Sinic Holdings
Uploaded by
mugenSinic Holdings
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mugen(Incorporated in the Cayman Islands with limited liability)
Stock Code: 2103
GLOBAL
OFFERING
Joint Sponsors
Joint Global Coordinators, Joint Bookrunners and Joint Lead Managers
Joint Bookrunners and Joint Lead Managers
IMPORTANT
IMPORTANT: If you are in any doubt about any of the contents of this prospectus, you should seek independent
professional advice.
Sinic Holdings (Group) Company Limited
新 力 控 股 (集 團 )有 限 公 司
(Incorporated in the Cayman Islands with limited liability)
GLOBAL OFFERING
Number of Offer Shares under : 529,412,000 Shares (subject to the
the Global Offering Over-allotment Option)
Number of Hong Kong Offer Shares : 52,942,000 Shares (subject to adjustment)
Number of International Offer Shares : 476,470,000 Shares (subject to adjustment
and the Over-allotment Option)
Offer Price (subject to a Downward Offer : Not more than HK$4.25 and not less than
Price Adjustment) HK$3.30 per Hong Kong Offer Share,
plus brokerage fee of 1%, SFC
transaction levy of 0.0027% and
Hong Kong Stock Exchange trading fee
of 0.005% (payable in full on application
in Hong Kong dollars and subject to
refund) (If the Offer Price is set at 10%
below the bottom end of the indicative
Offer Price range after making a
Downward Offer Price Adjustment, the
Offer Price will be HK$2.97 per Hong
Kong Offer Share)
Nominal value : HK$0.01 per Share
Stock code : 2103
Joint Sponsors
Joint Global Coordinators, Joint Bookrunners and Joint Lead Managers
Joint Bookrunners and Joint Lead Managers
Hong Kong Exchanges and Clearing Limited, The Stock Exchange of Hong Kong Limited and Hong Kong Securities Clearing Company Limited take no
responsibility for the contents of this prospectus, make no representation as to its accuracy or completeness and expressly disclaim any liability whatsoever
for any loss howsoever arising from or in reliance upon the whole or any part of the contents of this prospectus.
A copy of this prospectus, having attached thereto the documents specified in “Appendix VI — Documents Delivered to the Registrar of Companies and
Available for Inspection” to this prospectus, has been registered with the Registrar of Companies in Hong Kong as required by Section 342C of the Companies
(Winding Up and Miscellaneous Provisions) Ordinance (Chapter 32 of the Laws of Hong Kong). The Securities and Futures Commission and the Registrar
of Companies in Hong Kong take no responsibility for the contents of this prospectus or any of the other documents referred to above.
The Offer Price is expected to be fixed by agreement between the Joint Representatives (for themselves and on behalf of the Underwriters) and our Company
on the Price Determination Date. The Price Determination Date is expected to be on or around Friday, November 8, 2019 and, in any event, no later than
Tuesday, November 12, 2019. The Offer Price will be no more than HK$4.25 per Offer Share and is currently expected to be no less than HK$3.30 per Offer
Share (subject to a Downward Offer Price Adjustment) unless otherwise announced. Investors applying for Offer Shares must pay, on application, the
maximum Offer Price of HK$4.25 per Share, unless otherwise announced, together with brokerage fee of 1%, SFC transaction levy of 0.0027% and Hong
Kong Stock Exchange trading fee of 0.005%, subject to refund if the Offer Price is less than HK$4.25 per Offer Share.
The Joint Representatives (for themselves and on behalf of the Underwriters) may, with our Company’s consent, reduce the number of Offer Shares
being offered under the Global Offering and/or the indicative Offer Price range below that stated in this prospectus at any time on or prior to the
morning of the last day for lodging applications under the Hong Kong Public Offering. In such a case, an announcement will be published in the South
China Morning Post (in English) and the Hong Kong Economic Times (in Chinese), and on the Hong Kong Stock Exchange’s website at
www.hkexnews.hk and on our Company’s website at www.sinicdc.com no later than the morning of the day which is the last day for lodging applications
under the Hong Kong Public Offering. Further details are set out in “Structure of the Global Offering” and “How to Apply for Hong Kong Offer Shares”.
If, for any reason, the Offer Price is not agreed between the Joint Representatives (for themselves and on behalf of the Underwriters) and our Company on
or before Tuesday, November 12, 2019, the Global Offering will not proceed and will lapse. For more information, see “Underwriting — Underwriting
Arrangements and Expenses — Hong Kong Public Offering — Grounds for Termination”.
The Offer Shares have not been and will not be registered under the U.S. Securities Act or any state securities law in the United States and may not be offered,
sold, pledged or transferred within the United States, or for the account or benefit of U.S. persons, except in transactions exempt from, or not subject to, the
registration requirements of the U.S. Securities Act. The Offer Shares may be offered, sold or delivered outside of the United States in accordance with
Regulation S under the U.S. Securities Act.
October 30, 2019
EXPECTED TIMETABLE(1)
Hong Kong Public Offering commences and
WHITE and YELLOW Application Forms
available from . . . . . . . . . . . . . . . . . . . . . . . . 9:00 a.m. on Wednesday, October 30, 2019
Latest time for completing electronic applications under
White Form eIPO service through the designated
website www.eipo.com.hk (2) . . . . . . . . . . . . . . .11:30 a.m. on Friday, November 8, 2019
Application lists open (3) . . . . . . . . . . . . . . . . . . . . .11:45 a.m. on Friday, November 8, 2019
Latest time for lodging WHITE
and YELLOW Application Forms . . . . . . . . . .12:00 noon on Friday, November 8, 2019
Latest time for completing payment of White Form eIPO
applications by effecting internet banking transfer(s)
or PPS payment transfer(s) . . . . . . . . . . . . . . . .12:00 noon on Friday, November 8, 2019
Latest time for giving electronic application instructions
to HKSCC (4) . . . . . . . . . . . . . . . . . . . . . . . . . . .12:00 noon on Friday, November 8, 2019
Application lists close (3) . . . . . . . . . . . . . . . . . . . .12:00 noon on Friday, November 8, 2019
Expected Price Determination Date (5) . . . . . . . . . . . . . . . . . . . . . .Friday, November 8, 2019
Where applicable, announcement of the Offer Price
being set below the bottom end of the indicative
Offer Price range after making a Downward Offer Price
Adjustment (see the section headed “Structure of the
Global Offering – Pricing and Allocation”) in the
South China Morning Post (in English) and the Hong Kong
Economic Times (in Chinese), and on the website of
the Stock Exchange at www.hkexnews.hk and the
Company’s website at www.sinicdc.com on or before . . . . . .Tuesday, November 12, 2019
Announcement of:
(1) the final Offer Price, the level of indications of
interest in the International Offering, the level of applications
in the Hong Kong Public Offering and basis of allocation of
the Hong Kong Offer Shares under the Hong Kong Public
Offering to be published in the South China Morning Post
(in English) and the Hong Kong Economic Times (in Chinese)
on or before . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Thursday, November 14, 2019
–i–
EXPECTED TIMETABLE(1)
(2) the results of allocations in the Hong Kong Public Offering
(including successful applicants’ identification document numbers,
where appropriate) to be available through a variety of
channels as described in the section headed “How to Apply for
Hong Kong Offer Shares — 11. Publication of Results”
in this prospectus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Thursday, November 14, 2019
(3) the Hong Kong Public Offering containing (1) and
(2) above to be published on the website of the
Hong Kong Stock Exchange at www.hkexnews.hk
and our website at www.sinicdc.com (6) . . . . . . . . . . . . .Thursday, November 14, 2019
Results of allocations in the Hong Kong Public Offering
will be available at www.iporesults.com.hk (alternatively:
English https://www.eipo.com.hk/en/Allotment; Chinese
https://www.eipo.com.hk/zh-hk/Allotment) with
a “search by ID” function from . . . . . . . . . . . . . . . . . . . . .Thursday, November 14, 2019
Dispatch/collection of Share certificates in respect of
wholly or partially successful applications pursuant
to the Hong Kong Public Offering on or before(7) . . . . . . .Thursday, November 14, 2019
Dispatch/collection of refund cheques and White Form e-Refund
payment instructions in respect of wholly or partially successful
applications (if applicable) or wholly or partially unsuccessful
applications pursuant to the Hong Kong Public Offering on or
before(8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Thursday, November 14, 2019
Dealings in the Shares on the Hong Kong Stock Exchange
expected to commence at . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9:00 a.m. on Friday,
November 15, 2019
The application for the Hong Kong Public Offer Shares will commence on Wednesday,
October 30, 2019 through Friday, November 8, 2019, being longer than normal market
practice of four days. The application monies (including the brokerages, SFC transaction
levies and Hong Kong Stock Exchange trading fees) will be held by the receiving banks on
behalf of the Company and the refund monies, if any, will be returned to the applicants
without interest on Thursday, November 14, 2019. Investors should be aware that the
dealings in the Shares on the Hong Kong Stock Exchange are expected to commence on
Friday, November 15, 2019.
– ii –
EXPECTED TIMETABLE(1)
Notes:
(1) All times refer to Hong Kong local time, except as otherwise stated.
(2) You will not be permitted to submit your application through the designated website at www.eipo.com.hk after
11:30 a.m. on the last day for lodging applications. If you have already submitted your application and
obtained an application reference number from the designated website prior to 11:30 a.m., you will be
permitted to continue the application process (by completing payment of application monies) until 12:00 noon
on the last day of lodging applications, when the application lists close.
(3) If there is/are a tropical cyclone warning signal number 8 or above, a “black” rainstorm warning in force and/or
Extreme Conditions in Hong Kong at any time between 9:00 a.m. and 12:00 noon on Friday, November 8,
2019, the application lists will not open and close on that day. See “How to Apply for Hong Kong Offer Shares
— Effect of Bad Weather on the Opening and Closing of the Application Lists” in this Prospectus.
(4) Applicants who apply for the Hong Kong Offer Shares by giving electronic application instructions to
HKSCC should refer to the section headed “How to Apply for Hong Kong Offer Shares — Applying by Giving
Electronic Application Instructions to HKSCC via CCASS” in this prospectus.
(5) The Price Determination Date is expected to be on or about Friday, November 8, 2019 and, in any event, not
later than Tuesday, November 12, 2019. If, for any reason, the Offer Price is not agreed by Tuesday, November
12, 2019 between us and the Joint Representatives (for themselves and on behalf of the Underwriters), the
Global Offering will not proceed and will lapse.
(6) None of the website or any of the information contained on the website forms part of this document.
(7) Share certificates for the Hong Kong Offer Shares are expected to be issued on Thursday, November 14, 2019
but will only become valid certificates of title provided that the Global Offering has become unconditional in
all respects, and neither of the Underwriting Agreements has been terminated in accordance with its terms,
prior to 8:00 a.m. on the Listing Date, which is expected to be on or around Friday, November 15, 2019.
Investors who trade Shares on the basis of publicly available allocation details before the receipt of Share
certificates or before the Share certificates becoming valid certificates of title do so entirely at their own risk.
(8) e-Refund payment instructions/refund cheques will be issued in respect of wholly or partially unsuccessfully
applications and in respect of successful applications if the Offer Price is less than the price per Offer Share
payable on application.
The above expected timetable is a summary only. You should refer to the sections
headed “Underwriting”, “Structure of the Global Offering” and “How to Apply for Hong
Kong Offer Shares” in this prospectus for details of the structure of the Global Offering,
including the conditions of the Global Offering, and the procedures for application for the
Hong Kong Offer Shares, and expected timetable, including conditions, effect of bad
weather and the dispatch of refund cheques and Share certificates.
– iii –
CONTENTS
This prospectus is issued by our Company solely in connection with the Hong Kong
Public Offering and does not constitute an offer to sell or a solicitation of an offer to buy
any securities other than the Hong Kong Offer Shares offered by this prospectus pursuant
to the Hong Kong Public Offering. This prospectus may not be used for the purpose of,
and does not constitute, an offer or invitation in any other jurisdiction or in any other
circumstances. No action has been taken to permit a public offering of the Offer Shares
or the distribution of this prospectus in any jurisdiction other than Hong Kong. The
distribution of this prospectus and the offering of the Offer Shares in other jurisdictions
are subject to restrictions and may not be made except as permitted under the applicable
securities laws of such jurisdictions pursuant to registration with or authorization by the
relevant securities regulatory authorities or an exemption therefrom.
You should rely only on the information contained in this prospectus and the
Application Forms to make your investment decision. Our Company has not authorized
anyone to provide you with information that is different from what is contained in this
prospectus. Any information or representation not made in this prospectus must not be
relied on as having been authorized by our Company, the Joint Sponsors, the Joint
Representatives, the Joint Global Coordinators, the Joint Bookrunners, the Joint Lead
Managers, the Underwriters, any of their respective directors, officers, representatives,
employees, agents or professional advisors or any other person or party involved in the
Global Offering.
Page
EXPECTED TIMETABLE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i
CONTENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv
SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
DEFINITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
GLOSSARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
FORWARD-LOOKING STATEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
RISK FACTORS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
INFORMATION ABOUT THIS PROSPECTUS AND THE GLOBAL
OFFERING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING . . . . . 95
– iv –
CONTENTS
CORPORATE INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103
INDUSTRY OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106
REGULATORY OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 123
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE . . . . . . . . . . 146
BUSINESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 172
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS . . . . . . . . . . . . . . . 370
CONNECTED TRANSACTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 379
DIRECTORS AND SENIOR MANAGEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . 390
SHARE CAPITAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 406
SUBSTANTIAL SHAREHOLDERS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 409
FINANCIAL INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 411
FUTURE PLANS AND USE OF PROCEEDS. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 494
UNDERWRITING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 496
STRUCTURE OF THE GLOBAL OFFERING . . . . . . . . . . . . . . . . . . . . . . . . . . . . 509
HOW TO APPLY FOR HONG KONG OFFER SHARES . . . . . . . . . . . . . . . . . . . 522
APPENDIX I — ACCOUNTANTS’ REPORT . . . . . . . . . . . . . . . . . . . . . . I-1
APPENDIX II — UNAUDITED PRO FORMA FINANCIAL
INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . II-1
APPENDIX III — PROPERTY VALUATION REPORT . . . . . . . . . . . . . . . . III-1
APPENDIX IV — SUMMARY OF THE CONSTITUTION OF OUR
COMPANY AND CAYMAN ISLANDS COMPANIES
LAW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IV-1
APPENDIX V — STATUTORY AND GENERAL INFORMATION . . . . . . V-1
APPENDIX VI — DOCUMENTS DELIVERED TO THE REGISTRAR
OF COMPANIES AND AVAILABLE FOR
INSPECTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . VI-1
–v–
SUMMARY
This summary aims to give you an overview of the information contained in this
prospectus. Since it is a summary, it does not contain all the information that may be
important to you. You should read this prospectus in its entirety before you decide to
invest in the Offer Shares.
There are risks associated with any investment. Some of the particular risks in
investing in the Offer Shares are set out in “Risk Factors.” You should read that section
carefully before you decide to invest in the Offer Shares.
OVERVIEW
We are a large-scale and comprehensive property developer in the PRC, focusing on the
development of residential and commercial properties. In 2019, in terms of comprehensive
property development ability(1), we were ranked 31st among the top 100 property developers
in the PRC according to CREIS, and ranked 39th among the top 500 property developers
according to the China Real Estate Association. We were recognized as one of the China’s Top
50 Real Estate Developers jointly by the China Real Estate Industry Association, Shanghai Yiju
Real Estate Research Institution and China Real Estate Appraisal in 2018 and 2019, and one
of the China’s Top 100 Real Estate Developers – Growth Top 10 by the China Real Estate Top
10 Research Committee in 2018 and 2019.
Headquartered in Shanghai, we commenced our first project in Jiangxi Province in 2010.
Through almost ten years of operations, we have established a leading position among
residential property developers in Jiangxi Province, and expanded into the Yangtze River Delta
Region, the Greater Bay Region and the Central and Western China Core Cities and Other
Regions with High-Growth Potential. As of July 31, 2019, the total land bank attributable to
us amounted to approximately 15.0 million sq.m., including 12.9 million sq.m. for property
projects developed by our subsidiaries and 2.1 million sq.m. for property projects developed
by our joint ventures and associates which is adjusted by our equity interest in the respective
project.
We focus on developing quality properties through our comprehensive standardized
operating procedures. We implemented a series of standardized operating manuals which set
forth detailed procedures and requirements for the various stages of our property development
process, which have enabled us to achieve operating efficiency while maintain our quality
standards for properties. Our residential properties can be categorized into three major series,
namely, our “Wan” Series (灣系), the “Yuan” Series (園系) and the “Yue” Series (悅系), which
target first-time home purchasers, home upgraders and extended families or high-income
households, respectively.
Note:
(1) Comprehensive property development ability is evaluated by CREIS or the Chinese Real Estate Association
from a number of aspects, including but not limited to, operational scale, profitability, financial stability,
financing ability, operational efficiency and social responsibility. Each of CREIS and the Chinese Real Estate
Association takes these factors, or combinations thereof, into consideration in its evaluation of property
developers on a case-by-case basis.
–1–
SUMMARY
Our continuous efforts on market expansion and quality control have enabled us to
achieve financial growth during the Track Record Period. In 2016, 2017 and 2018, we recorded
revenue of RMB2,223.0 million, RMB5,241.1 million and RMB8,415.7 million, respectively,
representing a CAGR of 94.6%; and our revenue increased by 278.4% from RMB1,508.9
million for the four months ended April 30, 2018 to RMB5,709.4 million for the same period
in 2019. In 2016, 2017 and 2018, our net profit was RMB130.9 million, RMB278.2 million and
RMB555.0 million respectively, representing a CAGR of approximately 105.9%; and our net
profit increased by 515.8% from RMB45.8 million for the four months ended April 30, 2018
to RMB282.2 million for the same period in 2019. Our GFA delivered increased from 353,493
sq.m in 2016 to 684,750 sq.m. in 2017, and further to 1,119,603 sq.m. in 2018, and increased
from 182,371 sq.m. in the four months ended April 30, 2018 to 584,155 sq.m. for the same
period in 2019.
OUR BUSINESS MODEL
During the Track Record Period, we focused on the development and sale of residential
properties. In 2016, 2017 and 2018 and the four months ended April 30, 2018 and 2019, our
revenue generated from sale of properties contributed to a significant portion of our total
revenue, amounting to approximately RMB2,207.8 million, RMB5,230.5 million, RMB8,389.3
million, RMB1,508.0 million and RMB5,684.2 million, respectively, accounting for
approximately 99.3%, 99.8%, 99.7%, 99.9% and 99.6% of our total revenue for the same
periods, respectively. We also derived a small portion of our revenue from other businesses,
which primarily included income from the provision of consulting services to Independent
Third Parties, and, to a lesser extent, rental income from investment properties in connection
with construction of certain property projects.
We mainly develop high-quality residential and commercial properties. In line with our
national business expansion strategy, we also hold a portion of our investment properties for
long-term investment, which mainly include first-rate office buildings, multi-use apartments
and/or shopping centers at different scales that are close to our residential properties. We do
not maintain a construction capacity and outsource construction work of our property projects
to qualified general and sub-construction contractors. Such contractors were our primary
suppliers during the Track Record Period. See “Business — Suppliers and Customers —
Suppliers” in this prospectus for more details. We employ our own sales force to conduct sales
and marketing activities and also engage external and professional real estate agents to assist
us in our sales campaigns.
–2–
SUMMARY
Property Development Projects
As of July 31, 2019, we had 110 projects at various stages of development. In addition
to developing projects through our subsidiaries, we also developed a number of projects jointly
with other developers, which are Independent Third Parties except for Nanchang Lizhou, by
setting up joint ventures or investment in associates. Nanchang Lizhou is one of our associates,
which we hold a 20% equity interest and Mr. Li Li (李力), a connected person of our Company
at the subsidiary level holds a 80% equity interest. As of July 31, 2019, our property projects
had an aggregate GFA attributable to us of approximately 15.0 million sq.m., including (i) the
total GFA available for sale and total leasable GFA for completed properties of approximately
275,887.3 sq.m., (ii) the total GFA for properties under development of approximately 11.7
million sq.m. and (iii) the total GFA for properties held for future development of
approximately 3.0 million sq.m. Based on our internal record and current plan, and subject to
changes resulting from changes of market condition and our adjustment of the development
plan of the projects, we estimate the aggregate amount of the future development cost of our
property projects as of April 30, 2019 will be approximately RMB83.4 billion. We plan to
finance our property projects primarily by using our cash flow generated from sales of property
projects, bank loans and other borrowings, and funds raised from capital markets, such as the
net proceeds received from the Global Offering and issue of corporate bonds or notes.
The tables below set forth the breakdown of the total land bank attributable to us of our
property projects developed by our subsidiaries and our joint ventures and associates as of
July 31, 2019 in terms of geographical location. As of the Latest Practicable Date, except for
Wuxi Binhu 120 Mu, the land grant contract of which was entered into in late July 2019 and
we were in the process of obtaining the relevant land use rights certificate, we had obtained the
land use rights certificates for all of our land reserves as of July 31, 2019. We expect to receive
the relevant land use rights certificate for Wuxi Binhu 120 Mu in November 2019. See
“Business — Our Business — Our Property Projects” and “Risk Factors — Risks Relating to
Our Business — We may fail to obtain or experience delays in obtaining the relevant PRC
governmental approvals, licenses or permits for our property development projects” for related
risks.
–3–
SUMMARY
Property Projects Developed by Our Subsidiaries
Completed
GFA
Available Planned
for Sale/ GFA for
Number of Leasable GFA Under Future Total % of Total
(1)
Projects GFA Development Development Land Bank Land Bank
(sq.m.) (sq.m.) (sq.m.) (sq.m.)
Jiangxi Province
Nanchang . . . . . . . . . . . 32 128,668.4 4,120,020.7 839,056.4 5,087,745.5 34.0
Ganzhou . . . . . . . . . . . . 4 1,790.6 692,893.7 100,929.8 795,614.1 5.3
Ji’an . . . . . . . . . . . . . . 1 — 152,080.3 — 152,080.3 1.0
Jingdezhen . . . . . . . . . . 1 — 118,717.4 — 118,717.4 0.8
Fengcheng . . . . . . . . . . 1 1,867.3 58,615.0 — 60,482.3 0.4
Sub-total . . . . . . . . . . . . 39 132,326.3 5,142,327.1 939,986.2 6,214,639.6 41.5
Yangtze River Delta Region
Wuxi . . . . . . . . . . . . . . 3 5,309.8 239,982.0 211,432.7 456,724.5 3.1
Kunshan . . . . . . . . . . . . 2 — 213,708.6 — 213,708.6 1.4
Suzhou . . . . . . . . . . . . . 1 — 124,662.3 — 124,662.3 0.8
Zhuji . . . . . . . . . . . . . . 1 — 240,228.5 — 240,228.5 1.6
Cixi . . . . . . . . . . . . . . . 1 — 55,561.1 — 55,561.1 0.4
Rui’an . . . . . . . . . . . . . 1 — 86,394.8 — 86,394.8 0.6
Sub-total . . . . . . . . . . . 9 5,309.8 960,537.3 211,432.7 1,177,279.8 7.9
Greater Bay Region
Huizhou . . . . . . . . . . . . 15 121,944.4 2,448,924.6 447,704.6 3,018,573.6 20.2
Qingyuan . . . . . . . . . . . 1 — 95,251.8 — 95,251.8 0.6
Guangzhou . . . . . . . . . . . 1 — 121,289.0 74,714.0 196,003.0 1.3
Zhongshan . . . . . . . . . . . 1 — 126,041.9 — 126,041.9 0.8
Sub-total . . . . . . . . . . . 18 121,944.4 2,791,507.3 522,418.6 3,435,870.3 22.9
Central and Western China Core Cities and Other Regions with High-Growth Potential
Changsha . . . . . . . . . . . 7 — 580,270.8 318,122.7 898,393.5 6.0
Wuhan . . . . . . . . . . . . . 3 11,058.1 368,828.0 — 379,886.1 2.6
Chengdu . . . . . . . . . . . . 3 — 193,694.2 181,883.1 375,577.3 2.5
Weifang . . . . . . . . . . . . 1 — — 62,680.0 62,680.0 0.4
Fuzhou . . . . . . . . . . . . . 2 — — 123,192.7 123,192.7 0.8
Hefei . . . . . . . . . . . . . . 2 — — 209,361.8 209,361.8 1.4
Sub-total . . . . . . . . . . . 18 11,058.1 1,142,793.0 895,240.3 2,049,091.4 13.7
Attributable — Total. . . . . . 84 270,638.6 10,037,164.7 2,569,077.8 12,876,881.1 86.0
–4–
SUMMARY
Property Projects Developed by Our Joint Ventures and Associates
Completed
GFA
Available Planned Total
for Sale/ GFA for Land Bank
Number of Leasable GFA Under Future Attributable % of Total
(1)
Projects GFA Development Development to Us(2) Land Bank
(sq.m.) (sq.m.) (sq.m.) (sq.m.)
Jiangxi Province
Nanchang . . . . . . . . . . . 13 5,248.7 800,903.7 133,856.8 940,009.2 6.3
De’an . . . . . . . . . . . . . . 1 — 89,633.7 — 89,633.7 0.6
Fuzhou . . . . . . . . . . . . . 1 — 83,037.9 — 83,037.9 0.6
Shangrao . . . . . . . . . . . . 1 — 65,558.5 — 65,558.5 0.4
Subtotal . . . . . . . . . . . . 16 5,248.7 1,039,133.8 133,856.8 1,178,239.3 7.9
Yangtze River Delta Region
Wuxi . . . . . . . . . . . . . . 1 — 34,887.0 81,846.0 116,733.0 0.8
Suzhou . . . . . . . . . . . . 1 — 40,568.6 30,477.5 71,046.1 0.5
Nanjing . . . . . . . . . . . . 1 — 17,364.7 52,813.2 70,177.9 0.5
Shanghai . . . . . . . . . . . . 1 — 77,490.5 — 77,490.5 0.5
Sub-total . . . . . . . . . . . 4 — 170,310.8 165,136.7 335,447.5 2.3
Greater Bay Region
Qingyuan . . . . . . . . . . . 1 — 35,051.5 — 35,051.5 0.2
Zhongshan . . . . . . . . . . . 1 — — 21,044.2 21,044.2 0.1
Sub-total . . . . . . . . . . . 2 — 35,051.5 21,044.2 56,095.7 0.3
Central and Western China Core Cities and Other Regions with High-Growth Potential
Wuhan . . . . . . . . . . . . . 2 — 364,557.6 108,767.3 473,324.9 3.2
Anxi . . . . . . . . . . . . . . 1 — 32,466.0 — 32,466.0 0.2
Chengdu . . . . . . . . . . . . 1 — — 15,895.5 15,895.5 0.1
Subtotal . . . . . . . . . . . . 4 — 397,023.6 124,662.8 521,686.4 3.5
Attributable — Total. . . . . . 26 5,248.7 1,641,519.7 444,700.5 2,091,468.9 14.0
Total Land Bank . . . . . . . . 110 275,887.3 11,678,684.4 3,013,778.3 14,968,350.0 100.0
Notes:
(1) Includes saleable GFA remaining unsold, which include properties for which we have not executed any sales
and purchase agreement, and leasable GFA.
(2) For projects held by our joint ventures or our associates, total GFA will be adjusted by our equity interest in
the respective project.
–5–
SUMMARY
METHODS AND KEY ASSUMPTIONS OF VALUATIONS
Methods of Valuations
C&W, an independent property valuer, adopted the market comparison method and the
investment method for valuation of our properties. For completed properties held for sale,
properties under development and properties held for future development, C&W has generally
valued them using the market comparison method by making reference to comparable sales
evidence as available in the relevant market or where appropriate. Given that most of the
completed properties are strata residential units, ancillary commercial units and car parks,
comparable sales transaction on such properties are made frequently and information about the
sales is readily available. Therefore, C&W used market comparison method for the valuation
of completed properties, which it considers to be the most appropriate method for valuing land
properties and consistent with the market practice. For properties completed and held for
investment purpose, C&W used investment method by capitalizing the rental income derived
from the existing tenancies, if any, with due provision for the reversionary potential of each
constituent portion of property at the appropriate capitalization rates. As investment property
portion generate rental income from leasing arrangements and such rental comparable are
readily available, C&W considers that the investment method, which is commonly used is
valuing properties held for investment purpose, to be the most appropriate method to value the
Company’s properties completed and held for investment purpose.
Key Assumptions of Valuations
C&W’s valuation is based on the following key assumptions:
• each of the properties excludes an estimated price inflated or deflated by special
terms or circumstances such as atypical financing, sale and leaseback arrangements,
special considerations or concessions granted by anyone associated with the sale, or
any element of value available only to a specific owner or purchaser;
• the Company has an enforceable title to each of the properties and has free and
uninterrupted rights to use, occupy or assign the properties for the whole of the
respective unexpired land use term as granted and that any premium payable has
already been fully paid, unless otherwise stated in the respective legal opinion, in
valuing the properties;
• all consents, approvals and licenses from relevant government authorities for the
developments have been obtained without onerous conditions or delays;
• the design and construction of the properties are in compliance with the local
planning regulations and have been approved by the relevant authorities;
–6–
SUMMARY
• no allowance has been made in our valuations for any charges, mortgages or
amounts owing on the properties nor any expenses or taxation which may be
incurred in effecting a sale; and
• the properties are free from encumbrances, restrictions and outgoings of any onerous
nature which could affect their values, unless otherwise stated.
For further details, see the Valuation Report attached as Appendix III to this prospectus.
Our Suppliers and Customers
Our five largest suppliers are construction contractors. During the Track Record Period,
we engaged a number of major suppliers to provide construction services to us. In 2016, 2017
and 2018 and the four months ended April 30, 2019, our five largest suppliers accounted for
approximately 56.3%, 62.0%, 52.7% and 55.2% of our total purchases, respectively, and our
single largest supplier accounted for approximately 18.0%, 41.2%, 29.8% and 36.9% of our
total purchases for the same periods, respectively. As of the Latest Practicable Date, the length
of our business relationship with our five largest suppliers ranged from two to eight years. For
more details, see “Business — Suppliers and Customers — Suppliers” in this prospectus.
Our five largest customers are individual and corporate purchasers of our residential and
commercial properties. For more details, see “Business — Suppliers and Customers —
Customers” in this prospectus.
COMPETITIVE STRENGTHS
We believe that our market position is principally attributable to the following
competitive strengths:
• leading, large-scale and comprehensive property developer in Jiangxi Province with
a strategic and national expansion plan;
• quality products and services maximizing customer satisfaction and enhancing our
brand name;
• standardized operating procedures enabling us to achieve operating efficiency while
maintain high quality;
• flexible land acquisition methods and sizeable and quality land bank;
• prudent financial policy and proactive management of our capital structure; and
• visionary and experienced management team and capable operational team with
proven execution capabilities.
–7–
SUMMARY
BUSINESS STRATEGIES
Our goal is to become a national comprehensive property developer offering quality
products and services in the PRC. To achieve our goal, we intend to implement the following
strategies:
• continue our strategic expansion into the selected regions and cities and further
solidify our position in the PRC market;
• further elevate our customer-oriented products and services to increase our brand
recognition;
• continue to implement our standardized operating procedures to increase operating
efficiency; and
• continue to employ prudent financial policies and optimize capital structure.
CONTROLLING SHAREHOLDERS
Immediately following completion of the Global Offering (assuming the Over-allotment
Option is not exercised and without taking into account any Shares which may be issued upon
exercise of any options that may be granted under the Share Option Scheme), Sinic Holdings
will directly hold 79.9% of the issued share capital of our Company. Sinic Holdings is wholly
owned by Sinic Group, which in turn is wholly owned by Xin Hong. All the issued shares and
interest in Xin Hong is held by TMF (Cayman) Ltd., the trustee of the Family Trust, through
its holding vehicle. Mr. Zhang, as the investment decision maker of the Family Trust and the
sole member of the advisory committee of the Employee Incentive Trust, through Sinic
Holdings, Sinic Group, Xin Hong and Xin Heng controls the exercise of more than 30% of the
voting power at general meetings of the Company. Accordingly, Mr. Zhang, Sinic Holdings,
Sinic Group, Xin Hong and Xin Heng are our Controlling Shareholders.
PRE-IPO INVESTMENT
Forever Elite made an investment in our Company for a total cash consideration of
RMB34.12 million, which was based on an independent valuation after arm’s length
negotiations between the parties and was settled on April 3, 2019. The total cost of investment
of Forever Elite under the pre-IPO investment represents a discount of approximately 64.7%
to the Offer Price per Share (based on the mid-point of the indicative Offer Price range of
HK$3.78 per Share). Immediately following the completion of the Capitalization Issue and the
Global Offering (assuming the Over-allotment Option is not exercised and without taking into
account of any Shares to be issued upon the exercise of any options that may be granted under
the Share Option Scheme), Forever Elite will be interested in 0.85% of the issued share capital
of our Company. Forever Elite agrees not to sell, transfer or dispose the Shares for a period of
six months following the Listing Date. For further details, please see the section headed
“History, Reorganization and Group Structure — Pre-IPO Investment” in this prospectus.
–8–
SUMMARY
CONTINUING CONNECTED TRANSACTIONS
We have entered into certain transactions which will constitute continuing connected
transactions for our Company under the Listing Rules after the Listing. We have applied to the
Stock Exchange for, and the Stock Exchange has granted us, a waiver from strict compliance
with (i) the announcement requirements under Chapter 14A of the Listing Rules in respect of
the continuing connected transaction as disclosed in “Connected Transactions — (B)
Continuing Connected Transactions subject to the Reporting, Annual Review, Announcement
Requirements but exempt from the Independent Shareholders’ Approval Requirement”; and (ii)
the announcement and independent Shareholders’ approval requirements under Chapter 14A of
the Listing Rules in respect of the continuing connected transactions as disclosed in
“Connected Transactions — (C) Continuing Connected Transactions subject to the Reporting,
Annual Review, Announcement, and Independent Shareholders’ Approval Requirements.”
Further information is disclosed in the section headed “Connected Transactions” in this
prospectus.
SUMMARY KEY FINANCIAL INFORMATION
The summary historical data of financial information set forth below have been derived
from, and should be read in conjunction with, our combined audited financial statements,
including the accompanying notes, set forth in the Accountants’ Report attached as Appendix
I to this prospectus, as well as the information set forth in “Financial Information.” Our
financial information was prepared in accordance with IFRS. We have adopted, among others,
IFRS 15 and applied it consistently throughout the Track Record Period. As a result of the
adoption of IRFS 15, our net profit for the years ended December 31, 2016 and 2017 and total
equity as of December 31, 2016 and 2017 recorded were higher than the amounts that we would
have recorded without the adoption of the same. See “Financial Information — Certain
Significant Accounting Policies and Accounting Estimates and Judgments — Significant
Accounting Policies — Early adoption of IFRS 9 and IRFS 15” for more details.
–9–
SUMMARY
Summary Combined Statements of Profit or Loss and Other Comprehensive Income
Four months
Year ended December 31, ended April 30,
2016 2017 2018 2018 2019
(unaudited)
(RMB’000)
Revenue . . . . . . . . . . . . . . . . . . . 2,223,000 5,241,086 8,415,653 1,508,876 5,709,425
Cost of sales. . . . . . . . . . . . . . . . (1,673,246) (3,473,875) (5,272,657) (948,388) (3,743,922)
Gross profit . . . . . . . . . . . . . . . . 549,754 1,767,211 3,142,996 560,488 1,965,503
Profit before tax . . . . . . . . . . . . . 216,813 842,403 1,863,489 325,090 1,434,031
Profit for the year/period . . . . . . 130,877 278,205 554,953 45,824 282,182
Profit attributable to owners of
the Company. . . . . . . . . . . . . . 62,437 95,021 413,538 50,862 232,661
We experienced financial growth during the Track Record Period. We recorded revenue
of RMB2,223.0 million, RMB5,241.1 million, RMB8,415.7 million, RMB1,508.9 million and
RMB5,709.4 million, respectively, in 2016, 2017 and 2018 and the four months ended April 30,
2018 and 2019. For the same periods, we recorded gross profit margin of 24.7%, 33.7%, 37.3%,
37.1% and 34.4%, respectively. The general increase in our revenue during the Track Record
Period was primarily attributable to the increase in total GFA delivered, which was increased
from 353,493 sq.m. in 2016 to 684,750 sq.m. in 2017, and further to 1,119,603 sq.m. in 2018
and increased from 182,371 sq.m. in the four months ended April 30, 2018 to 584,155 sq.m.
for the same period in 2019. The general increase in our gross profit margin during the Track
Record Period was primarily driven by (i) the relatively low land cost incurred for certain
property projects, (ii) the implementation of our standardized operating procedures for our
project development, which helped us to control development and construction costs, and (iii)
the general increase in residential property market condition. In 2016, 2017 and 2018 and the
four months ended April 30, 2018 and 2019, we recorded net profit of approximately
RMB130.9 million, RMB278.2 million, RMB555.0 million, RMB45.8 million and RMB282.2
million, respectively. The general increase in net profit during the Track Record Period was
mainly attributable to the increases in our revenue from sale of properties in line with our
business expansion. Our net profit margin was 5.9%, 5.3%, 6.6%, 3.0% and 4.9% in 2016, 2017
and 2018 and the four months ended April 30, 2018 and 2019, respectively. See the tables
below and “Financial Information” for more details about our financial performance during the
Track Record Period.
– 10 –
We develop and sell properties in mainly in Jiangxi Province, the Yangtze River Delta Region, the Greater Bay Region and the Central and
Western China Core Cities and Other Regions with High-Growth Potential. The following table sets forth our revenue generated from each region
for the periods indicated.
For the year ended December 31, For the four months ended April 30,
2016 2017 2018 2018 2019
GFA GFA GFA GFA GFA
Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP
(RMB per (RMB per (RMB per (RMB per (RMB per
(RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.)
(unaudited)
Jiangxi Province . . . 2,204,649 99.9 353,160 6,243 5,083,463 97.2 668,319 7,606 7,064,413 84.2 1,000,765 7,059 1,140,355 75.6 144,679 7,882 4,140,302 72.8 440,366 9,402
Nanchang . . . . . 1,899,515 86.1 286,736 6,625 4,632,671 88.6 569,694 8,132 6,629,932 79.0 913,549 7,257 1,115,339 74.0 141,623 7,875 3,764,345 66.2 379,823 9,911
Fengcheng . . . . . 305,134 13.8 66,424 4,594 436,284 8.3 96,694 4,512 351,640 4.2 76,642 4,588 1,627 0.1 335 4,857 271,747 4.8 49,991 5,436
Ganzhou . . . . . . — — — — 14,508 0.3 1,931 7,513 82,841 1.0 10,574 7,834 23,389 1.5 2,721 8,596 104,210 1.8 10,552 9,876
– 11 –
Central and Western
China Core Cities and
SUMMARY
Other Regions with
High-Growth
Potential . . . . . 3,108 0.1 333 9,333 20,778 0.4 1,979 10,499 626,868 7.5 57,577 10,887 81,675 5.4 9,433 8,658 316,485 5.6 34,646 9,135
Wuhan. . . . . . . 3,108 0.1 333 9,333 20,778 0.4 1,979 10,499 614,562 7.3 56,781 10,823 81,675 5.4 9,433 8,658 300,405 5.3 33,300 9,021
Changsha. . . . . . — — — — — — — — 12,306 0.2 796 15,461 – – – – 16,080 0.3 1,346 11,947
Greater Bay Region . . — — — — 126,253 2.4 14,452 8,736 671,841 8.0 59,603 11,272 285,927 19.0 28,259 10,118 1,019,278 17.9 90,562 11,255
Huizhou . . . . . . — — — — 126,253 2.4 14,452 8,736 671,841 8.0 59,603 11,272 285,927 19.0 28,259 10,118 1,019,278 17.9 90,562 11,255
Yangtze River Delta
Region . . . . . . — — — — — — — — 26,147 0.3 1,658 15,770 – – – – 208,167 3.7 18,581 11,203
Wuxi . . . . . . . — — — — — — — — 26,147 0.3 1,658 15,770 – – – – 208,167 3.7 18,581 11,203
Total . . . . . . . . 2,207,757 100.0 353,493 6,246 5,230,494 100.0 684,750 7,639 8,389,269 100.0 1,119,603 7,493 1,507,957 100.0 182,371 8,269 5,684,232 100.0 584,155 9,731
The following table sets forth the revenue from sale of properties, the GFA delivered, and the ASP per sq.m. by type for the periods indicated.
For the year ended December 31, For the four months ended April 30,
2016 2017 2018 2018 2019
GFA GFA GFA GFA GFA
Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP
(RMB per (RMB per (RMB per (RMB per (RMB per
(RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.)
(unaudited)
Residential
properties . . . . 2,027,782 91.8 332,086 6,106 4,381,439 83.8 607,765 7,209 6,857,164 81.7 967,176 7,090 1,216,979 80.7 152,123 8,000 5,086,199 89.5 531,669 9,566
– Wan series . . . 1,978,943 89.6 327,978 6,034 2,795,286 53.5 473,066 5,909 5,041,893 60.1 788,267 6,396 783,512 52.0 111,959 6,998 3,496,994 61.5 374,004 9,350
– Yuan series . . . 24,714 1.1 2,885 8,566 1,030,007 19.7 110,486 9,323 1,748,105 20.8 176,357 9,912 433,467 28.7 40,164 10,792 1,562,421 27.5 156,788 9,965
– Yue series . . . 24,125 1.1 1,223 19,726 556,146 10.6 24,213 22,969 67,166 0.8 2,552 26,319 – – – – 26,784 0.5 877 30,540
Commercial
– 12 –
properties . . . . 129,409 5.9 10,230 12,650 788,411 15.1 63,846 12,349 1,375,968 16.4 121,639 11,312 290,978 19.3 30,248 9,620 590,143 10.4 51,694 11,416
Car parks . . . . . 50,566 2.3 11,177 4,524 60,644 1.1 13,139 4,616 156,137 1.9 30,788 5,071 – – – – 7,890 0.1 792 9,961
SUMMARY
Total . . . . . . . 2,207,757 100.0 353,493 6,246 5,230,494 100.0 684,750 7,639 8,389,269 100.0 1,119,603 7,493 1,507,957 100.0 182,371 8,269 5,684,232 100.0 584,155 9,731
SUMMARY
Summary Combined Statements of Financial Position
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Total non-current assets . . . . . . . . . . . . 2,910,587 8,480,131 9,720,307 13,374,019
Total current assets. . . . . . . . . . . . . . . . 17,109,712 40,320,463 67,887,401 75,457,711
Total assets. . . . . . . . . . . . . . . . . . . . . . 20,020,299 48,800,594 77,607,708 88,831,730
Total current liabilities . . . . . . . . . . . . . (13,758,142) (36,627,733) (59,549,323) (67,067,051)
Net current assets . . . . . . . . . . . . . . . . . 3,351,570 3,692,730 8,338,078 8,390,660
Net Assets . . . . . . . . . . . . . . . . . . . . . . 2,800,718 4,594,825 5,060,268 5,366,093
Total equity . . . . . . . . . . . . . . . . . . . . . 2,800,718 4,594,825 5,060,268 5,366,093
Our net current assets increased during the Track Record Period, primarily due to the
increases in properties under development during the Track Record Period as a result of our
continued expansion of our property development business, partially offset by the increases in
our contract liabilities, which are consistent with our business expansion. See “Financial
Information — Net Current Assets” in this prospectus for more details. We issued the 7.90%
private corporate bonds due 2021 in the aggregate principal amount of RMB313.0 million in
the PRC in October 2018 and the 7.50% private corporate bonds due 2021 in the aggregate
principal amount of RMB276.0 million in the PRC in December 2018. In April 2019, we issued
the 7.50% private corporate bonds due 2022 in the aggregate principal amount of RMB417.0
million in the PRC.
– 13 –
SUMMARY
Summary Combined Statements of Cash Flows
Four months ended
Year ended December 31, April 30,
2016 2017 2018 2018 2019
(RMB’000)
(unaudited)
Operating cash flows
before movements in
working capital . . . . . . . . . . . . . . 250,137 1,046,328 2,033,527 319,865 1,620,440
Net cash flows (used in)/
generated from operating activities (2,037,494) (6,547,778) 1,724,927 1,184,438 (1,337,660)
Net cash flows used in investing
activities . . . . . . . . . . . . . . . . . (784,769) (4,511,225) (1,320,190) (233,348) (3,665,328)
Net cash flows generated from/(used
in) financing activities . . . . . . . . . 3,485,911 13,187,705 3,825,472 (610,691) 3,292,766
Net increase/(decrease) in cash and
cash equivalents . . . . . . . . . . . . . 663,648 2,128,702 4,230,209 340,399 (1,710,222)
Cash and cash equivalents at
beginning of year/period . . . . . . . 36,293 699,941 2,876,901 2,876,901 7,083,520
Effect of foreign exchange rate, net . — 48,258 (23,590) 18,057 13,839
Cash and cash equivalents at
the end of year/period . . . . . . . . . 699,941 2,876,901 7,083,520 3,235,357 5,387,137
Our cash flows and results of operations were subject to timing of property development,
selling prices and the GFA pre-sold/sold during the relevant periods. See “Financial
Information — Key Factors Affecting Our Results of Operations — Pre-sale” and “Financial
Information — Key Factors Affecting Our Results of Operations — Revenue and Change in
Product Mix” in the prospectus. For the years ended December 31, 2016, 2017 and 2018 and
the four months ended April 30, 2019, we had operating cash flows, before movements in
working capital, of RMB250.1 million, RMB1,046.3 million, RMB2,033.5 million and
RMB1,620.4 million, respectively. We had negative cash flow from operating activities for the
years ended December 31, 2016 and 2017 and the four months ended April 30, 2019, primarily
as a result of significant cash used in our operations due to the continued increase in property
development activities and land acquisition efforts. See “Risk Factors — Risks Relating to Our
Business — We had negative operating cash flow during the Track Record Period” in this
prospectus for more details. During the Track Record Period, we mainly relied on cash
generated from our operations, including proceeds from the pre-sales and sales of our
properties, bank loans, trust financings and private corporate bonds. Following our continuous
expansion of property portfolio, we expect our saleable GFA will continue to increase. We
believe we will be in a better position to control and manage our costs and expenses due to our
increasing economies of scale. We will also manage and further improve our sales and pre-sale
schedules to ensure adequate cash flow for our business operation. To achieve sufficient
working capital, we will continue to improve our cash inflow associated with our sales by
strengthening our cost control efforts.
– 14 –
SUMMARY
Key Financial Ratios
As of
or for the
four months
ended
As of and for the year ended December 31, April 30,
2016 2017 2018 2019
Current ratio (times)(1) . . . . . . . . . . . . 1.2 1.1 1.1 1.1
Return on total assets(2) . . . . . . . . . . . . 0.7% 0.6% 0.7% N/A
Return on equity(3) . . . . . . . . . . . . . . . 2.4% 2.4% 9.7% N/A
Net gearing ratio (times)(4) . . . . . . . . . . 1.9 2.7 2.4 3.1
Interest coverage ratio (times)(5) . . . . . . 0.5 0.8 1.1 1.5
Notes:
(1) Current ratio is calculated based on our total current assets divided by our total current liabilities as of the
respective dates.
(2) Return on total assets ratio is calculated based on our net profit for the year divided by balance of our total
assets as of the end of the year and multiplied by 100%.
(3) Return on equity ratio is calculated based on our net profit attributable to the owners of the Company for the
year divided by the balance of equity attributable to owners of the parent as of the end of the year and
multiplied by 100%.
(4) Net gearing ratio equal to total borrowings (including interest-bearing bank and other borrowings and
corporate bonds) less cash and bank balances divided by total equity as of the end of the respective years or
period and multiplied by 100.
(5) Interest coverage ratio is profit for the year or period before income tax expenses, adding finance costs, divided
by our interest on bank and other borrowings and interest on a significant financing component of contract
liabilities, which include capitalized interest for the respective year or period.
– 15 –
SUMMARY
GLOBAL OFFERING STATISTICS
The statistics in the following table are based on the assumptions that: (i) the Global
Offering is completed and 529,412,000 Shares are issued and sold in the Global Offering; (ii)
the Over-allotment Option is not exercised and without taking into account any Shares which
may be issued upon exercise of any options which have been or may be granted under the Share
Option Scheme; and (iii) 3,529,412,000 Shares are issued and outstanding upon completion of
the Global Offering.
Based on an
Offer Price of
HK$2.97 per
Share, after a
Downward Based on an Based on an
Offer Price Offer Price of Offer Price of
Adjustment of HK$3.30 per HK$4.25 per
10% Offer Share Offer Share
Market capitalization of HK$10,482.35 HK$11,647.06 HK$15,000.00
our Shares . . . . . . . . . . . . . . . million million million
Unaudited pro forma adjusted
net tangible asset value
per Share(1) . . . . . . . . . . . . . . HK$1.83 HK$1.89 HK$2.02
Note:
(1) The unaudited pro forma adjusted net tangible asset value per Share is calculated after making the
adjustments referred to in “Appendix II — Unaudited Pro Forma Financial Information.”
DIVIDEND
We may distribute dividends by way of cash, stock or other means that we consider
appropriate. Our Company has not declared dividends in the past. We currently do not have any
dividend policy or intention to declare or pay any dividends in the near future. However, we
may re-evaluate our dividend policy in the future and the amount dividends to be distributed
to our Shareholders, if any, will depend on our earnings, financial condition, operating
requirements, capital requirements and any other conditions that our Directors may deem
relevant and will be subject to the approval of our Shareholders. A decision to declare and pay
any dividends would require the approval of the Shareholder’s meeting. In addition, the
declaration and/or payment of dividends may be limited by legal restricted and/or by contracts
or agreements that we may enter into in the future. For more details, see “Financial Information
— Dividend Policy and Distributable Reserves.”
– 16 –
SUMMARY
USE OF PROCEEDS
We estimate that we will receive net proceeds of approximately HK$1,869.7 million from
the Global Offering, after deducting the underwriting commissions and other estimated
expenses payable by us in connection with the Global Offering, assuming that the Over-
allotment Option is not exercised, without taking into account any Shares which may be issued
upon exercise of any options which may be granted under the Share Option Scheme and
assuming an Offer Price of HK$3.78 per Share (being the mid-point of the indicative Offer
Price range set forth on the cover page of this prospectus). We intend to use such net proceeds
from the Global Offering for the purposes and in the amounts set forth below:
• approximately 60%, or approximately HK$1,121.8 million, will be used for
financing our existing projects, including construction costs of property
development projects, namely, Chengdu Shuangliu 92 Mu, Wuxi Binhu 120 Mu and
Hefei Xinzhan 102 Mu. See “Future Plans and Use of Proceeds — Use of Proceeds”
for further details of and allocation of proceeds to finance each of these property
projects;
• approximately 30%, or approximately HK$560.9 million, will be used for repaying
a portion of an existing interest-bearing borrowing for our project development,
which is the Private Debt Financing issued by us in August 2019 and October 2019
in the aggregate principal amount of US$169.9 million, which has a fixed interest
rate of 12.5% per annum, and a term of six months which can be extended by an
additional 180 days if requested by us; and
• approximately 10%, or approximately HK$187.0 million, will be used for general
working capital.
For more information, see “Future Plans and Use of Proceeds” in this prospectus.
LISTING EXPENSES
The listing expenses in connection with the Global Offering consist primarily of
underwriting commissions and professional fees. During the Track Record Period, we incurred
listing expenses of approximately RMB16.7 million, of which approximately RMB8.7 million
and RMB3.8 million was charged to our administrative expenses for the year ended December
31, 2018 and the four months ended April 30, 2019. We currently expect to incur further
expenses amount to RMB118.5 million subsequent to the end of the Track Record Period, of
which approximately RMB37.9 million will be charged to administrative expenses. Our
Directors do not expect such expenses to have a material adverse impact on our financial
results for the year ending December 31, 2019.
– 17 –
SUMMARY
COMPETITIVE LANDSCAPE
The PRC real estate industry is highly fragmented and competitive. We compete with
other Chinese real estate developers on a broad range of factors, including product design and
quality, brand name, selling prices, customer services, financial resources, land acquisition
capabilities and other factors. See “Business — Competition” in this prospectus for more
details.
RECENT DEVELOPMENTS AND NO MATERIAL ADVERSE CHANGE
Our business remained stable after the Track Record Period and up to the Latest
Practicable Date as these were no material changes to our business models and the general
economic and regulatory environment in which we operate.
During the period from May 1, 2019 to the Latest Practicable Date, we had acquired nine
land parcels with a total site area of approximately 373,625.3 sq.m. through public tender,
auction or listing-for-sale process, for which we have paid or will pay an aggregate
consideration of approximately RMB5,128.8 million. During the same period, we also acquired
six land parcels through acquisition of equity interest of Independent Third Parties that possess
land parcels, which have an aggregate site area of approximately 382,473.0 sq.m., for which
we have paid or will pay an aggregate consideration of RMB2,670.0 million. See “Waivers
from Strict Compliance with the Requirements under the Listing Rules — Equity Interests
Acquired After the Track Record Period”. These new land parcels are located in various cities
in the PRC, such as Fuzhou, Wuxi, Hefei and Shanghai. As of the Latest Practicable Date,
except for two land parcels, which we acquired in July 2019 and September 2019, and were in
the process of obtaining the respective land use rights certificates, we had obtained all the land
use rights certificates for the above-mentioned land parcels.
On August 26 and October 9, 2019, we issued offshore private debt financing instruments
which consisted of an offshore private loan (the “Private Loan”) and offshore private notes (the
“Private Notes” and, together with the Private Loan, the “Private Debt Financing”) in an
aggregate principal amount of US$169.9 million. The Private Debt Financing has an interest
rate of 12.5% per annum and a term of six months, which term can be extended by an additional
180 days if requested by us. We intend to use the proceeds from the Private Debt Financing to
repay a portion of the outstanding balance of certain bank loans due in 2020 and to release the
guarantee and pledge deposit provided by Sinic Technology, a connected company of us, in
connection with those bank loans. See “Financial Information — Indebtedness — Overview”
and “Financial Information — Indebtedness — Private Debt Financing” for more details.
After due and careful consideration, our Directors confirm that, up to the Latest
Practicable Date, there has been no material adverse change in our financial position or
prospects since April 30, 2019, and there is no event since April 30, 2019 which would
materially affect the information shown in the Accountants’ Report, the text of which is set out
in Appendix I.
– 18 –
SUMMARY
NON-COMPLIANCE MATTERS
During the Track Record Period, we experienced certain non-compliance incidents:
• During the Track Record Period, certain of our project companies commenced
construction works or pre-sales prior to obtaining the requisite work permits or
approvals.
• During the Track Record Period, certain of our subsidiaries failed to make adequate
social security insurance and housing provident fund contributions for some of our
employees according to the relevant PRC regulations.
• During the Track Record Period, four of our subsidiaries published certain property
advertisements that did not comply with the relevant requirements of the PRC
Advertising Law.
For more information regarding the above non-compliance incidents, see “Business —
Legal Proceedings and Compliance — Compliance with Laws and Regulations — Non-
compliance Incidents.”
RISK FACTORS
Our operations involve certain risks, some of which are beyond our control. These risks
can be broadly categorized into: (i) risks relating to our business and industry; (ii) risks relating
to doing business in China; and (iii) risks relating to the Global Offering. Some of the risks
generally associated with our business and industry include the following:
• We are susceptible to adverse movements in the PRC real estate market, particular
in provinces and cities where we have property development projects.
• We are adverse to changes in economic, political and social conditions and
government policies in China.
• We generate a majority of our revenue from our business in Jiangxi Province and
any significant decline in the economic condition of Jiangxi Province could have a
material adverse effect on our results of operations, financial condition and business
prospects.
• We may not have adequate financing to fund our property development projects, and
capital resources may not be available on favorable terms, or at all.
• We rely on contractors during the construction and development stages of our
property development projects, who may not perform in accordance with our
expectations.
These risks are not the only significant risks that may affect the value of our Shares. You
should carefully consider all of the information set forth in this prospectus and, in particular,
should evaluate the specific risks set forth in “Risk Factors” in this prospectus in deciding
whether to invest in our Shares.
– 19 –
DEFINITIONS
In this prospectus, unless the context otherwise requires, the following words and
expressions have the following meanings. Certain technical terms are explained in
“Glossary.”
“Application Form(s)” WHITE Application Form(s), YELLOW Application
Form(s) and GREEN Application Form(s), or where the
context so requires, any of them
“Articles of Association” or the articles of association of our Company, conditionally
“Articles” adopted on October 15, 2019 and will come into effect
upon Listing, a summary of which is set out in “Appendix
IV — Summary of the Constitution of our Company and
Cayman Islands Companies Law” to this prospectus, as
amended from time to time
“associate(s)” has the meaning ascribed thereto under the Listing Rules
“Board” or “Board of Directors” the board of directors of our Company
“business day” any day (other than a Saturday, Sunday or public holiday)
on which banks in Hong Kong are generally open for
business
“BVI” the British Virgin Islands
“C&W” Cushman & Wakefield Limited, an independent
professional real estate consultant and independent
property valuer
“C&W Report” the market research report on the real estate transaction
service industry prepared by C&W and commissioned by
us
“CAGR” compound annual growth rate
“Capitalization Issue” the issue of Shares to be made upon capitalization of
certain sum standing to the credit of the share premium
account of our Company as referred to in “Appendix V —
Statutory and General Information — A. Further
Information about our Company — 4. Written resolutions
of all the Shareholders passed on October 15, 2019” to
this prospectus
– 20 –
DEFINITIONS
“Cayman Islands Companies the Companies Law, Cap 22 (Law 3 of 1961, as
Law” or “Companies Law” consolidated and revised) of the Cayman Islands
“CBRC” China Banking Regulatory Commission (中國銀行業監督
管理委員會)
“CCASS” the Central Clearing and Settlement System established
and operated by HKSCC
“CCASS Clearing Participant” a person admitted to participate in CCASS as a direct
clearing participant or general clearing participant
“CCASS Custodian Participant” a person admitted to participate in CCASS as a custodian
participant
“CCASS Investor Participant” a person admitted to participate in CCASS as an investor
participant who may be an individual or joint individuals
or a corporation
“CCASS Participant” a CCASS Clearing Participant, a CCASS Custodian
Participant or a CCASS Investor Participant
“Central and Western China Core Changsha, Wuhan, Chengdu, and cities in the central and
Cities and Other Regions with western parts of China and other regions that are
High-Growth Potential” considered by us to be core and with high-growth
potential, respectively, based on our internal assessments
of a wide variety of macro-economic and market factors,
including but not limited to: (1) local resident population
and population migration trends, (2) GDP and per capita
income, (3) urbanization rate, (4) proportion of local
businesses in agricultural, industrial and commercial and
cultural industries, (5) investment in fixed assets, (6)
disposable income of residents, (7) land price, (8) supply
and demand for residential and commercial properties,
(9) prices of residential properties and growth trends,
(10) price-to-income ratio, (11) housing inventory and
sales rate/trends, and (12) competition landscape, such as
the market entries of Top 50 property developers into the
local market
– 21 –
DEFINITIONS
“Chengdu Sinic” 成都新力力創房地產開發有限公司 (Chengdu Sinic
Lichuang Real Estate Development Co., Ltd.*), a limited
liability company established under the laws of the PRC
on May 11, 2017 and an indirect wholly-owned
subsidiary of our Company
“China” or “PRC” the People’s Republic of China, but for the purpose of
this prospectus and for geographical reference only and
except where the context requires, references in this
prospectus to “China” and the “PRC” do not apply to
Taiwan, Macau Special Administrative Region and Hong
Kong
“close associate(s)” has the meaning ascribed thereto under the Listing Rules
“Companies Ordinance” or the Companies Ordinance (Chapter 622 of the Laws of
“Hong Kong Companies Hong Kong), as amended, supplemented or otherwise
Ordinance” modified from time to time
“Companies (Winding Up and the Companies (Winding Up and Miscellaneous
Miscellaneous Provisions) Provisions) Ordinance (Chapter 32 of the Laws of Hong
Ordinance” Kong), as amended, supplemented or otherwise modified
from time to time
“Company” or “our Company” Sinic Holdings (Group) Company Limited (新力控股(集
團)有限公司), a company incorporated in the Cayman
Islands as an exempted company with limited liability on
September 18, 2018
“connected person(s)” has the meaning ascribed thereto under the Listing Rules
“Controlling Shareholder(s)” has the meaning ascribed thereto under the Listing Rules
and in the context of this prospectus means Mr. Zhang,
Sinic Holdings, Sinic Group, Xin Hong and Xin Heng
“core connected person(s)” has the meaning ascribed thereto under the Listing Rules
“CREIS” China Real Estate Index System
“CSRC” the China Securities Regulatory Commission (中國證券
監督管理委員會), a regulatory body responsible for the
supervision and regulation of the Chinese national
securities markets
– 22 –
DEFINITIONS
“Deed of Indemnity” the deed of indemnity dated October 15, 2019 entered
into by our Controlling Shareholders in favor of our
Company (for itself and on behalf of its subsidiaries) to
provide certain indemnities, particulars of which are set
out in “Appendix V — Statutory and General Information
— E. Other Information — 1. Tax and Other Indemnities”
“Deed of Non-Competition” the deed of non-competition dated October 15, 2019
given by our Controlling Shareholders in favor of our
Company (for itself and on behalf of its subsidiaries),
particulars of which are set out in “Relationship with
Controlling Shareholders”
“Director(s)” director(s) of our Company
“Downward Offer Price an adjustment that has the effect of setting the final Offer
Adjustment” Price up to 10% below the bottom end of the indicative
Offer Price range
“EHCONSULTING” a group real estate consulting service company (億翰智
庫) that provides professional real estate research in
China, with business scope including real estate
consulting, capital consulting and technology consulting
“EIT” the PRC enterprise income tax
“EIT Law” the Enterprise Income Tax Law of the PRC (中華人民共
和國企業所得稅法), enacted on March 16, 2007,
effective from January 1, 2008 and amended on February
24, 2017 and December 29, 2018 by the NPC
“Employee Incentive Trust” The Glory Employee Benefit Trust, being a discretionary
trust established on April 3, 2019 by Mr. Zhang as settlor,
with TMF Trust (HK) Limited as the trustee
“Extreme Conditions” extreme conditions caused by a super typhoon as
announced by the government of Hong Kong
“Family Trust” The Honoured Ever Trust, being a discretionary trust
established on April 3, 2019 by Mr. Zhang as settlor, with
TMF (Cayman) Ltd. as the trustee
– 23 –
DEFINITIONS
“Fengcheng Gantie” 豐城贛鐵置業有限公司 (Fengcheng Gantie Properties
Co., Ltd.*), a limited liability company established in the
PRC on December 28, 2011 and an indirect non-wholly
owned subsidiary of our Company
“Forest Resources” Forest Resources Developments Limited (森源發展有限
公司), a company incorporated in the BVI with limited
liability on February 21, 2019 and a wholly-owned
subsidiary of our Company upon completion of the
Pre-IPO Investment and the Reorganization
“Forever Elite” Forever Elite Ventures Limited (菁永創投有限公司), a
limited liability company incorporated under the laws of
the BVI on January 28, 2019, which is wholly owned by
Mr. Chen and is our pre-IPO investor
“GDP” gross domestic product
“Global Offering” the Hong Kong Public Offering and the International
Offering
“Greater Bay Region” the integrated economic and business hub covering areas
of Hong Kong and Macau and cities in the PRC such as
Guangzhou, Huizhou, Shenzhen, Zhuhai, Foshan,
Zhongshan, Dongguan, Jiangmen and Zhaoqing
“GREEN Application Form(s)” The application form(s) to be completed by the White
Form eIPO Service Provider, Computershare Hong
Kong Investor Services Limited
“Group,” “our Group,” our Company and its subsidiaries or, where the context so
“we,” “our” or “us” requires, in respect of the period before our Company
became the holding company of its present operating
subsidiaries, such subsidiaries as if they were
subsidiaries of our Company at the relevant time
“Guangzhou Sinic” 廣州新力力創房地產開發集團有限公司 (Guangzhou
Sinic Lichuang Real Estate Development Group Co.,
Ltd.*) (formerly known as 廣州新力力創房地產開發有限
公司 (Guangzhou Sinic Lichuang Real Estate
Development Co., Ltd.*)), a limited liability company
established under the laws of the PRC on April 17, 2017
and an indirect wholly-owned subsidiary of our Company
– 24 –
DEFINITIONS
“HKAS(s)” Hong Kong Accounting Standards
“HKFRS(s)” Hong Kong Financial Reporting Standard(s) (including
HKASs and Interpretations) issued by the HKICPA)
“HKICPA” Hong Kong Institute of Certified Public Accountants
“HKSCC” Hong Kong Securities Clearing Company Limited, a
wholly-owned subsidiary of Hong Kong Exchanges and
Clearing Limited
“HKSCC Nominees” HKSCC Nominees Limited, a wholly-owned subsidiary
of HKSCC
“Hong Kong” or “HK” the Hong Kong Special Administrative Region of the
PRC
“Hong Kong dollars” or “HK$” Hong Kong dollars, the lawful currency of Hong Kong
“Hong Kong Offer Shares” the 52,942,000 Offer Shares (subject to adjustment as
described in “Structure of the Global Offering”) being
initially offered by our Company for subscription
pursuant to the Hong Kong Public Offering
“Hong Kong Public Offering” the offer of the Hong Kong Offer Shares for subscription
by the public in Hong Kong at the Offer Price (plus
brokerage of 1%, SFC transaction levy of 0.0027% and
Stock Exchange trading fee of 0.005%), on and subject to
the terms and conditions of this prospectus and the
Application Forms, as further described in “Structure of
the Global Offering”
“Hong Kong Share Registrar” Computershare Hong Kong Investor Services Limited
“Hong Kong Stock Exchange” or The Stock Exchange of Hong Kong Limited
“Stock Exchange”
“Hong Kong Underwriters” the underwriters of the Hong Kong Public Offering listed
in “Underwriting — Hong Kong Underwriters”
– 25 –
DEFINITIONS
“Hong Kong Underwriting the underwriting agreement dated October 29, 2019
Agreement” relating to the Hong Kong Public Offering and entered
into by, among others, our Company, our Controlling
Shareholders, the Joint Sponsors, the Joint
Representatives and the Hong Kong Underwriters, as
further described in “Underwriting — Underwriting
Arrangements and Expenses”
“Huizhou Lichuang” 惠州新力力創房地產集團有限公司 (Huizhou Sinic
Lichuang Real Estate Group Co., Ltd.*) (formerly known
as 惠州新力力創房地產開發有限公司 (Huizhou Sinic
Lichuang Real Estate Development Co., Ltd.*)), a limited
liability company established under the laws of the PRC
on September 26, 2016 and an indirect wholly-owned
subsidiary of our Company
“Hunan Zaiyue” 湖南新力在悅房地產開發有限公司 (Hunan Sinic Zaiyue
Real Estate Development Co., Ltd.*), a limited liability
company established under the laws of the PRC on March
13, 2017 and an indirect wholly-owned subsidiary of our
Company
“IAS” the International Accounting Standards
“Icons Electronics” Icons Electronics Limited (新星電子有限公司), a
company incorporated in Hong Kong with limited
liability on February 1, 2018 and an indirect wholly-
owned subsidiary of our Company
“IFRS” International Financial Reporting Standards
“Independent Third Party(ies)” an individual(s) or a company(ies) who or which is/are to
the best of our Directors’ knowledge, information and
belief, having made all reasonable enquiries, is/are not
our connected persons as defined under the Listing Rules
“International Offer Shares” the 476,470,000 Shares (subject to adjustment as
described in “Structure of the Global Offering”) being
initially offered by our Company for subscription at the
Offer Price pursuant to the International Offering,
together with, where relevant, any additional Shares to be
issued pursuant to the exercise of the Over-allotment
Option
– 26 –
DEFINITIONS
“International Offering” the conditional offering of the International Offer
Share(s) by the International Underwriters to institutional
and professional investors outside of the United States in
reliance on Regulation S, as further described in
“Structure of the Global Offering”
“International Underwriters” the underwriters of the International Offering
“International Underwriting the international underwriting agreement relating to the
Agreement” International Offering and to be entered into by, among
others, our Company, our Controlling Shareholders, the
Joint Representatives, the Joint Sponsors and the
International Underwriters on or about the Price
Determination Date, as further described in
“Underwriting — Underwriting Arrangements and
Expenses — Hong Kong Public Offering — The
International Offering”
“Jiangxi Aositun” 江西澳斯屯實業有限公司 (Jiangxi Aositun Industrial
Co., Ltd.*), a limited liability company established in the
PRC on July 27, 2002, and an indirect wholly-owned
subsidiary of our Company
“Jiangxi Hengwang” 江西恒望置業有限公司 (Jiangxi Hengwang Properties
Co., Ltd.*), a limited liability company established in the
PRC on July 12, 2012 and an indirect non-wholly owned
subsidiary of our Company
“Jiangxi Hezhixin” 江西和之信投資有限公司 (Jiangxi Hezhixin Investment
Co., Ltd.* formerly known as 江西省多倫多實業有限公
司 (Jiangxi Duolunduo Industrial Co., Ltd.*) and 江西銀
湖房地產開發有限公司 (Jiangxi Yinhu Real Estate
Development Co., Ltd.*)), a limited liability company
established in the PRC on April 6, 2011 and an indirect
wholly-owned subsidiary of our Company
“Jiangxi Junyu” 江西駿宇實業有限公司 (Jiangxi Junyu Industrial Co.,
Ltd.*), a limited liability company established in the PRC
on May 24, 2007 and an indirect wholly-owned
subsidiary of our Company
– 27 –
DEFINITIONS
“Jiangxi Sinic Properties” 江西新力置地投資有限公司 (Jiangxi Sinic Properties
Investment Co., Ltd.*), a limited liability company
established in the PRC on March 25, 2010 and an indirect
wholly-owned subsidiary of our Company
“Joint Bookrunners” ABCI Capital Limited, Huatai Financial Holdings (Hong
Kong) Limited, CRIC Securities Company Limited,
BOCOM International Securities Limited, Guotai Junan
Securities (Hong Kong) Limited, First Shanghai
Securities Limited, Yue Xiu Securities Company Limited,
CMB International Capital Limited and CCB
International Capital Limited
“Joint Global Coordinators” ABCI Capital Limited, Huatai Financial Holdings (Hong
Kong) Limited, CRIC Securities Company Limited and
BOCOM International Securities Limited
“Joint Lead Managers” ABCI Securities Company Limited, Huatai Financial
Holdings (Hong Kong) Limited, CRIC Securities
Company Limited, BOCOM International Securities
Limited, Guotai Junan Securities (Hong Kong) Limited,
First Shanghai Securities Limited, Yue Xiu Securities
Company Limited, CMB International Capital Limited,
CCB International Capital Limited, Zhongtai
International Securities Limited, Crosby Securities
Limited, GLAM Capital Limited and Founder Securities
(Hong Kong) Limited
“Joint Representatives” ABCI Capital Limited and Huatai Financial Holdings
(Hong Kong) Limited
“Joint Sponsors” ABCI Capital Limited and Huatai Financial Holdings
(Hong Kong) Limited
“Latest Practicable Date” October 22, 2019, being the latest practicable date for the
purpose of ascertaining certain information in this
prospectus prior to its publication
“Li Yue” Li Yue Company Limited (力悅有限公司), a company
incorporated in the BVI with limited liability on
September 21, 2018 and a wholly-owned subsidiary of
our Company
– 28 –
DEFINITIONS
“Li Yue (HK)” Li Yue (HK) Holdings Limited (力悅(香港)控股有限公
司), a company incorporated in Hong Kong with limited
liability on October 25, 2018 and an indirect wholly-
owned subsidiary of our Company
“Listing” the listing of the Shares on the Main Board
“Listing Committee” the listing sub-committee of the board of directors of the
Hong Kong Stock Exchange
“Listing Date” the date on which dealings in the Shares on the Main
Board first commence
“Listing Rules” the Rules Governing the Listing of Securities on the
Hong Kong Stock Exchange, as amended, supplemented
or otherwise modified from time to time
“M&A Rules” the Rules on the Mergers and Acquisitions of Domestic
Enterprises by Foreign Investors (關於外國投資者併購境
內企業的規定), jointly issued by the State-owned Assets
Supervision and Administration Commission (國務院國
有資產監督管理委員會), MOFCOM, SAT, SAIC, CSRC
and SAFE on August 8, 2006 and re-issued by MOFCOM
on June 22, 2009
“Main Board” the stock exchange (excluding the option market)
operated by the Hong Kong Stock Exchange which is
independent from and operated in parallel with the
Growth Enterprise Market of the Hong Kong Stock
Exchange
“Memorandum” or the memorandum of association of our Company, adopted
“Memorandum of Association” on October 15, 2019, and as amended, supplemented or
otherwise modified from time to time, a summary of
which is set out in Appendix IV to this prospectus
“Ministry of Land and the Ministry of Land and Resources of the PRC (中華人
Resources” 民共和國國土資源部)
“MOF” the Ministry of Finance of the PRC (中華人民共和國財政
部)
“MOFCOM” the Ministry of Commerce of the PRC (中華人民共和國
商務部)
– 29 –
DEFINITIONS
“MOHURD” or “Ministry of the Ministry of Housing and Urban-Rural Development
Construction” of the PRC (中華人民共和國住房和城鄉建設部) or its
predecessor, the Ministry of Construction of the PRC (中
華人民共和國建設部)
“Mr. Chen” Mr. Chen Kang (陳康), the ultimate Shareholder of the
pre-IPO investor of our Company. See “History,
Reorganization and Corporate Structure — Pre-IPO
Investment” for details of his shareholding in our
Company upon Listing
“Mr. Zhang” Mr. Zhang Yuanlin (張園林), our chairman, executive
Director and one of our Controlling Shareholders, the
settlor of each of the Family Trust and the Employee
Incentive Trust
“Nanchang Baohulu” 南昌寶葫蘆農莊有限公司 (Nanchang Baohulu Farm Co.,
Ltd.*) (formerly known as 南昌寶葫蘆實業有限公司
(Nanchang Baohulu Industrial Co., Ltd.)), a limited
liability company established in the PRC on May 10,
2007 and an indirect wholly-owned subsidiary of our
Company
“Nanchang Lizhou” 南昌力洲置業有限公司 (Nanchang Lizhou Properties
Co., Ltd.*), a limited liability company establish in the
PRC on July 9, 2014 and an associate of the Company
with 80% held by Mr. Li Li (李力), a connected person of
our Company at the subsidiary level
“Nanchang Shuntai” 南昌順泰置業有限公司 (Nanchang Shuntai Properties
Co., Ltd.*), a limited liability company established in the
PRC on April 21, 2014 and an indirect non-wholly owned
subsidiary of our Company
“NDRC” the National Development and Reform Commission of
the PRC (中華人民共和國國家發展和改革委員會)
“NPC” the National People’s Congress of the PRC (中華人民共
和國全國人民代表大會)
– 30 –
DEFINITIONS
“Offer Price” the final Hong Kong dollar price per Share (exclusive of
brokerage fee of 1%, SFC transaction levy of 0.0027%
and Stock Exchange trading fee of 0.005%) at which the
Offer Shares are to be subscribed for pursuant to the
Global Offering, to be determined as described in
“Structure of the Global Offering — Pricing and
Allocation”, subject to any Downward Offer Price
Adjustment
“Offer Share(s)” the Hong Kong Offer Shares and the International Offer
Shares together with, where relevant, any additional
Shares to be issued pursuant to the exercise of the
Over-allotment Option
“Over-allotment Option” the option expected to be granted by our Company to the
Joint Representatives (for themselves and on behalf of
the International Underwriters) under the International
Underwriting Agreement to require our Company to issue
and allot up to 79,411,000 additional Offer Shares
(representing not more than 15% of the Offer Shares
initially being offered under the Global Offering) at the
Offer Price, to, among other things, cover over-
allocations of the International Offering, if any, as further
described in “Structure of the Global Offering”
“PBOC” the People’s Bank of China (中國人民銀行), the central
bank of the PRC
“PBOC Benchmark Rate” the exchange rate for foreign exchange transactions set
daily by the PBOC based on the previous day’s PRC
inter-bank foreign exchange rates and with reference to
prevailing exchange rates on the world financial markets
“PRC Company Law” the PRC Company Law (中華人民共和國公司法)
“PRC GAAP” generally accepted accounting principles in the PRC
“PRC Government” the central government of the PRC and all governmental
subdivisions (including provincial, municipal and other
regional or local government entities) and organizations
of such government or, as the context requires, any of
them
– 31 –
DEFINITIONS
“PRC Legal Advisor” King & Wood Mallesons, legal advisors to our Company
on PRC laws in connection with the Global Offering
“Pre-IPO Investment” the pre-IPO investment by Forever Elite, further details
of which are set out in the section “History,
Reorganization and Corporate Structure”
“Price Determination Date” the date, expected to be on or around November 8, 2019
but no later than November 12, 2019, on which the Offer
Price is fixed for the purposes of the Global Offering
“Province” or “province” each being a province or, where the context requires, a
provincial level autonomous region or municipality under
the direct supervision of the PRC Government
“Regulation S” Regulation S under the U.S. Securities Act
“Renminbi” or “RMB” the lawful currency of the PRC
“Reorganization” the reorganization of our Group as described in “History,
Reorganization and Corporate Structure —
Reorganization”
“SAFE” the State Administration of Foreign Exchange of the PRC
(中華人民共和國國家外匯管理局)
“SAIC” the State Administration for Industry and Commerce of
the PRC (中國國家工商行政管理總局), including, as the
context may require, its local counterparts
“SAT” the State Administration of Taxation of the PRC (中華人
民共和國國家稅務總局)
“SCNPC” the Standing Committee of the NPC
“Securities and Futures the Securities and Futures Commission of Hong Kong
Commission” or “SFC”
“SFO” the Securities and Futures Ordinance, Chapter 571 of the
Laws of Hong Kong, as amended, supplemented or
otherwise modified from time to time
– 32 –
DEFINITIONS
“Share(s)” ordinary share(s) with nominal value of HK$0.01 each in
the share capital of our Company, which are to be traded
in Hong Kong dollars and listed on the Main Board
“Share Option Scheme” the share option scheme conditionally adopted by our
Company on October 15, 2019
“Shareholder(s)” holder(s) of the Share(s)
“Sinic Business Consultancy” 江西新力商務諮詢有限公司 (Jiangxi Sinic Business
Consultancy Co., Ltd.*), a wholly-foreign-owned
enterprise established in the PRC on February 28, 2019
and an indirect wholly-owned subsidiary of our Company
“Sinic Group” Sinic Group Company Limited (新力集團有限公司), a
limited liability company incorporated under the laws of
the BVI on May 8, 2019, which is wholly owned by Xin
Hong and is one of our Controlling Shareholders
“Sinic Holdings” Sinic Holdings Group Company Limited (新力控股集團
有限公司), a limited liability company incorporated
under the laws of the BVI on May 9, 2019, which is
wholly owned by Sinic Group and is one of our
Controlling Shareholders
“Sinic Management” 江西新力企業管理有限公司 (Jiangxi Sinic Corporate
Management Co. Ltd.*), a limited liability company
established in the PRC on January 22, 2019 and an
indirect wholly-owned subsidiary of our Company
“Sinic Technology” 新力科技集團有限公司 (Sinic Technology Group Co.,
Ltd.*) (formerly known as 新力科技有限公司 (Sinic
Technology Co., Ltd.*)), a limited liability company
established under the laws of the PRC on July 15, 2016,
held as to 99% by Mr. Zhang and 1% by Ms. Wu
Chengping, the spouse of Mr. Zhang, respectively, and
hence a connected person of our Company
“Sinic Real Estate” 新力地產集團有限公司 (Sinic Real Estate Group Co.,
Ltd.*) (formerly known as 新力地產有限公司 (Sinic Real
Estate Co., Ltd.*)), a limited liability company
established under the laws of the PRC on March 14, 2017
and an indirect wholly-owned subsidiary of our Company
– 33 –
DEFINITIONS
“Stabilizing Manager” ABCI Securities Company Limited
“State Council” the State Council of the PRC (中華人民共和國國務院)
“Stock Borrowing Agreement” the stock borrowing agreement to be entered into on or
about the Price Determination Date between Xin Heng
and the Stabilizing Manager
“subsidiary(ies)” has the meaning ascribed to it under the Listing Rules
“substantial shareholder(s)” has the meaning ascribed to it under the Listing Rules
“Suzhou Sinic” 蘇州新力力創房地產有限公司 (Suzhou Sinic Lichuang
Real Estate Co., Ltd.*), a limited liability company
established under the laws of the PRC on December 8,
2016 and an indirect wholly-owned subsidiary of our
Company
“Track Record Period” the period comprising the three years ended December
31, 2018 and the four months ended April 30, 2019
“U.S. Securities Act” the United States Securities Act of 1933, as amended
“Underwriters” the Hong Kong Underwriters and the International
Underwriters
“Underwriting Agreements” the Hong Kong Underwriting Agreement and the
International Underwriting Agreement
“United States,” “USA” the United States of America, its territories, its
or “U.S.” possessions and all areas subject to its jurisdiction
“US$,” “USD” or “$” U.S. dollars, the lawful currency of the United States
“VAT” the PRC value-added tax
“WHITE Application Form(s)” the application form(s) for those who require Hong Kong
Offer Shares to be issued in the applicant’s own name
“White Form eIPO” the application for Hong Kong Offer Shares to be issued
in the applicant’s own name by submitting applications
online through the designated website at
www.eipo.com.hk
– 34 –
DEFINITIONS
“White Form eIPO Service Computershare Hong Kong Investor Services Limited
Provider”
“Withdrawal Mechanism” a mechanism which requires the Company, among other
things, to (a) issue a supplemental prospectus as a result
of material changes in the information (such as the Offer
Price) in the prospectus; (b) extend the offer period and
to allow potential investors, if they so desire, to confirm
their applications using an opt-in approach, for example
requiring investors to positively confirm their
applications for Shares despite the change
“Wuhan Zaihe” 武漢新力在和房地產集團有限公司 (Wuhan Sinic Zaihe
Real Estate Group Co., Ltd.*) (formerly known as 武漢新
力在和房地產開發有限公司 (Wuhan Sinic Zaihe Real
Estate Development Co., Ltd.*)), a limited liability
company established under the laws of the PRC on March
10, 2017 and an indirect wholly-owned subsidiary of our
Company
“Xin Heng” Xin Heng Company Limited (新恒有限公司), a limited
liability company incorporated under the laws of the BVI
on September 14, 2018 which is wholly owned by Glory
Victory Holdings Limited, the holding vehicle of the
Employee Incentive Trust, which in turn is wholly owned
by TMF Trust (HK) Limited, being the trustee for the
Employee Incentive Trust, and is one of our Controlling
Shareholders
“Xin Hong” Xin Hong Company Limited (新鴻有限公司), a limited
liability company incorporated under the laws of the BVI
on September 14, 2018 which is wholly owned by
Honoured Ever Oriental Holdings Limited (榮恒東方控
股有限公司), the holding vehicle of the Family Trust,
which in turn is wholly owned by TMF (Cayman) Ltd.,
being the trustee for the Family Trust, and is one of our
Controlling Shareholders
– 35 –
DEFINITIONS
“Yangtze River Delta Region” the region covering Shanghai, Jiangsu Province and
Zhejiang Province of the PRC, for the purpose of this
prospectus
“YELLOW Application Form(s)” the application form(s) for those who require Hong Kong
Offer Shares to be deposited directly into CCASS
* For identification purposes only
The English translation of PRC entities, enterprises, nationals, facilities and regulations
in Chinese or another language in this prospectus is for identification purposes only. To the
extent that there is any inconsistency between the Chinese names of PRC entities, enterprises,
nationals, facilities and regulations and their English translations, the Chinese names shall
prevail.
– 36 –
GLOSSARY
This glossary of technical terms contains terms used in this prospectus in
connection with us and our business. Some of these terms and their meanings may not
correspond to standard industry meanings or usage of such terms.
“ASP” average selling price
“building ownership certificate” building ownership certificate (房屋所有權證), a
certificate issued by relevant authorities with respect to
building ownership rights
“commercial property(ies)” for purposes of this prospectus, property(ies) designated
for commercial use
“completion certificate” the construction works completion inspection acceptance
certificate (房屋建築工程竣工驗收備案表), issued by
local urban construction bureaus or relevant authorities in
China in connection with the completion of property
development projects
“construction land planning the construction land planning permit (建設用地規劃許可
permit” 證), issued by local urban zoning and planning bureaus or
relevant authorities in China in connection with the
planning of construction land
“construction works the construction works commencement permit (建築工程
commencement permit” 施工許可證), issued by local construction bureaus or
relevant authorities in China in connection with the
commencement of construction works
“construction works planning the construction works planning permit (建設工程規劃許
permit” 可證), issued by local urban zoning and planning bureaus
or relevant authorities in China in connection with the
planning of construction works
“first-tier cities” cities specified by MOHURD as such, being Beijing,
Shanghai, Shenzhen and Guangzhou
“GFA” gross floor area
“land grant contract” the state-owned land use rights grant contract (國有土地
使用權出讓合同), an agreement between a land user and
the relevant PRC governmental land administrative
authorities
– 37 –
GLOSSARY
“land use rights certificate” the state-owned land use rights certificate (國有土地使用
證), a certificate (or certificates, as the case may be)
concerning one’s right to use a parcel of land
“leasable GFA” (i) in relation to completed property projects, the total
GFA as shown in the relevant completion documents,
survey documents and/or building ownership certificates
for leasing purposes; or (ii) in relation to projects for
which we have obtained pre-sales permits, the GFA as
shown in the pre-sales permits, completion documents,
survey documents and/or building ownership certificates
for leasing purposes
“plot ratio” the ratio of the gross floor area (excluding floor area
below ground) of all buildings to their site area
“pre-sales permit” commodity property pre-sales permit (商品房預售許可
證), a permit issued by local housing and building
administrative bureaus or relevant authorities in China in
connection with pre-sales of properties under
construction
“residential property(ies)” for purposes of this prospectus, property(ies) designated
for residential use
“second-tier cities” the 36 major cities in China defined by the PRC National
Statistics Bureau that are either provincial capitals,
direct-controlled municipalities or among the six other
major cities designated as “municipalities with
independent planning” (計劃單列市) by the PRC State
Council and which are not first-tier cities
“sq.m.” square meter(s)
“%” percent
– 38 –
FORWARD-LOOKING STATEMENTS
This prospectus contains certain forward-looking statements and information relating to
us and our subsidiaries that are based on the beliefs of our management as well as assumptions
made by and information currently available to our management. When used in this prospectus,
the words “aim”, “anticipate”, “believe”, “can”, “continue”, “could”, “forecast”, “expect”,
“going forward”, “intend”, “ought to”, “may”, “might”, “plan”, “potential”, “predict”,
“project”, “seek”, “should”, “will”, “would” and the negative of these words and other similar
expressions, as they relate to our Group or our management, are intended to identify
forward-looking statements. Such statements reflect the current views of our management with
respect to future events, operations, liquidity and capital resources, some of which may not
materialize or may change. These statements are subject to certain risks, uncertainties and
assumptions, including the other risk factors as described in this prospectus. You are strongly
cautioned that reliance on any forward-looking statements involves known and unknown risks
and uncertainties. The risks and uncertainties facing our Company which could affect the
accuracy of forward-looking statements include, but are not limited to, the following:
• our business prospects;
• future developments, trends and conditions in the industry and markets in which we
operate;
• our business strategies and plans to achieve these strategies;
• our ability to identify and integrate suitable acquisition targets;
• general economic, political and business conditions in the markets in which we
operate;
• changes to the regulatory environment and general outlook in the industry and
markets in which we operate;
• the effects of the global financial markets and economic crisis;
• our ability to reduce costs;
• our dividend policy;
• the amount and nature of, and potential for, future development of our business;
• capital market developments;
• the actions and developments of our competitors;
• changes or volatility in interest rates, foreign exchange rates, equity prices or other
rates or prices in the industry and markets in which we operate;
– 39 –
FORWARD-LOOKING STATEMENTS
• certain statements in “Financial Information” with respect to trends in prices,
volumes, operations, margins, overall market trends, risk management and exchange
rates; and
• other statements in this prospectus that are not historical facts.
This prospectus also contains market data and projects that are based on a number of
assumptions. The markets may not grow at the rates projected by the market data, or at all. The
failure of the markets to grow at the projected rates may materially and adversely affect our
business and the market price of our Shares. In addition, due to the rapidly changing nature of
the Hong Kong economy, projections or estimates relating to the growth prospects or future
conditions of the markets are subject to significant uncertainties. If any of the assumptions
underlying the market data prove to be incorrect, actual results may differ from the projections
based on these assumptions. You should not place undue reliance on these forward-looking
statements.
We do not guarantee that the transactions and events described in the forward-looking
statements in this prospectus will happen as described, or at all. Actual outcomes may differ
materially from the information contained in the forward-looking statements as a result of a
number of factors, including, without limitation, the risks and uncertainties set forth in the
section entitled “Risk Factors” in this prospectus. You should read this prospectus in its
entirety and with the understanding that actual future results may be materially different from
what we expect. The forward-looking statements made in this prospectus relate only to events
as of the date on which the statements are made or, if obtained from third-party studies or
reports, the dates of the respective studies or reports. Since we operate in an evolving
environment where new risks or uncertainties may emerge from time to time, you should not
rely upon forward-looking statements as predictions of future events. We undertake no
obligation, beyond what is required by law, to update any forward-looking statement to reflect
events or circumstances after the date on which the statement is made, even when our situation
may have changed.
– 40 –
RISK FACTORS
Potential investors should carefully consider each of the risks described below and
all of the other information contained in this prospectus, including the Accountants’
Report included in Appendix I, before deciding to invest in the Offer Shares. Our
business, financial condition, results of operations or prospects may be materially and
adversely affected by any of these risks. You should pay particular attention to the fact
that our subsidiaries in China are located in a legal and regulatory environment that in
some respects differ significantly from that of other countries. The trading price of the
Offer Shares could decline due to any of these risks, as well as additional risks and
uncertainties not presently known to us, and you may lose all or part of your investment.
RISKS RELATING TO OUR BUSINESS
We are susceptible to adverse movements in the PRC real estate market, particularly in
provinces and cities where we have property development projects.
As of July 31, 2019, we had property development projects in 11 provinces and 27 cities
across China. We had established a leading market position in Jiangxi Province in terms of
contracted sales amount in 2017, 2018 and the first quarter of 2019 and have expanded into
three regions in the PRC, namely, the Yangtze River Delta Region, the Greater Bay Region and
the Central and Western China Core Cities and Other Regions with High-Growth Potential. For
more information, see “Business — Overview.” Our profitability is correlated to the
performance of the PRC real estate market, which is sensitive to economic fluctuations and
closely monitored by the PRC Government. Any adverse movements in the prices, supply of
or demand for properties in the PRC may have a material adverse effect on our business,
financial condition and results of operations.
The real estate market may be affected by local, regional, national and global factors
beyond our control, such as speculative activities, financial conditions, government policies,
natural disasters, epidemics and hostilities, among others. Although demand for residential and
commercial properties in China grew rapidly in recent years, we cannot guarantee that the real
estate market in provinces and cities where we have undertaken, or will undertake, property
development projects will continue to grow or that market downturns will not occur. According
to C&W, the rising demand for residential and commercial properties in China was also
accompanied by fluctuations in property prices, raising concerns over the affordability of
housing and the sustainability of the growth of the real estate market. The PRC Government
has sought to stabilize the real estate market by promulgating various control measures. As they
are designed to curb excessive interest in real estate investment, there can be no assurance that
such measures will not materially and adversely affect our ability to conduct business.
– 41 –
RISK FACTORS
We generate a majority of our revenue from our business in Jiangxi Province, and any
significant decline in the economic condition of Jiangxi Province could have a material
adverse effect on our results of operations, financial condition and business prospects.
We generate a majority of our revenue from our business in Jiangxi Province and we
expect to continue to derive a substantial portion of our revenue from these markets. As a
result, we are exposed to a greater geographical concentration risk than some of our
competitors in the PRC whose operations are more geographically diversified.
The demand for commercial and residential properties in the PRC, particularly Jiangxi
Province, has grown significantly in recent years, but such growth is often coupled with
volatility in market conditions and fluctuations in property prices. In addition, demand for
properties has been affected and will continue to be affected by the macro-economic control
measures implemented by the PRC government from time to time. In recent years, the PRC
government has announced a series of measures designed to stabilize the growth of the PRC
economy and to stabilize the growth of specific sectors, including the property market, to a
more sustainable level.
For as long as a majority businesses remain substantially concentrated in Jiangxi
Province, if Jiangxi Province in general experiences any significant economic downturn due to
imbalances in the local economy, disturbances in local financial markets, natural disasters,
epidemic, hostilities or any other reason, or if more restrictive government policies on the real
estate industry are imposed, or if the property market conditions of Jiangxi Province otherwise
decline, our business, results of operations and financial condition may be materially and
adversely affected.
In addition, certain expenses associated with our real estate property development
business, including personnel costs, maintenance fees, interest, property taxes, insurance and
utilities, are fixed. During the period of overall or local economic weakness, if we are unable
to meaningfully decrease these costs as demand for our properties decreases, our business and
financial condition may be adversely affected.
We may fail to identify desirable locations and acquire land use rights for future property
development projects on favorable terms, or at all.
We believe that our ability to identify desirable locations and acquire necessary land use
rights is key to the sustainable growth of our business. However, our success in carrying out
these business operations may be subject to factors beyond our control, such as economic
conditions and changes in the regulatory landscape. The PRC Government may promulgate
laws and regulations that effectively reduce the availability of new land suitable for
development and hinder our ability to obtain land use rights, thereby intensifying competition
between us and other property developers. For more information, see “— Risks Relating to Our
Industry — We may fail to compete effectively against other property developers.”
– 42 –
RISK FACTORS
Moreover, there is no assurance that we will be able to consistently capitalize on our
knowledge of and experience in the PRC real estate market to identify desirable locations. To
the extent that we are unable to obtain land use rights on favorable terms or at all, we may fail
to achieve higher returns on the sale and lease of our properties, and thereby experience
material and adverse effects on our business, financial condition and results of operations.
We may not be successful in managing our growth and expansion into new regions and
cities.
We experienced a rapid growth during the Track Record Period. In 2016, 2017 and 2018;
our revenue amounted to RMB2,223.0 million, RMB5,241.1 million and RMB8,415.7 million,
respectively, representing a CAGR of 94.6%; and our revenue increased by 278.4% from
RMB1,508.9 million for the four months ended April 30, 2018 to RMB5,709.4 million for the
same period in 2019. In order to continue to achieve sustainable growth, we need to continue
to seek development opportunities in selected regions and cities in the PRC with the potential
for growth. As of July 31, 2019, we had established presence in 27 cities in China with an
aggregate total land bank attributable to us of 15.0 million sq.m. We have established a leading
market position in Jiangxi Province, and have expanded into three regions in China, namely,
the Yangtze River Delta Region, the Greater Bay Region and the Central and Western China
Core Cities and Other Regions with High-Growth Potential. For more information, see
“Business — Our Business Strategies.” In addition, we have expanded our business operations
from development of residential properties to commercial properties.
Expanding into new geographical locations involve uncertainties and challenges as we
may be less familiar with local regulatory practices and customs, customer preferences and
behavior, the reliability of local contractors and suppliers, business practices and business
environments and municipal-planning policies in relevant sub-markets. In addition, expanding
our business into new geographical locations would entail competition with developers who
have a better-established local presence or greater access to local labors, expertise and
knowledge than we do. Competitive pressures may compel us to reduce prices and increase our
costs, thus lowering our profit margins. There is no guarantee that we will be able to pass any
additional costs onto our customers. Furthermore, the construction, market and tax-related
regulations in our target cities may be different from each other and we may face additional
expenses or difficulties in complying with new procedures and adapting to new environments.
Certain cities may also subject us to higher land acquisition costs and acquisition costs.
As we may face challenges not previously encountered, we may fail to recognize or
properly assess risks or take full advantage of opportunities, or otherwise fail to adequately
leverage our past experience to meet challenges encountered in these new markets. For
example, we may have difficulty in accurately predicting market demand for our properties in
the cities into which we expand. We may also have difficulty in promoting and maintaining
high occupancy rates and/or rental rates in the investment properties that we are currently
developing after these properties are completed and commence operations.
– 43 –
RISK FACTORS
In addition, expanding into new regions and cities requires a significant amount of capital
and management resources. We may not be able to manage the growth in our workforce to
match the expansion of our business, and accordingly, experience issues such as capital
constraints, construction delays, and lack of skillful and qualified personnel. Moreover,
expanding our geographical reach will divert management attention from our existing
operations. There is no guarantee that we will be able to hire, train or retain sufficient talent
to successfully implement our expansion plans. Any of these issues could have a material
adverse effect on our business, financial conditions, results of operations and prospects.
We may be unsuccessful in implementing our business strategies.
Our Directors formulate our business strategies based on, among others, their judgment
of the business, market conditions and regulatory environment. For example, we intend to
further develop our property business in Jiangxi Province, the Yangtze River Delta Region, the
Greater Bay Region and the Central and Western China Core Cities and Other Regions with
High-Growth Potential for development to increase our geographical coverage and recognition
level of our brand. For more information, see “Business — Our Business Strategies.” However,
we are subject to uncertainties in relation to implementing our business strategies and
achieving the expected economic results. We may be hindered by factors beyond our control,
such as competitive pressures from other members of our industry, lack of qualified and
experienced personnel, natural disasters, difficulties in obtaining the required permits, licenses
and certificates, delays in construction and logistical difficulties, among others. Furthermore,
we may encounter risks associated with operating in the PRC. See “— Risks Relating to Our
Industry” below for more details. For example, in addition to the factors mentioned above, we
may fail to achieve market acceptance and brand recognition. We may also fail to accurately
gauge customer preferences and adjust our product offerings appropriately. Since we expect to
self-finance the implementation of our business strategies with cash flow from our operating
activities and proceeds from the Global Offering, our profitability and liquidity would be
materially and adversely affected in the event that we do not achieve the expected economic
results. Failure to successfully implement our business strategies may weaken our
competitiveness in the long term and materially and adversely affect our business, financial
condition and results of operations.
Changes in accounting standards applicable to our business, such as the adoption of IFRS
15, may have a material impact on our results of operation and financial position.
Accounting standards applicable to our business may change or be amended from time to
time. Any changes in these accounting standards may result in changes in the recognition,
measurement and/or classification of our revenue, expenses, assets and liabilities, which could
have material effects on our results of operations and financial position. In addition, in
applying these accounting standards, we are required to make judgments, estimates and/or
assumptions with respect to our revenue, expenses, assets, liabilities and other factors that we
consider to be relevant.
– 44 –
RISK FACTORS
For example, in preparing the financial information of our Group, we have adopted,
among others, IFRS 15 and applied it consistently throughout the Track Record Period. Under
IFRS 15, we generally recognize revenue from sale of properties over time when our
performance does not create an asset with an alternative use to us and when we have
enforceable right to payment for performance completed to date, otherwise revenue from sale
of properties is recognized at a point in time when construction has been completed and a
notice of delivery of the property has been issued to the buyer. As a result, our net profit for
the years ended December 31, 2016 and 2017 and total equity as of December 31, 2016 and
2017 recorded were higher than the amounts that we would have recorded without the adoption
of the same. See “Financial Information — Certain Significant Accounting Policies and
Accounting Estimates and Judgments — Significant Accounting Policies — Early adoption of
IFRS 9 and IRFS 15” for more details. The International Accounting Standards Board may
issue new and revised standards and interpretations in the future. Interpretation on the
application of the IFRS will also continue to develop. These factors may require us to adopt
new accounting policies from time to time. The adoption of new accounting policies or new
IFRS in the future may have a material impact on our results of operations and financial
position.
The timing of our property sales and progress of our property development projects
may cause our results of operations to fluctuate from period to period, making it difficult
to predict our future financial performance.
During the Track Record Period, we derived a substantial portion of our revenue from
sales and pre-sales of our properties. The timing of completion and delivery for our properties
generally depends on our construction timetables. Periods during which we make a significant
number of pre-sales may not be periods during which we generate corresponding levels of
revenue. This signifies that our results of operations may vary from period to period depending
on the number of properties being delivered in the relevant period. Our results of operations
of any given period may not be indicative of our future financial performance, although they
may influence our share prices from time to time. The effect of timing on our results of
operations is accentuated by the fact that, given the capital-intensive nature of our business, the
number of projects we can take on at a time is limited, and the delivery timing of a limited
number of projects could have a potentially significant impact on our financial performance.
Moreover, our construction timetables are always subject to change due to factors beyond our
control, such as market or economic conditions, natural disasters, adverse weather conditions
and delays in obtaining the requisite permits, licenses and certificates from the relevant
government authorities. If our results of operations do not meet market expectations, we may
experience material and adverse effects on our share prices, particularly as it may be difficult
for investors to predict our future financial performance.
We may fail to complete our property development projects on time, or at all.
Property development projects typically require significant capital resources and a
substantial amount of time may pass before they generate revenue. The progress of a property
development project may be affected by various factors, which may include, among others:
– 45 –
RISK FACTORS
• changes in market conditions, economic downturns and/or decline in customer
interest;
• availability and cost of financing;
• delays in or failure to obtain the requisite permits, licenses and certificates from
relevant government authorities;
• changes in government policies, rules or regulations;
• increases in the prices of our raw materials;
• shortages of materials, equipment, contractors and skilled labor;
• latent geographical or environmental conditions giving rise to the need to modify
initial plans for our property development projects;
• unforeseen problems related to engineering and design;
• construction accidents, labor disputes and strikes; and
• natural disasters or adverse weather conditions.
Before we are affected by one or more of the above factors and must modify our plans,
we may have already expended significant capital resources with little or no prospect of
recovering or mitigating our losses. Substantial capital expenditures are generally incurred for
business operations to do with land acquisition and construction. Construction itself may take
longer than a year before we generate positive net cash flow through pre-sales, sales and leases.
Consequently, any failure to complete property development projects on time or at all may
adversely affect our business and results of operations. Our customers may be entitled to claim
compensation for late delivery or terminate pre-sale agreements. We may suffer material and
adverse effects on our reputation and access to future business opportunities in the long term.
We are also unable to guarantee that any legal proceedings or renegotiations resulting from
delays or failures to deliver will have a favorable outcome. For more information, see “— We
may be involved in claims, legal proceedings and other disputes from time to time arising out
of our operations, which may adversely affect our financial condition, divert management
attention and harm our reputation” below.
We may not have adequate financing to fund our property development projects, and
capital resources may not be available on favorable terms, or at all.
Property development is capital-intensive, with substantial capital investments made
during stages such as land acquisition and construction. During the Track Record Period, we
funded our property development projects primarily through pre-sale of our properties,
retained revenues, bank loans, trust financing and other borrowings. However, we cannot
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RISK FACTORS
guarantee that our capital resources will be sufficient, or that we will be always able to obtain
additional external financing, which may include not only the funding sources discussed above
but also real estate trusts and funds, on favorable terms, or at all. Our ability to obtain external
financing may be subject to factors beyond our control, including, among others, general
economic conditions, changes to regulations, our financial performance and credit availability.
For more information, see “Regulatory Overview.” Additionally, we cannot assure you that the
PRC Government will not introduce additional measures that may restrict our access to capital
resources and external financing. Failure to secure sufficient capital resources or external
financing on favorable terms, or at all, may hinder our ability to implement and complete our
property development projects. We may thus experience material and adverse effects on our
business and results of operations.
We may fail to obtain or experience delays in obtaining the relevant PRC governmental
approvals, licenses or permits for our property development projects.
The real estate industry in the PRC is heavily regulated. We are required to obtain various
approvals, permits, licenses and certificates throughout multiple stages of our property
development projects, including but not limited to land use rights certificates, planning
permits, construction work commencement permits and pre-sales permits (and renewal of the
relevant approvals, licenses or permits for on-going operations). Generally, such approvals,
licenses, permits or certificates are only issued or renewed after certain conditions have been
satisfied. We cannot assure you that we will not encounter obstacles toward fulfilling such
conditions that delay us in obtaining, or result in our failure to obtain, the required approvals.
During the Track Record Period, some of our subsidiaries were not in compliance with certain
construction or pre-sales related PRC laws and regulations, such as commencing construction
works and pre-sales before obtaining the requisite approvals or permits. We had paid the
relevant penalties in full in connection with the foregoing. See “Business — Legal Proceedings
and Compliance — Compliance with Laws and Regulations — Non-compliance Incident.”
Although we have improved our internal control procedures, we cannot guarantee that we will
be able to adapt to new rules and regulations that may come into effect from time to time with
respect to the property industry or that we will not encounter material delays or difficulties in
fulfilling the necessary conditions to obtain and/or renew all necessary certificates or permits
for our operations in a timely manner, or at all, in the future. Therefore, in the event that we
fail to obtain or renew, or encounter significant delays in obtaining or renewing, the necessary
government approvals for any of our major property projects, we will not be able to continue
with our development plans, and our business, financial condition and results of operations
may be adversely affected.
Moreover, as the real estate industry is closely monitored by the PRC Government, we
anticipate that new policies will be promulgated from time to time in relation to the conditions
for issuance or renewal of such approvals, licenses or permits. We cannot guarantee that such
new policies will not present unexpected obstacles toward our ability to obtain or renew the
required permits, licenses and certificates or that we will be able to overcome these obstacles
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RISK FACTORS
in a timely manner, or at all. Loss of or failure to renew our permits, licenses and certificates
may stall the progress of our property development projects. For more information, see “— We
may fail to complete our property development projects on time, or at all.”
Our property development schedule may not realize or delay, as a result of the
resettlement and demolition process.
The land parcels that we acquire in the future for development may have existing
buildings or other structures or may be occupied by third parties, which require resettlement
and demolition. Given the nature of resettlement and demolition, which depends on various
external factors that are beyond our control, we cannot guarantee that there will not be any
delay in our development schedule. If the party responsible for the resettlement or demolition
and the original residents fail to reach an agreement on the amount of compensation, either of
them may apply to the relevant authorities for a ruling on the amount of compensation.
Dissenting residents may also refuse to relocate. Such administrative process or resistance or
refusal to relocate may delay the timetable of our development projects or, in extreme cases,
prevent their completion. The occurrence of any of the above events may have an adverse effect
on our business, financial condition and results of operations.
As of the Latest Practicable Date, a portion of the land for one of our potential
development projects, Changsha Zi Yuan Phase II, is undergoing resettlement and demolition.
For further information of this project, see “Summary – Our Business Model – Property
Development Projects” and “Business – Our Business – Description of Our Projects” in this
prospectus. We cannot assure you that the resettlement and demolition process will proceed
smoothly or our potential development project will not be delayed. If such delay occurs, it
could adversely affect our reputation and lead to an increase in development cost, which may
in turn adversely affect our business, financial position and results of operations.
We may be subject to fines or forfeit land to the PRC government if we fail to pay land
grant premium or fail to develop properties within the time and in accordance with the
terms set out in the relevant land grant contracts.
Under PRC laws, if we fail to develop a property project according to the terms of the
land grant contract, including those relating to the payment of land premium, resettlement and
demolition costs and other fees, the designated use of the land and the time for commencement
and completion of the property development, government authorities may issue a warning,
impose a penalty and/or order us to forfeit the land. Specifically, under current PRC laws, if
we fail to pay any outstanding land grant premium by the stipulated deadlines, we may be
subject to late payment penalties or the repossession of the land by the government. If we fail
to commence development within one year of the commencement date stipulated in the land
grant contract, the relevant PRC land bureau may issue a warning to us and impose an idle land
penalty of up to 20% of the land premium. If we fail to commence development within two
years from the commencement date stipulated in the land grant contract, the relevant PRC land
bureau may confiscate our land use rights without compensation, unless the delay in the
development is caused by government action or is due to a force majeure. Moreover, if a
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RISK FACTORS
property developer commences development of the property in accordance with the timeframe
stipulated in then the land grant contract but, suspended for more than one year without
government approval and falls under either of the following two situations: (i) the developed
land area is less than one-third of the total land area, or (ii) the total invested capital is less than
one-fourth of the total planned investment in the project, then the land may be treated as idle
land and will be subject to the risk of forfeiture.
In September 2007, the Ministry of Land and Resources issued a new notice to further
enhance control of the land supply by requiring developers to develop land according to the
terms of the land grant contracts and restricting or prohibiting any non-compliant developers
from participating in future land auctions. In January 2008, the State Council issued a Notice
of the State Council on Promoting Land Saving and Efficient Use (國務院關於促進節約集約
用地的通知) to escalate the enforcement of existing rules on idle land management.
Furthermore, the Ministry of Land and Resources issued a Notice on Restricting the
Administration of Construction Land and Promoting the Use of Approved Land (關於嚴格建
設用地管理促進批而未用土地利用的通知) in August 2009, which reiterated the applicable
rules with regard to idle land management. On June 1, 2012, the Ministry of Land and
Resources promulgated the revised Measures on the Disposal of Idle Land (閒置土地處置辦
法), which went into effect July 1, 2012. These further measures may prevent competent land
authorities from accepting any application for new land use rights or processing any title
transfer transaction, lease transaction, mortgage transaction or land registration application
with respect to idle land prior to the completion of the required rectification procedures.
We cannot assure you that circumstances leading to the repossession of land or delays in
the completion of a property development will not arise in the future. If our land is repossessed,
we will not be able to continue our property development on the forfeited land, recover the
costs incurred for the initial acquisition of the repossessed land or recover development costs
and other costs incurred up to the date of the repossession. In addition, we cannot assure you
that regulations relating to idle land or other aspects of land use rights grant contracts will not
become more restrictive or punitive in the future. If we fail to comply with the terms of any
land use rights grant contract as a result of delays in project development, or as a result of other
factor, we may lose the opportunity to develop the project as well as our past investments in
the land, which could materially and adversely affect our business, financial condition and
results of operations.
We have indebtedness and may incur additional indebtedness in the future, which may
materially and adversely affect our financial condition and results of operations.
We maintain a substantial level of borrowings to finance our operations during the Track
Record Period. As of December 31, 2016, 2017, 2018 and April 30, 2019, our total bank and
other borrowings and corporate bonds amounted to approximately RMB6,437.5 million,
RMB16,675.6 million, RMB22,102.8 million and RMB26,469.4 million, respectively. On
August 26 and October 9, 2019, we issued the Private Debt Financing in the aggregate
principal amount of US$169.9 million with an interest rate of 12.5%. See “Financial
Information — Indebtedness — Private Debt Financing” for more details. We may from time
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RISK FACTORS
to time in the future consider other debt financing opportunities to refinance our existing loans
and to support our business expansion. Our net gearing ratio, as calculated by total borrowings
(including interest-bearing bank and other borrowings and corporate bonds) less cash and bank
balances divided by total equity as of the end of the respective period, was approximately 1.9
times, 2.7 times, 2.4 times and 3.1 times as of December 31, 2016, 2017, 2018 and April 30,
2019, respectively.
Our indebtedness could have an adverse effect on us, for example by: (i) increasing our
vulnerability to adverse developments in general economic or industry conditions, such as
significant increases in interest rates; and (ii) limiting our flexibility in the planning for, or
reacting to, changes in our business or the industry in which we operate. We have indebtedness
and may incur additional indebtedness in the future, and we may not be able to generate
sufficient cash to satisfy our existing and future debt obligations.
In addition, we are subject to certain restrictive covenants under the terms of our
borrowings, which may restrict or otherwise adversely affect our operations. These covenants
may restrict, among others, ability to incur additional debt or make guarantees, incur liens, pay
dividends or distributions on our or our subsidiaries’ capital stock, repurchase our or our
subsidiaries’ capital stock, prepay certain indebtedness, repay shareholders’ loans, reduce our
registered capital, sell, transfer, lease or otherwise dispose of property or assets, make
investments and engage in mergers, consolidation or other change-in-control transactions. In
addition, some of the loans may have restrictive covenants linked to our financial performance,
such as maintaining a prescribed maximum debt-asset ratio or minimum profitability levels
during the term of the loans. Pursuant to the detailed agreements, financial institutions may
have veto rights over some of our above corporate actions, which will further limit our
flexibility of operation and ability to raise additional funding. See “Financial Information —
Indebtedness — Trust and other financing arrangements.”
Moreover, our trust and other financings are generally secured by a pledge or transfer of
our equity interests in the relevant project subsidiaries, and/or a lien of land use rights or
development project. If we incur default and cannot repay all of the secured indebtedness, we
may lose part or all of our equity interests in these project subsidiaries, our proportionate share
of the asset value of the relevant property projects, land use rights or our development projects.
See “Financial Information — Indebtedness — Trust and Other Financing” for details.
In the future, we expect to incur additional indebtedness to complete our projects under
development and projects held for future development and we may also utilize proceeds from
additional debt financing to acquire land resources, which could intensify the risks we face as
a result of our indebtedness.
Our ability to generate sufficient cash to satisfy our outstanding and future debt
obligations will depend upon our future operating performance, which will be affected by,
among other things, prevailing economic conditions, PRC governmental regulation, the
demand for properties in the regions we operate and other factors, many of which are beyond
our control. We may not generate sufficient cash flow to pay our anticipated operating expenses
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RISK FACTORS
and to service our debts, in which case we will be forced to adopt an alternative strategy that
may include actions such as reducing or delaying capital expenditures, disposing of our assets,
restructuring or refinancing our indebtedness or seeking equity capital. If we are unable to
fulfill our repayment obligations under our borrowings, or are otherwise unable to comply with
the restrictions and covenants in our current or future bank loans, corporate bonds and other
agreements, there could be a default under the terms of these agreements. In the event of a
default under these agreements, the lenders may accelerate the repayment of outstanding debt
or, with respect to secured borrowings, enforce the security interest securing the loan. Any
cross-default and acceleration clause may also be triggered as a result. If any of these events
occur, we cannot assure you that our assets and cash flow would be sufficient to repay all of
our indebtedness, or that we would be able to obtain alternative financing on terms that are
favorable or acceptable to us. As a result, our cash flow, cash available for distributions,
financial condition and results of operations may be materially and adversely affected.
We had negative operating cash flow in 2016, 2017 and the four months ended April 30,
2019.
We had negative cash flow from operating activities of approximately RMB2,037.5
million, RMB6,547.8 million and RMB1,337.7 million in 2016, 2017 and the four months
ended April 30, 2019, respectively, primarily as a result of significant net cash used in
operations due to our continued increase in property development activities and strengthened
land acquisition efforts. Such cash outflows may not always be completely offset by proceeds
received from our pre-sales and sale of the properties for the respective period. As a result,
there could be a period during which we experience net cash outflow. Although we seek to
effectively manage our working capital, we cannot assure you that we will be able to match the
timing and amounts of our cash inflows with the timing and amounts of our payment
obligations and other cash outflows.
During the Track Record Period, we mainly relied on internal resources generated from
our operations, including proceeds from the pre-sales and sales of our properties, bank loans,
trust financing and asset management arrangements, issue of corporate bonds as well as capital
contribution from non-controlling shareholders. Negative operating cash flow may require us
to obtain sufficient additional financing to meet out financing needs and obligations and to
support our expansion plans. In the event that we are unable to generate sufficient cash flow
for our operations or otherwise unable to obtain sufficient external funds to finance our
business, our liquidity and financial condition may be materially and adversely affected and we
may not be able to expand our business. We cannot assure you that we will have sufficient cash
from other sources to fund our operations. If we resort to other financing activities, we will
incur additional financing costs, and we cannot guarantee that we will be able to obtain the
financing on terms acceptable to us, or at all. Moreover, the level of our indebtedness and the
amount of our interest payments could further limit our ability to obtain the necessary
financing or obtain favorable terms for the financing to fund future capital expenditures and
working capital. Such limitations could reduce our competitiveness and increase our exposure
and sensitivity to adverse economic and industry conditions, which could materially adversely
affect our financial condition and results of operations.
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RISK FACTORS
There are uncertainties about the recoverability of our deferred tax assets, which could
adversely affect our results of operations.
We recorded deferred tax assets of RMB430.3 million, RMB1,065.3 million, RMB1,652.3
million and RMB2,008.2 million, respectively, as of December 31, 2016, 2017, 2018 and April
30, 2019. We periodically assess the probability of the realization of deferred tax assets, using
significant judgments and estimates with respect to, among other things, historical operating
results, expectations of future earnings and tax planning strategies. In particular, deferred tax
assets can only be recognized to the extent that it is probable that future taxable profits will
be available against which the unused tax credits can be utilized. However, there is no
assurance that our expectation of future earnings could be accurate due to factors beyond our
control, such as general economic conditions and negative development of the regulatory
environment, in which case, we may not be able to recover our deferred tax assets which
thereby could have an adverse effect on our results of operations.
Gain on bargain purchase, gain on disposal of subsidiaries and subsidy income are
non-recurring in nature. Accordingly, we may not record such gain or recognize such
income in the future.
We recorded gain on bargain purchases of approximately RMB6.2 million in 2017 and
RMB2.7 million in the four months ended April 30, 2019 in connection with our acquisition
of two subsidiaries in 2017 and our acquisition of one subsidiary in the four months ended
April 30, 2019, respectively. We also recorded a one-off gain on disposal income of
approximately RMB1.2 million and a one-off subsidy in the amount of approximately RMB2.2
million from the local government in Nanchang in 2018. For details, see “Financial
Information — Description of Certain Line Items of Our Combined Statements of Profit or
Loss — Other income and gains” and Note 5 to the Accountants’ Report as Appendix I to this
prospectus. While such gain or income had an impact on our reported profit for the relevant
period, they were non-recurring in nature. Therefore, we may not record such gain or income
in the future, which may in turn adversely affect our profitability.
Net changes in fair value of financial assets are linked to market and therefore subject to
uncertainties of accounting estimates in the fair value measurement and the use of
significant unobservable inputs in the valuation techniques.
In 2018, we purchased total equity interests of a listed company. Such financial assets are
classified as held for trading on our financial statements. We incurred a net gain from financial
assets at fair value through profit or loss (FVTPL) in the amount of RMB18.9 million in 2018
in connection with the fair value of such investments in an amount of RMB64.9 million as of
December 31, 2018. We incurred a net loss from financial assets at FVTPL in the amount of
RMB20.8 million in the four months ended April 30, 2019 in connection with the fair value of
such investments in an amount of RMB44.1 million as of April 30, 2019. For details, see
“Financial Information — Description of Certain Combined Statements of Financial Position
— Financial Assets at FVTPL.” Such financial assets are measured at fair value with
significant unobservable inputs used in the valuation techniques and the changes in their fair
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RISK FACTORS
value are recorded in our consolidated income statements, therefore directly affecting our
results of operations. There is no assurance that we will not incur such similar fair value losses
in the future. If we incur significant fair value net changes, our results of operations, financial
condition and prospects may be adversely affected.
We may be adversely affected by material issues that affect our relationships or business
ventures with our joint venture and associated company partners, and our liquidity may
be further restricted if we are not able to receive dividends from joint ventures or
associated company partners.
We have established a number of joint ventures and associated companies with
Independent Third Parties except for Nanchang Lizhou, to jointly develop property projects.
The performance of such joint ventures and associated companies may affect our results of
operations and financial position. In 2016, 2017 and 2018, our share of losses of joint ventures
were RMB3.1 million, RMB18.3 million and RMB9.5 million, respectively. In the first four
months of 2019, our share of profits of join ventures were RMB0.5 million. Our share of losses
of associates were RMB6.6 million in 2016, and our share of profits of associates were
RMB21.2 million, RMB48.9 million in 2017 and 2018, respectively, and our share of losses of
associates were RMB2.7 million for the four months ended April 30, 2019.
The success of a joint venture or an associated company depends on a number of factors,
some of which are beyond our control. We may not be able to force our partners to fully
perform their obligations to us pursuant to our cooperation agreements. As a result, we may not
be able to realize the anticipated economic and other benefits from our joint ventures and
associated companies or even suffer losses. In addition, in accordance with PRC laws, our joint
venture agreements and the articles of association of our joint ventures and associated
companies, certain matters relating to joint ventures or associated companies may require the
consent of all parties to the joint ventures and associated companies. Therefore, such joint
venture agreements involve a number of risks, including (i) we may not be able to pass certain
important board resolutions requiring unanimous consent of all of the directors of our joint
ventures and associated companies if there is a disagreement between us and our joint venture
or associated company partners; or (ii) our joint venture or associated company partners may
have economic or business interests or goals or philosophies that are inconsistent with ours.
In addition, since we may not have full control over the business and operations of our
joint ventures and associated companies, we cannot assure that they will be in strict compliance
with all applicable PRC laws and regulations. We cannot assure you that we will not encounter
problems with respect to our joint ventures and associated companies or our joint ventures and
associated companies will not violate PRC laws and regulations, which may have an adverse
effect on our business, results of operation and financial condition.
Even if profits of our joint ventures and associated company partners are recognized, we
may not receive any final remittance of surplus funds, which is typically in the form of
dividend distribution, from these joint ventures and associated company partners until
declaration of dividends. Such declaration will be at the discretion of the boards and
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RISK FACTORS
shareholders of the joint ventures and associated company partners and therefore not within our
control. Moreover, payments of dividends by our joint ventures and associated company
partners may be subject to restrictions under PRC laws or covenants contained in agreements
such as bank facility agreements to which they are subject. Accordingly, our investments in
these joint ventures and associated company partners are not as liquid as our investments into
our own subsidiaries. As we invest and continue to invest in joint ventures and associated
company partners in property development projects, our liquidity may be further restricted if
we are not able to receive dividends from our existing or future joint ventures or associated
company partners, which could materially and adversely affect our ability to conduct our
business.
We are subject to risk of recoverability of non-trade amounts due from our joint venture
and associates and prepayments for equity investments.
During the Track Record Period, in order to support the business operations of our joint
ventures and associates, we recorded non-trade amounts due from our joint venture and
associates amounting to approximately RMB321.0 million, RMB279.5 million, RMB1,414.1
million and RMB2,701.4 million as December 31, 2016, 2017, 2018 and April 30, 2019. In
addition, we also made prepayments for equity investments in joint venture and associates in
the amounts of approximately RMB1,261.1 million, RMB2,044.2 million, RMB1,201.1 million
and RMB834.4 million as of December 31, 2016, 2017 and 2018 and April 30, 2019. We make
periodic assessments on the amounts due from our joint ventures and associates and the
financial assets included in prepayments for equity investment based on historical settlement
record and past experience. However, the risk of recoverability is inherent in our outstanding
balances for such amounts, as the ability of the joint ventures and associates to repay us
depends on a number of factors, some of which are beyond our control. As a result, we may
not be able to recover the anticipated economic returns from such transactions, which may have
a material adverse effect on our business, results of operation and financial condition.
We are exposed to contractual and legal risks related to pre-sales.
We make certain undertakings in our pre-sale contracts. These pre-sale contracts and the
relevant PRC laws and regulations provide remedies for breach of these undertakings. For
example, should we fail to complete pre-sold properties on time, we may be liable to our
customers for late delivery. Our customers may opt to claim damages should our delay extend
beyond a specified period or terminate pre-sale contracts. During the Track Record Period, we
had not experienced any significant delays in property development projects. We cannot
guarantee that such instances will not occur in the future, particularly as they may be due to
factors beyond our control. In the event that multiple or major projects are delayed at a time,
we may experience material and adverse effects on our business and results of operations.
Additionally, we make certain warranties as to the quality of our properties in accordance
with the “Administration Ordinance on Development and Operation of Urban Real Estate”
(城市房地產開發經營管理條例) which became effective on July 20, 1998 and was amended on
January 8, 2011 and March 24, 2019, as well as the “Regulations on the Administration of
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Quality of Construction Works” (建設工程質量管理條例) which became effective on January
30, 2000 and amended on October 7, 2017 and April 23, 2019. Customers in our pre-sales may
allege that we did not fulfill our representations and warranties in the subsequent planning and
development of our property development projects. For more information, see “Regulatory
Overview — Inspection upon completion of real estate project.” In dealing with such
occurrences, we may suffer damage to our brand value as well as monetary losses.
In addition, under the current PRC laws, property developers must fulfill certain
conditions before they can commence pre-sales of the relevant properties and the use and
deposit of pre-sales proceeds are also restricted. If we fail to deposit certain of the pre-sales
proceeds into the designated custodial accounts in accordance with the relevant PRC laws and
any relevant local requirements, we may be subject to certain disciplinary measures, including
suspending the allocation of supervisory funds, suspending the qualification of commercial
housing online contracting for the project and recording it in the credit files of real estate
development enterprises. According to the Notice of the Ministry of Housing and Urban-Rural
Development on Further Strengthening the Supervision of the Real Estate Market to Improve
the Pre-sale System of Commodity Housing (住房和城鄉建設部關於進一步加強房地產市場監
管完善商品住房預售制度有關問題的通知), the pre-sale proceeds of commercial housing shall
be fully included in the supervision account, and the supervisory authority shall be responsible
for the supervision and control to ensure that the pre-sale funds are used for the construction
of commercial housing projects; the pre-sale funds may be appropriated according to the
construction progress, but sufficient funds must be retained to ensure the completion and
delivery of the construction projects. Local regulations governing the domestic Subsidiaries
further regulate the supervision of pre-sale proceeds. As at the Latest Practicable Date, we had
not been subject to any penalty by the governmental authorities in relation to our pre-sales
proceeds during the Track Record Period. However, there can be no assurance that that the PRC
government and local authorities will not ban or impose further restrictions on pre-sales. If we
fail to comply with the relevant regulations and requirements, we may face fines which could
have a material adverse effect on our financial conditions and results of operations.
Our operations may be dependent on a limited number of major suppliers.
Our suppliers are mainly construction contractors and construction material suppliers.
During the Track Record Period, we were dependent to a certain extent on a limited number
of major suppliers for our property development business. Some of our general contractors and
sub-contractors are local level operating entities owned or controlled by group companies in
China. Our five largest suppliers, substantially all of whom were general contractor companies
in China, accounted for approximately 56.3%, 62.0%, 52.7% and 55.2% of our total purchases,
respectively, and our single largest supplier accounted for 18.0%, 41.2%, 29.8% and 36.9% of
our total costs of sales during the same periods, respectively. See “Business — Suppliers and
Customers” for more details. If a large number of our current major suppliers decide to
terminate business relationships with us or, if the services or raw materials supplied by our
current suppliers fail to meet our standards, or if our current service or raw material supplies
are interrupted for any reason, we may not be able to easily switch to other qualified suppliers
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RISK FACTORS
in a timely fashion, which may materially and adversely affect our business and financial
results. Also see “Risk Factors — Risks Relating to Our Business — We may fail to complete
our property development projects on time, or at all.”
We are susceptible to the effects that interest rate hikes may have on our customers’
mortgage rates and our financing costs.
Changes in interest rates generally affect our customers’ mortgage rates and our financing
costs. In the wake of the financial crisis, the PBOC began reducing benchmark interest rates
from June 2012 onwards. For example, on June 6, 2012, China’s benchmark one-year lending
and deposit rate was lowered to 6.31% from 6.56% on June 8, 2012; it was lowered several
more times until it reached 4.35% on October 24, 2015. As of April 30, 2019, this interest rate
remained the same. While the PRC economy grows and the U.S. Federal Reserve increases its
own benchmark interest rates, we anticipate that the PBOC may adjust benchmark interest rates
upward. Any hike in benchmark interest rates is likely to increase our customer’s mortgage
rates and our financing costs. Increases in mortgage rates may slow growth in the real estate
market, while increases in our financing costs may materially and adversely affect our results
of operations.
We rely on contractors during the construction and development stages of our property
development projects, who may not perform in accordance with our expectations.
We rely on contractors during the construction and development stage of our property
development projects, selecting them based on factors such as market reputation,
qualifications, prices and track record. Our contractors are also generally responsible for
procuring construction materials, as well as the design of nonstandard projects, landscaping,
and interior design work. However, we cannot guarantee that the services rendered or
construction materials provided will always meet our expectations. For example, in the event
that our contractors fail to deliver properties that are safe for habitation or use on schedule, this
may affect our own timelines for delivery to our customers. There can also be no assurance that
our contractors will not encounter financial or other difficulties that cause delays, create
quality defects or force them to stop working altogether. For more information, see “— We may
fail to complete our property development projects on time, or at all.” Additionally, it is
possible that we do not discover quality defects until after delivery and there is resulting
damage to person or property. We may incur additional costs while taking remedial measures
such as replacing contractors, purchasing new construction materials and paying compensation.
Any or all of them may materially and adversely affect our business, results of operations,
market reputation and access to future business opportunities.
We may experience fluctuations in our construction costs.
We believe that our ability to control construction costs is key to our continued success.
Our construction costs primarily relate to the costs of employing our contractors and the prices
for our construction materials. As living standards in China improve and the PRC Government
seeks to increase the wages of migrant workers, the costs of hiring our contractors may
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RISK FACTORS
continue to grow going forward. Furthermore, we rely on our contractors to procure certain
construction materials such as steel and cement, and are generally obliged to increase payments
to them in the event that the market prices of construction materials fluctuate beyond a
pre-determined range. There can be no assurance that we will be able to obtain construction
materials on favorable terms or at all, or that shortages or disruptions in supply will not occur
in the future. According to C&W, the price of construction materials has generally increased
over the past three years based on the construction materials price index from the National
Bureau of Statistics. Significant price increases lead to higher cost of sales, and there is no
guarantee that we will be able to obtain alternative supplies of construction materials of similar
quantity or quality in a timely manner, or at all. We cannot guarantee that we will be able to
limit our exposure to price fluctuations or pass on additional costs to our customers. Our ability
to pass on additional costs to our customers is limited as our costs may increase after we have
dealt with customers in pre-sales of properties before their completion. Failure to manage our
construction costs may materially and adversely affect our business and results of operations.
Actual development costs for our property development projects may deviate from our
initial estimates, and substantial increases in development costs may materially and
adversely affect our results of operations.
We prepare a budget prior to commencing each of our property development projects,
taking into account costs for land acquisition, construction and borrowing, among others.
While we have internal procedures to monitor our property development projects, factors
beyond our control may force us to deviate from our plans. For example, we expect that our
construction costs will increase and that interest rates may rise. For more information, see “—
We may experience fluctuations in our construction costs” and “— We are susceptible to the
effects that interest rate hikes may have on our customers’ mortgage rates and our financing
costs.” Additionally, the PRC Government closely monitors the PRC real estate industry and
modifies the regulatory landscape from time to time. For example, it may impose additional
conditions for issuance or renewal of certain permits, licenses and certificates required at
various stages of our property development projects. We may experience delays and cost
increases while seeking to meet the new conditions in a timely and effective manner. As we
cannot anticipate when or what new policies will be promulgated, our ability to make
appropriate provision beforehand is limited. Substantial increases in our development costs
may lead to lower profit margins and therefore materially and adversely affect our results of
operations.
The actual realizable value of our properties may be substantially lower than their
appraisal value and is subject to change.
The appraisal value of our properties as stated in Appendix III to this prospectus was
prepared by C&W based on multiple assumptions with subjective and uncertain elements,
which include, among others, that:
• we will complete property development projects on time;
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RISK FACTORS
• we have obtained or will obtain on a timely basis all licenses and approvals
necessary for carrying out our property development projects; and
• we have paid all land premiums and obtained land use rights certificates and
transferable land use rights free of additional payment obligations.
The appraisal value of our properties should not be taken as their actual realizable value
or a forecast of their actual realizable value. The value of our properties may be affected by
unforeseen occurrences stalling the progress of our property development projects as well as
national and local economic conditions. The value of our properties may stagnate or decrease
if the market for comparable properties in China was experiencing a downturn. For more
information, see “— We are susceptible to adverse movements in the PRC real estate market,
particularly in provinces and cities where we have property development projects.” In the event
that any of the assumptions prove false, and therefore lower the actual realizable value of our
properties, we may experience material and adverse effects on our business, financial condition
and results of operations.
Impairment losses for properties under development and completed properties held for
sale may adversely affect our financial position.
The real estate market volatility may subject us to risks in connection with possible
impairment loss for properties under development as well as completed properties held for sale,
if we fail to complete the construction and sell the properties in time at our desired prices.
Impairment loss may arise when the carrying value of a property exceeds its recoverable
amount. We cannot assure you that we may not incur impairment losses, if any or at similar
level, during adverse market conditions in the future. If we incur impairment losses or
experience increases in impairment losses for properties under development and completed
properties held for sale, our financial position may be adversely affected.
We rely on real estate agents to sell and market our property development projects, who
may not perform in accordance with our expectations.
During the Track Record Period, we relied on our own sales and marketing team as well
as local real estate agents to sell and market our property development projects. We selected
and employed local real estate agents based on factors such as market reputation,
qualifications, prices and track record. As the local real estate agents we employ are
Independent Third Parties, we cannot assure you that they have complied in all material
respects with PRC laws and regulations relevant to property sales or fulfill material terms and
requirements set forth the contracts with us. In the event that our local real estate agents fail
to comply with such PRC laws and regulations or fulfill material terms and requirements set
forth the contracts with us, particularly in relation to representations and warranties or sales
and marketing campaigns, we may suffer material and adverse effects on our brand value. We
may also lose a portion of our customers, suffer reputation damage and therefore our market
share in the long term. Additionally, there is no guarantee that our real estate agents will
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RISK FACTORS
perform up to our standards of professionalism and effectiveness. We may suffer material and
adverse effects on our business and results of operations, as well as incur additional costs while
seeking to replace real estate agents unsuited to the task of selling and marketing our
properties.
Inappropriate marketing activities or advertising of our properties may lead to penalties,
undermine our sales and marketing efforts, cause deterioration to our brand name, and
have a material adverse effect on our business.
As a real estate developer in the PRC, we are subject to a number of laws and regulations
regarding the marketing and promotion of our property projects, our business and our brand.
If any of our advertisements are deemed false, misleading or failing to comply with the relevant
laws and regulations, such as the PRC Advertising Law, we may be required to ceased to
publish the advertisement and eliminate adverse effects and face a fine that may range from
three to five times of the advertising fee. In addition, any false advertising may cast doubt on
our other disclosures, advertisements, filings and other publications, deteriorate our brand
name and reputation, and consequently have a material and adverse effect on our business,
financial condition and results of operations. During the Track Record Period, four of our
subsidiaries were subject to administrative fines for failing to comply with certain
requirements of the PRC Advertising Law. Such penalties amounted to RMB512,600, all of
which had been settled as of the Latest Practicable Date. See “Business — Legal Proceedings
and Compliance — Compliance with Laws and Regulations — Non-compliance Incidents” for
details.
The illiquid nature of property limits our ability to respond to any adverse movements in
the performance of our investment portfolio.
We hold certain properties for investment purposes, strategically selecting them based on
their potential for appreciation in value and rental income. However, the performance of the
real estate market is affected by several factors, many of which are beyond our control. For
more information, see “— We are susceptible to adverse movements in the PRC real estate
market, particularly in provinces and cities where we have property development projects.” As
property investments are inherently illiquid, our ability to sell our properties in response to
global, national, regional and/or local conditions, financial or otherwise, is limited. In such
circumstances we cannot guarantee that we will be able to divest of properties in our
investment portfolio on favorable terms or at all. We may suffer material and adverse effects
on our business and financial condition, particularly as we may have expended significant
capital resources in building up our investment portfolio.
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RISK FACTORS
Future investments or acquisitions may have a material adverse effect on our ability to
manage our business.
We may make strategic investments and acquisitions that complement our operations.
However, our ability to make successful strategic investment and acquisitions depend on a
number of factors, including our ability to identify suitable targets, obtaining required
financing on reasonable and favorable terms and governmental approval. In the event that we
fail to identify suitable targets or are prevented from making such strategic investments or
acquisitions due to financial, regulatory or other constraints, we may not be able to effectively
implement our investment or expansion strategies.
Acquisitions typically involve a number of risks, including, but not limited to (i) failure
to identify suitable targets; (ii) difficulties in integrating the operations and personnel of the
acquired businesses; (iii) difficulties in maintaining uniform standards, controls and policies
across the expanded group; (iv) liabilities associated with the acquired businesses that were
unknown at the time of acquisition; (v) adverse impact on our results of operations due to
amortization and/or impairment for goodwill associated with the acquisitions; and (vi) failure
to reap the expected benefits of the investment or acquisition and take advantage of potential
synergies in the case of acquisitions. Further, we cannot assure you that we will be able to make
acquisitions or investments on favorable terms or within a desired time frame. There is also no
assurance that such acquisitions or investment would yield the expected level of return. In
addition, we may require additional financing in order to make such acquisitions and
investments. Debt financing may result in an increase in the level of our indebtedness while
equity financing may result in dilution of ownership of existing Shareholders. Any of these
factors could have a material adverse effect on our business, results of operations, financial
condition and prospects.
The fair value of our investment properties is likely to fluctuate from time to time and
may decrease significantly in the future, which may materially and adversely affect our
profitability.
We are required to reassess the fair value of our investment properties at the end of each
reporting period. Under IFRS, gains or losses arising from changes in the fair value of our
investment properties are included in our combined statements of comprehensive income for
the period in which they arise. Our investment properties were valued by C&W, an independent
property valuer, as of December 31, 2016, 2017, 2018 and April 30, 2019, on an open market
and existing use basis, which reflected market conditions on the respective dates. Based on
such valuation, we recognized the aggregate fair value of our investment properties and
relevant deferred tax on our combined statements of financial position and increases in fair
value of investment properties and movements of the relevant deferred tax on our combined
statement of comprehensive income. In 2016, 2017 and 2018 and the four months ended April
30, 2018 and 2019, our fair value gains on investment properties were RMB78.0 million,
RMB86.0 million, RMB110.2 million, RMB49.5 million and RMB27.4 million, respectively.
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RISK FACTORS
Despite their impact on the reported profit, fair value gains or losses do not change our
cash position as long as the relevant investment properties are held by us. The amount of
revaluation adjustments has been, and will continue to be, subject to market fluctuations. As
a result, we cannot assure you that changes in the market conditions will continue to create fair
value gains on our investment properties or that the fair value of our investment properties will
not decrease in the future. In addition, the fair value of our investment properties may
materially differ from the amounts it would receive in actual sales of the investment properties.
Any significant decreases in the fair value of our investment properties or any significant
decreases in the amount we receive in actual sales of the investment properties as compared
with the recorded fair value of such properties would materially and adversely impact our
results of operations.
Our ownership and operation of commercial properties might subject us to a variety of
market, management and operational risks.
During the Track Record Period, we derived a very small portion of revenue from rental
income from the operation and lease of self-owned commercial properties. We are subject to
risks incidental to the ownership and operation of commercial properties, including volatility
in market rental rates and occupancy levels, competition for tenants, costs resulting from
on-going maintenance and repair and inability to collect rent from tenants or renew leases with
tenants due to bankruptcy, insolvency, financial difficulties or other reasons. In addition, we
may not be able to renew leases with our tenants on terms acceptable to us, or increase rental
rates to a level of the then prevailing market rate, or at all, upon the expiry of the existing
terms. Likewise, we may not be able to enter into new leases at rental rates as expected. All
these factors could negatively affect the demand for our investment properties, and as a result,
decrease our rental income, which may have an adverse effect on our business, financial
condition and results of operations.
We may be subject to fines due to the lack of registration of our leases.
Pursuant to relevant PRC regulations, parties to a lease agreement are required to file the
lease agreements for registration and obtain property leasing filing certificates for their leases.
During the Track Record Period, we leased certain properties from independent third-party
landlords mainly for our office premises. During the Track Record Period, we failed to register
16 lease agreements under which we are the tenant. The failure to register the lease agreements
does not affect the validity of the lease agreements under the relevant PRC laws and
regulations, or our rights or entitlements to lease out the investment properties to tenants.
However, we may be required by relevant government authorities to file the lease agreements
to complete the registration formalities and may be subject to a fine for non-registration within
the prescribed time limit, which may range from RMB1,000 to RMB10,000 per lease
agreement. The imposition of the above fines could require us to make additional efforts and/or
incur additional expenses, any of which could materially and adversely impact our business,
financial condition and results of operations. The registration of these lease agreements to
which we are a party requires additional steps to be taken by the respective other parties to the
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RISK FACTORS
lease agreement which are beyond our control. We cannot assure you that the other parties to
our lease agreements will be cooperative and that we can complete the registration of these
lease agreements and any other lease agreements that we may enter into in the future.
Furthermore, there are inherent risks of accidents, injuries or prohibited activities (such
as illegal drug use, gambling, violence or prostitution by guests and infringement of third
parties’ intellectual property or other rights by our tenants) taking place in public places of our
commercial properties, such as shopping malls. The occurrence of one or more accidents,
injuries or prohibited activities at any of our investment properties could adversely affect our
reputation among customers and guests, harm our brand, decrease our overall rents and
occupancy rates and increase our costs by requiring us to implement additional safeguard
measures. In addition, if accidents, injuries or prohibited activities occur at any of our
investment properties, we may be held liable for costs, damages and fines. Our current
insurance policies may not provide adequate or any coverage for such losses and we may be
unable to renew our insurance policies or obtain new insurance policies without increases in
premiums and deductibles or decreases in coverage levels, or at all.
We guarantee the mortgage loans provided by financial institutions to our customers and
consequently, we are liable to the mortgagees if our customers default.
Our customers may apply for mortgages to purchase our properties. As consistent with
market practice, we guarantee these mortgages for up to and until purchasers of our properties
obtain a “strata-title building ownership certificate” (分戶產權證) and register it in favor of the
mortgage bank. The guarantee period may range from one to three years, and we generally
deposit with the mortgage bank a sum equal to or less than five percent of the mortgage
amount. In the event that a customer defaults on the mortgage payment, the mortgage bank may
deduct the deposited sum from the payment due and demand our immediate payment of the
outstanding balance. Once we have satisfied our obligations under the guarantee, the bank
would then assign its rights under the mortgage to us and we would have full recourse to the
property.
As we generally rely on credit assessments conducted by banks on our customers in
making our guarantees, we cannot guarantee that they will be sufficient. Yet even if we were
to conduct our own credit assessments on the customers, we cannot guarantee that one or more
of our customers will not default on us going forward, particularly as there is limited financial
or public information on many of them. There can also be no assurance that we will be able
to estimate and make appropriate provision for defaults. Furthermore, any significant decline
of the economic condition of the PRC or local markets in which we operate may lead to
lowered income of our customers and, subsequently, an increased risk of default on loans. We
did not experience any material defaults by customers on their mortgage loans during the Track
Record Period. In the event that several guarantee payment obligations arise at a time, we may
experience material and adverse effects on our business, financial condition and results of
operations, especially if the market value of our properties depreciates substantially or the
prevailing conditions prevent us from reselling our properties on favorable terms.
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RISK FACTORS
Certain portions of our property development projects and investment properties are
designated as civil air defense properties.
Certain portions of our property development projects and investment properties are
designated as civil air defense properties. According to the PRC laws and regulations, new
buildings constructed in cities should contain basement areas that can be used for civil air
defense purposes in times of war. Under the PRC Civil Air Defense Law (《中華人民共和國
人民防空法》) promulgated by the NPC on October 29, 1996, as amended on August 27, 2009
and Management Measures for Peacetime Development and Usage of Civil Air Defense
Properties (人民防空工程平時開發利用管理辦法) promulgated by the House Civil Air Defense
Office on November 2001, after obtaining the approval from the civil air defense supervising
authority, a developer can manage and use such areas designated as civil air defense properties
at other time and generate profits from such use. During the Track Record Period, we had
entered into contracts to transfer the right to use civil air defense properties in our property
development projects to our customers as car parks and we intend to continue such transfer.
However, in times of war, such areas may be used by the government at no cost. In the event
of war and if the civil air defense area of our projects is used by the public, we may not able
to use such area as car parks, and such area will no longer be a source of our revenue. In
addition, while our business operations have complied with the laws and regulations on civil
air defense property in all material aspects, we cannot assure you that such laws and
regulations will not be amended in the future which may make it more burdensome for us to
comply with and increase our compliance cost. The civil air defense areas of our projects are
primarily used or to be used for car parks, representing an insignificant portion of our property
portfolio.
The LAT calculated by the relevant PRC tax authorities may be different from our
calculation of LAT liabilities for provision purposes, which may have a material adverse
effect on our financial condition.
Properties that we develop for sale are subject to a Land Appreciation Tax (“LAT”). Under
PRC tax laws and regulations, all income derived from the sale or transfer of land use rights,
buildings and their ancillary facilities in China are subject to LAT at rates ranging from 30%
to 60% on the appreciated value of the properties. LAT is calculated based on the proceeds
received from the sale of properties less deductible expenditures. We make provision for the
estimated full amount of applicable LAT in accordance with relevant PRC tax laws and
regulations. Our estimates are based on, among other factors, our own apportionment of
deductible expenses, which is subject to final confirmation by the relevant tax authorities upon
settlement of the LAT.
As of the Latest Practicable Date, we had not had any disagreements with the relevant
authorities respecting our LAT calculations. However, we cannot assure you that this will
always be the case going forward. The relevant authorities may conclude that we are liable for
more substantial LAT payments with respect to past liabilities and present obligations.
Furthermore, as we expand into provinces and cities in which we have no existing business
operations, we may find that our original provisions for LAT will be insufficient to cover our
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RISK FACTORS
actual LAT obligations due to lack of experience in and knowledge of our new markets. We
may experience material and adverse effects on our cash flow, financial condition and results
of operations while seeking to pay the shortfall amount to relevant authorities, which may in
turn lead to restrictions on our ability to implement our business strategies.
Failure to protect our intellectual property rights may materially and adversely affect our
brand value.
We rely on our trade name and trademarks to build brand value and recognition, which
we believe are integral to consolidating and building our market presence. However, brand
value is based largely on public perception. It may diminish in the event that we fail to deliver
properties that are safe for habitation, are subjected to negative publicity, offer consistently
negative experiences to third parties that deal with us or are perceived as unethical or socially
irresponsible. Even isolated incidents may lower market trust and reduce demand for our
properties in the long term.
In particular, unauthorized use or infringement of our trade name or trademarks may
impair our brand value and recognition. Third parties may use our intellectual property in ways
that damage our reputation in the real estate industry. Although we are not aware that any such
instances occurred during the Track Record Period, we cannot guarantee that our measures to
protect our intellectual property will be sufficient. We primarily rely on contracts with our
employees and business partners under trademark and copyright laws and regulations to protect
our intellectual property rights. For more information, see “Business — Intellectual Property.”
Despite the precautions taken, there can be no assurance that we will be able to detect all
misappropriation or unauthorized use of our trade name and trademarks in a timely manner, or
at all. There is also no guarantee that we will be successful in any enforcement proceedings that
we undertake. Litigation to protect our intellectual property may be time-consuming, costly
and divert management attention from our operations. We may experience material and adverse
effects on our business and financial condition in the short term, while failures to protect our
intellectual property rights may diminish our competitiveness and market share in the long
term.
Compliance with PRC laws and regulations regarding environmental protection and the
preservation of antiquities and monuments may delay the progress of our property
development projects and create additional costs.
We are subject to various laws and regulations concerning environmental protection and
the preservation of antiquities and monuments, which effectively prohibit and restrict property
development in certain regions. For more information, see “Regulatory Overview.” While
navigating this regulatory regime, we may incur additional compliance costs, leading to lower
profit margins and material and adverse effects on our results of operations. We may also be
forced to delay our construction plans and fail to complete properties on time, suffering
damage to our reputation and access to future business opportunities. For more information,
see “— We may fail to complete our property development projects on time, or at all.”
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RISK FACTORS
As environmental awareness grows in China, we anticipate that the PRC Government will
continue to promulgate increasingly stringent environmental laws and regulations. We also
believe that we, and our environmental impact assessment reports, will be evaluated against
higher standards for compliance with the regulatory regime. We anticipate that these
developments will increase our project development costs in general. Moreover, should the
public perceive us as socially irresponsible on environmental issues, the consequent damage to
our reputation may diminish our brand value. For more information, see “— Failure to protect
our intellectual property rights may materially and adversely affect our brand value.”
Failure to retain members of our senior management team and key personnel may have
a material and adverse impact on our competitiveness among real estate developers and
business operations.
Our continuing and future success depends on the efforts of our senior management team.
As they possess industry expertise, know-how or experience in key areas such as property
development, construction and sales and marketing, and losing their services may have a
material and adverse effect on our ability to grow and sustain our business. Members of our
senior management team collectively have an average of approximately 10 years in the real
estate industry. For more information on our directors and senior management, see “Directors
and Senior Management.” Should any or all members of our senior management team join or
form a competing business with their expertise, business relationships and full knowledge of
our business operations, we may not be able to estimate the extent of and compensate for such
damage. Unexpected resignations may also leave key operations without supervisors and
materially and adversely affect the implementation of our business strategies. There can be no
assurance that we will be able to recruit personnel with equivalent qualifications in a timely
manner or at all, as competition for experienced management is intense in our industry.
We may be involved in claims, legal proceedings and other disputes from time to time
arising out of our operations, which may adversely affect our financial condition, divert
management attention and harm our reputation.
We may be directly or indirectly involved in claims, legal proceedings and other disputes
with various parties involved in our property development projects, such as contractors,
regulatory bodies, business partners and customers. For more information, see “Business —
Legal Proceedings and Compliance.” These claims, legal proceedings and other disputes may
relate to, among other issues, contractual warranty disputes, employment, intellectual property
and delivery without passing the necessary quality inspection procedures. For example, earlier
purchasers of our properties may allege that we did not fulfill our representations and
warranties in the subsequent planning and development of our property development projects.
For more information, see “— We are exposed to contractual and legal risks related to
pre-sales.” We may also be subject to claims, legal proceedings and other disputes with our
purchasers or other third parties in respect of the pricing practice of our properties and/or
related work such as interior decorations. We cannot assure that we will not be involved in any
major dispute or legal proceedings in the future and any involvement in such disputes or
proceedings may materially and adversely affect our business, financial condition and brand
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RISK FACTORS
name. Any claims, legal proceedings and other disputes brought against us, with or without
merit, could result in substantial costs and divert capital resources and management attention.
We may suffer damage to our reputation regardless of whether we prevail, leading to material
and adverse effects on our business and brand value.
We may not be able to prevent or detect actions by our employees or agents which violate
applicable anti-corruption laws and regulations.
Bribery and other misconduct by our employees or agents may be difficult to prevent or
to detect on a timely basis, or at all. Although we have put in place relevant internal control
measures aimed at preventing our employees and agents from engaging in conduct which
would violate applicable anti-corruption laws and regulations, there can be no assurance that
we will be able to prevent or detect such misconduct. Such misconduct by our employees or
agents could subject us to financial losses and harm its business and operations. In addition to
potential financial losses, such misconduct could subject us to third party claims and regulatory
investigations. Any of the foregoing could have a material adverse effect on our business,
financial condition, results of operations and prospects.
Our business, financial condition, results of operations and prospects may be adversely
affected as a result of negative media coverage relating to us or the real estate market in
which we operate or intend to operate.
We may be subject to or associated with negative publicity, including those on the
Internet, with respect to our corporate affairs and conduct related to our personnel, the real
estate market we operate or intend to operate. We may also be subject to negative reports or
criticisms by various media. We make no representation as to the appropriateness, accuracy,
completeness or reliability of any such information or publication. Nonetheless, any negative
coverage, whether or not related to us or our related parties and regardless of truth or merit,
may have an impact on our brand and reputation and, consequently, may undermine the
confidence of our customers and investors in us, which may in turn materially and adversely
affect our business, financial condition, results of operations and prospects.
Our insurance coverage may not sufficiently cover the risks related to our business.
Consistent with customary practice in China, we do not carry any business interruption
insurance or litigation insurance. For more information about the insurance policies we
maintain, see “Business — Insurance.” Moreover, we do not insure our property development
projects against disruptions or damage caused by natural disasters, wars, civil unrest, acts of
terrorism and other instances giving rise to force majeure. We may be required to bear our
losses to the extent that our insurance coverage is insufficient. If we were to incur substantial
losses and liabilities that are not covered by our insurance policies, we could suffer significant
costs and diversion of our resources, and thereby materially and adversely affect our financial
condition and results of operations.
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RISK FACTORS
We may experience failures in or disruptions to our information technology systems.
We rely on our information technology systems to manage key operational functions such
as processing financial data and coordinating business operations among the operational teams
between the teams at the Group and city level. However, we cannot assure you that damages
or interruptions caused by power outages, computer viruses, hardware and software failures,
telecommunication failures, fires, natural disasters, security breaches and other similar
occurrences relating to our information systems will not occur going forward. We may incur
significant costs in restoring any damaged information technology systems. Failures in or
disruptions to our information technology systems and loss or leakage of confidential
information could cause transaction errors, processing inefficiencies and the loss of customers
and sales. We may thus experience material and adverse effects on our business and results of
operations.
RISKS RELATING TO OUR INDUSTRY
The real estate industry is closely monitored by the PRC Government and we may fail to
adapt to new laws and regulations in ways that are profitable to our business.
The PRC Government closely monitors the real estate industry and promulgates new laws
and regulations that are relevant to our business from time to time. Among other measures, the
PRC Government may reduce the land available for property development, impose foreign
exchange restrictions on cross-border investment and financing and restrict foreign investment.
Such policies, which may be introduced to curb overheating in the real estate industry, may
reduce market demand for our properties. Laws and regulations promulgated to regulate other
sectors of the economy may also indirectly affect our industry; for example, the PRC
Government may raise benchmark interest rates in parallel with national economic growth.
This could effectively increase mortgage rates for our customers and our financing costs. For
more information, see “— Risks Relating to Our Business — We are susceptible to the effects
that interest rate hikes may have on our customers’ mortgage rates and our financing costs.”
There can also be no assurance that the PRC Government will not promulgate new and
evermore restrictive measures in the future, nor that we will be able to anticipate and make
provision for such developments in advance. We may fail to adapt to and navigate the
regulatory landscape in ways that are profitable to our business.
In the event that the PRC Government restricts our ability to conduct pre-sales, we may
lose a major source of funding for our property development projects.
Our revenue from pre-sales and sales of properties is a major source of funding for our
property development projects. However, in August 2005, the PBOC issued the “2004 Real
Estate Financing Report” recommending that the practice of pre-selling properties be
discontinued. The reasoning was that pre-sales may create market risks and transactional
irregularities. Moreover, on September 21, 2018, Guangdong Real Estate Association issued an
“Emergency Notice on the Relevant Opinions on Providing the Pre-sale Permit for Commodity
Houses” (《關於請提供商品房預售許可有關意見的緊急通知》), asking for opinions on the
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RISK FACTORS
cancelation of the pre-sale system of commodity residential properties. We cannot guarantee
that the PRC Government will not adopt this recommendation or impose additional restrictions
on pre-sales going forward. Under current PRC laws and regulations, we are required to fulfill
certain conditions prior to commencing pre-sales. Additionally, we are also only able to use our
proceeds to finance construction of properties to which individual pre-sales relate. In the event
that the PRC Government imposes bans or further restrictions on the conduct of pre-sales, we
may be forced to seek alternative sources of funding to finance our property development
projects. Alternative sources of funding may not be available to us on favorable terms or at all,
and we may suffer material and adverse effects on our business and results of operations.
Restrictions on foreign investment may materially and adversely affect our ability to
invest in our PRC subsidiaries.
In order to curtail overheating in the real estate industry, the PRC Government has sought
to regulate foreign investment in property. For example, on June 18, 2008, MOFCOM
promulgated the “Notice on Better Implementation of the Filing of Foreign Investment in the
Real Estate Industry” (關於做好外商投資房地產業備案工作的通知). This authorizes relevant
authorities to verify documentation filed with respect to property development projects
involving foreign investment. It effectively restricts our ability to fund our PRC subsidiaries
through shareholder loans. We must also obtain approvals from the relevant authorities and
register with MOFCOM prior to making equity contributions to our PRC subsidiaries. The time
required for such procedures may delay us in implementing business strategies that are
sensitive to timing and market movements.
There can be no assurance that the PRC Government will not promulgate laws and
regulations that materially and adversely affect our ability to invest in our PRC subsidiaries
going forward. The PRC Government may impose additional conditions toward establishing
foreign-invested real estate enterprises and tighten foreign exchange controls. Such measures
may materially and adversely affect our ability to invest in our PRC subsidiaries, and therefore
hamper the growth of our business. Our PRC subsidiaries may be forced to search for other
sources of financing, which may not be available on favorable terms or at all.
We may fail to compete effectively against other property developers.
