SGR
Tổng CTCP Địa ốc Sài Gòn ·HOSE ·2026Q1
▼▼ Declining sharply
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, SGR is holding revenue at an acceptable level, but margins are eroding visibly — earnings have been recovering gradually over multiple periods. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.
| 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 | 19.2 | 36.6 | 19.8 | 138.8 | 23.5 | 33.6 | 57.7 | 55.9 | 20.7 | 52.1 | 18.1 | 17.0 |
| Growth | -47% | +85% | -86% | +491% | -30% | -42% | +3% | +171% | -60% | +187% | +7% | — |
| Net Income | 4.7 | 12.5 | 15.5 | 48.9 | 18.9 | 64.9 | 42.5 | 16.0 | -13.6 | 55.5 | 18.7 | 41.8 |
| Net Margin | 24.62% | 34.22% | 78.51% | 35.27% | 80.61% | 193.40% | 73.71% | 28.56% | -65.68% | 106.50% | 102.97% | 246.21% |
Drivers of SGR's profit
Net profit attributable to parent declined vs last year, mainly due to weaker other profit. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to lower financial income. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 15.0% to 6.7% — net margin weakened the most, though asset turnover still provided support.
Is the profit sustainable?
Margins narrowed but earnings quality remains clean — pressure is mainly operational.
What is driving the margin?
Net margin fell to 38.13%, losing 45.3pp. The main pressure is SG&A / Revenue rose 3.5pp, outweighing the improvement in Gross margin rose 17.4pp (with lingering pressure from Other profit / Revenue fell 66.3pp and Net financial result / Revenue fell 2.6pp).
The pressure comes from non-core items while core operations hold their rhythm — margin has a basis to recover once this factor passes.
Profitability trend
TTM YoY · 2025Q1 -> 2026Q1
Is capital being used efficiently?
Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 5.2% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC edged up to 5.17%, rising 1.4pp. That translates to 5.17 in after-tax operating profit for every 100 units of operating capital. The main driver is NOPAT margin rose 9.5pp, with capital turnover broadly stable; while invested capital expanded strongly by 271bn.
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 notably light for the real estate sector — liabilities at 0.91x equity, net debt at 0.25x equity.
Development inventory ended the period at 536.9bn, about 19.6% of total assets — reflecting projects in progress awaiting handover.
Over the last 12 months, working capital absorbed 230.9bn 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
Is financial risk significant?
Leverage is safe but FCF is negative at 209.2bn due to capex of 4.1bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage is balanced for now, with net debt / equity at 0.25x and interest coverage at 3.16x.
At present, short-term debt accounts for 48.6% of total debt, cash equals 10.9% of debt, and total debt stands at 403.1bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Cash / debt stands at 10.9%, leaving limited liquidity buffer to monitor.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -120.6bn in 2025, against investing cash flow of -180.8bn.
Post-investment cash flow was negative +301.3bn. Financing cash flow was positive +381.0bn.
CFO / net income was -2.56x.
After spending +4.1bn on fixed-asset investment, the business generated trailing free cash flow of −209.2bn.
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 is showing a few weaker signals, but the current magnitude is not yet clear enough to conclude that this is a broader weakening phase. The brighter spot is earnings conversion is confirmed, with CFO/NI at -2.56x. The next item to monitor is capital efficiency, with ROIC at 5.2%. The main risk still sits in core profitability, with net margin down 45.3 pp.
Improvement: earnings conversion looks more confirmed, with CFO / net income at -2.56x.
Watchpoint: Capital efficiency needs cycle context.
Key risk: profitability remains under pressure, with trailing-12M net margin at 38.13% after a 45.3pp decline versus the same period last year.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
218.6 | 151.5 | 99.2 | 654.4 | 42.3 |
|
Cost of Goods Sold
|
75.5 | 76.8 | 51.4 | 318.5 | 0.0 |
|
Gross Profit
|
143.2 | 74.6 | 47.8 | 335.9 | 27.5 |
|
Financial Expenses
|
36.2 | 35.9 | 30.1 | 26.9 | -20.7 |
|
Selling Expenses
|
0.0 | 0.1 | 0.3 | 0.4 | -0.0 |
|
General and Administrative Expenses
|
46.9 | 54.6 | 35.9 | 108.3 | -38.1 |
|
Operating Profit
|
99.6 | -4.3 | 81.8 | 263.4 | -26.5 |
|
Profit Before Tax
|
96.9 | 78.6 | 128.3 | 262.8 | 65.3 |
|
Net Income
|
79.7 | 60.1 | 103.1 | 216.0 | 45.8 |
|
Profit Attributable to Parent
|
78.3 | 59.2 | 102.0 | 215.4 | 34.0 |
|
Earnings per Share
|
1,177.00 | 987.00 | 1,700.00 | 3,590.00 | 566.00 |
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