VHD

Đầu tư Phát triển Nhà và Đô Thị VINAHUD ·UPCOM ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin −562.07%, −467.46pp YoY
Price
2,900
Latest close
29 May 2026
P/E -0.99x
P/B -2.46x
EPS -2,916
BVPS -1,178
ROE 19,592.2%
ROA -3.1%
Profit Margin -562.1%
Asset Turnover 0.01x
Equity Mult. -6,375.00x

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

What Is Changing

On a TTM 2026Q1 basis, VHD is under pressure on both revenue and margins simultaneously — profit momentum has been slowing across consecutive 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 20bn
−89.8%YoY
NET MARGIN
−562.07%
−467.5ppYoY
TTM NET PROFIT
−VND 111bn
+39.1%YoY
Net financial result / PBT
68.3%
affects earnings quality
Metric Q1'26 Q4'25 Q3'25 Q2'25 Q1'25 Q3'24 Q2'24 Q1'24 Q4'23 Q3'23 Q2'23 Q1'23
Revenue 0.8 9.7 7.6 1.6 20.4 52.5 69.4 50.1 91.3 69.3 78.5 71.7
Growth -91% +28% +389% -92% -61% -24% +39% -45% +32% -12% +9%
Net Income -23.3 -32.0 -22.4 -33.1 -24.3 -51.2 -55.1 -51.4 -78.4 -67.2 -60.3 0.6
Net Margin -2777.02% -329.09% -294.90% -2133.05% -118.78% -97.60% -79.36% -102.76% -85.89% -97.05% -76.83% 0.83%

Drivers of VHD's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by lower finance costs. Supporting and offsetting drivers:

Finance costs ↓ 101.8bn
Financial income ↓ 21.4bn
Gross profit ↓ 7.5bn
TTM

Net profit attributable to parent increased vs prior quarter, mainly helped by lower finance costs. Supporting and offsetting drivers:

Finance costs ↓ 5.2bn
Tax ↓ 0.3bn
Financial income ↓ 3.2bn
Gross profit ↓ 1.1bn
Other profit ↓ 0.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -143.4% = -94.6% × 0.04 × 33.76
2026Q1 19592.2% = -562.1% × 0.01 × -6375.00

ROE edged up from -143.4% to 19592.2%, but the main driver was not core operations.

Net margin: -562.1% -467.5pp Asset turnover: 0.01x -0.04x Leverage: -6375.00x -6408.76x

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 -562.07%, losing 467.5pp. The main pressure is SG&A / Revenue rose 164.2pp, outweighing the improvement in Gross margin rose 9.0pp (with lingering pressure from Net financial result / Revenue fell 300.0pp and Other profit / Revenue fell 5.4pp).

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

Profitability trend

Net Margin -562.07% −467.5pp
Gross Margin 14.39% +9.0pp
SG&A / Revenue 185.34% +164.2pp
Non-core / Revenue -386.59% −305.4pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result share remains high

Even though contribution decreased by 305.4pp, financial result still accounts for 69.3% 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 of -8.0% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC expanded to -8.01%, rising 1.5pp. That translates to -8.01 in after-tax operating profit for every 100 units of operating capital. NOPAT margin narrowed 452.9pp and capital turnover fell 0.09x both supported ROIC, while invested capital contracted by 555bn.

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 -8.01% +1.5pp
NOPAT Margin -547.33% −452.9pp
Capital Turnover 0.01x −0.09x
Average Invested Capital 1,347.2bn −555.5bn

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 -158.84x equity, with a net cash position equivalent to 27.97x equity.

Development inventory ended the period at 1,675.6bn, about 49.4% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 318.2bn of cash, mainly thanks to lower receivables and higher payables. Pressure from higher inventories only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +143.2bn
Inventories increased → lower CFO: −27.3bn
Payables increased → higher CFO: +202.4bn

Is financial risk significant?

Financial risk is low — the company has net cash and CFO reached 16.5bn.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at -27.97x and interest coverage only at -1.15x.

At present, short-term debt accounts for 78.2% of total debt, cash equals 1.1% of debt, and total debt stands at 1,264.9bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is -1.15x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 78.2% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity -27.97x −61.07x
Interest Coverage -1.15x −0.22x
Cash / Debt 1.1% +0.7pp
Short-term Debt / Total Debt 78.2% +59.4pp
CFO / NI -0.12x −1.59x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 16.5bn in 2025, against investing cash flow of 718.7bn.

Post-investment cash flow was positive +735.2bn. Financing cash flow was negative +730.7bn.

CFO / net income was -0.12x.

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 13.3bn +280.2bn
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 467.5 pp. The next watchpoint is the earnings mix, when non-core contribution is 68.3%.

Watchpoint: the earnings mix still needs monitoring, with net financial result still accounting for 68.3% of PBT and CFO / net income currently at -0.12x.

Key risk: profitability remains under pressure, with trailing-12M net margin at -562.07% after a 467.5pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
39.3 194.9 310.8 423.8 123.4
Cost of Goods Sold
35.4 184.3 296.8 375.2 0.0
Gross Profit
3.9 10.6 14.0 48.5 2.5
Financial Expenses
99.6 388.0 169.9 2.4 -0.2
Selling Expenses
0.4 0.3 1.3 1.2 -0.0
General and Administrative Expenses
36.5 41.5 31.2 19.2 -0.8
Operating Profit
-110.0 -196.2 -145.3 26.8 1.5
Profit Before Tax
-110.9 -197.3 -142.1 26.6 1.6
Net Income
-112.0 -178.1 -163.7 21.2 1.5
Profit Attributable to Parent
-112.0 -178.1 -163.7 21.2 1.5
Earnings per Share
-2,947.00 -4,687.00 -4,309.00 558.00 214.00

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