The real estate market in provinces and cities where we have existing operations, or plan
to have existing operations, is intensely competitive. According to C&W Report, we were
ranked first among property developers in Jiangxi Province in terms of the total contracted
sales amount from sale of residential properties in 2017, 2018 and the first quarter of 2019. In
2019, in terms of comprehensive property development ability, we were ranked 31st among the
top 100 property developers in the PRC according to CREIS, and ranked 39th among the top
500 property developers according to the China Real Estate Association. Our competitors
include property developers who operate on a national, regional and local scale as well as those
that come from overseas. They may have stronger capital resources, wider sales and
distribution networks, greater brand or name recognition, greater expertise in regional and
local markets and greater financial, technical, marketing and public relations resources than we
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RISK FACTORS
do. Such property developers may be better positioned than we are to compete for land,
financing, raw materials, skilled management and labor resources, especially in first-and
second-tier cities in China. We may find that there are fewer contractors with successful track
records available at a time and experience difficulties with selling our properties, delays in the
issuance and renewal of our government approvals and higher costs in attracting or retaining
talented employees. Our efforts to achieve market acceptance and brand recognition may
require us to reduce prices for our properties, while competitive pressures steadily increase our
cost of sales. There is no assurance that we will be able to pass additional costs on to our
customers. Indeed, our ability to do so is limited as our costs may not increase until after our
pre-sales, at which time the purchase prices have already been agreed with our pre-sale
customers and cannot be changed. Failures to compete effectively may diminish our sales and
erode our market share, which could in turn materially and adversely affect our business,
financial condition, results of operations and competitive position.
We are exposed to risks associated with operating in an industry yet in the adjustment and
optimization stage.
As the real estate industry in China is yet in the adjustment and optimization stage,
investors may be discouraged from acquiring properties as there is a limited amount of accurate
financial and regulatory information publicly available. Other factors that discourage
investment in real estate may include the limited number of mortgage financing options
available, legal uncertainties to do with enforcement of title and the lack of a liquid secondary
market for residential properties. Though demand for private residential property has grown in
recent years, the real estate market has experienced volatility and price fluctuations. The risk
of over-supply has also surfaced as investments in real estate are increasingly made for
speculative reasons. We are exposed to risks associated with operating in such a business
environment. Any of the above-named factors may reduce demand for our properties. We may
be forced to lower our prices, and the resulting decrease in our profit margins may materially
and adversely affect our business and results of operations.
RISKS RELATING TO THE PRC
We are vulnerable to adverse changes in economic, political and social conditions and
government policies in China.
We manage and operate all of our business operations within the PRC. Accordingly, our
financial condition, results of operations and prospects are, to a significant degree, subject to
the economic, political, social and legal conditions in China. The PRC economy differs from
that of most developed countries in many respects, including the extent of government
involvement, level of economic development, investment control, resource allocation, growth
rate and control over foreign exchange. Before its adoption of reform and open-door policies
beginning in 1978, China was primarily a planned economy. Since then, the PRC economy has
been transitioning to become a market economy with socialist characteristics.
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RISK FACTORS
For approximately four decades, the PRC Government has implemented economic reform
measures to utilize market forces in the PRC economy. Many of the reform measures are
unprecedented or experimental and are expected to be modified from time to time. Other
political, economic and social factors may lead to further readjustment or introduction of other
reform measures. This reform process and any changes in laws and regulations or the
interpretation or implementation thereof in China may have a material impact on our operations
or may adversely affect our financial condition and results of operations.
While the PRC economy has grown significantly in recent years, this growth has been
geographically uneven among various sectors of the economy and during different periods. We
cannot assure you that the PRC economy will continue to grow, or that if there is growth, such
growth will be steady and uniform. Any economic slowdown may materially and adversely
affect our business. In the past, the PRC Government has periodically implemented a number
of measures intended to slow down certain segments of the economy that the PRC Government
believed was overheating. We cannot assure you that the various macroeconomic measures and
monetary policies adopted by the PRC Government to guide economic growth and allocate
resources will be effective in improving the growth rate of the PRC economy. In addition, such
measures, even if they benefit the overall PRC economy in the long term, may reduce demand
for our properties and therefore materially and adversely affect our business, financial
condition and results of operations.
China’s economic growth may also slow down due to weakened exports as well as recent
developments surrounding the trade-war with the United States. Starting in March 2018, the
United States imposed tariffs on steel and aluminum imported from China, and later on July
6, 2018, the United States imposed 25% tariffs on US$34 billion worth of Chinese goods as
part of President Donald Trump’s tariffs policy. The PRC imposed similarly sized tariffs on
United States’ products. On May 10, 2019, the United States imposed 25% tariffs on
approximately US$200 billion worth of goods imported from China. On May 13, 2019, the
PRC government announced that they will increase the tariff rates for certain US-imported
goods from June 1, 2019. While the United States and China have reached a truce in their
escalating trade war, uncertainties still remain and the lasting impacts the trade war may have
on the PRC economy and the PRC real estate industry uncertain. Should the trade war between
the United States and the PRC begin to materially impact the PRC economy, the purchasing
power of our customers in the PRC would be negatively affected.
Restrictions on currency exchange under PRC laws and regulations may limit our ability
to satisfy obligations denominated in foreign currencies.
Currently, the Renminbi cannot be freely converted into foreign currencies, and the
conversion and remittance of foreign currencies are subject to PRC foreign exchange
regulations. Substantially all of our revenue is denominated in Renminbi. Under our current
corporate structure, we derive our income primarily from dividend payments made by our PRC
subsidiaries. Shortages in the availability of foreign currency may restrict the ability of our
PRC subsidiaries to pay dividends or other payments to us or satisfy other foreign
currency-denominated obligations, if any. Additionally, the PBOC has adjusted the Renminbi
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RISK FACTORS
deposit reserve ratio for major banks several times since 2010, first upward (to a peak of
21.5%) and more recently downward (to its present level of 14.5% for large institutions and
12.5% for smaller banks as of January 4, 2019). Effective April 25, 2018, the PBOC would
make downward adjustment of the Renminbi deposit reserve ratio to a minimum of 16.0% for
banks meeting certain conditions.
Under existing PRC foreign exchange regulations, the Renminbi is convertible without
prior approval from SAFE for current account transactions so long as certain procedures are
complied with. Examples of such current account transactions include profit distributions and
interest payments. However, prior approval and registration with SAFE is required for capital
account transactions. Examples of capital account transactions include foreign direct
investment and the repayment of loan principal. There can be no assurance that the PRC
Government, in seeking to regulate the economy, will not restrict access to foreign currencies
for current account transactions in the future. Such restrictions may limit our ability to convert
cash from our operating activities into foreign currencies to make dividend payments or satisfy
any foreign currency-denominated obligations we may have. Moreover, limitations on the flow
of funds between us and our PRC subsidiaries may restrict our ability to provide financing to
our PRC subsidiaries and take advantage of business opportunities in response to market
conditions.
Fluctuations in exchange rates may have a material and adverse impact on your
investment.
The exchange rate of the Renminbi fluctuates against the Hong Kong dollar, U.S. dollar
and other foreign currencies and is affected by, among other factors, the policies of the PRC
Government and changes in international and domestic political and economic conditions.
From 1995 to July 20, 2005, the conversion of the Renminbi into foreign currencies was based
on fixed rates set by the PBOC. However, effective from July 21, 2005, the PRC Government
decided to permit the Renminbi to fluctuate within a regulated band based on market supply
and demand and by reference to a basket of currencies. On November 30, 2015, the Executive
Board of the International Monetary Fund completed a regular five-year review of the basket
of currencies that make up the Special Drawing Right and determined that, effective from
October 1, 2016, the Renminbi will be included in the Special Drawing Right basket as a fifth
currency along with the U.S. dollar, the Euro, the Japanese yen and the British pound. It is
difficult to predict how market forces and the PRC Government’s policies will continue to
impact Renminbi exchange rates going forward. In light of the trend towards Renminbi
internationalization, the PRC Government may announce further changes to the exchange rate
system, and we cannot assure you that the Renminbi will not appreciate or depreciate
significantly in value against the Hong Kong dollar, U.S. dollar or other foreign currencies.
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RISK FACTORS
Substantially all of our revenue, liabilities and assets are denominated in Renminbi, while
our proceeds from the Global Offering will be denominated in Hong Kong dollars. For the
years ended December 31, 2016 and 2017 and the four months ended April 30, 2018 and 2019,
we recorded gains from exchange differences on translation of foreign operations in the amount
of nil, RMB48.3 million, RMB64.1 million and RMB45.0 million, respectively. For the year
ended December 31, 2018, we recorded a loss of RMB93.9 million from exchange differences
on translation of foreign operations of Hong Kong Oeming Enterprise Management Co., Ltd.,
whose revenue was recorded in Hong Kong dollars. See “Financial Information — Description
of Certain Combined Statements of Profit or Loss — Exchange differences on translation of
foreign operations” for more details. Material fluctuations in the exchange rate of the Renminbi
against the Hong Kong dollar may negatively impact our financial results and the value and
amount of any dividends payable on our Shares. For example, significant appreciation of the
Renminbi against the Hong Kong dollar could reduce the amount of Renminbi received from
converting Global Offering proceeds or proceeds from future financing efforts to fund our
operations. Conversely, significant depreciation of the Renminbi may increase the cost of
converting our Renminbi-denominated cash flow into Hong Kong dollars, thereby reducing the
amount of cash available for paying dividends on our Shares or carrying out other business
operations.
Inflation in China could negatively affect our profitability and growth.
Economic growth in China has, in the past, been accompanied by periods of high
inflation. In response, the PRC Government has implemented policies from time to time to
control inflation, such as restricting the availability of credit by imposing tighter bank lending
policies or higher interest rates. The PRC Government may take similar measures in response
to future inflationary pressures. Rampant inflation without the PRC Government’s mitigation
policies would likely increase our costs, thereby materially reducing our profitability. There is
no assurance that we will be able to pass any additional costs to our customers. On the other
hand, such control measures may also lead to slower economic activity and we may see reduced
demand for our properties.
Uncertainties with respect to the PRC legal system could limit the legal protection
available to you.
The legal system in China has inherent uncertainties that could limit the legal protection
available to our Shareholders. As we conduct substantially all of our business operations in
China, we are principally governed by PRC laws, rules and regulations. The PRC legal system
is based on the civil law system. Unlike the common law system, the civil law system is
established on the written statutes and their interpretation by the Supreme People’s Court (最
高人民法院), while prior legal decisions and judgments have limited significance as precedent.
The PRC Government has been developing a commercial law system, and has made significant
progress in promulgating laws and regulations related to economic affairs and matters, such as
corporate organization and governance, foreign investments, commerce, taxation and trade.
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RISK FACTORS
However, many of these laws and regulations are relatively new and there is a limited
volume of published decisions. Thus, there are uncertainties involved in their implementation
and interpretation, which might not be as consistent and predictable as in other jurisdictions.
In addition, the PRC legal system is based in part on government policies and administrative
rules that may have retroactive effect. Consequently, we may not be aware of any violation of
these policies and rules until sometime after such violation has occurred. Furthermore, the
legal protection available to you under these laws, rules and regulations may be limited. Any
litigation or regulatory enforcement action in China may be protracted and result in substantial
costs and diversion of resources and management attention.
You may experience difficulties in effecting service of process or enforcing foreign
judgments against us, our Directors or senior management residing in China.
Our Company is incorporated in the Cayman Islands. Substantially all of our assets are
located in China and substantially all of our Directors and senior management reside in China.
Therefore, it may not be possible to effect service of process within Hong Kong or elsewhere
outside of China upon us or our Directors or senior management. Moreover, China has not
entered into treaties for the reciprocal recognition and enforcement of court judgments with
Japan, the United Kingdom, the United States and many other countries. As a result,
recognition and enforcement in China of a court judgment obtained in other jurisdictions may
be difficult or impossible.
In addition, on July 14, 2006, China and Hong Kong signed the Arrangement on
Reciprocal Recognition and Enforcement of Judgments in Civil and Commercial Matters by the
Courts of the Mainland and of the Hong Kong Special Administrative Region Pursuant to
Choice of Court Agreements between Parties Concerned (關於內地與香港特別行政區法院相互
認可和執行當事人協議管轄的民商事案件判決的安排) (the “Arrangement”). Pursuant to the
Arrangement, a party with a final court judgment rendered by a Hong Kong court requiring
payment of money in a civil and commercial case pursuant to a choice of court agreement in
writing may apply for recognition and enforcement of the judgment in China. Similarly, a party
with a final judgment rendered by a PRC court requiring payment of money in a civil and
commercial case pursuant to a choice of court agreement in writing may apply for recognition
and enforcement of such judgment in Hong Kong. A choice of court agreement in writing is
defined as any agreement in writing entered into between the parties after the effective date of
the arrangement in which a Hong Kong or PRC court is expressly designated as the court
having sole jurisdiction for the dispute. Therefore, it may not be possible to enforce a judgment
rendered by a Hong Kong court in China if the parties in dispute do not agree to enter into a
choice of court agreement in writing. On January 18, 2019, the Supreme People’s Court of the
PRC and Hong Kong entered into an agreement regarding the scope of judgments which may
be enforced between China and Hong Kong (關於內地與香港特別行政區法院相互認可和執行
民商案件判決的安排) (the “New Arrangement”). The New Arrangement will broaden the scope
of judgments that may be enforced between China and Hong Kong under the Arrangement.
Whereas a choice of jurisdiction need to be agreed in writing in the form of an agreement
between the parties for the selected jurisdiction to have exclusive jurisdiction over a matter
under the Arrangement, the New Arrangement provides that the court where the judgment was
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RISK FACTORS
sought could apply jurisdiction in accordance with the certain rules without the parties’
agreement. The New Arrangement will replace the Arrangement when the former becomes
effective. However, as of the Latest Practicable Date, the New Arrangement has not become
effective and no specific date has been determined as its effective date. The Arrangement
continues to apply and, as such, it may be difficult or impossible for investors to enforce a
Hong Kong court judgment against our assets or our Directors or senior management in China.
We may be deemed a PRC resident enterprise under the EIT Law and be subject to a tax
rate of 25% on our global income.
Pursuant to the EIT Law, which came into effect on January 1, 2008 and was amended on
February 24, 2017 and December 29, 2018, an enterprise established outside China whose “de
facto management body” is located in China is considered a “PRC resident enterprise” and will
generally be subject to the uniform enterprise income tax rate, or EIT rate, of 25% on its global
income. Under the implementation rules of the EIT Law, “de facto management body” is
defined as the organizational body that effectively exercises management and control over such
aspects as the business operations, personnel, accounting and properties of the enterprise.
On April 22, 2009, SAT released the Notice Regarding the Determination of Chinese-
Controlled Offshore Incorporated Enterprises as PRC Tax Resident Enterprises on the Basis of
De Facto Management Bodies (關於境外註冊中資控股企業依據實際管理機構標準認定為居民
企業有關問題的通知) (the “Circular 82”), as amended on January 29, 2014, which sets out the
standards and procedures for determining whether the “de facto management body” of an
enterprise registered outside of China and controlled by PRC enterprises or PRC enterprise
groups is located within China. Under Circular 82, a foreign enterprise controlled by a PRC
enterprise or PRC enterprise group is considered a PRC resident enterprise if all of the
following apply: (i) the senior management and core management departments in charge of
daily business operations are located mainly within China; (ii) financial and human resources
decisions are subject to determination or approval by persons or bodies in China; (iii) major
assets, accounting books, company seals and minutes and files of board and shareholders’
meetings are located or kept within China; and (iv) at least half of the enterprise’s directors
with voting rights or senior management reside within China. In addition, Circular 82 also
requires that the determination of “de facto management body” shall be based on the principle
that substance is more important than form. Further to Circular 82, SAT issued the
Chinese-Controlled Offshore Incorporated Resident Enterprises Income Tax Regulation (Trial
Implementation) (境外註冊中資控股居民企業所得稅管理辦法 (試行)) (the “Bulletin 45”),
which took effect on September 1, 2011 and amended on June 1, 2015 and June 18, 2016, to
provide more guidance on the implementation of Circular 82 and clarify the reporting and
filing obligations of such “Chinese-controlled offshore incorporated resident enterprises.”
Bulletin 45 provides procedures and administrative details for the determination of resident
status and administration of post-determination matters. Although Circular 82 and Bulletin 45
explicitly provide that the above standards apply to enterprises which are registered outside of
China and controlled by PRC enterprises or PRC enterprise groups, Circular 82 may reflect
SAT’s criteria for determining the tax residence of foreign enterprises in general. Substantially
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RISK FACTORS
all members of our senior management are currently based in China; if we are deemed a PRC
resident enterprise, the EIT rate of 25% on our global taxable income may reduce capital we
could otherwise divert to our business operations.
You may be subject to PRC income tax on dividends from us or on any gain realized on
the transfer of our Shares under PRC law.
Under the EIT Law and its implementation rules, subject to any applicable tax treaty or
similar arrangement between China and your jurisdiction of residence that provides for a
different income tax arrangement, PRC withholding tax at the rate of 10% is normally
applicable to dividends from PRC sources payable to investors that are non-PRC resident
enterprises, which do not have an establishment or place of business in China, or which have
such establishment or place of business if the relevant income is not effectively connected with
the establishment or place of business. Any gains realized on the transfer of shares by such
investors are subject to a 10% PRC income tax rate if such gains are regarded as income
derived from sources within China unless a treaty or similar arrangement provides otherwise.
Under the PRC Individual Income Tax Law (中華人民共和國個人所得稅法) and its
implementation rules, dividends from sources within China paid to foreign individual investors
who are not PRC residents are generally subject to a PRC withholding tax at a rate of 20% and
gains from PRC sources realized by such investors on the transfer of shares are generally
subject to a 20% PRC income tax rate, in each case, subject to any reduction or exemption set
forth in applicable tax treaties and PRC laws.
Although we conduct substantially all of our business operations in China, it is unclear
whether dividends we pay with respect to our Shares, or the gain realized from the transfer of
our Shares, would be treated as income derived from sources within China and as a result be
subject to PRC income tax if we are considered a PRC resident enterprise. If PRC income tax
is imposed on gains realized from the transfer of our Shares or on dividends paid to our
non-PRC resident investors, the value of your investment in our Shares may be materially and
adversely affected. Furthermore, our Shareholders whose jurisdictions of residence have tax
treaties or arrangements with China may not qualify for benefits under such tax treaties or
arrangements.
Regulations relating to offshore investment activities by PRC residents may subject us to
fines or sanctions imposed by the PRC Government, including restrictions on the ability
of our PRC subsidiaries to pay dividends or make distributions to us and our ability to
increase our investment in our PRC subsidiaries.
SAFE promulgated Circular 37 in July 2014, which abolished and superseded the Circular
on Relevant Issues Concerning Foreign Exchange Administration for PRC Residents to Engage
in Financing and Round Trip Investment via Overseas Special Purpose Vehicles (關於境內居
民通過境外特殊目的公司融資及返程投資外匯管理有關問題的通知). Pursuant to Circular 37
and its implementation rules, PRC residents, including PRC institutions and individuals, must
register with local branches of SAFE in connection with their direct or indirect offshore
investments in an overseas special purpose vehicle, or SPV, directly established or indirectly
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RISK FACTORS
controlled by PRC residents for the purposes of offshore investment and financing with their
legally owned assets or interests in domestic enterprises, or their legally owned offshore assets
or interests or any inbound investment through SPVs. Such PRC residents are also required to
amend their registrations with SAFE when there is change to the required information of the
registered SPV, such as changes to its PRC resident individual shareholder, name, operation
period or other basic information, or the PRC individual resident’s increase or decrease in its
capital contribution in the SPV, or any share transfer or exchange, merger or division of the
SPV. In accordance with Circular 13, the foreign exchange registration aforesaid has been
directly reviewed and handled by banks since June 1, 2015, and SAFE and its branches perform
indirect regulation over such foreign exchange registration through local banks. Under this
regulation, failure to comply with the registration procedures set forth in Circular 37 may result
in restrictions being imposed on the foreign exchange activities of our PRC subsidiaries,
including the payment of dividends and other distributions to its offshore parent or affiliate, the
capital inflow from the offshore entities and its settlement of foreign exchange capital, and may
also subject the relevant onshore company or PRC residents to penalties under PRC foreign
exchange administration regulations.
We are committed to complying with and ensuring that our Shareholders who are subject
to the regulations will comply with the relevant rules. Any future failure by any of our
Shareholders who is a PRC resident, or controlled by a PRC resident, to comply with relevant
requirements under this regulation could subject us to penalties or sanctions imposed by the
PRC Government. However, we may not at all times be fully aware or informed of the
identities of all of our Shareholders who are PRC residents, and we may not always be able to
timely compel our Shareholders to comply with the requirements of Circular 37. Moreover,
there is no assurance that the PRC Government will not have a different interpretation of the
requirements of Circular 37 in the future.
PRC laws and regulations establish more complex procedures for some acquisitions of
PRC companies by foreign investors, which could make it difficult for us to pursue growth
through acquisitions in China.
A number of PRC laws and regulations, including the M&A Rules, the Anti-Monopoly
Law (反壟斷法), and the Rules of MOFCOM on Implementation of Security Review System
of Mergers and Acquisitions of Domestic Enterprises by Foreign Investors (商務部實施外國投
資者併購境內企業安全審查制度的規定) promulgated by MOFCOM on August 25, 2011 and
effective from September 1, 2011 (“Security Review Rules”), have established procedures and
requirements that are expected to make the review of certain merger and acquisition activities
by foreign investors in China more time-consuming and complex. These include requirements
in some instances to notify MOFCOM in advance of any transaction in which foreign investors
take control of a PRC domestic enterprise, or to obtain approval from MOFCOM before
overseas companies established or controlled by PRC enterprises or residents acquire affiliated
domestic companies. PRC laws and regulations also require certain merger and acquisition
transactions to be subject to merger control or security review.
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RISK FACTORS
The Security Review Rules prohibits foreign investors from bypassing the security review
requirement by structuring transactions through proxies, trusts, indirect investments, leases,
loans, control through contractual arrangements or offshore transactions. If we are found to be
in violation of the Security Review Rules and other PRC laws and regulations with respect to
merger and acquisition activities in China, or fail to obtain any of the required approvals, the
relevant regulatory authorities would have broad discretion in dealing with such violations,
including levying fines, revoking business and operating licenses, confiscating our income and
requiring us to restructure or unwind our restructuring activities. Any of these actions could
cause significant disruption to our business operations and may materially and adversely affect
our business, financial condition and results of operations. Furthermore, if the business of any
target company we plan to acquire falls into the ambit of security review, we may not be able
to successfully acquire such company either by equity or asset acquisition, capital contribution
or any contractual arrangement. We may grow our business in part by acquiring other
companies operating in our industry. Complying with the requirements of the relevant
regulations to complete such transactions could be time-consuming, and any required approval
processes, including approval from MOFCOM, may delay or inhibit our ability to complete
such transactions, thus affecting our ability to expand our business or maintain our market
share.
The national and regional economies in China and our business may be adversely affected
by factors beyond our control such as natural disasters, acts of war or terrorism and
epidemics.
Our business is subject to general economic and social conditions in China. Certain
factors beyond our control may adversely affect the economy, infrastructure and livelihood of
people in the region where we conduct our business operations. Some regions in China may be
susceptible to the threat of natural disasters, potential wars, terrorist attacks or epidemics such
as Ebola, Severe Acute Respiratory Syndrome (SARS), H1N1 influenza, H5N1 influenza,
H7N9 influenza and H3N2 influenza. Serious natural disasters and acts of war or terrorism may
result in, among others, power shortages or failures, loss of life, injuries, destruction of assets
and disruption of our business operations. Severe communicable disease outbreaks may cause
a widespread health crisis that materially and adversely affects economic systems and financial
markets. Any of these factors and others beyond our control could have an adverse effect on
the overall business sentiment and environment, create uncertainties in the region where we
conduct our business operations, cause our business to suffer in ways that we cannot predict
and materially and adversely impact our business, financial condition and results of operations.
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RISK FACTORS
RISKS RELATING TO THE GLOBAL OFFERING
There has been no prior market for our Shares, and their liquidity and market price
following the Global Offering may be volatile.
Prior to the Global Offering, there was no public market for our Shares. The indicative
offer price range and the Offer Price will be determined by negotiations between us and the
Joint Representatives (for themselves and on behalf of the Underwriters), and they may differ
significantly from the market price of our Shares following the Global Offering.
We have applied to list and deal in our Shares on the Stock Exchange. However, even if
approved, there can be no guarantee that: (i) an active or liquid trading market for our Shares
will develop; or (ii) if such a trading market does develop, it will be sustained following
completion of the Global Offering; or (iii) the market price of our Shares will not decline below
the Offer Price. The trading volume and price of our Shares may be subject to significant
volatility in response to, among others, the following factors:
• variations in our financial condition and/or results of operations;
• changes in securities analysts’ estimates of our financial condition and/or results of
operations, regardless of the accuracy of information on which their estimates are
based;
• changes in investors’ perception of us and the investment environment generally;
• loss of visibility in the markets due to lack of regular coverage of our business;
• strategic alliances or acquisitions;
• industrial or environmental accidents, litigation or loss of key personnel;
• changes in laws and regulations that impose limitations on our industry;
• fluctuations in the market prices of our properties;
• announcements made by us or our competitors;
• changes in pricing adopted by us or our competitors;
• release or expiry of lock-up or other transfer restrictions on our Shares;
• the liquidity of the market for our Shares; and
• general economic and other factors.
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RISK FACTORS
Potential investors will experience immediate and substantial dilution as a result of the
Global Offering and could face dilution as a result of future equity financings.
The Offer Price substantially exceeds the per Share value of our net tangible assets after
subtracting our total liabilities, and therefore potential investors will experience immediate
dilution when they purchase our Shares in the Global Offering. If we were to distribute our net
tangible assets to our Shareholders immediately following the Global Offering, potential
investors would receive less than the amount they paid for their Shares.
We will comply with Rule 10.08 of the Listing Rules, which specifies that no further
Shares or other securities of the Company (subject to certain exceptions) may be issued or form
the subject of any agreement to such an issue within six months from the Listing Date.
However, after six months from the Listing Date we may raise additional funds to finance
future acquisitions or expansions of our business operations by issuing new Shares or other
securities of the Company. As a result, the percentage shareholding of the then Shareholders
may be diluted and such newly issued Shares or other securities may confer rights and
privileges that have priority over those of the then Shareholders.
Future or perceived sales of substantial amounts of our Shares could affect their market
price.
The market price of our Shares could decline as a result of future sales of substantial
amounts of our Shares or other related securities, or the perception that such sales may occur.
Our ability to raise future capital at favorable times and prices may also be materially and
adversely affected. Our Shares held by the Controlling Shareholders are currently subject to
certain lock-up undertakings, the details of which are set out in “Underwriting — Underwriting
Arrangements and Expenses — Undertakings to the Stock Exchange pursuant to the Listing
Rules”. However, there is no assurance that following the expiration of the lock-up periods,
these Shareholders will not dispose of any Shares. We cannot predict the effect of any future
sales of the Shares by any of our Shareholders on the market price of our Shares.
We may not declare dividends on our Shares in the future.
Any declaration of dividends will be proposed by our Board of Directors, and the amount
of any dividends will depend on various factors, including, without limitation, our results of
operations, financial condition, capital requirements and surplus, contractual restrictions,
future prospects and other factors which our Board of Directors may determine are important.
For more information about our dividend policy, see “Financial Information — Dividend
Policy and Distributable Reserves.” We cannot guarantee when, if and in what form dividends
will be paid. Our historical dividend policy should not be taken as indicative of our dividend
policy in the future.
– 79 –
RISK FACTORS
Our management has significant discretion as to how to use the net proceeds of the Global
Offering, and you may not necessarily agree with how we use them.
Our management may use the net proceeds from the Global Offering in ways that you may
not agree with or that do not yield a favorable return to our Shareholders. By investing in our
Shares, you are entrusting your funds to our management, upon whose judgment you must
depend, for the specific uses we will make of the net proceeds from the Global Offering. For
more information, see “Future Plans and Use of Proceeds.”
Investors may experience difficulties in enforcing their Shareholder rights because we are
incorporated in the Cayman Islands, and the protection afforded to minority
Shareholders under Cayman Islands law may be different from that under the laws of
Hong Kong or other jurisdictions.
The Company is incorporated in the Cayman Islands and its affairs are governed by our
Memorandum, Articles of Association, the Cayman Islands Companies Law and the common
law of the Cayman Islands. The laws of the Cayman Islands may differ from those of Hong
Kong or those of other jurisdictions where investors may be located. As a result, minority
Shareholders may not enjoy the same rights as those afforded under the laws of Hong Kong or
in other jurisdictions. A summary of the company law of the Cayman Islands on protection of
minority shareholders is set out in “Appendix IV — Summary of the Constitution of our
Company and Cayman Islands Companies Law — 3. Cayman Islands Company Law.”
Our Controlling Shareholders have substantial influence over the Company and their
interests may not be aligned with the interests of Shareholders who subscribe for Shares
in the Global Offering.
Immediately after the Global Offering, our Controlling Shareholders will directly or
indirectly control the exercise of 79.9% of voting rights in the general meeting of the Company.
For more information, see “Relationship with Controlling Shareholders.” The interests of our
Controlling Shareholders may differ from the interests of our other Shareholders. Our
Controlling Shareholders will have significant influence on the outcome of any corporate
transaction or other matters submitted to our Shareholders for approval, including mergers,
consolidations, sales of all or substantially all of our assets, election of Directors and other
significant corporate actions. This concentration of ownership may discourage, delay or
prevent changes in control of the Company that would otherwise benefit our other
Shareholders. To the extent that the interests of our Controlling Shareholders conflict with
those of our other Shareholders, our other Shareholders may be deprived of opportunities to
advance or protect their interests.
– 80 –
RISK FACTORS
Since there will be a gap of several days between the pricing and trading of our Offer
Shares, the price of our Offer Shares could fall below the Offer Price when trading
commences.
The Offer Price of our Shares will be determined on the Price Determination Date, which
is expected to be November 8, 2019. However, our Shares will not commence trading on the
Stock Exchange until the Listing Date, which is expected to be November 15, 2019.
Accordingly, investors may not be able to sell or deal in our Shares during the period between
the Price Determination Date and the Listing Date. Our Shareholders are subject to the risk that
the price of our Shares could fall before trading begins, as a result of adverse market conditions
or other adverse developments that could occur between the Price Determination Date and the
Listing Date.
We cannot guarantee the accuracy of facts, forecasts and statistics with respect to China,
the PRC economy and our relevant industries contained in this prospectus.
Certain facts, forecasts and statistics in this prospectus relating to China, the PRC
economy and industries relevant to us have been derived from information provided or
published by PRC Government agencies, industry associations, independent research
institutions or other third-party sources, and we can guarantee neither the quality nor reliability
of such source materials. They have not been prepared or independently verified by us, the
Joint Sponsors, the Joint Representatives, the Joint Global Coordinators, the Joint
Bookrunners, the Joint Lead Managers and the Underwriters or any of its or their respective
affiliates or advisors. Therefore, we make no representation as to the accuracy of such facts,
forecasts and statistics, which may not be consistent with other information compiled within
or outside of China. Due to possibly flawed or ineffective collection methods or discrepancies
between published information and market practice, the statistics herein may be inaccurate or
incomparable to statistics produced for other economies and should not be relied upon.
Furthermore, there can be no assurance that they are stated or compiled on the same basis, or
with the same degree of accuracy, as similar statistics presented elsewhere. In all cases,
investors should consider how much weight or importance they should attach to or place on
such facts, forecasts or statistics.
Forward-looking statements contained in this prospectus are subject to risks and
uncertainties.
This prospectus contains certain forward-looking statements and information relating to
us that are based on the beliefs of our management as well as assumptions made by and
information currently available to our management. When used in this prospectus, the words
“aim,” “anticipate,” “believe,” “can,” “continue,” “could,” “estimate,” “expect,” “going
forward,” “intend,” “ought to,” “may,” “might,” “plan,” “potential,” “predict,” “project,”
“seek,” “should,” “will,” “would” and similar expressions, as they relate to the Company or our
management, are intended to identify forward-looking statements. Such statements reflect the
current views of our management with respect to future events, business operations, liquidity
and capital resources, some of which may not materialize or may change. These statements are
– 81 –
RISK FACTORS
subject to certain risks, uncertainties and assumptions, including the other risk factors as
described in this prospectus. Subject to the ongoing disclosure obligations of the Listing Rules
or other requirements of the Stock Exchange, we do not intend publicly to update or otherwise
revise the forward-looking statements in this prospectus, whether as a result of new
information, future events or otherwise. Investors should not place undue reliance on such
forward-looking statements and information.
You should read this entire prospectus carefully and not consider or rely on any particular
statements in this prospectus or in published media reports without carefully considering
the risks and other information in this prospectus.
Prior or subsequent to the publication of this prospectus, there has been or may be press
and media coverage regarding us and the Global Offering, in addition to marketing materials
we published in compliance with the Listing Rules. Such press and media coverage may
include references to information that do not appear in this prospectus or is inaccurate. We have
not authorized the publication of any such information contained in unauthorized press and
media coverage. Therefore, we make no representation as to the appropriateness, accuracy,
completeness or reliability of any information disseminated in the media and do not accept any
responsibility for the accuracy or completeness of any financial information or forward-
looking statements contained therein. To the extent that any of the information in the media is
inconsistent or conflicts with the contents of this prospectus, we expressly disclaim it.
Accordingly, prospective investors should only rely on information included in this prospectus
and not on any of the information in press articles or other media coverage in deciding whether
or not to purchase the Offer Shares.
We may make a Downward Offer Price Adjustment, and thereby reduce the amount of the
estimated net proceeds that we will receive from the Global Offering.
We have the flexibility to make a Downward Offer Price Adjustment to set the final Offer
Price of up to 10% below the low end of the indicative Offer Price range per Offer Share. It
is therefore possible that the final Offer Price will be set at HK$2.97 per Offer Share upon the
making of a full Downward Offer Price Adjustment. In such a situation, the Global Offering
will proceed and the Withdrawal Mechanism will not apply. If the final Offer Price is set at
HK$2.97 per Offer Share, the estimated net proceeds that we will receive from the Global
Offering will be reduced to HK$1,456.0 million, assuming that the Over-allotment Option is
not exercised and that such reduced proceeds will be used as described in “Future Plans and
Use of Proceeds” on a pro rata basis.
– 82 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
In preparation for the Global Offering, we have sought the following waivers from strict
compliance with the relevant provisions of the Listing Rules:
MANAGEMENT PRESENCE IN HONG KONG
According to Rule 8.12 of the Listing Rules, an issuer must have sufficient management
presence in Hong Kong and in normal circumstances, at least two of the issuer’s executive
directors must be ordinarily resident in Hong Kong. Currently, all of our executive Directors
reside in the PRC.
Our core business and operations are substantially based and conducted in the PRC. It
would be practically difficult and commercially unnecessary for us to relocate two of our
executive Directors to Hong Kong. We have applied to the Stock Exchange for and the Stock
Exchange has granted, a waiver from strict compliance with Rule 8.12 of the Listing Rules on
the basis that the following measures have been adopted by us:
(1) we have appointed two authorized representatives pursuant to Rule 3.05 of the
Listing Rules, who will act as our principal channel of communication with the
Stock Exchange and ensure that they comply with the Listing Rules at all times. The
two authorized representatives appointed are Mr. Zhang, our executive Director and
chairman of our Board, and Mr. Yim Lok Kwan, our company secretary. Mr. Yim
Lok Kwan is ordinarily resident in Hong Kong. Each of the authorized
representatives will be available to meet with the Stock Exchange in Hong Kong
within a reasonable time frame upon the request of the Stock Exchange and will be
readily contactable by telephone, facsimile and email. Each of the two authorized
representatives is authorized to communicate on our behalf with the Stock
Exchange;
(2) all our authorized representatives have means to contact all of our Directors
(including the independent non-executive Directors) promptly at all times as and
when the Stock Exchange wishes to contact the Directors for any matters. Our
Directors who are not ordinarily resident in Hong Kong possess or can apply for
valid travel documents to visit Hong Kong and will be able to meet with the Stock
Exchange within a reasonable period of time, when required. To enhance
communication between the Stock Exchange, the authorized representatives and our
Directors, we have implemented a policy that (a) each Director has provided his/her
mobile phone number, office phone number, fax number and email address to the
authorized representatives; (b) in the event that a Director expects to travel, he/she
will endeavor to provide the phone number of the place of his/her accommodation
to the authorized representatives or maintain an open line of communication via
his/her mobile phone; and (c) all our Directors and authorized representatives will
provide their respective mobile phone numbers, office phone numbers, fax numbers
and email addresses to the Stock Exchange;
– 83 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
(3) we have appointed Zhongtai International Capital Limited as our compliance
advisor, pursuant to Rule 3A.19 of the Listing Rules, which has access at all times
to our authorized representatives, Directors, senior management and other officers
of our Company, and will act as an additional channel of communication between
the Stock Exchange and us; and
(4) meetings between the Stock Exchange and our Directors could be arranged through
our authorized representatives or the compliance advisor, or directly with our
Directors within a reasonable time frame. We will inform the Stock Exchange as
soon as practicable in respect of any change in our authorized representatives and/or
the compliance advisor.
CONTINUING CONNECTED TRANSACTIONS
We have entered into certain transactions which will constitute continuing connected
transactions for our Company under the Listing Rules after the Listing. We have applied to the
Stock Exchange for and the Stock Exchange has granted, a waiver from strict compliance with
(i) the announcement requirements under Chapter 14A of the Listing Rules in respect of the
continuing connected transaction as disclosed in “Connected Transactions — (B) Continuing
Connected Transactions subject to the Reporting, Annual Review, Announcement
Requirements but exempt from the Independent Shareholders’ Approval Requirement”; and (ii)
the announcement and independent Shareholders’ approval requirements under Chapter 14A of
the Listing Rules in respect of the continuing connected transactions as disclosed in
“Connected Transactions — (C) Continuing Connected Transactions subject to the Reporting,
Annual Review, Announcement, and Independent Shareholders’ Approval Requirements”.
Further information is disclosed in the section headed “Connected Transactions” in this
prospectus.
EQUITY INTERESTS ACQUIRED AFTER THE TRACK RECORD PERIOD
Pursuant to the guidance letter HKEx-GL32-12 issued by the Stock Exchange
(“GL32-12”) and Rules 4.04(2) and 4.04(4)(a) of the Listing Rules, a new listing applicant is
required to include in its accountants’ report in the listing document the results and balance
sheets of any subsidiary or business acquired, agreed to be acquired or proposed to be acquired
since the date to which the latest audited financial statements of the listing applicant have been
made up in respect of each of the three financial years immediately preceding the issue of the
listing document, or since the incorporation of such subsidiary or the commencement of such
business if this occurred less than three years prior to such issue, or such shorter period as may
be acceptable to the Stock Exchange.
– 84 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
Since the end of the Track Record Period, for the purpose of expanding its business, our
Group has acquired or entered into agreements to acquire the equity interest of certain
companies (collectively referred to as the “Target Companies”) as set out below (the
“Acquisitions”):
Percentage of
equity interest The amount of consideration
Principal acquired/ paid/the expected amount of
business proposed to be Registered capital and shareholding consideration to be paid and the
No. Target company Vendor(s)(Note) activities acquired upon completion of the acquisition Status of the acquisition basis of consideration
Acquisition of business
1. Shanghai Lianyou Shanghai Jiamei Property 49% RMB800 million which was owned as Project cooperation framework RMB830.3 million, which was fully
Properties Co., Properties development to 51% by Shanghai Jiabao agreement signed on January 9, paid on April 29, 2019. The
Ltd. (上海聯友置 Investment Lianyou Real Estate Co., Ltd. (上 2019, and the equity interest consideration was determined on an
業有限公司) Development Co., 海嘉寶聯友房地產有限公司), and transfer was registered on May 21, arm’s length basis mainly with
(“Shanghai Ltd. (上海佳美置 49% by 蘇州新力悅創房地產有限公 2019 reference to the deposit for the
Lianyou”) 業投資發展有限公 司 (Suzhou Sinic Yuechuang Real land held by Shanghai Lianyou
司) (“Shanghai Estate Co., Ltd.), our indirectly
Jiamei”) wholly-owned subsidiary. Upon
completion, Shanghai Lianyou has
become a joint venture of our
Company
2. Haimen N/A Property 33% RMB380 million to be owned as to Project cooperation agreement signed RMB 414.7 million, which was fully
Shenghongxin development 33% by Nanjing Rongsheng on April 24, 2019 and the capital paid on August 2, 2019. The
Real Estate Properties Co., Ltd. (南京榮盛置業 injection was completed on August consideration was determined on an
Development Co., 有限公司), 34% by Hong Yang 9, 2019 arm’s length basis mainly with
Ltd. (海門市盛弘 Group Nantong Real Estate Co., reference to the land premium of
新房地產開發有限 Ltd. (弘陽集團南通房地產有限公 the land parcel
公司) (“Haimen 司) and 33% by 蘇州力鴻房地產開
Shenghongxin”) 發有限公司 (Suzhou Lihong Real
Estate Development Co., Ltd.), our
indirectly wholly-owned subsidiary.
Upon completion, Haimen
Shenghongxin has become a joint
venture of our Company
– 85 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
Percentage of
equity interest The amount of consideration
Principal acquired/ paid/the expected amount of
business proposed to be Registered capital and shareholding consideration to be paid and the
No. Target company Vendor(s)(Note) activities acquired upon completion of the acquisition Status of the acquisition basis of consideration
3. Yueqing Hongyue N/A Property 51% RMB100 million to be owned as to Project cooperation agreement signed RMB187.2 million, which was fully
Real Estate Co., development 51% by Jiangxi Sinic Properties on July 24, 2019 and supplemented paid on September 9, 2019
Ltd. (樂清宏悅置 and 49% by Hongcheng Jiahua by a supplemental agreement dated
業有限公司 ) Group Co., Ltd. (宏城嘉華集團有限 August 16 , 2019. The acquisition
(“Yueqing 公司). Upon completion, Yueqing by way of capital injection was
Hongyue”) Hongyue has become a subsidiary completed on September 23, 2019
of our Company
Acquisitions of subsidiaries
4. Pingtan Lixin Real Pingtan Dingxin Property 60% RMB100 million which was owned as Project cooperation agreement signed RMB165.4 million, of which
Estate Co., Ltd. Real Estate development to 60% by 福建力創時代房地產開 on June 5, 2019 and the equity RMB81.5 million was paid on June
(平潭立新地產有 Development Co., 發有限公司 (Fujian Lichuang Times interest transfer was registered on 12, 2019 and the remainder of the
限公司 ) Ltd. (平潭鼎新房 Real Estate Development Co., June 26, 2019 consideration is expected to be
(“Pingtan Lixin”) 地產發展有限公 Ltd.), our non-wholly owned paid in or before May 2020. The
司) (“Pingtan subsidiary, and 40% by Pingtan consideration was determined on an
Dingxin”) Dingxin. Upon completion, Pingtan arm’s length basis mainly with
Lixin has become a subsidiary of reference to the net asset value of
our Company Pingtan Lixin as at February 28,
2019 and the shareholder’s loan
owing by Pingtan Lixin to Pingtan
Dingxin
5. Pingtan Luxin Real Pingtan Property 60% RMB111.5 million which was owned Project cooperation agreement signed RMB517.8 million, of which
Estate Co., Ltd. Comprehensive development as to 60% by 福建力創時代房地產 on June 5, 2019 and the equity RMB260.1 million was paid on
(平潭魯新地產有 Experimental Area 開發有限公司 (Fujian Lichuang interest transfer was registered on June 12, 2019 and the remainder of
限公司) (“Pingtan Land Times Real Estate Development June 26, 2019 the consideration is expected to be
Luxin”) Development Co., Ltd.), our non-wholly owned paid in or before May 2020. The
Group Co., Ltd. subsidiary, and 40% by Pingtan. consideration was determined on an
(平潭綜合實驗區 Upon completion, Pingtan Luxin arm’s length basis mainly with
土地開發集團有限 has become a subsidiary of our reference to the net asset value of
公司) (“Pingtan”) Company Pingtan Luxin as of December 31,
2018
– 86 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
Percentage of
equity interest The amount of consideration
Principal acquired/ paid/the expected amount of
business proposed to be Registered capital and shareholding consideration to be paid and the
No. Target company Vendor(s)(Note) activities acquired upon completion of the acquisition Status of the acquisition basis of consideration
6. Hefei Xincheng Hefei Xincheng Property 100% RMB130 million which was wholly Equity and debt interest transfer RMB554.6 million, which was fully
Yuehong Real Yirong Real development owned by 安徽新創房地產開發有限 agreement signed on July 30, 2019, paid on August 21, 2019. The
Estate Estate 公司 (Anhui Xinchuang Real Estate and the equity interest transfer is consideration was determined on an
Development Co., Development Co., Development Co., Ltd.), our registered on August 22, 2019 arm’s length basis mainly with
Ltd. (合肥新城悅 Ltd. (合肥新城億 wholly-owned subsidiary. Upon reference to (i) the capital
弘房地產開發有限 榮房地產有限公 completion, Xincheng Yuehong has contribution made by the vendors
公司) (“Xincheng 司) and Shanghai become a subsidiary of our and (ii) the amount of debts
Yuehong”) Xincheng Company receivable from Xincheng Yuehong
Wansheng together with any accrued and
Corporate unpaid interest up the actual
Management Co., payment date
Ltd. (上海新城萬
聖企業管理有限公
司)
7. Guangzhou Ronghe Litai Real Estate Property 95% RMB143.33 million which was Project cooperation agreement signed RMB3,600 million, of which
Real Estate Co., Ltd. (立泰地 development owned as to 95% by 新力海石房地 on March 5, 2019. The equity RMB1,000 million was paid on
Development Co., 產有限公司) 產開發(廣州)有限公司 (Xinli interest transfer of 94% was May 20, 2019, and the remainder
Ltd. (廣州榮和房 Haishi Property Development registered on July 11, 2019 and the of the consideration is expected to
地產有限公司) (Guangzhou) Co., Ltd.) (“Xinli equity interest transfer of 1% was be paid in the second half of 2019,
(“Guangzhou Haishi”), our non-wholly owned registered on August 27, 2019. As subject to further negotiations
Ronghe”) subsidiary, and 5% by Guangzhou confirmed between the ultimate between the parties. The
Shengxian Investment Co., Ltd. (廣 beneficial owners of Xinli Haishi consideration was determined on an
州勝賢投資有限公司). and Guangzhou Shengxian arm’s length basis mainly with
Investment Co., Ltd., among reference to the land premium of
others, Xinli Haishi has not and the land parcel
will not exercise any voting rights
in respect of the equity interest
held by it in Guangzhou Ronghe
Note: To the best of our knowledge, information and belief, having made all reasonable enquiries, each of the Target
Companies and their respective ultimate beneficial owners prior to the completion of the respective
Acquisitions was an Independent Third Party.
– 87 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
We have applied for and the Stock Exchange has granted, a waiver from strict compliance
with Rules 4.04(2) and 4.04(4)(a) of the Listing Rules in relation to the preparation of financial
statements in respect of the Acquisitions on the following grounds:
(a) Ordinary and usual course of business — the Acquisitions are in the ordinary and
usual course of business of our Group as it is one of our principal business strategies
to expand its market share through acquisitions of local players in the property
development industry. Our Directors believe that the terms of the Acquisitions are
fair and reasonable and in the interests of the Shareholders as a whole.
(b) Immateriality of Target Companies — the scale of businesses operated by each of
the Target Companies (which are owned by different sellers) as compared to that of
our Group is not material. Based on the financial information of the Target
Companies available to our Company according to their unaudited management
accounts for the six months ended June 30, 2019, all the applicable size test
percentage ratios (as defined under Rule 14.04(9) of the Listing Rules) in relation
to each of the Acquisitions referenced against the financials of our Company in the
most recent financial year of the Track Record Period are less than 5% (and in each
case no more than 1.98%). Moreover, the Acquisitions, when calculated on an
aggregated basis, are not significant enough to require our Company to prepare pro
forma financial information under Rule 4.28 of the Listing Rules.
Accordingly, the Directors believe that (i) the Acquisitions are immaterial when
compared to the scale of our Group’s operations as a whole; (ii) have not resulted
in any significant change to the financial position of our Group since April 30, 2019;
and (iii) all information that is reasonably necessary for the potential investors to
make an informed assessment of the activities or financial position of our Group has
been included in the Prospectus. As such, an exemption from compliance with the
requirements under Rules 4.04(2) and 4.04(4)(a) of the Listing Rules would not
prejudice the interests of the investing public.
(c) Unavailability of information — the audited historical financial information of the
Target Companies is either not available, or will be unduly burdensome for our
Company to prepare audited historical financial information of the Target
Companies.
The Acquisitions had only been completed between May and September 2019. The
time between the completion of these acquisitions and Listing is limited and
insufficient for, or may require considerable time and resources of, our Company
and its reporting accountants to compile the necessary financial information for
disclosure in this prospectus.
– 88 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
(d) Alternative disclosure available — our Company has provided in this prospectus
alternative information regarding the Acquisitions which includes:
(i) description of the principal business activities of the Target Companies;
(ii) confirmation that the counterparties and the ultimate beneficial owners of the
counterparties are independent third parties;
(iii) the date of the Acquisitions;
(iv) the consideration of the Acquisitions, how the consideration was or would be
satisfied and the basis upon which the consideration was determined; and
(v) the reasons for the Acquisitions and the benefits which are expected to accrue
to our Group as a result of the Acquisitions.
WAIVER IN RELATION TO PUBLIC FLOAT REQUIREMENTS
Rule 8.08(1)(a) of the Listing Rules generally requires that at least 25% of an issuer’s
total number of issued shares must at all times be held by the public. Rule 8.08(1)(d) of the
Listing Rules also provides that the Stock Exchange may, at its discretion, accept a lower
percentage of between 15% and 25%, if an issuer meets the following requirements under Rule
8.08(1)(d) of the Listing Rules:
(a) the issuer will have an expected market capitalization at the time of listing of over
HK$10 billion;
(b) the number of securities concerned and the extent of their distribution would enable
the market to operate properly with a lower percentage;
(c) the issuer will make appropriate disclosure of the lower prescribed percentage of
public float in the initial listing document;
(d) the issuer will confirm the sufficiency of the public float in successive annual
reports after listing; and
(e) a sufficient portion (to be agreed in advance with the Stock Exchange) of any
securities intended to be marketed contemporaneously within and outside Hong
Kong must normally be offered in Hong Kong.
– 89 –
WAIVERS FROM STRICT COMPLIANCE WITH THE REQUIREMENTS
UNDER THE LISTING RULES
To maintain the flexibility of a lower public float upon and after listing, we have applied
to the Stock Exchange for and the Stock Exchange has granted, a waiver from strict compliance
with the requirements under Rule 8.08(1)(a) of the Listing Rules for the minimum percentage
of the Shares from time to time held by the public to be the higher of:
(a) 15.85% of the total issued share capital of the Company (assuming the Over-
allotment Option is not exercised); and
(b) such percentage of Shares to be held by the public immediately after the completion
of the Global Offering (as increased by the Shares to be issued upon any exercise
of the Over-allotment Option, if any),
provided that the higher of (a) and (b) above is below the minimum public requirement of 25%
under Rule 8.08(1) of the Listing Rules.
In support of the application, we have confirmed to the Stock Exchange that:
(a) we will have an expected market capitalization at the time of Listing of over HK$10
billion;
(b) there will be an open market in the Shares, and the number of securities concerned
and the extent of their distribution would enable the market to operate properly with
a lower percentage of public float;
(c) we will make appropriate disclosure of the lower percentage of public float as
approved by the Stock Exchange in this prospectus;
(d) we will confirm sufficiency of public float prescribed by the Stock Exchange in our
successive annual reports after the Listing; and
(e) we will implement appropriate measures and mechanisms to ensure continual
maintenance of the minimum percentage of public float prescribed by the Stock
Exchange.
– 90 –
INFORMATION ABOUT THIS PROSPECTUS AND THE GLOBAL OFFERING
DIRECTORS’ RESPONSIBILITY FOR THE CONTENTS OF THIS PROSPECTUS
This prospectus, for which our Directors collectively and individually accept full
responsibility, includes particulars given in compliance with the Companies Ordinance,
Companies (Winding Up and Miscellaneous Provisions) Ordinance, the Securities and Futures
(Stock Market Listing) Rules (Chapter 571V of the Laws of Hong Kong) and the Listing Rules
for the purpose of giving information with regard to us. Our Directors, having made all
reasonable enquiries, confirm that to the best of their knowledge and belief, the information
contained in this prospectus is accurate and complete in all material respects and is neither
misleading nor deceptive, and there are no other matters the omission of which would render
any statement herein or this prospectus misleading.
INFORMATION ON THE GLOBAL OFFERING
The Offer Shares are offered solely on the basis of information contained and
representations made in this prospectus and the Application Forms, and on and subject to the
terms and conditions set out herein and therein. No person is authorized to give any
information in connection with the Global Offering or make any representation not contained
in this prospectus and the relevant Application Forms, and any information or representation
not contained herein and therein must not be relied upon as having been authorized by our
Company, the Joint Sponsors, the Joint Representatives, the Joint Global Coordinators, the
Joint Bookrunners, the Joint Lead Managers, the Underwriters, any of their respective
directors, members of senior management, authorized representatives, agents, employees or
advisors or any other party involved in the Global Offering. Neither the delivery of this
prospectus nor any offering, sale or delivery made in connection with the Offer Shares should,
under any circumstances, constitute a representation that there has been no change or
development reasonably likely to involve a change in our affairs since the date of this
prospectus or imply that the information contained in this prospectus is correct as of any date
subsequent to the date of this prospectus.
Details of the structure of the Global Offering, including its conditions, are set out in
“Structure of the Global Offering.”
UNDERWRITING
This prospectus is published solely in connection with the Hong Kong Public Offering,
which forms part of the Global Offering. For applicants under the Hong Kong Public Offering,
the application procedure for Hong Kong Offer Shares is set out in “How to Apply for Hong
Kong Offer Shares” of this prospectus and the relevant Application Forms.
The Listing is sponsored by the Joint Sponsors. The Hong Kong Public Offering is fully
underwritten by the Hong Kong Underwriters under the terms and conditions of the Hong Kong
Underwriting Agreement, subject to agreement on the Offer Price between our Company and
the Joint Representatives (for themselves and on behalf of the Underwriters) on the Price
Determination Date.
– 91 –
INFORMATION ABOUT THIS PROSPECTUS AND THE GLOBAL OFFERING
We have reserved the right to make a Downward Offer Price Adjustment to provide
flexibility in pricing the Offer Shares. The ability to make a Downward Offer Price Adjustment
does not affect our obligation to issue a supplemental prospectus and to offer investors a right
to withdraw their applications if there is a material change in circumstances not disclosed in
the prospectus. If it is intended to set the final Offer Price at more than 10% below the bottom
end of the indicative Offer Price range, the Withdrawal Mechanism will be applied if the
Global Offering is to proceed.
The International Offering is expected to be fully underwritten by the International
Underwriters subject to the terms and conditions of the International Underwriting Agreement,
which is expected to be entered into on or around the Price Determination Date.
For further information about the Underwriters and the underwriting arrangements, see
“— Underwriting.”
RESTRICTIONS ON OFFER AND SALE OF THE OFFER SHARES
Each person acquiring the Offer Shares under the Hong Kong Public Offering will be
required to, or be deemed by his acquisition of the Hong Kong Offer Shares to, confirm that
he is aware of the restrictions on offer and sale of the Offer Shares described in this prospectus
and the relevant Application Forms.
No action has been taken to permit a public offering of the Offer Shares in any
jurisdiction other than in Hong Kong, or the distribution of this prospectus and/or the
Application Forms in any jurisdiction other than in Hong Kong. Accordingly, this prospectus
and/or the Application Forms may not be used for the purpose of, and does not constitute, an
offer or invitation in any jurisdiction or in any circumstances in which such an offer or
invitation is not authorized or to any person to whom it is unlawful to make such an offer or
invitation. The distribution of this prospectus and/or the Application Forms and the offer and
sale of the Offer Shares in jurisdictions other than in Hong Kong are subject to restrictions and
may not be made except as permitted under the applicable securities laws of such jurisdictions
pursuant to registration with or authorization by the relevant securities regulatory authorities
or an exemption therefrom. In particular, the Offer Shares have not been publicly offered or
sold, directly or indirectly, in the PRC.
APPLICATION FOR LISTING ON THE HONG KONG STOCK EXCHANGE
We have applied to the Listing Committee for the Listing of, and permission to deal in,
the Shares in issue and to be issued pursuant to the Global Offering, including the Shares which
may be issued pursuant to the exercise of the Over-allotment Option. No part of the Shares or
loan capital of our Company is listed on or dealt in on any other stock exchange and no such
listing or permission to list is being or proposed to be sought in the near future.
– 92 –
INFORMATION ABOUT THIS PROSPECTUS AND THE GLOBAL OFFERING
OFFER SHARES WILL BE ELIGIBLE FOR ADMISSION INTO CCASS
If the Stock Exchange grants the Listing of, and permission to deal in, the Shares and we
comply with the stock admission requirements of HKSCC, the Shares will be accepted as
eligible securities by HKSCC for deposit, clearance and settlement in CCASS with effect from
the Listing Date or any other date as determined by HKSCC. Settlement of transactions
between participants of the Stock Exchange is required to take place in CCASS on the second
business day after any trading day.
All activities under CCASS are subject to the General Rules of CCASS and CCASS
Operational Procedures in effect from time to time.
Investors should seek the advice of their stockbroker or other professional advisor(s) for
details of the settlement arrangements as such arrangements may affect their rights and
interests.
All necessary arrangements have been made enabling the Shares to be admitted into
CCASS.
HONG KONG SHARE REGISTER AND THE STAMP DUTY
All Shares issued by us pursuant to applications made in the Hong Kong Public Offering
will be registered on our branch register of members to be maintained by Computershare Hong
Kong Investor Services Limited in Hong Kong. Our principal register of members will be
maintained by Conyers Trust Company (Cayman) Limited, in the Cayman Islands.
Dealings in the Shares registered on our Hong Kong branch register will be subject to
Hong Kong stamp duty.
PROFESSIONAL TAX ADVICE RECOMMENDED
Potential investors in the Global Offering are recommended to consult their professional
advisors if they are in any doubt as to the taxation implications of subscribing for, purchasing,
holding or disposal of, dealing in or exercising any rights attached to the Shares. None of our
Company, the Joint Sponsors, the Joint Representatives, the Joint Global Coordinators, the
Joint Bookrunners, the Joint Lead Managers, the Underwriters, any of their respective directors
or any other person or party involved in the Global Offering accepts responsibility for any tax
effects on, or liabilities of, any person resulting from the subscription for, purchase, holding
or disposal of, dealing in or exercising any rights attached to the Shares.
APPLICATION PROCEDURE FOR THE HONG KONG OFFER SHARES
The application procedure for Hong Kong Offer Shares is set out in “How to Apply for
Hong Kong Offer Shares” and the relevant Application Forms.
– 93 –
INFORMATION ABOUT THIS PROSPECTUS AND THE GLOBAL OFFERING
OVER-ALLOTMENT AND STABILIZATION
Further details of the arrangements relating to stabilization and the Over-allotment Option
are set out in “Structure of the Global Offering — The International Offering — Stabilization”
and “Structure of the Global Offering — The International Offering — Over-allotment
Option.” Unless otherwise specified, all relevant information in this prospectus assumes no
exercise of the Over-allotment Option.
DOWNWARD OFFER PRICE ADJUSTMENT
We have reserved the right to make a Downward Offer Price Adjustment to provide
flexibility in pricing the Offer Shares. The ability to make a Downward Offer Price Adjustment
does not affect our obligation to issue a supplemental prospectus and to offer investors a right
to withdraw their applications if there is material change in circumstances not disclosed in this
prospectus.
If it is intended to set the final Offer Price at more than 10% below the low end of the
indicative Offer Price range, the Withdrawal Mechanism will be applied if the Global Offering
is to proceed.
CURRENCY TRANSLATIONS
Solely for your convenience, this prospectus contains translations of certain Renminbi
amounts into Hong Kong dollars at specified rates. No representation is made that the
Renminbi amounts could actually be converted into Hong Kong dollar amounts at the rates
indicated or at all. Unless we indicate otherwise, the translation of Renminbi into Hong Kong
dollars was made at the rate of RMB0.9014 to HK$1.00, the exchange rate prevailing on
October 18, 2019, set by the PBOC for foreign exchange transactions.
LANGUAGE
If there is any inconsistency between the English version of this prospectus and its
Chinese translation, the English version of this prospectus shall prevail. If there is any
inconsistency between the Chinese names of individuals, entities, departments, facilities,
certificates, titles, laws, regulations and the like mentioned in this prospectus and their English
translations, the Chinese names shall prevail.
ROUNDING
In this prospectus, where information is presented in hundreds, thousands, ten thousands,
millions, hundred millions or billions, certain amounts of less than one hundred, one thousand,
ten thousand, one million, a hundred million or a billion, as the case may be, have been rounded
to the nearest hundred, thousand, ten thousand, million, hundred million or billion,
respectively. Unless otherwise stated, all the numerical figures are rounded to one decimal
place. Any discrepancies in any table or chart between totals and sums of amounts listed therein
are due to rounding.
– 94 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
DIRECTORS
Name Address Nationality
Executive Directors
Mr. Zhang Yuanlin (張園林) Room 2801, Block 3 Chinese
Zhou Yue Sub-district
West Lake District
Nanchang City
Jiangxi Province
PRC
Mr. She Runting (佘潤廷) Room 2501, No. 9, Lane 1599 Chinese
Dingxiang Road
Pudong New Area
Shanghai
PRC
Ms. Tu Jing (涂菁) Room 405, Unit 3 Chinese
Block 19, Xinyang Riverside
250 Binjiang Road
Jiujiang City
Jiangxi Province
PRC
Independent non-executive Directors
Mr. Tam Chi Choi (譚志才) Flat A, 47/F Chinese
Residence Oasis Tower 7
Tseung Kwan O
Hong Kong
– 95 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
Name Address Nationality
Mr. Au Yeung Po Fung Flat F, 28/F Chinese
(歐陽寶豐) Block 2, Broadview Court
11 Shum Wan Road
Wong Chuk Hang
Hong Kong
Mr. Liu Xin Room 701, Unit 7, 12/F Chinese
(劉昕) No. 2 Changqing Garden Community
Haidian District
Beijing
PRC
For further information about our Directors, please refer to “Directors and Senior
Management.”
– 96 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
PARTIES INVOLVED IN THE GLOBAL OFFERING
Joint Sponsors ABCI Capital Limited
11/F, Agricultural Bank of China Tower
50 Connaught Road Central
Hong Kong
Huatai Financial Holdings (Hong Kong) Limited
62/F, The Center
99 Queen’s Road Central
Hong Kong
Joint Global Coordinators ABCI Capital Limited
11/F, Agricultural Bank of China Tower
50 Connaught Road Central
Hong Kong
Huatai Financial Holdings (Hong Kong) Limited
62/F, The Center
99 Queen’s Road Central
Hong Kong
CRIC Securities Company Limited
Room 2007&2403, Great Eagle Centre
23 Harbour Road
Wan Chai
Hong Kong
BOCOM International Securities Limited
9th Floor
Man Yee Building
68 Des Voeux Road Central
Hong Kong
Joint Bookrunners ABCI Capital Limited
11/F, Agricultural Bank of China Tower
50 Connaught Road Central
Hong Kong
Huatai Financial Holdings (Hong Kong) Limited
62/F, The Center
99 Queen’s Road Central
Hong Kong
– 97 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
CRIC Securities Company Limited
Room 2007&2403, Great Eagle Centre
23 Harbour Road
Wan Chai
Hong Kong
BOCOM International Securities Limited
9th Floor
Man Yee Building
68 Des Voeux Road Central
Hong Kong
Guotai Junan Securities (Hong Kong) Limited
27/F, Low Block
Grand Millennium Plaza
181 Queen’s Road Central
Hong Kong
First Shanghai Securities Limited
19/F, Wing On House
71 Des Voeux Road Central
Hong Kong
Yue Xiu Securities Company Limited
13/F, YueXiu Building
160 Lockhart Road
Wanchai
Hong Kong
CMB International Capital Limited
45/F, Champion Tower
3 Garden Road
Hong Kong
CCB International Capital Limited
12/F., CCB Tower
3 Connaught Road Central
Central
Hong Kong
– 98 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
Joint Lead Managers ABCI Securities Company Limited
11/F, Agricultural Bank of China Tower
50 Connaught Road Central
Hong Kong
Huatai Financial Holdings (Hong Kong) Limited
62/F, The Center
99 Queen’s Road Central
Hong Kong
CRIC Securities Company Limited
Room 2007&2403, Great Eagle Centre
23 Harbour Road
Wan Chai
Hong Kong
BOCOM International Securities Limited
9th Floor
Man Yee Building
68 Des Voeux Road Central
Hong Kong
Guotai Junan Securities (Hong Kong) Limited
27/F, Low Block
Grand Millennium Plaza
181 Queen’s Road Central
Hong Kong
First Shanghai Securities Limited
19/F, Wing On House
71 Des Voeux Road Central
Hong Kong
Yue Xiu Securities Company Limited
13/F, YueXiu Building
160 Lockhart Road
Wanchai
Hong Kong
CMB International Capital Limited
45/F, Champion Tower
3 Garden Road
Hong Kong
– 99 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
CCB International Capital Limited
12/F., CCB Tower
3 Connaught Road Central
Central
Hong Kong
Zhongtai International Securities Limited
19 Floor, Li Po Chun Chambers
189 Des Voeux Road Central
Central
Hong Kong
Crosby Securities Limited
5th Floor, Capital Centre
151 Gloucester Road
Wanchai
Hong Kong
GLAM Capital Limited
Rooms 908-11
9/F, Nan Fung Tower
88 Connaught Road Central
Central
Hong Kong
Founder Securities (Hong Kong) Limited
Suites 1710-1719
Jardine House
1 Connaught Place
Central
Hong Kong
– 100 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
Legal advisors to our Company As to Hong Kong law:
Sidley Austin
39th Floor, Two International Finance Center
8 Finance Street
Central
Hong Kong
As to PRC law:
King & Wood Mallesons
18th Floor, East Tower
World Financial Center
1 Dongshanhuan Zhonglu
Chaoyang District
Beijing, 100020
China
As to Cayman Islands law:
Conyers Dill & Pearman
Cricket Square
Hutchins Drive
P.O. Box 2681
Grand Cayman KY1-1111
Cayman Islands
– 101 –
DIRECTORS AND PARTIES INVOLVED IN THE GLOBAL OFFERING
Legal advisors to the Joint As to Hong Kong law:
Sponsors
and the Underwriters Clifford Chance
27th Floor, Jardine House
One Connaught Place
Central
Hong Kong
As to PRC law:
Commerce & Finance Law Offices
6F, NCI Tower
A12 Jianguomenwai Avenue
Chaoyang District
Beijing
China
Auditor and reporting Ernst & Young
accountants Certified Public Accountants
22nd Floor, CITIC Tower
1 Tim Mei Avenue
Central
Hong Kong
Independent Property Valuer and Cushman & Wakefield Limited
Industry Consultant 16th Floor, Jardine House
One Connaught Place
Central
Hong Kong
Receiving banks Bank of China (Hong Kong) Limited
1 Garden Road
Hong Kong
Industrial and Commercial
Bank of China (Asia) Limited
33rd Floor ICBC Tower
3 Garden Road
Central
Hong Kong
CMB Wing Lung Bank Limited
45 Des Voeux Road Central
Hong Kong
– 102 –
CORPORATE INFORMATION
Registered office Cricket Square, Hutchins Drive
P.O. Box 2681
Grand Cayman, KY1-1111
Cayman Islands
Principal place of business and 7th Floor, HongQiao Vanke Center T6
headquarters in the PRC No. 988 ShenChang Road
MinHang District
Shanghai
PRC
Principal place of business in Hong Kong Suites 1016-1019, 10/F
Two Pacific Place, 88 Queensway
Admiralty
Hong Kong
Company’s website www.sinicdc.com
(the information contained on this website
does not form part of this prospectus)
Company secretary Mr. Yim Lok Kwan (嚴洛鈞) (ACIS, ACS)
Audit committee Mr. Tam Chi Choi (Chairman)
Mr. Au Yeung Po Fung
Mr. Liu Xin
Remuneration committee Mr. Au Yeung Po Fung (Chairman)
Mr. Zhang Yuanlin
Mr. Tam Chi Choi
Mr. Liu Xin
Nomination committee Mr. Zhang Yuanlin (Chairman)
Mr. Liu Xin
Mr. Tam Chi Choi
Mr. Au Yeung Po Fung
– 103 –
CORPORATE INFORMATION
Authorized representatives Mr. Zhang Yuanlin (張園林)
Room 2801, Block 3
Zhou Yue Sub-district
West Lake District
Nanchang City
Jiangxi Province
PRC
Mr. Yim Lok Kwan (嚴洛鈞) (ACIS, ACS)
40th Floor, Sunlight Tower
No. 248 Queen’s Road East
Wanchai
Hong Kong
Compliance advisor Zhongtai International Capital Limited
19th Floor Li Po Chun Chambers
189 Des Voeux Road Central
Central
Hong Kong
Principal share registrar and Conyers Trust Company (Cayman)
transfer office in Cayman Islands Limited
Cricket Square
Hutchins Drive
P.O. Box 2681
Grand Cayman KY1-1111
Cayman Islands
Hong Kong Share Registrar Computershare Hong Kong
Investor Services Limited
Shops 1712-1716, 17th Floor
Hopewell Centre
183 Queen’s Road East
Wanchai
Hong Kong
– 104 –
CORPORATE INFORMATION
Principal bankers Industrial and Commercial Bank of China
Supu Road Sub-branch
No. 99 Fenghe North Road
Honggutan New District
Nanchang City
Jiangxi Province
PRC
China Construction Bank
Honggutan Sub-branch
No. 388 Lijing Road, Xinjian District
Nanchang City
Jiangxi Province
PRC
Bank of Communications
Diezi Lake Sub-branch
1st Floor, Real Estate Trading Center
2157 Diezihu Avenue, Honggutan New
District
Nanchang City
Jiangxi Province
PRC
– 105 –
INDUSTRY OVERVIEW
The information and statistics set forth in this section and elsewhere in this
prospectus have been derived from various official and government publications, publicly
available market research sources and an industry report commissioned by us and
independently prepared by C&W in connection with the Global Offering. We believe that
the sources of such information and statistics are appropriate and have taken reasonable
care in extracting and reproducing such information. We have no reason to believe that
such information and statistics are false or misleading in any material respect. None of
our Company, the Joint Sponsors, the Joint Representatives, the Joint Global
Coordinators, the Joint Bookrunners, the Joint Lead Managers, the Underwriters, any
other party involved in the Global Offering, except C&W, or their respective directors,
advisors and affiliates have independently verified such information and statistics.
Accordingly, none of our Company, the Joint Sponsors, the Joint Representatives, the
Joint Global Coordinators, the Joint Bookrunners, the Joint Lead Managers, the
Underwriters, any other party involved in the Global Offering, except C&W, or their
respective directors, advisors and affiliates makes any representation as to the
correctness or accuracy of such information and the statistics contained in this
prospectus, which may be inaccurate, incomplete, out-of-date or inconsistent with other
information complied within or outside the PRC. Certain information and statistics
included, including those excerpted from official and government publications and
sources in China, may not be consistent with other information and statistics compiled
within or outside China by third parties.
SOURCES OF INFORMATION
In connection with the Global Offering, we commissioned C&W, an independent third
party and an experienced property research institution in the PRC, to prepare the C&W Report
as to the real estate markets in China and the regions and cities in which we currently operate
or intend to operate. We have agreed to pay a total consideration of RMB400,000 for the C&W
Report, which we believe is in line with the market rate for such report. The payment of such
amount is not contingent upon the success of the Listing or the findings of the C&W Report.
C&W is an international real estate consultancy group which provides a wide range of
services including, among others, valuation and consultancy for property developers, investors
and analysts across all sectors of the real estate market. C&W has approximately 400 offices
across the globe, including but not limited to, Beijing, Chengdu, Guangzhou, Shanghai,
Shenzhen and Hong Kong.
For the purpose of the Global Offering, C&W also serves as our property valuer. A
property valuation report prepared by C&W relating to our property interests is included in
Appendix III to this prospectus. C&W provides industry consulting and property valuation
services through two business teams which are independent from each other. The C&W Report
was prepared by the industry consulting team.
– 106 –
INDUSTRY OVERVIEW
C&W has prepared the C&W Report based on data from the PRC government, reliable
research institutions and the proprietary databases of C&W. During the research, C&W
conducted interviews with local marketing agents in the residential property sector. C&W
Report is based on current as well as the likely future market conditions as perceived by the
markets. The estimation of the future demand and supply for the residential property markets
may not materialize, and unanticipated events and circumstances may occur; therefore, actual
results may vary from our estimates and the variations may be material. C&W Report does
emphasize that the estimation of the future market conditions and outlook should be regarded
as an indicative assessment of possibilities rather than absolute certainties.
While preparing the industry report and regional ranking information, C&W has relied on
the main assumptions that: (i) the macro-economic environment of each of cities in the PRC
in which the Group operates is expected to grow at a steady rate; (ii) the political environment
of the PRC remains stable; and (iii) the real estate industry of each of the cities in the PRC in
which the Group operates is expected to grow at a steady rate.
Our Directors confirm that, after taking reasonable and up to the Latest Practicable Date
care, there is no adverse change in the market information since the date of the C&W Report
and up to the Latest Practicable Date, which may qualify, contradict or have an impact on the
information as disclosed in this section.
OVERVIEW OF THE PRC ECONOMY
Over the past five years, the economy of the PRC experienced steady growth. Under the
influence of various macroeconomic policies, the PRC’s GDP growth has remained healthy,
with nominal GDP value increasing from approximately RMB56,885 billion in 2013 to
approximately RMB90,031 billion in 2018, representing a CAGR of approximately 9.6%.
According to the National Bureau of Statistics of China, the PRC has been the world’s
second-largest economy in terms of nominal GDP since 2010. Investment in fixed assets has
maintained a steady growth rate over the same period. Total fixed assets investment in the PRC
has increased from approximately RMB44,707 billion in 2013 to approximately RMB64,568
billion in 2018, representing a CAGR of approximately 7.6%. Urban resident disposable
income per capita has increased from approximately RMB26,955 in 2013 to approximately
RMB39,251 in 2018, representing a CAGR of approximately 7.8%. This represents an increase
in purchasing power, which has led to a growth in urban residents’ willingness to purchase
properties.
– 107 –
INDUSTRY OVERVIEW
The table below sets out the selected indicators of the economy of the PRC for the years
indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
Nominal GDP
(RMB billion) . . . . . . . 56,885 63,646 67,671 74,413 82,712 90,031 9.6%
Real GDP growth (%) . . . . 7.7 7.4 6.9 6.7 6.9 6.6 N/A
GDP per capita (RMB)(1) . . 41,796 46,525 49,215 53,805 59,505 64,521 9.1%
Urban disposable income
per capita (RMB) . . . . . 26,955 28,844 31,195 33,616 36,396 39,251 7.8%
Fixed asset investment
(RMB billion) . . . . . . . 44,707 51,276 56,200 60,647 64,124 64,568 7.6%
Note: N/A means not applicable or not available
(1) Calculated by dividing GDP per capita (RMB) by Population
Sources: China Statistical Communique, National Bureau of Statistics, C&W
THE PRC REAL ESTATE MARKET
Key Growth Drivers of the PRC Real Estate Market
The PRC real estate market has undergone relatively rapid growth in recent years, driven
by key factors such as accelerated urbanization and increases in disposable income. The rate
of urbanization has increased from 53.7% in 2013 to approximately 59.6% in 2018, and is
expected to reach approximately 60% by 2020, according to the National Plan on New
Urbanization (2014 — 2020) (《國家新型城鎮化規劃 (2014-2020) 》) issued by the PRC State
Council. It is expected that the rapid growth of urban population will bring about further
increases in demand for investment in urban infrastructure and real estate properties.
Meanwhile, the urban disposable income per capita increased from approximately RMB26,955
in 2013 to approximately RMB39,251 in 2018. In response to such increases, domestic
consumption and investment in real estate market increased accordingly.
Given the foregoing factors, the PRC real estate market has experienced rapid growth in
recent years which, in turn, encouraged the demand for the domestic residential and
commercial properties. Total investment in real estate projects increased from approximately
RMB8,601 billion in 2013 to approximately RMB12,026 billion in 2018, representing a CAGR
of approximately 6.9%. The investment into residential property increased from approximately
RMB5,895 billion in 2013 to approximately RMB8,519 billion in 2018, representing a CAGR
of approximately 7.6%, while the investment into commercial property increased from
approximately RMB1,194 billion in 2013 to approximately RMB1,418 billion in 2018,
representing a CAGR of approximately 3.5%.
– 108 –
INDUSTRY OVERVIEW
However, the large inventory of properties resulted in structural surplus in certain cities,
mainly Tier-Three and Tier four cities, in the PRC in recent years. In order to lower such
surplus, the PRC government has implemented a series of regulations and policies to regulate
the mortgage lending practices for properties. Despite some fluctuations in the GFA of
residential properties under construction since 2013, the GFA of residential properties sold
generally continued to grow for the period of 2015 to 2017. For the residential and commercial
properties in the PRC, the general indicators remained relatively positive in recent years.
The table below sets out the selected indicators of the real estate market in the PRC for
the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
(RMB billion, except otherwise stated)
Total real estate investment 8,601 9,504 9,598 10,258 10,980 12,026 6.9%
Residential
Investment into real estate
residential properties . . . 5,895 6,435 6,460 6,870 7,515 8,519 7.6%
Total GFA of residential
properties sold
(million sq.m.) . . . . . . . 1,157 1,052 1,124 1,375 1,448 1,479 5.0%
Total contract sales amount
of residential properties . 6,769 6,241 7,277 9,906 11,024 N/A 13.0%*
Average selling price of
residential properties
(RMB per sq.m.)(1). . . . . 5,850 5,933 6,473 7,203 7,614 N/A 6.8%*
Commercial
Real estate commercial
investment . . . . . . . . . 1,194 1,435 1,461 1,584 1,564 1,418 3.5%
Total GFA of commercial
properties sold (million
sq.m.) . . . . . . . . . . . . 85 91 93 108 128 N/A 10.8%*
Average selling price of
commercial properties
(RMB per sq.m.)(2). . . . . 9,777 9,817 9,566 9,786 10,323 N/A 1.4%*
Notes:
* indicates CAGR is calculated using data from 2013 to 2017
(1) Calculated by dividing total contracted sales amount of residential properties by Total GFA of residential
properties sold.
(2) Calculated by dividing total contracted sales amount of commercial properties by Total GFA of
commercial properties sold.
Sources: China Statistical Communique, National Bureau of Statistics, C&W
– 109 –
INDUSTRY OVERVIEW
Recent Developments of PRC Real Estate Policies
The PRC real estate market is subject to extensive government regulation. The PRC
government exerts considerable direct and indirect control over the development and growth
of the PRC real estate market by promulgating laws and regulations and imposing industry
policies and guidance and other related economic measures for the real estate industry. Over
the past few years, in order to avoid over-heating of the PRC real estate market, the PRC
government has issued various restrictive measures to, among others, stabilize property prices.
It is expected that most of the restrictive measures will remain in place, and to that end, local
governments may adopt new and detailed measures that further regulate the local real estate
industry with the aim to ensure the stable development. See “Regulatory Overview” in this
prospectus for more details on the relevant PRC regulations.
Since the first half of 2010, in response to the rising property prices across the country,
the PRC government announced new policies, adopted new measures to curtail speculation in
the property market, and imposed more stringent requirements on the payment of land
premiums by property developers. These policies include the abolishment of certain
preferential treatment in respect of business tax payable upon transfer of residential properties,
increased minimum down-payment for mortgage loans, more stringent requirements on the
payment of land premium, further limits on the number of residential properties one household
can buy, a trial property tax scheme in Shanghai and Chongqing and a 20% capital gains tax
on residential property re-sales. More recently, the property market in the PRC witnessed signs
of a slowdown, with some developers reported to have lowered prices in order to stimulate
sales, and many local government have relaxed property purchase restrictions previously
imposed as cooling measures to help boost demand.
Competitive Landscape
The PRC real estate market is highly fragmented and competitive. According to C&W, the
number of real estate companies with annual contracted sales over RMB10 billion in the PRC
increased from 71 in 2013 to 156 in 2018. In particular, the number of real estate companies
with annual contracted sales over RMB50 billion increased from 11 in 2013 to 61 in 2018,
evidencing the continuous fast growth of top tier real estate companies, according to C&W. As
a result of the intense competition and economies of scale, market concentration for certain
property developers have increased in recent years. Despite the intense competition, the
leading real estate companies strived to maintain and further advance their leadership
positions. According to CREIS, the aggregate market share of the top 20 real estate developers
ranked in terms of contracted sales amount increased from approximately 21.9% in 2013 to
approximately 39.0% in 2017, while the top 40 real estate developers’ aggregate market share
increased from approximately 28.4% in 2013 to approximately 51.7% in 2017, each by
contracted sales in the relevant year. In addition, according to C&W average market share of
those top 40 real estate developers was approximately 1.9 times larger than that of the top 100
real estate developers.
– 110 –
INDUSTRY OVERVIEW
Our major competitors primarily include property developers with strategies similar to
ours and with business operations in markets in which we operate or intend to enter. We
compete with other property developers over, among others, brand recognition, financial
resources, size and location of land reserves, pricing and property designs. Some of those
competitors have better track records, greater financial, human and other resources, larger sales
networks and greater brand recognition. We may face challenges in maintaining our market
position or further enhancing our market position.
In addition, there are certain barriers to enter into the PRC real estate market, including
but not limited to, land availability, brand recognition, and local market knowledge. Major
property developers also enjoy economies of scale based on their brand value, product, capital
and geographic distribution.
Our Market Position and Ranking
Our main business of residential property development has grown rapidly in the last few
years. We believe that we have a leading market position in Jiangxi province. According to the
C&W Report, we ranked first among property developers in Jiangxi province in terms of the
total contract sales amount from residential properties in 2018. In addition, according to the
C&W Report, we were ranked first among property developers in Nanchang based on the sales
area of residential properties sold in 2018, and we were ranked first among property developers
in Ganzhou based on the sales area of residential properties sold in 2018. In 2019, in terms of
comprehensive property development ability, we were ranked 31st among the top 100 property
developers in the PRC according to CREIS, and ranked 39th among the top 500 property
developers according to the China Real Estate Association. According to CREIS, the contract
sales amount of the Group amounts to approximately 0.61% of the total contract sales amount
of all property developers in the China market. In the same year, the GFA sold by the Group
amounts to approximately 0.36% of the total GFA sold by all property developers in the PRC
market.
From 2016, since the real estate market in Jiangxi Province has been rapidly developed,
the government announced a series of documents to curb the property price hikes. Resulting in
the trading volume of commercial, residential units had a decline in 2018. On this background,
the real estate developers in Jiangxi Province should have ready to face the challenges.
The following tables show the top five property developers rankings of Jiangxi Province
in contract sales amount in 2018 and the first quarter of 2019:
Rank Name of property developers Contract sales amount for 2018
(RMB billion)
1. . . . . . Our Group 53.90
2. . . . . . Company A 23.90
3. . . . . . Company B 23.60
4. . . . . . Company C 23.42
5. . . . . . Company D 18.75
Source: EHCONSULTING
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INDUSTRY OVERVIEW
Contract sales amount for the
Rank Name of property developers first quarter of 2019
(RMB billion)
1. . . . . . Our Group 8.89
2. . . . . . Company A 4.96
3. . . . . . Company B 4.30
4. . . . . . Company C 4.21
5. . . . . . Company D 3.58
Source: EHCONSULTING
In addition, we were ranked first in terms of sales area and contracted sales amount
among property developers in Nanchang for 2018.
Top five rankings of property developers in Nanchang by contracted sales amount in 2018
Percentage
of total
contracted
Contracted sales amount of
Name of property Number of sales the residential
Ranking Developers projects Sales area amount market
(RMB
(sq.m.) billion)
1. . . . . . Our Group 11 733,119 9.54 14.4%
2. . . . . . Company A 12 369,019 5.08 7.7%
3. . . . . . Company B 1 246,261 3.60 5.4%
4. . . . . . Company C 8 297,485 3.40 5.1%
5. . . . . . Company D 4 245,044 3.13 4.7%
Source: CREIS
Our Geographic Presence
We have established our leading market position in terms of contracted sales amount in
Jiangxi Province and intended to enhance our competitiveness and further expanded into three
regions in China, namely, the Yangtze River Delta Region, the Greater Bay Region and the
Central and Western China Core Cities and Other Regions with High-Growth Potential.
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INDUSTRY OVERVIEW
As of December 31, 2018, we had established operations in 24 cities in the PRC. Based
on our development strategies, we intend to enhance our existing market position in the cities
where we currently operate and further penetrate into cities of the above three regions in the
PRC.
REAL ESTATE MARKET OF SELECTED PROVINCE/REGIONS AND CITIES IN THE
PRC
We have established our property development operations mainly in Jiangxi Province, the
Yangtze River Delta Region, the Greater Bay Region and the Central and Western Core China
Cities and Other Regions with High-Growth Potential. These four area or regions are parts of
our national expansion strategy and cover a number of high-growth property markets in the
PRC. We have built a leading market presence in Nanchang of Jiangxi Province. We also
expanded into selected high-growth cities in the Yangtze River Delta Region, the Greater Bay
Region and the Central and Western Core China Cities and Other Regions with High-Growth
Potential. We consider Suzhou, Huizhou and Chengdu as the one of the representative cities for
each of the three regions, respectively, given their potential for future development. We set
forth the information on the selected economic indicators for the above-mentioned
province/regions and selected cities below.
The Jiangxi Province
The GDP of Jiangxi province increased steadily from 2013 to 2018 at a CAGR of
approximately 8.9%, reaching approximately RMB2,198.0 billion in 2018. The table below
sets out the selected economic indicators of Jiangxi Province for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
GDP (RMB billion). . . . . . 1,434 1,571 1,672 1,836 2,082 2,198 8.9%
GDP Growth (%) . . . . . . . 10.1 9.7 9.1 9.0 8.9 8.7 N/A
Urban disposable income-
per-capita (RMB) . . . . . 21,873 24,309 26,500 28,673 31,198 33,819 9.1%
Fixed asset investment
(RMB billion) . . . . . . . 1,287 1,511 1,739 1,969 2,209 N/A 14.5%*
Notes: N/A means not applicable or not available
* indicates CAGR is calculated using data from 2013 to 2017
Sources: Jiangxi Statistical Communique, C&W
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INDUSTRY OVERVIEW
The residential property market in Jiangxi Province experienced stable growth in recent
years. According to the Jiangxi Statistical Communique, real estate investment in Jiangxi
Province increased from approximately RMB118 billion in 2013 to approximately RMB217
billion in 2018 at a CAGR of 13.0%. In respect of demand for residential properties, a total
GFA of approximately 54 million sq.m. of primary residential properties were sold in 2018,
representing an increase at a CAGR of 11.0% from 2013 to 2018. In addition, the average
selling price increased from approximately RMB5,203 to RMB6,540 from 2013 to 2018,
representing a CAGR of 4.7%.
The table below sets out the selected indicators relating to the residential property market
of Jiangxi Province for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
Real estate investment
(RMB billion) . . . . . 118 132 152 177 201 217 13.0%
Total GFA of
commodity residential
housing sold
(million sq.m.) . . . . . 32 31 35 47 58 54 11.0%
Total contract sales
amount of commodity
residential housing
(RMB billion) . . . . . 165 162 186 268 359 352 16.4%
The average selling
price of commodity
residential housing
(RMB per sq.m.) . . . 5,203 5,288 5,358 5,709 6,150 6,540 4.7%
Sources: Jiangxi Statistical Yearbook, Jiangxi Statistical Communique, CREIS, C&W
– 114 –
INDUSTRY OVERVIEW
Nanchang
The GDP of Nanchang increased from 2013 to 2018 at a CAGR of approximately 9.6%,
reaching approximately RMB527.0 billion in 2018. The table below sets out the selected
economic indicators of Nanchang for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
GDP (RMB billion). . . . .. 334 367 400 435 500 527 9.6%
GDP Growth (%) . . . . . .. 10.7 9.8 9.6 9.0 9.0 8.9 N/A
Urban disposable income
per capita (RMB) . . . .. 26,151 29,091 31,942 34,619 37,675 40,844 9.3%
Fixed asset investment
(RMB billion) . . . . . .. 291 343 400 454 512 N/A 15.2%*
Notes: N/A means not applicable or not available
* indicates CAGR is calculated using data from 2013 to 2017
Sources: Nanchang Statistical Communique, C&W
The residential property market in Nanchang experienced rapid growth in recent years.
According to the CREIS, real estate investment in Nanchang increased from approximately
RMB41.0 billion in 2013 to approximately RMB89.0 billion in 2018. The average selling price
of residential properties in Nanchang has increased from approximately RMB8,217 per sq.m.
in 2013 to approximately RMB10,883 per sq.m. in 2018 at a CAGR of 5.8%. The table below
sets out the selected indicators relating to the residential property market of Nanchang for the
years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
Real estate investment
(RMB billion) . . . . . . . 41 41 49 68 79 89 16.8%
Total GFA of residential
properties sold (million
sq.m.) . . . . . . . . . . . . 3.92 5.59 5.88 7.32 5.22 5.63 7.5%
Total contract sales amount
of residential properties
(RMB billion) . . . . . . . 32 42 49 66 52 61 13.8%
The average selling price of
residential properties
(RMB per sq.m.) . . . . . . 8,217 7,477 8,389 9,030 9,961 10,883 5.8%
Sources: CREIS, C&W
– 115 –
INDUSTRY OVERVIEW
The Yangtze River Delta Region
Suzhou
The GDP of Suzhou increased from RMB1,302.0 billion in 2013 to RMB1,850.0 billion
in 2018 at a CAGR of 7.3%. The table below sets out the selected economic indicators of
Suzhou for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
GDP (RMB billion) . . . 1,302 1,376 1,450 1,548 1,732 1,850 7.3%
GDP Growth (%). . . . . 9.6 8.3 7.5 7.5 7.1 7.0 N/A
Urban disposable
income per capita
(RMB) . . . . . . . . . 41,143 46,677 50,400 54,341 58,806 63,500 9.1%
Fixed asset investment
(RMB billion) . . . . . 600 623 612 565 563 456 (5.4%)
Notes: N/A means not applicable or not available
Sources: Suzhou Statistical Yearbook, C&W
– 116 –
INDUSTRY OVERVIEW
The residential property market in Suzhou has experienced stable growth in recent years.
According to CREIS, real estate investment in Suzhou increased from approximately RMB141
billion in 2013 to approximately RMB256 billion in 2018, with a CAGR of 12.7%. In addition,
the average selling price of commodity residential housing in Suzhou also increased from
approximately RMB10,933 per sq.m. in 2013 to approximately RMB22,915 per sq.m. in 2018,
with a CAGR of 16%, which shows good consumers’ expectation on the real estate market of
Suzhou. The table below sets out the selected indicators relating to the residential property
market of Suzhou for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
Real estate investment
(RMB billion) . . . . . 141 176 186 216 231 256 12.7%
Total GFA of
commodity residential
housing sold
(million sq.m.) . . . . . 8.11 8.24 11.76 8.57 6.05 6.10 (5.5%)
Total contract sales
amount of commodity
residential housing
(RMB billion) . . . . . 89 93 152 159 125 140 9.5%
Average selling
price of commodity
residential housing
(RMB per sq.m.) . . . 10,933 11,213 12,924 18,580 20,575 22,915 16.0%
Source: CREIS, C&W
– 117 –
INDUSTRY OVERVIEW
The Greater Bay Region
Huizhou
The GDP of Huizhou increased from 2013 to 2018 at a CAGR of approximately 8.9%,
reaching approximately RMB410.0 billion in 2018. The table below sets out the selected
economic indicators of Huizhou for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
GDP (RMB billion) . . . 268 300 314 341 383 410 8.9%
GDP Growth (%). . . . . 13.6 10.0 9.0 8.2 7.6 6.0 N/A
Urban disposable
income per capita
(RMB) . . . . . . . . . 32,992 27,300 30,057 33,213 36,608 39,574 3.7%
Fixed asset investment
(RMB billion) . . . . . 140 161 186 204 223 N/A 12.3%*
Notes: N/A means not applicable or not available
* indicates CAGR is calculated using data from 2013 to 2017
Sources: Huizhou Statistical Communique, CREIS, C&W
– 118 –
INDUSTRY OVERVIEW
The residential property market in Huizhou has experienced stable growth in recent years.
According to the National Bureau of Statistics, the real estate investment in Huizhou rose from
approximately RMB59.0 billion in 2013 to approximately RMB98.0 billion in 2018 at a CAGR
of 10.7%. As for the demand for residential properties, Huizhou sold a total of approximately
RMB32.0 billion of commodity residential housing in 2018, which has increased at a CAGR
of 7.8% from 2013 to 2018. The average selling price of commodity residential housing in
Huizhou has also increased from approximately RMB6,530 per sq.m. in 2013 to approximately
RMB10,804 per sq.m. in 2018 at a CAGR of 10.6%. The table below sets out the selected
indicators relating to the residential property market of Huizhou for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
Real estate investment
(RMB billion) . . . . . 59 67 61 75 88 98 10.7%
Total GFA of
commodity residential
housing sold
(million sq.m.) . . . . . 3.35 2.79 3.58 5.35 3.36 2.92 (2.7%)
Total contract sales
amount of commodity
residential housing
(RMB billion) . . . . . 22 18 23 42 34 32 7.8%
The average selling
price of commodity
residential housing
(RMB per sq.m.) . . . 6,530 6,423 6,322 7,916 10,151 10,804 10.6%
Source: Huizhou Statistical Communique, CREIS, C&W
– 119 –
INDUSTRY OVERVIEW
The Central and Western China Core Cities and Other Regions with High-Growth
Potential
Chengdu
The GDP of Chengdu has generally increased from approximately RMB911.0 billion in
2013 to approximately RMB1,534.0 billion in 2018, at a CAGR of approximately 11.0%. The
table below sets out the selected economic indicators of Chengdu for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
GDP (RMB billion) . . . 911 1,006 1,080 1,217 1,389 1,534 11.0%
GDP Growth (%). . . . . 10.2 8.9 7.9 7.7 8.1 8.0 N/A
Fixed asset investment
(RMB billion) . . . . . 650 662 701 837 940 834 5.1%
Urban disposable
income per capita
(RMB) . . . . . . . . . 29,968 32,665 33,476 35,902 38,918 42,128 7.0%
Notes: N/A means not applicable or not available
Sources: Chengdu Statistical Yearbook, Chengdu economy and society development report, C&W
In general, the residential property market of Chengdu had experienced steady growth
between 2013 and 2016. In 2017, after the continuous release of real estate policies, this rising
trend was interrupted. According to CREIS, real estate investment in Chengdu increased from
approximately RMB211.0 billion in 2013 to approximately RMB264.0 billion in 2016. As of
2018, the real estate investment decreased to approximately RMB227.0 billion. Regarding
demand for residential properties, a total GFA of approximately 18.04 million sq.m. of
residential commodity housings were sold in 2018, decreasing by 15.8% compared with the
previous year. The average sale price of residential commodity properties from RMB9,437 per
sq.m. in 2013 to RMB11,173 per sq.m. in 2018, with a CAGR of 3.4%.
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INDUSTRY OVERVIEW
The table below sets out the selected indicators relating to the residential property market
of Chengdu for the years indicated:
2013-2018
2013 2014 2015 2016 2017 2018 CAGR
Real estate investment
(RMB billion) . . . . . 211 222 244 264 249 227 1.5%
Total GFA of
commodity residential
housings sold
(million sq.m.) . . . . . 11.06 9.35 21.18 28.73 21.44 18.04 10.3%
Total contract sales
amount of commodity
residential housings
(RMB billion) . . . . . 104 94 157 234 202 202 14.2%
The average selling
price of commodity
residential housings
(RMB per sq.m.) . . . 9,437 10,019 7,395 8,149 9,408 11,173 3.4%
Source: CREIS, C&W
LAND PRICE AND PRICES OF KEY CONSTRUCTION MATERIALS
Land price is a crucial factor for real estate developers. In general, land cost is expected
to increase in the future, creating greater pressure on real estate developers in terms of financial
resources. The table below sets out data regarding the average site value for the recent seven
years in PRC.
2011-2017
2011 2012 2013 2014 2015 2016 2017 CAGR
Residential average site
value (RMB per sq.m.). . 2,221.1 2,265.8 2,853.1 3,486.9 3,562.2 5,001.4 6,089.8 18.3%
Retail and office average
site value (RMB per
sq.m.) . . . . . . . . . . . . 2,021.3 1,605.7 2,170.9 2,415.7 2,131.7 2,399.3 2,899.1 6.2%
Source: CREIS
– 121 –
INDUSTRY OVERVIEW
The major construction materials used in our property development projects include
cement and steel, which are subject to market fluctuation and volatility. The purchasing price
indices for construction materials, labor, cement and steel price index industrial producers in
the PRC from 2013 to 2018 are set out below:
2013 2014 2015 2016 2017 2018
Construction materials
price index . . . . . . . 101.0 101.8 98.9 99.1 105.1 110.0
Labor price index . . . . 108.1 106.1 104.6 103.5 103.9 104.4
Cement price index . . . 98.6 100.7 96.7 96.7 106.8 110.9
Steel price index . . . . . 94.1 94.9 88.1 96.3 120.7 103.5
(Preceding year = 100)
Source: National Bureau of Statistics
According to the National Bureau of Statistics, the costs of construction materials, labor,
cement and steel generally increased from 2013 to 2018. More specifically, there were certain
substantial increases in the costs of construction materials from 2016 to 2018, in the cost of
cement from 2017 to 2018 and in the price of steel from 2016 to 2017. The general increases
in the costs of construction materials, labor, cement and steel for the PRC market over the years
of 2013 to 2018 have, to a certain extent, increased the final selling prices of our properties,
as such development costs are usually factored into our pricing determinations for the
properties. See “Business — Our Property Development Operations — Sales and Marketing —
Pricing.” However, the extent to which that individual properties are affected varied depending
on their specific costs and development schedules.
– 122 –
REGULATORY OVERVIEW
This section sets forth a summary of the most significant PRC laws and regulations that
affect our business, operations and the industry in which we operate.
LAWS AND REGULATIONS ON ESTABLISHMENT AND OPERATION OF FOREIGN
INVESTED ENTERPRISES
Companies with limited liability and joint stock companies with limited liability
established and operating in the PRC are governed by the Company Law of the PRC (《中華
人民共和國公司法》) (the “PRC Company Law”), which was promulgated by the Standing
Committee of the National People’s Congress (中華人民共和國全國人大常委會) (the
“SCNPC”) on December 29, 1993 and was latest amended on October 26, 2018. According to
the PRC Company Law, the shareholders of a limited liability company may transfer all or part
of their equity interests among themselves, however the shareholder proposing to transfer any
equity interests to a non-shareholder shall obtain the consent of more than half of the other
shareholders. The shareholder shall inform the other shareholders of the proposed equity
transfer in writing and seek their consent. Failure to reply within 30 days from receipt of the
written notice shall be deemed as consent to the proposed transfer.
The establishment procedures, verification and approval procedures, registered capital
requirements, foreign exchange control, accounting practices, taxation, labor matters and all
other relevant matters of a wholly foreign-owned enterprise shall be subject to the Wholly
Foreign-owned Enterprise Law of the PRC (《中華人民共和國外資企業法》) (the “Wholly
Foreign-owned Enterprise Law”), which was promulgated by the SCNPC on April 12, 1986 and
and was newly amended on September 3, 2016, the Implementation Rules of the Wholly
Foreign-owned Enterprise Law of the PRC (《中華人民共和國外資企業法實施細則》) (the
“Implementation Rules”), which were promulgated by the Ministry of the Foreign Economic
Relation and Trade of the PRC on December 12, 1990 and newly amended by the PRC State
Council (the “State Council”) on February 19, 2014, and the Provisional Measures for Filing
Administration of Establishment and Changes of Foreign-invested Enterprise (《外商投資企業
設立及變更備案管理暫行辦法》) (the “Provisional Measures”), which was promulgated by the
Ministry of Commerce of the People’s Republic of China (the “MOFCOM”) came into force
on October 8, 2016 and was newly amended on June 29, 2018. Under the Wholly
Foreign-owned Enterprise Law, the Implementation Rules and the Provisional Measures,
applications for the establishment of the foreign-invested enterprise which does not fall within
the scope of the Special Administrative Measures (Negative List) for Foreign Investment
Access (2018 Edition) (the “Negative List”) (外商投資准入特別管理措施(負面清單) (2018年
版)), which was promulgated by the National Development and Reform Commission (中華人
民共和國國家發展和改革委員會) (the “NDRC”) and the MOFCOM on 28 June 2018 and
implemented on 28 July 2018, shall be subject to filing administration.
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REGULATORY OVERVIEW
On June 30, 2019, the Catalogue of Industries for Encouraged Foreign Investment (2019
Edition) (《鼓勵外商投資產業目錄(2019年版)》) (the “Catalogue”) was promulgate by the
NDRC and the MOFCOM, and entered into force from July 30, 2019. Encouraged foreign
investment industries of the Catalog for the Guidance of Foreign Investment Industries
(Revised in 2017) (《外商投資產業指導目錄(2017年修訂)》) released on June 28, 2017 and
the Catalog of Priority Industries for Foreign Investment in the Central-Western Region
(Revised in 2017) (《中西部地區外商投資優勢產業目錄(2017年修訂)》) released on February
17, 2017, were repealed simultaneously. On June 30, 2019, the Special Administrative
Measures for the Admission of Foreign Investment (Negative List) (2019 Edition) (《外商投
資准入特別管理措施(負面清單)(2019年版)》) (“Negative List 2019”) was promulgate by the
NDRC and the MOFCOM, and entered into force from July 30, 2019. The Special
Administrative Measures for Access of Foreign Investment (Negative List) (2018 Edition)
(《外商投資准入特別管理措施(負面清單)(2018年版)》) released on June 28, 2018, was
repealed simultaneously. The Catalogue and Negative List 2019 stipulated in detail the areas
of entry pertaining to the categories of encouraged foreign investment industries, restricted
foreign investment industries and prohibited foreign investment industries. Any industry not
listed in the Catalogue or Negative List 2019 is a permitted industry.
REGULATIONS ON THE ESTABLISHMENT OF REAL ESTATE ENTERPRISES
Establishment of a Real Estate Development Enterprise
According to the Law of the People’s Republic of China on Urban Real Estate
Administration (中華人民共和國城市房地產管理法) (the “Urban Real Estate Law”)
promulgated by the SCNPC, effective on January 1, 1995, and amended on August 27, 2009
and August 26, 2019, a real estate developer is defined as an enterprise which engages in the
development and operation of real estate for the purpose of making profits. Under the
Regulations on Administration of Development and Operation of Urban Real Estate (城市房地
產開發經營管理條例) (the “Development Regulations”) promulgated and implemented by the
State Council on July 20, 1998, and amended on January 8, 2011, March 19, 2018 and March
24, 2019, the establishment of a real estate development enterprise shall, in addition to the
conditions for the enterprise establishment prescribed by relevant laws and administrative
regulations, fulfill the following requirements: 1) its registered capital shall be RMB1 million
or above; and 2) it shall have four or more full-time professional real estate/construction
technicians and two or more full-time accounting officers, each of whom shall hold the relevant
qualification certificate.
However, the Notice on Adjusting the Capital Ratio of Fixed Assets Investment Projects
(關於調整固定資產投資項目資本金比例的通知) issued by the State Council on May 25, 2009
has reduced the requirement on the minimum capital for Social Welfare Housing and general
commercial residence from 35% to 20%, while the requirement on the minimum capital for
other real estate projects has been reduced to 30%. Under the Notice on Adjusting and
Perfecting the Capital System for Fixed Assets Investment (國務院關於調整和完善固定資產投
– 124 –
REGULATORY OVERVIEW
資項目資本金制度的通知) issued by the State Council on September 9, 2015, the minimum
portion of capital for Social Welfare Housing and general commercial residence maintained at
20%, while the minimum portion of capital for other real estate projects has been reduced from
30% to 25%.
Foreign-Invested Real Estate Enterprises
Pursuant to the Catalogue and the Negative List, the foreign investment related to real
estate development falls within the category of industries in which foreign investment is
permitted. The Negative List enumerates the restricted industries and the prohibited industries
in relation to foreign investment, and the industries such as real estate development industry
which do not fall within the Negative List, shall be administered under the principle of equal
treatment to domestic and foreign investment.
On July 11, 2006, the Ministry of Construction (中華人民共和國建設部), the MOFCOM,
the NDRC, the People’s Bank of China (中國人民銀行) (the “PBOC”), the State Administration
for Industry and Commerce (國家工商行政管理總局) (the “SAIC”) and the State
Administration of Foreign Exchange (國家外匯管理局) (the “SAFE”) jointly promulgated
Opinions on Regulating the Market Access and Administration of Foreign Investment in the
Real Estate (關於規範房地產市場外資准入和管理的意見), which provides, that: (i) foreign
organizations and individuals who have established foreign-invested enterprises are allowed to
invest in and purchase not-for-self-use real estate in China; while branches of foreign
organizations established in China are eligible to purchase commercial houses which match
their actual needs for self-use under their names; (ii) the registered capital of foreign-invested
real estate enterprises with the total investment amount exceeding or equal to US$10 million
shall be no less than 50% of their total investment; (iii) foreign-invested real estate enterprises
can apply for renewing the official foreign-invested enterprise approval certificate and
business license with an operation term of one year only after they have paid back all the land
premium and obtained the state-owned land use rights certificate; (iv) with respect to equity
transfer and project transfer of a foreign-invested real estate enterprise and the merger and
acquisition of a domestic real estate enterprise by an overseas investor, the department in
charge of commerce and other departments shall conduct examination and approval in strict
compliance with the provisions of the relevant laws, regulations, and policies.
On August 19, 2015, Ministry of Housing and Urban-Rural Development (中華人民共和
國住房和城鄉建設部) (“MOHURD”), the MOFCOM, the NDRC, the PBOC, the SAIC and the
SAFE jointly promulgated Circular on Amending the Policies Concerning Access and
Administration of Foreign Investment in the Real Estate Market (關於調整房地產市場外資准
入和管理有關政策的通知) (the “Circular”). Pursuant to the Circular, the ratio of registered
capital to total investment of foreign invested real estate companies shall be subject to the
Tentative Regulations of the State Administration for Industry and Commerce on the
Proportion of the Registered Capital to the Total Amount of Investment of Sino-foreign Equity
– 125 –
REGULATORY OVERVIEW
Joint Ventures (國家工商行政管理局關於中外合資經營企業註冊資本與投資總額比例的暫行
規定) that a foreign invested real estate company must fully pay its registered capital before
applying for domestic or foreign loans, or settlement of foreign exchange loans has been
canceled.
On June 18, 2008, MOFCOM issued the Circular on Properly Handling the Filing of
Foreign Investment in the Real Estate Industry (關於做好外商投資房地產業備案工作的通知)
(“No. 23 Circular”), which has become effective on July 1, 2008. According to the No. 23
Circular the registration shall be preliminarily examined by the provincial branch of the
MOFCOM before submitting to the MOFCOM for registration.
On November 6, 2015, the MOFCOM and the SAFE jointly promulgated the Circular of
the Ministry of Commerce and the State Administration of Foreign Exchange on Further
Improvements to Filing for Real Estate Investments of Foreign Investors (商務部、外匯局關
於進一步改進外商投資房地產備案工作的通知) which has simplified the administrative
procedures for foreign-invested real estate companies. According to the aforementioned
circular, the local departments shall approve the establishment and changes of foreign-invested
real estate enterprises in accordance with the laws and statutes concerning foreign investment,
and furnish information on real estate projects in the foreign investment information system of
the MOFCOM.
Qualification of a Real Estate Developer
Under the Development Regulations, a real estate developer must file its establishment to
competent department of real estate development of the place where the registration authority
is located within 30 days from the date of obtaining the business license. The real estate
development authorities shall examine applications for classification of a real estate
developer’s qualification by considering its assets, professional personnel and industrial
achievements. A real estate enterprise shall only engage in real estate development projects in
compliance with its approved qualification.
Under the Provisions on Administration of Qualifications of Real Estate Development
Enterprises (房地產開發企業資質管理規定) (the “Provisions on Administration of
Qualifications”) promulgated by the Ministry of Construction and implemented on March 29,
2000 and amended on May 4, 2015 and December 22, 2018, a real estate developer shall apply
for registration of its qualifications. An enterprise may not engage in the development and sale
of real estate without a qualification classification certificate for real estate development.
The Provisional Qualification Certificate is effective for 1 year from its issuance while
the real estate development authority may extend the validity to a period of no longer than 2
years considering the actual business situation of the enterprise. The real estate developer shall
apply for qualification classification by the real estate development authority within 1 month
before the expiry of the Provisional Qualification Certificate.
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REGULATION ON LAND AND THE DEVELOPMENT OF REAL ESTATE PROJECTS
Land Grants
On April 12, 1988, the National People’s Congress of China (the “NPC”) passed an
amendment to the Constitution of the PRC (中華人民共和國憲法). The amendment allowed the
transfer of land use rights for value to prepare for reforms of the legal regime governing the
use of land and transfer of land use rights. On December 29, 1988, the SCNPC also amended
the Land Administration Law of the PRC (中華人民共和國土地管理法) to permit the transfer
of land use rights for value.
Under the Provisional Regulations of the People’s Republic of China on Grant and
Transfer of the Land-Use Rights of State-Owned Urban Land (中華人民共和國城鎮國有土地
使用權出讓和轉讓暫行條例) (the “Provisional Regulations on Grant and Transfer”)
promulgated by the State Council on May 19, 1990, a system of grant and transfer of the right
to use State-owned land is adopted. A land user shall pay land premium to the State as
consideration for the grant of the right to use a land site within a certain term, and the land user
may transfer, lease out, mortgage or otherwise commercially exploit the land use rights within
the term of use. Under the Provisional Regulations on Grant and Transfer and the Urban Real
Estate Law, the land administration authority under the local government of the relevant city
or county shall enter into an assignment contract with the land user to provide for the grant of
land-use rights. The land user shall pay the land premium as provided by the assignment
contract. After full payment of the land premium, the land user shall register with the land
administration authority and obtain a land-use rights certificate which evidences the
acquisition of land-use rights. The Development Regulations provide that the land-use right for
a land parcel intended for real estate development shall be obtained through grant except for
land-use rights which may be obtained through appropriation pursuant to PRC laws or the
stipulations of the State Council.
Under the Regulations on the Grant of State-Owned Land-Use Rights by Way of
Tendering, Auction and Listing-for-sale (招標拍賣掛牌出讓國有土地使用權規定) promulgated
by the Ministry of Land and Resources (中華人民共和國國土資源部) (the “MLR”) on May 9,
2002 and implemented on July 1, 2002 and revised on September 28, 2007 by Regulations on
the Grant of State-Owned Construction Land-Use Rights by Way of Tendering, Auction and
Listing-for-sale (招標拍賣掛牌出讓國有建設用地使用權規定) effective on November 1, 2007
(the “Land Grant Regulations”), land to be used for industrial, commercial, tourism,
entertainment or commodity residential purposes, or where there are two or more intended
users for the certain piece of land, shall be granted by way of competitive processes. A number
of measures are provided by the Land Grant Regulations to ensure such grant of land-use rights
for commercial purposes is conducted openly and fairly.
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On May 11, 2011, the MLR promulgated the Opinions on Upholding and Improving the
System for the Transfer of Land by Tendering, Auction and Listing-for-Sale (國土資源部關於
堅持和完善土地招標拍賣掛牌出讓制度的意見), which provides stipulations to improve
policies on the supply of land through public tendering, auction and listing-for-sale, and
strengthen the active role of land transfer policy in the control of the real estate market.
On June 11, 2003, the MLR promulgated the Regulations on the Grant of State-owned
Land Use Rights by Agreement (協議出讓國有土地使用權規定). According to this regulation,
if there is only one party interested in using the land, the land use rights (excluding
profit-oriented land for commercial use, tourism, entertainment and commodity residential
properties) may be assigned by way of agreement. If two or more parties are interested in the
land use rights to be assigned, such land use rights shall be granted by means of tendering,
auction and listing-for-sale.
According to the Standard for Terminology of Civil Architectural Design (民用建築設計
術語標準) (GB/T 50504-2009) promulgated by the MOHURD on May 13, 2009 and
implemented on December 1, 2009, the definition of villa is an independent low-rise house
with private garden.
According to the Circular on the Distribution of the Catalog for Restricted Land Use
Projects (2012 Edition) and the Catalog for Prohibited Land Use Project (2012 Edition) (關於
印發<限制用地項目目錄(2012年本)>和<禁止用地項目目錄(2012年本)>的通知) promulgated
by the MLR and the NDRC on May 23, 2012, the granted area of the residential housing
projects should not exceed (i) seven hectares for small cities and towns, (ii) 14 hectares for
medium-sized cities, or (iii) and 20 hectares for large cities and plot ratio which is not lower
than 1.0.
The Measures on the Administration of Reserved Land (土地儲備管理辦法), promulgated
by MLR, Ministry of Finance (the “MOF”), the PBOC and the China Banking Regulatory
Commission (the “CBRC”) on January 3, 2018, define “reserved land” and stipulate the
administrative, regulatory and implementing procedures involved with the planning, standard,
development, management and protect, supply and capital expenditure of reserved land.
Development of a Real Estate Project
Commencement of real estate project and regulations with respect to idle land
Under the Urban Real Estate Law, those who have been granted the land use rights must
develop the land in accordance with the use and construction period as prescribed by the land
use rights grant contract. Pursuant to the Measures on Disposal of Idle Land (閒置土地處置辦
法) promulgated by the MLR on April 28, 1999, amended on June 1, 2012 and implemented
on July 1, 2012, the land can be defined as idle land under any of the following circumstances:
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(1) development and construction of the state-owned idle land is not commenced after
one year of the prescribed time limit in the land use rights grant contract or
allocation decision; or
(2) the development and construction of the state-owned idle land has been commenced
but the area of the development and construction that has been commenced is less
than one-third of the total area to be developed and constructed or the invested
amount is less than 25% of the total amount of investment, and the development and
construction have been continuously suspended for one year or more without an
approval.
Where the delay of commencement of development is caused by the government’s
behavior or due to the force majeure of natural disasters, the land administrative authorities
shall discuss with the holder of state-owned construction land use rights and choose the
methods for disposal in accordance with the Measures on Disposal of Idle Land.
The Notice on Strengthening the Disposing of Idle Land (關於加大閒置土地處置力度的
通知) issued by the MLR on September 8, 2007 emphasized that the disposal of idle land shall
be sped up. The land regulatory authority may impose an idle land penalty of up to 20% of the
land premium; the land regulatory authority shall reclaim the idle land without compensation
as required by the relevant regulations. For land that becomes idle as a result of illegal
approval, such land shall be reclaimed before the end of 2007.
Planning of a real estate project
Under the Regulation on Planning Administration regarding Granting and Transfer of
State-Owned Land Use Rights in Urban Area (城市國有土地使用權出讓轉讓規劃管理辦法)
promulgated by the Ministry of Construction in December 1992 and amended in January 2011,
a real estate developer shall apply for a construction land planning permit (建設用地規劃許可
證) from the municipal planning authority. The SCNPC promulgated the Urban and Rural
Planning Law of PRC (中華人民共和國城鄉規劃法) on October 28, 2007, and amended on
April 24, 2015 and April 23, 2019, pursuant to which, a construction work planning permit (建
設工程規劃許可證) must be obtained from relevant urban and rural planning government
authorities for building any structure, fixture, road, pipeline or other engineering project within
an urban or rural planning area.
Construction work commencement permit
After obtaining the construction work planning permit, a real estate developer shall apply
for a construction work commencement permit (建築工程施工許可證) from the construction
authority under the local people’s government at the county level or above in accordance with
the Measures for the Administration of Construction Permit for Construction Projects (建築工
程施工許可管理辦法) promulgated by MOHURD on June 25, 2014, implemented on October
25, 2014 and newly amended on September 19, 2018.
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Inspection upon completion of real estate project
The Regulation on Quality Management of Construction Projects (《建設工程質量管理條
例》) was promulgated and implemented on 30 January 2000, and amended on 7 October 2017
and 23 April 2019. All construction projects in the PRC, including the establishment,
expansion, improvement, demolition and other related activities, and the supervision and
management of the quality of construction projects shall abide by such regulation. Under this
regulation, construction projects shall include all civil engineering projects, construction
works, installation of wires, pipes and equipment, and renovation works. All constructors,
surveyors, designers, contractors and supervisors of the projects shall be responsible for the
quality of the construction projects according to the laws.
In accordance with the Development Regulations, the Administrative Measures for Filing
Regarding Completion and Acceptance of Buildings and Municipal Infrastructure Projects (房
屋建築和市政基礎設施工程竣工驗收備案管理辦法) promulgated by MOHURD on April 7,
2000 and amended on October 19, 2009 and the Rules for Completion and Acceptance of
Buildings and Municipal Infrastructure Projects (房屋建築和市政基礎設施工程竣工驗收規定)
promulgated by MOHURD implemented on December 2, 2013, after the completion of
construction of a project, the real estate development enterprise must undergo inspection and
receive relevant approvals from local authorities including planning bureaus, fire safety
authorities and environmental protection authorities.
REGULATIONS ON REAL ESTATE TRANSFER AND SALE
Sale of Commodity Buildings
Under the Regulatory Measures on the Sale of Commodity Buildings (商品房銷售管理辦
法) (the “Regulatory Measures”) promulgated by the Ministry of Construction on April 4, 2001
and implemented on June 1, 2001, sale of commodity buildings can include both pre-
completion sales (pre-sale) and post-completion sales.
Permit of Pre-sale of Commodity Buildings
According to the Measures for Administration of Pre-sale of Commodity Buildings (城市
商品房預售管理辦法) (the “Pre-sale Measures”) promulgated by the Ministry of Construction
on November 15, 1994 and amended on August 15, 2001 and July 20, 2004 respectively, any
pre-sale of commodity buildings is subject to specified procedures. If a real estate development
enterprise intends to sell commodity buildings in advance, it shall apply to the real estate
administrative authority to obtain a pre-sales permit.
According to the Pre-sale Measures, any real estate development enterprise shall submit
the following certificates (photocopies) and materials for applying pre-sales permit:
(1) An application for pre-sale of commodity buildings;
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(2) The business license and qualification certificate of the real estate development
enterprise;
(3) The land use rights certificate, construction planning permit and construction
commencement permit;
(4) A certification proves that the ratio between the construction fund and the total
investment of the construction project meets the prescribed conditions;
(5) The project construction agreement and the explanations of the construction
progress; and
(6) The plan on pre-sale of commodity buildings.
Under the Pre-sale Measures and the Urban Real Estate Law, the pre-sale proceeds of
commodity buildings may only be used to fund the property development costs of the relevant
projects.
Conditions of the Sale of Post-Completion Commodity Buildings
Under the Regulatory Measures, commodity buildings may be put to post-completion sale
only when the following preconditions have been satisfied:
(1) the real estate development enterprise shall have a business license and a
qualification certificate of a real estate developer;
(2) the enterprise shall obtain a land use rights certificate or other approval documents
for land use;
(3) the enterprise shall have the construction work planning permit and construction
work commencement permit;
(4) the building shall have been completed, inspected and accepted as qualified;
(5) the relocation of the original residents shall have been well completed;
(6) the supplementary essential facilities for supplying water, electricity, heating, gas,
communication, etc. shall have been made ready for use, and other supplementary
essential facilities and public facilities shall have been made ready for use, or the
schedule of construction and delivery date shall have been specified; and
(7) the real property management plan shall have been completed.
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Before the post-completion sale of a commodity building, a real estate developer shall
submit the Real Estate Development Project Manual and other documents evidencing the
satisfaction of preconditions for post-completion sale to the real estate development authority.
According to the Regulations on Requisition of and Compensation for Buildings on
State-owned Land (國有土地上房屋徵收與補償條例) promulgated and implemented on
January 21, 2011 by the State Council, the building requisition authorities determined by
municipal and county levels governments shall organize implementation of requisition of
buildings and compensation within their administrative regions.
Notices on Accelerating a Stable and Healthy Development in the Real Estate Market
On January 7, 2010, the General Office of the State Council issued the Notice on
Accelerating a Stable and Healthy Development in the Real Estate Market (關於促進房地產市
場平穩健康發展的通知), which stipulates:
(1) Increase the effective supply of security housing and common commercial housing;
(2) Reasonably steer housing consumption and suppress speculative house purchasing
demand;
(3) Strengthen risk prevention and market supervision; and
(4) Quicken the security comfort housing project construction.
According to the Guiding Opinions on Construction and Administration of Comfort
Housing Project (關於保障性安居工程建設和管理的指導意見) promulgated by the General
Office of the State Council on September 28, 2011, the comfort housing project includes public
rental housing, affordable housing, price-restricted commodity housing, renovation of
shantytowns and renovation of rural dilapidated housing.
On April 17, 2010, the State Council issued the Notice on Restraining Resolutely the
Soaring of Housing Prices in Some Cities (關於堅決遏制部分城市房價過快上漲的通知),
which requires that:
(1) Each district and each department practically implement their duty to stabilize
property prices and residential housing guarantees; and
(2) Unreasonable housing demands should be strictly restricted and stricter
differentiating credit policies should be implemented.
The Provisions on Sales of Commodity Properties at Clearly Marked Price (商品房銷售
明碼標價規定) was promulgated by the NDRC on March 16, 2011 and became effective on
May 1, 2011. According to such provisions, any real estate developer or real estate agency
(collectively, “real estate operators”) is required to mark the selling price explicitly and clearly
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for both newly-build and second-hand commodity properties. The provisions require real estate
operators to clearly indicate the prices and relevant fees of commodity properties, as well as
other factors affecting the prices of commodity properties to the public. With respect to the real
estate development projects that have received property pre-sale permit or have completed the
filing procedures for the sales of constructed properties, real estate operators shall announce
all the commodity properties available for sales on at once within the specified time limit.
Furthermore, with regard to a property that has been sold out, real estate operators are obliged
to disclose this information and to disclose the actual transaction price. Real estate operators
cannot sell commodity properties beyond the explicit marked price or charge any other fees not
explicitly marked. Moreover, real estate operators may neither mislead properties purchasers
with false or irregular price marking, nor engage in price fraud by using false or misleading
price marking methods.
On February 26, 2013, the General Office of the State Council issued the Notice on
Further Improving Regulation of the Real Estate Market (關於繼續做好房地產市場調控工作的
通知) which requires, among other restrictive measures:
(1) Firmly restraining purchases of residential housing for investment and speculation
purposes. Non-local residents who possess one or more residential properties and
fail to provide one-year or longer tax payment certificates or social insurance
payment certificates are to be barred from purchasing any residential properties
located in the administrative area. For cities where housing prices are increasing at
an excessively high rate, local branches of the PBOC may further raise the
down-payment rate and mortgage interest rate for the purchase of a second
residential property. In addition, the state will strictly enforce a 20% individual
income tax on home sale profits; and
(2) Expanding ordinary commodity housing units and increasing the supply of land. The
overall housing land supply in 2013 shall not be lower than the average actual land
supply in the past five years.
On September 24, 2015, PBOC and CBRC jointly issued the Notice of the People’s Bank
of China and the China Banking Regulatory Commission on Further Improving the Relevant
Issues concerning the Differential Housing Credit Policy (中國人民銀行、中國銀行業監督管
理委員會關於進一步完善差別化住房信貸政策有關問題的通知), which provides that in cities
where “property purchase control measures” are not implemented the minimum down payment
ratio of a personal housing commercial loan obtained by a household to finance the purchase
of the first ordinary residential property is adjusted to 25%.
According to the Notice on Certain Matters Concerning Individual Housing Loan Policies
(關於個人住房貸款政策有關問題的通知), promulgated by PBOC, MOHURD and CBRC on
March 30, 2015 and effective on the same date, and the Notice on Adjusting the Business Tax
Policies Concerning Transfer of Individual Housing (關於調整個人住房轉讓營業稅政策的通
知) promulgated by MOF and SAT on March 30, 2015 and effective on March 31, 2015, where
a household, which has already owned a home and has not paid off the relevant housing loan,
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REGULATORY OVERVIEW
applies for another commercial personal housing loan to purchase another ordinary housing
property for the purpose of improving living conditions, the minimum down payment is
adjusted to 40%. The actual down payment ratio and loan interest rate should be determined
by the banking financial institution concerned based on the borrower’s credit record and
financial condition.
For working households that have contributed to the housing provident fund, when they
use the housing provident fund loans to purchase an ordinary residential house as their first
house, the minimum down payment shall be 20% of the house price; for working households
that have contributed to the housing provident fund and that have already owned a home and
have paid off the corresponding home loans, when they apply for the housing provident fund
loans for the purchase of an ordinary residential house as their second property to improve their
housing conditions, the minimum down payment shall be 30% of the property price. In
addition, where an individual sells a property purchased within two years, business tax shall
be levied on the full amount of the sales income; where an individual sells a non-ordinary
property that was purchased more than two years ago, business tax shall be levied on the
difference between the sales income and the original purchase price of the house; the sale of
an ordinary residential property purchased by an individual more than two years ago is not
subject to such business tax.
On February 1, 2016, PBOC and CBRC jointly issued The Notice on Adjustments in
Respect of Certain Matters Concerning Individual Housing Loans Policies (關於調整個人住房
貸款政策有關問題的通知) which provides that in cities where property purchase control
measures are not being implemented, the minimum down payment ratio for a personal housing
commercial loan obtained by a household for purchasing its first ordinary residential property
is, in principle, 25% of the property price, which can be adjusted downward by 5% by local
authorities. For existing residential property household owners which have not fully repaid the
previous loan and are obtaining further personal housing commercial loan to purchase an
additional ordinary residential property for the purpose of improving living conditions, the
minimum down payment ratio shall be not less than 30% which is lower than the previous
requirement of not less than 40%.
Notice on Adjusting the Preferential Policies on Deed Tax and Business Tax During Real
Estate Transactions (關於調整房地產交易環節契稅、營業稅優惠政策的通知) was jointly
promulgated by MOF, SAT and MOHURD on February 17, 2016 and implemented on February
22, 2016. The business tax policy subject to the notice are as follows: when an individual sells
his/her house to an external party within the two-year period from the purchase, he/she shall
pay the full amount of business tax; when an individual sells his/her house to an external party
after two years (including the second anniversary) from the purchase, he/she is exempted from
paying business tax.
In accordance with the Circular of the MOHURD and the MLR on Strengthening
the Administration and Regulation of Recent Housing and Land Supply (住房城鄉建設部、國
土資源部關於加強近期住房及用地供應管理和調控有關工作的通知), promulgated and
implemented on April 1, 2017 by the MOHURD and the MLR, in cities that have prominent
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REGULATORY OVERVIEW
contradictions between housing supply and demand or that face overheating markets, the
supply of residential land, in particular those lands for ordinary commercial houses, shall be
increased reasonably. In cities with heavy workloads of destock housing inventory, the supply
of residential land shall be reduced or even suspended. All the local authorities shall build an
inspection system to ensure that the real estate developers are using their own legal funds to
purchase land.
Mortgage on Real Estate
Under the Urban Real Estate Law, the Guarantee Law of the People’s Republic of China
(中華人民共和國擔保法) promulgated by the SCNPC on June 30, 1995 and implemented on
October 1, 1995, and the Measures on the Administration of Mortgages of Real Estate in Urban
Areas (城市房地產抵押管理辦法) issued by the Ministry of Construction on May 9, 1997,
effective on June 1, 1997 and amended on August 15, 2001, when a mortgage is created on a
building legally obtained, a mortgage shall be simultaneously created on the land use rights of
the land on which the building is situated. When the land use rights of State-owned land
acquired through means of grant are being mortgaged, the buildings on the land shall also be
mortgaged at the same time. The land use rights of town and village enterprises cannot be
solely mortgaged. When buildings owned by town and village enterprises are mortgaged, the
land use rights occupied by the buildings shall also be mortgaged at the same time. The
mortgager and the mortgagee shall sign a mortgage contract in writing.
Lease of Buildings
Pursuant to the Administrative Measures for Commodity Housing Leasing (商品房屋租賃
管理辦法) promulgated on December 1, 2010 and effective as of February 1, 2011, the parties
to a real estate lease shall apply for lease registration with the competent construction (real
estate) departments of the municipalities directly under the Central Government, cities and
counties where the housing is located within 30 days after the lease contract is signed. There
will be a fine below RMB1,000 on individuals who fail to make corrections within the
specified time limit, and a fine between RMB1,000 and RMB10,000 on enterprises when fail
to make corrections within the specified time limit.
New Property Law
On March 16, 2007, the 5th Session of the 10th NPC adopted the Property Rights Law
of the People’s Republic of China (中華人民共和國物權法) (the “New Property Law”), which
took effect on October 1, 2007.
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There are various clauses in the New Property Law to strengthen the protection on the
rights of the house owners:
(1) Article 89 of the New Property Law requests that “the construction of a building
shall not violate the relevant provisions of the State on project construction, nor
obstruct the air circulation, sunlight or daylight of any neighboring building”, which
protects house owners’ right to enjoy sunlight and prevents house developers from
illegal constructions; and
(2) Article 81 of the New Property Law grants house owners the right to manage by
themselves the building and its ancillary facilities and replace the property
management company or any other manager engaged by the house developer. This
clause reinforces the independent rights of house owners to manage their own
community.
The New Property Law further widens the scope of assets that can be mortgaged, allowing
for any asset associated with property rights to be mortgaged as collateral unless a specific
prohibition under another law or regulation applies.
Real Estate Registration
The Interim Regulations on Real Estate Registration (不動產登記暫行條例) promulgated
by the State Council on November 24, 2014, enforced on March 1, 2015 and newly amended
on March 24, 2019, and the Implementation Rules of the Interim Regulations on Real Estate
Registration (不動產登記暫行條例實施細則) promulgated by the MLR on January 1, 2016 and
newly amended on July 16, 2019, provide that, among other things, the State implements a
uniform real estate registration system and the registration of real estate shall be strictly
managed and shall be carried out in a stable and continuous manner that provides convenience
for people.
REGULATIONS ON REAL ESTATE FINANCING
Financing Real Estate Development and Acquisition
Pursuant to the Guidance on Risk Management of Real Estate Loans of Commercial
Banks (商業銀行房地產貸款風險管理指引) issued by the CBRC on August 30, 2004, any real
estate developer applying for real estate development loans shall have at least 35 percent of
capital required for the development.
On July 29, 2008, PBOC and CBRC jointly issued the Notice on Promoting Economical
and Intensive Use of Land through Finance (關於金融促進節約集約用地的通知). Banks shall
provide financial support preferentially to the projects with economical and intensive use of
land, such as the development of low-rent housing, economically affordable housing,
price-capped housing and small to medium-sized ordinary commercial housing with a total
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GFA of less than 90 sq.m.. The banks are prohibited from granting loans to the property
developers for payment of land premium. This notice emphasizes tightening the policy
requirements and management of loans to certain projects, including:
(1) the management of loans for construction projects. The banks are prohibited from
providing loans to (a) the projects which do not meet the relevant planning and
control requirements, (b) the projects which have illegal land use and (c) the projects
for which the relevant land falls into the catalog of banned land use projects. Where
a loan has already been granted to such a project, it must be gradually recovered
provided that necessary protection measures have been taken. A financial institution
must exercise caution in granting a loan to the projects which falls into the catalog
of restricted land use projects;
(2) the examination of loans for municipal infrastructures and industrial land use
projects;
(3) the management of loans for rural collective construction land use projects. The
banks are prohibited from providing loans to the commercial projects which use
rural collective land; and
(4) the management of credit for commercial property development projects.
With respect to loans provided for land reservation in the form of mortgage, a land use
rights certificate must be obtained. In addition, the maximum mortgage ratio must not exceed
70% of the appraised value of the underlying collateral and, in principle, the term of loan must
not exceed two years. When the relevant land and resource authority confirms that an enterprise
has developed less than 1/3 of the site area of land or has invested less than 1/4 of the total
investment for the project or hasn’t commenced the project after one year from the date of
construction commencement as stipulated in the land grant contract, the banks must exercise
caution in granting loans to the enterprise and strictly control extended loans or rolling credits
to it. The banks restricts granting loans to the real estate developer whose land has been idle
for more than two years.
Trust Financing
On March 1, 2007, The Measures for Administration of Trust Companies (信託公司管理
辦法), which was promulgated by the CBRC on January 23, 2007, came into effect. For the
purposes of these measures, “Trust Financing Company” shall mean any financial institution
established pursuant to the PRC Company Law and these Measures, and that primarily engages
in trust activities.
From October 2008 to November 2010, the CBRC issued several regulatory notices in
relation to real estate activities conducted by Trust Financing Companies, including a Circular
on Relevant Matters Regarding Strengthening the Supervision of the Real Estate and Securities
Businesses of Trust Companies (關於加強信託公司房地產、證券業務監管有關問題的通知),
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promulgated by the CBRC on October 28, 2008 and effective beginning the same date,
pursuant to which Trust Financing Companies are restricted from providing trust loans, in form
or in nature, to property projects that have not obtained the requisite land use rights certificates,
construction land planning permits, construction work planning permits and construction work
commencement permits and the property, projects of which less than 35% of the total
investment is funded by the property developers’ own capital (the 35% requirement was
changed to 20% for affordable housing and ordinary commodity apartments, and to 30% for
other property projects as provided by the Notice on Adjusting the Capital Ratio of Fixed
Assets Investment Projects).
Housing Loans to Individual Buyers
On April 17, 2010, the State Council issued the Notice on Strictly Restraining the
Excessive Growth of the Property Prices in Some Cities (關於堅決遏制部分城市房價過快上漲
的通知), pursuant to which, a stricter differential housing credit policy shall be enforced. It
provides that, among other things, (a) for a family member who is a first-time home buyer
(including the debtors, their spouses and their juvenile children, similarly hereinafter) of the
apartment with gross floor area more than 90 sq.m., a minimum 30% down payment shall be
paid; (b) for a family who applies loans for its second house, the down payment requirement
is raised to at least 50% from 40% and also provides that the applicable mortgage rate must be
at least 1.1 times of that of the corresponding benchmark interest rate over the same
corresponding period published by the PBOC; and (c) for those who purchase three or more
houses, even higher requirements on both down payments and interest rates shall be levied. In
addition, the banks may suspend housing loans to third or more home buyers in places where
house prices are excessively high, rise excessively rapidly and housing supply is insufficient.
The Notice on Certain Matters Concerning Individual Housing Loan Policies (關於個人
住房貸款政策有關問題的通知) promulgated by PBOC, MOHURD and CBRC on March 30,
2015 and implemented on the same date provides that where a household, which has already
owned a house and has not paid off the relevant housing loan, applies for another commercial
personal housing loan to purchase another ordinary housing property for the purpose of
improving living conditions, the minimum down payment is adjusted to 40% of the property
price. The actual down payment ratio and loan interest rate should be determined by the
banking financial institution concerned based on the borrower’s credit record and financial
condition. For working households that have contributed to the housing provident fund, when
they use the housing provident fund loans to purchase an ordinary residential house as their
first home, the minimum down payment shall be 20% of the house price; for working
households that have contributed to the housing provident fund and that have already owned
a home and have paid off the corresponding home loans, when they apply for the housing
provident fund loans for the purchase of an ordinary residential house as their second property
to improve their housing conditions, the minimum down payment shall be 30% of the property
price.
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The Notice on Further Improving Differentiated Housing Credit Lending Policies (關於
進一步完善差別化住房信貸政策有關問題的通知) issued by the PBOC and the CBRC on
September 24, 2015, provides that in cities that control measures on property purchase are not
imposed, where a household applies for the commercial personal housing loan to purchase its
first ordinary housing property, the minimum down payment shall be adjusted to 25% of the
house price. The minimum down payment ratio for the commercial personal housing loan of
each city will be independently determined by each provincial pricing self-disciplinary
mechanism of market interest based on the actual situation of each city under the guidance of
the PBOC and the CBRC local office.
The Notice on Adjustments in Respect of Certain Matters Concerning Individual Housing
Loan Policies (關於調整個人住房貸款政策有關問題的通知), promulgated by the PBOC and
the CBRC on February 1, 2016, provides that in the cities that control measures on property
purchase are not imposed, where a household applies for the commercial personal housing loan
to purchase its first ordinary housing property, the minimum down payment, in principle, shall
be 25% of the property price and each city could adjust such ratio downwards by 5%; and
where a household which has already owned a house and has not paid off the relevant housing
loan, applies for another commercial personal housing loan to purchase another ordinary
housing property for the purpose of improving living conditions, the minimum down payment
is adjusted to 30% of the property price. In the cities that control measures on property
purchase are imposed, the individual housing loan policies shall be adopted in accordance with
the original regulations, and the actual down payment ratio and loan interest rate shall be
determined reasonably by the banking financial institutions based on the requirements of
minimum down payment ratio determined by provincial pricing self-disciplinary mechanism of
market interest, the loan-issuance policies and the risk control for commercial personal housing
loan adopted by such banking financial institutions and other factors such as the borrower’s
credit record and capacity of repayment.
The Notice of Taxation on Overall Implementation of the Pilot Program of Replacing
Business Tax with Value-added Tax (關於全面推開營業稅改徵增值稅試點的通知),
promulgated by the MOF and State Administration of Taxation on March 23, 2016 and
implemented on May 1, 2016, provides that upon approval by the State Council, the pilot
program of replacing business tax with value-added tax shall be implemented nationwide
effective from May 1, 2016 and all business tax payers in construction industry, real estate
industry, finance industry and consumer service industry, etc. shall be included in the scope of
the pilot program and pay value-added tax instead of business tax. According to the appendix
of this notice (銷售服務、無形資產、不動產註釋), entities and individuals engaging in the
sale of services, intangible assets or real property within the territory of the People’s Republic
of China shall be the taxpayers of value-added tax (“VAT”) and shall, instead of business tax,
pay VAT in accordance with Measures for Implementation of the Pilot Program of Replacing
Business Tax with Value-added Tax (營業稅改徵增值稅試點實施辦法). The sale of real
property and the secondhand housing transaction shall adopt this notice.
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REGULATIONS ON FIRE PREVENTION MANAGEMENT
According to the Fire Prevention Law of the People’s Republic of China (中華人民共和
國消防法) promulgated by the SCNPC on April 29, 1998 and implemented on September 1,
1998, later amended on October 28, 2008 and implemented on May 1, 2009, and newly
amended on April 23, 2019, fire prevention facilities design and works for construction
projects shall conform to state’s fire prevention technical standards for engineering
construction.
Pursuant to Supervision and Administration of Fire Prevention of Construction Projects
(建設工程消防監督管理規定) promulgated by the Ministry of Public Security of the People’s
Republic of China (中華人民共和國公安部) on April 30, 2009, implemented on May 1, 2009
and later amended on July 17, 2012 and implemented on November 1, 2012, shall apply to the
fire prevention supervision and administration of new construction, expansion, reconstruction
(including indoor and outdoor improvement, thermal insulation in buildings and modification
of uses)and other construction projects. This provision also specify the procedure and standard
for review of fire facilities design and acceptance of fire prevention facilities.
REGULATIONS ON CIVIL AIR DEFENSE PROPERTY
Pursuant to the PRC Law on National Defense (中華人民共和國國防法) promulgated by
the SCNPC on March 14, 1997, as amended on August 27, 2009, national defense assets are
owned by the State. Pursuant to the PRC Law on Civil Air Defense (中華人民共和國人民防空
法), or the Civil Air Defense Law, promulgated by the SCNPC on October 29, 1996, as
amended on August 27, 2009, civil air defense is an integral part of national defense. The Civil
Air Defense Law encourages the public to invest in construction of civil air defense property
and investors in civil air defense are permitted to use (including lease), manage the civil air
defense property in time of peace and profit therefrom. However, such use may not impair their
functions as air defense property. The design, construction and quality of the civil air defense
properties must conform to the protection and quality standards established by the State. On
November 1, 2001, the National Civil Air Defense Office issued the Administrative Measures
for Developing and Using the Civil Air Defense Works at Ordinary Times (人民防空工程平時
開發利用管理辦法) and the Administrative Measures for Maintaining the Civil Air Defense
Works (人民防空工程維護管理辦法), which specify how to use, manage and maintain the civil
air defense property.
REGULATIONS ON ENVIRONMENTAL PROTECTION
The laws and regulations governing the environmental requirements for real estate
development in the PRC include the Environmental Protection Law of the People’s Republic
of China (中華人民共和國環境保護法), the Prevention and Control of Noise Pollution Law of
the People’s Republic of China (中華人民共和國環境噪聲污染防治法), the Environmental
Impact Assessment Law of Peoples Republic of China (中華人民共和國環境影響評價法) the
Administrative Regulations on Environmental Protection of Construction Projects (2017
revision) (建設項目環境保護管理條例)(2017年修訂) and the Administrative Regulations on
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REGULATORY OVERVIEW
Environmental Protection for Acceptance Examination Upon Completion of Buildings (建設項
目竣工環境保護驗收管理辦法). Pursuant to these laws and regulations, depending on the
impact of the project on the environment, an environmental impact study report, an
environmental impact analysis table or an environmental impact registration form shall be
submitted by a developer before the relevant authorities will grant approval for the
commencement of construction of the property development. In addition, upon completion of
the property development, the relevant environmental authorities will also inspect the property
to ensure compliance with the applicable environmental standards and regulations before the
property can be delivered to the purchasers.
REGULATIONS ON LABOR AND SOCIAL SECURITY
On June 29, 2007, the PRC government promulgated the PRC Labor Contract Law (中華
人民共和國勞動合同法), which became effective on January 1, 2008, amended on December
28, 2012 and became effective on July 1, 2013. Pursuant to the PRC Labor Contract Law and
the PRC Labor Law (中華人民共和國勞動法), which became effective on January 1, 1995,
amended on August 27, 2009 and newly amended on December 29, 2018, (a) employers must
execute written labor contracts with full-time employees, (b) employers are prohibited from
forcing employees to work overtime unless they pay overtime payment to the employees and
the hours worked beyond the standard working hours are within the statutory limits, (c)
employers are required to pay salaries to employees on time and the salaries paid to employees
shall not be lower than the local minimum salary standard, and (d) employers shall establish
its work safety and sanitation system, and provide employees with workplace safety training.
In addition, in accordance with the relevant laws and regulations on social security, employers
in the PRC are required to make contributions to various social insurances (including medical,
pension, unemployment, work-related injury and maternity insurance) and the housing fund on
behalf its employees.
Pursuant to the Social Insurance Law of the PRC (中華人民共和國社會保險法) (the “New
Social Insurance Law”) promulgated on October 28, 2010 by the SCNPC and implemented on
July 1, 2011, and amended on December 29, 2018, the Interim Regulations Concerning the
Collection and Payment of Social Insurance Premiums (社會保險費徵繳暫行條例)
promulgated and implemented on January 22, 1999 and amended on March 24, 2019 by the
State Council, the Interim Measures Concerning the Maternity Insurance of Employees of
Enterprises (企業職工生育保險試行辦法) promulgated on December 14, 1994 and
implemented on January 1, 1995 by former Ministry of Labor, the Regulation on the
Administration of Housing Provident Fund (住房公積金管理條例) promulgated and
implemented on April 3, 1999 and amended on March 24, 2002 and March 24, 2019 by the
State Council, the Regulation on Occupational Injury Insurances (工傷保險條例) promulgated
on April 27, 2003 by the State Council and implemented on January 1, 2004 and amended on
December 20, 2010 by the State Council, and regulations on pension insurance, medical
insurance and unemployment insurance in the provincial and municipal level, the employer
shall pay pension insurance fund, basic medical insurance fund, unemployment insurance fund,
occupational injury insurance fund, maternity insurance fund and housing fund for the
employees. After the New Social Insurance Law became effective, where an employer fails to
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REGULATORY OVERVIEW
pay social insurance premiums on time or in full amount, it will be ordered by the collection
agency of social insurance premiums to pay or make up the deficit of premiums within a
prescribed time limit, and a daily late fee at the rate of 0.05% of the outstanding amount from
the due date will be imposed; and if it still fails to pay the premiums within the prescribed time
limit, a fine of 1 to 3 times the outstanding amount might be imposed by the relevant
administrative department.
REGULATIONS ON TAXATION
Income Tax
According to the Enterprise Income Tax Law of the People’s Republic of China (中華人
民共和國企業所得稅法)(“EIT Law”) enacted by the NPC on March 16, 2007, amended on
February 24, 2017 and newly amended on December 29, 2018, a unified income tax rate of
25% will be applied towards foreign investment and foreign enterprises which have set up
institutions or facilities in the PRC as well as PRC enterprises. Under the EIT Law, enterprises
established outside of China whose “de facto management bodies” are located in China are
considered “resident enterprises” and will generally be subject to the unified 25% enterprise
income tax rate as to their global income.
Furthermore, pursuant to the EIT Law and the Implementation Rules on the Enterprise
Income Tax (企業所得稅法實施條例) promulgated by the State Council on December 6, 2007
and effective on January 1, 2008, and amended on April 23, 2019, a withholding tax rate of
10% will be applicable to any dividend payable by foreign-invested enterprises to their
non-PRC enterprise investors. In addition, pursuant to the Arrangement between Mainland
China and Hong Kong for the Avoidance of Double Taxation and Prevention of Fiscal Evasion
with respect to Taxes on Income (內地和香港特別行政區關於對所得避免雙重徵稅和防止偷漏
稅的安排) signed on August 21, 2006 and applicable in Hong Kong to income derived in any
year of assessment commencing on or after April 1, 2007 and in mainland China to any year
commencing on or after January 1, 2007, a company incorporated in Hong Kong will be subject
to withholding income tax at a rate of 5% on dividends it receives from its PRC subsidiaries
if it holds a 25% or more of equity interest in each such PRC subsidiary at the time of the
distribution, or 10% if it holds less than a 25% equity interest in that subsidiary. According to
the Notice of the State Administration of Taxation, or SAT on issues regarding the
Administration of Dividend Provisions in Tax Treaties (國家稅務總局關於執行稅收協定股息
條款有關問題的通知), which was promulgated on February 20, 2009, recipients of dividends
paid by PRC enterprises must satisfy certain requirements in order to obtain a preferential
income tax rate pursuant to a tax treaty. One such requirement is that the taxpayer must be the
“beneficiary owner” of relevant dividends. In order for a corporate recipient of dividends paid
by a PRC enterprise to enjoy preferential tax treatment pursuant to a tax treaty, such recipient
must be the direct owner of a certain proportion of the share capital of the PRC enterprise at
all times during the 12 months preceding its receipt of the dividends. On August 27, 2015, SAT
issued the Announcement of the State Administration of Taxation on Promulgation of the
“Administrative Measures on Entitlement of Non-residents to Treatment under Tax Treaties”
(國家稅務總局關於發佈《非居民納稅人享受稅收協定待遇管理辦法》的公告), effective on
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November 1, 2015, and revised on June 15, 2018, which applies to entitlement to tax treaty
benefits by non-resident taxpayers incurring tax payment obligation in the PRC. According to
the Administrative Measures on Entitlement of Non-residents to Treatment under Tax Treaties,
non-resident taxpayers who make their own declaration shall make self-assessment regarding
whether they are entitled to tax treaty benefits and submit the relevant reports, statements and
materials stipulated in Article 7 of the Measures. Also, all levels of tax authorities shall,
through strengthening follow-up administration for non-resident taxpayers’ entitlement to tax
treaty benefits, implement tax treaties and international transport agreements accurately, and
prevent abuse of tax treaties and tax evasion and tax avoidance risks.
Value-added Tax
Pursuant to the Provisional Regulations on Value-added Tax of the PRC (中華人民共和
國增值稅暫行條例) promulgated on December 13, 1993 and last amended on November 19,
2017 and its implementation rules, all entities or individuals in the PRC engaging in the sale
of goods, the provision of processing services, repairs and replacement services, and the
importation of goods are required to pay value-added tax.
According to the Interim Administrative Measures on the Management of Levying and
Collection of Value-Added Tax on sale of Self-developed Real Estate Project by the Real Estate
Developers (房地產開發企業銷售自行開發的房地產項目增值稅徵收管理暫行辦法) issued on
March 31, 2016, implemented on May 1, 2016 and revised on June 15, 2018 by SAT, real estate
developer shall pay value-added tax for the sales of its self-developed real estate project.
Land Appreciation Tax
In accordance with the requirements of the Provisional Regulations of the PRC on Land
Appreciation Tax (中華人民共和國土地增值稅暫行條例) (the “Land Appreciation Tax
Provisional Regulations”) promulgated on December 13, 1993, implemented on January 1,
1994 and amended on January 8, 2011, and the Detailed Implementation Rules on the
Provisional Regulations of the PRC on Land Appreciation Tax (中華人民共和國土地增值稅暫
行條例實施細則) which were promulgated and implemented on January 27, 1995, land
appreciation tax is payable on the appreciation value derived from the transfer of land use
rights and buildings or other facilities on such land, after deducting the deductible items.
Deed Tax
Pursuant to the Interim Regulations of the People’s Republic of China on Deed Tax (中
華人民共和國契稅暫行條例) promulgated by the State Council on July 7, 1997 and
implemented on October 1, 1997, and amended on March 2, 2019, the transferee, whether an
individual or otherwise, of the title to a land site or building in the PRC shall be subject to the
payment of deed tax. The rate of deed tax is 3 percent to 5 percent. The governments of
provinces, autonomous regions and municipalities directly under the central government may,
within the aforesaid range, determine and report their effective tax rates to the MOF and the
SAT for record.
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The Notice of the MOF, the SAT and the MOHURD on Adjusting the Preferential Policies
on Deed Tax and Business Tax during Real Estate Transactions (財政部、國家稅務總局、住房
城鄉建設部關於調整房地產交易環節契稅、營業稅優惠政策的通知) promulgated on February
17, 2016 and effective on February 22, 2016 provides that:
(1) the purchase of a property by an individual as the only house for his/her family
(covering the purchaser and the spouse and minor children thereof) is subject to deed
tax at a reduced rate of 1% if the area of the house is 90 square meters or less, or
1.5% if the area is over 90 square meters; and
(2) the purchase of a second house by an individual for making house improvements for
his/her family is subject to deed tax at a reduced rate of 1% if the area of the house
is 90 square meters or less, or 2% if the area is over 90 square meters.
Urban Land Use Tax
Pursuant to the Provisional Regulations of the People’s Republic of China Governing
Land Use Tax in Urban Areas (中華人民共和國城鎮土地使用稅暫行條例) promulgated by the
State Council on September 27, 1988, implemented on November 1, 1988 and last amended on
March 2, 2019, land use tax in respect of urban land is levied according to the area of relevant
land.
Building Tax
In accordance with the PRC Provisional Regulations on Real Estate Tax (中華人民共和
國房產稅暫行條例) promulgated by the State Council on September 15, 1986 and amended on
January 8, 2011 and the PRC State Council Order 546 (中華人民共和國國務院令2008第546
號), for enterprises in PRC, no matter domestic or foreign-invested, the building tax is
calculated at the rate of 1.2% on the value of self-owned real estate or at the rate of 12% on
rental income derived from real estate.
REGULATIONS ON FOREIGN EXCHANGE REGISTRATION AND FOREIGN
CURRENCY EXCHANGE
Foreign Currency Exchange
Under the PRC Foreign Currency Administration Rules (中華人民共和國外匯管理條例)
promulgated in January 29, 1996 and revised in January 14, 1997 and August 5, 2008 and
various regulations issued by SAFE and other relevant PRC government authorities, RMB is
convertible into other currencies for the purpose of current account items, such as trade related
receipts and payments and the payment interest and dividend. The conversion of RMB into
other currencies and remittance of the converted foreign currency outside China for the
purpose of capital account items, such as direct equity investments, loans and repatriation of
investment, requires the prior approval from SAFE or its local office. Payments for
transactions that take place within China must be made in RMB. Unless otherwise approved,
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PRC companies may repatriate foreign currency payments received from abroad or retain the
same abroad. Foreign-invested enterprises may retain foreign exchange in accounts with
designated foreign exchange banks subject to a cap set by SAFE or its local office. Foreign
exchange proceeds under the current accounts may be either retained or sold to a financial
institution engaging in settlement and sale of foreign exchange pursuant to relevant rules and
regulations of the State. For foreign exchange proceeds under the capital accounts, approval
from SAFE is required for its retention or sale to a financial institution engaging in settlement
and sale of foreign exchange, except where such approval is not required under the rules and
regulations of the State.
Pursuant to the Circular on Relevant Issues concerning Foreign Exchange Administration
of Overseas Investment and Financing and Round-tripping Investments Conducted by
Domestic Residents through Overseas Special Purpose Vehicles (《關於境內居民通過特殊目
的公司境外投融資及返程投資外匯管理有關問題的通知》) (the “SAFE Circular No. 37”),
which was promulgated by SAFE and became effective on July 4, 2014, (a) a PRC resident
(“PRC Resident”) shall register with the local SAFE branch before he or she contributes assets
or equity interests in an overseas special purpose vehicle (“Overseas SPV”), that is directly
established or controlled by the PRC Resident for the purpose of conducting investment or
financing; and (b) following the initial registration, the PRC Resident is also required to
register with the local SAFE branch for any major change, in respect of the Overseas SPV,
including, among other things, a change of the Overseas SPV’s PRC Resident shareholder(s),
name of the Overseas SPV, term of operation, or any increase or reduction of the Overseas
SPV’s registered capital, share transfer or swap, and merger or division. Pursuant to SAFE
Circular No. 37, failure to comply with these registration procedures may result in
penalties.According to the Circular on Further Simplifying and Improving the Direct-
investment-related Foreign Exchange Administration Policies (關於進一步簡化和改進直接投
資外匯管理政策的通知) (the “Circular 13”) which was promulgated on February 13, 2015 and
became effective on June 1, 2015, the above mentioned registration will be handled directly by
the bank that has obtained the financial institution identification codes issued by the foreign
exchange regulatory authorities and has opened the capital account information system at the
foreign exchange regulatory authorities in the place where it is located and the foreign
exchange regulatory authorities shall perform indirect regulation over the direct investment-
related foreign exchange registration via banks.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
HISTORY AND DEVELOPMENT
Overview
We are a property developer in the PRC, focusing on the development of quality
residential properties in the Yangtze River Delta Region, the Greater Bay Region and the
Central and Western China Core Cities and Other Regions with High-Growth Potential.
The origins of our Company can be traced back to the establishment of Jiangxi Sinic
Properties in March 2010, when we acquired our first land parcel in Nanchang, Jiangxi
Province and subsequently developed it into our first residential property project, Nanchang
Dibo Wan (南昌帝泊灣). Since then, we have expanded our residential property development
business into different cities across the PRC and further established our “Sinic” brand of
properties. In addition to residential properties development, we commenced to engage in the
development, operation and management of commercial properties in 2013 and we hold a
portion of such commercial properties for further investment purpose. Prior to the
establishment of Jiangxi Sinic Properties in March 2010, Mr. Zhang, our chairman of the
Board, executive Director and one of our Controlling Shareholders, was working in a company
which provided construction services to property developers in the PRC for years, where he
had became familiar with and accumulated extensive experience in the property development
industry in the PRC. Having seen the great potential for growth in the PRC real estate industry,
Mr. Zhang entered into the property development industry to commence the development of
residential properties in Fengcheng City in Jiangxi Province of the PRC by setting up Jiangxi
Fengcheng Hilton Properties Co., Ltd. (江西省豐城市希爾頓置地有限公司) in August 2007.
For further information about Mr. Zhang, please refer to “Directors and Senior Management —
Board of Directors — Executive Directors” in this prospectus. Using the funds generated from
his prior business engagements, Mr. Zhang established Jiangxi Sinic Properties with other
business partners and became the sole beneficial owner of Jiangxi Sinic Properties in March
2014. For details, please refer to “— Our Corporate Development — Jiangxi Sinic Properties”
in this section.
As of July 31, 2019, we had a total of 110 property projects at various stages of
development, 55 of which were located in Jiangxi Province, 13 in Yangtze River Delta Region
and 20 in Greater Bay Region, and 22 in Central and Western China Core Cities and Other
Regions with High-Growth Potential.
Key Business Milestones
The following table sets out a summary of our Company’s key business development
milestones:
Year Milestone Event
2010 . . . • Jiangxi Sinic Properties was established and acquired our first land
parcel in Nanchang, Jiangxi Province.
2012 . . . • We developed our first residential property project, Nanchang Dibo Wan
(南昌帝泊灣), in Nanchang, Jiangxi Province.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Year Milestone Event
2013 . . . • We launched our three residential property series, namely, Yue (悅),
Yuan (園), and Wan (灣).
• We commenced to develop our first commercial property project,
Nanchang Sinic Center (南昌新力中心), in Nanchang, Jiangxi Province.
2016 . . . • Our Nanchang Sinic Center (南昌新力中心) received the 2015 Best
Office Building Award (2015年最佳寫字樓) from the National Real
Estate Commercial Association (全國房地產商會聯盟) and Jiangxi Real
Estate Association (江西省地產協會).
