SCR

Địa ốc Sài Gòn Thương Tín ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 6.15%, +5.38pp YoY
Price
5,350
Latest close
03 Jun 2026
P/E 26.24x
P/B 0.43x
EPS 204
BVPS 12,466
ROE 1.6%
ROA 0.7%
Profit Margin 7.0%
Asset Turnover 0.10x
Equity Mult. 2.31x

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

What Is Changing

On a TTM 2026Q1 basis, SCR is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — earnings have been recovering gradually over multiple periods. However, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the improvement signal needs more time to confirm.

TTM REVENUE
VND 1,255bn
+49.4%YoY
NET MARGIN
6.15%
+5.4ppYoY
TTM NET PROFIT
VND 77bn
+1100.0%YoY
Non-core income / PBT
46.0%
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 150.4 264.3 431.6 409.0 109.9 470.5 184.4 75.3 69.0 98.4 123.1 68.7
Growth -43% -39% +6% +272% -77% +155% +145% +9% -30% -20% +79%
Net Income 11.7 33.5 1.8 30.2 1.9 2.8 0.8 0.9 4.8 5.6 3.6 4.0
Net Margin 7.76% 12.66% 0.42% 7.38% 1.73% 0.59% 0.45% 1.25% 6.91% 5.74% 2.93% 5.79%

Drivers of SCR's profit

TTM

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

Gross profit ↑ 434.5bn
Minority interests ↓ 12.5bn
Administrative expenses ↑ 147.8bn
Financial income ↓ 86.9bn
Finance costs ↑ 56.7bn
Other profit ↓ 51.6bn
TTM

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

Financial income ↑ 10.6bn
Deferred tax ↓ 6.1bn
Associates income ↑ 5.8bn
Other profit ↑ 3.9bn
Finance costs ↑ 15.8bn
Gross profit ↓ 3.2bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 0.1% = 0.8% × 0.07 × 2.13
2026Q1 1.4% = 6.1% × 0.10 × 2.31

ROE rose from 0.1% to 1.4% — all three components improved, with leverage contributing the most.

Net margin: 6.1% +5.4pp Asset turnover: 0.10x +0.03x Leverage: 2.31x +0.18x

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 6.15%, rising 5.4pp. Core operating signals are improving as Gross margin rose 35.9pp are enough to offset pressure from SG&A / Revenue rose 7.6pp (with lingering pressure from Net financial result / Revenue fell 18.2pp and Other profit / Revenue fell 4.3pp).

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

Net Margin 6.15% +5.4pp
Gross Margin 31.97% +35.9pp
SG&A / Revenue 18.98% +7.6pp
Non-core / Revenue -1.50% −22.5pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Other income share remains high

Even though contribution decreased by 22.5pp, other income still accounts for 73.2% of PBT — earnings durability should be monitored in coming periods.

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 1.2% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC edged up to 1.19%, rising 1.1pp. That translates to 1.19 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 8.3pp, with capital turnover broadly stable; while invested capital rose by 826bn.

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 1.19% +1.1pp
NOPAT Margin 8.97% +8.3pp
Capital Turnover 0.13x +0.04x
Average Invested Capital 9,470.5bn +826.4bn

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 1.41x equity, net debt at 0.83x equity.

Development inventory ended the period at 3,493.1bn, about 27.1% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 1,446.8bn 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: −1,733.6bn
Inventories increased → lower CFO: −114.4bn
Payables increased → higher CFO: +401.2bn

Is financial risk significant?

Leverage is safe but FCF is negative at 2,136.5bn due to capex of 657.9bn — an investment choice, not an urgent risk.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.83x and interest coverage only at 0.42x.

At present, short-term debt accounts for 34.7% of total debt, cash equals 3.6% of debt, and total debt stands at 4,609.2bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.42x, leaving limited room to absorb financing costs.

Cash buffer is thin relative to debt

Cash / debt stands at 3.6%, leaving limited liquidity buffer to monitor.

Leverage and liquidity trend

Net Debt / Equity 0.83x +0.16x
Interest Coverage 0.42x +0.32x
Cash / Debt 3.6% +0.2pp
Short-term Debt / Total Debt 34.7% −8.4pp
CFO / NI -16.84x +397.51x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -1,074.9bn in 2025, against investing cash flow of 920.3bn.

Post-investment cash flow was negative +154.6bn. Financing cash flow was positive +339.5bn.

CFO / net income was -16.84x.

After spending +657.9bn on fixed-asset investment, the business generated trailing free cash flow of −2,136.5bn.

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 1,478.7bn +422.2bn
Cash Capex 657.9bn +565.8bn
FCF TTM −2,136.5bn −143.6bn

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 5.4 pp. The next item to monitor is the earnings mix, when non-core contribution is 27.2%. The main risk still sits in leverage and liquidity, with interest coverage at 0.42x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 6.15% after expanding 5.4pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 27.2% of PBT and CFO / net income currently at -16.84x.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.42x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,227.4 799.1 371.2 893.3 1,683.2
Cost of Goods Sold
830.9 848.5 264.0 650.2 0.0
Gross Profit
396.5 -49.4 107.2 243.0 312.4
Financial Expenses
335.8 311.9 305.1 398.5 -407.7
Selling Expenses
10.7 18.8 22.2 78.9 -114.3
General and Administrative Expenses
208.4 57.5 108.7 105.7 -89.3
Operating Profit
145.5 30.0 14.0 79.7 232.7
Profit Before Tax
96.9 33.7 16.4 78.9 242.0
Net Income
67.4 4.2 15.4 56.1 194.2
Profit Attributable to Parent
76.3 2.9 8.7 50.2 187.1
Earnings per Share
177.00 7.00 22.00 127.00 510.82

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