VPH
Vạn Phát Hưng ·HOSE ·2026Q1
▼▼ Declining sharply
TTM · Applied to: EPS, ROE, ROA, Net Margin, Asset Turnover, Debt/Equity
What Is Changing
On a TTM 2026Q1 basis, VPH is holding revenue at an acceptable level, but margins are eroding visibly — 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 | 35.4 | 53.2 | 38.6 | 33.7 | 9.2 | 12.3 | 18.4 | 8.8 | 6.7 | 26.9 | 2.8 | 34.6 |
| Growth | -34% | +38% | +14% | +268% | -25% | -33% | +108% | +31% | -75% | +865% | -92% | — |
| Net Income | -9.4 | -0.3 | -10.2 | -0.1 | -9.2 | -10.9 | 183.3 | -22.3 | -14.8 | 22.9 | -19.6 | 6.8 |
| Net Margin | -26.65% | -0.65% | -26.36% | -0.36% | -100.44% | -88.90% | 998.02% | -253.07% | -219.22% | 85.06% | -703.36% | 19.59% |
Drivers of VPH's profit
Net profit attributable to parent declined vs last year, mainly due to lower financial income. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to higher finance costs. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 13.5% to -1.9% — net margin weakened the most, though asset turnover 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 -12.47%, losing 302.1pp. The main pressure is Gross margin fell 0.0pp, outweighing the improvement in SG&A / Revenue fell 148.8pp (with lingering pressure from Net financial result / Revenue fell 513.7pp and Other profit / Revenue fell 0.1pp).
The pressure comes from non-core items while core operations hold their rhythm — margin has a basis to recover once this factor passes.
Profitability trend
TTM YoY · 2025Q1 -> 2026Q1
Watchpoints
Even though contribution decreased by 513.8pp, financial result still accounts for 65.9% 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 -1.7% fluctuates with handover cycles.
Is capital being deployed efficiently?
ROIC fell to -1.69%, losing 12.5pp. That translates to -1.69 in after-tax operating profit for every 100 units of operating capital. Although capital turnover rose 0.08x, NOPAT margin narrowed 360.7pp still pulled ROIC lower, with invested capital easing slightly by 124bn.
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 0.91x equity, net debt at 0.57x equity.
Over the last 12 months, working capital absorbed 465.7bn of cash, mainly because of higher receivables. Part of that drag was offset by lower inventories and higher payables.
Working Capital Drivers
TTM YoY · 2025Q1 -> 2026Q1
Is financial risk significant?
Leverage is safe but FCF is negative at 502.9bn due to capex of 4.8bn — an investment choice, not an urgent risk.
Leverage & Liquidity
Leverage warrants monitoring, with net debt / equity at 0.57x and interest coverage only at -0.75x.
At present, short-term debt accounts for 100.0% of total debt, cash equals 10.3% of debt, and total debt stands at 643.0bn.
Leverage for residential developers should be read alongside project cycles, development inventory, and handover timing.
Watchpoints
Interest coverage is -0.75x, leaving limited room to absorb financing costs.
Short-term debt accounts for 100.0% of total debt, raising near-term refinancing needs.
Leverage and liquidity trend
TTM YoY · 2025Q1 -> 2026Q1
Cash Flow
Operating cash flow reached -430.5bn in 2025, against investing cash flow of 188.8bn.
Post-investment cash flow was negative +241.7bn. Financing cash flow was positive +91.9bn.
CFO / net income was 24.83x.
After spending +4.8bn on fixed-asset investment, the business generated trailing free cash flow of −502.9bn.
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 showing a few weaker signals, but the current magnitude is not yet clear enough to conclude that this is a broader weakening phase. Even so, earnings quality still needs closer monitoring because net financial result remains elevated. The main risk still sits in core profitability, with net margin down 302.1 pp.
Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 24.83x. Even so, net financial result still accounts for 39.0% of PBT, so the earnings mix still needs monitoring.
Key risk: profitability remains under pressure, with trailing-12M net margin at -12.47% after a 302.1pp decline versus the same period last year.
Statement Data
| Item | 2025 | 2024 | 2023 | 2022 | 2021 |
|---|---|---|---|---|---|
|
Net Revenue
|
134.6 | 47.4 | 73.1 | 161.6 | 289.3 |
|
Cost of Goods Sold
|
115.4 | 43.8 | 29.5 | 62.3 | 0.0 |
|
Gross Profit
|
19.3 | 3.6 | 43.6 | 99.3 | 151.8 |
|
Financial Expenses
|
29.3 | 178.9 | 68.9 | 36.3 | -35.2 |
|
Selling Expenses
|
0.3 | 0.0 | 2.3 | 10.3 | -20.3 |
|
General and Administrative Expenses
|
40.0 | 45.7 | 59.5 | 53.4 | -51.7 |
|
Operating Profit
|
-25.4 | 158.2 | -13.3 | 16.9 | 111.4 |
|
Profit Before Tax
|
-20.0 | 159.7 | 5.1 | 32.9 | 106.3 |
|
Net Income
|
-20.6 | 129.5 | -0.8 | 19.8 | 80.1 |
|
Profit Attributable to Parent
|
-20.6 | 129.5 | -0.9 | 19.7 | 80.1 |
|
Earnings per Share
|
-216.00 | 1,358.00 | -9.00 | 206.00 | 841.00 |
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