PDR

Phát triển Bất động sản Phát Đạt ·HOSE ·2026Q1

● Maintaining

Pre-tax profit relies materially on non-core sources Net financial result/PBT 84.89%
Price
15,300
Latest close
03 Jun 2026
P/E 25.54x
P/B 1.22x
EPS 599
BVPS 12,584
ROE 5.0%
ROA 2.4%
Profit Margin 60.2%
Asset Turnover 0.04x
Equity Mult. 2.10x

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.

TTM REVENUE
VND 991bn
−56.8%YoY
NET MARGIN
60.68%
+38.0ppYoY
TTM NET PROFIT
VND 602bn
+15.5%YoY
Net financial result / PBT
84.9%
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 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

TTM

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

Financial income ↑ 1,141.0bn
Selling expenses ↓ 38.9bn
Associates income ↑ 8.3bn
Finance costs ↑ 392.6bn
Tax ↑ 313.8bn
Gross profit ↓ 228.1bn
TTM

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

Financial income ↑ 905.2bn
Finance costs ↑ 364.9bn
Tax ↑ 335.8bn
Gross profit ↓ 73.1bn
Other profit ↓ 56.7bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 5.0% = 22.7% × 0.10 × 2.15
2026Q1 5.1% = 60.7% × 0.04 × 2.10

ROE is broadly flat at 5.1% — the components are offsetting one another.

Net margin: 60.7% +38.0pp Asset turnover: 0.04x -0.06x Leverage: 2.10x -0.05x

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 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

Net Margin 60.69% +38.0pp
Gross Margin 65.27% +27.1pp
SG&A / Revenue 32.77% +21.3pp
Non-core / Revenue 69.45% +64.7pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

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

ROIC 4.16% +0.8pp
NOPAT Margin 69.46% +47.7pp
Capital Turnover 0.06x −0.10x
Average Invested Capital 16,568.8bn +1,811.4bn

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

Receivables increased → lower CFO: −2,560.0bn
Inventories increased → lower CFO: −2,715.8bn
Payables increased → higher CFO: +2,056.3bn

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 thin

Interest coverage is 1.57x, leaving limited room to absorb financing costs.

Cash buffer is thin relative to debt

Cash / debt stands at 4.2%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.34x −0.14x
Interest Coverage 1.57x −0.46x
Cash / Debt 4.2% +2.6pp
Short-term Debt / Total Debt 25.1% −2.6pp
CFO / NI -6.13x −6.13x

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

CFO TTM 3,661.3bn −3,661.3bn
Cash Capex 29.3bn +29.3bn
FCF TTM −3,690.5bn −3,690.5bn

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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