QCG

Quốc Cường Gia Lai ·HOSE ·2026Q1

▲ Slightly positive

Operating efficiency is improving Net margin 41.61%, +31.69pp YoY
Price
12,650
Latest close
03 Jun 2026
P/E 19.55x
P/B 0.73x
EPS 647
BVPS 17,302
ROE 3.8%
ROA 2.1%
Profit Margin 41.3%
Asset Turnover 0.05x
Equity Mult. 1.84x

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

What Is Changing

On a TTM 2026Q1 basis, QCG posted a sharp profit increase versus the same period, suggesting a clear improvement from a low base — profit is at an all-time high. 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 431bn
−46.3%YoY
NET MARGIN
41.61%
+31.7ppYoY
TTM NET PROFIT
VND 179bn
+125.5%YoY
Net financial result / PBT
69.5%
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 69.3 119.3 111.4 131.1 111.5 485.8 178.3 26.5 38.7 154.8 66.9 44.9
Growth -42% +7% -15% +18% -77% +172% +573% -32% -75% +131% +49%
Net Income 15.6 137.2 24.1 2.5 8.2 63.2 25.4 -17.3 0.7 13.7 10.3 -11.2
Net Margin 22.45% 115.04% 21.59% 1.91% 7.39% 13.01% 14.24% -65.24% 1.68% 8.85% 15.35% -24.94%

Drivers of QCG's profit

TTM

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

Financial income ↑ 195.6bn
Gross profit ↓ 49.8bn
Other profit ↓ 40.3bn
Tax ↑ 20.3bn
Finance costs ↑ 10.5bn
TTM

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

Other profit ↑ 6.0bn
Finance costs ↓ 5.6bn
Tax ↓ 1.0bn
Deferred tax ↓ 0.7bn
Gross profit ↓ 15.9bn
Minority interests ↑ 3.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 1.8% = 9.9% × 0.09 × 2.05
2026Q1 3.8% = 41.6% × 0.05 × 1.84

ROE rose from 1.8% to 3.8% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 41.6% +31.7pp Asset turnover: 0.05x -0.04x Leverage: 1.84x -0.21x

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 41.61%, rising 31.7pp. Core operating signals are improving as Gross margin rose 11.9pp are enough to offset pressure from SG&A / Revenue rose 2.4pp (in addition, Net financial result / Revenue rose 39.3pp added support while Other profit / Revenue fell 11.2pp 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 41.61% +31.7pp
Gross Margin 39.08% +11.9pp
SG&A / Revenue 10.43% +2.4pp
Non-core / Revenue 21.55% +28.0pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 96.2% of PBT and lifted net margin by 28.0pp — 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 4.5% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to 4.47%, rising 2.6pp. That translates to 4.47 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 41.0pp, with capital turnover fell 0.08x; with invested capital easing up by 188bn.

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 4.47% +2.6pp
NOPAT Margin 52.70% +41.0pp
Capital Turnover 0.08x −0.08x
Average Invested Capital 5,084.0bn +187.6bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is notably light for the real estate sector — liabilities at 0.84x equity, net debt at 0.11x equity.

Development inventory ended the period at 1,270.7bn, about 14.5% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 1,227.4bn of cash, mainly because of higher inventories and lower payables. Part of that drag was offset by lower receivables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +648.1bn
Inventories increased → lower CFO: −42.6bn
Payables decreased → lower CFO: −1,832.8bn

Is financial risk significant?

Leverage is safe but FCF is negative at 1,111.0bn due to capex of 1.3bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at 0.11x and interest coverage at 6.08x.

At present, short-term debt accounts for 97.6% of total debt, cash equals 13.8% of debt, and total debt stands at 591.7bn.

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

Watchpoints

Short-term refinancing pressure is meaningful

Short-term debt accounts for 97.6% of total debt, raising near-term refinancing needs.

Cash buffer is thin relative to debt

Cash / debt stands at 13.8%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.11x +0.04x
Interest Coverage 6.08x +2.71x
Cash / Debt 13.8% −1.0pp
Short-term Debt / Total Debt 97.6% +54.9pp
CFO / NI -6.23x −8.61x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -1,127.0bn in 2025, against investing cash flow of 702.8bn.

Post-investment cash flow was negative +424.3bn. Financing cash flow was positive +451.8bn.

CFO / net income was -6.23x.

After spending +1.3bn on fixed-asset investment, the business generated trailing free cash flow of −1,111.0bn.

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 1,109.7bn −1,303.1bn
Cash Capex 1.3bn
FCF TTM −1,111.0bn

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 31.7 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 41.61% after expanding 31.7pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 69.5% of PBT and CFO / net income currently at -6.23x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
473.3 729.2 432.4 1,265.8 1,049.9
Cost of Goods Sold
288.9 542.1 349.4 1,128.7 0.0
Gross Profit
184.3 187.1 82.9 137.1 228.7
Financial Expenses
51.5 36.7 46.9 57.3 -39.8
Selling Expenses
35.5 35.9 2.4 18.1 -54.5
General and Administrative Expenses
18.9 20.9 25.5 25.0 -36.7
Operating Profit
274.4 111.1 11.7 47.8 98.3
Profit Before Tax
210.6 98.1 5.0 44.3 83.6
Net Income
170.7 82.0 3.2 31.9 69.7
Profit Attributable to Parent
171.3 83.2 7.5 22.7 64.8
Earnings per Share
623.00 302.00 27.00 82.00 236.00

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