VRC
Bất động sản và Đầu tư VRC ·HOSE ·2026Q1
▼▼ Declining sharply
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.
| 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
Net profit attributable to parent declined vs last year, mainly due to the main negative driver. Supporting and offsetting drivers:
Net profit attributable to parent declined vs prior quarter, mainly due to the main negative driver. Supporting and offsetting drivers:
Financial Highlights
Detailed analysis of each financial dimension
ROE = Profit Margin × Asset Turnover × Equity Multiplier
ROE fell from 0.8% to 0.1% — net margin weakened the most, though leverage still provided support.
Is the profit sustainable?
Margins narrowed but earnings quality remains clean — pressure is mainly operational.
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
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
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
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 0.52x, 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 -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
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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