LGL

Đầu tư và Phát triển Đô thị Long Giang ·HOSE ·2026Q1

▲ Slightly positive

Operating efficiency is improving Net margin 74.10%, +116.65pp YoY
Price
5,200
Latest close
04 Jun 2026
P/E 16.72x
P/B 0.38x
EPS 311
BVPS 13,557
ROE 2.3%
ROA 1.1%
Profit Margin 74.1%
Asset Turnover 0.02x
Equity Mult. 2.04x

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

What Is Changing

On a TTM 2026Q1 basis, LGL posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — the growth momentum has held across consecutive 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 22bn
−80.0%YoY
NET MARGIN
74.10%
+116.7ppYoY
TTM NET PROFIT
VND 16bn
+134.9%YoY
Net financial result / PBT
107.1%
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 6.9 4.0 5.8 4.9 34.9 17.3 29.6 26.1 29.6 11.7 19.6 49.2
Growth +74% -31% +20% -86% +102% -42% +13% -12% +152% -40% -60%
Net Income 1.6 16.5 -3.8 1.6 4.6 -14.1 -17.6 -18.8 -3.3 -12.7 1.9 32.9
Net Margin 23.72% 413.33% -64.49% 33.37% 13.05% -81.57% -59.38% -72.02% -11.04% -108.23% 9.91% 66.84%

Drivers of LGL's profit

TTM

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

Financial income ↑ 30.6bn
Administrative expenses ↓ 23.8bn
Other profit ↑ 13.8bn
TTM

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

Administrative expenses ↓ 2.3bn
Financial income ↓ 4.4bn
Finance costs ↑ 1.1bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -6.8% = -42.6% × 0.08 × 2.03
2026Q1 2.3% = 74.1% × 0.02 × 2.04

ROE rose from -6.8% to 2.3% — mainly driven by net margin, despite asset turnover moving in the opposite direction.

Net margin: 74.1% +116.7pp Asset turnover: 0.02x -0.06x Leverage: 2.04x +0.00x

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 74.10%, rising 116.7pp. The main driver is SG&A / Revenue fell 2.6pp, moving in line with the stronger net margin (with additional support from Net financial result / Revenue rose 94.4pp and Other profit / Revenue rose 24.1pp).

Most of the margin increase comes from non-core items — core operations have not kept pace, this is a margin expansion to watch carefully.

Profitability trend

Net Margin 74.10% +116.7pp
Gross Margin 4.96% +0.9pp
SG&A / Revenue 24.40% −2.6pp
Non-core / Revenue 93.54% +118.5pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 126.2% of PBT and lifted net margin by 118.5pp — 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 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 0.02x −0.09x
Average Invested Capital 1,019.7bn +69.2bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is relatively light for the real estate sector — liabilities at 1.03x equity, net debt at 0.52x equity.

Development inventory ended the period at 410.0bn, about 28.9% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 104.3bn of cash, mainly because of higher receivables and higher inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −67.0bn
Inventories increased → lower CFO: −28.0bn
Payables decreased → lower CFO: −9.2bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.52x and interest coverage only at 0.39x.

At present, short-term debt accounts for 70.2% of total debt, cash equals 1.0% of debt, and total debt stands at 367.5bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.39x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 70.2% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.52x +0.09x
Interest Coverage 0.39x +1.36x
Cash / Debt 1.0% +0.7pp
Short-term Debt / Total Debt 70.2% −5.9pp
CFO / NI -1.94x −7.55x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -182.0bn in 2025, against investing cash flow of 157.6bn.

Post-investment cash flow was negative +24.5bn. Financing cash flow was positive +29.1bn.

CFO / net income was -1.94x.

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 31.0bn +228.8bn
Cash Capex
FCF TTM

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 116.7 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated. The main risk still sits in leverage and liquidity, with interest coverage at 0.39x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 74.10% after expanding 116.7pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 107.1% of PBT and CFO / net income currently at -1.94x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.39x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
49.6 44.9 91.3 207.6 124.0
Cost of Goods Sold
48.8 44.0 86.4 196.4 0.0
Gross Profit
0.8 1.0 4.9 11.2 -7.1
Financial Expenses
31.8 30.1 26.9 52.2 -60.0
Selling Expenses
0.0 15.8 1.6 -1.9
General and Administrative Expenses
4.3 22.0 46.9 30.5 -49.3
Operating Profit
19.1 -48.3 35.4 31.8 8.4
Profit Before Tax
20.5 -55.5 27.2 19.1 14.5
Net Income
20.5 -55.5 16.6 7.0 4.6
Profit Attributable to Parent
20.5 -55.5 15.3 5.4 1.2
Earnings per Share
397.00 -1,078.00 297.00 105.00 52.00

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