• We strategically expanded into Suzhou, Huizhou and Wuhan in the PRC
to solidify our presence in the Yangtze River Delta Region, the Greater
Bay Region, and the Central and Western China Core Cities and Other
Regions with High-Growth Potential, respectively.
2017 . . . • We relocated our corporate headquarters to Shanghai.
• We were recognized as one of “2017 China’s Top 100 Real Estate
Developers (2017中國房地產開發企業100強)” by China Real Estate
Industry Associate (中國房地產業務協會), Shanghai Yiju Real Estate
Research Institution (上海易居房地產研究院) and China Real Estate
Appraisal (中國房地產測評中心).
2018 . . . • We were recognized as one of the “2018 China’s Top 50 Real Estate
Developers (2018中國房地產開發企業50強)” by China Real Estate
Industry Association (中國房地產業協會), Shanghai Yiju Real Estate
Research Institution (上海易居房地產研究院) and China Real Estate
Appraisal (中國房地產測評中心).
• We received the “2018 China’s Top 100 Real Estate Developers –
Growth Top 10 (2018中國房地產百強企業–成長性Top 10)” and “China
Characteristic Properties Outstanding Operation Enterprises –
Ecological Properties (中國特色地產運營優秀企業–生態地產)” awards.
2019 . . . • We were ranked 31st among the top 100 property developers in the PRC
according to CREIS, and ranked 39th among the top 500 property
developers according to the China Real Estate Association in terms of
comprehensive property development ability.
• We were recognized as one of the “2019 China’s Top 50 Real Estate
Developers (2019中國房地產開發企業50強)” by China Real Estate
Industry Association (中國房地產業協會), Shanghai Yiju Real Estate
Research Institution (上海易居房地產研究院) and China Real Estate
Appraisal (中國房地產測評中心).
• We received the “2019 China’s Top 100 Real Estate Developers –
Growth Top 10 (2019中國房地產百強企業–成長性Top 10)” and “China
Characteristic Properties Outstanding Operation Enterprises –
Ecological Properties (中國特色地產運營優秀企業–生態地產)” awards.
– 147 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Our Corporate Development
As of the Latest Practicable Date, our Group had either established or acquired operating
subsidiaries in the PRC to carry out our business. The major corporate developments of
members of our Group which were material to the performance of our Group during the Track
Record Period are set out below:
Sinic Real Estate
Sinic Real Estate is the centralized management platform for our property development
projects. It was established as a limited liability company in the PRC on March 14, 2017 with
an initial registered capital of RMB200 million. As of the date of its establishment, Sinic Real
Estate was wholly owned by Sinic Technology. On September 19, 2017, the registered capital
of Sinic Real Estate was increased to RMB3 billion through a capital injection in the aggregate
amount of RMB2.8 billion by Sinic Technology.
On January 23, 2019, as part of the Reorganization, Sinic Technology transferred the
entire equity interest in Sinic Real Estate to Jiangxi Yuejing Industrial Co., Ltd. (江西悅璟實
業有限公司) (“Jiangxi Yuejing”), a limited liability company established in the PRC and
wholly owned by Sinic Technology. On January 31, 2019, as part of the Reorganization, Sinic
Management acquired the entire equity interest in Sinic Real Estate from Jiangxi Yuejing. For
details, please refer to “— Reorganization — Acquisition of our PRC holding company” in this
section.
Jiangxi Sinic Properties
Jiangxi Sinic Properties is the holding company for our project companies in Jiangxi
Province. Jiangxi Sinic Properties was established in the PRC on March 25, 2010 with an initial
registered capital of RMB100 million. As of the date of its establishment, Jiangxi Sinic
Properties was owned as to 35% by Jiangxi Shengkai Investment Co., Ltd. (江西省盛開投資
有限公司) (“Jiangxi Shengkai”) (an Independent Third Party), 33% by Mr. Zhang, 20% by Mr.
Wan Qi (萬奇) (an Independent Third Party) and 12% by Mr. Shen Linghua (沈令華) (“Mr.
Shen”) who held such interest in Jiangxi Sinic Properties on trust for Mr. Zhang in
consideration of the benefits that would be brought to our Group by Mr. Shen with his
extensive experience and network in the PRC real estate industry.
On August 18, 2010, Mr. Wan Qi transferred his 20% equity interest in Jiangxi Sinic
Properties to Jiangxi Shengkai (as to 5%), Mr. Zhang (as to 7%) and Mr. Shen (as to 8%, who
held such interest on trust for Mr. Zhang at the relevant time) at a total consideration of RMB20
million, which was determined after arm’s length negotiations with reference to the registered
capital of Jiangxi Sinic Properties at the time of such transfers. Upon completion of such
transfers, Jiangxi Sinic Properties became owned as to 40% by Jiangxi Shengkai, 40% by Mr.
Zhang and 20% by Mr. Shen, who held such interest on trust for Mr. Zhang.
– 148 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
On March 27, 2014, Jiangxi Shengkai transferred its 40% equity interest in Jiangxi Sinic
Properties to Mr. Zhang at a consideration of RMB40 million, which was determined after
arm’s length negotiations with reference to the registered capital of Jiangxi Sinic Properties at
the time of such transfer. Upon completion of such transfer, Jiangxi Sinic Properties became
owned as to 80% by Mr. Zhang and 20% by Mr. Shen, who held such interest on trust for Mr.
Zhang.
With a view to facilitating the financing activities of Jiangxi Sinic Properties, on August
26, 2016, Jiangxi Sinic Properties undertook an internal restructuring, pursuant to which Mr.
Zhang and Mr. Shen (at the instruction and direction of Mr. Zhang) transferred their respective
equity interests in Jiangxi Sinic Properties to Sinic Technology (as to 80%) and Jiangxi Tongze
Industrial Co., Ltd. (江西通澤實業有限公司) (“Jiangxi Tongze”) (as to 20% who held such
interest on trust for Mr. Zhang) at a consideration of RMB80 million and nil consideration,
respectively. Such consideration in respect of the transfer of 80% equity interest was
determined with reference to the then registered capital of Jiangxi Sinic Properties. On August
26, 2016, the registered capital of Jiangxi Sinic Properties was increased to RMB2.5 billion
through a capital injection in the aggregate amount of RMB2.4 billion by Sinic Technology and
Jiangxi Tongze in proportion to their respective equity interest in Jiangxi Sinic Properties.
Upon completion of the equity transfers and the increase in registered capital, Jiangxi Sinic
Properties became owned as to 80% by Sinic Technology and 20% by Jiangxi Tongze, who held
such interest on trust for Mr. Zhang.
On March 29, 2017, Sinic Technology transferred its 80% equity interest in Jiangxi Sinic
Properties to Sinic Real Estate at a consideration of RMB2.0 billion, which was determined
after arm’s length negotiations with reference to the then registered capital of Jiangxi Sinic
Properties. Upon completion of such transfer, Jiangxi Sinic Properties became owned as to
80% by Sinic Real Estate and 20% by Jiangxi Tongze, who held such interest on trust for Mr.
Zhang.
On October 11, 2018, at the instruction and direction of Mr. Zhang, Jiangxi Tongze
transferred its 20% equity interest in Jiangxi Sinic Properties to Nanchang Ruixing Industrial
Co., Ltd. (南昌瑞興實業有限公司) (“Nanchang Ruixing”), who held such interest on trust for
Mr. Zhang, at nil consideration. Upon completion of such transfer, Jiangxi Sinic Properties
became owned as to 80% by Sinic Real Estate and 20% by Nanchang Ruixing, who held such
interest on trust for Mr. Zhang.
On April 29, 2019, at the instruction and direction of Mr. Zhang, Nanchang Ruixin
transferred its 20% equity interest in Jiangxi Sinic Properties to Shanghai Daichuang Industrial
Co., Ltd. (上海戴創實業有限公司) (“Shanghai Daichuang”), a company wholly-owned by
Sinic Real Estate at nil consideration. Upon completion of such transfer, Jiangxi Sinic
Properties became owned as to 80% by Sinic Real Estate and 20% by Shanghai Daichuang, and
the entrustment arrangement between Mr. Zhang and Nanchang Ruixing was terminated
accordingly.
– 149 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Chengdu Sinic
Chengdu Sinic is the regional holding company for our project companies in Chengdu,
Sichuan Province. It was established in the PRC on May 11, 2017 with an initial registered
capital of RMB100 million. As of the date of its establishment, Chengdu Sinic was wholly
owned by Sinic Real Estate. There has been no change in the shareholding of Chengdu Sinic
since then.
Fengcheng Gantie
Fengcheng Gantie was established in the PRC on December 28, 2011 with an initial
registered capital of RMB6 million. As of the date of its establishment, Fengcheng Gantie was
owned as to 51% by Jiangxi Gantie Properties Co., Ltd. (江西贛鐵置業有限公司) (“Jiangxi
Gantie”) and 49% by Fengchengshi Investment Co. (豐城市投資公司), each an Independent
Third Party.
Subsequent to a series of equity transfers between August 2013 and March 2014,
Fengcheng Gantie became owned as to 90% by Jiangxisheng Electronics Group Co., Ltd. (江
西省電子集團有限公司) (“Jiangxisheng Electronics”) and 10% by Jiangxi Gantie, each an
Independent Third Party, with a registered capital of RMB6 million. On March 28, 2014,
Jiangxisheng Electronics transferred its entire equity interest in Fengcheng Gantie to Nanchang
Tianju Industrial Co., Ltd. (南昌天巨實業有限公司) (“Nanchang Tianju”), a non-wholly
owned subsidiary of our Company, at a consideration of RMB32 million, which was
determined after arm’s length negotiations with reference to the net asset value of Fengcheng
Gantie. Upon completion of such transfer, Fengcheng Gantie became owned as to 90% by
Nanchang Tianju and 10% by Jiangxi Gantie.
On October 28, 2015, Jiangxi Gantie transferred its entire equity interest in Fengcheng
Gantie to Jiangxi Chenda Industrial Co., Ltd. (江西晨達實業有限公司) (“Jiangxi Chenda”), an
Independent Third Party, at a consideration of RMB6.05 million, which was determined after
arm’s length negotiations with reference to the net asset value of Fengcheng Gantie. Upon
completion of such transfer, Fengcheng Gantie became owned as to 90% by Nanchang Tianju
and 10% by Jiangxi Chenda.
On April 2, 2019, Jiangxi Chenda transferred its entire equity interest in Fengcheng
Gantie to Jiangxi Xinwan Real Estate Development Co., Ltd. (江西新灣房地產開發有限公司)
(“Jiangxi Xinwan”), a company wholly-owned by Jiangxi Sinic Properties, at nil
consideration. Upon completion of such transfer, Fengcheng Gantie became owned as to 90%
by Nanchang Tianju and 10% by Jiangxi Xinwan.
Fengcheng Gantie is the project company for Fengcheng Dibo Wan (豐城帝泊灣).
– 150 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Guangzhou Sinic
Guangzhou Sinic is the regional holding company for our project companies in
Guangzhou, Guangdong Province. It was established in the PRC on April 17, 2017 with an
initial registered capital of RMB200 million. As of the date of its establishment, Guangzhou
Sinic was wholly owned by Sinic Real Estate. There has been no change in the shareholding
of Guangzhou Sinic since then.
Huizhou Lichuang
Huizhou Lichuang is a regional holding company for most of our project companies in
Huizhou, Guangdong Province. It was established in the PRC on September 26, 2016 with an
initial registered capital of RMB2 billion. As of the date of its establishment, Huizhou
Lichuang was wholly owned by Sinic Technology.
On April 11, 2017, Sinic Technology transferred its entire equity interest in Huizhou
Lichuang to Sinic Real Estate at a consideration of RMB1, which was determined after arm’s
length negotiations with reference to the registered capital of Huizhou Lichuang, none of which
had been paid up at the time of such transfer. Upon completion of such transfer, Huizhou
Lichuang became wholly owned by Sinic Real Estate.
Hunan Zaiyue
Hunan Zaiyue is the regional holding company for our project companies in Hunan
Province. It was established in the PRC on March 13, 2017 with an initial registered capital of
RMB200 million. As of the date of its establishment, Hunan Zaiyue was wholly owned by Sinic
Technology.
On March 23, 2017, Sinic Technology transferred its entire equity interest in Hunan
Zaiyue to Sinic Real Estate at nil consideration, which was determined after arm’s length
negotiations with reference to registered capital of Hunan Zaiyue, none of which had been paid
up at the time of such transfer. Upon completion of such transfer, Hunan Zaiyue became wholly
owned by Sinic Real Estate.
Jiangxi Aositun
Jiangxi Aositun was established in the PRC on July 27, 2002 with an initial registered
capital of RMB20 million. As of the date of its establishment, Jiangxi Aositun was owned as
to 96% by Australia Sea Dragon Pty. Ltd. (澳大利亞海龍有限公司) and 4% by Jiangxi Guolong
Industrial Co., Ltd. (江西國龍實業有限公司), each an Independent Third Party.
– 151 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Subsequent to a series of transfers between the years of 2004 and 2013, Jiangxi Aositun
became owned as to 50% by Guangzhoushi Xiaoshan Investment Co., Ltd. (廣州市小山投資有
限公司) (“Guangzhoushi Xiaoshan”) and 50% by Nanchangshi Xubao Properties Co., Ltd.
(南昌市旭保實業有限公司) (“Nanchangshi Xubao”), each an Independent Third Party. On
December 22, 2015, Guangzhoushi Xiaoshan and Nanchangshi Xubao transferred their
respective 50% and 1% equity interests in Jiangxi Aositun to Jiangxi Sinic Properties at a
consideration of RMB10 million and RMB0.2 million, respectively. Such consideration was
determined after arm’s length negotiations with reference to the registered capital of Jiangxi
Aositun at the time of such transfers. Upon completion of such transfers, Jiangxi Aositun
became owned as to 51% by Jiangxi Sinic Properties and 49% by Nanchangshi Xubao.
On January 19, 2016, the registered capital of Jiangxi Aositun was increased to RMB50
million through a capital injection in the aggregate amount of RMB30 million by Jiangxi Sinic
Properties and Nanchangshi Xubao in proportion to their respective equity interest in Jiangxi
Aositun.
On February 18, 2016, Jiangxi Sinic Properties transferred its equity interest in Jiangxi
Aositun to Jiangxi Xinzhuo Investment Management Co., Ltd. (江西新卓投資管理有限公
司)(”Jiangxi Xinzhuo”), a wholly-owned subsidiary of our Company at a consideration of
RMB25.5 million, which was determined with reference to the paid-up registered capital of
Jiangxi Aositun at the time of such transfer. Upon completion of such transfer, Jiangxi Aositun
became owned as to 51% by Jiangxi Xinzhuo and 49% by Nanchangshi Xubao.
On April 26, 2016, Nanchangshi Xubao transferred its entire equity interest in Jiangxi
Aositun to Shanghai Jinshuo Asset Management Co., Ltd. (上海晉爍資產管理有限公司)
(“Shanghai Jinshuo”), an Independent Third Party, at a consideration of RMB24.5 million
which was determined with reference to the paid-up registered capital of Jiangxi Aositun at the
time of such transfer. Upon completion of such transfer, Jiangxi Aositun became owned as to
51% by Jiangxi Xinzhuo and 49% by Shanghai Jinshuo.
On May 25, 2016, Shanghai Jinshuo transferred its entire equity interest in Jiangxi
Aositun to Jiangxi Xinzhuo, at a consideration of RMB24.5 million which was determined with
reference to the paid-up registered capital of Jiangxi Aositun at the time of such transfer. Upon
completion of such transfer, Jiangxi Aositun became wholly owned by Jiangxi Xinzhuo, an
indirect wholly-owned subsidiary of our Company.
Jiangxi Aositun is the project company which holds Nanchang Jinsha Wan (南昌金沙灣).
Jiangxi Hengwang
Jiangxi Hengwang was established in the PRC on July 12, 2012 with an initial registered
capital of RMB2 million. As of the date of its establishment, Jiangxi Hengwang was wholly
owned by Jiangxi Hengwang Qichecheng Co., Ltd. (江西恒望汽車城股份有限公司) (“Jiangxi
Hengwang Qichecheng”), an Independent Third Party.
– 152 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Subsequent to a series of changes in registered capital between January 2013 and
November 2013, Jiangxi Hengwang became owned as to 51% by Jiangxi Hengwang
Qichecheng and 49% by Jiangxisheng Huayin Investment Development Co., Ltd. (江西省華銀
投資發展有限公司) (“Jiangxisheng Huayin”), an Independent Third Party, with a registered
capital of RMB102.04 million. On July 28, 2014, Jiangxi Hengwang Qichecheng transferred its
entire equity interest in Jiangxi Hengwang to Jiangxi Sinic Properties at a consideration of
RMB52.04 million, which was determined after arm’s length negotiations with reference to the
registered capital of Jiangxi Hengwang at the time of such transfer. Upon completion of such
transfer, Jiangxi Hengwang became owned as to 51% by Jiangxi Sinic Properties and 49% by
Jiangxisheng Huayin.
Jiangxi Hengwang is the project company for Nanchang Yulong Wan (南昌鈺瓏灣).
Jiangxi Hezhixin
Jiangxi Hezhixin was established in the PRC on April 6, 2011 with an initial registered
capital of RMB12 million. As of the date of its establishment, Jiangxi Hezhixin was owned as
to 95% by Mr. Min Xi (閔熙) and 5% by Ms. Li Jiaqin (李佳琴), each an Independent Third
Party.
Subsequent to a series of equity transfers and changes in registered capital, as of
December 2015, Jiangxi Hezhixin was owned as to 99% by Jiangxi Nanyang Kaiguan Co., Ltd.
(江西南洋開關有限公司) (“Nanyang Kaiguan”) and 1% by Ms. Huang Rui (黃蕊), each an
Independent Third Party at the relevant time, with a registered capital of RMB50 million. On
December 7, 2015, Jiangxi Sinic Properties entered into an equity transfer agreement with Mr.
Wang Xueping (王雪平), an Independent Third Party, to acquire 60% equity interest in
Nanyang Kaiguan at a consideration of RMB140 million (the “2015 Acquisition”). The
consideration was determined after arm’s length of negotiations with reference to the then
carrying value of land held by Jiangxi Hezhixin. The purpose of Jiangxi Sinic Properties in
making the 2015 Acquisition was to enable it to obtain the control of Jiangxi Hezhixin through
Nanyang Kaiguan. The 2015 Acquisition was completed on December 16, 2015 and since then
Jiangxi Sinic Properties has acquired control over Jiangxi Hezhixin including but not limited
to the full decision-making rights in business operation and management of Jiangxi Hezhixin.
Jiangxi Hezhixin became a subsidiary of Jiangxi Sinic Properties upon completion of the 2015
Acquisition.
The registered capital of Jiangxi Hezhixin was increased to RMB150 million in 2016 and
as of March 21, 2018, Jiangxi Hezhixin was owned as to 99.67% by Nanyang Kaiguan and
0.33% by Ms. Huang Rui. On March 21, 2018, Nanyang Kaiguan and Ms. Huang Rui
transferred their entire equity interests in Jiangxi Hezhixin to Jiangxi Sinic Properties at nil
consideration taking into account that Jiangxi Sinic Properties had paid up RMB140 million to
get the entire interest in Jiangxi Hezhixin in December 2015. Upon completion of such
transfers, Jiangxi Hezhixin became wholly owned by Jiangxi Sinic Properties. Subsequent to
the equity interest transfers in Jiangxi Hezhixin, Jiangxi Sinic Properties disposed of 60%
equity interest in Nanyang Kaiguan to Mr. Wang Xueping, an Independent Third Party.
– 153 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Jiangxi Hezhixin is the project company for Nanchang Yinhu Wan (南昌銀湖灣).
Jiangxi Junyu
Jiangxi Junyu was established in the PRC on May 24, 2007 with an initial registered
capital of US$12 million. As of the date of its establishment, Jiangxi Junyu was owned as to
45% by Jiangxi Jiaying Industrial Development Co., Ltd. (江西嘉盈實業發展有限公司),
21.67% by Zhuhaishi Shengchuang Jingmao Co., Ltd. (珠海市勝創經貿有限公司) and 33.33%
by Mr. Chang Hoi Chun (曾海泉), each an Independent Third Party.
Subsequent to a series of equity transfers and changes in registered capital between
September 2011 and January 2014, Jiangxi Junyu became owned as to 50% by Mr. Xiong Jun
(熊俊) and 50% by Ms. Wu Dongxiang (鄔冬香), each an Independent Third Party, with a
registered capital of RMB30 million. On April 26, 2016, Ms. Wu Dongxiang and Mr. Xiong Jun
transferred their respective 50% and 40% equity interest in Jiangxi Junyu to Jiangxi Xinjue
Properties Investment Co., Ltd. (江西新爵置業投資有限公司) (“Jiangxi Xinjue”), an indirect
wholly-owned subsidiary of our Company, at a total consideration of RMB27 million, which
was determined after arm’s length negotiations with reference to the registered capital of
Jiangxi Junyu at the time of such transfers. Upon completion of such transfers, Jiangxi Junyu
became owned as to 90% by Jiangxi Xinjue and 10% by Mr. Xiong Jun.
On September 9, 2016, Jiangxi Xinjue transferred its 80% equity interest in Jiangxi Junyu
to Wuhu Ganxin Investment Center (Limited Partnership) (蕪湖贛新投資中心(有限合夥))
(“Wuhu Ganxin”) at a consideration of RMB24 million, which was determined after arm’s
length negotiations with reference to the registered capital of Jiangxi Junyu at the time of such
transfer. As Jiangxi Xinjue is the only deferred limited partner in Wuhu Ganxin, the Group has
a 100% variable interest in Wuhu Ganxin which is accounted for as a subsidiary of the
Company. Upon completion of such transfer, Jiangxi Junyu became owned as to 80% by Wuhu
Ganxin, 10% by Mr. Xiong Jun and 10% by Jiangxi Xinjue.
On February 27, 2017, Mr. Xiong Jun transferred its 10% equity interest in Jiangxi Junyu
to Jiangxi Xinjue at a consideration of RMB3 million, which was determined after arm’s length
negotiations with reference to the registered capital of Jiangxi Junyu at the time of such
transfer. Upon completion of such transfer, Jiangxi Junyu became owned as to 80% by Wuhu
Ganxin and 20% by Jiangxi Xinjue.
Jiangxi Junyu is the project company for Nanchang Amber Yuan (南昌琥珀園).
Nanchang Baohulu
Nanchang Baohulu was established in the PRC on May 10, 2007 with an initial registered
capital of RMB10 million. As of the date of its establishment, Nanchang Baohulu was owned
as to 92% by Mr. Chen Zongwei (陳宗偉), 5% by Mr. Song Zhiyu (宋徵玉) and 3% by Mr.
Wang Junhua (王俊華), each an Independent Third Party.
– 154 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Subsequent to a series of changes in registered capital between April 2008 and November
2012, Nanchang Baohulu became owned as to 77.5% by Mr. Chen Zongwei, 0.3% by Mr. Song
Zhiyu, 0.2% by Mr. Wang Junhua and 22% by Jiangxi Jianxin Jinniu Xinxing Industrial
Investment Fund Enterprise (Limited Partnership) (江西建信金牛新興產業投資基金企業(有限
合夥)) (“Jiangxi Jianxin”), each an Independent Third Party, with a registered capital of
RMB179.62 million. On November 11, 2015, Nanchang Baohulu was ordered by Jiangxi
Higher People’s Court (江西省高級人民法院) to carry out debt restructuring due to the fact that
its total assets were insufficient to pay off its debts due at the relevant time. Jiangxi Sinic
Properties acquired through public bidding the entire equity interest in Nanchang Baohulu from
the then Shareholders, all Independent Third Parties, through the provision of RMB1.1 billion
by Jiangxi Sinic Properties to Nanchang Baohulu to pay off its debts and settle the relevant fees
incurred for its debt restructuring. Such debt restructuring plan together with the termination
of Nanchang Baohulu’s bankruptcy and liquidation process were approved by Jiangxi Higher
People’s Court on May 10, 2016. The relevant registration of Jiangxi Sinic Properties as the
new sole shareholder of Nanchang Baohulu was completed on June 13, 2016. As advised by
our PRC Legal Advisor, such debt restructuring did not result in any material adverse impact
on the legal title over the land use rights of relevant land parcels held by Nanchang Baohulu
at the relevant time.
On July 18, 2016, Jiangxi Sinic Properties transferred its entire equity transfer in
Nanchang Baohulu to Jiangxi Xinmiao Properties Investment Co., Ltd. (江西新淼置業投資有
限公司) (“Jiangxi Xinmiao”), an indirect wholly-owned subsidiary of our Company, at a
consideration of RMB179.62 million which was determined after arm’s length negotiations
with reference to the registered capital of Nanchang Baohulu at the time of such transfer. Upon
completion of such transfer, Nanchang Baohulu became wholly owned by Jiangxi Xinmiao.
Nanchang Baohulu is the project company for Nanchang Long Wan (南昌龍灣).
Nanchang Shuntai
Nanchang Shuntai was established in the PRC on April 21, 2014 with an initial registered
capital of RMB300 million. As of the date of its establishment, Nanchang Shuntai was wholly
owned by Mr. Li Haiwen (李海文), a director of Nanchang Shuntai.
On May 22, 2014, Mr. Li Haiwen transferred his 70% equity interest in Nanchang Shuntai
to Jiangxi Sinic Properties at nil consideration, which was determined after arm’s length
negotiations with reference to the registered capital of Nanchang Shuntai, none of which had
been paid up at the time of such transfer. On November 26, 2014, the registered capital of
Nanchang Shuntai was decreased from RMB300 million to RMB100 million. Upon completion
of such transfer and change in registered capital, Nanchang Shuntai became owned as to 70%
by Jiangxi Sinic Properties and 30% by Mr. Li Haiwen.
Nanchang Shuntai is the project company for Nanchang Yujing Wan (南昌愉景灣).
– 155 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Suzhou Sinic
Suzhou Sinic is the regional holding company for our project companies in Suzhou,
Jiangsu Province. It was established in the PRC on December 8, 2016 with an initial registered
capital of RMB2 billion. As of the date of its establishment, Suzhou Sinic was wholly owned
by Sinic Lichuang Industrial Co., Ltd. (新力力創實業有限公司) (“Sinic Lichuang”), a
company wholly owned by Sinic Technology.
On March 24, 2017, Sinic Lichuang transferred its entire equity interest in Suzhou Sinic
to Sinic Real Estate at nil consideration, which was determined after arm’s length negotiations
with reference to the registered capital of Suzhou Sinic, none of which had been paid up at the
time of such transfer. Upon completion of such transfer, Suzhou Sinic became wholly owned
by Sinic Real Estate.
Wuhan Zaihe
Wuhan Zaihe is a regional holding company for most of our project companies in Wuhan,
Hubei Province. It was established in the PRC on March 10, 2017 with an initial registered
capital of RMB50 million. As of the date of its establishment, Wuhan Zaihe was wholly owned
by Sinic Technology.
On March 23, 2017, Sinic Technology transferred its entire equity interest in Wuhan
Zaihe to Sinic Real Estate at nil consideration, which was determined after arm’s length
negotiations with reference to the registered capital of Wuhan Zaihe, none of which had been
paid up at the time of such transfer. Upon completion of such transfer, Wuhan Zaihe became
wholly owned by Sinic Real Estate.
– 156 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
CORPORATE STRUCTURE BEFORE THE REORGANIZATION
The following chart sets forth the simplified corporate structure (1) of our Group before the
Reorganization:
Mr. Zhang Ms. Wu Chengping(2)
99% 1%
Sinic Technology
(PRC)
100%
Sinic Real Estate
(PRC)
80% 100% 100% 100% 100% 100% 100%
Jiangxi Sinic Chengdu Sinic Guangzhou Sinic Huizhou Lichuang Hunan Zaiyue Suzhou Sinic Wuhan Zaihe
Properties(3) (PRC)(4) (PRC)(5) (PRC)(6) (PRC)(7) (PRC)(8) (PRC)(9)
(PRC)
70% 100% 51% 40.5% 100% 100% 100%
Nanchang Jiangxi Jiangxi Fengcheng Jiangxi Jiangxi Jiangxi
Shuntai(10) Xinzhuo Hengwang(11) Gantie(12) Junyu(13) Xinmiao Hezhixin
(PRC) (PRC) (PRC) (PRC) (PRC) (PRC) (PRC)
100% 100%
Jiangxi Nanchang
Aositun Baohulu
(PRC) (PRC)
Indirect shareholding
Notes:
(1) The above chart includes shareholding information related to our major subsidiaries. For details of our major
subsidiaries, please refer to “— Our Corporate Development” in this section above. For details of our principal
subsidiaries, please refer to note 1 of the Accountant’s Report set out in the Appendix I to this prospectus.
(2) Ms. Wu Chengping is the spouse of Mr. Zhang.
(3) The remaining 20% equity interest in Jiangxi Sinic Properties was held by Jiangxi Tongze on trust for Mr.
Zhang at the relevant time. Jiangxi Sinic Properties is a regional holding company which held 30 project
companies at the relevant time.
(4) Chengdu Sinic is a regional holding company which held two project companies at the relevant time.
(5) Guangzhou Sinic is a regional holding company which held one project company at the relevant time.
(6) Huizhou Lichuang is a regional holding company which held eight project companies at the relevant time.
(7) Hunan Zaiyue is a regional holding company which held four project companies at the relevant time.
(8) Suzhou Sinic is a regional holding company which held one project company at the relevant time.
(9) Wuhan Zaihe is a regional holding company which held one project company at the relevant time.
(10) The remaining 30% equity interest in Nanchang Shuntai was held by Mr. Li Haiwen (李海文), a director of
Nanchang Shuntai.
(11) The remaining 49% equity interest in Jiangxi Hengwang was held by Jiangxisheng Huayin, an Independent
Third Party save for its shareholding in Jiangxi Hengwang.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
(12) The beneficial equity interest indirectly held by the Company in Fengcheng Gantie is 40.5%. Fengcheng
Gantie was owned as to 90% by Nanchang Tianju and 10% by Jiangxi Chenda, an Independent Third Party
upon transfer of its equity interest in Fengcheng Gantie to Jiangxi Xinwan on April 2, 2019. Nanchang Tianju
was owned as to 45% by Jiangxi Sinic Properties, 25% by Mr. Xia Jun (夏軍), 15% by Mr. Chen Chen (陳晨)
and 15% by Mr. Wang Hongbin (王洪斌). Each of Mr. Xia Jun, Mr. Chen Chen and Mr. Wang Hongbin is an
Independent Third Party save for their respective shareholdings in Nanchang Tianju.
(13) Jiangxi Junyu was owned as to 20% by Jiangxi Xinjue and 80% by Wuhu Ganxin. As Jiangxi Xinjue was the
only deferred limited partner in Wuhu Ganxin, the Group had a 100% variable interest in Wuhu Ganxin which
was accounted for as a subsidiary of the Company.
REORGANIZATION
In anticipation of the Listing, we undertook a restructuring exercise whereupon our
Company became the holding company of our subsidiaries.
Incorporation and shareholding changes of our Company
Our Company was incorporated in the Cayman Islands on September 18, 2018. The initial
authorized share capital of our Company was HK$380,000 divided into 38,000,000 Shares of
HK$0.01 each. Upon incorporation, one Share was allotted and issued to an initial subscriber,
an Independent Third Party, and such Share was transferred to Xin Hong, a company
incorporated in the BVI and wholly owned by Mr. Zhang on September 18, 2018. On the same
day, 94 Shares and five Shares were allotted and issued to Xin Hong and Xin Heng, then wholly
owned by Mr. Zhang, respectively. Upon completion of such allotments, our Company became
owned as to 95% and 5% by Xin Hong and Xin Heng, respectively.
On April 3, 2019, Mr. Zhang transferred all the issued shares in Xin Hong by way of gift
to Honoured Ever Oriental Holdings Limited (榮恒東方控股有限公司) (“Honoured Ever
Oriental”), a company incorporated in the BVI by TMF (Cayman) Ltd. (the “Family
Trustee”), the trustee of the Family Trust, as the holding vehicle for the administration of the
Family Trust which is a discretionary trust. The beneficiaries of the Family Trust are Mr. Zhang
and his family members.
On April 3, 2019, Mr. Zhang transferred all the issued shares in Xin Heng by way of gift
to Glory Victory Holdings Limited (“Glory Victory”), a company incorporated in the BVI by
TMF Trust (HK) Limited (the “Employee Trustee”), the trustee of the Employee Incentive
Trust, as the holding vehicle for the administration of the Employee Incentive Trust which is
a discretionary trust. The beneficiaries of the Employee Incentive Trust are employees of our
Group to be named from time to time pursuant to a share incentive scheme to be adopted by
Mr. Zhang. Dividends declared before the actual vesting of the Shares to the grantees under the
proposed share incentive scheme will become part of the trust assets and subject to
administration under the Employee Incentive Trust. As of the Latest Practicable Date, Mr.
Zhang, our executive Director and Controlling Shareholder, was the sole member of the
advisory committee of the Employee Incentive Trust and the detailed terms of the share
incentive scheme and the relevant grantees had yet to be confirmed.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
On May 13, 2019, Xin Hong transferred all of the issued Shares it held in our Company
to Sinic Holdings, a company wholly owned by Sinic Group which in turn is wholly owned by
Xin Hong.
Upon completion of the above transfers, our Company became owned as to 95% and 5%
by Sinic Holdings and Xin Heng, respectively. Mr. Zhang (as the director of Sinic Holdings and
Xin Heng, respectively) has power to exercise the voting rights attached to the underlying
Shares held by Sinic Holdings and Xin Heng, respectively. Since Sinic Holdings and Xin Heng
are controlled by Mr. Zhang, the Shares held by them will not be counted towards the public
float of the Company upon Listing.
Incorporation of our BVI subsidiaries
On September 21, 2018, Li Cheng, Li He, Li Rui and Li Yue (together referred to as the
“BVI Subsidiaries”) were incorporated by our Company in the BVI. Upon incorporation, one
share of each of the BVI Subsidiaries was allotted and issued to our Company and each of the
BVI Subsidiaries became a wholly-owned subsidiary of our Company.
Incorporation of our Hong Kong subsidiary
On October 25, 2018, Li Yue (HK) was incorporated in Hong Kong. Upon incorporation,
100 shares of Li Yue (HK) were allotted and issued to an initial subscriber, an Independent
Third Party, and such shares were transferred to Li Yue on October 30, 2018 and Li Yue (HK)
became a wholly-owned subsidiary of our Company.
Establishment of Jiangxi Yuejing and Sinic Management
On November 14, 2018, Jiangxi Yuejing was established in the PRC with an initial
registered capital of RMB100 million. Since its establishment, Jiangxi Yuejing has been wholly
owned by Sinic Technology.
On January 22, 2019, Sinic Management was established by Jiangxi Yuejing in the PRC
with an initial registered capital of RMB100 million. On March 13, 2019, Icons Electronics
made a capital injection of RMB34.12 million into Sinic Management. Upon completion of
such capital injection, Sinic Management became owned as to 99% by Jiangxi Yuejing and 1%
by Icons Electronics and was converted into a sino foreign joint venture. See “— Pre-IPO
Investment” below for further details.
Acquisition of our PRC holding company
On January 23, 2019, Sinic Technology transferred the entire equity interest in Sinic Real
Estate to Jiangxi Yuejing at a nominal consideration of RMB1, which was determined with
reference to the fact that both Sinic Technology and Jiangxi Yuejing were beneficially owned
by Mr. Zhang at the relevant time and such consideration was fully settled on May 17, 2019.
On January 31, 2019, Jiangxi Yuejing transferred the entire equity interest in Sinic Real Estate
to Sinic Management at a nominal consideration of RMB1, which was determined with
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
reference to the fact that both Sinic Management and Jiangxi Yuejing were beneficially owned
by Mr. Zhang at the relevant time and such consideration was fully settled on May 17, 2019.
Upon completion of such transfers, Sinic Real Estate became a wholly-owned subsidiary of
Sinic Management.
Establishment of Sinic Business Consultancy to acquire 99% equity interest in Sinic
Management
On February 28, 2019, Sinic Business Consultancy was established in the PRC as a
wholly foreign-owned enterprise with an initial registered capital of RMB100 million. Upon its
establishment, Sinic Business Consultancy was wholly owned by Li Yue (HK). On May 17,
2019, Jiangxi Yuejing transferred its 99% equity interest in Sinic Management to Sinic
Business Consultancy at a consideration of RMB100 million, which was determined with
reference to the registered capital of Sinic Management at the time of such transfer. Upon
completion of such transfer, Sinic Management became owned as to 99% by Sinic Business
Consultancy and 1% by Icons Electronics.
Allotment of new Shares and the acquisition of Forest Resources
On May 17, 2019, our Company further allotted and issued 845 Shares and 45 Shares to
Sinic Holding and Xin Heng, respectively. On the same day, Forever Elite transferred all the
issued shares of Forest Resources to our Company in exchange for the allotment and issue by
our Company of 10 Shares to Forever Elite. Upon completion of such allotments, our Company
became held as to 94% by Sinic Holdings, 5% by Xin Heng and 1% by Forever Elite.
Reorganization of PRC Subsidiaries
As part of the Reorganization, to avoid potential competition between businesses engaged
by our Controlling Shareholders and that of our Group, on April 26, 2019, Sinic Technology
transferred its entire equity interest in Huizhoushi Wanji Industrial Co., Ltd. (惠州市萬基實業
有限公司) (“Huizhoushi Wanji”), a property development company, to Huizhou Sinic
Hongxing Real Estate Development Co., Ltd. (惠州新力弘興房地產開發有限公司) (“Huizhou
Sinic Hongxing”), our indirect wholly-owned subsidiary, at a nominal consideration of RMB1.
Upon completion of such transfer, Huizhoushi Wanji became wholly owned by Huizhou Sinic
Hongxing.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Disposal of certain subsidiaries
As part of the Reorganization, we disposed of certain subsidiaries, all of which had not
carried out any substantive business operations and not made substantial financial contribution
to our Group during the Track Record Period, and/or had been set up for purposes not related
to the core business of our Group. The following table sets forth the details of such disposals:
Interest
Name of disposed Date of being Reasons for
company(1) Transferor Transferee transfer (3)
disposed of Consideration disposal
1. Huizhou Xinyue Huizhou Lichuang Shanghai Hongqi November 100% RMB2 The company was
Lihe Real Estate and Huizhou Xincailiao Co., 12, 2018 set up for the
Development Co., Sinic Hongshun Ltd. (上海鴻綦新 purpose of
Ltd. (惠州新悅力 Real Estate Co., 材料有限公司) primary land
和房地產開發有限 Ltd. (“Shanghai development
公司) (惠州新力弘順房 Hongqi”), a business, which
地產開發有限公 company wholly- was not related to
司) (“Huizhou owned by Sinic the core business
Hongshun”), an Technology of our Group, and
indirect wholly- it had not had any
owned subsidiary substantive
of our Company business prior to
the time of
disposal(5)
2. Huizhou Sinic Huizhou Lichuang Shanghai Hongqi November 75%(4) RMB1 The company was
Quality Real 13, 2018 set up for the
Estate purpose of
Development Co., primary land
Ltd. (惠州新力品 development
質房地產開發有限 business, which
公司) (“Huizhou was not related to
Sinic Quality”)(2) the core business
of our Group, and
it had not had any
substantive
business prior to
the time of
disposal(5)
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Interest
Name of disposed Date of being Reasons for
company(1) Transferor Transferee transfer disposed of Consideration(3) disposal
3. Huizhou Sinic Huizhou Lichuang Shanghai Hongqi November 100% RMB1 The company was
Hongxuan Real 2, 2018 set up for the
Estate purpose of
Development Co., primary land
Ltd. (惠州新力泓 development
軒房地產開發有限 business, which
公司) was not related to
the core business
of our Group, and
it had not had any
substantive
business prior to
the time of
disposal(5)
4. Huizhou Sinic Huizhou Lichuang Shanghai Hongqi November 100% RMB1 The company was
Hongfeng Real 2, 2018 set up for the
Estate purpose of
Development Co., primary land
Ltd. (惠州新力泓 development
豐房地產開發有限 business, which
公司) was not related to
the core business
of our Group, and
it had not had any
substantive
business prior to
the time of
disposal(5)
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Interest
Name of disposed Date of being Reasons for
company(1) Transferor Transferee transfer disposed of Consideration(3) disposal
5. Huizhou Sinic Sinic Real Estate Shanghai Hongqi November 70%(4) RMB1 The company was
Lihong Real 21, 2018 set up for the
Estate purpose of
Development Co., primary land
Ltd. (惠州新力力 development
鴻房地產開發有限 business, which
公司) was not related to
the core business
of our Group, and
it had not had any
substantive
business prior to
the time of
disposal(5)
6. Jiangxi Menglong Sinic Real Estate Sinic Lichuang November 100% Nil The company was
Real Estate Industrial Co., 20, 2018 inactive and had
Development Co., Ltd. (新力力創實 no business
Ltd. (江西夢龍房 業有限公司), a operation
地產開發有限公 company wholly
司) owned by Sinic
Technology
7. Jiangxi Lvyang Jiangxi Sinic Nanchang April 27, 100% Nil The company was
Construction Co., Properties Dingfeng 2018 inactive and had
Ltd. (江西綠洋建 Investment no business
築工程有限公司) Consultation operation
Co., Ltd (南昌市
頂豐投資諮詢有
限公司), a
company wholly
owned by Ms.
Wu Chengping,
the spouse of
Mr. Zhang
– 163 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Interest
Name of disposed Date of being Reasons for
company(1) Transferor Transferee transfer disposed of Consideration(3) disposal
8. Huizhou Sinic Huizhou Lichuang Shanghai Hongqi November 100% RMB1 The company was
Hongyue Real 2, 2018 set up for the
Estate purpose of
Development Co., primary land
Ltd. (惠州新力泓 development
悅房地產開發有限 business, which
公司) was not related to
the core business
of our Group, and
it had not had any
substantive
business prior to
the time of
disposal(5)
9. Huizhou Lixin Huizhou Lichuang Shanghai Hongqi November 100% RMB2 The company was
Zaiyue Real Estate and Huizhou 12, 2018 set up for the
Development Co., Hongshun purpose of
Ltd. (惠州力新在 primary land
悅房地產開發有限 development
公司) business, which
was not related to
the core business
of our Group, and
it had not had any
substantive
business prior to
the time of
disposal(5)
Notes:
1. As confirmed by our Directors, each of the disposed companies had complied with the applicable laws and
regulations in all material respects, and had not been involved in any material legal, regulatory, arbitral or
administrative proceedings, investigations or claims before its disposal. As confirmed by our PRC Legal
Advisor, (i) the relevant SAIC procedures and steps involved in the aforesaid disposals had been properly and
legally completed; and (ii) each of the disposed companies did not have any material non-compliance with the
relevant and applicable PRC laws and regulations.
2. Due to the disposal of Huizhou Sinic Quality, four companies which were owned as to 80% by Huizhou Sinic
Quality, including Huizhou Baoli Kaijin Real Estate Development Co., Ltd. (惠州市保利凱進房地產開發有限
公司), Huizhou Baoli Yijia Real Estate Development Co., Ltd. (惠州市保利億嘉房地產開發有限公司),
Huizhou Baoli Yifeng Real Estate Development Co., Ltd. (惠州市保利溢豐房地產開發有限公司) and Huizhou
Baoli Hengtong Real Estate Development Co., Ltd. (惠州市保利恒通房地產開發有限公司), also ceased to be
subsidiaries of our Group on November 13, 2018.
– 164 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
3. All the consideration in respect of each of the disposals has been properly settled. The nominal consideration
of each of the transfers was determined after arm’s length negotiations between the parties with reference to
the fact that the registered capital of the relevant company had not been paid up at the time of the transfer. The
registered capital of each of the disposed companies was not paid in full before their respective disposal, as
the payment time provided in the articles of association of the relevant disposed companies had not become
due yet as of the date of the relevant disposal. Based on the review of the articles of association of each of
the disposed companies, our PRC Legal Advisor confirms that the registered capital of each of the disposed
companies was not required to be fully paid up at the relevant time of disposal, and the transfer of equity
interests in each of the disposed companies without full payment of the registered capital did not violate PRC
laws and regulations.
4. The remaining shareholding in this company is held by an Independent Third Party.
5. For more details of primary land development business, including reasons for exclusion of this business, please
refer to the section headed “Relationship with Controlling Shareholders — Delineation of Business — Primary
land development business not included in our Group” in this prospectus.
Deregistration of certain subsidiaries
As part of the Reorganization, we deregistered a number of inactive companies. For the
details of such companies which were deregistered as part of the Reorganization, please refer
to the section headed “Statutory and General Information — A. Further Information about our
Company — Reorganization” in Appendix V to this prospectus.
PRE-IPO INVESTMENT
On March 13, 2019, Icons Electronics made a capital injection of RMB34.12 million into
Sinic Management. Icons Electronics is a limited liability company incorporated in Hong Kong
and wholly owned by Forest Resources. At the time of such capital injection, Forest Resources
was wholly owned by Forever Elite, a company incorporated in the BVI, which in turn is
wholly owned by Mr. Chen Kang (陳康) (“Mr. Chen”). Upon completion of such capital
injection, Icons Electronics became interested in 1% of the equity interest in Sinic
Management. On May 17, 2019, as part of the Reorganization, Forever Elite transferred all its
issued shares in Forest Resources to our Company in exchange for the issue of 10 Shares in
our Company to Forever Elite. Details of the above investment by Forever Elite (the “Pre-IPO
Investment”) are set forth below:
Name of the Investor : Forever Elite
Amount of cash consideration : RMB34.12 million
paid
Basis of determination of the : Based on an independent valuation after arm’s
consideration length negotiations between the parties
– 165 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Date of settlement of the : April 3, 2019
consideration
Cost per Share (1) : HK$1.33
Discount to mid-point of the : 64.7%
indicative Offer Price range
Use of proceeds : Contribution to the registered capital of Sinic
Management and for working capital and
general corporate purposes
Shareholding in our Company : 1%
immediately after the Pre-IPO
Investment
Shareholding in our Company : 0.85%
immediately after the Global
Offering (2)
Strategic benefits to the Company : Our Directors are of the view that the Pre-IPO
Investment is beneficial to our Group as it can
assist us in broadening our shareholder base.
In addition, Mr. Chen’s positioning as a
strategic investor of our Company, coupled
with his business network and extensive
investment experience, among which included
a shopping arcade in Nanchang, Jiangxi
Province, will add value to the profile of our
Company. With his experience, our Directors
believe that Mr. Chen could provide industry-
specific insights and advice on our business
development and expansion in the PRC
Special rights : None of Mr. Chen and Forever Elite is entitled
to any special rights under the Pre-IPO
Investment
Notes:
1. Being the cost of the Pre-IPO Investment per Share held by Forever Elite immediately after the
Capitalization Issue.
2. Assuming that the Over-allotment Option is not exercised.
As of the Latest Practicable Date, none of the proceeds from the Pre-IPO Investment had
been utilized.
– 166 –
HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
Information regarding Forever Elite and Mr. Chen
Forever Elite is an investment holding company incorporated in the BVI and is wholly
owned by Mr. Chen. Mr. Chen is an experienced investor with over 10 years of experience in
equity investment in the PRC. He has been making investments in a number of enterprises
engaged in catering, trading, property leasing and property management in the PRC since 2001.
Mr. Chen became acquainted with Mr. Zhang, through business and social events in around
1999 and they maintained regular contact thereafter. In or around 2018, Mr. Zhang and Mr.
Chen started to explore investment opportunities in our Group and Mr. Chen reached an
agreement and concluded his investment in our Group as described above. Other than the
shareholding in our Group, Forever Elite and Mr. Chen are independent from our Group.
Lock-up and public float
The Shares held by Forever Elite will be subject to lock-up for a period of six months
after Listing. As neither Mr. Chen nor Forever Elite is a core connected person of our Company,
Shares held by Forever Elite will be counted towards the public float upon Listing.
Compliance with interim guidance
On the basis that (i) the consideration for the Pre-IPO Investment has been settled more
than 28 clear days before the date of our first submission of the listing application to the Stock
Exchange; and (ii) none of Mr. Chen nor Forever Elite is entitled to any special rights under
the Pre-IPO Investment, the Joint Sponsors have confirmed that the terms of the Pre-IPO
Investment by Forever Elite are in compliance with (i) the Guidance Letter HKEx-GL-29-12
issued by the Stock Exchange in January 2012 and as updated in March 2017; and (ii) the
Guidance Letter HKEx-GL43-12 issued by the Stock Exchange in October 2012 and as updated
in July 2013 and March 2017.
ACQUISITIONS AFTER THE TRACK RECORD PERIOD
Since the end of the Track Record Period, for the purpose of expanding its business, the
Group has acquired or entered into agreements to acquire the equity interest of certain
companies. For details, see “Waivers from Strict Compliance with the Requirements under the
Listing Rules — Equity Interests Acquired After the Track Record Period”.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
CORPORATE STRUCTURE AFTER THE REORGANIZATION AND IMMEDIATELY
BEFORE COMPLETION OF THE GLOBAL OFFERING
The following chart sets forth a simplified corporate structure (1) of our Group after the
Reorganization and immediately before the completion of the Global Offering:
The Family
Trust
100%
Xin Hong
(BVI)
100%
Mr. Chen
Sinic Group The Employee
(BVI) Incentive Trust
100% 100% 100%
Sinic Holdings Xin Heng Forever Elite
(BVI) (BVI) (BVI)
94% 5% 1%
Our Company
(Cayman Islands)
100% 100%
Li Yue Forest Resources
(BVI) (BVI)
100% 100%
Li Yue (HK) Icon Electronics
(Hong Kong) (Hong Kong)
Offshore
Onshore 100%
Sinic Business
Consultancy
(PRC)
99% 1%
Sinic Management
(PRC)
Sinic Real Estate
(PRC)
100% 100% 100% 100% 100% 100% 100%
Jiangxi Sinic
Chengdu Sinic(3) Guangzhou Sinic(4) Huizhou Lichuang(5) Hunan Zaiyue(6) Suzhou Sinic(7) Wuhan Zaihe(8)
Properties(2)
(PRC) (PRC) (PRC) (PRC) (PRC) (PRC)
(PRC)
70% 100% 51% 64% 100% 100% 100%
Nanchang Jiangxi Jiangxi Fengcheng Jiangxi Jiangxi Jiangxi
Shuntai(9) Xinzhuo Hengwang(10) Gantie(11) Junyu(12) Xinmiao Hezhixin
(PRC) (PRC) (PRC) (PRC) (PRC) (PRC) (PRC)
100% 100%
Jiangxi Nanchang
Aositun Baohulu
(PRC) (PRC)
Indirect shareholding
Notes:
(1) The above chart includes shareholding information related to our major subsidiaries, details of which are set
out in “— Our Corporate Development” above in this section. For details of our principal subsidiaries, please
refer to note 1 of the Accountant’s Report set out in the Appendix I to this prospectus.
(2) Jiangxi Sinic Properties is a regional holding company which held 34 project companies at the relevant time.
(3) Chengdu Sinic is a regional holding company which held three project companies at the relevant time.
(4) Guangzhou Sinic is a regional holding company which held two project companies at the relevant time.
(5) Huizhou Lichuang is a regional holding company which held nine project companies at the relevant time.
(6) Hunan Zaiyue is a regional holding company which held five project companies at the relevant time.
(7) Suzhou Sinic is a regional holding company which held two project companies at the relevant time.
(8) Wuhan Zaihe is a regional holding company which held one project company at the relevant time.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
(9) The remaining 30% equity interest in Nanchang Shuntai was held by Mr. Li Haiwen.
(10) The remaining 49% equity interest in Jiangxi Hengwang was held by Jiangxisheng Huayin, an Independent
Third Party save for its shareholding in Jiangxi Hengwang.
(11) The beneficial equity interest indirectly held by the Company in Fengcheng Gantie is 64%. Fengcheng Gantie
was owned as to 90% by Nanchang Tianju and 10% by Jiangxi Xinwan, which was wholly owned by Jiangxi
Sinic Properties. Nanchang Tianju was owned as to 60% by Jiangxi Sinic Properties, 25% by Ms. Xia Hongxia
(夏紅霞) and 15% by Mr. Chen Chen (陳晨), all Independent Third Parties save for their shareholding in
Nanchang Tianju.
(12) Jiangxi Junyu was owned as to 20% by Jiangxi Xinjue and 80% by Wuhu Ganxin. As Jiangxi Xinjue was the
only deferred limited partner in Wuhu Ganxin, the Group had a 100% variable interest in Wuhu Ganxin which
was accounted for as a subsidiary of the Company.
CORPORATE STRUCTURE UPON COMPLETION OF THE GLOBAL OFFERING
The following chart sets forth a simplified corporate structure(1) of our Group upon
completion of the Global Offering (assuming the Over-allotment Option is not exercised and
without taking into account of any Shares to be issued upon the exercise of any options that
may be granted under the Share Option Scheme):
The Family Trust
100%
Xin Hong
(BVI)
100%
Mr. Chen
Sinic Group The Employee
(BVI) Incentive Trust
100% 100% 100%
Sinic Holdings Xin Heng Forever Elite Public
(BVI) (BVI) (BVI) Shareholders
79.9% 4.25% 0.85% 15.0%
Our Company
(Cayman Islands)
100% 100%
Li Yue Forest Resources
(BVI) (BVI)
100% 100%
Li Yue (HK) Icons Electronics
(Hong Kong) (Hong Kong)
Offshore
Onshore 100%
Sinic Business
Consultancy
(PRC)
99% 1%
Sinic Management
(PRC)
Sinic Real Estate
(PRC)
100% 100% 100% 100% 100% 100% 100%
Jiangxi Sinic
Chengdu Sinic(3) Guangzhou Sinic(4) Huizhou Lichuang(5) Hunan Zaiyue(6) Suzhou Sinic(7) Wuhan Zaihe(8)
Properties(2)
(PRC) (PRC) (PRC) (PRC) (PRC) (PRC)
(PRC)
70% 100% 51% 64% 100% 100% 100%
Nanchang Jiangxi Jiangxi Fengcheng Jiangxi Jiangxi Jiangxi
Shuntai(9) Xinzhuo Hengwang(10) Gantie(11) Junyu(12) Xinmiao Hezhixin
(PRC) (PRC) (PRC) (PRC) (PRC) (PRC) (PRC)
100% 100%
Jiangxi Nanchang
Aositun Baohulu
(PRC) (PRC)
Indirect shareholding
Notes: Please refer to the notes under “— Corporate Structure After the Reorganization and Immediately Before
Completion of the Global Offering” in this section above.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
PRC REGULATORY REQUIREMENTS
Our PRC Legal Advisors have confirmed that all necessary government approvals and
permits from the relevant PRC authorities in respect of the equity transfers and changes in
registered capital of the PRC companies in our Group under “— Our Corporate Development”
in this section above have been obtained, and all the relevant legal procedures were completed
in compliance with the relevant PRC laws and regulations. Our PRC Legal Advisors have
further advised that, we have obtained all necessary approvals from the relevant PRC
authorities required for the implementation of the Reorganization.
The Rules on the Mergers and Acquisitions of Domestic Enterprises by Foreign Investors
in the PRC
Our PRC Legal Advisors advised that the acquisition of 1% equity interest in Sinic
Management by Icons Electronics from Jiangxi Yuejing (the “First Transfer”) is subject to
“Provisions Regarding Mergers and Acquisitions of Domestics Enterprises by Foreign
Investors” (《關於外國投資者併購境內企業的規定》) (the “Circular No. 10”) and the Interim
Administrative Measures for the Record-filing of the Incorporation and Change of Foreign-
invested Enterprises (the “Circular 3”) (外商投資企業設立及變更備案管理暫行辦法). Sinic
Management has obtained the record-filing receipt for the incorporation of foreign-invested
enterprises (外商投資企業設立備案回執) and the new business license for the First Transfer
pursuant to the Circular No. 10 and the Circular 3. After the First Transfer, Sinic Management
became a sino-foreign joint venture enterprise. For the acquisition of 99% equity interest in
Sinic Management by Sinic Business Consultancy from Jiangxi Yuejing (the “Second
Transfer”), our PRC Legal Advisors advised that since Jiangxi Yuejing transferred 99% equity
interest in Sinic Management to Sinic Business Consultancy after Sinic Management was
converted into a sino-foreign joint venture enterprise, the Second Transfer is the equity transfer
in a foreign invested enterprise, and thus, the Circular No. 10 is not applicable to the Second
Transfer. Instead, the Second Transfer shall comply with the Rules on the Changes of
Shareholding of Foreign-invested Enterprise Investor (外商投資企業投資者股權變更的若干規
定) (the “Rules”) and the Circular 3, and Sinic Management has obtained the record-filing
receipts for the change of foreign-invested enterprises (外商投資企業變更備案回執) and the
new business license for Second Transfer pursuant to the Rules and the Circular 3. Our PRC
Legal Advisors are of the view that the First Transfer has been completed in accordance with
the Circular No. 10 and the Circular 3, the Second Transfer has been completed in accordance
with the Rules and the Circular 3.
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HISTORY, REORGANIZATION AND CORPORATE STRUCTURE
SAFE Registration in the PRC
Pursuant to the Circular on the Administration of Foreign Exchange Involved in the
Investment and Financing and Round-trip Investment Conducted by PRC Residents via Special
Purpose Vehicles (《關於境內居民通過特殊目的公司境外投融資及返程投資外匯管理有關問
題的通知》) (the “SAFE Circular No. 37”) issued by SAFE on July 4, 2014, Circular on
Further Simplifying and Improving the Direct Investment-related Foreign Exchange
Administration Policies (關於進一步簡化和改進直接投資外匯管理政策的通知) (the “Circular
13”), where the PRC individual residents conduct investment in offshore special purpose
vehicles with their legitimate onshore and offshore assets or equities, they must register with
local SAFE branches with respect to their investments. The SAFE Circular No. 37 also requires
the PRC residents to file changes to their registration where their offshore special purpose
vehicles undergo material events such as the change of basic information including PRC
residence, name and operation period, as well as capital increase or decrease, share transfer or
exchange, merger or division.
As advised by our PRC Legal Advisors, Mr. Zhang completed the registration in
accordance with the SAFE Circular No. 37 and the Circular 13 on January 21, 2019.
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OVERVIEW
We are a large-scale and comprehensive property developer in the PRC, focusing on the
development of residential and commercial properties. Through nearly 10 years of operations,
we have successfully established a leading position among residential property developers in
Jiangxi Province and, by leveraging our success and experience in Jiangxi Province, expanded
our property development business into the Yangtze River Delta Region, the Greater Bay
Region and the Central and Western China Core Cities and Other Regions with High-Growth
Potential. In 2019, in terms of comprehensive property development ability, we were ranked
31st among the top 100 property developers in the PRC according to CREIS, and ranked 39th
among the top 500 property developers according to the China Real Estate Association. During
the Track Record Period, we have won various industrial accolades and recognitions. We were
recognized, among others, as one of the China’s Top 50 Real Estate Developers by the China
Real Estate Industry Association, Shanghai Yiju Real Estate Research Institution and China
Real Estate Appraisal in 2018 and 2019, and one of the China’s Top 100 Real Estate Developers
– Growth Top 10 by the China Real Estate Top 10 Research Committee in 2018 and 2019. For
more of our awards and recognitions, see “— Awards and Recognitions” below.
We strive to distinguish ourselves from our competitors by developing properties that suit
the needs and preferences of our target customers featuring quality designs, convenience and
comfort. We have developed three major project series for residential properties, namely, the
“Wan” Series (灣系), targeting first-time home buyers, the “Yuan” Series (園系), targeting
purchasers seeking to purchase a second home or upgrade their home, and the “Yue” Series (悅
系), targeting extended families or high-income households. We place a great emphasis on the
quality of our products, and set detailed standards on a number of design and construction
requirements, such as style, landscape, construction materials and interior designs. As a result,
we have received numerous awards in recognition of our product quality. In 2018, we received
the “China Real Estate Gold Brick Award – 2018 Quality Property Comprehensive Award (中
國地產金磚獎 — 2018年度品質地產綜合大獎)” on Bo’Ao 21st Century Real Estate Forum.
Our first residential property project, Nanchang Dibo Wan in Nanchang, received the National
Scenic Garden Construction Project Silver Prize from China Garden Network (中國園林網) in
2013.
In addition, in order to maximize investment returns, improve cash flow and achieve
sustainable growth, we strive to standardize our project development cycle. We develop our
properties through standardized operating procedures which not only help us to plan, design,
construct and deliver properties on schedule, but also enable us to bring consistency in quality
across our properties while maintaining relatively low costs.
We develop and sell quality properties. As of July 31, 2019, we had 110 property projects
under various stages of development, comprising 84 projects developed by our subsidiaries, 26
projects developed by joint ventures and associates. As of July 31, 2019, our property projects
had an aggregate GFA attributable to us of approximately 15.0 million sq.m., including (i) the
total GFA available for sale and total leasable GFA for completed properties of approximately
275,887.3 sq.m., (ii) the total GFA for properties under development of approximately
11.7 million sq.m. and (iii) the total GFA for properties held for future development of
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approximately 3.0 million sq.m. In addition to residential property development business, since
August 2013, we started engaging in the development, operation and management of
commercial properties and hold a portion of such commercial properties for investment
purpose, with a view to not only diversifying our source of income but also enhancing the
attractiveness of and facilitate demand for our residential properties. As of July 31, 2019, we
had seven commercial properties, with an aggregate GFA of approximately 268,266.7 sq.m.
Our overall market position in the PRC, quality product offerings and strong brand name
have all contributed to our past financial success. In 2016, 2017 and 2018, we recorded revenue
of RMB2,223.0 million, RMB5,241.1 million and RMB8,415.7 million, respectively,
representing a CAGR of approximately 94.6%; and our revenue increased by 278.4% from
RMB1,508.9 million for the four months ended April 30, 2018 to RMB5,709.4 million for the
same period in 2019. In 2016, 2017 and 2018, our net profit was RMB130.9 million,
RMB278.2 million and RMB555.0 million, respectively, representing a CAGR of
approximately 105.9%; and our net profit increased by 515.8% from RMB45.8 million for the
four months ended April 30, 2018 to RMB282.2 million for the same period in 2019.
OUR BUSINESS STRENGTHS
We believe that our market position is principally attributable to the following
competitive strengths:
Leading, Large-scale and Comprehensive Property Developer in Jiangxi Province with A
Strategic and National Expansion Plan
We are a large-scale and comprehensive property developer in the PRC, focusing on the
development of residential and commercial properties. Since our inception in Nanchang,
Jiangxi Province in 2010, we have expanded our property development business to the Yangtze
River Delta Region, the Greater Bay Region and the Central and Western Core China Cities and
Other Regions with High-Growth Potential. In June 2017, we moved our headquarters from
Nanchang to Shanghai in furtherance of our national expansion plan and to attract more talents.
We have established a leading market position in Jiangxi Province and are growing into a
national property developer. According to C&W Report, based on the contracted sales amount
of properties in 2017, 2018, and the first quarter of 2019, we were ranked first among all
property developers in Jiangxi Province. In 2018 and 2019, we were recognized as one of the
China’s Top 100 Real Estate Enterprises — Growth Top 10 (中國房地產百強企業 — 成長性
Top 10) based on our sales growth. In 2019, in terms of comprehensive property development
ability, we were ranked 31st among the top 100 property developers in the PRC according to
CREIS, and ranked 39th among the top 500 property developers according to the Chinese Real
Estate Association. We were recognized as one of the China’s Top 10 Real Estate Development
Enterprises in Regional Operation jointly by the China Real Estate Industry Association,
Shanghai Yiju Real Estate Research Institution and China Real Estate Appraisal in 2018. See
the section entitled “— Awards and Recognitions” for more details of our awards and
recognitions.
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As of July 31, 2019, we had a total of 110 property projects at various stages of
development, 55 of which were located in Jiangxi Province, 13 in Yangtze River Delta Region
and 20 in Greater Bay Region, and 22 in Central and Western China Core Cities and Other
Regions with High-Growth Potential. As of July 31, 2019, these 110 projects had an aggregate
site area of approximately 7.7 million sq.m., and an aggregate GFA attributable to us of
approximately 15.0 million sq.m., of which approximately 275,887.3 sq.m. of the GFA was
completed available for sale, approximately 11.7 million sq.m. of the GFA was under
development and approximately 3.0 million sq.m. of the GFA was held for future development.
In selecting the cities to develop in Jiangxi Province and these three targeted regions, we
generally assess a wide range of factors, including but not limited to, the conditions of local
economy, population concentration and economic growth potential. We believe our footprint
and entrance in these strategically selected cities and regions provide us with a solid foundation
to carry out our national expansion plan.
We have developed three major series for residential property products, namely, the
“Wan” Series (灣系), the “Yuan” Series (園系) and the “Yue” Series (悅系) targeting different
customers. We also engage in the development, operation and management of commercial
properties including integrated commercial complexes, shopping center, apartments and office
buildings, and hold a portion of such commercial properties for investment purposes. As of
July 31, 2019, we had seven commercial properties, with a total gross floor area of 268,266.7
sq.m. We do not have a pre-determined ratio of rentable GFA to saleable GFA of our properties.
During the Track Record Period, the ratios of rentable GFA to saleable GFA of our properties
were approximately 6.9%, 3.4%, 2.2% and 2.0% as of December 31, 2016, 2017 and 2018 and
April 30, 2019, respectively.
We believe our strong market position in Jiangxi Province and strategic expansion into
other targeted cities and regions in China will help us to grow into a major national property
developer in the PRC real estate market.
Quality Products and Services Maximizing Customer Satisfaction and Enhancing Our
Brand Name
We believe that we have established a strong brand name in the PRC markets by bringing
quality residential property projects to market, and providing well-rounded services to our
customers.
Since our first project, Nanchang Dibo Wan, in 2010, we have placed a great emphasis on
quality throughout the entire development cycle. We have designed and implemented quality
control standards and procedures for every property project, including but not limited to,
standardized quality control on design, procurement, construction and delivery. Our quality
control team also regularly inspects our property projects and hires third-party inspectors to
conduct regular checks to ensure quality.
In order to offer distinctive and quality designs, our product research and development
teams work closely with domestic architecture and design firms, such as Shanghai Xinwaijian
Construction Design and Consultancy Company Limited (上海新外建工程設計與顧問有限公
司), Yijing (Shanghai) Construction Design Company Limited (意境(上海)建築設計有限公司),
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and Daiwen Construction Design (Shanghai) Company Limited (戴文工程設計(上海)有限公
司). As of April 30, 2019, we had over 190 team members who are responsible for our product
designs and implementation. Our quality control team conducts detailed and routine checks on
our construction contractors by themselves or through third-party inspectors to ensure
consistent quality of our property projects. Our construction management team oversees the
implementation of our quality control standards, and strictly follows our standard procedures
to follow up on and solve any quality issues that may arise during the construction process. We
also utilize a centralized information system on our suppliers, which helps us to keep track of
the latest information and feedbacks on the suppliers. In addition, we conduct regular and
random checks on our suppliers to control quality. Before delivering our properties, our
property maintenance and sales team members conduct walk-throughs to help ensure the
quality. We adhere to a “zero tolerance” principle with respect to quality issues on materials,
design work, brand name and management of our properties and strictly implement our quality
control measures, requirements and procedures. The high quality of our properties has been
recognized in the property market in the PRC. In 2018, we were awarded the China Real Estate
Gold Brick Award — 2018 Quality Property Comprehensive Award on Bo’Ao • 21st Century
Real Estate Forum held by 21st Century Business Herald for overall quality control
management of our projects.
We believe quality service is essential to enhancing our brand image. We have developed
and implemented our “360 Happiness” customer service that centers on delivering a
well-rounded and customer-oriented experience from pre-purchase to after-sales services. Our
“360 Happiness” customer services include “Happy Purchase” (悅買房), “Happy Delivery” (悅
交房) and “Happy Living” (悅居家) services:
• “Happy Purchase” service provides professional consulting services to potential
customers;
• “Happy Delivery” service is a one-on-one service provided to customers at the time
of delivery, which includes a walk-through with our delivery manager, who helps to
record and follows up on issues that may be identified by customers; and
• “Happy Living” service mainly includes property management services provided to
residents of our properties by property management companies arranged by us. Such
services include various community activities, maintenance work, other value-added
services and 12-hour hotline to monitor such services and solve relevant issues.
We rely on our customers value center and relevant property management companies we
engage to provide after-sales services. Our customers value center is responsible for collecting
and analyzing customer data through customer satisfaction surveys in order to improve service
quality, identify customer preferences and provide such feedback to our other departments to
improve our operations, including product design and marketing strategies. Our after-sales
services are also evaluated by third-party surveyors, such as Beijing FG Consulting Co., Ltd.
According to a survey conducted by FG Consulting (賽惟諮詢), we were ranked 9th in overall
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customer satisfaction among 80 PRC property developers in 2018. Among these 80 property
developers surveyed, approximately 48 of them were among the top 100 Chinese property
developers ranked by CRIC in 2018.
We believe that our quality products and services will continue to help us maximize
customer satisfaction, enhance brand name and achieve sustainable long-term growth.
Standardized Operating Procedures Enabling Us to Achieve Operating Efficiency While
Maintaining High Quality
We believe a key contributor to our growth is our focus on developing quality properties
using our standardized operating procedures, which cover the entire cycle of the property
development process from site selection, land acquisition, product planning and design to sales
and marketing. We believe that our standardized operating procedures enable us to achieve
consistent quality and replicate our operating success into new markets in a cost-effective
manner.
To achieve standardization of our procedures, we have relied on our historical property
development experience and proven track record in formulating operating manuals that set out
our specified requirements and execution processes for activities at every stage of the property
development.
With respect to land acquisitions, we set detailed timetables, goals and requirements for
different land acquisition methods in order to evaluate land acquisition opportunities and
complete such acquisition in a timely manner.
With respect to product designs, we have developed three major series of residential
products to cater to different needs of customers. Our “Wan” Series mainly target first-time
home purchasers; “Yuan” Series mainly targets second-home purchasers seeking to upgrade
their homes; and “Yue” Series mainly targets extended families or high-income households.
These products offer comfortable living experiences through, among others, appealing
landscaping, comprehensive ancillary facilities and tasteful interior designs. The product
model of these products are fine-tuned by our product design teams to fit specific customer
preferences in different markets through standardized review and amendment process.
With respect to procurement, we have established a centralized information system that
regularly collects relevant information and feedbacks on our suppliers, helping us to better
assess their suitability for our procurement needs.
With respect to construction management, we conduct checks at different stages of the
construction process according to different sets of standardized quality requirements. The
results of such checks are collected through a centralized system to allow different departments
to closely follow up on the progress and solve any issues.
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With respect to operations management, we have formulated different guidelines and
goals for different cities or projects based on, among others, the specific market conditions and
internal requirements. We apply standardized procedures to sales activities across different
property projects to ensure effective implementation of our sales and marketing messages in
the PRC market.
In addition, we employ a centralized information platform to manage our property
projects. The platform helps our team members at the Group, city and project levels to
seamlessly exchange information on various aspects of property development and better
identify and control our operational risks.
We believe that our standardized operating procedures have enhanced our operating
efficiency and reduced overall costs and will continue to help us to achieve success in the
future.
Flexible Land Acquisition Methods and Sizeable and Quality Land Bank
We adopt a flexible approach toward the selection and acquisition of land for future
development to sustain our continued growth. We adopt diversified land acquisition methods
depending on the prevailing market conditions to control our land cost including land tenders,
acquisition of project companies which possess land parcels, and the establishment of joint
ventures with other property developers. We assess the local market conditions, PRC regulation
or policy change and our development goals and adjust our land acquisition methods
accordingly. By acquiring land through multiple channels and flexible approach, together with
our market foresight and in-depth understanding of property market dynamics, we are able to
quickly react to changing market conditions and seek and capitalize on land acquisition
opportunities by employing the land acquisition methods which could enable us to acquire the
land at a relatively low cost. We aim to capture opportunities in China’s fluctuating land market
by avoiding acquisitions when the land market overheats and by engaging in land acquisitions
when a low cost opportunity becomes available. We generally acquire land based on stringent
evaluations on market demand, financial and return criteria. We participate in land auctions if
proper opportunities emerge but bid cautiously with strict price limit to ensure that our
acquired land prices are not overly expensive. In December 2018, we cooperated with two
property developers which are Independent Third Parties to obtain the land parcel, Nanjing
Jiangning 110 Mu, through public land tenders. By leveraging our developer partners’
reputation, industrial experience and financial resources in the local market, we won the bid
and achieved a land premium rate of 0% on the land parcel, as the bidding price offered by us
was the same as the value priced by the local government.
We believe that our extensive experience in and flexible approach towards land
acquisitions have enabled us to build a successful track record in identifying and acquiring land
parcels with long-term investment value, which allows us to maintain attractive unit land costs
relative to the market value for our property projects. As of July 31, 2019, we had a total of
land bank of approximately 15.0 million sq.m. of planned GFA attributable to us located in 27
cities. In 2016, 2017 and 2018 and the four months ended April 30, 2018 and 2019, our land
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acquisition cost was approximately RMB418.5 million, RMB872.3 million, RMB1,263.6
million, RMB232.5 million and RMB945.2 million, respectively, which accounted for 25.0%,
25.1%, 24.0%, 24.5% and 25.2%, respectively, of our total cost of sales in the same periods;
and for the same periods, our average land acquisition cost per sq.m. was approximately
RMB1,184 per sq.m., RMB1,274 per sq.m, RMB1,129 per sq.m., RMB1,275 per sq.m. and
RMB1,618 per sq.m., respectively. We recorded relatively higher average land acquisition cost
for the first four months of 2019 during the Track Record Period, mainly due to our acquisition
of land parcels in the Yangtze River Delta Region since the second half of 2018 which
generally had higher land prices as compared to those in other regions we operate, as a result
of our continued business expansion. During the same periods, our construction cost was
approximately RMB1,092.0 million, RMB2,233.6 million, RMB3,255.3 million, RMB592.1
million and RMB2,346.9 million, respectively, which accounted for 65.3%, 64.3%, 61.7%,
62.4% and 62.7%, respectively, of our total cost of sales in 2016, 2017 and 2018 and the four
months ended April 30, 2018 and 2019; and for the same periods, our average construction cost
per sq.m. was approximately RMB3,089 per sq.m., RMB3,262 per sq.m, RMB2,908 per sq.m.,
RMB3,247 per sq.m. and RMB4,018 per sq.m., respectively. We recorded relatively higher
average construction cost per sq.m. for the first four months of 2019 during the Track Recod
Period, mainly due to an increase in delivery of properties under the “Yuan” series, which
generally had relatively higher construction costs with upgraded units and facilities as
compared to “Wan” series.
Prudent Financial Policy and Proactive Management of Our Capital Structure
We adopt a prudent and systematic approach to financial management and grow our
business in a prudent manner.
We focus on managing two aspects of our financial activities, namely, cash flow
management and cost control. On cash flow management, we closely monitor our capital and
cash positions through regular liquidity assessment and monthly cash balance assessment on
our subsidiaries in accordance with our business development plan. Through effective
implementation of our standardized operating procedures covering various phases of our
property development process, we strive to shorten the property development cycle from
project planning and construction, pre-sale and delivery of property projects. In addition, we
have diversified financing channels to optimize capital structure and liquidity, including bank
and other borrowings and corporate bonds. We have cultivated stable relationships with
reputable PRC banks and large financial institutions, such as Minsheng Bank and Pingan Bank.
We issued the 7.90% private corporate bonds due 2021 in the aggregate principal amount of
RMB313.0 million in the PRC in October 2018 and the 7.50% private corporate bonds due
2021 in the aggregate principal amount of RMB276.0 million in the PRC in December 2018.
In April 2019, we issued the 7.50% private corporate bonds due 2022 in the aggregate principal
amount of RMB417.0 million in the PRC.
We believe that by adhering to prudent cost management, we will be able to utilize our
working capital more efficiently and maintain healthy profit margins. We employ standardized
cost control procedures and requirements to manage our land acquisition, construction and
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operational costs. For example, we generally centralize our procurement with selected
suppliers to better control our costs. We have designed and implemented a series of
construction and procurement guidelines and procedures that are designed to strategically
manage and control costs in a number of ways, including but not limited to, the use of
invite-only bids from suppliers for certain procurement activities. In 2018, we were able to
achieve centralized procurement for over 80% of materials required by us for the development
of our residential property projects. We plan to continue to proactively monitor our capital
structure, carefully manage our land acquisition costs, construction costs and operating
expenses, the maturity profiles of our borrowings and any relevant changes to the applicable
PRC laws to ensure sufficient cash flows to service our indebtedness, meet cash and regulatory
requirements, adhere to our investment plans and maintain a healthy level of liquidity. For
details on our internal control measures in relation to our liquidity management, see “— Risk
Management.”
We believe that, through our prudent financial management and cost control measures, we
will continue to effectively utilize our capital and sustain long-term growth and be less
susceptible to market fluctuations.
Visionary and Experienced Management Team and Capable Operational Team with
Proven Execution Capabilities
We believe that our past success and future prospects depend on the quality and
experience of our management and operation teams. In the last few years, we have assembled
a professional and experienced management team, with an average work experience of 10 years
in the real estate industry, who possess in-depth industry knowledge and share a strategic
vision and positive outlook for the future of our Company. See “Directors and Senior
Management — Board of Directors” for more details. We believe that our visionary and
experienced management team has contributed to our success and will continue to be critical
to our expansion and long-term growth.
We place a great emphasis on attracting talents. In June 2017, we moved our headquarters
from Shenzhen to Shanghai as part of our efforts to attract more talents in the market in
furtherance of our national expansion plan. We have attracted scores of talented and capable
employees from a number of reputable property developers in the PRC.
We focus on offering valuable training programs to help our employees to develop their
skills at different stages in their careers, including but not limited to:
• “New talent plan”(新力量計劃) — attract the talented students from elite schools
who can become capable new employees;
• “Orientation plan” (蓄力計劃) — help new joiners to quickly familiarize themselves
with the company culture, operational procedures and work assignments;
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• “Growth plan” (鑄力計劃) — equip employees with better operational and
management skills in their respective work areas;
• “Advanced plan” (聚力計劃) — cultivate selected employees to become valuable
experts in their respective work areas; and
• “Tutor plan” (竹林計劃) — train certain employees to become tutors who can then
pass their knowledge to other employees through training sessions.
We have introduced five “Sinic Growth Values” which include the values of staying
customer-oriented with our product offerings, being result-oriented while having a cost-
efficient mindset, setting a good example for team members, working together to meet
challenges in any circumstances, and establishing transparency and trustworthiness within our
Group and with our customers and business partners. We consider that our “Sinic Growth
Values” represent the core values of our corporate culture and competitive strength, and enable
us to maintain our competitive strength.
OUR BUSINESS STRATEGIES
Our goal is to become a national comprehensive property developer offering quality
products and services in the PRC. To achieve our goal, we intend to implement the following
strategies:
Continue Our Strategic Expansion into the Selected Cities and Regions and Further
Solidify Our Position in the PRC Market
We will continue to develop our property projects in Jiangxi Province, the Yangtze River
Delta Region, the Greater Bay Region and the Central and Western China Core Cities and Other
Regions with High-Growth Potential in the future. We plan to further solidify our existing
market position and expand into selected cities in Jiangxi Province and the three regions which
we consider to be of high growth potential. We believe that, with our experience and success,
particularly in Jiangxi Province, we are well positioned to advance our footprint, further
expand in the national market and obtain greater market share in our existing markets.
In selecting cities for future development, we generally assess (i) local economic
indicators, population, GDP growth rate and average disposable income and macroeconomic
trends, (ii) local laws and regulations on property development sector, (iii) supply and demand
conditions of the local property market, pricing trends, sell-through rates and other related
factors and (iv) sales record of comparable projects in the same local market, assessment of
future market performance and the size of our potential customer base. We plan to continue to
monitor and research quality sites in high-growth cities to identify opportunities to develop
projects with high potential returns.
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Further Elevate Our Customer-Oriented Products and Services to Increase Our Brand
Recognition
We have primarily focused our property development on residential properties and intend
to continue doing so in the future. However, we believe that there is an opportunity for us to
create additional value for our property portfolio through value-added property services
provided by the property management companies arranged by us and the development of
commercial properties that are complementary to our selected residential properties. We plan
to further develop and enhance our “360 Happiness” services through continued studies and
feedbacks on our existing services, including “Happy Purchase” (悅購房), “Happy Delivery”
(悅收房) and “Happy Living” (悅居家) services in order to elevate our customer experience.
We believe that our customer-oriented approach to our product offerings and services will
continue to help us to attract customers and elevate their living experience and, in turn,
promote customer loyalty to our brand.
Continue to Implement Our Standardized Operating Procedures to Increase Operating
Efficiency
We will continue to utilize our standardized operating procedures to enhance our
operating efficiency and ensure consistency in the quality of our products. We believe that the
implementation of our standardized operating procedures is key to our offering of quality
products which, in turn, helps us to gain greater customer satisfaction and loyalty. We also
believe that such approach will continue to enable us to capture market shares in our existing
and new markets. We intend to conduct in-depth studies of target customers in new markets and
increase the feedback collection from customers at our existing properties, as well as
assessment of cost control measures used for our existing property projects, to further improve
our standardized operating procedures in terms of quality and cost management.
Continue to Employ Prudent Financial Policies and Optimize Capital Structure
The property development business is capital intensive. We plan to continue to employ
prudent financial policies and optimize our capital structure through close monitor and control
of cash flows, implementation of cost control measures, and maintenance of prudent financial
policies. For example, we plan to further strengthen our cost control through more detailed
assessments on property development costs, to formulate additional procedures to further lower
costs while increasing operating efficiency and to obtain additional funding by accessing the
international and domestic capital markets. We believe that by adhering to prudent cost
management, we will be able to utilize our working capital more efficiently and maintain
healthy profit margins.
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OUR BUSINESS
Overview
Since our inception in 2010, we have grown rapidly into a comprehensive real estate
developer with presence in a number of provinces and cities across the PRC including but not
limited to, Jiangxi Province, Huizhou, Guangdong Province and Wuhan, Hubei Province. We
primarily develop quality residential properties under three main product series, namely,
“Wan” Series (灣系), “Yuan” Series (園系) and “Yue” Series (悅系).
• “Wan” Series (灣系): Our Wan properties generally target first-time home buyers.
Wan properties usually aim to offer a comfortable living environment through,
among others, appealing landscaping, comprehensive ancillary facilities and quality
product designs. Examples of such properties include Huizhou Dibo Wan, Wuhan
Jinsha Wan and Nanchang Dibo Wan.
• “Yuan” Series ( 園系): Our Yuan properties generally target customers who are
seeking to upgrade their homes. Yuan properties usually offer upgraded residential
units or houses, with tasteful decorations and designs, well-rounded and upgraded
ancillary facilities and community gardens or landscaping. Examples of such
properties include our Huizhou Sinic City and Nanchang Dong Yuan.
• Yue Series ( 悅系): Our Yue properties generally target customers seeking a luxury
living experience. Yue properties usually offer large living spaces, with first-class
decorations and ancillary facilities and property management services. An example
of such property is our Nanchang Ya Yuan Zhou Yue.
We also develop commercial properties, which include office buildings, hotel and others
commercial complexes. Our commercial complexes usually comprise first-rate office
buildings, multi-use apartments and/or shopping centers at different scales. Such commercial
properties are generally integrated with or in the vicinity of our residential properties.
Classification of Our Properties
We generally classify our property projects into the following three categories:
• completed projects or project phases;
• projects or project phases under development; and
• projects or project phases held for future development.
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BUSINESS
A project or project phase is classified as completed when the required land use rights
certificate issued by the relevant government authorities and the completed construction works
certified reports/completion certificates have been obtained from the relevant government
construction authorities.
A project or a project phase is classified as under development when the required
construction work commencement permits have been obtained but a completion certificate has
not been obtained for all phases of the project.
A project or a project phase is considered to be held for future development when (i) we
have obtained the land use rights certificate, but have not obtained the requisite construction
work commencement permits or (ii) we have signed a land grant contract for the underlying
parcel of land with relevant government authorities, but have not obtained the relevant land use
rights certificate.
As some of our projects comprise multiple-phase developments that are completed on a
rolling basis, a project may fall into one or more of the above categories.
Detailed descriptions of each of our projects as set forth in this prospectus are as of July
31, 2019, unless otherwise dated. The commencement date relating to each project or each
phase of a project refers to the date construction commenced on the first building of the project
or phase. The completion date set out in the descriptions of our completed projects or phases
refers to the date on which the last completed construction works certified report/completion
certificate was obtained for each project or each phase of a multi-phase project.
For projects or phases under development or for future development, the completion date
reflects our best estimate based on our current development plans.
The site area information in this prospectus is derived on the following basis:
• when we have received the land use rights certificates, as specified in such land use
rights certificates; and
• before we have received the land use rights certificates, as specified in the relevant
land grant contracts related to the projects excluding, however, areas earmarked for
public infrastructure such as roads and community recreation zones.
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BUSINESS
The total GFA information in this prospectus is derived on the following basis:
• for completed projects and phases, based upon relevant property completion
certificate or property inspection report;
• for projects and phases that are under development, based upon the relevant
construction work commencement permits, or based upon other documentation
issued by relevant government authorities if the construction work commencement
permits are not available; and
• for projects and phases that are held for future development, based upon the total
estimated GFA indicated in property master plans or based on our internal records
and development plans, which may be subject to change.
Total GFA as used in this prospectus is comprised of saleable GFA and non-saleable GFA.
Non-saleable GFA as used in this prospectus refers to certain communal facilities and ancillary
facilities, such as certain underground GFA and spaces for security offices or club-houses,
management offices and utility rooms for which pre-sales permits will not be issued. Saleable
GFA as used in this prospectus refers to the internal floor areas exclusive of non-saleable GFA.
Saleable GFA is further divided into saleable GFA pre-sold/sold and saleable GFA unsold. A
property is pre-sold when we have executed the purchase agreement but not yet delivered to
the customer. A property is considered sold when we have executed the purchase agreement
with the customer and delivered the property to the customer.
Total saleable GFA is calculated as follows:
• for projects and phases that are completed, based on the relevant property ownership
certificate, completion certificate or property inspection report;
• for projects and phases under development, based upon the relevant pre-sales
permit, or based on other construction work planning documentation issued by
relevant government authorities if the pre-sales permit is not available; and
• for projects and phases that are held for future development, based upon our internal
records and development plans. The total estimated GFA we intend to sell does not
exceed the multiple of site area and the maximum permissible plot ratio as specified
in the relevant land grant contracts or other approval documents from the local
governments relating to the project.
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BUSINESS
The classification of our properties reflect the basis on which we operate our business and
may differ from classification employed by other developers. Each property project or project
phase may require multiple land use rights certificates, construction land planning permits,
construction work planning permits, construction work commencement permits, pre-sales
permits and other permits and certificates, which may be issued different from classification
of properties in the Property Valuation Report as set out in Appendix III and Accountants’
Report as set out in Appendix I to this prospectus.
The table below sets forth our classification of properties and the corresponding
classifications of properties in the Property Valuation Report and the Accountant’s Report:
Property Valuation
This Prospectus Report Accountants’ Report
• Completed projects or Group I — Property held Completed properties
project phases by the Group for sale in held for sale
the PRC
Group II — Property held Investment properties
by the Group for
investment in the PRC
• Projects or project Group III — Properties Properties under
phases under under development in the development
development PRC
Investment properties
• Projects or project Group IV — Properties Prepayment and other
phases held for future held for future in the PRC receivables
development
As of July 31, 2019, we had developed 110 property projects under various development
stages, comprising 84 projects developed by our subsidiaries, 26 projects developed by our
joint ventures and associates, through partnership with other developers which are the
Independent Third Parties except for Nanchang Lizhou. As of the same date, we had projects
in 27 cities and 11 provinces across our four business regions in China. As of July 31, 2019,
our property projects had an aggregate GFA attributable to us of approximately 15.0 million
sq.m., including (i) the total GFA available for sale and total leasable GFA for completed
properties of approximately 275,887.3 sq.m., (ii) the total GFA for properties under
development of approximately 11.7 million sq.m. and (iii) the total GFA for properties held for
future development of approximately 3.0 million sq.m.
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BUSINESS
As of July 31, 2019, we had an aggregate GFA of 12.9 million sq.m. for property projects
that were developed by our subsidiaries, comprising completed properties available for sale or
lease with an aggregate GFA of approximately 270,638.6 sq.m., properties under development
with an aggregate GFA of approximately 10.0 million sq.m., and properties held for future
development with an aggregate GFA of approximately 2.6 million sq.m. As of the same date,
we had an aggregate GFA attributable to us of 2.1 million sq.m. for property projects developed
by our joint ventures and associates, comprising completed properties available for sale or
lease with an aggregate of approximately 5,248.7 sq.m., properties under development with an
aggregate GFA attributable to us of approximately 1.6 million sq.m. and properties held for
future development with an aggregate GFA attributable to us of approximately 444,700.4 sq.m.
As of the same date, we had completed investment properties with a total GFA attributable to
us of approximately 30,570.9 sq.m., investment properties under development with a total GFA
attributable to us of approximately 55,065.1 sq.m. and investment properties held for future
development with a total GFA attributable to us of approximately 170,000.0 sq.m., which were
owned and managed by us.
As of July 31, 2019, properties held for future development included an aggregate
estimated GFA attributable to us of approximately 444,824.9 sq.m., for which we had not
obtained land use rights certificates, but had entered into land grant contracts and had either
(i) paid the relevant land premiums and were awaiting the relevant government agencies to
issue the land use rights certificates, or (ii) had not paid the relevant land premiums. The
reasons for such cases include: (a) the relevant local governments had extended the relevant
payment period as they had not completed resettlement and infrastructure work in relation to
the land parcels or (b) the relevant land premiums had not become due. See the section headed
“Risk Factors — Risks Relating to Our Business — We may fail to obtain or experience delays
in obtaining the relevant PRC governmental approvals, licenses or permits for our property
development projects.”
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BUSINESS
The following map shows the geographical locations and key information of our property
development as of July 31, 2019:
Jiangxi Province
Number of projects 55
Development stage sq.m.
Completed GFA 137,575.0
GFA under
development 6,181,460.9
Planned GFA for
future development 1,073,843.0
Yangtze River Delta Region
Number of projects 13
Development stage sq.m.
Completed GFA 5,309.8
GFA under
development 1,130,848.1
Weifang Planned GFA for
future development 376,569.4
Nanjing Kunshan
Central and Western China Core Wuxi Shanghai
Cities and other Regions with Hefei Suzhou
High-growth potential Chengdu Hangzhou
Wuhan Cixi
Zhuji
Number of projects 22 De'an
Nanchang Shangrao Rui'an
Development stage sq.m. Changsha Fengcheng
Completed GFA 11,058.1 Ji'an
Fuzhou
GFA under
development 1,539,816.6 Ganzhou Anxi
Planned GFA for
future development 1,019,903.1 Qingyuan Huizhou
Guangzhou
Zhongshan
Jiangxi Province Greater Bay Region
Yangtze River Delta Region Number of projects 20
Greater Bay Region Development stage sq.m.
Central and Western China Core Cities and Other Regions with High-growth Potential Completed GFA 121,944.4
GFA under
Headquarters
development 2,826,558.8
Cities where our projects are located Planned GFA for
future development 543,462.8
Land Bank and Property Portfolio
Our land bank represents the sum of (i) total GFA available for sale or lease by us for
completed properties, which also includes completed GFA that have been pre-sold but not yet
delivered, (ii) total planned GFA for properties under development, (iii) total estimated GFA
for properties held for future development. Total land bank attributable to us represents the
total land bank of projects developed by our subsidiaries and the land bank attributable to us
of projects developed by our joint ventures and associates.
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BUSINESS
The following table sets forth the breakdown of total land bank attributable to us of our
property portfolio as of July 31, 2019 in terms of geographical location:
Property Projects Developed by Our Subsidiaries
Completed
GFA
Available Planned
for Sale/ GFA for
Number of Leasable GFA Under Future Total % of Total
(1)
Projects GFA Development Development Land Bank Land Bank
(sq.m.) (sq.m.) (sq.m.) (sq.m.)
Jiangxi Province
Nanchang . . . . . . . . . . . 32 128,668.4 4,120,020.7 839,056.4 5,087,745.5 34.0
Ganzhou . . . . . . . . . . . . 4 1,790.6 692,893.7 100,929.8 795,614.1 5.3
Ji’an . . . . . . . . . . . . . . 1 — 152,080.3 — 152,080.3 1.0
Jingdezhen . . . . . . . . . . 1 — 118,717.4 — 118,717.4 0.8
Fengcheng . . . . . . . . . . 1 1,867.3 58,615.0 — 60,482.3 0.4
Sub-total . . . . . . . . . . . . 39 132,326.3 5,142,327.1 939,986.2 6,214,639.6 41.5
Yangtze River Delta Region
Wuxi . . . . . . . . . . . . . . 3 5,309.8 239,982.0 211,432.7 456,724.5 3.1
Kunshan . . . . . . . . . . . . 2 — 213,708.6 — 213,708.6 1.4
Suzhou . . . . . . . . . . . . . 1 — 124,662.3 — 124,662.3 0.8
Zhuji . . . . . . . . . . . . . . 1 — 240,228.5 — 240,228.5 1.6
Cixi . . . . . . . . . . . . . . . 1 — 55,561.1 — 55,561.1 0.4
Rui’an . . . . . . . . . . . . . 1 — 86,394.8 — 86,394.8 0.6
Sub-total . . . . . . . . . . . 9 5,309.8 960,537.3 211,432.7 1,177,279.8 7.9
Greater Bay Region
Huizhou . . . . . . . . . . . . 15 121,944.4 2,448,924.6 447,704.6 3,018,573.6 20.2
Qingyuan . . . . . . . . . . . 1 — 95,251.8 — 95,251.8 0.6
Guangzhou . . . . . . . . . . . 1 — 121,289.0 74,714.0 196,003.0 1.3
Zhongshan . . . . . . . . . . . 1 — 126,041.9 — 126,041.9 0.8
Sub-total . . . . . . . . . . . 18 121,944.4 2,791,507.3 522,418.6 3,435,870.3 22.9
Central and Western China Core Cities and Other Regions with High-Growth Potential
Changsha . . . . . . . . . . . 7 — 580,270.8 318,122.7 898,393.5 6.0
Wuhan . . . . . . . . . . . . . 3 11,058.1 368,828.0 — 379,886.1 2.6
Chengdu . . . . . . . . . . . . 3 — 193,694.2 181,883.1 375,577.3 2.5
Weifang . . . . . . . . . . . . 1 — — 62,680.0 62,680.0 0.4
Fuzhou . . . . . . . . . . . . 2 — — 123,192.7 123,192.7 0.8
Hefei . . . . . . . . . . . . . . 2 — — 209,361.8 209,361.8 1.4
Sub-total . . . . . . . . . . . 18 11,058.1 1,142,793.0 895,240.3 2,049,091.4 13.7
Attributable — Total. . . . . . 84 270,638.6 10,037,164.7 2,569,077.8 12,876,881.1 86.0
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BUSINESS
Property Projects Developed by Our Joint Ventures and Associates
Completed
GFA
Available Planned Total
for Sale/ GFA for Land Bank
Number of Leasable GFA Under Future Attributable % of Total
(1)
Projects GFA Development Development to Us(2) Land Bank
(sq.m.) (sq.m.) (sq.m.) (sq.m.)
Jiangxi Province
Nanchang . . . . . . . . . . . 13 5,248.7 800,903.7 133,856.8 940,009.2 6.3
De’an . . . . . . . . . . . . . . 1 — 89,633.7 — 89,633.7 0.6
Fuzhou . . . . . . . . . . . . . 1 — 83,037.9 — 83,037.9 0.6
Shangrao . . . . . . . . . . . . 1 — 65,558.5 — 65,558.5 0.4
Subtotal . . . . . . . . . . . . 16 5,248.7 1,039,133.8 133,856.8 1,178,239.3 7.9
Yangtze River Delta Region
Wuxi . . . . . . . . . . . . . . 1 — 34,887.0 81,846.0 116,733.0 0.8
Suzhou . . . . . . . . . . . . 1 — 40,568.6 30,477.5 71,046.1 0.5
Nanjing . . . . . . . . . . . . 1 — 17,364.7 52,813.2 70,177.9 0.5
Shanghai . . . . . . . . . . . 1 — 77,490.5 — 77,490.5 0.5
Sub-total . . . . . . . . . . . 4 — 170,310.8 165,136.7 335,447.5 2.3
Greater Bay Region
Qingyuan . . . . . . . . . . . 1 — 35,051.5 — 35,051.5 0.2
Zhongshan . . . . . . . . . . . 1 — — 21,044.2 21,044.2 0.1
Sub-total . . . . . . . . . . . 2 — 35,051.5 21,044.2 56,095.7 0.3
Central and Western China Core Cities and Other Regions with High-Growth Potential
Wuhan . . . . . . . . . . . . . 2 — 364,557.6 108,767.3 473,324.9 3.2
Anxi . . . . . . . . . . . . . . 1 — 32,466.0 — 32,466.0 0.2
Chengdu . . . . . . . . . . . . 1 — — 15,895.5 15,895.5 0.1
Subtotal . . . . . . . . . . . . 4 — 397,023.6 124,662.8 521,686.4 3.5
Attributable — Total. . . . . . 26 5,248.7 1,641,519.7 444,700.5 2,091,468.9 14.0
Total Land Bank . . . . . . . . 110 275,887.3 11,678,684.4 3,013,778.3 14,968,350.0 100.0
Notes:
(1) Includes saleable GFA remaining unsold, which include properties for which we have not executed any sales
and purchase agreement, and leasable GFA.
(2) For projects held by our joint ventures or our associates, total GFA will be adjusted by our equity interest in
the respective project.
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BUSINESS
As of July 31, 2019, 77 of our projects have commenced to pre-sale and the total GFA was
approximately 975,107.4 sq.m. As of the Latest Practicable Date, some of our property projects
have civil air defense properties, which are primarily used or to be used for car parks. As of
the same date, the total GFA of such civil air defense properties were primarily accounted for
based on the application approval issued by the relevant local authorities and were
approximately 922,083.9 sq.m., representing an insignificant portion of our property portfolio.
According to the Civil Air Defense Law, as a property developer, we own the relevant right to
use the civil defense areas managed by us. Based on the confirmations issued by the relevant
governmental authorities, which are the competent governmental authorities as advised by our
PRC Legal Advisor, we have the right to use the civil defense areas managed by us during the
Track Record Period and generate income from the transfer of right to use and/or lease of such
civil defense areas to third parties. Given that the civil defense areas can bring economic
benefits to us, we have recognized them as assets according to IFRS 1 Presentation of
Financial Statements. Same as our other properties, given that the acquisition and value
realization of such assets are in our property development operation cycles, they are included
under properties under development or completed properties held for sale on the combined
statements of financial position as of the end of relevant year or period according to the
relevant project’s construction status. We recognized revenues from the sales of such assets at
the point of which the right to use the civil defense areas were transferred from us to third
parties, according to the accounting treatment for lessors in relation to finance leases under
IFRS 16 Lease. As part of our day-to-day operations, we monitor our business practice related
to the civil air defense properties to ensure compliance with the Civil Air Defense Law of the
PRC. As of the Latest Practicable Date, we have obtained the required permits or approvals
relating to our civil air defense properties for all of our projects under construction in
accordance with the relevant laws and regulations. See “Regulatory Overview — Regulations
on Civil Air Defense Property” for details. For details of the civil defense areas of each project,
see details set forth in the relevant project description below.
– 190 –
Our Property Projects
The following table sets forth a summary of the portfolio of our property projects and project phases at various development stages as of July
31, 2019, save as otherwise indicated:
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Property projects developed by
subsidiaries
Jiangxi Province
Nanchang
1 Nanchang Ya 63,568.0 131,383.0 125,826.2 13,898.8 89 59,150.9 — — — — — August 2013 July 2015 March 2017 1,977.8 2,180.4 100% 890.0 6
Yuan Zhou Yue
(南昌雅園洲悅) ..............
Residential ..................... 125,826.2 125,826.2 13,898.8 89 — — — — —
Commercial ................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 54,996.4 — — — — —
Ancillary ........................ 5,556.8 — — — 4,154.5 — — — — —
– 191 –
2 Nanchang Jin Yuan 30,525.0 — — — — 141,238.8 106,674.4 33,861.3 32 — — June 2018 September 2018 October 2020 1,069.5 1,679.5 100% 1,110.0 51
BUSINESS
(南昌錦園).......................
Residential ..................... — — — — 84,149.7 84,149.7 33,861.3 40 — —
Commercial ................... — — — — 11,679.8 11,679.8 — — — —
Office ............................ — — — — 10,844.9 10,844.9 — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ....................... — — — — 33,487.4 — — — — —
Ancillary ......................... — — — — 1,076.9 — — — — —
3 Nanchang Jinrui Yuan 27,499.0 — — — — 87,504.1 69,647.3 7,723.6 11 — — July 2018 June 2019 June 2021 680.6 982.2 100% 730.0 52
(南昌錦睿園) ...................
Residential ..................... — — — — 66,345.1 66,345.1 7,723.6 12 — —
Commercial ................... — — — — 3,302.2 3,302.2 — — — —
Office ............................ — — — — — — — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ....................... — — — — 17,485.0 — — — — —
Ancillary ........................ — — — — 371.8 — — — — —
4 Nanchang Park No. 1 838.5 2,182.4
(南昌公園壹號) ...............
Phase I................................ 113,562.0 — — — — 268,545.2 202,474.0 166,191.7 82 — — August 2017 September 2017 December 2020 — — 100% 1,280.0 54
Residential ..................... — — — — 147,444.0 147,444.0 139,200.0 94 — —
Commercial ................... — — — — 10,340.6 10,340.6 2,416.1 23 — —
Office.............................. — — — — 20,113.8 20,113.8 — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment ....... — — — — 24,575.7 24,575.7 24,575.7 100 — —
Car parks ....................... 51,516.0 — — —
Ancillary ......................... 14,555.2 — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Phase II ............................. 80,203.0 — — — — 55,065.1 — — — — — August 2018 N/A August 2020 — — 100% 285.0 19
Residential ...................... — — — — — — — — — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel .............................. — — — — 55,065.1 — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — — —
Ancillary ......................... — — — —
5 Nanchang Times Square 1,683.1 6,828.0
(南昌時代廣場) ...............
Phase I................................ 92,085.8 — — — — 326,912.5 251,661.5 135,770.9 54 — — July 2018 July 2018 March 2021 — — 100% 1,900.0 55
Residential ..................... — — — — 250,535.0 250,535.0 135,770.9 54 — —
Commercial ................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ....................... — — — — 62,260.4 — — — — —
Ancillary ........................ — — — — 14,117.2 1,126.5 — — — —
Phase II ............................. 88,084.2 — — — — — — — — 521,579.2 — December 2019 March 2020 December 2022 — — 100% 1,010.0 20/83
Residential ..................... — — — — — — — — — —
Commercial ................... — — — — — — — — 175,613.0 —
Office ............................ — — — — — — — — 161,906.5 —
– 192 –
Hotel .............................. — — — — — — — — 30,007.0 —
Serviced Apartment......... — — — — — — — — — —
BUSINESS
Car parks ....................... — — — — — — — — 137,271.4 —
Ancillary ......................... — — — — — — — — 16,781.2 —
6 Nanchang Bo Yuan 63,846.0 — — — — 170,494.0 107,318.0 106,213.5 99 — — June 2017 July 2017 January 2020 1,293.5 1,956.5 100% 1,370.0 56
(南昌鉑園) .....................
Residential ..................... — — — — 107,318.0 107,318.0 106,213.5 99 — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — —
Car parks ....................... — — — — 42,386.8 — — — — —
Ancillary ........................ — — — — 20,789.2 — — — — —
7 Nanchang Jinsha Wan 193,167.0 270,531.3 265,395.1 3,013.5 99 79,598.7 — — — — — April 2016 June 2016 January 2019 1,314.1 2,670.6 100% 40.6 8/21
(南昌金沙灣) ..................
Residential ..................... 244,813.9 244,813.9 1,935.0 99 — — — — — —
Commercial ................... 20,581.3 20,581.3 1,078.5 95 — — — — — —
Office.............................. — — — — — — — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ....................... — — — — 79,598.9 — — — — —
Ancillary ........................ — — — — — — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
8 Nanchang Yinhu Wan 132,533.0 290,595.9 280,960.4 969.3 100 147,993.5 61,577.5 61,574.2 100 — — April 2016 June 2016 October 2019 1,230.2 3,282.7 100% 680.8 9/22/57
(南昌銀湖灣) ...................
Residential ..................... 193,901.1 193,901.1 — 100 — — — — — —
Commercial ................... 16,998.4 16,998.4 969.3 94 2,207.1 2,207.1 2,203.8 100 — —
Office ............................ — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment ....... 70,060.9 70,060.9 — 100 59,370.4 59,370.4 59,370.4 100 — —
Car parks ....................... — — — — 85,297.0 — — — — —
Ancillary ........................ 9,635.6 — — — 1,119.0 — — — — —
9 Nanchang Long Wan 3,241.2 5,757.2 3,067.0 11/60
(南昌龍灣).......................
Phase I .............................. 144,478.6 291,536.5 277,973.3 36,768.5 87 70,288.8 4,605.0 — — — — November 2016 November 2016 December 2019 100% 11/60
Residential ..................... 226,707.4 226,707.4 — 100 — — — — — —
Commercial..................... 24,930.5 24,930.5 10,433.2 58 4,605.0 4,605.0 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — —
Car parks ........................ — — — — 63,884.2 — — — — —
Ancillary ......................... 39,868.6 26,335.3 26,335.3 — 1,799.6 — — — — —
Phase II ............................. 64,601.4 65,792.7 55,768.9 — — 92,611.9 59,920.1 59,689.6 100 — — March 2017 June 2017 December 2019 100% 60
Residential ...................... 55,768.9 55,768.9 — — 56,492.4 56,492.4 56,492.4 100 — —
– 193 –
Commercial..................... — — — — 3,427.7 3,427.7 3,197.2 93 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
BUSINESS
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 31,567.5 — — — — —
Ancillary ......................... 10,023.8 — — — 1,124.4 — — — —
Phase III ............................ 50,999.5 — — — — 127,099.6 91,303.9 91,303.9 100 — — May 2017 October 2017 December 2019 100% 60
Residential ...................... — — — — 90,077.2 90,077.2 90,077.2 100 — —
Commercial..................... — — — — 1,226.7 1,226.7 1,226.7 100 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 25,739.3 — — — — —
Ancillary ......................... — — — — 10,056.4 — — — — —
Phase IV ............................ 73,271.2 — — — — 171,823.4 126,327.2 110,785.6 88 — — August 2017 January 2018 December 2019 100% 60
Residential ...................... — — — — 99,970.3 99,970.3 99,970.3 100 — —
Commercial..................... — — — — 10,450.3 10,450.3 1,288.4 12 — —
Office.............................. — — — — 15,906.6 15,906.6 9,526.9 60 — —
Hotel............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — — —
Ancillary ......................... — — — — 45,496.2 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
10 Nanchang Amber Yuan 3,087.9 5,589.0 2,842.0 12/61
(南昌琥珀園) ...................
Phase I .............................. 96,728.8 295,381.6 237,149.9 17,390.4 93 8,657.9 — — — — — November 2016 November 2016 December 2019 100% 12
Residential ...................... 158,797.6 158,797.6 22.2 100 — — — — — —
Commercial..................... 24,732.3 24,732.3 16,679.1 33 — — — — —
Office.............................. 53,619.9 53,619.9 689.1 99 — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 48,170.7 — — — 8,657.9 — — — — —
Ancillary ......................... 10,061.0 — — — — — — — — —
Phase II ............................. 120,027.7 46,441.9 39,402.7 412.0 99 319,993.1 245,713.6 225,898.9 92 — — March 2017 May 2017 December 2019 100% 12/61
Residential ...................... 39,402.7 39,402.7 412.0 99 162,982.8 162,982.8 162,982.8 100 — —
Commercial..................... — — — — 29,589.8 29,589.8 9,775.1 33 — —
Office.............................. — — — — 53,141.0 53,141.0 53,141.0 100 — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 66,452.1 — — — — —
Ancillary ......................... 7,039.2 — — — 7,827.4 — — — — —
11 Nanchang Dong Yuan 112,316.7 — — — — 239,235.7 171,616.0 170,854.7 100 87,138.3 — May 2018 June 2018 October 2021 2,485.6 3,935.8 100% 2,620.0 62/84
(南昌東園).......................
Residential ...................... — — — — 171,616.0 171,616.0 170,854.7 100 24,900.1 —
– 194 –
Commercial..................... — — — — — — — — 49,460.3 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
BUSINESS
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 54,776.5 — — — — —
Ancillary ........................ — — — — 12,843.2 — — — 12,777.9 —
12 Nanchang Lan Wan 63,060.0 — — — — 180,962.5 133,413.9 70,745.5 53 — — June 2018 June 2018 February 2020 888.0 1,508.1 100% 950.0 63
(南昌瀾灣).......................
Residential ...................... — — — — 120,426.5 120,426.5 70,745.5 59 — —
Commercial..................... — — — — 12,987.5 12,987.5 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 39,816.2 — — — — —
Ancillary ......................... — — — — 7,732.3 — — — — —
13 Nanchang Rong Yuan 22,196.0 — — — — 63,823.7 48,301.2 14,384.6 30 — — August 2018 November 2018 March 2020 661.8 926.5 100% 690.0 64
(南昌榕園).......................
Residential ...................... — — — — 46,844.5 46,844.5 13,963.9 30 — —
Commercial..................... — — — — 1,456.7 1,456.7 420.7 29 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 12,507.1 — — — — —
Ancillary — — — — 3,015.4 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
14 Nanchang Sinic Center 15,813.0 90,027.2 55,113.7 26,074.3 53 — — — — — — August 2013 June 2015 April 2019 703.6 914.9 100% 671.0 13
(南昌新力中心) ...............
Residential ...................... — — — — — — — — — —
Commercial..................... — — — — — — — — — —
Office.............................. 55,113.7 55,113.7 26,074.3 53 — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 34,681.9 — — — — — — — — —
Ancillary ......................... 231.6 — — — — — — — — —
15 Nanchang Qinglan Wan 29,168.1 — — — — 83,617.3 66,617.7 62,875.8 94 — — May 2018 June 2018 November 2019 374.6 545.9 100% 410.0 65
(南昌青嵐灣) ...................
Residential ...................... — — — — 66,324.5 66,324.5 62,875.8 95 — —
Commercial..................... — — — — 197.0 197.0 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 13,262.0 — — — — —
Ancillary ......................... — — — — 3,833.9 96.2 — — — —
16 Nanchang Xi Yuan 461,741.0 174,332.0 164,685.7 125.9 100 287,929.5 151,851.6 132,890.8 88 230,338.9 — February 2017 April 2017 November 2022 3,872.2 4,355.1 100% 3,760.0 14/66/85
(南昌禧園).......................
Residential ...................... 164,685.7 164,685.7 125.9 100 137,140.8 137,140.8 119,415.8 87 230,338.9 —
– 195 –
Commercial..................... — — — — 14,710.8 14,710.8 13,475.1 92 — —
Office.............................. — — — — — — — — — —
BUSINESS
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 106,585.5 — — — — —
Ancillary ......................... 9,646.2 — — — 29,492.4 — — — — —
17 Nanchang Sinic City 247,862.0 — — — — 741,859.6 575,986.1 221,499.1 38 — — November 2018 November 2018 October 2020 1,711.6 7,312.5 100% 2,780.0 68
(南昌新力城) ...................
Residential ...................... — — — — 495,251.1 495,251.1 221,393.0 45 — —
Commercial..................... — — — — 24,123.3 24,123.3 106.1 — — —
Office.............................. — — — — 56,611.7 56,611.7 — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 145,257.9 — — — — —
Ancillary ......................... — — — — 20,615.6 — — — — —
18 Nanchang Jiang Yue 17,030.0 — — — — 55,544.4 43,370.8 — — — — March 2019 July 2019 December 2020 371.0 756.9 100% 398.0 69
(南昌江悅).......................
Residential ...................... — — — — 43,019.8 43,019.8 — — — —
Commercial..................... — — — — 351.0 351.0 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 11,477.7 — — — — —
Ancillary ......................... — — — — 695.9 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
19 Nanchang Dibo Wan 185,564.6 399,685.2 276,461.9 880.6 100 560.5 — — — — — June 2012 November 2012 July 2018 1,711.8 1,785.2 100% 14.4 16/25
(南昌帝泊灣) ...................
Residential ...................... 273,509.4 273,509.4 880.6 100 — — — — — —
Commercial..................... 2,952.5 2,952.5 — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 109,352.6 — — — — — — — — —
Ancillary ......................... 13,870.7 — — — 560.5 — — — — —
20 Nanchang Yulong Wan 163,009.7 306,156.7 287,948.5 14,610.5 95 55,971.1 22,335.0 22,335.0 100 — — January 2015 January 2015 December 2019 1,183.8 1,798.1 51% 243.9 15/24/67
(南昌鈺瓏灣) ...................
Residential ...................... 255,458.4 255,458.4 — — — — — — — —
Commercial..................... 18,213.2 18,213.2 333.6 98 3,578.0 3,578.0 3,578.0 100 — —
Office.............................. 14,276.9 14,276.9 14,276.9 — 18,757.1 18,757.1 18,757.0 100 — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 9,581.1 — — — 32,651.3 — — — — —
Ancillary ......................... 8,627.1 — — — 984.8 — — — — —
21 Nanchang Xingtang Wan 49,047.0 — — — — 121,259.3 91,865.3 87,078.3 95 — — February 2018 February 2018 March 2020 302.3 480.7 51% 168.3 58
(南昌星塘灣) ...................
Residential ..................... — — — — 75,797.5 75,797.5 75,611.9 100 — —
– 196 –
Commercial..................... — — — — 3,643.7 3,643.7 2,372.1 65 — —
Office ............................ — — — — — — — — — —
BUSINESS
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — 12,424.2 12,424.2 9,094.3 73 — —
Car parks ....................... — — — — 26,196.3 — — — — —
Ancillary ........................ — — — — 3,197.6 — — — — —
22 Nanchang Yujing 134,200.0 1,840.2 2,342.9 361.3 10/23
Wan Duhui
(南昌愉景灣都薈) ...........
Phase I .............................. 64,927.9 64,827.9 81.9 100 — — — — — December 2014 December 2014 June 2016 70% 10
Residential ..................... 64,827.9 64,827.9 81.9 — — — — — — —
Commercial ................... — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ........................ — — — — — — — — — —
Ancillary ......................... 100.0 — — — — — — — — —
Phase II ............................. 66,562.6 63,382.6 46.7 100 — — — — — — March 2015 April 2015 October 2016 70% 10
Residential ..................... 63,582.6 63,382.6 46.7 — — — — — — —
Commercial ................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — — —
Ancillary ......................... 2,980.0 — — — — — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Phase III ............................. 110,522.5 108,943.0 4,035.2 96 65,018.0 — — — — — September 2015 September 2015 November 2017 70% 10
Residential ..................... 108,943.0 108,943.0 4,035.2 96 — — — — — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ........................ — — — — 65,018.0 — — — — —
Ancillary ......................... 1,579.0 — — — — — — — — —
Phase IV............................. 93,700.1 82,321.2 26,813.2 67 — — — — — — November 2015 January 2016 January 2018 70% 10/23
Residential ..................... 22,471.7 22,471.7 1,844.5 92 — — — — — —
Commercial..................... 59,849.6 59,849.6 24,968.7 58 — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ....................... — — — — — — — — — —
Ancillary ......................... 11,378.9 — — — — — — — — —
23 Nanchang Wo Yuan 63,257.0 — — — — 187,191.0 143,354.2 — — — — July 2019 July 2019 June 2022 1,012.5 1,682.4 100% 1,020.0 59
(南昌渥園) ...................
Residential ...................... — — — — 143,354.2 143,354.2 — — — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
– 197 –
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 40,784.2 — — — — —
BUSINESS
Ancillary ......................... — — — — 3,052.6 — — — — —
24 Jingdezhen Dibo Wan 28,017.9 — — — — 124,965.7 106,635.9 15,261.7 14 — — December 2018 March 2019 December 2020 210.8 696.4 95% 228.0 70
(景德鎮帝泊灣) ...........
Residential ..................... — — — — 82,788.7 82,788.7 14,200.7 17 — —
Commercial ................... — — — — 4,038.2 4,038.2 1,061.0 26 — —
Office ............................ — — — — 19,809.0 19,809.0 — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ....................... — — — — 18,329.8 — — — — —
Ancillary ........................ — — — — — — — — — —
Ganzhou
25 Ganzhou Dibo Wan 1,547.8 1,968.6
(贛州帝泊灣) ..................
Phase I................................ 89,838.0 — — — — 346,545.7 330,263.7 257,924.3 78 — — September 2017 September 2017 December 2020 100% 1,680.0 46
Residential ...................... — — — — 255,746.0 255,746.0 255,746.0 100 — —
Commercial..................... — — — — 10,629.1 10,629.1 2,178.3 20 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 73,372.6 63,888.6 — — — —
Ancillary ......................... — — — — 6,798.0 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Phase II .............................. 83,934.0 26,761.5 26,761.5 1,790.6 93 186,742.0 169,306.8 71,802.6 42 — — September 2017 September 2017 December 2020 844.5 1,159.0 100% 1,024.0 5/47
Residential ...................... 26,761.5 26,761.5 1,790.6 93 119,733.7 119,733.7 71,802.6 60 — —
Commercial..................... — — — — 4,460.3 4,460.3 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 61,653.6 45,112.8 — — — —
Ancillary ......................... — — — — 894.4 — — — — —
26 Ganzhou Yulong Wan 75,709.0 — — — — 179,317.1 162,291.2 102,887.9 63 — — September 2017 September 2017 December 2020 749.4 1,065.1 60% 474.0 48
(贛州鈺瓏灣) ...................
Residential ...................... — — — — 127,743.8 127,743.8 102,887.9 81 — —
Commercial..................... — — — — 1,147.6 1,147.6 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 48,346.8 33,399.8 — — — —
Ancillary ......................... — — — — 2,078.9 — — — — —
27 Ganzhou Yinhu Wan 60,732.9 — — — — 52,015.8 50,966.6 11,207.1 22 100,929.8 — December 2018 December 2018 March 2022 203.7 567.4 100% 221.0 49/82
(贛州銀湖灣) ...................
Residential ...................... — — — — 50,966.6 50,966.6 11,207.1 22 61,359.7 —
Commercial..................... — — — — — — — — 3,541.5 —
– 198 –
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
BUSINESS
Car parks ........................ — — — — — — — — 33,543.7 —
Ancillary ......................... — — — — 1,049.1 — — — 2,484.9 —
Ji’an
28 Ji’an Dibo Wan 52,390.0 — — — — 152,080.3 151,450.9 48,743.9 32 — — November 2018 December 2018 October 2020 653.2 1,023.4 100% 690.0 50
(吉安帝泊灣) ...................
Residential ...................... — — — — 116,160.1 116,160.1 48,743.9 42 — —
Commercial..................... — — — — 534.2 534.2 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 34,756.6 34,756.6 — — — —
Ancillary ......................... — — — — 629.4 — — — — —
Fengcheng
29 Fengcheng Dibo Wan 121,850.9 267,849.4 267,361.7 2,917.6 99 91,586.0 47,137.7 47,137.7 100 — — April 2015 December 2015 August 2019 1,057.3 1,427.5 64% 174.7 7/53
(豐城帝泊灣) ..................
Residential ...................... 261,691.4 261,691.4 274.9 100 44,797.4 44,797.4 44,797.4 100 — —
Commercial..................... 5,670.3 5,670.3 2,642.7 53 2,340.3 2,340.3 2,340.3 100 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 41,307.0 — — — — —
Ancillary ......................... 487.7 — — — 3,141.3 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Yangtze River Delta Region
Wuxi
30 Wuxi Dibo Wan 1,356.0 2,223.8
(無錫帝泊灣) ...................
Phase I ........................... 57,409.5 35,830.0 24,216.0 5,309.8 78 — — — — — — August 2014 December 2014 May 2016 100% 260.0 4
Residential ...................... 24,216.0 24,216.0 5,309.8 78 — — — — — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — — —
Ancillary ........................ 11,614.0 — — — — — — — — —
Phase II ......................... 97,343.0 — — — — 239,982.0 166,917.9 165,578.7 99 — — August 2017 November 2017 November 2019 100% 1,650.0 39
Residential ...................... — — — — 164,641.3 164,641.3 164,641.3 100 — —
Commercial..................... — — — — 2,276.6 2,276.6 937.4 41 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 62,621.0 — — — — —
Ancillary ........................ — — — — 10,443.2 — — — — —
31 Wuxi Binhu 120 Mu 80,014.0 — — — — — — — — 211,432.7 211,432.7 November 2019 December 2019 June 2022 N/A 2,111.2 100% N/A 95
(無錫濱湖120畝) .............
– 199 –
Residential ...................... — — — — — — — — 154,706.2 154,706.2
Commercial..................... — — — — — — — — 2,223.7 2,223.7
BUSINESS
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 54,502.8 54,502.8
Ancillary ......................... — — — — — — — — — —
Kunshan
32 Kunshan Chenghu 74,222.2 — — — — 137,729.8 95,234.9 94,989.4 100 — — January 2018 September 2018 March 2020 832.7 1,055.1 100% 880.0 40
Yard No. 1
(昆山澄湖壹號院)............
Residential ...................... — — — — 95,234.9 95,234.9 94,989.4 100 — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 34,562.4 — — — — —
Ancillary ........................ — — — — 7,932.5 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
33 Kunshan Central Park 25,980.0 — — — — 75,978.8 54,775.9 53,508.2 98 — — January 2018 November 2018 April 2021 793.6 1,509.9 100% 850.0 41
(昆山中央公園) ...............
Residential ...................... — — — — 54,394.3 54,394.3 53,508.2 98 — —
Commercial..................... — — — — 381.7 381.7 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 16,003.0 — — — — —
Ancillary ........................ — — — — 5,199.9 — — — — —
Zhuji
34 Zhuji Dibo Wan 74,527.8 — — — — 240,228.5 171,135.9 30,299.7 18 — — January 2019 March 2019 October 2020 454.7 1,540.6 100% 610.0 43
(諸暨帝泊灣) ..................
Residential ...................... — — — — 166,604.5 166,604.5 29,383.8 18 — —
Commercial..................... — — — — 4,531.5 4,531.5 915.9 20 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 52,198.5 — — — — —
Ancillary ........................ — — — — 16,894.1 — — — — —
Cixi
35 Cixi Dibo Wan 23,822.0 — — — — 55,561.1 38,770.4 — — — — May 2019 November 2019 August 2020 133.9 425.2 100% 260.0 44
– 200 –
(慈溪帝泊灣) ...................
Residential ...................... — — — — 37,286.1 37,286.1 — — — —
Commercial..................... — — — — 1,484.4 1,484.4 — — — —
BUSINESS
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 16,790.6 — — — — —
Ancillary ......................... — — — — — — — — — —
Rui’an
36 Rui’an Dibo Wan 26,319.0 — — — — 86,394.8 64,563.7 — — — — April 2019 October 2019 March 2021 — 904.8 100% 483.0 45
(瑞安帝泊灣) ...................
Residential ...................... — — — — 62,025.8 62,025.8 — — — —
Commercial..................... — — — — 2,537.9 2,537.9 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 21,831.1 — — — — —
Ancillary ......................... — — — — — — — — — —
37 Suzhou Bo Yuan 90,890.8 — — — — 178,089.0 130,237.8 — — — — May 2019 September 2019 February 2021 1,237.0 2,480.0 70% 883.4 42
(蘇州鉑園).......................
Residential ...................... — — — — 123,037.8 123,037.8 — — — —
Commercial..................... — — — — 7,200.0 7,200.0 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 37,457.4 — — — — —
Ancillary ......................... — — — — 10,393.9 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Greater Bay Region
Huizhou
38 Huizhou Dong Yuan 82,338.0 90,430.7 86,050.2 22,018.8 74 212,762.9 192,846.1 150,285.0 78 — — June 2017 June 2017 November 2019 1,735.0 3,029.6 100% 1,485.0 1/26
(惠州東園) .....................
Residential ...................... 64,031.4 64,031.4 — — 148,522.3 148,522.3 147,974.5 100 — —
Commercial..................... — — — — 2,310.5 2,310.5 2,310.5 100 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 22,018.8 22,018.8 22,018.8 — 51,013.2 42,013.2 — — — —
Ancillary ........................ 4,380.5 — — — 10,916.8 — — — — —
39 Xiangshan Ju (香山居)...... 22,940.0 — — — — 99,345.1 91,251.7 77,371.7 85 — — June 2017 July 2017 August 2019 855.7 1,017.2 100% 960.0 29
Residential ...................... — — — — 73,532.0 73,532.0 72,944.8 99 — —
Commercial..................... — — — — 4,426.9 4,426.9 4,426.9 100 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 18,503.9 13,292.9 — — — —
Ancillary ........................ — — — — 2,882.4 — — — — —
40 Huizhou Amber Yuan 37,560.0 — — — — 138,647.1 129,796.2 102,891.3 79 — — January 2018 January 2018 December 2019 806.8 1,371.3 75% 810.0 27
(惠州琥珀園) ...................
Residential ..................... — — — — 103,088.3 103,088.3 102,891.3 100 — —
– 201 –
Commercial ................... — — — — 350.0 350.0 — — — —
Office.............................. — — — — — — — — — —
BUSINESS
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 30,744.3 26,357.9 — — — —
Ancillary ........................ — — — — 4,464.4 — — — — —
41 Huizhou Upper Yuan 36,516.0 — — — — 122,622.2 115,539.4 91,231.8 79 — — December 2017 December 2017 May 2020 861.4 1,393.6 100% 900.0 28
(惠州上園) .....................
Residential ...................... — — — — 89,991.2 89,991.2 89,991.2 100 — —
Commercial..................... — — — — 1,845.1 1,845.1 1,240.6 67 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 27,510.7 23,703.1 — — — —
Ancillary ......................... — — — — 3,275.1 — — — — —
42 Huizhou Lan Wan 19,520.0 — — — — — — — — 81,560.9 — December 2019 February 2020 November 2020 376.3 794.9 100% 490.0 78
(惠州藍灣) .....................
Residential ..................... — — — — — — — — 58,914.0 —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 17,559.0 —
Ancillary ........................ — — — — — — — — 5,087.9 —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
43 Huizhou Ya Yuan 34,362.3 — — — — — — — — 94,078.7 — December 2019 February 2020 March 2021 204.5 1,230.9 100% 393.0 79
(惠州雅園) .....................
Residential ...................... — — — — — — — — 65,838.0 —
Commercial..................... — — — — — — — — 2,078.0 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 24,864.7 —
Ancillary ........................ — — — — — — — — 1,298.0 —
44 Huizhou Dibo Wan 1,992.8 3,696.2
(惠州帝泊灣) ...................
Phase I ............................ 122,152.0 193,482.2 168,134.8 30,965.4 82 205,397.2 202,199.5 74,076.8 37 — — June 2017 August 2017 July 2021 100% 2,280.0 2/30
Residential ..................... 134,894.6 134,894.6 326.2 100 134,430.4 134,430.4 70,478.0 52 — —
Commercial ................... 3,736.4 3,736.4 1,135.4 70 5,118.8 5,118.8 3,598.8 70 — —
Office.............................. — — — — 20,623.0 20,623.0 — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 47,285.8 29,503.8 29,503.8 — 42,027.2 42,027.2 — — — —
Ancillary ......................... 7,565.5 — — — 3,197.8 — — — — —
Phase II ......................... 44,440.6 — — — — 153,679.0 145,531.4 — — — — March 2018 September 2019 June 2021 100% 566.0 31
Residential ...................... — — — — 101,936.0 101,936.0 — — — —
Commercial..................... — — — — 11,788.0 11,788.0 — — — —
– 202 –
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
BUSINESS
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 39,775.0 31,807.4 — — — —
Ancillary ........................ — — — — 180.0 — — — — —
45 Huizhou Long Wan 36,670.0 — — — — 149,835.0 137,360.8 45,353.5 33 — — July 2018 September 2018 March 2021 624.6 1,281.7 100% 670.0 32
(惠州瓏灣) .....................
Residential ...................... — — — — 98,718.7 98,718.7 39,637.3 40 — —
Commercial..................... — — — — 2,525.5 2,525.5 1,545.1 61 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — 4,536.6 4,536.6 4,171.1 92 — —
Car parks ........................ — — — — 37,690.0 31,580.0 — — — —
Ancillary ......................... — — — — 6,364.2 — — — — —
46 Huizhou Rui Yuan 37,025.0 — — — — 202,815.0 190,216.0 — — — — October 2018 September 2019 June 2021 1,065.6 2,494.2 100% 1,190.0 33
(惠州睿園) .....................
Residential ...................... — — — — 150,050.0 150,050.0 — — — —
Commercial..................... — — — — 2,175.0 2,175.0 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 50,430.0 37,991.0 — — — —
Ancillary ......................... — — — — 160.0 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
47 Huizhou Xi Yuan 23,891.0 — — — — 64,171.0 60,661.0 — — — — March 2019 December 2019 September 2021 347.8 626.6 100% 355.0 34
(惠州璽園) .....................
Residential ...................... — — — — 40,800.0 40,800.0 — — — —
Commercial..................... — — — — 121.0 121.0 — — — —
Office.............................. — — — — 3,150.0 3,150.0 — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 20,100.0 16,590.0 — — — —
Ancillary ......................... — — — — — — — — — —
48 Huizhou Sinic City 4,676.4 10,953.4 5,380.0 3/35
(惠州新力城) ...................
Phase I 126,485.4 191,169.7 177,755.4 68,960.2 61 140,528.3 135,091.7 121,543.2 90 — — August 2017 November 2017 December 2019 100% 3/35
Residential ..................... 108,795.2 108,795.2 — — 130,431.4 130,431.4 116,882.9 90
Commercial..................... — — — — 4,660.3 4,660.3 4,660.3 100 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 79,190.2 68,960.2 68,960.2 — — — — — — —
Ancillary ......................... 3,184.3 — — — 5,436.6 — — — — —
Phase II 156,602.9 — — — — 486,983.0 453,757.5 182,869.8 40 — — March 2018 June 2018 February 2020 100% 35
Residential ...................... — — — — 328,868.5 328,868.5 182,869.8 56 — —
Commercial..................... — — — — 7,529.8 7,529.8 — — — —
Office.............................. — — — — — — — — — —
– 203 –
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
BUSINESS
Car parks ........................ — — — — 140,664.2 117,359.2 — — — —
Ancillary ........................ — — — — 9,920.5 — — — — —
Phase III ........................ 169,258.4 — — — — 506,800.6 474,669.5 29,644.9 6 — — June 2018 June 2019 June 2021 100% 35
Residential ...................... — — — — 360,612.8 359,952.7 29,644.9 8 — —
Commercial ................... — — — — 4,679.0 4,679.0 — — — —
Office ............................ — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 134,780.8 110,037.8 — — — —
Ancillary — — — — 6,728.0 — — — — —
49 Huizhou Gaoling Village 71,212.0 — — — — — — — — 272,065.0 — December 2019 February 2020 August 2021 690.2 1,950.2 100% 980.0 80
(惠州高嶺村) ...................
Residential ...................... — — — — — — — — 184,523.4 —
Commercial..................... — — — — — — — — 20,502.6 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 55,832.0 —
Ancillary ......................... — — — — — — — — 11,207.0 —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Qingyuan
50 Qingyuan Feicui Wan 15,473.4 — — — — 95,251.8 89,588.9 38,553.6 43 — — May 2018 August 2018 May 2020 376.0 727.6 100% 440.0 36
(清遠翡翠灣) ..................
Residential ...................... — — — — 66,618.6 66,618.6 38,553.6 58 — —
Commercial..................... — — — — 2,444.9 2,444.9 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 24,499.4 20,525.4 — — — —
Ancillary ......................... — — — — 1,688.9 — — — — —
Guangzhou
51 Guangzhou Amber Yuan 56,562.7 — — — — 121,289.0 91,869.2 — — 74,714.0 — March 2019 September 2019 September 2021 932.1 2,799.0 100% 1,810.0 37/81
(廣州琥珀園) ...................
Residential ...................... — — — — 54,660.6 54,660.6 — — 48,406.0 —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 52,161.6 37,208.6 — — — —
Ancillary ......................... — — — — 14,466.8 — — — 26,308.0 —
Zhongshan
– 204 –
52 Zhongshan Feicui Wan 48,519.3 — — — — 126,041.9 109,481.5 33,362.0 30 — — September 2018 March 2019 December 2020 740.8 1,283.3 100% 775.0 38
(中山翡翠灣) ...................
BUSINESS
Residential ...................... — — — — 88,372.0 88,366.8 33,362.0 38 — —
Commercial..................... — — — — 3,311.8 — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 25,914.6 21,114.6 — — — —
Ancillary ......................... — — — — 8,443.5 — — — — —
Central and Western China Core Cities and Other Regions with High-Growth Potential
Wuhan
53 Wuhan Jinsha Wan 33,351.1 — — — — 135,116.1 132,600.6 74,285.8 56 — — September 2018 October 2018 July 2020 507.1 991.4 100% 550.0 71
(武漢金沙灣) ...................
Residential ...................... — — — — 102,087.6 102,087.6 73,548.3 72 — —
Commercial..................... — — — — 3,337.3 3,337.3 737.5 22 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 27,175.7 27,175.7 — — — —
Ancillary — — — — 2,515.6 — — — — —
54 Wuhan Dibo Wan 110,445.6 97,782.7 97,379.2 1,590.2 98 233,711.8 140,264.4 126,754.2 90 — — March 2017 March 2017 December 2019 2,134.5 2,948.3 100% 1,578.0 18/72
(武漢帝泊灣) ...................
Residential ...................... 92,434.8 92,434.8 1,164.7 99 128,335.4 128,335.4 120,959.0 94 — —
Commercial..................... 4,944.4 4,944.4 425.6 91 11,929.0 11,929.0 5,795.2 49 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — —
Car parks ........................ — — — — 88,148.6 — — — — —
Ancillary ......................... 403.5 — — — 5,298.8 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
55 Wuhan Amber Yuan 17,373.9 59,960.0 54,420.7 11,984.7 78 — — — — — — November 2016 December 2016 September 2018 367.6 585.5 79%** 13.3 17
(武漢琥珀園) ...................
Residential ...................... 28,622.1 28,622.1 — 100 — — — — — —
Commercial..................... 6,266.0 6,266.0 694.2 89 — — — — — —
Office.............................. 8,312.4 8,312.4 70.3 99 — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 13,770.1 11,220.1 11,220.1 — — — — — — —
Ancillary ......................... 2,989.3 — — — — — — — — —
Changsha
56 Changsha Zi Yuan
(長沙紫園).......................
Phase I................................ 13,490.4 — — — — 62,612.1 40,712.6 32,794.7 81 1,870.1 — May 2018 June 2018 August 2020 580.8 1,577.0 99% 454.7 73/86
Residential ...................... — — — — 40,712.6 40,712.6 32,794.7 81 — —
Commercial..................... — — — — — — — — 1,870.1 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 18,197.3 — — — — —
Ancillary ........................ — — — — 3,702.2 — — — — —
– 205 –
Phase II* ............................ 8,269.0 — — — — — — — — 29,859.8 — December 2019 March 2020 December 2021 99% 134.3 87
Residential ...................... — — — — — — — — 25,326.8 —
BUSINESS
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 3,633.9 —
Ancillary ......................... — — — — — — — — 899.1 —
57 Changsha Dibo Wan 86,946.5 — — — — — — — — 95,653.3 — December 2019 February 2020 November 2021 526.9 928.1 99% 524.7 90
(長沙帝泊灣) ...................
Residential ...................... — — — — — — — — 72,424.8 —
Commercial..................... — — — — — — — — 629.7 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 19,400.0 —
Ancillary ......................... — — — — — — — — 3,198.8 —
58 Changsha Yulong Wan 68,585.3 — — — — 238,498.7 187,885.0 157,947.4 84 — — November 2017 April 2018 August 2020 541.9 1,105.8 99% 603.9 74
(長沙鈺瓏灣) ...................
Residential ...................... — — — — 181,537.1 181,537.1 157,947.4 87 — —
Commercial..................... — — — — 6,347.9 6,347.9 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 44,490.7 — — — — —
Ancillary ......................... — — — — 6,122.9 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
59 Changsha Bo Yuan 1,699.6 4,162.5 1,725.0 75/88
(長沙鉑園) .....................
Phase I .............................. 56,186.9 — — — — 282,171.2 227,493.6 5,283.1 2 3,378.9 — March 2019 May 2019 March 2022 100% 75/88
Residential ...................... — — — — 222,817.7 222,817.7 5,283.1 2 — —
Commercial..................... — — — — 4,675.9 4,675.9 — — — —
Office ............................ — — — — — — — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ....................... — — — — — — — — — —
Ancillary ........................ — — — — 54,677.6 — — — 3,378.9 —
Phase II ............................. 19,766.0 — — — — — — — — 43,997.9 — May 2020 October 2020 March 2022 100% 88
Residential ...................... — — — — — — — — 26,845.0 —
Commercial..................... — — — — — — — — 6,544.0 —
Office ............................ — — — — — — — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ........................ — — — — — — — — 9,041.1 —
Ancillary ........................ — — — — — — — — 1,567.8 —
60 Changsha Amber Yuan 34,045.3 — — — — — — — — 153,786.9 — August 2019 December 2019 June 2021 462.7 1,452.3 94% 601.9 89
(長沙琥珀園) ...................
Residential ..................... — — — — — — — — 88,340.6 —
– 206 –
Commercial..................... — — — — — — — — 28,571.1 —
Office.............................. — — — — — — — — — —
BUSINESS
Hotel .............................. — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — — —
Ancillary ......................... — — — — — — — — 36,875.2 —
Chengdu
61 Chengdu Feicui Wan 29,503.4 — — — — 134,010.4 133,310.4 71,448.9 54 — — August 2018 January 2019 April 2020 507.3 879.7 100% 600.0 76
(成都翡翠灣) ...................
Residential ...................... — — — — 113,636.4 113,636.4 70,781.5 62 — —
Commercial..................... — — — — 2,250.0 2,250.0 667.5 30 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 17,424.0 17,424.0 — — — —
Ancillary ......................... — — — — 700.0 — — — — —
62 Chengdu Amber Yuan 11,079.5 — — — — 59,683.8 53,589.7 40,267.0 75 — — October 2018 January 2019 June 2020 468.6 652.5 100% 484.0 77
(成都琥珀園) ...................
Residential ...................... — — — — 39,818.7 39,818.7 39,818.7 100 — —
Commercial..................... — — — — 448.3 448.3 448.3 100 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 14,080.8 13,322.8 — — — —
Ancillary ........................ — — — — 5,336.1 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
63 Chengdu Shuangliu 61,210.2 — — — — — — — — 181,883.1 181,883.1 November 2019 December 2019 January 2022 N/A 2,253.0 100% — 96
92 Mu (成都雙流92畝) ...
Residential ...................... — — — — — — — — 122,184.4 122,184.4
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 59,372.0 59,372.0
Ancillary ......................... — — — — — — — — 326.6 326.6
Weifang
64 Weifang Dibo Wan 30,387.0 — — — — — — — — 104,466.7 — September 2019 November 2019 July 2021 94.8 746.8 60% 55.2 91
(濰坊帝泊灣)
Residential ...................... — — — — — — — — 80,047.6 —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 23,714.6 —
Ancillary ......................... — — — — — — — — 704.5 —
Fuzhou
65 Fuzhou Pingtan 32 Mu 21,240.0 — — — — — — — — 74,195.1 74,195.1 September 2019 December 2019 March 2021 N/A 576.6 48% — 97
– 207 –
(福州平潭32畝) ...............
Residential ...................... — — — — — — — — 52,454.0 52,454.0
BUSINESS
Commercial..................... — — — — — — — — 1,623.0 1,623.0
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 18,733.1 18,733.1
Ancillary ......................... — — — — — — — — 1,385.0 1,385.0
66 Fuzhou Pingtan 73 Mu 48,618.4 — — — — — — — — 182,456.2 — September 2019 November 2019 December 2021 N/A 1,555.6 48% 393.6 92
(福州平潭73畝) ...............
Residential ...................... — — — — — — — — 132,297.4 —
Commercial..................... — — — — — — — — 6,939.0 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 39,054.5 —
Ancillary ......................... — — — — — — — — 4,165.3 —
Hefei
67 Hefei Yaohai 49.6 Mu 33,052.6 — — — — — — — — 84,888.1 — August 2019 September 2019 December 2021 N/A 957.7 100% 541.0 93
(合肥瑶海49.6畝) ............
Residential ...................... — — — — — — — — 61,390.8 —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 21,797.7 —
Ancillary ......................... — — — — — — — — 1,699.6 —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
68 Hefei Xinzhan 102 Mu 68,460.7 — — — — — — — — 177,819.5 — August 2019 September 2019 December 2021 N/A 1,939.0 70% 752.5 94
(合肥新站102畝) .............
Residential ...................... — — — — — — — — 132,069.7 —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 40,738.8 —
Ancillary ......................... — — — — — — — — 5,011.0 —
Property projects developed by joint ventures and associates
Jiangxi Province
Nanchang
69 Nanchang Qingyun Fu 53,975.4 — — — — 183,011.2 134,236.1 65,329.2 49 — — May 2018 July 2018 October 2020 974.9 1,616.8 18% N/A N/A
(南昌青雲府) ...................
Residential ..................... — — — — 80,189.3 80,189.3 65,329.2 81 — —
Commercial ................... — — — — 14,582.6 14,582.6 — — — —
Office ............................ — — — — 39,464.3 39,464.3 — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ....................... — — — — 36,637.1 — — — — —
Ancillary ........................ — — — — 12,138.0 — — — — —
– 208 –
70 Nanchang Zhen Yuan 116,665.5 — — — — 511,292.5 404,012.0 107,211.9 27 — — December 2018 February 2019 December 2021 2,174.2 4,858.2 50% N/A N/A
BUSINESS
(南昌臻園) .....................
Residential ..................... — — — — 285,227.8 285,227.8 107,211.9 38 — —
Commercial ................... — — — — 21,187.7 21,187.7 — — — —
Office ............................ — — — — 97,596.5 97,596.5 — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ....................... — — — — 105,543.5 — — — — —
Ancillary ........................ — — — — 1,737.0 — — — — —
71 Nanchang Xianghu Wan 82,770.0 923.7 1,310.2
(南昌象湖灣) ...................
Phase I .............................. 146,183.5 144,902.3 747.2 99 — — — — — — December 2015 December 2015 May 2017 20% N/A N/A
Residential ..................... 144,902.3 144,902.3 747.2 99 — — — — — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — — —
Ancillary ......................... 1,281.1 — — — — — — — — —
Phase II ............................. 33,081.5 31,553.8 98.1 100 65,460.0 24,124.8 — — 26,275.5 — December 2015 November 2016 September 2021 20% N/A N/A
Residential ...................... — — — — 24,124.8 24,124.8 — — 24,128.9 —
Commercial..................... 9,454.2 9,454.2 0.1 100 — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... 22,099.6 22,099.6 98.0 100 — — — — — —
Car parks ........................ — — — — 39,187.9 — — — — —
Ancillary ......................... 1,527.7 — — — 2,147.3 — — — 2,146.6 —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
72 Nanchang Yuelong Fu 36,587.0 — — — — 103,907.6 77,934.4 77,933.5 100 — — September 2018 September 2018 July 2020 546.6 775.2 25% N/A N/A
(南昌悅瓏府) ...................
Residential ...................... — — — — 75,929.5 75,929.5 75,928.6 100 — —
Commercial..................... — — — — 2,004.9 2,004.9 2,004.9 100 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car Parks ........................ — — — — 23,318.4 — — — — —
Ancillary ......................... — — — — — — — — — —
73 Nanchang Waitan No. 9 31,018.0 132,337.4 46,776.2 4,709.5 90 — — — — — — April 2016 July 2016 May 2019 924.6 1,400.0 50% N/A N/A
(南昌外灘9號) .................
Residential ...................... — — — — — — — — — —
Commercial..................... 10,207.6 10,207.6 4,655.1 54 — — — — — —
Office.............................. 36,568.6 36,568.6 54.4 100 — — — — — —
Hotel ............................... 46,023.1 — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ 38,593.6 — — — — — — — — —
Ancillary ......................... 944.5 — — — — — — — — —
74 Nanchang Yi Yuan 34,386.0 104,377.2 103,488.2 4,455.3 96 22,255.2 — — — — — November 2016 December 2016 December 2018 896.9 1,139.0 60% N/A N/A
(南昌怡園).......................
Residential ...................... 99,032.9 99,032.9 — 100 — — — — — —
– 209 –
Commercial..................... 4,455.3 4,455.3 4,455.3 — — — — — —
Office.............................. — — — — — — — — — —
BUSINESS
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 22,255.2 — — — — —
Ancillary ......................... 889.0 — — — — — — — — —
75 Nanchang Hongyang Fu 43,409.6 — — — — 122,442.7 94,779.5 19,881.6 21 — — April 2019 June 2019 April 2021 696.5 1,864.8 51% N/A N/A
(南昌弘陽府) ..................
Residential ........................ — — — — 91,853.2 91,853.2 19,881.6 22 — —
Commercial ....................... — — — — 2,926.3 2,926.3 — — — —
Office ................................ — — — — — — — — — —
Hotel ................................. — — — — — — — — — —
Serviced Apartment ........... — — — — — — — — — —
Car parks ........................... — — — — 24,238.1 — — — — —
Ancillary ........................... — — — — 3,425.1 — — — — —
76 Nanchang Jinyao Fu 139,473.0 — — — — 327,486.4 254,216.5 9,400.6 4 — — May 2019 June 2019 January 2022 1,484.2 2,775.4 60% N/A N/A
(南昌錦瑤府) ..................
Residential ........................ — — — — 250,882.9 250,882.9 9,400.6 4 — —
Commercial ....................... — — — — 3,333.7 3,333.7 — — — —
Office ................................ — — — — — — — — — —
Hotel ................................. — — — — — — — — — —
Serviced Apartment ........... — — — — — — — — — —
Car parks ........................... — — — — 66,934.2 — — — — —
Ancillary ........................... — — — — 6,335.7 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
77 Nanchang Gongyuan 89,966.5 — — — — 289,446.8 218,155.0 8,653.6 4 — — March 2019 June 2019 December 2021 1,547.8 2,607.4 40% N/A N/A
Tianxia
(南昌公園天下) ..............
Residential ........................ — — — — 217,179.3 217,179.3 8,653.6 4 — —
Commercial ....................... — — — — 975.7 975.7 — — — —
Office ................................. — — — — — — — — — —
Hotel ................................. — — — — — — — — — —
Serviced Apartment ........... — — — — — — — — — —
Car parks ........................... — — — — 62,401.7 — — — — —
Ancillary ........................... — — — — 8,890.1 — — — — —
78 Nanchang He Yuan 90,419.7 71,027.12 60,309.8 271.7 100 171,366.8 114,708.2 107,369.9 94 — — September 2017 September 2017 November 2019 1,410.8 1,869.2 19% N/A N/A
(南昌合園).......................
Residential ........................ 60,309.8 60,309.8 271.7 100 107,369.9 107,369.9 107,369.9 100 — —
Commercial ....................... — — — — 7,338.4 7,338.4 — — — —
Office ................................ — — — — — — — — — —
Hotel ................................. — — — — — — — — — —
Serviced Apartment ........... — — — — — — — — — —
Car parks ........................... — — — — 49,659.1 — — — — —
Ancillary ........................... 10,717.3 — — — 6,999.4 — — — — —
79 Nanchang Tang Yue 32,480.0 — — — — 105,234.7 83,320.4 — — — — July 2019 September 2019 December 2021 675.3 1,432.5 50% N/A N/A
(南昌樘悅) .....................
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Residential ........................ — — — — 83,028.8 83,028.8 — — — —
Commercial ....................... — — — — 291.6 291.6 — — — —
BUSINESS
Office ................................ — — — — — — — — — —
Hotel ................................. — — — — — — — — — —
Serviced Apartment ........... — — — — — — — — — —
Car parks ........................... — — — — 21,320.2 — — — — —
Ancillary ........................... — — — — 594.1 — — — — —
80 Nanchang Jiulong 96,124.7 — — — — — — — — 257,203.4 — August 2019 September 2019 December 2021 605.6 1,555.9 50% N/A N/A
Lake 144 Mu
(南昌九龍湖144畝) ........
Residential ........................ — — — — — — — — 203,460.0 —
Commercial ....................... — — — — — — — — 4,178.7 —
Office ................................ — — — — — — — — — —
Hotel ................................. — — — — — — — — — —
Serviced — — — — — — — — — —
Apartment ......................
Car parks ........................... — — — — — — — — 49,564.8 —
Ancillary ........................... — — — — — — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Fuzhou
81 Fuzhou Yujing Wan 53,888.2 — — — — 125,815.0 91,288.6 65,572.7 72 — — January 2019 January 2019 November 2020 499.1 949.2 66% N/A N/A
(撫州愉景灣) ...................
Residential ...................... — — — — 95,933.4 90,175.0 65,572.7 73 — —
Commercial..................... — — — — 1,113.6 1,113.6 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car Parks ........................ — — — — 26,610.8 — — — — —
Ancillary ......................... — — — — 2,157.2 — — — — —
Shangrao
82 Shangrao Dibo Wan 82,855.2 — — — — 198,662.2 146,385.4 64,594.5 44 — — September 2018 November 2018 July 2020 479.2 1,089.0 33% N/A N/A
(上饒帝泊灣) ...................
Residential ...................... — — — — 143,075.3 143,075.3 64,594.5 45 — —
Commercial..................... — — — — 3,310.1 3,310.1 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 49,024.0 — — — — —
Ancillary ........................ — — — — 3,252.8 — — — — —
De’an
83 De’an Dibo Wan 59,932.5 — — — — 179,267.5 143,472.9 39,432.1 27 — — August 2018 October 2018 June 2020 274.0 733.8 50% N/A N/A
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(德安帝泊灣) ..................
Residential ..................... — — — — 137,063.2 137,063.2 39,432.1 29 — —
BUSINESS
Commercial ................... — — — — 6,409.7 6,409.7 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Service Apartment........... — — — — — — — — — —
Car parks ....................... — — — — 31,136.0 — — — — —
Ancillary ........................ — — — — 4,658.6 — — — — —
Yangtze River Delta Region
84 Shanghai Jiading Anting 60,512.0 — — — — 158,143.8 154,092.4 — — — — July 2019 June 2020 December 2022 — 2,597.5 49% N/A N/A
(上海嘉定安亭) ...............
Residential ...................... — — — — 119,539.9 119,539.9 — — — —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 34,552.5 34,552.5 — — — —
Ancillary ......................... — — — — 4,051.5 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Nanjing
85 Nanjing Jiangning 110 73,538.4 — — — — 51,072.7 48,933.4 — — 155,332.8 — May 2019 August 2019 September 2021 950.0 3,467.7 34% N/A N/A
Mu (南京江寧區110畝) ...
Residential ...................... — — — — 43,194.8 43,194.8 — — 97,785.7 —
Commercial..................... — — — — 4,635.0 4,635.0 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 2,139.3 — — — 49,397.5 —
Ancillary ......................... — — — — 1,103.5 1,103.5 — — 8,149.6 —
Suzhou
86 Suzhou Xiangcheng 71 47,434.0 — — — — 81,137.3 43,110.7 — — 60,955.0 — July 2019 December 2019 May 2021 1,390.9 2,148.8 50% N/A N/A
Mu (蘇州相城區71畝).....
Residential ...................... — — — — 43,110.7 43,110.7 — — 59,685.2 —
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 38,026.6 — — — — —
Ancillary ......................... — — — — — — — — 1,269.8 —
Wuxi
– 212 –
87 Wuxi Binhu 219 Mu 146,285.1 — — — — 63,431.0 46,104.0 — — 148,810.9 — June 2019 August 2019 June 2022 831.3 3,232.2 55% N/A N/A
(無錫濱湖區219畝)..........
BUSINESS
Residential ...................... — — — — 46,104.0 46,104.0 — — 95,009.9 —
Commercial..................... — — — — — — — — 743.9 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 16,915.0 — — — 49,833.4 —
Ancillary ......................... — — — — 412.0 — — — 3,223.7 —
Greater Bay Region
Qingyuan
88 Qingyuan Long Wan 24,866.5 — — — — 111,274.7 110,253.6 6,995.1 6 — — December 2018 April 2019 October 2020 405.4 1,066.8 32% N/A N/A
(清遠龍灣).......................
Residential ...................... — — — — 81,546.5 81,546.5 6,995.1 9 — —
Commercial..................... — — — — 1,759.7 1,759.7 — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — 26,947.4 26,947.4 — — — —
Ancillary ......................... — — — — 1,021.1 — — — — —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Zhongshan
89 Zhongshan Dibo Wan 21,182.9 — — — — — — — — 70,147.3 — November 2019 December 2019 March 2022 251.3 633.5 30% N/A N/A
(中山帝泊灣) ...................
Residential ..................... — — — — — — — — 47,874.1 —
Commercial ................... — — — — — — — — 2,000.0 —
Office ............................ — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ....................... — — — — — — — — 15,980.2 —
Ancillary ........................ — — — — — — — — 4,293.0 —
Central and Western China Core
Cities and Other Regions with
High-Growth Potential
Wuhan
90 Wuhan Sinic City 135,941.2 — — — — 714,818.9 688,985.5 238,945.2 35 — — May 2018 August 2018 December 2021 4,481.4 6,478.5 51% N/A N/A
(武漢新力城) ..................
Residential ...................... — — — — 487,543.7 487,543.7 236,296.8 48 — —
Commercial..................... — — — — 9,698.6 9,698.6 2,648.4 27 — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
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Car parks ........................ — — — — 191,743.3 191,743.3 — — — —
Ancillary ......................... — — — — 25,833.3 — — — — —
BUSINESS
91 Wuhan Ya Yuan 38,151.3 — — — — — — — — 213,269.3 — November 2019 December 2019 October 2022 400.0 3,049.5 51% N/A N/A
(武漢雅園).......................
Residential ...................... — — — — — — — — 145,663.3 —
Commercial..................... — — — — — — — — 4,796.9 —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 54,435.1 —
Ancillary ......................... — — — — — — — — 8,373.9 —
Completed Under Development Held for Future Development
Actual/
Actual/ estimated Actual/
Total Percentage estimated commencement estimated Group’s
Total Total Percentage of Saleable/ saleable of total GFA without commencement date for pre- completion Development Total attributable Ref to property
Site completed saleable Total saleable total saleable GFA under rentable GFA saleable GFA Planned land use rights date for sale of date for costs development Group’s market valuation
Project/Phases Area(1) GFA(2) GFA(3) GFA unsold(4) GFA sold(5) development(2) GFA(6) pre-sold pre-sold(7) GFA(1) certificate construction(8) properties(9) construction(10) incurred(11) costs(12) Interests(13) value(14) report(15)
(in RMB (in RMB (in RMB
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) (in sq.m.) (%) (in sq.m.) (in sq.m.) million) million) million)
Chengdu
92 Chengdu Shuangliu 29.69 19,793.6 — — — — — — — — 48,168.1 48,168.1 November 2019 December 2019 December 2021 — 687.9 33% N/A N/A
Mu (成都雙流29.69畝)....
Residential ...................... — — — — — — — — 29,547.0 29,547.0
Commercial..................... — — — — — — — — — —
Office.............................. — — — — — — — — — —
Hotel ............................... — — — — — — — — — —
Serviced Apartment......... — — — — — — — — — —
Car parks ........................ — — — — — — — — 18,468.1 18,468.1
Ancillary ......................... — — — — — — — — 153.0 153.0
Anxi
93 Anxi Dibo Wan 49,081.7 — — — — 162,330.0 127,582.0 13,105.9 10 — — March 2019 June 2019 November 2020 299.3 994.5 20% N/A N/A
(安溪帝泊灣) ..............
Residential ..................... — — — — 123,389.4 123,389.4 13,105.9 11 — —
Commercial ................... — — — — 4,192.6 4,192.6 — — — —
Office ............................ — — — — — — — — — —
Hotel .............................. — — — — — — — — — —
Serviced Apartment ....... — — — — — — — — — —
Car parks ....................... — — — — 32,817.9 — — — — —
Ancillary ........................ — — — — 1,930.2 — — — — —
Attributable total .......................... 6,409,522.9 3,479,238.4 3,075,855.8 275,887.3 11,678,684.4 9,167,397.4 4,332,339.5 3,013,778.3 444,824.9 75,864.8 156,920.2 68,156.5
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BUSINESS
Total ................................................. 7,662,988.3 4,147,850.0 3,675,270.9 300,939.8 14,100,452.2 11,057,035.8 4,961,408.6 3,788,255.3 515,679.0 91,294.0 189,601.8
BUSINESS
Notes:
(1) Site area data should be derived from information contained in the relevant land use rights certificates and real
estate title certificates, or the site area data in the land grant agreement if there is no relevant land use rights
certificates. Planned GFA includes GFA without land use rights certificate.
