TIG

Tập đoàn Đầu tư Thăng Long ·HNX ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 4.55%, −4.13pp YoY
Price
6,600
Latest close
04 Jun 2026
P/E 32.35x
P/B 0.59x
EPS 204
BVPS 11,249
ROE 1.9%
ROA 1.0%
Profit Margin 4.9%
Asset Turnover 0.21x
Equity Mult. 1.90x

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

What Is Changing

On a TTM 2026Q1 basis, TIG posted a very sharp profit drop versus the same period, showing that pressure has clearly fed through to the bottom line — margins have been compressing consistently over multiple periods. More notably, a significant portion of profit is supported by non-core sources, further affecting earnings quality.

TTM REVENUE
VND 847bn
−42.6%YoY
NET MARGIN
4.55%
−4.1ppYoY
TTM NET PROFIT
VND 39bn
−69.9%YoY
Net financial result / PBT
55.8%
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 155.5 261.7 170.9 259.3 382.2 400.3 381.0 312.1 405.9 409.7 322.3 249.6
Growth -41% +53% -34% -32% -5% +5% +22% -23% -1% +27% +29%
Net Income 6.0 22.5 2.6 7.4 38.2 -42.6 61.4 71.1 50.8 20.6 61.7 67.4
Net Margin 3.89% 8.59% 1.54% 2.84% 9.98% -10.65% 16.12% 22.78% 12.53% 5.04% 19.14% 27.00%

Drivers of TIG's profit

TTM

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

Finance costs ↓ 72.2bn
Tax ↓ 32.5bn
Other profit ↑ 12.9bn
Gross profit ↓ 108.3bn
Administrative expenses ↑ 50.4bn
Financial income ↓ 38.1bn
TTM

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

Financial income ↑ 12.1bn
Tax ↓ 10.4bn
Gross profit ↓ 47.0bn
Selling expenses ↑ 4.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 5.4% = 8.7% × 0.36 × 1.71
2026Q1 1.8% = 4.5% × 0.21 × 1.90

ROE fell from 5.4% to 1.8% — asset turnover weakened the most, though leverage still provided support.

Net margin: 4.5% -4.1pp Asset turnover: 0.21x -0.15x Leverage: 1.90x +0.19x

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 4.55%, losing 4.1pp. The main pressure is SG&A / Revenue rose 10.0pp, outweighing the improvement in Gross margin rose 0.2pp (with additional support from Net financial result / Revenue rose 4.0pp and Other profit / Revenue rose 0.4pp).

Margin is under pressure from multiple sides — temporary and structural components need to be separated to properly assess the risk.

Profitability trend

Net Margin 4.55% −4.1pp
Gross Margin 17.64% +0.2pp
SG&A / Revenue 13.65% +10.0pp
Non-core / Revenue 2.88% +4.4pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 70.3% of PBT and lifted net margin by 4.4pp — 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 1.4% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC fell to 1.42%, losing 3.1pp. That translates to 1.42 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin narrowed 4.5pp and capital turnover fell 0.20x, with invested capital holding roughly steady — pressure came from both operational efficiency and asset efficiency.

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 1.42% −3.1pp
NOPAT Margin 5.21% −4.5pp
Capital Turnover 0.27x −0.20x
Average Invested Capital 3,101.8bn −48.7bn

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 0.88x equity, net debt at 0.50x equity.

Development inventory ended the period at 587.7bn, about 14.4% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 322.8bn of cash, mainly thanks to lower receivables. Pressure from higher inventories and lower payables only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +446.8bn
Inventories increased → lower CFO: −103.3bn
Payables decreased → lower CFO: −20.7bn

Is financial risk significant?

Financial risk is low — leverage is safe, both CFO and FCF are positive.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.50x and interest coverage only at 1.35x.

At present, short-term debt accounts for 73.3% of total debt, cash equals 1.2% of debt, and total debt stands at 1,097.3bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 1.35x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 73.3% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.50x +0.12x
Interest Coverage 1.35x −0.31x
Cash / Debt 1.2% −13.2pp
Short-term Debt / Total Debt 73.3% +35.6pp
CFO / NI 8.07x +7.14x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 0.3bn in 2025, against investing cash flow of -603.5bn.

Post-investment cash flow was negative +603.1bn. Financing cash flow was positive +335.3bn.

CFO / net income was 8.07x.

After spending +119.0bn on fixed-asset investment, the business generated trailing free cash flow of +216.3bn.

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 335.3bn +213.0bn
Cash Capex 119.0bn −6.0bn
FCF TTM +216.3bn +218.9bn

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 4.1 pp. The next watchpoint is the earnings mix, when non-core contribution is 55.8%.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 8.07x. Even so, net financial result still accounts for 55.8% of PBT, so the earnings mix still needs monitoring.

Key risk: profitability remains under pressure, with trailing-12M net margin at 4.55% after a 4.1pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,072.2 1,495.7 1,232.6 943.5 905.7
Cost of Goods Sold
864.7 1,239.7 1,084.5 812.5 0.0
Gross Profit
207.4 255.9 148.1 131.0 159.0
Financial Expenses
45.6 86.1 3.9 8.0 -7.0
Selling Expenses
11.3 9.2 11.4 24.6 -31.6
General and Administrative Expenses
102.3 29.2 25.5 17.8 -20.2
Operating Profit
113.5 252.0 287.8 276.7 267.3
Profit Before Tax
104.8 237.8 284.1 275.9 265.4
Net Income
71.8 176.3 226.4 221.3 214.3
Profit Attributable to Parent
74.4 176.6 222.1 227.2 204.5
Earnings per Share
384.00 912.00 1,249.00 1,491.00 1,770.00

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