TIG
Tập đoàn Đầu tư Thăng Long ·HNX ·2026Q1
▼▼ Declining sharply
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.
| 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
Net profit attributable to parent declined vs last year, mainly due to lower gross profit. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to lower gross profit. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 5.4% to 1.8% — asset turnover weakened the most, though leverage still provided support.
Is the profit sustainable?
Margins are under pressure while earnings still rely significantly on non-core sources.
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
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
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
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
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 1.35x, leaving limited room to absorb financing costs.
Short-term debt accounts for 73.3% of total debt, raising near-term refinancing needs.
Leverage and liquidity trend
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
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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