(2) Data with respect to the GFA of completed projects should be derived from the information contained in the
relevant inspection or completion certificates from the government authorities; data with respect to the projects
under development and to be constructed should be derived from the information contained in the relevant
construction planning permits, or the capacity building area data in the land grant agreements if there is no
construction planning permits.
(3) Total saleable GFA of completed projects refer to the saleable GFA sold/unsold.
(4) Total saleable GFA unsold includes properties for which we have not executed any sales and purchase
agreement.
(5) Percentage of total saleable GFA sold is calculated by dividing total saleable GFA sold by total saleable GFA.
(6) Saleable/rentable GFA of projects under development refers to the internal floor area of a property, which has
been allocated with shared floor area. It comprises saleable GFA sold/unsold and GFA available for rent.
(7) Percentage of total saleable GFA pre-sold is calculated by dividing total saleable GFA pre-sold by
saleable/rental GFA.
(8) Refers to the date on the construction work commencement permit or its estimated by the Group.
(9) Refers to the date our Group obtained or its estimated to obtain a pre-sale permit for the project based on the
Group’s internal records.
(10) Refers to the date of the completion certificate for each project when the projects are completed projects under
development or to be constructed is based on our current estimation with reference to construction working
plans.
(11) Actual development costs refer to direct (audited) costs incurred for the relevant projects as of April 30, 2019,
including paid/to be paid land premium of relevant land use permits, construction costs and capitalized
interest. N/A applies in the case where the actual development costs of the relevant project were not available.
(12) Actual/estimated costs refer to the total actual or budgeted costs based on our project development schedules
and the development costs incurred as of April 30, 2019, subject to changes in the relevant market and our
internal adjustments to the cost structure of projects.
(13) Calculation based on the effective equity interest in the respective project companies contained in the property
valuation report as of the Valuation Date.
(14) Refers to the market value of the project in proportion to the Group’s interest in the project as of the Valuation
Date, which excludes the market value of projects that have been completed and delivered.
(15) Projects that are not included in the Property Valuation Report are marked as “N/A” in this item.
* A small portion of the land for Changsha Zi Yuan Phase II with the site area of approximately 4,386.2 sq.m.
is undergoing the process of resettlement and demolition as of the Latest Practicable Date. We expect to receive
the land rights certificate of this portion of the land after completing the relevant procedures. Accordingly, we
have not counted this portion of the land toward our land reserves. C&W also did not assign this portion of
the land any commercial value.
** Wuhan Baohe Youcheng Real Estate Co., Ltd. (武漢保和優誠置業有限公司, the “Project Company”) is 70%
owned by Jiangxi Sinic Properties, our wholly owned PRC subsidiary, and 30% owned by Wuhan Changxin
Lihe Real Estate Co., Ltd. (武漢長信力合置業有限公司), in which we hold a 30% equity interest. As a result,
we hold an aggregate of 79% equity interest in the Project Company.
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BUSINESS
DESCRIPTION OF PROJECTS
Property projects developed by our subsidiaries
Jiangxi Province
Nanchang
1. Nanchang Ya Yuan Zhou Yue (南昌雅園洲悅)
Nanchang Ya Yuan Zhou Yue is located in Nanchang, Jiangxi. This project is offered
under Yue series. The project occupies an aggregate site area of approximately 63,568.0 sq.m.
and consists of residential properties and car parks. The project is developed by Jiangxi Sinic
Properties. We entered into the relevant land grant contract and had fully paid the total land
premium of RMB524.4 million. We obtained the relevant land use rights certificate in May
2013.
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BUSINESS
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 63,568.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 131,383.0
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 125,826.2
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 13,898.8
Actual commencement date . . . . . . . . . . . . . . . . . . . . . August 2013
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... July 2015
Actual completion date . . . . . . . . . . . . . . . . . . . . ..... March 2017
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,977.8
Total development costs (in RMB million) . . . . . . . . . . 2,180.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
For further information, please refer to Property No. 6 of the Property Valuation Report
in Appendix III to this prospectus.
2. Nanchang Jin Yuan (南昌錦園)
Nanchang Jin Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 30,525.0 sq.m. and
consists of residential properties, commercial properties, office buildings, car parks and
ancillary. The project is developed by Jiangxi Xinteng Real Estate Development Co., Ltd. (江
西新騰房地產開發有限公司). We entered into the relevant land grant contract in January 2018
and fully paid the total land premium of RMB790.6 million. We obtained the relevant land use
rights certificate in April 2018. As of July 31, 2019, the property was still under construction.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 30,525.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 106,674.4
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 33,861.3
Actual commencement date . . . . . . . . . . . . . . . . ..... June 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... September 2018
Estimated completion date . . . . . . . . . . . . . . . . . ..... October 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,069.5
Total development costs (in RMB million) . . . . . . . . . . 1,679.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
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BUSINESS
For further information, please refer to Property No. 51 of the Property Valuation Report
in Appendix III to this prospectus.
3. Nanchang Jinrui Yuan (南昌錦睿園)
Nanchang Jinrui Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 27,499.0 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. The project
is developed by Jiangxi Xinxun Real Estate Development Co., Ltd. (江西新潯房地產開發有限
公司). We acquired this project from a third party in March 2018 and had fully paid the total
land premium of RMB529.3 million. We obtained the relevant land use rights certificate in
May 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 27,499.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 69,647.3
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 7,723.6
Actual commencement date . . . . . . . . . . . . . . . . ..... July 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... June 2019
Estimated completion date . . . . . . . . . . . . . . . . . ..... June 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 680.6
Total development costs (in RMB million) . . . . . . . . . . 982.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 52 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
4. Nanchang Park No. 1 (南昌公園壹號)
Nanchang Park No. 1 located in Nanchang, Jiangxi. This project is offered under Wan
series. The project includes two phases and occupies an aggregate site area of approximately
193,765.0 sq.m. It consists of residential properties, commercial properties, hotel, office
buildings, serviced apartment ancillary and car parks. The project is developed by Nanchang
Tianhua Real Estate Development Co., Ltd. (南昌天華置業有限公司). We acquired this project
from a third party in August 2015 and had fully paid the total land premium of RMB203.5
million. We obtained the relevant land use rights certificates in August 2015.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . ........ 113,562.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 202,474.0
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ 166,191.7
Actual commencement date . . . . . . . . . . . . . ........ August 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . September 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2020
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 54 of the Property Valuation
Report in Appendix III to this prospectus.
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Phase II
Project Type Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . .. 80,203.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. —
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . .. —
Actual commencement date . . . . . . . . . . . . . . . . . . . .. August 2018
Actual/Estimated date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . N/A
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . August 2020
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 19 of the Property Valuation
Report in Appendix III to this prospectus.
5. Nanchang Times Square (南昌時代廣場)
Nanchang Times Square is located in Nanchang, Jiangxi. This project is offered under
Yuan series. The project includes two phases and occupies an aggregate site area of
approximately 180,170.0 sq.m. and consists of residential properties, commercial properties,
ancillary and car parks. As of July 31, 2019, Phase I was under construction and Phase II was
held for future development. We held certain office, hotel and serviced apartment of Phase II
for property investment. The project is developed by Jiangxi Xinhan Real Estate Co., Ltd. (江
西新瀚置業有限公司). We entered into the relevant land grant contract and had fully paid the
total land premium of RMB702.7 million. We obtained the relevant land use rights certificate
in October 2016.
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BUSINESS
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . ........ 92,085.8
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 251,661.5
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ 135,770.9
Actual commencement date . . . . . . . . . . . . . ........ July 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . July 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . March 2021
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 55 of the Property Valuation
Report in Appendix III to this prospectus.
Phase II
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . .... 88,084.2
Planned GFA held for future development
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... 521,579.2
Estimated commencement date . . . . . . . . . . . . . . . .... December 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . May 2020
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2022
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 20 and No. 83 of the Property
Valuation Report in Appendix III to this prospectus.
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BUSINESS
6. Nanchang Bo Yuan (南昌鉑園)
Nanchang Bo Yuan located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies a site area of approximately 63,846.0 sq.m. and consists of
residential, car parks, and ancillary. As of July 31, 2019, the property was still under
construction. The project is developed by Jiangxi Mingmen Shijia Real Estate Development
Co., Ltd. (江西名門世家房產開發經營有限責任公司). We acquired this project from a third
party in September 2016 and had fully paid the total land premium of RMB349.6 million. We
obtained the relevant land use rights certificate in May 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 63,846.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 107,318.0
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 106,213.5
Actual commencement date . . . . . . . . . . . . . . . . ..... June 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... July 2017
Estimated completion date . . . . . . . . . . . . . . . . . ..... January 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,293.5
Total development costs (in RMB million) . . . . . . . . . . 1,956.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 56 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
7. Nanchang Jinsha Wan (南昌金沙灣)
Nanchang Jinsha Wan is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 193,167.0 sq.m. and
consists of residential, commercial, ancillary and car parks. The project is developed by Jiangxi
Aositun. We entered into the relevant land grant contract and had fully paid the total land
premium of RMB55.6 million. We obtained the relevant land use rights certificate in November
2013.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 193,167.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 270,531.3
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 265,395.1
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 3,013.5
Actual commencement date . . . . . . . . . . . . . . . . . . . . . April 2016
Actual pre-sale commencement date or date of pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . June 2016
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . January 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,314.1
Total development costs (in RMB million) . . . . . . . . . . 2,670.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
For further information, please refer to Property No. 8 and 21 of the Property Valuation
Report in Appendix III to this prospectus.
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BUSINESS
8. Nanchang Yinhu Wan (南昌銀湖灣)
Nanchang Yinhu Wan is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 132,533.0 sq.m. and
consists of residential properties, commercial properties, serviced apartment, ancillary and car
parks. As of July 31, 2019, some units of the property were still under construction. The project
is developed by Jiangxi Hezhixin. We entered into the relevant land grant contract and had fully
paid the total land premium of RMB95.1 million. We obtained the relevant land use rights
certificate for this project in May 2015.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 132,533.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 290,595.9
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 280,960.4
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 969.3
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 61,577.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 61,574.2
Actual commencement date . . . . . . . . . . . . . . . . ..... April 2016
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... June 2016
Actual completion date . . . . . . . . . . . . . . . . . . . . ..... October 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,230.2
Total development costs (in RMB million) . . . . . . . . . . 3,282.7
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 9, No. 22 and No. 57 of the Property
Valuation Report in Appendix III to this prospectus.
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BUSINESS
9. Nanchang Long Wan (南昌龍灣)
Nanchang Long Wan is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project includes four phases and occupies an aggregate site area of approximately
333,350.7 sq.m. and consists of residential properties, commercial properties, office buildings,
ancillary and car parks. As of July 31, 2019, Phase III and IV and some units of Phase I and
II were still under construction. The project is developed by Nanchang Baohulu. We entered
into the relevant land grant contract and had fully paid the total land premium of RMB548.6
million. We obtained the relevant land use rights certificates for this project in July 2014.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 144,478.6
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 291,536.5
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 277,973.3
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 36,768.5
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 4,605.0
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ —
Actual commencement date . . . . . . . . . . . . . ........ November 2016
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . November 2016
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 225 –
BUSINESS
Phase II
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . ........ 64,601.4
Total GFA completed (in sq.m.) . . . . . . . . . . ........ 65,792.7
Total saleable GFA completed (in sq.m.). . . . ........ 55,768.9
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 59,920.1
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ 59,689.6
Actual commencement date . . . . . . . . . . . . . ........ March 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . June 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
Phase III
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . ........ 50,999.5
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 91,303.9
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ 91,303.9
Actual commencement date . . . . . . . . . . . . . ........ May 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . October 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 226 –
BUSINESS
Phase IV
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . ........ 73,271.2
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 126,327.2
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ 110,785.6
Actual commencement date . . . . . . . . . . . . . ........ August 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . January 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 11 and No. 60 of the Property
Valuation Report in Appendix III to this prospectus.
10. Nanchang Amber Yuan (南昌琥珀園)
Nanchang Amber Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project includes two phases and occupies an aggregate site area of approximately
216,756.5 sq.m. and consists of residential properties, commercial properties, office buildings
ancillary and car parks. As of July 31, 2019, some units of Phase I and Phase II were still under
construction. The project is developed by Jiangxi Junyu. We entered into the relevant land
grant contract and had fully paid the total land premium of RMB282.0 million. We obtained
the relevant land use rights certificate for this project in December 2015.
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BUSINESS
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 96,728.8
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 295,381.6
Total saleable GFA completed (in sq.m.) . . . . . . . . . . . 237,149.9
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 17,390.4
Actual commencement date . . . . . . . . . . . . . . . . . . . . . November 2016
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . November 2016
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
Phase II
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 120,027.7
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 46,441.9
Total saleable GFA completed (in sq.m.) . . . . . . . . . . . 39,402.7
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 412.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 245,713.6
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ 225,898.9
Actual commencement date . . . . . . . . . . . . . ........ March 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . May 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 12 and No. 61 of the Property
Valuation Report in Appendix III to this prospectus.
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BUSINESS
11. Nanchang Dong Yuan (南昌東園)
Nanchang Dong Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 112,316.7 sq.m. and
consists of residential properties, commercial properties, office buildings, car parks and
ancillary. As of July 31, 2019, the project was still under development, and some units of the
property were held for future development. We also expect to hold the car parks for rent. The
project is developed by Nanchang Xinming Real Estate Development Co., Ltd. (南昌新銘房地
產開發有限公司). We acquired this project from a third party in January 2018 and had fully
paid the total land premium of RMB1,922.3 million. We obtained the relevant land use rights
certificate in April 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . .. 112,316.7
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 171,616.0
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . . . 170,854.7
Planned GFA held for future development (in sq.m.) . . 87,138.3
Actual commencement date . . . . . . . . . . . . . . . . . . . . . May 2018
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. June 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. October 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 2,485.6
Total development costs (in RMB million) . . . . . . . . . . 3,935.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 62 and No. 84 of the Property
Valuation Report in Appendix III to this prospectus.
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BUSINESS
12. Nanchang Lan Wan (南昌瀾灣)
Nanchang Lan Wan is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 63,060.0 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the project was still under development. The project is developed by Nanchang Zidong
Real Estate Development Co., Ltd. (南昌梓棟房地產開發有限公司). We acquired this project
from a third party in May 2018 and had fully paid the total land premium of RMB597.1 million.
We obtained the relevant land use rights certificate in May 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . ... 63,060.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 133,413.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 70,745.5
Actual commencement date . . . . . . . . . . . . . . . . . . ... June 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... June 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... February 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 888.0
Total development costs (in RMB million) . . . . . . . . . . 1,508.1
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 63 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
13. Nanchang Rong Yuan (南昌榕園)
Nanchang Rong Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 22,196.0 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the project was still under construction, and we expect to hold the car parks for rent. The
project is developed by Nanchang Taixin Real Estate Development Co., Ltd. (南昌泰新房地產
開發有限公司). We acquired this project from a third party in June 2018 and had fully paid the
total land premium of RMB539.0 million. We obtained the relevant land use rights certificate
in June 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 22,196.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 48,301.2
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 14,384.6
Actual commencement date . . . . . . . . . . . . . . . . ..... August 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... November 2018
Estimated completion date . . . . . . . . . . . . . . . . . ..... March 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 661.8
Total development costs (in RMB million) . . . . . . . . . . 926.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 64 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
14. Nanchang Sinic Center (南昌新力中心)
Nanchang Sinic Center is located in Nanchang, Jiangxi. The project occupies an
aggregate site area of approximately 15,813.0 sq.m. and consists of office buildings and car
parks. As of July 31, 2019, the project was still under construction, and we expect to hold the
car parks for rent. The project is developed by Jiangxi Sinic Properties. We entered into the
relevant land grant contract and had fully paid the total land premium of RMB92.5 million. We
obtained the relevant land use rights certificate in July 2011.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Office
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 15,813.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 90,027.2
Total rentable GFA completed (in sq.m.). . . . . . . . . . . . 55,113.7
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 26,074.3
Actual commencement date . . . . . . . . . . . . . . . . . . . . . August 2013
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ... .. June 2015
Actual completion date . . . . . . . . . . . . . . . . . . . . ... .. April 2019
Development costs incurred as of April 30, 2019 (in
RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . ... . . 703.6
Total development costs (in RMB million) . . . . . ... . . 914.9
Attributable interest to our Group . . . . . . . . . . . . ... . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . ... . . Completed
For further information, please refer to Property No. 13 of the Property Valuation Report
in Appendix III to this prospectus.
– 232 –
BUSINESS
15. Nanchang Qinglan Wan (南昌青嵐灣)
Nanchang Qinglan Wan is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 29,168.1 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the project was still under construction, and we expect to hold the car parks for rent. The
project is developed by Nanchang Xinying Real Estate Development Co., Ltd. (南昌新穎房地
產開發有限公司). We acquired this project from a third party in March 2018 and had fully paid
the total land premium of RMB177.3 million. We obtained the relevant land use rights
certificate in April 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 29,168.1
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 66,617.7
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 62,875.8
Actual commencement date . . . . . . . . . . . . . . . . ..... May 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... June 2018
Estimated completion date . . . . . . . . . . . . . . . . . ..... November 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 374.6
Total development costs (in RMB million) . . . . . . . . . . 545.9
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 65 of the Property Valuation Report
in Appendix III to this prospectus.
– 233 –
BUSINESS
16. Nanchang Xi Yuan (南昌禧園)
Nanchang Xi Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 461,741.0 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the project was still under construction, and we expect to hold the car parks for rent. The
project is developed by Jiangxi Jinqiling Real Estate Co., Ltd. (江西金麒麟置業有限公司). We
entered into the relevant land grant contract and had fully paid the total land premium of
RMB299.4 million. We obtained the relevant land use rights certificate in January 2011.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 461,741.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 174,332.0
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 164,685.7
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 125.9
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 151,851.6
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . . . 132,890.8
Planned GFA held for future development (in sq.m.) . . 230,338.9
Actual commencement date . . . . . . . . . . . . . . . . . . . . . February 2017
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. April 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. November 2022
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 3,872.2
Total development costs (in RMB million) . . . . . . . . . . 4,355.1
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 14, No. 66 and No. 85 of the
Property Valuation Report in Appendix III to this prospectus.
– 234 –
BUSINESS
17. Nanchang Sinic City (南昌新力城)
Nanchang Sinic City is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 247,862.0 sq.m. and
consists of residential properties, commercial properties, office buildings, car parks and
ancillary. As of July 31, 2019, the project was still under construction, and we expect to hold
the car parks for rent. The project is developed by Jiangxi Yunfa Industrial Co., Ltd. (江西運
發實業有限公司). We entered into the relevant land grant contract and had fully paid the total
land premium of RMB803.77 million. We obtained the relevant land use rights certificate in
February 2014.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 247,862.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 575,986.1
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 221,499.1
Actual commencement date . . . . . . . . . . . . . . . . ..... November 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... November 2018
Estimated completion date . . . . . . . . . . . . . . . . . ..... October 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,711.6
Total development costs (in RMB million) . . . . . . . . . . 7,312.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 68 of the Property Valuation Report
in Appendix III to this prospectus.
– 235 –
BUSINESS
18. Nanchang Jiang Yue (南昌江悅)
Nanchang Jiang Yue is located in Nanchang, Jiangxi. This project is offered under Yue
series. The project occupies an aggregate site area of approximately 17,030.0 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the project was under development. The project is developed by Nanchang Xinlan Real
Estate Development Co., Ltd. (南昌新嵐房地產開發有限公司). We entered into the relevant
land grant contract and had fully paid the total land premium of RMB346.4 million. We
obtained the relevant land use rights certificate in March 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 17,030.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 43,370.8
Actual commencement date . . . . . . . . . . . . . . . . ..... March 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... July 2019
Estimated completion date . . . . . . . . . . . . . . . . . ..... December 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 371.0
Total development costs (in RMB million) . . . . . . . . . . 756.9
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 69 of the Property Valuation Report
in Appendix III to this prospectus.
– 236 –
BUSINESS
19. Nanchang Dibo Wan (南昌帝泊灣)
Nanchang Dibo Wan is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 185,564.6 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the project has been completed in 2015 and the saleable commercial units have all been
sold. The project is developed by Jiangxi Sinic Properties. We entered into the relevant land
grant contract and had fully paid the total land premium of RMB228.2 million.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 185,564.6
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 399,685.2
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 276,461.9
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 880.6
Actual commencement date . . . . . . . . . . . . . . . . . . . . . June 2012
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... November 2012
Actual completion date . . . . . . . . . . . . . . . . . . . . ..... July 2018
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,711.8
Total development costs (in RMB million) . . . . . . . . . . 1,785.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
For further information, please refer to Property No. 16 and No. 25 of the Property
Valuation Report in Appendix III to this prospectus.
– 237 –
BUSINESS
20. Nanchang Yulong Wan (南昌鈺瓏灣)
Nanchang Yulong Wan is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 163,009.7 sq.m. and
consists of residential properties, commercial properties, office buildings, car parks and
ancillary. As of July 31, 2019, the property was still under construction. The car parks will be
held for rent. The project is developed by Jiangxi Hengwang. We entered into the relevant land
grant contract for a consideration of RMB97.8 million. We obtained the relevant land use rights
certificate in June 2013.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 163,009.7
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 306,156.7
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 287,948.5
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 14,610.5
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 22,335.0
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 22,335.0
Actual commencement date . . . . . . . . . . . . . . . . ..... January 2015
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... January 2015
Estimated completion date . . . . . . . . . . . . . . . . . ..... December 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,183.8
Total development costs (in RMB million) . . . . . . . . . . 1,798.1
Attributable interest to our Group . . . . . . . . . . . . . . . . . 51%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 15, No. 24 and No. 67 of the
Property Valuation Report in Appendix III to this prospectus.
– 238 –
BUSINESS
21. Nanchang Xingtang Wan (南昌星塘灣)
Nanchang Xingtang Wan is located in Nanchang, Jiangxi. This project is offered under
Wan series. The project occupies an aggregate site area of approximately 49,047.0 sq.m. and
consists of residential properties, commercial properties serviced apartment, ancillary and car
parks. As of July 31, 2019, this project was still under construction, and some units of the
property have been pre-sold. The project is developed by Jiangxi Xirui Industrial Co., Ltd. (江
西璽瑞實業有限公司). We acquired this project from a third party for a consideration of
RMB9.7 million. We obtained the relevant land use rights certificate in January 2015.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 49,047.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 91,865.3
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 87,078.3
Actual commencement date . . . . . . . . . . . . . . . . ..... February 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... February 2018
Estimated completion date . . . . . . . . . . . . . . . . . ..... March 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 302.3
Total development costs (in RMB million) . . . . . . . . . . 480.7
Attributable interest to our Group . . . . . . . . . . . . . . . . . 51%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 58 of the Property Valuation Report
in Appendix III to this prospectus.
– 239 –
BUSINESS
22. Nanchang Yujing Wan Duhui (南昌愉景灣都薈)
Nanchang Yujing Wan Duhui is located in Nanchang, Jiangxi. This project is offered
under Wan series. The project occupies an aggregate site area of approximately 134,200.0 sq.m.
and consists of residential properties, commercial properties, car parks and ancillary. As of July
31, 2019, all saleable units of Phase I and II and most units of Phase III and IV of the project
have been completed. The project is developed by Nanchang Shuntai. We entered into the
relevant land grant contract for a consideration of RMB603.9 million. We obtained the relevant
land use rights certificate in September 2014.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 64,927.9
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 64,827.9
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 81.9
Actual commencement date . . . . . . . . . . . . . . . . . . . . . December 2014
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . December 2014
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . June 2016
Attributable interest to our Group . . . . . . . . . . . . . . . . . 70%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
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BUSINESS
Phase II
Project Type Residential
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 66,562.6
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 63,382.6
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 46.7
Actual commencement date . . . . . . . . . . . . . . . . . . . . . March 2015
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . April 2015
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . October 2016
Attributable interest to our Group . . . . . . . . . . . . . . . . . 70%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
Phase III
Project Type Residential
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 110,522.5
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 108,943.0
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 4,035.2
Actual commencement date . . . . . . . . . . . . . . . . . . . . . September 2015
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . September 2015
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . November 2017
Attributable interest to our Group . . . . . . . . . . . . . . . . . 70%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
Phase IV
Project Type Residential/Commercial
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 93,700.1
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 82,321.1
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 26,813.2
Actual commencement date . . . . . . . . . . . . . . . . . . . . . November 2015
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . January 2016
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . January 2018
Attributable interest to our Group . . . . . . . . . . . . . . . . . 70%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
For further information, please refer to Property No. 10 and No. 23 of the Property
Valuation Report in Appendix III to this prospectus.
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BUSINESS
23. Nanchang Wo Yuan (南昌渥園)
Nanchang Wo Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 63,257.0 sq.m. and
consists of residential properties, car parks and ancillary. As of July 31, 2019, the project was
under development. The project is developed by Jiangxi Haiyue Real Estate Development Co.,
Ltd. (江西海越房地產開發有限公司). We acquired this project from a third party and had fully
paid the land premium of RMB938.4 million. We obtained the relevant land use rights
certificate in January 2019.
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . ..... 63,257.0
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 187,191.0
Actual commencement date . . . . . . . . . . . . . . . . ..... July 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... July 2019
Estimated completion date . . . . . . . . . . . . . . . . . ..... June 2022
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,012.5
Total development costs (in RMB million) . . . . . . . . . . 1,682.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 59 of the Property Valuation.
– 242 –
BUSINESS
24. Jingdezhen Dibo Wan (景德鎮帝泊灣)
Jingdezhen Dibo Wan located in Jingdezhen, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 28,017.9 sq.m. It consists
of residential properties, commercial properties, office buildings and car parks. As of July 31,
2019, the property was still under construction. The car parks will be held for rent. The project
is developed by Fuliang Jingyu Industrial Co., Ltd. (浮梁縣靜妤實業有限公司. We entered into
the relevant land grant contract and had fully paid the total land premium of RMB29.6 million.
We obtained the relevant land use rights certificate in November 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . ..... 28,017.9
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 106,635.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 15,261.7
Actual commencement date . . . . . . . . . . . . . . . . ..... December 2018
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... March 2019
Estimated completion date . . . . . . . . . . . . . . . . . ..... December 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 210.8
Total development costs (in RMB million) . . . . . . . . . . 696.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 95%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 70 of the Property Valuation Report
in Appendix III to this prospectus.
– 243 –
BUSINESS
Ganzhou
25. Ganzhou Dibo Wan (贛州帝泊灣)
Ganzhou Dibo Wan is located in Ganzhou, Jiangxi. This project is offered under Wan
series. The project includes two phases and occupies an aggregate site area of approximately
173,772.0 sq.m. It consists of residential properties, commercial properties, ancillary, and car
parks. Phase I of the project is developed by Ganzhou Xinli Lihe Property Co., Ltd. (贛州新
力力合置業有限公司). Phase II of the project is developed by Ganzhou Xinli Future Property
Co., Ltd (贛州新力未來置業有限公司). As of July 31, 2019, the project was still under
construction, and we expect to hold certain car parks of Phase II for rent. For the Phase 1, we
acquired this project from a third party in April 2017 and had fully paid the total land premium
of RMB893.6 million. We obtained the relevant land use rights certificate in September 2017.
For the Phase 2, we entered into the relevant land grant contract and had paid the total land
premium of RMB512.2 million. We obtained the relevant land use rights certificate in
September 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . ........ 89,838.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ........ 330,263.7
Total saleable GFA pre-sold (in sq.m.) . . . . . ........ 257,924.3
Actual commencement date . . . . . . . . . . . . . ........ September 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . September 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2020
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 46 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
Phase II
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 83,934.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 26,761.5
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 26,761.5
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 1,790.6
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 169,306.8
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 71,802.6
Actual commencement date . . . . . . . . . . . . . . . . . . ... September 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . September 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2020
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 5 and No. 47 of the Property
Valuation Report in Appendix III to this prospectus.
26. Ganzhou Yulong Wan (贛州鈺瓏灣)
Ganzhou Yulong Wan is located in Ganzhou, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 75,709.0 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, the property was still under construction. The car parks will be held for rent. The project
is developed by Ganzhou Huixin Real Estate Co., Ltd. (贛州市匯鑫置業有限公司). We entered
into the relevant land grant contract for a consideration of RMB182.5 million. We obtained the
relevant land use rights certificate in June 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ..... 75,709.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 162,291.2
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 102,887.9
Actual commencement date . . . . . . . . . . . . . . . . ..... September 2017
Actual date of pre-sale commencement or
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... September 2017
Estimated completion date . . . . . . . . . . . . . . . . . ..... December 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 749.4
Total development costs (in RMB million) . . . . . . . . . . 1,065.1
Attributable interest to our Group . . . . . . . . . . . . . . . . . 60%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 48 of the Property Valuation Report
in Appendix III to this prospectus.
– 245 –
BUSINESS
27. Ganzhou Yinhu Wan (贛州銀湖灣)
Ganzhou Yinhu Wan is located in Ganzhou, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 60.732.9 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, the property was still under construction, and some units are held for future development.
The project is developed by Jiangxi Huitao Industrial Co., Ltd. (江西匯濤實業有限公司). We
acquired this project from a third party in September 2017 and had fully paid the total land
premium of RMB73.7 million. We obtained the relevant land use rights certificate in December
2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 60,732.9
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50,966.6
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . . . 11,207.1
Planned GFA held for future development (in sq.m.) . . 100,929.8
Actual commencement date . . . . . . . . . . . . . . . . . . . . . December 2018
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. December 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. March 2022
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 203.7
Total development costs (in RMB million) . . . . . . . . . . 567.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 49 and No. 82 of the Property
Valuation Report in Appendix III to this prospectus.
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BUSINESS
28. Ji’an Dibo Wan (吉安帝泊灣)
Ji’an Dibo Wan is located in Ji’an, Jiangxi. This project is offered under Wan series. The
project occupies an aggregate site area of approximately 52,390.0 sq.m. and consists of
residential properties, commercial properties, ancillary and car parks. As of July 31, 2019, the
project was still under construction. The project is developed by Ji’an Xinyue Lichuang Real
Estate Development Co., Ltd. (吉安新悅力創房地產開發有限公司). We entered into the
relevant land grant contract and had fully paid the total land premium of RMB493.5 million.
We obtained the relevant land use rights certificate in November 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 52,390.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 151,450.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 48,743.9
Actual commencement date . . . . . . . . . . . . . . . . . . ... November 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... December 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... October 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 653.2
Total development costs (in RMB million) . . . . . . . . . . 1,023.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 50 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
Fengcheng
29. Fengcheng Dibo Wan (豐城帝泊灣)
Fengcheng Dibo Wan is located in Yichun, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 121,850.9 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, some units of the property was still under construction. The project is developed by
Fengcheng Gantie. We entered into the relevant land grant contract and had fully paid the total
land premium of RMB230.0 million. We obtained the relevant land use rights certificate in
April 2014.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 121,850.9
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 267,849.4
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 267,361.7
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 2,917.6
Total saleable/rentable GFA to be completed (in sq.m.) 47,137.7
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . . . 47,137.7
Actual commencement date . . . . . . . . . . . . . . . . . . . . . April 2015
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . December 2015
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . August 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,057.3
Total development costs (in RMB million) . . . . . . . . . . 1,427.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 64%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 7 and No. 53 of the Property
Valuation Report in Appendix III to this prospectus.
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BUSINESS
Yangtze River Delta Region
Wuxi
30. Wuxi Dibo Wan (無錫帝泊灣)
Wuxi Dibo Wan is located in Wuxi, Jiangsu. This project is offered under Wan series. The
project includes two phases and occupies an aggregate site area of approximately 154,752.5
sq.m. The project consists of residential properties, commercial properties, ancillary and car
parks. As of July 31, 2019, we still held certain residential properties for sale. The project is
developed by Wuxi Fu’an Jindi Real Estate Co., Ltd. (無錫富安金邸房地產有限公司). We
entered into the relevant land grant contract and had fully paid the total land premium of
RMB350.0 million. We obtained the relevant land use rights certificate in June 2015.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . 57,409.5
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 35,830.0
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 24,216.0
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 5,309.8
Actual commencement date . . . . . . . . . . . . . . . . . . . . . August 2014
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . December 2014
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . May 2016
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
For further information, please refer to Property No. 4 of the Property Valuation
Report in Appendix III to this prospectus.
Phase II
Project type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 97,343.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 166,917.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 165,578.7
Actual commencement date . . . . . . . . . . . . . . . . . . ... August 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . November 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . November 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 39 of the Property Valuation
Report in Appendix III to this prospectus.
– 249 –
BUSINESS
31. Wuxi Binhu 120 Mu (無錫濱湖120畝)
Wuxi Binhu 120 Mu is located in Wuxi, Jiangsu. This project is offered under Wan series
and occupies an aggregate site area of approximately 80,014.0 sq.m. It consists of residential
properties, commercial properties, car parks and ancillary. The project is developed by Wuxi
Xindai Real Estate Development Co., Ltd. (無錫新埭房地產開發有限公司). We entered into
the relevant land grant contract in late July 2019 for a consideration of RMB967.8 million. As
of the Latest Practicable Date, we were in the process of obtaining the relevant land use rights
certificate for this land parcel, and we expect to obtain the same in November 2019. See
“Business — Our Business — Our Property Projects” and “Risk Factors — Risks Relating to
Our Business — We may fail to obtain or experience delays in obtaining the relevant PRC
governmental approvals, licenses or permits for our property development projects” for related
risks. As of July 31, 2019 this project is held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 80,014.0
Planned GFA held for future development (in sq.m.) .. 211,432.7
Estimated commencement date . . . . . . . . . . . . . . . . . .. November 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . June 2022
Total development costs (in RMB million) . . . . . . . . . . 2,111.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 95 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
Suzhou
32. Kunshan Chenghu Yard No. 1 (昆山澄湖壹號院)
Kunshan Chenghu Yard No. 1 is located in Kunshan, Jiangsu. This project is offered under
Wan series. The project occupies an aggregate site area of approximately 74,222.2 sq.m. The
project consists of residential properties, ancillary and car parks. As of July 31, 2019, we still
held certain residential properties for sale. The project is developed by Kunshan Laikesi
Investment Co., Ltd. (昆山萊克斯投資有限公司). We entered into the relevant land grant
contract and had fully paid the total land premium of RMB167.0 million. We obtained the
relevant land use rights certificate in June 2016.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 74,222.2
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 95,234.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 94,989.4
Actual commencement date . . . . . . . . . . . . . . . . . . ... January 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... September 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... March 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 832.7
Total development costs (in RMB million) . . . . . . . . . . 1,055.1
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 40 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
33. Kunshan Central Park (昆山中央公園)
Kunshan Central Park is located in Kunshan, Jiangsu. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 25,980.0 sq.m. and
consists of residential properties, commercial properties, serviced apartment, car parks and
ancillary. As of July 31, 2019, we still held certain residential properties for sale. The project
is developed by Jiangsu Zhongyuan Real Estate Development Co., Ltd. (江蘇中原置業有限公
司). We entered into the relevant land grant contract and had fully paid the total land premium
of RMB19.8 million. We obtained the relevant land use rights certificate in June 2016.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . ... 25,980.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 54,775.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 53,508.2
Actual commencement date . . . . . . . . . . . . . . . . . . ... January 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... November 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... April 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 793.6
Total development costs (in RMB million) . . . . . . . . . . 1,509.9
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 41 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
Zhuji
34. Zhuji Dibo Wan (諸暨帝泊灣)
Zhuji Dibo Wan is located in Hangzhou, Zhejiang. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 74,527.8 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, we still held certain residential and commercial properties for sale. The project is
developed by Zhuji Lirui Real Estate Development Co., Ltd. (諸暨力睿房地產開發有限公司).
We entered into the relevant land grant contract and had fully paid the total land premium of
RMB295.5 million. We obtained the relevant land use rights certificate in January 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 74,527.8
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 171,135.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 30,299.7
Actual commencement date . . . . . . . . . . . . . . . . . . ... January 2019
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... March 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... October 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 454.7
Total development costs (in RMB million) . . . . . . . . . . 1,540.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 43 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
35. Cixi Dibo Wan (慈溪帝泊灣)
Cixi Dibo Wan is located in Ningbo, Zhejiang. This project is offered under Wan series.
The project occupies an aggregate site area of approximately 23,822.0 sq.m. It consists of
residential properties, commercial properties and car parks. The project is developed by Cixi
Lichuang Real Estate Development Co., Ltd. (慈溪力創房地產開發有限公司). We entered into
the relevant land grant contract and had fully paid the total land premium of RMB119.5
million. We obtained the relevant land use rights certificate in March 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . .... 23,822.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... 38,770.4
Actual commencement date . . . . . . . . . . . . . . . . . .... May 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . .... November 2019
Estimated completion date . . . . . . . . . . . . . . . . . . .... August 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 133.9
Total development costs (in RMB million) . . . . . . . . . . 425.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 44 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
36. Rui’an Dibo Wan (瑞安帝泊灣)
Rui’an Dibo Wan is located in Wenzhou, Zhejiang. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 26,319.0 sq.m. It consists
of residential properties, commercial properties, car parks and ancillary. The project is
developed by Wenzhou Lijing Real Estate Development Co., Ltd. (溫州力璟房地產開發有限公
司). We entered into the relevant land grant contract in February 2019 and had fully paid the
total land premium of RMB478.8 million. The land use rights certificate was obtained in May
2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . ...... 26,319.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . ...... 64,563.7
Actual commencement date . . . . . . . . . . . . . . . ...... April 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . October 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . March 2021
Total development costs (in RMB million) . . . . . . . . . . 904.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 45 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
37. Suzhou Bo Yuan (蘇州鉑園)
Suzhou Bo Yuan is located in Suzhou, Jiangsu. This project is offered under Yuan series.
The project occupies an aggregate site area of approximately 90,890.8 sq.m. It consists of
residential properties, commercial properties, car parks and ancillary. The project is developed
by Suzhou Lichuang Properties Development Co., Ltd. (蘇州力創香谷置業發展有限公司). We
entered into the relevant land grant contract for a consideration of RMB1,170.0 million. We
obtained the relevant land use rights certificate in March 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . ..... 90,890.8
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 130,237.8
Actual commencement date . . . . . . . . . . . . . . . . ..... May 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... September 2019
Estimated completion date . . . . . . . . . . . . . . . . . ..... February 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,237.0
Total development costs (in RMB million) . . . . . . . . . . 2,480.0
Attributable interest to our Group . . . . . . . . . . . . . . . . . 70%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 42 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
Greater Bay Region
Huizhou
38. Huizhou Dong Yuan (惠州東園)
Huizhou Dong Yuan is located in Huizhou, Guangdong. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 82,338.0 sq.m. The project
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, we still held certain residential properties for sale. This project is developed by Huizhou
Daya Bay Xinji Real Estate Development Co., Ltd. (惠州大亞灣新際房地產開發有限公司). We
acquired this project from a third party in July 2006 and had fully paid the total land premium
of RMB30.3 million. We obtained the relevant land use rights certificate issued in June 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82,338.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 90,430.7
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 86,050.2
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 22,018.8
Total saleable/rentable GFA to be completed
in (sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 192,846.1
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 150,285.0
Actual commencement date . . . . . . . . . . . . . . . . . . ... June 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... June 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . ... November 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,735.0
Total development costs (in RMB million) . . . . . . . . . . 3,029.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 1 and 26 of the Property Valuation
Report in Appendix III to this prospectus.
– 257 –
BUSINESS
39. Xiangshan Ju (香山居)
Xiangshan Ju is located in Huizhou, Guangdong. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 22,940.0 sq.m. The project
consists of residential property, commercial property and ancillary. As of July 31, 2019, the
project is still under construction. This project is developed by Huizhou Shengyuan Investment
Co., Ltd. (惠州市勝源投資有限公司). We acquired this project from a third party in 2012 and
had fully paid the total land premium of RMB38.7 million. We obtained the relevant land use
rights certificate in July 2017.
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 22,940.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 91,251.7
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 77,371.7
Actual commencement date . . . . . . . . . . . . . . . . . . ... June 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... July 2017
Actual completion date . . . . . . . . . . . . . . . . . . . . . . ... August 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 855.7
Total development costs (in RMB million) . . . . . . . . . . 1,017.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 29 of the Property Valuation Report
in Appendix III to this prospectus.
– 258 –
BUSINESS
40. Huizhou Amber Yuan (惠州琥珀園)
Huizhou Amber Yuan is located in Huizhou, Guangdong. This project is offered under
Yuan series. The project occupies an aggregate site area of approximately 37,560.0 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, we still held certain residential properties for sale. The project is developed by Huizhou
Langju Industrial Co., Ltd. (惠州市朗鉅實業有限公司). We acquired this project from a third
party in December 2010 and had fully paid the total land premium of RMB0.39 million. We
obtained the relevant land use rights certificate issued in January 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 37,560.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 129,796.2
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 102,891.3
Actual commencement date . . . . . . . . . . . . . . . . . . ... January 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... January 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... December 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 806.8
Total development costs (in RMB million) . . . . . . . . . . 1,371.3
Attributable interest to our Group . . . . . . . . . . . . . . . . . 75%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 27 of the Property Valuation Report
in Appendix III to this prospectus.
– 259 –
BUSINESS
41. Huizhou Upper Yuan (惠州上園)
Huizhou Upper Yuan is located in Huizhou, Guangdong. This project is offered under
Yuan series. The project occupies an aggregate site area of approximately 36,516.0 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, we still held certain residential and commercial properties for sale. The project is
developed by Huizhou Juncheng Investment Co., Ltd. (惠州市均城投資有限公司). We entered
into the relevant land grant contract and had fully paid the total land premium of RMB18.3
million. We obtained the relevant land use rights certificate in December 2010.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 36,516.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 115,539.4
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 91,231.8
Actual commencement date . . . . . . . . . . . . . . . . . . ... December 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... December 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . ... May 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 861.4
Total development costs (in RMB million) . . . . . . . . . . 1,393.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 28 of the Property Valuation Report
in Appendix III to this prospectus.
– 260 –
BUSINESS
42. Huizhou Lan Wan (惠州藍灣)
Huizhou Lan Wan is located in Huizhou, Guangdong. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 19,520.0 sq.m. and
consists of residential properties, ancillary and car parks. The project is developed by Huizhou
Jinxiu Wan Co., Ltd. (惠州市錦繡灣投資有限公司). We entered into the relevant land grant
contract and had fully paid the total land premium of RMB32.5 million. We obtained the
relevant land use rights certificate in November 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 19,520.0
Planned GFA held for future development (in sq.m.) .. 81,560.9
Estimated commencement date . . . . . . . . . . . . . . . . .. December 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. February 2020
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. November 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 376.3
Total development costs (in RMB million) . . . . . . . . . . 794.9
Attributable interest to our Group . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 78 of the Property Valuation Report
in Appendix III to this prospectus.
– 261 –
BUSINESS
43. Huizhou Ya Yuan (惠州雅園)
Huizhou Ya Yuan is located in Huizhou, Guangdong. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 34,362.0 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. The project
is developed by Huizhou Junlin Investment Co., Ltd. (惠州市均林實業有限公司). We entered
into the relevant land grant contract and had fully paid the total land premium of RMB25.7
million. We obtained the relevant land use rights certificate in December 2013.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 34,362.0
Planned GFA held for future development (in sq.m.) .. 94,078.7
Estimated commencement date . . . . . . . . . . . . . . . . .. December 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. February 2020
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. March 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 204.5
Total development costs (in RMB million) . . . . . . . . . . 1,230.9
Attributable interest to our Group . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 79 of the Property Valuation Report
in Appendix III to this prospectus.
– 262 –
BUSINESS
44. Huizhou Dibo Wan (惠州帝泊灣)
Huizhou Dibo Wan is located in Huizhou, Guangdong. This project is offered under Wan
series. The project includes two phases and occupies an aggregate site area of approximately
166,592.6 sq.m. and consists of residential properties, commercial properties, office buildings,
ancillary and car parks. As of July 31, 2019, we still held certain commercial properties for
sale. Phase I of the project is developed by Huizhou Junrong Investment Co., Ltd. (惠州市均
榮實業有限公司). We entered into the relevant land grant contract and had fully paid the total
land premium of RMB72.2 million. We obtained the relevant land use rights certificate in
August 2017. Phase II of the project is developed by Huizhou Tianhuayu Industrial Co., Ltd.
(惠州市天華宇實業有限公司) We entered into the relevant land grant contract and had fully
paid the total land premium of RMB72.2 million. We obtained the relevant land use rights
certificate in November 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 122,152.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 193,482.2
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 168,134.8
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 30,965.4
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 202,199.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 74,076.8
Actual commencement date . . . . . . . . . . . . . . . . . . ... June 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . August 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . July 2021
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 2 and No. 30 of the Property
Valuation Report in Appendix III to this prospectus.
– 263 –
BUSINESS
Phase II
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 44,440.6
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 145,531.4
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... —
Actual commencement date . . . . . . . . . . . . . . . . . . ... March 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . September 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . June 2021
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 31 of the Property Valuation
Report in Appendix III to this prospectus.
45. Huizhou Long Wan (惠州瓏灣)
Huizhou Long Wan is located in Huizhou, Guangdong. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 36,670.0 sq.m. and
consists of residential properties, commercial properties, serviced apartment, car parks and
ancillary. As of July 31, 2019, we still held certain residential and commercial properties and
services apartments for sale. The project is developed by Huizhou Wangyou Industrial Co., Ltd.
(惠州市旺友實業有限公司). We entered into the relevant land grant contract for a consideration
of RMB29.9 million. We obtained the relevant land use rights certificate in July 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 36,670.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 137,360.8
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 45,353.5
Actual commencement date . . . . . . . . . . . . . . . . . . ... July 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... September 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... March 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 624.6
Total development costs (in RMB million) . . . . . . . . . . 1,281.7
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 32 of the Property Valuation Report
in Appendix III to this prospectus.
– 264 –
BUSINESS
46. Huizhou Rui Yuan (惠州睿園)
Huizhou Rui Yuan is located in Huizhou, Guangdong. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 37,025.0 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. The project
is developed by Huizhou Meili Properties Co., Ltd. (惠州市美麗置業有限公司). We entered
into the relevant land grant contract and had fully paid the total land premium of RMB34.1
million. We obtained the relevant land use rights certificate in September 2018.
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 37,025.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 190,216.0
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... —
Actual commencement date . . . . . . . . . . . . . . . . . . ... October 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... September 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... June 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,065.6
Total development costs (in RMB million) . . . . . . . . . . 2,494.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 33 of the Property Valuation Report
in Appendix III to this prospectus.
– 265 –
BUSINESS
47. Huizhou Xi Yuan (惠州璽園)
Huizhou Xi Yuan is located in Huizhou, Guangdong. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 23,891.0 sq.m. and
consists of residential properties, commercial properties, office buildings, car parks and
ancillary. The project is developed by Huizhou Wanji Industrial Co., Ltd. (惠州市萬基實業有
限公司). We entered into the relevant land grant contract for a consideration of RMB38.7
million. We obtained the relevant land use rights certificate in January 2011.
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . .... 23,891.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... 60,661.0
Actual commencement date . . . . . . . . . . . . . . . . . .... March 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . .... December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . .... September 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 347.8
Total development costs (in RMB million) . . . . . . . . . . 626.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 34 of the Property Valuation Report
in Appendix III to this prospectus.
– 266 –
BUSINESS
48. Huizhou Sinic City (惠州新力城)
Huizhou Sinic City is located in Huizhou, Guangdong. This project is offered under Yuan
series. The project includes three phases and occupies an aggregate site area of approximately
452,346.7 sq.m. It consists of residential properties, commercial properties, serviced
apartments, car parks and ancillary. As of July 31, 2019, we still held certain residential and
commercial properties for sale. The project is developed by Huizhou Tangpu Industrial Co.,
Ltd. (惠州市湯普實業有限公司). We acquired this project from a third party in February 2017
and fully paid the total land premium of RMB312.4 million. The relevant land use rights
certificate was obtained in September 2007.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 126,485.4
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 191,169.7
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 177,755.4
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 68,960.2
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 135,091.7
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 121,543.2
Actual commencement date . . . . . . . . . . . . . . . . . . ... August 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . November 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2019
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 267 –
BUSINESS
Phase II
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 156,602.9
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 453,757.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 182,869.8
Actual commencement date . . . . . . . . . . . . . . . . . . ... March 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . June 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . February 2020
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
Phase III
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 169,258.4
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 474,669.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 29,644.9
Actual commencement date . . . . . . . . . . . . . . . . . . ... June 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . June 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . June 2021
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 3 and No. 35 of the Property
Valuation Report in Appendix III to this prospectus.
– 268 –
BUSINESS
49. Huizhou Gaoling Village (惠州高嶺村)
Huizhou Gaoling Village is located in Huizhou, Guangdong. This project is offered under
Wan series. The project occupies an aggregate site area of approximately 71,212.0 sq.m. It
consists of residential properties, commercial properties, car parks and ancillary. The project
is developed by Huizhou Fenghui Real Estate Development Co., Ltd. (惠州市豐匯房地產開發
有限公司). We acquired this project from a third party in November 2018 and had fully paid
the total land premium of RMB451.4 million. We obtained the relevant land use rights
certificate in February 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . .. 71,212.0
Planned GFA held for future development (in sq.m.) .. 272,065.0
Estimated commencement date . . . . . . . . . . . . . . . . .. December 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. February 2020
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. August 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 690.2
Total development costs (in RMB million) . . . . . . . . . . 1,950.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 80 of the Property Valuation Report
in Appendix III to this prospectus.
– 269 –
BUSINESS
50. Qingyuan Feicui Wan (清遠翡翠灣)
Qingyuan Crystal Jade Wan is located in Qingyuan, Guangdong. This project is offered
under Wan series. The project occupies an aggregate site area of approximately 15,473.4 sq.m.
and consists of residential properties, commercial properties, car parks and ancillary. As of July
31, 2019, we still held certain residential and commercial properties for sale. The project is
developed by Qingyuan Wanliyuan Real Estate Investment Co., Ltd. (清遠市萬力源投資置業
有限公司). We acquired this project from a third party in February 2010 and had fully paid the
total land premium of RMB28.3 million. We obtained the relevant land use rights certificate
in March 2010.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 15,473.4
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 89,588.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 38,553.6
Actual commencement date . . . . . . . . . . . . . . . . . . ... May 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... August 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... May 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 376.0
Total development costs (in RMB million) . . . . . . . . . . 727.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 36 of the Property Valuation Report
in Appendix III to this prospectus.
– 270 –
BUSINESS
51. Guangzhou Amber Yuan (廣州琥珀園)
Guangzhou Amber Yuan is located in Guangzhou, Guangdong. This project is offered
under Yuan series. The project occupies an aggregate site area of approximately 56,562.7 sq.m.
and consists of residential properties, car parks and ancillary. The project is developed by
Guangdong Qiangke Real Estate Co., Ltd. (廣東強科地產有限公司). We acquired this project
from a third party and had fully paid the total land premium of RMB20.7 million. We obtained
the relevant land use rights certificate in January 2006.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 56,562.7
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 91,869.2
Planned GFA held for future development (in sq.m.) .. 74,714.0
Actual commencement date . . . . . . . . . . . . . . . . . . . .. March 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. September 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. September 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 932.1
Total development costs (in RMB million) . . . . . . . . . . 2,799.0
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 37 and No. 81 of the Property
Valuation Report in Appendix III to this prospectus.
– 271 –
BUSINESS
Zhongshan
52. Zhongshan Feicui Wan (中山翡翠灣)
Zhongshan Feicui Wan is located in Zhongshan, Guangdong. This project is offered under
Wan series. The project occupies an aggregate site area of approximately 48,519.3 sq.m. It
consists of residential properties, car parks and ancillary. As of July 31, 2019, we still held
certain residential properties for sale. The project is developed by Zhongshan Dutou Real
Estate Development Co., Ltd. (中山市渡頭房地產開發有限公司). We entered into the relevant
land grant contract for a consideration of RMB12.1 million. We obtained the relevant land use
rights certificate in December 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 48,519.3
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 109,481.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 33,362.0
Actual commencement date . . . . . . . . . . . . . . . . . . ... September 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... March 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... December 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 740.8
Total development costs (in RMB million) . . . . . . . . . . 1,283.3
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 38 of the Property Valuation Report
in Appendix III to this prospectus.
– 272 –
BUSINESS
Central and Western China Core Cities and other Regions with High-Growth Potential
Wuhan
53. Wuhan Jingsha Wan (武漢金沙灣)
Wuhan Jingsha Wan is located in Wuhan, Hubei. This project is offered under Wan series.
The project occupies an aggregate site area of approximately 33,351.1 sq.m. and consists of
residential properties, commercial properties and car parks. As of July 31, 2019, the project
was still under construction, and some units of the property have been pre-sold. The project is
developed by Wuhan Shengyang Real Estate Development Co., Ltd. (武漢市升陽房地產開發
有限公司). We entered into the relevant land grant contract and had fully paid the total land
premium of RMB35.5 million. We obtained the relevant land use rights certificate in March
2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 33,351.1
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 132,600.6
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 74,285.8
Actual commencement date . . . . . . . . . . . . . . . . . . ... September 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... October 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... July 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 507.1
Total development costs (in RMB million) . . . . . . . . . . 991.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 71 of the Property Valuation Report
in Appendix III to this prospectus.
– 273 –
BUSINESS
54. Wuhan Dibo Wan (武漢帝泊灣)
Wuhan Dibo Wan is located in Wuhan, Hubei. This project is offered under Wan series.
The project occupies an aggregate site area of approximately 110,445.6 sq.m. and consists of
residential properties, commercial properties, car parks, and ancillary. As of July 31, 2019,
some units of the property were still under construction. The project is developed by Hubei
Central China Panlong Collection Trading Market Development Co., Ltd. (湖北華中盤龍收藏
品交易市場開發有限公司). We acquired this project from a third party in June 2011 and had
fully paid the total land premium of RMB200.0 million. We obtained the relevant land use
rights certificate in January 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110,445.6
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 97,782.7
Total GFA to be completed (in sq.m.) . . . . . . . . . . . . . . 140,264.4
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 97,379.2
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 1,590.2
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . . . 126,754.2
Actual commencement date . . . . . . . . . . . . . . . . . . . . . March 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... March 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . ... December 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 2,134.5
Total development costs (in RMB million) . . . . . . . . . . 2,948.3
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 18 and No. 72 of the Property
Valuation Report in Appendix III to this prospectus.
– 274 –
BUSINESS
55. Wuhan Amber Yuan (武漢琥珀園)
Wuhan Amber Yuan is located in Wuhan, Hubei. This project is offered under Yuan series.
The project occupies an aggregate site area of approximately 17,373.9 sq.m. and consists of
residential properties, commercial properties, serviced apartments, car parks and ancillary. As
of July 31, 2019, the project has been completed. The project is developed by Wuhan Baohe
Youcheng Real Estate Co., Ltd. (武漢保和優誠置業有限公司). We entered into the relevant
land grant contract for a consideration of RMB115.6 million. We obtained the relevant land use
rights certificate in October 2016.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17,373.9
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 59,960.0
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 54,420.7
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 11,984.7
Actual commencement date . . . . . . . . . . . . . . . . . . . . . November 2016
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... December 2016
Actual completion date . . . . . . . . . . . . . . . . . . . . ..... September 2018
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 367.6
Total development costs (in RMB million) . . . . . . . . . . 585.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 79%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
For further information, please refer to Property No. 17 of the Property Valuation Report
in Appendix III to this prospectus.
– 275 –
BUSINESS
Changsha
56. Changsha Zi Yuan (長沙紫園)
Changsha Zi Yuan is located in Changsha, Hu’nan. This project is offered under Yuan
series. The project includes two phases and occupies an aggregate site area of approximately
21,759.4 sq.m. The project consists of residential properties, commercial properties, car parks
and ancillary. As of July 31, 2019, Phase I of the project was still under construction and the
commercial units of the property were held for future development. Phase II of the project is
held for future development. The project is developed by Changsha Xinlixiang Real Estate
Development Co., Ltd. (長沙新力湘房地產開發有限公司). We acquired the majority of the
land for this project from a third party in June 2017. As of the Latest Practicable Date, we are
in the process of obtaining the relevant land use rights certificate for a portion of the land for
Phase II of the project. We paid a total land premium of RMB226.4 million in full, which
excludes the portion of land for which we are still in the process of obtaining the settlement
land use rights certificate.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 13,490.4
Total saleable/rentable GFA to be completed 40,712.6
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total Saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . . . 32,794.7
Planned GFA held for future development (in sq.m.) . . 1,870.1
Actual commencement date . . . . . . . . . . . . . . . . . . . . . May 2018
Actual date of pre-sale commencement or June 2018
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . August 2020
Attributable interest to our Group . . . . . . . . . . . . . . . . . 99%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 276 –
BUSINESS
For further information, please refer to Property No. 73 and No. 86 of the Property
Valuation Report in Appendix III to this prospectus.
Phase II
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 8,269.0
Planned GFA held for future development (in sq.m.) .. 29,859.8
Estimated commencement date . . . . . . . . . . . . . . . . .. December 2019
Estimated pre-sale commencement date or date of March 2020
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2021
Attributable interest to our Group . . . . . . . . . . . . . . . . . 99%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
A portion of the land for Phase II of the project with a total site area of approximately
4,386.2 sq.m. is undergoing the resettlement and demolition process. See “Summary — Our
Business Model — Property Development Projects” in this prospectus for details. Due to the
uncertainty in obtaining the land use rights certificate for this portion of the land, we have not
counted the GFA for the relevant land toward our land reserve. Also see “Risk Factors — Risks
Relating to Our Business — Our property development schedule may not realize or delay as
a result of the resettlement and demolition process” for the related risks. Accordingly, the site
area of this portion of land for which we are yet to obtain the relevant land use rights certificate
has been excluded from the project details presented in the table above.
For further information, please refer to Property No. 87 of the Property Valuation Report
in Appendix III to this prospectus.
– 277 –
BUSINESS
57. Changsha Dibo Wan (長沙帝泊灣)
Changsha Dibo Wan is located in Changsha, Hu’nan. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 86.946.5 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the property was held for future development. The project is developed by Hu’nan Yuexi
Real Estate Co., Ltd. (湖南悅禧置業有限公司). We acquired this project from a third party in
July 2017 for a consideration of RMB2.3 million. The relevant land use rights certificate was
obtained in September 2007.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 86,946.5
Planned GFA held for future development (in sq.m.) .. 95,653.3
Estimated commencement date . . . . . . . . . . . . . . . . .. December 2019
Estimated pre-sale commencement date or date of February 2020
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . ..
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. November 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . .. 526.9
Total development costs (in RMB million) . . . . . . . . ..
928.1
Attributable interest to our Group . . . . . . . . . . . . . . . . . 99%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 90 of the Property Valuation Report
in Appendix III to this prospectus.
– 278 –
BUSINESS
58. Changsha Yulong Wan (長沙鈺瓏灣)
Changsha Yulong Wan located in Changsha, Hu’nan. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 68,585.3 sq.m. It consists
of residential properties, commercial properties, car parks and ancillary. As of July 31, 2019,
the project was still under construction, and commercial units of the property are held for
future development. The project is developed by Changsha Xinliyuan Real Estate Development
Co., Ltd. (長沙新力源房地產開發有限公司). We entered into the relevant land grant contract
and had fully paid the total land premium of RMB166.8 million. We obtained the relevant land
use rights certificate in November 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . ..... 68,585.3
Total saleable/rentable GFA to be completed 187,885.0
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . .....
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... 157,947.4
Actual commencement date . . . . . . . . . . . . . . . . ..... November 2017
Actual pre-sale commencement date or date of April 2018
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . .....
Estimated completion date . . . . . . . . . . . . . . . . . ..... August 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 541.9
Total development costs (in RMB million) . . . . . . . . . . 1,105.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 99%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 74 of the Property Valuation Report
in Appendix III to this prospectus.
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BUSINESS
59. Changsha Bo Yuan (長沙鉑園)
Changsha Bo Yuan located in Changsha, Hu’nan. This project is offered under Yuan
series. The project includes two phases and occupies an aggregate site area of approximately
75,952.9 sq.m. It consists of residential properties, commercial properties, hotel, ancillary and
car parks. As of July 31, 2019, the property was held for future development. The project is
developed by Changsha Xinlihong Real Estate Development Co., Ltd. (長沙新力鴻房地產開發
有限公司). We acquired this project from a third party in July 2013 and had fully the total land
premium of RMB800.0 million. We obtained the relevant land use rights certificate in
November 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 56,186.9
Total saleable/rentable GFA to be completed 227,493.5
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . . . . 5,283.1
Planned GFA held for future development (in sq.m.) . . 3,378.9
Actual commencement date . . . . . . . . . . . . . . . . . . . . . March 2019
Actual pre-sale commencement date or date of May 2019
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . March 2022
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
Phase II
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 19,766.0
Planned GFA held for future development (in sq.m.) .. 43,997.9
Estimated commencement date . . . . . . . . . . . . . . . . .. May 2020
Estimated pre-sale commencement date or date of October 2020
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . March 2022
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 88 of the Property Valuation Report
in Appendix III to this prospectus.
– 280 –
BUSINESS
60. Changsha Amber Yuan (長沙琥珀園)
Changsha Amber Yuan is located in Changsha, Hu’nan. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 34,045.3 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, the property was held for future development. The project is developed by Changsha
Wangguo Real Estate Co., Ltd. (長沙旺國置業有限公司). We acquired this project from a third
party in 2017 for a consideration of RMB148.8 million. We obtained the relevant land use
rights certificate in April 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 34,045.3
Planned GFA held for future development (in sq.m.) .. 153,786.9
Actual commencement date . . . . . . . . . . . . . . . . . . . .. August 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. June 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 462.7
Total development costs (in RMB million) . . . . . . . . . . 1,452.3
Attributable interest to our Group . . . . . . . . . . . . . . . . . 94%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 89 of the Property Valuation Report
in Appendix III to this prospectus.
– 281 –
BUSINESS
Chengdu
61. Chengdu Feicui Wan (成都翡翠灣)
Chengdu Feicui Wan is located in Chengdu, Sichuan. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 29,503.4 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the property was still under construction. The project is developed by Chengdu Xinli
Jinye Real Estate Development Co., Ltd. (成都新力錦業房地產開發有限公司). We acquired
this project from a third party in May 2018 and had fully paid the total land premium of
RMB298.8 million. We obtained the relevant land use rights certificate in January 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 29,503.4
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 133,310.4
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 71,448.9
Actual commencement date . . . . . . . . . . . . . . . . . . ... August 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... January 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... April 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 507.3
Total development costs (in RMB million) . . . . . . . . . . 879.7
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 76 of the Property Valuation Report
in Appendix III to this prospectus.
– 282 –
BUSINESS
62. Chengdu Amber Yuan (成都琥珀園)
Chengdu Amber Yuan is located in Chengdu, Sichuan. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 11,079.5 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the property was still under construction. The project is developed by Chengdu Li Xin
Miao Real Estate Development Co., Ltd. (成都力新淼房地產開發有限公司). We acquired this
project from a third party in December 2017 and had fully the total land premium of RMB27.9
million. We obtained the relevant land use rights certificate in February 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 11,079.5
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 53,589.7
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 40,267.0
Actual commencement date . . . . . . . . . . . . . . . . . . ... October 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... January 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... June 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 468.6
Total development costs (in RMB million) . . . . . . . . . . 652.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
For further information, please refer to Property No. 77 of the Property Valuation Report
in Appendix III to this prospectus.
– 283 –
BUSINESS
63. Chengdu Shuangliu 92 Mu (成都雙流92畝)
Chengdu Shuangliu 92 Mu is located in Chengdu, Sichuan. This project is offered under
Yuan series and occupies an aggregate site area of approximately 61,210.2 sq.m. It consists of
residential properties, car parks and ancillary. The project is developed by Chengdu Lixi Real
Estate Development Co., Ltd. (成都力璽房地產開發有限公司). We entered into the relevant
land grant contract in June 2019 and fully paid the land premium of RMB1,230.1 million. The
relevant land use rights certificate was obtained in August 2019, and as of July 31, 2019, this
project is held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 61,210.2
Planned GFA held for future development (in sq.m.) .. 181,883.1
Estimated commencement date . . . . . . . . . . . . . . . . . .. November 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . January 2022
Total development costs (in RMB million) . . . . . . . . . . 2,253.0
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 96 of the Property Valuation Report
in Appendix III to this prospectus.
– 284 –
BUSINESS
Weifang
64. Weifang Dibo Wan (濰坊帝泊灣)
Weifang Dibo Wan located in Weifang, Shandong. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 30,387.0 sq.m. It consists
of residential properties, ancillary and car parks, and is developed by Weifang Sinic Lihe Real
Estate Development Co., Ltd. (濰坊新力力合房地產開發有限公司). As of July 31, 2019, the
property was held for future development. We entered into the relevant land grant contract and
had fully paid the total land premium of RMB91.2 million. The relevant land use rights
certificate was obtained in June 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 30,387.0
Planned GFA held for future development (in sq.m.) .. 104,466.7
Actual commencement date . . . . . . . . . . . . . . . . . . . .. September 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . November 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . July 2021
Attributable interest to our Group . . . . . . . . . . . . . . . . . 60%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 91 of the Property Valuation Report
in Appendix III to this prospectus.
– 285 –
BUSINESS
65. Fuzhou Pingtan 32 Mu (福州平潭32畝)
Fuzhou Pingtan 32 Mu is located in Fuzhou, Fujian. This project is offered under Wan
series and occupies an aggregate site area of approximately 21,240.0 sq.m. It consists of
residential properties, commercial properties, car parks and ancillary. The project is developed
by PingtanLixin Properties Co., Ltd. (平潭立新地產有限公司). We acquired this project from
a third party in February 2019 and fully paid the land premium of RMB267.0 million. The
relevant land use rights certificate was obtained in August 2019, and as of July 31, 2019, this
project is held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 21,240.0
Planned GFA held for future development (in sq.m.) .. 74,195.1
Actual commencement date . . . . . . . . . . . . . . . . . . . .. September 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . March 2021
Total development costs (in RMB million) . . . . . . . . . . 576.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 48%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 97 of the Property Valuation Report
in Appendix III to this prospectus.
– 286 –
BUSINESS
66. Fuzhou Pingtan 73 Mu (福州平潭73畝)
Fuzhou Pingtan 73 Mu is located in Fuzhou, Fujian. This project is offered under Wan
series and occupies an aggregate site area of approximately 48,618.4 sq.m. It consists of
residential properties, commercial properties, car parks and ancillary. The project is developed
by Pingtan Luxin Properties Co., Ltd. (平潭魯新地產有限公司). We acquired this project from
a third party in August 2018 and fully paid the land premium of RMB814.7 million. The
relevant land use rights certificate was obtained in October 2018, and as of July 31, 2019, this
project is held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48,618.4
Planned GFA held for future development (in sq.m.) . . 182,456.2
Actual commencement date . . . . . . . . . . . . . . . . . . . . . September 2019
Estimated pre-sale commencement date or date of pre-
sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . November 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2021
Total development costs (in RMB million) . . . . . . . . . . 1,555.6
Attributable interest to our Group . . . . . . . . . . . . . . . . . 48%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 92 of the Property Valuation Report
in Appendix III to this prospectus.
– 287 –
BUSINESS
67. Hefei Yaohai 49.6 Mu (合肥瑶海49.6畝)
Hefei Yaohai 49.6 Mu is located in Hefei, Anhui. This project is offered under Wan series
and occupies an aggregate site area of approximately 33,052.6 sq.m. It consists of residential
properties, car parks and ancillary. The project is developed by Hefei Liyao Real Estate
Development Co., Ltd. (合肥力耀房地產開發有限公司). We entered into the relevant land
grant contract in May 2019 and fully paid the land premium of RMB540.4 million. The relevant
land use rights certificate was obtained in July 2019, and as of July 31, 2019, this project is
held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33,052.6
Planned GFA held for future development (in sq.m.) . . 84,888.1
Actual commencement date . . . . . . . . . . . . . . . . . . . . . August 2019
Actual pre-sale commencement date or date of pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . September 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2021
Total development costs (in RMB million) . . . . . . . . . . 957.7
Attributable interest to our Group . . . . . . . . . . . . . . . . . 100%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 93 of the Property Valuation Report
in Appendix III to this prospectus.
– 288 –
BUSINESS
68. Hefei Xinzhan 102 Mu (合肥新站102畝)
Hefei Xinzhan 102 Mu is located in Hefei, Anhui. This project is offered under Wan series
and occupies an aggregate site area of approximately 68,460.7 sq.m. It consists of residential
properties, car parks and ancillary. The project is developed by Anhui Lihong Real Estate
Development Co., Ltd. (安徽力弘房地產開發有限公司). We entered into the relevant land
grant contract in May 2019 and fully paid the land premium of RMB1,073.1 million. The
relevant land use rights certificate was obtained in July 2019, and as of July 31, 2019, this
project is held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68,460.7
Planned GFA held for future development (in sq.m.) . . 177,819.5
Actual commencement date . . . . . . . . . . . . . . . . . . . . . August 2019
Actual pre-sale commencement date or date of pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . September 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2021
Total development costs (in RMB million) . . . . . . . . . . 1,939.0
Attributable interest to our Group . . . . . . . . . . . . . . . . . 70%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
For further information, please refer to Property No. 94 of the Property Valuation Report
in Appendix III to this prospectus.
– 289 –
BUSINESS
Property projects developed by our joint ventures and associates
Jiangxi Province
Nanchang
69. Nanchang Qingyun Fu (南昌青雲府)
Nanchang Qingyun Fu is located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 53,975.4 sq.m. and
consists of residential properties, commercial properties, office buildings, ancillary and car
parks. As of July 31, 2019, the property was still under construction. The project is developed
by Nanchang Shengdu Real Estate Co., Ltd. (南昌盛都置業有限公司). We entered into the
relevant land grant contract for a consideration of RMB613.7 million. We obtained the relevant
land use rights certificate in February 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 53,975.4
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 134,236.1
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 65,329.2
Actual commencement date . . . . . . . . . . . . . . . . . . ... May 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... July 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... October 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 974.9
Total development costs (in RMB million) . . . . . . . . . . 1,616.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 18%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 290 –
BUSINESS
70. Nanchang Zhen Yuan (南昌臻園)
Nanchang Zhen Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 116,665.5 sq.m. and
consists of residential properties, commercial properties, office buildings, serviced apartment,
car parks and ancillary. As of July 31, 2019, the property was still under construction and some
of the residential units of the property has been pre-sold. The project is developed by Nanchang
Jiangyue Real Estate Development Co., Ltd. (南昌江越房地產開發有限公司). We entered into
the relevant land grant contract for a consideration of RMB1,806.0 million. We obtained the
relevant land use rights certificate in November 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 116,665.5
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 404,012.0
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 107,211.9
Actual commencement date . . . . . . . . . . . . . . . . . . ... December 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... February 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... December 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 2,174.2
Total development costs (in RMB million) . . . . . . . . . . 4,858.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 50%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 291 –
BUSINESS
71. Nanchang Xianghu Wan (南昌象湖灣)
Nanchang Xianghu Wan is located in Nanchang, Jiangxi. This project is offered under
Wan series. The project includes two phases and occupies an aggregate site area of
approximately 82,770.0 sq.m. The project consists of residential properties, commercial
properties, ancillary, serviced apartment and car parks. As of July 31, 2019, the project has
been completed. The project is developed by Nanchang Lizhou. We entered into the relevant
land grant contract for a consideration of RMB248.3 million. We obtained the relevant land use
rights certificate in November 2015.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Phase I
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82,770.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 146,183.5
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 144,902.3
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 747.2
Actual commencement date . . . . . . . . . . . . . . . . . . . . . December 2015
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . December 2015
Actual completion date . . . . . . . . . . . . . . . . . . . . . . . . . May 2017
Attributable interest to our Group . . . . . . . . . . . . . . . . . 20%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
Phase II
Project Type Residential/Commercial
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 33,081.5
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 31,553.8
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 98.1
Total saleable GFA to be completed (in sq.m.) . . . . . . . 24,124.8
Planned GFA held for future development (in sq.m.) . . 26,275.5
Actual commencement date . . . . . . . . . . . . . . . . . . . . . December 2015
Actual date of pre-sale commencement or November 2016
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . September 2021
Attributable interest to our Group . . . . . . . . . . . . . . . . . 20%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 292 –
BUSINESS
72. Nanchang Yuelong Fu (南昌悅瓏府)
Nanchang Yuelong Fu is located in Nanchang, Jiangxi. The project occupies an aggregate
site area of approximately 36,587.0 sq.m. and consists of residential properties, commercial
properties, ancillary and car parks. As of July 31, 2019, the property was still under
construction. The project is developed by Nanchang Junyue Real Estate Investment Co., Ltd.
(南昌駿越房地產開發有限公司). We entered into the relevant land grant contract for a
consideration of RMB375.9 million. We obtained the relevant land use rights certificate in
September 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 36,587.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 77,934.4
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 77,933.5
Actual commencement date . . . . . . . . . . . . . . . . . . ... September 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... September 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... July 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 546.6
Total development costs (in RMB million) . . . . . . . . . . 775.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 25%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 293 –
BUSINESS
73. Nanchang Waitan No. 9 (南昌外灘9號)
Nanchang Waitan No. 9 is located in Nanchang, Jiangxi. The project occupies an
aggregate site area of approximately 31,018.0 sq.m. and consists of hotels, commercial
properties, office buildings, car parks and ancillary. As of July 31, 2019, the property has been
completed. The project is developed by Nanchang Weiting Real Estate Co., Ltd. (南昌市威汀
置業有限公司). We entered into the relevant land grant contract for a consideration of
RMB161.0 million. We obtained the relevant land use rights certificate in October 2013.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31,018.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 132,337.4
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 46,776.2
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 4,709.5
Actual commencement date . . . . . . . . . . . . . . . . . . . . . April 2016
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... July 2016
Actual completion date . . . . . . . . . . . . . . . . . . . . . . ... May 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 924.6
Total development costs (in RMB million) . . . . . . . . . . 1,400.0
Attributable interest to our Group . . . . . . . . . . . . . . . . . 50%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
– 294 –
BUSINESS
74. Nanchang Yi Yuan (南昌怡園)
Nanchang Yi Yuan is located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 34,386.0 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the property was still under construction. The car parks will be held for rent. The project
is developed by Jiangxi Baixing Real Estate Investment Co., Ltd. (江西百興房地產投資有限公
司). We entered into the relevant land grant contract for a consideration of RMB379.0 million.
We obtained the relevant land use rights certificate in October 2016.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34,386.0
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 104,337.2
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 103,488.2
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 4,455.3
Actual commencement date . . . . . . . . . . . . . . . . . . . . . November 2016
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... December 2016
Actual completion date . . . . . . . . . . . . . . . . . . . . . . ... December 2018
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 896.9
Total development costs (in RMB million) . . . . . . . . . . 1,139.0
Attributable interest to our Group . . . . . . . . . . . . . . . . . 60%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Completed
– 295 –
BUSINESS
75. Nanchang Hongyang Fu (南昌弘陽府)
Nanchang Hongyang Fu located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 43,409.6 sq.m. It consists
of residential properties, commercial properties, ancillary and car parks. As of July 31, 2019,
the property was under development. The project is developed by Jiangxi Xinyue Honglan Real
Estate Development Co., Ltd. (江西新越弘嵐房地產開發有限公司). We entered into the
relevant land grant contract for a consideration of RMB994.2 million. We obtained the relevant
land use rights certificate in April 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . ... 43,409.6
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 94,779.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 19,881.6
Actual commencement date . . . . . . . . . . . . . . . . . . ... April 2019
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... June 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... April 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 696.5
Total development costs (in RMB million) . . . . . . . . . . 1,864.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 51%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 296 –
BUSINESS
76. Nanchang Jinyao Fu (南昌錦瑤府)
Nanchang Jinyao Fu located in Nanchang, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 139,473.0 sq.m. It consists
of residential properties, commercial properties, ancillary and car parks. As of July 31, 2019,
the property was under development. The project is developed by Jiangxi Cheyue Real Estate
Development Co., Ltd. (江西澈越房地產開發有限公司). We entered into the relevant land
grant contract for a consideration of RMB1,351.5 million. We obtained the relevant land use
rights certificate in April 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 139,473.0
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 254,216.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 9,400.6
Actual commencement date . . . . . . . . . . . . . . . . . . ... May 2019
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... June 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... January 2022
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,484.2
Total development costs (in RMB million) . . . . . . . . . . 2,775.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 60%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 297 –
BUSINESS
77. Nanchang Gongyuan Tianxia (南昌公園天下)
Nanchang Gongyuan Tianxia located in Nanchang, Jiangxi. This project is offered under
Yuan series. The project occupies an aggregate site area of approximately 89,966.5 sq.m. It
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, the property was under development. The project is developed by Nanchang Dimei Real
Estate Development Co., Ltd. (南昌市地美房地產開發有限公司). We entered into the relevant
land grant contract for a consideration of RMB1,415.6 million. We obtained the relevant land
use rights certificate in February 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 89,966.5
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 218,155.0
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 8,653.6
Actual commencement date . . . . . . . . . . . . . . . . . . ... March 2019
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... June 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... December 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,547.8
Total development costs (in RMB million) . . . . . . . . . . 2,607.4
Attributable interest to our Group . . . . . . . . . . . . . . . . . 40%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 298 –
BUSINESS
78. Nanchang He Yuan (南昌合園)
Nanchang He Yuan located in Nanchang, Jiangxi. This project is offered under Yuan
series. The project occupies an aggregate site area of approximately 90,419.7 sq.m. It consists
of residential properties, commercial properties, ancillary and car parks. As of July 31, 2019,
the property was still under construction. The project is developed by Nanchang Jianmei Real
Estate Development Co., Ltd. (南昌建美房地產有限公司). We entered into the relevant land
grant contract for a consideration of RMB728.3 million. We obtained the relevant land use
rights certificate in April 2017.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90,419.7
Total GFA completed (in sq.m.) . . . . . . . . . . . . . . . . . . 71,027.1
Total saleable GFA completed (in sq.m.). . . . . . . . . . . . 60,309.8
Total saleable GFA unsold (in sq.m.) . . . . . . . . . . . . . . 271.7
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 114,708.2
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 107,369.9
Actual commencement date . . . . . . . . . . . . . . . . . . ... September 2017
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... September 2017
Estimated completion date . . . . . . . . . . . . . . . . . . . ... November 2019
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,410.8
Total development costs (in RMB million) . . . . . . . . . . 1,869.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 19%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 299 –
BUSINESS
79. Nanchang Tang Yue (南昌樘悅)
Nanchang Tang Yue located in Nanchang, Jiangxi. This project is offered under Yue
series. The project occupies an aggregate site area of approximately 32,480.0 sq.m. It consists
of residential properties, commercial properties, car parks and ancillary. As of July 31, 2019,
the property was held for future development. The project is developed by Jiangxi Dongyi
Property Co., Ltd. (江西東屹置業有限公司. We entered into the relevant land grant contract for
a consideration of RMB675.3 million. We obtained the relevant land use rights certificate in
January 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . ..... 32,480.0
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ..... 83,320.4
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . ..... —
Actual commencement date . . . . . . . . . . . . . . . . ..... July 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . ..... September 2019
Estimated completion date . . . . . . . . . . . . . . . . . ..... December 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 675.3
Total development costs (in RMB million) . . . . . . . . . . 1,432.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 50%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 300 –
BUSINESS
80. Nanchang Jiulong Lake 144 Mu (南昌九龍湖144畝)
Nanchang Jiulong Lake 144 Mu located in Nanchang, Jiangxi. The project occupies an
aggregate site area of approximately 96,124.7 sq.m. It consists of residential properties,
commercial properties and car parks. The project is developed by Nanchang Hezhan Real
Estate Co., Ltd. (南昌和展置業有限公司). We entered into the relevant land grant contract in
March 2019 and had obtained the land use rights certificate in April 2019. The land premium
is RMB605.6 million and as of July 31, 2019 this property was held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 96,124.7
Planned GFA held for future development (in sq.m.) .. 257,203.4
Actual commencement date . . . . . . . . . . . . . . . . . . . .. August 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. September 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. December 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 605.6
Total development costs (in RMB million) . . . . . . . . . . 1,555.9
Attributable interest to our Group . . . . . . . . . . . . . . . . . 50%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
– 301 –
BUSINESS
Fuzhou
81. Fuzhou Yujing Wan (撫州愉景灣)
Fuzhou Yujing Wan is located in Fuzhou, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 53,888.2 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the property was still under construction. The car parks will be held for rent. The project
is developed by Jiangxi Jinyue Real Estate Development Co., Ltd. (江西金越房地產開發有限
公司). We entered into the relevant land grant contract for a consideration of RMB408.2
million. We obtained the relevant land use rights certificate in January 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 53,888.2
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 91,288.6
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 65,572.7
Actual commencement date . . . . . . . . . . . . . . . . . . ... January 2019
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... January 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... November 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 499.1
Total development costs (in RMB million) . . . . . . . . . . 949.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 66%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 302 –
BUSINESS
Shangrao
82. Shangrao Dibo Wan (上饒帝泊灣)
Shangrao Dibo Wan is located in Shangrao, Jiangxi. This project is offered under Wan
series. The project occupies an aggregate site area of approximately 82,855.2 sq.m. and
consists of residential properties, commercial properties, car parks and ancillary. As of July 31,
2019, the property was still under construction. The car parks will be held for rent. The project
is developed by Shangrao Meiyue Real Estate Development Co., Ltd. (上饒市美越房地產開發
有限公司). We entered into the relevant land grant contract for a consideration of RMB326.0
million. We obtained the relevant land use rights certificate in August 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 82,855.2
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 146,385.4
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 64,594.5
Actual commencement date . . . . . . . . . . . . . . . . . . ... September 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... November 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... July 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 479.2
Total development costs (in RMB million) . . . . . . . . . . 1,089.0
Attributable interest to our Group . . . . . . . . . . . . . . . . . 33%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 303 –
BUSINESS
De’an
83. De’an Dibo Wan (德安帝泊灣)
De’an Dibo Wan located in De’an, Jiangxi. This project is offered under Wan series. The
project occupies an aggregate site area of approximately 59,932.5 sq.m. It consists of
residential properties, commercial properties, ancillary and car parks. As of July 31, 2019, the
property was still under construction, and some of the residential properties have been
pre-sold. The project is developed by De’an Zhongbang Property Co., Ltd. (德安眾邦置業有限
公司). We entered into the relevant land grant contract and had fully paid the total land
premium of RMB172.6 million. We obtained the relevant land use rights certificate in
November 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . ... 59,932.5
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 143,472.9
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 39,432.1
Actual commencement date . . . . . . . . . . . . . . . . . . ... August 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... October 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... June 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 274.0
Total development costs (in RMB million) . . . . . . . . . . 733.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 50%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 304 –
BUSINESS
Yangtze River Delta Region
84. Shanghai Jiading Anting (上海嘉定安亭)
Shanghai Jiading Anting is located in Shanghai. This project is offered under Yuan series
and occupies an aggregate site area of approximately 60,512.0 sq.m. It consists of residential
properties, car parks and ancillary. The project is developed by Shanghai Lianyou Properties
Co., Ltd. (上海聯友置業有限公司). We acquired this project from a third party in January 2019
and fully paid the land premium of RMB1,688.3 million. The relevant land use rights
certificate was obtained in June 2019, and as of July 31, 2019, this project is under
development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . .... 60,512.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .... 154,092.4
Actual commencement date . . . . . . . . . . . . . . . . . .... July 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . June 2020
Estimated completion date . . . . . . . . . . . . . . . . . . . . . . December 2022
Total development costs (in RMB million) . . . . . . . . . . 2,597.5
Attributable interest to our Group. . . . . . . . . . . . . . . . . 49%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 305 –
BUSINESS
Nanjing
85. Nanjing Jiangning 110 Mu (南京江寧區110畝)
Nanjing Jiangning 110 Mu is located in Nanjing, Jiangsu. The project occupies an
aggregate site area of approximately 73,538.4 sq.m. It consists of residential properties,
commercial properties, car parks and ancillary. The project is developed by Nanjing
Jinmingxin Real Estate Development Co., Ltd. (南京金銘新房地產開發有限公司). We entered
into the relevant land grant contract for a consideration of RMB1,900.0 million. We obtained
the relevant land use rights certificate in April 2019.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 73,538.4
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 48,933.4
Planned GFA held for future development (in sq.m.) .. 155,332.8
Actual commencement date . . . . . . . . . . . . . . . . . . . .. May 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. August 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. September 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 950.0
Total development costs (in RMB million) . . . . . . . . . . 3,467.7
Attributable interest to our Group . . . . . . . . . . . . . . . . . 34%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 306 –
BUSINESS
Suzhou
86. Suzhou Xiangcheng 71 Mu (蘇州相城區71畝)
Suzhou Xiangcheng 71 Mu is located in Suzhou, Jiangsu. The project occupies an
aggregate site area of approximately 47,434.0 sq.m. It consists of residential properties and car
parks. The project is developed by Suzhou Liangheng Properties Co., Ltd. (蘇州市梁恒置業有
限公司). We entered into the relevant land grant contract for a consideration of RMB1,390.9
million and obtained the land use rights certificate in May 2019. As of July 31, 2019, this
property is held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 47,434.0
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 43,110.7
Planned GFA held for future development (in sq.m.) .. 60,955.0
Actual commencement date . . . . . . . . . . . . . . . . . . . .. July 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. May 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,390.9
Total development costs (in RMB million) . . . . . . . . . . 2,148.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 50%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 307 –
BUSINESS
Wuxi
87. Wuxi Binhu 219 Mu (無錫濱湖區219畝)
Wuxi Binhu 219 Mu is located in Wuxi, Jiangsu. The project occupies an aggregate site
area of approximately 146,285.1 sq.m. It consists of residential properties, commercial
properties, car parks and ancillary. The project is developed by Wuxi Xinkun Langxu Real
Estate Development Co., Ltd. (無錫新坤朗叙房地產開發有限公司). We entered into the
relevant land grant contract in January 2019 and obtained the land use rights certificate in May
2019. The land premium is RMB1,662.6 million and as of July 31, 2019, this project is held
for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 146,285.1
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 46,104.0
Planned GFA held for future development (in sq.m.) .. 148,810.9
Actual commencement date . . . . . . . . . . . . . . . . . . . .. June 2019
Actual pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. August 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. June 2022
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 831.3
Total development costs (in RMB million) . . . . . . . . . . 3,232.2
Attributable interest to our Group . . . . . . . . . . . . . . . . . 55%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 308 –
BUSINESS
Greater Bay Region
Guangzhou
88. Qingyuan Long Wan (清遠龍灣)
Qingyuan Long Wan is located in Qingyuan, Guangdong. This project is offered under
Wan series. The project occupies an aggregate site area of approximately 24,866.5 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. As of July 31,
2019, this project was still under construction. The project is developed by Qingyuan Tianhe
Real Estate Co., Ltd. (清遠天河房地產有限公司). We entered into the relevant land grant
contract for a consideration of RMB315.4 million. We obtained the relevant land use rights
certificate in January 2016.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 24,866.5
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 110,253.6
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 6,995.1
Actual commencement date . . . . . . . . . . . . . . . . . . ... December 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... April 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... October 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 405.4
Total development costs (in RMB million) . . . . . . . . . . 1,066.8
Attributable interest to our Group . . . . . . . . . . . . . . . . . 32%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
– 309 –
BUSINESS
Zhongshan
89. Zhongshan Dibo Wan (中山帝泊灣)
Zhongshan Dibo Wan is located in Zhongshan, Guangzhou. This project is offered under
Wan series. The project occupies an aggregate site area of approximately 21,182.9 sq.m. and
consists of residential properties, commercial properties, ancillary and car parks. The project
is developed by Zhongshan Shengying Real Estate Development Co., Ltd. (中山市昇盈房地產
開發有限公司). We entered into the relevant land grant contract for a consideration of
RMB34.4 million. We obtained the relevant land use rights certificate in May 2014.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . .. 21,182.9
Planned GFA held for future development (in sq.m.) .. 70,147.3
Estimated commencement date . . . . . . . . . . . . . . . . .. November 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. March 2022
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 251.3
Total development costs (in RMB million) . . . . . . . . . . 633.5
Attributable interest to our Group . . . . . . . . . . . . . . . . 30%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
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90. Wuhan Sinic City (武漢新力城)
Wuhan Sinic City is located in Wuhan, Hubei. This project is offered under Yuan series.
The project occupies an aggregate site area of approximately 135,941.2 sq.m. and consists of
residential properties, commercial properties, car parks and ancillary. As of July 31, 2019, the
project was still under construction. The project is developed by Wuhan Furui Decheng Real
Estate Development Co., Ltd. (武漢福瑞德成房地產開發有限公司). We acquired this project
from a third party for a consideration of RMB3,200 million. We obtained the relevant land use
rights certificate in January 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 135,941.2
Total saleable/rentable GFA to be completed
(in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 688,985.5
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 238,945.2
Actual commencement date . . . . . . . . . . . . . . . . . . ... May 2018
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... August 2018
Estimated completion date . . . . . . . . . . . . . . . . . . . ... December 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 4,481.4
Total development costs (in RMB million) . . . . . . . . . . 6,478.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 51%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
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91. Wuhan Ya Yuan (武漢雅園)
Wuhan Ya Yuan is located in Wuhan, Hubei. This project is offered under Yuan series and
occupies an aggregate site area of approximately 38,151.3 sq.m. It consists of residential
properties, commercial properties, car parks and ancillary. The project is developed by Wuhan
Furui Decheng Real Estate Development Co., Ltd. (武漢福瑞德成房地產開發有限公司). We
entered into the relevant land grant contract in July 2019 and fully paid the land premium of
RMB472.8 million. The relevant land use rights certificate was obtained in July 2019, and as
of July 31, 2019, this project is under development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 38,151.3
Planned GFA held for future development (in sq.m.) .. 213,269.3
Estimated commencement date . . . . . . . . . . . . . . . . . .. November 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. October 2022
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 400.0
Total development costs (in RMB million) . . . . . . . . . . 3,049.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 51%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
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92. Chengdu Shuangliu 29.69 Mu (成都雙流29.69畝)
Chengdu Shuangliu 29.69 Mu is located in Chengdu, Sichuan. This project is offered
under Yuan series and occupies an aggregate site area of approximately 19,793.6 sq.m. It
consists of residential properties, car parks and ancillary. The project is developed by Chengdu
Lishun Real Estate Development Co., Ltd. (成都力順房地產開發有限公司). We entered into
the relevant land grant contract in June 2019 and fully paid the land premium of RMB403.9
million. The relevant land use rights certificate was obtained in August 2019, and as of July
31, 2019, this project is held for future development.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . .. 19,793.6
Planned GFA held for future development (in sq.m.) .. 48,168.1
Estimated commencement date . . . . . . . . . . . . . . . . . .. November 2019
Estimated pre-sale commencement date or date of
pre-sale permit . . . . . . . . . . . . . . . . . . . . . . . . . . . .. December 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . . .. December 2021
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . —
Total development costs (in RMB million) . . . . . . . . . . 687.9
Attributable interest to our Group . . . . . . . . . . . . . . . . . 33%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Held for future development
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Changsha
93. Anxi Dibo Wan (安溪帝泊灣)
Anxi Dibo Wan located in Anxi, Fujian. This project is offered under Wan series. The
project occupies an aggregate site area of approximately 49,081.7 sq.m. It consists of
residential properties, commercial properties, ancillary and car parks. As of July 31, 2019, the
property was held for future development. The project is developed by Fujian Anxi Lianchuang
Real Estate Development Co., Ltd. (福建安溪聯創房地產開發有限公司). We acquired this
project from a third party for a consideration of RMB233 million, and the land use rights
certificate was obtained in June 2018.
Based on our internal records, details of the project as of July 31, 2019 were as follows:
Project Type Residential/Commercial
Site area (in sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . ... 49,081.7
Total saleable/rentable GFA to be completed (in
sq.m.) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 127,582.0
Total saleable GFA pre-sold (in sq.m.) . . . . . . . . . . ... 13,105.9
Actual commencement date . . . . . . . . . . . . . . . . . . ... March 2019
Actual date of pre-sale commencement or pre-sale
permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... June 2019
Estimated completion date . . . . . . . . . . . . . . . . . . . ... November 2020
Development costs incurred as of April 30, 2019
(in RMB million) . . . . . . . . . . . . . . . . . . . . . . . . . . . 299.3
Total development costs (in RMB million) . . . . . . . . . . 994.5
Attributable interest to our Group . . . . . . . . . . . . . . . . . 20%
Construction status . . . . . . . . . . . . . . . . . . . . . . . . . . . . Under development
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OUR PROPERTY DEVELOPMENT OPERATIONS
Property Development Management
We have established 15 functional departments at the Group level, namely, President’s
office, audit supervision center, strategic investment center, operations management center,
product research and development center, financing management center, construction
management center, cost management center, sales and marketing management center, client
value center, human resources administration center, financial management center, brand
management department, capital market department and legal affairs management center; and
13 city companies at the local level, to manage our property development operations.
Property Development Process
Our success in property development is attributable to our standardized operating
procedures, which enable us to plan and execute preparation work within required time frame
for each development stage after acquiring the land and improve our overall operating
efficiency. Through the utilization of our standardized operating procedures, we have been able
to complete our property projects within approximately 21 to 29 months on average from
obtaining the construction works commencement permits to obtaining the completion
certificates. We formulate and modify the procedures based on our operational experience and
needs and sometimes on a case-by-case basis. Such procedures set out the guidelines for our
employees in managing and developing our property projects, and provide detailed timing and
evaluation targets and checklists for different types of projects developed in different cities.
The diagram below summarizes the major stages of our property development process:
Procurement
and Sales and
Site Selection Financing Construction Marketing
Land Project Quality Delivery and
Acquisition Design Control After-Sales
Customer
Services
Note:
(1) The required time for each property development stage may vary among projects depending on the
geographical location and the size of the projects. The sequence of specific planning and execution
activities may also vary among projects due to the requirement of local laws and regulations.
Site Selection
In terms of site selection for our property projects, we focus on suitable locations in
Jiangxi Province, the Yangtze River Delta Region, the Greater Bay Region, the Central and
Western China Core Cities and Other Regions with High-Growth Potential.
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In selecting land parcels for acquisition, we primarily assess the land parcel through
among others, studies of the economic and demographic conditions of the relevant district, city
or province in which the land parcel is located assessment of the performance of the relevant
property market and evaluation of the potential appreciation value of the land parcel. Our
strategic investment center at the Group level is responsible for formulating our overall
expansion strategies and plans, which include land acquisitions. Our selection process is
generally led by our project company team, which is responsible for preparing an investment
analysis report for internal teams’ evaluation so the Group can make an informed decision
about the investment opportunity. We devote a significant amount of management resources to
the site selection process, which involves collaboration among and assessment by departments
with different functions at different levels. Once an in-depth investment analysis report is
available, strategic investment personnel at the Group level as well as personnel from different
departments will participate in the evaluation and approval process to evaluate the investment
opportunity. The results of such evaluation will then be submitted to general manager of core
departments at the Group level to further review, and ultimately to our vice president and
chairman of the Board for final approval.
We prudently carry out the site selection process in all projects with a strong focus on the
quality and marketability. The factors we consider in assessing whether a site is suitable for
development include, but are not limited to:
• the economic environment, population growth and development prospects;
• the relationship of volume and price of the local real estate market and the income
level and purchase demand of target customers;
• basic fee standards for local taxes, design and cost;
• the central and local governments’ industry policy and development strategies and
relevant regulations;
• the economic environment and the physical and geological characteristics of the site,
including historical features and natural landscape;
• any relevant ancillary facilities and other infrastructure in the areas surrounding the
potential site, and transportation infrastructure; and
• the number and scale of potential competitors.
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Land Acquisition
During the Track Record Period, we obtained our land reserves primarily through the
following methods:
• participation in public tender and listing-for-sale process;
• acquisition of equity interests in, or land parcels from, third parties which possess
land parcels; and
• joint ventures with other property developers.
We select our land acquisition method based on prevailing market conditions and with the
goal to control our land cost and manage related risks. A breakdown of our land reserves
obtained as of July 31, 2019 by acquisition methods is set forth below:
Year ended December 31, Seven months ended
2016 2017 2018 July 31, 2019
Number of Number of Number of Number of
land land land land
parcels Site area parcels Site area parcels Site area parcels Site area
(in sq.m.) (in sq.m.) (in sq.m.) (in sq.m.)
Participation in public
tender and listing-for-
sale process. . . . . . . 1 180,170.0 6 415,324.7 7 494,963.1 14 726,425.3
Acquisition of equity
interest in, and land
parcels from, third-
parties . . . . . . . . . 13 1,269,543.5 22 2,055,391.5 8 316,048.8 7 312,551.9
Joint ventures with other
property developers . . . — — 1 90,419.7 4 326,947.3 5 387,112.5
Total . . . . . . . . . . . 14 1,449,713.5 29 2,561,135.9 19 1,137,959.2 26 1,426,089.7
We employ standardized procedures with respect to our land acquisition work. For
instance, we have established operating manuals that specify the detailed procedures and
process to follow for each of the acquisition methods we choose to adopt. Guided by the
procedures set out in our operating manuals, our project company teams, among others, prepare
and complete required studies, analysis or application materials in accordance with specified
timetable and detailed information requirements. Our standardized operating procedures
provide an effective and consistent guidance on our project approval steps and help to ensure
that we complete our internal evaluation process in an efficient manner.
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Under the current PRC laws and regulations, land use rights for the purpose of
commercial use, industrial use, tourism, entertainment and commodity housing developments
must be granted by the government through public tender, auction and listing-for-sale. For
further details of the applicable PRC laws and regulations relating to land acquisition, see the
section headed “Regulatory Overview — Regulations on Real Estate Transfer and Sale.” In
conjunction with the acquisition of land use rights from the PRC government, real estate
developers in the PRC are required to pay a land grant premium to the relevant government
authority and apply for a land use rights certificate (if applicable, real estate right certificate)
conferring land use rights. In general, upon the payment of the land grant premium to the
relevant land authorities, land use rights are granted for a term of 70 years for residential
properties, 40 years for commercial, tourism and recreation purposes and 50 years for
industrial and other purposes. We have designed and implemented various internal measures to
help ensure our obtaining of the relevant land use rights certificates. Where the land parcels are
obtained through public land tenders, auction and listing-for-sale, we strictly follow the
relevant local government procedures with respect to the signing of land grant contract and
making payment in accordance with such contract. During the Track Record Period, none of
our subsidiaries had experienced any material delays in making land premium payment
pursuant to land grant contracts.
In addition to land acquisition through public tender, auction or listing-for-sale process,
we acquire equity interests in, or land parcels from, companies that possess or have the rights
to possess land use rights for certain land parcel. These methods allow us to obtain targeted
land at competitive prices as it allows us to negotiate the terms and conditions directly with the
targeted companies or the counter parties. Subsequent to the Track Record Period, for the
purpose of expanding our business, we have acquired or entered into agreements to acquire the
equity interest of certain companies. See “Waivers from Strict Compliance with the
Requirements Under the Listing Rules — Equity Interests Acquired After the Track Record
Period” for more details.
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The table below sets forth the land bank of the companies acquired (or to be acquired) by
us subsequent to the Track Record Period and as of July 31, 2019.
Percentage of equity Site area acquired
Company acquired interest acquired/ (or to be acquired) upon Land bank
No. (or to be acquired) by us proposed to be acquired completion attributable to us
(sq.m.) (sq.m.)
Acquisition of business
1. Shanghai Lianyou Properties 49% 60,511.8 29,650.8
Co., Ltd. (上海聯友置業有限公司)(1)
2. Haimen Shenghongxin Real Estate 33% 75,028.0 24,759.2
Development Co., Ltd. (海門市盛弘新
房地產開發有限公司)(1)
Acquisitions of subsidiaries
3. Pingtan Lixin Real Estate Co., Ltd. 60% 21,240.0 21,240.0
(平潭立新地產有限公司)(2)
4. Pingtan Luxin Real Estate Co., Ltd. 60% 48,618.0 48,618.0
(平潭魯新地產有限公司)(2)
Notes:
(1) Upon completion of the acquisition, the entity has become one of our joint ventures.
(2) Upon completion of the acquisition, the entity has become one of our subsidiaries, and 100% of the
equity interest of the entity has been attributed to us.
Where the land parcels are obtained through acquisition of equity of or directly from
third-party project companies, we generally employ procedures from two aspects with efforts
to ensure that we obtain the relevant land use rights: we conduct legal and financial due
diligence with regard to the ownership of land use rights of the third-party property developer
before entering into the acquisition agreement with such party; and we usually set forth certain
terms in the acquisition agreement as safeguards to help ensure the transfer of the land use
rights, which may include, but not limited to, certain payment criteria before we make relevant
acquisition payments under the agreement and/or indemnification or other terms that set out the
liabilities for either party to fulfil their respective obligations under the agreement such as the
transfer of land use rights.
Financing
Based on our internal record and current plan and subject to changes resulting from
changes of market condition and our adjustment of the development plan of the projects, we
estimate the aggregate amount the future development cost of our property projects as of April
30, 2019 will be approximately RMB83.4 billion. We finance our projects primarily through
internal cash flows including proceeds from the pre-sale of our properties, retained revenues,
bank loans, trust financing, other borrowings and corporate bonds. Our financing management
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center is principally responsible for the financing of our property projects. We usually assess
the required financing amount based on the financing purpose, the relevant property projects
involved (if any) and the financing terms available to us. In selecting the financing method, we
consider a number of factors, including but not limited to, financing amount and term, structure
of the financing, financing terms such as interest rate, pledge or collateral required and related
conditions and relevant risk management measures. In terms of process, financing plans are
usually initiated by project companies and reported to responsible personnel at the Group level
for approval. Once a financing plan is approved, the relevant project company carries out the
required work to obtain the financing. As of April 30, 2019, our balance of bank loans and other
borrowings and corporate bonds amounted to RMB26,469.4 million. On August 26 and
October 9, 2019, we issued the Private Debt Financing in the aggregate principal amount of
US$169.9 million with an interest rate of 12.5%. See “Financial Information — Indebtedness
— Private Debt Financing ” for more details. See the section headed “Financial Information —
Indebtedness” in this prospectus for details of our financing and indebtedness. We utilize a
number of project financing methods, which include proceeds from sales of its properties, bank
loans, trust financing and other arrangements, and corporate bonds. Pre-sales and sales of
properties form an integral source of our operating cash inflows. We generally use the proceeds
from sales of properties to fund part of its development costs, make interest payments and
repay debt obligations. According to the applicable PRC laws and regulations, certain criteria
need to be met before we can commence pre-sales or sales activities for properties under
development. Please refer to the disclosures under “Business — Our Property Development
Operations — Sales and Marketing — Pre-sale” for more details on the relevant procedures.
Bank loans are a primary source of our external financing. As of December 31, 2016,
2017, 2018 and April 30, 2019, our bank loans balance amounted to approximately
RMB1,445.0 million, RMB6,073.6 million, RMB9,072.2 million and RMB11,022.5 million,
respectively. Our ability to obtain bank loans depends on a variety of factors, including but not
limited to, general economic conditions, economic policies or measures adopted by the
governmental authorities, bank’s internal requirements or guidelines, and our borrowing or
banking records with the bank.
In addition to bank loans, we have also entered into financing arrangements with trust
companies, asset management companies and other financial institutions and factoring
arrangements in our ordinary course of business to finance our project property development.
Compared with bank loans, these financing arrangements may offer greater flexibility in
certain cases in terms of cash availability and repayment requirements. As of December 31,
2016, 2017, 2018 and April 30, 2019, we had such financings in the amount of approximately
RMB4,992.5 million, RMB10,602.1 million, RMB12,438.5 million and RMB14,423.1 million,
respectively.
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We also issued two private corporate bonds in 2018 and one private corporate bonds in
2019. We issued offshore private bonds in August and October 2019. See “Financial
Information — Indebtedness — Corporate Bonds” and “Financial Information — Indebtedness
— Private Debt Financing ” for more details. The issuance of corporate bonds and offshore
private notes enabled us to diversify funding channels for our property development projects
and extend our debt maturity profile.
PBOC and CBRC have issued respective guidelines in relation to granting loans to real
estate developers. See the section headed “Regulatory Overview — Regulations on Real Estate
Financing” in this prospectus for more details.
Project Design
As of April 30, 2019, we had 194 employees in our product development and design team
at the Group and city levels. Our product research and development center at the Group level
is primarily responsible for the product research and development of our property projects and
standardized design work of our products and technical specifications. In addition, our product
research and development team also monitors the implementation of our property projects
through our standardized management process. We have developed a comprehensive
standardization system with respect to the design of our residential products, which covers
management from three aspects namely management standards, product standards and
technical standards. From the management standard perspective, it includes the Group
authorization manual as well as the management policies, specifications, and relevant
management and control appendages of the product research and development center. We
established our current management standardization documents in 2014 and refined them from
time to time in order to satisfy our management and control requirements on our projects. With
respect to the product standard, we have developed standardized manuals for our Wan series
and Yuan series, which have a wide coverage of professional product modules including house
type database, façade database, display area module database, scene module database, interior
and landscaping. Our technical standard includes standardized specifications for our
properties, such as professional design standard, structure and construction method, and
component parts.
Our product research and development team at the relevant project companies is primarily
responsible for the more detailed execution and modification of designs, including
verifications of field construction, ensuring that problems encountered with proposed design
during the construction are resolved in a timely manner.
In order to offer distinctive and quality designs, our product research and development
teams work closely with domestic architecture and design firms, such as Shanghai Xinwaijian
Construction Design and Consultancy Company Limited (上海新外建工程設計與顧問有限公
司), Yijing (Shanghai) Construction Design Company Limited (意境(上海)建築設計有限公司),
and Daiwen Construction Design (Shanghai) Company Limited (戴文工程設計(上海)有限公
司).
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We have received a number of awards relating to the designs of our property projects,
including:
• 2018 China Real Estate Fengshang Prize for our Huizhou Sinic City for Annual
Investment Value from Boao Real Estate Forum (博鼇房地產論壇);
• 2017 Asia International Human Habitat Model Gold Prize for our Nanchang Amber
Yuan from China Real Estate Industry Research Institution (中國房地產業研究會),
China Science of Human Settlements (中國人居環境研究中心), China Real Estate
Industry Association (中國房地產業聯合會) and China Market Brand Appraisal
Center (中國市場品牌測評中心);
• 2015 Jiangxi Real Estate Annual Prize for our Nanchang Dibo Wan from Jiangxi
Real Estate Association (江西省房地產協會);
• 2015 Best Office Building Award for our Nanchang Sinic Center from National Real
Estate Commercial Association (全國房地產商會聯盟) and Jiangxi Real Estate
Association (江西省房地產協會); and
• 2013 National Scenic Garden Construction Project Silver Prize for our Nanchang
Dibo Wan from China Garden Network (中國園林網).
Construction and Procurement
Appointment of third-party construction contractors
We outsource all of the construction work of our property development projects to
qualified construction contractors.
We usually engage a general contractor for the major construction of a project, including
main structure construction, equipment installation and engineering work. We also engage
specialized contractors in specific areas, such as landscaping and road construction. The
contractors of our property developments are typically selected through an invite-only tender
process. The tender process is managed by our cost management center at the Group level and
cost control teams of respective city company, in accordance with our relevant procurement
system. We conduct a number of due diligence procedures and only invite the contractors
which have passed our due diligence checks to participate our tender. Our due diligence
procedures include credential checks, on-site reviews, verification of relevant documentation
such as construction and site management documents and review of a contractor’s previous
performance on similar projects. For certain specific projects, we hold interviews with core
members of contractors and conduct in-depth review of their previous work experiences. We
formulate and implement operating rules such as rules on purchase management system and
cost control management system for our bidding process, and adopt a number of measures in
our evaluation process, such as benchmarking the bid price against the prevailing market price,
to help ensure that we achieve a reasonable price for our contracted work. In addition, we
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establish and maintain an information system on the contractors that we work with and
regularly update the information regarding their services, such as their industry reputation,
professional qualifications, track record with us and prices, and use such information in our
assessment of the contractors for our potential assignments.
We identify and establish long-term strategic relationship with certain quality general
contractors who can meet our quality, time and cost management requirements, and are familiar
with our business model and corporate culture, so that we are able to better control
development costs, improve operating efficiency and enhance the implementation of our
standardized procedures. During the Track Record Period, we had engaged and maintained
stable business relationships with a number of general construction contractors and specialized
sub-contractors. Some of the strategic general contractors we worked with have an established
relationship with us for an approximately five to six years, and the subcontractors we worked
with during the Track Record Period are Independent Third Parties.
General contractors and sub-contractors generally enter into a construction agreement
with us based on a standard template provided by the relevant government authority. In general,
the agreement is tailored in accordance with the specific requirements and needs of the
contracted work of each project. Pursuant to such agreements, the general contractors and
sub-contractors are obligated to undertake the entire construction work in strict compliance
with the laws and regulations as well as our design specifications and time schedules. Under
the typical agreements with our contractors, we make payments to contractors in stages
according to progress of construction works. We do not make advance payments. The
percentage of each stage payment varies from project to project according to the terms
stipulated in the relevant contract. In general, we pay approximately 95% of the total contract
price at settlement and after the completion of the project, while holding back the remaining
approximately 5% of the total contract price for quality warranties purpose. The contractors are
generally required to provide us with a warranty period typically ranging from two to five
years, for any losses we may incur as a result of not being able to meet contractually specified
quality standards. The unused portion of the retention fee will be returned to the contractors
after the warranty period. However, we will also be able to reclaim the differences from the
contractors to cover any losses that we may incur that is greater than the retained retention fee,
even after certain retention fee has been remitted. During the Track Record Period, we had not
experienced any incidents where we had to reclaim any differences between losses incurred by
us and the retained retention fee from our contractors. In addition, under circumstances where
the construction schedules are delayed for more than the period of time as stipulated in the
agreements, we are entitled to a pre-determined amount as a penalty payment and, in some
cases, we will have the right to terminate the agreements. During the Track Record Period, we
were not involved in any dispute with our contractors, nor were there any cases of material
personal injury or death involving our contractors, that had a material adverse effect on our
business.
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Procurement
Our procurement activities fall into two categories: construction materials and equipment.
Our construction contractors are generally responsible for procuring raw materials, notably
steel and concrete. We are responsible for procuring certain building materials and equipment,
such as doors, windows, kitchen appliances, directly from third-party suppliers through an
invite-only tender process. For most of our projects, we generally invite bids from a list of
qualified suppliers from our database to ensure quality. Our database collects information as
to such suppliers, including quality of materials, pricing, reputation and track record of
working with us, and is regularly updated by us.
To evaluate the bids, we consider a number of factors and standards from our operating
rules on procurement management. Such factors include, among others, product and service
quality, satisfaction of our product standard and technical standard suitability of the supplier
to our potential property development project, brand and prices (as compared against the
prevailing market standard and historical prices).
In addition, once a supplier is selected, we conduct follow-up and on-site visits with the
supplier and even conduct limited supervision of production in some cases to ensure quality.
We internally prepare evaluation reports as to how a supplier fulfills its contractual obligations
and the reports are recorded into our database on the supplier for future use.
Most building construction materials, such as steel and cement, are procured by
contractors we engage, although we typically designate the brands and quality requirements of
these construction materials as part of our construction agreements. As a result, we will bear
the risks or enjoy the benefits associated with such price increases or decreases outside this
range. During the Track Record Period, fluctuations in the construction raw materials did not
exceed the relevant materiality threshold in the relevant agreements we had with our
construction contractors. Nonetheless, as we typically pre-sell our properties prior to their
completion, we will not be able to pass the increased costs on to our customers if construction
costs increase subsequent to the pre-sale. See the section headed “Risk Factors — Risks
Relating to Our Business — We may experience fluctuations in our construction costs.”
Our construction materials are primarily purchased from suppliers in the PRC. Our cost
management center and construction management center at our Group level and individual
construction management teams at our project companies at the city level oversee the quality
of each project development, conduct on-site inspection and pre-examine the construction
materials before they are used in our property projects. For certain specialized building
materials and equipment we procure on our own, we generally do not maintain construction
materials inventory, but order these materials and equipment only on an as-needed basis.
During the Track Record Period, we did not experience any shortage or delay in the supply of
construction materials and equipment that had a material adverse effect on our business
operation.
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Quality Control
We place significant emphasis on quality control in the management of our property
projects. As of April 30, 2019, we had 730 employees in our Group responsible for construction
management and quality control of our property projects.
Quality control begins with the selection of quality construction contractors and
suppliers, and we have already established detailed protocols to ensure that the performance of
the constructions and quality of materials are up to our standards. See “— Our Property
Development Operations — Construction and Procurement” above for more details. We also
perform due diligence and reviews in the selection of other service providers, such as external
architectural and design firms, to help ensure the quality of services to us.
We have established a comprehensive set of standardized technical and quality control
guidelines and/or operating rules that provide detailed requirements as to quality standards and
specifications for all major aspects of our construction processes. We have nearly 30 technical
and quality control guidelines and/or operating rules in total which cover areas such as
procurement management, construction and property management and before-delivery check
management. To implement these guidelines and operating rules, we conduct periodic
assessment of our service providers and inspections of products and materials, as well as risk
assessments on each project. In 2018, we were awarded the China Real Estate Gold Brick
Award — 2018 Quality Property Comprehensive Award on Bo’Ao • 21st Century Real Estate
Forum held by 21st Century Business Herald for the overall quality control management of our
projects.
Our Directors confirm that, during the Track Record Period, there were no non-
compliance incidents relating to safety or accidents during the construction of our property
projects that resulted in material injuries or fatalities of the construction workers. Our
Directors further confirm that there was no material violation of currently applicable PRC labor
and safety regulations nor were there any material employee safety issues involving our Group.
During the Track Record Period, no fines or penalties for non-compliance of the PRC labor and
safety laws and regulations were imposed on us.
Sales and Marketing
Sales and marketing plan
We formulate and determine our sales and marketing strategies based on our careful
studies of the local market in which our property project is situated and the preferences of our
target customers. In this process, our sales and marketing teams at city companies prepare the
relevant market studies that form the basis on which we evaluate and determine our sales and
marketing strategies for any particular project. Before 2018, our sales and marketing teams at
city companies led the efforts in formulating our sales and marketing strategies for property
projects. In 2018, we changed to a more centralized approach under which our sales and
marketing management center at the Group level took the leading role in determining our sales
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and marketing strategies. We believe that such change enables us to achieve greater
cohesiveness in our sales across property projects in different regions and allowed us to better
coordinate with local real estate sales agents. Our sales and marketing strategies are prepared
in accordance with our standardized guidelines on sales and marketing to ensure consistency
in terms of product positioning, promotional events, pricing and cost control on marketing
expenses and management of local real estate agents for sales across our property projects.
Our approved sales and marketing strategies are carried out primarily by our sales and
marketing teams at city companies as we rely on our own sales and marketing teams for
property sales. Our own sales and marketing teams at city companies also provide valuable
reports and feedback about the response from local markets to our sales campaigns, market
trends, changes in customer tastes and other valuable information, which help us to further
modify and optimize our sales and marketing strategies. In addition, our sales and marketing
teams are well-positioned to work with local real estate agents to manage our property sales
and ensuring that the sales process align with our overall sales and marketing strategies. During
the Track Record Period, the sales commission rate of our external real estate agents generally
ranged from 0.6% to 0.9% of the total contracted sales price of the property sold through such
agents. We usually consider a number of factors in determining the sales commission rates,
including but not limited to, (i) the number of external real estate agents assigned to the
property for sales or marketing-related work, (ii) the contracted sales value achieved by the
external real estate agents, where the agent receives a higher commission rate as it exceeds
certain pre-agreed sales targets for the property based on a progressive scale under certain
contracts, (iii) the competitiveness among comparable properties for sale in the local market,
and (iv) the general market trend for sales commission for external real estate agents. In terms
of sales and marketing costs, in 2016, 2017 and 2018 and the four months ended April 30, 2018
and 2019, our selling and distribution expenses were approximately RMB214.6 million,
RMB458.4 million, RMB657.6 million, RMB143.4 million and RMB192.4 million,
respectively. For the same periods, we incurred commissions to external real estate agents in
the amount of RMB14.5 million, RMB31.4 million, RMB42.0 million, RMB7.5 million and
RMB36.6 million, respectively.
Our marketing efforts generally begin in the early stage of a property project to ensure
that our property development are well positioned and priced by providing relevant local
market information, including pricing information, customer preferences and estimated sales
trends, in our assessment reports to internal teams for evaluation. When our marketing teams
carry out our overall marketing strategies formulated and approved by the Group, they may
also tailor certain aspects of the marketing strategies to suit the conditions of local property
market. In doing so, our marketing teams continue to adjust the marketing strategies based on
customer preferences in a timely manner and effectively increase our brand awareness and
customer satisfaction.
Our sales efforts are result-oriented and managed through a data-based system that
records and evaluates the sales results of our sales teams at different city companies in a
competition-like format. We incentivize our sales teams with performance-based bonuses. Our
sales efforts are measured by various indicators used at different stages or aspects of the sales
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process, such as the rate at which sales contracts are signed for a particular project, the rate of
introduction of potential new customer by existing customers and the cash collection rate.
Project companies at the local level also regularly review such indicators and adjust them based
on certain market factors, such as changes in market sales trend and local economies, to allow
for a more reasonable and fair assessment of our sales results. Those indicators help provide
valuable feedback on our sales and marketing efforts and allow us to effectively track and
assess our sales performance. Throughout the sales process, we strictly implement our
standardized sales procedures which provide detailed and well-established procedures for each
stage of the process, and set forth quantifiable sales targets and specific goals that are designed
to evaluate and ensure customer satisfaction. We also employ a variety of evaluation measures
to further monitor or manage our sales efforts, including but not limited to, secret customer
visits, on-topic trainings for our sales staff and internal sales ranking announcements.
Pre-sale
In line with the applicable laws and regulations of the PRC, we usually commence
pre-sales of a property development project before completion of the entire project but after we
have received the pre-sale permits for the project. Relevant PRC laws and regulations require
property developers to fulfill certain conditions, including but not limited to payment of the
land grant premium and obtaining the relevant land use rights certificate, construction works
planning permit, construction works commencement permit and pre-sale permit before the
commencement of pre-sales. See the section headed “Regulatory Overview — Regulations on
Real Estate Transfer and Sale” for further details of the laws and regulations governing
pre-sale. We must fulfill certain conditions before we can obtain the pre-sale permits, including
but not limited to:
• the land premium is paid in full and the land use rights certificate must have been
obtained;
• the construction work planning permit and the construction work commencement
permit must have been obtained;
• in terms of the properties put into pre-sale, at least 25% of the total amount of the
investment fund has been injected into the development and the progress of
construction and the expected completion and delivery dates have been ascertained;
• the progress of the construction should meet the local governmental authority’s
requirements for pre-sale; and
• the pre-sale has been registered with the relevant local entities.
Our Directors confirm that, during the Track Record Period, we have complied with all
relevant and applicable PRC laws and regulations governing property pre-sales in the PRC in
all material respects, and have obtained all necessary permits, certificates and approvals prior
to the commencement of pre-sales activities.
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Our pre-sale contracts are prepared in accordance with applicable PRC laws and
regulations. Purchasers are typically required to make a down-payment according to the
schedule stipulated in the pre-sale contract. In accordance with the requirements of applicable
PRC laws and regulations, we register such pre-sale with the relevant government authorities
and provide quality warranties on the properties we construct or sell to our customers for
periods no shorter than that for quality warranties we receive from our construction contractors
under the relevant construction contracts, being generally one to five years. As of the Latest
Practicable Date, we had not been subject to any penalty by the government authorities in
relation to our pre-sales proceeds. See the section headed “Risk Factors — Risks Relating to
Our Business — We are exposed to contractual and legal risks related to pre-sales” for further
details regarding the associated risks.
Cancelled contracted sales are sales transactions cancelled after the down-payment and
the signing of pre-sale contracts. Such incidents are rare. In the event that a sales contract is
cancelled, down-payment paid to us is not refundable to the customer unless we have defaulted
under certain terms of the relevant sales and purchase contract. Our Directors further confirm
that any cancelled contracted sales did not have a material adverse effect on our financial
condition.
Pricing
With respect to pricing of our properties, we determine our per-unit sales price with
reference to the applicable local laws and regulations, the sales price of comparable properties
in the local market, market conditions and our development costs. We also add a premium to
the price based on our target rate of return and overall sales target for each product.
Due to the highly competitive and evolving nature of the real estate industry in China, we
are required to constantly monitor the changing market conditions and changes to applicable
laws and regulations, and adjust the sales prices of our property projects as appropriate. Our
project management teams at the local level, with the assistance from other departments at the
local level, such as cost management department, finance department, sales and marketing
department and operations department, and oversight from our management teams at the city
and Group levels, are generally responsible for formulating the sales prices for our properties.
We take a number of factors into consideration in determining the sales prices of our properties,
including but not limited to, product line, GFA of the property offered, neighborhood in which
the property is located, sales prices for comparable properties and community landscape
surrounding the property. In addition, we conduct quarterly reviews of the sales prices of all
of our property projects and make adjustments as appropriate. Any downward price
adjustments require approvals from our sales and marketing management center at the Group
level and our Chairman. Any upward price adjustments require approvals from the general
manager at the relevant city company.
In addition, as part of our pricing and sales strategy, we offer certain incentives to our
employees or certain existing property owners as well as new buyers, where the new buyers
who purchase our properties are introduced by our employee or existing property owners. For
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example, for our Sinic City property, the employee or exiting property owner and the new
buyer receive awards or a discount on the new property when the new buyer enter into purchase
contract with us. We believe that such offers were effective in attracting potential customers
and improving our profitability in general and we consider that the discounts granted or
incentives awards were in line with the then prevailing market practice.
Payment arrangement
Our customers may choose to pay the purchase price of our properties by one lump sum
payment or by mortgage financing. Customers choosing to settle the purchase price by one
lump sum payment will be required to fully settle the purchase price shortly after the execution
of the sales contract. Customers choosing to settle the purchase price of residential properties
by mortgage financing shall, according to the terms stipulated in the relevant sales contract,
normally pay a down-payment of not less than 30% of the purchase price upon the execution
of the sales contract. Depending on the processing time required by mortgagee banks, the
balance of the purchase prices will typically be paid by the mortgagee banks shortly after the
date of execution of the sales contracts.
In line with market practice in the PRC, we have arrangements with various banks for the
provision of mortgage financing and where required, provide the banks with guarantees for our
customers as security for mortgage loans. We do not conduct independent credit checks and due
diligence as to our purchaser’s credit history when providing guarantees but instead rely on the
credit checks conducted by the mortgagee banks or other acceptable credit agencies. The terms
of such guarantees typically last until the transfer of the building ownership certificate to the
purchaser and the certificate is registered in favor of the bank. Before the building ownership
certificate is transferred to the purchaser, the purchaser generally makes the pre-mortgage
registration for the property according to the loan agreement. If the purchaser defaults in
payment and after all collection means are exhausted by the mortgagee bank, we are obligated
to repay all outstanding amounts owed by the purchaser to the mortgagee bank under the loan
and have the right to claim such amount from the defaulting purchaser. As of December 31,
2016, 2017, 2018 and April 30, 2019, our outstanding guarantees in respect of the mortgages
for purchasers of our properties amounted to approximately RMB3,560.6 million, RMB9,059.1
million, RMB27,465.9 million and RMB28,527.1 million, respectively.
Moreover, if a customer default on payment of its mortgage, the mortgagee bank may
deduct the payment due from the deposited sum and require us to repay the defaulted amount
pursuant to the guarantee after all collection means are exhausted by the mortgage bank, and
we also have the right to offset the defaulted amount with the relevant payments the purchaser
has made with us according to the sale and purchase agreement with the defaulting customer.
Upon fulfillment of our obligations under the guarantee, the mortgagee bank would then assign
its rights under the mortgage to us and we would then have full recourse to the property, which
we can resell to other purchasers. We believe that our guarantees on the mortgage loans of our
purchasers are over-secured as we believe the aggregate fair value of the underlying properties
exceeds the aggregate amount of outstanding guarantees. During the Track Record Period, we
did not experience any material defaults by our purchasers on their mortgage loans that would
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materially and adversely affect our business. Also see “Risk Factors — Risks Relating to Our
Business — We guarantee the mortgage loans provided by financial institutions to our
customers and, consequently, we are liable to the mortgagees if our customers default” in this
prospectus.
Delivery of Properties and After-Sale Customer Service
Delivery of completed properties
We endeavor to deliver completed properties to our customers on a timely basis in
accordance with the terms of the sales contracts. We closely monitor the progress of
construction work at our projects under development. If we fail to deliver the completed
properties within the stipulated time frame due to our default, we may be liable to pay a certain
percentage of the purchase price as penalty in accordance with the terms of the relevant sales
contracts. Under current PRC laws and regulations, we are required to obtain completion
certificates before delivering properties to our customers. Our Directors confirm that, during
the Track Record Period and up to the Latest Practicable Date, we had not experienced any
significant delays in the completion of our property projects which had any material adverse
impact on our business, financial condition and results of operations.
We provide our customers with a warranty for the quality of the structure of the building
pursuant to the Measures on the Sales of Commodity Housing (商品房銷售管理辦法) and
Regulations for the Operations of Urban Property Development (城市房地產開發經營管理條
例). In addition, we also provide quality warranties, if applicable, usually for a period for two
years for certain fitting and fixtures and five years for certain waterproof fitting and fixtures,
according to the published national standards. All warranty periods commence on the day of
actual delivery of the relevant properties, or the day the properties are deemed as delivered in
accordance with relevant sales contracts. We do not provide warranties with respect to defects
caused by third parties or improper use or defects resulting from natural disasters. We usually
provide quality warranties for periods no shorter than that for quality warranties we receive
from our construction contractors under the relevant construction contracts. Our construction
contractors are responsible for warranties in respect of the relevant quality standards and for
the costs incurred for the relevant maintenance work. We do not maintain provisions with
respect to the warranties.
In general, customers may return properties in circumstances where there are material
delays of the property which exceed the periods stipulated in the relevant sales contracts,
material quality defects that are tested as unqualified by relevant and qualified testing
organizations, such as foundation and main structure of our properties.
We closely monitor the progress of the construction of our property projects and conduct
pre-delivery property inspections to help ensure the timely delivery of our properties. Our
quality control personnel at the city level inspect the properties before delivery to ensure that
our quality standards have been met. In addition to conducting quality checks, we also examine
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the properties from the customer’s point of view to prevent potential delivery issues. After a
property development project has passed the requisite completion and acceptance inspections,
we will notify our customers before the delivery date stipulated in the sale contracts, to arrange
the delivery procedures.
Our customers will then come to our designated locations to conduct the delivery
procedure with us. We may also assist our customers to obtain the individual building
ownership certificates for our properties at our customers’ expense. We may also be liable to
compensate our customers for any delay in the delivery of properties. During the Track Record
Period, we did not experience any significant delays in the completion of our property
development projects or delivery of relevant title documents after sale during the Track Record
Period.
After-sales services
Our client value center at the Group level and customer relations departments at the city
company level are responsible for providing after-sale assistance to our customers. Our
after-sales services are offered under our “360 Happiness” brand of customer service, which
centers on delivering a well-rounded and satisfying customer experience, and includes a
customer service hotline, repair services, handling of customer complaints and after-sales
follow-up activities. We believe that our customer-centered services help us to foster a stable
relationship with our customers, build customer loyalty, enhance brand awareness and better
solicit timely customer feedbacks. According to a satisfaction survey conducted by an
independent third party agency, Beijing FG Consulting Co., Ltd. (北京賽惟諮詢有限公司), we
were ranked 9th among approximately 80 property developers in terms of overall customer
satisfaction in 2018. Among the property developers surveyed by Beijing FG Consulting Co.,
Ltd., about 48 of them were included by CRIC in its list of top 100 Chinese property developers
in 2018.
During the Track Record Period, we were not aware of any material complaints or product
liability claims from our customers.
Our Other Businesses
During the Track Record Period, we also derived a small portion of revenue from other
business, which primarily include revenue from provisions of consulting services to
Independent Third Parties in connection with the development of certain property projects and,
to a lesser extent, rental income of operating and leasing our investment properties. In 2016,
2017 and 2018 and the four months ended April 30, 2018 and 2019, revenue from our provision
of consulting services amounted to approximately RMB15.2 million, RMB9.4 million,
RMB23.6 million, nil and RMB22.6 million, respectively, representing approximately 0.7%,
0.2%, 0.3%, nil and 0.4% of our total revenue for the same periods, respectively. For the same
periods, we recognized rental income from investment properties in the amount of nil, RMB1.2
million, RMB2.8 million, RMB0.9 million and RMB2.6 million, respectively.
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INVESTMENT PROPERTIES
Our Investment Properties
In line with our business expansion strategy, we hold and operate a portion of our
investment properties for long-term investment. We hold such investment properties for capital
appreciation and rental income. We developed our investment properties to increase our brand
recognition and enhance the value of the residential properties to which they are connected.
During the Track Record Period, we leased a small portion of the investment properties
developed near or within our residential property developments which had not been sold. For
investment properties which are currently under development or to be developed, we intend to
retain them to generate rental income and enjoy the benefit if any appreciation in property
value. As of July 31, 2019, we had seven investment property projects with an aggregate GFA
attributable to us of approximately 268,266.7 sq.m. See “— Our Business — Description of
Projects.” for more details. The following table sets forth our investment properties as of July
31, 2019.
Ref. to
property Actual/Estimated Actual/Planned
valuation Construction Total GFA Held
City report Project Name Completion Date for Investment
(sq.m.)
Nanchang No. 9 Nanchang Park No.1 Phase II August 2020 55,065.1
(南昌公園壹號二期)
Nanchang No. 20 Nanchang Times Square Phase II December 2022 170,000.0
(南昌時代廣場二期)
Nanchang No. 21 Nanchang Jinsha Wan April 2016 224.5
(南昌金沙灣)
Nanchang No. 22 Nanchang Yinhu Wan April 2016 658.5
(南昌銀湖灣)
Nanchang No. 25 Nanchang Dibo Wan June 2021 121.1
(南昌帝泊灣)
Nanchang No. 23 Nanchang Yujing Wan, Duhui November 2015 42,102.3
Phase IV
(南昌愉景灣、都薈四期)
Nanchang No. 24 Nanchang Yulong Wan January 2015 95.2
(南昌鈺瓏灣)
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 268,266.7
Although we currently focus on the development of residential properties for sale, we
intend to continue to develop our investment property portfolio in response to changing market
conditions and customer demand in the future.
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Lease Agreements
We have commenced the development of investment properties during the Track Record
Period and entered into lease agreements with tenants including mainly retail stores, a
supermarket and a cinema operator. As of the Latest Practicable Date, we entered into four
lease agreements pursuant to which we have rented our certain properties to third parties and
failed to register one of those leases. Our lease agreements generally have a term of up to 20
years. The rent payments are calculated as the higher of (i) the fixed rates during a
pre-determined period and then increases based on a pre-determined rate for the remainder of
the lease term, generally with an annual percentage increase; or (ii) the performance premiums
calculated based on a pre-determined percentage of the retail gross revenue of the tenants.
To maintain the competitiveness and profitability of our investment properties, we closely
monitor the operation and performance of tenants to assess their ability to pay rent over time.
OWNED PROPERTIES FOR SELF-USE
Properties used by us mainly include offices. As of April 30, 2019, the offices owned and
used by us accounted for an aggregate GFA of approximately 7,873.4 sq.m.
LEASED PROPERTIES FOR SELF-USE
As of April 30, 2019, we leased a number of properties of a total GFA of approximately
25,838.7 sq.m. which we occupied for our own use. Our leases generally have a term ranging
from one to six years, and we expect to renew the leases upon their expiry. All of the landlords
are independent third parties from us.
As of April 30, 2019, we failed to register 16 of the lease agreements under which we are
the tenant with respect to properties with a total GFA of 9,246.6 sq.m. We sought cooperation
from the landlords at the leased properties to register such executed lease agreements.
Registration of lease agreements requires the submission of certain documents of landlords,
including their identity documentation and property ownership certificates, to the relevant
authorities and therefore the registration is subject to cooperation of landlords which is not
within our control. Our PRC Legal Advisor has advised us that the lack of registration will not
affect the validity and enforceability of these lease agreements. However, the relevant
government authorities may require us to rectify these unregistered lease agreements within a
certain period of time and, if we fail to so rectify, impose a fine of up to RMB10,000 for each
unregistered lease agreement. See “Risk Factors — Risks Relating to Our Business — We may
be subject to fines due to the lack of registration of our leases.” As of the Latest Practicable
Date, we had not received any rectification order or been subject to any fines in respect of
non-registration of any of our lease agreements. Our Directors believe these unregistered lease
agreements would not have a material operational or financial impact on us. Accordingly, no
provision was made in our financial statement. In order to ensure on-going compliance with the
PRC law and regulations relating to the registration of executed lease agreements, where we
are the tenant to an executed lease agreement, we will continue to seek cooperation from the
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landlords of the leased properties to register executed lease agreements with the relevant PRC
government authorities and will adopt a variety of risk control measures to mitigate such
regulatory risk in the future. We organize regular training of our relevant personnel regarding
the relevant regulations and requirements on the registration of lease agreements. The first
training session was held in February 2019. We have designated experienced staff to perform
regular review on the design and implementation of the relevant internal guidelines. We believe
we have implemented adequate and effective measures internally. However, as we do not
control the landlords, there is no assurance whether and when our landlords with register the
leases.
SUPPLIERS AND CUSTOMERS
Suppliers
In 2016, 2017 and 2018 and the four months ended April 30, 2019, our five largest
suppliers, primarily comprising construction contractors, accounted for approximately 56.3%,
62.0%, 52.7% and 55.2% of our cost of sales, respectively, and our single largest supplier
accounted for 18.0%, 41.2%, 29.8% and 36.9% of our total costs of sales during the same
periods, respectively. None of our top five suppliers during the Track Record Period was our
customer.
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The following tables set forth certain information of our five largest suppliers during the
Track Record Period:
Duration of
business Total Percentage of
relationship purchase our total cost Independent
Supplier Business activities (year) amount of sales Third Party
(RMB’000)
For the four months ended April 30, 2019
1. Supplier A General Contractor Three 1,387,702 36,9% Yes
2. Supplier B General Contractor Two 271,611 7.2% Yes
3. Jiangxi Province Fifth Construction General Contractor Eight 159,655 4.2% No
Group Co., Ltd.(1)
4. Guangxi Lugang Construction General Contractor Three 136,671 3.6% No
Group Co., Ltd.(2)
5. Supplier C General Contractor Five 118,892 3.2% Yes
For the year ended December 31, 2018
1. Supplier A General Contractor Three 2,302,256 29.8% Yes
2. Jiangxi Province Fifth Construction General Contractor Eight 800,132 10.4% No
Group Co., Ltd.(1)
3. Supplier C General Contractor Five 455,398 5.9% Yes
4. Guangxi Lugang Construction General Contractor Three 263,579 3.4% No
Group Co., Ltd.(2)
5. Supplier B General Contractor Two 246,519 3.2% Yes
For the year ended December 31, 2017
1. Supplier A General Contractor Three 2,547,143 41.2% Yes
2. Supplier C General Contractor Five 531,705 8.6% Yes
3. Jiangxi Province Fifth Construction General Contractor Eight 410,523 6.6% No
Group Co., Ltd.(1)
4. Guangxi Lugang Construction General Contractor Three 187,537 3.0% No
Group Co., Ltd.(2)
5. Supplier D General Contractor Six 155,655 2.5% Yes
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Duration of
business Total Percentage of
relationship purchase our total cost Independent
Supplier Business activities (year) amount of sales Third Party
(RMB’000)
For the year ended December 31, 2016
1. Supplier A General Contractor Three 421,258 18.0% Yes
2. Jiangxi Province Fifth Construction General Contractor Eight 382,495 16.3% No
Group Co., Ltd.(1)
3. Supplier D General Contractor Six 251,628 10.7% Yes
4. Supplier C General Contractor Five 209,232 8.9% Yes
5. Supplier E General Contractor Five 56,493 2.4% Yes
Notes:
(1) Jiangxi Province Fifth Construction Group Co., Ltd. is owned as to approximately 80.4% by Mr. Zhang Guoyin
(張國印), the brother of Mr. Zhang, and one of our executive Directors and Controlling Shareholders. During
the Track Record Period, Jiangxi Province Fifth Construction Group Co., Ltd. mainly provided engineering,
construction and painting services for our property development projects. For the years ended December 31,
2016, 2017 and 2018 and the four months ended April 30, 2019, our purchases from Jiangxi Province Fifth
Construction Group Co., Ltd. amounted to approximately RMB382.5 million, RMB410.5 million, RMB800.1
million and RMB159.7 million, respectively, representing approximately 16.3%, 6.6%, 10.4% and 4.2% of our
total cost of sales, respectively. During the Track Record Period, the pricing of the transactions between our
Group and Jiangxi Province Fifth Construction Group Co., Ltd. were comparable to that of similar services
provided by independent suppliers or contractors to our Group. See “Connected Transactions – Continuing
Connected Transactions Subject to the Reporting, Annual Review, Announcement and Independent
Shareholders’ Approval Requirements – Provision of Construction Services by Jiangxi 5th Construction” in
this prospectus for further details.
(2) Guangxi Lugang Construction Group Co., Ltd. is owned as to 97.65% by Mr. Zhang Guojin (張國金), the
brother of Mr. Zhang, and 2.35% by Mr. Chen Mo (陳墨), an Independent Third Party. For the years ended
December 31, 2017 and 2018, Guangxi Lugang Construction Group Co., Ltd. provided construction services
to our property development projects. For the years ended December 31, 2017 and 2018 and the four months
ended April 30, 2019, our purchases from Guangxi Lugang Construction Group Co., Ltd. amounted to
approximately RMB187.5 million, RMB263.6 million and RMB136.7 million, respectively, representing
approximately 3.0%, 3.4% and 3.6% of our total purchases, respectively. During the Track Record Period, the
pricing of the transactions between our Group and Lugang Construction Group Co., Ltd. were comparable to
that of similar services provided by independent suppliers or contractors to our Group. See “Connected
Transactions – Continuing Connected Transactions Subject to the Reporting, Annual Review, Announcement
and Independent Shareholders’ Approval Requirements – Provision of Construction Services by Guangxi
Lugang” in this prospectus for further details.
The credit terms that we have with our top five suppliers are generally the same as those
we have with our other general and sub-contractors. For more details, see “Business — Our
Property Development Operations — Construction and Procurement — Appointment of
third-party construction contractors.” To the best of the knowledge of our Directors, except for
Jiangxi Province Fifth Construction Group Co., Ltd. Guangxi Lugang Construction Group Co.,
Ltd., none of our Directors, their respective associates or any shareholder who owns more than
5% of our issued share capital had any interest in any of our five largest suppliers during the
Track Record Period.
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BUSINESS
Customers
We primarily target customers who are looking to purchase their first home or to upgrade
their living environment. In 2016 and 2017 and 2018 and the four months ended April 30, 2019,
our five largest customers accounted for approximately 4.1%, 1.9%, 1.2% and 1.6% of our
revenue, respectively, and our single largest customer accounted for approximately 2.1%,
0.5%, 0.3% and 0.4% of our revenue during the same periods, respectively. None of our top
five customers during the Track Record Period was our supplier.
The following tables set forth certain information of our top five customers during the
Track Record Period:
Year(s) in
which the
customer
established
the business Percentage
relationship Total sales of our total Independent
Customer Business activities with us amount revenue Third Party
(RMB’000)
For the four months ended April 30, 2019
1. Customer A Property owner 2017 22,288 0.4% Yes
2. Customer B Property owner 2017 19,530 0.3% Yes
3. Mr. Zhang Guoyin(1) Property owner 2018 19,372 0.3% No
4. Customer C Principally engaged in real 2018 18,374 0.3% Yes
estate investment and
development
5. Customer D Property owner 2018 9,981 0.2% Yes
For the year ended December 31, 2018
1. Customer E Principally engaged in 2018 25,280 0.3% Yes
sales of health and other
insurances and health-
insurance related
consulting services
2. Mr. Zhang Property owner 2018 24,387 0.3% No
Zhitao(2)
3. Customer C Principally engaged in real 2018 21,984 0.3% Yes
estate investment and
development
4. Customer F Property owner 2018 17,597 0.2% Yes
5. Ms. Shen Property owner 2018 12,159 0.1% No
Lifang(3)
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BUSINESS
Year(s) in
which the
customer
established
the business Percentage
relationship Total sales of our total Independent
Customer Business activities with us amount revenue Third Party
(RMB’000)
For the year ended December 31, 2017
1. Customer G Property owner 2015 25,316 0.5% Yes
2. Customer H Principally engaged in 2017 19,531 0.4% Yes
investment and asset
management
3. Customer I Property owner 2016 18,905 0.4% Yes
4. Customer J Property owner 2016 16,894 0.3% Yes
5. Customer K Property owner 2015 16,635 0.3% Yes
For the year ended December 31, 2016
1. Customer L Principally engaged in the 2016 47,619 2.1% Yes
sales of automobile and
automobile parts, car
leasing, housing rental
and automobile
exhibitions
2. Customer M Principally engaged in the 2016 15,243 0.7% Yes
sales of automobile and
automobile parts, car
leasing, housing rental
and automobile
exhibitions
3. Customer N Property owner 2015 12,505 0.6% Yes
4. Customer O Property owner 2015 11,549 0.5% Yes
5. Customer P Property owner 2016 3,173 0.1% Yes
Notes:
(1) Mr. Zhang Guoyin (張國印) is the brother of Mr. Zhang, one of our Executive Directors and Controlling
Shareholders. During the Track Record Period, Mr. Zhang Guoyin purchased residential properties from us for
personal use. For the four months ended April 30, 2019, Mr. Zhang Guoying’s purchases from us amounted
to approximately RMB19.4 million, representing approximately 0.3% of our total sales for the period. During
the four months ended April 30, 2019, the pricing of the transactions between our Group and Mr. Zhang
Guoying was comparable to that of similar transactions between us and independent purchasers to our Group.
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BUSINESS
(2) Mr. Zhang Zhitao (張志濤) is the nephew of Mr. Zhang, one of our Executive Directors and Controlling
Shareholders. During the Track Record Period, Mr. Zhang Zhitao purchased residential properties from us for
personal use. For the year ended December 31, 2018, Mr. Zhang Zhitao’s purchases from us amounted to
approximately RMB24.4 million, representing approximately 0.3% of our total sales for the year. During 2018,
the pricing of the transactions between our Group and Mr. Zhang Zhitao was comparable to that of similar
transactions between us and independent purchasers to our Group.
(3) Ms. Shen Lifang (沈麗芳) is the daughter of Shen Linghua, a director of one of our subsidiaries. During the
Track Record Period, Ms. Shen Lifang purchased residential properties from us for personal use. For the year
ended December 31, 2018, Ms. Shen Lifang’s purchases from us amounted to approximately RMB12.2 million,
representing approximately 0.1% of our total sales for the year. During 2018, the pricing of the transactions
between our Group and Ms. Shen Lifang was comparable to that of similar transactions between us and
independent purchasers to our Group.
All of our top five customers during the Track Record Period purchased our properties
through the pre-sale process and had entered into pre-sales contracts with us, which generally
contained the same terms as our typical sales contracts with our other customers. For more
details, see “Business — Our Property Development Operations — Sales and Marketing —
Payment arrangement.”
Our five largest customers for the years ended December 31, 2016, 2017 and 2018 and
the four months ended April 30, 2019 include individual and corporate purchasers of our
properties, and all of them are Independent Third Parties except for Mr. Zhang Guoyin, Mr.
Zhang Zhitao and Ms. Shen Lifang.
AWARDS AND RECOGNITIONS
Over the past years, we have received recognition from various industry associations,
government authorities and the public. The table below sets out certain of the awards we
received in respect of our property development business:
Year Award/Recognition Awarding Body
2019 . . . . . . China’s Top 50 Real Estate China Real Estate Industry
Developers (中國房地產開發企 Association (中國房地產業協
業50強) 會), Shanghai Yiju Real Estate
Research Institution (上海易居
房地產研究院) and China Real
Estate Appraisal (中國房地產測
評中心)
2019 . . . . . . China’s Top 100 Real Estate China Real Estate TOP 10
Developers — Growth Top 10 Research Committee (中國房地
(中國房地產百強企業 — 成長性 產TOP10研究組)
Top 10)
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BUSINESS
Year Award/Recognition Awarding Body
2019 . . . . . . China Characteristic Properties China Real Estate TOP 10
Outstanding Operation Research Committee (中國房地
Enterprises — Ecological 產TOP10研究組)
Properties (中國特色地產運營優
秀企業 — 生態地產)
2018 . . . . . . China’s Top 40 Real Estate Yihan Think Tank
Enterprises Brand Value (億瀚智庫)
(中國房地產企業品牌價值TOP
40)
2018 . . . . . . China’s Top 50 Real Estate Yihan Think Tank
Enterprises Comprehensive (億瀚智庫)
Strength (中國房地產企業綜合
實力TOP 50)
2018 . . . . . . China’s Top 100 Real Estate China Real Estate TOP 10
Enterprises — Growth Top 10 Research Committee
(中國房地產百強企業 — 成長性 (中國房地產TOP10研究組)
Top 10)
2018 . . . . . . China’s Top 50 Real Estate China Real Estate Industry
Developers Association (中國房地產業協
(中國房地產開發企業50強) 會), Shanghai Yiju Real Estate
Research Institution (上海易居
房地產研究院) and China Real
Estate Appraisal (中國房地產測
評中心)
2018 . . . . . . China Characteristic Properties China Real Estate TOP 10
Outstanding Operation Research Committee
Enterprises — Ecological (中國房地產TOP10研究組)
Properties
(中國特色地產運營優秀企業 —
生態地產)
2018 . . . . . . China Real Estate Gold Brick Bo’Ao • 21st Century Real Estate
Award — 2018 Quality Forum Committee (博鰲•21世紀
Property Comprehensive Award 房地產論壇組委會)
(中國地產金磚獎 — 2018年度
品質地產綜合大獎)
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BUSINESS
Year Award/Recognition Awarding Body
2018 . . . . . . China’s Top 10 Real Estate China Real Estate Industry
Development Enterprises in Association (中國房地產業協
Regional Operation 會), Shanghai Yiju Real Estate
(中國房地產開發企業區域運營 Research Institution (上海易居
十強) 房地產研究院) and China Real
Estate Appraisal (中國房地產測
評中心)
2018 . . . . . . China Real Estate Fengshang Boao Real Estate Forum
Prize for Annual Investment (博鰲房地產論壇)
Value — Sinic City
(中國地產風尚大獎之2018中國
年度投資價值典範項目 — 新力
城)
2018 . . . . . . Best PRC Real Estate Enterprise China Real Estate Industry
to Work for (中國房地產最佳僱 Association (中國房地產業協
主企業) 會), Shanghai Yiju Real Estate
Research Institution (上海易居
房地產研究院) and China Real
Estate Appraisal (中國房地產測
評中心)
2017 . . . . . . China’s Top 100 Real Estate China Real Estate Industry
Development Enterprises Association (中國房地產業協
(中國房地產開發企業100強) 會), Shanghai Yiju Real Estate
Research Institution (上海易居
房地產研究院) and China Real
Estate Appraisal (中國房地產測
評中心)
2017 . . . . . . China Real Estate Development China Real Estate Industry
Enterprises Brand Value Top 10 Association (中國房地產業協
in Central China 會), Shanghai Yiju Real Estate
(中國房地產開發企業品牌價值 Research Institution (上海易居
華中十強) 房地產研究院) and China Real
Estate Appraisal (中國房地產測
評中心)
– 341 –
BUSINESS
Year Award/Recognition Awarding Body
2017 . . . . . . China’s Top 10 Real Estate China Real Estate Industry
Development Enterprises in Association (中國房地產業協
Regional Operation 會), Shanghai Yiju Real Estate
(中國房地產開發企業區域運營 Research Institution (上海易居
十強) 房地產研究院) and China Real
Estate Appraisal (中國房地產測
評中心)
2017 . . . . . . Asia International Human Habitat China Real Estate Industry
Model Gold Prize — Nanchang Research Institution (中國房地
Amber Yuan 產業研究會), China Science of
(亞洲國際人居環境範例金獎-南 Human Settlements (中國人居
昌琥珀園) 環境研究中心), China Real
Estate Industry Association (中
國房地產業聯合會) and China
Market Brand Appraisal Center
(中國市場品牌測評中心)
2016 . . . . . . China’s Top 10 Real Estate China Real Estate TOP 10
Regional Enterprises Brand Research Committee (中國房地
Value 產TOP10研究組)
(中國房地產區域公司品牌價值
十強)
2016 . . . . . . Central China’s Top 10 Real Enterprises Research Institution of
Estate Enterprises Brand Value Development Research Center
(中國中部房地產公司品牌價值 of the State Council (國務院發
十強) 展研究中心企業研究所), Real
Estate Research Institution of
Tsinghua University (清華大學
房地產研究所) and China Index
Academy (中國指數研究院)
2015 . . . . . . Jiangxi Real Estate Annual Prize Jiangxi Real Estate Association
— Nanchang Dibo Wan (江西省地產協會)
(江西地產年度名盤 — 南昌帝泊
灣)
2015 . . . . . . 2015 Best Office Building Award National Real Estate Commercial
— Nanchang Sinic Center Association (全國房地產商會聯
(2015年最佳寫字樓 — 南昌新 盟) and Jiangxi Real Estate
力中心) Association (江西省房地產協會)
– 342 –
BUSINESS
COMPETITION
The PRC real estate industry is highly fragmented and competitive. As a leading
comprehensive real estate developer in Jiangxi province, China, we primarily compete with
domestic national comprehensive developers, regional developers and other developers with
strategies that are similar to ours, which have business operations in the markets where we
operate or intend to enter. We compete on many fronts, including product quality, service
quality, price, financial resources, brand recognition, ability to acquire land and other factors.
In particular, most of the local property markets in Jiangxi Province, the Yangtze River
Delta Region, the Greater Bay Region and the Central and Western China Core Cities and Other
Regions with High-Growth Potential have been increasingly competitive in recent years. An
increasing number of property developers from the PRC and overseas have entered the property
development markets in the cities where we have operations or plan to have operations,
resulting in increased competition for land available for development. Moreover, the PRC
government has implemented a series of policies to control the growth and curtail the
overheating of, and foreign investment in, the PRC property sector. We believe major entry
barriers into the PRC property development industry include a potential entrant’s limited
knowledge of local property market conditions and potentially less well-known brand
recognition in these markets. There is no assurance that we will be able to continue to compete
effectively in the new markets that we have entered. See “Risk Factors — Risks Relating to
Our Industry — The real estate industry is closely monitored by the PRC Government and we
may fail to adapt to new laws and regulations in ways that are profitable to our business” and
“Risk Factors — Risks Relating to Our Business — We may not be successful in managing our
growth and expansion into new regions and cities.” However, we believe that, with our proven
property development capabilities, quality product offerings and service, we have
demonstrated resiliency to market changes and competition.
INTELLECTUAL PROPERTY
We place emphasis on developing and protecting our brand, “Sinic” (新力). We have built
up our brand primarily through consistent delivery of high-quality properties to our customers.
We will use all reasonable and proper measures to protect our proprietary rights with regard to
intellectual property developed in the process of our business development. As of the Latest
Practicable Date, we owned two trademarks and four domain names which were registered in
the PRC and one trademark which was registered in Hong Kong. In addition, we have
registered the domain name of http://www.sinicdc.com/for the website of our Group on the
Internet. See further details of our intellectual property rights are set out in the “Statutory and
General Information — B. Further Information About Our Business — 2. Intellectual property
rights of our Group” in the Appendix V to this prospectus.
We rely to a certain extent on our brand name in marketing our properties but our business
is otherwise not materially dependent on any intellectual property rights. We believe that we
did not suffer from any infringement of our intellectual property rights by any third parties or
violate any intellectual property rights of third parties during the Track Record Period.
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BUSINESS
INSURANCE
According to applicable PRC laws and regulations, property developers are not required
to maintain insurance coverage in respect of their property development operations. We have
not maintained insurance in respect of litigation risks, business termination risks, product
liability or important personnel of our Group, as such is not required under the applicable PRC
laws and regulations.
Our Directors consider that our practice is in line with the industry norms. However, there
are risks that we may incur uninsured losses, damage or liabilities. See the section headed
“Risk Factors — Risks Relating to Our Business — Our insurance coverage may not
sufficiently cover the risks related to our business.”
HEALTH, WORK SAFETY, SOCIAL AND ENVIRONMENTAL MATTERS
Environmental Matters
We are subject to a number of environmental and safety laws and regulations in the PRC
including the PRC Environmental Protection Law (《中華人民共和國環境保護法》), the PRC
Prevention and Control of Noise Pollution Law (《中華人民共和國環境噪聲污染防治法》),
the PRC Environmental Impact Assessment Law (《中華人民共和國環境影響評價法》) and
the Administrative Regulations on Environmental Protection for Development Projects 《(建
設項目環境保護管理條例》). See the section headed “ Regulatory Overview — Regulations on
Environmental Protection” for details of these laws and regulations. Pursuant to these laws and
regulations, upon completion of construction works, we are required to be examined by a
third-party inspector designated by the relevant governmental authorities and are subject to
governmental authorities’ acceptance. Only property development projects which have passed
such examination and acceptance can be delivered.
Under our typical construction contracts, we require our contractors to strictly comply
with relevant environmental and safety laws and regulations. We inspect the construction sites
regularly and require our contractors to immediately rectify any default or non-compliance
identified.
In 2016, 2017 and 2018 and the four months ended April 30, 2019, we incurred
approximately RMB6.6 million, RMB11.0 million, RMB13.2 million and RMB4.4 million,
respectively, as cost for compliance with applicable environmental rules and regulations. In
2016, 2017 and 2018 and the four months ended April 30, 2019, we were fined the total amount
of approximately RMB14.7 million for certain non-compliance incidents relating to violation
of certain environmental regulations. We have paid such fines in full as of the Latest
Practicable Date. See “— Legal Proceedings and Compliance — Compliance with Laws and
Regulations — Non-compliance Incidents — Commencement of construction works prior to
obtaining the requisite work permit/approval” for more details. Our Directors expect that we
will continue to incur compliance costs with respect to applicable environmental rules and
regulations at a similar level.
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As of the Latest Practicable Date, we had not encountered any material issues in passing
inspections conducted by the relevant environmental authorities upon completion of our
property development projects. During the Track Record Period, no material fines or penalties
were imposed on us for non-compliance of PRC environmental laws and regulations, save as
disclosed in “— Legal Proceedings and Compliance — Compliance with Laws and Regulations
— Non-compliance Incidents,” and we had obtained all required material approvals in relation
to the environmental impact reports, where applicable, for our projects under development.
Social, Health and Work Safety
In respect of social responsibilities, in particular health, work safety and social insurance,
we have entered into employment contracts with our employees in accordance with the
applicable PRC laws and regulations.
We maintain social welfare insurance for our full-time employees in the PRC, including
pension insurance, medical insurance, work-related injury insurance, unemployment insurance
and maternity insurance, in accordance with relevant PRC laws and regulations.
We are currently establishing and refining policies and procedures regarding work safety
and occupational health issues, including necessary safety training policies. Our construction
sites are equipped with safety equipment. Our construction management center at the Group
level, and construction management personnel at the city companies together with our
construction contractors, are responsible for recording and handling work accidents as well as
maintaining health and work safety compliance records.
During the Track Record Period, we did not encounter any material safety accident, there
were no claims for personal or property damages and no compensation was paid to employees
in respect of claims for personal or property damages related to safety accident.
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BUSINESS
EMPLOYEES
As of April 30, 2019, we had a total of 2,948 employees. Substantially all of our
employees are located in the PRC. There had been no complaints or claims from employees
that materially affected our operations during the Track Record Period and up to the Latest
Practicable Date. A breakdown of our employees by function as of April 30, 2019 is set forth
below:
Number of
Function employees
Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 844
Construction Management and Quality Control . . . . . . . . . . . . . . . . . 730
Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 256
Finance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 271
Product Development and Design . . . . . . . . . . . . . . . . . . . . . . . . . . . 194
Cost Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 186
Customer Relationship . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 182
Investment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134
Operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
Management . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
Legal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Audit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2,948
We believe that the successful implementation of our growth and business strategies relies
on a team of experienced, motivated and well-trained managers and employees at all levels. We
recruit employees, both through internal human resource personnel and external recruiters and
recruiting platforms, from well-known universities, reputable property developer companies
and large corporations in the PRC. As of April 30, 2019, approximately 91.4% of our
employees had a master’s degree, a bachelor’s degree or an associate degree. Company
provides our employees with orientation sessions, system trainings and specialized skill
training on a regular basis.
