VIC

Tập đoàn VINGROUP - CTCP ·HOSE ·2026Q1

▲▲ Improving positively

Operating efficiency is improving Net margin 4.10%, +1.71pp YoY
Price
197,600
Latest close
03 Jun 2026
P/E 108.72x
P/B 9.91x
EPS 1,818
BVPS 19,946
ROE 9.1%
ROA 1.4%
Profit Margin 4.0%
Asset Turnover 0.35x
Equity Mult. 6.43x

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

What Is Changing

On a TTM 2026Q1 basis, VIC is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — 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 352,959bn
+38.2%YoY
NET MARGIN
4.10%
+1.7ppYoY
TTM NET PROFIT
VND 14,483bn
+136.5%YoY
Non-core income / PBT
68.3%
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 104,352.0 163,159.4 39,135.1 46,312.3 84,053.3 65,243.8 62,850.0 43,304.4 21,738.5 27,427.8 47,947.9 47,143.3
Growth -36% +317% -15% -45% +29% +4% +45% +99% -21% -43% +2%
Net Income 5,610.8 3,581.3 3,025.3 2,265.4 2,243.3 1,182.5 2,014.9 684.0 1,335.1 494.7 567.3 398.0
Net Margin 5.38% 2.19% 7.73% 4.89% 2.67% 1.81% 3.21% 1.58% 6.14% 1.80% 1.18% 0.84%

Drivers of VIC's profit

TTM

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

Financial income ↑ 14,984.8bn
Other profit ↑ 11,867.9bn
Gross profit ↑ 7,738.7bn
Administrative expenses ↓ 2,465.4bn
Finance costs ↑ 19,823.7bn
Selling expenses ↑ 8,749.4bn
TTM

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

Gross profit ↑ 6,732.4bn
Other profit ↑ 4,228.3bn
Administrative expenses ↓ 1,388.0bn
Deferred tax ↓ 559.3bn
Finance costs ↑ 4,164.6bn
Minority interests ↑ 3,070.3bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 3.9% = 2.4% × 0.34 × 4.81
2026Q1 9.3% = 4.1% × 0.35 × 6.43

ROE rose from 3.9% to 9.3% — all three components improved, with leverage contributing the most.

Net margin: 4.1% +1.7pp Asset turnover: 0.35x +0.02x Leverage: 6.43x +1.62x

Is the profit sustainable?

Margins improved (+1.7pp), 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 4.10%, rising 1.7pp. Core operating signals are improving as SG&A / Revenue fell 2.7pp are enough to offset pressure from Gross margin fell 3.3pp (in addition, Other profit / Revenue rose 2.4pp added support while Net financial result / Revenue fell 1.6pp remained a drag).

Margin improves from both core operations and non-core items — the core foundation is positive, but the sustainability of non-core contributions needs monitoring.

Profitability trend

Net Margin 4.10% +1.7pp
Gross Margin 16.59% −3.3pp
SG&A / Revenue 13.46% −2.7pp
Non-core / Revenue 5.10% +0.8pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Other income is supporting margin

Other income accounts for 68.3% of PBT and lifted net margin by 0.8pp — 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 1.1% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC stands at 1.11%, broadly flat versus the same period. That translates to 1.11 in after-tax operating profit for every 100 units of operating capital. NOPAT margin steady, but capital turnover rose 0.15x, while invested capital rose by 49,580bn — the two factors are offsetting each other, keeping overall ROIC nearly unchanged.

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 1.11% +0.1pp
NOPAT Margin 1.30% −0.1pp
Capital Turnover 0.85x +0.15x
Average Invested Capital 414,770.7bn +49,579.6bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Leverage is well above the real estate sector norm — liquidity risk becomes material if handover slips — liabilities at 6.55x equity, net debt at 1.97x equity.

Development inventory ended the period at 201,580.3bn, about 18.0% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 87,955.8bn of cash, mainly thanks to higher payables. Pressure from higher receivables and higher inventories only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −37,626.4bn
Inventories increased → lower CFO: −81,498.3bn
Payables increased → higher CFO: +207,080.5bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 1.97x and interest coverage only at 0.19x.

At present, short-term debt accounts for 38.4% of total debt, cash equals 15.3% of debt, and total debt stands at 357,821.9bn.

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

Watchpoints

Net leverage is elevated

Net debt / equity stands at 1.97x, increasing balance-sheet pressure.

Interest coverage is thin

Interest coverage is 0.19x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 1.97x +0.60x
Interest Coverage 0.19x −0.21x
Cash / Debt 15.3% +2.2pp
Short-term Debt / Total Debt 38.4% −1.2pp
CFO / NI 8.03x +5.56x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Leverage needs watching — cash flow below shows the ability to service debt from operations. Operating cash flow reached 69,244.9bn in 2025, against investing cash flow of -139,928.4bn.

Post-investment cash flow was negative +70,683.5bn. Financing cash flow was positive +101,619.1bn.

CFO / net income was 8.03x.

After spending +83,437.0bn on fixed-asset investment, the business generated trailing free cash flow of +29,791.6bn.

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 113,228.6bn +86,368.5bn
Cash Capex 83,437.0bn +36,581.9bn
FCF TTM +29,791.6bn +49,786.6bn

Investment Takeaway

The business is heading the right way, but the current picture is still at partial confirmation — not yet a fully clean case. The positive points have clearly improved, showing the operating base is better than before. The brighter spot is operating efficiency, with net margin improving 1.7 pp. The next item to monitor is the earnings mix, when non-core contribution is -9.0%. The main risk still sits in leverage and liquidity, with interest coverage at 0.19x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 4.10% after expanding 1.7pp versus the same period last year.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 8.03x. Even so, net financial result still accounts for -9.0% of PBT, so the earnings mix still needs monitoring.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.19x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
331,837.6 189,068.0 161,427.6 101,793.6 125,306.3
Cost of Goods Sold
279,154.8 161,767.2 137,919.1 87,099.8 0.0
Gross Profit
52,682.8 27,300.8 23,508.5 14,693.8 33,679.7
Financial Expenses
47,293.0 31,208.1 22,841.4 14,326.3 -11,298.2
Selling Expenses
31,065.1 18,053.9 12,513.9 9,371.1 -7,051.6
General and Administrative Expenses
17,988.8 15,148.3 13,463.3 15,953.6 -24,177.2
Operating Profit
7,937.4 11,664.8 -4,905.4 8,004.4 6,905.5
Profit Before Tax
26,437.4 16,738.7 13,769.4 12,755.5 3,345.7
Net Income
11,064.8 5,276.1 2,056.1 2,044.3 -7,522.5
Profit Attributable to Parent
11,349.9 11,903.0 2,156.9 8,781.9 -2,771.4
Earnings per Share
1,432.00 3,045.00 565.00 2,367.00 -716.59

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