%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.55x +0.27x
Interest Coverage 12.96x +8.08x
Cash / Debt 23.5% −4.9pp
Short-term Debt / Total Debt 12.7% −2.1pp
CFO / NI -1.11x +2.39x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -2,024.2bn in 2025, against investing cash flow of -1,722.6bn.

Post-investment cash flow was negative +3,746.8bn. Financing cash flow was positive +3,195.4bn.

CFO / net income was -1.11x.

After spending +761.0bn on fixed-asset investment, the business generated trailing free cash flow of −2,102.8bn.

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 1,341.8bn +1,695.3bn
Cash Capex 761.0bn +662.9bn
FCF TTM −2,102.8bn +1,032.4bn

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 19.9 pp. The next item to monitor is capital efficiency, with ROIC at 5.5%.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 43.41% after expanding 19.9pp versus the same period last year.

Watchpoint: Capital efficiency needs cycle context.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
4,651.1 3,278.6 2,087.8 2,912.0 3,737.7
Cost of Goods Sold
1,897.6 1,539.0 501.1 1,452.4 0.0
Gross Profit
2,753.5 1,739.5 1,586.6 1,459.5 1,792.3
Financial Expenses
179.9 216.0 147.6 91.0 -72.4
Selling Expenses
373.5 222.7 162.4 175.2 -201.1
General and Administrative Expenses
220.0 209.2 204.6 219.2 -182.9
Operating Profit
2,020.6 1,129.8 1,121.7 991.8 1,355.9
Profit Before Tax
2,039.0 1,051.0 1,069.0 1,410.6 1,539.8
Net Income
1,626.6 803.6 729.5 1,082.2 1,204.4
Profit Attributable to Parent
1,045.5 810.4 715.7 1,103.0 1,202.4
Earnings per Share
870.00 800.00 840.00 1,440.00 1,830.00

Explore Other Stocks In The Same Sector

VHM, NLG, HDC, PDR, VPI, AGG, SJS, NDN, CRV, HPX, TDH, HQC, RGG, CCL, NTL, CNT, API, HD2, NBB, UDJ, HD8, DTA, FIR, VRC, SLD, PXA, TTB, MBT, VNI, PPI, HTT, VPH, STL

Need support? If you need support with content lookup or want to provide feedback about content on the website, please contact us below.