We enter into individual employment contracts with our employees to cover matters such
as wages, salaries, benefits and terms for termination. We generally formulate our employees’
remuneration package to include a salary, bonus and various allowances. We determine salary
levels based on each employee’s qualification, position, seniority and periodic performance
reviews. In our performance reviews, we mainly assess two main aspects of their performance,
namely the value that the employee has created for our Group during the performance period
and any other meaningful contributions that the employee has made to our Group. We adjust
the benefit package based on the assessments from the performance reviews. In 2016, 2017 and
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2018 and the four months ended April 30, 2018 and 2019, we incurred employee benefit
expense (including directors’ and chief executives’ remuneration) of RMB75.9 million,
RMB150.0 million, RMB252.4 million, RMB64.2 million and RMB108.5 million,
respectively.
In addition, as of April 30, 2019, approximately 0.8% of our employees belonged to an
employee union, which is responsible for negotiating employee contracts of its members and
facilitating communication between our employees and us. During the Track Record Period and
up to the Latest Practicable Date, there were no material disputes arising between the employee
union and us.
As required by PRC regulations, we make contributions to mandatory social security
funds for the benefit of our PRC employees that provide for pension insurance, medical
insurance, unemployment insurance, personal injury insurance, maternity insurance and
housing funds. During the Track Record Period, we failed to make sufficient social insurance
fund and housing provident fund contributions on certain occasions. See “— Legal Proceedings
and Compliance — Compliance with Laws and Regulations — Non-compliance Incidents —
Failure to make adequate social security insurance and housing provident fund contributions”
for more details.
As of the Latest Practicable Date, no labor dispute had occurred which materially and
adversely affected or was likely to have a material and adverse effect on our operations.
LEGAL PROCEEDINGS AND COMPLIANCE
Ongoing Legal Proceedings
From time to time, we are involved in legal proceeding or disputes in the ordinary course
of business, including contract disputes with purchasers of our properties. As of the Latest
Practicable Date, we were involved in the following material legal disputes:
Dispute with a contractor
In April 2014, one of our PRC subsidiaries, Fengcheng Gantie entered into a construction
contract with one of our contractors, Jiangxi Construction Group Co., Ltd. (“Jiangxi
Construction”). In December 2017, Jiangxi Construction filed a lawsuit with Yichun City
Intermediate People’s Court in Jiangxi Province against Fengcheng Gantie, alleging that
Fengcheng Gantie owed construction payments, overdue interests and other related damages in
an aggregate amount of approximately RMB38.8 million under the construction contract. In
April 2018, Fengcheng Gantie filed a countersuit against Jiangxi Construction on the basis that
Jiangxi Construction failed to meet the agreed construction schedule. In January 2018, the
Yichun City Intermediate People’s Court decided to freeze the ownership rights of certain
properties at Fengcheng Dibo Wan belonging to Fengcheng Gantie in an aggregate GFA of
approximately 3,388.4 sq.m. for a period of three years at the request of Jiangxi Construction,
as such properties were unsold at the time and therefore could be subjected to such order, even
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BUSINESS
though the properties were not contracted to Jiangxi Construction for construction work
previously. As of the Latest Practicable Date, the freeze order had not been lifted and we had
not sold or pre-sold the properties. The rest of the properties at Fengcheng Dibo Wan that were
not subject to the freeze order have been sold and the majority of them have been delivered as
of the Latest Practice Date. Accordingly, there had been no material impact on any pre-sold
area at Fengcheng Dibo Wan. As of the Latest Practicable Date, Fengcheng and Jiangxi
Construction were in mediation to resolve the alleged disputes outside the court. Through
mediation, Jiangxi Construction and we agreed that only approximately RMB1.9 million in
principal amount were owed to Jiangxi Construction, instead of the RMB38.8 million claimed
by Jiangxi Construction in its original court filings. As of the Latest Practicable Date, we made
provision in the total amount of RMB3.3 million for this lawsuit. The provision amount of
approximately RMB3.3 million was calculated based on the agreed amount in dispute, which
was approximately RMB1.9 million, plus accrued interest of approximately RMB1.4 million
calculated by us based on the relevant advice from the external PRC counsel for this lawsuit.
Based on the legal advice of our external PRC counsel and the agreements with Jiangxi
Construction in mediation, our Directors considered that the provision made for this dispute
was sufficient to cover the potential payout given the circumstances, and are of the view that
the lawsuit would not have a material adverse effect on our business, financial condition or
results of operations.
Equity acquisition dispute
In June 2018, one of our PRC subsidiaries, Sinic Property Group Co., Ltd. (“Sinic
Property”), entered into an agreement with Zhejiang Bokang Property Co., Ltd. and Anji
Xingshang Holding Investment Enterprise Co., Ltd. (together, “Bokang Anji”) to acquire
certain equity interest in a project company in Anji County, Zhejiang Province (“Anji Project
Company”), for an aggregate amount of RMB475.0 million. In October 2018, Sinic Property
issued a letter to Bokang Anji to dissolve the agreement on the ground that Bokang Anji had
failed to fulfill the terms of the agreement to allow Sinic Property to develop the relevant land
parcels held by Anji Project Company. In November 2018, Bokang Anji filed a lawsuit with
Anji County People’s Court against Sinic Property for an aggregate amount of approximately
RMB24.7 million, alleging that Sinic Property caused damages to Bokang Anji by terminating
the agreement. In December 2018, Sinic Property filed a countersuit against Bokang Anji for
an aggregate amount of approximately RMB47.5 million. On July 25, 2019, the Anji County
People’s Court issued its decision in which it held that the agreement between Sinic Property
and Bokang Anji was terminated on December 26, 2018 and that Bokang Anji owed damages
and legal fees totaling approximately RMB3.2 million to Sinic Property for breaching the
relevant terms of the agreement. Bokang Anji has appealed the decision to the Intermediate
People’s Court of Huzhou City, arguing that Sinic Property owed Bokang Anji damages. Sinic
Property claimed on the appeal that Bokang Anji owed Sinic Property approximately RMB47.5
million. As of the Latest Practicable Date, the appeals are pending before the local court. Our
external PRC counsel for the lawsuit advised us that it was of the view that Bokang Anji had
a relatively low likelihood of success in claiming damages from Sinic Property on the appeal
because, as Anji County People’s Court has held, Bokang Anji failed to fulfill its obligations
under the agreement which were precondition to our making payments to them as set forth in
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the agreement and because Bokang Anji did not raise any new evidence on the appeal.
Accordingly, we have not made any provision for this lawsuit because our Directors consider
the likelihood of being found having to pay damages by the local court remote based on the
advice. As such, our Directors believe that the lawsuit would not have a material adverse effect
on our business, financial condition or results of operations.
Xiangshan Ju selling and marketing dispute
As of the Latest Practicable Date, there were a total of 84 lawsuits filed by some of the
purchasers of Xiangshan Ju, one of our property projects, with the People’s Court of Huizhou
Daya Bay Economic and Technology Development District (“Daya Bay Court”), alleging their
decisions to purchase the property units at Xiangshan Ju were based on the misleading claims
and/or certain sales and marketing materials of Xiangshan Ju shared the same facilities and
ancillary resources with Huizhou Dong Yuan, another one of our property projects which is
adjacent to Xiangshan Ju (the “Alleged Claims”). We consider that the Alleged Claims were
borne out of the fact that Sinic Dong Yuan Phase I and Phase II were used for Xiangshan Ju
and Huizhou Dong Yuan in limited marketing context, as one generic marketing name is often
used for property projects located adjacent to each other, which is in line with the industry
practice in the PRC market according to C&W, our industry consultant. The average selling
price of Huizhou Dong Yuan is higher than that of Xiangshan Ju. As of the Latest Practicable
Date, of these 84 lawsuits, two were settled, 82 lawsuits are pending before the Daya Bay
Court. Of the two lawsuits that were settled, one was first decided by the Daya Bay Court on
July 5, 2019 before the settlement agreement was reached between the plaintiffs and us. In the
decision of July 5, 2019, the Daya Bay Court held that (i) there was no ground to support the
plaintiffs’ request to terminate the relevant sales agreement between the plaintiffs and us,
because (x) the plaintiffs entered into the agreement as natural persons with full capacity, and
therefore the agreement is legal, valid and binding on such plaintiffs, and (y) the conditions for
termination under the PRC Contract Law were not met, which require, among others, mutual
consent by the contracting parties to terminate or failure of or breach by a contracting party that
prevents the purpose of the agreement from being achieved, and the Daya Bay Court found that
the purpose of the agreement has been achieved when the relevant property unit was delivered
to the plaintiffs in the conditions set forth in the agreement; (ii) notwithstanding the above, the
Alleged Claims had a material impact on the conclusion of the relevant sales agreement and
pricing of the relevant property unit, and therefore were considered a part of the terms of the
relevant sales agreement, and (iii) the Company failed to fulfill the Alleged Claims, which
constitutes a breach under the relevant sales agreement. The Daya Bay Court awarded the
plaintiffs damages of approximately RMB18,930.4, representing 1.5% of the sales price of the
relevant property unit sold to the plaintiffs, instead of RMB1.1 million as claimed by the
plaintiffs, which was based on the entire sales price of the relevant property unit. As of the
Latest Practicable Date, both we and the plaintiffs appealed the decision and the case was
pending before the Intermediate People’s Court of Huizhou City. These 82 lawsuits pending
before courts as of the Latest Practicable Date had an aggregate amount of the claims of
approximately RMB128.5 million, which consisted of approximately RMB87.7 million for
termination of the relevant sales agreements, which represents the aggregate amount of the
sales prices of the property units plus interests arising from the mortgage loans (if any) by the
plaintiffs, and approximately RMB40.8 million for damages and other miscellaneous fees and
expenses claimed by the plaintiffs. Our external PRC counsel is of the view that the likelihood
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of the courts ruling entirely in favor of the plaintiffs is very low, because: (i) there is a lack
of factual and legal basis to terminate the relevant sales agreements between the plaintiffs and
us as the Alleged Claims do not constitute valid ground for termination; and (ii) there is
insufficient evidence to prove that we marketed and sold Xiangshan Ju as sharing facilities and
ancillary resources with Huizhou Dong Yuan, because the relevant sales agreement clearly sets
out the sales conditions of the relevant property units which do not support the Alleged Claims.
On May 23, 2019, the Market Supervision Administration Bureau of Huizhou Dayawan
Economic and Technology Development District (the “Daya Bay Administration Bureau”) (大
亞灣經濟技術開發區市場監督管理局) imposed an administrative fine of RMB145,000 on us
by finding that we failed to comply with certain provisions of the PRC Advertising Law for
making the Alleged Claims to potential customers of Xiangshan Ju. We have paid the
administrative fine in full as required and filed an application for review of the administrative
decision with the Huizhou Market Supervision Administration Bureau (the “Huizhou
Administration Bureau”) (惠州市市場監督管理局) on June 17, 2019. The Huizhou
Administration Bureau decided on August 1, 2019 to uphold the administrative decision of the
Daya Bay Administration Bureau, primarily based on the determination that our efforts to
distinguish Xiangshan Ju from Huizhou Dong Yuan during the pre-sales activities were
insufficient. We lodged an administrative lawsuit against the Daya Bay Administration Bureau
and the Huizhou Administration Bureau with the People’s Court of Boluo County (the “Boluo
County Court”) on August 21, 2019. As of the Latest Practicable Date, this administrative
lawsuit is pending before the Boluo County Court.
Based on our internal records, should all purchasers of property units of Xiangshan Ju file
lawsuits based on the same claims against us, the total amount from the termination of all sales
agreements for Xiangshan Ju (including the above-mentioned 82 lawsuits and excluding the
two that have been settled) would be approximately RMB868.6 million and the total amount
of the estimated damages (including the above-mentioned 82 lawsuits and excluding the two
that have been settled), if the courts conclude with the same ruling as that by Daya Bay Court
(i.e. award plaintiffs with damages amounting to 1.5% of the properties’ sales price), is
approximately RMB13.0 million. In addition, our Controlling Shareholders have undertaken to
indemnify our Company against all losses, liabilities or damages suffered by any member of
our Group in respect of and to the extent arising from or relating to the above-mentioned
Xiangshan Ju selling and marketing dispute. See “Appendix V — Statutory and General
Information — E. Other Information — 1. Tax and other indemnities” to this prospectus for
more details. In consideration of (i) the facts that we have made efforts and taken various
measures to separate and distinguish Xiangshan Ju from Huizhou Dong Yuan during our
pre-sale activities, (ii) the relatively low amount of damages awarded to the plaintiffs by the
Daya Bay Court in the lawsuit as mentioned above, which was on appeal, (iii) the fact that the
administrative lawsuit regarding the administrative decisions of the Daya Bay Administration
Bureau and the Huizhou Administration Bureau is pending before the Boluo County Court as
of the Latest Practicable Date, (iv) the advice from our external PRC legal counsel for these
lawsuits that the likelihood of the courts to rule in favor of the plaintiffs’ claims in full is very
low, and (v) the indemnity undertaking from our Controlling Shareholders, our Directors
believe that these lawsuits would not have a material adverse effect on our business, financial
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condition or results of operations, and accordingly, we have not made any provision for these
lawsuits. To better monitor and manage our selling and marketing activities, we have adopted
certain internal control measures. See “— Risk Management” for more details.
Except as disclosed above, during the Track Record Period and up to the Latest
Practicable Date, we were not involved in any litigation, arbitration or administrative
proceedings, claims or disputes which had a material adverse effect on our financial condition
or results of operation.
Compliance with Laws and Regulations
During the Track Record Period and up to the Latest Practicable Date, except as disclosed
in “— Compliance with Laws and Regulations — Non-compliance Incidents”, we had, in all
material respects, complied with all the relevant and applicable PRC laws and regulations
governing the business of property development and management. In accordance with the
Regulations on Administration of Development and Operation of Urban Real Estate (《城市房
地產開發經營管理條例》), the registered capital of a real estate development enterprise shall
be no less than RMB1.0 million. See “Regulatory Overview – Regulations on the
Establishment of Real Estate Enterprises” for more details. As of May 31, 2019, all of the
companies within the Group that engaged in the real estate development business falling within
scope of the said regulations were in compliance with such capital requirements.
Qualifications
As advised by our PRC Legal Advisor as of the Latest Practicable Date, except otherwise
disclosed below and “— Compliance with Laws and Regulations — Non-compliance
Incidents”, our PRC subsidiaries had obtained all necessary material requisite licenses,
permits, certificates or approvals from the relevant government authorities to conduct our
business in the PRC in the manner described in this prospectus.
As of the Latest Practicable Date, except for two subsidiaries not yet commenced property
development, one subsidiary for which the qualification certification is currently being
renewed and two subsidiaries whose qualifications have expired and will not be renewed due
to the completion of their respective property projects, all of our PRC subsidiaries engaging in
the property development operations had obtained qualification certifications for real property
development. Regarding the one subsidiary whose qualification certificate that was being
renewed as of the Latest Practicable Date, we have obtained the qualification certificate as of
the Latest Practicable Date. We plan to obtain the qualification certificates for the two
subsidiaries not yet commenced property development when they begin the relevant property
development activities, at which stage the qualification certificates become required. The two
subsidiaries, namely, Nanchang Shuntai and Jiangxi Aositun, whose qualifications have
expired, no longer engage in or plan to engage in property development activities and therefore
are not required to hold qualification certificates. Therefore, we consider that there is no
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material adverse effect on our business operations from the lack of qualification certificates for
these two subsidiaries. We intend to continue to apply for new certificates for newly
established project companies, and renew certificates for existing project companies upon their
expiration.
If we fail to maintain our licenses, certificates, permits or governmental approvals upon
expiry, our development plans may be delayed and there may be an adverse effect on our
business. See the section headed “Risk Factors — Risks Relating to Our Business — We may
fail to obtain or experience delays in obtaining the relevant PRC governmental approvals,
licenses or permits for our property development projects.”
Idle land
Under the relevant PRC laws and regulations, if a property developers fails to develop
land according to the terms of the land grant contract, the relevant PRC land bureau may issue
a warning to, or impose a penalty on, the developer or reclaim its land. In particular, the land
that is not developed within one year of construction commencement date stipulated in the land
grant contract, or developed but the construction has been suspended for more than one year
and falls under either of the following two situations may be considered as idle land: (1) the
construction has been commenced but the area of land under construction is less than one third
of the total area that should have been under construction; or (2) the invested amount is less
than 25% of the total investment. Where the land is not developed due to the adjustment of the
government planning, the relevant land authority shall consult with the developer to deal with
the land and the developer will not be subject to forfeiture of the land or any idle land fee or
other penalties). See “Regulatory Overview — Regulation on Land and the Development of
Real Estate Projects — Land Grants” in this prospectus for further details. Based on the
confirmation letters we received from and interviews with relevant government authorities, we
have not received any notice from any PRC government authority identifying any idle land or
requiring us to pay idle land fees during the Track Record Period and up to the Latest
Practicable Date. See “Risk Factors — Risks Relating to Our Business — We may be subject
to fines or forfeit land to the PRC government if we fail to pay land grant premium or fail to
develop properties within the time and in accordance with the terms set out in the relevant land
grant contracts.”
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Non-compliance Incidents
A summary of certain of our non-compliance incidents during the Track Record Period is set forth in the table below. As of the Latest
Practicable Date, we had received all the required permits for each of the material non-compliance incidents disclosed below.
No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
1. Commencement of construction works or pre-sales prior to obtaining the requisite work permit/approval
Commencement of construction works prior to obtaining the construction work permit
During the Track Record Period, 11 of Such non-compliance incidents occurred primarily The aggregate fines for such incidents amounted to approximately All of the penalty payments
our project companies commenced because: (i) we failed to adequately train employees RMB2.6 million. We have received confirmation letters issued by were settled as of the Latest
construction works before obtaining of the relevant project companies to follow the the relevant regulatory authorities confirming or in accordance with Practicable Date. We further
the requisite construction works applicable regulations and/or requirements on the the relevant regulation providing that these non-compliance enhanced our relevant
commencement permits. In 2016, commencement of construction, (ii) our local incidents are immaterial. As advised by our PRC Legal Advisor, internal control measures.
2017, 2018 and the four months project managers did not maintain sufficient and such relevant regulatory authorities are of appropriate authority and See “— Risk Management
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ended April 30, 2019, we received timely communication with construction companies are competent to issue the above confirmations. As we have fully — Remedial Internal
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nil, two, eight and one which we engaged for the relevant projects, and settled the penalties and having considered the confirmation letters Control Measures.”
administrative penalties, respectively, that the construction companies failed to adhere to issued by the relevant regulatory authorities, our PRC Legal
with respect to commencing the relevant requirements, and (iii) certain of our Advisor is of the view that the risks that we will be subject to
construction works before obtaining new employees at project companies failed to fully further administrative penalties (including order to cease
the requisite construction works understand and/or correctly interpret the construction) for these non-compliance incidents are remote. Our
commencement permits. implementation rules of relevant regulatory Directors are of the view that such non-compliance would not have
requirements, due to the different interpretations a material operational or financial impact on us. Accordingly, no
and implementation periods by different local provision was made in our financial statements for such non-
regulatory authorities. compliances.
No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
Commencement of construction works prior to obtaining the environmental assessment approval
During the Track Record Period, seven Such non-compliance incidents occurred primarily The aggregate fines for such incidents amounted to approximately All of the penalty payments
of our project companies commenced because: (i) we failed to adequately train our RMB14.7 million. We have received confirmation letters issued by were settled as of the Latest
construction works before obtaining employees of the relevant project companies to the relevant regulatory authorities confirming that these non- Practicable Date. We further
the environmental assessment follow the applicable regulations and/or compliance incidents are immaterial. As advised by our PRC Legal enhanced our relevant
approval. In 2016, 2017, 2018 and requirements in relation to the commencement of Advisor, such relevant regulatory authorities are of appropriate internal control measures.
the four months ended April 30, construction, (ii) our local project managers did not authority and are competent to issue the above confirmations. As See “— Risk Management
2019, we received two, four, one and maintain sufficient and timely communication with we have fully settled the penalties and having considered the — Remedial Internal
nil administrative penalties, construction companies which we engaged for the confirmation letters issued by the relevant regulatory authorities, Control Measures.”
respectively, with respect to relevant projects, and that the construction company our PRC Legal Advisor is of the view that the risks that we will be
commencing construction works failed to adhere to the relevant requirements, and subject to further administrative penalties (including order to cease
before obtaining the environmental (iii) certain of our new employees at project construction) for these non-compliance incidents are remote. Our
assessment approval. companies failed to fully understand and/or Directors are of the view that such non-compliance would not have
correctly interpret the implementation rules of a material operational or financial impact on us. Accordingly, no
relevant regulatory requirements, due to the provision was made in our financial statements for such non-
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different interpretations and implementation periods compliances.
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by different local regulatory authorities.
No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
Commencement of construction works prior to obtaining the construction planning permit and/or other related planning approvals
During the Track Record Period, 18 of Such non-compliance incidents occurred primarily The aggregate fines for such incidents amounted to approximately All of the penalty payments
our project companies commenced because: (i) we failed to adequately train our RMB28.3 million. We have received confirmation letters issued by were settled as of the Latest
construction works before obtaining employees of the relevant project companies to or conducted interviews with the relevant regulatory authorities Practicable Date. We further
the construction planning permit follow the applicable regulations and/or confirming that these non-compliance incidents are immaterial. As enhanced our relevant
and/or other related planning requirements on the commencement of construction, advised by our PRC Legal Advisor, such relevant regulatory internal control measures.
approvals. In 2016, 2017, 2018 and (ii) our local project managers did not maintain authorities are of appropriate authority and are competent to issue See “— Risk Management
the four months ended April 30, sufficient and timely communication with the above confirmations or conduct the above interviews. As we — Remedial Internal
2019, we received three, seven, ten construction companies which we engaged for the have fully settled the penalties and having considered the Control Measures.”
and nil administrative penalties, relevant projects, and that the construction company confirmation letters issued by or interviews conducted with the
respectively, with respect to failed to adhere to the relevant requirements, and relevant regulatory authorities, our PRC Legal Advisor is of the
commencing construction works (iii) certain of our new employees at project view that the risks that we will be subject to further administrative
before obtaining the construction companies failed to fully understand and/or penalties (including order to cease construction) for these non-
planning permit and/or other related correctly interpret the implementation rules of compliance incidents are remote. Our Directors are of the view that
planning approvals. relevant regulatory requirements, due to the such non-compliance would not have a material operational or
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different interpretations and implementation periods financial impact on us. Accordingly, no provision was made in our
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by different local regulatory authorities. financial statements for such non-compliances.
No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
Commencement of construction works prior to obtaining the construction quality supervision approval
During the Track Record Period, nine Such non-compliance incidents occurred primarily The aggregate fines for such incidents amounted to approximately All of the penalty payments
of our project companies commenced because: (i) we failed to adequately train our RMB3.3 million. We have received confirmation letters issued by were settled as of the Latest
construction works before obtaining employees of the relevant project companies to the relevant regulatory authorities confirming or in accordance with Practicable Date. We further
the construction quality supervision follow the applicable regulations and/or the relevant regulation provisions providing that these non- enhanced our relevant
approval. In 2016, 2017, 2018 and requirements on the commencement of construction, compliance incidents are immaterial. As advised by our PRC Legal internal control measures.
the four months ended April 30, (ii) our local project managers did not maintain Advisor, such relevant regulatory authorities are of appropriate See “— Risk Management
2019, we received nil, three, five sufficient and timely communication with authority and are competent to issue the above confirmations. As — Remedial Internal
and five administrative penalties, construction companies which we engaged for the we have fully settled the penalties and having considered the Control Measures.”
respectively, with respect to relevant projects, and that the construction company confirmation letters issued by the relevant regulatory authorities,
commencing construction works failed to adhere to the relevant requirements, and our PRC Legal Advisor is of the view that the risks that we will be
before obtaining the construction (iii) certain of our new employees at project subject to further administrative penalties (including order to cease
quality supervision approval. companies failed to fully understand and/or construction) for these non-compliance incidents are remote. Our
correctly interpret the implementation rules of Directors are of the view that such non-compliance would not have
relevant regulatory requirements, due to the a material operational or financial impact on us. Accordingly, no
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different interpretations and implementation periods provision was made in our financial statements for such non-
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by different local regulatory authorities. compliances.
No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
Commencement of construction works prior to obtaining the fire safety design approval
During the Track Record Period, nine Such non-compliance incidents occurred primarily The aggregate fines for such incidents amounted to approximately All of the penalty payments
of our project companies commenced because: (i) we failed to adequately train our RMB0.4 million. We have received confirmation letters issued by were settled as of the Latest
construction works before obtaining employees of the relevant project companies to the relevant regulatory authorities confirming that these non- Practicable Date. We further
the fire safety design approval. In follow the applicable regulations and/or compliance incidents are immaterial. As advised by our PRC Legal enhanced our relevant
2016, 2017, 2018 and the four requirements on the commencement of construction, Advisor, such relevant regulatory authorities are of appropriate internal control measures.
months ended April 30, 2019, we (ii) our local project managers did not maintain authority and are competent to issue the above confirmations. As See “— Risk Management
received nil, six, four and one sufficient and timely communication with we have fully settled the penalties and having considered the — Remedial Internal
administrative penalties, respectively, construction companies which we engaged for the confirmation letters issued by the relevant regulatory authorities, Control Measures.”
with respect to commencing relevant projects, and that the construction company our PRC Legal Advisor is of the view that the risks that we will be
construction works before obtaining failed to adhere to the relevant requirements, and subject to further administrative penalties (including order to cease
the fire safety design approval. (iii) certain of our new employees at project construction) for these non-compliance incidents are remote. Our
companies failed to fully understand and/or Directors are of the view that such non-compliance would not have
correctly interpret the implementation rules of a material operational or financial impact on us. Accordingly, no
relevant regulatory requirements, due to the provision was made in our financial statements for such non-
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by different local regulatory authorities.
No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
Commencement of construction work without implementing the required supervision procedures
During the Track Record Period, two Such non-compliance incidents occurred primarily The aggregate fines for such incidents amounted to approximately All of the penalty payment
of our project companies commenced because: (i) we failed to sufficiently train our local RMB0.4 million. We have received confirmation letters issued by were settled as of the Latest
construction works before construction personnel to fully understand and/or the relevant regulatory authorities confirming that these non- Practicable Date. We further
implementing the required correctly interpret the local requirements with compliance incidents are immaterial. As advised by our PRC Legal enhanced our relevant
supervision procedures. In 2016, respect to supervision procedures, and (ii) the Advisor, such relevant regulatory authorities are of appropriate internal control measures.
2017, 2018 and the four months relevant contractor for the project failed to authority and are competent to issue the above confirmations. As See “— Risk Management
ended April 30, 2019, we received understand and adhere to the relevant local we have fully settled the penalties and having considered the — Remedial Internal
nil, nil, two and nil administrative requirements. confirmation letters issued by the relevant regulatory authorities, Control Measures.”
penalties, respectively, with respect our PRC Legal Advisor is of the view that the risks that we will be
to commencing construction works subject to further administrative penalties (including order to cease
before implementing the required construction) for these non-compliance incidents are remote. Our
supervision procedures. Directors are of the view that such non-compliance would not have
a material operational or financial impact on us. Accordingly, no
provision was made in our financial statements for such non-
compliances.
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No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
Commencement of pre-sales prior to obtaining pre-sales permit
During the Track Record Period, two Such non-compliance incidents occurred primarily The aggregate fines for such incidents amounted to approximately All of the penalty payments
of our project companies commenced because: (i) we failed to adequately train our RMB0.7 million. We have received confirmation letters issued by were settled as of the Latest
pre-sales prior to obtaining the relevant personnel to fully understand the the relevant regulatory authorities confirming or in accordance with Practicable Date. We further
relevant sales permit. In 2016, 2017, requirements of the relevant PRC laws and the relevant regulation provisions providing that these non- enhanced our relevant
2018 and the four months ended regulations, and (ii) our local sales and marketing compliance incidents are immaterial. As advised by our PRC Legal internal control measures.
April 30, 2019, we received nil, nil, teams did not adequately communicate the Advisor, such relevant regulatory authorities are of appropriate See “— Risk Management
two and nil administrative penalties, requirements among internal teams at the project authority and are competent to issue the above confirmations. As — Remedial Internal
respectively, with respect to company level. we have fully settled the penalties and having considered the Control Measures.”
commencing pre-sales prior to confirmation letters issued by the relevant regulatory authorities,
obtaining the relevant sales permit. our PRC Legal Advisor is of the view that the risks that we will be
subject to further administrative penalties for these non-compliance
incidents are remote. Our Directors are of the view that such non-
compliance would not have a material operational or financial
impact on us. Accordingly, no provision was made in our financial
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No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
2. Failure to make adequate social security insurance and housing provident fund contributions
During Track Record Period, certain of Such non-compliance incidents occurred primarily due According to the relevant PRC laws and regulations, we may be We further enhanced our
our subsidiaries failed to make to i) the inconsistent implementation or ordered to pay social security insurance fund contribution overdue relevant internal control
adequate social security insurance interpretation of the PRC laws and regulations by and be subject to an overdue penalty at a daily interest rate of measures. See “— Risk
and housing provident fund local authorities and lack of correct understanding 0.05% on any delinquent payment. If we fail to do so within a Management — Remedial
contributions for some employees as of certain administrative personnel handling the given period as required by the local social security insurance Internal Control Measures.”
required by the relevant PRC laws social security insurance and housing provident authorities, we may be subject to a penalty of up to three times of
and regulations. We estimate that the fund contributions at the project companies of the the amount of the amount in delinquency. In respect of the housing
total outstanding amount of social relevant PRC laws and regulations, and ii) in some provident fund contribution, according to the relevant PRC laws
security insurance and housing cases, certain employees voluntarily made the and regulations, the relevant governmental authority may require us
provident fund contribution for the decision to not make such contributions in lieu of to make the unsubscribed contribution within a given period and, if
Track Record Period that we may be receiving cash payments. we fail to do so within the given period, may apply to a PRC court
required to repay is approximately for an order to enforce the payment. As of the Latest Practicable
RMB32.2 million. Date, we had not received such requirement from the relevant
governmental authority.
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No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
As of the Latest Practicable Date, most of our subsidiaries involved
in such non-compliance incidents had obtained written
confirmations from the relevant government authorities confirming
that we did not have any outstanding payment for social security
insurance and housing provident fund and/or there are no records
of penalties imposed on us for failure to make adequate social
security insurance and housing provident fund contributions. As
advised by our PRC Legal Advisor, such relevant regulatory
authorities are of appropriate authority and are competent to issue
the above confirmations. Our Directors confirm that the Company
would make or supplement contributions within a stipulated period
if were requested to rectify such non-compliances by the social
security administrative authorities. On September 21, 2018, the
Ministry of Human Resources and Social Security of the PRC
issued the Urgent Notice on Enforcing the Requirement of the
General Meeting of the State Council and Stabilization the Levy of
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Social Insurance Payment (關於貫徹落實國務院常務會議精神切實
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做好穩定社保費徵收工作的緊急通知), which required that, before
the reform of the social security collection institutions is in place,
the basis, rates and other relevant policies, relevant social security
payment shall remain unchanged. It is strictly prohibited
No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
for the relevant authorities to collectively initiate and proactively
collect the unpaid social security contributions from enterprises.
Based on the above, our PRC Legal Advisor is of the view that the
risks that the relevant subsidiaries will be subject to further
administrative penalties for these non-compliance incidents are
remote. Out of an abundance of caution, however, as of December
31, 2016, 2017, 2018 and April 30, 2019, we made provisions for
social security insurance in the amount of RMB5.6 million,
RMB5.4 million, RMB12.1 million and RMB9.1 million,
respectively, which was the difference between the for social
security insurance maximum aggregate amount of such for social
security insurance contributions and contributions we had actually
made. Our Directors are of the view that the non-compliance
relating to housing provident fund contributions would not have a
material operational or financial impact on us. According, no
provision was made in our financial statements for the non-
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compliance relating to housing provident fund contributions.
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No. Non-compliance Incident(s) Reasons Legal Consequences and Impacts Remedial Measures
3. Inappropriate Marketing
During the Track Record Period, four Such non-compliance incidents occurred primarily Under the applicable PRC advertising law, we were fined All the penalty payments have
of our subsidiaries published certain because: (i) we failed to adequately train our RMB512,600 by the relevant local authorities. The confirmation been settled as of the Latest
property advertisements that did not relevant personnel to fully understand the letters from the competent regulatory authorities confirmed that Practicable Date. We further
comply with the relevant requirements of the relevant PRC laws and these non-compliance incidents are immaterial. As advised by our enhanced our relevant
requirements of the PRC Advertising regulations among different locations, and (ii) our PRC Legal Advisor, such relevant regulatory authorities are of internal control measures.
Law. In 2016, 2017, 2018 and the local sales and marketing teams did not obtain the appropriate authority and are competent to issue the above See “— Risk Management
four months ended April 30, 2019, correct interpretation about the inconsistencies in confirmations. As we have fully settled the penalties and having — Remedial Internal
we received one, one, two and nil requirements among different locations and/or did considered the confirmation letters from with relevant government Control Measures.”
administrative penalties, respectively, not adequately communicate the requirements authorities, our PRC Legal Advisor is of the view that the risks
with respect to commencing among internal teams at the project company level. that the relevant subsidiaries will be subject to further
publishing certain property administrative penalties for these non-compliance incidents are
advertisements that did remote. Our Directors are of the view that such non-compliance
not comply with the relevant incidents would not have a material operational or financial impact
requirements of the PRC on us. Accordingly, no provision was made in our financial
– 363 –
Advertising Law. statements for such non-compliance incidents.
BUSINESS
BUSINESS
INTERNAL CONTROLS
In preparation for the Listing, we engaged an independent internal control advisor (the
“Internal Control Advisor”) to perform an overall assessment on certain of our procedures,
systems and internal controls, including, in particular, to review the internal controls to be
established by us to prevent future breach and enhance on-going compliance. The scope of
internal control review performed by Internal Control Advisor was agreed between us, the Joint
Sponsors, and the Internal Control Advisor.
During the internal control review, the Internal Control Advisor has provided some
recommendations for our management’s consideration to enhance and rectify those
deficiencies identified in our internal control system. We have implemented such remedial
measures and the Internal Control Advisor has reviewed the remediation status of the identified
internal control deficiencies of our selected entities by performing relevant follow-up testing
on sample basis. Based on the follow-up testing results on the sample basis reviewed by the
Internal Control Advisor, we have implemented all of these remedial measures.
In order to ensure that we maintain sound and effective internal control to protect the
interests of us and our shareholders, we have set up an audit and supervision center to advise
our executive directors and senior management regarding the risk control and compliance
issues arising from the day-to-day business operations of our PRC subsidiaries. The audit and
supervision center consisted of 23 members as of April 30, 2019 from three departments,
namely, internal control audit department, construction audit department and anti-corruption
supervision department, and is led by the general manager of the audit and supervision center
Mr. Baoliang Hu. We believe that the current composition of the internal control team offers
the expertise to provide a risk assessment of key areas of concern, such as strategy, operations,
finance and compliance, to our Board and assists our Board to effectively plan and manage the
operations of our overall business. The internal control team provides progress, supervision
and non-compliance updates in the monthly meeting held by audit and supervision center or
reports regulatory and compliance-related matters directly to the general manager of audit and
supervision center who then reports to the Board.
Our legal department, headed by Chengwen Wang, a qualified lawyer in the PRC, advises
the executive Directors and senior management on the legal issues involved in the daily
business operations of our subsidiaries in the PRC. We have also engaged external legal
advisors to provide legal advice and guidance to our regional offices in the cities where we
operate to ensure our ongoing compliance with relevant laws and regulations in the PRC. We
have sought advice from our PRC legal advisors and the internal control advisors on various
internal control issues arising from our business operations.
– 364 –
BUSINESS
RISK MANAGEMENT
We believe that risk management is crucial to the success of any property developer in the
PRC. Key operational risks that we face include changes in PRC political and economic
conditions, changes in the PRC regulatory environment, availability of suitable land sites for
developments at reasonable prices, availability of financing to support our developments,
ability to complete our development projects on time and competition from other property
developers. See the section headed “Risk Factors” in this prospectus for a discussion of various
risks and uncertainties we face.
In addition, we also face various financial risks. In particular, we are exposed to interest
rate, foreign exchange, credit and liquidity risks that arise in the ordinary course of our
business. See the section headed “Financial Information — Quantitative and Qualitative
Analysis about Market Risk” for a discussion of these market risks.
In order to meet these challenges, we have established the following structures and
measures to manage our risks:
• Our Board and management at the Group level is responsible for determining our
overall business and investment plans, preparing our annual financial budgets and
final reports and formulating proposals for profit distributions, and is in charge of
the overall risk control of our Group. See the section headed “Directors and Senior
Management — Board of Directors” for details of the experience of members of our
Board.
• Our final site selection decisions are made by our strategic investment center,
management at the Group level and chairman of the Board. The responsible persons
are specifically tasked with the review and approval decisions of such business
development.
• Our financial management center and strategic investment center are primarily
responsible for the management of our liquidity risks. The responsible persons
employ, among others, the following measures to manage the relevant risks: (i)
maintaining systematic records of cash inflows and outflows at the Group level; (ii)
preparing reports on a weekly or a monthly basis which identifies and addresses the
potential issues and potential solutions in short-term cash flow, which are reviewed
by the chief officers of the financial management center who then make
recommendations to treasury director of financial management center about
available actions to take to address the issues; and (iii) reviewing financial results
for compliance against certain targets to ensure maintenance of sufficient level of
cash on hand for short and long-term and report to the responsible persons at the
Group level if there are any significant change in our borrowing and investment
activities.
– 365 –
BUSINESS
• Our strategic investment center continues to monitor the financial condition of the
entities in which we invest, including performing analysis and making financial
forecasts on the periodic financial statements of the entity (if any), engaging
professional third parties to conduct industrial research on the entity (if relevant
changes are noted from the financial information of the entity), and reviewing other
relevant information to evaluate our liquidity risks with respect to our long-term
debt investments. In addition, our strategic investment center is required to involve
and obtain inputs from our legal affairs management center with respect to any
investment plan. Our legal affairs management center is responsible for evaluating
the investment plan from the legal perspective and updating the internal departments
if there are relevant changes to the applicable law relating to investment and
financing. Our strategic investment management center is then responsible for
providing training to the relevant staff to ensure that they have updated knowledge
and understanding of the requirements under the applicable PRC law. Our strategic
investment center works with our audit supervision center to report to the
responsible persons at the Group level on a quarterly basis. Our legal affairs
management center can also report directly to the management at the Group level for
any legal risks it detects.
• We adopted a series of measures to prevent the occurrence of using potentially
misleading names in marketing our property projects. Specifically, we put into place
detailed procedures to ensure that the marketing names used for our property
projects are accurate. Before the commencement of construction, the investment
department personnel of the relevant city company conducts name searches of the
property projects near the relevant property project, and submits the information to
other departments at the city company for internal evaluation. The managers of
various departments and the general manager of the relevant city company use such
information and their own research and knowledge to decide on the proposed name,
before submitting the same for approval by, among others, the vice president of the
sales and marketing management center at the Group level. The name is only used
in marketing materials after receiving the internal approvals. The sales and
marketing personnel of the relevant city company also receive regular training
before the commencement of pre-sales to ensure that they possess accurate and
up-to-date information regarding the relevant property project.
ⴰ We adopted certain internal control measures in relation to the Xiangshan Ju
selling and marketing dispute. See “— Legal Proceedings and Compliance —
Ongoing Legal Proceedings — Xiangshan Ju selling and marketing dispute” in
this prospectus for details of the dispute. We set up a hotline and designated
WeChat contact for relevant customers to communicate with us about their
concerns or provide suggestions in relation to the Xiangshan Ju selling and
marketing dispute. Our designated personnel are required to respond to the
customer within three to 15 working days and conduct follow-ups to ensure
such inquiries and suggestions are handled in a timely manner. The relevant
details of the communications are organized and reviewed by designated
personnel of the project company and at the sales and marketing management
center and the Group level, as part of our ongoing efforts to better understand
and address the customers’ concerns, and to formulate or improve the relevant
marketing policies and procedures to prevent such incident in the future.
– 366 –
BUSINESS
• Our senior management team at our city companies is in charge of the daily business
operations and risk monitoring of local projects, and is responsible for the
supervision of different aspects of local operations on a daily basis as well as the
supervision and approval of any material business decisions of respective project
companies. We have formulated clear reporting lines between the management at our
city company level and our group level.
• Our audit and supervision center at the Group level is responsible for the monitoring
and implementing our internal control policies and to adjust and improve our
internal control polices based on changes relating to, among others, our operations,
changes to relevant laws and regulations, industry conditions, organizational
structure, issues discovered in internal review processes and internal risk
assessments.
Remedial Internal Control Measures
To prevent the future occurrence of non-compliance incidents, we have adopted the
following remedial internal control measures.
Matter of non-compliance Internal Control Measures
Commencement of Policies, procedures and follow-up mechanism: We enhance our
construction or pre-sales policies and procedures relating to the project and construction
work prior to obtaining management to clearly define the procedures as well as roles and
the construction work or responsibilities for obtaining and maintaining relevant permits and
pre-sales work permit documents throughout the construction process, and appoint
independent and certified company to supervise projects. We
establish a follow-up and reporting mechanism to govern and
monitor the progress of application of relevant permits and
documents and timely identify any potential delay, as well as the
appointment of independent and certified supervision companies for
our projects.
Regular training: We organize regular training to relevant
departments on the prevailing rules and regulations of project and
construction management as well as the Group policies and
procedures. The first training session was conducted in February
2019.
Internal control: We have designated experienced staff to perform
regular review of the design and implementation of the relevant
internal guidelines and requirements.
– 367 –
BUSINESS
Matter of non-compliance Internal Control Measures
Failure to make adequate Policies, procedures and follow-up mechanism: we have revised our
social security insurance policies and procedures to include guidelines on calculation of
and housing provident social security insurance and housing provident fund contribution
fund contributions matters, which are regularly reviewed and updated in accordance
with the relevant laws and regulations. We have also put in place
procedures that require our responsible persons from our human
resources administration center and financial management center to
review the calculation of relevant contribution on a regular basis,
and keep property records of any contribution paid.
Local regulatory requirements: We designate personnel of each
project company to update any changes in local regulatory
requirements on social security insurance and housing provident
fund contributions, and report the relevant updates to our legal
affairs management center.
Regular Training: We organize regular training for our relevant
personnel from the responsible departments on the topic of the PRC
regulations and rules, and our internal requirements and procedures
regarding social security insurance and housing provident fund
contributions.
Internal control: We have designated experienced staff to perform
regular review of the design and implementation of the relevant
internal guidelines.
Violation of PRC Policies, procedures and follow-up mechanism: We have
Advertising Law implemented guidelines on the handling and/or the publication of
advertisements and marketing work involving our properties. The
guidelines provide detailed procedures on internal review by various
departments, including our legal personnel, to help ensure that the
proposed advertisements comply with the relevant PRC laws and
regulations.
– 368 –
BUSINESS
Matter of non-compliance Internal Control Measures
Local regulatory requirements: Our sales and marketing management
center provides draft advertisements and/or proposed sales campaign
materials relating to pre-sales to our legal affairs management
center for review and approval so to ensure compliance with the
relevant regulations and requirements. In addition, we have
designated personnel at each project company to regularly update
any changes in local requirements on sales and marketing relating to
pre-sales, and report such updates to our legal affairs management
center.
Regular training: We organize regular training of the personnel of
relevant departments at project companies to strictly follow the
guidelines.
Internal control: we have designated experienced staff to perform
regular review on the design and implementation of the relevant
internal guidelines.
Our Directors’ View
Based on the facts and circumstances regarding our non-compliance incidents and the
enhanced internal control measures disclosed above, our Directors are of the view, and our
Internal Control Consultant also confirms that, the enhanced internal control measures adopted
by the Company, if implemented continuously, are adequately and effectively designed to
reasonably prevent such future non-compliance.
– 369 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
OVERVIEW
Immediately following the completion of the Global Offering (assuming the Over-
allotment Option is not exercised and without taking into account any Shares which may be
issued upon exercise of any options that may be granted under the Share Option Scheme), Sinic
Holdings will directly hold 79.9% of the issued share capital of our Company. Sinic Holdings
is wholly owned by Sinic Group, which in turn is wholly owned by Xin Hong. All the issued
shares and interest in Xin Hong is held by TMF (Cayman) Ltd., the trustee of the Family Trust,
through its holding vehicle. Mr. Zhang, as the investment decision maker of the Family Trust
and the sole member of the advisory committee of the Employee Incentive Trust, through Sinic
Holdings, Sinic Group, Xin Hong and Xin Heng controls the exercise of more than 30% of the
voting power at general meetings of the Company. Accordingly, Mr. Zhang, Sinic Holdings,
Sinic Group, Xin Hong and Xin Heng are our Controlling Shareholders.
Our Controlling Shareholders have confirmed that neither they nor any of their respective
close associates is/are currently interested, involved or engaged, or is likely to be interested,
involved or engaged, directly or indirectly, in business which competes or is likely to compete,
directly or indirectly, with our Group’s business and would require disclosure under Rule 8.10
of the Listing Rules.
DELINEATION OF BUSINESS
Business of our Group
We are a large-scale and comprehensive property developer, focusing on the development
of residential, commercial and multi-use properties. Please see “Business” in this prospectus
for further information of our business and operations.
Primary land development business not included in our Group
During the Track Record Period and as of the Latest Practicable Date, the core business
of our Group remained focused on the development of residential, commercial and multi-use
properties (the “Core Business”). With a view to focusing our resources on our Core Business
and streamlining our group structure, we disposed of a number of companies engaged in
primary land development activities (the “Primary Land Development Business”) to the
associates of our Controlling Shareholders as part of the Reorganization. Prior to the disposal,
none of the companies had carried out any substantive business nor had made any substantive
financial contribution to our Group during the Track Record Period. Details of the disposal of
such Primary Land Development companies are set out in “History, Reorganization and
Corporate Structure — Reorganization — Reorganization of PRC Subsidiaries — Disposal of
certain subsidiaries” in this prospectus.
– 370 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
The Primary Land Development Business refers to the process of preparing land to
becoming ready for public tender, auction and listing-for-sale, typically involving relocating
existing business establishment and residents, demolishing existing buildings and other
structures, clearing the site and installing basic infrastructure for future property development.
Such business is not in line with our Group’s strategy to focus on property development and
our Core Business does not involve primary land development. The Primary Land
Development Business was not included into our Group as we are of the view that such
business neither form part of our Core Business nor is in line with our overall business strategy
and long term strategy to position ourselves as a large-scale and comprehensive property
developer.
Given the different nature of business of our Group and the Primary Land Development
Business, our Directors do not expect there to be any overlap or competition between them
after the Listing.
Other businesses of our ultimate Controlling Shareholder
In addition to our business and the Primary Land Development Business, Mr. Zhang is
interested in other businesses through Sinic Technology comprising four principal business
segments: (i) property management services; (ii) commercial management services; (iii)
education; and (iv) operation of convenience stores. Such other businesses held by Mr. Zhang
are separate and distinct from our Group’s business. As a result, our Directors are of the view
that there is a clear delineation between such businesses and our business, and hence there is
unlikely to be any direct or indirect competition with the business of our Group.
INDEPENDENCE FROM OUR CONTROLLING SHAREHOLDERS
We believe that we are capable of carrying on our business independently of our
Controlling Shareholders and their respective associates (other than our Group) after the
Listing for the following reasons:
Management independence
Our Board comprises three executive Directors and three independent non-executive
Directors. Other than Mr. Zhang and Ms. Tu Jing, none of our Directors or the members of our
senior management holds any directorship or senior management role in our Controlling
Shareholders or their close associates. Mr. Zhang and Ms. Tu Jing are the directors of Sinic
Technology. Ms. Tu Jing only assumes a non-executive role in and is not involved in the
day-to-day management of Sinic Technology. Despite the overlapping roles assumed by Mr.
Zhang and Ms. Tu Jing, when performing their duties in each of our Group and Sinic
Technology, they have been and will continue to be supported by the separate and independent
board and senior management teams of each of our Group and Sinic Technology.
– 371 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
In the event that Mr. Zhang and Ms. Tu Jing are required to absent themselves from voting
on matters relating to Sinic Technology due to potential conflicts of interest, our remaining
Directors will have sufficient expertise and experience to fully consider any such matter.
Notwithstanding the positions of Mr. Zhang and Ms. Tu Jing in Sinic Technology, our
Directors, including the independent non-executive Directors, are of the view that there are
sufficient and effective control mechanisms to ensure that our Directors shall discharge their
duties appropriately and safeguard the interests of our Shareholders as a whole and our Board
is able to manage our business independently from our Controlling Shareholders or their close
associates for the following reasons:
(a) none of the business undertaken or carried on by our Controlling Shareholders or
their close associates competes with our Core Business, and there are adequate
corporate governance measures in place to manage the existing and potential
conflicts of interest. Therefore, the dual roles assumed by Mr. Zhang and Ms. Tu
Jing will not affect the requisite degree of impartiality of our executive Directors in
discharging their fiduciary duties owed to our Company;
(b) we have three independent non-executive Directors, and certain matters of our
Group, including connected transactions and matters referred to in the Deed of
Non-Competition, details of which are set out in “– Deed of Non-Competition” in
this section below, must always be referred to the independent non-executive
Directors for review. This helps to enhance the independence of our management
from that of our Controlling Shareholders or their close associates;
(c) each of our Directors is aware of his/her fiduciary duties as a director which require,
among others, that he/she must act for the benefit of and in the best interests of our
Company and not allow any conflict between his/her duties as a Director and his/her
personal interests. The Directors shall not vote in any Board resolution approving
any contract or arrangement or any other proposal in which he/she or any of his/her
close associates has a personal material interest and shall not be counted in the
quorum present at the particular Board meeting. Therefore, in the event of a conflict
of interest, the relevant Director will abstain from voting and will be excluded from
deliberation by our Board. Hence, no Director will be able to influence our Board
in making decisions on matters in which he/she is, or may be interested. We believe
all of our Directors, including the independent non-executive Directors, have the
requisite qualifications, integrity and experience to maintain an effective board and
observe their fiduciary duties in the event of a conflict of interest. Please see
“Directors and Senior Management — Board of Directors” in this prospectus for a
summary of the relevant experience and qualifications of our Directors; and
(d) save as disclosed herein, our daily operations will be managed by our senior
management team, none of whom holds any senior managerial position or
directorship position within our Controlling Shareholders or their close associates.
– 372 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
Operational independence
We operate independently from our Controlling Shareholders and their respective close
associates for the following reasons:
(a) we hold or enjoy the benefit of all relevant licenses necessary to operate our
business;
(b) we have an independent management team to operate our business;
(c) we can make decisions and carry out our own business operations independently;
(d) we have our own organizational structure and departments independent from our
Controlling Shareholders;
(e) we have established a set of internal control procedures to facilitate the effective
operation of our business;
(f) we own or have the right to use all the operational facilities relating to our business;
and
(g) we have sufficient capital, facilities and employees to operate our business
independently.
Although we have entered into certain continuing connected transactions which will
continue after the Listing, such transactions have been entered into and will continue to be
entered into on normal commercial terms and in the ordinary course of business of our
Company. Please see “Connected Transactions” in this prospectus for details of the continuing
connected transactions that will continue after Listing.
Financial independence
Our Group has an independent financial system. We make financial decisions according
to our own business needs and neither our Controlling Shareholders nor their close associates
intervene with our use of funds. We have opened accounts with banks independently and have
not shared any bank account with our Controlling Shareholders or their close associates. We
have implemented sound and independent audit, accounting and financial management
systems. We have adequate internal resources and credit profile to support our daily operations,
and we are capable of obtaining financing from Independent Third Parties without relying on
any guarantee or security provided by our Controlling Shareholders or their respective close
associates.
– 373 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
Mr. Zhang, one of our Controlling Shareholders, and his certain close associates have
provided guarantees in favor of our Group in respect of certain financing arrangements (the
“Debt Financing”) with Shanghai Yidezhen Investment Management (Limited Partnership)
(上海易德臻投資管理中心(有限合夥)) (“Yidezhen”). Details of the Debt Financing are set out
below:
Outstanding
principal
balance
as of the
Member Annual Securities and Latest
of our Group Fund manager/ Type of interest Maturity guarantees in favor of Practicable
(as borrower) trustee financing rate date Yidezhen Date
(RMB’000)
1. Sinic Real Estate Yidezhen Private equity 9.5% December 24, (i) Guaranteed by Sinic 500,000
investment 2019 Technology, Mr. Zhang
fund(1) and his spouse, Ms. Wu
Chengping; and
(ii) secured by pledge of
the entire equity
interest in 新悅力創房
地產開發有限公司
(Xinyue Lichuang Real
Estate Development
Co., Ltd.)(3) by Sinic
Real Estate.
2. 惠州市旺友實業有限公司 (Huizhou Yidezhen Debt financing 9.2% May 9, Guaranteed by Sinic Real 599,500
Wangyou Properties Co., Ltd.) scheme(2) 2020 Estate, Wuhan Zhenghe
(“Huizhou Wangyou”)(4) Properties Co., Ltd. (武漢
正和置業有限公司)(5), Mr.
Zhang and his spouse, Ms.
Wu Chengping
Total 1,099,500
Notes:
(1) The proceeds of the private equity investment fund have been used to finance our property development
project, Huizhou Dibo Wan. Yidezhen is the fund manager and Bank of Shanghai Puxi Branch is the fund
custodian of the private equity investment fund.
(2) The proceeds of the debt financing scheme have been used to finance our property development project,
Huizhou Long Wan, as well as for the future development of a property project located in Wuhan. Yidezhen
is the trustee of the debt financing scheme.
– 374 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
(3) As of the Latest Practicable Date, Xinyue Lichuang Real Estate Development Co., Ltd. was wholly owned by
Sinic Real Estate.
(4) As of the Latest Practicable Date, Huizhou Wangyou was wholly owned by 惠州力新美學房地產開發有限公
司 (Huizhou Lixin Meixue Real Estate Development Co., Ltd.), which in turn was indirectly owned as to 51%
by Sinic Real Estate.
(5) As of the Latest Practicable Date, Wuhan Zhenghe Properties Co., Ltd. was wholly owned by Jiangxi Yangyan
Real Estate Development Co., Ltd. (江西陽焱房地產開發有限公司), which in turn was owned as to 80% by
Shanghai Demiao Real Estate Development Co., Ltd. (上海德淼房地產開發有限公司) (an Independent Third
Party) and 20% by Sinic Real Estate.
Given that the release of guarantees under the Debt Financing would involve obtaining
consent from more than 200 investors in the Debt Financing, it would be highly difficult and
commercially impractical for our Group to obtain such consent to release the guarantees under
the Debt Financing. Having regard to the following circumstances and measures taken by our
Group, we believe that the continuation of the above financing arrangement after Listing will
not significantly impact our ability to operate independently from our Controlling Shareholders
and their respective close associates for the following reasons:
(a) the Debt Financing will be our only debt instruments with guarantees provided by
our Controlling Shareholders or their close associates upon Listing. The Debt
Financing does not account for a significant portion of our total indebtedness. As of
the Latest Practicable Date, the outstanding principal balance of the Debt Financing
amounted to approximately RMB1.1 billion, representing approximately 3.6% of the
total indebtedness of our Group;
(b) we are able to obtain financing from independent financial institutions without
financial assistance from our Controlling Shareholders and their close associates.
For instance, during the period from January 1, 2019 and up to the Latest Practicable
Date, we had obtained and drawn down loan facilities in an aggregate principal
amount of at least approximately RMB14.3 billion without any security or guarantee
from any of our Controlling Shareholders or their close associates from independent
financial institutions; and
(c) not all of our borrowings are secured or guaranteed by our Controlling Shareholders.
As of the Latest Practicable Date, we had over RMB13.4 billion unutilized loan
facilities which are and will not be secured or guaranteed by our Controlling
Shareholders after Listing.
All amounts due from or due to our Controlling Shareholders not arising out of the
ordinary course of business will be fully settled before Listing. Save for the Debt Financing
disclosed above, all share pledges and guarantees provided by our Controlling Shareholders
and/or their respective close associates on our Group’s borrowing or by us on borrowings of
our Controlling Shareholders and/or their respective close associates will be fully released
upon Listing.
– 375 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
DEED OF NON-COMPETITION
Each of our Controlling Shareholders has undertaken to us in the Deed of Non-
Competition that he/it will not, and will procure his/its close associates (other than members
of our Group) not to directly or indirectly (whether or not through his/its own, jointly with any
person, corporation, partner, joint venture or any other contractual arrangements, and whether
or not in exchange for profit or other benefits) participate, acquire or hold any right or interest
in or otherwise be involved in or undertake any business that directly or indirectly competes,
or may compete, with the existing business activity of our Group or any business activities
which our Group may undertake in the future (in all cases, whether or not as shareholder,
partner, agent or any other capacity, and whether or not for profits, returns or any benefits) (the
“Restricted Activity”), or hold shares or interest in any companies or business that compete
directly or indirectly with the business engaged by our Group from time to time except where
our Controlling Shareholders hold less than 5% of the total issued share capital of any company
(whose shares are listed on the Stock Exchange or any other stock exchange) which is engaged
in any business that is or may be in competition with any business engaged by any member of
our Group and they do not control more than 10% of the board of directors of such company.
Further, each of our Controlling Shareholders has undertaken to procure that if any new
business investment or other business opportunity relating to the Restricted Activity (the
“Competing Business Opportunity”) is identified by or made available to him/it or any of
his/its close associates, he/it shall, and shall procure that his/its close associates shall, refer
such Competing Business Opportunity to our Company on a timely basis and refer the
Competing Business Opportunity to our Company by giving written notice (the “Offer
Notice”) to our Company of such Competing Business Opportunity within 30 business days of
identifying the target company (if relevant) and the nature of the Competing Business
Opportunity, the investment or acquisition costs and all other details reasonably necessary for
our Company to consider whether to pursue such Competing Business Opportunity.
Upon receiving the Offer Notice, our Company shall seek approval from our Board or a
board committee (in each case comprising only independent non-executive Directors) which
has no interest in the Competing Business Opportunity (the “Independent Board”) as to
whether to pursue or decline the Competing Business Opportunity (any Director who has actual
or potential interest in the Competing Business Opportunity shall abstain from attending
(unless their attendance is specifically requested by the Independent Board) and voting at, and
shall not be counted in the quorum for, any meeting convened to consider such Competing
Business Opportunity).
The Independent Board shall consider the financial impact of pursuing the Competing
Business Opportunity offered, whether the nature of the Competing Business Opportunity is
consistent with our Group’s strategies and development plans and the general market
conditions of our business. If appropriate, the Independent Board may appoint independent
financial advisors and legal advisors to assist in the decision-making process in relation to such
Competing Business Opportunity.
– 376 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
The Independent Board shall, within 30 business days of receipt of the Offer Notice,
inform our Controlling Shareholders in writing, on behalf of our Company, its decision whether
to pursue or decline the Competing Business Opportunity.
Our Controlling Shareholders shall be entitled but not obliged to pursue such Competing
Business Opportunity if he/it has received a notice from the Independent Board declining such
Competing Business Opportunity or if the Independent Board failed to respond within such 30
business days’ period mentioned above.
If there is any material change in the nature, terms or conditions of such Competing
Business Opportunity pursued by our Controlling Shareholders, he/it shall refer such revised
Competing Business Opportunity to our Company as if it were a new Competing Business
Opportunity.
In order to promote good corporate governance practices and to improve transparency, the
Deed of Non-Competition also includes the following provisions:
• our independent non-executive Directors shall review, at least on an annual basis,
the compliance with the Deed of Non-Competition by our Controlling Shareholders;
• each of our Controlling Shareholders shall and shall procure his/its relevant close
associates to provide all information necessary for the annual review by our
independent non-executive Directors for the enforcement of the Deed of Non-
Competition;
• we shall disclose the review by our independent non-executive Directors on the
compliance with, and the enforcement of, the Deed of Non-Competition and the
decisions on matters reviewed by our independent non-executive Directors
(including the reasons for not taking up the Competing Business Opportunity
referred to our Company) either through our annual report or by way of
announcement to the public in compliance with the Listing Rules;
• each of our Controlling Shareholders will make an annual declaration in our annual
report on the compliance with the Deed of Non-Competition in accordance with the
principle of voluntary disclosure in the corporate governance report; and
• in the event that any of our Directors and/or their respective close associates has
material interests in any matter to be deliberated by our Board in relation to the
compliance and enforcement of Deed of Non-Competition, he/she may not vote on
the resolutions of our Board approving the matter and shall not be counted towards
the quorum for the voting pursuant to the applicable provisions in the Articles of
Association.
– 377 –
RELATIONSHIP WITH CONTROLLING SHAREHOLDERS
The Deed of Non-Competition will lapse automatically if our Controlling Shareholders
and their close associates cease to be interested in, whether directly or indirectly, 30% or more
of our Shares or if our Shares cease to be listed on the Stock Exchange.
CORPORATE GOVERNANCE MEASURES
Our Controlling Shareholders and his/its respective close associates may not compete
with us as provided in the Deed of Non-Competition. In order to further avoid potential
conflicts of interest, we have implemented the following measures:
(a) as part of our preparation for the Global Offering, we have amended our Articles of
Association to comply with the Listing Rules. In particular, our Articles of
Association provided that, unless otherwise provided, a Director shall not vote on
any resolution approving any contract or arrangement or any other proposal in which
such Director or any of his/her close associates has a personal material interest nor
shall such Director be counted in the quorum for the voting;
(b) a Director with personal material interests shall make full disclosure in respect of
matters that may have conflict or potentially conflict with any of our interest and
abstain from the board meetings on matters in which such Director or his/her
associates have a personal material interest, unless the attendance or participation of
such Director at such meeting of the Board is specifically requested by a majority
of the independent non-executive Directors;
(c) we are committed that our Board should include a balanced composition of
executive Directors and independent non-executive Directors. We have appointed
three independent non-executive Directors and we believe our independent non-
executive Directors possess sufficient experience and they are free of any business
or other relationship which could interfere in any material manner with the exercise
of their independent judgement and will be able to provide an impartial, external
opinion to protect the interests of our public Shareholders. Details of our
independent non-executive Directors are set out in the section entitled “Directors
and Senior Management — Board of Directors — Independent non-executive
Directors” in this prospectus; and
(d) we have appointed Zhongtai International Capital Limited as our compliance
advisor, which will provide advice and guidance to us in respect of compliance with
the applicable laws and the Listing Rules including various requirements relating to
Directors’ duties and corporate governance.
– 378 –
CONNECTED TRANSACTIONS
OVERVIEW
We have entered into a number of agreements with our connected persons the details of
which are set out below. The transactions disclosed in this section will constitute our
continuing connected transactions under Chapter 14A of the Listing Rules upon Listing.
(A) EXEMPT CONTINUING CONNECTED TRANSACTIONS
1. Trademark Licensing Agreement
On October 21, 2019, a trademark licensing agreement was entered into between our
Company and Sinic Technology (the “Trademark Licensing Agreement”), pursuant to which
Sinic Technology agreed to irrevocably and unconditionally grant to our Company and other
members of our Group a license to use several trademarks (the “Sinic Trademarks”) registered
in the PRC for a perpetual term commencing from the date of the Trademark Licensing
Agreement on a royalty-free basis, subject to the relevant Sinic Trademarks’ effective period
of registration (including the effective period as extended by renewal of registration). Pursuant
to the Trademark Licensing Agreement, Sinic Technology has agreed to maintain the
registration of the Sinic Trademarks during the term of the Trademark Licensing Agreement.
Details of the Sinic Trademarks are set forth in the “Statutory and General Information — B.
Further Information about our Business — 2. Intellectual property rights of our Group” in
Appendix V to this prospectus.
In addition, Sinic Technology has undertaken to us that it shall and shall procure its
subsidiaries to license all trademarks to be registered in any territory by itself and its
subsidiaries necessary for use in our business to us on a royalty-free basis once they are
registered in the future. Sinic Technology will or will procure the relevant legal owner of the
registered trademarks to enter into a licensing agreement with us on terms identical with the
Trademark Licensing Agreement.
Our Directors believe that entering into a trademark licensing agreement with a perpetual
term is normal for this type of licensing arrangement, can ensure the stability of our operations,
and is beneficial to the interests of our Shareholders as a whole. The Joint Sponsors are of the
view that it is normal business practice for agreements of this type to be of such duration.
Sinic Technology is owned as to 99% by Mr. Zhang, one of our Controlling Shareholders,
and 1% by Ms. Wu Chengping, the spouse of Mr. Zhang. Sinic Technology is therefore a
connected person of our Company for the purpose of the Listing Rules. Accordingly, the
transactions under the Trademark Licensing Agreement will constitute continuing connected
transactions for our Company under Chapter 14A of the Listing Rules upon Listing.
As the right to use the licensed trademarks is granted on a royalty-free basis under the
Trademark Licensing Agreement, the transactions under the Trademark Licensing Agreement
will constitute de minimis continuing connected transactions for our Company that will be
exempt from reporting, annual review, announcement and independent Shareholders’ approval
requirements under Chapter 14A of the Listing Rules.
– 379 –
CONNECTED TRANSACTIONS
2. Lease of Properties
On October 15, 2019, our Company entered into a property lease framework agreement
(the “Property Lease Framework Agreement”) with Sinic Technology, pursuant to which we
agreed to lease certain premises to Sinic Technology and its subsidiaries for commercial use.
The Property Lease Framework Agreement has a term commencing from the Listing Date to
December 31, 2021.
As the Property Lease Framework Agreement is a framework agreement, relevant
subsidiaries or associated companies of both parties will enter into separate lease agreements
which will set out the specific terms and conditions according to the principles provided in the
Property Lease Framework Agreement.
As of December 31, 2016, 2017 and 2018 and April 30, 2019, we were leasing three, six,
six and six properties, respectively, to the subsidiaries of Sinic Technology for commercial use
with a total GFA of approximately 1,500 sq.m. as of April 30, 2019. For each of the three years
ended December 31, 2018 and the four months ended April 30, 2019, such properties were
leased by us to the subsidiaries of Sinic Technology on a rent-free basis.
The above described properties will continue to be leased to subsidiaries of Sinic
Technology upon Listing. Our Directors estimate that the aggregate rental payable to our Group
pursuant to the Property Lease Framework Agreement for the years ending December 31, 2019,
2020 and 2021 will not exceed RMB1.5 million, RMB2.2 million and RMB2.9 million. The
total rent to be paid under the Property Lease Framework Agreement will be determined after
arm’s length negotiations with reference to factors including (i) the prevailing market rent for
properties in similar locations; (ii) the expected steady increase of new premises to be entered
into the property lease agreements between our Company and Sinic Technology, and will be on
terms no more favorable than those offered by us to Independent Third Parties.
Sinic Technology is a connected person of our Company for the purpose of the Listing
Rules. Accordingly, the transactions under the Property Lease Framework Agreement will
constitute continuing connected transactions for our Company under Chapter 14A of the
Listing Rules upon Listing.
As each of the applicable percentage ratios under the Listing Rules in respect of the
annual caps in relation to the Property Lease Framework Agreement is expected to be less than
0.1% on an annual basis, such transactions will constitute de minimis continuing connected
transactions of our Company that will be exempt from reporting, annual review, announcement
and independent Shareholders’ approval requirements under Chapter 14A of the Listing Rules.
– 380 –
CONNECTED TRANSACTIONS
3. Commercial Management Services
On October 21, 2019, our Company entered into a commercial management services
framework agreement (the “Commercial Management Services Framework Agreement”)
with Jiangxi Sinic Commercial Management Co., Ltd. (江西新力商業管理有限公司)
(“JSCM”), pursuant to which we agreed to engage JSCM to provide commercial management
services, including but not limited to retail investigation and positioning, investment
promotion, operation team management and brand maintenance, to commercial properties
owned by us (the “Commercial Management Services”). The Commercial Management
Services Framework Agreement has a term commencing from the Listing Date to December 31,
2021.
We started to engage JSCM to provide commercial management services in late 2017
when Nanchang Yujing Wan Duhui Phase IV was launched in Nanchang, Jiangxi Province. For
the years ended December 31, 2017, 2018 and the four months ended April 30, 2019, the total
service fees payable by our Group for the Commercial Management Services amounted to
approximately RMB1.8 million, RMB1.1 million and RMB0.5 million, respectively. The
service fees to be charged for the Commercial Management Services shall be determined after
arm’s length negotiations with reference to the prevailing market price for similar services
taking into account the size and location of the commercial properties to be managed by JSCM
and shall be no less favorable than those quoted by Independent Third Parties to us.
Our Directors estimate that the maximum service fees under the Commercial Management
Services Framework Agreement for the years ending December 31, 2019, 2020 and 2021 will
not exceed RMB3.4 million, RMB5.0 million and RMB6.8 million, respectively. Such estimate
is based on (i) the number of current property projects managed by JSCM; (ii) the historical
transaction amounts for the Track Record Period; and (iii) the number of projected new
commercial properties for which we will engage JSCM for the provision of the Commercial
Management Services for the three years ending December 31, 2021.
The increase of service fees to be paid by us to JSCM for the three years ending December
31, 2021 is mainly due to:
• the current operation plan for the commercial property projects and the addition of
one large-scale commercial complex property project, namely Nanchang Times
Square, for which we will engage JSCM for the provision of the Commercial
Management Services starting in 2019;
• the anticipated grand opening of the shopping center in Nanchang Times Square in
the second half of 2021, leading to a growing demand for Commercial Management
Services, including branding and promotion, for the three years ending 2021; and
• the expected increase in the rental level and property area available for lease in
Nanchang Times Square.
– 381 –
CONNECTED TRANSACTIONS
The Commercial Management Services Framework Agreement is a framework agreement
which provides the mechanism for the operation of the connected transactions described
therein. It is envisaged that from time to time and as required, individual service contracts may
be entered into between our Group and JSCM. Each individual service contract will set out the
scope of services to be provided by JSCM to our Group, the fees for the services to be paid
by our Group and any detailed specifications which may be relevant to those engagements. The
individual service contracts may only contain provisions which are in all material respects
consistent with the binding principles, guidelines, terms and conditions set out in the
Commercial Management Services Framework Agreement.
JSCM is wholly owned by Sinic Technology. As such, JSCM is a connected person of our
Company for the purpose of the Listing Rules. Accordingly, the transactions under the
Commercial Management Services Framework Agreement will constitute continuing connected
transactions for our Company under Chapter 14A of the Listing Rules upon Listing.
As each of the applicable percentage ratios under the Listing Rules in respect of the
annual caps in relation to the Commercial Management Services Framework Agreement is
expected to be less than 0.1% on an annual basis, such transactions will constitute de minimis
continuing connected transactions of our Company that will be exempt from reporting, annual
review, announcement and independent Shareholders’ approval requirements under Chapter
14A of the Listing Rules.
4. Guarantees provided by Mr. Zhang and his close associates in favor of our Group
Mr. Zhang and his certain close associates provided guarantees in favor of our Group in
respect of certain financing arrangements entered into by our Group. Please see “Relationship
with our Controlling Shareholders — Independence from our Controlling Shareholders —
Financial Independence” in this prospectus.
Mr. Zhang is one of our executive Directors and Controlling Shareholders. As such, Mr.
Zhang and his associates are connected persons of our Company for the purpose of the Listing
Rules. Accordingly, the guarantees provided by Mr. Zhang and his certain close associates will
constitute continuing connected transactions for our Company under Chapter 14A of the
Listing Rules upon Listing.
As our Directors are of the view that the guarantees provided by Mr. Zhang and his certain
close associates are on normal commercial terms or better to our Group and the guarantees are
not secured by assets of our Group, the guarantees are exempted from the reporting, annual
review, announcement and independent shareholders’ approval requirements pursuant to Rule
14A.90 of the Listing Rules.
– 382 –
CONNECTED TRANSACTIONS
(B) CONTINUING CONNECTED TRANSACTION SUBJECT TO THE REPORTING,
ANNUAL REVIEW, ANNOUNCEMENT REQUIREMENTS BUT EXEMPT FROM
THE INDEPENDENT SHAREHOLDERS’ APPROVAL REQUIREMENT
1. Property Management Related Services
On October 21, 2019, our Company entered into a property management related services
framework agreement (the “Property Management Related Services Framework
Agreement”) with Sinic Services Group Co., Ltd. (新力物業集團有限公司) (“Sinic
Services”), pursuant to which we agreed to engage Sinic Services to provide property
management and related services, including but not limited to (i) pre-delivery services and
property management services for unsold properties owned by us; (ii) house inspection and
cleaning services; and (iii) display unites and on-site sales office management services (the
“Property Management Related Services”). The Property Management Related Services
Framework Agreement has a term commencing from the Listing Date to December 31, 2021.
For the years ended December 31, 2016, 2017 and 2018 and the four months ended April
30, 2019, the total service fees payable by our Group for the Property Management Related
Services provided for our property projects amounted to approximately RMB17.9 million,
RMB30.0 million, RMB122.7 million and RMB49.8 million, respectively. The service fees
paid by us to Sinic Services increased substantially for the year ended December 31, 2018 as
compared with the year ended December 31, 2017 mainly due to an increase in the number of
unsold property units which were available for sale and the number of sold property units
which are available for delivery. The service fees to be charged for the Property Management
Related Services shall be determined after arm’s length negotiations with reference to the total
GFA of the property development projects of which such Property Management Related
Services is required, the anticipated operational costs (including labor costs, material costs and
administrative costs) and the guidance rate set by the relevant government authorities (if any)
or the prevailing market price for similar services and similar type of projects and shall be no
less favorable than those quoted by Independent Third Parties to us.
Our Directors estimate that the maximum transaction amounts under the Property
Management Related Services Framework Agreement for the years ending December 31, 2019,
2020 and 2021 will not exceed RMB187.7 million, RMB226.5 million and RMB268.6 million,
respectively. Such estimate is based on (i) the number of current property projects for which
we have engaged Sinic Services to provide the Property Management Related Services; (ii) the
historical transaction amounts for the Track Record Period; (iii) the estimated GFA of the
properties expected to be sold and delivered by us that will require Property Management
Related Services in the relevant years, projected with reference to the trend of increase of
properties delivered during the Track Record Period.
– 383 –
CONNECTED TRANSACTIONS
The increase of service fees to be paid by us to Sinic Services for the three years ending
December 31, 2021 is mainly due to:
• the increase in GFA of new properties which will require pre-delivery services in
2019 as compared to 2018, which has been estimated based on the GFA of properties
delivered and scheduled to be delivered by the Group and available for management
by Sinic Services for the year ending December 31, 2019. In addition, we estimate
that the GFA of new properties which will require such services will continue to
increase steadily for the years ending December 31, 2020 and 2021; and
• the increase of number of property projects to be delivered by the Group and the
corresponding number of display units and sales office which we will engage Sinic
Services for the provision of on-site management services for each of the three years
ending December 31, 2021.
The Property Management Related Services Framework Agreement is a framework
agreement which provides the mechanism for the operation of the connected transaction
described therein. It is envisaged that from time to time and as required, individual service
contracts may be entered into between our Group and Sinic Services. Each individual service
contract will set out the Property Management Related Services to be provided by Sinic
Services to our Group, the fees for the services to be paid by our Group and any detailed
specifications which may be relevant to those engagements. The individual service contracts
may only contain provisions which are in all material respects consistent with the binding
principles, guidelines, terms and conditions set out in the Property Management Related
Services Framework Agreement.
Sinic Services is wholly owned by Sinic Technology. As such, Sinic Services is a
connected person of our Company for the purpose of the Listing Rules. Accordingly, the
transactions under the Property Management Related Services Framework Agreement will
constitute continuing connected transactions for our Company under Chapter 14A of the
Listing Rules upon Listing.
As each of the applicable percentage ratios under the Listing Rules in respect of the
annual caps in relation to the Property Management Related Services Framework Agreement
is expected to be over 0.1% but less than 5% on an annual basis, such transactions would
constitute continuing connected transactions for our Company that are exempt from the
independent Shareholders’ approval requirement but subject to the reporting, annual review
and announcement requirements under Chapter 14A of the Listing Rules.
– 384 –
CONNECTED TRANSACTIONS
(C) CONTINUING CONNECTED TRANSACTIONS SUBJECT TO THE REPORTING,
ANNUAL REVIEW, ANNOUNCEMENT AND INDEPENDENT SHAREHOLDERS’
APPROVAL REQUIREMENTS
1. Provision of Construction Services by Jiangxi 5th Construction
On October 15, 2019, our Company entered into a construction services framework
agreement (the “JC Construction Services Framework Agreement”) with Jiangxi Fifth
Construction Group Co., Ltd. (江西省第五建設集團有限公司) (“Jiangxi 5th Construction”),
pursuant to which members of our Group could engage Jiangxi 5th Construction to provide
construction and related services, including but not limited to engineering, construction and
installation, and construction contracting services for our property development projects (the
“JC Construction Services”). The JC Construction Services Framework Agreement has a term
commencing from the Listing Date to December 31, 2021.
For the years ended December 31, 2016, 2017 and 2018 and the four months ended April
30, 2019, the total service fees payable by our Group for the JC Constructions Services
provided by Jiangxi 5th Construction amounted to approximately RMB382.5 million,
RMB410.5 million, RMB800.1 million and RMB159.7 million, respectively. The service fees
to be charged for the JC Construction Services to be provided by Jiangxi 5th Construction shall
be determined after arm’s length negotiations with reference to the prevailing market price for
similar services in the open market taking into account various aspects of the projects, such as
project scale, construction period, material and labor costs, technical difficulties and risk
factors, and no less favorable than those quoted by Independent Third Parties to us.
Our Directors estimate that the maximum transaction amounts under the JC Construction
Services Framework Agreement for the years ending December 31, 2019, 2020 and 2021 will
not exceed RMB897.5 million, RMB836.0 million and RMB482.2 million, respectively. Such
estimate is based on (i) the number of current property projects for which we have engaged
Jiangxi 5th Construction to provide the JC Construction Services, some of which will complete
at various times within the three years ending December 31, 2021; (ii) the historical transaction
amounts for the Track Record Period; and (iii) the projected new property projects for which
we will engage Jiangxi 5th Construction for the provision of the JC Construction Services for
the three years ending December 31, 2021.
The JC Construction Services Framework Agreement is a framework agreement which
provides the mechanism for the operation of the connected transaction described therein. It is
envisaged that from time to time and as required, individual service contracts may be entered
into between our Group and Jiangxi 5th Construction. Each individual service contract will set
out the JC Construction Services to be provided by Jiangxi 5th Construction to our Group, the
fees for the services to be paid by our Group and any detailed specifications which may be
relevant to those engagements. The individual service contracts may only contain provisions
which are in all material respects consistent with the binding principles, guidelines, terms and
conditions set out in the JC Construction Services Framework Agreement.
– 385 –
CONNECTED TRANSACTIONS
Jiangxi 5th Construction is owned as to approximately 80.4% by Mr. Zhang Guoyin, the
brother of Mr. Zhang, and approximately 19.6% by Mr. Zhou Hua (周華), an Independent Third
Party. As such, Jiangxi 5th Construction is a connected person of our Company for the purpose
of the Listing Rules. Accordingly, the transactions under the JC Construction Services
Framework Agreement will constitute continuing connected transactions for our Company
under Chapter 14A of the Listing Rules upon Listing.
As each of the applicable percentage ratios under the Listing Rules in respect of the
annual caps in relation to the JC Construction Services Framework Agreement is expected to
be more than 5% on an annual basis, such transactions will constitute continuing connected
transactions for our Company which will be subject to the reporting, annual review,
announcement and independent shareholders’ approval requirements under Chapter 14A of the
Listing Rules.
2. Provision of Construction Services by Guangxi Lugang
On October 15, 2019, our Company entered into a construction services framework
agreement (the “GL Construction Services Framework Agreement”) with Guangxi Lugang
Construction Group Co., Ltd. (廣西路港建設集團有限公司) (“Guangxi Lugang”), pursuant to
which members of our Group could engage Guangxi Lugang to provide construction and
related services, including but not limited to engineering, construction, construction
contracting services, installation services for fire-fighting facilities, water and electricity
supply facilities and other technical support services (“GL Construction Services”). The GL
Construction Services Framework Agreement has a term commencing from the Listing Date to
December 31, 2021.
For the years ended December 31, 2016, 2017 and 2018 and the four months ended April
30, 2019, the total service fees payable by our Group for the GL Construction Services
provided by Guangxi Lugang amounted to approximately RMB3.3 million, RMB187.6 million,
RMB263.6 million and RMB136.6 million, respectively. The service fees to be charged for the
GL Construction Services to be provided by Guangxi Lugang shall be determined after arm’s
length negotiations with reference to the prevailing market price for similar services in the
open market taking into account the various aspects of the projects, such as project scale,
construction period, material and labor costs, technical difficulties and risk factors, and no less
favorable than those quoted by Independent Third Parties to us.
Our Directors estimate that the maximum transaction amounts under the GL Construction
Services Framework Agreement for the years ending December 31, 2019, 2020 and 2021 will
not exceed RMB887.7 million, RMB1,307.1 million and RMB1,359.3 million, respectively.
Such estimate is based on (i) the anticipated expansion in the scope of work and services to be
provided by Guangxi Lugang due to the increased needs of the Group in business development;
(ii) the number of current property projects for which we have engaged Guangxi Lugang to
– 386 –
CONNECTED TRANSACTIONS
provide the GL Construction Services; (iii) the historical transaction amounts for the Track
Record Period; and (iv) the projected new property projects for which we will engage Guangxi
Lugang for the provision of the GL Construction Services for the three years ending December
31, 2021.
The increase of service fees to be paid by us to Guangxi Lugang for the three years ending
31 December 2021 is mainly for the following reasons:
• in addition to the construction contracts that we entered into with Guangxi Lugang
in the beginning of 2019, we have entered into 15 new contracts with Guangxi
Lugang for the provision of various types of GL Construction Services in respect of
eight property development projects with an aggregate contract sum of
approximately RMB70.3 million subsequent to the Track Record Period and up to
the Latest Practicable Date;
• as the number of our property development projects have gradually increased, we
expects that our demand for GL Construction Services will continue to increase
substantially during the three years ending December 31, 2021 in line with our
anticipated increase in the scale of operations; and
• apart from the installation services for fire-fighting facilities, water and electricity
supply facilities and other technical support services provided by Guangxi Lugang
to us during the Track Record Period, we are planning to engage Guangxi Lugang
to provide construction and related services.
The GL Construction Services Framework Agreement is a framework agreement which
provides the mechanism for the operation of the connected transaction described therein. It is
envisaged that from time to time and as required, individual service contracts may be entered
into between our Group and Guangxi Lugang. Each individual service contract will set out the
GL Construction Services to be provided by Guangxi Lugang to our Group, the fees for the
services to be paid by our Group and any detailed specifications which may be relevant to those
engagements. The individual service contracts may only contain provisions which are in all
material respects consistent with the binding principles, guidelines, terms and conditions set
out in the GL Construction Services Framework Agreement.
Guangxi Lugang is owned as to approximately 97.7% by Mr. Zhang Guojin, the brother
of Mr. Zhang, and approximately 2.4% by Mr. Chen Mo, an Independent Third Party. As such,
Guangxi Lugang is a connected person of our Company for the purpose of the Listing Rules.
Accordingly, the transactions under the GL Construction Services Framework Agreement will
constitute continuing connected transactions for our Company under Chapter 14A of the
Listing Rules upon Listing.
– 387 –
CONNECTED TRANSACTIONS
As each of the applicable percentage ratios under the Listing Rules in respect of the
annual caps in relation to the GL Construction Services Framework Agreement is expected to
be more than 5% on an annual basis, such transactions will constitute continuing connected
transactions for our Company which will be subject to the reporting, annual review,
announcement and independent shareholders’ approval requirements under Chapter 14A of the
Listing Rules.
(D) WAIVERS
The transaction described under the section headed “— (B) Continuing Connected
Transaction subject to the reporting, annual review, announcement requirements but exempt
from the independent Shareholders’ approval requirement” in this section constitutes our
continuing connected transaction under the Listing Rules, which is exempt from the
independent Shareholders’ approval requirements but subject to the reporting, annual review
and announcement requirements of the Listing Rules.
The transactions described under the section headed “— (C) Continuing Connected
Transactions subject to the reporting, annual review, announcement and independent
Shareholders’ approval requirements” in this section constitute our continuing connected
transactions under the Listing Rules, which are subject to the reporting, annual review,
announcement and independent Shareholders’ approval requirements of the Listing Rules.
We have applied for, and the Stock Exchange has granted, waivers exempting from strict
compliance with the applicable requirements under Chapter 14A of the Listing Rules pursuant
to Rule 14A.105 of the Listing Rules in respect of the non-exempt continuing connected
transactions described above subject to the condition that the aggregate of such non-exempt
continuing connected transactions for each financial year shall not exceed the relevant annual
amounts stated above. Should there be any material changes to the terms thereunder, or should
there be any other agreements to be entered into between our Group and the connected persons
of our Company, or upon expiry of such waivers, we will comply with the applicable
requirements under the Listing Rules and may apply for relevant waivers (where applicable).
Apart from the relevant requirements of which the waiver is sought, our Company will
comply with the relevant requirements under Chapter 14A of the Listing Rules.
(E) DIRECTORS’ VIEW
Our Directors, including the independent non-executive Directors, are of the view that all
the continuing connected transactions described under the section headed “— (B) Continuing
Connected Transaction subject to the Reporting, Annual Review, Announcement Requirements
but exempt from the Independent Shareholders’ Approval Requirement” and “— (C)
Continuing Connected Transactions subject to the Reporting, Annual Review, Announcement
and Independent Shareholders’ Approval Requirements” have been and will be carried out: (i)
in the ordinary and usual course of our business; (ii) on normal commercial terms or better that
are fair and reasonable, and in the interests of our Company and our Shareholders as a whole;
and (iii) the annual caps thereof are fair and reasonable and in the interest of our Group and
our Shareholders as a whole.
– 388 –
CONNECTED TRANSACTIONS
Save as disclosed in this section, our Directors currently do not expect that immediately
following the Listing, there will be any other transaction which will constitute a continuing
connected transaction of our Company under the Listing Rules.
(F) JOINT SPONSORS’ VIEW
The Joint Sponsors are of the view that all the continuing connected transactions
described under the section headed “— (B) Continuing Connected Transaction subject to the
Reporting, Annual Review, Announcement Requirements but exempt from the Independent
Shareholders’ Approval Requirement” and “— (C) Continuing Connected Transactions subject
to the Reporting, Annual Review, Announcement and Independent Shareholders’ Approval
Requirements” have been entered into in the ordinary and usual course of our business, are on
normal commercial terms or better, are fair and reasonable and in the interests of our Company
and our Shareholders as a whole, and that the proposed annual caps for the transactions referred
to in this section are fair and reasonable, and in the interest of our Company and our
Shareholders as a whole.
– 389 –
DIRECTORS AND SENIOR MANAGEMENT
BOARD OF DIRECTORS
Our Board is responsible and has general power for the management and conduct of our
business. Our Board consists of six Directors, of whom three are executive Directors and three
are independent non-executive Directors. The following table sets forth the information
concerning our Directors:
Relationship
with other
Date of Date of Roles and Directors
appointment joining responsibilities and senior
Name Age Position as Director our Group in our Group management
Mr. Zhang 43 Chairman of September 18, March 15, Responsible for None
Yuanlin the Board, 2018 2010 the overall
(張園林) executive business direction
Director and strategic
and chief development of
executive our Group
officer
Mr. She Runting 37 Executive May 14, 2019 October 9, Responsible for the None
(佘潤廷) Director and 2017 overall
vice president investment,
operation,
marketing and
brand
management of
our Group
– 390 –
DIRECTORS AND SENIOR MANAGEMENT
Relationship
with other
Date of Date of Roles and Directors
appointment joining responsibilities and senior
Name Age Position as Director our Group in our Group management
Ms. Tu Jing 30 Executive May 14, 2019 February 27, Responsible for None
(涂菁) Director and 2014 the operational
director of management of
operations our Group and
management the performance
review of our
senior
management
Mr. Tam Chi Choi 55 Independent August 26, August 26, Providing None
(譚志才) non-executive 2019 2019 independent
Director advice on the
operations and
management of
our Group
Mr. Au Yeung 52 Independent August 26, August 26, Providing None
Po Fung non-executive 2019 2019 independent
(歐陽寶豐) Director advice on the
operations and
management of
our Group
Mr. Liu Xin 49 Independent August 26, August 26, Providing None
(劉昕) non-executive 2019 2019 independent
Director advice on the
operations and
management of
our Group
Executive Directors
Mr. Zhang Yuanlin (張園林), aged 43, founded our Group in March 2010. Mr. Zhang has
been our Director since September 18, 2018 and was re-designated as our chairman of the
Board, executive Director and chief executive officer on May 14, 2019. Mr. Zhang is primarily
responsible for the overall business direction and strategic development of our Group. Mr.
Zhang has also served as a director of Jiangxi Sinic Properties, one of our major operating
subsidiaries, since March 2010. He has over 17 years of experience in the PRC real estate
industry. From January 2002 to January 2006, he worked in Jiangxi Province Fifth
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DIRECTORS AND SENIOR MANAGEMENT
Construction Group Co., Ltd. (江西省第五建設集團有限公司), a general contractor for
construction engineering projects and infrastructure construction projects, with his last position
as the general manager. From December 2005 to October 2018, he served as the executive
director of Jiangxi Yuren Investment Co., Ltd. (江西裕仁投資有限公司). From August 2007 to
January 2014, he served as the executive director of Jiangxi Fengcheng Hilton Properties Co.,
Ltd. (江西省豐城市希爾頓置地有限公司), a company engaged in the development of
residential properties in Fengcheng City in Jiangxi Province of the PRC. In addition, Mr. Zhang
has been a director of Sinic Technology since July 2016.
Mr. Zhang has received multiple awards in recognition of his outstanding achievements.
He was named one of the “100 Most Influential Entrepreneurs in China’s Real Estate Industry
in 2018” (2018中國房地產百強企業貢獻人物) as well as the “Leading Person of Real Estate in
Nanchang in 2016” (2016南昌樓市領軍人物) by China Real Estate Top 10 Research Group (中
國房地產Top 10研究組) in 2018 and 2016, respectively. In 2015, Mr. Zhang was recognized as
a “Person with Outstanding Contributions in China’s Real Estate Industry in 2015” (中國品牌
地產榮譽榜2015年傑出人物) by China Real Estate Business Alliance (全國房地產商會聯盟).
He was also awarded the “Top 10 Figures in Jiangxi’s Real Estate Industry of the Year” (江西
地產年度十大名人) by Jiangxi Real Estate Association (江西省地產協會) in January 2015. Mr.
Zhang completed secondary vocational school education.
Mr. Zhang was a director of Jiangxi Libo Properties Co., Ltd. (江西力博置業有限公司),
a company established in the PRC and was deregistered on January 3, 2019. Mr. Zhang
confirmed that such company was solvent prior to its deregistration and was deregistered as it
had not commenced business since establishment. He further confirmed that, as of the Latest
Practicable Date, no claims have been made against him and he was not aware of any
threatened or potential claims made against him and there are no outstanding claims and/or
liabilities as a result of the deregistration of such company.
Mr. She Runting (佘潤廷), aged 37, was appointed as our executive Director on May 14,
2019. He joined our Group in October 2017 as the vice president and he is responsible for the
overall investment, operation, marketing and brand management of our Group. Mr. She has
over 14 years of experience in the PRC real estate industry. Prior to joining our Group, Mr. She
worked in China Vanke Co., Ltd. (萬科企業股份有限公司) as the regional general manager of
the investment operation and management department from July 2004 to August 2012. China
Vanke Co., Ltd. is a joint-stock company principally engaged in the business of property
development in the PRC, whose A shares and H shares of which are listed on the Shenzhen
Stock Exchange and the Stock Exchange (A share stock code: 00002; H share stock code:
2202), respectively. From September 2012 to September 2017, he was appointed as the vice
president of investment of Shanghai Xinyuan Yuanding Real Estate Development Co., Ltd. (上
海協信遠定房地產開發有限公司), a company engaged in property development, and its
regional general manager in Shanghai. Mr. She graduated from Tongji University (同濟大學)
in the PRC in July 2004 with bachelor’s degrees in civil engineering and business
administration, respectively.
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DIRECTORS AND SENIOR MANAGEMENT
Ms. Tu Jing (涂菁), aged 30, was appointed as our executive Director on May 14, 2019.
Ms. Tu is primarily responsible for the overall management of our Group and performance
review of our senior management. Ms. Tu joined our Group in February 2014 as the secretary
to the chairman and assumed the role of director of operations management in February 2015.
She was appointed as a director of one of our major operating subsidiaries, Jiangxi Sinic
Properties, in August 2016. Ms. Tu has over 8 years of experience in the PRC real estate
industry. Prior to joining our Group, Ms. Tu worked in Hebei Zhaoxiang Property Development
Co., Ltd. (河北兆翔房地產開發有限公司), a company engaged in property development, as the
chairman assistant from February 2011 to January 2014. She has also been a director of Sinic
Technology since July 2016 and a director of Sinic Lichuang Shiye Co., Ltd. (新力力創實業
有限公司), which is a subsidiary of Sinic Technology since October 2016. Ms. Tu graduated
from Nanchang Institute of Technology (南昌工程學院) in the PRC in July 2011 with a
bachelor’s degree in international economics and trade.
Ms. Tu was a partner of Nanchang Xinjing Education Development (Limited Partnership)
(南昌新京教育發展中心(有限合夥)), a limited partnership established in the PRC and was
deregistered on December 29, 2018. Ms. Tu confirmed that such entity was solvent prior to its
deregistration and was deregistered as it had not commenced business since establishment. She
further confirmed that, as of the Latest Practicable Date, no claims have been made against her
and she was not aware of any threatened or potential claims made against her and there are no
outstanding claims and/or liabilities as a result of the deregistration of such entity.
Independent non-executive Directors
Mr. Tam Chi Choi (譚志才), aged 55, was appointed as our independent non-executive
Director on August 26, 2019 and he is responsible for providing independent advice on the
operations and management of our Group. Mr. Tam has over 32 years of accounting and finance
experience. He began his career at KPMG Peat Marwick from August 1987 to April 1991 and
his last position was audit supervisor. He worked as an accounting manager of Kosonic
Industries Company Limited from May 1991 to July 1992 and as a deputy accounting manager
of Applied Electronics (OEM) Limited from December 1992 to July 1994. From August 1994
to November 2015, he worked at the listing division of the Stock Exchange and his last position
was vice president. From November 2015 to October 2017, he served as a director of the
quality and risk control division of CCB International Capital Limited. He was the responsible
officer of Proton Capital Limited from February 2018 to September 2018. He has served as a
corporate finance director of Eric Chow & Co. in association with Commerce and Finance Law
Offices since September 2018.
Mr. Tam obtained an honors diploma in accounting from Hong Kong Baptist College in
July 1987 and a master’s degree in business administration from the University of Canberra in
Australia in December 2002. He became a fellow of the Chartered Association of Certified
Accountants and the Hong Kong Institute of Certified Public Accountants in October 1995 and
October 2000, respectively. Mr. Tam was a committee member of the ACCA Hong Kong
Committee from 2003 to 2008.
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DIRECTORS AND SENIOR MANAGEMENT
Mr. Au Yeung Po Fung (歐陽寶豐), aged 52, was appointed as our independent
non-executive Director on August 26, 2019 and he is primarily responsible for providing
independent advice on the operations and management of our Group. Mr. Au Yeung has
extensive experience in the PRC real estate industry and other industries. The work experience
of Mr. Au Yeung is set out below:
Place of listing
Period of services Name of company Principal business and stock code Position(s)
March 2018 to Beijing Huahong Real estate N/A Group vice president
October 2018 Group Co., Ltd. development and
(北京華鴻集團) property
management
August 2017 to Sansheng Holdings Property Stock Exchange Chief financial officer of
January 2018 (Group) Company development and (stock code: 2183) Sansheng Holdings
Limited (三盛控股 investment (Group) Company
(集團)有限公司) Limited and vice
president of Fujian
Sansheng Property
Development
Company Limited (福
建三盛房地產開發有限
公司)
July 2016 to June South China Holdings Merchandises Stock Exchange Chief financial officer of
2017 Company Limited trading, property (stock code: 413) the PRC property
(南華集團控股有限 and agriculture division
公司) and forestry
South China Assets Commercial Stock Exchange
Holding Limited property (stock code: 8155)
(南華資產控股有限 development
公司)
October 2014 to Shenzhen Tianlai Commercial N/A Group vice president
July 2015 Tourism Property property and vice president of
Group (深圳天來文 development finance
旅地產集團)
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DIRECTORS AND SENIOR MANAGEMENT
Place of listing
Period of services Name of company Principal business and stock code Position(s)
February 2014 to Shanghai Fuxing Global real estate Stock Exchange Vice president and chief
August 2014 High Technology investment and (stock code: 656) financial officer of the
(Group) Co., Ltd. management property division of
(上海復星高科技(集 the company
團)有限公司) (a
subsidiary of Fosun
International
Limited (復星國際
有限公司))
October 2011 to Sun Hung Kai Development of Stock Exchange Chief financial officer
December 2013 Properties Limited properties for sale (stock code: 16) (Mainland operations)
(新鴻基地產發展有 and investment
限公司)
November 2007 to Powerlong Real Commercial real Stock Exchange Chief financial officer,
October 2011 Estate Holdings estate (stock code: 1238) vice president,
Limited (寶龍地產 development and authorized
控股有限公司) investment, representative and
property company secretary
management and
hotel development
In addition, Mr. Au Yeung holds or had held directorships in the following listed
companies:
Place of listing
Period of services Name of company Principal business and stock code Position(s)
June 2019 to Zhongliang Holdings Property Stock Exchange Independent
present Group Company development, (stock code: 2772) non-executive director
Limited (中梁控股集 property
團有限公司) management,
property leasing
and management
consulting
– 395 –
DIRECTORS AND SENIOR MANAGEMENT
Place of listing
Period of services Name of company Principal business and stock code Position(s)
June 2018 to eBroker Group A financial Stock Exchange Independent
present Limited (電子交易 technology (stock code: 8036) non-executive director
集團有限公司) solution provider
focusing on the
provision of
financial software
solution services
June 2018 to Redsun Properties Property Stock Exchange Independent
present Group Limited (弘 development, (stock code: 1996) non-executive director
陽地產集團有限公 property leasing,
司) commercial
property
investment and
operation and
hotel operation
May 2018 to Shanshan Brand Design, marketing Stock Exchange Independent
present Management Co., and sales of (stock code: 1749) non-executive director
Ltd. (杉杉品牌運營 formal and casual
股份有限公司) business
menswear
July 2017 to GR Properties Property Stock Exchange Independent
present Limited (國銳地產 management, (stock code: 108) non-executive director
有限公司) property
development and
investment
July 2016 to China LNG Group Natural gas-related Stock Exchange Independent
September 2019 Limited (中國天然 business, property (stock code: 931) non-executive director
氣集團有限公司) investment,
money lending
and the trading of
securities
May 2016 to Kiu Hung Toys, resources and Stock Exchange Independent
September 2016 International leisure-related (stock code: 381) non-executive director
Holdings Limited business
(僑雄國際控股有限
公司)
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DIRECTORS AND SENIOR MANAGEMENT
While Mr. Au Yeung is currently holding directorships in five other companies listed on
the Stock Exchange as disclosed above, our Directors are of the view that Mr. Au Yeung will
be able to devote sufficient time to discharge his duties and responsibilities as an independent
non-executive Director given that: (i) his roles in other listed companies primarily requires him
to oversee their management independently, rather than to allocate substantial time on the
participation of the day-to-day management and operations of their respective businesses; (ii)
he has demonstrated that he is capable of devoting sufficient time to discharge his duties owed
to each of these listed companies by attending board meetings and board committee meetings
of these listed companies during their latest financial year, as disclosed in the annual reports
of the relevant listed companies; (iii) he has acquired extensive management experience and
developed substantial knowledge on corporate governance through his directorships in other
listed companies, which is expected to facilitate the proper discharge of his duties and
responsibilities as an independent non-executive Director; and (iv) he has confirmed that he
will have sufficient time to fulfill his duties as an independent non-executive Director
notwithstanding his existing independent non-executive directorships in six other listed
companies.
Mr. Au Yeung graduated from The Hong Kong Polytechnic College (now known as The
Hong Kong Polytechnic University) in November 1990 with a bachelor’s degree in business
studies. He was admitted as fellow of the Association of Chartered Certified Accountants in
November 2000, a fellow of the Hong Kong Institute of Certified Public Accountants in May
2003, a chartered financial analyst of the CFA Institute in September 2006, and a fellow of the
Institute of Chartered Accountants in England and Wales in July 2015.
During the period between 1998 and 2001, Mr. Au Yeung was a director of Uniford Asia
Limited, a company incorporated in Hong Kong and dissolved by striking off pursuant to
Section 291 of the Companies (Winding Up and Miscellaneous Provisions) Ordinance as the
company ceased operations on May 18, 2001. Mr. Au Yeung has confirmed that such company
was not in operation and was solvent at the time of dissolution. Mr. Au Yeung has further
confirmed that there was no fraudulent act or misfeasance on his part leading to the striking
off of such company and he is not aware of any actual or potential claim that had been or will
be made against him as a result of the striking off of such company.
Mr. Liu Xin (劉昕), aged 49, was appointed as our independent non-executive Director
on August 26, 2019 and he is responsible for providing independent advise on the operations
and management of our Group. Mr. Liu has served successively as an associate professor,
professor and a doctoral supervisor of the Institute of Organisation and Human Resources at
the School of Public Administration and Policy in Renmin University of China (中國人民大學
公共管理學院組織與人力資源研究所) since February 2001. He is also a researcher at the
National Academy of Development and Strategy in Renmin University of China (中國人民大
學國家發展與戰略研究院). He has been teaching in Renmin University of China in the PRC
since 1997 and served successively as a lecturer and an associate professor of the School of
Labour and Human Resources from June 1997 to February 2001. From August 1998 to July
1999, Mr. Liu served as a visiting scholar at Ghent University in Belgium. From August 2009
to July 2010, Mr. Liu served as a senior visiting scholar of the Fulbright Program at Harvard
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DIRECTORS AND SENIOR MANAGEMENT
University in the United States. From September 2011 to December 2011, Mr. Liu served as
a visiting professor of Gerald R. Ford School of Public Policy, University of Michigan in the
United States. From May 2003 to October 2013, he served as a chief expert and senior partner
of Beijing Boom HR Consulting Co., Ltd (北京博目企業管理顧問有限公司) and participated
in the management and operation of the company. Mr. Liu is currently a deputy chairman and
chief secretary of China’s Association of Human Resource Management Teaching and
Practicing (中國人力資源開發教學與實踐研究會). Mr. Liu has been appointed as an
independent non-executive director of Beijing Capital Land Ltd. (首創置業股份有限公司), a
company listed on the Stock Exchange (stock code: 2868), since December 2017.
Mr. Liu obtained a bachelor’s degree, a master’s degree and a doctorate degree in Labour
Economics from the Renmin University of China in the PRC in July 1991, June 1994 and June
1997, respectively.
Save as disclosed in this section above, none of our Directors has any other directorships
in any other listed in Hong Kong or overseas during the three years immediately prior to the
date of this prospectus.
Please refer to the section headed “Statutory and General Information — C. Further
Information about our Directors and Substantial Shareholders” in Appendix V to this
prospectus for details of our Directors’ respective interests or short positions (if any) in our
Shares and particulars of our Directors’ service contracts and letters of appointment.
Senior management
Our senior management is responsible for the day-to-day management of our business.
The following table sets our certain information concerning our senior management.
Date of
Date of joining appointment to Roles and responsibilities
Name Age Position our Group current position in our Group
Mr. Hu Yanfang 41 General manager September 3, February 13, Responsible for
(胡衍放) . . . . of business 2012 2017 the supervision of our
operation in daily operation in
Wuhan area Wuhan area, Hubei
Province
Mr. Wang 49 General manager July 1, 2014 October 1, 2017 Responsible for the
Jingwei of business supervision of our daily
(王敬偉) . . . . operation in operation in Ganyue
Ganyue area area, Jiangxi Province
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DIRECTORS AND SENIOR MANAGEMENT
Date of
Date of joining appointment to Roles and responsibilities
Name Age Position our Group current position in our Group
Mr. Hu Baoliang 43 General manager January 12, 2015 January 12, 2015 Responsible for the overall
(胡寶亮) . . . . of the audit and management of the audit
supervision and supervision
center department of our Group
Ms. Zheng Zhiqin 46 General manager May 20, 2017 May 20, 2017 Responsible for the cost
(鄭智琴) . . . . of the cost control and overall
control center business management of
our Group
Mr. Hu Yanfang (胡衍放), aged 41, joined our Group in September 2012 as a project
manager and was later promoted to the position of chief project manager. Since February 2017,
he has served as the general manager of business operation for supervising our daily operations
in Wuhan area, Hubei Province. Mr. Hu has also assumed multiple directorships in our
subsidiaries, including Wuhan Furui Decheng Property Development Co., Ltd. (武漢福瑞德成
房地產開發有限公司) since September 2017 and Wuhan Baohe Youcheng Real Estate Co., Ltd.
(武漢保和優誠置業有限公司) since October 2017. Mr. Hu has over 19 years of experience in
the PRC real estate industry. Prior to joining our Group, he served as a technical manager in
Jiangxi Zhongnan Construction Engineering Group Co., Ltd. (江西中南建設集團有限公司), a
company engaged in construction engineering, from February 2000 to August 2006. He then
worked as a project manager in two companies engaged in property development, namely
Jiangxi Jiazhuo Investment Management Development Group Ltd. (江西佳卓投資管理發展集
團有限公司) from September 2006 to March 2010 and Nanchang Causeway Bay Plaza
Investment Co., Ltd. (南昌銅鑼灣廣場投資有限公司) from April 2010 to August 2012. Mr. Hu
graduated from Jiangxi Southeast Learning Institute (江西東南進修學院) in the PRC with a
diploma in civil engineering in October 2000.
Mr. Wang Jingwei (王敬偉), aged 49, joined our Group in July 2014 as a general project
manager and was promoted to the position of regional general manager in October 2017. He
is primarily responsible for supervising the daily operations of our Group in Ganyue area,
Jiangxi Province. Mr. Wang has over 12 years of experience in the PRC real estate industry.
From October 2006 to September 2008, Mr. Wang worked as an electrical and mechanical
manager in Xiamen Xiashang Real Estate Co., Ltd. (廈門夏商房地產有限公司). From
September 2008 to February 2011, he was the deputy general manager of engineering and
development of Sino (Xiamen) Realty Development Co., Ltd. (信和(廈門)房地產發展有限公
司). From February 2011 to March 2013, he worked as a project manager in China Resources
Land (Xiamen) Co., Ltd. (華潤置地(廈門)有限公司). Mr. Wang obtained a bachelor’s degree in
engineering of water supply and drainage from Nanchang University (南昌大學) in the PRC in
1993 and a postgraduate certificate in business administration from Xiamen University (廈門
大學) in the PRC in 2009. Mr. Wang holds the qualifications as a class A constructor (一級建
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DIRECTORS AND SENIOR MANAGEMENT
造師執業資格) conferred by the Fujian Human Resources Bureau (福建省人事廳) in
September 2007 and as a class A certified constructor (一級註冊建造師) conferred by the
Ministry of Construction of the PRC (中華人民共和國建設部) in July 2010.
Mr. Hu Baoliang (胡寶亮), aged 43, joined our Group in January 2015 as the general
manager of our audit and supervision center, which is primarily responsible for overseeing the
internal audit, risk management and internal control of our Group. Mr. Hu has over 17 years
of experience in accounting management and corporate governance. From June 2001 to July
2005, Mr. Hu worked in the Huanggang branch of China Telecommunications Corporation
Limited, a company listed on the Stock Exchange (stock code: 728), where he was responsible
for accounting and finance matters. From March 2007 to March 2011, the Guangzhou Branch
of Shanghai Baima Transmission Industrial Co., Ltd. (上海白馬傳動工業有限公司廣州分公
司), with his last position serving at the board office. He worked as a manager in the audit
department of Guangdong Eastone Century Technology Co., Ltd. (廣東宜通世紀科技股份有限
公司), a company listed on the Shenzhen Stock Exchange with stock code 300310, from
November 2010 to August 2011, and a supervisor in the audit department of Guangzhou R&F
Properties Co., Ltd., a company listed on the Stock Exchange with stock code 2777, from
September 2011 to September 2014. Mr. Hu obtained a bachelor’s degree in economics with
a major in accounting from Zhongnan University of Economics and Law (中南財經政法大學)
in the PRC in June 1997. Mr. Hu is an accountant, a certified internal auditor and a senior
auditor.
Ms. Zheng Zhiqin (鄭智琴), aged 46, joined our Group in May 2017 as the general
manager of our cost control center, which is primarily responsible for the cost control
management of our Group. Ms. Zheng has over 22 years of experience in cost and budget
management with over 13 years of work experience in the PRC real estate industry. From July
1996 to November 2005, Ms. Zheng worked in China Electronics System Engineering Second
Construction Co., Ltd. (中國電子系統工程第二建設有限公司), where she was responsible for
price quotations and tendering management. From November 2005 to June 2013, she worked
at Wuxi Forte Property Development Co., Ltd (無錫復地房地產開發有限公司), where she was
later promoted as the director of the cost management department. From June 2013 to June
2016, she worked in Shanghai Shimao Co., Ltd. (上海世茂股份有限公司), a company
established in the PRC with its shares listed on the Shanghai Stock Exchange (stock code:
600823) and a 58.92%-owned subsidiary of the Shimao Property Holdings Limited listed on
the Stock Exchange (stock code: 813), where she was later promoted to the position of director
of cost management. She was the deputy general manager of the cost department of Dahua
(Group) Co., Ltd. (大華(集團)有限公司) from June 2016 to September 2016 and the deputy
general manager of cost control center of Shanghai Powerlong Industrial Development Co.,
Ltd. (上海寶龍實業發展有限公司), a wholly-owned subsidiary of Powerlong Real Estate
Holdings Limited listed on the Stock Exchange (stock code: 1238) from September 2016 to
May 2017. Ms. Zheng obtained a bachelor’s degree in industrial and civil engineering from
Nanjing Construction Engineering College (南京建築工程學院) (now known as Nanjing
Institute of Technology (南京工業大學)) in the PRC in July 1996. Ms. Zheng is a engineer and
a certified budgeting specialist recognized by the Ministry of Housing and Urban-Rural
Development of the PRC (中華人民共和國住房和城鄉建設部) in September 2010.
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DIRECTORS AND SENIOR MANAGEMENT
Incident relating to a former employee
Mr. Wang Zhe (王哲) (also known as Wang Yan (王炎)) (“Mr. Wang”), joined our Group
in March 2019 as vice president and chief financial officer of our Company and was appointed
as our executive Director on May 14, 2019. He was responsible for the overall management of
the financing and financial affairs of our Group. On October 8, 2019, Mr. Wang tendered his
resignation as our executive Director, vice president and chief financial officer due to personal
reasons. Mr. Wang has confirmed that he has no claims whatsoever against our Company for
fees, compensation for loss of office, remuneration, severance payments, pension, expenses or
otherwise, has no disagreement with our Board and that there are no other matters relating to
his resignation that need to be brought to the attention of our Shareholders and the Stock
Exchange. Following Mr. Wang’s resignation, Mr. Zhang Liaopin (張嘹頻), the deputy general
manager of the financial management department, has taken up Mr. Wang’s responsibilities in
supervising the financial operations of our Group and reporting duties to the Board. Mr. Zhang
Liaopin has worked in our Group for more than seven years and is familiar with various key
aspects of our financial management, including fund-raising and treasury management. Given
that (i) Mr. Zhang Liaopin has sufficient experience and capacity to assume Mr. Wang’s roles;
(ii) Mr. Wang tendered his resignation due to personal reasons unrelated to our Group; (iii) in
spite of Mr. Wang’s resignation, our Group’s financing and financial affairs are still under
smooth management; and (iv) neither our Company nor any of our existing Directors had been
notified of any investigation, penalty or claim being imposed or filed by any governmental
authorities in the PRC against us in relation to Mr. Wang’s resignation, our Directors are of the
view, and the Joint Sponsors concur, that there is no material adverse impact on the business
and financial operations of our Group as a result of Mr. Wang’s resignation.
Save as disclosed in this section, each of our Directors has confirmed that there are no
other matters relating to the appointment of Directors that need to be brought to the attention
of our Shareholders and there is no other information in relation to his appointment which is
required to be disclosed pursuant to Rule 13.51(2) of the Listing Rules.
COMPANY SECRETARY
Mr. Yim Lok Kwan (嚴洛鈞) was appointed as our company secretary on May 14, 2019.
Mr. Yim is a manager of SWCS Corporate Services Group (Hong Kong) Limited and has over
six years of experience in the corporate services field. He is an associate member of both the
Hong Kong Institute of Chartered Secretaries and the Institute of Chartered Secretaries and
Administrators in the United Kingdom. In addition, he holds a bachelor’s degree in accounting
and a master’s degree in corporate governance.
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DIRECTORS AND SENIOR MANAGEMENT
BOARD COMMITTEES
Audit Committee
Our Group established an audit committee on October 15, 2019 with written terms of
reference in compliance with Rule 3.21 of the Listing Rules and paragraph C.3 of the Corporate
Governance Code (“CG Code”) as set out in Appendix 14 to the Listing Rules. The audit
committee consists of all of the independent non-executive Directors, namely, Mr. Tam Chi
Choi, Mr. Au Yeung Po Fung and Mr. Liu Xin. Mr. Tam Chi Choi is the chairman of the audit
committee. The primary duties of the audit committee are to assist our Board by providing an
independent view of the effectiveness of our Group’s financial reporting process, internal
control and risk management system, to oversee the audit process, to develop and review our
policies and to perform other duties and responsibilities as assigned by our Board.
Remuneration Committee
Our Group established a remuneration committee on October 15, 2019 with written terms
of reference in compliance with Rule 3.25 of the Listing Rules and paragraph B.1 of the CG
Code as set out in Appendix 14 to the Listing Rules. The remuneration committee consists of
four members, namely, Mr. Au Yeung Po Fung, Mr. Zhang, Mr. Tam Chi Choi and Mr. Liu Xin.
Mr. Au Yeung Po Fung is the chairman of the remuneration committee. The primary duties of
the remuneration committee are to establish and review the policy and structure of the
remuneration for our Directors and senior management and make recommendations on
employee benefit arrangement.
Nomination Committee
Our Group also established a nomination committee on October 15, 2019 with written
terms of reference in compliance with paragraph A.5 of the CG Code as set out in Appendix
14 to the Listing Rules. The nomination committee consists of four members, namely Mr.
Zhang, Mr. Liu Xin, Mr. Tam Chi Choi and Mr. Au Yeung Po Fung. Mr. Zhang is the chairman
of the nomination committee. The primary duties of the nomination committee are to make
recommendations to our Board on the appointment of members of our Board.
CORPORATE GOVERNANCE
Our Directors recognize the importance of incorporating elements of good corporate
governance in the management structures and internal control procedures of our Group so as
to achieve effective accountability.
Our Company has adopted the code provisions stated in the CG Code. Our Company is
committed to the view that the Board should include a balanced composition of executive
Directors and independent non-executive Directors so that there is a strong independent
element on the Board, which can effectively exercise independent judgment.
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DIRECTORS AND SENIOR MANAGEMENT
Except for the deviation from CG Code provision A.2.1, our corporate governance
practices have complied with the CG Code. CG Code provision A.2.1 stipulates that the roles
of the chairman and chief executive officer should be separate and should not be performed by
the same individual. Mr. Zhang is the chairman of our Board and our chief executive officer.
In view of the fact that Mr. Zhang has been assuming day-to-day responsibilities in operating
and managing our Group since its establishment, our Board believes that it is in the best
interest of our Group to have Mr. Zhang taking up both roles for effective management and
business development. Therefore, our Directors consider that the deviation from CG Code
provision A.2.1 is appropriate in such circumstance. Notwithstanding from above, our Board
is of the view that this management structure is effective for our Group’s operations and
sufficient checks and balances are in place.
Our Directors are aware that upon Listing, we are expected to comply with such code
provision. Any such deviation shall however be carefully considered, and the reasons for such
deviation shall be given in our interim report and annual report in respect of the relevant
period. We are committed to achieving high standards of corporate governance with a view to
safeguarding the interests of our Shareholders as a whole. Save as disclosed above, we will
comply with the code provisions set out in the CG Code after the Listing.
COMPLIANCE ADVISOR
In compliance with Rule 3A.19 of the Listing Rules, we have appointed Zhongtai
International Capital Limited as our compliance advisor to provide advisory services to our
Company. It is expected that the compliance advisor will, amongst other things, advise our
Company with due care and skill on the following matters:
• before the publication of any regulatory announcement, circular or financial report;
• where a transaction, which might be a notifiable or connected transaction, is
contemplated including shares issues and share repurchases;
• where we propose to use the proceeds from the Global Offering in a manner different
from that detailed in this prospectus or where our business activities, developments
or results deviate from any forecast, estimate, or other information in this
prospectus; and
• where the Stock Exchange makes an inquiry of us regarding unusual movements in
the price or trading volume of our Shares.
The term of the appointment shall commence on the Listing Date and end on the date on
which we distribute our annual report in respect of our financial results for the first full
financial year commencing after the Listing Date and such appointment may be subject to
extension by mutual agreement.
– 403 –
DIRECTORS AND SENIOR MANAGEMENT
COMPENSATION OF DIRECTORS AND SENIOR MANAGEMENT
The aggregate remuneration (including fees, salaries, allowances and other benefits,
retirement benefit scheme contributions, performance related bonus) paid to our Directors for
each of the three years ended December 31, 2016, 2017 and 2018 and the four months ended
April 30, 2019 was approximately RMB0.4 million, RMB2.4 million, RMB3.8 million and
RMB1.6 million, respectively. Save as disclosed in the sections headed “Appendix I —
Accountants’ Report” and “Appendix V — Statutory and General Information” in this
prospectus, no other amounts have been paid or are payable by any member of our Group to
our Directors during the Track Record Period.
The remuneration (including salaries, allowances and other benefits, retirement benefit
scheme contributions and performance related bonus) paid to our Company’s five highest paid
individuals included nil, one, one and one Director for each of the three years ended December
31, 2016, 2017 and 2018 and the four months ended April 30, 2019, respectively.
No remuneration was paid by our Group to our Directors or the five highest paid
individuals as an inducement to join or upon joining us or as a compensation for loss of office
in respect of each of the three years ended December 31, 2016, 2017 and 2018 and the four
months ended April 30, 2019. Further, none of our Directors had waived or agreed to waive any
remuneration during the same periods.
Under the arrangement currently in force, the aggregate remuneration (including fees,
salaries, allowances and other benefits, retirement benefit scheme contributions and
performance related bonus) of our Directors for the year ending December 31, 2019 is expected
to be approximately RMB4.0 million. Our Board will review and determine the remuneration
and compensation packages of our Directors and senior management which, following the
Listing, will receive recommendation from the remuneration committee which will take into
account salaries paid by comparable companies, time commitment and responsibilities of our
Directors and performance of our Group.
BOARD DIVERSITY POLICY
Our Board has adopted a board diversity policy which sets out the approach to achieve
diversity on our Board. Our company recognizes and embraces the benefits of having a diverse
Board and sees increasing diversity at the Board level as an essential element in supporting the
attainment of our Company’s strategic objectives and sustainable development. Our Company
seeks to achieve Board diversity through the consideration of a number of factors, including
but not limited to gender, age, cultural and educational background, ethnicity, professional
experience, skills, knowledge and length of service. All Board appointments will be based on
meritocracy and candidates will be considered against objective criteria, having due regard to
the benefits of diversity on our Board.
– 404 –
DIRECTORS AND SENIOR MANAGEMENT
Our Board comprises of six members, including one female executive Director. Our
Directors also have a balanced mix of knowledge, skills and experience, including property
development, overall business management, finance and investment. They obtained degrees in
various majors including business administration, civil engineering, international finance,
physics, accounting and law. We have three independent non-executive Directors who have
different industry backgrounds, representing more than one-third of our Board members.
Furthermore, our Board has a wide range of age, ranging from 30 years old to 55 years old. We
have taken and will continue to take steps to promote gender diversity at all levels of our
Company, including but without limitation at our Board and senior management levels. Taking
into account our business model and specific needs as well as the presence of one female
Director out of a total of seven Board members, we consider that the composition of our Board
satisfies our board diversity policy.
With regards to gender diversity on the Board, our board diversity policy further provides
that our Board shall take opportunities to increase the proportion of female members over time
when selecting and making recommendations on suitable candidates for Board appointments.
We will also ensure that there is gender diversity when recruiting staff at mid to senior level
so that we will have a pipeline of female senior management and potential successors to our
Board going forward. It is our objective to maintain an appropriate balance of gender diversity
with reference to the stakeholders’ expectation and international and local recommended best
practices.
Our nomination committee is responsible for ensuring the diversity of our Board
members. After Listing, our nomination committee will review our board diversity policy from
time to time to ensure its continued effectiveness and we will disclose the implementation of
our board diversity policy in our corporate governance report on an annual basis.
– 405 –
SHARE CAPITAL
The following is a description of the authorized and issued share capital of our Company
in issue and to be issued as fully paid or credited as fully paid immediately before and
following the completion of the Global Offering and the Capitalization Issue (without taking
into account the exercise of the Over-allotment Option):
Nominal value
(HK$)
Authorized share capital:
20,000,000,000 Shares of HK$0.01 each 200,000,000
Issued and to be issued, fully paid or credited as fully paid:
1,000 Shares in issue as of the date of this prospectus 10
2,999,999,000 Shares to be issued pursuant to the Capitalization 29,999,990
Issue
529,412,000 Shares to be issued under the Global Offering 5,294,120
3,529,412,000 Total 35,294,120
ASSUMPTIONS
The above table assumes that the Global Offering becomes unconditional and the issue of
Shares pursuant to the Global Offering and Capitalization Issue are made. It takes no account
of any Shares which may be allotted and issued pursuant to the exercise of the Over-allotment
Option or any Shares which may be issued or repurchased by us pursuant to the general
mandates granted to our Directors to issue or repurchase Shares as described below.
RANKINGS
The Offer Shares will be ordinary shares in the share capital of our Company and will
carry the same rights in all respects with all Shares in issue or to be issued as mentioned in this
prospectus and, in particular, will rank in full for all dividends or other distributions declared,
made or paid on the Shares in respect of a record date which falls after the date of this
prospectus save for the entitlement under the Capitalization Issue.
– 406 –
SHARE CAPITAL
GENERAL MANDATE TO ALLOT AND ISSUE NEW SHARES
Subject to the Global Offering becoming unconditional, our Directors have been granted
a general mandate to allot, issue and deal with Shares in the share capital of our Company with
a total number of issued shares of not more than the sum of:
(1) 20% of the total number of Shares in issue immediately following the completion of
the Global Offering and the Capitalization Issue (excluding Shares which may be
allotted and issued pursuant to the exercise of the Over-allotment Option); and
(2) the total number of Shares repurchased by our Company (if any) pursuant to the
general mandate to repurchase Shares granted to our Directors referred to below.
Our Directors may, in addition to the Shares which they are authorized to issue under this
general mandate, allot, issue or deal with Shares under a rights issue, scrip dividend scheme
or similar arrangement.
This general mandate will remain in effect until the earliest of:
(i) the conclusion of our Company’s next annual general meeting; or
(ii) the expiry of the period within which our Company is required by any applicable
laws or its articles of association to hold its next annual general meeting; or
(iii) when varied or revoked by an ordinary resolution of the Shareholders in general
meeting.
Further information on this general mandate is set out in the section headed “Statutory
and general information — A. Further Information about our Company — 4. Written
resolutions of all the Shareholders passed on October 15, 2019” in Appendix V to this
prospectus.
GENERAL MANDATE TO REPURCHASE SHARES
Subject to the Global Offering becoming unconditional, our Directors have been granted
a general mandate to exercise all the powers of our Company to repurchase Shares with a total
number of Shares of not more than 10% of the total number of Shares in issue immediately
following the completion of the Global Offering and the Capitalization Issue (excluding Shares
which may be allotted and issued pursuant to the exercise of the Over-allotment Option).
This mandate only relates to repurchases made on the Stock Exchange or any other Stock
exchange on which the Shares are listed (and which is recognized by the SFC and the Stock
Exchange for this purpose), and which are in accordance with the Listing Rules. A summary
of the relevant Listing Rules is set out in the section headed “Statutory and general information
— A. Further Information about our Company — 6. Buy-back by our Company of its own
securities” in Appendix V to this prospectus.
– 407 –
SHARE CAPITAL
This general mandate to repurchase Shares will remain in effect until the earliest of:
(i) the conclusion of our Company’s next annual general meeting; or
(ii) the expiry of the period within which our Company is required by any applicable
laws or its articles of association to hold its next annual general meeting; or
(iii) when varied or revoked by an ordinary resolution of the Shareholders in general
meeting.
Further information on this general mandate is set out in the section headed “Statutory
and general Information — A. Further Information about our Company — 4. Written
resolutions of all the Shareholders of our Company passed on October 15, 2019” in Appendix
V to this prospectus.
CIRCUMSTANCES UNDER WHICH GENERAL MEETING AND CLASS MEETING
ARE REQUIRED
Our Company has only one class of shares, namely ordinary shares, each of which ranks
pari passu with the other shares.
As a matter of the Cayman Companies Law, an exempted company is not required by law
to hold any general meeting or class meeting. The holding of general meeting or class meeting
is prescribed for under the articles of association of a company. Accordingly, our Company will
hold general meetings as prescribed for under the Articles, a summary of which is set out in
“Summary of the constitution of our Company and the Cayman Islands Company Law” in
Appendix IV to this prospectus.
– 408 –
SUBSTANTIAL SHAREHOLDERS
So far as our Directors are aware, the following persons will, immediately prior to and
following the completion of the Global Offering and the Capitalization Issue assuming that the
Over-allotment Option is not exercised, have interests or short positions in our Shares or
underlying Shares which would be required to be disclosed to us under the provisions of
Divisions 2 and 3 of Part XV of the SFO, or who is, directly or indirectly, interested in 10%
or more of the issued voting shares of any other member of our Group:
Shares held immediately
Shares held as of the following the completion of the
date of the application Global Offering and the
Name of Shareholder Nature of Interest for Listing(1) Capitalization Issue(1)
Approximate Approximate
Number Percentage Number Percentage
Mr. Zhang . . . . . . . . . . Founder of trusts(2), (3) 990 Shares (L) 99.0% 2,970,000,000 84.1%
Shares (L)
TMF (Cayman) Ltd. . . . . . Trustee of a trust(2) 940 Shares (L) 94.0% 2,820,000,000 79.9%
Shares (L)
Honoured Ever Oriental Interest in a controlled 940 Shares (L) 94.0% 2,820,000,000 79.9%
Holdings Limited . . . . . corporation(2) Shares (L)
Xin Hong. . . . . . . . . . . Interest in a controlled 940 Shares (L) 94.0% 2,820,000,000 79.9%
corporation(2) Shares (L)
Sinic Group . . . . . . . . . Interest in a controlled 940 Shares (L) 94.0% 2,820,000,000 79.9%
corporation(2) Shares (L)
Sinic Holdings . . . . . . . . Beneficial owner(2) 940 Shares (L) 94.0% 2,820,000,000 79.9%
Shares (L)
Ms. Wu Chengping . . . . . Interest of spouse(4) 990 Shares (L) 99.0% 2,970,000,000 84.1%
Shares (L)
Notes:
(1) The letter “L” denotes a long position in our Shares.
(2) The entire issued share capital of Sinic Holdings is held by Sinic Group, which in turn is wholly owned by
Xin Hong. Xin Hong is wholly owned by Honoured Ever Oriental Holdings Limited, the holding vehicle of
TMF (Cayman) Ltd. TMF (Cayman) Ltd. is the trustee of the Family Trust, a discretionary trust established
by Mr. Zhang as settlor, the beneficiaries of which are Mr. Zhang and Mr. Zhang’s family members.
Accordingly, each of Mr. Zhang, TMF (Cayman) Ltd., Honoured Ever Oriental Limited, Xin Hong and Sinic
Group is deemed under the SFO to be interested in the Shares held by Sinic Holdings.
(3) Xin Heng is a beneficial owner of 50 Shares as of the date of the application for Listing, representing 5.0%
of the issued share capital of our Company as of the date of the application for Listing. Immediately following
the completion of the Global Offering and the Capitalization Issue, Xin Heng will own 150,000,000 Shares,
representing approximately 4.2% of the issued share capital of our Company upon Listing (assuming the
Over-allotment Option is not exercised). The entire issued share capital of Xin Heng is held by Glory Victory
Holdings Limited, the holding vehicle of TMF Trust (HK) Limited. TMF Trust (HK) Limited is the trustee of
the Employee Incentive Trust, a discretionary trust set up by Mr. Zhang as settlor for the purpose of a share
incentive scheme to be adopted at least six months after Listing, for the benefit of employees of the Group.
Accordingly, Mr. Zhang is deemed under the SFO to be interested in the Shares held by Xin Heng.
(4) Ms. Wu Chengping is the spouse of Mr. Zhang. Under the SFO, Ms. Wu Cheungping is deemed to be interested
in the same Shares in which Mr. Zhang is interested.
– 409 –
SUBSTANTIAL SHAREHOLDERS
Save as disclosed herein, our Directors are not aware of any person who will, immediately
following the completion of the Global Offering and the Capitalization Issue assuming that the
Over-allotment Option is not exercised, have beneficial interests or short positions in any
Shares or underlying Shares, which would be required to be disclosed to us under the
provisions of Divisions 2 and 3 of Part XV of the SFO, or who is, directly or indirectly
interested in 10% or more of the issued voting shares of any member of our Group. Our
Directors are not aware of any arrangement which may at a subsequent date result in a change
of control of our Company.
– 410 –
FINANCIAL INFORMATION
You should read the following discussion and analysis of our combined financial
information together with the accompanying notes, set forth in the Accountant’s Report
included as Appendix I to this prospectus. Our non-combined financial information is
prepared in accordance with IFRS, which may differ in certain material aspects from
generally accepted accounting principles in other jurisdictions, including the United
States. You should read the whole of the Accountants’ Report included as Appendix I to
this prospectus and not rely merely on the information contained in this section.
The following discussion contains certain forward-looking statements that involve
risk and uncertainties. Our actual results reported in future periods could differ
materially from those discussed in such forward-looking statements. Factors that could
cause or contribute to such differences include those discussed in the sections entitled
“Risk Factors” and “Business” and elsewhere in this prospectus.
Unless the context otherwise requires, financial information described in this
section is described on a combined basis.
OVERVIEW
We are a large-scale and comprehensive property developer in the PRC, focusing on the
development of residential and commercial properties. Through nearly 10 years of operations,
we have successfully established a leading position among residential property developers in
Jiangxi Province and, by leveraging our success and experience in Jiangxi Province, expanded
our property development business into the Yangtze River Delta Region, the Greater Bay
Region and the Central and Western China Core Cities and Other Regions with High-Growth
Potential. In 2019, in terms of comprehensive property development ability, we were ranked
31st among the top 100 property developers in the PRC according to CREIS, and ranked 39th
among the top 500 property developers according to the China Real Estate Association.
According to C&W Report, based on the total contracted sales amount of residential properties
in 2017, 2018 and the first quarter of 2019, we were ranked first among all property developers
in Jiangxi Province for the same year/period. In 2018 and 2019, we were recognized as one of
the China’s Top 100 Real Estate Enterprises — Growth Top 10 (中國房地產百強企業 — 成長
性Top 100) based on our sales growth. During the Track Record Period, we have won various
industrial accolades and recognitions. We were recognized as one of the China’s Top 50 Real
Estate Developers jointly by the China Real Estate Industry Association, Shanghai Yiju Real
Estate Research Institution and China Real Estate Appraisal in 2018 and 2019. We were also
recognized as one of the China’s Top 10 Real Estate Development Enterprises in Regional
Operation jointly by the China Real Estate Industry Association, Shanghai Yiju Real Estate
Research Institution and China Real Estate Appraisal in 2018. For more of our awards and
recognitions, see “Business — Awards and Recognitions” in this prospectus.
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FINANCIAL INFORMATION
We strive to distinguish ourselves from our competitors by developing properties that suit
the needs and preferences of our target customers featuring quality designs, convenience and
comfort. We have developed three major project series for residential properties, namely, the
“Wan” Series (灣系), targeting first-time home buyers, the “Yuan” Series (園系), targeting
purchasers seeking to purchase a second home or upgrade their home, and the “Yue” Series (悅
系), targeting extended families or high-income households. We place a great emphasis on the
quality of our products, and set detailed standards on a number of design and construction
requirements, such as style, landscape, construction materials and interior designs. As a result,
we have received numerous awards in recognition of our product quality. In 2018, we received
the China Real Estate Gold Brick Award — 2018 Quality Property Comprehensive Award (“中
國地產金磚獎 — 2018年度品質地產綜合大獎”) on Bo’Ao • 21st Century Real Estate Forum.
Our first residential property project, Nanchang Dibo Wan in Nanchang, received the National
Scenic Garden Construction Project Silver Prize from China Garden Network (中國園林網) in
2013.
We develop and sell quality properties. As of July 31, 2019, we had 110 property projects
under various stages of development, comprising 84 projects developed by our subsidiaries, 26
projects developed by joint ventures and associates. As of July 31, 2019, our property projects
had an aggregate GFA attributable to us of approximately 15.0 million sq.m., including (i) the
total GFA available for sale and total leasable GFA for completed properties of approximately
275,887.3 sq.m., (ii) the total GFA for properties under development of approximately 11.7
million sq.m. and (iii) the total GFA for properties held for future development of
approximately 3.0 million sq.m. In addition to property development, we have recently started
engaging in the development, operation and management of commercial properties and hold a
portion of such commercial properties for investment purpose. As of July 31, 2019, we had
seven commercial properties, with an aggregate GFA of approximately 268,266.7 sq.m. In
addition, in order to maximize investment returns, improve cash flow and achieve sustainable
growth, we strive to standardize our project development cycle. We develop our properties
through standardized operating procedures which not only help us to plan, design, construct
and deliver properties on schedule, but also enable us to bring consistency in quality across our
properties while maintaining relatively low costs.
In addition to residential property development, we have recently started engaging in the
development, operation and management of commercial properties and hold a portion of such
commercial properties for investment purpose. As of July 31, 2019, we had seven commercial
properties, with an aggregate GFA of approximately 268,266.7 sq.m.
Our overall market position in the PRC, quality product offerings and strong brand name
have all contributed to our past financial success. In 2016, 2017 and 2018, we recorded revenue
of RMB2,223.0 million, RMB5,241.1 million and RMB8,415.7 million, respectively,
representing a CAGR of approximately 94.6%; and our revenue increased by 278.4% from
RMB1,508.9 million for the four months ended April 30, 2018 to RMB5,709.4 million for the
same period in 2019. In 2016, 2017 and 2018, our net profit was RMB130.9 million,
RMB278.2 million and RMB555.0 million, respectively, representing a CAGR of
approximately 105.9%; and our net profit increased by 515.8% from RMB45.8 million for the
four months ended April 30, 2018 to RMB282.2 million for the same period in 2019.
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FINANCIAL INFORMATION
BASIS OF PRESENTATION
We were incorporated as an exempted company with limited liability under the laws of
Cayman Islands on September 18, 2018. Pursuant to the Reorganization as disclosed in
“History, Reorganization and Corporate Structure — The Reorganization,” our Company
became the holding company of the companies now comprising our Group on May 17, 2019.
The companies now comprising our Group were under the common control of the Controlling
Shareholders before and after the Reorganization. Accordingly, the historical financial
information has been prepared on a combined basis by applying the principles of merger
accounting as if the Reorganization had been completed at the beginning of the Track Record
Period.
The combined statements of profit or loss and other comprehensive income, statements of
changes in equity and statements of cash flows of our Group for the Track Record Period
include the results and cash flows of all companies now comprising our Group from the earliest
date presented or since the date when the subsidiaries first came under the common control of
the Controlling Shareholders, where this is a shorter period. The combined statements of
financial position of our Group as of December 31, 2016, 2017 and 2018 and April 30, 2019
have been prepared to present the assets and liabilities of the subsidiaries using the existing
book values from the Controlling Shareholders’ perspective. No adjustments are made to
reflect fair values, or recognize any new assets or liabilities as a result of the Reorganization.
Our equity interests in subsidiaries held by parties other than the Controlling
Shareholders, and changes therein, prior to the Reorganization are presented as non-controlling
interests in equity in applying the principles of merger accounting. Our profit or loss is
attributed to our owners of the parent and to the non-controlling interests, even if this results
in the non-controlling interests having a deficit balance. All intra-group transactions and
balances have been eliminated on combination in full.
KEY FACTORS AFFECTING OUR RESULTS OF OPERATIONS
Our business, results of operations and financial condition have been and will continue
to be affected by a number of factors, many of which are beyond our control. See the section
entitled “Risk Factors” in this prospectus. Some of the key factors include, without limitation,
the following:
Economic Growth and the State of Real Estate Market in the PRC
Economic growth, urbanization and rising disposable income in China have been the key
drivers behind increasing market demand for residential and commercial properties. Currently,
the real estate industry is regarded by the PRC government as one of the country’s pillar
industries, it is significant dependent on overall economic growth, in particular, the cities and
regions where we operate and intend to operate are especially important to our sales and
profitability. As such, this factor will continue to have a significant impact on our business and
results of operations. In addition, our results of operations are primarily subject to the
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FINANCIAL INFORMATION
performance of the PRC’s real estate market, in particular, the supply and demand for
residential and commercial properties and pricing trends of mid to high-end residential
properties in the cities and regions where we operate. Any general economic downturn or
downturn in the real estate market, particular in the cities and regions where we operate, could
adversely affect our business, results of operations and financial position. See the section
entitled “Risk Factors — Risks Relating to the PRC — We are vulnerable to adverse changes
in economic, political and social conditions and government policies in China” in this
prospectus.
Regulatory Environment and Measures Affecting the Real Estate Industry in China
Our business has been, and will continue to be, affected by the regulatory environment in
China, including, specifically, policies and measures adopted by the PRC government on the
property development and related industries. In recent years, the PRC government has
implemented a series of measures to contain the pace of economic growth, particularly the
perceived over-heating in the real estate market. While the PRC government may still regard
the real estate industry as important, it has taken restrictive measures to discourage speculation
and increase the supply of affordable residential properties. From time to time, the PRC
government adjusts or introduces macroeconomic policies to encourage or restrict development
in the property sector through regulating, among others, land grants, pre-sales of properties,
bank financing, mortgage and taxation. Measures taken by the PRC government to control
money supply, credit availability and fixed assets also have a direct impact on our business.
The PRC government may introduce initiatives, which may affect our access to capital and the
means through which we finance our property developments.
Since the first half of 2010, in response to the rising property prices across the country,
the PRC government announced new policies, adopted new measures to curtail speculation in
the property market, and imposed more stringent requirements on the payment of land
premiums by property developers. These policies include the abolishment of certain
preferential treatment in respect of business tax payable upon transfer of residential properties,
increased minimum down-payment for mortgage loans, more stringent requirements on the
payment of land premium, further limits on the number of residential properties one household
can buy, a trial property tax scheme in Shanghai and Chongqing and a 20% capital gains tax
on residential property re-sales. More recently, the property market in the PRC witnessed signs
of a slowdown, with some developers reported to have lowered prices in order to stimulate
sales, and many local government have relaxed property purchase restrictions previously
imposed as cooling measures to help boost demand. PRC regulatory measures in the real estate
industry will continue to affect our business. See the section titled “Risk Factors — Risks
Relating to Our Industry” and “Regulatory Overview” in this prospectus for more details on the
relevant PRC laws and regulations.
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FINANCIAL INFORMATION
Revenue and Change in Product Mix
We derive our revenue principally from the sale of properties that we developed,
including residential, commercial and mixed-use properties. As we recognize revenue from the
sale of properties upon their delivery, our revenue primarily depends on the volume of
properties we sell, the prices at which we make the sales and the timing of delivery of sold
properties to purchasers. The volume of properties we sell and the timing of delivery of sold
properties depend on the progress on the construction of our properties and the market response
we obtain when we launch our property sales. Revenue from sales of properties fluctuate based
on the levels of actual completion of construction and delivery of our properties and therefore
may vary significantly from period to period. Our revenue may fluctuate because of the mix
of our projects, the timing of completion of our projects and the timing of recognition of
revenue from pre-sales of units in our development properties. While we generally are involved
in a number of projects at any given time and those projects may be at varying stages of
completion, many of our projects are large and thus necessarily require substantial time to
complete. Accordingly, even assuming a constant level of market demand for our properties,
the number of properties that we have available for sale can vary significantly from period to
period.
The average selling prices per sq.m. and the gross profit margin of our property products
vary by the type of properties we develop and sell. We offer three main series of residential
property developments, namely, “Wan” Series (灣系), the “Yuan” Series (園系) and the “Yue”
Series (悅系). Generally “Yuan” Series and “Yue” Series, which mainly target home upgraders
and extended families or high-income households, respectively, command relatively higher
ASP as compared to that of “Wan” Series, which mainly target first-time home purchasers. Our
product mix varies from period to period based on a number of factors, including
government-regulated plot ratios, project locations, land size and cost, market conditions and
our development planning. We adjust our product mix from time to time but may nonetheless
be unable to maintain or increase the average selling prices or gross profit margin, which would
materially and adversely affect our profitability.
Pre-sale
Our ability to sell properties prior to completion, known as the pre-sale of properties,
constitutes the most important source of our operating cash inflow during project development.
The relevant pre-sale requirements vary from city to city and pre-sale proceeds of a project are
required to be used to finance its development. The amount and timing of cash inflows from
pre-sales are affected by a number of factors, including timing and other restrictions on
pre-sale imposed by the PRC government, market demand for our properties subject to pre-sale
and the number of properties we have available for pre-sale. Timing of pre-sale is subject to
not only our internal schedules but also relevant PRC laws and regulations. See “Risk Factors
— Risks Relating to Our Business — We are exposed to contractual and legal risks related to
pre-sales” in this prospectus for more details. In addition, delays in construction, regulatory
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FINANCIAL INFORMATION
approval and other processes may also adversely affect the timetable of our projects. As a result
of the time differences between cost incurred, cash received from pre-sales and revenue
recognition, our results of operation have fluctuated in the past and are likely to continue to
fluctuate in the future.
Construction Costs and Labor Costs
A key component of our cost of sales is construction costs. Construction costs are affected
by the price of certain key construction materials, such as steel and cement. Most building
construction materials, including steel and cement, are procured by our contractors. We
typically designate the brands and quality requirements of these construction materials in our
construction agreements. In most of our construction agreements, the contract price will be
adjusted if the market price of such materials fluctuates beyond a certain threshold, and we, as
a result, will bear the risks or enjoy the benefits associated with such price increases or
decreases outside this range. We can pass the increases in construction material costs to our
customers only to the extent that we are able to increase the prices of our properties and
therefore bear the risk of price fluctuations in raw materials to the extent that we are unable
to increase our prices to fully cover any increases in costs.
In addition, our results of operations are affected by labor costs, directly on our staff cost
and indirectly on our contractors’ staff cost. In general, labor costs in the PRC have been
increasing in recent years. Increases in labor costs will continue to have an impact on our
results of operations.
Availability and Cost of Financing
Financing is an important source of funding for property development. During the Track
Record Period, we financed our operations primarily through internally generated cash flow
from the pre-sale of our properties, as well as external financings, such as borrowings from
banks, trust and other financing arrangements and the issuance of private corporate bonds. The
monetary regulations imposed by the PRC government from time to time may affect our access
to capital and cost of financing. We are also highly susceptible to any regulations or measures
adopted by the PBOC that restrict bank lending, especially those that restrict the ability of real
estate developers to obtain bank financing. As commercial banks in the PRC link the interest
rates on their loans to benchmark lending rates published by the PBOC, we expect that any
increase in the benchmark lending rates will increase our borrowing costs. In addition, as of
April 30, 2019, we had 32 outstanding financing arrangements with trust financing providers,
asset management companies and other financial institutions which usually have a greater
flexibility in terms of fund availability and repayment. While trust financing providers, asset
management companies and other financial institutions generally do not link their interest rates
to the PBOC benchmark lending rates, they typically charge higher interest rates than those
charged by commercial banks. The PRC government may implement more stringent measures
to control risks in loan growth, which may include more stringent review procedures that trust
financing providers, asset management companies and other financial institutions are required
to adopt when considering applications for trust financing and remedial actions that they are
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FINANCIAL INFORMATION
required to take in the event of any non-compliance with applicable laws and regulations. Any
such further measures that the PRC government may implement could limit the amount that
trust financing providers, asset management companies and other financial institutions can
make available for the PRC property development industry as a whole and to us. As such, any
increase in interest rates offered to us and the general credit availability may significantly
impact our real estate development business.
As of December 31, 2016, 2017, 2018 and April 30, 2019, our total outstanding bank and
other borrowings (excluding corporate bonds) amounted to RMB6,437.5 million,
RMB16,675.6 million, RMB21,510.7 million and RMB25,445.5 million, respectively, and the
weighted average effective interest rates on our outstanding bank and other borrowings
(excluding corporate bonds) as of the same dates was 9.3%, 9.1%, 9.3% and 9.8%, respectively.
We also issued two private corporate bonds in the aggregate amount of RMB589.0 million in
the PRC in October and December 2018, respectively, and one private corporate bonds in the
aggregate amount of RMB417.0 million in the PRC in April 2019. We may from time to time
in the future obtain further funding by accessing both the international and domestic capital
markets, including but not limited to the issuance of new corporate bonds, asset-backed
securities programs and debt offerings, to diversify our financing sources, secure sufficient
working capital and to support our business expansion. In addition, a significant portion of our
finance costs are capitalized at the time it is incurred to the extent such costs are directly
attributable to the land acquisition and project construction. An increase in our finance costs
will negatively affect our profitability and results of operations and the availability of
financing will affect our ability to engage in our project development activities, which will
adversely affect our results of operations.
LAT
All income from the sale or transfer of state-owned land use rights, buildings and their
attached facilities in the PRC is subject to LAT at progressive rates ranging from 30% to 60%
of the appreciated value of the property, which is calculated by deducting from the gross sales
proceeds the cost associated with the property development and certain other deductibles. See
“Regulatory Overview — Regulation on Taxation — Land Appreciation Tax.” For each of this
period, we assessed the difference between the amount we prepaid and our estimated LAT
liability. In 2016, 2017 and 2018 and the four months ended April 30, 2018 and 2019, we
recorded LAT expenses in the amount of RMB28.6 million, RMB366.1 million, RMB757.2
million, RMB172.4 million and RMB769.2 million, respectively. The provision for LAT
requires our management to use a significant amount of judgment and estimates and we cannot
assure you that the relevant tax authorities will agree to the basis on which we have calculated
our LAT liabilities for provision purposes, or that such provisions will be sufficient to cover
all LAT obligations that tax authorities may ultimately impose on us. Under such
circumstances, our results of operations and cash flows may be materially and adversely
affected.
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FINANCIAL INFORMATION
CERTAIN SIGNIFICANT ACCOUNTING POLICIES AND ACCOUNTING
ESTIMATES AND JUDGMENTS
Significant Accounting Policies
Revenue recognition
Our revenue is measured at the fair value of the consideration received or receivable for
the sales of properties and services in the ordinary course of our Group’s activities. Our
revenue is recognized, net of discounts and after eliminating sales with the Group companies.
Sale of properties
Our revenue is recognized when or as the control of the asset is transferred to the
customer. Depending on the terms of the contract and the laws that apply to the contract,
control of the asset may transfer over time or at a point in time. Control of the asset is
transferred over time if our Group’s performance:
• provides all of the benefits received and consumed simultaneously by the customer;
• creates and enhances an asset that the customer controls as our Group performs; or
• does not create an asset with an alternative use to our Group and the Group has an
enforceable right to payment for performance completed to date.
If control of the asset transfers over time, revenue is recognized over the period of the
contract by reference to the progress towards complete satisfaction of that performance
obligation. Otherwise, revenue is recognized at a point in time when the purchaser obtains
control of the asset.
The progress towards complete satisfaction of the performance obligation is measured
based on our Group’s efforts or inputs to the satisfaction of the performance obligation, by
reference to the contract costs incurred up to the end of each reporting period as a percentage
of total estimated costs for each contract.
In determining the transaction price, our Group adjusts the promised amount of
consideration for the effect of financing component if it is significant.
For a property development and sales contract for which the control of the property is
transferred at a point in time, revenue is recognized when the customer obtains the physical
possession or the legal title of the completed property and our Group has the present right to
payment and the collection of the consideration is probable.
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FINANCIAL INFORMATION
Consulting services
Consulting services income derived from the provision of management services in
connection with development of property projects is recognized when the relevant services are
rendered and the customer simultaneously receives and consumes the benefits provided by the
entity’s performance as the entity performs.
Rental income
Rental income derived from the leasing our investment properties on a time proportion
basis over the lease term.
Properties under development
Properties under development are intended to be held for sale after completion. Properties
under development are stated at the lower of cost comprising land costs, construction costs,
borrowing costs, professional fees and other costs directly attributable to such properties
incurred during the development period and net realizable value. Properties under development
are classified as current assets unless those will not be realized in normal operating cycle. On
completion, the properties are transferred to completed properties held for sale.
Completed properties held for sale
Completed properties held for sale are stated in the statements of financial position at the
lower of cost and net realizable value. Cost is determined by an apportionment of the total costs
of land and buildings attributable to the unsold properties. Net realizable value takes into
account the price ultimately expected to be realized, less estimated costs to be incurred in
selling the properties.
Investment properties
Investment properties are interests in land and buildings (including the leasehold interest
under an operating lease for a property which would otherwise meet the definition of an
investment property) held to earn rental income and/or for capital appreciation, rather than for
use in the production or supply of goods or services or for administrative purposes; or for sale
in the ordinary course of business. Such properties are measured initially at cost, including
transaction costs. Subsequent to initial recognition, investment properties are stated at fair
value, which reflects market conditions at the end of each year of the Track Record Period.
Gains or losses arising from changes in the fair values of investment properties are
included in profit or loss in the year in which they arise.
Any gains or losses on the retirement or disposal of an investment property are recognized
in profit or loss in the year of the retirement or disposal.
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FINANCIAL INFORMATION
For a transfer from investment properties to owner-occupied properties or inventories, the
deemed cost of a property for subsequent accounting is its fair value at the date of change in
use. If a property occupied by our Group as an owner-occupied property becomes an
investment property, our Group accounts for such property in accordance with IAS
16. — Property, Plant and Equipment up to the date of change in use, and any difference at that
date between the carrying amount and the fair value of the property is accounted for as a
revaluation and carried in the asset revaluation reserve in equity. For a transfer from
inventories to investment properties, any difference between the fair value of the property at
that date and its previous carrying amount is recognized in profit or loss.
Borrowing costs
Borrowing costs directly attributable to the acquisition, construction or production of
qualifying assets, i.e. assets that necessarily take a substantial period of time to get ready for
their intended use or sale, are capitalized as part of the cost of those assets. The capitalization
of such borrowing costs ceases when the assets are substantially ready for their intended use
or sale. Investment income earned on the temporary investment of specific borrowings pending
their expenditure on qualifying assets is deducted from the borrowing costs capitalized. All
other borrowing costs are expensed in the period in which they are incurred. Borrowing costs
consist of interest and other costs that an entity incurs in connection with the borrowing of
funds.
Income tax
Income tax comprises current and deferred tax. Income tax relating to items recognized
outside profit or loss is recognized outside profit or loss, either in other comprehensive income
or directly in equity. Current tax assets and liabilities are measured at the amount expected to
be recovered from or paid to the taxation authorities, based on tax rates (and tax laws) that have
been enacted or substantively enacted by the end of the reporting period, taking into
consideration interpretations and practices prevailing in the countries in which our Group
operates. Deferred tax is provided, using the liability method, on all temporary differences at
the end of the reporting period between the tax bases of assets and liabilities and their carrying
amounts for financial reporting purposes.
Deferred tax liabilities are recognized for all taxable temporary differences, except:
• where the deferred tax liability arises from the initial recognition of goodwill or an
asset or liability in a transaction that is not a business combination and, at the time
of the transaction, affects neither the accounting profit nor taxable profit or loss; and
• in respect of taxable temporary differences associated with investments in
subsidiaries, associates and joint ventures when the timing of the reversal of the
temporary differences can be controlled and it is probable that the temporary
differences will not reverse in the foreseeable future.
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FINANCIAL INFORMATION
Deferred tax assets are recognized for all deductible temporary differences, the
carryforward of unused tax credits and any unused tax losses. Deferred tax assets are
recognized to the extent that it is probable that taxable profit will be available against which
the deductible temporary differences, the carryforward of unused tax credits and unused tax
losses can be utilized, except:
• where the deferred tax asset relating to the deductible temporary differences arises
from the initial recognition of an asset or liability in a transaction that is not a
business combination and, at the time of the transaction, affects neither the
accounting profit nor taxable profit or loss; and
• in respect of deductible temporary differences associated with investments in
subsidiaries, associates and joint ventures, deferred tax assets are only recognized to
the extent that it is probable that the temporary differences will reverse in the
foreseeable future and taxable profit will be available against which the temporary
differences can be utilized.
The carrying amount of deferred tax assets is reviewed at the end of each year of the
Track Record Period and reduced to the extent that it is no longer probable that sufficient
taxable profit will be available to allow all or part of the deferred tax asset to be utilized.
Unrecognized deferred tax assets are reassessed at the end of each year of the Track Record
Period and are recognized to the extent that it has become probable that sufficient taxable profit
will be available to allow all or part of the deferred tax asset to be recovered.
Deferred tax assets and liabilities are measured at the tax rates that are expected to apply
to the period when the asset is realized or the liability is settled, based on tax rates (and tax
laws) that have been enacted or substantively enacted by the end of each year of the Track
Record Period.
Deferred tax assets and deferred tax liabilities are offset if and only if our Group has a
legally enforceable right to set off current tax assets and current tax liabilities and the deferred
tax assets and deferred tax liabilities relate to income taxes levied by the same taxation
authority on either the same taxable entity or different taxable entities which intend either to
settle current tax liabilities and assets on a net basis, or to realized the assets and settle the
liabilities simultaneously, in each future period in which significant amounts of deferred tax
liabilities or assets are expected to be settled or recovered.
Financial liabilities
Initial recognition and measurement
Financial liabilities are classified, at initial recognition, as financial liabilities at fair
value through profit or loss, loans and borrowings, or payables, as appropriate.
All financial liabilities are recognized initially at fair value and, in the case of loans and
borrowings and payables, net of directly attributable transaction costs.
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FINANCIAL INFORMATION
Subsequent measurement
The subsequent measurement of financial liabilities depends on their classification as
follows:
Loans and borrowings
After initial recognition, interest-bearing loans and borrowings are subsequently
measured at amortized cost, using the effective interest rate method unless the effect of
discounting would be immaterial, in which case they are stated at cost. Gains and losses are
recognized in the statement of profit or loss and other comprehensive income when the
liabilities are de-recognized as well as through the effective interest rate amortization process.
Amortised cost is calculated by taking into account any discount or premium on
acquisition and fees or costs that are an integral part of the effective interest rate. The effective
interest rate amortization is included in finance costs in the statement of profit or loss and other
comprehensive income.
Early adoption of IFRS 9 and IFRS 15
IFRS 9 Financial instruments and IFRS 15 Revenue from contracts with customers are
effective for financial periods beginning on or after January 1, 2018, replacing IAS 39 and IAS
18, respectively, and we have applied IFRS 9 and IFRS 15 consistently throughout the Track
Record Period.
The impacts of the IFRS 9 and IFRS 15 on our historical financial information are as
follows:
Impact of IFRS 9
IFRS 9 has three financial asset classification categories for investments in debt
instruments: amortized cost, fair value through other comprehensive income (“OCI”) and fair
value through profit or loss. Such classification is driven by the entity’s business model for
managing the debt instruments and their contractual cash flow characteristics. Investments in
equity instruments are always measured at fair value. However, management can make an
irrevocable election to present changes in fair value in OCI, provided the instrument is not held
for trading. If the equity instrument is classified as fair value through profit or loss, the changes
in fair value are presented in profit or loss. For financial liabilities, there are two classification
categories: amortized cost and fair value through profit or loss. Where non-derivative financial
liabilities are designated at fair value through profit or loss, the changes in the fair value due
to changes in the liability’s own credit risk are recognized in OCI, in which case such fair value
changes recognized in OCI are never recycled into profit and loss, unless such changes in fair
value would create an accounting mismatch in profit or loss, in which case, all fair value
movements are recognized in profit or loss. For financial liabilities held for trading (including
derivative financial liabilities), all changes in fair value are presented in profit or loss.
