PTL

Victory Group ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 65.29%, +15.01pp YoY
Price
2,610
Latest close
04 Jun 2026
P/E 54.38x
P/B 0.52x
EPS 48
BVPS 5,035
ROE 1.0%
ROA 0.4%
Profit Margin 1.0%
Asset Turnover 0.45x
Equity Mult. 2.32x

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

What Is Changing

On a TTM 2026Q1 basis, PTL is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — this marks a reversal from the difficult phase before. 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 513bn
+49.9%YoY
NET MARGIN
0.65%
+15.0ppYoY
TTM NET PROFIT
VND 3bn
+106.8%YoY
Non-core income / PBT
380.5%
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 122.5 126.5 142.6 121.5 103.6 113.5 67.1 58.2 29.5 6.6 3.4 3.1
Growth -3% -11% +17% +17% -9% +69% +15% +97% +350% +96% +8%
Net Income -10.4 8.1 4.9 0.8 3.5 -19.1 -13.4 -20.1 3.3 4.1 0.4 -2.1
Net Margin -8.45% 6.37% 3.41% 0.65% 3.40% -16.81% -20.02% -34.64% 11.29% 63.25% 10.48% -68.63%

Drivers of PTL's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by better other profit. Supporting and offsetting drivers:

Other profit ↑ 80.5bn
Minority interests ↓ 7.5bn
Administrative expenses ↑ 18.4bn
Gross profit ↓ 13.8bn
TTM

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

Minority interests ↓ 4.5bn
Other profit ↑ 2.0bn
Gross profit ↓ 11.3bn
Financial income ↓ 1.4bn
Administrative expenses ↑ 1.3bn
Tax ↑ 1.1bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -10.0% = -14.4% × 0.38 × 1.82
2026Q1 0.7% = 0.7% × 0.45 × 2.32

ROE rose from -10.0% to 0.7% — all three components improved, with leverage contributing the most.

Net margin: 0.7% +15.0pp Asset turnover: 0.45x +0.06x Leverage: 2.32x +0.49x

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 0.65%, rising 15.0pp. Core operating signals are improving as SG&A / Revenue fell 1.3pp are enough to offset pressure from Gross margin fell 8.6pp (in addition, Other profit / Revenue rose 20.5pp added support while Net financial result / Revenue fell 0.1pp 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 0.65% +15.0pp
Gross Margin 9.06% −8.6pp
SG&A / Revenue 13.81% −1.3pp
Non-core / Revenue 6.35% +20.4pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Other income is supporting margin

Other income accounts for 398.8% of PBT and lifted net margin by 20.4pp — 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 -1.5% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC fell to -1.51%, losing 2.9pp. That translates to -1.51 in after-tax operating profit for every 100 units of operating capital. The main pressure came from NOPAT margin narrowed 4.0pp, outweighing the movement in capital turnover; while invested capital rose by 79bn.

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 -1.51% −2.9pp
NOPAT Margin -1.83% −4.0pp
Capital Turnover 0.83x +0.19x
Average Invested Capital 621.9bn +78.6bn

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 1.78x equity, net debt at 0.28x equity.

Development inventory ended the period at 260.9bn, about 18.6% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 8.6bn of cash, mainly because of higher inventories. Part of that drag was offset by lower receivables and higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +23.3bn
Inventories increased → lower CFO: −32.7bn
Payables increased → higher CFO: +0.8bn

Is financial risk significant?

Leverage is safe but FCF is negative at 34.6bn due to capex of 27.6bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.28x and interest coverage only at -2.54x.

At present, short-term debt accounts for 99.0% of total debt, cash equals 13.9% of debt, and total debt stands at 162.3bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is -2.54x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 99.0% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.28x +0.05x
Interest Coverage -2.54x −4.71x
Cash / Debt 13.9% +0.5pp
Short-term Debt / Total Debt 99.0% −1.0pp
CFO / NI -1.42x +0.02x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 216.7bn in 2025, against investing cash flow of -218.8bn.

Post-investment cash flow was negative +2.1bn. Financing cash flow was positive +23.8bn.

CFO / net income was -1.42x.

After spending +27.6bn on fixed-asset investment, the business generated trailing free cash flow of −34.6bn.

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 7.0bn −86.0bn
Cash Capex 27.6bn
FCF TTM −34.6bn

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 15.0 pp. The next item to monitor is the earnings mix, when non-core contribution is 18.3%. The main risk still sits in leverage and liquidity, with interest coverage at -2.54x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 65.29% after expanding 15.0pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 18.3% of PBT and CFO / net income currently at -1.42x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at -2.54x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
494.2 268.2 20.1 61.7 98.0
Cost of Goods Sold
436.3 217.9 9.9 55.0 0.0
Gross Profit
57.9 50.4 10.1 6.7 37.0
Financial Expenses
8.3 2.5 0.0 39.2 -0.0
Selling Expenses
0.6 0.2 0.4 0.5 -0.2
General and Administrative Expenses
69.6 43.2 12.6 94.1 -25.4
Operating Profit
-8.6 7.5 2.4 -121.8 23.4
Profit Before Tax
20.5 -40.0 2.5 -117.1 29.9
Net Income
15.7 -41.7 2.4 -117.1 29.9
Profit Attributable to Parent
12.4 -48.2 2.5 -114.1 28.8
Earnings per Share
125.00 -487.00 25.00 -1,154.00 291.00

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