TGG

The Golden Group ·UPCOM ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin −2.93%, −2.64pp YoY
Price
Latest close
P/E
P/B
EPS -277
BVPS 6,069
ROE -4.4%
ROA -2.7%
Profit Margin -2.4%
Asset Turnover 1.11x
Equity Mult. 1.65x

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

What Is Changing

On a TTM 2026Q1 basis, TGG posted a very sharp profit drop versus the same period, showing that pressure has clearly fed through to the bottom line — margins have been expanding consistently over multiple periods. More notably, profit is significantly supported by non-core sources and operating cash flow is not yet positive — the earnings quality picture needs close monitoring.

TTM REVENUE
VND 312bn
−27.5%YoY
NET MARGIN
−2.93%
−2.6ppYoY
TTM NET PROFIT
−VND 9bn
−644.2%YoY
Net financial result / PBT
39.0%
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 93.5 121.5 96.9 0.0 111.0 75.2 127.0 117.2 164.5 4.3 0.7 0.9
Growth -23% +25% +355992% -100% +48% -41% +8% -29% +3764% +545% -25%
Net Income -1.7 -2.7 -2.9 -1.8 -2.3 -2.8 5.7 -1.8 -15.0 -1.0 5.3 -46.4
Net Margin -1.87% -2.20% -2.97% -6724.84% -2.10% -3.74% 4.52% -1.55% -9.12% -23.73% 798.32% -5232.65%

Drivers of TGG's profit

TTM

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

Finance costs ↓ 1.5bn
Administrative expenses ↓ 0.9bn
Gross profit ↓ 13.6bn
Other profit ↓ 2.1bn
TTM

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

Gross profit ↑ 5.3bn
Administrative expenses ↓ 1.2bn
Other profit ↓ 1.9bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -0.9% = -0.3% × 1.36 × 2.39
2026Q1 -5.3% = -2.9% × 1.11 × 1.65

ROE fell from -0.9% to -5.3% — all three components weakened, with leverage being the main drag.

Net margin: -2.9% -2.6pp Asset turnover: 1.11x -0.26x Leverage: 1.65x -0.75x

Is the profit sustainable?

Margins are under pressure while earnings still rely significantly on non-core sources.

very positive positive stable watch under pressure

What is driving the margin?

Net margin fell to -2.93%, losing 2.6pp. The main pressure comes from SG&A / Revenue rose 2.3pp and Gross margin fell 0.2pp (in addition, Net financial result / Revenue rose 0.1pp added support while Other profit / Revenue fell 0.5pp remained a drag).

The pressure comes from core operations — this is a concerning type of decline, not a one-off movement.

Profitability trend

Net Margin -2.93% −2.6pp
Gross Margin 10.90% −0.2pp
SG&A / Revenue 12.67% +2.3pp
Non-core / Revenue -0.95% −0.4pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 0.4pp, financial result still accounts for 42.7% 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 fluctuates with handover cycles.

Is capital being deployed efficiently?

Track how much operating profit the business generates on invested capital.

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
NOPAT Margin
Capital Turnover 1.29x −0.58x
Average Invested Capital 242.1bn +12.1bn

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 0.60x equity, net debt at 0.35x equity.

Development inventory ended the period at 53.3bn, about 19.9% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 258.4bn of cash, mainly thanks to lower receivables and lower inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +11.9bn
Inventories decreased → higher CFO: +24.2bn
Payables increased → higher CFO: +222.2bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.35x and interest coverage only at -1.87x.

At present, short-term debt accounts for 100.0% of total debt, cash equals 15.0% of debt, and total debt stands at 66.9bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is -1.87x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 100.0% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.35x −0.13x
Interest Coverage -1.87x −1.59x
Cash / Debt 15.0% +6.3pp
Short-term Debt / Total Debt 100.0% +1.5pp
CFO / NI -33.82x −178.42x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 35.8bn in 2025, against investing cash flow of -3.6bn.

Post-investment cash flow was positive +32.2bn. Financing cash flow was negative +20.6bn.

CFO / net income was -33.82x.

Track how much investment can be funded internally from operating cash flow.

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 255.9bn +373.2bn
Cash Capex
FCF TTM

Investment Takeaway

The business is under real pressure, but the current picture has not turned broadly adverse. A notable area has clearly weakened, making the near-term outlook hard to call bright; even so, other parts of the business are still holding up, with margins remain under pressure remaining the main constraint, with net margin down 2.6 pp. The next watchpoint is the earnings mix, when non-core contribution is 39.0%.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 39.0% of PBT and CFO / net income currently at -33.82x.

Key risk: profitability remains under pressure, with trailing-12M net margin at -2.93% after a 2.6pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
429.4 483.9 6.9 318.4 700.5
Cost of Goods Sold
391.8 437.6 8.2 399.3 0.0
Gross Profit
37.6 46.3 -1.3 -80.9 46.4
Financial Expenses
5.4 6.3 5.3 11.5 -28.9
Selling Expenses
29.3 30.4 0.8 0.1 -6.9
General and Administrative Expenses
17.6 26.3 6.2 51.6 35.1
Operating Profit
-12.9 -15.3 -19.2 -116.6 71.0
Profit Before Tax
-10.0 -14.7 -19.3 -146.2 73.0
Net Income
-11.0 -16.9 -21.7 -159.9 76.8
Profit Attributable to Parent
-8.8 -13.6 -16.2 -103.6 69.4
Earnings per Share
-323.00 -498.78 -592.00 -3,797.00 1,548.40

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