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FINANCIAL INFORMATION
IFRS 9 introduces a new model for the recognition of impairment losses – the expected
credit losses (“ECL”) model, which constitutes a change from the incurred loss model in
IAS39. IFRS 9 contains a “three-stage” approach, which is based on the change in credit
quality of financial assets since the initial recognition. Assets move through the three stages as
credit quality changes, and the stages dictate how an entity measures impairment loss and
applies the effective interest rate method. Where there is a significant increase in credit risk,
impairment is measured using lifetime ECL rather than 12-month ECL.
Impact of IFRS 15
Following the adoption of IFRS 15, the following items are recognized in different ways.
Presentation of liabilities
Advanced proceeds received from customers are presented as contract liabilities.
Accounting for revenue from sales of properties
Revenue from sales of properties is recognized over time when our performance does not
create an asset with an alternative use to us and we have an enforceable right to payment for
performance completed to date; otherwise, revenue is recognized at a point in time when the
buyer obtains control of the completed property.
Accounting for significant financing component
For contracts where the period between the payment by the customer and the transfer of
the promised property or service is more than one year, the transaction price is adjusted for the
effects of such financing component, if significant. For a contract where the period between the
payment by the customer and the transfer of the promised goods or services is one year or less,
the transaction price is not adjusted for the effects of a significant financing component, using
the practical expedient in IFRS 15.
Impact on the our financial position and performance
We had adopted IFRS 9 and IFRS 15 on a consistent basis throughout the Track Record
Period, without applying IAS 39 and IAS 18. Therefore, there is no direct comparison between
our financial position or performance by adopting IFRS 9 and IFRS 15 and our financial
position or performance by adopting IAS 39 and IAS 18. It is mandatory to apply IFRS 9 and
IFRS 15 for the periods beginning on or after January 1, 2018. Early application is permitted.
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FINANCIAL INFORMATION
If we had applied IAS 39 and IAS 18 for the years ended December 31, 2016 and 2017,
the estimated impact on our financial position for the years ended December 31, 2016 and 2017
affected by the adoption of IFRS 9 and IFRS 15 is as follows:
Amounts
without the Effects Effects
adoption of of the of the
Net profit/(losses) IFRS 9 and adoption of adoption of Amounts
for the year IFRS 15 IFRS 9 IFRS 15 as reported
RMB’000 RMB’000 RMB’000 RMB’000
Year ended December 31, 2016 . . . . . 111,393 (77) 19,561 130,877
Year ended December 31, 2017 . . . . . 143,416 (1,036) 135,825 278,205
Amounts
without the Effects Effects
adoption of of the of the
IFRS 9 and adoption of adoption of Amounts
Total equity IFRS 15 IFRS 9 IFRS 15 as reported
RMB’000 RMB’000 RMB’000 RMB’000
As at December 31, 2016 . . . . . . . . . 2,784,581 (223) 16,360 2,800,718
As at December 31, 2017 . . . . . . . . . 4,443,900 (1,259) 152,184 4,594,825
Taking into account the impact disclosed above, our Directors consider that the adoption
of IFRS 9 would have insignificant impact on our financial position and performance for the
years ended December 31, 2016 and 2017.
The adoption of IFRS 15 would have significant impact on our financial performance for
the years ended December 31, 2016 and 2017 and the adoption of IFRS 15 would have
significant impact on our financial position as of December 31, 2016 and 2017. The impact of
IFRS 15 on our financial performance for the years ended December 31, 2016 and 2017 was
mainly due to the recognition of sales of properties when our performance does not create an
asset with an alternative use to us and we have an enforceable right to payment for performance
completed to date. Such revenue was recognized over time by adopting IFRS 15.
Adoption of IFRS 16
We adopted IFRS 16 Leases on January 1, 2019, which superseded IAS 17 Leases. We
adopted IRFS 16 using a modified retrospective method of adoption starting on January 1,
2019. We have not restated financial information from January 1, 2016 to December 31, 2018
for leases in the scope of IFRS 16 Leases. Our financial information from January 1, 2016 to
December 31, 2018 is reported under IAS 17 Leases and is not comparable to the information
presented for the four months ended April 30, 2019. Differences arising from the adoption of
IFRS 16 Leases have been recognized in the opening balance of combined statements of
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FINANCIAL INFORMATION
financial position as of January 1, 2019. The adoption of IFRS 16 did not have any significant
impact on our financial position and performance for the period from January 1, 2016 to
December 31, 2018, as compared to that of IAS 17. See the tables below for more details on
the estimated impact on our key ratios and financial position and performance as of April 30,
2019 and for the four months ended April 30, 2019. See Note 2.3 to the Accountants’ Report
in Appendix I attached to this prospectus for more details.
If we had applied IAS 17 for the four months ended April 30, 2019, the estimated impact
on our ratios for the four months ended April 30, 2019 affected by the adoption of IFRS 16 is
as follows:
Ration without the Ration with the
adoption of IFRS 16 adoption of IFRS 16
as April 30, 2019 as April 30, 2019
Current ratio . . . . . . . . . . . . . . . . . 1.1 1.1
Return on total assets . . . . . . . . . . NA NA
Return on equity . . . . . . . . . . . . . . NA NA
Net gearing ratio (times) . . . . . . . . 3.1 3.1
Interest coverage ratio (times) . . . . 1.5 1.5
If we had applied IAS 17 for the four months ended April 30, 2019, the estimated impact
on our financial position for the four months ended April 30, 2019 affected by the adoption of
IFRS 16 is as follows:
Amounts
without the Effects of the
adoption of adoption of Amounts
Four months ended April 30, 2019 IFRS 16 IFRS 16 as reported
(RMB’000)
Net profit for the period . . . . . . . . . 282,301 (119) 282,182
Net assets/Total equity . . . . . . . . . . 5,366,212 (119) 5,366,093
Net current assets . . . . . . . . . . . . . . 8,412,028 (21,368) 8,390,660
Total Assets . . . . . . . . . . . . . . . . . . . 88,788,474 43,256 88,831,730
Total liabilities. . . . . . . . . . . . . . . . . 83,422,262 43,375 83,465,637
Upon the adoption of IFRS 16, we recognized right-of-use asses and lease liabilities for
those leases previously classified as operating leases, except for short-term leases and leases
of low-value assets. The right-of-use assets were recognized based on the amount equal to the
lease liabilities, adjusted for any related prepaid and accrued lease payments previously
recognized. Lease liabilities were recognized based on the present value of the remaining lease
payments, discounted using the incremental borrowing rate at the date of initial application.
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FINANCIAL INFORMATION
Right-of-use assets are measured at cost, less any accumulated depreciation and
impairment losses, and adjusted for any remeasurement of lease liabilities. The cost of
right-of-use assets includes the amount of lease liabilities recognized, initial direct costs
incurred, and lease payments made at or before the commencement date less any lease
incentives received. Unless we are reasonably certain to obtain ownership of the leased asset
at the end of the lease term, the recognized right-of-use assets are depreciated on a straight-line
basis over the shorter of its estimated useful life and the lease term. Right-of-use assets are
subject to impairment.
At the commencement date of the lease, we recognize lease liabilities measured at the
present value of lease payments to be made over the lease term. The lease payments include
fixed payments (including in-substance fixed payments) less any lease incentives receivable,
variable lease payments that depend on an index or a rate, and amounts expected to be paid
under residual value guarantees. The lease payments also include the exercise price of a
purchase option reasonably certain to be exercised by us and payments of penalties for
terminating a lease, if the lease term reflects our exercising the option to terminate. The
variable lease payments that do not depend on an index or a rate are recognized as expense in
the period on which the event or condition that triggers the payment occurs.
We apply the short-term lease recognition exemption to its short-term leases of machinery
and equipment, i.e., those leases that have a lease term of 12 months or less from the
commencement date and do not contain a purchase option. It also applies the lease of low-value
assets recognition exemption to leases of office equipment that are considered of low value.
Lease payments on short-term leases and leases of low-value assets are recognized as expense
on a straight-line basis over the lease term.
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FINANCIAL INFORMATION
DESCRIPTION OF CERTAIN COMBINED STATEMENTS OF PROFIT OR LOSS
The following table sets forth a summary of our combined statement of profit or loss for
the periods indicated. Our historical results presented below are not necessarily indicative of
the results that may be expected for any future period.
Four months
Year ended December 31, ended April 30,
2016 2017 2018 2018 2019
(unaudited)
(RMB’000)
Revenue . . . . . . . . . . . . . . 2,223,000 5,241,086 8,415,653 1,508,876 5,709,425
Cost of sales. . . . . . . . . . . (1,673,246) (3,473,875) (5,272,657) (948,388) (3,743,922)
Gross profit. . . . . . . . . . . 549,754 1,767,211 3,142,996 560,488 1,965,503
Finance income . . . . . . . . 2,518 27,417 105,680 30,414 7,756
Other income and gains . . 374 7,014 5,945 2,059 4,536
Selling and distribution
expenses . . . . . . . . . . . . (214,628) (458,382) (657,597) (143,420) (192,352)
Administrative expenses . . (83,044) (225,341) (430,192) (92,301) (167,610)
Other expenses . . . . . . . . . (7,210) (47,447) (46,219) (13,113) (3,192)
Fair value gains on
investment properties . . 77,980 86,038 110,159 49,497 27,431
Fair value gains/(losses)
on financial assets at
fair value through profit
or loss . . . . . . . . . . . . . — — 18,861 6,096 (20,800)
Fair value gains/(losses)
on financial liabilities
at fair value through
profit or loss . . . . . . . . (82) 74 242 72 100
Finance costs . . . . . . . . . . (99,179) (317,165) (425,774) (68,650) (185,137)
Share of profits and
losses of:
Joint ventures . . . . . . . . (3,083) (18,255) (9,466) (5,862) 482
Associates . . . . . . . . . . . (6,587) 21,239 48,854 (190) (2,686)
Profit before tax . . . . . . . 216,813 842,403 1,863,489 325,090 1,434,031
Income tax expense . . . . . (85,936) (564,198) (1,308,536) (279,266) (1,151,849)
Profit for the
year/period . . . . . . . . . 130,877 278,205 554,953 45,824 282,182
Other comprehensive
income:
Exchange differences
on translation of
foreign operations .. — 48,258 (93,916) 64,091 44,997
Total comprehensive
income for the
year/period . . . . . . . .. 130,877 326,463 461,037 109,915 327,179
Attributable to:
Owners of the
Company . . . . . . . . .. 62,437 95,021 413,538 50,862 232,661
Non-controlling
interests. . . . . . . . . .. 68,440 183,184 141,415 (5,038) 49,521
130,877 278,205 554,953 45,824 282,182
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FINANCIAL INFORMATION
DESCRIPTION OF CERTAIN LINE ITEMS OF OUR COMBINED STATEMENTS OF
PROFIT OR LOSS
Revenue
Our revenue during the Track Record Period consists of revenue derived substantially
from sales of properties with a small portion from other businesses, which primarily includes
income from the provision of consulting services to the Independent Third Parties, and, to a
lesser extent, rental income from investment properties. The following table sets forth each of
the components described above and the percentage of our revenue represented for the periods
indicated.
Four months
Year ended December 31, ended April 30,
2016 2017 2018 2018 2019
(RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) %
(unaudited)
Sale of properties . . 2,207,757 99.3 5,230,494 99.8 8,389,269 99.7 1,507,957 99.9 5,684,232 99.6
Others . . . . . . . . 15,243 0.7 10,592 0.2 26,384 0.3 919 0.1 25,193 0.4
Consulting
services . . . . . 15,243 0.7 9,384 0.2 23,628 0.3 — — 22,554 0.4
Rental income . . — — 1,208 0.0 2,756 0.0 919 0.1 2,639 0.0
Total . . . . . . . . . 2,223,000 100.0 5,241,086 100.0 8,415,653 100.0 1,508,876 100.0 5,709,425 100.0
Revenue from sale of properties
Revenue from sale of properties has constituted, and is expected to continue to constitute,
a substantial majority of our total revenue. Our operating results for any given period are
dependent upon the GFA and the ASP of the properties we delivered during such period and
the market demand for those properties. Conditions in the property markets in which we
operate change from period to period and are affected significantly by general economic,
political and regulatory developments in the PRC as well as in the regions and/or cities in
which we operate. During the Track Record Period, our GFA delivered fluctuated from period
to period depending on the size of the projects and the stage of their development. The ASP
of properties sold also fluctuated from period to period depending on the selling prices for
properties of different series or different types as well as in cities and regions where we
developed and sold property projects. Our develop our residential properties in three main
series, namely, the “Wan” Series (灣系), the “Yuan” Series (園系) and the “Yue” Series (悅系),
of our property projects delivered during the relevant periods. Generally “Yue” Series and
“Yuan” Series, which mainly target home upgraders and extended families or high-income
households, respectively, command relatively higher ASP as compared to that of “Wan” Series,
which mainly target first-time home purchasers. For commercial properties we have developed,
the ASP per sq.m. for shopping centers are generally higher than that of commercial areas
within the residential properties we have developed. For further details of the effect these
factors may have on our results of operations, see the subsection entitled “— Key Factors
affecting our Results of Operations” above.
– 428 –
The following table sets forth the revenue from sale of properties, the GFA delivered, and the ASP per sq.m. by type for the periods indicated.
For the year ended December 31, For the four months ended April 30,
2016 2017 2018 2018 2019
GFA GFA GFA GFA GFA
Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP
(RMB per (RMB per (RMB per (RMB per (RMB per
(RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.)
(unaudited)
Residential
properties . . . . 2,027,782 91.8 332,086 6,106 4,381,439 83.8 607,765 7,209 6,857,164 81.7 967,176 7,090 1,216,979 80.7 152,123 8,000 5,086,199 89.5 531,669 9,566
– Wan series . . . 1,978,943 89.6 327,978 6,034 2,795,286 53.5 473,066 5,909 5,041,893 60.1 788,267 6,396 783,512 52.0 111,959 6,998 3,496,994 61.5 374,004 9,350
– Yuan series . . . 24,714 1.1 2,885 8,566 1,030,007 19.7 110,486 9,323 1,748,105 20.8 176,357 9,912 433,467 28.7 40,164 10,792 1,562,421 27.5 156,788 9,965
– 429 –
– Yue series . . . 24,125 1.1 1,223 19,726 556,146 10.6 24,213 22,969 67,166 0.8 2,552 26,319 — — — — 26,784 0.5 877 30,540
Commercial
properties . . . . 129,409 5.9 10,230 12,650 788,411 15.1 63,846 12,349 1,375,968 16.4 121,639 11,312 290,978 19.3 30,248 9,620 590,143 10.4 51,694 11,416
Car parks . . . . . 50,566 2.3 11,177 4,524 60,644 1.1 13,139 4,616 156,137 1.9 30,788 5,071 — — — — 7,890 0.1 792 9,961
Total . . . . . . . 2,207,757 100.0 353,493 6,246 5,230,494 100.0 684,750 7,639 8,389,269 100.0 1,119,603 7,493 1,507,957 100.0 182,371 8,269 5,684,232 100.0 584,155 9,731
FINANCIAL INFORMATION
Our revenue from sales of properties generally increased during the Track Record Period, primarily attributable to the general increase in the
total GFA delivered during the relevant periods, which was resulted from the increase in the number of property projects delivered during the relevant
periods and our continuous efforts on strengthening our market positions in Nanchang as well as expansion into new markets, such as Huizhou and
Ganzhou in 2017, and Changsha and Wuxi in 2018. In 2016, 2017 and 2018 and the four months ended April 30, 2018 and 2019, we delivered 12,
18, 26, 19 and 24 property projects, respectively.
FINANCIAL INFORMATION
The fluctuation in the ASP per sq.m. during Track Record Period was primarily due to the
differences in the project series or property type of the residential or commercial property
projects delivered during the relevant period. The ASP per sq.m. of residential properties in
2017 was higher as compared to that in 2016, primarily attributable to the delivery of
Nanchang Ya Yuan Zhou Yue, a “Yue” Series project, in 2017, while in 2016 a majority of the
property projects we delivered, such as Nanchang Dibo Wan and Nanchang Yujing Wan Duhui,
were “Wan” Series projects. The decrease in the ASP per sq.m. of residential properties in 2018
from 2017 was primarily due to a majority of the property projects we delivered in 2018, such
as Nanchang Yinhu Wan, Nanchang Jinsha Wan, Nanchang Long Wan and Nanchang Yulong
Wan, were “Wan” Series projects. The ASP per sq.m. of residential properties in the four
months ended April 30, 2019 was higher as compared to that in the same period in 2018,
primarily attributable to the delivery of (i) properties of Huizhou Dong Yuan and Nanchang
Amber Yuan, under “Yuan” Series and (ii) the high-end properties of Nanchang Long Wan
under “Wan” Series. The increase in the ASP per sq.m. of the “Wan” Series from the first four
months of 2018 to the same period in 2019 was primarily attributable to the delivery of Wuxi
Dibo Wan and Nanchang Long Wan in the first four months of 2019, which were able to
demand higher ASP per sq.m. due to its location in more economically developed Yangtze
River Delta Region and its convenient location near the local transportation stop, respectively.
The general decrease in ASP per sq.m. of commercial properties after 2016 was primarily due
to the fact that the commercial properties project we delivered in 2016 was Nanchang Yujing
Wan Duhui Phase IV, a shopping center, while a majority of commercial properties we
delivered in 2017 and 2018 were commercial areas within residential properties, which
generally command lower ASP per sq.m. than that of shopping centers. The relatively higher
ASP per sq.m. of the car parks in the first four month of 2019 during the Track Record Period
was mainly due to the fact that a substantial portion of the car parks sold in the first four
months of 2019 were at “Yue” properties, which in general had a higher ASP per sq.m. as
compared to the car parks at the other two residential series.
– 430 –
Revenue by geographic region
We develop and sell properties in mainly in Jiangxi Province, the Yangtze River Delta Region, the Greater Bay Region and the Central and
Western China Core Cities and Other Regions with High-Growth Potential. The following table sets forth our revenue generated from each region
for the periods indicated.
For the year ended December 31, For the four months ended April 30,
2016 2017 2018 2018 2019
GFA GFA GFA GFA GFA
Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP Revenue delivered ASP
(RMB per (RMB per (RMB per (RMB per (RMB per
(RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.) (RMB’000) % (sq.m.) sq.m.)
(unaudited)
Jiangxi Province . . . 2,204,649 99.9 353,160 6,243 5,083,463 97.2 668,319 7,606 7,064,413 84.2 1,000,765 7,059 1,140,355 75.6 144,679 7,882 4,140,302 72.8 440,366 9,402
Nanchang . . . . . 1,899,515 86.1 286,736 6,625 4,632,671 88.6 569,694 8,132 6,629,932 79.0 913,549 7,257 1,115,339 74.0 141,623 7,875 3,764,345 66.2 379,823 9,911
Fengcheng . . . . . 305,134 13.8 66,424 4,594 436,284 8.3 96,694 4,512 351,640 4.2 76,642 4,588 1,627 0.1 335 4,857 271,747 4.8 49,991 5,436
– 431 –
Ganzhou . . . . . . — — — — 14,508 0.3 1,931 7,513 82,841 1.0 10,574 7,834 23,389 1.5 2,721 8,596 104,210 1.8 10,552 9,876
Central and Western
China Core Cities and
Other Regions with
High-Growth
Potential . . . . . 3,108 0.1 333 9,333 20,778 0.4 1,979 10,499 626,868 7.5 57,577 10,887 81,675 5.4 9,433 8,658 316,485 5.6 34,646 9,135
FINANCIAL INFORMATION
Wuhan. . . . . . . 3,108 0.1 333 9,333 20,778 0.4 1,979 10,499 614,562 7.3 56,781 10,823 81,675 5.4 9,433 8,658 300,405 5.3 33,300 9,021
Changsha. . . . . . — — — — — — — — 12,306 0.2 796 15,461 – – – – 16,080 0.3 1,346 11,947
Greater Bay Region . . — — — — 126,253 2.4 14,452 8,736 671,841 8.0 59,603 11,272 285,927 19.0 28,259 10,118 1,019,278 17.9 90,562 11,255
Huizhou . . . . . . — — — — 126,253 2.4 14,452 8,736 671,841 8.0 59,603 11,272 285,927 19.0 28,259 10,118 1,019,278 17.9 90,562 11,255
Yangtze River Delta
Region . . . . . . — — — — — — — — 26,147 0.3 1,658 15,770 – – – – 208,167 3.7 18,581 11,203
Wuxi . . . . . . . — — — — — — — — 26,147 0.3 1,658 15,770 – – – – 208,167 3.7 18,581 11,203
Total . . . . . . . . 2,207,757 100.0 353,493 6,246 5,230,494 100.0 684,750 7,639 8,389,269 100.0 1,119,603 7,493 1,507,957 100.0 182,371 8,269 5,684,232 100.0 584,155 9,731
FINANCIAL INFORMATION
In addition to sales of properties, we also derived a small portion of revenue from other
businesses, which primarily included income from the provision of consulting services to the
Independent Third Parties, and, to a lesser extent, rental income from investment properties.
Our revenue from others decreased from 2016 to 2017 mainly because the project we provided
consulting services for was mainly conducted and paid for in 2016. Our revenue from others
increased from 2017 to the four months ended April 30, 2019 mainly because we were engaged
in providing consulting services for a new project in 2018.
Cost of sales
Our cost of sales primarily represents the costs we incur directly relating to the property
development activities. Other cost of sales represents the costs we incur relating to the
provision of consulting services to the Independent Third Parties. Other cost of sales mainly
include salaries and travel and administrative expenses of the management personnel who
oversee the construction works for them.
The following table sets forth a breakdown of our cost of sales for the periods indicated:
Year ended December 31, Four months ended April 30,
2016 2017 2018 2018 2019
(RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) %
(unaudited)
Cost of sale for the
properties sale
Construction cost 1,091,953 65.3 2,233,565 64.3 3,255,296 61.7 592,109 62.4 2,346,898 62.7
Land acquisition
cost . . . . . . . 418,480 25.0 872,264 25.1 1,263,591 24.0 232,451 24.5 945,215 25.3
Capitalized
interest . . . . . 159,002 9.5 365,398 10.5 747,878 14.2 123,725 13.1 443,256 11.8
Subtotal . . . . . . . 1,669,435 99.8 3,471,227 99.9 5,266,765 99.9 948,285 100.0 3,735,369 99.8
Others . . . . . . . 3,811 0.2 2,648 0.1 5,892 0.1 103 0.0 8,553 0.2
Total . . . . . . . . 1,673,246 100.0 3,473,875 100.0 5,272,657 100.0 948,388 100.0 3,743,922 100.0
– 432 –
FINANCIAL INFORMATION
The following table sets forth certain other data in relation to our cost of sales in relation
to our sales of properties for the periods indicated:
Four months
Year ended December 31, ended April 30,
2016 2017 2018 2018 2019
ASP (RMB) . . . . . . . . . . . 6,246 7,639 7,493 8,269 9,731
Average cost per sq.m.
sold (RMB) (1) . . . . . . . . 4,723 5,069 4,704 5,200 6,394
Average cost as % of
ASP . . . . . . . . . . . . . . . 75.6% 66.4% 62.8% 62.9% 65.7%
Average land acquisition
cost per sq.m. sold
(RMB) (2) . . . . . . . . . . . . 1,184 1,274 1,129 1,275 1,618
Average land acquisition
cost as % of ASP . . . . . 19.0% 16.7% 15.1% 15.4% 16.6%
Notes:
(1) Refers to the average cost of our property sales and is derived by dividing the sum of construction costs,
land use rights costs and capitalized interest for a period by the total GFA delivered in that period.
(2) Refers to the average land acquisition cost of our property sales and is derived by dividing the land use
rights costs for a period by the total GFA delivered in that period.
Cost of sales for sale of properties
Cost of sales for sale of properties mainly includes construction costs, land acquisition
costs and capitalized interest:
Construction Costs
Construction costs relate to costs for the design and construction of a project, including
costs of construction materials and labor costs. Our construction costs are affected by a number
of factors, including the type and geographic conditions of the properties being constructed or
the type and amount of construction material costs and labor costs, which are generally
included in the payments to the construction contractors, particularly the cost of steel and
cement, has been a primary contributing factor in terms of fluctuations in our construction
costs.
– 433 –
FINANCIAL INFORMATION
The table below sets forth a sensitivity analysis relating to our construction costs,
illustrating, for the periods indicated, what the impact on our profit before income tax would
have been if our construction costs had been 5% higher or lower.
Four months
Year ended December 31, ended April 30,
2016 2017 2018 2018 2019
(RMB, except for (RMB, except for
percentage) percentage)
Increase/(decrease) in
profit before taxation
If construction costs
per sq.m. had been
5% lower . . . . . . . . . . . (154.5) (163.1) (145.4) (162.3) (200.9)
As a percentage of profit
before taxation . . . . . . . 25.2% 13.3% 8.7% 9.1% 7.9%
If construction costs
per sq.m. had been
5% higher . . . . . . . . . . . 154.5 163.1 145.4 162.3 200.9
As a percentage of profit
before taxation . . . . . . . (25.2%) (13.3%) (8.7%) (9.1%) (7.9%)
Land Acquisition Costs
Land acquisition costs relate to costs relating to acquisition of the rights to occupy, use
and develop land and primarily land premium incurred in connection with a land grant from the
government, and payments made in connection with equity interest or land parcel acquisitions.
These costs for a project are affected by a number of factors, such as the location of the
underlying property, resettlement process, regional property market condition, the timing of the
land acquisition, the project’s plot ratios, the method of acquisition and changes in PRC
regulations.
Capitalized Interest Costs
Capitalized interest costs relate to a portion of our finance costs that is directly
attributable to the construction of a particular projects. Finance costs that are not directly
attributable to the development of a project are expensed and recorded as finance costs in our
combined statements of profit or loss in the period in which they are incurred.
During the Track Record Period, our cost of sales continued to increase in absolute
amount, primarily due to the increase in the number of our residential property projects
completed and delivered, and accordingly, our total delivered GFA continued to grow, which
was in line with our overall business expansion activities.
– 434 –
FINANCIAL INFORMATION
Gross profit and gross profit margin
The following table sets forth our gross profit and gross profit margin by business
segment for the periods indicated.
For the four months
For the year ended December 31, ended April 30,
2016 2017 2018 2018 2019
Gross Gross Gross Gross Gross
Gross profit Gross profit Gross profit Gross profit Gross profit
profit margin profit margin profit margin profit margin profit margin
(RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) %
(unaudited)
Sale of
properties . . 538,322 24.4 1,759,267 33.6 3,122,504 37.2 559,672 37.1 1,948,863 34.3
Others(1) . . . . . 11,432 75.0 7,944 75.0 20,492 77.7 816 88.8 16,640 66.1
Total . . . . . . 549,754 24.7 1,767,211 33.7 3,142,996 37.3 560,488 37.1 1,965,503 34.4
Note:
(1) Others primarily include income from the provision of consulting services to the Independent Third Parties,
and, to a lesser extent, rental income from investment properties.
Gross Profit and gross profit margin for sales of properties
The following table sets forth our gross profit and gross profit margin by residential series
and building type:
For the year ended December 31, For the period ended April 30,
2016 2017 2018 2018 2019
Gross Gross Gross Gross Gross
Gross profit Gross profit Gross profit Gross profit Gross profit
profit margin profit margin profit margin profit margin profit margin
(RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) %
(unaudited)
Residential
properties . . . 488,263 24.1 1,331,769 30.4 2,446,851 35.7 422,019 34.7 1,699,072 33.4
– Wan series . 475,628 24.0 824,224 29.5 1,929,534 38.3 310,873 39.7 1,333,372 38.1
– Yuan series . 4,117 16.7 318,130 30.9 487,757 27.9 111,146 25.6 355,603 22.8
– Yue series . 8,518 35.3 189,415 34.1 29,560 44.0 — — 10,097 37.7
Commercial
properties . . . 38,144 29.5 399,883 50.7 616,392 44.8 137,653 47.3 247,636 42.0
Car parks . . . . 11,915 23.6 27,615 45.5 59,261 38.0 — — 2,155 21.6
Total. . . . . . . 538,322 24.4 1,759,267 33.6 3,122,504 37.2 559,672 37.1 1,948,863 34.3
– 435 –
FINANCIAL INFORMATION
The general increase in our gross profit during the Track Record Period was primarily
attributable to the general increase in our revenue for sales of properties, which was in line
with our business growth, and at the same time, the cost effective measures we have taken in
relation to property development business. We have acquired land through multiple channels,
mainly including land tenders, strategic acquisitions and joint venture partnership, and adjusted
our land acquisition strategies in consideration of the prevailing market condition, changes in
regulations and our business expansion strategies, among others. As a result, we have been able
to achieve attractive unit land costs relative to their market value for our property projects,
thereby reducing our land cost. Our gross profit margin for sale of properties generally
increased from 2016 to 2018, primarily driven by (i) the delivery in 2017 of Nanchang Ya Yuan,
Zhou Yue, a “Yue” Series project with relatively higher ASP per sq.m., and Nanchang Jinsha
Wan, a project with relatively low land cost, and in 2018 of Nanchang Yinhu Wan, Nanchang
Jinsha Wan and Nanchang Long Wan, the projects with relatively low land cost, coupled with
(ii) the standardization of our project development, which helped us to control development
and construction costs and (iii) the general increase in residential property market condition in
Nanchang in 2018. The decrease in our gross profit margin for sale of properties from the four
months ended April 30, 2018 to the same period in 2019 was primarily due to higher costs for
delivered properties that were located in Huizhou, such as Huizhou Dong Yuan, in the four
months ended April 30, 2019, as compared to delivered properties in Nanchang in the same
period of 2018, as we generally incurred lower costs for properties in Nanchang due to our
leading market position.
Finance income
Our finance income mainly include interests income on bank deposits and interests from
long-term debt investments. In 2017, we invested in a property project with an Independent
Third Party by way of debt investment in an amount of RMB740.3 million at an interest rate
of 12.0%. Under the agreement, such debt investment is supposed to be repaid to us within four
years. In 2018, we provided a loan in an amount of RMB250.0 million to an Independent Third
Party, which received consulting services from us, at an interest rate 15.0%. We waived
interests in these two long-term debt investments since January 1, 2019 and have disposed of
these two long-term debt investments as of the Latest Practicable Date. For details on
long-term debt investments, see “— Description of Certain Combined Statement of Financial
Position Items — Long-term Debt Investments” below.
– 436 –
FINANCIAL INFORMATION
The following table sets forth the components of our finance income for the periods
indicated.
For the four months
For the year ended December 31, ended April 30,
2016 2017 2018 2018 2019
(RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) %
(unaudited)
Interests from
long-term debt
investments . . . — — 22,210 81.0 81,368 77.0 28,937 95.1 — —
Interests from
bank . . . . . . . 2,518 100.0 5,207 19.0 24,312 23.0 1,477 4.9 7,756 100.0
Total . . . . . . . . 2,518 100.0 27,417 100.0 105,680 100.0 30,414 100.0 7,756 100.0
Selling and distribution expenses
Our selling and distribution expenses mainly consist of (i) advertising costs in relation to
our marketing campaigns, (ii) sales and marketing staff costs, (iii) property management fees
paid to agencies that manage our model homes for open houses or sales activities, (iv) sales
commissions to real estate agents and (v) office expenses.
The following table sets forth a breakdown of our selling and distribution expenses for the
periods indicated.
For the four months
For the year ended December 31, ended April 30,
2016 2017 2018 2018 2019
(RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) %
(unaudited)
Advertising costs . 103,179 48.1 208,068 45.4 269,975 41.1 53,589 37.4 61,064 31.7
Staff costs . . . . . 63,266 29.5 118,689 25.9 173,706 26.4 42,747 29.8 45,496 23.7
Sales
commissions . . 14,503 6.8 31,379 6.8 41,977 6.4 7,520 5.2 36,576 19.0
Property
management
fees. . . . . . . . 16,104 7.5 55,240 12.1 122,687 18.7 23,979 16.7 35,130 18.3
Travel and
entertainment
expenses . . . . . 4,830 2.2 7,092 1.5 11,892 1.8 2,532 1.8 5,051 2.6
Office expenses . . 7,577 3.5 17,488 3.8 18,698 2.8 4,141 2.9 4,847 2.5
Depreciation and
amortization . . . 1,492 0.7 3,087 0.7 3,903 0.6 1,359 0.9 1,384 0.7
Rental expenses . . 1,712 0.8 14,490 3.2 12,174 1.8 4,862 3.4 1,418 0.8
Others . . . . . . . 1,965 0.9 2,849 0.6 2,585 0.4 2,691 1.9 1,386 0.7
Total . . . . . . . . 214,628 100.0 458,382 100.0 657,597 100.0 143,420 100.0 192,352 100.0
– 437 –
FINANCIAL INFORMATION
Administrative expenses
Our administrative expenses mainly include administration staff costs, office expenses,
tax expenses such as stamp duties and other land taxes, travel and entertainment expenses and
rental expenses.
The following table sets forth a breakdown of our administrative expenses for the periods
indicated:
For the year ended December 31, For the four months ended April 30,
2016 2017 2018 2018 2019
(RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) % (RMB’000) %
(unaudited)
Salaries . . . . . . . . . . . 31,688 38.2 77,363 34.3 151,485 35.2 40,476 43.9 81,425 48.6
Travel and entertainment
expenses . . . . . . . . . . 16,889 20.3 34,044 15.1 62,957 14.6 11,407 12.3 27,904 16.6
Tax charges . . . . . . . . . 8,956 10.8 43,708 19.4 46,740 10.9 11,443 12.4 15,036 9.0
Office expenses . . . . . . . 6,659 8.0 16,283 7.2 86,095 20.0 5,610 6.1 14,821 8.8
Depreciation and
amortization . . . . . . . . 2,241 2.7 7,250 3.2 8,192 1.9 4,563 4.9 10,585 6.3
Service expenses . . . . . . . 9,414 11.3 21,296 9.5 32,464 7.6 6,751 7.3 7,664 4.6
Listing expenses . . . . . . . — — — — 8,676 2.0 – – 3,866 2.3
Bank fees . . . . . . . . . . 2,290 2.8 5,582 2.5 6,472 1.5 2,981 3.2 2,881 1.7
Rental expenses . . . . . . . 2,928 3.5 11,358 5.0 25,348 5.9 6,404 7.0 1,830 1.1
Others . . . . . . . . . . . . 1,979 2.4 8,457 3.8 1,763 0.4 2,666 2.9 1,598 1.0
Total . . . . . . . . . . . . . 83,044 100.0 225,341 100.0 430,192 100.0 92,301 100.0 167,610 100.0
Fair value gain on investment properties
We develop and hold certain commercial areas in our properties on a long-term basis for
rental, operating income or capital appreciation. Our investment properties are recorded as
non-current assets in our combined statements of financial position at fair value as of each
balance sheet date as determined by independent valuations. Fair value gain on investment
properties represents the changes in the fair value of our investment properties which are
accounted for as gains or losses under our combined statements of profit and loss. The
valuation or property involves the exercise of professional judgement and requires the use of
certain bases and assumptions. The fair value of our investment properties may be higher or
lower if a different set of bases or assumption is used. In addition, upward revaluation
adjustments reflect unrealized capital gains on our investment properties as of the relevant
balance sheet dates and do not generate any cash inflow for our operations. The amounts of fair
value adjustments have been, and may continue to change based on property market conditions
in China. Our investment properties are appraised annually by our independent property valuer.
We recorded the investment properties of RMB769.3 million, RMB893.5 million, RMB1,153.0
– 438 –
FINANCIAL INFORMATION
million and RMB1,331.0 million, respectively, as of December 31, 2016, 2017, 2018 and April
30, 2019. We recorded fair value gains on our investment properties of RMB78.0 million,
RMB86.0 million, RMB110.2 million, RMB49.5 million and RMB27.4 million, respectively,
in 2016, 2017 and 2018 and the four months ended April 30, 2018 and 2019, primarily
reflecting the increase in appreciation of our investment properties during the Track Record
Period and the addition of new investment property, namely, Nanchang Times Square Phase II
developed in 2018.
Other income and gains
Our other income and gains mainly consists of (i) gain on bargain purchases in an
aggregate amount of RMB6.2 million recognized from our acquisitions of two subsidiaries,
namely, Huizhou Shengyuan Investment Co., Ltd. and Wuxi Fuan Jindi Property Co., Ltd., in
2017, RMB2.7 million recognized from our acquisition of Zhongshan Dutou Real Estate
Development Co., Ltd. in 2019 and (ii) income relating to an one-off subsidy in an amount of
RMB2.2 million received in 2018 from the local government in Nanchang to a PRC subsidiary.
Other expenses
Our other expenses mainly consists of penalties, surcharges and donations. In 2016, 2017
and 2018 and the four months ended April 30, 2019, we incurred penalty expenses in an
aggregate amount of RMB6.6 million, RMB42.5 million, RMB32.8 million and RMB2.4
million, respectively, in relation to certain non-compliance incidents from our property
development activities. See “Business — Legal Proceedings and Compliance — Compliance
with Laws and Regulations — Non-compliance Incidents” for more details on certain material
non-compliance incidents. In addition to the penalty expenses incurred in relation to certain
material non-compliance incidents disclosed in “Business — Legal Proceedings and
Compliance — Compliance with Laws and Regulations — Non-Compliance Incidents” in this
prospectus, we also incurred penalty expenses in relation to certain non-material non-
compliance incidents, late payment charges and provisions made in relation to legal disputes.
As of the Latest Practicable Date, the Company has paid all late payment charges in full.
Net gain or loss from financial assets at fair value through profit or loss (FVTPL)
We recorded a one-off net gain from financial assets at fair value through profit or loss
(FVTPL) in an amount of RMB18.9 million as of December 31, 2018 and a one-off net loss
from financial assets at FVTPL in an amount of RMB20.8 million as of April 30, 2019, both
in connection with the fluctuation of the fair value of our investments in equity interests of a
listed company. For details, see “— Description of Certain Combined Statement of Financial
Position Items — Financial Assets at FVTPL” below.
– 439 –
FINANCIAL INFORMATION
Finance costs
Our finance costs mainly represents our interest expenses on bank and other borrowing
as well as interest from a significant financing component of contract liabilities, which is
related to the pre-sale proceeds of our properties we received from our customers, less
capitalized interest relating to properties under development. The following table sets forth the
components of our finance costs for the periods indicated:
For the year ended December 31, For the four months ended April 30,
2016 2017 2018 2018 2019
(RMB’000)
(unaudited)
Interest on bank and other borrowings . . . . . 292,587 1,109,377 1,218,042 268,970 547,418
Interest from a significant financing
component of contract liabilities . . . . . . 293,865 337,623 803,381 249,019 522,489
Less: Interest capitalized. . . . . . . . . . . . (487,273) (1,129,835) (1,595,649) (449,339) (884,770)
Net finance cost. . . . . . . . . . . . . . . . 99,179 317,165 425,774 68,650 185,137
Interests on bank and other borrowings increased during the Track Record Period, which
was generally in line with the growing financial needs arising from our business expansion.
The construction period for a project does not necessarily coincide with the drawdown and
repayment schedules of the relevant loan, not all of the interest costs related to a project can
be capitalized. Our finance costs may fluctuate from period to period depending on the level
of total interest expenses as well as the level of interest costs that are capitalized within the
reporting period.
We enter into pre-sales and/or sales contracts with our customers, subject to which we are
entitled to the rights to receive consideration from customers and assume performance
obligations to transfer products to them. Proceeds from customers of pre-sold properties are
recorded as “contract liabilities” under the current liabilities before relevant sales revenue is
recognized. The timing between the collection of proceeds and revenue recognition may affect
not only the amount and growth rate of our revenue from sales of properties but also may cause
contract liabilities, and also, interest from a significant financial component of contract
liabilities, to fluctuate from period to period. Interest from a significant financial component
of contract liabilities generally increased during the Track Record Period, which was in line
with the increase in the pre-sales of our properties.
– 440 –
FINANCIAL INFORMATION
Income tax expenses
Our income tax expense mainly comprises and LAT expenses made by our PRC
subsidiaries, net of deferred tax. No provision for the Cayman Islands taxation and Hong Kong
taxation has been made as the majority of our income neither arises in, nor is derived from
those jurisdictions. The provision for EIT for our PRC subsidiaries during the Track Record
Period was mainly based on the prevailing rate of 25%. The distribution of dividends generated
by the PRC entity to non-resident investors should be subject to PRC withholding income tax.
The following table sets forth the components of our income tax expenses for the periods
indicated:
For the year ended December 31, For the four months ended April 30,
2016 2017 2018 2018 2019
(RMB’000)
(unaudited)
Current tax
EIT . . . . . . . . . . . . . . . . . . . . . 292,276 879,694 1,169,488 348,680 740,847
LAT . . . . . . . . . . . . . . . . . . . . . 28,644 366,068 757,219 172,400 769,199
Deferred tax . . . . . . . . . . . . . . . . . (234,984) (681,564) (618,171) (241,814) (358,197)
Total tax charge for the year/period . . . . . 85,936 564,198 1,308,536 279,266 1,151,849
Our effective tax rate, being the income tax divided by profit before taxation, was 30.4%,
41.6%, 49.8% and 57.6%, respectively, in 2016, 2017 and 2018 and the four months ended
April 30, 2019. The general increase in the effective tax rate during the Track Record Period
was primarily due to the increase in taxable profit.
During the Track Record Period and up to the Latest Practicable Date, we had paid all
relevant taxes when due and there are no matters in dispute or unresolved with the relevant tax
authorities.
Exchange differences on translation of foreign operations
Our exchange differences on translation of foreign operations mainly resulted from
translating the financial results of our wholly-owned subsidiary, Hong Kong Oeming
Enterprise Management Co., Ltd., in Hong Kong dollars into Renminbi, which is our reporting
currency.
– 441 –
FINANCIAL INFORMATION
RESULTS OF OPERATIONS
Four months ended April 30, 2019 compared to the four months ended April 30, 2018
Revenue
For the four months ended April 30,
2018 2019
GFA GFA
Revenue delivered ASP Revenue delivered ASP
(RMB per (RMB per
(RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.)
(unaudited)
Sale of properties
Residential properties . . 1,216,979 80.7 152,123 8,000 5,086,199 89.1 531,669 9,566
Commercial properties . . 290,978 19.2 30,248 9,620 590,143 10.4 51,694 11,416
Car parks . . . . . . . . . — — — — 7,890 0.1 792 9,961
Subtotal . . . . . . . . . . . 1,507,957 99.9 182,371 8,269 5,684,232 99.6 584,155 9,731
Others(1) . . . . . . . . . . . 919 0.1 — — 25,193 0.4 — —
Total . . . . . . . . . . . . . . 1,508,876 100.0 5,709,425 100.0
Note:
(1) Others primarily include income from the provision of consulting services to Independent Third Parties, and,
to a lesser extent, rental income from investment properties.
Our revenue increased by 278.4% to RMB5,709.4 million for the four months ended April
30, 2019 from RMB1,508.9 million in the same period in 2018, primarily driven by the
increase in the revenue from sale of properties and, to a lesser extent, the revenue from
consulting services.
Revenue from sale of properties increased by 276.9% to RMB5,684.2 million for the four
months ended April 30, 2019 from RMB1,508.0 million in the same period in 2018, primarily
due to the increase in the total GFA delivered. The total GFA of properties delivered increased
by 220.3%, to 584,155 sq.m. for the four months ended April 30, 2019 from 182,371 sq.m. in
the same period in 2018. This increase was primarily attributable to the completion and
delivery of Nanchang Long Wan, Huizhou Dong Yuan and Nanchang Amber Yuan in the four
months ended April 30, 2019. The ASP per sq.m. of properties delivered slightly increased in
the four months ended April 30, 2019 from the same period in 2018, primarily due to the
delivery of properties of (i) Huizhou Dong Yuan and Nanchang Amber Yuan, under “Yuan”
Series and (ii) properties of Nanchang Long Wan in large quantity, which included
higher-priced and high-end properties.
– 442 –
FINANCIAL INFORMATION
Revenue from other businesses increased by 2,641.3% to RMB25.2 million for the four
months ended April 30, 2019 from RMB0.9 million in the same period in 2018, primarily
contributable to the delivery of consulting services to Independent Third Parties in 2019, for
their property development project.
Cost of sales
Our cost of sales increased by 294.8% to RMB3,743.9 million for the four months ended
April 30, 2019 from RMB948.4 million in the same period in 2018, primarily due to the
increase in our cost for sale of properties. Our cost for sale of properties increased by 293.9%
to RMB3,735.4 million from RMB948.3 million, primarily due to an increase in the scale of
our operations as evidenced by the increase in GFA delivered.
Gross profit and gross profit margin
As a result of the foregoing, our gross profit increased by 250.7% to RMB1,965.5 million
for the four months ended April 30, 2019 from RMB560.5 million in the same period in 2018.
Our gross profit margin decreased to 34.4% for the four months ended April 30, 2019 from
37.1% in the same period in 2018, primarily attributable to higher costs for delivered properties
that were located in Huizhou, such as Huizhou Dong Yuan, in the four months ended April 30,
2019, as compared to delivered properties in Nanchang in the same period of 2018, as we
generally incurred lower costs for properties in Nanchang due to our leading market position.
Finance income
Our finance income substantially decreased to RMB7.8 million for the four months ended
April 30, 2019 from RMB30.4 million in the same period in 2018, primarily because we
waived the interests on the two long-term debt investments since January 1, 2019. We have
disposed of the two long-term debt investments as of the Latest Practicable Date. For details
on long-term debt investments, see “— Description of Certain Combined Statement of
Financial Position Items — Long-term Debt Investments” below.
Selling and distribution expenses
Our selling and distribution expenses increased by 34.1% to RMB192.4 million for the
four months ended April 30, 2019 from RMB143.4 million in the same period in 2018,
primarily attributable to the increase in sales commission to external real estate agents as a
result of the increased property delivery in the four months ended April 30, 2019 and an
increase in property management costs, resulting from an increase in the number of our
properties available for sale.
– 443 –
FINANCIAL INFORMATION
Administrative expenses
Our administrative expenses increased to RMB167.6 million for the four months ended
April 30, 2019 from RMB92.3 million in the same period in 2018, primarily due to the
increases in staff costs primarily due to increase in the number of administrative staff, and
office expenses, both as a result of our business expansion.
Other expenses
Our other expenses decreased by 75.7% to RMB3.2 million for the four months ended
April 30, 2019 from RMB13.1 million in the same period in 2018, primarily due to a decrease
in penalties and late payment charges in relation to certain non-compliance incidents in the four
months ended April 30, 2019 as we enhanced our internal control.
Finance costs
Our finance costs increased by 169.7% to RMB185.1 million for the four months ended
April 30, 2019 from RMB68.7 million in the same period in 2018, primarily due to an increase
in interest from bank and other borrowings and pre-sale amounts received from customers.
Fair value gains on investment properties
The fair value gains of our investment properties decreased by 44.6% to RMB27.4 million
for the four months ended April 30, 2019 from RMB49.5 million in the same period in 2018,
primarily there was no addition of investment properties to our portfolio in the first four
months of 2019.
Net loss from financial assets at FVTPL
We incurred a one-off net loss from financial assets at fair value through profit or loss
(FVTPL) in an amount of RMB20.8 million, as a result of the fluctuation in the fair value of
our investment in equity interests of a listed company in an amount of RMB44.1 million. For
details, see “— Description of Certain Combined Statement of Financial Position Items —
Financial Assets at FVTPL” below.
Share of profits and losses of associates
Our share of losses of associates increased to RMB2.7 million for the four months ended
April 30, 2019 from RMB0.2 million in the same period in 2018, primarily due to the increase
in losses from Nanchang Shengdu Properties Co., Ltd.
– 444 –
FINANCIAL INFORMATION
Share of profits and losses of joint ventures
Our share of profits were RMB0.5 million for the four months ended April 30, 2019 and
our share of losses were RMB5.9 million in the same period in 2018, primarily due to the
increase in profits from Jiangxi Baixing Real Estate Investment Co., Ltd. and Jiangxi Xinyue
Honglan Real Estate Development Co., Ltd.
Profit before tax
As a result of the foregoing, our profit before income tax increased substantially to
RMB1,434.0 million for the four months ended April 30, 2019 from RMB325.1 million in the
same period in 2018.
Income tax expense
Our income tax expense increased substantially to RMB1,151.8 million for the four
months ended April 30, 2019 from RMB279.3 million in the same period in 2018, primarily
due to a significant increase in profit that was subject to tax and an increase in LAT as a result
of the increase in sales of properties in the four months ended April 30, 2019.
Profit for the period
As a result of the foregoing, our profit for the year increased substantially to RMB282.2
million for the four months ended April 30, 2019 from RMB45.8 million in the same period
in 2018. Our net profit margin increased to 4.9% for the four months ended April 30, 2019 from
3.0% in the same period in 2018.
Profit attributable to non-controlling interests
For the four months ended April 30, 2018, we recorded a net loss attributable to
non-controlling interests of RMB5.0 million. For the four months ended April 30, 2019, we
recorded a net profit attributable to non-controlling interests of RMB49.5 million, out of
which, Nanchang Tianju Industrial Co., Ltd. (“Nanchang Tianju Industrial”), one of our
material subsidiaries with non-controlling interests of 40%, was allocated profits of RMB42.8
million. See Note 45 to the Accountants’ Report as Appendix I to this prospectus for more
information.
– 445 –
FINANCIAL INFORMATION
Year ended December 31, 2018 compared to year ended December 31, 2017
Revenue
For the year ended December 31,
2017 2018
GFA GFA
Revenue delivered ASP Revenue delivered ASP
(RMB per (RMB per
(RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.)
Sale of properties
Residential properties . . 4,381,439 83.6 607,765 7,209 6,857,164 81.5 967,176 7,090
Commercial properties . . 788,411 15.1 63,846 12,349 1,375,968 16.4 121,639 11,312
Car parks . . . . . . . . . 60,644 1.1 13,139 4,616 156,137 1.8 30,788 5,071
Subtotal . . . . . . . . . . . 5,230,494 99.8 684,750 7,639 8,389,269 99.7 1,119,603 7,493
Others(1) . . . . . . . . . . . 10,592 0.2 — — 26,384 0.3 — —
Total . . . . . . . . . . . . . . 5,241,086 100.0 8,415,653 100.0
Note:
(1) Others primarily include income from the provision of consulting services to Independent Third Parties, and,
to a lesser extent, rental income from investment properties.
Our revenue increased by 60.6% to RMB8,415.7 million in 2018 from RMB5,241.1
million in 2017, primarily driven by the increase in the revenue from sale of properties and,
to a lesser extent, the revenue from consulting services.
Revenue from sale of properties increased by 60.4% to RMB8,389.3 million in 2018 from
RMB5,230.5 million in 2017, primarily due to the increase in the total GFA delivered, partially
offset by the slight decrease in ASP per sq.m. The total GFA of properties delivered increased
by 63.5%, to 1,119,603 sq.m. in 2018 from 684,750 sq.m. in 2017. This increase was primarily
attributable to the completion and delivery of Nanchang Yinhu Wan, Nanchang Jinsha Wan and
Nanchang Long Wan and our further expansion into the existing markets where we operate and
the new markets, including Wuxi and Changsha in 2018. The ASP per sq.m. of properties
delivered slightly decreased in 2018 from 2017 was primarily due to the majority of the
residential property projects we delivered in 2018 were “Wan” Series projects, which
commanded lower ASP per sq.m. than the residential property projects, including Nanchang Ya
Yuan Zhou Yue, a “Yue” Series project, we delivered in 2017.
Revenue from other businesses increased by 149.1% to RMB26.4 million in 2018 from
RMB10.6 million in 2017, primarily contributable to the delivery of consulting services in
2018 to a third party, for its property development project.
– 446 –
FINANCIAL INFORMATION
Cost of sales
Our cost of sales increased by 51.8% to RMB5,272.7 million in 2018 from RMB3,473.9
million in 2017, primarily due to the increase in our cost for sale of properties. Our cost for
sale of properties increased by 51.7% to RMB5,266.8 million from RMB3,471.2 million,
primarily due to an increase in the scale of our operations as evidenced by the increase in GFA
delivered.
Gross profit and gross profit margin
As a result of the foregoing, our gross profit increased by 77.9% to RMB3,143.0 million
in 2018 from RMB1,767.2 million in 2017. Our gross profit margin increased to 37.3% in 2018
from 33.7% in 2017, primarily attributable to (i) the delivery of Nanchang Yinhu Wan,
Nanchang Jinsha Wan and Nanchang Long Wan in 2018, the projects with relatively low land
costs, coupled with (ii) the general market condition in Nanchang property market in 2018.
Finance income
Our finance income increased substantially to RMB105.7 million in 2018 from RMB27.4
million in 2017, primarily due to an increase in the interest of RMB59.2 million recorded from
long-term debt investments in, including (i) the debt investment we made in relation to a
potential project in 2017 and (ii) the debt investment we made to a third party which engaged
us to provide consulting services for its property project in 2018, both of which have been
released as of the Latest Practicable Date. For details on long-term debt investments, see “—
Description of Certain Combined Statement of Financial Position Items — Long-term Debt
Investments” below.
Selling and distribution expenses
Our selling and distribution expenses increased by 43.5% to RMB657.6 million in 2018
from RMB458.4 million in 2017, primarily attributable to (i) the increase in our property
management fees as a result of the increased number of properties available for sales in 2018,
(ii) an increase in sales and marketing staff costs, resulting from an increase in the number of
our sales and marketing staff which was in line with our business expansion, and (iii) the
increase in advertising and marketing campaign costs, primarily due to an increase in the
number of properties for which we commenced pre-sales and the fact that we commenced
pre-sales in new geographic markets, all of which resulted in more sales, marketing and
advertising activities.
Administrative expenses
Our administrative expenses increased substantially to RMB430.2 million in 2018 from
RMB225.3 million in 2017, primarily due to the increase in (i) our administrative staff costs
primarily due to increased administrative personnel, and (ii) office expenses, both as a result
of our business expansion.
– 447 –
FINANCIAL INFORMATION
Other expenses
Our other expenses decreased slightly by 2.6% to RMB46.2 million in 2018 from
RMB47.4 million in 2017, primarily due to the decrease in penalties and late payment charges
in relation to certain non-compliance incidents in 2018, partially offset by an increase in
donations made by us.
Finance costs
Our finance costs increased by 34.2% to RMB425.8 million in 2018 from RMB317.2
million in 2017, primarily due to an increase in interest from pre-sale amounts received from
customers, partially offset by an increase in capitalized interest in relation to bank and other
borrowings for properties for development.
Fair value gains on investment properties
The fair value gains of our investment properties increased by 28.0% to RMB110.2
million in 2018 from RMB86.0 million in 2017, primarily as a result of an addition of an
investment property in 2018, namely, Nanchang Times Square Phase II.
Net gain from financial assets at FVTPL
We incurred a one-off net gain from financial assets at fair value through profit or loss
(FVTPL) in an amount of RMB18.9 million in connection with the fair value of our investment
in equity interests of a listed company in an amount of RMB64.9 million as of December 31,
2018. For details, see “— Description of Certain Combined Statement of Financial Position
Items — Financial Assets at FVTPL” below.
Share of profits and losses of associates
Our share of profits of associates increased substantially to RMB48.9 million in 2018
from RMB21.2 million in 2017, primarily due to the increase in profits from Nanchang Lizhou
in relation to Nanchang Xianghu Wan and Nanchang Weiting Real Estate Company Limited in
relation to Nanchang Waitan No. 9.
Share of profits and losses of joint ventures
Our share of losses of joint ventures decreased by 48.1% to RMB9.5 million in 2018 from
RMB18.3 million in 2017, primarily due to the increase in profit from Jiangxi Baixing Real
Estate Investment Limited in relation to Nanchang Yi Yuan as we began to deliver the project
in 2018.
– 448 –
FINANCIAL INFORMATION
Profit before tax
As a result of the foregoing, our profit before income tax increased substantially to
RMB1,863.5 million in 2018 from RMB842.4 million in 2017.
Income tax expense
Our income tax expense increased substantially to RMB1,308.5 million in 2018 from
RMB564.2 million in 2017, primarily due to an increase in profit that was subject to tax and
an increase in LAT as a result of the increase in sales of properties in 2018.
Profit for the year
As a result of the foregoing, our profit for the year increased substantially to RMB555.0
million in 2018 from RMB278.2 million in 2017. Our net profit margin increased from 5.3%
in 2017 to 6.6% in 2018.
Profit attributable to non-controlling interests
For 2017, we recorded a net profit attributable to non-controlling interest of RMB183.2
million, out of which, Nanchang Shuntai, Nanchang Tianju Industrial, Jiangxi Hengwang, each
a material subsidiary with non-controlling interests of 30%, 55% and 49%, respectively, was
allocated profits of RMB93.6 million, RMB40.8 million and RMB38.3 million, respectively.
For 2018, we recorded a net profit attributable to non-controlling interest of RMB141.4
million, out of which, Jiangxi Hengwang, one of our material subsidiaries with non-controlling
interests of 49%, was allocated profits of RMB94.3 million. See Note 45 to the Accountants’
Report for more information.
– 449 –
FINANCIAL INFORMATION
Year ended December 31, 2017 compared to year ended December 31, 2016
Revenue
For the year ended December 31,
2016 2017
GFA GFA
Revenue delivered ASP Revenue delivered ASP
(RMB per (RMB per
(RMB’000) (%) (sq.m.) sq.m.) (RMB’000) (%) (sq.m.) sq.m.)
Sale of properties
Residential properties . . 2,027,782 91.2 332,086 6,106 4,381,439 83.6 607,765 7,209
Commercial properties . . 129,409 5.8 10,230 12,650 788,411 15.1 63,846 12,349
Car parks . . . . . . . . . 50,566 2.3 11,177 4,524 60,644 1.1 13,139 4,616
Subtotal . . . . . . . . . . . 2,207,757 99.3 353,493 6,246 5,230,494 99.8 684,750 7,639
Others(1) . . . . . . . . . . . 15,243 0.7 — — 10,592 0.2 — —
Total . . . . . . . . . . . . . . 2,223,000 100.0 5,241,086 100.0
Note:
(1) Others primarily include income from the provision of consulting services to Independent Third Parties.
Our revenue increased substantially to RMB5,241.1 million in 2017 from RMB2,223.0
million in 2016, primarily driven by the increases in revenue from sale of properties. Revenue
from sale of properties increased substantially to RMB5,230.5 million in 2017 from
RMB2,207.8 million in 2016, primarily due to the increased in both of the total GFA delivered
and the ASP per sq.m. of the properties delivered in 2017. The total GFA of properties
delivered increased by 93.7%, to 684,750 sq.m. in 2017 from 353,493 sq.m. in 2016. This
increase was primarily attributable to the completion and delivery of Nanchang Ya Yuan Zhou
Yue, Nanchang Jinsha Wan and Nanchang Yujing Wan Duhui Phase IV in 2017 and our further
expansion into the existing markets where we operate and the new markets, including Huizhou
and Ganzhou in 2017. The increase in ASP per sq.m. of our residential properties in 2017 was
primarily driven by the delivery of Nanchang Ya Yuan, Zhou Yue, a “Yue” Series project, in
2017, which generally command higher average selling prices than our “Wan” Series projects.
The slight decrease in ASP per sq.m. of our commercial properties in 2017 was primarily due
to the delivery of the major commercial properties project in 2016, Nanchang Yujing Wan
Duhui Phase IV, a shopping center, while a majority of commercial properties we delivered in
2017 were commercial areas within residential properties, which generally command lower
ASP per sq.m. than shopping centers in 2017.
– 450 –
FINANCIAL INFORMATION
Revenue from other businesses decreased 30.5% to RMB10.6 million in 2017 from
RMB15.2 million in 2016, primarily because the most of the consulting services we provided
to a third party in relation to its property project was made and paid for in 2016.
Cost of sales
Our cost of sales increased substantially to RMB3,473.9 million in 2017 from
RMB1,673.2 million in 2016, primarily due to the increase in our cost for sales of properties,
which was in line with an increase in the scale of our operations as evidenced by the increase
in total GFA delivered.
Gross profit and gross profit margin
As a result of the foregoing, our gross profit increased substantially to RMB1,767.2
million in 2017 from RMB549.8 million in 2016. Our gross profit margin increased to 33.7%
in 2017 from 24.7% in 2016, primarily attributable to (i) the delivery of Nanchang Ya Yuan
Zhou Yue, a “Yue” Series project with relatively higher ASP per sq.m., and Nanchang Jinsha
Wan, a project with relatively low land cost in 2017, coupled with (ii) the standardization of
our project development, which helped us to control development and construction costs.
Finance income
Our finance income increased substantially to RMB27.4 million in 2017 from RMB2.5
million in 2016, primarily due to an incurrence of RMB22.2 million of interest from long-term
debt investment. In 2017, we invested in a property project by way of debt investment in the
amount of RMB740.3 million, which has been released as of the Latest Practicable Date. For
further details, see “— Description of Certain Combined Statement of Financial Position Items
— Long-term Debt Investments” below.
Selling and distribution expenses
Our selling and distribution expenses increased substantially to RMB458.4 million in
2017 from RMB214.6 million in 2016, primarily due to (i) the increase in advertising and
marketing campaign costs primarily due to an increase in the number of properties for which
we commenced pre-sales and the fact that we commenced pre-sales in new geographic markets,
all of which resulted in more sales, marketing and advertising activities, and (ii) an increase
in our sales and marketing staff costs as a result of the increased number of sales staff, which
was in line with our business expansion.
Administration expenses
Our administration expenses increased substantially to RMB225.3 million in 2017 from
RMB83.0 million in 2016, primarily due to (i) the increase in our administrative staff costs,
primarily due to increased administrative personnel as a result of our business expansion, (ii)
the increase in taxes and surcharge.
– 451 –
FINANCIAL INFORMATION
Other expenses
Our other expenses increased substantially to RMB47.4 million in 2017 from RMB7.2
million in 2016, primarily due to an increase in penalties and late payment charges in relation
to certain non-compliance incidents.
Finance cost
Our finance cost increased substantially to RMB317.2 million in 2017 from RMB99.2
million in 2016, primarily due to an increase in interest costs as a result of our increased bank
borrowings over the same years, and partially offset by the increase in capitalized interest.
Fair value gains on investment properties
The fair value gains on investment properties increased by 10.3% to RMB86.0 million in
2017 from RMB78.0 million in 2016, primarily due to the appreciation of the fair value of our
investment properties.
Share of profits and losses of associates
Our share of profits of associates was RMB21.2 million in 2017 and our share of losses
of associate was RMB6.6 million in 2016. The change from loss to profit from associates was
primarily due to increase in profits from Nanchang Lizhou in relation to the Nanchang Xianghu
Wan in the amount of RMB28.0 million.
Share of profits and losses of joint ventures
Our share of losses of joint ventures increased substantially to RMB18.3 million in 2017
from RMB3.1 million in 2016, primarily due to the loss from our joint venture with Jiangxi
Baixing Real Estate Investment Limited in relation to Nanchang Yi Yuan which was under
development.
Profit before tax
As a result of the foregoing, our profit before income tax increased substantially to
RMB842.4 million in 2017 from RMB216.8 million in 2016.
Income tax expenses
Our income tax expenses increased substantially to RMB564.2 million in 2017 from
RMB85.9 million in 2016, primarily due to the increase in profit that was subject to tax and
the LAT in relation to the increase in sale of properties in 2017.
– 452 –
FINANCIAL INFORMATION
Profit for the year
As a result of the foregoing, our profit for the year increased substantially to RMB278.2
million in 2017 from RMB130.9 million in 2016. Our net profit margin slightly decreased from
5.9% in 2016 to 5.3% in 2017.
Profit attributable to non-controlling interests
See “— Results of Operations — Year ended December 31, 2018 — Compared to the year
ended December 31, 2017 — Profit for the year” for information on material subsidiaries with
non-controlling interests for 2017. For 2016, we recorded a net profit attributable to
non-controlling interest of RMB68.4 million, out of which, Nanchang Shuntai, Nanchang
Tianju Industrial and Jiangxi Hengwang Properties, each a material subsidiary with non-
controlling interests of 30%, 55% and 49%, respectively, was allocated profits of RMB38.8
million, RMB16.0 million and RMB14.5 million, respectively. See Note 45 to the Accountants’
Report for more details.
DESCRIPTION OF CERTAIN COMBINED STATEMENTS OF FINANCIAL POSITION
ITEMS
Properties under development
Properties for development for sale in our combined statement of financial position are
accounted for as current assets. Properties under development for sale include properties in
respect of which concrete planning and preparatory activities have been approved by
management and have commenced, and physical construction is expected to commence within
12 months from the end of the reporting period. Properties under development for sale are
stated at lower of cost comprising land costs, construction costs and capitalized interests during
the development period and net realizable value. Upon completion, the properties are
transferred to completed properties for sale. The value of our properties under development for
sale totaled approximately RMB9,201.7 million, RMB28,340.3 million, RMB43,560.3 million
and RMB48,478.3 million, respectively, as of December 31, 2016, 2017, 2018 and April 30,
2019. The increases in our properties under development for sale from December 31, 2016 to
December 31, 2017, to December 31, 2018, and further to April 30, 2019 were primarily due
to an increase in the number of our properties under development.
As of August 31, 2019, approximately RMB1,603.5 million, or 9.8% of our properties
under development for sale as of April 30, 2019, was transferred to completed properties for
sale.
– 453 –
FINANCIAL INFORMATION
Completed properties held for sale
Completed properties held for sale represent completed properties remaining unsold as of
the end of each financial period and are stated at the lower of cost and net realizable value. Cost
of properties held for sale is determined by an apportionment of related costs incurred
attributable to the unsold properties. Net realizable value is determined by reference to the sale
proceeds of properties sold in the ordinary course of business, less applicable selling expenses,
or by management estimates of the estimated selling prices based on prevailing market
conditions. As of December 31, 2016, 2017 and 2018 and April 30, 2019, we had completed
properties for sale of RMB2,313.3 million, RMB1,811.8 million, RMB4,094.4 million and
RMB4,396.7 million, respectively.
As of August 31, 2019, approximately RMB1,649.9 million, or 88.8% of our completed
properties for sale as of April 30, 2019, was subsequently delivered.
Investment properties
Investment properties are properties we retain mainly for rental income purposes and for
capital appreciation and properties under construction for such purposes. They are measured
initially at cost, including transaction costs and subsequent to initial recognition, measured at
fair value. Professional valuations are obtained at least once every year. Gains or losses arising
from changes in the fair value of investment property are included in profit or loss for the
period in which they arise. Transfers are made to or from investment properties when and only
when there is a change in use. For a transfer from properties for development, properties under
development for sale or completed properties for sale to investment properties, any difference
between the fair value of the properties at that date and its previous carrying amount is
recognized in profit or loss. The value of our investment properties totaled approximately
RMB769.3 million, RMB893.5 million, RMB1,153.0 million and RMB1,331.0 million,
respectively, as of December 31, 2016, 2017 and 2018 and April 30, 2019.
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FINANCIAL INFORMATION
The following table sets forth the movement in our investment properties as of the dates
indicated.
Under
Completed construction Total
(RMB’000)
Carrying amount at January 1, 2016 . . . . . . . . . . . . . . . . . . 3,000 299,245 302,245
Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . — 389,055 389,055
Transferred from investment properties under construction . . . 439,473 (439,473) —
Net gain from a fair value adjustment . . . . . . . . . . . . . . . . 727 77,253 77,980
Carrying amount at December 31, 2016 and January 1, 2017 . . 443,200 326,080 769,280
Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . — 38,182 38,182
Transferred from investment properties under construction . . . 1,061 (1,061) —
Net gain from a fair value adjustment . . . . . . . . . . . . . . . 5,239 80,799 86,038
Carrying amount at December 31, 2017 and January 1, 2018 . . 449,500 444,000 893,500
Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . — 149,371 149,371
Transferred from investment properties under construction . . . 9,642 (9,642) —
Net gain from a fair value adjustment . . . . . . . . . . . . . . . . 6,888 103,271 110,159
Carrying amount at December 31, 2018 and January 1, 2019 . . . 466,030 687,000 1,153,030
Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . — 150,569 150,569
Net gain from a fair value adjustment . . . . . . . . . . . . . . . — 27,431 27,431
Carrying amount at April 30, 2019 . . . . . . . . . . . . . . . . . . 466,030 865,000 1,331,030
The general increase in the value of our investment properties during the Track Record
Period was primarily attributable to increases in the number of investment properties and
appreciation of the fair value of the investment properties.
Prepayment and other receivables
Our prepayment and other receivables mainly consist of prepayments for acquisition of
land use rights, prepaid taxes and other tax recoverables, other deposits, deposits for land
auction, prepayments for construction cost, interest receivables relating to interest payments in
relation to a trust financing in 2016, long-term debt investments in 2017 and 2018, and other
receivables.
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FINANCIAL INFORMATION
The following table sets forth the components of our prepayment and other receivables as
of the dates indicated.
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Prepayments for acquisition of
land use rights . . . . . . . . . . . . . — 57,191 1,713,863 1,851,848
Prepaid taxes and other tax
recoverables . . . . . . . . . . . . . . . 169,551 471,029 1,277,833 1,556,824
Prepayments for construction
cost . . . . . . . . . . . . . . . . . . . . . . 24,192 101,703 128,758 157,328
Deposits for land auction . . . . . . . — 44,710 285,125 135,000
Other deposits . . . . . . . . . . . . . . . 172,946 411,608 896,467 958,980
Interest receivable . . . . . . . . . . . . 16,260 21,890 99,894 99,894
Due from non-controlling
shareholders of the subsidiaries. 6,517 15,177 18,977 39,724
Other receivables . . . . . . . . . . . . . 35,239 82,873 138,980 165,946
424,705 1,206,181 4,559,897 4,965,544
Less: Impairment . . . . . . . . . . . . . (224) (519) (1,073) (1,099)
424,481 1,205,662 4,558,824 4,964,445
Our prepayment for acquisition of land use rights is recorded as such while the relevant
land use rights certificates are pending approval. Our prepayment for acquisition of land use
rights increased substantially from 2017 to 2018 and also increased than 2018 to the four
months ended April 30, 2019, primarily due to the prepayments for the acquisition of four
parcels of land as of December 31, 2018.
Our prepaid taxes and other tax recoverables mainly represent value-added tax, prepaid
turnover tax and surcharges and construction tax. China gradually reformed its tax regime for
goods and services and replaced business taxes with value added taxes for many industries in
the last five years. In May 2016, the final phase of the tax reform was applied to the property
development sector, pursuant to which our sales-related taxes were replaced by value added
taxes. See “Regulatory Overview — Regulations on Taxation — Value-added tax” for more
details. Accordingly, we experienced a decline in our sales-related taxes and other levies from
2017, as such taxes have been replaced by value added tax. Accordingly, we recorded a sharp
increase in value-added tax prepayments in 2018 and the first four months of 2019 as compared
to 2016 and 2017.
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FINANCIAL INFORMATION
Deposits for land auction represent the tender deposits prepaid for bidding of land use
rights, which fluctuated subject to the timing and deposits required for the biddings of land
parcels we intended to participate in.
Other deposits include deposits for wall materials, migrant workers’ deposits and deposits
made to general contractors subject to the construction agreements, among others.
Interest receivables mainly represent interests arising from long-term debt investments,
for which details, see “— Description of Certain Combined Statement of Financial Position
Items — Long-term Debt Investments” below.
As of August 31, 2019, an amount of approximately RMB422.9 million, RMB1,201.2
million, RMB3,676.0 million and RMB2,791.4 million, representing approximately 99.6%,
99.6%, 80.6% and 56.2% of the balance of our prepayments and other receivables as of
December 31, 2016, 2017 and 2018 and April 30, 2019, respectively, had been settled.
Financial Assets at FVTPL
In 2018, we purchased financial assets at FVTPL, which were listed equity securities, in
the amount of RMB46.0 million. As of December 31, 2018 and April 30, 2019, the balance of
financial assets at FVTPL was RMB64.9 million and RMB44.1 million, respectively.
Accordingly, we recorded a net gain of RMB18.9 million in 2018 and a net loss of RMB20.8
million in the four months ended April 30, 2019 in connection with the financial assets at
FVTPL.
We made investments in these listed securities primarily for the purposes of enhancing
our income without interfering with our business operation or capital expenditures. Our
investment decisions are made on a case-by-case basis and after due and careful consideration
of a number of factors, including market and investment conditions, economic developments,
investment cost, duration of investment and the expected returns and potential losses of such
investment. Our financial management center, under the supervision of our Chairman, is
responsible for managing our investment activities. Our financial management center assesses
our cash flow, operational needs and capital expenditure before making a proposal to invest in
investment products. If our cash flow exceeds operational needs and appropriate short-term
investment opportunities are available, our financial management center will submit the
investment proposal to our Chairman for approval.
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FINANCIAL INFORMATION
Long-term Debt Investments
In 2017, we identified potential land acquisition opportunities in Suzhou, Jiangsu
province. In March and April 2017, we entered into two equity acquisition framework
agreements with an Independent Third Party which owned the two parcels of land in Suzhou
through its subsidiaries (the “JV Partners”) in order to acquire interest in these two parcels of
land. At the time when these acquisition framework agreements were signed, the plot ratios of
these two parcels of land were relatively low and the JV Partners agreed to obtain relevant
approvals to adjust the plot ratio or the related planning, as the case may be, such that it would
allow for development of properties with more gross floor area. As the JV Partners would not
be able to obtain approval for the adjustment to the plot ratios of these two parcels of land
during the time frame as agreed, in order to avoid any potential loss in our equity investment
and to ensure desired investment returns, we entered into a long-term debt agreement with the
JV Partners in September 2017 to convert our equity investment in the two project companies
made pursuant to the two acquisition framework agreements into a long-term debt with a
guaranteed return of 12.0% per annum, which debt shall be payable in four years. As of
December 31, 2017 and 2018, the balance of the 2017 long-term debt investment was
RMB740.3 million and RMB629.9 million, respectively. Subsequently in early 2019, the
property projects under development by the project company which was undergoing plot ratio
related planning adjustment needed certain working capital to fulfill certain property
development conditions. We made an additional RMB326.9 million long-term debt investment
to enable the project company to fulfill certain property development conditions. As of April
30, 2019, the total principal amount of the 2017 long-term debt investment was approximately
RMB956.8 million.
In 2018, we identified opportunities to enter into Sichuan property market and entered
into an agreement with an Independent Third Party to make capital investment in the property
project owned by the Independent Third Party in the form of long-term debt in an aggregate
principal amount of approximately RMB250.0 million with a guaranteed return of 15.0% per
annum. As of April 30, 2019, the balance of the 2018 long-term debt investment was RMB56.3
million.
The table sets forth below the current portion and non-current portion of the long-term
debt investments as of the relevant dates indicated.
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Debt investment . . . . . . . . . . . . . — 740,340 879,884 1,013,077
2017 debt investment . . . . . . . . . . — 740,340 629,884 956,762
2018 debt investment . . . . . . . . . . — — 250,000 56,315
Less: Impairment . . . . . . . . . . . . . — (741) (880) (1,013)
— 739,599 879,004 1,012,064
Less: Portion classified as current
assets . . . . . . . . . . . . . . . . . . . . — (121,930) (314,942) (355,498)
Non-current portion . . . . . . . . . . . — 617,669 564,062 656,566
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FINANCIAL INFORMATION
In 2017 and 2018, we recorded interests income from the two long-term debt investments
as mentioned above in an aggregate amount of RMB21.9 million and RMB78.0 million,
respectively. To ensure compliance with applicable PRC laws and regulations, (i) we did not
receive any cash for the accrued interests income from the two long-term debt investments
during the Track Record Period, and (ii) we waived any interest accrued from the two
long-term debt investment as mentioned above starting from January 1, 2019, as such, we
recorded nil interests income from the two long-term debt investments in the four months
ended April 30, 2019; and (iii) we disposed of the two long-term debt investments to our
Controlling Shareholder, Mr. Zhang, in July 2019, which consideration for the disposition of
the 2017 long-term debt investment and the 2018 long-term debt investment to Mr. Zhang was
approximately RMB1,050.9 million (including the outstanding principal amount of RMB956.8
million plus any interest accrued until December 31, 2018 in an aggregate amount of RMB94.1
million in order to cover fund possession cost) and RMB58.1 million (including the
outstanding principal amount of RMB52.3 million plus any interest accrued until December 31,
2018 in an aggregate amount of RMB5.8 million in order to cover fund possession cost),
respectively. Mr. Zhang does not have right to claim any accrued interests income arising from
the two long-term debt investments starting from January 1, 2019 which has been waived by
us. As a result of such disposal, we recognized nil gains or losses therefrom and we no longer
engage in any lending activities subject to the regulation of the General Lending Provisions.
To avoid such incident from recurring in the future, we have adopted a series of internal
control measures to better manage and monitor its risks relating to any investments. As part of
our treasury policy, our financial management center and strategic investment center are
primarily responsible for liquidity risk management of our investments, including long-term
debt investments, and to ensure the timely availability of funds when needed. Our legal affairs
management center is responsible for evaluating the investment plan from the legal perspective
and keeping relevant departments, such as strategic investment center, abreast of any changes
or developments in applicable laws relating to investment and financing. Our strategic
investment center is required to involve and obtain inputs from our legal affairs management
center with respect to any investment plans. Our legal affairs management center can also
report directly to the management at the Group level for any legal risks it detects. For more
details, please see “Business – Risk Management.”
Our PRC Legal Advisor is of the view that the above-mentioned two long-term debt
investments loans are subject to the General Lending Provisions (貸款通則), a regulation
promulgated by the PBOC in 1996. According to the General Lending Provisions, only
financial institutions may legally engage in the business of extending loans, and loans made
between companies that are non-financial institutions are prohibited. The PBOC may impose
penalties on the enterprise that is not a financial institution in an amount equal to one to five
times of any income generated from the lending activities by such enterprise. However,
according to the Provisions of the Supreme People’s Court on Several Issues concerning the
Application of Law in the Trial of Private Lending Cases (最高人民法院關於審理民間借貸案
件適用法律若干問題的規定) (the “Provisions”), promulgated on August 6, 2015 and effective
on September 1, 2015, lending contracts between non-financial institutions are valid if they are
made for the purposes of supporting production or business operations. PRC courts will also
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FINANCIAL INFORMATION
support a company’s claim for interest in respect of such a loan as long as the annual interest
rate does not exceed 24%. Pursuant to the Notice of the Supreme People’s Court on Continued
Study and Implementation and Application of the Provisions of the Supreme People’s Court on
Several Issues concerning the Application of Law in the Trial of Private Lending Cases
published on August 25, 2015, the Provisions shall apply to lending contracts entered into prior
to the implementation of the Provisions that are invalid under the former judicial
interpretations but valid under the Provisions. Our PRC Legal Advisor is of the view that (i)
the long-term debt investments were not in compliance with the General Lending Provisions
prior to the disposal, and (ii) under normal circumstances, the possibility that the PBOC
imposing a penalty on us in respect of the above-mentioned long-term debt investments
pursuant to the General Lending Provisions is very low, for the reasons including (a) the two
long-term debt investments have been disposed of by us, (b) as described above, the two
long-term debt investments arose from particular commercial reasons, and we have no
intention to engage in any private lending activities, nor have we otherwise engaged in any
lending activities to derive any interest income in our ordinary course of business, and (c) the
PBOC seldom imposes administrative penalties pursuant to the General Lending Provisions in
practice and we have not received any notice of claim, investigation or penalty relating to the
two long-term debt investments from any competent governmental authorities as of the Latest
Practicable Date. We are further advised by our PRC Legal Advisor that these long-term debt
investments no longer contravene with the General Lending Provisions after they have been
disposed of. Based on the above, our Directors are of the view that the operational and financial
impact on us would be insignificant, if any. Our Directors confirm that, as of the Latest
Practicable Date, we are not engaged in any long-term debt investment or other private lending
activities with any Independent Third Party that contravene with the General Lending
Provisions. Our PRC Legal Advisors are of the view that, after we disposed of the two
long-term debt investments, we no longer violate the General Lending Provisions for being
engaged in any long-term debt investment or private lending activities with any Independent
Third Party.
Amounts Due from Related Companies
Refer to “— Related Party Transactions” below for more details.
Amounts Due to Related Companies
Refer to “— Related Party Transactions” below for more details.
Trade and bills payables
Our trade and bills payables primarily represent our obligations to pay for goods or
services that have been acquired in the ordinary course of business from construction
contractors. The general increase in our trade and bills payables during the Track Record
Period was in line with our property construction and development activities. During the Track
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FINANCIAL INFORMATION
Record Period and up to the Latest Practicable Date, our Directors confirm that we had not
defaulted on payment of trade payables. The following table sets forth an aging analysis of our
trade and bills payables based on the invoice date as of the dates indicated:
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Less than one year . . . . . . . . . . . . 1,571,692 2,458,229 3,095,914 3,774,758
Over one year. . . . . . . . . . . . . . . . 183 7,234 46,348 51,476
Total . . . . . . . . . . . . . . . . . . . . . . 1,571,875 2,465,463 3,142,262 3,826,234
As of August 31, 2019, approximately RMB1,571.9 million, RMB2,465.5 million,
RMB3,102.6 million and RMB3,264.1 million, representing 100.0%, 100.0%, 98.7% and
85.3% of trade and bills payables as of December 31, 2016, 2017 and 2018 and April 30, 2019,
respectively, had been settled.
Other payables and accruals
The composition of our other payables and accruals was as follows as of the dates
indicated:
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Outstanding consideration for
assets acquisition . . . . . . . . ... 1,633,602 1,390,124 3,051,198 2,554,930
Interest payable . . . . . . . . . . . ... 21,903 50,895 328,965 235,700
Deposits related to sales of
properties . . . . . . . . . . . . . . . . . 30,051 50,265 155,116 219,711
Other tax and surcharges . . . . . . . 18,526 84,489 99,137 78,724
Maintenance fund . . . . . . . . . . . . . 17,502 39,212 75,244 100,177
Payroll and welfare payable . . . . . 13,086 36,083 48,468 56,030
Retention deposits related to
construction . . . . . . . . . . . . ... 1,973 54,701 39,632 39,679
Commission payable. . . . . . . . ... 6,639 25,141 23,815 21,620
Due to non-controlling
shareholders of subsidiaries ... 2,852 13,452 4,598 48,514
Others(1) . . . . . . . . . . . . . . . . . ... 7,283 49,295 72,405 66,048
1,753,417 1,793,657 3,898,578 3,421,133
Note:
(1) Others mainly include social insurance and house provident insurance that are to be paid for the
employees and travel and administrative expenses of our sales and administrative staff that are to be
reimbursed.
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FINANCIAL INFORMATION
Our other payables and accruals increased substantially from RMB1,793.7 million as of
December 31, 2017 to RMB3,898.6 million as of December 31, 2018, primarily reflecting the
outstanding consideration in relation to acquisitions of Changsha Bo Yuan and Huizhou
Gaoling Village in 2018. Our other payables and accrual decreased from RMB3,898.6 million
as of December 31, 2018 to RMB3,421.1 million as of April 30, 2019, primarily due to our paid
part of the outstanding consideration for acquisitions of Changsha Bo Yuan and Huizhou
Gaoling Village.
As of August 31, 2019, an amount of approximately RMB1,750.6 million, RMB1,380.0
million, RMB2,807.3 million and RMB2,099.2 million, representing approximately 99.8%,
76.9%, 72.0% and 61.4% of the balance of our other payables and accruals as of December 31,
2016, 2017 and 2018 and April 30, 2019, respectively, had been settled.
Contract liabilities
We receive payments from customers on billing schedule as established in contracts in
relation to the pre-sales of our properties. Payments are usually received in advance of the
performance under contracts which are mainly from sales of properties. As of December 31,
2016, 2017, 2018 and April 30, 2019, we recorded contract liabilities of RMB7,118.9 million,
RMB20,063.8 million, RMB40,196.4 million and RMB43,726.6 million, respectively.
The following table sets forth the transaction price allocated to the remaining
performance obligations (unsatisfied or partially unsatisfied) related to sales of properties as
of the dates indicated:
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Expected to be satisfied
within one year . . . . . . . . . 4,575,856 7,171,449 21,136,377 23,743,586
Expected to be satisfied after
one year . . . . . . . . . . . . . . . 3,562,413 19,157,386 26,581,826 27,603,107
Total . . . . . . . . . . . . . . . . . . . 8,138,269 26,328,835 47,718,203 51,346,693
As of August 31, 2019, approximately RMB7,118.9 million, RMB17,822.7 million,
RMB10,433.1 million and RMB4,470.3 million, representing 100.0%, 88.8%, 26.0% and
10.2%, of our contract liabilities recorded as of December 31, 2016, 2017 and 2018 and April
30, 2019, respectively, had been utilized and recorded as revenue in our financial statements.
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FINANCIAL INFORMATION
NET CURRENT ASSETS
During the Track Record Period, we had met our working capital needs mainly from cash
flow from operations, bank and other borrowings, trust financing and corporate bonds. The
following table sets forth a breakdown of our net current assets as of the dates indicated.
As of As of
As of December 31, April 30, August 31,
2016 2017 2018 2019 2019
(RMB’000)
(unaudited)
Current assets
Properties under development . . . . . 9,201,729 28,340,270 43,560,301 48,478,273 53,320,287
Completed properties held
for sale . . . . . . . . . . . . . . . . 2,313,265 1,811,813 4,094,399 4,396,742 5,262,496
Trade receivables . . . . . . . . . . . . — — — 2,403 3,195
Due from related companies . . . . . . 4,127,587 4,515,427 5,112,386 7,344,419 6,460,172
Prepayments and other receivables . . 424,481 1,205,662 4,558,824 4,964,445 4,184,965
Financial assets at fair value through
profit or loss . . . . . . . . . . . . . — — 64,867 44,067 41,398
Long-term debt investment within
one year . . . . . . . . . . . . . . . . — 121,930 314,942 355,498 —
Tax recoverable . . . . . . . . . . . . . 8,931 42,298 116,116 262,181 304,011
Restricted cash . . . . . . . . . . . . . 266,726 1,172,860 2,623,147 3,468,422 3,489,817
Pledged deposits . . . . . . . . . . . . 67,052 233,302 358,899 754,124 769,284
Cash and cash equivalents . . . . . . . 699,941 2,876,901 7,083,520 5,387,137 4,909,853
Total current assets . . . . . . . . . . 17,109,712 40,320,463 67,887,401 75,457,711 78,745,478
Current liabilities
Trade and bills payables . . . . . . . 1,571,875 2,465,463 3,142,262 3,826,234 4,106,901
Other payables and accruals . . . . . 1,753,417 1,793,657 3,898,578 3,421,133 3,079,507
Contract liabilities . . . . . . . . . . . 7,118,885 20,063,821 40,196,400 43,726,570 45,760,025
Due to related companies . . . . . . . 193,661 2,294,506 1,400,187 2,963,273 2,964,631
Interest-bearing bank and other
borrowings . . . . . . . . . . . ... 2,996,600 9,249,127 9,224,964 10,334,450 11,166,648
Senior notes . . . . . . . . . . . . ... — — — — 602,958
Tax payable . . . . . . . . . . . . ... 122,769 760,298 1,686,313 2,773,504 2,482,286
Leasing liabilities within
one year . . . . . . . . . . . . ... — — — 21,368 31,207
Financial liabilities at fair value
through profit or loss . . . . . ... 935 861 619 519 519
Total current liabilities . . . . . . . 13,758,142 36,627,733 59,549,323 67,067,051 70,194,682
Net current assets . . . . . . . . . . . 3,351,570 3,692,730 8,338,078 8,390,660 8,550,796
– 463 –
FINANCIAL INFORMATION
Our net current assets generally increased during the Track Record Period primarily due
to increases in properties under development as we accelerated our nation-wide expansion. Our
construction services for property projects increased accordingly, which was partially offset by
continuous increases in advance from our customers as pre-sale of our properties then under
development continued, and trade and bills payables and other payables and accruals grew in
line with such activities.
Our net current assets increased by 0.6% from December 31, 2018 to April 30, 2019,
primarily due to a decrease in cash and cash equivalents in connection with our acquisitions
in the first four months of 2019.
LIQUIDITY AND CAPITAL RESOURCES
Our principal use of cash have been for the development of our property projects. Our
main source of liquidity has been generated from mainly from cash flow from operations and
bank and other borrowings. As of December 31, 2016, 2017, 2018 and April 30, 2018 and 2019,
we had cash and bank balances of RMB1,033.7 million, RMB4,283.1 million, RMB10,065.6
million, RMB5,392.4 million and RMB9,609.7 million, respectively, which consisted of
restricted cash, pledged deposits, cash at bank and on hand. In the foreseeable future, we expect
these requirements to continue to be our principal requirements of liquidity and we may use a
portion of the proceeds from the Global Offering to finance some of our capital requirements.
Cash flow
The following table sets forth a summary of our cash flows as of the dates indicated.
Four months
Year ended December 31, ended April 30,
2016 2017 2018 2018 2019
(RMB’000)
(unaudited)
Operating cash flows
before movements in
working capital . . . . . . . . . . 250,137 1,046,328 2,033,527 319,865 1,620,440
Net cash flows (used in)/
generated from operating
activities . . . . . . . . . . . . . . (2,037,494) (6,547,778) 1,724,927 1,184,438 (1,337,660)
Net cash flows used in investing
activities . . . . . . . . . . . . . . (784,769) (4,511,225) (1,320,190) (233,348) (3,665,328)
Net cash flows generated from/
(used in) financing activities . 3,485,911 13,187,705 3,825,472 (610,691) 3,292,766
Net increase in cash and cash
equivalents . . . . . . . . . . . . 663,648 2,128,702 4,230,209 340,399 (1,710,222)
Cash and cash equivalents at
beginning of year/period . . . . 36,293 699,941 2,876,901 2,876,901 7,083,520
Effect of foreign exchange rate,
net . . . . . . . . . . . . . . . . . . — 48,258 (23,590) 18,057 13,839
Cash and cash equivalents at the
end of year/period . . . . . . . . 699,941 2,876,901 7,083,520 3,235,357 5,387,137
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FINANCIAL INFORMATION
Net cash (used in)/generated from operating activities
Our net cash used in operating activities principally comprises payments made in relation
to our property development activities, including construction costs and land acquisitions. Our
cash generated from operating activities is principally proceeds received from pre-sales and
sales of our properties.
For the four months ended April 30, 2019, our net cash flows used in operating activities
were RMB1,337.7 million, which was the result of cash used in operating activities of
RMB153.8 million, interest paid of RMB631.3 million and tax paid of RMB560.3 million,
partially offset by interest received of RMB7.8 million. We had operating cash flows, before
movements in working capital, of RMB1,620.4 million. The decrease of RMB1,774.3 million
in the working capital was primarily attributable to (i) an increase in properties under
development and completed properties held for sale of RMB3,243.2 million, (ii) an increase in
restricted cash of RMB845.3 million and (iii) a decrease in other payables and accruals of
RMB729.7 million, which was partially offset by (i) an increase in contract liabilities of
RMB3,007.7 million, primarily due the increased property sales in the first four months of
2019, (ii) an increase in trade and bills payables.
In 2018, our net cash flows generated from operating activities were RMB1,724.9 million,
which was the result of cash generated from operations of RMB3,706.1 million, net of tax paid
of RMB1,074.5 million and interest paid of RMB934.3 million. We had operating cash flows,
before movements in working capital, of RMB2,033.5 million. The increase of RMB1,672.6
million in the working capital was primarily attributable to increase in contract liabilities of
RMB19,329.2 million, partially offset by (i) increase in properties under development and
completed properties held for sale of RMB15,063.9 million and (ii) increase in prepayments
and other receivables of RMB3,275.2 million, primarily driven by the increased land
acquisition activities.
In 2017, our net cash flows used in operating activities were RMB6,547.8 million, which
was the result of cash used in operations of RMB4,848.9 million, plus interest paid of
RMB1,080.4 million and tax paid of RMB640.3 million. We had operating cash flows, before
movements in working capital, of RMB1,046.3 million. The decrease of RMB5,895.2 million
in the working capital was primarily attributable to an increase in properties under
development and completed properties held for sale of RMB16,532.3 million, which was
partially offset by an increase in contract liabilities of RMB12,599.7 million.
In 2016, our net cash flows used in operating activities were RMB2,037.5 million, which
was primarily attributable to (i) cash used in operations of RMB1,518.9 million, (ii) interest
paid of RMB274.3 million and (iii) tax paid of RMB246.8 million, partially offset by interest
received of RMB2.5 million. We had operating cash flows, before movements in working
capital, of RMB250.1 million. The decrease of RMB1,769.0 million in the working capital was
primarily due to an increase in properties under development and completed properties held for
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FINANCIAL INFORMATION
sale of RMB7,595.4 million, which was partially offset by (i) an increase in contract liabilities
of RMB3,763.7 million and (ii) the increase in other payables and accruals of RMB1,457.6
million, as a result of the increase in the consideration amounts for the subsidiaries acquired
by us in 2016.
Net cash used in investing activities
Our cash used in investing activities principally comprises of cash outflows in connection
with our investment properties, investments in associate and joint ventures and purchase of
property, plant and equipment as well as intangible assets.
For the four months ended April 30, 2019, our net cash flows used in investing activities
were RMB3,665.3 million, which was primarily attributable to (i) investments in joint ventures
of RMB2,793.9 million, (ii) acquisition of subsidiaries of RMB518.3 million and (iii) advances
to third parties of RMB133.1 million.
In 2018, our net cash flows used in investing activities were RMB1,320.2 million, which
was primarily attributable to (i) investments in joint ventures of RMB485.9 million, (ii)
investments in associates of RMB474.8 million, (iii) an increase in investment properties of
RMB149.4 million and (iv) advance to a third party of RMB139.4 million.
In 2017, our net cash flows used in investing activities were RMB4,511.2 million, which
was primarily attributable to (i) investments in joint ventures of RMB3,205.0 million, (ii)
advance to a third party of RMB739.6 million, and (iii) acquisition of subsidiaries of
RMB472.2 million.
In 2016, our net cash flows used in investing activities were RMB784.8 million, which
was primarily attributable to (i) investments in investment properties of RMB389.1 million, (ii)
investments in joint ventures of RMB205.9 million, (iii) investments in associates of
RMB159.0 million.
Net cash generated from/(used in) financing activities
Our cash used in financing activities principally comprises repayment of advance from
related parties, advance to related parties and repayment of interest-bearing bank and other
borrowings. Our cash generated from financing activities principally comprises proceeds from
interest-bearing bank and other borrowings, repayment from related parties and repayment of
advance to related parties.
For the four months ended April 30, 2019, our net cash flows generated from financing
activities were RMB3,292.8 million, which was primarily attributable to (i) proceeds from
interest-bearing bank and other borrowings of RMB9,696.7 million, (ii) advance from related
companies of RMB4,007.3 million and (iii) repayment of advance to related companies of
– 466 –
FINANCIAL INFORMATION
RMB3,059.0 million, partially offset by (i) repayment of interest-bearing bank and other
borrowings of RMB5,730.6 million, (ii) advance to related companies of RMB5,291.2 million
and (iii) repayment of advances from related companies of RMB2,916.5 million.
In 2018, our net cash flows generated from financing activities were RMB3,825.5 million,
which was primarily attributable to (i) proceeds from interest-bearing bank and other
borrowings of RMB16,367.8 million, (ii) advance from related companies of RMB15,790.2
million and (iii) repayment of advance to related companies of RMB10,086.1 million, partially
offset by (i) repayment of advance from related companies of RMB16,714.9 million, (ii)
repayment of interest-bearing bank and other borrowings of RMB11,603.0 million and (iii)
advance to related companies of RMB10,691.5 million.
In 2017, our net cash flows generated from financing activities were RMB13,187.7
million, which was primarily attributable to (i) repayment of advance to related companies of
RMB15,390.7 million, (ii) proceeds from interest-bearing bank and other borrowings of
RMB14,277.7 million and (iii) advance from related companies of RMB11,781.9 million,
partially offset by (i) advance to related companies of RMB15,737.8 million, (ii) repayment of
advance from related companies of RMB9,691.9 million and (iii) repayment of interest-bearing
bank and other borrowings of RMB4,039.6 million.
In 2016 our net cash flows generated from financing activities were RMB3,485.9 million,
which was primarily attributable to (i) proceeds from interest-bearing bank and other
borrowings of RMB6,336.0 million, (ii) advance from related companies of RMB2,091.8
million and (iii) capital contribution by the then equity holder of a subsidiaries of RMB2,400.0
million, partially offset by (i) advance to related companies of RMB4,729.4 million, (ii)
repayment of advance from related companies of RMB2,659.1 million and (iii) repayment of
interest-bearing bank and other borrowings of RMB1,619.5 million.
Working capital
Property development require substantial capital investment for land acquisition and
construction, and it may take many months or years before positive cash flow can be generated.
To date, we have funded our growth principally from cash generated from our operations and
borrowings from banks, trust financings and private corporate bonds. Our financing methods
vary from project to project and are subject to limitation imposed by the PRC or other local
regulations and monetary policies. See “— Cash Flow — Net Cash (Used in)/Generated from
Operating Activities” for more details.
To achieve sufficient working capital, we will continue to improve our cash inflow
associated with the sales and pre-sales of our properties by enhancing our payment collection
from customers. We intend to continue to monitor our development and construction schedules,
property sales and land acquisition plans based on the cash inflow associated with existing and
planned external financing opportunities, including but not limited to the issuance of corporate
bonds or other debt offerings and property sales proceeds.
– 467 –
FINANCIAL INFORMATION
Sufficiency working capital
Taking into account our current project development and sales schedules and plans, our
expected cash generated from operating activities, the estimated net proceeds from the Global
Offering (after a possible Downward Offer Price Adjustment setting at the final Offer Price of
up to 10% below the low end of the indicative Offer Price range), our bank and other
borrowings, and any additional financial resources available to us, together with our expected
cash outflow in the near future, which was mainly driven by the increase in the number of our
existing property development projects entering into development stage and the unpaid land
premium, our Directors are of the opinion that we will have available sufficient working capital
for our present requirements and for the next 12 months from the date of this prospectus.
Capital expenditure
Our capital expenditure during the Track Record Period primarily represented
expenditures incurred relating to purchase of property, plant and equipment and acquisition of
intangible assets such as certain software. In 2016, 2017 and 2018 and the four months ended
April 30, 2018 and 2019, we incurred capital expenditures of RMB30.8 million, RMB45.6
million, RMB27.1 million, RMB18.3 million and RMB3.4 million, respectively.
Our Directors estimate that our capital expenditure for the years ending December 31,
2019 and 2020 will be approximately RMB57.0 million and RMB69.7 million, respectively.
Such estimates represent the total capital expenditure we expect to incur in the relevant years
based on our existing business plans. We may adjust our business plans and the estimate total
capital expenditure may also change.
– 468 –
FINANCIAL INFORMATION
INDEBTEDNESS
Overview
As of December 31, 2016, 2017, 2018 and April 30, 2019, our total borrowings (including
interest-bearing bank and other borrowings and corporate bonds) amounted to RMB6,437.5
million, RMB16,675.6 million, RMB22,102.8 million and RMB26,469.4 million, respectively.
The following table sets forth the components of our borrowings and lease liabilities as of the
dates indicated:
As of As of
As of December 31, April 30, August 31,
2016 2017 2018 2019 2019
(RMB’000)
(unaudited)
Non-current
Bank loans — secured . . . . . . . . . 750,000 3,648,961 5,914,494 7,883,001 9,295,060
Other loans — secured(1). . . . . . . . 2,690,900 3,777,559 6,371,246 7,228,097 8,751,366
Corporate bonds. . . . . . . . . . . . . — — 592,070 1,023,830 1,049,671
Lease liabilities . . . . . . . . . . . . . — — — 22,007 14,312
Current
Bank loans — secured . . . . . . . .. 20,000 — 50,000 50,000 48,000
Other loans — secured(1). . . . . . .. 98,000 596,400 2,713,907 2,726,548 5,095,162
Other loans — unsecured . . . . . .. — — — 311,242 311,242
Current portion of long term bank
loans — secured . . . . . . . . . .. 675,000 2,424,627 3,107,694 3,089,476 2,776,813
Current portion of other loans —
secured(1) . . . . . . . . . . . . . .. 2,203,600 6,228,100 3,353,363 4,157,184 3,538,389
Lease liabilities . . . . . . . . . . . .. — — — 21,368 31,207
Total . . . . . . . . . . . . . . . . . . . 6,437,500 16,675,647 22,102,774 26,512,753 30,911,222
Note:
(1) Other loans include financing arrangements with trust companies, asset management companies and
other financial institutions during the Track Record Period and a loan from a non-controlling
shareholder of one of our subsidiaries to us in 2019.
We adopted IFRS 16 on January 1, 2019, which applies a single recognition and
measurement method to recognize operating leases, except for short term leases. Under this
approach, as of April 30, 2019, we recorded right-of-use assets of RMB50.1 million, lease
liabilities of RMB22.0 million under non-current liabilities and lease liabilities within one year
of RMB21.4 million, instead of amounts of future aggregate minimum lease payments under
operating lease. Our total lease liabilities were RMB 47.6 million as of July 31, 2019 in
accordance with the adoption of IFRS 16 on January 1, 2019.
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FINANCIAL INFORMATION
As of December 31, 2016, 2017, 2018 and April 30, 2019, our borrowings and corporate
bonds were repayable as follows.
As of As of
As of December 31, April 30, August 31,
2016 2017 2018 2019 2019
(RMB’000)
(unaudited)
Bank loans repayable:
Within one year or on demand . . . 695,000 2,424,627 3,157,694 3,139,476 2,824,813
In the second year . . . . . . . . . . — 930,000 4,516,794 4,683,101 2,812,090
In the third to fifth years,
inclusive . . . . . . . . . . . . . . 750,000 2,718,961 1,397,700 3,199,900 6,482,970
1,445,000 6,073,588 9,072,188 11,022,477 12,119,873
Other borrowings and corporate
bonds repayable:
Within one year or on demand . . . 2,301,600 6,824,500 6,067,270 7,194,974 8,944,793
In the second year . . . . . . . . . . 2,089,900 3,597,559 6,371,246 7,245,927 4,801,366
In the third to fifth years,
inclusive . . . . . . . . . . . . . . 601,000 180,000 592,070 1,006,000 4,999,671
4,992,500 10,602,059 13,030,586 15,446,901 18,745,830
6,437,500 16,675,647 22,102,774 26,469,378 30,865,703
As of August 31, 2019, we had approximately RMB5,499.3 million unutilized banking
facilities.
Trust and other financing arrangements
As with many other property developers in the PRC, we also enter into financing
arrangements with trust companies, asset management companies and their financing vehicles,
as well as other financial institutions in the ordinary course of business to finance our property
development and other related operations. Compared with bank borrowings, such financing
arrangements usually offer greater flexibility in terms of availability, approval schedule and
repayment requirements, which constitute an effective alternative source of funding for some
of our project developments, particularly during the tightened banking credit environments.
These financing arrangements can be categorized into trust financing and other financing
arrangements. Trust financing arrangements refer to the financing arrangements with trust
– 470 –
FINANCIAL INFORMATION
companies, asset management companies and their financing vehicles. For additional
information as to the relevant laws and regulations applicable to trust financing arrangements,
see “Regulatory Overview — Regulations on Real Estate Financing — Trust Financing.”
As of April 30, 2019, the aggregate principal balance of our trust financing borrowings
was approximately RMB14,091.6 million. As of the same date, the total outstanding balance
of our trust financing borrowings was approximately RMB14,111.8 million. The difference
between these two amounts was mainly due to amortized costs relating to our trust financing
outstanding as of the same date. The difference between our total outstanding balance of the
other loans as of April 30, 2019, which was approximately RMB14,423.1 million, and total
outstanding amount of our trust financing as of the same date, which was approximately
RMB14,111.8 million, was mainly due to the outstanding amount of a loan from a
non-controlling shareholder of one of our subsidiaries to us in the four months ended April 30,
2019.
The following table sets forth our outstanding trust financing arrangements with trust
companies, asset management companies and their financing vehicles and other financial
institutions as of the dates indicated:
General
Annual Veto rights of category of
Principal balance as of
interest Effective Maturity Share pledge (among other financial trust financing
Item Financial institution rate date date collaterals, if any) institution April 30, 2019 August 31, 2019 arrangements
(RMB’000)
(unaudited)
1 Shanghai Yubo Investment 9.5% November July 6, 2019 N/A N/A 50,000 — Type 1
Management Co., Ltd (上海譽 23, 2018
鉑投資管理有限公司)
2 Ping’an Trust Co. Ltd. (平安信託 12.50% January 8, July 8, 2020 N/A N/A 1,030,000 870,000 Type 1
有限責任公司) 2019
3 Jiangxi Financial Asset 13.00% April 9, October 8, N/A N/A 299,880 248,880 Type 1
Management Co., Ltd. (江西省 2019 2019
金融資產管理股份有限公司)
4 China Orient Asset Management 11.50% July 16, July 19, N/A N/A — 500,000 Type 1
Co., Ltd. (中國東方資產管理股 2019 2022
份有限公司湖北省分公司)
5 Guotong Trust Co., Ltd. (國通信 13.10% May 25, March 14, 95% shares of Changsha N/A 304,900 — Type 2
託有限公司) 2018 2020 Wangguo Real Estate*
6 JIC Trust Co., Ltd. (中建投信託 9.8% June 14, October 18, 100% Shares of Huizhou N/A 178,900 — Type 2
有限責任公司) 2018 2019 Tianhuayu Industrial*
7 Jiangxi Provincial Water 8.00% October 9, December 7, 100% shares of Jiangxi N/A 510,000 510,000 Type 2
Conservancy Investment Group 2018 2019 Hezhixin*
Corp. (江西省水利投資集團有
限公司)
8 Bohai International Trust Co., First year: November November 21% shares of Nanchang N/A 48,000 30,000 Type 2
Ltd. (渤海國際信託股份有限公 9.00%; 21, 2017 20, 2019 Shuntai*
司) Second
year:
13.50%
9 China Huarong Asset First year: November November 49% shares of Nanchang N/A 178,000 168,000 Type 2
Management Co., Ltd. (中國華 9.80%; 17, 2017 15, 2019 Shuntai*
融資產管理股份有限公司四川省 Second
分公司) year:
11.30%
– 471 –
FINANCIAL INFORMATION
General
Annual Veto rights of category of
Principal balance as of
interest Effective Maturity Share pledge (among other financial trust financing
Item Financial institution rate date date collaterals, if any) institution April 30, 2019 August 31, 2019 arrangements
(RMB’000)
(unaudited)
10 Zhongyuan Trust Co., Ltd. (中原 11.50% May 11, May 10, 100% shares of Nanchang N/A 860,700 443,500 Type 2
信託有限公司) 2018 2020 Xinming Real estate
Development*
11 JIC Trust Co., Ltd. (中建投信託 9.50% July 10, August 10, 100% shares of Wuxi Fuan N/A 102,000 — Type 2
有限公司) 2017 2019 Jindi*
12 China Orient Asset Management 10.00% February 9, February 8, 100% shares of Wuhan N/A 240,000 240,000 Type 2
Co., Ltd. (中國東方資產管理股 2018 2020 Shengyang Real Estate
份有限公司湖北省分公司) Development*
13 Shanghai Yidezhen Equity 13.62% November 1, December 100% shares of Xinyue N/A 500,000 500,000 Type 2
Investment Management Centre 2017 24, 2019 Lichuang Real Estate
(L.P.) (上海易德臻投資管理中 Development*
心)
14 China Great Wall Asset 10.68% January 2, January 1, 11.9% shares of Hunan Yuexi N/A 130,100 48,550 Type 2
Management Co., Ltd. (中國長 2018 2020 Real Estate*
城資產管理股份有限公司湖南省
分公司)
15 China Cinda Asset Management 9.70% October 10, October 9, 100% shares of Ganzhou N/A 400,000 400,000 Type 2
Co., Ltd. (中國信達資產管理股 2017 2019 Xinli Lihe Property* and
份有限公司) 100% shares of Ganzhou
Xinli Future Property*
16 JIC Trust Co., Ltd. (中建投信託 10.3% May 10, July 24, 100% shares of Kunshan N/A 498,500 — Type 2
有限責任公司) 2017 2019 Laikesi Investment*
17 JIC Trust Co., Ltd. (中建投信託 13.40% January 18, June 10, 100% shares of Zhuji Lirui N/A 221,800 221,800 Type 2
有限責任公司) 2019 2020 Real Estate Development
18 Jiangxi Provincial Water 8.00% January 4, March 18, 100% shares of Jiangxi N/A 170,000 140,000 Type 2
Conservancy Investment Group 2019 2020 Haiyue Real Estate
Corp. (江西省水利投資集團有 Development
限公司)
19 Sichuan Ruiyin Wenhua Equity 11.00% April 12, February 22, 100% shares of Jiangxi N/A 11,900 40,040 Type 2
Investment Fund Management 2019 2020 Aositun*
Co., Ltd. (四川瑞銀文華股權投
資基金管理有限公司)
20 China Orient Asset Management 13.00% October 12, October 11, 95% shares of Fuliang N/A 150,000 150,000 Type 2
Co., Ltd. (中國東方資產管理股 2018 2021 Jingyu Industrial Co., Ltd.
份有限公司湖北省分公司)
21 Lujiazui International Trust Co., 7.60% June 24, June 5, 2022 100% shares of Jiangxi N/A — 500,000 Type 2
Ltd. (陸家嘴國際信託有限公司) 2019 Xinxun Real Estate
Development Co., Ltd.*
22 Lujiazui International Trust Co., 7.60% July 4, 2019 June 20, 100% shares of Jiangxi N/A — 400,000 Type 2
Ltd. (陸家嘴國際信託有限公司) 2021 Xinteng Real Estate
Development Co., Ltd.*
23 JIC Trust Co., Ltd. (中建投信託 11.80% June 6, 2019 June 6, 2020 100% shares of Wuxi Fuan N/A — 95,500 Type 2
有限責任公司) Jindi Real Estate Co.,
Ltd.*
24 China Cinda Asset Management 9.50% July 22, July 22, *100% shares of Guangzhou N/A — 2,800,000 Type 2
Co., Ltd. (中國信達資產管理股 2019 2022 Ronghe Real Estate
份有限公司) Development Co., Ltd.*,
100% shares of
Sinic Haishi Real
Estate Development
(Guangzhou)* and 100%
shares of Guangzhou
Shengxian Investment
Co., Ltd.
25 JIC Trust Co., Ltd. (中建投信託 11.80% July 26, February 8, 100% shares of Kunshan N/A — 387,000 Type 2
有限責任公司) 2019 2021 Dianshanhu Yard Real
Estate Development Co.,
Ltd.* and 100% shares of
Kunshan Oasis Real Estate
Development Co., Ltd.*
– 472 –
FINANCIAL INFORMATION
General
Annual Veto rights of category of
Principal balance as of
interest Effective Maturity Share pledge (among other financial trust financing
Item Financial institution rate date date collaterals, if any) institution April 30, 2019 August 31, 2019 arrangements
(RMB’000)
(unaudited)
26. JIC Trust Co., Ltd. (中建投信託 12% August 30, February 28, 50.1% shares of Suzhou N/A — 114,366 Type 2
有限公司) 2019 2021 Sinic Chuangzhi Real
Estate Co., Ltd.* and no
more than 49.9% shares of
Suzhou Sinic Chuangzhi
Real Estate Co., Ltd.**
27 Shanghai Yubo Investment 9.4% December July 1, 2020 20% shares of Jiangxi N/A 474,900 599,500 Type 3
Management Co., Ltd. (上海譽 14, 2018 Yangyan Real Estate
鉑投資管理有限公司) Development*, 51% shares
of Huizhou Lixin Meixue
Real Estate Development*,
100% shares of Wuhan
Zhenghe Properties*, 80%
shares of Jiangxi Yangyan
Real Estate
Development** and 49%
shares of Huizhou Lixin
Meixue Real Estate
Development**
28 Sichuan Trust Co., Ltd. (四川信託 13.50% August 29, September 3, 20% shares of Qingyuan N/A 150,000 — Type 3
有限公司) 2018 2019 Wanliyuan Real Estate
Investment*, 80% shares
of Qingyuan Wanliyuan
Real Estate Investment
Co., Ltd.**
29 China Cinda Asset Management 9.45% February 16, February 16, 95% shares of Hubei N/A 180,000 160,000 Type 3
Co., Ltd. (中國信達資產管理有 2017 2020 Huazhong Panlong
限公司) Collectibles Market
Development**
30 Sichuan Trust Co., Ltd. (四川信託 11.00% March 10, August 20, 20% shares of Huizhou N/A 280,000 — Type 3
有限公司) 2017 2019 Junlin Investment*, 100%
shares of Huizhou
Juncheng Investment*,
80% shares of Huizhou
Junlin Investment Co.,
Ltd.**
31 China Cinda Asset Management 9.95% September October 8, 80% shares of Jiangxi Junyu N/A 515,500 420,500 Type 3
Co., Ltd. (中國信達資產管理有 26, 2016 2019 Real Estate**
限公司)
32 SDIC Taikang Trust Co., Ltd. (國 11.00% April 23, March 21,10% shares of Jiangxi N/A 860,000 — Type 3
投泰康信託有限公司) 2018 2020 Xindeng Real Estate
Development Co., Ltd.**
and 10% shares of Jiangxi
Xinxun Real Estate
Development Co., Ltd.**
33 Jiaxing Zhongya Investment 13.96% October 23, October 22, 90% shares of Jiangxi N/A 1,900,000 1,900,000 Type 3
Partnership (嘉興中雅投資合夥 2018 2020 Xinhan Property**
企業)
34 Jiaxing Chuanglin Investment 15.46% December December 90% shares of Jiangxi Yunfa N/A 2,000,000 2,000,000 Type 3
Partnership (嘉興創麟投資合夥 14, 2018 14, 2020 Industrial Co.**
企業(有限合夥))
35 Tianjin Xinze Equity Investment 10.58% July 18, January 17, 99% Shares of Huizhou Sinic N/A 311,716 — Type 3
Fund Management Co., Ltd. 2018 2020 Nanshan Real Estate
(天津信澤股權投資基金管理有 Development**
限公司)
36 Tianjin Xinze Equity Investment 11.00% January 14, January 13, 99% shares of Huizhou Sinic N/A 387,000 360,900 Type 3
Fund Management Co., Ltd. 2019 2020 Hongyi Real Estate
(天津信澤股權投資基金管理有 Development**
限公司)
– 473 –
FINANCIAL INFORMATION
General
Annual Veto rights of category of
Principal balance as of
interest Effective Maturity Share pledge (among other financial trust financing
Item Financial institution rate date date collaterals, if any) institution April 30, 2019 August 31, 2019 arrangements
(RMB’000)
(unaudited)
37 Jiangxi Jinggangshan BAIC 9.80% April 19, April 18, 17% shares of Zhongshan N/A 40,500 60,000 Type 3
Investment Management Co., 2019 2020 Xinhui Real Estate
Ltd (江西省井岡山北汽投資管 Development*, 83% shares
理有限公司) of Zhongshan Xinhui Real
Estate Development**
38 China Mingsheng Trust Co., Ltd. 11.70% March 22, April 15, 36% shares of Suzhou N/A 820,000 — Type 3
(中國民生信託有限公司) 2019 2020 Lichuang Xianggu
Properties Development
39 Hangzhou Shenghan Investment 14.00% April 30, October 31, 80% shares of Ningbo N/A 287,268 287,268 Type 3
Partnership (杭州盛翰投資合夥 2019 2019 Xinyixiang Real Estate
企業(有限合夥)) Development Co., Ltd.
(寧波新屹祥房地產開發有
限公司)*, 100% shares of
Wenzhou Lijing Real
Estate Development*, 20%
shares of Ningbo
Xinyixiang**
40 Highfund (Guangzhou) Equity 11.50% May 10, August 22, 70% shares of Jiangxi Saiyue N/A — 121,900 Type 3
Investment Co., Ltd. (合凡(廣 2019 2020 Real Estate Development
州)股權投資基金管理有限公司) Co., Ltd.* and 30% shares
of Jiangxi Saiyue Real
Estate Development Co.,
Ltd.**
41 Anhui Zhong’an Taixin 11.50% July 1, 2019 December 51% shares of Hefei Liyao N/A — 320,000 Type 3
Investment Management Co., 31, 2019 Real Estate Development
Ltd. (安徽中安泰信投資管理有 Co., Ltd.* and 49% shares
限公司) of Hefei Liyao Real Estate
Development Co., Ltd.**
42 Highfund (Guangzhou) Equity 11.50% June 20, August 29, 70% shares of Wuxi Xinzhuo N/A — 86,500 Type 3
Investment Co., Ltd. (合凡(廣 2019 2020 Real Estate Development
州)股權投資基金管理有限公司) Co., Ltd.* and 30% shares
of Wuxi Xinzhuo Real
Estate Development Co.,
Ltd.**
43 Guohua Life Insurance Co., Ltd. 12.50% July 25, July 24, 10% shares of Chengdu Lixi N/A — 750,000 Type 3
(國華人壽保險股份有限公司) 2019 2020 Real Estate Development
Co., Ltd.*, 100% share of
Sinic Lichuang Real Estate
Development Co., Ltd.*
and 90% shares of
Chengdu Lixi Real Estate
Development Co., Ltd.**
44 Anhui Zhong’an Taixin 11.50% July 1, 2019 December 51% shares of Anhui Lihong N/A — 560,000 Type 3
Investment Management Co., 31, 2019 Real Estate Development
Ltd. (安徽中安泰信投資管理有 Co., Ltd.* and 49% shares
限公司) of Anhui Lihong Real
Estate Development Co.,
Ltd.**
45. Tianijn Xinze Equity Investment 10.58% August 16, June 28, 99% shares of Huizhou Sinic N/A — 311,716 Type 3
Management Co., Ltd. (天津信 2019 2020 Wuxian Real Estate
澤股權投資基金管理有限公司) Development**
Total 14,091,564 16,818,338
* Pledge of equity interest
** Transfer of equity interest or equity investment
– 474 –
FINANCIAL INFORMATION
Types of Our Trust Financing Arrangements
Our trust financing arrangements are broadly categorized into:
• Type 1 arrangements which have terms similar to bank borrowings and do not
involve either a pledge or a transfer of equity interests;
• Type 2 arrangements which have similar terms as bank borrowings and involves a
pledge of equity interests; or
• Type 3 arrangements which involve a transfer of equity interests to the trust
financing provider or a subscription of registered capital by the financial
institutions; we undertake to repurchase such equity interests at a pre-determined
repurchase consideration or at a consideration calculated based on a pre-determined
formula at the expiry of the terms of the respective financing arrangements.
Our trust financing arrangements may also be secured by other securities, such as pledges
of land use rights of the relevant property projects. At maturity, and upon the satisfaction of
the terms for repayment, the pledge of the equity interests in the relevant company will be
released and/or the equity interests in the relevant company will be repurchased from the
relevant entities provided in each of our trust financing arrangement.
The following table sets forth the aggregate principal balances of our trust financing
borrowings by type as of the date indicated:
As of April 30, 2019 As of August 31, 2019
Number (RMB’000) Number (RMB’000)
Type 1 . . . . . . . . . . . . . . . . . . . 3 1,379,880 3 1,618,880
Type 2 . . . . . . . . . . . . . . . . . . . 16 4,504,800 18 7,188,756
Type 3 . . . . . . . . . . . . . . . . . . . 13 8,206,884 14 7,938,284
Total trust financing
borrowings . . . . . . . . . . . . . . 32 14,091,564 35 16,745,920
– 475 –
FINANCIAL INFORMATION
The following table sets forth the number and proportion of directors appointed by the
lenders in each of the project companies under Type 3 arrangements:
Number of directors Proportion of directors
appointed by the appointed by the
Item Financial institution Ref. no.(1) lender lender
1 Shanghai Yubo Investment Management Co., Ltd. (上海譽鉑 27 One 100%
投資管理有限公司)
2 Sichuan Trust Co., Ltd. (四川信託有限公司) 28 One One-third
3 China Cinda Asset Management Co., Ltd. (中國信達資產管理 29 Two Two-thirds
有限公司)
4 Sichuan Trust Co., Ltd. (四川信託有限公司) 30 One One-third
5 China Cinda Asset Management Co., Ltd. (中國信達資產管理 31 Two Two-thirds
有限公司)
6 SDIC Taikang Trust Co., Ltd. (國投泰康信託有限公司) 32 One One-third
7 Jiaxing Zhongya Investment Partnership (嘉興中雅投資合夥 33 One One-third
企業)
8 Jiaxing Chuanglin Investment Partnership (嘉興創麟投資合夥 34 One One-third
企業(有限合夥))
9 Tianjin Xinze Equity Investment Fund Management Co., Ltd. 35 One One-third
(天津信澤股權投資基金管理有限公司)
10 Tianjin Xinze Equity Investment Fund Management Co., Ltd. 36 One One-third
(天津信澤股權投資基金管理有限公司)
11 Jiangxi Jinggangshan BAIC Investment Management Co., Ltd 37 Two Two-thirds
(江西省井岡山北汽投資管理有限公司)
12 China Mingsheng Trust Co., Ltd. (中國民生信託有限公司) 38 One One-third
13 Hangzhou Shenghan Investment Partnership (杭州盛翰投資合 39 One One-third
夥企業(有限合夥))
14 Highfund (Guangzhou) Equity Investment Co., Ltd. (合凡(廣 40 One One-third
州)股權投資基金管理有限公司)
15 Anhui Zhong’an Taixin Investment Management Co., Ltd. (安 41 Two Two-thirds
徽中安泰信投資管理有限公司)
16 Highfund (Guangzhou) Equity Investment Co., Ltd. (合凡(廣 42 One One-third
州)股權投資基金管理有限公司)
17 Guohua Life Insurance Co., Ltd. (國華人壽保險股份有限公 43 Two Two-thirds
司)
18 Anhui Zhong’an Taixin Investment Management Co., Ltd. (安 44 Two Two-thirds
徽中安泰信投資管理有限公司)
19. Tianijn Xinze EquityInvestment Management Co., Ltd. (天津 45 One One-third
信澤股權投資基金管理有限公司)
Note:
(1) Reference No. refers to the item number used in the table of our outstanding trust financing agreements as
disclosed under “— Indebtedness — Trust and other financing arrangements”.
– 476 –
FINANCIAL INFORMATION
Selection of Our Trust Financing Arrangements
We generally do not have any pre-fixed selection criteria when determining the type of
trust financing arrangement, and make our decision based on negotiations with the relevant
financial institution on a case-by-case basis. In forming our decision, we consider a number of
factors, including but not limited to, the timetable of the funding arrangement for the relevant
project(s), the type of securities pledged, the use of the financed amount, costs and other
commercial terms available to us. We believe the arrangements we have entered into are in line
with the industry practice in the PRC.
Key terms of Type 1 arrangements
In Type 1 arrangements, where our equity interests are neither pledged nor transferred, the
lenders typically require such financings to be secured by our properties under development,
completed properties held for sale or land use rights or guaranteed personally by our
Controlling Shareholders. They may also contain terms that prohibit our borrowing
subsidiaries from entering into transactions such as merger, restructuring, spin-off, material
asset transfer, liquidation, change of control, reduction of registered capital, change of scope
of business or declaration of dividends or incurring further indebtedness without prior consent.
We retain the rights and control in respect of the daily operation and management of our project
companies and borrowing subsidiaries.
Key terms of Type 2 arrangements
In Type 2 arrangements, the equity interests held by us or our Controlling Shareholders,
as the case may be, in the relevant companies are pledged to the lenders. The lenders do not
have the right to participate in these companies’ board or shareholders’ meetings or have veto
rights in any form. In addition, we are generally not required to obtain the prior consent from
the lenders in respect of operational activities during the ordinary course of business. Since
under the terms of this type of borrowing arrangements, the lenders typically can only exercise
ordinary creditors’ rights and do not have veto rights relating to operational matters in the
ordinary course of business of those relevant companies, we believe that such arrangements
will not affect the control over such companies. The pledged interests will be released upon
repayment of the principal of, and any other amount due under, such trust financing.
Key terms of Type 3 arrangements
In Type 3 arrangements, where a portion of our equity interests in the borrowing project
companies are transferred to, or subscribed by and issued to, the lenders, the legal terms are
more complex. A summary of key terms is set forth below.
– 477 –
FINANCIAL INFORMATION
Board representation
Through equity participation in the relevant project companies, the lenders are entitled to
appoint a certain number of directors to the relevant boards. We retain control over the decision
making power of the boards of all relevant subsidiaries. During the Track Record Period and
up to the Latest Practicable Date, there had been no dissenting vote cast by any of the board
representatives appointed by lenders in this type of arrangements.
Control over the project companies
During the term of the Type 3 arrangements, we retain the right in respect of the
day-to-day operation and management of our project companies and their businesses. However,
under certain of our Type 3 arrangements, the lenders are entitled to designate officers to
relevant subsidiaries to supervise the management of such subsidiaries, including exercising
actual control of the stamps, licenses and certificates, and inspecting the construction site. Such
officers also have access to the bank account, financial records and IT systems of our project
companies. In addition, under such arrangements, the lenders are entitled to take over the
management of our relevant subsidiary in cases the management of our subsidiary are not
competent to perform management roles. During the Track Record Period and up to the Latest
Practicable Date, none of the lenders in this type of arrangements actively participated or
intervened in the day-to-day operations and management of any of our project companies.
Veto right
Under each of our outstanding Type 3 arrangements as of April 30, 2019, the lender is
entitled to veto right to certain material matters relating to the relevant project company,
including but not limited to the review and approval of its annual financial budget plans and
development plans, any merger, investment, asset transfer or disposal, any litigation and
arbitration, loan or financing, any providing pledge or guarantee matters that may materially
affect the relevant trust fund’s interests to recoup its fixed income return. Such veto rights were
merely protective rights designed and effected to provide enhanced security to the lender in
respect of our negative covenants given under the Type 3 arrangements that we may not operate
our business in such a way that deviates materially from the pre-determined financial and
operating policies. During the Track Record Period and up to the Latest Practicable Date, none
of the board representatives of such lender has exercised his/her veto rights. As of the Latest
Practicable Date, we conducted interviews with such financial institution lenders and had
received a confirmation letter from them confirming that they would not exercise their veto
rights. Accordingly, the Directors are satisfied that the risk of losing control over the borrowing
subsidiaries is mitigated, and we believe that we maintain control over the borrowing
subsidiaries despite such veto rights. The funds injected in our Group under Type 3 trust
arrangements are treated as borrowings of our Group. See Note 30 of the Accountants’ Report
in Appendix I.
– 478 –
FINANCIAL INFORMATION
Repayment
The terms of our trust financing arrangements range from one year to two years. We are
obliged to make the full repayment of the loans under our trust financing arrangements in order
to repurchase the equity interest from the relevant lenders and discharge the pledged land use
rights and/or equity interests. If we fail to satisfy our repayment obligations on time, we will
be subject to penalties for any late payment based on the calculation agreed in the relevant
agreements, or we will be subject to enforcement actions against the security interest we have
granted and could affect our ownership of our project companies. See “Risk Factors — Risks
Relating to Our Business — We have indebtedness and may incur additional indebtedness in
the future, which may materially and adversely affect our financial condition and results of
operations.” We expect that we will satisfy our repayment obligations under our trust financing
arrangements by utilizing our internal resources. During the Track Record Period, we had not
defaulted on any of our repayments or other obligations in any material respect under the trust
financing arrangements.
Security
As security for the performance of our project companies, we have in some cases
provided guarantees, share pledges and/or fixed asset liens to the lenders.
Fixed income return
According to the confirmation letters issued by our lenders, under the terms of the Type
3 agreements we have entered into, the lenders generally do not in any circumstance enjoy any
investment return other than a pre-determined fixed income return. We remain fully
accountable for the profits and losses of our project companies. The lenders do not bear any
risks or enjoy any benefits other than the fixed income return that was pre-determined through
arm’s length negotiation. Our Directors have confirmed that the rates of fixed income return
provided to the trust companies, asset management companies or other financial institutions
under our Type 3 arrangements are within the range of market rates.
Covenants
Our loan agreements with trust companies, asset management companies and their
financing vehicles contain a number of customary affirmative and/or negative covenants. To
ensure the loans for which the agreed uses are properly applied, such lenders normally stipulate
certain monitoring measures in their loan agreements. For example, we are required to provide
interim financial statements, property development and sales schedules to the relevant lenders
upon their request. Under certain trust financing agreements, we are required to report to the
relevant lenders as to the use of proceeds on a regular basis. In addition, we are subject to
restrictive covenants under certain loan agreements with such lenders. For example, we are not
permitted to transfer or assign our rights and obligations under the loan agreements to any
third-party without the prior consent from the relevant lenders.
– 479 –
FINANCIAL INFORMATION
These trust companies, asset management companies and their financing vehicles we have
cooperated with are reputable and well-established institutions in the PRC and are Independent
Third Parties to us.
The terms and covenants of our trust financing vary, largely depending on whether there
is any equity interest held by us or our Controlling Shareholders, as the case may be, that is
(i) pledged or (ii) transferred to, or subscribed by, the financial institutions as security.
Financing Covenants
Under certain of our financing agreements with banks, trust companies, asset
management companies and their financing vehicles and other financial institutions, we have
restrictive covenants that, among others, limit our ability to:
• incur additional debt, provide loans or guarantees;
• provide security and quasi-security;
• incur liens;
• dispose of material assets through sale, lease or other methods;
• pay dividends or distributions on certain of our subsidiaries’ capital stock;
• repay or transfer certain indebtedness;
• reduce registered capital;
• make investments and acquisitions;
• establish joint ventures;
• conduct mergers, consolidation and other change-of-control transactions; or
• file for bankruptcy or dissolution.
For further information, see the section entitled “Risk Factors — Risks Relating to Our
Business — We have indebtedness and may incur additional indebtedness in the future, which
may materially and adversely affect our financial condition and results of operations.” During
the Track Record Period, we complied with all of the borrowing covenants in material aspects,
including all the restrictive covenants as provided in our financing agreements with banks, trust
companies, asset management companies and their financing vehicles and other financial
institutions. In the same period of time, we were not involved in any disputes, proceedings or
claims arising from our compliance with the borrowings covenants in these financing
agreements.
– 480 –
FINANCIAL INFORMATION
Corporate Bonds
We issued the private corporate bonds due 2021 at a coupon rate of 7.9% and in the
aggregate principal amount of RMB313.0 million in October 2018. We issued the private
corporate bonds due 2021 at coupon rate of 7.5% and in the aggregate principal amount of
RMB276.0 million in October 2018. In April 2019, we issued private corporate bonds due 2022
at a coupon rate of 7.5% in the aggregate principle amount of RMB417.0 million.
During the Track Record Period and up to the Latest Practicable Date, our Directors
confirm that they are not aware of material defaults in payment of our trade and other payables
and bank borrowings. Except as disclosed in this prospectus, we currently do not have any
material external financing plans as of the Latest Practicable Date.
Private Debt Financing
On August 26 and October 9, 2019, we issued the Private Debt Financing which consisted
of the Private Loan and the Private Notes in an aggregate principal amount of US$169.9
million with an interest rate of 12.5% per annum. The Private Debt Financing has a term of six
months, which can be extended by an additional 180 days if requested by us. The interests of
the Private Debt Financing are payable on a quarterly basis. The Private Debt Financing are
jointly and severally guaranteed by certain offshore subsidiaries of the Group (the “Subsidiary
Guarantors”) and our Controlling Shareholder, Mr. Zhang.
In order to secure the obligations under the Private Debt Financing, we pledged (i) 94%
of the Company’s total issued capital, (ii) the shares of one of our offshore subsidiaries, (iii)
the equity interest of one of our PRC subsidiaries, and (iv) the security over the interest reserve
account and/or proceeds account established in connection with the issue of the Private Debt
Financing. These security interest collectively constitute the shared collateral, which will be
held by the intercreditor agent for the benefit of, among other secured parties, the trustee on
behalf of the noteholders in connection with the Private Notes and for the security agent on
behalf of the initial lenders pursuant to the facility agreement we entered into in connection
with the Private Loan. Pursuant to the terms of agreements for the Private Debt Financing,
subject to, among others, the exceptions which provide that (i) if proceeds of the additional
indebtedness is used for repay the amounts outstanding under the Private Debt Financing or (ii)
if the additional indebtedness if owed to any other member of our Group provided that such
additional indebtedness is fully subordinated to the amounts outstanding under the Private Debt
Financing, none of the Company, the Subsidiary Guarantors or any other subsidiary of the
Group incorporated outside the PRC can incur any additional indebtedness during the term of
Private Debt Financing. The Guarantee provided by Mr. Zhang and the pledge over 94% of the
Company’s total issued capital will be released immediately prior to the Listing. See “Financial
Information — Indebtedness — Overview” for the consolidated summary of the covenant that
we are subject to under the financing agreements.
– 481 –
FINANCIAL INFORMATION
COMMITMENTS AND CONTINGENT LIABILITIES
Operating lease commitments
We lease certain of our premises of our investment properties under operating leases
arrangement. These leases typically run for a period of up to 20 years. Our future aggregate
minimum lease payments under operating leases as of the dates indicated are set forth below:
As of December 31,
2016 2017 2018
(RMB’000)
As lessee:
Within one year. . . . . . . . . . . . . . . . . . . . 2,669 19,204 28,364
Two years to five years . . . . . . . . . . . . . . 2,801 32,356 39,600
Total . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5,470 51,560 67,964
We adopted IFRS 16 on January 1, 2019, which applies a single recognition and
measurement method to recognize operating leases, except for short term leases. Under this
approach, as of April 30, 2019, we recorded right-of-use assets of RMB50.1 million, lease
liabilities of RMB22.0 million under non-current liabilities and lease liabilities within one year
of RMB21.4 million, instead of amounts of future aggregate minimum lease payments under
operating lease.
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
As a lessor:
Within one year . . . . . . . . . . . . — 2,756 7,209 7,997
In the second to fifth years,
inclusive . . . . . . . . . . . . . . . . — 21,408 27,035 31,989
Over five years . . . . . . . . . . . . — 70,076 94,476 100,253
Total . . . . . . . . . . . . . . . . . . . . . . — 94,240 128,720 140,239
– 482 –
FINANCIAL INFORMATION
Capital commitments
During the Track Record Period, our capital commitments mainly related to investment
properties and acquisition of properties. The table below sets forth our capital commitments as
of the dates indicated.
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Contracted, but not provided for:
Property development
activities . . . . . . . . . . . . . . . . 8,090,821 9,035,011 14,421,385 15,783,185
Acquisition of land use rights . . — 262,809 — 151,044
Acquisition of equity interests . 2,316,475 1,770,108 2,324,914 4,014,717
Capital contribution for
investment in joint ventures
and associates . . . . . . . . . . . . . — 24,000 79,692 251,799
Total . . . . . . . . . . . . . . . . . . . . . . 10,407,296 11,091,928 16,825,991 20,200,745
Contingent Liabilities
We provide mortgage guarantees to banks in respect of the mortgage loans they provided
to our customers in order to secure the repayment obligations of such customers. The mortgage
guarantees are issued from the date of grant of the relevant mortgage loans and released upon
the earlier of (i) the transfer of the relevant real estate ownership certificates to the customers,
or (ii) the settlement of mortgage loans by the customers. If a purchaser defaults on the
mortgage loan, we are typically required to repurchase the underlying property by paying off
the mortgage loan. If we fail to do so, the mortgagee banks will auction the underlying property
and recover the balance from us if the outstanding loan amount exceeds the net foreclosure sale
proceeds. In line with industry practice, we do not conduct independent credit checks on our
customers but rely on the credit checks conducted by the mortgagee banks.
– 483 –
FINANCIAL INFORMATION
The following table set forth our total guarantees as of the dates indicated:
As of
As of December 31, April 30,
2016 2017 2018 2019
(RMB’000)
Guarantees given to banks in
connection with facilities
granted to purchasers of our
properties . . . . . . . . . . . . . . . . . 3,560,606 9,059,100 27,465,861 28,527,100
Guarantees given to banks in
connection with facilities
granted to related parties and
third parties . . . . . . . . . . . . . . . 280,000 2,607,400 4,854,792 4,893,942
Except as disclosed herein and apart from intra-group liabilities, we did not have any
outstanding loan capital, bank overdrafts and liabilities under acceptances or other similar
indebtedness, debentures, mortgages, charges or loans, or acceptance credits or hire purchase
commitments, guarantees or other material contingent liabilities or any covenant in connection
therewith as of latest date for liquidity disclosure, being the latest practicable date for the
purpose of the indebtedness statement. Our Directors have confirmed that there had not been
any material change in the indebtedness, capital commitments and contingent liabilities of our
Group since latest date for liquidity disclosure and up to the Latest Practicable Date.
Legal contingencies
In the normal course of business, we may be involved in lawsuits and other proceedings.
As of the Latest Practicable Date, we had made a provision in the amount of RMB3.3 million
for the case with Jiangxi Construction. See “Business — Legal Proceedings and Compliance
— Ongoing Legal Proceedings — Dispute with a contractor” for more details. In addition, we
had an equity acquisition dispute with Bokang Anji and 82 outstanding lawsuits with some of
the purchases of Xiangshan Ju. We had not made any provision for these legal disputes as of
the Latest Practicable Date. See “Business — Legal Proceedings and Compliance — Ongoing
Proceedings — Equity acquisition dispute” and “Business — Legal Proceedings and
Compliance — Ongoing Proceedings — Xiangshan Ju selling and marketing dispute” in this
prospectus and Note 38 to the Accountants’ Report in Appendix I to this prospectus for more
details.
As of the Latest Practicable Date, we had no other material contingent liabilities other
than those disclosed in this prospectus.
– 484 –
FINANCIAL INFORMATION
OFF-BALANCE SHEET ARRANGEMENTS
Except for the contingent liabilities disclosed above, we have not entered into any
off-balance sheet arrangements or commitments to guarantee the payment obligations of any
third parties and related parties. We do not have any variable interest in any uncombined entity
that provides financing, liquidity, market risk or credit support to us or engage in leasing or
hedging or research and development services with us.
SUMMARY OF KEY FINANCIAL RATIOS
The following table sets forth certain of our key financial ratios as of the dates and for
the periods indicated:
As of
or for the
four months
As of or for the year ended ended
December 31, April 30,
2016 2017 2018 2019
Current ratio (times)(1) . . . . . . . . 1.2 1.1 1.1 1.1
Return on total assets(2) . . . . . . . . 0.7% 0.6% 0.7% N/A
Return on equity(3) . . . . . . . . . . . 2.4% 2.4% 9.7% N/A
Net gearing ratio (times)(4) . . . . . . 1.9 2.7 2.4 3.1
Interest coverage ratio (times)(5) . . 0.5 0.8 1.1 1.5
Notes:
(1) Current ratio is calculated based on our total current assets divided by our total current liabilities as of
the respective dates.
(2) Return on total assets ratio is calculated based on our net profit for the year divided by the balance of
our total assets as of the end of the year and multiplied by 100%.
(3) Return on equity ratio is calculated based on our net profit attributable to the owners of the Company
for the year divided by the balance of equity attributable to owners of the parent as of the end of the
year and multiplied by 100%.
(4) Net gearing ratio equal to total borrowings (including interest-bearing book and other borrowings and
corporate bonds) less cash and bank balances divided by total equity as of the end of the respective years
or period.
(5) Interest coverage ratio is profit for the year or period before income tax expenses, adding finance costs,
divided by our interest on bank and other borrowings and interest on a significant financing component
of contract liabilities, which include capitalized interests for the respective year or period .
– 485 –
FINANCIAL INFORMATION
Current ratio
Our current ratio was 1.2, 1.1, 1.1 and 1.1 times as of December 31, 2016, 2017, 2018 and
April 30, 2019, respectively, which remains relatively stable.
Return on total assets
Our return on total assets remained relatively stable from 2016 to 2018.
Return on equity
Our return on equity remained relatively stable from 2016 to 2017. Our return on equity
increased substantially from 2.4% in 2017 to 9.7% in 2018, primarily due to the increase in the
net profit while our total equity remained relatively stable in 2017 and 2018.
Net gearing ratio
Our net gearing ratio increased from 1.9 times to 2.7 times from 2016 to 2017, primarily
due to an increase in our bank and other borrowings over the same years. Our net gearing ratio
decreased from 2.7 times to 2.4 times from 2017 to 2018, primarily due to increased cash flows
as we completed and delivered more properties in 2018. Our net gearing ratio increased from
2.4 times as of December 31, 2018 to 3.1 times as of April 30, 2019, primarily due to an
increase in our bank and other borrowings over the same periods.
Interest coverage ratio
Our interest coverage ratio increased from 0.5 times for 2016 to 1.5 times for the first four
months of 2019, primarily due to the increases in profit before tax.
QUANTITATIVE AND QUALITATIVE ANALYSIS ABOUT MARKET RISK
The main risks arising from our financial instruments are interest rate risk, credit risk and
liquidity risk. Our exposure to these risks and the financial risk management policies and
practices used by us to manage these risks are described below.
Interest rate risk
Our exposure interest rate risk arises from interest-bearing bank deposits, corporate
bonds, bank and other borrowings. Bank deposits, bank and other borrowings issued at variable
rates expose us to cash flow interest-rate risk. Private corporate bonds, bank and other
borrowing issued at fixed rates expose us to fair value interest rate risk. For borrowings
obtained at variable rates, we are exposed to cash flow interest rate risk which is partially offset
by cash held at variable rates. We closely monitor trend of interest rate and its impact on our
interest rate risk exposure. We currently have not used any interest rate swap arrangements.
– 486 –
FINANCIAL INFORMATION
As of December 31, 2016, 2017, 2018 and April 30, 2019, if interest rates on borrowings
at floating rates had been 100 basis points higher or lower with all other variables held constant
and without taking into account interest capitalization, interest charges for 2016, 2017 and
2018 and the four months ended April 30, 2019 would increase/decrease by approximately nil,
RMB19.9 million, RMB36.7 million and RMB6.7 million, respectively.
Our Directors do not anticipate significant impacts to interest-bearing assets resulting
from the changes interest rates, because the interest rates of bank balances are not expected to
change significantly.
The sensitivity analysis above assumes that the changes in interest rates would have
occurred as of the dates indicated and had been applied to all of our floating rate loans and
borrowings from financial institutions, without taking into account the impact of interest
capitalization.
Credit risk
We are exposed to credit risk in relation to our trade and other receivables and cash
deposits with banks. The carrying amounts of trade and other receivables, restricted cash, cash
and cash equivalents represent our maximum exposure to credit risk in relation to financial
assets. To manage this risk, deposits are mainly placed with licensed banks which are all
high-credit-quality financial institutions.
We have no significant concentrations of credit risk in view of our large number of
customers. We did not record any significant bad debts losses during the Track Record Period.
The credit risk of our other financial assets, which mainly comprise restricted cash and pledged
deposits, other receivables, and amounts due from related companies, arises from default of the
counterparty, with a maximum exposure equal to the carrying amounts of these instruments.
Directors do not expect any significant losses from non-performance of these counterparties.
Liquidity risk
We aim to maintain sufficient cash through internally generated sales proceeds and an
adequate amount of committed credit facilities and private corporate bonds to meet our
operation needs and commitments in respect of property projects. Our objective is to maintain
a balance between continually of funding and flexibility through the use of interest-bearing
bank and other borrowings. We review our liquidity position on an ongoing basis, including
review of the expected cash inflows and outflows, pre-sales/sales results, maturity of our
borrowings and the progress of the planned property development projects in order to monitor
our liquidity requirements in the short and long terms. We have established an appropriate
liquidity risk management measures for our liquidity management requirements to ensure that
we maintain sufficient reserves of, and adequate committed lines of funding from, financial
institutions to meet our liquidity requirements in the short and long term.
– 487 –
FINANCIAL INFORMATION
DIVIDEND POLICY AND DISTRIBUTABLE RESERVES
We did not declare any dividends to our shareholders during the Track Record Period.
We have no fixed dividend policy and, subject to compliance with the relevant laws of the
Cayman Islands and the Articles, the Company has the right to declare dividends in any
currency, but no dividend may be declared in excess of the amount recommended by our Board.
Our Memorandum and Articles of Association provide that dividends may be declared and paid
out of our profit, realized or unrealized, or from any reserve set aside from profit which our
Directors determine is no longer needed. With the sanction of an ordinary resolution, dividends
may also be declared and paid out of our share premium account or any other fund or account
which can be authorized for this purpose in accordance with the Companies Law and our
Memorandum and Articles of Association.
The Company will declare dividends, if any, in Hong Kong dollars with respect to our
Shares on a per-Share basis and will pay such dividends in Hong Kong dollars. The amount of
dividends actually distributed to our Shareholders will depend upon our earnings and financial
condition, operating requirements, capital requirements and any other conditions that our
Directors may deem relevant and will be subject to the approval of our Shareholders save that
interim dividend may be paid by our Board if the Board is satisfied that such payment is
justified by our profits.
Future dividend payments will also depend upon the availability of dividends received
from our subsidiaries in China. PRC laws require that dividends be paid only out of net profit,
calculated in accordance with PRC accounting principles, which differ in certain aspects from
the generally accepted accounting principles in other jurisdictions, including IFRS. PRC laws
also require foreign-invested enterprises to set aside part of their net profits as statutory
reserves, which are not available for distribution as cash dividends. Furthermore, distributions
from our subsidiaries may be restricted if they incur debts or losses or as a result of any
restrictive covenants in our bank credit facilities, or other agreements that we or our
subsidiaries may enter into in the future.
LISTING EXPENSES
The listing expenses in connection with the Global Offering consist primarily of
underwriting commissions and professional fees. During the Track Record Period, we incurred
listing expenses of approximately RMB16.7 million, of which approximately RMB8.7 million
and RMB3.8 million charged to our administrative expenses for the year ended December 31,
2018 and the first four months of 2019. We currently expect to incur further expenses amount
to RMB118.5 million subsequent to the end of the Track Record Period, of which
approximately RMB37.9 million will be charged to administrative expenses. Our Directors do
not expect such expenses to have a material adverse impact on our financial results for the year
ending December 31, 2019.
– 488 –
FINANCIAL INFORMATION
PROPERTY INTERESTS AND PROPERTY VALUATION
C&W, an independent property valuer, has valued our property interests as of July 31,
2019 and is of the opinion that the aggregate value of the property in which we had an interest
as of such date was RMB70,626.9 million, and the value attributable to our Group was
RMB68,156.5 million. The full text of the letter, summary of valuation and valuation
certificates with regard to our property interests are set out in “Appendix III — Property
Valuation Report” to this prospectus.
The statement below shows the reconciliation of aggregate amounts of certain properties
reflected in the audited combined financial information as of April 30, 2019 as set out in
“Appendix I — Accountants’ Report” to this prospectus with the valuation of these properties
as of July 31, 2019 as set out in “Appendix III — Property Valuation Report” to this prospectus.
(RMB in
thousands)
Net book value of the following properties as of April 30, 2019
— Properties under development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48,478,273
— Completed properties held for sale . . . . . . . . . . . . . . . . . . . . . . . . . . 4,396,742
— Investment property. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1,331,030
Addition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6,552,118
Less: sale of completed properties held for sale. . . . . . . . . . . . . . . . . . . . . (2,252,584)
Net book value of the properties as of July 31, 2019. . . . . . . . . . . . . . . . . 58,505,579
Net valuation surplus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12,121,361
Market value of properties as of July 31, 2019 as set out in the
Property Valuation Report in Appendix III to this prospectus . . . . . 70,626,940
– 489 –
FINANCIAL INFORMATION
UNAUDITED PRO FORMA ADJUSTED NET TANGIBLE ASSETS
For illustrative purpose only, the following statement of unaudited pro forma adjusted net
tangible assets of our Group prepared in accordance with Rule 4.29 of the Hong Kong Listing
Rules is prepared to show the effect on the audited net tangible assets of our Group as of April
30, 2019 as if the Global Offering had occurred on April 30, 2019 and is based on the combined
net assets derived from the audited financial information of our Group as of April 30, 2019, as
set out in the Accountants’ Report in Appendix I to this prospectus and adjusted as follows:
Unaudited Pro
Forma
Audited Combined Estimated Net Adjusted Net
Net Tangible Assets Proceeds from Tangible Unaudited Pro Forma Adjusted
of Our Group as of the Global Assets of Our Net Tangible Assets per
April 30, 2019(1) Offering(2) Group(3) Share(4)(5)
(RMB’000) (RMB’000) (RMB’000) RMB HK$
Based on an Offer Price of
HK$2.97 per Share, after
a Downward Offer Price
Adjustment of 10% . . . 4,523,808 1,312,392 5,836,200 1.65 1.83
Based on an Offer Price of
HK$3.30 per Share . . . 4,523,808 1,464,348 5,988,156 1.70 1.89
Based on an Offer Price of
HK$4.25 per Share . . . 4,523,808 1,901,797 6,425,605 1.82 2.02
Notes:
(1) The combined net tangible assets attributable to owners of our Company as of April 30, 2019 is
extracted from the Accountants’ Report, which is based on the audited combined equity attributable to
owners of our Company as of April 30, 2019 of approximately RMB4,523.8 million.
(2) The estimated net proceeds from the Global Offering are based on the offer prices of HK$3.30, HK$4.25
per share and HK$2.97 per Share after making a Downward Offer Price Adjustment of 10% being the
low and high ends of the stated offer price range, after deduction of the underwriting fees and other
related expenses payable by our Group and does not take into account any Shares which may be issued
upon the exercise of the Over-allotment Option and options which may be granted under the Share
Option Scheme and may be allotted and repurchased by our Group pursuant to the general mandates
granted to our Directors to issue or repurchase Shares as described in “Share Capital.”
(3) No adjustment has been made to the unaudited pro forma adjusted net tangible assets to reflect any
trading results or other transactions of our Group entered into subsequent to April 30, 2019.
(4) The unaudited pro forma adjusted net tangible assets per Share are arrived at after the adjustments
referred to in the preceding paragraphs and on the basis that 529,412,000 Shares are expected to be in
issue following the Global Offering, but do not take into account any Shares which may be issued upon
the exercise of the Over-allotment Option and options which may be granted under the Share Option
Scheme and may be allotted and repurchased by our Group pursuant to the general mandates granted to
our Directors to issue or repurchase Shares as described in “Share Capital”.
(5) For purposes of the estimated net proceeds of the Global Offering and the unaudited pro forma adjusted
net tangible assets per Share are converted into Hong Kong dollars and RMB at an exchange rate of
HK$1.0 to RMB0.9014. No representation is made that the RMB amounts have been, could have been
or may be converted to Hong Kong dollars, or vice versa, at that rate.
– 490 –
FINANCIAL INFORMATION
RELATED PARTY TRANSACTIONS
The related party transaction during the Track Record Period are as set forth in Note 41
to the Accountants’ Report in Appendix I.
During the Track Record Period, our related parties may be generally classified as three
groups, namely, (i) our joint ventures and associates, (ii) entities controlled by our Controlling
Shareholders and entities over which the Controlling Shareholders have significant influence,
and (iii) entities controlled by close members of our Controlling Shareholders.
During the Track Record Period, amounts due from or to joint ventures and associates
were non-trade in nature and interest-free cash advances we made to or received from these
entities to support the business operations of the relevant entities. As of December 31, 2016,
2017, 2018 and April 30, 2019, the total amounts due from joint ventures were RMB201.1
million, RMB18.8 million, RMB974.2 million and RMB2,373.4 million, respectively. As of
December 31, 2016, 2017, 2018 and April 30, 2019, the total amounts due to joint ventures
were nil, RMB683.3 million, RMB780.9 million and RMB1,889.0 million, respectively. As of
December 31, 2016, 2017, 2018 and April 30, 2019, the total amounts due to associates were
RMB119.0 million, RMB1,611.2 million, RMB362.1 million and RMB453.1 million,
respectively. As of December 31, 2016, 2017, 2018 and April 30, 2019, the total amounts due
from associates were RMB119.9 million, RMB260.8 million, RMB439.9 million and
RMB328.0 million, respectively.
During the Track Record Period, amounts due from companies controlled by our
Controlling Shareholders were non-trade in nature and interest-free cash advances we made to
or received from these entities to support the business operations of the relevant entity. As of
December 31, 2016, 2017, 2018 and April 30, 2019, such amounts due from an entity
controlled by our Controlling Shareholders were RMB3,060.5 million, RMB3,975.8 million,
RMB3,568.9 million and RMB3,832.5 million, respectively. Except as disclosed under
“Connected Transactions” in this prospectus, we expect to settle all the remaining amounts due
from the entity controlled by our Controlling Shareholders prior to the Listing. As of December
31, 2016, 2017, 2018 and April 30, 2019, amounts due from companies controlled by our
Controlling Shareholders that were trade in nature were RMB0.4 million, RMB0.5 million,
RMB0.5 million and RMB0.6 million.
During the Track Record Period, amounts due from companies over which the Controlling
Shareholders have significant influence were non-trade in nature and interest-free cash
advances we made to or received from these entities to support the business operations of the
relevant entities. As of December 31, 2016, 2017, 2018 and April 30, 2019, the total amounts
due from companies over which the Controlling Shareholders have significant influence that
were non-trade in nature were nil, RMB30.1 million, RMB101.5 million and RMB120.5
million, respectively. As of December 31, 2016, 2017, 2018 and April 30, 2019, the total
amounts due to companies over which the Controlling Shareholders have significant influence
were RMB74.7 million, nil, nil and nil, respectively.
– 491 –
FINANCIAL INFORMATION
Due to the similar reasons of supporting each other’s business operations, we also
recorded amounts due from or due to entities controlled or owned by a family member of the
Controlling Shareholders. As of December 31, 2016, 2017, 2018 and April 30, 2019, the total
amounts due from companies owned by a family member of the Controlling Shareholders and
trade in nature were RMB3.7 million, RMB33.6 million, RMB27.4 million and RMB27.1
million, respectively. As of December 31, 2016, 2017, 2018 and April 30, 2019, the total
amounts due from companies owned by a family member of the Controlling Shareholders that
were non-trade in nature were RMB741.9 million, RMB196.0 million, nil and RMB662.4
million, respectively. As of December 31, 2016, 2017, 2018 and April 30, 2019, the total
amounts due to companies owned by a family member of the Controlling Shareholder that was
trade in nature was nil, nil, RMB32.7 million and RMB78.6 million, respectively. As of
December 31, 2016, 2017, 2018 and April 30, 2019, the total amounts due to companies owned
by a family member of the Controlling Shareholder that was non-trade in nature was nil, nil,
RMB224.5 million and RMB542.6 million, respectively.
The above mentioned non-trade amounts due from third parties involved the lending of
money which may not be in compliance with the General Lending Provisions (貸款通則), a
regulation promulgated by the PBOC in 1996. According to the General Lending Provisions,
only financial institutions may legally engage in the business of extending loans, and loans as
between companies that are not financial institutions are prohibited. The PBOC may impose
penalties on the enterprise that is not a financial institution in the amount equivalent to one to
five times of the income generated from the rending activities. However, according to the
Provisions promulgated on June 23, 2015 and effective on September 1, 2015, borrowing
agreements are valid if extended for purposes of financing production or business operations.
PRC courts will also support a company’s claim for interest in respect of such a loan as long
as the annual interest rate does not exceed 24%. Pursuant to the Notice of the Supreme People’s
Court on Continued Study, and Implementation and Application of the Provisions of the
Supreme People’s Court on Several Issues concerning the Application of Law in the Trial of
Private Lending Cases published on August 25, 2015, the Provisions shall apply to loans
entered into prior to the implementation of the Provisions that are invalid under the former
judicial interpretations but valid under the Provisions. As confirmed by the Directors, as of the
Latest Practicable Date, we had not received any interest for these loans, and we had not
received any interest for these loans or any notice of claim or penalty relating to such advances.
In addition, as confirmed by our Directors, we will settle these loans before Listing. Based on
the above, we are advised by our PRC Legal Advisor that under normal circumstances, the
possibility that the PBOC would impose a penalty on the companies in respect of the
abovementioned loans pursuant to the General Lending Provisions is low.
Our Directors confirmed that all such related party transactions were conducted on an
arm’s length basis and on fair and reasonable terms.
– 492 –
FINANCIAL INFORMATION
The non-trade amounts due from or to our joint ventures and associates represent funds
we advance to or receive from our joint ventures and associates to support the business
operations of the joint ventures and associates. These amounts mainly include our investment
into or advance from the jointly-developed projects and were invested or received in proportion
to our respective interest in our joint ventures and associates. Such outstanding non-trade
amounts due from or to joint ventures and associates may not all be settled prior to the Listing.
