NBB
Đầu tư Năm Bảy Bảy ·HOSE ·2026Q1
▲ Slightly positive
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, NBB posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — earnings have been recovering gradually over multiple 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.
| 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 | 3.8 | 5.9 | 6.7 | 12.5 | 13.6 | 12.7 | 11.5 | 14.6 | 27.7 | 82.3 | 16.9 | 179.7 |
| Growth | -35% | -12% | -46% | -8% | +7% | +11% | -22% | -47% | -66% | +386% | -91% | — |
| Net Income | 0.1 | 9.8 | 0.7 | 0.2 | 0.1 | 0.4 | 0.2 | 0.4 | 0.0 | 7.5 | 0.2 | 1.2 |
| Net Margin | 3.67% | 165.92% | 10.37% | 1.39% | 0.39% | 3.16% | 1.62% | 3.01% | 0.18% | 9.07% | 0.94% | 0.66% |
Drivers of NBB's profit
Net profit attributable to parent increased vs last year, mainly helped by lower finance costs. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by lower finance costs. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE rose from 0.1% to 0.6% — mainly driven by net margin, despite asset turnover moving in the opposite direction.
Is the profit sustainable?
Accounting profit is positive but operating cash flow has not caught up — needs more time to confirm.
What is driving the margin?
Net margin expanded to 37.32%, rising 35.3pp. Despite pressure from Gross margin fell 26.1pp and SG&A / Revenue rose 16.6pp, the offset came from Net financial result / Revenue rose 316.4pp (pressure remains from Other profit / Revenue fell 212.3pp).
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
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Financial result accounts for 808.0% of PBT and lifted net margin by 104.1pp — 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 0.7% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC edged up to 0.66%, rising 0.6pp. That translates to 0.66 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 138.0pp, with capital turnover broadly stable; while invested capital rose by 800bn.
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
Balance Sheet
ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is typical for the real estate sector — liabilities at 3.27x equity, net debt at 2.56x equity.
Development inventory ended the period at 4,093.7bn, about 52.6% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 482.4bn of cash, mainly because of higher receivables and higher inventories.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
High leverage combined with negative operating cash flow — this area needs close monitoring.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at 2.56x and interest coverage only at 0.55x.
At present, short-term debt accounts for 30.2% of total debt, cash equals 0.1% of debt, and total debt stands at 4,669.6bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Net debt / equity stands at 2.56x, increasing balance-sheet pressure.
Interest coverage is 0.55x, leaving limited room to absorb financing costs.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
High leverage combined with cash flow below reveals the actual liquidity pressure. Operating cash flow reached -759.1bn in 2025, against investing cash flow of 672.3bn.
Post-investment cash flow was negative +86.8bn. Financing cash flow was positive +57.8bn.
CFO / net income was -76.41x.
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
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 35.3 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 0.55x.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 37.32% after expanding 35.3pp versus the same period last year.
Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 474.6% of PBT and CFO / net income currently at -76.41x.
Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.55x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
35.7 | 64.7 | 293.0 | 466.4 | 565.2 |
|
Cost of Goods Sold
|
28.5 | 42.2 | 188.5 | 239.6 | 0.0 |
|
Gross Profit
|
7.2 | 22.5 | 104.6 | 226.7 | 241.4 |
|
Financial Expenses
|
239.8 | 255.0 | 322.8 | 259.8 | -161.4 |
|
Selling Expenses
|
0.9 | 1.3 | 1.3 | 2.9 | -3.1 |
|
General and Administrative Expenses
|
15.9 | 17.3 | 49.1 | 42.6 | -70.6 |
|
Operating Profit
|
109.5 | 64.4 | 84.5 | 72.9 | 441.1 |
|
Profit Before Tax
|
24.7 | 14.9 | 36.0 | 23.7 | 438.9 |
|
Net Income
|
8.8 | 0.4 | 1.1 | 7.2 | 337.9 |
|
Profit Attributable to Parent
|
9.3 | 0.8 | 1.9 | 6.0 | 338.4 |
|
Earnings per Share
|
89.00 | 7.00 | 18.00 | 57.00 | 3,133.00 |
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