VRC

Bất động sản và Đầu tư VRC ·HOSE ·2026Q1

▼▼ Declining sharply

Margins remain under pressure Net margin 14.32%, −106.31pp YoY
Price
13,000
Latest close
03 Jun 2026
P/E 866.67x
P/B 0.51x
EPS 15
BVPS 25,471
ROE 0.1%
ROA 0.0%
Profit Margin 9.6%
Asset Turnover 0.00x
Equity Mult. 1.37x

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

What Is Changing

On a TTM 2026Q1 basis, VRC posted a very sharp profit drop versus the same period, showing that pressure has clearly fed through to the bottom line — profit momentum has been slowing across consecutive periods. The key watch now is how long the business needs to stabilize its profit base.

TTM REVENUE
VND 8bn
−11.0%YoY
NET MARGIN
14.32%
−106.3ppYoY
TTM NET PROFIT
VND 1bn
−89.4%YoY
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 1.0 2.4 1.0 3.2 0.5 1.1 1.0 6.0 7.0 1.0 1.0 1.0
Growth -56% +126% -67% +552% -54% +5% -83% -15% +578% +1% +1%
Net Income 0.1 0.6 0.0 0.4 9.7 0.4 0.1 0.2 1.1 0.1 0.1 0.1
Net Margin 5.21% 25.01% 2.62% 13.21% 1975.09% 39.09% 8.94% 2.94% 15.08% 7.01% 11.33% 11.35%

Drivers of VRC's profit

TTM

Net profit attributable to parent declined vs last year, mainly due to the main negative driver. Supporting and offsetting drivers:

Finance costs ↓ 2.7bn
Tax ↓ 2.2bn
TTM

Net profit attributable to parent declined vs prior quarter, mainly due to the main negative driver. Supporting and offsetting drivers:

Tax ↓ 2.7bn
Finance costs ↓ 1.6bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 0.8% = 120.6% × 0.00 × 1.37
2026Q1 0.1% = 14.3% × 0.00 × 1.37

ROE fell from 0.8% to 0.1% — net margin weakened the most, though leverage still provided support.

Net margin: 14.3% -106.3pp Asset turnover: 0.00x -0.00x Leverage: 1.37x +0.00x

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 14.32%, losing 106.3pp. The weakness is mainly from non-core drags (Net financial result / Revenue rose 28.1pp, Gross margin rose 2.0pp, and SG&A / Revenue fell 0.4pp still provides some support).

The pressure comes from core operations — this is a concerning type of decline, not a one-off movement.

Profitability trend

Net Margin 14.32% −106.3pp
Gross Margin 84.49% +2.0pp
SG&A / Revenue 39.97% −0.4pp

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 0.1% fluctuates with handover cycles.

Is capital being deployed efficiently?

ROIC stands at 0.07%, broadly flat versus the same period. That translates to 0.07 in after-tax operating profit for every 100 units of operating capital. NOPAT margin rose 26.8pp, but capital turnover broadly stable, with invested capital holding roughly steady — 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 0.07% +0.1pp
NOPAT Margin 15.46% +26.8pp
Capital Turnover 0.00x −0.00x
Average Invested Capital 1,595.2bn +19.5bn

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 0.37x equity, net debt at 0.25x equity.

Development inventory ended the period at 1,199.1bn, about 68.7% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 13.2bn of cash, mainly thanks to lower receivables and lower inventories.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables decreased → higher CFO: +3.8bn
Inventories decreased → higher CFO: +5.7bn
Payables increased → higher CFO: +3.7bn

Is financial risk significant?

Check leverage, liquidity, and cash-flow conversion.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 0.25x and interest coverage only at 0.52x.

At present, short-term debt accounts for 100.0% of total debt, cash equals 3.0% of debt, and total debt stands at 333.0bn.

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

Watchpoints

Interest coverage is thin

Interest coverage is 0.52x, leaving limited room to absorb financing costs.

Short-term refinancing pressure is meaningful

Short-term debt accounts for 100.0% of total debt, raising near-term refinancing needs.

Leverage and liquidity trend

Net Debt / Equity 0.25x −0.00x
Interest Coverage 0.52x +0.76x
Cash / Debt 3.0% −0.3pp
Short-term Debt / Total Debt 100.0% 0.0pp
CFO / NI 0.33x +2.61x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

Operating cash flow reached -5.4bn in 2025, against investing cash flow of -0.6bn.

Post-investment cash flow was negative +6.0bn. Financing cash flow was positive +4.6bn.

CFO / net income was 0.33x.

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 0.2bn +24.4bn
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 106.3 pp. The next watchpoint is effective tax rate looks unusual, with effective tax rate at 3.3%.

Watchpoint: the effective tax rate looks unusual, so current net profit may not fully reflect underlying earnings quality.

Key risk: profitability remains under pressure, with trailing-12M net margin at 14.32% after a 106.3pp decline versus the same period last year.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
7.1 15.1 3.9 3.6 3.8
Cost of Goods Sold
1.2 3.2 0.2 0.2 0.0
Gross Profit
5.9 11.9 3.7 3.5 3.6
Financial Expenses
1.0 6.5 0.0 3.5 -0.0
Selling Expenses
0.0 0.0 0.0 -0.0
General and Administrative Expenses
3.1 3.6 3.3 4.0 -2.5
Operating Profit
2.0 1.8 0.6 0.6 1.1
Profit Before Tax
1.8 2.3 0.7 18.8 0.8
Net Income
1.2 1.8 0.4 16.7 0.7
Profit Attributable to Parent
0.6 1.0 0.2 16.9 0.4
Earnings per Share
12.00 20.00 4.00 338.00 7.00

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