However, in accordance with the relevant agreements with the joint ventures and associates,
such outstanding amounts may be settled from time to time, depending on the progress of the
jointly-developed projects, until the final settlement of the same projects. As of December 31,
2016, 2017 and 2018 and April 30, 2019, the aggregate non-trade related amounts due from the
entities controlled by our Controlling Shareholders, entities over which our Controlling
Shareholders have significant influence and entities controlled by close members of the
Controlling Shareholders were approximately RMB3,802.5 million, RMB4,201.8 million,
RMB3,670.4 million and RMB4,615.4 million, respectively. As of the same dates, the
aggregate non-trade related amounts due to the entities controlled by our Controlling
Shareholders, entities over which our Controlling Shareholders have significant influence and
entities controlled by close members of the Controlling Shareholders were approximately
RMB74.7 million, nil, RMB224.5 million and RMB542.6 million, respectively. Our Directors
further confirm that, save for the Debt Financing disclosed in “Relationship with Controlling
Shareholders — Independence From Controlling Shareholders,” all non-trade related amounts
due to or from, and loans or guarantees provided by, entities controlled by our Controlling
Shareholders and entities over which our Controlling Shareholders have significant influence
and entities controlled by close members of our Controlling Shareholders, will be fully repaid
or released upon Listing. Based on our Directors’ confirmation, approximately RMB4,615.4
million of the non-trade related amounts due to the Company will be offset by approximately
RMB542.6 million of the non-trade related amounts due from the Company, and it is expected
that approximately RMB2,020.0 million of non-trade related amounts due to the Company
from the Controlling Shareholders and their associates will be repaid with internal funds of the
associates controlled by our Controlling Shareholder, Mr. Zhang, and approximately
RMB2,052.8 million of the non-trade amounts will be repaid by the Controlling Shareholders
using their personal resources. We plan to use cash generated from our operations and
payments received for receivables to settle our non-trade related amounts due to entities
controlled by close members of our Controlling Shareholders before Listing.
DISCLOSURE UNDER RULES 13.13 TO 13.19 OF THE LISTING RULES
Our Directors confirm that as of the Latest Practicable Date, there was no circumstance
that would give rise to a disclosure requirement under Rules 13.13 to 13.19 of the Listing
Rules.
NO MATERIAL ADVERSE CHANGE
After performing sufficient due diligence work which our Directors consider appropriate
and after due and careful consideration, our Directors confirm that, up to the date of this
prospectus, there has been no material adverse change in our financial or trading position or
prospects since April 30, 2019, being the date on which our latest audited combined financial
statements were prepared, and there is no event since April 30, 2019 which would materially
affect the information as set out in the Accountants’ Report in Appendix I.
– 493 –
FUTURE PLANS AND USE OF PROCEEDS
FUTURE PLANS AND PROSPECTS
See “Business — Our Business Strategies” for a detailed description of our future plans.
We are seeking the Listing because we believe that it will bring the following benefits to
us and our shareholders:
• Access to the capital markets. We will be able to gain access to the capital markets
as a publicly traded company upon Listing;
• Liquidity for our stakeholders. As the Listing of our Shares can create a liquid
trading market for them, we believe that the Listing will help further incentivize our
talented senior management and employees, some of which are stakeholders of our
Company, and will, in turn, help us to achieve long-term success of the Group; and
• Enhancement of our brand image. We believe the Listing will further enhance our
brand image and encourage market acceptance of our products and services.
USE OF PROCEEDS
We estimate that we will receive net proceeds of approximately HK$1,869.7 million from
the Global Offering, after deducting the underwriting commissions and other estimated
expenses payable by us in connection with the Global Offering, assuming that the Over-
allotment Option is not exercised, without taking into account any Shares which may be issued
upon exercise of any options which may be granted under the Share Option Scheme and
assuming an Offer Price of HK$3.78 per Share (being the mid-point of the indicative Offer
Price range set forth on the cover page of this prospectus). We intend to use such net proceeds
from the Global Offering for the purposes and in the amounts set forth below:
• approximately 60%, or approximately HK$1,121.8 million, will be used for
financing our existing projects, including construction costs of property
development projects, among which, approximately 20%, or HK$373.9 million, will
be used for Chengdu Shuangliu 92 Mu; approximately 30%, or HK$554.2 million,
will be used for Wuxi Binhu 120 Mu and approximately 10%, or HK$193.7 million,
will be used for Hefei Xinzhan 102 Mu. See “Business – Our Business – Our
Property Projects” for more details on the timetable for each of these projects;
– 494 –
FUTURE PLANS AND USE OF PROCEEDS
• approximately 30%, or approximately HK$560.9 million, will be used for repayment
of a portion of an existing interest-bearing borrowing for our project development,
which is the Private Debt Financing issued by us in August and October 2019 in the
aggregate principal amount of US$169.9 million, and a term of six months which
can be extended by an additional 180 days if requested by us; and
• approximately 10%, or approximately HK$187.0 million, will be used for general
business operations and working capital.
If the Over-allotment Option is exercised in full, we estimate that the additional net
proceeds from the offering of these additional Shares will be approximately HK$289.6 million,
after deducting the underwriting commissions and other estimated expenses payable by us in
connection with the Global Offering, assuming an Offer Price of HK$3.78 per Share, being the
mid-point of the indicative Offer Price range.
If the Offer Price is determined at HK$4.25 per Offer Share, being the high end of the
indicative Offer Price range stated in this prospectus, and assuming that the Over-allotment
Option is not exercised, we will receive additional net proceeds of approximately HK$240.1
million. If the Offer Price is fixed at HK$3.30 per Offer Share, being the low end of the
indicative Offer Price range stated in this prospectus, and assuming that the Over-allotment
Option is not exercised, the net proceeds we receive will be reduced by approximately
HK$245.2 million. If we make a Downward Offer Price Adjustment to set the final Offer Price
at HK$2.97 per Offer Share, the estimated net proceeds we will receive from the Global
Offering will be further reduced by an additional amount of approximately HK$413.7 million.
To the extent our net proceeds are further reduced, we will decrease the intended use of our net
proceeds for the above purpose on a pro rata basis.
To the extent that the net proceeds from the Global Offering are not immediately applied
to the purposes stated above, and to the extent permitted by applicable laws and regulations,
we intend to deposit the proceeds into accounts with licensed financial institutions. We will
make a formal announcement in the event that there is any change in our use of net proceeds
from the purposes stated above or in our allocation of the net proceeds in the proportions stated
above.
– 495 –
UNDERWRITING
HONG KONG UNDERWRITERS
ABCI Securities Company Limited
Huatai Financial Holdings (Hong Kong) Limited
CRIC Securities Company Limited
BOCOM International Securities Limited
Guotai Junan Securities (Hong Kong) Limited
First Shanghai Securities Limited
Yue Xiu Securities Company Limited
CMB International Capital Limited
CCB International Capital Limited
Zhongtai International Securities Limited
Crosby Securities Limited
GLAM Capital Limited
Founder Securities (Hong Kong) Limited
UNDERWRITING
This prospectus is published solely in connection with the Hong Kong Public Offering.
The Hong Kong Public Offering is fully underwritten by the Hong Kong Underwriters on a
conditional basis. The International Offering is expected to be fully underwritten by the
International Underwriters. If, for any reason, the Offer Price is not agreed between the Joint
Representatives (for themselves and on behalf of the Underwriters) and our Company, the
Global Offering will not proceed and will lapse.
The Global Offering comprises the Hong Kong Public Offering of initially 52,942,000
Hong Kong Offer Shares and the International Offering of initially 476,470,000 International
Offer Shares, subject, in each case, to reallocation on the basis as described in “Structure of
the Global Offering” as well as to the Over-allotment Option (in the case of the International
Offering).
UNDERWRITING ARRANGEMENTS AND EXPENSES
Hong Kong Public Offering
Hong Kong Underwriting Agreement
Pursuant to the Hong Kong Underwriting Agreement, our Company is offering initially
52,942,000 Hong Kong Offer Shares for subscription by the public in Hong Kong on and
subject to the terms and conditions of this prospectus and the Application Forms at the Offer
Price. Subject to (i) the Listing Committee granting approval for the listing of, and permission
to deal in, our Shares in issue and to be offered as mentioned herein and such approval not
having been withdrawn and (ii) certain other conditions set out in the Hong Kong Underwriting
Agreement, the Hong Kong Underwriters have agreed severally but not jointly to subscribe or
procure subscribers for their respective applicable proportions of the Hong Kong Offer Shares
now being offered which are not taken up under the Hong Kong Public Offering on and subject
to the terms and conditions of this prospectus, the Application Forms and the Hong Kong
– 496 –
UNDERWRITING
Underwriting Agreement. The Hong Kong Underwriting Agreement is conditional upon and
subject to, among other things, the International Underwriting Agreement having been signed
and becoming unconditional and not having been terminated in accordance with its terms.
For applicants applying under the Hong Kong Public Offering, this prospectus and the
Application Forms contain the terms and conditions of the Hong Kong Public Offering. The
International Offering is expected to be fully underwritten by the International Underwriters.
Grounds for Termination
The Joint Representatives (for themselves and on behalf of the Hong Kong Underwriters)
shall in their sole discretion be entitled by notice (in writing) to the Company to terminate the
Hong Kong Underwriting Agreement, with immediate effect, if prior to 8:00 a.m. on the Listing
Date:
(1) there develops, occurs, exists or comes into effect:
(a) any new Laws (as defined in the Hong Kong Underwriting Agreement) or any
change or development involving a prospective change in existing Laws, or
any change or development involving a prospective change in the
interpretation or application thereof by any court or other competent authority
in or affecting Hong Kong, the PRC, Singapore, the Cayman Islands, the
United States, the United Kingdom or the European Union (or any member
thereof) (each a “Relevant Jurisdiction”); or
(b) any change, or any development involving a prospective change, or any event
or series of events likely to result in or representing a change or development
involving a prospective change, in any local, national, regional or international
financial, political, military, industrial, economic, currency market, fiscal or
regulatory or market conditions or any monetary or trading settlement system
(including, without limitation, conditions in stock and bond markets, money
and foreign exchange markets and inter-bank markets) in or affecting any
Relevant Jurisdiction; or
(c) any event or series of events in the nature of force majeure (including, without
limitation, acts of government, strikes, lock-outs, fire, explosion, earthquake,
flooding, tsunami, civil commotion, riots, public disorder, acts of war, acts of
terrorism (whether or not responsibility has been claimed), acts of God,
outbreak of diseases or epidemics, economic sanctions, outbreak or escalation
of hostilities (whether or not war is or has been declared) or other state of
emergency or calamity or crisis (in whatever form) in or directly or indirectly
affecting any Relevant Jurisdiction; or
– 497 –
UNDERWRITING
(d) any moratorium, suspension or restriction (including, without limitation, any
imposition of or requirement for any minimum or maximum price limit or price
range) in or on trading in securities generally on the Stock Exchange, the New
York Stock Exchange, the NASDAQ Global Market, the London Stock
Exchange, the Shanghai Stock Exchange or the Shenzhen Stock Exchange; or
(e) any general moratorium on commercial banking activities in Hong Kong
(imposed by the Financial Secretary or the Hong Kong Monetary Authority or
other competent Governmental Authority), New York (imposed at Federal or
New York State level or other competent Governmental Authority), London,
the PRC, the European Union (or any member thereof) or any Relevant
Jurisdiction or any disruption in commercial banking or foreign exchange
trading or securities settlement or clearance services, procedures or matters in
any Relevant Jurisdiction; or
(f) any change or development involving a prospective change in or affecting
Taxation (as defined in the Hong Kong Underwriting Agreement) or exchange
controls, currency exchange rates or foreign investment regulations (including,
without limitation, a change in the exchange rate of the Hong Kong dollars or
RMB against any foreign currencies, a change in the system under which the
value of the Hong Kong dollars is linked to that of the United States dollars or
RMB is linked to any foreign currency or currencies), or the implementation
of any exchange control in any Relevant Jurisdiction adversely affecting an
investment in the Shares; or
(g) the issue or requirement to issue by the Company of any supplement or
amendment to this prospectus, Application Forms, preliminary offering
circular or offering circular or other documents in connection with the offer
and sale of the Shares pursuant to the Companies Ordinance or the Listing
Rules or upon any requirement or request of the Stock Exchange or the SFC;
or
(h) any change or development involving a prospective change which has the
effect of materialisation of any of the risks set out in the section headed “Risk
Factors” in this prospectus; or
(i) any litigation or claim being threatened or instigated against any member of the
Group or any Controlling Shareholder; or
(j) save as disclosed in this prospectus, a contravention by any member of the
Group of the Companies Ordinance, the Listing Rules or applicable Laws; or
(k) non-compliance of this prospectus (or any other documents used in connection
with the contemplated subscription and sale of the Offer Shares) or any aspect
of the Global Offering with the Listing Rules or any other applicable Laws; or
– 498 –
UNDERWRITING
(l) any executive Director or the Chief Executive Officer of the Company vacating
his or her office; or
(m) a governmental authority or a regulatory body or organisation in any Relevant
Jurisdiction commencing any investigation or other action or proceedings, or
announcing an intention to investigate or take other action or proceedings,
against any Group Company or any Director; or
(n) any Director being charged with an indictable offence or prohibited by
operation of Laws or otherwise disqualified from, or any executive Director
being incapable of or unavailable for, taking part in the management of a
company; or
(o) any material adverse change or prospective material adverse change in the
earnings, results of operations, business, business prospects, financial or
trading position, conditions (financial or otherwise) or prospects of any
member of the Group (including any litigation or claim of any third party being
threatened or instigated against any member of the Group); or
(p) any demand by creditors for repayment or payment of any indebtedness which
any member of the Group is liable prior to its stated maturity; or
(q) any order or petition for the winding up or liquidation of any member of the
Group or any composition or arrangement made by any member of the Group
with its creditors or a scheme of arrangement entered into by any member of
the Group or any resolution for the winding-up of any member of the Group or
the appointment of a provisional liquidator, receiver or manager over all or part
of the material assets or undertaking of any member of the Group or anything
analogous thereto occurring in respect of any member of the Group; or
(r) a prohibition by a governmental authority on the Company for whatever reason
from allotting, issuing or selling the Shares (including the Over-allotment
Option Shares) pursuant to the terms of the Global Offering; or
(s) the imposition of sanctions, in whatever form, directly or indirectly, by, or for,
any Relevant Jurisdiction on the Company or any member of the Group; or
(t) any portion of the orders placed or confirmed in the bookbuilding process
under the International Offering have been withdrawn, terminated or cancelled,
– 499 –
UNDERWRITING
which, in any such case individually or in the aggregate, in the sole and absolute
opinion of the Joint Representatives (for themselves and on behalf of the Hong Kong
Underwriters):
(A) is or will be or may be materially adverse to, or materially and prejudicially
affects, the assets, liabilities, business, general affairs, management,
shareholder’s equity, profit, losses, results of operations, position or condition
(financial or otherwise), or performance of the Company or the Group as a
whole; or
(B) has or will have or may have a material adverse effect on the success of the
Global Offering or the level of Offer Shares being applied for or accepted or
subscribed for or purchased; or
(C) makes or will make it or may make it impracticable or inadvisable or incapable
(i) to proceed with the Hong Kong Public Offering and/or the Global Offering
on the terms and in the manner contemplated by this prospectus, the
Application Forms, the formal notice, the preliminary offering circular or the
offering circular or (ii) for any material part of the Hong Kong Underwriting
Agreement to be performed or implemented as envisaged; or
(D) would have or may have the effect of making a part of the Hong Kong
Underwriting Agreement (including underwriting) incapable of performance in
accordance with its terms or which prevents the processing of applications
and/or payments pursuant to the Global Offering or pursuant to the
underwriting thereof; or
(2) there has come to the notice of the Joint Representatives (for themselves and on
behalf of the Hong Kong Underwriters):
(a) that any statement contained in the Hong Kong Public Offering Documents (as
defined in the Hong Kong Underwriting Agreement) and/or any notices,
announcements, advertisements, communications issued or used by or on
behalf of the Company in connection with the Hong Kong Public Offering
(including any supplement or amendment thereto) was when it was issued or
has become untrue, incorrect or misleading in any material respect or that or
any forecast, estimate, expressions of opinion, intention or expectation
expressed in the Hong Kong Public Offering Documents and/or any notices,
announcements, advertisements, communications so issued or used by the
Company in connection with the Hong Kong Public Offering are not fair and
honest and made on reasonable grounds or, where appropriate, based on
reasonable assumptions, when taken as a whole; or
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UNDERWRITING
(b) any matter has arisen or has been discovered which would, had it arisen or been
discovered immediately before the date of this prospectus, not having been
disclosed in Hong Kong Public Offering Documents (including any supplement
or amendment thereto), constitutes a material omission therefrom; or
(c) any event, act or omission which gives or is likely to give rise to any liability
of the Company and the Controlling Shareholders pursuant to the indemnities
given by the Company and the Controlling Shareholders under the Hong Kong
Underwriting Agreement; or
(d) any material breach of any of the obligations of the Company and the
Controlling Shareholders under the Hong Kong Underwriting Agreement or the
International Underwriting Agreement; or
(e) any breach of, or any event rendering any of the Warranties (as defined in the
Hong Kong Underwriting Agreement) untrue or incorrect or misleading in any
material respect; or
(f) any expert, whose consent is required for the issue of this prospectus with the
inclusion of its reports, letters or opinions and references to its name included
in the form and context in which it respectively appears, has withdrawn its
respective consent (other than the Joint Sponsors) prior to the issue of this
prospectus; or
(g) any material adverse change or prospective adverse change or development
involving a prospective material adverse change in the assets, business, general
affairs, management, shareholder’s equity, profits, losses, results of operations,
in the position or condition (financial or otherwise) or prospects of the
Company and its subsidiaries, as a whole; or
(h) the approval of the Listing Committee of the listing of, and permission to deal
in, the Shares in issue and the Shares to be issued pursuant to the Global
Offering (including the additional Shares which may be issued upon the
exercise of the Over-allotment Option, if any), is refused or not granted, other
than subject to customary conditions, on or before the Listing Date, or if
granted, such approval or permission is subsequently withdrawn, cancelled,
qualified (other than by customary conditions), revoked or withheld; or
(i) the Company has withdrawn the offering documents (and/or any other
documents issued or used in connection with the Global Offering) or the
Global Offering;
then the Joint Representatives may, for themselves and on behalf of the Hong Kong
Underwriters, in their sole and absolute discretion and upon giving notice orally or
in writing to the Company, terminate the Hong Kong Underwriting Agreement with
immediate effect.
– 501 –
UNDERWRITING
Undertakings to the Stock Exchange pursuant to the Listing Rules
Undertakings by the Company
Pursuant to Rule 10.08 of the Listing Rules, our Company has undertaken to the Stock
Exchange that no further Shares or securities convertible into Shares (whether or not of a class
already listed) may be issued or form the subject of any agreement to such an issue within six
months from the Listing Date (whether or not such issue of Shares or securities will be
completed within six months from the Listing Date), except (a) pursuant to the Capitalization
Issue and the Global Offering (including any exercise of the Over-allotment Option) or (b)
under any of the circumstances provided under Rule 10.08 of the Listing Rules.
Undertakings by the Controlling Shareholders
Pursuant to Rule 10.07(1) of the Listing Rules, each of our Controlling Shareholders has
undertaken to the Hong Kong Stock Exchange and to our Company that, except pursuant to the
Capitalization Issue, the Global Offering, the Over-allotment Option and the grant of options
or exercise of options granted or to be granted under the Share Option Scheme, it/he/she shall
not and shall procure that the relevant registered holder(s) shall not, without the prior written
consent of the Stock Exchange and unless in compliance with the requirements of the Listing
Rules:
(i) in the period commencing on the date of this prospectus and ending on the date
which is six months from the Listing Date, dispose of, nor enter into any agreement
to dispose of or otherwise create any options, rights, interests or encumbrances in
respect of, any of the Shares in respect of which it/he/she is shown by this
prospectus to be the beneficial owner(s); and
(ii) in the period of six months commencing on the date on which the period referred to
in paragraph (i) above expires, dispose of, nor enter into any agreement to dispose
of or otherwise create any options, rights, interests, or encumbrances in respect of,
any of the Shares referred to in paragraph (i) above to such an extent that
immediately following such disposal or upon the exercise or enforcement of such
options, rights, interests or encumbrances, it/he/she would cease to be a Controlling
Shareholder of our Company.
Note (2) to Rule 10.07(2) of the Listing Rules provides that Rule 10.07 does not prevent
a Controlling Shareholder from using the Shares beneficially owned by it/him/her as security
(including a charge or pledge) in favor of an authorized institution (as defined in the Banking
Ordinance (Chapter 155 of the Laws of Hong Kong)) for a bona fide commercial loan.
Pursuant to Note (3) to Rule 10.07(2) of the Listing Rules, each of our Controlling
Shareholders has further undertaken to the Stock Exchange and to our Company that, within
the period commencing on the date of this prospectus and ending on the date which is 12
months from the Listing Date, it/he/she shall and shall procure the relevant registered holders:
– 502 –
UNDERWRITING
(i) when it/he/she pledges or charges any Shares beneficially owned by it/him/her in
favor of an authorized institution (as defined in the Banking Ordinance (Chapter 155
of the Laws of Hong Kong)) pursuant to Note 2 to Rule 10.07(2) of the Listing
Rules, immediately inform our Company of such pledge or charge together with the
number of Shares so pledged or charged; and
(ii) when it/he/she receives indications, either verbal or written, from the pledgee or
chargee of any Shares that any of the pledged or charged Shares will be disposed of,
immediately inform our Company of such indications.
Our Company will inform the Stock Exchange as soon as we have been informed of the
matters referred to in paragraph (i) and (ii) above (if any) by any of our Controlling
Shareholders and subject to the then requirements of the Listing Rules, disclose such matters
by way of an announcement which is published in accordance with Rule 2.07C of the Listing
Rules as soon as possible.
Undertakings pursuant to the Hong Kong Underwriting Agreement
Undertakings by the Company
Our Company has also undertaken to each of the Joint Representatives, the Joint Global
Coordinators, the Joint Sponsors, the Joint Bookrunners, the Joint Lead Managers and the
Hong Kong Underwriters that except pursuant to the Capitalization Issue, the Global Offering
(including pursuant to the Over-allotment Option), at any time after the date of the Hong Kong
Underwriting Agreement up to and including the date falling six months after the Listing Date
(the “First Six-Month Period”), it will not, and will procure that other members of the Group
will not (and each of the Controlling Shareholders shall procure that the Company will not
itself and will procure that other members of the Group not to) cause it to, without the prior
written consent of the Joint Sponsors and the Joint Representatives (for themselves and on
behalf of the Hong Kong Underwriters) and unless in compliance with the requirements of the
Listing Rules:
(i) allot, issue, sell, accept subscription for, offer to allot, issue or sell, contract or agree
to allot, issue or sell, mortgage, charge, pledge, hypothecate, lend, grant or sell any
option, warrant, contract or right to subscribe for or purchase, grant or purchase any
option, warrant, contract or right to allot, issue or sell, or otherwise transfer or
dispose of or create an Encumbrance (as defined in the Hong Kong Underwriting
Agreement) over, or agree to transfer or dispose of or create an Encumbrance over,
either directly or indirectly, conditionally or unconditionally, any legal or beneficial
interest in the share capital or any other equity securities of the Company (including,
without limitation, any securities convertible into or exchangeable or exercisable for
or that represents the right to receive, or any warrants or other rights to purchase any
share capital or other equity securities of the Company, as applicable), or deposit
any share capital or other equity securities of the Company, as applicable, with a
depositary in connection with the issue of depositary receipts; or
– 503 –
UNDERWRITING
(ii) enter into any swap or other arrangement that transfers to another, in whole or in
part, any of the economic consequences of ownership (legal or beneficial) of the
Shares or any other equity securities of the Company or any interest in any of the
foregoing (including, without limitation, any securities convertible into or
exchangeable or exercisable for or that represent the right to receive, or any warrants
or other rights to purchase, any Shares); or
(iii) enter into any transaction with the same economic effect as any transaction
described in (i) or (ii) above; or
(iv) offer to or agree to do any of the transactions specified in (i), (ii) or (iii) above or
announce any intention to do so,
in each case, whether any of the transactions specified in paragraph (i), (ii) or (iii) above is to
be settled by delivery of share capital or other equity securities of the Company, in cash or
otherwise (whether or not the issue of such share capital or other equity securities of the
Company will be completed within the First Six-Month Period).
In the event of, at any time during the period of six months commencing on the date on
which the First Six-month Period expires (the “Second Six-Month Period”), the Company
enters into any of the transactions specified in any transaction specified in paragraph (i), (ii)
or (iii) above or offers to or agrees to or announces any intention to effect any such transaction,
the Company shall take all reasonable steps to ensure that such issue or disposal will not, and
no other act of the Company will, create a disorderly or false market for any Shares or other
securities of the Company.
Undertakings by the Controlling Shareholders
Each of our Controlling Shareholders agrees and undertakes to the Joint Representatives,
the Joint Global Coordinators, the Joint Sponsors, the Joint Bookrunners, the Joint Lead
Managers and the Hong Kong Underwriters that, except pursuant to the Global Offering
(including pursuant to the Over-allotment Option and the Stock Borrowing Agreement, if any),
without the prior written consent of the Joint Representatives (for themselves and on behalf of
the Hong Kong Underwriters), it/he/she will not, and will procure that none of its associates
will:
(i) at any time during the First Six-Month Period, (a) offer, accept subscription for,
pledge, charge, allot, issue, sell, lend, mortgage, assign, contract to allot, issue or
sell, sell any option or contract to purchase, purchase any option or contract to sell,
grant or agree to grant any option, right or warrant to purchase or subscribe for, lend
or otherwise transfer or dispose of, either directly or indirectly, conditionally or
unconditionally, or repurchase any of its share capital or other securities of the
Company or any interest therein (including but not limited to any securities
convertible into or exercisable or exchangeable for or that represent the right to
receive any such share capital or securities or any interest therein); or (b) enter into
– 504 –
UNDERWRITING
any swap or other arrangement that transfers to another, in whole or in part, any of
the economic consequences of ownership (legal or beneficial) of such share capital
or securities or any interest therein, as applicable, or any interest in any of the
foregoing (including, without limitation, any securities convertible into or
exchangeable or exercisable for or that represent the right to receive, or any warrants
or other rights to purchase, any Shares); or (c) enter into any transaction with the
same economic effect as any transaction specified in paragraphs (i) and (ii) above;
or (d) offer to or agree to do any of the foregoing or announce any intention to do
so, in each case, whether any of the foregoing transactions is to be settled by
delivery of share capital or such other securities of the Company, in cash or
otherwise.
(ii) at any time during the Second Six-Month Period, enter into any of the transactions
specified in paragraphs (a), (b) and (c) above or offer to or agree to or announce any
intention to effect any such transaction if, immediately following any sale, transfer
or disposal or upon the exercise or enforcement of any option, right, interest or
encumbrance pursuant to such transaction, it will cease to be a “controlling
shareholder” (as the term is defined in the Listing Rules) of the Company; and
(iii) until the expiry of the Second Six-Month Period, in the event that it enters into any
of the transactions specified in paragraphs (a), (b) and (c) above or offers to or
agrees to or announce any intention to effect any such transaction, it will take all
reasonable steps to ensure that it will not create a disorderly or false market in the
securities of the Company.
Indemnity
Each of the Company and the Controlling Shareholders has agreed to indemnify, among
others, the Joint Sponsors, the Joint Representatives, the Joint Global Coordinators, the Joint
Bookrunners, the Joint Lead Managers and the Hong Kong Underwriters for certain losses
which they may suffer, including losses arising from the performance of their obligations under
the Underwriting Agreements and any breach by our Company of the Underwriting
Agreements, as the case may be.
The International Offering
In connection with the International Offering, it is expected that our Company and our
Controlling Shareholders will enter into the International Underwriting Agreement with the
International Underwriters. Under the International Underwriting Agreement, the International
Underwriters will, subject to certain conditions set out therein, severally and not jointly, agree
to procure subscribers or purchasers for the International Offer Shares, failing which they agree
to subscribe for or purchase their respective proportions of the International Offer Shares
which are not taken up under the International Offering.
– 505 –
UNDERWRITING
Our Company is expected to grant to the International Underwriters the Over-allotment
Option, if any, exercisable by the Joint Representatives (for themselves and on behalf of the
International Underwriters) at any time and from time to time on or before the expiration of
the period of thirty (30) calendar days from the last day for the lodging of applications under
the Hong Kong Public Offering, to require our Company to issue and allot up to an aggregate
of 79,411,000 additional Offer Shares, representing approximately 15% of the initial Offer
Shares, at the same price per Offer Share under the International Offering to cover, among
other things, over-allocations (if any) in the International Offering.
It is expected that the International Underwriting Agreement may be terminated on
similar grounds as the Hong Kong Underwriting Agreement. Potential investors should note
that if the International Underwriting Agreement is not entered into, or is terminated, the
Global Offering will not proceed.
Commission and Expenses
According to the Hong Kong Underwriting Agreement, the Hong Kong Underwriters will
receive an underwriting commission of 2.5% of the aggregate Offer Price payable for the Hong
Kong Offer Shares initially offered under the Hong Kong Public Offering. For unsubscribed
Hong Kong Offer Shares reallocated to the International Offering, our Company will pay an
underwriting commission at the rate applicable to the International Offering and such
commission will be paid to the relevant International Underwriters and not the Hong Kong
Underwriters. Our Company may, at our sole and absolute discretion, pay to any one or all of
the Hong Kong Underwriters an additional incentive fee of up to 1% of the Offer Price for each
Hong Kong Offer Share.
Assuming the Over-allotment Option, if any, is not exercised at all and based on an Offer
Price of HK$3.78 per Share (being the mid-point of the indicative Offer Price range of
HK$3.30 to HK$4.25 per Share), the aggregate commissions and fees, together with listing
fees, SFC transaction levy, Stock Exchange trading fee, legal and other professional fees and
printing and other expenses, payable by our Company relating to the Global Offering are
estimated to be approximately HK$1,869.73 million in total.
ACTIVITIES BY SYNDICATE MEMBERS
We describe below a variety of activities that underwriters of the Hong Kong Public
Offering and the International Offering and (together referred to as “Syndicate Members”)
and their affiliates may each individually undertake, and which do not form part of the
underwriting or the stabilizing process. When engaging in any of these activities, it should be
noted that the Syndicate Members are subject to restrictions, including the following:
(1) the Syndicate Members (except for the Stabilizing Manager, its affiliates or any
person acting for it) must not, in connection with the distribution of the Offer
Shares, effect any transactions (including issuing or entering into any option or other
– 506 –
UNDERWRITING
derivative transactions relating to the Offer Shares), whether in the open market or
otherwise, with a view to stabilizing or maintaining the market price of any of the
Offer Shares at levels other than those which might otherwise prevail in the open
market; and
(2) the Syndicate Members must comply with all applicable laws, including the market
misconduct provisions of the SFO, the provisions prohibiting insider dealing, false
trading, price rigging and stock market manipulation.
The Syndicate Members and their affiliates are diversified financial institutions with
relationships in countries around the world. These entities engage in a wide range of
commercial and investment banking, brokerage, funds management, trading, hedging,
investing and other activities for their own account and for the account of others. In the
ordinary course of their various business activities, the Syndicate Members and their respective
affiliates may purchase, sell or hold a broad array of investments and actively trade securities,
derivatives, loans, commodities, currencies, credit default swaps and other financial
instruments for their own account and for the accounts of their customers. Such investment and
trading activities may involve or relate to assets, securities and/or instruments of the Company
and/or persons and entities with relationships with the Company and may also include swaps
and other financial instruments entered into for hedging purposes in connection with the
Group’s loans and other debt.
In relation to the Shares, those activities could include acting as agent for buyers and
sellers of the Shares, entering into transactions with those buyers and sellers in a principal
capacity, proprietary trading in the Shares and entering into over the counter or listed
derivative transactions or listed and unlisted securities transactions (including issuing
securities such as derivative warrants listed on a stock exchange) which have the Shares as
their or part of their underlying assets. Those activities may require hedging activity by those
entities involving, directly or indirectly, buying and selling the Shares, which may have a
negative impact on the trading price of the Shares. All such activities could occur in Hong
Kong and elsewhere in the world and may result in the Syndicate Members and their affiliates
holding long and/or short positions in the Shares, in baskets of securities or indices including
the Shares, in units of funds that may purchase the Shares, or in derivatives related to any of
the foregoing.
In relation to issues by Syndicate Members or their affiliates of any listed securities
having the Shares as their or part of their underlying assets, whether on the Stock Exchange
or on any other stock exchange, the rules of the relevant exchange may require the issuer of
those securities (or one of its affiliates or agents) to act as a market maker or liquidity provider
in the security, and this will also result in hedging activity in the Shares in most cases.
All of these activities may occur both during and after the end of the stabilizing period
described in “Structure of the Global Offering”. These activities may affect the market price
or value of the Shares, the liquidity or trading volume in the Shares and the volatility of their
share price, and the extent to which this occurs from day to day cannot be estimated.
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UNDERWRITING
Certain of the Syndicate Members or their respective affiliates have, from time to time,
provided and expect to provide in the future investment banking and other services to our
Company and our respective affiliates, for which such Joint Representatives, Hong Kong
Underwriters or their respective affiliates have received or will receive customary fees and
commissions.
Hong Kong Underwriters’ Interests in our Company
Save for its obligations under the Hong Kong Underwriting Agreement, as of the Latest
Practicable Date, none of the Hong Kong Underwriters has any shareholding interests in our
Company or the right or option (whether legally enforceable or not) to subscribe for or to
nominate persons to subscribe for securities in our Company.
Following the completion of the Global Offering, the Hong Kong Underwriters and their
affiliated companies may hold a certain portion of the Shares as a result of fulfilling their
respective obligations under the Underwriting Agreements.
Over-Allotment and Stabilization
Details of the arrangements relating to the stabilisation and Over-allotment Option, if any,
are set forth in the sections headed “Structure of the Global Offering — The International
Offering — Stabilization”, and “— Over-allotment Option.”
Joint Sponsors’ Independence
Each of the Joint Sponsors satisfies the independence criteria applicable to sponsors set
out in Rule 3A.07 of the Listing Rules.
– 508 –
STRUCTURE OF THE GLOBAL OFFERING
THE GLOBAL OFFERING
This prospectus is published in connection with the Hong Kong Public Offering as part
of the Global Offering. The Global Offering comprises (subject to reallocation and the
Over-allotment Option):
(i) the Hong Kong Public Offering of initially 52,942,000 Offer Shares (subject to
reallocation) in Hong Kong as described in the paragraph headed “— The Hong
Kong Public Offering” below; and
(ii) the International Offering of initially 476,470,000 Shares (subject to reallocation
and the Over-allotment Option) outside the United States (including to professional
and institutional investors within Hong Kong) in offshore transactions in reliance on
Regulation S or other available exemptions from the registration requirements under
the U.S. Securities Act, as described in the paragraph headed “— The International
Offering” below.
Investors may apply for the Hong Kong Offer Shares under the Hong Kong Public
Offering or apply for or indicate an interest for the International Offer Shares under the
International Offering, but may not do both.
The Offer Shares will represent approximately 15.00% of the enlarged issued share
capital of the Company immediately after completion of the Global Offering without taking
into account the exercise of the Over-allotment Option, if any. If the Over-allotment Option,
if any, is exercised in full, the Offer Shares will represent approximately 16.87% of the
enlarged issued share capital immediately after completion of the Global Offering and the
exercise of the Over-allotment Option, if any, as set out in the paragraph headed “— The
International Offering — Over-allotment Option” below.
The number of Offer Shares to be offered under the Hong Kong Public Offering and the
International Offering may be subject to reallocation as described in the paragraph headed
“— The Hong Kong Public Offering — Reallocation and Clawback” below.
References in this prospectus to applications, Application Forms, application monies or
the procedure for applications relate solely to the Hong Kong Public Offering.
– 509 –
STRUCTURE OF THE GLOBAL OFFERING
THE HONG KONG PUBLIC OFFERING
Number of Offer Shares Initially Offered
Our Company is initially offering 52,942,000 Offer Shares for subscription by the public
in Hong Kong at the Offer Price, representing approximately 10% of the total number of Offer
Shares initially available under the Global Offering.
The Hong Kong Public Offering is open to members of the public in Hong Kong as well
as to institutional and professional investors. The Hong Kong Offer Shares, subject to any
reallocation of Offer Shares between the International Offering and the Hong Kong Public
Offering, will represent approximately 1.50% of the Company’s issued share capital
immediately after completion of the Global Offering, assuming that the Over-allotment Option,
if any, is not exercised. Professional investors generally include brokers, dealers, companies
(including fund managers) whose ordinary business involves dealing in shares and other
securities and corporate entities which regularly invest in shares and other securities.
Completion of the Hong Kong Public Offering is subject to the conditions as set out in
the paragraph headed “— Conditions of the Global Offering” below.
Allocation
The allocation of Offer Shares to investors under the Hong Kong Public Offering will be
based solely on the level of valid applications received under the Hong Kong Public Offering.
The basis of allocation may vary, depending on the number of Hong Kong Offer Shares validly
applied for by applicants. Such allocation could, where appropriate, consist of balloting, which
would mean that some applicants may receive a higher allocation than others who have applied
for the same number of Hong Kong Offer Shares, and those applicants who are not successful
in the ballot may not receive any Hong Kong Offer Shares.
For allocation purposes only, the total number of Offer Shares initially available under the
Hong Kong Public Offering (after taking account of any reallocation referred to below) is to
be divided into two pools : 26,471,000 Offer Shares for Pool A and 26,471,000 Offer Shares
for Pool B. The Hong Kong Offer Shares in Pool A will be allocated on an equitable basis to
applicants who have applied for Hong Kong Offer Shares with an aggregate price of HK$5
million (excluding the brokerage, the SFC transaction levy and the Stock Exchange trading fee
payable) or less. The Hong Kong Offer Shares in Pool B will be allocated on an equitable basis
to applicants who have applied for Hong Kong Offer Shares with an aggregate price of more
than HK$5 million (excluding the brokerage, the SFC transaction levy and the Stock Exchange
trading fee payable) and up to the total value in Pool B. Investors should be aware that
applications in Pool A and applications in Pool B may receive different allocation ratios. If any
Hong Kong Offer Shares in one (but not both) of the pools are undersubscribed, such
undersubscribed Hong Kong Offer Shares will be transferred to the other pool to satisfy
demand in that other pool and be allocated accordingly. For the purpose of this paragraph only,
the “price” for Offer Shares means the price payable on application therefore (without regard
– 510 –
STRUCTURE OF THE GLOBAL OFFERING
to the Offer Price as finally determined). Applicants can only receive an allocation of Hong
Kong Offer Shares from either Pool A or Pool B but not from both pools. Multiple or suspected
multiple applications and any application for more than 26,471,000 Hong Kong Offer Shares
(being 50% of the 52,942,000 Hong Kong Offer Shares initially available under the Hong Kong
Public Offering) are liable to be rejected.
Reallocation and Clawback
The allocation of the Offer Shares between the Hong Kong Public Offering and the
International Offering is subject to adjustment. Paragraph 4.2 of Practice Note 18 of the Listing
Rules requires a clawback mechanism to put in place which would have the effect of increasing
the number of Offer Shares under the Hong Kong Public Offering to a certain percentage of the
total number of Offer Shares offered under the Global Offering if certain prescribed total
demand levels are reached (“Mandatory Reallocation”). In the event that the International
Offer Shares are fully subscribed or oversubscribed, if the number of Offer Shares validly
applied for under the Hong Kong Public Offering represents (i) 15 times or more but less than
50 times, (ii) 50 times or more but less than 100 times, and (iii) 100 times or more, of the
number of Hong Kong Offer Shares initially available under the Hong Kong Public Offering,
the total number of Hong Kong Offer Shares available under the Hong Kong Public Offering
will be increased to 158,824,000, 211,766,000 and 264,706,000 Shares, respectively,
representing approximately 30% (in the case of (i)), 40% (in the case of (ii)) and 50% (in the
case of (iii)), respectively, of the total number of Offer Shares initially available under the
Global Offering (before any exercise of the Over-allotment Option) . In such cases, the number
of Offer Shares allocated in the International Offering will be correspondingly reduced, in such
manner as the Joint Representatives deem appropriate, and such additional Offer Shares will
be reallocated between Pool A and Pool B. If the Hong Kong Offer Shares are not fully
subscribed, the Joint Representatives have the authority to reallocate all or any unsubscribed
Hong Kong Offer Shares to the International Offering, in such proportions as the Joint
Representatives deem appropriate. In addition to any Mandatory Reallocation which may be
required, the Joint Representatives may, at their discretion, reallocate Offer Shares initially
allocated for the International Offering to the Hong Kong Public Offering to satisfy valid
applications in Pool A and Pool B under the Hong Kong Public Offering.
In addition to any Mandatory Reallocation which may be required, the Joint
Representatives (for themselves and on behalf of the Underwriters) may, at their discretion,
reallocate Offer Shares initially allocated for the International Offering to the Hong Kong
Public Offering to satisfy valid applications in Pool A and Pool B under the Hong Kong Public
Offering in accordance with Guidance Letter HKEX-GL91-18. In the event that (i) the
International Offer Shares are undersubscribed and the Hong Kong Offer Shares are fully
subscribed or oversubscribed irrespective of the number of times; or (ii) the International Offer
Shares are fully subscribed or oversubscribed and the Hong Kong Offer Shares are fully
subscribed or oversubscribed as to less than 15 times of the number of Hong Kong Offer Shares
initially available under the Hong Kong Public Offering, in accordance with Guidance Letter
HKEX-GL91-18, up to 52,942,000 additional Offer Shares may be reallocated to the Hong
Kong Public Offering from the International Offering, so that the total number of the Shares
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STRUCTURE OF THE GLOBAL OFFERING
available under the Hong Kong Public Offering will be increased to 105,884,000 Shares,
representing two times the number of Hong Kong Offer Shares initially available under the
Hong Kong Public Offering or approximately 20% of the total number of the Offer Shares
initially available under the Global Offering (before any exercise of the Over-allotment
Option), and the final Offer Price would be set at HK$3.30 per Offer Share, being the low-end
of the indicative Offer Price range, or the final Offer Price after making a Downward Offer
Price Adjustment.
Applications
Each applicant under the Hong Kong Public Offering will also be required to give an
undertaking and confirmation in the application submitted by him that he and any person(s) for
whose benefit he is making the application have not applied for or taken up, or indicated an
interest for, and will not apply for or take up, or indicate an interest for, any International Offer
Shares under the International Offering, and such applicant’s application is liable to be rejected
if such undertaking and/or confirmation is breached and/or untrue (as the case may be) or it has
been or will be placed or allocated International Offer Shares under the International Offering.
The listing of the Shares on the Stock Exchange is sponsored by the Joint Sponsors.
Applicants under the Hong Kong Public Offering are required to pay, on application, the
maximum price of HK$4.25 per Share in addition to any brokerage, the SFC transaction levy
and the Stock Exchange trading fee payable on each Offer Share. If the Offer Price, as finally
determined in the manner described in the paragraph headed “— Pricing and Allocation”
below, is less than the maximum price of HK$4.25 per Share, appropriate refund payments
(including the brokerage, the SFC transaction levy and the Stock Exchange trading fee
attributable to the surplus application monies) will be made to successful applicants, without
interest. Further details are set out in “How to Apply for Hong Kong Offer Shares”.
THE INTERNATIONAL OFFERING
Number of Offer Shares Initially Offered
Subject to reallocation as described above and the exercise of the Over-allotment Option,
the International Offering will consist of an aggregate of 476,470,000 Offer Shares to be
initially offered by the Company, representing approximately 90% of the total number of Offer
Shares initially available under the Global Offering.
Allocation
The International Offering will include selective marketing of Offer Shares to
institutional and professional investors and other investors anticipated to have a sizeable
demand for such Offer Shares in Hong Kong and other jurisdictions outside the United States
in reliance on Regulation S. Professional investors generally include brokers, dealers,
companies (including fund managers) whose ordinary business involves dealing in shares and
other securities and corporate entities which regularly invest in shares and other securities.
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STRUCTURE OF THE GLOBAL OFFERING
Allocation of Offer Shares pursuant to the International Offering will be effected in accordance
with the “book-building” process described in the paragraph headed “— Pricing and
Allocation” below and based on a number of factors, including the level and timing of demand,
the total size of the relevant investor’s invested assets or equity assets in the relevant sector and
whether or not it is expected that the relevant investor is likely to buy further Offer Shares,
and/or hold or sell its Offer Shares, after the listing of the Offer Shares on the Stock Exchange.
Such allocation is intended to result in a distribution of the Offer Shares on a basis which
would lead to the establishment of a solid professional and institutional shareholder base to the
benefit of our Company and our Shareholders as a whole.
The Joint Representatives (for themselves and on behalf of the Underwriters) may require
any investor who has been offered Offer Shares under the International Offering, and who has
made an application under the Hong Kong Public Offering to provide sufficient information to
the Joint Representatives so as to allow them to identify the relevant applications under the
Hong Kong Public Offering and to ensure that they are excluded from any application of Offer
Shares under the Hong Kong Public Offering.
Reallocation
The total number of Offer Shares to be issued pursuant to the International Offering may
change as a result of the clawback arrangement described in “— The Hong Kong Public
Offering — Reallocation and Clawback” above, the exercise of the Over-allotment Option in
whole or in part and/or any reallocation of unsubscribed Offer Shares originally included in the
Hong Kong Public Offering.
Over-allotment Option
In connection with the Global Offering, we are expected to grant an Over-allotment
Option to the International Underwriters exercisable by the Joint Representatives behalf of the
International Underwriters.
Pursuant to the Over-allotment Option, the International Underwriters will have the right,
exercisable by the Joint Representatives (for themselves and on behalf of the International
Underwriters) at any time and from time to time on or before the expiration of the period of
thirty (30) calendar days from the last day for the lodging of applications under the Hong Kong
Public Offering, to require our Company to issue and allot up to 79,411,000 additional Offer
Shares, representing not more than 15% of the total number of Offer Shares initially available
under the Global Offering, at the same price per Offer Share under the International Offering
to cover, among other things, over-allocation in the International Offering, if any. If the
Over-allotment Option is exercised in full, the additional Offer Shares will represent
approximately 2.20% of the Company’s enlarged share capital immediately following the
completion of the Global Offering and the exercise of the Over-allotment Option. In the event
that the Over-allotment Option, is exercised, an announcement will be made.
– 513 –
STRUCTURE OF THE GLOBAL OFFERING
STABILIZATION
Stabilization is a practice used by underwriters in some markets to facilitate the
distribution of securities. To stabilize, the underwriters may bid for, or purchase, the securities
in the secondary market, during a specified period of time, to retard and, if possible, prevent,
any decline in the market price of the securities below the Offer Price. In Hong Kong and
certain other jurisdictions, the price at which stabilisation is effected is not permitted to exceed
the Offer Price.
In connection with the Global Offering, the Stabilizing Manager or its affiliates or any
person acting for them, on behalf of the Underwriters, may over-allocate or effect short sales
or any other stabilizing transactions with a view to stabilizing or maintaining the market price
of the Shares at a level higher than that which might otherwise prevail in the open market.
Short sales involve the sale by the Stabilizing Manager of a greater number of Shares than the
Underwriters are required to purchase in the Global Offering. “Covered” short sales are sales
made in an amount not greater than the Over-allotment Option. The Stabilizing Manager may
close out the covered short position by either exercising the Over-allotment Option, to purchase
additional Shares or purchasing Shares in the open market. In determining the source of the
Shares to close out the covered short position, the Stabilizing Manager will consider, among
others, the price of Shares in the open market as compared to the price at which they may
purchase additional Shares pursuant to the Over-allotment Option. Stabilizing transactions
consist of certain bids or purchases made for the purpose of preventing or retarding a decline
in the market price of the Shares while the Global Offering is in progress. Any market
purchases of the Shares may be effected on any stock exchange, including the Stock Exchange,
any over-the-counter market or otherwise, provided that they are made in compliance with all
applicable laws and regulatory requirements. However, there is no obligation on the Stabilizing
Manager or any person acting for it to conduct any such stabilizing activity, which if
commenced, will be done at the absolute discretion of the Stabilizing Manager and may be
discontinued at any time. Any such stabilizing activity is required to be brought to an end
within 30 days after the last day for the lodging of applications under the Hong Kong Public
Offering. The number of the Shares that may be over-allocated will not exceed the number of
the Shares that may be sold under the Over-allotment Option, if any, namely, 79,411,000
Shares, which is approximately 15% of the total number of Offer Shares initially available
under the Global Offering, in the event that the whole or part of the Over-allotment Option, if
any, is exercised.
In Hong Kong, stabilizing activities must be carried out in accordance with the Securities
and Futures (Price Stabilizing) Rules (Chapter 571W of the Laws of Hong Kong). Stabilizing
actions permitted pursuant to the Securities and Futures (Price Stabilizing) Ordinance include:
(a) over-allocation for the purpose of preventing or minimising any reduction in the
market price of the Shares;
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STRUCTURE OF THE GLOBAL OFFERING
(b) selling or agreeing to sell the Shares so as to establish a short position in them for
the purpose of preventing or minimising any deduction in the market price of the
Shares;
(c) subscribing, or agreeing to subscribe, for the Shares pursuant to the Over-allotment
Option, in order to close out any position established under (a) or (b) above;
(d) purchasing, or agreeing to purchase, any of the Shares for the sole purpose of
preventing or minimising any reduction in the market price;
(e) selling or agreeing to sell any Shares to liquidate any position established as a result
of those purchases; and
(f) offering or attempting to do anything described in (b), (c), (d) and (e) above.
Stabilizing actions by the Stabilizing Manager, or any person acting for it, will be entered
into in accordance with the laws, rules and regulations in place in Hong Kong on stabilisation.
As a result of effecting transactions to stabilize or maintain the market price of the Shares,
the Stabilizing Manager, or any person acting for it, may maintain a long position in the Shares.
The size of the long position, and the period for which the Stabilizing Manager or any person
acting for it will maintain the long position is at the discretion of the Stabilizing Manager and
is uncertain. In the event that the Stabilising Manager liquidates such long position by making
sales in the open market, this may lead to a decline in the market price of the Shares.
Stabilizing action by the Stabilizing Manager, or any person acting for it, is not permitted
to support the price of the Shares for longer than the stabilizing period, which begins on the
Listing Date and ends on the 30th day after the last day for the lodging of applications under
the Hong Kong Public Offering. The stabilizing period is expected to end on December 8,
2019. As a result, demand for the Shares, and their market price, may fall after the end of the
stabilizing period. These activities by the Stabilizing Manager may stabilize, maintain or
otherwise affect the market price of the Shares. As a result, the price of the Shares may be
higher than the price that otherwise may exist in the open market. Any stabilizing action taken
by the Stabilizing Manager, or any person acting for it, may not necessarily result in the market
price of the Shares staying at or above the Offer Price either during or after the stabilizing
period. Bids for or market purchases of the Shares by the Stabilizing Manager, or any person
acting for it, may be made at a price at or below the Offer Price and therefore at or below the
price paid for the Shares by purchasers. A public announcement in compliance with the
Securities and Futures (Price Stabilising) Ordinance will be made within seven days of the
expiration of the stabilising period.
– 515 –
STRUCTURE OF THE GLOBAL OFFERING
Over-Allocation
Following any over-allocation of Shares in connection with the Global Offering, the
Stabilizing Manager (or its affiliates or any person acting for it) may cover such over-
allocations by, among other methods, exercising the Over-allotment Option in full or in part,
by using the Shares purchased by the Stabilizing Manager (or any person acting for it) in the
secondary market at prices that do not exceed the Offer Price or though the Stock Borrowing
Agreement as detailed below or a combination of these means.
STOCK BORROWING ARRANGEMENT
In order to facilitate the settlement of over-allocations in connection with the Global
Offering, the Stabilising Manager, its affiliates or any person acting for it may choose to
borrow up to 79,411,000 Shares, representing approximately 15% of the Offer Shares, from
Xin Heng to cover over-allocations (being the maximum number of additional Shares which
may be allotted and issued upon exercise of the Over-allotment Option), or acquire Shares from
other sources, including the exercising of the Over-allotment Option.
If such Stock Borrowing Arrangement is entered into, the borrowing of Shares will only
be effected by the Stabilizing Manager or any person acting for it for settlement of
over-allocations in the International Offering and such arrangement is not subject to the
restrictions of Rule 10.07(1)(a) of the Listing Rules, provided that the requirements set out in
Rule 10.07(3) of the Listing Rules are complied with, being that (a) the Stock Borrowing
Agreement will be for the sole purpose of covering any short position prior to the exercise of
the Over-allotment Option in connection with the International Offering; (b) the maximum
number of Shares to be borrowed from Xin Heng pursuant to the Stock Borrowing Agreement
is the maximum number of Shares that may be issued upon full exercise of the Over-Allotment
Option; (c) the same number of Shares so borrowed must be returned to Xin Heng or its
nominees, as the case may be, on or before the third business day following the earlier of (i)
the last day for exercising the Over-Allotment Option, and (ii) the day on which the
Over-Allotment Option is exercised in full; (d) the stock borrowing arrangement will be
effected in compliance with all applicable laws, rules and regulatory requirements; and (e) no
payments will be made to Xin Heng by the Stabilizing Manager in relation to the stock
borrowing arrangement.
PRICING AND ALLOCATION
Determining the Offer Price
The International Underwriters will be soliciting from prospective investors indications
of interest in acquiring Offer Shares in the International Offering. Prospective professional and
institutional investors will be required to specify the number of Offer Shares under the
International Offering they would be prepared to acquire either at different prices or at a
particular price. This process, known as “book-building”, is expected to continue up to, and to
cease on or around, the last day for lodging applications under the Hong Kong Public Offering.
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STRUCTURE OF THE GLOBAL OFFERING
Pricing for the Offer Shares for the purpose of the various offerings under the Global
Offering will be fixed on the Price Determination Date, which is expected to be on or around
Friday, November 8, 2019 and in any event on or before Tuesday, November 12, 2019, by
agreement between the Joint Representatives (for themselves and on behalf of the
Underwriters) and the Company and the number of Offer Shares to be allocated under various
offerings will be determined shortly thereafter.
Offer Price Range
The Offer Price will not be more than HK$4.25 per Offer Share and is expected to be not
less than HK$3.30 per Offer Share unless otherwise announced, as further explained below, not
later than the morning of the last day for lodging applications under the Hong Kong Public
Offering. Prospective investors should be aware that the Offer Price to be determined on
the Price Determination Date may be, but is not expected to be, lower than the indicative
Offer Price range stated in this prospectus (subject to a Downward Offer Price
Adjustment).
The Joint Representatives (for themselves and on behalf of the Underwriters) may, where
considered appropriate, based on the level of interest expressed by prospective investors during
the book-building process, and with the consent of the Company, determine the final Offer
Price to be no more than 10% below the bottom end of the indicative Offer Price range, at any
time on or prior to the Price Determination Date.
In such situation, the Company will, as soon as practicable following the decision to set
the final Offer Price below the bottom end of the indicative Offer Price range, publish in the
South China Morning Post (in English) and the Hong Kong Economic Times (in Chinese), and
on the website of the Stock Exchange at www.hkexnews.hk and the Company’s website at
www.sinicdc.com an announcement of the final Offer Price after making a Downward Offer
Price Adjustment. Such announcement will be issued before and separate from the
announcement of the results of allocations expected to be announced on November 14, 2019.
The Offer Price announced following the making of a Downward Offer Price Adjustment shall
be the final Offer Price and shall not be subsequently changed.
In the absence of an announcement that a Downward Offer Price Adjustment has been
made, the final Offer Price will not be outside the indicative Offer Price range as disclosed in
this prospectus unless the Withdrawal Mechanism is utilized.
Reduction in Number of Offer Shares
The Joint Representatives (for themselves and on behalf of the Underwriters), may, when
they deem appropriate, based on the level of interest expressed by prospective professional and
institutional investors during the book-building process, and with the consent of our Company,
reduce the number of Offer Shares offered in the Global Offering and/or the indicative Offer
Price range below that stated in this prospectus at any time on or prior to the morning of the
last day for lodging applications under the Hong Kong Public Offering. In such a case, our
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STRUCTURE OF THE GLOBAL OFFERING
Company will, as soon as practicable following the decision to make such reduction, and in any
event not later than the morning of the day which is the last day for lodging applications under
the Hong Kong Public Offering, cause there to be published in the South China Morning Post
(in English) and the Hong Kong Economic Times (in Chinese), and on the website of the Stock
Exchange (www.hkexnews.hk) and on the website of our Company (www.sinicdc.com)
notices of the reduction. Upon issue of such a notice, the number of Offer Shares offered in the
Global Offering and/or the revised Offer Price range will be final and conclusive and the Offer
Price, if agreed upon by the Joint Representatives (for themselves and on behalf of the
Underwriters), and our Company, will be fixed within such revised Offer Price range.
Applicants should have regard to the possibility that any announcement of a reduction in
the number of Offer Shares being offered under the Global Offering and/or the indicative Offer
Price range may not be made until the day which is the last day for lodging applications under
the Hong Kong Public Offering. Such notice will also include confirmation or revision, as
appropriate, of the Global Offering statistics as currently set out in this prospectus, and any
other financial information which may change as a result of such reduction. In the absence of
any such notice so published, the Offer Price, if agreed upon with our Company and the Joint
Representatives (for themselves and on behalf of the Underwriters), will under no
circumstances be set outside the Offer Price range as stated in this prospectus.
In the event of a reduction in the number of Offer Shares being offered under the Global
Offering, the Joint Representatives may at its discretion reallocate the number of Offer Shares
to be offered under the Hong Kong Public Offering and the International Offering, provided
that the number of Shares comprised in the Hong Kong Public Offering shall not be less than
10% of the total number of Offer Shares in the Global Offering. The Offer Shares to be offered
in the International Offering and the Offer Shares to be offered in the Hong Kong Public
Offering may, in certain circumstances, be reallocated as between these offerings at the
discretion of the Joint Representatives.
If application for the Offer Shares have been submitted prior to the day which is the last
day for lodging applications under the Hong Kong Public Offering, such applications can be
subsequently withdrawn if the number of Offer Shares and/or the indicative Offer Price range
is so reduced.
Irrespective of whether a Downward Offer Price Adjustment is made, the final Offer
Price, the level of indications of interest in the Global Offering, the results of applications in
the Hong Kong Public Offering and the basis of allotment of Offer Shares under the Hong
Kong Public Offering, are expected to be announced on Thursday, November 14, 2019 in the
South China Morning Post (in English) and the Hong Kong Economic Times (in Chinese), and
on the website of the Stock Exchange (www.hkexnews.hk) and on the website of our Company
(www.sinicdc.com).
– 518 –
STRUCTURE OF THE GLOBAL OFFERING
UNDERWRITING
The Hong Kong Public Offering is fully underwritten by the Hong Kong Underwriters
under the terms of the Hong Kong Underwriting Agreement and is subject to, among other
things, our Company and the Joint Representatives (for themselves and on behalf of the
Underwriters) agreeing on the Offer Price.
Our Company and the Controlling Shareholders expect to enter into the International
Underwriting Agreement relating to the International Offering on or around the Price
Determination Date.
These underwriting arrangements, and the respective Underwriting Agreements, are
summarised in the section headed “Underwriting”.
CONDITIONS OF THE GLOBAL OFFERING
Acceptance of all applications for Offer Shares will be conditional on:
(i) the Listing Committee of the Stock Exchange granting listing of, and permission to
deal in, the Shares in issue and to be issued pursuant to the Global Offering
(including the additional Offer Shares which may be made available pursuant to the
exercise of the Over-allotment Option) and such approval not having been
withdrawn or revoked prior to the Listing Date;
(ii) the Offer Price having been agreed between the Company and the Joint
Representatives (for themselves and on behalf of the Underwriters) on or around the
Price Determination Date;
(iii) the execution and delivery of the International Underwriting Agreement on or
around the Price Determination Date; and
(iv) the obligations of the Underwriters under each of the respective Underwriting
Agreements becoming and remaining unconditional and not having been terminated
in accordance with the terms of the respective agreements.
in each case on or before the dates and times specified in the respective Underwriting
Agreement (unless and to extent such conditions are validly waived on or before such dates and
times) and in any event, not later than the date which is 30 days after the date of this
prospectus.
If, for any reason, the Offer Price is not agreed between our Company and the Joint
Representatives (for themselves and on behalf of the Underwriters) on or before Tuesday,
November 12, 2019, the Global Offering will not proceed and will lapse.
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STRUCTURE OF THE GLOBAL OFFERING
The consummation of each of the Hong Kong Public Offering and the International
Offering is conditional upon, among other things, the other offering becoming unconditional
and not having been terminated in accordance with its terms.
If the above conditions are not fulfilled or waived prior to the times and dates specified,
the Global Offering will lapse and the Stock Exchange will be notified immediately. Notice of
the lapse of the Hong Kong Public Offering will be published by our Company in the South
China Morning Post (in English) and the Hong Kong Economic Times (in Chinese), and on the
website of the Stock Exchange (www.hkexnews.hk) and on the website of our Company
(www.sinicdc.com) on the next day following such lapse. In such eventuality, all application
monies will be returned, without interest, on the terms set out in the section headed “How to
Apply for Hong Kong Offer Shares” in this prospectus. In the meantime, all application monies
will be held in (a) separate bank account(s) with the receiving banks or other licensed bank(s)
in Hong Kong licensed under the Banking Ordinance (Chapter 155 of the Laws of Hong Kong)
(as amended).
Share certificates for the Offer Shares are expected to be issued on Thursday, November
14, 2019 but will only become valid certificates of title at 8:00 a.m. on Friday, November 15,
2019 provided that (i) the Global Offering has become unconditional in all respects and (ii) the
right of termination as described in the section headed “Underwriting — Underwriting
Arrangements and Expenses — Hong Kong Public Offering — Grounds for Termination” has
not been exercised.
APPLICATION FOR LISTING ON THE STOCK EXCHANGE
We have applied to the Listing Committee for the granting of listing of, and permission
to deal in the Shares in issue and to be issued pursuant to the Global Offering, including the
Shares which may be issued pursuant to the exercise of the Over-allotment Option.
No part of our Company’s share or loan capital is listed on or dealt in on any other stock
exchange and no such listing or permission to deal is being or proposed to be sought in the near
future.
SHARES WILL BE ELIGIBLE FOR ADMISSION INTO CCASS
All necessary arrangements have been made enabling the Shares to be admitted into
CCASS. If the Stock Exchange grants the listing of, and permission to deal in, the Shares and
our Company complies with the stock admission requirements of HKSCC, the Shares will be
accepted as eligible securities by HKSCC for deposit, clearance and settlement in CCASS with
effect from the date of commencement of dealings in the Shares on the Stock Exchange or any
other date HKSCC chooses. Settlement of transactions between participants of the Stock
Exchange is required to take place in CCASS on the second Business Day after any trading day.
All activities under CCASS are subject to the General Rules of CCASS and CCASS
Operational Procedures in effect from time to time.
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STRUCTURE OF THE GLOBAL OFFERING
DEALING ARRANGEMENTS
Assuming that the Hong Kong Public Offering becomes unconditional at or before 8:00
a.m. in Hong Kong on Friday, November 15, 2019, it is expected that dealings in the Shares
on the Stock Exchange will commence at 9:00 a.m. on Friday, November 15, 2019.
The Shares will be traded in board lots of 1,000 Shares each and the stock code of the
Shares will be 2103.
– 521 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
1. HOW TO APPLY
If you apply for Hong Kong Offer Shares, then you may not apply for or indicate an
interest in International Offer Shares.
To apply for Hong Kong Offer Shares, you may:
• use a WHITE or YELLOW Application Form;
• apply online via the White Form eIPO service at www.eipo.com.hk; or
• electronically cause HKSCC Nominees to apply on your behalf.
None of you or your joint applicant(s) may make more than one application, except where
you are a nominee and provide the required information in your application.
The Company, the Joint Representatives, the White Form eIPO Service Provider and
their respective agents may reject or accept any application in full or in part for any reason at
their discretion.
2. WHO CAN APPLY
You can apply for Hong Kong Offer Shares on a WHITE or YELLOW Application Form
if you or the person(s) for whose benefit you are applying:
• are 18 years of age or older;
• have a Hong Kong address;
• are outside the United States, and are not a United States Person (as defined in
Regulation S under the U.S. Securities Act); and
• are not a legal or natural person of the PRC (except qualified domestic institutional
investors).
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HOW TO APPLY FOR HONG KONG OFFER SHARES
If you apply online through the White Form eIPO service, in addition to the above, you
must also: (i) have a valid Hong Kong identity card number and (ii) provide a valid e-mail
address and a contact telephone number.
If you are a firm, the application must be in the individual members’ names. If you are
a body corporate, the Application Form must be signed by a duly authorised officer, who must
state his representative capacity, and stamped with your corporation’s chop.
If an application is made by a person under a power of attorney, our Company and the
Joint Representatives, as our Company’s agents, may accept it at their discretion, and on any
conditions they think fit, including evidence of the attorney’s authority.
The number of joint applicants may not exceed four and they may not apply by means of
White Form eIPO service for the Hong Kong Offer Shares.
Unless permitted by the Listing Rules, you cannot apply for any Hong Kong Offer Shares
if you:
• are an existing beneficial owner of Shares in the Company and/or a substantial
shareholder of any of its subsidiaries;
• are a Director or chief executive officer of the Company and/or any of its
subsidiaries;
• are a close associate (as defined in the Listing Rules) of any of the above persons;
• are a connected person (as defined in the Listing Rules) of the Company or will
become a connected person of the Company immediately upon completion of the
Global Offering; and
• have been allocated or have applied for or indicated an interest in any International
Offer Shares under the International Offering or otherwise have participated in the
International Offering.
3. APPLYING FOR HONG KONG OFFER SHARES WHICH APPLICATION
CHANNEL TO USE
Which Application Channel to Use
For Hong Kong Offer Shares to be issued in your own name, use a WHITE Application
Form or apply online through the White Form eIPO at www.eipo.com.hk.
For Hong Kong Offer Shares to be issued in the name of HKSCC Nominees and deposited
directly into CCASS to be credited to your or a designated CCASS Participant’s stock account,
use a YELLOW Application Form or electronically instruct HKSCC via CCASS to cause
HKSCC Nominees to apply for you.
– 523 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
Where to Collect the Application Forms
You can collect a WHITE Application Form and a prospectus during normal business
hours between 9:00 a.m. from Wednesday, October 30, 2019 until 12:00 noon on Friday,
November 8, 2019 from:
(i) any of the following offices of the Joint Global Coordinators:
ABCI Capital Limited
11/F, Agricultural Bank of China Tower
50 Connaught Road Central
Hong Kong
Huatai Financial Holdings (Hong Kong) Limited
62/F, The Center
99 Queen’s Road Central
Hong Kong
CRIC Securities Company Limited
Room 2007&2403, Great Eagle Centre
23 Harbour Road, Wan Chai
Hong Kong
BOCOM International Securities Limited
9th Floor
Man Yee Building
68 Des Voeux Road Central
Hong Kong
(ii) any of the following branches of the receiving banks for the Hong Kong Public
Offering:
(a) Bank of China (Hong Kong) Limited
Branch Name Address
Hong Kong Quarry Bay Branch Parkvale
Island 1060 King’s Road
Quarry Bay
Hong Kong
South Horizons Branch Shop G13 & G15, G/F
Marina Square, West
Commercial Block
South Horizons
Ap Lei Chau
Hong Kong
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HOW TO APPLY FOR HONG KONG OFFER SHARES
Branch Name Address
Kowloon Prince Edward Branch 774 Nathan Road
Kowloon
Hong Kong
194 Cheung Sha Wan 194-196 Cheung
Road Branch Sha Wan Road
Sham Shui Po
Kowloon
Hong Kong
New Territories Tai Wai Branch 74-76 Tai Wai Road
Sha Tin
New Territories
Hong Kong
(b) Industrial and Commercial Bank of China (Asia) Limited
Branch Name Address
Hong Kong Admiralty Branch Shop 1013-1014
Island 1/F, United Centre
95 Queensway
Admiralty
Hong Kong
Causeway Bay Branch Shop A on G/F
1/F, Hennessy Apartments
488 & 490 Hennessy Road
Hong Kong
Kowloon Tsim Sha Tsui Branch Shop 1&2, G/F
No. 35-37 Hankow Road
Tsimshatsui
Kowloon
(c) CMB Wing Lung Bank Limited
Branch Name Address
Hong Kong Head Office 45 Des Voeux Road
Island Central
Hong Kong
Kennedy Town Branch 28 Catchick Street
Hong Kong
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HOW TO APPLY FOR HONG KONG OFFER SHARES
Branch Name Address
Kowloon Mongkok Branch B/F CMB Wing Lung
Bank Centre
636 Nathan Road
Mongkok
Kowloon
Hong Kong
You can collect a YELLOW Application Form and a prospectus during normal business
hours from 9:00 a.m. from Wednesday, October 30, 2019 until 12:00 noon on Friday, November
8, 2019 from the Depository Counter of HKSCC at 1/F, One & Two Exchange Square, 8
Connaught Place, Central, Hong Kong or from your stockbroker.
Time for Lodging Application Forms
Your completed WHITE or YELLOW Application Form, together with a cheque or a
banker’s cashier order attached and marked payable to BANK OF CHINA (HONG KONG)
NOMINEES LIMITED — SINIC HOLDINGS (GROUP) PUBLIC OFFER for the
payment, should be deposited in the special collection boxes provided at any of the branches
of the receiving banks listed above, at the following times:
• Wednesday, October 30, 2019 — 9:00 a.m. to 5:00 p.m.
• Thursday, October 31, 2019 — 9:00 a.m. to 5:00 p.m.
• Friday, November 1, 2019 — 9:00 a.m. to 5:00 p.m.
• Monday, November 4, 2019 — 9:00 a.m. to 5:00 p.m.
• Tuesday, November 5, 2019 — 9:00 a.m. to 5:00 p.m.
• Wednesday, November 6, 2019 — 9:00 a.m. to 5:00 p.m.
• Thursday, November 7, 2019 — 9:00 a.m. to 5:00 p.m.
• Friday, November 8, 2019 — 9:00 a.m. to 12:00 noon
The application lists will be open from 11:45 a.m. to 12:00 noon on Friday, November 8,
2019, the last application day or such later time as described in “— Effect of Bad Weather on
the Opening and Closing of the Applications Lists” in this section.
The application for the Hong Kong Public Offer Shares will commence on Wednesday,
October 30, 2019 through Friday, November 8, 2019, being longer than normal market practice
of four days. The application monies (including the brokerages, SFC transaction levies and
Hong Kong Stock Exchange trading fees) will be held by the receiving banks on behalf of the
Company and the refund monies, if any, will be returned to the applicants without interest on
Thursday, November 14, 2019. Investors should be aware that the dealings in the Shares on the
Hong Kong Stock Exchange are expected to commence on Friday, November 15, 2019.
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HOW TO APPLY FOR HONG KONG OFFER SHARES
4. TERMS AND CONDITIONS OF AN APPLICATION
Follow the detailed instructions in the WHITE or YELLOW Application Form carefully;
otherwise, your application may be rejected.
By submitting a WHITE or YELLOW Application Form or applying through the White
Form eIPO service, among other things, you:
(i) undertake to execute all relevant documents and instruct and authorise the Company
and/or the Joint Representatives (or their agents or nominees), as agents of the
Company, to execute any documents for you and to do on your behalf all things
necessary to register any Hong Kong Offer Shares allocated to you in your name or
in the name of HKSCC Nominees as required by the Articles of Association;
(ii) agree to comply with the Companies (Winding Up and Miscellaneous Provisions)
Ordinance, the Cayman Companies Law and the Articles of Association;
(iii) confirm that you have read the terms and conditions and application procedures set
out in this prospectus and in the Application Form and agree to be bound by them;
(iv) confirm that you have received and read this prospectus and have only relied on the
information and representations contained in this prospectus in making your
application and will not rely on any other information or representations except
those in any supplement to this prospectus;
(v) confirm that you are aware of the restrictions on the Global Offering in this
prospectus;
(vi) agree that none of the Company, the Joint Sponsors, the Joint Representatives, the
Joint Global Coordinators, the Joint Bookrunners, the Joint Lead Managers, the
Underwriters, the Controlling Shareholders, their respective directors, officers,
employees, partners, agents, advisors and any other parties involved in the Global
Offering and the White Form eIPO Service Provider is or will be liable for any
information and representations not in this prospectus (and any supplement to it);
(vii) undertake and confirm that you or the person(s) for whose benefit you have made
the application have not applied for or taken up, or indicated an interest for, and will
not apply for or take up, or indicate an interest for, any Offer Shares under the
International Offering nor participated in the International Offering;
(viii) agree to disclose to the Company, our Hong Kong Share Registrar, the receiving
banks, the Joint Sponsors, the Joint Representatives, the Joint Global Coordinators,
the Joint Bookrunners, the Joint Lead Managers, the Underwriters, the Controlling
Shareholders and/or their respective advisors and agents any personal data which
they may require about you and the person(s) for whose benefit you have made the
application;
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HOW TO APPLY FOR HONG KONG OFFER SHARES
(ix) if the laws of any place outside Hong Kong apply to your application, agree and
warrant that you have complied with all such laws and none of the Company, the
Joint Sponsors, the Joint Representatives, the Joint Global Coordinators, the Joint
Bookrunners, the Joint Lead Managers, the Underwriters, the Controlling
Shareholders nor any of their respective officers or advisors will breach any law
outside Hong Kong as a result of the acceptance of your offer to purchase, or any
action arising from your rights and obligations under the terms and conditions
contained in this prospectus and the Application Forms;
(x) agree that once your application has been accepted, you may not rescind it because
of an innocent misrepresentation;
(xi) agree that your application will be governed by the laws of Hong Kong;
(xii) represent, warrant and undertake that (i) you understand that the Hong Kong Offer
Shares have not been and will not be registered under the U.S. Securities Act; and
(ii) you and any person for whose benefit you are applying for the Hong Kong Offer
Shares are outside the United States (as defined in Regulation S) or are a person
described in paragraph (h)(3) of Rule 902 of Regulation S;
(xiii) warrant that the information you have provided is true and accurate;
(xiv) agree to accept the Hong Kong Offer Shares applied for, or any lesser number
allocated to you under the application;
(xv) authorise the Company to place your name(s) or the name of the HKSCC Nominees
on the Company’s register of members as the holder(s) of any Hong Kong Offer
Shares allocated to you and such other registers as required under the Articles of
Association of the Company, and the Company and/or its agents to send any Share
certificate(s) and/or e-Refund payment instructions and/or any refund cheque(s) to
you or the first-named applicant for joint application by ordinary post at your own
risk to the address stated on the application, unless you are eligible to collect the
Share certificate(s) and/or refund cheque(s) in person;
(xvi) declare and represent that this is the only application made and the only application
intended by you to be made to benefit you or the person for whose benefit you are
applying;
(xvii) understand that the Company, the Directors and the Joint Representatives will rely
on your declarations and representations in deciding whether or not to make any
allotment of any of the Hong Kong Offer Shares to you and that you may be
prosecuted for making a false declaration;
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HOW TO APPLY FOR HONG KONG OFFER SHARES
(xviii) (if the application is made for your own benefit) warrant that no other application
has been or will be made for your benefit on a WHITE or YELLOW Application
Form or by giving electronic application instructions to HKSCC or to the White
Form eIPO Service Provider by you or by any one as your agent or by any other
person; and
(xix) (if you are making the application as an agent for the benefit of another person)
warrant that (i) no other application has been or will be made by you as agent for
or for the benefit of that person or by that person or by any other person as agent
for that person on a WHITE or YELLOW Application Form or by giving
electronic application instructions to HKSCC; and (ii) you have due authority to
sign the Application Form or give electronic application instructions on behalf of
that other person as their agent.
Additional Terms and Conditions for YELLOW Application Form
You may refer to the YELLOW Application Form for details.
5. APPLYING THROUGH THE WHITE FORM eIPO SERVICE
General
Individuals who meet the criteria in “Who can apply” in this section may apply through
the White Form eIPO service for the Offer Shares to be allotted and registered in their own
names through the designated website at www.eipo.com.hk.
Detailed instructions for application through the White Form eIPO service are on the
designated website. If you do not follow the instructions, your application may be rejected and
may not be submitted to the Company. If you apply through the designated website, you
authorise the White Form eIPO Service Provider to apply on the terms and conditions in this
Prospectus, as supplemented and amended by the terms and conditions of the White Form
eIPO Service Provider.
Time for Submitting Applications Under the White Form eIPO Service
You may submit your application through the White Form eIPO service through the
designated website at www.eipo.com.hk (24 hours daily, except on the last application day)
from 9:00 a.m. on Wednesday, October 30, 2019 until 11:30 a.m. on Friday, November 8, 2019
and the latest time for completing full payment of application monies in respect of such
applications will be 12:00 noon on Friday, November 8, 2019 or such later time under the
“Effect of Bad Weather on the Opening and Closing of the Applications Lists” in this section.
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HOW TO APPLY FOR HONG KONG OFFER SHARES
No Multiple Applications
If you apply by means of White Form eIPO service, once you complete payment in
respect of any electronic application instruction given by you or for your benefit through the
White Form eIPO service to make an application for Hong Kong Offer Shares, an actual
application shall be deemed to have been made. For the avoidance of doubt, giving an
electronic application instruction under White Form eIPO service more than once and
obtaining different payment reference numbers without effecting full payment in respect of a
particular reference number will not constitute an actual application.
Only one application may be made for the benefit of any person. If you are suspected of
submitting more than one application through the White Form eIPO service or by any other
means, all of your applications are liable to be rejected.
Section 40 of the Companies (Winding Up And Miscellaneous Provisions) Ordinance
For the avoidance of doubt, the Company and all other parties involved in the preparation
of this prospectus acknowledge that each applicant who gives or causes to give electronic
application instructions is a person who may be entitled to compensation under Section 40 of
the Companies (Winding Up and Miscellaneous Provisions) Ordinance (as applied by Section
342E of the Companies (Winding Up and Miscellaneous Provisions) Ordinance).
Commitment to sustainability
The obvious advantage of White Form eIPO service is to save the use of paper via the
self-serviced and electronic application process. Computershare Hong Kong Investor Services
Limited, being the designated White Form eIPO Service Provider, will contribute HK$2 for
each “Sinic Holdings (Group) Company Limited” White Form eIPO application submitted via
www.eipo.com.hk to support sustainability.
6. APPLYING BY GIVING ELECTRONIC APPLICATION INSTRUCTIONS TO
HKSCC VIA CCASS
General
CCASS Participants may give electronic application instructions to apply for the Hong
Kong Offer Shares and to arrange payment of the money due on application and payment of
refunds under their participant agreements with HKSCC and the General Rules of CCASS and
the CCASS Operational Procedures.
If you are a CCASS Investor Participant, you may give these electronic application
instructions through the CCASS Phone System by calling +852 2979 7888 or through the
CCASS Internet System (https://ip.ccass.com) (using the procedures in HKSCC’s “An
Operating Guide for Investor Participants” in effect from time to time).
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HOW TO APPLY FOR HONG KONG OFFER SHARES
HKSCC can also input electronic application instructions for you if you go to:
Hong Kong Securities Clearing Company Limited
Customer Service Centre
1/F, One & Two Exchange Square
8 Connaught Place, Central
Hong Kong
and complete an input request form.
You can also collect a prospectus from the above address.
If you are not a CCASS Investor Participant, you may instruct your broker or custodian
who is a CCASS Clearing Participant or a CCASS Custodian Participant to give electronic
application instructions via CCASS terminals to apply for the Hong Kong Offer Shares on
your behalf.
You will be deemed to have authorised HKSCC and/or HKSCC Nominees to transfer the
details of your application to the Company, the Joint Representatives and our Hong Kong Share
Registrar.
Giving Electronic Application Instructions to HKSCC via CCASS
Where you have given electronic application instructions to apply for the Hong Kong
Offer Shares and a WHITE Application Form is signed by HKSCC Nominees on your behalf:
(i) HKSCC Nominees will only be acting as a nominee for you and is not liable for any
breach of the terms and conditions of the WHITE Application Form or this
prospectus;
(ii) HKSCC Nominees will do the following things on your behalf:
• agree that the Hong Kong Offer Shares to be allotted shall be issued in the
name of HKSCC Nominees and deposited directly into CCASS for the credit
of the CCASS Participant’s stock account on your behalf or your CCASS
Investor Participant’s stock account;
• agree to accept the Hong Kong Offer Shares applied for or any lesser number
allocated;
• undertake and confirm that you have not applied for or taken up or indicated
an interest for, and will not apply for or take up, or indicate an interest for, any
Offer Shares under the International Offering nor participated in the
International Offering;
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HOW TO APPLY FOR HONG KONG OFFER SHARES
• (if the electronic application instructions are given for your benefit) declare
that only one set of electronic application instructions has been given for
your benefit;
• (if you are an agent for another person) declare that you have only given one
set of electronic application instructions for the other person’s benefit and
are duly authorised to give those instructions as their agent;
• confirm that you understand that the Company, the Directors and the Joint
Representatives will rely on your declarations and representations in deciding
whether or not to make any allotment of any of the Hong Kong Offer Shares
to you and that you may be prosecuted if you make a false declaration;
• authorise the Company to place HKSCC Nominees’ name on the Company’s
register of members as the holder of the Hong Kong Offer Shares allocated to
you and such other registers as required under the Articles of Association of the
Company, and dispatch Share certificate(s) and/or refund monies under the
arrangements separately agreed between the Company and HKSCC;
• confirm that you have read the terms and conditions and application procedures
set out in this prospectus and agree to be bound by them;
• confirm that you have received and/or read a copy of this prospectus and have
relied only on the information and representations in this prospectus in causing
the application to be made and will not rely on any other information or
representations, save as those set out in any supplement to this prospectus;
• agree that none of the Company, the Joint Sponsors, the Joint Representatives,
the Joint Global Coordinators, the Joint Bookrunners, the Joint Lead Managers,
the Underwriters, the Controlling Shareholders, their respective directors,
officers, employees, partners, agents, advisors and any other parties involved
in the Global Offering, is or will be liable for any information and
representations not contained in this prospectus (and any supplement to it);
• agree to disclose your personal data to the Company, the Hong Kong Share
Registrar, the receiving banks, the Joint Sponsors, the Joint Representatives,
the Joint Global Coordinators, the Joint Bookrunners, the Joint Lead Managers,
the Underwriters, the Controlling Shareholders and/or its respective advisors
and agents;
• agree (without prejudice to any other rights which you may have) that once
HKSCC Nominees’ application has been accepted, it cannot be rescinded for
innocent misrepresentation;
• agree that any application made by HKSCC Nominees on your behalf is
irrevocable before the fifth day after the time of the opening of the application
lists (excluding any day which is Saturday, Sunday or public holiday in Hong
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HOW TO APPLY FOR HONG KONG OFFER SHARES
Kong), such agreement to take effect as a collateral contract with us and to
become binding when you give the instructions and such collateral contract to
be in consideration of the Company agreeing that it will not offer any Hong
Kong Offer Shares to any person before the fifth day after the time of the
opening of the application lists (excluding any day which is Saturday, Sunday
or public holiday in Hong Kong), except by means of one of the procedures
referred to in this prospectus. However, HKSCC Nominees may revoke the
application before the fifth day after the time of the opening of the application
lists (excluding for this purpose any day which is a Saturday, Sunday or public
holiday in Hong Kong) if a person responsible for this prospectus under
Section 40 of the Companies (Winding Up and Miscellaneous Provisions)
Ordinance (as applied by Section 342E of the Companies (Winding Up and
Miscellaneous Provisions) Ordinance) gives a public notice under that section
which excludes or limits that person’s responsibility for this prospectus;
• agree that once HKSCC Nominees’ application is accepted, neither that
application nor your electronic application instructions can be revoked, and
that acceptance of that application will be evidenced by the Company’s
announcement of the results of the Hong Kong Public Offering;
• agree to the arrangements, undertakings and warranties under the participant
agreement between you and HKSCC, read with the General Rules of CCASS
and the CCASS Operational Procedures, for the giving electronic application
instructions to apply for Hong Kong Offer Shares;
• agree with the Company, for itself and for the benefit of each Shareholder (and
so that the Company will be deemed by its acceptance in whole or in part of
the application by HKSCC Nominees to have agreed, for itself and on behalf
of each of the Shareholders, with each CCASS Participant giving electronic
application instructions) to observe and comply with the Companies
(Winding Up and Miscellaneous Provisions) Ordinance, the Companies
Ordinance and the Articles of Association; and
• agree that your application, any acceptance of it and the resulting contract will
be governed by and construed in accordance with the Laws of Hong Kong.
Effect of Giving Electronic Application Instructions to HKSCC via CCASS
By giving electronic application instructions to HKSCC or instructing your broker or
custodian who is a CCASS Clearing Participant or a CCASS Custodian Participant to give such
instructions to HKSCC, you (and, if you are joint applicants, each of you jointly and severally)
are deemed to have done the following things. Neither HKSCC nor HKSCC Nominees shall be
liable to the Company or any other person in respect of the things mentioned below:
• instructed and authorised HKSCC to cause HKSCC Nominees (acting as nominee
for the relevant CCASS Participants) to apply for the Hong Kong Offer Shares on
your behalf;
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HOW TO APPLY FOR HONG KONG OFFER SHARES
• instructed and authorised HKSCC to arrange payment of the maximum Offer Price,
brokerage, SFC transaction levy and the Stock Exchange trading fee by debiting
your designated bank account and, in the case of a wholly or partially unsuccessful
application and/or if the Offer Price is less than the maximum Offer Price per Offer
Share initially paid on application, refund of the application monies (including
brokerage, SFC transaction levy and the Stock Exchange trading fee) by crediting
your designated bank account; and
• instructed and authorised HKSCC to cause HKSCC Nominees to do on your behalf
all the things stated in the WHITE Application Form and in this prospectus.
Minimum Purchase Amount and Permitted Numbers
You may give or cause your broker or custodian who is a CCASS Clearing Participant or
a CCASS Custodian Participant to give electronic application instructions for a minimum of
1,000 Hong Kong Offer Shares. Instructions for more than 1,000 Hong Kong Offer Shares must
be in one of the numbers set out in the table in the Application Forms. No application for any
other number of Hong Kong Offer Shares will be considered and any such application is liable
to be rejected.
Time for Inputting Electronic Application Instructions (1)
CCASS Clearing/Custodian Participants can input electronic application instructions at
the following times on the following dates:
• Wednesday, October 30, 2019 — 9:00 a.m. to 8:30 p.m.
• Thursday, October 31, 2019 — 8:00 a.m. to 8:30 p.m.
• Friday, November 1, 2019 — 8:00 a.m. to 8:30 p.m.
• Saturday, November 2, 2019 — 8:00 a.m. to 1:00 p.m.
• Monday, November 4, 2019 — 8:00 a.m. to 8:30 p.m.
• Tuesday, November 5, 2019 — 8:00 a.m. to 8:30 p.m.
• Wednesday, November 6, 2019 — 8:00 a.m. to 8:30 p.m.
• Thursday, November 7, 2019 — 8:00 a.m. to 8:30 p.m.
• Friday, November 8, 2019 — 8:00 a.m. to 12:00 noon
CCASS Investor Participants can input electronic application instructions from 9:00
a.m. on Wednesday, October 30, 2019 until 12:00 noon on Friday, November 8, 2019 (24 hours
daily, except on November 8, 2019, the last application day).
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HOW TO APPLY FOR HONG KONG OFFER SHARES
The latest time for inputting your electronic application instructions will be 12:00 noon
on Friday, November 8, 2019, the last application day or such later time as described in “—
Effect of Bad Weather on the Opening and Closing of the Application Lists” in this section.
Note:
(1) The times in this sub-section are subject to change as HKSCC may determine from time to time with prior
notification to CCASS Clearing/Custodian Participants and/or CCASS Investor Participants.
No Multiple Applications
If you are suspected of having made multiple applications or if more than one application
is made for your benefit, the number of Hong Kong Offer Shares applied for by HKSCC
Nominees will be automatically reduced by the number of Hong Kong Offer Shares for which
you have given such instructions and/or for which such instructions have been given for your
benefit. Any electronic application instructions to make an application for the Hong Kong
Offer Shares given by you or for your benefit to HKSCC shall be deemed to be an actual
application for the purposes of considering whether multiple applications have been made.
Section 40 of the Companies (Winding Up and Miscellaneous Provisions) Ordinance
For the avoidance of doubt, the Company and all other parties involved in the preparation
of this prospectus acknowledge that each CCASS Participant who gives or causes to give
electronic application instructions is a person who may be entitled to compensation under
Section 40 of the Companies (Winding Up and Miscellaneous Provisions) Ordinance (as
applied by Section 342E of the Companies (Winding Up and Miscellaneous Provisions)
Ordinance).
Personal Data
The section of the Application Form headed “Personal Data” applies to any personal data
held by the Company, the Hong Kong Share Registrar, the receiving banks, the Joint Sponsors,
the Joint Representatives, the Joint Global Coordinators, the Joint Bookrunners, the Joint Lead
Managers, the Underwriters, the Controlling Shareholders and any of their respective advisors
and agents about you in the same way as it applies to personal data about applicants other than
HKSCC Nominees.
7. WARNING FOR ELECTRONIC APPLICATIONS
The application for the Hong Kong Offer Shares by giving electronic application
instructions to HKSCC is only a facility provided to CCASS Participants. Similarly, the
application for Hong Kong Offer Shares through the White Form eIPO service is also only a
facility provided by the White Form eIPO Service Provider to public investors. Such facilities
are subject to capacity limitations and potential service interruptions and you are advised not
to wait until the last application day in making your electronic applications. The Company, the
Directors, the Joint Sponsors, the Joint Representatives, the Joint Global Coordinators, the
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HOW TO APPLY FOR HONG KONG OFFER SHARES
Joint Bookrunners, the Joint Lead Managers, the Underwriters and the Controlling
Shareholders take no responsibility for such applications and provide no assurance that any
CCASS Participant or person applying through the White Form eIPO service will be allotted
any Hong Kong Offer Shares.
To ensure that CCASS Investor Participants can give their electronic application
instructions, they are advised not to wait until the last minute to input their instructions to the
systems. In the event that CCASS Investor Participants have problems in the connection to
CCASS Phone System/CASS Internet System for submission of electronic application
instructions, they should either (i) submit a WHITE or YELLOW Application Form, or (ii)
go to HKSCC’s Customer Service Centre to complete an input request form for electronic
application instructions before 12:00 noon on Friday, November 8, 2019, the last day for
applications, or such later time as described in “— Effect of Bad Weather on the Opening and
Closing of the Application Lists” below.
8. HOW MANY APPLICATIONS CAN YOU MAKE
Multiple applications for the Hong Kong Offer Shares are not allowed except by
nominees. If you are a nominee, in the box on the Application Form marked “For nominees”
you must include:
• an account number; or
• some other identification code,
for each beneficial owner or, in the case of joint beneficial owners, for each joint beneficial
owner. If you do not include this information, the application will be treated as being made for
your benefit.
All of your applications will be rejected if more than one application on a WHITE or
YELLOW Application Form or by giving electronic application instructions to HKSCC or
through White Form eIPO service, is made for your benefit (including the part of the
application made by HKSCC Nominees acting on electronic application instructions).
If an application is made by an unlisted company and:
• the principal business of that company is dealing in securities; and
• you exercise statutory control over that company,
then the application will be treated as being for your benefit.
“Unlisted company” means a company with no equity securities listed on the Stock
Exchange.
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HOW TO APPLY FOR HONG KONG OFFER SHARES
“Statutory control” means you:
• control the composition of the board of directors of the company;
• control more than half of the voting power of the company; or
• hold more than half of the issued share capital of the company (not counting any part
of it which carries no right to participate beyond a specified amount in a distribution
of either profits or capital)
9. HOW MUCH ARE THE HONG KONG OFFER SHARES
The WHITE and YELLOW Application Forms have tables showing the exact amount
payable for Shares.
You must pay the maximum Offer Price, brokerage, SFC transaction levy and the Stock
Exchange trading fee in full upon application for the Hong Kong Offer Shares under the terms
set out in the Application Forms.
You may submit an application using a WHITE or YELLOW Application Form or
through the White Form eIPO service in respect of a minimum of 1,000 Hong Kong Offer
Shares. Each application or electronic application instruction in respect of more than 1,000
Hong Kong Offer Shares must be in one of the numbers set out in the table in the Application
Form, or as otherwise specified on the designated website at www.eipo.com.hk.
If your application is successful, brokerage will be paid to the Exchange Participants, and
the SFC transaction levy and the Stock Exchange trading fee will be paid to the Stock
Exchange (in the case of the SFC transaction levy, collected by the Stock Exchange on behalf
of the SFC).
For further details on the Offer Price, see the section headed “Structure of the Global
Offering — Pricing and Allocation”.
10. EFFECT OF BAD WEATHER ON THE OPENING AND CLOSING OF THE
APPLICATION LISTS
The application lists will not open or close if there is/are:
• a tropical cyclone warming signal number 8 or above;
• a “black” rainstorm warning; and/or
• Extreme Conditions.
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HOW TO APPLY FOR HONG KONG OFFER SHARES
in force in Hong Kong at any time between 9:00 a.m. and 12:00 noon on Friday, November 8,
2019. Instead they will open between 11:45 a.m. and 12:00 noon on the next Business Day
which does not have any of those warnings or Extreme Conditions in Hong Kong in force at
any time between 9:00 a.m. and 12:00 noon.
If the application lists do not open and close on Friday, November 8, 2019 or if there
is/are a tropical cyclone warning signal number 8, above or a “black” rainstorm warning signal
and/or Extreme Conditions in force in Hong Kong that may affect the dates mentioned in
“Expected Timetable”, an announcement will be made in such event.
11. PUBLICATION OF RESULTS
The Company expects to announce the final Offer Price, the level of indication of interest
in the International Offering, the results of applications in the Hong Kong Public Offering and
the basis of allocation of the Hong Kong Offer Shares on Thursday, November 14, 2019 in the
South China Morning Post (in English) and the Hong Kong Economic Times (in Chinese), and
on the Company’s website at www.sinicdc.com and the website of the Stock Exchange at
www.hkexnews.hk.
The results of allocations and the Hong Kong identity card/passport/Hong Kong business
registration numbers of successful applicants under the Hong Kong Public Offering will be
available at the times and date and in the manner specified below.
• in the announcement to be posted on the Company’s website at www.sinicdc.com
and the Stock Exchange’s website at www.hkexnews.hk by no later than 9:00 a.m.
on Thursday, November 14, 2019;
• from the designated results of allocations website at www.iporesults.com.hk
(alternatively: English https://www.eipo.com.hk/en/Allotment; Chinese
https://www.eipo.com.hk/zh-hk/Allotment) with a “search by ID” function on a
24-hour basis from 8:00 a.m. on Thursday, November 14, 2019 to 12:00 midnight on
Wednesday, November 20, 2019;
• by telephone enquiry line by calling +852 2862 8669 between 9:00 a.m. and 10:00
p.m. from Thursday, November 14, 2019 to Sunday, November 17, 2019;
• in the special allocation results booklets which will be available for inspection
during opening hours from Thursday, November 14, 2019 to Saturday, November
16, 2019 at all the receiving banks’ designated branches.
If the Company accepts your offer to purchase (in whole or in part), which it may do by
announcing the basis of allocations and/or making available the results of allocations publicly,
there will be a binding contract under which you will be required to purchase the Hong Kong
Offer Shares if the conditions of the Global Offering are satisfied and the Global Offering is
not otherwise terminated. Further details are contained in “Structure of the Global Offering”.
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HOW TO APPLY FOR HONG KONG OFFER SHARES
You will not be entitled to exercise any remedy of rescission for innocent
misrepresentation at any time after acceptance of your application. This does not affect any
other right you may have.
12. CIRCUMSTANCES IN WHICH YOU WILL NOT BE ALLOTTED OFFER
SHARES
You should note the following situations in which the Hong Kong Offer Shares will not
be allotted to you:
(i) If your application is revoked:
By completing and submitting an Application Form or giving electronic application
instructions to HKSCC or through the White Form eIPO service, you agree that your
application or the application made by HKSCC Nominees on your behalf cannot be revoked on
or before the fifth day after the time of the opening of the application lists (excluding for this
purpose any day which is Saturday, Sunday or public holiday in Hong Kong). This agreement
will take effect as a collateral contract with the Company.
Your application or the application made by HKSCC Nominees on your behalf may only
be revoked on or before such fifth day if a person responsible for this prospectus under Section
40 of the Companies (Winding Up and Miscellaneous Provisions) Ordinance (as applied by
Section 342E of the Companies (Winding Up and Miscellaneous Provisions) Ordinance) gives
a public notice under that section which excludes or limits that person’s responsibility for this
prospectus.
If any supplement to this prospectus is issued, applicants who have already submitted an
application will be notified that they are required to confirm their applications. If applicants
have been so notified but have not confirmed their applications in accordance with the
procedure to be notified, all unconfirmed applications will be deemed revoked.
If your application or the application made by HKSCC Nominees on your behalf has been
accepted, it cannot be revoked. For this purpose, acceptance of applications which are not
rejected will be constituted by notification in the press of the results of allocation, and where
such basis of allocation is subject to certain conditions or provides for allocation by ballot,
such acceptance will be subject to the satisfaction of such conditions or results of the ballot
respectively.
(ii) If the Company or its agents exercise their discretion to reject your application:
The Company, the Joint Representatives, the White Form eIPO service Provider and
their respective agents and nominees have full discretion to reject or accept any application, or
to accept only part of any application, without giving any reasons.
– 539 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
(iii) If the allotment of Hong Kong Offer Shares is void:
The allotment of Hong Kong Offer Shares will be void if the Listing Committee of the
Stock Exchange does not grant permission to list the Shares either:
• within three weeks from the closing date of the application lists; or
• within a longer period of up to six weeks if the Listing Committee notifies the
Company of that longer period within three weeks of the closing date of the
application lists.
(iv) If:
• you make multiple applications or suspected multiple applications;
• you or the person for whose benefit you are applying have applied for or taken up,
or indicated an interest for, or have been or will be placed or allocated (including
conditionally and/or provisionally) Hong Kong Offer Shares and International Offer
Shares;
• your Application Form is not completed in accordance with the stated instructions;
• your electronic application instructions through the White Form eIPO service are
not completed in accordance with the instructions, terms and conditions on the
designated website at www.eipo.com.hk;
• your payment is not made correctly or the cheque or banker’s cashier order paid by
you is dishonoured upon its first presentation;
• the Underwriting Agreements do not become unconditional or are terminated;
• the Company or the Joint Representatives believe that by accepting your application,
it/they would violate applicable securities or other laws, rules or regulations; or
• your application is for more than 50% of the Hong Kong Offer Shares initially
offered under the Hong Kong Public Offering.
– 540 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
13. REFUND OF APPLICATION MONIES
If an application is rejected, not accepted or accepted in part only, or if the Offer Price
as finally determined is less than the maximum offer price of HK$4.25 per Offer Share
(excluding brokerage, SFC transaction levy and the Stock Exchange trading fee thereon), or if
the conditions of the Hong Kong Public Offering are not fulfilled in accordance with “Structure
of the Global Offering — Conditions of the Global Offering” in this prospectus are not satisfied
or if any application is revoked, the application monies, or the appropriate portion thereof,
together with the related brokerage, SFC transaction levy and the Stock Exchange trading fee,
will be refunded, without interest or the cheque or banker’s cashier order will not be cleared.
Any refund of your application monies will be made on or before Thursday, November 14,
2019.
14. DESPATCH/COLLECTION OF SHARE CERTIFICATES/e-Refund PAYMENT
INSTRUCTIONS/REFUND MONIES
You will receive one Share certificate for all Hong Kong Offer Shares allotted to you
under the Hong Kong Public Offering (except pursuant to applications made on YELLOW
Application Forms or by electronic application instructions to HKSCC via CCASS where the
Share certificates will be deposited into CCASS as described below).
No temporary document of title will be issued in respect of the Shares. No receipt will
be issued for sums paid on application. If you apply by WHITE or YELLOW Application
Form, subject to personal collection as mentioned below, the following will be sent to you (or,
in the case of joint applicants, to the first-named applicant) by ordinary post, at your own risk,
to the address specified on the Application Form:
• Share certificate(s) for all the Hong Kong Offer Shares allotted to you (for
applicants on YELLOW Application Forms, Share certificates for the Hong Kong
Offer Shares will be deposited into CCASS as described below); and
• refund cheque(s) crossed “Account Payee Only” in favour of the applicant (or, in the
case of joint applicants, the first-named applicant) for (i) all or the surplus
application monies for the Hong Kong Offer Shares, wholly or partially
unsuccessfully applied for; and/or (ii) the difference between the Offer Price and the
maximum Offer Price per Offer Share paid on application in the event that the Offer
Price is less than the maximum Offer Price (including brokerage of 1%, SFC
transaction levy of 0.0027% and the Stock Exchange trading fee of 0.005% but
without interest).
– 541 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
Part of the Hong Kong identity card number/passport number, provided by you or the
first-named applicant (if you are joint applicants), may be printed on your refund cheque, if
any. Your banker may require verification of your Hong Kong identity card number/passport
number before encashment of your refund cheque(s). Inaccurate completion of your Hong
Kong identity card number/passport number may invalidate or delay encashment of your
refund cheque(s).
Subject to arrangement on dispatch/collection of Share certificates and refund monies as
mentioned below, any refund cheques and Share certificates are expected to be posted on or
before Thursday, November 14, 2019. The right is reserved to retain any Share certificate(s)
and any surplus application monies pending clearance of cheque(s) or banker’s cashier’s
order(s).
Share certificates will only become valid at 8:00 a.m. on Friday, November 15, 2019
provided that the Global Offering has become unconditional in all respects and the right of
termination described in the “Underwriting” has not been exercised. Investors who trade
Shares on the basis of publicly available allocation details or prior to the receipt of Share
certificates or prior to the Share certificates becoming valid do so entirely at their own risk.
Personal Collection
(i) If you apply using a WHITE Application Form
If you apply for 1,000,000 or more Hong Kong Pubic Offer Shares on a WHITE
Application Form and have provided all information required by your Application Form, you
may collect your refund cheque(s) and/or Share certificate(s) from Hong Kong Share Registrar,
Computershare Hong Kong Investor Services Limited at Shops 1712-1716, 17th Floor,
Hopewell Centre, 183 Queen’s Road East, Wan Chai, Hong Kong from 9:00 a.m. to 1:00 p.m.
on Thursday, November 14, 2019 or such other date as notified by us in the newspapers.
If you are an individual who is eligible for personal collection, you must not authorise any
other person to collect for you. If you are a corporate applicant which is eligible for personal
collection, your authorised representative must bear a letter of authorisation from your
corporation stamped with your corporation’s chop. Both individuals and authorised
representatives must produce, at the time of collection, evidence of identity acceptable to the
Hong Kong Share Registrar.
If you do not collect your refund cheque(s) and/or Share certificate(s) personally within
the time specified for collection, they will be despatched promptly to the address specified in
your Application Form by ordinary post at your own risk.
If you apply for less than 1,000,000 Hong Kong Offer Shares on a WHITE Application
Form, your refund cheque(s) and/or Share certificate(s) will be sent to the address on the
relevant Application Form on or before Thursday, November 14, 2019, by ordinary post and at
your own risk.
– 542 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
(ii) If you apply using a YELLOW Application Form
If you apply for 1,000,000 Hong Kong Offer Shares or more and have provided all the
information required by your Application Form, please follow the same instructions as
described above for collecting refund cheque(s). If you have applied for less than 1,000,000
Hong Kong Offer Shares, your refund cheque(s) will be sent to the address specified in the
relevant Application Form on or before Thursday, November 14, 2019, by ordinary post and at
your own risk.
If you apply by using a YELLOW Application Form and your application is wholly or
partially successful, your Share certificate(s) will be issued in the name of HKSCC Nominees
and deposited into CCASS for credit to your or the designated CCASS Participant’s stock
account as stated in your Application Form on Thursday, November 14, 2019, or upon
contingency, on any other date determined by HKSCC or HKSCC Nominees.
• If you apply through a designated CCASS Participant (other than a CCASS investor
participant)
For Hong Kong Offer Shares credited to your designated CCASS participant’s stock
account (other than CCASS Investor Participant), you can check the number of Hong
Kong Offer Shares allotted to you with that CCASS participant.
• If you apply as a CCASS Investor Participant
The Company will publish the results of CCASS Investor Participants’ applications
together with the results of the Hong Kong Public Offering in the manner described in “—
Publication of Results” above. You should check the announcement published by the
Company and report any discrepancies to HKSCC before 5:00 p.m. on Thursday,
November 14, 2019 or any other date as determined by HKSCC or HKSCC Nominees.
Immediately after the credit of the Hong Kong Offer Shares to your stock account, you
can check your new account balance via the CCASS Phone System and CCASS Internet
System. HKSCC will also make available to you an activity statement showing the
number of Hong Kong Offer Shares credited to your CCASS Investor Participant stock
account.
(iii) If you apply through the White Form eIPO service
If you apply for 1,000,000 or more Hong Kong Offer Shares through the White Form
eIPO service and your application is wholly or partially successful, you may collect your Share
certificate(s) from the Hong Kong Share Registrar, Computershare Hong Kong Investor
Services Limited at Shops 1712-1716, 17th Floor, Hopewell Centre, 183 Queen’s Road East,
Wan Chai, Hong Kong, from 9:00 a.m. to 1:00 p.m. on Thursday, November 14, 2019, or such
other date as notified by the Company in the newspapers as the date of despatch/collection of
Share certificates/e-Refund payment instructions/refund cheques.
– 543 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
If you do not collect your Share certificate(s) personally within the time specified for
collection, they will be sent to the address specified in your application instructions by
ordinary post at your own risk.
If you apply for less than 1,000,000 Hong Kong Offer Shares through the White Form
eIPO service, your Share certificate(s) (where applicable) will be sent to the address specified
in your application instructions on or before Thursday, November 14, 2019, by ordinary post
at your own risk.
If you apply and pay the application monies from a single bank account, any refund
monies will be despatched to that bank account in the form of e-Refund payment instructions.
If you apply and pay the application monies from multiple bank accounts, any refund monies
will be despatched to the address as specified in your application instructions in the form of
refund cheque(s) by ordinary post at your own risk.
(iv) If you apply via Electronic Application Instructions to HKSCC via CCASS
Allocation of Hong Kong Offer Shares
For the purposes of allocating Hong Kong Offer Shares, HKSCC Nominees will not
be treated as an applicant. Instead, each CCASS Participant who gives electronic
application instructions or each person for whose benefit instructions are given will be
treated as an applicant.
Deposit of Share Certificates into CCASS and Refund of Application Monies
• If your application is wholly or partially successful, your Share certificate(s)
will be issued in the name of HKSCC Nominees and deposited into CCASS for
the credit of your designated CCASS Participant’s stock account or your
CCASS Investor Participant stock account on Thursday, November 14, 2019,
or, on any other date determined by HKSCC or HKSCC Nominees.
• The Company expects to publish the application results of CCASS Participants
(and where the CCASS Participant is a broker or custodian, the Company will
include information relating to the relevant beneficial owner), your Hong Kong
identity card number/passport number or other identification code (Hong Kong
business registration number for corporations) and the basis of allotment of the
Hong Kong Public Offering in the manner specified in “— Publication of
Results” above on Thursday, November 14, 2019. You should check the
announcement published by the Company and report any discrepancies to
HKSCC before 5:00 p.m. on Thursday, November 14, 2019 or such other date
as determined by HKSCC or HKSCC Nominees.
– 544 –
HOW TO APPLY FOR HONG KONG OFFER SHARES
• If you have instructed your broker or custodian to give electronic application
instructions on your behalf, you can also check the number of Hong Kong
Offer Shares allotted to you and the amount of refund monies (if any) payable
to you with that broker or custodian.
• If you have applied as a CCASS Investor Participant, you can also check the
number of Hong Kong Offer Shares allotted to you and the amount of refund
monies (if any) payable to you via the CCASS Phone System and the CCASS
Internet System (under the procedures contained in HKSCC’s “An Operating
Guide for Investor Participants” in effect from time to time) on Thursday,
November 14, 2019. Immediately following the credit of the Hong Kong Offer
Shares to your stock account and the credit of refund monies to your bank
account, HKSCC will also make available to you an activity statement showing
the number of Hong Kong Offer Shares credited to your CCASS Investor
Participant stock account and the amount of refund monies (if any) credited to
your designated bank account.
• Refund of your application monies (if any) in respect of wholly and partially
unsuccessful applications and/or difference between the Offer Price and the
maximum Offer Price per Offer Share initially paid on application (including
brokerage, SFC transaction levy and the Stock Exchange trading fee but
without interest) will be credited to your designated bank account or the
designated bank account of your broker or custodian on Thursday, November
14, 2019.
15. ADMISSION OF THE SHARES INTO CCASS
If the Stock Exchange grants the listing of, and permission to deal in, the Shares and we
comply with the stock admission requirements of HKSCC, the Shares will be accepted as
eligible securities by HKSCC for deposit, clearance and settlement in CCASS with effect from
the date of commencement of dealings in the Shares on the Stock Exchange or any other date
HKSCC chooses. Settlement of transactions between Exchange Participants (as defined in the
Listing Rules) is required to take place in CCASS on the second Business Day after any trading
day.
All activities under CCASS are subject to the General Rules of CCASS and CCASS
Operational Procedures in effect from time to time.
Investors should seek the advice of their stockbroker or other professional advisors for
details of the settlement arrangement as such arrangements may affect their rights and interests.
All necessary arrangements have been made enabling the Shares to be admitted into
CCASS.
– 545 –
APPENDIX I ACCOUNTANTS’ REPORT
The following is the text of a report on the financial information of Sinic Holdings
(Group) Company Limited, prepared for the purpose of incorporation in this prospectus
received from the reporting accountants of the Company, Ernst & Young, Certified Public
Accountants, Hong Kong.
22/F, CITIC Tower
1 Tim Mei Avenue
Central, Hong Kong
The Directors
Sinic Holdings (Group) Company Limited
ABCI Capital Limited
Huatai Financial Holdings (Hong Kong) Limited
Dear Sirs,
We report on the historical financial information of Sinic Holdings (Group) Company
Limited (the “Company”) and its subsidiaries (together, the “Group”) set out on pages I-4 to
I-132, which comprises the combined statements of profit or loss and other comprehensive
income, the combined statements of changes in equity and the combined statements of cash
flows of the Group for each of the years ended 31 December 2016, 2017 and 2018 and the four
months ended 30 April 2019 (the “Relevant Periods”), and the combined statements of
financial position of the Group as at 31 December 2016, 2017 and 2018 and 30 April 2019 and
the statements of financial position of the Company as at 31 December 2018 and 30 April 2019,
and a summary of significant accounting policies and other explanatory information (together,
the “Historical Financial Information”). The Historical Financial Information set out on pages
I-4 to I-132 forms an integral part of this report, which has been prepared for inclusion in the
prospectus of the Company dated 30 October 2019 (the “Prospectus”) in connection with the
initial listing of the shares of the Company on the Main Board of The Stock Exchange of Hong
Kong Limited (the “Stock Exchange”).
DIRECTORS’ RESPONSIBILITY FOR THE HISTORICAL FINANCIAL
INFORMATION
The directors of the Company are responsible for the preparation of the Historical
Financial Information that gives a true and fair view in accordance with the basis of
presentation and the basis of preparation set out in notes 2.1 and 2.2 to the Historical Financial
Information, respectively, and for such internal control as the directors determine is necessary
to enable the preparation of the Historical Financial Information that is free from material
misstatement, whether due to fraud or error.
– I-1 –
APPENDIX I ACCOUNTANTS’ REPORT
REPORTING ACCOUNTANTS’ RESPONSIBILITY
Our responsibility is to express an opinion on the Historical Financial Information and to
report our opinion to you. We conducted our work in accordance with Hong Kong Standard on
Investment Circular Reporting Engagements 200 Accountants’ Reports on Historical Financial
Information in Investment Circulars issued by the Hong Kong Institute of Certified Public
Accountants (“HKICPA”). This standard requires that we comply with ethical standards and
plan and perform our work to obtain reasonable assurance about whether the Historical
Financial Information is free from material misstatement.
Our work involved performing procedures to obtain evidence about the amounts and
disclosures in the Historical Financial Information. The procedures selected depend on the
reporting accountants’ judgement, including the assessment of risks of material misstatement
of the Historical Financial Information, whether due to fraud or error. In making those risk
assessments, the reporting accountants consider internal control relevant to the entity’s
preparation of the Historical Financial Information that gives a true and fair view in accordance
with the basis of presentation and the basis of preparation set out in notes 2.1 and 2.2 to the
Historical Financial Information, respectively, in order to design procedures that are
appropriate in the circumstances, but not for the purpose of expressing an opinion on the
effectiveness of the entity’s internal control. Our work also included evaluating the
appropriateness of accounting policies used and the reasonableness of accounting estimates
made by the directors, as well as evaluating the overall presentation of the Historical Financial
Information.
We believe that the evidence we have obtained is sufficient and appropriate to provide a
basis for our opinion.
OPINION
In our opinion, the Historical Financial Information gives, for the purposes of the
accountants’ report, a true and fair view of the financial position of the Group as at 31
December 2016, 2017 and 2018 and 30 April 2019 and of the Company as at 31 December 2018
and 30 April 2019 and of the financial performance and cash flows of the Group for each of
the Relevant Periods in accordance with the basis of presentation and the basis of preparation
set out in notes 2.1 and 2.2 to the Historical Financial Information, respectively.
Review of interim comparative financial information
We have reviewed the interim comparative financial information of the Group which
comprises the combined statement of profit or loss and other comprehensive income, the
combined statement of changes in equity and the combined statement of cash flows for the four
months ended 30 April 2018 and other explanatory information (the “Interim Comparative
Financial Information”). The directors of the Company are responsible for the preparation and
presentation of the Interim Comparative Financial Information in accordance with the basis of
presentation and the basis of preparation set out in notes 2.1 and 2.2 to the Historical Financial
– I-2 –
APPENDIX I ACCOUNTANTS’ REPORT
Information, respectively. Our responsibility is to express a conclusion on the Interim
Comparative Financial Information based on our review. We conducted our review in
accordance with Hong Kong Standard on Review Engagements 2410 Review of Interim
Financial Information Performed by the Independent Auditor of the Entity issued by the
HKICPA. A review consists of making inquiries, primarily of persons responsible for financial
and accounting matters, and applying analytical and other review procedures. A review is
substantially less in scope than an audit conducted in accordance with Hong Kong Standards
on Auditing and consequently does not enable us to obtain assurance that we would become
aware of all significant matters that might be identified in an audit. Accordingly, we do not
express an audit opinion. Based on our review, nothing has come to our attention that causes
us to believe that the Interim Comparative Financial Information, for the purposes of the
accountants’ report, is not prepared, in all material respects, in accordance with the basis of
presentation and the basis of preparation set out in notes 2.1 and 2.2 to the Historical Financial
Information, respectively.
REPORT ON MATTERS UNDER THE RULES GOVERNING THE LISTING OF
SECURITIES ON THE STOCK EXCHANGE AND THE COMPANIES (WINDING UP
AND MISCELLANEOUS PROVISIONS) ORDINANCE
Adjustments
In preparing the Historical Financial Information, no adjustments to the Underlying
Financial Statements as defined on page I-4 have been made.
Dividends
We refer to note 11 to the Historical Financial Information which states that no dividends
have been paid by the Company in respect of the Relevant Periods.
No historical financial statements for the Company
As at the date of this report, no statutory financial statements have been prepared for the
Company since its date of incorporation.
Yours faithfully,
Certified Public Accountants
Hong Kong
30 October 2019
– I-3 –
APPENDIX I ACCOUNTANTS’ REPORT
I HISTORICAL FINANCIAL INFORMATION
Preparation of Historical Financial Information
Set out below is the Historical Financial Information which forms an integral part of this
accountants’ report.
The financial statements of the Group for the Relevant Periods, on which the Historical
Financial Information is based, were audited by Ernst & Young in accordance with Hong Kong
Standards on Auditing issued by the HKICPA (the “Underlying Financial Statements”).
The Historical Financial Information is presented in Renminbi (“RMB”) and all values
are rounded to the nearest thousand (RMB’000) except when otherwise indicated.
– I-4 –
APPENDIX I ACCOUNTANTS’ REPORT
COMBINED STATEMENTS OF PROFIT OR LOSS AND OTHER COMPREHENSIVE
INCOME
Four months
Year ended 31 December ended 30 April
Notes 2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
REVENUE 5 2,223,000 5,241,086 8,415,653 1,508,876 5,709,425
Cost of sales (1,673,246) (3,473,875) (5,272,657) (948,388) (3,743,922)
GROSS PROFIT 549,754 1,767,211 3,142,996 560,488 1,965,503
Finance income 2,518 27,417 105,680 30,414 7,756
Other income and gains 5 374 7,014 5,945 2,059 4,536
Selling and distribution expenses (214,628) (458,382) (657,597) (143,420) (192,352)
Administrative expenses (83,044) (225,341) (430,192) (92,301) (167,610)
Other expenses (7,210) (47,447) (46,219) (13,113) (3,192)
Fair value gains on investment properties 14 77,980 86,038 110,159 49,497 27,431
Fair value gains/(losses) on financial
assets at fair value through
profit or loss — — 18,861 6,096 (20,800)
Fair value gains/(losses) on financial
liabilities at fair value through
profit or loss (82) 74 242 72 100
Finance costs 7 (99,179) (317,165) (425,774) (68,650) (185,137)
Share of profits and losses of:
Joint ventures (3,083) (18,255) (9,466) (5,862) 482
Associates (6,587) 21,239 48,854 (190) (2,686)
PROFIT BEFORE TAX 6 216,813 842,403 1,863,489 325,090 1,434,031
Income tax expense 10 (85,936) (564,198) (1,308,536) (279,266) (1,151,849)
PROFIT FOR THE YEAR/PERIOD 130,877 278,205 554,953 45,824 282,182
Attributable to:
Owners of the parent 62,437 95,021 413,538 50,862 232,661
Non-controlling interests 68,440 183,184 141,415 (5,038) 49,521
130,877 278,205 554,953 45,824 282,182
EARNINGS PER SHARE
ATTRIBUTABLE TO ORDINARY
EQUITY HOLDERS OF THE
PARENT
Basic and diluted 12 N/A N/A N/A N/A N/A
– I-5 –
APPENDIX I ACCOUNTANTS’ REPORT
Four months
Year ended 31 December ended 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
PROFIT FOR THE YEAR/PERIOD 130,877 278,205 554,953 45,824 282,182
OTHER COMPREHENSIVE INCOME
Other comprehensive income that may be
reclassified to profit or loss in
subsequent periods (net of tax):
Exchange differences on translation of
foreign operations — 48,258 (93,916) 64,091 44,997
OTHER COMPREHENSIVE INCOME
FOR THE YEAR/PERIOD, NET OF
TAX — 48,258 (93,916) 64,091 44,997
TOTAL COMPREHENSIVE INCOME
FOR THE YEAR/PERIOD 130,877 326,463 461,037 109,915 327,179
Attributable to:
Owners of the parent 62,437 143,279 319,622 114,953 277,658
Non-controlling interests 68,440 183,184 141,415 (5,038) 49,521
130,877 326,463 461,037 109,915 327,179
– I-6 –
APPENDIX I ACCOUNTANTS’ REPORT
COMBINED STATEMENTS OF FINANCIAL POSITION
31 December 30 April
Notes 2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
NON-CURRENT ASSETS
Property, plant and equipment 13 77,872 109,053 114,340 110,118
Right-of-use assets — — — 50,062
Investment properties 14 769,280 893,500 1,153,030 1,331,030
Intangible assets 15 1,483 6,272 5,911 5,662
Investments in joint ventures 16 202,832 3,389,618 3,866,086 7,086,884
Investments in associates 17 152,413 184,451 708,072 771,640
Long-term debt investments 18 — 617,669 564,062 656,566
Deferred tax assets 19 430,262 1,065,296 1,652,258 2,008,147
Other non-current assets 24 1,276,445 2,214,272 1,656,548 1,353,910
Total non-current assets 2,910,587 8,480,131 9,720,307 13,374,019
CURRENT ASSETS
Properties under development 20 9,201,729 28,340,270 43,560,301 48,478,273
Completed properties held for sale 21 2,313,265 1,811,813 4,094,399 4,396,742
Trade receivables 22 — — — 2,403
Due from related companies 41 4,127,587 4,515,427 5,112,386 7,344,419
Prepayments and other receivables 23 424,481 1,205,662 4,558,824 4,964,445
Financial assets at fair value through profit or loss 25 — — 64,867 44,067
Long-term debt investments within one year 18 — 121,930 314,942 355,498
Tax recoverable 8,931 42,298 116,116 262,181
Restricted cash 26 266,726 1,172,860 2,623,147 3,468,422
Pledged deposits 26 67,052 233,302 358,899 754,124
Cash and cash equivalents 26 699,941 2,876,901 7,083,520 5,387,137
Total current assets 17,109,712 40,320,463 67,887,401 75,457,711
CURRENT LIABILITIES
Trade and bills payables 27 1,571,875 2,465,463 3,142,262 3,826,234
Other payables and accruals 28 1,753,417 1,793,657 3,898,578 3,421,133
Contract liabilities 29 7,118,885 20,063,821 40,196,400 43,726,570
Due to related companies 41 193,661 2,294,506 1,400,187 2,963,273
Interest-bearing bank and other borrowings 30 2,996,600 9,249,127 9,224,964 10,334,450
Tax payable 10 122,769 760,298 1,686,313 2,773,504
Lease liabilities within one year — — — 21,368
Financial liabilities at fair value through profit or loss 31 935 861 619 519
Total current liabilities 13,758,142 36,627,733 59,549,323 67,067,051
NET CURRENT ASSETS 3,351,570 3,692,730 8,338,078 8,390,660
TOTAL ASSETS LESS CURRENT LIABILITIES 6,262,157 12,172,861 18,058,385 21,764,679
– I-7 –
APPENDIX I ACCOUNTANTS’ REPORT
31 December 30 April
Notes 2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
NON-CURRENT LIABILITIES
Interest-bearing bank and other borrowings 30 3,440,900 7,426,520 12,285,740 15,111,098
Corporate bonds 32 — — 592,070 1,023,830
Lease liabilities — — — 22,007
Deferred tax liabilities 19 20,539 151,516 120,307 241,651
Total non-current liabilities 3,461,439 7,578,036 12,998,117 16,398,586
NET ASSETS 2,800,718 4,594,825 5,060,268 5,366,093
EQUITY
Equity attributable to owners of the parent
Share capital 33 — — — —
Reserves 34 2,574,123 3,924,002 4,243,624 4,529,470
2,574,123 3,924,002 4,243,624 4,529,470
Non-controlling interests 226,595 670,823 816,644 836,623
TOTAL EQUITY 2,800,718 4,594,825 5,060,268 5,366,093
– I-8 –
APPENDIX I ACCOUNTANTS’ REPORT
COMBINED STATEMENTS OF CHANGES IN EQUITY
Attributable to owners of the parent
Statutory Exchange
Share Share Merger Capital surplus fluctuation Retained Non-controlling Total
capital premium reserve reserve reserve reserve profits Total interests equity
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Note 33 Note 34(a) Note 34(b) Note 34(c) Note 34(d) Note 34(e)
As at 1 January 2016 — — 110,000 — — — 1,686 111,686 32,215 143,901
Profit and total comprehensive
income for the year — — — — — — 62,437 62,437 68,440 130,877
Capital contribution by the then
equity holders of subsidiaries — — 2,400,000 — — — — 2,400,000 — 2,400,000
Acquisition of subsidiaries — — — — — — — — 125,940 125,940
Appropriations to statutory
surplus reserve — — — — 10,450 — (10,450) — — —
As at 31 December 2016 and
1 January 2017 — —* 2,510,000* —* 10,450* —* 53,673* 2,574,123 226,595 2,800,718
Profit for the year — — — — — — 95,021 95,021 183,184 278,205
Other comprehensive income
for the year:
Exchange differences on
translation of foreign
operations — — — — — 48,258 — 48,258 — 48,258
Total comprehensive income
for the year — — — — — 48,258 95,021 143,279 183,184 326,463
Capital contribution by the then
equity holders of subsidiaries — — 3,000,000 — — — — 3,000,000 — 3,000,000
Acquisition of subsidiaries by
the Group from the then
equity holders of subsidiaries — — (1,793,400) — — — — (1,793,400) — (1,793,400)
Acquisition of subsidiaries — — — — — — — — 261,044 261,044
Appropriations to statutory
surplus reserve — — — — 56,660 — (56,660) — — —
As at 31 December 2017 and
1 January 2018 — —* 3,716,600* —* 67,110* 48,258* 92,034* 3,924,002 670,823 4,594,825
Profit for the year — — — — — — 413,538 413,538 141,415 554,953
Other comprehensive income
for the year:
Exchange differences on
translation of foreign
operations — — — — — (93,916) — (93,916) — (93,916)
Total comprehensive income
for the year — — — — — (93,916) 413,538 319,622 141,415 461,037
Capital contribution by the
non-controlling shareholders
of subsidiaries — — — — — — — — 4,405 4,405
Disposal of subsidiaries — — — — — — — — 1 1
Appropriations to statutory
surplus reserve — — — — 128,558 — (128,558) — — —
As at 31 December 2018 — —* 3,716,600* —* 195,668* (45,658)* 377,014* 4,243,624 816,644 5,060,268
– I-9 –
APPENDIX I ACCOUNTANTS’ REPORT
Attributable to owners of the parent
Statutory Exchange
Share Share Merger Capital surplus fluctuation Retained Non-controlling Total
capital premium reserve reserve reserve reserve profits Total interests equity
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Note 33 Note 34(a) Note 34(b) Note 34(c) Note 34(d) Note 34(e)
As at 31 December 2018 and
1 January 2019 — — 3,716,600 — 195,668 (45,658) 377,014 4,243,624 816,644 5,060,268
Profit for the period — — — — — — 232,661 232,661 49,521 282,182
Other comprehensive income
for the period:
Exchange differences on
translation of foreign
operations — — — — — 44,997 — 44,997 — 44,997
Total comprehensive income
for the period — — — — — 44,997 232,661 277,658 49,521 327,179
Acquisition of non-controlling
interests — — — 8,188 — — — 8,188 (98,176) (89,988)
Acquisition of subsidiaries — — — — — — — — 7,634 7,634
Capital contribution by the
non-controlling shareholders
of subsidiaries — — — — — — — — 61,000 61,000
As at 30 April 2019 — —* 3,716,600* 8,188* 195,668* (661)* 609,675* 4,529,470 836,623 5,366,093
As at 31 December 2017 and
1 January 2018 — — 3,716,600 — 67,110 48,258 92,034 3,924,002 670,823 4,594,825
Profit for the period
(unaudited) — — — — — — 50,862 50,862 (5,038) 45,824
Other comprehensive income
for the period:
Exchange differences on
translation of foreign
operations (unaudited) — — — — — 64,091 — 64,091 — 64,091
Total comprehensive income
for the period (unaudited) — — — — — 64,091 50,862 114,953 (5,038) 109,915
Capital contribution by the
non-controlling shareholders
of subsidiaries (unaudited) — — — — — — — — 4,405 4,405
Disposal of subsidiaries
(unaudited) — — — — — — — — 1 1
As at 30 April 2018
(unaudited) — — 3,716,600 — 67,110 112,349 142,896 4,038,955 670,191 4,709,146
* These reserve accounts represent the total combined reserves of RMB2,574,123,000, RMB3,924,002,000,
RMB4,243,624,000 and RMB4,529,470,000 in the combined statements of financial position as at 31
December 2016, 2017 and 2018 and 30 April 2019, respectively.
– I-10 –
APPENDIX I ACCOUNTANTS’ REPORT
COMBINED STATEMENTS OF CASH FLOWS
Four months ended
Year ended 31 December 30 April
Notes 2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
CASH FLOWS FROM
OPERATING ACTIVITIES
Profit before tax 216,813 842,403 1,863,489 325,090 1,434,031
Adjustments for:
Depreciation of items of property,
plant and equipment 6,13 4,831 8,872 19,435 6,680 8,312
Depreciation of right-of-use assets — — — — 7,690
Amortisation of other intangible
assets 6,15 60 581 820 126 283
Gain on bargain purchase 36 — (6,180) — — (2,730)
Gain on disposal of subsidiaries — — (1,187) (597) —
Share of profits and losses of
joint ventures 3,083 18,255 9,466 5,862 (482)
Share of profits and losses of
associates 6,587 (21,239) (48,854) 190 2,686
Fair value gains on investment
properties 14 (77,980) (86,038) (110,159) (49,497) (27,431)
Gain on disposal of items of
property, plant and equipment — — (474) (57) —
Fair value (gains)/losses on
financial assets at fair value
through profit or loss — — (18,861) (6,096) 20,800
Fair value (gains)/losses on
financial liabilities at fair value
through profit or loss 82 (74) (242) (72) (100)
Finance costs 7 99,179 317,165 425,774 68,650 185,137
Interest income (2,518) (27,417) (105,680) (30,414) (7,756)
250,137 1,046,328 2,033,527 319,865 1,620,440
Increase in properties under
development and completed
properties held for sale (7,595,376) (16,532,346) (15,063,889) (4,396,913) (3,243,214)
Decrease/(increase) in prepayments
and other receivables 429,911 (620,745) (3,275,158) (1,237,916) (232,210)
Increase in other non-current assets (15,301) (154,807) (285,355) (183,790) (64,003)
Increase in restricted cash (33,401) (906,134) (1,450,287) (719,972) (845,275)
– I-11 –
APPENDIX I ACCOUNTANTS’ REPORT
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Decrease/(increase) in pledged
deposits 22,728 (166,250) (125,597) (30,946) (395,225)
Increase in trade receivables — — — — (2,403)
Increase in trade and bills payables 207,197 680,613 676,799 23,471 683,972
Increase/(decrease) in other payables
and accruals 1,457,593 (765,341) 1,828,039 594,637 (729,747)
Increase in contract liabilities 3,763,738 12,599,733 19,329,198 7,507,918 3,007,681
(Increase)/decrease in amounts due
from related parties (5,833) (40,751) 8,379 4,633 250
(Decrease)/increase in amounts due
to related parties (291) 10,798 30,428 16,391 45,914
Cash (used in)/generated from
operations (1,518,898) (4,848,902) 3,706,084 1,897,378 (153,820)
Interest received 2,518 21,787 27,676 4,815 7,756
Interest paid (274,292) (1,080,385) (934,323) (267,109) (631,319)
Tax paid (246,822) (640,278) (1,074,510) (450,646) (560,277)
Net cash flows (used in)/generated
from operating activities (2,037,494) (6,547,778) 1,724,927 1,184,438 (1,337,660)
CASH FLOWS FROM
INVESTING ACTIVITIES
Purchases of items of property, plant
and equipment (29,290) (40,215) (26,607) (18,279) (3,345)
Purchase of intangible assets (1,530) (5,378) (459) (8) (34)
Increase in investment properties (389,055) (38,182) (149,371) (7,403) (150,569)
Acquisition of subsidiaries — (472,181) — — (518,268)
Acquisition of financial assets at
fair value through profit or loss — — (46,006) (46,006) —
Investments in joint ventures (205,915) (3,205,041) (485,934) — (2,793,933)
Investments in associates (159,000) (10,799) (474,767) (80,605) (66,254)
Advances to third parties — (739,599) (139,405) (82,549) (133,060)
Disposal of intangible assets — 8 — — —
Disposal of items of property, plant
and equipment 21 162 2,359 1,502 135
– I-12 –
APPENDIX I ACCOUNTANTS’ REPORT
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Net cash flows used in investing
activities (784,769) (4,511,225) (1,320,190) (233,348) (3,665,328)
CASH FLOWS FROM
FINANCING ACTIVITIES
Capital contribution by the then
equity holder of subsidiaries 2,400,000 3,000,000 — — —
Proceeds from issue of corporate
bonds — — 586,421 — 415,674
Capital contribution from non-
controlling shareholders of the
subsidiaries — — 4,405 4,405 61,000
Acquisition of subsidiaries by the
Group from the then equity holder
of subsidiaries — (1,793,400) — — —
Advances to related companies (4,729,414) (15,737,754) (10,691,453) (2,577,241) (5,291,241)
Repayment of advances to related
companies 1,666,099 15,390,665 10,086,115 2,400,408 3,058,958
Advances from related companies 2,091,781 11,781,903 15,790,185 4,364,422 4,007,338
Repayment of advances from related
companies (2,659,055) (9,691,856) (16,714,932) (4,176,165) (2,916,549)
Payment of lease liabilities — — — — (8,416)
Proceeds from interest-bearing bank
and other borrowings 6,336,000 14,277,747 16,367,769 2,356,167 9,696,650
Repayment of interest-bearing bank
and other borrowings (1,619,500) (4,039,600) (11,603,038) (2,982,687) (5,730,648)
Net cash flows generated
from/(used in) financing
activities 3,485,911 13,187,705 3,825,472 (610,691) 3,292,766
NET INCREASE/(DECREASE)
IN CASH AND CASH
EQUIVALENTS 663,648 2,128,702 4,230,209 340,399 (1,710,222)
– I-13 –
APPENDIX I ACCOUNTANTS’ REPORT
Four months ended
Year ended 31 December 30 April
Notes 2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Cash and cash equivalents at
beginning of year/period 36,293 699,941 2,876,901 2,876,901 7,083,520
Effect of foreign exchange rate, net — 48,258 (23,590) 18,057 13,839
CASH AND CASH
EQUIVALENTS AT END OF
YEAR/PERIOD 699,941 2,876,901 7,083,520 3,235,357 5,387,137
ANALYSIS OF BALANCES OF
CASH AND CASH
EQUIVALENTS
Cash and bank balances 26 1,033,719 4,283,063 10,065,566 5,392,437 9,609,683
Less: Restricted cash 26 266,726 1,172,860 2,623,147 1,892,832 3,468,422
Pledged deposits 26 67,052 233,302 358,899 264,248 754,124
CASH AND CASH
EQUIVALENTS AS STATED IN
THE COMBINED
STATEMENTS OF FINANCIAL
POSITION AND STATEMENTS
OF CASH FLOWS 699,941 2,876,901 7,083,520 3,235,357 5,387,137
– I-14 –
APPENDIX I ACCOUNTANTS’ REPORT
STATEMENTS OF FINANCIAL POSITION OF THE COMPANY
31 December 30 April
Note 2018 2019
(RMB’000) (RMB’000)
NON-CURRENT ASSETS
Right-of-use assets — 15,973
CURRENT ASSETS
Cash and cash equivalents — —
CURRENT LIABILITIES
Due to a subsidiary — 6,813
Lease liabilities within one year — 562
Total current liabilities — 7,375
NET CURRENT LIABILITIES — 7,375
TOTAL ASSETS LESS CURRENT
LIABILITIES — 8,598
NON-CURRENT LIABILITIES
Lease liabilities — 8,812
NET ASSETS — (214)
EQUITY
Share capital 33 — —
Reserves — (214)
TOTAL EQUITY — (214)
– I-15 –
APPENDIX I ACCOUNTANTS’ REPORT
II NOTES TO THE HISTORICAL FINANCIAL INFORMATION
1. CORPORATE INFORMATION
The Company is an exempted company incorporated in the Cayman Islands. The registered office address of
the Company is Cricket Square, Hutchins Drive, P.O. Box 2681, Grand Cayman KY1-1111, Cayman Islands.
The Company is an investment holding company. During the Relevant Periods, the subsidiaries now
comprising the Group were involved in property development and property leasing (the “Listing Business”). The
controlling shareholders of the Group are Mr. Zhang Yuanlin, Sinic Holdings Group Company Limited, Sinic Group
Company Limited, Xin Hong Company Limited and Xin Heng Company Limited (the “Controlling Shareholders”).
The Company and its subsidiaries now comprising the Group underwent the Reorganisation which was
completed on 17 May 2019 as set out in the paragraph headed “Reorganisation” in the section headed “History,
Reorganisation and Corporate Structure” in the Prospectus. Apart from the Reorganisation, the Company has not
commenced any business or operation since its incorporation.
As at the date of the report, the Company had direct or indirect interests in more than 200 subsidiaries, all of
which are private limited liability companies (or if incorporated outside Hong Kong, have substantially similar
characteristics to a private company incorporated in Hong Kong), the particulars of the principal subsidiaries are set
out as below.
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
Directly held:
力悅有限公司 (3) British Virgin Islands/ United States dollar 100% Investment
Li Yue Company 21 September 2018 (“US$”) 0.001 holding
Limited (“Li Yue BVI”)
森源發展有限公司 (3) British Virgin Islands/ US$0.001 100% Investment
Forest Resources 21 February 2019 holding
Developments Limited
(“Forest Resources
BVI”)
力誠有限公司 (3) British Virgin Islands/ US$0.001 100% Investment
Li Cheng Company 21 September 2018 holding
Limited (“Li Cheng
BVI”)
力合控股有限公司 (3) British Virgin Islands/ US$0.001 100% Investment
Li He Holdings Limited 21 September 2018 holding
(”Li He BVI”)
力銳控股有限公司 (3) British Virgin Islands/ US$0.001 100% Investment
Li Rui Holdings Limited 21 September 2018 holding
(“Li Rui BVI”)
Indirectly held:
力悅(香港)控股有限公司 (3) Hong Kong/ Hong Kong dollar 100% Investment
Li Yue (HK) Holdings 25 October 2018 (“HK$”) 0.1 holding
Limited (“Li Yue HK”)
– I-16 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
新星電子有限公司 (3) Hong Kong/ HK$0.001 100% Investment
Icons Electronics 1 February 2019 holding
Limited (“Icons
Electronics HK”)
江西新力商務諮詢有限公司 (3) People’s Republic of RMB100,000 100% Investment
Jiangxi Sinic Business China (“PRC”)/ holding
Consultancy Co., Ltd. Mainland China
(“Sinic Business 28 February 2019
Consultancy”)
江西新力企業管理有限公司 (3) PRC/Mainland China RMB101,010 100% Investment
Jiangxi Sinic Corporate 22 January 2019 holding
Management Co., Ltd.
(“Sinic Management”)
新力地產集團有限公司 (4) PRC/Mainland China RMB3,000,000 100% Investment
Sinic Real Estate Group 14 March 2017 holding
Co., Ltd. (“Sinic Real
Estate”)
江西新力置地投資有限公司 (5) PRC/Mainland China RMB2,500,000 100% Property
Jiangxi Sinic Properties 25 March 2010 development
Investment Co., Ltd.
(“Jiangxi Sinic
Properties”)
豐城贛鐵置業有限公司 (1,6) PRC/Mainland China RMB6,000 64% Property
Fengcheng Gantie 28 December 2011 development
Properties Co., Ltd.
(“Fengcheng Gantie
Properties”)
南昌天華置業有限公司 (7) PRC/Mainland China RMB200,000 100% Property
Nanchang Tianhua 22 July 2015 development
Properties Co., Ltd.
(“Nanchang Tianhua
Properties”)
江西恒望置業有限公司 (1,8) PRC/Mainland China RMB102,040 51% Property
Jiangxi Hengwang 12 July 2012 development
Properties Co., Ltd.
(“Jiangxi Hengwang
Properties”)
江西澳斯屯實業有限公司 (9) PRC/Mainland China RMB50,000 100% Property
Jiangxi Aositun 27 July 2002 development
Industrial Co., Ltd.
(“Jiangxi Aositun
Industrial”)
– I-17 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
江西駿宇實業有限公司 (10) PRC/Mainland China RMB30,000 100% Property
Jiangxi JunYu Industrial 24 May 2007 development
Co., Ltd. (“Jiangxi
JunYu Industrial”)
南昌寶葫蘆農莊有限公司 (11) PRC/Mainland China RMB179,620 100% Property
Nanchang Baohulu 10 May 2007 development
Farm Co., Ltd.
(“Nanchang Baohulu
Farm”)
武漢保和優誠置業有限公司 (1,3) PRC/Mainland China RMB57,300 70% Property
Wuhan Baoheyoucheng 4 December 2015 development
Properties Co., Ltd.
(“Wuhan Baoheyoucheng
Properties”)
武漢新力力創置業有限公司 (3) PRC/Mainland China RMB30,000 100% Property
Wuhan Sinic Lichuang 25 August 2016 development
Properties Co., Ltd.
(“Wuhan Sinic Lichuang
Properties”)
贛州新力力合置業有限公司 (12) PRC/Mainland China RMB10,000 100% Property
Ganzhou Sinic Lihe 10 April 2017 development
Properties Co., Ltd.
(“Ganzhou Sinic Lihe
Properties”)
贛州新力未來置業有限公司 (13) PRC/Mainland China RMB10,000 100% Property
Ganzhou Sinic Weilai 18 May 2017 development
Properties Co., Ltd.
(“Ganzhou Sinic Weilai
Properties”)
贛州市匯鑫置業有限公司 (1,14) PRC/Mainland China RMB10,000 60% Property
Ganzhou Sinic Huixin 17 August 2011 development
Properties Co., Ltd.
(“Ganzhou Sinic Huixin
Properties”)
綠色奔跑置業(北京)有限公 (15) PRC/Mainland China RMB10,000 100% Property
司 Lvse Benpao 13 April 2016 development
Properties (Beijing) Co.,
Ltd. (“Lvse Benpao
Properties (Beijing)”)
– I-18 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
惠州新力弘發房地產開發有 (3) PRC/Mainland China RMB20,000 100% Property
限公司 Huizhou Sinic 27 April 2017 development
Hongfa Real Estate
Development Co., Ltd.
(“Huizhou Sinic Hongfa
Real Estate
Development”)
廣東強科地產有限公司 (3) PRC/Mainland China RMB5,100 100% Property
Guangdong Qiangke 3 June 2005 development
Real Estate Co., Ltd.
(“Guangdong Qiangke
Real Estate”)
惠州新力無限房地產開發有 (3) PRC/Mainland China RMB100,000 100% Property
限公司 Huizhou Sinic 1 November 2016 development
Wuxian Real Estate
Development Co., Ltd.
(“Huizhou Sinic Wuxian
Real Estate
Development”)
南昌天巨實業有限公司 (1,3, PRC/Mainland China RMB5,000 60% Property
Nanchang Tianju 16) 17 November 2010 development
Industrial Co., Ltd.
(“Nanchang Tianju
Industrial”)
惠州新力美學房地產開發有 (3) PRC/Mainland China RMB100,000 100% Property
限公司 Huizhou Sinic 1 November 2016 development
Meixue Real Estate
Development Co., Ltd.
(“Huizhou Sinic Meixue
Real Estate
Development”)
惠州市均林實業有限公司 (2,3) PRC/Mainland China RMB5,000 100% Property
Huizhou Junlin 13 September 2013 development
Industrial Co., Ltd.
(“Huizhou Junlin
Industrial”)
湖南新淼房地產開發有限公 (1,3) PRC/Mainland China RMB50,000 99% Property
司 Hunan Xinmiao Real 29 March 2017 development
Estate Development
Co., Ltd. (“Hunan
Xinmiao Real Estate
Development”)
– I-19 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
湖南新川房地產開發有限公 (1,3) PRC/Mainland China RMB50,000 99% Property
司 Hunan Xinchuan Real 29 March 2017 development
Estate Development
Co., Ltd. (“Hunan
Xinchuan Real Estate
Development”)
湖南新林房地產開發有限公 (1,3) PRC/Mainland China RMB50,000 99% Property
司 Hunan Xinlin Real 30 March 2017 development
Estate Development
Co., Ltd. (“Hunan Xinlin
Real Estate
Development”)
北京里士滿信息諮詢有限公 (3) PRC/Mainland China RMB50,000 100% Management
司 Beijing Lishiman 10 August 2016 consulting
Information Consulting
Co., Ltd. (“Beijing
Lishiman Information
Consulting”)
南昌順泰置業有限公司 (1,17) PRC/Mainland China RMB100,000 70% Property
Nanchang Shuntai 21 April 2014 development
Properties Co., Ltd.
(“Nanchang Shuntai
Properties”)
惠州新力泓逸房地產開發有 (3) PRC/Mainland China RMB20,000 100% Property
限公司 Huizhou Sinic 21 April 2017 development
Hongyi Real Estate
Development Co., Ltd.
(“Huizhou Sinic Hongyi
Real Estate
Development”)
昆山萊克斯投資有限公司 (18) PRC/Mainland China RMB100,000 100% Property
Kunshan Laikesi 5 January 2012 development
Investment Co., Ltd.
(“Kunshan Laikesi
Investment”)
上海新悅力和房地產開發有 (3) PRC/Mainland China RMB100,000 100% Property
限公司 Shanghai Xinyue 13 January 2017 development
Lihe Real Estate
Development Co., Ltd.
(“Shanghai Xinyue Lihe
Real Estate
Development”)
– I-20 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
江西億創置業投資有限公司 (3) PRC/Mainland China RMB10,000 100% Investment
Jiangxi Yichuang 7 April 2016 development
Properties Investment
Co., Ltd. (“Jiangxi
Yichuang Properties
Investment”)
贛州新悅力創房地產開發有 (3) PRC/Mainland China RMB200,000 100% Investment
限公司 Ganzhou 10 March 2017 development
Xinyuelichuang Real
Estate Development Co.,
Ltd. (“Ganzhou
Xinyuelichuang Real
Estate Development”)
惠州力新美學房地產開發 (2,3) PRC/Mainland China RMB100,000 100% Investment
有限公司 Huizhou 16 January 2017 development
Lixinmeixue Real Estate
Development Co., Ltd.
(“Huizhou Lixinmeixue
Real Estate
Development”)
惠州市旺友實業有限公司 (3) PRC/Mainland China RMB10,000 100% Property
Huizhou Wangyou 26 January 2011 development
Industrial Co., Ltd.
(“Huizhou Wangyou
Industrial”)
惠州市天華宇實業有限公司 (3) PRC/Mainland China RMB1,000 100% Property
Huizhou Tianhuayu 25 May 2012 development
Industrial Co., Ltd.
(“Huizhou Tianhuayu
Industrial”)
長沙新力鴻房地產開發有限 (3) PRC/Mainland China RMB20,000 100% Property
公司 Changsha Sinic 13 October 2017 development
Hong Real Estate
Development Co., Ltd.
(“Changsha Sinic Hong
Real Estate
Development”)
清遠市萬力源投資置業 (3) PRC/Mainland China RMB25,000 100% Property
有限公司 Qingyuan 1 February 2010 development
Wanliyuan Investment
Properties Co., Ltd.
(“Qingyuan Wanliyuan
Investment Properties”)
– I-21 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
江西力睿置業投資有限公司 (3) PRC/Mainland China RMB10,000 100% Property
Jiangxi Lirui Property 7 April 2016 development
Investment Co., Ltd.
(“Jiangxi Lirui Property
Investment”)
江西淳華房地產開發有限公 (19) PRC/Mainland China RMB10,000 100% Property
司 Jiangxi Chunhua Real 8 September 2016 development
Estate Development
Co., Ltd. (“Jiangxi
Chunhua Real Estate
Development”)
江西新沃房地產開發有限公 (3) PRC/Mainland China RMB50,000 100% Property
司 Jiangxi Xinwo Real 3 May 2017 development
Estate Development
Co., Ltd. (“Jiangxi
Xinwo Real Estate
Development”)
湖南新力在悅房地產開發有 (3) PRC/Mainland China RMB200,000 100% Property
限公司 Hunan Sinic 13 March 2017 development
Zaiyue Real Estate
Development Co., Ltd.
(“Hunan Sinic Zaiyue
Real Estate
Development”)
無錫富安金邸房地產有限公 (3) PRC/Mainland China RMB100,000 100% Property
司 Wuxi Fuan Jindi Real 17 July 2013 development
Estate Co., Ltd. (“Wuxi
Fuan”)
惠州市湯普實業有限公司 (20) PRC/Mainland China US$109,600 100% Property
Huizhou Tangpu 15 May 2002 development
Industrial Co., Ltd.
(“Huizhou Tangpu
Industrial”)
江西傲宇房地產開發有限公 (3) PRC/Mainland China RMB10,000 100% Property
司 Jiangxi Aoyu Real 19 August 2016 development
Estate Development
Co., Ltd. (“Jiangxi Aoyu
Real Estate
Development”)
– I-22 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
香港澳銘企業管理有限公司 (21) Hong Kong/ HK$0.001 100% Investment
Hong Kong Oeming 12 September 2016 holding
Enterprise Management
Co., Ltd. (“Oeming
Enterprise”)
武漢新力在和房地產集團有 (3) PRC/Mainland China RMB50,000 100% Property
限公司 Wuhan Sinic 10 March 2017 development
Zaihe Real Estate Group
Co., Ltd. (“Wuhan Sinic
Zaihe Real Estate
Group”)
江西鴻禎房地產開發有限公 (3) PRC/Mainland China RMB100,000 100% Property
司 Jiangxi Hongzhen 28 September 2016 development
Estate Development Co.,
Ltd. (“Jiangxi Hongzhen
Real Estate
Development”)
湖南新卓房地產開發有限公 (3) PRC/Mainland China RMB285,710 100% Property
司 Hunan Xinzhuo Real 30 March 2017 development
Estate Development Co.,
Ltd. (“Hunan Xinzhuo
Real Estate
Development”)
江西贛越房地產開發有限公 (22) PRC/Mainland China RMB100,000 100% Property
司 Jiangxi Ganyue Real 21 November 2017 development
Estate Development Co.,
Ltd. (“Jiangxi Ganyue
Real Estate
Development”)
惠州新力未來房地產開發有 (3) PRC/Mainland China RMB100,000 100% Property
限公司 Huizhou Sinic 1 November 2016 development
Weilai Real Estate
Development Co., Ltd.
(“Huizhou Sinic Weilai
Real Estate
Development”)
惠州力新無限房地產開發有 (3) PRC/Mainland China RMB100,000 100% Property
限公司 Huizhou Lixin 16 January 2017 development
Wuxian Real Estate
Development Co., Ltd.
(“Huizhou Lixin Wuxian
Real Estate
Development”)
– I-23 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
江西新瀚置業有限公司 (2,23) PRC/Mainland China RMB100,000 100% Property
Jiangxi Xinhan 10 December 2015 development
Properties Co., Ltd.
(“Jiangxi Xinhan
Properties”)
武漢新力聖宇房地產開發有 (3) PRC/Mainland China RMB50,000 100% Property
限公司 Wuhan Sinic 23 March 2017 development
Shengyu Real Estate
Development Co., Ltd.
(“Wuhan Sinic Shengyu
Real Estate
Development”)
武漢新力中成房地產開發有 (1,3) PRC/Mainland China RMB50,000 70% Property
限公司 Wuhan Sinic 24 March 2017 development
Zhongcheng Real Estate
Development Co., Ltd.
(“Wuhan Sinic
Zhongcheng Real Estate
Development”)
成都力聯房地產開發有限公 (3) PRC/Mainland China RMB50,000 100% Property
司 Chengdu Lilian Real 31 August 2017 development
Estate Development
Co., Ltd. (“Chengdu
Lilian Real Estate
Development”)
江西中河置業有限公司 (3) PRC/Mainland China RMB200,000 100% Property
Jiangxi Zhonghe 25 March 2014 development
Properties Co., Ltd.
(“Jiangxi Zhonghe
Properties”)
南昌名門世家房產開發經營 (24) PRC/Mainland China RMB20,000 100% Property
有限責任公司 Nanchang 21 October 2014 development
Mingmen Shijia Real
Estate Development Co.,
Ltd. (“Nanchang
Mingmen Shijia Real
Estate Development”)
– I-24 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
湖北華中盤龍收藏品交易市 (3) PRC/Mainland China RMB50,000 100% Property
場開發有限公司 Hubei 27 May 2011 development
Huazhong Panlong
Collectibles Market
Development Co., Ltd.
(“Hubei Huazhong
Panlong Collectibles
Market Development”)
江西璽瑞實業有限公司 (1,25) PRC/Mainland China RMB20,400 51% Property
Jiangxi Xirui Industrial 20 November 2013 development
Co., Ltd. (“Jiangxi Xirui
Industrial”)
贛州新力順泰置業有限公司 (3) PRC/Mainland China RMB4,000 100% Property
Ganzhou Sinic Shuntai 10 April 2017 development
Properties Co., Ltd.
(“Ganzhou Sinic Shuntai
Properties”)
惠州市美麗置業有限公司 (3) PRC/Mainland China RMB40,000 100% Property
Huizhou Meili Properties 14 April 2010 development
Co., Ltd. (“Huizhou
Meili Properties”)
長沙旺國置業有限公司 (1,3) PRC/Mainland China RMB100,000 94% Property
Changsha Wangguo 7 December 2015 development
Properties Co., Ltd.
(“Changsha Wangguo
Properties”)
長沙新力湘房地產開發有限 (1,26) PRC/Mainland China RMB226,421 99% Property
公司 Changsha Sinic 13 July 2017 development
Xiang Real Estate
Development Co., Ltd.
(“Changsha Sinic Xiang
Real Estate
Development”)
江蘇中原置業有限公司 (27) PRC/Mainland China RMB77,200 100% Property
Jiangsu Zhongyuan 30 June 2005 development
Properties Co., Ltd.
(“Jiangsu Zhongyuan
Properties”)
江西和之信投資有限公司 (28) PRC/Mainland China RMB150,000 100% Property
Jiangxi Hezhixin 6 April 2011 development
Investment Co., Ltd.
(“Jiangxi Hezhixin
Investment”)
– I-25 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
江西新爵置業投資有限公司 (3) PRC/Mainland China RMB10,000 100% Investment
Jiangxi Xinjue Property 26 February 2016 holding
Investment Co., Ltd.
(“Jiangxi Xinjue
Property Investment”)
江西金麒麟置業有限公司 (29) PRC/Mainland China RMB20,000 100% Property
Jiangxi Gold Qilin 28 March 2007 development
Properties Co., Ltd.
(“Jiangxi Gold Qilin
Properties”)
惠州市均城投資有限公司 (3) PRC/Mainland China RMB10,000 100% Property
Huizhou Juncheng 5 June 2009 development
Investment Co., Ltd.
(“Huizhou Juncheng
Investment Estate”)
江西運發實業有限公司 (2,30) PRC/Mainland China RMB61,230 100% Property
Jiangxi Yunfa Industrial 28 June 2013 development
Co., Ltd. (“Jiangxi
Yunfa Industrial”)
成都力新淼房地產開發有限 (3) PRC/Mainland China RMB10,000 100% Property
公司 Chengdu Lixinmiao 11 December 2017 development
Real Estate Development
Co., Ltd. (“Chengdu
Lixinmiao Real Estate
Development”)
成都新力錦業房地產開發有 (3) PRC/Mainland China RMB10,000 100% Property
限公司 Chengdu Sinic 27 April 2018 development
Jinye Real Estate
Development Co., Ltd.
(“Chengdu Sinic Jinye
Real Estate
Development”)
廣州新力展裕投資有限公司 (3) PRC/Mainland China RMB10,000 100% Property
Guangzhou Sinic Zhanyu 16 March 2018 development
Investment
Co., Ltd. (“Guangzhou
Sinic Zhanyu
Investment”)
湖南悅禧置業有限公司 (1,3) PRC/Mainland China RMB30,000 99% Property
Hunan Yuexi Properties 5 December 2006 development
Co., Ltd. (“Hunan Yuexi
Properties”)
– I-26 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
惠陽區威宇實業發展有限公 (3) PRC/Mainland China RMB50,000 100% Property
司 Huiyang Weiyu 29 March 2002 development
Industrial Development
Co., Ltd. (“Huiyang
Weiyu Industrial
Development”)
江西匯濤實業有限公司 (31) PRC/Mainland China RMB600,000 100% Property
Jiangxi Huitao Industrial 2 September 2016 development
Co., Ltd. (“Jiangxi
Huitao Industrial”)
武漢市升陽房地產發展有限 (32) PRC/Mainland China RMB10,000 100% Property
公司 Wuhan Shengyang 14 June 2013 development
Real Estate Development
Co., Ltd. (“Wuhan
Shengyang Real Estate
Development”)
江西海越房地產開發有限公 (3) PRC/Mainland China RMB50,000 100% Property
司 Jiangxi Haiyue Real 23 October 2018 development
Estate Development
Co., Ltd. (“Jiangxi
Haiyue Real Estate
Development”)
江西新騰房地產開發有限公 (33) PRC/Mainland China RMB10,000 100% Property
司 Jiangxi Xinteng Real 19 January 2018 development
Estate Development Co.,
Ltd. (“Jiangxi Xinteng
Real Estate
Development”)
江西新潯房地產開發有限 (34) PRC/Mainland China RMB10,000 100% Property
公司 Jiangxi Xinxun 19 January 2018 development
Real Estate Development
Co., Ltd. (“Jiangxi
Xinxun Real Estate
Development”)
江西陽焱房地產開發 (2,3) PRC/Mainland China RMB100,000 100% Property
有限公司 Jiangxi 30 September 2016 development
Yangyan Real Estate
Development Co., Ltd.
