XMC

Đầu tư và Xây dựng Xuân Mai ·UPCOM ·2026Q1

▲ Showing improvement

Operating efficiency is improving Net margin 1.81%, +2.03pp YoY
Price
10,100
Latest close
02 Jun 2026
P/E 18.89x
P/B 0.79x
EPS 535
BVPS 12,804
ROE 4.3%
ROA 1.2%
Profit Margin 1.7%
Asset Turnover 0.71x
Equity Mult. 3.57x

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

What Is Changing

On a TTM 2026Q1 basis, XMC is improving on both revenue and margins, suggesting current growth is backed by both scale and operating efficiency — the growth momentum has held across consecutive periods. However, most of the profit comes from non-core sources — this needs careful evaluation before concluding on growth quality.

TTM REVENUE
VND 2,251bn
+46.5%YoY
NET MARGIN
1.81%
+2.0ppYoY
TTM NET PROFIT
VND 41bn
+1262.7%YoY
Net financial result / PBT
165.9%
affects earnings quality
Metric Q1'26 Q4'25 Q3'25 Q2'25 Q1'25 Q3'24 Q2'24 Q1'24 Q4'23 Q3'23 Q2'23 Q1'23
Revenue 480.1 579.3 622.9 568.7 263.7 291.5 507.4 474.4 864.6 517.7 571.3 234.5
Growth -17% -7% +10% +116% -10% -43% +7% -45% +67% -9% +144%
Net Income 4.2 14.5 7.2 14.7 -8.2 -0.3 10.5 -5.5 45.7 -12.3 18.8 -7.8
Net Margin 0.88% 2.50% 1.16% 2.59% -3.10% -0.11% 2.07% -1.16% 5.28% -2.38% 3.30% -3.34%

Drivers of XMC's profit

TTM

Net profit attributable to parent increased vs last year, mainly helped by higher financial income. Supporting and offsetting drivers:

Financial income ↑ 124.8bn
Gross profit ↑ 37.3bn
Finance costs ↓ 7.9bn
Administrative expenses ↑ 156.3bn
TTM

Net profit attributable to parent increased vs prior quarter, mainly helped by higher financial income. Supporting and offsetting drivers:

Financial income ↑ 17.8bn
Gross profit ↑ 5.4bn
Administrative expenses ↑ 6.9bn
Finance costs ↑ 3.4bn

Financial Highlights

Detailed analysis of each financial dimension

ROE = Profit Margin × Asset Turnover × Equity Multiplier

2025Q1 -0.4% = -0.2% × 0.46 × 3.68
2026Q1 4.5% = 1.8% × 0.71 × 3.57

ROE rose from -0.4% to 4.5% — mainly driven by asset turnover, despite leverage moving in the opposite direction.

Net margin: 1.8% +2.0pp Asset turnover: 0.71x +0.25x Leverage: 3.57x -0.11x

Is the profit sustainable?

Margins improved (+2.0pp), but earnings still rely significantly on non-core sources — warrants closer scrutiny.

very positive positive stable watch under pressure

What is driving the margin?

Net margin expanded to 1.81%, rising 2.0pp. Despite pressure from SG&A / Revenue rose 5.3pp and Gross margin fell 1.5pp, the offset came from Net financial result / Revenue rose 7.0pp and Other profit / Revenue rose 0.0pp.

Margin improves from both core operations and non-core items — the core foundation is positive, but the sustainability of non-core contributions needs monitoring.

Profitability trend

Net Margin 1.81% +2.0pp
Gross Margin 8.46% −1.5pp
SG&A / Revenue 10.57% +5.3pp
Non-core / Revenue 3.65% +7.0pp

TTM YoY · 2025Q1 -> 2026Q1

Watchpoints

Financial result is supporting margin

Financial result accounts for 174.2% of PBT and lifted net margin by 7.0pp — separate the operating contribution from this source.

Is capital being used efficiently?

Capital efficiency should be read in industry context — ROIC of 1.9% may fluctuate with business specifics.

Is capital being deployed efficiently?

ROIC expanded to 1.93%, rising 2.0pp. That translates to 1.93 in after-tax operating profit for every 100 units of operating capital. Both NOPAT margin rose 1.8pp and capital turnover rose 0.44x, with invested capital easing slightly by 196bn — capital-return quality improved from both sides.

Industry characteristics make ROIC cyclical — this is a reference signal and should be read with the business context.

CAPITAL EFFICIENCY TREND

TTM YoY · 2025Q1 -> 2026Q1

ROIC 1.93% +2.0pp
NOPAT Margin 1.67% +1.8pp
Capital Turnover 1.16x +0.44x
Average Invested Capital 1,947.8bn −196.3bn

Balance Sheet

ROIC above should be read with industry context — the balance sheet below adds perspective. Capital structure is typical for the real estate sector — liabilities at 2.81x equity, net debt at 1.11x equity.

