KHG

Tập đoàn Khải Hoàn Land ·HOSE ·2026Q1

▼ Under pressure

Margins remain under pressure Net margin 10.05%, −5.78pp YoY
Price
5,000
Latest close
04 Jun 2026
P/E 34.72x
P/B 0.42x
EPS 144
BVPS 11,799
ROE 1.2%
ROA 0.9%
Profit Margin 10.0%
Asset Turnover 0.09x
Equity Mult. 1.32x

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

What Is Changing

On a TTM 2026Q1 basis, KHG is showing a few mildly negative signals versus the same period, though nothing alarming at current levels — the growth momentum has held across consecutive periods. More notably, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the earnings quality picture needs close monitoring.

TTM REVENUE
VND 641bn
+71.7%YoY
NET MARGIN
10.05%
−5.8ppYoY
TTM NET PROFIT
VND 64bn
+9.0%YoY
Net financial result / PBT
60.7%
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 122.8 236.6 135.6 146.4 100.4 113.9 69.0 90.2 36.7 31.4 77.2 3.4
Growth -48% +74% -7% +46% -12% +65% -23% +146% +17% -59% +2185%
Net Income 13.4 12.3 18.2 20.5 15.4 13.0 14.2 16.5 13.0 7.4 12.3 45.3
Net Margin 10.91% 5.22% 13.43% 14.00% 15.29% 11.46% 20.62% 18.27% 35.26% 23.64% 15.93% 1341.05%

Drivers of KHG's profit

TTM

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

Gross profit ↑ 78.1bn
Other profit ↑ 4.8bn
Financial income ↓ 54.5bn
Finance costs ↑ 8.9bn
Administrative expenses ↑ 7.2bn
Selling expenses ↑ 6.4bn
TTM

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

Finance costs ↓ 18.2bn
Gross profit ↑ 8.2bn
Tax ↓ 0.7bn
Financial income ↓ 25.9bn
Selling expenses ↑ 1.7bn
Administrative expenses ↑ 1.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.1% = 15.8% × 0.06 × 1.25
2026Q1 1.2% = 10.0% × 0.09 × 1.32

ROE is broadly flat at 1.2% — the components are offsetting one another.

Net margin: 10.0% -5.8pp Asset turnover: 0.09x +0.03x Leverage: 1.32x +0.08x

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 10.05%, losing 5.8pp. SG&A / Revenue fell 8.0pp and Gross margin rose 5.3pp improved but not enough to offset the weakness in Net financial result / Revenue fell 22.5pp (Other profit / Revenue rose 1.7pp still added support).

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

Profitability trend

Net Margin 10.05% −5.8pp
Gross Margin 21.74% +5.3pp
SG&A / Revenue 16.17% −8.0pp
Non-core / Revenue 7.20% −20.8pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 20.8pp, financial result still accounts for 64.9% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC of 1.0% may fluctuate with business specifics.

Is capital being deployed efficiently?

ROIC stands at 1.04%, broadly flat versus the same period. That translates to 1.04 in after-tax operating profit for every 100 units of operating capital. NOPAT margin narrowed 7.1pp, but capital turnover broadly stable, while invested capital rose by 335bn — the two factors are offsetting each other, keeping overall ROIC nearly unchanged.

Industry characteristics make ROIC cyclical — this is a reference signal and should be read with the business context.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC 1.04% −0.0pp
NOPAT Margin 10.48% −7.1pp
Capital Turnover 0.10x +0.04x
Average Invested Capital 6,482.6bn +334.6bn

Balance Sheet

ROIC above should be read with industry context — the balance sheet below adds perspective. Capital structure is notably light for the real estate sector — liabilities at 0.32x equity, net debt at 0.28x equity.

Over the last 12 months, working capital absorbed 217.7bn of cash, mainly because of higher receivables and higher inventories. Part of that drag was offset by higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −232.4bn
Inventories increased → lower CFO: −51.4bn
Payables increased → higher CFO: +66.0bn

Working Capital Efficiency

Working capital is being managed more efficiently, supporting overall capital efficiency. Cash conversion cycle improved by 221.5 days versus the same period last year. The main moves came from DIO fell 110.6 days, DSO fell 113.1 days, and DPO fell 2.2 days.

Improvement comes mainly from faster receivables collection — reflects the quality of receivables management.

Working capital metrics in this industry should be read alongside business model specifics — DSO/DIO/DPO/CCC can be distorted by operational factors not reflected in raw numbers.

Watchpoints

Cash conversion cycle remains stretched

CCC stands at 149.8 days, suggesting that working capital remains tied up for a relatively long operating cycle.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 93.7 days −113.1 days
Inventory 71.3 days −110.6 days
Payables 15.2 days −2.2 days
Cash Conversion Cycle 149.8 days −221.5 days

Is financial risk significant?

Leverage is safe but FCF is negative at 441.1bn due to capex of 0.6bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.28x and interest coverage only at 0.60x.

At present, short-term debt accounts for 35.1% of total debt, cash equals 1.1% of debt, and total debt stands at 1,526.2bn.

Leverage should be read alongside project structure, regulated assets, or industry-specific capital recovery.

Watchpoints

Interest coverage is thin

Interest coverage is 0.60x, leaving limited room to absorb financing costs.

Cash buffer is thin relative to debt

Cash / debt stands at 1.1%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.28x +0.11x
Interest Coverage 0.60x −0.03x
Cash / Debt 1.1% −14.0pp
Short-term Debt / Total Debt 35.1% −4.1pp
CFO / NI -6.83x +4.94x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -442.4bn in 2025, against investing cash flow of 139.3bn.

Post-investment cash flow was negative +303.1bn. Financing cash flow was positive +290.8bn.

CFO / net income was -6.83x.

After spending +0.6bn on fixed-asset investment, the business generated trailing free cash flow of −441.1bn.

FCF and CFO in this industry should be read alongside investment cycles and business model specifics.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 440.5bn +255.5bn
Cash Capex 0.6bn −1.0bn
FCF TTM −441.1bn +256.6bn

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 5.8 pp. The next watchpoint is the earnings mix, when non-core contribution is 60.7%.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 60.7% of PBT and CFO / net income currently at -6.83x.

Key risk: profitability remains under pressure, with trailing-12M net margin at 10.05% after a 5.8pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
601.3 309.8 330.5 1,396.2 1,288.1
Cost of Goods Sold
487.8 264.4 302.8 870.3 0.0
Gross Profit
113.5 45.4 27.7 525.9 581.5
Financial Expenses
80.4 133.8 122.8 140.6 -68.3
Selling Expenses
64.9 53.7 120.0 127.9 -37.5
General and Administrative Expenses
37.6 32.4 32.4 57.2 -39.8
Operating Profit
91.0 78.0 35.3 585.1 515.8
Profit Before Tax
87.4 70.1 34.2 554.3 517.3
Net Income
68.7 54.6 25.4 442.5 413.5
Profit Attributable to Parent
68.7 54.6 25.4 442.5 413.5
Earnings per Share
153.00 122.00 56.00 1,106.00 2,298.00

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