VPI

Phát triển Bất động sản Văn Phú ·HOSE ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 13.91%, −4.94pp YoY
Price
60,700
Latest close
03 Jun 2026
P/E 69.06x
P/B 3.50x
EPS 879
BVPS 17,350
ROE 5.2%
ROA 2.0%
Profit Margin 13.8%
Asset Turnover 0.15x
Equity Mult. 2.61x

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

What Is Changing

On a TTM 2026Q1 basis, VPI is retaining some revenue, but margins are collapsing sharply — earnings have been recovering gradually over multiple periods. More notably, operating cash flow is significantly negative relative to profit — this is pressure that needs close monitoring.

TTM REVENUE
VND 2,044bn
+1.2%YoY
NET MARGIN
13.91%
−4.9ppYoY
TTM NET PROFIT
VND 284bn
−25.3%YoY
CFO / Net Income
-3.83x
negative cash flow vs profit
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 287.4 1,180.4 395.6 180.2 248.7 749.9 854.6 165.3 126.5 134.6 269.4 664.1
Growth -76% +198% +119% -28% -67% -12% +417% +31% -6% -50% -59%
Net Income 26.5 132.0 119.0 6.7 142.2 101.2 110.0 27.1 69.9 25.0 32.4 109.4
Net Margin 9.22% 11.19% 30.09% 3.69% 57.17% 13.50% 12.87% 16.37% 55.20% 18.56% 12.03% 16.47%

Drivers of VPI's profit

TTM

Net profit attributable to parent declined vs last year, mainly due to lower financial income. Supporting and offsetting drivers:

Gross profit ↑ 462.5bn
Financial income ↓ 188.0bn
Finance costs ↑ 109.1bn
Selling expenses ↑ 98.5bn
Administrative expenses ↑ 80.7bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to lower financial income. Supporting and offsetting drivers:

Gross profit ↑ 25.3bn
Tax ↓ 12.2bn
Financial income ↓ 111.9bn
Associates income ↓ 16.5bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 8.2% = 18.8% × 0.16 × 2.65
2026Q1 5.3% = 13.9% × 0.15 × 2.61

ROE fell from 8.2% to 5.3% — all three components weakened, with net margin being the main drag.

Net margin: 13.9% -4.9pp Asset turnover: 0.15x -0.02x Leverage: 2.61x -0.05x

Is the profit sustainable?

Margins narrowed but earnings quality remains clean — pressure is mainly operational.

very positive positive stable watch under pressure

What is driving the margin?

Net margin fell to 13.91%, losing 4.9pp. The main pressure is SG&A / Revenue rose 8.7pp, outweighing the improvement in Gross margin rose 22.4pp (in addition, Other profit / Revenue rose 0.4pp added support while Net financial result / Revenue fell 14.6pp remained a drag).

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

Profitability trend

Net Margin 13.91% −4.9pp
Gross Margin 38.98% +22.4pp
SG&A / Revenue 15.59% +8.7pp

TTM YoY · 2025Q1 -> 2026Q1

Is capital being used efficiently?

Capital efficiency for residential developers should be read alongside project cycles and handover timing — ROIC of 2.5% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC narrowed to 2.46%, falling 1.3pp. That translates to 2.46 in after-tax operating profit for every 100 units of operating capital. The main pressure came from NOPAT margin narrowed 5.2pp, outweighing the movement in capital turnover; while invested capital rose by 1,176bn.

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 2.46% −1.3pp
NOPAT Margin 13.69% −5.2pp
Capital Turnover 0.18x −0.02x
Average Invested Capital 11,377.9bn +1,176.3bn

Balance Sheet

ROIC for residential developers swings with project cycles and handover timing — the balance sheet below adds perspective. Capital structure is relatively light for the real estate sector — liabilities at 1.69x equity, net debt at 1.22x equity.

Development inventory ended the period at 5,245.3bn, about 35.6% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital absorbed 1,313.2bn of cash, mainly because of higher receivables and higher inventories. Part of that drag was offset by higher payables.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −538.9bn
Inventories increased → lower CFO: −1,937.0bn
Payables increased → higher CFO: +1,162.8bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 1.22x and interest coverage only at 1.93x.

At present, short-term debt accounts for 27.8% of total debt, cash equals 2.1% of debt, and total debt stands at 6,908.9bn.

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 1.22x, increasing balance-sheet pressure.

Interest coverage is thin

Interest coverage is 1.93x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 1.22x +0.22x
Interest Coverage 1.93x −2.63x
Cash / Debt 2.1% −10.3pp
Short-term Debt / Total Debt 27.8% +7.3pp
CFO / NI -3.83x −6.34x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 156.8bn in 2025, against investing cash flow of -806.4bn.

Post-investment cash flow was negative +649.5bn. Financing cash flow was positive +858.2bn.

CFO / net income was -3.83x.

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 1,079.2bn −2,028.6bn
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 4.9 pp. The next watchpoint is capital efficiency, with ROIC at 2.5%. The main offsetting support comes from earnings conversion is confirmed, with CFO/NI at -3.83x.

Improvement: earnings conversion looks more confirmed, with CFO / net income at -3.83x.

Watchpoint: Capital efficiency needs cycle context.

Key risk: profitability remains under pressure, with trailing-12M net margin at 13.91% after a 4.9pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
1,976.4 1,897.3 1,864.8 2,152.1 2,622.1
Cost of Goods Sold
1,227.3 1,577.6 565.5 985.1 0.0
Gross Profit
749.1 319.8 1,299.3 1,167.0 643.8
Financial Expenses
221.0 193.5 465.5 332.2 -124.7
Selling Expenses
62.1 7.5 141.1 120.3 -143.5
General and Administrative Expenses
213.7 137.2 219.4 246.1 -143.3
Operating Profit
513.6 346.7 615.5 613.8 389.4
Profit Before Tax
520.2 340.4 618.5 635.5 397.7
Net Income
392.9 303.9 450.8 492.3 354.3
Profit Attributable to Parent
390.6 328.5 496.2 539.7 355.9
Earnings per Share
1,221.00 1,112.00 2,051.00 2,230.00 1,617.54

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