TIP

Phát triển Khu Công nghiệp Tín Nghĩa ·HOSE ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 159.19%, +49.70pp YoY
Price
18,200
Latest close
03 Jun 2026
P/E 5.07x
P/B 0.61x
EPS 3,590
BVPS 29,675
ROE 12.4%
ROA 10.9%
Profit Margin 158.0%
Asset Turnover 0.07x
Equity Mult. 1.14x

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

What Is Changing

On a TTM 2026Q1 basis, TIP has not accelerated revenue, but profitability is improving more visibly — profit is at an all-time high. However, a significant portion of profit is supported by non-core sources, making the picture not entirely clear.

TTM REVENUE
VND 148bn
−9.4%YoY
NET MARGIN
159.19%
+49.7ppYoY
TTM NET PROFIT
VND 235bn
+31.7%YoY
Net financial result / PBT
72.9%
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 33.1 40.1 38.6 35.9 33.6 48.3 40.5 40.7 38.4 47.5 40.4 38.0
Growth -18% +4% +8% +7% -30% +19% -1% +6% -19% +18% +6%
Net Income 37.0 98.0 29.0 71.1 20.0 70.2 20.3 68.0 28.1 104.1 69.4 15.2
Net Margin 111.88% 244.23% 75.04% 198.30% 59.55% 145.44% 50.14% 167.11% 73.12% 218.97% 171.67% 39.99%

Drivers of TIP's profit

TTM

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

Financial income ↑ 47.9bn
Other profit ↑ 10.5bn
Administrative expenses ↓ 6.6bn
Tax ↑ 10.5bn
TTM

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

Financial income ↑ 25.1bn
Tax ↑ 5.0bn
Associates income ↓ 2.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 9.9% = 109.5% × 0.08 × 1.14
2026Q1 12.5% = 159.2% × 0.07 × 1.14

ROE rose from 9.9% to 12.5% — mainly driven by net margin, despite asset turnover and leverage moving in the opposite direction.

Net margin: 159.2% +49.7pp Asset turnover: 0.07x -0.01x Leverage: 1.14x -0.00x

Is the profit sustainable?

Margins improved (+49.7pp), but earnings still rely significantly on non-core sources — warrants closer scrutiny.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 159.19%, rising 49.7pp. The main driver is Gross margin rose 4.9pp, moving in line with the stronger net margin (with additional support from Net financial result / Revenue rose 45.9pp and Other profit / Revenue rose 6.4pp).

Most of the margin increase comes from non-core items — core operations have not kept pace, this is a margin expansion to watch carefully.

Profitability trend

Net Margin 159.19% +49.7pp
Gross Margin 65.30% +4.9pp
SG&A / Revenue 14.94% −2.6pp
Non-core / Revenue 142.10% +52.3pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 73.4% of PBT and lifted net margin by 52.3pp — separate the operating contribution from this source.

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC may fluctuate with business specifics.

Is capital being deployed efficiently?

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

Industry characteristics make ROIC cyclical — this is a reference signal and should be read with the business context.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC
NOPAT Margin 159.93% +44.6pp
Capital Turnover
Average Invested Capital

Balance Sheet

ROIC above should be read with industry context — the balance sheet below adds perspective. Capital structure is notably light for the real estate sector — liabilities at 0.13x equity, with a net cash position equivalent to 0.08x equity.

Over the last 12 months, working capital released 26.3bn of cash, mainly thanks to lower receivables and lower inventories. Pressure from lower payables only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +42.7bn
Inventories decreased → higher CFO: +3.5bn
Payables decreased → lower CFO: −19.9bn

Working Capital Efficiency

Track receivable, inventory, and payable turns to judge working-capital efficiency.

Track DSO, DIO, DPO components to evaluate working capital turnover efficiency.

Working capital metrics in this industry should be read alongside business model specifics — DSO/DIO/DPO/CCC can be distorted by operational factors not reflected in raw numbers.

Watchpoints

Inventory turnover is slowing

DIO increased by +145.8 days, suggesting more capital is being tied up in inventories.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 26.0 days −8.6 days
Inventory 933.5 days +145.8 days
Payables
Cash Conversion Cycle

Is financial risk significant?

Financial risk is low — the company has net cash and CFO reached 40.3bn.

Leverage & Liquidity

Leverage looks fairly comfortable, with net debt / equity at -0.08x and interest coverage at 1259.30x.

Debt maturity and the cash buffer remain the two key areas to monitor.

Leverage should be read alongside project structure, regulated assets, or industry-specific capital recovery.

Leverage and liquidity trend

Net Debt / Equity -0.08x −0.06x
Interest Coverage 1259.30x +1210.99x
Cash / Debt
Short-term Debt / Total Debt
CFO / NI 0.21x −0.09x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 40.3bn in 2025, against investing cash flow of 1,249.5bn.

Post-investment cash flow was positive +1,289.8bn. Financing cash flow was negative +191.0bn.

CFO / net income was 0.21x.

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

FCF and CFO in this industry should be read alongside investment cycles and business model specifics.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 48.0bn −2.8bn
Cash Capex
FCF TTM

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 49.7 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 159.19% after expanding 49.7pp versus the same period last year.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 72.9% of PBT and CFO / net income currently at 0.21x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
148.2 167.9 157.7 222.8 247.4
Cost of Goods Sold
51.6 70.1 70.6 98.5 0.0
Gross Profit
96.7 97.7 87.2 124.3 167.2
Financial Expenses
0.9 -10.6 13.3 0.0 -0.0
Selling Expenses
0.0 0.0 0.0 -0.0
General and Administrative Expenses
21.3 30.7 31.5 30.0 -26.8
Operating Profit
268.3 243.3 218.6 116.1 128.0
Profit Before Tax
267.7 231.0 217.2 112.4 125.4
Net Income
218.1 186.6 178.4 103.5 92.2
Profit Attributable to Parent
216.0 182.5 173.9 100.1 89.6
Earnings per Share
3,322.00 2,807.00 2,676.00 2,308.00 3,447.00

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