NVL
Tập đoàn Đầu tư Địa ốc No Va ·HOSE ·2026Q1
▼ Slightly negative
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, NVL is in an offsetting state — revenue softened slightly but margins improved — this marks a reversal from the difficult phase before. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.
| 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 | 3,586.7 | 1,567.4 | 1,683.1 | 1,936.6 | 1,778.2 | 4,778.6 | 2,010.2 | 1,549.3 | 697.2 | 2,027.7 | 1,073.1 | 1,040.2 |
| Growth | +129% | -7% | -13% | +9% | -63% | +138% | +30% | +122% | -66% | +89% | +3% | — |
| Net Income | 859.6 | 3,638.2 | -1,153.2 | -189.9 | -476.4 | 25.6 | 2,950.3 | 945.5 | -600.9 | 1,642.4 | 136.8 | -200.8 |
| Net Margin | 23.97% | 232.11% | -68.52% | -9.80% | -26.79% | 0.54% | 146.76% | 61.03% | -86.18% | 80.99% | 12.74% | -19.31% |
Drivers of NVL's profit
Net profit attributable to parent increased vs last year, mainly helped by higher gross profit. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by higher gross profit. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 7.4% to 5.8% — leverage weakened the most, though net margin still provided support.
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 35.96%, rising 1.9pp. Core operating signals are improving as Gross margin rose 30.0pp are enough to offset pressure from SG&A / Revenue rose 1.9pp (in addition, Other profit / Revenue rose 16.4pp added support while Net financial result / Revenue fell 49.3pp remained a drag).
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
Is capital being used efficiently?
Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 2.1% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC fell to 2.11%, losing 1.6pp. That translates to 2.11 in after-tax operating profit for every 100 units of operating capital. The main pressure came from NOPAT margin narrowed 9.3pp, outweighing the movement in capital turnover; while invested capital rose by 12,246bn.
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 3.24x equity, net debt at 1.08x equity.
Development inventory ended the period at 153,324.0bn, about 61.4% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 6,092.6bn of cash, mainly because of higher receivables and lower payables. Part of that drag was offset by lower inventories.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Leverage is safe but FCF is negative at 5,773.3bn due to capex of 27.0bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at 1.08x and interest coverage only at 0.84x.
At present, short-term debt accounts for 46.8% of total debt, cash equals 6.6% of debt, and total debt stands at 68,971.1bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Net debt / equity stands at 1.08x, increasing balance-sheet pressure.
Interest coverage is 0.84x, 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 -6,145.4bn in 2025, against investing cash flow of 266.4bn.
Post-investment cash flow was negative +5,879.0bn. Financing cash flow was positive +5,666.9bn.
CFO / net income was -1.89x.
After spending +27.0bn on fixed-asset investment, the business generated trailing free cash flow of −5,773.3bn.
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 a few weaker signals, but the current magnitude is not yet clear enough to conclude that this is a broader weakening phase. The brighter spot is operating efficiency, with net margin improving 1.9 pp. The next item to monitor is the earnings mix, when non-core contribution is 24.2%. The main risk still sits in leverage and liquidity, with interest coverage at 0.84x.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 35.96% after expanding 1.9pp versus the same period last year.
Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 24.2% of PBT and CFO / net income currently at -1.89x.
Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.84x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
6,965.7 | 9,073.4 | 4,756.9 | 11,134.2 | 14,902.8 |
|
Cost of Goods Sold
|
2,540.5 | 8,989.8 | 3,434.7 | 6,882.7 | 0.0 |
|
Gross Profit
|
4,425.2 | 83.6 | 1,322.2 | 4,251.5 | 6,134.6 |
|
Financial Expenses
|
3,672.7 | 4,710.9 | 3,244.0 | 4,148.5 | -3,849.3 |
|
Selling Expenses
|
611.3 | 534.0 | 292.0 | 960.1 | -1,289.5 |
|
General and Administrative Expenses
|
1,289.6 | 1,449.9 | 1,490.2 | 1,536.2 | -1,428.0 |
|
Operating Profit
|
2,061.9 | -676.5 | 1,272.6 | 2,615.0 | 3,212.7 |
|
Profit Before Tax
|
3,027.2 | -2,555.7 | 1,998.9 | 3,982.1 | 5,093.4 |
|
Net Income
|
1,861.4 | -4,394.6 | 485.9 | 2,181.5 | 3,460.3 |
|
Profit Attributable to Parent
|
1,861.4 | -6,454.8 | 605.6 | 2,162.1 | 3,230.2 |
|
Earnings per Share
|
867.00 | -3,310.00 | 311.00 | 1,112.00 | 2,143.00 |
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