PDR
Phát triển Bất động sản Phát Đạt ·HOSE ·2026Q1
● Maintaining
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, PDR has not accelerated revenue, but profitability is improving more visibly — the growth momentum has held across consecutive periods. 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 | 104.3 | 360.6 | 506.5 | 19.9 | 437.9 | 1,844.0 | 2.6 | 8.3 | 162.2 | 68.1 | 354.8 | 5.1 |
| Growth | -71% | -29% | +2442% | -95% | -76% | +70073% | -68% | -95% | +138% | -81% | +6840% | — |
| Net Income | 137.5 | 313.3 | 85.8 | 64.9 | 50.6 | 369.2 | 51.2 | 49.8 | 52.6 | 282.6 | 101.7 | 275.7 |
| Net Margin | 131.83% | 86.90% | 16.95% | 325.67% | 11.56% | 20.02% | 1948.73% | 602.98% | 32.45% | 415.07% | 28.66% | 5392.29% |
Drivers of PDR's profit
Net profit attributable to parent increased vs last year, mainly helped by higher financial income. Supporting and offsetting drivers:
Net profit attributable to parent increased vs prior quarter, mainly helped by higher financial income. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE is broadly flat at 5.1% — the components are offsetting one another.
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 60.69%, rising 38.0pp. Core operating signals are improving as Gross margin rose 27.1pp are enough to offset pressure from SG&A / Revenue rose 21.3pp (in addition, Net financial result / Revenue rose 80.1pp added support while Other profit / Revenue fell 15.4pp remained a drag).
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
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Financial result accounts for 99.3% of PBT and lifted net margin by 64.7pp — 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 4.2% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC edged up to 4.16%, rising 0.8pp. That translates to 4.16 in after-tax operating profit for every 100 units of operating capital. NOPAT margin rose 47.7pp was enough to offset the decline from capital turnover fell 0.10x, while invested capital rose by 1,811bn.
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 relatively light for the real estate sector — liabilities at 1.19x equity, net debt at 0.34x equity.
Development inventory ended the period at 16,714.7bn, about 61.3% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 3,219.5bn 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
Is financial risk significant?
Leverage is safe but FCF is negative at 3,690.5bn due to capex of 29.3bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at 0.34x and interest coverage only at 1.57x.
At present, short-term debt accounts for 25.1% of total debt, cash equals 4.2% of debt, and total debt stands at 4,405.7bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is 1.57x, leaving limited room to absorb financing costs.
Cash / debt stands at 4.2%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -2,975.4bn in 2025, against investing cash flow of 1,572.3bn.
Post-investment cash flow was negative +1,403.2bn. Financing cash flow was positive +1,435.4bn.
CFO / net income was -6.13x.
After spending +29.3bn on fixed-asset investment, the business generated trailing free cash flow of −3,690.5bn.
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 does not yet provide a clear enough conclusion — not due to lack of data, but because the industry's nature makes many indicators prone to cyclical distortion. The reasonable reading is to keep the thesis in wait-for-confirmation mode. The brighter spot is operating efficiency, with net margin improving 38.0 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 1.57x.
Improvement: operating efficiency is getting better, with trailing-12M net margin at 60.69% after expanding 38.0pp versus the same period last year.
Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 84.9% of PBT and CFO / net income currently at -6.13x.
Key risk: leverage and liquidity still require discipline, with interest coverage only at 1.57x.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
1,325.0 | 821.7 | 617.5 | 1,504.6 | 3,620.2 |
|
Cost of Goods Sold
|
604.8 | 422.8 | 73.8 | 227.3 | 0.0 |
|
Gross Profit
|
720.2 | 398.9 | 543.7 | 1,277.3 | 2,763.5 |
|
Financial Expenses
|
349.0 | 319.9 | 399.5 | 759.7 | -163.3 |
|
Selling Expenses
|
24.5 | 36.9 | 14.5 | 26.3 | -18.0 |
|
General and Administrative Expenses
|
236.5 | 195.2 | 199.4 | 274.5 | -220.9 |
|
Operating Profit
|
735.1 | 198.6 | 859.3 | 1,588.3 | 2,367.8 |
|
Profit Before Tax
|
651.0 | 261.7 | 889.4 | 1,482.4 | 2,344.4 |
|
Net Income
|
514.7 | 155.2 | 682.5 | 1,160.6 | 1,860.6 |
|
Profit Attributable to Parent
|
515.1 | 155.1 | 684.1 | 1,137.3 | 1,865.0 |
|
Earnings per Share
|
534.00 | 184.00 | 1,003.00 | 1,634.00 | 3,751.00 |
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