VPI
Phát triển Bất động sản Văn Phú ·HOSE ·2026Q1
▼▼ Declining sharply
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.
| 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
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 lower financial income. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 8.2% to 5.3% — all three components weakened, with net margin being the main drag.
Is the profit sustainable?
Margins narrowed but earnings quality remains clean — pressure is mainly operational.
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
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
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
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 debt / equity stands at 1.22x, increasing balance-sheet pressure.
Interest coverage is 1.93x, leaving limited room to absorb financing costs.
Leverage and liquidity trend
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
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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