Development inventory ended the period at 979.6bn, about 28.2% of total assets — reflecting projects in progress awaiting handover.

Over the last 12 months, working capital released 180.5bn of cash, mainly thanks to lower inventories and higher payables. Pressure from higher receivables only partly offset that benefit.

Working Capital Drivers

TTM YoY · 2025Q1 -> 2026Q1

Receivables increased → lower CFO: −39.2bn
Inventories decreased → higher CFO: +51.9bn
Payables increased → higher CFO: +167.8bn

Working Capital Efficiency

Working capital is being managed more efficiently, supporting overall capital efficiency. Cash conversion cycle improved by 160.4 days versus the same period last year. The main moves came from DIO fell 116.4 days, DSO fell 84.9 days, and DPO fell 40.9 days.

Improvement comes mainly from faster inventory turnover — watch whether this trend persists in coming periods.

Working capital metrics in this industry should be read alongside business model specifics — DSO/DIO/DPO/CCC can be distorted by operational factors not reflected in raw numbers.

Watchpoints

Cash conversion cycle remains stretched

CCC stands at 246.5 days, suggesting that working capital remains tied up for a relatively long operating cycle.

Working Capital Efficiency

TTM YoY · 2025Q1 -> 2026Q1

Receivables 169.2 days −84.9 days
Inventory 166.1 days −116.4 days
Payables 88.8 days −40.9 days
Cash Conversion Cycle 246.5 days −160.4 days

Is financial risk significant?

Financial risk is low — leverage is safe, both CFO and FCF are positive.

Leverage & Liquidity

Leverage warrants monitoring, with net debt / equity at 1.11x and interest coverage only at 0.61x.

At present, short-term debt accounts for 60.3% of total debt, cash equals 13.6% of debt, and total debt stands at 1,178.5bn.

Leverage should be read alongside project structure, regulated assets, or industry-specific capital recovery.

Watchpoints

Net leverage is elevated

Net debt / equity stands at 1.11x, increasing balance-sheet pressure.

Interest coverage is thin

Interest coverage is 0.61x, leaving limited room to absorb financing costs.

Leverage and liquidity trend

Net Debt / Equity 1.11x −0.13x
Interest Coverage 0.61x +0.55x
Cash / Debt 13.6% +8.2pp
Short-term Debt / Total Debt 60.3% −0.4pp
CFO / NI 6.70x +111.33x

TTM YoY · 2025Q1 -> 2026Q1

Cash Flow

With safe leverage noted above, cash flow below shows the self-funding capacity. Operating cash flow reached 243.7bn in 2025, against investing cash flow of -245.7bn.

Post-investment cash flow was negative +1.9bn. Financing cash flow was positive +239.0bn.

CFO / net income was 6.70x.

After spending +40.5bn on fixed-asset investment, the business generated trailing free cash flow of +215.3bn.

FCF and CFO in this industry should be read alongside investment cycles and business model specifics.

Cash Conversion

TTM Cash Conversion · 2025Q1 -> 2026Q1

CFO TTM 255.8bn −47.8bn
Cash Capex 40.5bn +26.4bn
FCF TTM +215.3bn −74.1bn

Investment Takeaway

The business is showing brightening signals, but the improvement is still early and not yet thick enough to read as a confirmed trend. The brighter spot is operating efficiency, with net margin improving 2.0 pp. Even so, earnings quality still needs closer monitoring because net financial result remains elevated. The main risk still sits in leverage and liquidity, with interest coverage at 0.61x.

Improvement: operating efficiency is getting better, with trailing-12M net margin at 1.81% after expanding 2.0pp versus the same period last year.

Watchpoint: cash flow is currently keeping pace with accounting earnings, with CFO / net income at 6.70x. Even so, net financial result still accounts for 165.9% of PBT, so the earnings mix still needs monitoring.

Key risk: leverage and liquidity still require discipline, with interest coverage only at 0.61x.

Statement Data

Item 2025 2024 2023 2022 2021
Net Revenue
2,008.0 1,589.6 2,187.8 1,967.1 1,612.0
Cost of Goods Sold
1,821.5 1,448.5 1,984.2 1,764.8 0.0
Gross Profit
186.5 141.1 203.6 202.3 154.2
Financial Expenses
72.8 70.8 117.6 127.9 -149.8
Selling Expenses
2.9 2.7 5.7 3.0 -7.3
General and Administrative Expenses
226.2 67.6 130.4 90.4 -58.4
Operating Profit
27.9 14.0 53.5 79.3 74.1
Profit Before Tax
33.1 19.7 66.8 85.3 80.1
Net Income
26.6 7.3 42.3 66.3 61.4
Profit Attributable to Parent
24.7 7.8 45.2 65.8 61.2
Earnings per Share
346.00 110.00 671.00 977.00 909.00

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