(“Jiangxi Yangyan Real
Estate Development”)
– I-27 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
惠州市勝源投資有限公司 (3) PRC/Mainland China RMB5,000 100% Property
Huizhou Shengyuan 16 June 2011 development
Investment Co., Ltd.
(“Huizhou Shengyuan”)
蘇州新力在悅房地產有限 (3) PRC/Mainland China RMB100,000 100% Property
公司 Suzhou Sinic 13 February 2017 development
Zaiyue Real Estate Co.,
Ltd. (“Suzhou Sinic
Zaiyue Real Estate”)
南昌新銘房地產開發有限 (35) PRC/Mainland China RMB20,000 100% Property
公司 Nanchang Xinming 18 December 2017 development
Real Estate Development
Co., Ltd. (“Nanchang
Xinming Real Estate
Development”)
南昌梓棟房地產開發有限 (36) PRC/Mainland China RMB20,000 100% Property
公司 Nanchang Zidong 31 January 2018 development
Real Estate Development
Co., Ltd. (“Nanchang
Zidong Real Estate
Development”)
浮梁縣靜妤實業有限公司 (3) PRC/Mainland China RM10,000 95% Property
Fuliang Jingshu 8 April 2014 development
Industrial Co., Ltd.
(“Fuliang Jingshu”)
南昌泰新房地產開發有限 (37) PRC/Mainland China RMB50,000 100% Property
公司 Nanchang Taixin 10 May 2018 development
Real Estate Development
Co., Ltd. (“Nanchang
Taixin Real Estate
Development”)
南昌新穎房地產開發有限 (38) PRC/Mainland China RMB20,000 100% Property
公司 Nanchang Xinying 24 January 2018 development
Real Estate Development
Co., Ltd. (“Nanchang
Xinying Real Estate
Development”)
– I-28 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
廣州坤旺房地產開發有限 (39) PRC/Mainland China RMB10,000 100% Property
公司 Guangzhou 29 September 2016 development
Kunwang Real Estate
Development Co., Ltd.
(“Guangzhou Kunwang
Real Estate
Development”)
中山新慧房地產開發有限 (2, 40) PRC/Mainland China RMB100,000 100% Property
公司 Zhongshan Xinhui 22 January 2017 development
Real Estate Development
Co., Ltd. (“Zhongshan
Xinhui Real Estate
Development”)
中山新力力創房地產開發 (41) PRC/Mainland China RMB2,000,000 100% Property
集團有限公司 13 January 2017 development
Zhongshan Sinic
Lichuang Real Estate
Development Group Co.,
Ltd. (“Zhongshan Sinic
Lichuang Real Estate
Development Group”)
中山市渡頭房地產開發有限 (3) PRC/Mainland China RMB160,214 100% Property
公司 Zhongshan Dutou 14 June 2017 development
Real Estate Development
Co., Ltd. (“Zhongshan
Dutou”)
惠州市均榮實業有限公司 (42) PRC/Mainland China RMB210,000 100% Property
Huizhou Junrong 15 March 2011 development
Industrial Co., Ltd.
(“Huizhou Junrong
Industrial”)
吉安新悅力創房地產開發有 (43) PRC/Mainland China RMB50,000 100% Property
限公司 Ji’an Xinyue 26 July 2018 development
Lichuang Real Estate
Development Co., Ltd.
(“Ji’an Xinyue Lichuang
Real Estate
Development”)
惠州市萬基實業有限公司 (44) PRC/Mainland China RMB12,000 100% Property
Huizhou Wanji Industrial 25 January 2010 development
Co., Ltd. (“Huizhou
Wanji Industrial”)
– I-29 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
諸暨力睿房地產開發有限公 (45) PRC/Mainland China RMB50,000 100% Property
司 Zhuji Lirui Real 6 August 2018 development
Estate Development Co.,
Ltd. (“Zhuji Lirui Real
Estate Development”)
惠州市錦繡灣實業有限公司 (46) PRC/Mainland China RMB20,000 100% Property
Huizhou Jinxiu Bay 18 January 2011 development
Industrial Co., Ltd.
(“Huizhou Jinxiu Bay
Industrial”)
惠州市朗鉅實業有限公司 (1, 47) PRC/Mainland China RMB300,000 75% Property
Huizhou Langju 23 November 2010 development
Industrial Co., Ltd.
(“Huizhou Langju
Industrial”)
惠州大亞灣新際房地產開發 (48) PRC/Mainland China RMB164,000 100% Property
有限公司 Huizhou Daya 11 May 2006 development
Bay XinJi Real Estate
Development Co., Ltd.
(“Huizhou Daya Bay
Real Estate
Development”)
蘇州力創香谷置業發展有限 (1, 2, PRC/Mainland China RMB200,000 70% Property
公司 Suzhou Lichuang 3) 26 December 2018 development
Xianggu Properties
Development Co., Ltd.
(“Suzhou Lichuang
Xianggu Properties
Development”)
溫州力璟房地產開發有限公 (2, 3) PRC/Mainland China RMB50,000 100% Property
司 Wenzhou Lijing Real 6 March 2019 development
Estate Development Co.,
Ltd. (“Wenzhou Lijing
Real Estate
Development”)
合肥新城悅弘房地產開發有 (3) PRC/Mainland China RMB130,000 100% Property
限公司 Hefei Xincheng 28 April 2019 development
Yuehong Real Estate
Development Co., Ltd.
(“Hefei Xincheng
Yuehong Real Estate
Development”)
– I-30 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
平潭立新地產有限公司 (1,3) PRC/Mainland China RMB100,000 48% Property
Pingtan Lixin Real 8 January 2019 development
Estate Co., Ltd.
(“Pingtan Lixin Real
Estate”)
平潭魯新地產有限公司 (1,3) PRC/Mainland China RMB111,500 48% Property
Pingtan Luxin Real 21 June 2018 development
Estate Co., Ltd.
(“Pingtan Luxin Real
Estate”)
江西賽越房地產開發有限公 (2,3) PRC/Mainland China RMB142,857 100% Property
司 Jiangxi Saiyue Real 25 December 2017 development
Estate Development Co.,
Ltd. (“Jiangxi Saiyue
Real Estate
Development”)
合肥力耀房地產開發有限公 (2,3) PRC/Mainland China RMB50,000 100% Property
司 Hefei Liyao Real 15 May 2019 development
Estate Development Co.,
Ltd. (“Hefei Liyao Real
Estate Development”)
無錫新卓房地產開發有限公 (2,3) PRC/Mainland China RMB71,428 100% Property
司 Wuxi Xinzhuo Real 31 May 2017 development
Estate Development Co.,
Ltd. (“Wuxi Xinzhuo
Real Estate
Development”)
新力海石房地產開發(廣州) (1,3) PRC/Mainland China RMB20,000 95% Property
有限公司 Sinic Haishi 25 March 2019 development
Real Estate Development
(Guangzhou) Co., Ltd.
(“Sinic Haishi Real
Estate Development
(Guangzhou)”)
成都力璽房地產開發有限公 (2,3) PRC/Mainland China RMB10,000 100% Property
司 Chengdu Lixi Real 11 June 2019 development
Estate Development Co.,
Ltd. (“Chengdu Lixi
Real Estate
Development”)
– I-31 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
安徽力弘房地產開發有限公 (1,2,3) PRC/Mainland China RMB10,000 70% Property
司 Anhui Lihong Real 14 May 2019 development
Estate Development Co.,
Ltd. (“Anhui Lihong
Real Estate
Development”)
蘇州新力創志房地產有限公 (3) PRC/Mainland China RMB25,000 100% Property
司 Suzhou Sinic 11 May 2017 development
Chuangzhi Real Estate
Co., Ltd. (“Suzhou Sinic
Chuangzhi Real Estate”)
煙台力新房地產開發有限公 (2,3) PRC/Mainland China RMB10,000 100% Property
司 Yantai Lixin Real 29 May 2019 development
Estate Development Co.,
Ltd. (“Yantai Lixin Real
Estate Development”)
成都新力力創房地產開發有 (3) PRC/Mainland China RMB100,000 100% Property
限公司 Chengdu Sinic 11 May 2017 development
Lichuang Real Estate
Development Co., Ltd.
(“Chengdu Sinic
Lichuang Real Estate
Development”)
慈溪力創房地產開發有限公 (3) PRC/Mainland China RMB50,000 100% Property
司 Cixi Lichuang Real 18 February 2019 development
Estate Development Co.,
Ltd. (“Cixi Lichuang
Real Estate
Development”)
蘇州新力悅創房地產有限公 (3) PRC/Mainland China RMB25,000 100% Property
司 Suzhou Sinic 10 May 2017 development
Yuechuang Real Estate
Co., Ltd. (“Suzhou Sinic
Yuechuang Real Estate”)
成都力盛房地產開發有限公 (3) PRC/Mainland China RMB10,000 100% Property
司 Chengdu Lisheng 2 August 2019 development
Real Estate Development
Co., Ltd. (“Chengdu
Lisheng Real Estate
Development”)
– I-32 –
APPENDIX I ACCOUNTANTS’ REPORT
Effective
percentage
of the
controlling
equity
Place and date of interest
incorporation/ Nominal value attributable
establishment and of registered to the Principal
Name of companies Notes place of operations share capital Company activities
(’000)
南昌新嵐房地產開發有限公 (3) PRC/Mainland China RMB50,000 100% Property
司 Nanchang Xinlan 10 September 2017 development
Real Estate Development
Co., Ltd. (“Nanchang
Xinlan Real Estate
Development”)
長沙新力源房地產開發有限 (3) PRC/Mainland China RMB200,000 100% Property
公司 Changsha 2 August 2017 development
Xinliyuan Real Estate
Development Co., Ltd.
(“Changsha Xinliyuan
Real Estate
Development”)
濰坊新力力合房地產開發有 (3) PRC/Mainland China RMB20,000 60% Property
限公司 Weifang Sinic 26 October 2018 development
Lihe Real Estate
Development Co., Ltd.
(“Weifang Sinic Lihe
Real Estate
Development”)
The English names of the companies registered in Mainland China referred to above in this note represent
management’s best efforts in translating the Chinese names of those companies as no English names have been
registered or are available.
Notes:
(1) These entities are subsidiaries of a non-wholly-owned subsidiary of the Company and, accordingly, are
accounted for as subsidiaries by virtue of the Company’s control over it.
(2) The Group legally transferred partial equity interests of these subsidiaries as collateral to trust financing
companies during the Relevant Period. Under such trust financing arrangements, the Group was obliged
to purchase at a fixed amount on a future date upon repayment of the borrowings from the trust financing
companies.
In addition, the Group retains the power to control these companies in the ordinary course of business
by confirmation from the legal equity holder. In this regard, considering the facts that the substance of
the arrangements is to collateralise some equity interests in these companies for the borrowings for
project development and the Group retains the practical ability to govern the financial and operating
policies of these project companies so as to obtain benefits from the operating activities of these project
companies, the directors of the Company are of the view that the financial position and operating results
of these companies should be combined into the Group’s financial statements.
(3) No audited financial statements have been prepared and issued for these entities since the date of their
respective incorporation, as these entities were not subject to any statutory audit requirements under the
relevant rules and regulations in their jurisdictions of incorporation, or have not commenced business.
– I-33 –
APPENDIX I ACCOUNTANTS’ REPORT
(4) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2017 and for the year ended 2018 prepared in accordance with PRC generally accepted
accounting principles (“PRC GAAP”) and regulations were audited by Baker Tilly China Certified
Public Accountants (天職國際會計師事務所(特殊普通合夥)), Ruihua Certified Public Accountants (瑞
華會計師事務所(特殊普通合夥)), respectively, certified public accounting firm registered in the PRC.
Sinic Real Estate Group Co., Ltd. (新力地產集團有限公司), previously known as Sinic Real Estate Co.,
Ltd. (新力地產有限公司), has completed its name change on 16 May 2018.
(5) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Baker Tilly China Certified Public
Accountants (天職國際會計師事務所(特殊普通合夥)), a certified public accounting firm registered in
the PRC. No audited financial statements have been prepared and issued for the years ended 31
December 2016 and 2017.
(6) The statutory financial statements of this entity for the year ended 31 December 2016 prepared in
accordance with PRC GAAP and regulations were audited by Jiangxi Huipu Certified Public
Accountants (江西惠普會計師事務所有限責任公司), a certified public accounting firm registered in the
PRC. No audited financial statements have been prepared and issued for the years ended 31 December
2017 and 2018.
(7) The statutory financial statements of this entity for the year ended 31 December 2017 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Longxi Joint Accounting Firm
(General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)), a certified public accounting firm
registered in the PRC. No audited financial statements have been prepared and issued for the years
ended 31 December 2016 and 2018.
(8) The statutory financial statements of this entity for the years ended 31 December 2016, 2017 and 2018
prepared in accordance with PRC GAAP and regulations were audited by Jiangxi Huaxia Certified
Public Accountants (江西華夏會計師事務所有限公司), Nanchang Longxi Joint Accounting Firm
(General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)) and Nanchang Zhongcheng Certified
Public Accountants (南昌中誠會計師事務所(普通合夥)), respectively, certified public accounting firms
registered in the PRC.
(9) The statutory financial statements of this entity for the years ended 31 December 2016 and 2017
prepared in accordance with PRC GAAP and regulations were audited by Nanchang Longxi Joint
Accounting Firm (General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)), a certified public
accounting firm registered in the PRC. No audited financial statements have been prepared and issued
for the year ended 31 December 2018.
(10) The statutory financial statements of this entity for the years ended 31 December 2016, 2017 and 2018
prepared in accordance with PRC GAAP and regulations were audited by Jiangxi Huaxia Certified
Public Accountants (江西華夏會計師事務所有限公司), Jiangxi Huaxia Certified Public Accountants (江
西華夏會計師事務所有限公司) and Nanchang Zhongcheng Certified Public Accountants (南昌中誠會計
師事務所(普通合夥)), respectively, certified public accounting firms registered in the PRC.
(11) The statutory financial statements of this entity for the years ended 31 December 2016, 2017 and 2018
prepared in accordance with PRC GAAP and regulations were audited by Jiangxi Huaxia Certified
Public Accountants (江西華夏會計師事務所有限公司), Jiangxi Huaxia Certified Public Accountants (江
西華夏會計師事務所有限公司) and Nanchang Zhongcheng Certified Public Accountants (南昌中誠會計
師事務所(普通合夥)), respectively, certified public accounting firms registered in the PRC.
(12) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2017 and for the year ended 31 December 2018 prepared in accordance with PRC GAAP and
regulations were audited by Ganzhou Hongfu Zhicheng Certified Public Accountants (贛州弘富至誠會
計師事務所), a certified public accounting firms registered in the PRC.
(13) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2017 and for the year ended 31 December 2018 prepared in accordance with PRC GAAP and
regulations were audited by Ganzhou Hongfu Zhicheng Certified Public Accountants (贛州弘富至誠會
計師事務所), a certified public accounting firms registered in the PRC.
– I-34 –
APPENDIX I ACCOUNTANTS’ REPORT
(14) The statutory financial statements of this entity for the years ended 31 December 2017 and 2018
prepared in accordance with PRC GAAP and regulations were audited by Ganzhou Hongfu Zhicheng
Certified Public Accountants (贛州弘富至誠會計師事務所), a certified public accounting firms
registered in the PRC. No audited financial statements have been prepared and issued for the year ended
31 December 2016.
(15) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the period from the date of its
incorporation to 31 December 2016 and the year ended 31 December 2017.
(16) As at 31 December 2016, 2017 and 2018, the Group held 45% of equity interest in Nanchang Tianju
Industrial which is accounted for as a subsidiary of the Group because the Group has 70% voting rights
in the shareholders’ meeting by being delegated 25% of the equity holder’s right from the other equity
holder to control and operate Nanchang Tianju Industrial.
According to the resolution of the shareholders’ meeting on 3 April 2019, one of the shareholders
transferred 15% of her shares in Nanchang Tianju Industrial. Thus, the Group owned 85% of voting right
with 60% of equity interests and 25% of delegated equity holder’s right since then.
(17) The statutory financial statements of this entity for the year ended 31 December 2016 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Longxi Joint Accounting Firm
(General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)), a certified public accounting firm
registered in the PRC. No audited financial statements have been prepared and issued for the years
ended 31 December 2017 and 2018.
(18) The statutory financial statements of this entity for the years ended 31 December 2017 and 2018
prepared in accordance with PRC GAAP and regulations were audited by Zhonglei Certified Public
Accountants (中磊會計師事務所有限責任公司), a certified public accounting firm registered in the
PRC. No audited financial statements have been prepared and issued for the year ended 31 December
2016.
(19) The statutory financial statements of this entity for the year ended 31 December 2017 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Longxi Joint Accounting Firm
(General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)), a certified public accounting firm
registered in the PRC. No audited financial statements have been prepared and issued for the period
from the date of its incorporation to 31 December 2016 and the year ended 31 December 2018.
(20) The statutory financial statements of this entity for the year ended 31 December 2017 prepared in
accordance with PRC GAAP and regulations were audited by Huizhou Hengzheng Certified Public
Accountants (惠州市恒正會計師事務所(普通合夥)), a certified public accounting firms registered in the
PRC. No audited financial statements have been prepared and issued for the years ended 31 December
2016 and 2018.
(21) The statutory financial statements of this entity for the year ended 31 December 2017 prepared in
accordance with International Financial Reporting Standards (“IFRS”) and regulations were audited by
Alan Cheng & Co, a certified public accounting firm registered in Hong Kong. No audited financial
statements have been prepared and issued for the year ended 31 December 2018.
(22) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2017 prepared in accordance with PRC GAAP and regulations were audited by Nanchang
Longxi Joint Accounting Firm (General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)), a
certified public accounting firm registered in the PRC. No audited financial statements have been
prepared and issued for the year ended 31 December 2018.
(23) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
(24) The statutory financial statements of this entity for the years ended 31 December 2017 and 2018
prepared in accordance with PRC GAAP and regulations were audited by Nanchang Longxi Joint
Accounting Firm (General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)) and Nanchang Zuowei
– I-35 –
APPENDIX I ACCOUNTANTS’ REPORT
Joint Certified Public Accountants (南昌左衛聯合會計師事務所), respectively, certified public
accounting firms registered in the PRC. No audited financial statements have been prepared and issued
for the year ended 31 December 2016.
(25) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
(26) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2017 prepared in accordance with PRC GAAP and regulations were audited by Hunan Hengji
Certified Public Accountants (湖南恒基會計師事務所有限責任公司), a certified public accounting firm
registered in the PRC. No audited financial statements have been prepared and issued for the year ended
31 December 2018.
(27) The statutory financial statements of this entity for the years ended 31 December 2017 and 2018
prepared in accordance with PRC GAAP and regulations were audited by Zhonglei Certified Public
Accountants (中磊會計師事務所有限責任公司), a certified public accounting firm registered in the
PRC. No audited financial statements have been prepared and issued for the year ended 31 December
2016.
(28) The statutory financial statements of this entity for the years ended 31 December 2016 and 2017
prepared in accordance with PRC GAAP and regulations were audited by Nanchang Longxi Joint
Accounting Firm (General Partnership) (南昌龍熙聯合會計師事務所(普通合夥)), a certified public
accounting firm registered in the PRC. No audited financial statements have been prepared and issued
for the year ended 31 December 2018.
(29) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
(30) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zhongcheng Certified Public
Accountants (南昌中誠會計師事務所(普通合夥)), a certified public accounting firm registered in the
PRC. No audited financial statements have been prepared and issued for the years ended 31 December
2016 and 2017.
(31) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Ganzhou Hongfu Zhicheng Certified
Public Accountants (贛州弘富至誠會計師事務所), a certified public accounting firm registered in the
PRC. No audited financial statements have been prepared and issued for the period from the date of its
incorporation to 31 December 2016 and the year ended 31 December 2017.
(32) The statutory financial statements of this entity for the year ended 31 December 2017 prepared in
accordance with PRC GAAP and regulations were audited by Hubei Gongxin Certified Public
Accountants (湖北公信會計師事務有限公司), a certified public accounting firm registered in the PRC.
No audited financial statements have been prepared and issued for the years ended 31 December 2016
and 2018.
(33) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2018 prepared in accordance with PRC GAAP and regulations were audited by Nanchang
Shuangyong Lianhe Certified Public Accountants (南昌雙永聯合會計師事務所), a certified public
accounting firm registered in the PRC.
(34) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2018 prepared in accordance with PRC GAAP and regulations were audited by Nanchang
Shuangyong Lianhe Certified Public Accountants (南昌雙永聯合會計師事務所), a certified public
accounting firm registered in the PRC.
– I-36 –
APPENDIX I ACCOUNTANTS’ REPORT
(35) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zhongcheng Certified Public
Accountants (南昌中誠會計師事務所(普通合夥)), a certified public accounting firm registered in the
PRC. No audited financial statements have been prepared and issued for the period from the date of its
incorporation to 31 December 2017.
(36) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2018 prepared in accordance with PRC GAAP and regulations were audited by Nanchang
Zhongcheng Certified Public Accountants (南昌中誠會計師事務所(普通合夥)), a certified public
accounting firm registered in the PRC.
(37) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2018 prepared in accordance with PRC GAAP and regulations were audited by Nanchang
Zhongcheng Certified Public Accountants (南昌中誠會計師事務所(普通合夥)), a certified public
accounting firm registered in the PRC.
(38) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2018 prepared in accordance with PRC GAAP and regulations were audited by Jiujiang Yixin
Certified Public Accountants (九江毅信會計師事務所), a certified public accounting firm registered in
the PRC.
(39) The statutory financial statements of this entity for the year ended 31 December 2017 prepared in
accordance with PRC GAAP and regulations were audited by Guangzhou Yuehe Certified Public
Accountants (廣州悅禾會計師事務所), a certified public accounting firms registered in the PRC. No
audited financial statements have been prepared and issued for the period from the date of its
incorporation to 31 December 2016 and the year ended 31 December 2018.
(40) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2017 prepared in accordance with PRC GAAP and regulations were audited by Guangzhou
Weide Certified Public Accountants (廣東維德會計師事務所(普通合夥)), a certified public accounting
firms registered in the PRC. No audited financial statements have been prepared and issued for the year
ended 31 December 2018.
(41) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2017 prepared in accordance with PRC GAAP and regulations were audited by Guangzhou
Weide Certified Public Accountants (廣東維德會計師事務所(普通合夥)), a certified public accounting
firms registered in the PRC. No audited financial statements have been prepared and issued for the year
ended 31 December 2018.
(42) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
(43) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2018 prepared in accordance with PRC GAAP and regulations were audited by Ganzhou
Hongfu Zhicheng Certified Public Accountants (贛州弘富至誠會計師事務所), a certified public
accounting firms registered in the PRC.
(44) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
(45) The statutory financial statements of this entity for the period from the date of its incorporation to 31
December 2018 prepared in accordance with PRC GAAP and regulations were audited by Hangzhou
Lianxin Certified Public Accountants Co., Ltd. (杭州聯信會計師事務所有限公司), a certified public
accounting firms registered in the PRC.
– I-37 –
APPENDIX I ACCOUNTANTS’ REPORT
(46) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
(47) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
(48) The statutory financial statements of this entity for the year ended 31 December 2018 prepared in
accordance with PRC GAAP and regulations were audited by Nanchang Zuowei Joint Certified Public
Accountants (南昌左衛聯合會計師事務所), a certified public accounting firm registered in the PRC. No
audited financial statements have been prepared and issued for the years ended 31 December 2016 and
2017.
Huizhou Daya Bay XinJi Real Estate Development Co., Ltd. (惠州大亞灣新際房地產開發有限公司),
previously known as Huizhou Daya Bay Nanhai Xincheng Industrial Co., Ltd. (惠州大亞灣南海新城實
業有限公司), has completed its name change on 8 November 2006.
(49) Wuxi Fuan Jindi Real Estate Co., Ltd. (無錫富安金邸房地產有限公司), previously known as Wuxi
Lvcheng Fuan Real Estate Co., Ltd. (無錫綠城富安房地產有限公司), has completed its name change as
Wuxi Fuan Yayuan Real Estate Co., Ltd. (無錫富安雅園房地產有限公司) on 19 March 2015 and has
completed its name change on 25 March 2015.
2.1 BASIS OF PRESENTATION
Pursuant to the Reorganisation as more fully explained in the paragraph headed “Reorganisation” in the section
headed “History, Reorganisation and Corporate Structure” in the Prospectus, the Company became the holding
company of the companies now comprising the Group subsequent to the end of Relevant Periods on 17 May 2019.
Immediately prior to and after the Reorganisation, the Listing Business is mainly conducted through Jiangxi Sinic
Properties and its subsidiaries and is ultimately controlled by Mr. Zhang Yuanlin. Pursuant to the Reorganisation, the
Listing Business was transferred to and held by the Company. The Company has not been involved in any other
business prior to the Reorganisation and do not meet the definition of a business. The Reorganisation is merely a
reorganization of the Listing Business with no change in management and the ultimate owner of the Listing Business
remained the same. Accordingly, for the purpose of this report, the Historical Financial Information has been prepared
on a combined basis by applying the principles of merger accounting as if the Reorganisation had been completed
at the beginning of the Relevant Periods for the companies now comprising the Group which were under the common
control of the Controlling Shareholders before and after the Reorganisation; and accordingly, the Financial
Information of the Group is presented using the carrying values of the Listing Business for all period presented.
However, for the companies acquired from third parties via business combination which now comprising the Group
have been accounted for by applying the acquisition method in accordance with IFRS 3 Business Combinations.
The combined statements of profit or loss and other comprehensive income, statements of changes in equity
and statements of cash flows of the Group for the Relevant Periods include the results and cash flows of all companies
now comprising the Group from the earliest date presented or since the date when the subsidiaries first came under
the common control of the Controlling Shareholders, where this is a shorter period. The combined statements of
financial position of the Group as at 31 December 2016, 2017 and 2018 and 30 April 2019 have been prepared to
present the assets and liabilities of the subsidiaries using the existing book values from the Controlling Shareholders’
perspective. No adjustments are made to reflect fair values, or recognise any new assets or liabilities as a result of
the Reorganisation.
Equity interest in subsidiaries held by parties other than the Controlling Shareholders, and changes therein,
prior to the Reorganisation are presented as non-controlling interests in equity in applying the principles of merger
accounting.
Profit or loss is attributed to the owners of the parent and to the non-controlling interests, even if this results
in the non-controlling interests having a deficit balance.
All intra-group transactions and balances have been eliminated on combination in full.
– I-38 –
APPENDIX I ACCOUNTANTS’ REPORT
2.2 BASIS OF PREPARATION
The Historical Financial Information has been prepared in accordance with International Financial Reporting
Standards (“IFRSs”), which comprise all standards and interpretations approved by the International Accounting
Standards Board (the “IASB”). All IFRSs effective for the accounting period commencing from 1 January 2019,
except for IFRS 16 Leases (“IFRS 16”) but including IFRS 9 Financial Instruments (“IFRS 9”) and IFRS 15 Revenue
from contracts with customers (“IFRS 15”), together with the relevant transitional provisions, have been early
adopted by the Group in the preparation of the Historical Financial Information on a consistent basis throughout the
Relevant Periods.
The Group applies IFRS 16 effective as of 1 January 2019 for the first time during the four months ended 30
April 2019, the nature and effect of these changes are disclosed in note 2.3.
The Historical Financial Information has been prepared under the historical cost convention, except for
investment properties, financial assets at fair value through profit or loss (“FVTPL”) and financial liabilities at
FVTPL which have been measured at fair value.
2.3 THE NATURE AND EFFECT OF IFRS 16 LEASES ADOPTED BY THE GROUP SINCE 1 JANUARY
2019
IFRS 16 supersedes IAS 17 Leases (“IAS 17”), IFRIC 4 Determining whether an Arrangement contains a
Lease, SIC-15 Operating Leases-Incentives and SIC-27 Evaluating the Substance of Transactions Involving the Legal
Form of a Lease. The standard sets out the principles for the recognition, measurement, presentation and disclosure
of leases and requires lessees to account for all leases under a single on-balance sheet model.
Lessor accounting under IFRS 16 is substantially unchanged under IAS 17. Lessors will continue to classify
leases as either operating or finance leases using similar principles as in IAS 17. Therefore, IFRS 16 did not have
an impact for leases where the Group is the lessor.
The Group adopted IFRS 16 using the modified retrospective method of adoption with the date of initial
application of 1 January 2019. Under this method, the standard is applied retrospectively with the cumulative effect
of initially applying the standard recognised at the date of initial application. The Group elected to use the transition
practical expedient allowing the standard to be applied only to contracts that were previously identified as leases
applying IAS 17 and IFRIC 4 at the date of initial application. The Group also elected to use the recognition
exemptions for lease contracts that, at the commencement date, have a lease term of 12 months or less and do not
contain a purchase option (“short-term leases”), and lease contracts for which the underlying asset is of low value
(“low-value assets”).
The effect of adoption IFRS 16 as at 1 January 2019 (increase/(decrease)) is as follows:
(RMB’000)
Assets
Right-of-use assets 41,585
Total assets 41,585
Liabilities
Lease liabilities 41,585
Total liabilities 41,585
Total adjustment on equity:
Retained earnings —
Non-controlling interests —
– I-39 –
APPENDIX I ACCOUNTANTS’ REPORT
(a) Nature of the effect of adoption of IFRS 16
The Group has lease contracts for offices and other equipment. Before the adoption of IFRS 16, the Group
classified each of its leases (as lessee) at the inception date as either a finance lease or an operating lease. A lease
was classified as a finance lease if it transferred substantially all of the risks and rewards incidental to ownership of
the leased asset to the Group; otherwise it was classified as an operating lease. Finance leases were capitalised at the
commencement of the lease at the inception date fair value of the leased property or, if lower, at the present value
of the minimum lease payments. Lease payments were apportioned between interest (recognised as finance costs) and
reduction of the lease liability. In an operating lease, the leased property was not capitalised, and the lease payments
were recognised as rent expense in profit or loss on a straight-line basis over the lease term. Any prepaid rent and
accrued rent were recognised under Prepayments and Trade and other payables, respectively.
Upon adoption of IFRS 16, the Group applied a single recognition and measurement approach for all leases,
except for short-term leases and leases of low-value assets. The standard provides specific transition requirements
and practical expedients, which has been applied by the Group.
Leases previously accounted for as operating leases
The Group recognised right-of-use assets and lease liabilities for those leases previously classified as operating
leases, except for short-term leases and leases of low-value assets. The right-of-use assets were recognised based on
the amount equal to the lease liabilities, adjusted for any related prepaid and accrued lease payments previously
recognised. Lease liabilities were recognised based on the present value of the remaining lease payments, discounted
using the incremental borrowing rate at the date of initial application.
The Group also applied the available practical expedients wherein it:
• Used a single discount rate to a portfolio of leases with reasonably similar characteristics
• Relied on its assessment of whether leases are onerous immediately before the date of initial application
• Applied the short-term lease exemptions to leases with lease term that ends within 12 months at the date
of initial application
• Excluded the initial direct costs from the measurement of the right-of-use assets at the date of initial
application
Based on the foregoing, as at 1 January 2019:
• Right-of-use assets of RMB41,585,000 were recognised and presented separately in the statement of
financial position. There are no lease assets recognised previously under finance leases that were
reclassified from Property, plant and equipment.
• Additional lease liabilities of RMB41,585,000 (included in Interest bearing loans and borrowings) were
recognised.
The lease liabilities as at 1 January 2019 can be reconciled to the operating lease commitments as of 31
December 2018 as follows:
(RMB’000)
Operating lease commitments as at 31 December 2018 67,964
Weighted average incremental borrowing rate as at 1 January 2019 6.00%
Discounted operating lease commitments at 1 January 2019 44,086
Less:
Commitments relating to short-term leases (2,501)
Lease liabilities as at 1 January 2019 41,585
– I-40 –
APPENDIX I ACCOUNTANTS’ REPORT
(b) Summary of new accounting policies
The new accounting policies of the Group upon adoption of IFRS 16, which have been applied from the date
of initial application, has been disclosed in note 2.5.
(c) Amounts recognised in the statement of financial position and profit or loss
Set out below, are the carrying amounts of the Group’s right-of-use assets and lease liabilities and the
movements during the period:
Right-of-use assets
Other Lease
Building equipment Sub-total liabilities
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
As at 1 January 2019 41,441 144 41,585 41,585
Additions 16,167 – 16,167 9,374
Depreciation expense (7,664) (26) (7,690) –
Interest expense – – – 832
Payments – – – (8,416)
As at 30 April 2019 49,944 118 50,062 43,375
The Group recognised rent expense from short-term leases of RMB3,248,000 for the four months ended 30
April 2019.
2.4 ISSUED BUT NOT YET EFFECTIVE IFRSs
The Group has not applied the following new and revised IFRSs, that have been issued but are not yet effective,
in this Historical Financial Information. The Group intends to adopt them, if applicable, when they become effective.
Amendments to IFRS 3 Definition of a Business1
Amendments to IFRS 10 and IAS 28 Sale or Contribution of Assets between an Investor and its
Associate or Joint Venture3
IFRS 17 Insurance Contracts2
Amendments to IAS 1 and IAS 8 Definition of Material1
1
Effective for annual periods beginning on or after 1 January 2020
2
Effective for annual periods beginning on or after 1 January 2021
3
No mandatory effective date yet determined but available for adoption
Further information about those IFRSs that are expected to be applicable to the Group is described below.
Amendments to IFRS 3 clarify and provide additional guidance on the definition of a business. The
amendments clarify that for an integrated set of activities and assets to be considered a business, it must include, at
a minimum, an input and a substantive process that together significantly contribute to the ability to create output.
A business can exist without including all of the inputs and processes needed to create outputs. The amendments
remove the assessment of whether market participants are capable of acquiring the business and continue to produce
outputs. Instead, the focus is on whether acquired inputs and acquired substantive processes together significantly
contribute to the ability to create outputs. The amendments have also narrowed the definition of outputs to focus on
goods or services provided to customers, investment income or other income from ordinary activities. Furthermore,
the amendments provide guidance to assess whether an acquired process is substantive and introduce an optional fair
value concentration test to permit a simplified assessment of whether an acquired set of activities and assets is not
a business. The Group expects to adopt the amendments prospectively from 1 January 2020.
– I-41 –
APPENDIX I ACCOUNTANTS’ REPORT
Amendments to IFRS 10 and IAS 28 address an inconsistency between the requirements in IFRS 10 and in IAS
28 in dealing with the sale or contribution of assets between an investor and its associate or joint venture. The
amendments require a full recognition of a gain or loss when the sale or contribution of assets between an investor
and its associate or joint venture constitutes a business. For a transaction involving assets that do not constitute a
business, a gain or loss resulting from the transaction is recognised in the investor’s profit or loss only to the extent
of the unrelated investor’s interest in that associate or joint venture. The amendments are to be applied prospectively.
The previous mandatory effective date of amendments to IFRS 10 and IAS 28 was removed by the IASB in December
2015 and a new mandatory effective date will be determined after the completion of a broader review of accounting
for associates and joint ventures. However, the amendments are available for adoption now.
Amendments to IAS 1 and IAS 8 provide a new definition of material. The new definition states that
information is material if omitting, misstating or obscuring it could reasonably be expected to influence decisions that
the primary users of general purpose financial statements make on the basis of those financial statements. The
amendments clarify that materiality will depend on the nature or magnitude of information. A misstatement of
information is material if it could reasonably be expected to influence decisions made by the primary users. The
Group expects to adopt the amendments prospectively from 1 January 2020. The amendments are not expected to
have any significant impact on the Group’s financial statements.
2.5 SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Subsidiaries
A subsidiary is an entity (including a structured entity), directly or indirectly, controlled by the Company.
Control is achieved when the Group is exposed, or has rights, to variable returns from its involvement with
the investee and has the ability to affect those returns through its power over the investee (i.e., existing rights that
give the Group the current ability to direct the relevant activities of the investee).
When the Company has, directly or indirectly, less than a majority of the voting or similar rights of an investee,
the Group considers all relevant facts and circumstances in assessing whether it has power over an investee,
including:
(a) the contractual arrangement with the other vote holders of the investee;
(b) rights arising from other contractual arrangements; and
(c) the Group’s voting rights and potential voting rights.
The Group reassesses whether or not it controls an investee if facts and circumstances indicate that there are
changes to one or more of the three elements of control described in the accounting policy for subsidiaries above.
A change in the ownership interest of a subsidiary, without a loss of control, is accounted for as an equity transaction.
The results of subsidiaries are included in the Company’s statements of profit or loss and other comprehensive
income to the extent of dividends received and receivable. The Company’s investments in subsidiaries that are not
classified as held for sale in accordance with IFRS 5 Non-current Assets Held for Sale and Discontinued Operations
are stated at cost less any impairment losses.
Business combinations other than common control combinations
Business combinations other than those under common control are accounted for using the acquisition method.
The consideration transferred is measured at the acquisition date fair value which is the sum of the acquisition date
fair values of assets transferred by the Group, liabilities assumed by the Group to the former owners of the acquiree
and the equity interest issued by the Group in exchange for control of the acquiree. For each business combination,
the Group elects whether to measure the non-controlling interests in the acquiree that are present ownership interest
and entitle their holders to a proportionate share of net assets in the event of liquidation at fair value or at the
proportionate share of the acquiree’s identifiable net assets. All other components of non-controlling interests are
measured at fair value. Acquisition-related costs are expensed as incurred.
When the Group acquires a business, it assesses the financial assets and liabilities assumed for appropriate
classification and designation in accordance with the contractual terms, economic circumstances and pertinent
conditions as at the acquisition date. This includes the separation of embedded derivatives in host contracts of the
acquiree.
– I-42 –
APPENDIX I ACCOUNTANTS’ REPORT
If the business combination is achieved in stages, the previously held equity interest is remeasured at its
acquisition date fair value and any resulting gain or loss is recognised in profit or loss.
Any contingent consideration to be transferred by the acquirer is recognised at fair value at the acquisition
date. Contingent consideration classified as an asset or liability is measured at fair value with changes in fair value
recognised in profit or loss. Contingent consideration that is classified as equity is not remeasured and subsequent
settlement is accounted for within equity.
Investments in associates and joint ventures
An associate is an entity in which the Group has a long term interest of generally not less than 20% of the
equity voting rights and over which it is in a position to exercise significant influence. Significant influence is the
power to participate in the financial and operating policy decisions of the investee, but is not control or joint control
over those policies.
A joint venture is a type of joint arrangement whereby the parties that have joint control of the arrangement
have rights to the net assets of the joint venture. Joint control is the contractually agreed sharing of control of an
arrangement, which exists only when decisions about the relevant activities require the unanimous consent of the
parties sharing control.
The Group’s investments in associates and joint ventures are stated in the combined statements of financial
position at the Group’s share of net assets under the equity method of accounting, less any impairment losses.
Adjustments are made to bring into line any dissimilar accounting policies that may exist. The Group’s share of the
post-acquisition results and other comprehensive income of associates and joint ventures is included in the combined
statements of profit or loss and other comprehensive income. In addition, when there has been a change recognised
directly in the equity of the associate, the Group recognises its share of any changes, when applicable, in the
combined statements of changes in equity. Unrealised gains and losses resulting from transactions between the Group
and its associates are eliminated to the extent of the Group’s investments in the associates, except where unrealised
losses provide evidence of an impairment of the assets transferred.
If an investment in an associate becomes an investment in a joint venture or vice versa, the retained interest
is not remeasured. Instead, the investment continues to be accounted for under the equity method. In all other cases,
upon loss of significant influence over the associate or joint control over the joint venture, the Group measures and
recognises any retained investment at its fair value. Any difference between the carrying amount of the associate or
joint venture upon loss of significant influence or joint control and the fair value of the retained investment and
proceeds from disposal is recognised in profit or loss.
When an investment in an associate or a joint venture is classified as held for sale, it is accounted for in
accordance with IFRS 5 Non-current Assets Held for Sale and Discontinued Operations.
Fair value measurement
The Group measures its investment properties, financial assets at FVTPL and financial liabilities at FVTPL at
fair value at the end of each of the Relevant Periods. Fair value is the price that would be received to sell an asset
or paid to transfer a liability in an orderly transaction between market participants at the measurement date. The fair
value measurement is based on the presumption that the transaction to sell the asset or transfer the liability takes place
either in the principal market for the asset or liability, or in the absence of a principal market, in the most
advantageous market for the asset or liability. The principal or the most advantageous market must be accessible by
the Group. The fair value of an asset or a liability is measured using the assumptions that market participants would
use when pricing the asset or liability, assuming that market participants act in their economic best interest.
A fair value measurement of a non-financial asset takes into account a market participant’s ability to generate
economic benefits by using the asset in its highest and best use or by selling it to another market participant that
would use the asset in its highest and best use.
The Group uses valuation techniques that are appropriate in the circumstances and for which sufficient data
are available to measure fair value, maximising the use of relevant observable inputs and minimising the use of
unobservable inputs.
All assets and liabilities for which fair value is measured or disclosed in the financial statements are
categorised within the fair value hierarchy, described as follows, based on the lowest level input that is significant
to the fair value measurement as a whole:
– I-43 –
APPENDIX I ACCOUNTANTS’ REPORT
Level 1 — based on quoted prices (unadjusted) in active markets for identical assets or liabilities
Level 2 — based on valuation techniques for which the lowest level input that is significant to the fair
value measurement is observable, either directly or indirectly
Level 3 — based on valuation techniques for which the lowest level input that is significant to the fair
value measurement is unobservable
For assets and liabilities that are recognised in the Historical Financial Information on a recurring basis, the
Group determines whether transfers have occurred between levels in the hierarchy by reassessing categorisation
(based on the lowest level input that is significant to the fair value measurement as a whole) at the end of each of
the Relevant Periods.
Impairment of non-financial assets
Where an indication of impairment exists, or when annual impairment testing for an asset is required (other
than financial assets, properties under development, completed properties held for sale and investment properties),
the asset’s recoverable amount is estimated. An asset’s recoverable amount is the higher of the asset’s or
cash-generating unit’s value in use and its fair value less costs of disposal, and is determined for an individual asset,
unless the asset does not generate cash inflows that are largely independent of those from other assets or groups of
assets, in which case the recoverable amount is determined for the cash-generating unit to which the asset belongs.
An impairment loss is recognised only if the carrying amount of an asset exceeds its recoverable amount. In
assessing value in use, the estimated future cash flows are discounted to their present value using a pre-tax discount
rate that reflects current market assessments of the time value of money and the risks specific to the asset. An
impairment loss is charged to profit or loss in the period in which it arises in those expense categories consistent with
the function of the impaired asset.
An assessment is made at the end of each of the Relevant Periods as to whether there is an indication that
previously recognised impairment losses may no longer exist or may have decreased. If such an indication exists, the
recoverable amount is estimated. A previously recognised impairment loss of an asset other than goodwill is reversed
only if there has been a change in the estimates used to determine the recoverable amount of that asset, but not to
an amount higher than the carrying amount that would have been determined (net of any depreciation/amortisation)
had no impairment loss been recognised for the asset in prior years. A reversal of such an impairment loss is credited
to profit or loss in the period in which it arises, unless the asset is carried at a revalued amount, in which case the
reversal of the impairment loss is accounted for in accordance with the relevant accounting policy for that revalued
asset.
Related parties
A party is considered to be related to the Group if:
(a) the party is a person or a close member of that person’s family and that person
(i) has control or joint control over the Group;
(ii) has significant influence over the Group; or
(iii) is a member of the key management personnel of the Group or of a parent of the Group;
or
(b) the party is an entity where any of the following conditions applies:
(i) the entity and the Group are members of the same group;
(ii) one entity is an associate or joint venture of the other entity (or of a parent, subsidiary or fellow
subsidiary of the other entity);
(iii) the entity and the Group are joint ventures of the same third party;
(iv) one entity is a joint venture of a third entity and the other entity is an associate of the third entity;
– I-44 –
APPENDIX I ACCOUNTANTS’ REPORT
(v) the entity is a post-employment benefit plan for the benefit of employees of either the Group or
an entity related to the Group;
(vi) the entity is controlled or jointly controlled by a person identified in (a);
(vii) a person identified in (a) (i) has significant influence over the entity or is a member of the key
management personnel of the entity (or of a parent of the entity); and
(viii) the entity, or any member of a group of which it is a part, provides key management personnel
services to the Group or to the parent of the Group.
Property, plant and equipment and depreciation
Property, plant and equipment, other than construction in progress, are stated at cost less accumulated
depreciation and any impairment losses. The cost of an item of property, plant and equipment comprises its purchase
price and any directly attributable costs of bringing the asset to its working condition and location for its intended
use.
Expenditure incurred after items of property, plant and equipment have been put into operation, such as repairs
and maintenance, is normally charged to the statements of profit or loss and other comprehensive income in the
period in which it is incurred. In situations where the recognition criteria are satisfied, the expenditure for a major
inspection is capitalised in the carrying amount of the asset as a replacement. Where significant parts of property,
plant and equipment are required to be replaced at intervals, the Group recognises such parts as individual assets with
specific useful lives and depreciates them accordingly.
Depreciation is calculated on the straight-line basis to write off the cost of each item of property, plant and
equipment to its residual value over its estimated useful life. The principal annual rates used for this purpose are as
follows:
Buildings 5%
Motor vehicles 25%-33%
Office equipment and electronic devices 20%-33%
Leasehold improvements 33%
Where parts of an item of property, plant and equipment have different useful lives, the cost of that item is
allocated on a reasonable basis among the parts and each part is depreciated separately. Residual values, useful lives
and the depreciation method are reviewed, and adjusted if appropriate, at least at each financial year end.
An item of property, plant and equipment including any significant part initially recognised is derecognised
upon disposal or when no future economic benefits are expected from its use or disposal. Any gain or loss on disposal
or retirement recognised in the statements of profit or loss and other comprehensive income in the year the asset
derecognised is the difference between the net sales proceeds and the carrying amount of the relevant asset.
Investment properties
Investment properties are interests in land and buildings (including the leasehold interest under an operating
lease for a property which would otherwise meet the definition of an investment property) held to earn rental income
and/or for capital appreciation, rather than for use in the production or supply of goods or services or for
administrative purposes; or for sale in the ordinary course of business. Such properties are measured initially at cost,
including transaction costs. Subsequent to initial recognition, investment properties are stated at fair value, which
reflects market conditions at the end of each of the Relevant Periods.
Gains or losses arising from changes in the fair values of investment properties are included in profit or loss
in the year in which they arise.
Any gains or losses on the retirement or disposal of an investment property are recognised in profit or loss in
the year of the retirement or disposal.
– I-45 –
APPENDIX I ACCOUNTANTS’ REPORT
For a transfer from investment properties to owner-occupied properties or inventories, the deemed cost of a
property for subsequent accounting is its fair value at the date of change in use. If a property occupied by the Group
as an owner-occupied property becomes an investment property, the Group accounts for such property in accordance
with IAS 16 Property, Plant and Equipment up to the date of change in use, and any difference at that date between
the carrying amount and the fair value of the property is accounted for as a revaluation and carried in the asset
revaluation reserve in equity. For a transfer from inventories to investment properties, any difference between the fair
value of the property at that date and its previous carrying amount is recognised in profit or loss.
Transfers to or from investment property
Transfers to or from investment property shall be made when and only when there is a change in use evidenced
by:
(a) commencement of owner-occupation, for a transfer from investment property to owner-occupied
property;
(b) commencement of development with a view to sale, for a transfer from investment property to
inventories;
(c) end of owner-occupation, for a transfer from owner-occupied property to investment property; or
(d) commencement of an operating lease to another party, for a transfer from inventories to investment
property.
Properties under development
Properties under development are intended to be held for sale after completion.
Properties under development are stated at the lower of cost comprising land costs, construction costs,
borrowing costs, professional fees and other costs directly attributable to such properties incurred during the
development period and net realisable value.
Properties under development are classified as current assets unless those will not be realised in normal
operating cycle. On completion, the properties are transferred to completed properties held for sale.
Completed properties held for sale
Completed properties held for sale are stated in the statements of financial position at the lower of cost and
net realisable value. Cost is determined by an apportionment of the total costs of land and buildings attributable to
the unsold properties. Net realisable value takes into account the price ultimately expected to be realised, less
estimated costs to be incurred in selling the properties.
Allocation of property development costs
Land costs are allocated to each unit according to their respective saleable gross floor areas (“GFA”) to the
total saleable GFA. Construction costs relating to units were identified and allocated specifically. Common
construction costs have been allocated according to the saleable GFA similar to land costs.
Intangible assets (other than goodwill)
Intangible assets acquired separately are measured on initial recognition at cost. The cost of intangible assets
acquired in a business combination is the fair value at the date of acquisition. The useful lives of intangible assets
are assessed to be either finite or indefinite. Intangible assets with finite lives are subsequently amortised over the
useful economic life and assessed for impairment whenever there is an indication that the intangible asset may be
impaired. The amortisation period and the amortisation method for an intangible asset with a finite useful life are
reviewed at least at each financial year end.
Software is stated at cost less any impairment loss and is amortised on the straight-line basis over its estimated
useful life of 5 years.
– I-46 –
APPENDIX I ACCOUNTANTS’ REPORT
Gains or losses arising from derecognition of an intangible asset are measured at the difference between the
net disposal proceeds and the carrying amount of the asset and are recognised in profit or loss in the period when
the asset is derecognised.
Leases (Before 1 January 2019)
Leases that transfer substantially all the rewards and risks of ownership of assets to the Group, other than legal
title, are accounted for as finance leases. At the inception of a finance lease, the cost of the leased asset is capitalised
at the present value of the minimum lease payments and recorded together with the obligation, excluding the interest
element, to reflect the purchase and financing. Assets held under capitalised finance leases, including prepaid land
lease payments under finance leases, are included in property, plant and equipment, and depreciated over the shorter
of the lease terms and the estimated useful lives of the assets. The finance costs of such leases are charged to profit
or loss so as to provide a constant periodic rate of charge over the lease terms.
Assets acquired through hire purchase contracts of a financing nature are accounted for as finance leases, but
are depreciated over their estimated useful lives.
Leases where substantially all the rewards and risks of ownership of assets remain with the lessor are
accounted for as operating leases. Where the Group is the lessor, assets leased by the Group under operating leases
are included in non-current assets, and rentals receivable under the operating leases are credited to profit or loss on
the straight-line basis over the lease terms. Where the Group is the lessee, rentals payable under operating leases net
of any incentives received from the lessor are charged to profit or loss on the straight-line basis over the lease terms.
Prepaid land lease payments under operating leases are initially stated at cost and subsequently recognised on
the straight-line basis over the lease terms.
Leases (On and after 1 January 2019)
Right-of-use assets
The Group recognises right-of-use assets at the commencement date of the lease (i.e., the date the underlying
asset is available for use). Right-of-use assets are measured at cost, less any accumulated depreciation and
impairment losses, and adjusted for any remeasurement of lease liabilities. The cost of right-of-use assets includes
the amount of lease liabilities recognised, initial direct costs incurred, and lease payments made at or before the
commencement date less any lease incentives received. Unless the Group is reasonably certain to obtain ownership
of the leased asset at the end of the lease term, the recognised right-of-use assets are depreciated on a straight-line
basis over the shorter of its estimated useful life and the lease term. Right-of-use assets are subject to impairment.
Lease liabilities
At the commencement date of the lease, the Group recognises lease liabilities measured at the present value
of lease payments to be made over the lease term. The lease payments include fixed payments (including in-substance
fixed payments) less any lease incentives receivable, variable lease payments that depend on an index or a rate, and
amounts expected to be paid under residual value guarantees. The lease payments also include the exercise price of
a purchase option reasonably certain to be exercised by the Group and payments of penalties for terminating a lease,
if the lease term reflects the Group exercising the option to terminate. The variable lease payments that do not depend
on an index or a rate are recognised as expense in the period on which the event or condition that triggers the payment
occurs.
In calculating the present value of lease payments, the Group uses the incremental borrowing rate at the lease
commencement date if the interest rate implicit in the lease is not readily determinable. After the commencement
date, the amount of lease liabilities is increased to reflect the accretion of interest and reduced for the lease payments
made. In addition, the carrying amount of lease liabilities is remeasured if there is a modification, a change in the
lease term, a change in the in-substance fixed lease payments or a change in the assessment to purchase the
underlying asset.
– I-47 –
APPENDIX I ACCOUNTANTS’ REPORT
Short-term leases and leases of low-value assets
The Group applies the short-term lease recognition exemption to its short-term leases of machinery and
equipment (i.e., those leases that have a lease term of 12 months or less from the commencement date and do not
contain a purchase option). It also applies the lease of low-value assets recognition exemption to leases of office
equipment that are considered of low value. Lease payments on short-term leases and leases of low-value assets are
recognised as expense on a straight-line basis over the lease term.
Investments and other financial assets
Initial recognition and measurement
Financial assets are classified, at initial recognition, as subsequently measured at amortised cost, fair value
through other comprehensive income, and fair value through profit or loss.
The classification of financial assets at initial recognition depends on the financial asset’s contractual cash
flow characteristics and the Group’s business model for managing them. With the exception of trade receivables that
do not contain a significant financing component or for which the Group has applied the practical expedient of not
adjusting the effect of a significant financing component, the Group initially measures a financial asset at its fair
value, plus in the case of a financial asset not at fair value through profit or loss, transaction costs. Trade receivables
that do not contain a significant financing component or for which the Group has applied the practical expedient are
measured at the transaction price determined under IFRS 15 in accordance with the policies set out for “Revenue
recognition” below.
In order for a financial asset to be classified and measured at amortised cost or fair value through other
comprehensive income, it needs to give rise to cash flows that are solely payments of principal and interest (“SPPI”)
on the principal amount outstanding.
The Group’s business model for managing financial assets refers to how it manages its financial assets in order
to generate cash flows. The business model determines whether cash flows will result from collecting contractual
cash flows, selling the financial assets, or both.
All regular way purchases and sales of financial assets are recognised on the trade date, that is, the date that
the Group commits to purchase or sell the asset. Regular way purchases or sales are purchases or sales of financial
assets that require delivery of assets within the period generally established by regulation or convention in the
marketplace.
Subsequent measurement
The subsequent measurement of financial assets depends on their classification as follows:
Financial assets at amortised cost (debt instruments)
The Group measures financial assets at amortised cost if both of the following conditions are met:
• The financial asset is held within a business model with the objective to hold financial assets in order
to collect contractual cash flows.
• The contractual terms of the financial asset give rise on specified dates to cash flows that are solely
payments of principal and interest on the principal amount outstanding.
Financial assets at amortised cost are subsequently measured using the effective interest method and are
subject to impairment. Gains and losses are recognised in profit or loss when the asset is derecognised, modified or
impaired.
The Group’s financial assets at amortised cost includes cash and cash equivalents, trade receivables, long-term
debt investments, and other financial assets included in prepayments, deposits and other receivables.
– I-48 –
APPENDIX I ACCOUNTANTS’ REPORT
Financial assets at FVTPL
Financial assets at FVTPL include financial assets held for trading, financial assets designated upon initial
recognition at fair value through profit or loss, or financial assets mandatorily required to be measured at fair value.
Financial assets are classified as held for trading if they are acquired for the purpose of selling or repurchasing in
the near term. Financial assets with cash flows that are not solely payments of principal and interest are classified
and measured at fair value through profit or loss, irrespective of the business model. Notwithstanding the criteria for
debt instruments to be classified at amortised cost or at fair value through other comprehensive income, as described
above, debt instruments may be designated at fair value through profit or loss on initial recognition if doing so
eliminates, or significantly reduces, an accounting mismatch.
Financial assets at FVTPL are carried in the statement of financial position at fair value with net changes in
fair value recognised in profit or loss.
This category includes equity investments which the Group had not irrevocably elected to classify at fair value
through other comprehensive income. Dividends on equity investments classified as financial assets at fair value
profit or loss are also recognised as other income in statements of profit or loss and other comprehensive income
when the right of payment has been established, it is probable that the economic benefits associated with the dividend
will flow to the Group and the amount of the dividend can be measured reliably.
Derecognition of financial assets
A financial asset (or, where applicable, a part of a financial asset or part of a group of similar financial assets)
is primarily derecognised (i.e., removed from the Group’s combined statement of financial position) when:
• the rights to receive cash flows from the asset have expired; or
• the Group has transferred its rights to receive cash flows from the asset or has assumed an obligation
to pay the received cash flows in full without material delay to a third party under a “pass-through”
arrangement; and either (a) the Group has transferred substantially all the risks and rewards of the asset,
or (b) the Group has neither transferred nor retained substantially all the risks and rewards of the asset,
but has transferred control of the asset.
When the Group has transferred its rights to receive cash flows from an asset or has entered into a pass-through
arrangement, it evaluates if, and to what extent, it has retained the risk and rewards of ownership of the asset. When
it has neither transferred nor retained substantially all the risks and rewards of the asset nor transferred control of
the asset, the Group continues to recognise the transferred asset to the extent of the Group’s continuing involvement.
In that case, the Group also recognises an associated liability. The transferred asset and the associated liability are
measured on a basis that reflects the rights and obligations that the Group has retained.
Continuing involvement that takes the form of a guarantee over the transferred asset is measured at the lower
of the original carrying amount of the asset and the maximum amount of consideration that the Group could be
required to repay.
Impairment of financial assets
The Group recognises an allowance for ECLs for all debt instruments not held at fair value through profit or
loss. ECLs are based on the difference between the contractual cash flows due in accordance with the contract and
all the cash flows that the Group expects to receive, discounted at an approximation of the original effective interest
rate. The expected cash flows will include cash flows from the sale of collateral held or other credit enhancements
that are integral to the contractual terms.
General approach
ECLs are recognised in two stages. For credit exposures for which there has not been a significant increase
in credit risk since initial recognition, ECLs are provided for credit losses that result from default events that are
possible within the next 12 months (a 12-month ECL). For those credit exposures for which there has been a
significant increase in credit risk since initial recognition, a loss allowance is required for credit losses expected over
the remaining life of the exposure, irrespective of the timing of the default (a lifetime ECL).
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APPENDIX I ACCOUNTANTS’ REPORT
At each end of relevant periods, the Group assesses whether the credit risk on a financial instrument has
increased significantly since initial recognition. When making the assessment, the Group compares the risk of a
default occurring on the financial instrument as at the reporting date with the risk of a default occurring on the
financial instrument as at the date of initial recognition and considers reasonable and supportable information that
is available without undue cost or effort, including historical and forward-looking information.
In certain cases, the Group may also consider a financial asset to be in default when internal or external
information indicates that the Group is unlikely to receive the outstanding contractual amounts in full before taking
into account any credit enhancements held by the Group. A financial asset is written off when there is no reasonable
expectation of recovering the contractual cash flows.
Debt investments at fair value through other comprehensive income and financial assets at amortised cost are
subject to impairment under the general approach and they are classified within the following stages for measurement
of ECLs except for trade receivables and contract assets which apply the simplified approach as detailed below.
Stage 1 — Financial instruments for which credit risk has not increased significantly since initial
recognition and for which the loss allowance is measured at an amount equal to 12-month
ECLs
Stage 2 — Financial instruments for which credit risk has increased significantly since initial recognition
but that are not credit-impaired financial assets and for which the loss allowance is measured
at an amount equal to lifetime ECLs
Stage 3 — Financial assets that are credit-impaired at the reporting date (but that are not purchased or
originated credit-impaired) and for which the loss allowance is measured at an amount equal
to lifetime ECLs
Simplified approach
For trade receivables and contract assets that do not contain a significant financing component or when the
Group applies the practical expedient of not adjusting the effect of a significant financing component, the Group
applies the simplified approach in calculating ECLs. Under the simplified approach, the Group does not track changes
in credit risk, but instead recognises a loss allowance based on lifetime ECLs at each reporting date. The Group has
established a provision matrix that is based on its historical credit loss experience, adjusted for forward-looking
factors specific to the debtors and the economic environment.
Financial liabilities
Initial recognition and measurement
Financial liabilities are classified, at initial recognition, as financial liabilities at FVTPL, loans and
borrowings, or payables, as appropriate.
All financial liabilities are recognised initially at fair value and, in the case of loans and borrowings and
payables, net of directly attributable transaction costs.
The Group’s financial liabilities include interest-bearing bank and other borrowings, corporate bonds, trade
and bills payables, and other payables.
Subsequent measurement
The subsequent measurement of financial liabilities depends on their classification as follows:
Loans and borrowings
After initial recognition, interest-bearing loans and borrowings are subsequently measured at amortised cost,
using the effective interest rate method unless the effect of discounting would be immaterial, in which case they are
stated at cost. Gains and losses are recognised in the statement of profit or loss when the liabilities are derecognised
as well as through the effective interest rate amortisation process.
– I-50 –
APPENDIX I ACCOUNTANTS’ REPORT
Amortised cost is calculated by taking into account any discount or premium on acquisition and fees or costs
that are an integral part of the effective interest rate. The effective interest rate amortisation is included in finance
costs in profit or loss.
Derecognition of financial liabilities
A financial liability is derecognised when the obligation under the liability is discharged or cancelled, or
expires.
When an existing financial liability is replaced by another from the same lender on substantially different
terms, or the terms of an existing liability are substantially modified, such an exchange or modification is treated as
a derecognition of the original liability and a recognition of a new liability, and the difference between the respective
carrying amounts is recognised in profit or loss.
Offsetting of financial instruments
Financial assets and financial liabilities are offset and the net amount is reported in the statement of financial
position if, and only if, there is a currently enforceable legal right to offset the recognised amounts and there is an
intention to settle on a net basis, or to realise the asset and settle the liability simultaneously. This is generally not
the case with master netting agreements unless one party to the agreement defaults and the related assets and
liabilities are presented gross in the statement of financial position.
Cash and cash equivalents
For the purpose of the combined statement of cash flows, cash and cash equivalents comprise cash on hand
and demand deposits, and short term highly liquid investments that are readily convertible into known amounts of
cash, are subject to an insignificant risk of changes in value, and have a short maturity of generally within three
months when acquired, less bank overdrafts which are repayable on demand and form an integral part of the Group’s
cash management.
For the purpose of the combined statement of financial position, cash and cash equivalents comprise cash on
hand and at banks, including term deposits, and assets similar in nature to cash, which are not restricted as to use.
Provisions
A provision is recognised when a present obligation (legal or constructive) has arisen as a result of a past event
and it is probable that a future outflow of resources will be required to settle the obligation, provided that a reliable
estimate can be made of the amount of the obligation.
When the effect of discounting is material, the amount recognised for a provision is the present value at the
end of the reporting period of the future expenditures expected to be required to settle the obligation. The increase
in the discounted present value amount arising from the passage of time is included in statements of profit or loss
and other comprehensive income.
Income tax
Income tax comprises current and deferred tax. Income tax relating to items recognised outside profit or loss
is recognised outside profit or loss, either in other comprehensive income or directly in equity.
Current tax assets and liabilities are measured at the amount expected to be recovered from or paid to the
taxation authorities, based on tax rates (and tax laws) that have been enacted or substantively enacted by the end of
the reporting period, taking into consideration interpretations and practices prevailing in the countries in which the
Group operates.
Deferred tax is provided, using the liability method, on all temporary differences at the end of the reporting
period between the tax bases of assets and liabilities and their carrying amounts for financial reporting purposes.
– I-51 –
APPENDIX I ACCOUNTANTS’ REPORT
Deferred tax liabilities are recognised for all taxable temporary differences, except:
• where the deferred tax liability arises from the initial recognition of goodwill or an asset or liability in
a transaction that is not a business combination and, at the time of the transaction, affects neither the
accounting profit nor taxable profit or loss; and
• in respect of taxable temporary differences associated with investments in subsidiaries, associates and
joint ventures when the timing of the reversal of the temporary differences can be controlled and it is
probable that the temporary differences will not reverse in the foreseeable future.
Deferred tax assets are recognised for all deductible temporary differences, the carryforward of unused tax
credits and any unused tax losses. Deferred tax assets are recognised to the extent that it is probable that taxable profit
will be available against which the deductible temporary differences, the carryforward of unused tax credits and
unused tax losses can be utilised, except:
• where the deferred tax asset relating to the deductible temporary differences arises from the initial
recognition of an asset or liability in a transaction that is not a business combination and, at the time
of the transaction, affects neither the accounting profit nor taxable profit or loss; and
• in respect of deductible temporary differences associated with investments in subsidiaries, associates
and joint ventures, deferred tax assets are only recognised to the extent that it is probable that the
temporary differences will reverse in the foreseeable future and taxable profit will be available against
which the temporary differences can be utilised.
The carrying amount of deferred tax assets is reviewed at the end of each of the Relevant Periods and reduced
to the extent that it is no longer probable that sufficient taxable profit will be available to allow all or part of the
deferred tax asset to be utilised. Unrecognised deferred tax assets are reassessed at the end of each of the Relevant
Periods and are recognised to the extent that it has become probable that sufficient taxable profit will be available
to allow all or part of the deferred tax asset to be recovered.
Deferred tax assets and liabilities are measured at the tax rates that are expected to apply to the period when
the asset is realised or the liability is settled, based on tax rates (and tax laws) that have been enacted or substantively
enacted by the end of each of the Relevant Periods.
Deferred tax assets and deferred tax liabilities are offset if and only if the Group has a legally enforceable right
to set off current tax assets and current tax liabilities and the deferred tax assets and deferred tax liabilities relate to
income taxes levied by the same taxation authority on either the same taxable entity or different taxable entities which
intend either to settle current tax liabilities and assets on a net basis, or to realise the assets and settle the liabilities
simultaneously, in each future period in which significant amounts of deferred tax liabilities or assets are expected
to be settled or recovered.
Revenue recognition
Revenue from contracts with customers
Revenue is measured at the fair value of the consideration received or receivable for the sales of properties
and services in the ordinary course of the Group’s activities. Revenue is recognised after eliminating intragroup sales
income and costs.
Sale of properties
Revenue is recognised when or as the control of the asset is transferred to the customer. Depending on the
terms of the contract and the laws that apply to the contract, control of the asset may transfer over time or at a point
in time. Control of the asset is transferred over time if the Group’s performance:
• provides all of the benefits received and consumed simultaneously by the customer;
• creates and enhances an asset that the customer controls as the Group performs; or
• does not create an asset with an alternative use to the Group and the Group has an enforceable right to
payment for performance completed to date.
– I-52 –
APPENDIX I ACCOUNTANTS’ REPORT
If control of the asset transfers over time, revenue is recognised over the period of the contract by reference
to the progress towards complete satisfaction of that performance obligation. Otherwise, revenue is recognised at a
point in time when the purchaser obtains control of the asset.
The progress towards complete satisfaction of the performance obligation is measured based on the Group’s
efforts or inputs to the satisfaction of the performance obligation, by reference to the contract costs incurred up to
the end of each reporting period as a percentage of total estimated costs for each contract.
In determining the transaction price, the Group adjusts the promised amount of consideration for the effect of
financing component if it is significant.
For a property development and sales contract for which the control of the property is transferred at a point
in time, revenue is recognised when the customer obtains the physical possession or the legal title of the completed
property and the Group has the present right to payment and the collection of the consideration is probable.
Consulting services
Consulting services income derived from the provision of support services in connection with development of
property projects is recognised when the relevant services are rendered and the customer simultaneously receives and
consumes the benefits provided by the entity’s performance as the entity performs.
Revenue from other sources
Rental income
Rental income is recognised on a time proportion basis over the lease terms.
Interest income
Interest income is recognised on an accrual basis using the effective interest method by applying the rate that
discounts the estimated future cash receipts over the expected life of the financial instrument of the net carrying
amount of the financial asset.
Contract liabilities
A contract liability is the obligation to transfer goods or services to a customer for which the Group has
received a consideration (or an amount of consideration that is due) from the customer. If a customer pays the
consideration before the Group transfers goods or services to the customer, a contract liability is recognised when
the payment is made or the payment is due (whichever is earlier). Contract liabilities are recognised as revenue when
the Group performs under the contract.
Employee retirement benefits
Pension scheme
The employees of the Company and its subsidiaries which operate in Mainland China are required to
participate in a central pension scheme operated by the local municipal government. These subsidiaries are required
to contribute a certain proportion of these payroll costs to the central pension scheme. The contributions are charged
to the statement of profit or loss as they become payable in accordance with the rules of the central pension scheme.
Borrowing costs
Borrowing costs directly attributable to the acquisition, construction or production of qualifying assets, i.e.
assets that necessarily take a substantial period of time to get ready for their intended use or sale, are capitalised as
part of the cost of those assets. The capitalisation of such borrowing costs ceases when the assets are substantially
ready for their intended use or sale. Investment income earned on the temporary investment of specific borrowings
pending their expenditure on qualifying assets is deducted from the borrowing costs capitalised. All other borrowing
costs are expensed in the period in which they are incurred. Borrowing costs consist of interest and other costs that
an entity incurs in connection with the borrowing of funds.
– I-53 –
APPENDIX I ACCOUNTANTS’ REPORT
Financial guarantee contracts
Financial guarantee contracts are recognised as a financial liability at the time the guarantee is issued. The
liability is initially measured at fair value and subsequently at the higher of
• the amount determined in accordance with the expected credit loss model under IFRS 9 Financial
Instruments; and
• the amount initially recognised less, where appropriate, the cumulative amount of income recognised in
accordance with principles of IFRS 15 Revenue from Contracts with Customers.
The fair value of financial guarantee is determined based on the present value of the difference in cash flows
between the contractual payments required under the debt instrument and the payments that would be required
without the guarantee, or the estimated amount that would be payable to a third party for assuming the obligations.
Where guarantees in relation to loans or other payables of joint ventures and associates are provided for no
compensation, the fair values are accounted for as contributions and recognised as part of the cost of the investment.
Dividends
Final dividends are recognised as a liability when they are approved by the shareholders in a general meeting.
Interim dividends are simultaneously proposed and declared, because the Company’s memorandum and
articles of association grant the directors the authority to declare interim dividends. Consequently, interim dividends
are recognised immediately as a liability when they are proposed and declared.
Foreign currencies
Items included in the financial information of each of the Group’s entities are measured using the currency of
the primary economic environment in which the entity operates (the “functional currency”). The Historical Financial
Information is presented in RMB, which is the functional currency of the Company because the Group’s principal
operations are carried out in the PRC. Foreign currency transactions recorded by the entities in the Group are initially
recorded using their respective functional currency rates prevailing at the dates of the transactions.
Monetary assets and liabilities denominated in foreign currencies are translated at the functional currency rates
of exchange ruling at the end of each of the Relevant Periods. Differences arising on settlement or translation of
monetary items are recognised in profit or loss.
Non-monetary items that are measured in terms of historical cost in a foreign currency are translated using the
exchange rates at the dates of the initial transactions. Non-monetary items measured at fair value in a foreign currency
are translated using the exchange rates at the date when the fair value was measured. The gain or loss arising on
translation of a non-monetary item measured at fair value is treated in line with the recognition of the gain or loss
on change in fair value of the item (i.e., translation difference on the item whose fair value gain or loss is recognised
in other comprehensive income or profit or loss is also recognised in other comprehensive income or profit or loss,
respectively).
The functional currencies of certain overseas subsidiaries, joint ventures and associates are currencies other
than RMB. As at the end of the reporting period, the assets and liabilities of these entities are translated into RMB
at the exchange rates prevailing at the end of the relevant period and their statements of profit or loss and other
comprehensive income are translated into RMB at the weighted average exchange rates for the year.
The resulting exchange differences are recognised in other comprehensive income and accumulated in the
exchange fluctuation reserve. On disposal of a foreign operation, the component of other comprehensive income
relating to that particular foreign operation is recognised in profit or loss.
– I-54 –
APPENDIX I ACCOUNTANTS’ REPORT
3. SIGNIFICANT ACCOUNTING JUDGEMENTS AND ESTIMATES
The preparation of the Group’s Historical Financial Information requires management to make judgements,
estimates and assumptions that affect the reported amounts of revenues, expenses, assets and liabilities, and their
accompanying disclosures, and the disclosure of contingent liabilities. Uncertainty about these assumptions and
estimates could result in outcomes that could require a material adjustment to the carrying amounts of the assets or
liabilities affected in the future.
Judgements
In the process of applying the Group’s accounting policies, management has made the following judgements,
apart from those involving estimations, which have the most significant effect on the amounts recognised in the
Historical Financial Information:
Operating lease commitments — Group as lessor
The Group has entered into commercial property leases on its investment property portfolio. The Group has
determined, based on an evaluation of the terms and conditions of the arrangements, that it retains all the significant
risks and rewards of ownership of these properties which are leased out on operating leases.
Classification between investment properties and owner-occupied properties
The Group determines whether a property qualifies as an investment property, and has developed criteria in
making that judgement. Investment property is a property held to earn rentals or for capital appreciation or both.
Therefore, the Group considers whether a property generates cash flows largely independently of the other assets held
by the Group. Some properties comprise a portion that is held to earn rentals or for capital appreciation and another
portion that is held for use in the production or supply of goods or services or for administrative purposes. If these
portions could be sold separately or leased out separately under a finance lease, the Group accounts for the portions
separately. If the portions could not be sold separately, the property is an investment property only if an insignificant
portion is held for use in the production or supply of goods or services or for administrative purposes. Judgement is
made on an individual property basis to determine whether ancillary services are so significant that a property does
not qualify as an investment property.
Classification of subsidiaries, joint ventures and associates
The classification of an investment as a subsidiary, a joint venture or an associate is based on whether the
Group is determined to have control, joint control or significant influence over the investee, which involves
judgements through the analysis of various factors, including the Group’s representation on the chief decision-making
authorities of an investee, such as board of directors’ meetings and shareholders’ meetings, as well as other facts and
circumstances.
Subsidiaries are consolidated, which means each of their assets, liabilities and transactions are included
line-by-line in the Group’s combined financial statements, whereas the interests in joint ventures and associates are
equity accounted for as investments on the combined balance sheet.
Revenue recognition
Revenue from sales of properties is recognised over time when the Group’s performance does not create an
asset with an alternative use to the Group and the Group has an enforceable right to payment for performance
completed to date; otherwise, revenue is recognised at a point in time when the buyer obtains control of the completed
property. The Group may not change or substitute the property unit or redirect the property unit for another use due
to the contractual restrictions with the customer and thus the property unit does not have an alternative use to the
Group. However, whether there is an enforceable right to payment depends on the terms of sales contract and the
interpretation of the applicable laws that applies to the contract. Such determination requires significant judgements.
In assessing whether the Group has an enforceable right to payment for its sale contracts, the Group has
obtained legal counsel opinion regarding the enforceability of the right to payment, including an assessment on the
contractual terms as well as any legislation that could supplement or override those contractual terms, and conducted
an evaluation of any existence of circumstances that could restrict the Group to enforce its right to payment for
specific performance. Management uses judgements, based on legal counsel’s opinion, to classify sales contracts into
– I-55 –
APPENDIX I ACCOUNTANTS’ REPORT
those with right to payment and those without the right. Management will reassess their judgements on a regular basis
to identify and evaluate the existence of any circumstances that could affect the Group’s enforceable right to payment
and the implication on the accounting for sales contracts.
Deferred tax assets
Deferred tax assets are recognised for all deductible temporary differences, and carryforward of unused tax
credits and unused tax losses, to the extent that it is probable that taxable profit will be available against which the
deductible temporary differences, and the carryforward of unused tax credits and unused tax losses can be utilised.
Significant management judgement is required to determine the amount of deferred tax assets that can be recognised,
based upon the likely timing and level of future taxable profits together with future tax planning strategies. Further
details are included in note 19 to the Historical Financial Information.
Significant financing component
In determining the transaction price, the Group adjusts the promised amount of consideration for the effects
of the timing value of money if the timing of payments agreed by the parties to the contract provides the Group with
a significant benefit of financing.
Certain advance payments received from customers provide a significant financing benefit to the Group.
Although the Group is required by the government to place all deposits and periodic payments received from the
pre-completion sales in a stakeholder account, the Group is able to benefit from those advance payments as it can
withdraw money from that account to pay for expended construction costs on the project. The advance payments
received in effect reduce the Group’s need to rely on other sources of financing.
The amount of the financing component is estimated at the inception of the contract. After contract inception,
the discount rate is not updated for changes in interest rates or other circumstances, such as a change in credit risk.
The period of financing is from the time that the payment is received until the transfer of goods to the customers is
completed.
Estimation uncertainty
The key assumptions concerning the future and other key sources of estimation uncertainty at the end of each
of the Relevant Periods, that have a significant risk of causing a material adjustment to the carrying amounts of assets
and liabilities within the next financial year, are disclosed below:
Revenue recognition
The Group recognises property development revenue over time by reference to the progress towards complete
satisfaction of the performance obligation at the reporting date. The progress is measured based on the Group’s
efforts or inputs to the satisfaction of the performance obligation, by reference to the contract costs incurred up to
the end of each reporting period as a percentage of total estimated costs for each property unit in the contract. The
Group calculated the cost allocation based on the type of properties, gross and saleable floor areas. Significant
judgements and estimations are required in determining the completeness of the estimated total costs and the accuracy
of progress towards complete satisfaction of the performance obligation at the reporting date. The Group has a
standard monthly cost budgeting and estimate completion process in which management reviews the development
progress and execution of the performance obligations. As part of this process, management reviews information
including but not limited to, the cost to achieve the schedule. Changes in cost estimates in future periods can affect
the Group’s revenue recognised. In making the above estimations, the Group relies on past experience and work of
contractors and, if appropriate, surveyors.
Provision for properties under development and completed properties held for sale
The Group’s properties under development and completed properties held for sale are stated at the lower of
cost and net realisable value. Based on the Group’s historical experience and the nature of the subject properties, the
Group makes estimates of the selling prices, the costs of completion of properties under development, and the costs
to be incurred in selling the properties based on prevailing market conditions.
– I-56 –
APPENDIX I ACCOUNTANTS’ REPORT
If there is an increase in costs to completion or a decrease in net sales value, the net realisable value will
decrease and this may result in a provision for properties under development and completed properties held for sale.
Such provision requires the use of judgement and estimates. Where the expectation is different from the original
estimate, the carrying value and provision for properties in the periods in which such estimate is changed will be
adjusted accordingly.
PRC corporate income tax (“CIT”)
The Group is subject to corporate income taxes in the PRC. As a result of the fact that certain matters relating
to the income taxes have not been confirmed by the local tax bureau, objective estimate and judgement based on
currently enacted tax laws, regulations and other related policies are required in determining the provision for income
taxes to be made. Where the final tax outcome of these matters is different from the amounts originally recorded, the
differences will impact on the income tax and tax provisions in the period in which the differences realise.
PRC land appreciation tax (“LAT”)
The Group is subject to LAT in the PRC. The provision for LAT is based on management’s best estimates
according to the understanding of the requirements set forth in the relevant PRC tax laws and regulations. The actual
LAT liabilities are subject to the determination by the tax authorities upon the completion of the property
development projects. The Group has not finalised its LAT calculation and payments with the tax authorities for
certain of its property development projects. The final outcome could be different from the amounts that were initially
recorded, and any differences will impact on the LAT expenses and the related provision in the period in which the
differences realise.
Impairment of non-financial assets
The Group assesses whether there are any indicators of impairment for all non-financial assets at the end of
each of the Relevant Periods. Other non-financial assets are tested for impairment when there are indicators that the
carrying amounts may not be recoverable. An impairment exists when the carrying value of an asset or a
cash-generating unit exceeds its recoverable amount, which is the higher of its fair value less costs of disposal and
its value in use. The calculation of the fair value less costs of disposal is based on available data from binding sales
transactions in an arm’s length transaction of similar assets or observable market prices less incremental costs for
disposing of the asset. When value in use calculations are undertaken, management must estimate the expected future
cash flows from the asset or cash-generating unit and choose a suitable discount rate in order to calculate the present
value of those cash flows.
Estimate of fair value of investment properties
Investment properties carried at fair value were revalued at each reporting date based on the appraised market
value provided by independent professional valuers. Such valuations were based on certain assumptions, which are
subject to uncertainty and might materially differ from the actual results. In making the estimation, the Group
considers information from current prices in an active market for similar properties and uses assumptions that are
mainly based on market conditions existing at the end of each of the Relevant Periods.
The principal assumptions for the Group’s estimation of the fair value include those related to estimated rental
values with reference to the current market rents for similar properties in the same location and condition, appropriate
capitalisation rates and expected profit margin. The carrying amounts of investment properties at 31 December 2016,
2017 and 2018 and 30 April 2019 were RMB769,280,000, RMB893,500,000, RMB1,153,030,000 and
RMB1,331,030,000, respectively.
4. OPERATING SEGMENT INFORMATION
Management monitors the operating results of the Group’s business which includes property development by
project location for the purpose of making decisions about resource allocation and performance assessment, while no
revenue, net profit or total assets from a single location exceeded 10% of the Group’s combined revenue, net profit
or total assets, respectively. As all locations have similar economic characteristics with similar nature of property
development and leasing and management, nature of the aforementioned business processes, type or class of
customers for the aforementioned businesses and methods used to distribute the properties or provide the services,
all locations were aggregated as one reportable operating segment.
– I-57 –
APPENDIX I ACCOUNTANTS’ REPORT
Geographical information
No geographical information is presented as the Group’s revenue from the external customers is derived solely
from its operation in Mainland China and no non-current assets of the Group are located outside Mainland China.
Information about major customers
No revenue from sales to a single customer or a group of customers under common control accounted for 10%
or more of the Group’s revenue for each of the Relevant Periods.
5. REVENUE, OTHER INCOME AND GAINS
An analysis of revenue and other income and gains is as follows:
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Revenue from contracts with
customers
Sale of properties 2,207,757 5,230,494 8,389,269 1,507,957 5,684,232
Consulting services 15,243 9,384 23,628 — 22,554
Revenue from other sources
Property lease income — 1,208 2,756 919 2,639
2,223,000 5,241,086 8,415,653 1,508,876 5,709,425
Represented by:
Revenue from the sale of properties:
Recognised at a point in time 2,143,164 4,579,525 6,657,526 730,061 4,808,596
Recognised over time 64,593 650,969 1,731,743 777,896 875,636
Revenue from consulting services:
Recognised over time 15,243 9,384 23,628 — 22,554
Revenue from other sources:
Property lease income — 1,208 2,756 919 2,639
2,223,000 5,241,086 8,415,653 1,508,876 5,709,425
– I-58 –
APPENDIX I ACCOUNTANTS’ REPORT
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Other income and gains
Gain on bargain purchase
(note 36) — 6,180 — — 2,730
Gain on disposal of subsidiaries — — 1,187 597 —
Subsidy income — — 2,190 100 —
Forfeiture of deposit 340 550 1,564 854 866
Gain on disposal of items of
property, plant and equipment — — 482 57 —
Others 34 284 522 451 940
374 7,014 5,945 2,059 4,536
6. PROFIT BEFORE TAX
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Cost of inventories sold
(notes 20, 21) 1,669,435 3,471,227 5,266,765 948,285 3,735,369
Cost of services provided 3,811 2,648 5,892 103 8,553
Impairment losses (notes 18, 23) 77 1,036 693 283 159
Rental expenses 4,640 25,848 37,522 11,266 3,248
Depreciation (note 13) 4,831 8,872 19,435 6,680 8,312
Depreciation of right-of-use assets — — — — 7,690
Amortisation of other intangible assets
(note 15) 60 581 820 126 283
Auditor’s remuneration 265 1,205 6,164 755 1,650
Employee benefit expense (including
directors’ and chief Executive’s
remuneration in note 8):
Wages and salaries 64,087 126,318 213,379 54,367 92,029
Pension scheme contributions and
social welfare 11,856 23,723 39,056 9,787 16,451
– I-59 –
APPENDIX I ACCOUNTANTS’ REPORT
7. FINANCE COSTS
An analysis of finance costs is as follows:
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Interest on bank and other borrowings,
corporate bonds and lease liabilities 292,587 1,109,377 1,218,042 268,970 547,418
Interest expense arising from revenue
contracts 293,865 337,623 803,381 249,019 522,489
Total interest expense on financial
liabilities not at FVTPL 586,452 1,447,000 2,021,423 517,989 1,069,907
Less: Interest capitalised (487,273) (1,129,835) (1,595,649) (449,339) (884,770)
99,179 317,165 425,774 68,650 185,137
8. DIRECTORS’ AND CHIEF EXECUTIVE’S REMUNERATION
The Company did not have any chief executive, executive directors, non-executive directors and independent
non-executive directors at any time during the Relevant Periods until the Company was incorporated on 18 September
2018. Mr. Zhang Yuanlin was appointed as the executive director and chief executive officer of the Company on 18
September 2018.
Subsequent to the end of the Relevant Periods, Mr. Wang Zhe, Mr. She Runting and Ms. Tu Jing were appointed
as executive directors of the Company on 14 May 2019. Mr. Wang Zhe resigned as an executive director of the
Company on 8 October 2019.
Certain of the directors received remuneration from the subsidiaries now comprising the Group for their
appointment as directors of these subsidiaries. The remuneration of each of these directors as recorded in the financial
statements of the subsidiaries is set out below:
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Salaries, allowances and benefits
in kind 324 2,150 3,489 1,163 1,452
Pension scheme contributions and
social welfare 106 270 324 108 129
Total 430 2,420 3,813 1,271 1,581
(a) Independent non-executive directors
Mr. Tam Chi Choi, Mr. Au Yeung Po Fung and Mr. Qiao Yongyuan were appointed as independent
non-executive directors of the Company on 26 August 2019. There was no emolument payable to the independent
non-executive directors during the Relevant Periods and the four months ended 30 April 2018.
– I-60 –
APPENDIX I ACCOUNTANTS’ REPORT
(b) Executive directors and non-executive directors
Year ended 31 December 2016
Pension
Salaries, scheme
allowances contributions
and benefits and social Total
in kind welfare remuneration
(RMB’000) (RMB’000) (RMB’000)
Executive directors:
— Mr. Zhang Yuanlin 100 53 153
— Mr. Wang Zhe — — —
— Mr. She Runting — — —
— Ms. Tu Jing 224 53 277
324 106 430
Year ended 31 December 2017
Pension
Salaries, scheme
allowances contributions
and benefits and social Total
in kind welfare remuneration
(RMB’000) (RMB’000) (RMB’000)
Executive directors:
— Mr. Zhang Yuanlin 1,200 95 1,295
— Mr. Wang Zhe — — —
— Mr. She Runting 420 80 500
— Ms. Tu Jing 530 95 625
2,150 270 2,420
Year ended 31 December 2018
Pension
Salaries, scheme
allowances contributions
and benefits and social Total
in kind welfare remuneration
(RMB’000) (RMB’000) (RMB’000)
Executive directors:
— Mr. Zhang Yuanlin 1,200 108 1,308
— Mr. Wang Zhe — — —
— Mr. She Runting 1,680 108 1,788
— Ms. Tu Jing 609 108 717
3,489 324 3,813
– I-61 –
APPENDIX I ACCOUNTANTS’ REPORT
Four months ended 30 April 2018 (unaudited)
Pension
Salaries, scheme
allowances contributions
and benefits and social Total
in kind welfare remuneration
(RMB’000) (RMB’000) (RMB’000)
Executive directors:
— Mr. Zhang Yuanlin 400 36 436
— Mr. Wang Zhe — — —
— Mr. She Runting 560 36 596
— Ms. Tu Jing 203 36 239
1,163 108 1,271
Four months ended 30 April 2019
Pension
Salaries, scheme
allowances contributions
and benefits and social Total
in kind welfare remuneration
(RMB’000) (RMB’000) (RMB’000)
Executive directors:
— Mr. Zhang Yuanlin 400 37 437
— Mr. Wang Zhe 150 18 168
— Mr. She Runting 700 37 737
— Ms. Tu Jing 202 37 239
1,452 129 1,581
9. FIVE HIGHEST PAID EMPLOYEES
The five highest paid employees for the years ended 31 December 2016, 2017 and 2018 and the four months
ended 30 April 2018 and 2019 included nil, one director, one director, one director, and one director, respectively,
details of whose remuneration are set out in note 8 above. Details of the remuneration for the years ended 31
December 2016, 2017 and 2018 and the four months ended 30 April 2018 and 2019 of the five, four, four, four, and
four highest paid employees who are neither a director nor chief executive of the Company, respectively, are as
follows:
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Salaries, allowances and benefits in
kind 3,622 4,373 5,945 1,973 2,290
Pension scheme contributions and
social welfare 266 381 431 144 148
Total 3,888 4,754 6,376 2,117 2,438
– I-62 –
APPENDIX I ACCOUNTANTS’ REPORT
The number of non-director and non-chief executive highest paid employees whose remuneration fell within
the following bands is as follows:
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(unaudited)
Nil to HK$1,000,000 4 — — 4 4
HK$1,000,001 to HK$2,000,000 1 4 3 — —
HK$2,000,001 to HK$3,000,000 — — 1 — —
Total 5 4 4 4 4
10. INCOME TAX
The Group is subject to income tax on an entity basis on profits arising in or derived from the tax jurisdictions
in which members of the Group are domiciled and operate. Pursuant to the rules and regulations of the Cayman
Islands, the Company and the Group’s subsidiaries incorporated in the Cayman Islands are not subject to any income
tax. The Group’s subsidiary incorporated in Hong Kong is not liable for income tax as it did not have any assessable
profits arising in Hong Kong during the Relevant Periods and the four months ended 30 April 2018.
Subsidiaries of the Group operating in Mainland China were subject to the PRC corporate income tax with a
tax rate of 25% for the Relevant Periods and the four months ended 30 April 2018.
LAT is levied at progressive rates ranging from 30% to 60% on the appreciation of land value, being the
proceeds from the sale of properties less deductible expenditures including land costs, borrowing costs and other
property development expenditures. The Group has estimated, made and included in taxation a provision for LAT
according to the requirements set forth in the relevant Mainland China tax laws and regulations. The LAT provision
is subject to the final review and approval by the local tax bureau.
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Current tax:
Corporate income tax 292,276 879,694 1,169,488 348,680 740,847
LAT 28,644 366,068 757,219 172,400 769,199
Deferred tax (note 19) (234,984) (681,564) (618,171) (241,814) (358,197)
Total tax charge for the year/period 85,936 564,198 1,308,536 279,266 1,151,849
A reconciliation of income tax expense applicable to profit before tax at the statutory rate for the jurisdictions
in which the Company and the majority of its subsidiaries are domiciled to the income tax expense at the effective
income tax rate for each of the Relevant Periods and the four months ended 30 April 2018 is as follows:
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
Profit before tax 216,813 842,403 1,863,489 325,090 1,434,031
– I-63 –
APPENDIX I ACCOUNTANTS’ REPORT
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
(unaudited)
At the statutory income tax rate 54,203 210,601 465,872 81,273 358,508
Expenses not deductible for tax 4,257 15,464 19,706 3,522 4,527
Costs not deductible for tax 2,196 29,228 137,554 32,978 174,603
Profits and losses attributable to joint
ventures and associates 2,418 (746) (9,847) 1,513 551
Gain on bargain purchase — (1,545) — — (683)
Tax losses utilised from previous years (6,513) (38,363) (8,938) (576) (6,051)
Tax losses not recognised 7,892 75,008 136,275 31,256 43,495
Provision for LAT 28,644 366,068 757,219 172,400 769,199
Tax effect on LAT (7,161) (91,517) (189,305) (43,100) (192,300)
Tax charge at the Group’s effective
rate 85,936 564,198 1,308,536 279,266 1,151,849
The share of tax charge attributable to joint ventures and associates amounted to nil, RMB9,055,000,
RMB28,691,000, RMB1,081,000 and RMB6,398,000 for the years ended 31 December 2016, 2017 and 2018 and the
four months ended 30 April 2018 and 2019, respectively. The share of tax credit attributable to joint ventures and
associates amounted to RMB3,224,000, RMB8,060,000, RMB15,561,000, RMB3,098,000 and RMB7,133,000 for the
years ended 31 December 2016, 2017 and 2018 and the four months ended 30 April 2018 and 2019, respectively. Both
are included in ‘Share of profits and losses of joint ventures and associates’ in the combined statements of profit or
loss and other comprehensive income.
Tax payables in the combined statements of financial position represent:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Tax payables:
Corporate income tax 114,105 505,230 1,058,917 1,475,504
LAT 8,664 255,068 627,396 1,298,000
122,769 760,298 1,686,313 2,773,504
11. DIVIDENDS
No dividends have been paid or declared by the Company since its date of incorporation.
12. EARNINGS PER SHARE ATTRIBUTABLE TO ORDINARY EQUITY HOLDERS OF THE PARENT
Earnings per share information is not presented as its inclusion, for the purpose of this report, is not considered
meaningful due to the Reorganisation and the basis of presentation of the results of the Group for the Relevant
Periods and the four months ended 30 April 2018 as disclosed in note 2.1 to the Historical Financial Information.
– I-64 –
APPENDIX I ACCOUNTANTS’ REPORT
13. PROPERTY, PLANT AND EQUIPMENT
Office
equipment
Motor and electronic Construction Leasehold
Buildings vehicles devices in progress improvements Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
31 December 2016
At 31 December 2015 and
1 January 2016:
Cost — 6,034 6,512 46,127 361 59,034
Accumulated depreciation — (3,172) (2,331) — (97) (5,600)
Net carrying amount — 2,862 4,181 46,127 264 53,434
At 1 January 2016, net of
accumulated depreciation — 2,862 4,181 46,127 264 53,434
Additions — 1,946 9,163 16,305 1,520 28,934
Acquisition of
subsidiaries — 309 47 — — 356
Transferred from
construction in progress — — 405 (405) — —
Disposals — (21) — — — (21)
Depreciation provided
during the year (note 6) — (1,679) (2,703) — (449) (4,831)
At 31 December 2016, net
of accumulated
depreciation — 3,417 11,093 62,027 1,335 77,872
At 31 December 2016:
Cost — 9,403 16,557 62,027 1,881 89,868
Accumulated depreciation — (5,986) (5,464) — (546) (11,996)
Net carrying amount — 3,417 11,093 62,027 1,335 77,872
31 December 2017
At 31 December 2016 and
1 January 2017:
Cost — 9,403 16,557 62,027 1,881 89,868
Accumulated depreciation — (5,986) (5,464) — (546) (11,996)
Net carrying amount — 3,417 11,093 62,027 1,335 77,872
At 1 January 2017, net of
accumulated depreciation — 3,417 11,093 62,027 1,335 77,872
Additions — 1,825 19,737 9,417 6,793 37,772
– I-65 –
APPENDIX I ACCOUNTANTS’ REPORT
Office
equipment
Motor and electronic Construction Leasehold
Buildings vehicles devices in progress improvements Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Acquisition of
subsidiaries — 2,263 180 — — 2,443
Transferred from
construction in progress 40,474 — 112 (40,586) — —
Disposals — — (162) — — (162)
Depreciation provided
during the year (note 6) — (1,971) (6,132) — (769) (8,872)
At 31 December 2017, net
of accumulated
depreciation 40,474 5,534 24,828 30,858 7,359 109,053
At 31 December 2017:
Cost 40,474 13,491 36,585 30,858 8,677 130,085
Accumulated depreciation — (7,957) (11,757) — (1,318) (21,032)
Net carrying amount 40,474 5,534 24,828 30,858 7,359 109,053
31 December 2018
At 31 December 2017 and
1 January 2018:
Cost 40,474 13,491 36,585 30,858 8,677 130,085
Accumulated depreciation — (7,957) (11,757) — (1,318) (21,032)
Net carrying amount 40,474 5,534 24,828 30,858 7,359 109,053
At 1 January 2018, net of
accumulated depreciation 40,474 5,534 24,828 30,858 7,359 109,053
Additions — 2,098 11,894 1,351 11,264 26,607
Transferred from
construction in progress 29,809 — 2,400 (32,209) — —
Disposals — (540) (1,345) — — (1,885)
Depreciation provided
during the year (note 6) (2,111) (2,175) (10,626) — (4,523) (19,435)
At 31 December 2018, net
of accumulated
depreciation 68,172 4,917 27,151 — 14,100 114,340
At 31 December 2018:
Cost 70,283 15,589 50,879 — 19,941 156,692
Accumulated depreciation (2,111) (10,672) (23,728) — (5,841) (42,352)
Net carrying amount 68,172 4,917 27,151 — 14,100 114,340
– I-66 –
APPENDIX I ACCOUNTANTS’ REPORT
Office
equipment
Motor and electronic Leasehold
Buildings vehicles devices improvements Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
30 April 2019
At 31 December 2018 and
1 January 2019:
Cost 70,283 15,589 50,879 19,941 156,692
Accumulated depreciation (2,111) (10,672) (23,728) (5,841) (42,352)
Net carrying amount 68,172 4,917 27,151 14,100 114,340
At 1 January 2019, net of
accumulated depreciation 68,172 4,917 27,151 14,100 114,340
Additions — — 1,257 2,088 3,345
Acquisition of a subsidiary — — 880 — 880
Disposals — — (135) — (135)
Depreciation provided during
the period (note 6) (1,171) (711) (4,248) (2,182) (8,312)
At 30 April 2019, net of
accumulated depreciation 67,001 4,206 24,905 14,006 110,118
At 30 April 2019:
Cost 70,283 15,589 53,017 22,029 160,918
Accumulated depreciation (3,282) (11,383) (28,112) (8,023) (50,800)
Net carrying amount 67,001 4,206 24,905 14,006 110,118
Certain of the Group’s property, plant and equipment with amounts of approximately RMB62,027,000,
RMB71,332,000, RMB68,172,000 and RMB67,001,000 as at 31 December 2016, 2017 and 2018 and 30 April 2019,
respectively, have been pledged to secure bank and other borrowings granted to the Group (note 30).
As at 30 April 2019, the Group was in the process of obtaining the relevant property ownership certificates for
certain buildings with an aggregate net carrying amount of approximately RMB67,001,000.
– I-67 –
APPENDIX I ACCOUNTANTS’ REPORT
14. INVESTMENT PROPERTIES
Under
Completed construction Total
(RMB’000) (RMB’000) (RMB’000)
Carrying amount at 1 January 2016 3,000 299,245 302,245
Additions — 389,055 389,055
Transferred from investment properties under
construction 439,473 (439,473) —
Net gain from a fair value adjustment 727 77,253 77,980
Carrying amount at 31 December 2016 and
1 January 2017 443,200 326,080 769,280
Additions — 38,182 38,182
Transferred from investment properties under
construction 1,061 (1,061) —
Net gain from a fair value adjustment 5,239 80,799 86,038
Carrying amount at 31 December 2017 and
1 January 2018 449,500 444,000 893,500
Additions — 149,371 149,371
Transferred from investment properties under
construction 9,642 (9,642) —
Net gain from a fair value adjustment 6,888 103,271 110,159
Carrying amount at 31 December 2018 and
1 January 2019 466,030 687,000 1,153,030
Additions — 150,569 150,569
Net gain from a fair value adjustment — 27,431 27,431
Carrying amount at 30 April 2019 466,030 865,000 1,331,030
The Group’s investment properties are situated in Mainland China. The Group’s investment properties were
revalued on 31 December 2016, 2017 and 2018 and the four months ended 30 April 2019 based on valuations
performed by Cushman & Wakefield Limited (“C&W”), an independent professionally qualified valuer, at
RMB769,280,000, RMB893,500,000, RMB1,153,030,000, and RMB1,331,030,000, respectively. The Group’s senior
finance manager and the chief financial officer decide, after approval from the board of directors of the Company,
to appoint which external valuer to be responsible for the external valuations of the Group’s properties. Selection
criteria include market knowledge, reputation, independence and whether professional standards are maintained. The
Group’s senior finance manager and the chief financial officer have discussions with the valuer on the valuation
assumptions and valuation results when the valuation is performed for financial reporting.
Certain of the Group’s investment properties with fair values of approximately nil, RMB411,450,000,
RMB416,067,000 and RMB416,067,000 as at 31 December 2016, 2017 and 2018 and 30 April 2019, respectively,
have been pledged to secure bank and other borrowings granted to the Group (note 30).
– I-68 –
APPENDIX I ACCOUNTANTS’ REPORT
Fair value hierarchy
The following table illustrates the fair value measurement hierarchy of the Group’s investment properties:
Fair value measurement as at 31 December 2016 using
Quoted Significant Significant
prices in observable unobservable
active markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Recurring fair value
measurement for:
Commercial properties
under construction — — 326,080 326,080
completed — — 443,200 443,200
— — 769,280 769,280
Fair value measurement as at 31 December 2017 using
Quoted Significant Significant
prices in observable unobservable
active markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Recurring fair value
measurement for:
Commercial properties
under construction — — 444,000 444,000
completed — — 449,500 449,500
— — 893,500 893,500
Fair value measurement as at 31 December 2018 using
Quoted Significant Significant
prices in observable unobservable
active markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Recurring fair value
measurement for:
Commercial properties
under construction — — 687,000 687,000
completed — — 466,030 466,030
— — 1,153,030 1,153,030
– I-69 –
APPENDIX I ACCOUNTANTS’ REPORT
Fair value measurement as at 30 April 2019 using
Quoted Significant Significant
prices in observable unobservable
active markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Recurring fair value
measurement for:
Commercial properties
under construction — — 865,000 865,000
completed — — 466,030 466,030
— — 1,331,030 1,331,030
During the Relevant Periods, there were no transfers of fair value measurements between Level 1 and Level
2 and no transfers into or out of Level 3.
Below is a summary of the valuation techniques used and the key inputs to the valuation of investment
properties:
Range or weighted average
31 December
Valuation Significant 30 April
technique unobservable inputs 2016 2017 2018 2019
Commercial Income Expected rental value RMB120-123 RMB57-126 RMB57-129 RMB57-129
properties approach (per square metre
completed and per month)
Capitalisation rate 4% 4% 4% 4%
Commercial Residual Expected rental value RMB54-60 RMB60 N/A N/A
properties method (per square meter
under and per month)
construction
Capitalisation rate 4% 4% N/A N/A
Expected profit 6% 6% N/A N/A
margin
Direct Unit accommodation RMB1,434- RMB1,707- RMB2,087- RMB2,087-
comparison price 1,440 1,768 2,189 2,189
method
The fair value of completed commercial properties is determined using the income approach by taking into
account the rental income of the properties derived from the existing leases and/or achievable in the existing market
with due allowance for the reversionary income potential of the leases, which have been then capitalised to determine
the fair value at an appropriate capitalisation rate. Where appropriate, reference to the comparable sales transactions
as available in the relevant market has also been considered.
A significant increase (decrease) in the estimated rental value would result in a significant increase (decrease)
in the fair value of the investment properties. A significant increase (decrease) in the capitalisation rate would result
in a significant decrease (increase) in the fair value of the investment properties.
– I-70 –
APPENDIX I ACCOUNTANTS’ REPORT
The fair value of commercial properties under construction is determined using the comparison method, with
reference to comparable sales evidence as available in the relevant market to derive the fair value of the properties
assuming they were completed and, where appropriate, after deducting the following items:
• Estimated construction cost, marketing cost, management fees, finance cost and professional fees to be
expensed to complete the properties that would be incurred by a market participant;
• Estimated profit margin that a market participant would require to hold and develop the properties to
completion.
The higher expected profit margin would result in the lower fair value of the investment properties under
construction.
15. INTANGIBLE ASSETS
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Software
At the beginning of the year/period:
Cost 21 1,551 7,013 7,472
Accumulated amortisation (8) (68) (741) (1,561)
Net carrying amount 13 1,483 6,272 5,911
Carrying amount at the beginning of
the year/period 13 1,483 6,272 5,911
Additions 1,530 5,351 459 34
Acquisition of a subsidiary — 27 — —
Disposal — (8) — —
Amortisation provided during the
year/period (note 6) (60) (581) (820) (283)
Carrying amount at the end of the
year/period 1,483 6,272 5,911 5,662
At the end of the year/period:
Cost 1,551 7,013 7,472 7,506
Accumulated amortisation (68) (741) (1,561) (1,844)
Net carrying amount 1,483 6,272 5,911 5,662
16. INVESTMENTS IN JOINT VENTURES
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Share of net assets 202,832 3,389,618 3,866,086 7,086,884
The Group’s receivable and payable balances with joint ventures are disclosed in note 41 to the Historical
Financial Information.
– I-71 –
APPENDIX I ACCOUNTANTS’ REPORT
(a) Particulars of the Group’s joint ventures
Statutory
percentage
Nominal of ownership
Place and value of interest
year of registered attributable Principal
Name of companies registration share capital to the Group activities
(’000)
Shenzhen Hanyu Investment Shenzhen, RMB50,000 50.00% Business
Development Co., Ltd. PRC 2017 service
深圳瀚域投資發展有限公司
Jiangxi Baixing Real Estate Investment Nanchang, RMB50,000 60.00% Property
Co., Ltd. (note) PRC 2002 development
江西百興房地產投資有限公司
Wuhan Furui Decheng Real Estate Wuhan, PRC RMB550,000 50.70% Property
Development Co., Ltd. (note) 2016 development
武漢福瑞德成房地產開發有限公司
Ezhou Jiayu Real Estate Development Ezhou, PRC RMB50,000 49.00% Property
Co., Ltd. 2013 development
鄂州市嘉裕房地產發展有限公司
De’an Zhongbang Properties Co., Ltd. De’an, PRC RMB20,000 50.00% Property
德安眾邦置業有限公司 2018 development
Jiangxi Jinyue Real Estate Fuzhou, PRC RMB50,000 66.00% Property
Development Co., Ltd. (note) 2018 development
江西金越房地產開發有限公司
Nanchang Jiangyue Real Estate Nanchang, RMB10,000 50.00% Property
Development Co., Ltd. PRC 2018 development
南昌江越房地產開發有限公司
Guangzhou Sinic Kunshan Investment Guangzhou, RMB100,000 50.00% Business
Development Co., Ltd. PRC 2018 service
廣州新力坤山投資發展有限公司
Wuxi Xinkun Langxu Properties Co., Wuxi, PRC RMB20,000 55.00% Property
Ltd. (note) 2019 development
無錫新坤朗叙置業有限公司
Jiangxi Xinyue Honglan Nanchang, RMB650,000 51.00% Property
Real Estate Development Co., Ltd. PRC 2019 development
(note)
江西新越弘嵐房地產開發有限公司
Jiangxi Cheyue Real Estate Nanchang, RMB80,000 60.00% Property
Development Co., Ltd. (note) PRC 2019 development
江西澈越房地產開發有限公司
Nanchang Dimei Real Estate Nanchang, RMB900,000 60.00% Property
Development Co., Ltd. (note) PRC 2019 development
南昌市地美房地產開發有限公司
Jiangxi Dongyi Properties Co., Ltd. Nanchang, RMB50,000 50.00% Property
江西東屹置業有限公司 PRC 2019 development
– I-72 –
APPENDIX I ACCOUNTANTS’ REPORT
Statutory
percentage
Nominal of ownership
Place and value of interest
year of registered attributable Principal
Name of companies registration share capital to the Group activities
(’000)
Nanchang Hezhan Properties Co., Ltd. Nanchang, RMB50,000 50.00% Property
南昌和展置業有限公司 PRC 2019 development
Nanjing Jinming Real Estate Nanjing, RMB20,000 34.00% Property
Development Co., Ltd. (note) PRC 2019 development
南京金銘新房地產開發有限公司
Suzhou Hengxin Properties Co., Ltd. Suzhou, PRC RMB10,000 50.00% Property
蘇州恒信置業有限公司 2016 development
Jiangxi Yuetong Real Estate Nanchang, RMB200,000 51.00% Property
Development Co., Ltd. (note) PRC 2019 development
江西越通房地產開發有限公司
Zibo Jincheng Real Estate Development Zibo, PRC RMB10,000 20.00% Property
Co., Ltd. (note) 2018 development
淄博錦城房地產開發有限公司
Note: Pursuant to the investment framework agreement and the articles of association of these companies, all
shareholder resolutions of these companies shall be resolved by all shareholders on a unanimous basis.
Therefore, these companies were accounted for as joint ventures of the Group during the Relevant
Periods.
(b) Jiangxi Baixing Real Estate Investment Co., Ltd. (“Jiangxi Baixing”), Wuhan Furui Decheng Real Estate
Development Co., Ltd. (“Wuhan Furui Decheng”), Ezhou Jiayu Real Estate Development Co., Ltd. (“Ezhou
Jiayu”), Jiangxi Dongyi Properties Co., Ltd. (“Jiangxi Dongyi”), and Nanchang Dimei Real Estate
Development Co., Ltd. (“Nanchang Dimei”), which are considered material joint ventures of the Group during
the Relevant Periods, co-develop a property development project with the other joint venture partners in
Mainland China and are accounted for using the equity method.
The Group accounts for its investment in Jiangxi Baixing as a joint venture although the Group holds 60% of
equity interest of this entity. According to the articles of association and the contract between the Group and
the other equity interest holders of Jiangxi Baixing (the “Contract A”), the Group does not have control over
Jiangxi Baixing.
According to the profit sharing arrangement stated in the Contract A, the Group has control over some
specified assets of Jiangxi Baixing and is entitled to the returns from these specified assets. These specified
assets are the only source of payment for the specified liabilities as stipulated in the Contract A. However, the
above mentioned specified assets, liabilities and equity in the Contract A are not legally ring-fenced from the
overall investee. There exists possibility that the specified assets could be used to meet liabilities of the rest
of the investee. Therefore, in the opinion of the Directors, such arrangement does not qualify the concept of
“deemed separate entity” as stated in IFRS 10.
– I-73 –
APPENDIX I ACCOUNTANTS’ REPORT
The following table illustrates the summarised financial information of Jiangxi Baixing attributable to the
Group according to the profit sharing terms under the Contract A:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Cash and cash equivalents 5,086 8,995 41,723 2,540
Other current assets 551,115 4,987,118 4,774,420 4,101,476
Current assets 556,201 4,996,113 4,816,143 4,104,016
Non-current assets 2,950 42,625 33,447 24,722
Current liabilities (356,319) (4,548,428) (4,453,115) (3,901,564)
Non-current financial liabilities,
excluding trade and other
payables and provisions — (300,000) (170,000) —
Carrying amount of the investment 202,832 190,310 226,475 227,174
Revenue 5 218 457,178 179,024
Expenses (3,944) (16,901) (367,910) (137,430)
Tax 856 4,161 (65,103) (28,895)
(Loss)/income for the year/period (3,083) (12,522) 24,165 12,699
Total comprehensive income for the
year/period (3,083) (12,522) 24,165 12,699
The Group accounts for its investment in Wuhan Furui Decheng as a joint venture although the Group holds
50.70% of equity interest of this entity. According to the articles of association and the contract between the
Group and the other equity interest holders of Wuhan Furui Decheng (the “Contract B”), the Group does not
have control over Wuhan Furui Decheng.
According to the profit sharing arrangement stated in the Contract B, the Group has control over some
specified assets of Wuhan Furui Decheng and is entitled to the returns from these specified assets. These
specified assets are the only source of payment for the specified liabilities as stipulated in the Contract B.
However, the above mentioned specified assets, liabilities and equity in the Contract B are not legally
ring-fenced from the overall investee. There exists possibility that the specified assets could be used to meet
liabilities of the rest of the investee. Therefore, in the opinion of the Directors, such arrangement does not
qualify the concept of “deemed separate entity” as stated in IFRS 10.
– I-74 –
APPENDIX I ACCOUNTANTS’ REPORT
The following table illustrates the summarised financial information of Wuhan Furui Decheng attributable to
the Group according to the profit sharing terms under the Contract B:
31 December
30 April
2017 2018 2019
(RMB’000) (RMB’000) (RMB’000)
Cash and cash equivalents 1,264 111,619 62,010
Other current assets 6,094,232 6,526,264 9,268,064
Current assets 6,095,496 6,637,883 9,330,074
Non-current assets 57 335 20,909
Current liabilities (2,597,536) (3,455,444) (5,021,197)
Non-current financial liabilities, excluding trade
and other payables and provisions (300,000) (10,000) (322,954)
Carrying amount of the investment 3,198,017 3,172,774 4,006,832
Revenue — 163 —
Expenses (1,982) (25,406) (14,055)
Tax — — 12,936
Loss for the year/period (1,982) (25,243) (1,119)
Total comprehensive income for the year/period (1,982) (25,243) (1,119)
Wuhan Furui Decheng commenced construction work and pre-sale work during the Relevant Periods and will
complete construction in 2021. According to the profit forecast, Wuhan Furui Decheng will realize sustainable
profit upon the delivery of the property and the recoverable amount of it will be higher than the cost. The
directors of the Company are of the opinion that no provision for impairment was necessary for the investment
in Wuhan Furui Decheng as at 31 December 2017 and 2018 and 30 April 2019.
According to the articles of association and the contract between the Group and the other equity interest
holders of Ezhou Jiayu (the “Contract C”), the Group has control over some specified assets of Ezhou Jiayu
and is entitled to the returns from these specified assets. These specified assets are the only source of payment
for the specified liabilities as stipulated in the Contract C. However, the abovementioned specified assets,
liabilities and equity in the Contract C are not legally ring-fenced from the overall investee. There exists
possibility that the specified assets could be used to meet liabilities of the rest of the investee. Therefore, in
the opinion of the Directors, such arrangement does not qualify the concept of “deemed separate entity” as
stated in IFRS 10.
The following table illustrates the summarised financial information of Ezhou Jiayu attributable to the Group
according to the profit sharing terms under the Contract C:
31 December 2018 30 April 2019
(RMB’000) (RMB’000)
Cash and cash equivalents 20,905 483
Other current assets 358,973 387,523
Current assets 379,878 388,006
Non-current assets — —
Current liabilities (20,028) (28,329)
Carrying amount of the investment 359,850 359,677
– I-75 –
APPENDIX I ACCOUNTANTS’ REPORT
31 December 2018 30 April 2019
(RMB’000) (RMB’000)
Revenue — —
Expenses (150) (173)
Tax — —
Loss for the year/period (150) (173)
Total comprehensive income for the year/period (150) (173)
Ezhou Jiayu will commence construction work and pre-sale work in June 2020 and December 2020,
respectively, and complete construction in 2022. According to the profit forecast, Ezhou Jiayu will realize
sustainable profit upon the delivery of the property and the recoverable amount of it will be higher than the
cost. The directors of the Company are of the opinion that no provision for impairment was necessary for the
investment in Ezhou Jiayu as at 31 December 2018 and 30 April 2019.
The following table illustrates the summarised financial information in respect of Jiangxi Dongyi, adjusted for
any differences in accounting policies and reconciled to the carrying amount in the combined financial
statements:
30 April 2019
(RMB’000)
Cash and cash equivalents 10,081
Other current assets 1,385,817
Current assets 1,395,898
Non-current assets 67
Current liabilities (671,737)
Non-current financial liabilities, excluding trade and other payables and provisions —
Net assets 724,228
Reconciliation to the Group’s interest in the joint venture:
Proportion of the Group’s ownership 50%
Group’s share of net assets of the joint venture 362,114
Carrying amount of the investment 362,114
Revenue —
Expenses (1,031)
Tax —
Loss for the period (1,031)
Total comprehensive income for the period (1,031)
Jiangxi Dongyi commenced construction work and pre-sale work in July 2019 and September 2019,
respectively, and will complete construction in 2021. According to the profit forecast, Jiangxi Dongyi will
realize sustainable profit upon the delivery of the property and the recoverable amount of it will be higher than
the cost. The directors of the Company are of the opinion that no provision for impairment was necessary for
the investment in Jiangxi Dongyi as at 30 April 2019.
– I-76 –
APPENDIX I ACCOUNTANTS’ REPORT
The following table illustrates the summarised financial information in respect of Nanchang Dimei, adjusted
for any differences in accounting policies and reconciled to the carrying amount in the combined financial
statements:
30 April 2019
(RMB’000)
Cash and cash equivalents 16,369
Other current assets 2,017,670
Current assets 2,034,039
Current liabilities (1,081,776)
Non-current financial liabilities, excluding trade and other payables and provisions —
Net assets 952,263
Reconciliation to the Group’s interest in the joint venture:
Proportion of the Group’s ownership 60%
Group’s share of net assets of the joint venture 571,358
Carrying amount of the investment 571,358
Revenue —
Expenses (1,819)
Tax 174
Loss for the period (1,645)
Total comprehensive income for the period (1,645)
Nanchang Dimei commenced construction work and pre-sale work in March 2019 and June 2019, respectively,
and will complete construction in 2021. According to the profit forecast, Nanchang Dimei will realize
sustainable profit upon the delivery of the property and the recoverable amount of it will be higher than the
cost. The directors of the Company are of the opinion that no provision for impairment was necessary for the
investment in Nanchang Dimei as at 30 April 2019.
(c) The following table illustrates the aggregate financial information of the Group’s joint ventures that are not
individually material:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Share of the joint ventures’ profits
and losses for the year/period — (3,751) (8,238) (9,423)
Share of the joint ventures’ total
comprehensive loss — (3,751) (8,238) (9,423)
Aggregate carrying amount of the
Group’s investments in the joint
ventures — 1,291 106,987 1,559,729
The joint ventures have been accounted for using the equity method in this financial information.
The directors of the Company are of the opinion that no provision for impairment was necessary as at
31 December 2016, 2017 and 2018 and 30 April 2019.
– I-77 –
APPENDIX I ACCOUNTANTS’ REPORT
17. INVESTMENTS IN ASSOCIATES
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Share of net assets 152,413 184,451 708,072 771,640
The Group’s receivable and payable balances with associates are disclosed in note 41 to the Historical
Financial Information.
(a) Particulars of the Group’s associates
Statutory
percentage
Nominal of ownership
Place and value of interest
year of registered attributable Principal
Name of companies registration share capital to the Group activities
(’000)
Nanchang Weiting Properties Nanchang, RMB10,000 50.00% Property
Co., Ltd. (note 1) PRC 2013 development
南昌市威汀置業有限公司
Nanchang Zhengrun Properties Nanchang, RMB40,000 27.00% Property
Co., Ltd. PRC 2017 development
南昌正潤置業有限公司
Nanchang Lizhou Properties Co., Ltd. Nanchang, RMB3,000 20.00% Property
南昌力洲置業有限公司 PRC 2014 development
Wuhan Changxin Lihe Properties Wuhan, PRC RMB30,000 30.00% Property
Co., Ltd. 2015 development
武漢長信力合置業有限公司
Shangrao Meiyue Real Estate Shangrao, RMB50,000 33.00% Property
Development Co., Ltd. PRC 2018 development
上饒市美越房地產開發有限公司
Nanchang Junyue Real Estate Nanchang, HK$100,000 25.00% Property
Development Co., Ltd. PRC 2018 development
南昌駿越房地產開發有限公司
Nanchang Shengdu Properties Nanchang, RMB300,000 18.00% Property
Co., Ltd. (note 2) PRC 2017 development
南昌盛都置業有限公司
Zhongshan Shengying Real Estate Zhongshan, RMB1,000 30.00% Property
Development Co., Ltd. PRC 2014 development
中山市昇盈房地產開發有限公司
Qingyuan Tianhe Real Estate Qingyuan, RMB12,032 31.50% Property
Co., Ltd. (note 3) PRC 2005 development
清遠天河房地產有限公司
– I-78 –
APPENDIX I ACCOUNTANTS’ REPORT
Statutory
percentage
Nominal of ownership
Place and value of interest
year of registered attributable Principal
Name of companies registration share capital to the Group activities
(’000)
Xiamen Nanshui Real Estate Xiamen, PRC RMB288,000 20.00% Property
Development Co., Ltd. 2016 development
廈門南水房地產開發有限公司
Nanchang Jianmei Real Estate Nanchang, RMB10,000 19.00% Property
Co., Ltd. (note 4) PRC 2017 development
南昌建美房地產有限公司
Note 1: The Group accounts for its investment in Nanchang Weiting Properties Co., Ltd. as an associate
although the Group holds 50% of equity interest of this entity. According to the articles of association
and the contract between the Group and the other equity interest holders of Nanchang Weiting
Properties Co., Ltd., the Group only has 18.75% voting rights in the shareholders’ meeting.
Note 2: During the Relevant Periods, Nanchang Shengdu Properties Co., Ltd. (“Nanchang Shengdu”) had
five directors, one of which was appointed by the Group. Pursuant to the articles of association of
Nanchang Shengdu, the Group has significant influence over Nanchang Shengdu. Therefore,
Nanchang Shengdu was accounted for as an associate of the Group.
Note 3: During the Relevant Periods, Qingyuan Tianhe Real Estate Co., Ltd. (“Qingyuan Tianhe”) had been
controlled by the other equity interest holder according to the articles of association and the contract
between the Group and the other equity interest holder, so the Group accounted it for as an associate.
The Group holds 31.5% statutory percentage of Qingyuan Tianhe. Meanwhile, the shareholders of
Qingyuan Tianhe legally transferred 30% equity interests, among which 13.5% equity interests
belong to the Group, as collateral to a trust financing company. Under such the financing
arrangement, the shareholders of Qingyuan Tianhe was obliged to purchase at a fixed amount on a
future date upon repayment of the borrowings from the trust financing company. Considering the
facts that the substance of the arrangement is to collateralise some equity interests in Qingyuan
Tianhe for the borrowings for project development and the Group retains the practical ability to
exercise the 45% voting rights of this entity, the directors of the Company are of the view that the
Group retains 45% equity interests in this entity.
Note 4: Pursuant to the investment framework agreement and the articles of association of Nanchang Jianmei
Real Estate Co., Ltd. (“Nanchang Jianmei”), all shareholder resolutions shall be resolved by all
shareholders on a unanimous basis, the Group accounted for it as a joint venture as at 31 December
2017 and 2018. As at 30 April 2019, pursuant to an afresh agreement and the updated articles of
association of Nanchang Jianmei, it was controlled by one of other equity interest holders, the Group
accounted for it as an associate.
(b) Nanchang Lizhou Properties Co., Ltd. (“Nanchang Lizhou”), Nanchang Weiting Properties Co., Ltd.
(“Nanchang Weiting”) and Qingyuan Tianhe Real Estate Co., Ltd. (“Qingyuan Tianhe”), which are considered
material associates of the Group for the years ended 31 December 2016, 2017 and 2018 and the four months
ended 30 April 2019, respectively, co-develop a property development project with other associate partners in
Mainland China and are accounted for using the equity method.
– I-79 –
APPENDIX I ACCOUNTANTS’ REPORT
The following table illustrates the summarised financial information in respect of Nanchang Lizhou, adjusted
for any differences in accounting policies and reconciled to the carrying amount in the combined financial
statements:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Cash and cash equivalents 21,326 497 1,839 242
Other current assets 761,045 715,225 606,109 594,454
Current assets 782,371 715,722 607,948 594,696
Non-current assets 36,389 28,732 14,388 14,364
Current liabilities (820,263) (607,367) (356,463) (344,097)
Non-current financial liabilities,
excluding trade and other
payables and provisions (2,617) (1,266) — —
Net assets (4,120) 135,821 265,873 264,963
Reconciliation to the Group’s
interest in the associate:
Proportion of the Group’s ownership 20% 20% 20% 20%
Group’s share of net assets of the
associate (824) 27,164 53,175 52,993
Carrying amount of the investment — 27,164 53,175 52,993
Revenue 43,238 662,884 559,752 —
Expenses (48,563) (441,647) (346,878) (1,198)
Tax 1,298 (81,296) (82,822) 288
(Loss)/profit for the year/period (4,027) 139,941 130,052 (910)
Total comprehensive income for the
year/period (4,027) 139,941 130,052 (910)
– I-80 –
APPENDIX I ACCOUNTANTS’ REPORT
The following table illustrates the summarised financial information in respect of Nanchang Weiting, adjusted
for any differences in accounting policies and reconciled to the carrying amount in the combined financial
statements:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Cash and cash equivalents 63,384 14,802 4,878 55,421
Other current assets 783,754 887,566 947,586 758,348
Current assets 847,138 902,368 952,464 813,769
Non-current assets 9,481 17,207 49,909 350
Current liabilities (559,085) (608,061) (396,582) (147,713)
Non-current financial liabilities,
excluding trade and other
payables and provisions — (20,000) (242,480) (303,700)
Net assets 297,534 291,514 363,311 362,706
Reconciliation to the Group’s
interest in the associate:
Proportion of the Group’s ownership 50% 50% 50% 50%
Group’s share of net assets of the
associate 148,767 145,757 181,656 181,353
Carrying amount of the investment 148,767 145,757 181,656 181,353
Revenue – – 483,556 –
Expenses (11,324) (13,854) (402,141) (605)
Tax 8,859 7,834 (9,618) –
(Loss)/profit for the year/period (2,465) (6,020) 71,797 (605)
Total comprehensive income for the
year/period (2,465) (6,020) 71,797 (605)
– I-81 –
APPENDIX I ACCOUNTANTS’ REPORT
The following table illustrates the summarised financial information in respect of Qingyuan Tianhe, adjusted
for any differences in accounting policies and reconciled to the carrying amount in the combined financial
statements:
31 December 30 April
2018 2019
(RMB’000) (RMB’000)
Cash and cash equivalents 23,565 26,564
Other current assets 753,360 970,674
Current assets 776,925 997,238
Non-current assets 68 62
Current liabilities – (1,460)
Non-current financial liabilities, excluding trade and other
payables and provisions (230,000) (450,000)
Net assets 546,993 545,840
Reconciliation to the Group’s interest in the associate:
Proportion of the Group’s ownership 45% 45%
Group’s share of net assets of the associate 246,147 245,628
Carrying amount of the investment 246,147 245,628
Revenue — —
Expenses (1,850) (3,374)
Tax — —
Loss for the year/period (1,850) (3,374)
Total comprehensive income for the year/period (1,850) (3,374)
Qingyuan Tianhe commenced construction work and pre-sale work during the Relevant Periods and will
complete construction in 2020. According to the profit forecast, Qingyuan Tianhe will realize sustainable profit
upon the delivery of the property and the recoverable amount of it will be higher than the cost. The directors
of the Company are of the opinion that no provision for impairment was necessary for the investment in
Qingyuan Tianhe as at 31 December 2018 and 30 April 2019.
(c) The following table illustrates the aggregate financial information of the Group’s associates that are not
individually material:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Share of the associates’ profits and
losses for the year/period (4,549) (3,739) (12,222) (683)
Share of the associates’ total
comprehensive loss (4,549) (3,739) (12,222) (683)
Aggregate carrying amount of the
Group’s investments in the
associates 3,646 11,530 227,094 291,666
– I-82 –
APPENDIX I ACCOUNTANTS’ REPORT
The associates have been accounted for using the equity method in this financial information.
The directors of the Company are of the opinion that no provision for impairment was necessary as at
31 December 2016, 2017 and 2018 and 30 April 2019.
18. LONG-TERM DEBT INVESTMENTS
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Debt investments — 740,340 879,884 1,013,077
Less: Impairment — (741) (880) (1,013)
— 739,599 879,004 1,012,064
Less: Portion classified as current
assets — (121,930) (314,942) (355,498)
Non-current portion — 617,669 564,062 656,566
Long-term debt investments are recorded in the amortised cost less allowance for impairment.
The movements in provision for long-term debt investments are as follows:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
At the beginning of the year/period — — 741 880
Impairment losses recognised
(note 6) — 741 139 133
At the end of the year/period — 741 880 1,013
The internal credit rating of long-term debt investments was regarded as the grade of performing. The Group
has assessed that the credit risk of the long-term debt investments has not increased significantly since initial
recognition. The expected loss rate of the long-term debt investments is assessed to be 0.1%. The Group has evaluated
the expected loss rate and gross carrying amount, measured the impairment based on the 12-month expected credit
losses, and assessed that the expected credit losses were nil, RMB741,000, RMB880,000 and RMB1,013,000 as at
31 December 2016, 2017 and 2018 and 30 April 2019, respectively.
– I-83 –
APPENDIX I ACCOUNTANTS’ REPORT
19. DEFERRED TAX ASSETS AND LIABILITIES
The movements in deferred tax assets and liabilities during each of the Relevant Periods are as follows:
Deferred tax assets
Fair value Fair value Expenses for
adjustments adjustments Losses offsetting
arising from arising from available for against Unrealised
financial financial offsetting future revenue in
assets at liabilities at against future taxable Impairment contract Accrued
FVTPL FVTPL taxable profits profits of assets liabilities LAT Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
At 1 January 2016 — — — 62,198 37 113,764 — 175,999
Deferred tax credited
to profit or loss
during the year
(note 10) — 21 1,241 40,531 19 214,817 2,166 258,795
At 31 December 2016
and
1 January 2017 — 21 1,241 102,729 56 328,581 2,166 434,794
Deferred tax
credited/(charged)
to profit or loss
during the year
(note 10) — (19) 89,440 (20,311) 6,029 615,534 61,601 752,274
At 31 December 2017
and
1 January 2018 — 2 90,681 82,418 6,085 944,115 63,767 1,187,068
Deferred tax
(charged)/credited
to profit or loss
during the year
(note 10) — (2) 2,559 (20,333) (298) 688,944 93,082 763,952
At 31 December 2018
and 1 January 2019 — — 93,240 62,085 5,787 1,633,059 156,849 1,951,020
Deferred tax
(charged)/credited
to profit or loss
during the period
(note 10) 485 – 11,486 16,915 (146) 202,502 167,651 398,893
At 30 April 2019 485 – 104,726 79,000 5,641 1,835,561 324,500 2,349,913
– I-84 –
APPENDIX I ACCOUNTANTS’ REPORT
Deferred tax liabilities
Fair value Fair value
adjustments adjustments Fair value Fair value
arising from arising from adjustments adjustments
financial financial arising from arising from Recognition
assets at liabilities at investment business of revenue
FVTPL FVTPL properties combinations over time Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
At 1 January 2016 — — 697 — 563 1,260
Deferred tax charged to profit
or loss during the year
(note 10) — — 19,495 — 4,316 23,811
At 31 December 2016 and
1 January 2017 — — 20,192 — 4,879 25,071
Acquisition of subsidiaries
(note 36) — — — 177,507 — 177,507
Deferred tax
charged/(credited) to profit
or loss during the year
(note 10) — — 21,510 5,285 43,915 70,710
At 31 December 2017 and
1 January 2018 — — 41,702 182,792 48,794 273,288
Deferred tax
charged/(credited) to profit
or loss during the year
(note 10) 4,715 58 27,540 (10,551) 124,019 145,781
At 31 December 2018 and
1 January 2019 4,715 58 69,242 172,241 172,813 419,069
Acquisition of subsidiaries
(note 36) — — — 123,652 — 123,652
Deferred tax
charged/(credited) to profit
or loss during the period
(note 10) (4,715) 25 6,858 (88) 38,616 40,696
At 30 April 2019 — 83 76,100 295,805 211,429 583,417
– I-85 –
APPENDIX I ACCOUNTANTS’ REPORT
For presentation purposes, certain deferred tax assets and liabilities have been offset in the combined
statements of financial position. The following is an analysis of the deferred tax balances for financial reporting
purposes:
31 December 30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Net deferred tax assets recognised in
the combined statements of
financial position 430,262 1,065,296 1,652,258 2,008,147
Net deferred tax liabilities
recognised in the combined
statements of financial position (20,539) (151,516) (120,307) (241,651)
409,723 913,780 1,531,951 1,766,496
Pursuant to the PRC Corporate Income Tax Law, a 10% withholding tax is levied on dividends declared to
foreign investors from the foreign investment enterprises established in Mainland China. The requirement is effective
from 1 January 2008 and applies to earnings after 31 December 2007. A lower withholding tax rate may be applied
if there is a tax treaty between Mainland China and the jurisdiction of the foreign investors. For the Group, the
applicable rate is 10%. The Group is therefore liable for withholding taxes on dividends distributed by those
subsidiaries established in Mainland China in respect of earnings generated from 1 January 2008.
At 31 December 2016, 2017 and 2018 and the four months ended 30 April 2019, no deferred tax has been
recognised for withholding taxes that would be payable on the unremitted earnings that are subject to withholding
taxes of the Company and the Group’s subsidiaries established in Mainland China. In the opinion of the directors of
the Company, the Group’s fund will be retained in Mainland China for the expansion of the Group’s operation, so
it is not probable that these subsidiaries will distribute such earnings in the foreseeable future. The aggregate amount
of temporary differences associated with investments in subsidiaries in Mainland China for which deferred tax
liabilities have not been recognised totalled approximately RMB80,534,000 as at 30 April 2019.
Deferred tax assets have not been recognised in respect of the following items:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Tax losses 9,076 45,721 173,057 210,501
Tax losses not recognised expires as follows:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
2020 4,734 — — —
2021 31,570 — — —
2022 — 182,884 147,128 137,137
2023 — — 545,100 530,887
2024 — — — 173,980
36,304 182,884 692,228 842,004
– I-86 –
APPENDIX I ACCOUNTANTS’ REPORT
20. PROPERTIES UNDER DEVELOPMENT
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
At the beginning of the year/period 4,140,486 9,201,729 28,340,270 43,560,301
Additions 8,617,733 20,611,432 22,769,382 8,237,628
Acquisition of subsidiaries (note 36) — 1,144,356 — 718,056
Transferred to cost of inventories
sold (note 6) (35,119) (429,961) (966,978) (507,479)
Transferred to completed properties
held for sale (note 21) (3,521,371) (2,187,286) (6,582,373) (3,530,233)
At the end of the year/period 9,201,729 28,340,270 43,560,301 48,478,273
The Group’s properties under development are situated on leasehold lands in Mainland China.
Certain of the Group’s properties under development with aggregate carrying amounts of approximately
RMB4,193,046,000, RMB13,918,738,000, RMB17,316,129,000 and RMB21,222,163,000 as at 31 December 2016,
2017 and 2018 and 30 April 2019, respectively, have been pledged to secure bank and other borrowings granted to
the Group (note 30).
The value of properties under development is assessed at the end of each of the Relevant Periods. An
impairment exists when the carrying value exceeds its recoverable amount, which is the higher of its fair value less
costs of disposal. The calculation of the fair value less costs of disposal is based on available data from binding sales
transactions in an arm’s length transaction of similar assets or observable market prices less incremental costs for
disposing of the asset.
The Group has guaranteed certain bank and other borrowings of its related parties of RMB1,650,000,000,
RMB1,605,000,000 and RMB1,605,000,000 as at 31 December 2017 and 2018 and 30 April 2019, respectively. The
abovementioned bank and other borrowings were also secured by the pledges of the Group’s assets with aggregate
carrying amounts of RMB1,937,328,000, RMB2,580,844,000 and RMB2,580,844,000 as at 31 December 2017 and
2018 and 30 April 2019, respectively. Further details are included in note 38 and note 41 to the Historical Financial
Information.
Certain of the Group’s properties under development with aggregate carrying amounts of approximately
RMB1,627,905,000 and RMB1,627,905,000 as at 31 December 2018 and 30 April 2019, respectively, have been
pledged to secure bank and other borrowings granted to a third party (note 38).
21. COMPLETED PROPERTIES HELD FOR SALE
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Carrying amount at the beginning of
the year/period 426,210 2,313,265 1,811,813 4,094,399
Acquisition of a subsidiary
(note 36(b)) — 352,528 — —
Transferred from properties under
development (note 20) 3,521,371 2,187,286 6,582,373 3,530,233
Transferred to cost of inventories
sold (note 6) (1,634,316) (3,041,266) (4,299,787) (3,227,890)
At the end of the year/period 2,313,265 1,811,813 4,094,399 4,396,742
– I-87 –
APPENDIX I ACCOUNTANTS’ REPORT
Certain of the Group’s completed properties held for sale with aggregate carrying amounts of approximately
RMB38,109,000, RMB617,025,000, RMB1,538,211,000 and RMB1,089,180,000 as at 31 December 2016, 2017 and
2018 and 30 April 2019, respectively, have been pledged to secure bank and other borrowings granted to the Group
(note 30).
The value of completed properties held for sale is assessed at the end of each of the Relevant Periods. An
impairment exists when the carrying value exceeds its recoverable amount, which is the higher of its fair value less
costs of disposal. The calculation of the fair value less costs of disposal is based on available data from binding sales
transactions in an arm’s length transaction of similar assets or observable market prices less incremental costs for
disposing of the asset.
22. TRADE RECEIVABLES
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Trade receivables — — — 2,403
Impairment — — — —
— — — 2,403
Trade receivables mainly represent rentals receivable from tenants. The Group seeks to maintain strict control
over its outstanding receivables. Overdue balances are reviewed regularly by management. In view of the
aforementioned and the fact that the Group’s trade receivables relate to a large number of diversified customers, there
is no significant concentration of credit risk.
Trade receivables are unsecured and non-interest-bearing. The carrying amounts of trade receivables
approximate to their fair values. An ageing analysis of the trade receivables as at the end of the reporting period,
based on the invoice date, is as follows:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Less than 1 year — — — 2,403
Over 1 year — — — —
— — — 2,403
Receivables that were not past due relate to a large number of diversified customers for whom there was no
recent history of default.
The Group applies the simplified approach to providing for expected credit losses prescribed by IFRS 9, which
permits the use of the lifetime expected loss provision for all trade receivables. To measure the expected credit losses,
trade receivables have been grouped based on shared credit risk characteristics and the days past due. The expected
loss rate of trade receivables is assessed to be 0.1%. Based on the evaluation on the expected loss rate and the gross
carrying amount, the directors of the Company are of the opinion that the expected credit losses in respect of these
balances are immaterial, and therefore, there has not been a loss allowance provision.
– I-88 –
APPENDIX I ACCOUNTANTS’ REPORT
23. PREPAYMENTS AND OTHER RECEIVABLES
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Prepayments for acquisition of land
use rights — 57,191 1,713,863 1,851,848
Prepaid taxes and other tax
recoverables 169,551 471,029 1,277,833 1,556,824
Prepayments for construction cost 24,192 101,703 128,758 157,328
Deposits for land auction — 44,710 285,125 135,000
Other deposits (note) 172,946 411,608 896,467 958,980
Due from non-controlling
shareholders of
the subsidiaries 6,517 15,177 18,977 39,724
Interest receivable 16,260 21,890 99,894 99,894
Other receivables 35,239 82,873 138,980 165,946
424,705 1,206,181 4,559,897 4,965,544
Less: Impairment (224) (519) (1,073) (1,099)
424,481 1,205,662 4,558,824 4,964,445
Note: Other deposits include deposits for wall materials, migrant workers’ deposits and deposits made to
general contractors subject to the construction agreements, etc.
Other receivables are unsecured, non-interest-bearing and have no fixed terms of repayment.
The movements in provision for impairment of receivables are as follows:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
At the beginning of the year/period 147 224 519 1,073
Impairment losses recognised
(note 6) 77 295 554 26
At the end of the year/period 224 519 1,073 1,099
The internal credit rating of amounts due from non-controlling shareholders of subsidiaries, interest receivable,
and other deposits were regarded as the grade of performing. The Group has assessed that the credit risk of these
receivables has not increased significantly since initial recognition. The expected loss rate of these receivables is
assessed to be 0.1%. The Group has evaluated the expected loss rate and gross carrying amount, measured the
impairment based on the 12-month expected credit losses, and assessed that the expected credit losses were
RMB224,000, RMB519,000, RMB1,073,000 and RMB1,099,000 as at 31 December 2016, 2017 and 2018 and 30
April 2019, respectively.
– I-89 –
APPENDIX I ACCOUNTANTS’ REPORT
24. OTHER NON-CURRENT ASSETS
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Prepayments for equity investments 1,261,144 2,044,164 1,201,085 834,444
Deferred commission for external
agents 15,301 170,108 455,463 519,466
1,276,445 2,214,272 1,656,548 1,353,910
25. FINANCIAL ASSETS AT FVTPL
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Listed equity investments, at fair
value — — 64,867 44,067
The above equity investments at 31 December 2018 and 30 April 2019 were classified as financial assets at
FVTPL as they were held for trading.
26. CASH AND CASH EQUIVALENTS, RESTRICTED CASH AND PLEDGED DEPOSITS
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Cash and bank balances 1,033,719 4,283,063 10,065,566 9,609,683
Less: Restricted cash 266,726 1,172,860 2,623,147 3,468,422
Pledged deposits 67,052 233,302 358,899 754,124
Cash and cash equivalents 699,941 2,876,901 7,083,520 5,387,137
Pursuant to relevant regulations in the PRC, certain property development companies of the Group are required
to place certain amounts of cash in designated bank accounts for specified use. As at 31 December 2016, 2017 and
2018 and 30 April 2019, such restricted cash amounted to RMB266,723,000, RMB1,172,856,000,
RMB2,623,126,000 and RMB3,468,412,000, respectively. As at 31 December 2016, 2017 and 2018 and 30 April
2019, the restricted cash included construction loan mortgage amounting to RMB3,000, RMB4,000, RMB14,000 and
RMB10,000, respectively. As at 31 December 2016, 2017 and 2018 and 30 April 2019, the restricted cash amounting
to nil, nil, RMB7,000 and nil was frozen by the People’s court due to lawsuits, respectively.
– I-90 –
APPENDIX I ACCOUNTANTS’ REPORT
Bank deposits of RMB5,266,000, RMB30,433,000, RMB31,615,000 and RMB34,952,000 were pledged as
security for bank and other borrowings as at 31 December 2016, 2017 and 2018 and 30 April 2019, respectively. Bank
deposits of RMB61,786,000, RMB202,869,000, RMB327,284,000 and RMB719,172,000, were pledged as security
for purchasers’ mortgage loans, construction of projects and notes payable as at 31 December 2016, 2017 and 2018
and 30 April 2019, respectively.
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Cash and cash equivalents
Denominated in RMB 699,941 2,858,735 7,042,201 5,342,432
Denominated in HK$ — 18,166 41,319 44,705
699,941 2,876,901 7,083,520 5,387,137
The RMB is not freely convertible into other currencies, however, under Mainland China’s Foreign Exchange
Control Regulations and Administration of Settlement, Sale and Payment of Foreign Exchange Regulations, the
Group is permitted to exchange RMB for other currencies through banks authorised to conduct foreign exchange
business.
Cash at banks earns interest at floating rates based on daily bank deposit rates. The bank balances are deposited
with creditworthy banks with no recent history of default. The carrying amounts of the cash and cash equivalents
approximated to their fair values.
The internal credit rating of restricted cash, pledged deposits and cash and cash equivalents were regarded as
the grade of performing. The Group has assessed that the credit risk of the restricted cash, pledged deposits and cash
and cash equivalents has not increased significantly since initial recognition and measured the impairment based on
12-month expected credit losses, and has assessed that the expected credit losses are immaterial.
27. TRADE AND BILLS PAYABLES
An ageing analysis of the trade and bills payables as at the end of each of the Relevant Periods, based on the
invoice date, is as follows:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Less than 1 year 1,571,692 2,458,229 3,095,914 3,774,758
Over 1 year 183 7,234 46,348 51,476
1,571,875 2,465,463 3,142,262 3,826,234
Trade and bills payables are unsecured and interest-free and are normally settled based on the progress of
construction.
The fair values of trade and bills payables as at the end of each of the Relevant Periods approximated to their
corresponding carrying amounts due to their relatively short maturity terms.
– I-91 –
APPENDIX I ACCOUNTANTS’ REPORT
28. OTHER PAYABLES AND ACCRUALS
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Outstanding consideration for assets
acquisition 1,633,602 1,390,124 3,051,198 2,554,930
Interest payable 21,903 50,895 328,965 235,700
Deposits related to sales of
properties 30,051 50,265 155,116 219,711
Other tax and surcharges 18,526 84,489 99,137 78,724
Maintenance fund 17,502 39,212 75,244 100,177
Payroll and welfare payable 13,086 36,083 48,468 56,030
Retention deposits related to
construction 1,973 54,701 39,632 39,679
Commission payable 6,639 25,141 23,815 21,620
Due to non-controlling shareholders
of subsidiaries 2,852 13,452 4,598 48,514
Others 7,283 49,295 72,405 66,048
1,753,417 1,793,657 3,898,578 3,421,133
Other payables and advances from non-controlling shareholders of subsidiaries are unsecured, non-interest-
bearing and repayable on demand. The fair values of other payables at the end of each of the Relevant Periods
approximated to their corresponding carrying amounts.
29. CONTRACT LIABILITIES
The Group recognised the following revenue-related contract liabilities:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Contract liabilities 7,118,885 20,063,821 40,196,400 43,726,570
The Group receives payments from customers based on billing schedules as established in the property sales
contracts. Payments are usually received in advance of the performance under the contracts which are mainly from
property development and sales.
The following table shows the revenue recognised during the Relevant Periods related to carried-forward
contract liabilities.
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Revenue recognised that was
included in the contract liability
balance at the beginning of the
year/period
Sale of properties 2,078,441 4,526,775 8,197,060 5,233,617
– I-92 –
APPENDIX I ACCOUNTANTS’ REPORT
The following table includes the transaction price allocated to the remaining performance obligations
(unsatisfied or partially unsatisfied) related to sales of properties as at the end of each of the Relevant Periods.
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Expected to be satisfied
within 1 year 4,575,856 7,171,449 21,136,377 23,743,586
over 1 year 3,562,413 19,157,386 26,581,826 27,603,107
8,138,269 26,328,835 47,718,203 51,346,693
30. INTEREST-BEARING BANK AND OTHER BORROWINGS
31 December 2016 31 December 2017 31 December 2018 30 April 2019
Effective Effective Effective Effective
interest interest interest interest
rate Maturity rate Maturity rate Maturity rate Maturity
(%) (RMB’000) (%) (RMB’000) (%) (RMB’000) (%) (RMB’000)
Current
Bank loans — secured 7.83 2017 20,000 — 8.00 2019 50,000 8.00 2019 50,000
Other loans — secured 10.20 2017 98,000 8.10-10.51 2018 596,400 8.00-16.00 2019 2,713,907 8.00-14.00 2019-20 2,726,548
Other loans — unsecured — — — 12.00 2019 311,242
Current portion of long term
bank loans — secured 5.70-6.98 2017 675,000 4.75-9.00 2018 2,424,627 6.30-10.00 2019 3,107,694 5.70-10.00 2019-20 3,089,476
Current portion of other
loans — secured 7.00-15.00 2017 2,203,600 8.50-11.50 2018 6,228,100 9.50-15.10 2019 3,353,363 9.50-15.10 2019-20 4,157,184
2,996,600 9,249,127 9,224,964 10,334,450
Non-current
Bank loans — secured 6.98 2019 750,000 6.30-9.00 2019-20 3,648,961 5.23-9.50 2020-21 5,914,494 4.67-10.00 2020-22 7,883,001
Other loans — secured 9.45-10.10 2018-19 2,690,900 8.62-13.62 2019-20 3,777,559 9.20-15.46 2020 6,371,246 9.20-15.46 2020-21 7,228,097
3,440,900 7,426,520 12,285,740 15,111,098
6,437,500 16,675,647 21,510,704 25,445,548
Bank and other borrowings
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Analysed into:
Bank loans repayable:
Within one year 695,000 2,424,627 3,157,694 3,139,476
In the second year — 930,000 4,516,794 4,683,101
In the third to fifth years, inclusive 750,000 2,718,961 1,397,700 3,199,900
1,445,000 6,073,588 9,072,188 11,022,477
– I-93 –
APPENDIX I ACCOUNTANTS’ REPORT
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Other borrowings repayable:
Within one year 2,301,600 6,824,500 6,067,270 7,194,974
In the second year 2,089,900 3,597,559 6,371,246 7,228,097
In the third to fifth years, inclusive 601,000 180,000 — —
4,992,500 10,602,059 12,438,516 14,423,071
6,437,500 16,675,647 21,510,704 25,445,548
The Group’s bank and other borrowings are mainly denominated in RMB, except for a bank loan from LUSO
International Banking Limited amounting to HK$1,697,050,000.
Certain of the Group’s bank and other borrowings are secured by the pledges of the following assets with
carrying values at the end of each of the Relevant Periods as follows:
31 December
30 April
Notes 2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Property, plant and equipment 13 62,027 71,332 68,172 67,001
Investment properties 14 — 411,450 416,067 416,067
Properties under development 20 4,193,046 13,918,738 17,316,129 21,222,163
Completed properties held for
sale 21 38,109 617,025 1,538,211 1,089,180
Pledged deposits 26 5,266 30,433 31,615 34,952
The management of the Company has assessed that the fair values of interest-bearing bank and other
borrowings approximate to their carrying amounts largely due to the fact that such borrowings were made between
the Group and independent third party financial institutions based on prevailing market interest rates.
Sinic Technology Group Co., Ltd. has pledged with RMB1,620,000,000, RMB1,620,000,000, and
RMB1,620,000,000 deposits for certain of the Group’s bank and other borrowings up to RMB1,493,688,000,
RMB1,529,407,000 and RMB1,455,797,000 as at 31 December 2017 and 2018 and 30 April 2019, respectively.
The Controlling Shareholder has guaranteed certain of the bank and other borrowings up to
RMB1,764,700,000 and RMB860,700,000 as at 31 December 2018 and 30 April 2019, respectively.
The Controlling Shareholder and Ms. Wu Chengping have guaranteed certain of the bank and other borrowings
up to RMB980,500,000, RMB246,400,000, RMB3,763,516,000 and RMB5,777,784,000 as at 31 December 2016,
2017 and 2018 and 30 April 2019, respectively.
The Controlling Shareholder, Ms. Wu Chengping and Mr. Shen Linghua have guaranteed certain of the bank
and other borrowings up to RMB161,000,000 as at 31 December 2016.
– I-94 –
APPENDIX I ACCOUNTANTS’ REPORT
The Controlling Shareholder, Ms. Wu Chengping, Mr. Shen Linghua and Ms. Ouyang Hongli have guaranteed
certain of the bank and other borrowings up to RMB5,001,000,000, RMB7,258,900,000, RMB2,690,880,000 and
RMB1,885,480,000 as at 31 December 2016, 2017 and 2018 and 30 April 2019, respectively.
The Controlling Shareholder, Ms. Wu Chengping, Mr. Shen Linghua, Ms. Ouyang Hongli, Mr. Li Haiwen and
Ms. Lin Jianhua have guaranteed certain of the bank and other borrowings up to RMB155,000,000 as at 31 December
2016.
The Controlling Shareholder, Mr. Shen Linghua, Mr. Zhang Chunhua, Mr. Hu Wenyong, Mr. Liu Chengwei,
南昌交新物流有限公司 (“Nanchang Jiaoxin Logistical Co., Ltd.”) and 南昌市嘉洋實業發展有限公司 (“Nanchang
Jiayang Industrial Development Co., Ltd.”) have guaranteed certain of the bank and other borrowings up to
RMB20,000,000 as at 31 December 2016.
The Controlling Shareholder, Ms. Wu Chengping and Sinic Technology Group Co., Ltd. have guaranteed
certain of the bank and other borrowings up to RMB5,196,659,000, RMB3,626,493,000 and RMB2,946,064,000 as
at 31 December 2017 and 2018 and 30 April 2019, respectively.
The Controlling Shareholder, Ms. Wu Chengping, Mr. Shen Linghua, Ms. Ouyang Hongli and Sinic
Technology Group Co., Ltd. have guaranteed certain of the bank and other borrowings up to RMB980,000,000,
RMB700,000,000 and RMB400,000,000 as at 31 December 2017 and 2018 and 30 April 2019, respectively.
Sinic Technology Group Co., Ltd. has guaranteed certain of the bank and other borrowings up to
RMB1,493,688,000, RMB1,779,407,000 and RMB1,455,797,000 as at 31 December 2017 and 2018 and 30 April
2019, respectively.
The Controlling Shareholder, Ms. Wu Chengping and 南昌市建鼎實業發展有限公司 (“Nanchang Jiandin
Industrial Development Co., Ltd.”) have guaranteed certain of the bank and other borrowings up to RMB300,000,000
as at 31 December 2017.
The Controlling Shareholder, Mr. Peng Xiaobao, Sinic Technology Group Co., Ltd., and 南昌市寶龍建築工程
有限公司 (“Nanchang Baolong Construction Co., Ltd.”) have guaranteed certain of the bank and other borrowings
up to RMB1,200,000,000 as at 31 December 2017.
The Controlling Shareholder, Ms. Wu Chengping and 武漢正和置業有限公司 (“Wuhan Zhenghe Properties
Co., Ltd.”) have guaranteed certain of the Group’s bank and other borrowings up to RMB27,800,000 and
RMB474,900,000 as at 31 December 2018 and 30 April 2019, respectively.
The Controlling Shareholder, Ms. Wu Chengping and Wuhan Furui Decheng Real Estate Development Co.,
Ltd. have guaranteed certain of the Group’s bank and other borrowings up to RMB1,736,000,000 and
RMB1,388,800,000 as at 31 December 2018 and 30 April 2019, respectively.
31. FINANCIAL LIABILITIES AT FVTPL
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Contingent consideration 935 861 619 519
On 22 March 2016, the Group acquires 100% interests of Jiangxi JunYu Industrial Co., Ltd. from the original
shareholders. According to the contractual terms, the Group agreed with the original shareholders that if the profit
margin of the project is higher than 10%, the Group should distribute 30% of the exceeding part, a contingent
consideration for the business combination, to the original shareholders. The contingent consideration to be
transferred to the original shareholders is recognised at fair value at the acquisition date and measured at fair value
with changes in fair value recognised in profit or loss.
– I-95 –
APPENDIX I ACCOUNTANTS’ REPORT
32. CORPORATE BONDS
1 January 2018 Issued in Interest 31 December 2018
Name of bonds Opening balance 2018 expense Payment Closing balance
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Sinic Bond I — 312,005 5,070 — 317,075
Sinic Bond II — 274,416 579 — 274,995
— 586,421 5,649 — 592,070
1 January 2019 Issued in Interest 30 April 2019
Name of bonds Opening balance 2019 expense Payment Closing balance
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Sinic Bond I 317,075 – 8,221 – 325,296
Sinic Bond II 274,995 – 6,944 – 281,939
Sinic Bond III – 415,674 921 – 416,595
592,070 415,674 16,086 – 1,023,830
As at the end of each of the year/period, the Group’s corporate bonds were repayable as follows:
31 December 30 April
2018 2019
(RMB’000) (RMB’000)
Repayable within one year — —
Repayable within two to five years 592,070 1,023,830
592,070 1,023,830
On 18 October 2018, Sinic Real Estate issued a three-year corporate bond with a principal amount of
RMB313,000,000 (“Sinic Bond I”), which was privately issued on the Shanghai Stock Exchange. Sinic Bond I is
denominated in RMB and bears interest at a rate of 7.9% per annum, payable annually in arrears 19 October on or
on the business day nearest hereto each year, beginning 19 October 2018. After deducting the issuance costs, the
Group received net proceeds of RMB312,004,660 from the issuance. The effective interest rate was 8.02% on an
annual basis for the year ended 31 December 2018.
According to the terms of Sinic Bond I, Sinic Real Estate may at its option adjust the interest rate at the end
of the second year, and the bondholders may at their option sell the bond back to Sinic Real Estate at the end of the
second year, in whole or in part at a price equal to 100% of the principal amount of the bond plus accrued and unpaid
interest to the option exercise date.
On 21 December 2018, Sinic Real Estate issued a three-year corporate bond with a principal amount of
RMB276,000,000 (“Sinic Bond II”), which was privately listed on the Shanghai Stock Exchange. Sinic Bond II is
denominated in RMB and bears interest at a rate of 7.5% per annum, payable annually in arrears 24 December or on
the business day nearest hereto each year, beginning 24 December 2018. After deducting the issuance costs, the
Group received net proceeds of RMB274,416,360 from the issuance. The effective interest rate was 7.70% on an
annual basis for the year ended 31 December 2018.
According to the terms of Sinic Bond II, Sinic Real Estate may at its option adjust the interest rate at the end
of the second year, and the bondholders may at their option sell the bond back to Sinic Real Estate at the end of the
second year, in whole or in part at a price equal to 100% of the principal amount of the bond plus accrued and unpaid
interest to the option exercise date.
– I-96 –
APPENDIX I ACCOUNTANTS’ REPORT
On 19 April 2019, Sinic Real Estate issued a three-year corporate bond with a principal amount of
RMB417,000,000 (“Sinic Bond III”), which was privately listed on the Shanghai Stock Exchange. Sinic Bond III is
denominated in RMB and bears interest at a rate of 7.5% per annum, payable annually in arrears 22 April or on the
business day nearest hereto each year, beginning 22 April 2020. After deducting the issuance costs, the Group
received net proceeds of RMB415,673,940 from the issuance. The effective interest rate was 7.60% on an annual
basis for the four months ended 30 April 2019.
According to the terms of Sinic Bond III, Sinic Real Estate may at its option adjust the interest rate at the end
of the second year, and the bondholders may at their option sell the bond back to Sinic Real Estate at the end of the
second year, in whole or in part at a price equal to 100% of the principal amount of the bond plus accrued and unpaid
interest to the option exercise date.
After initial recognition, the corporate bonds are subsequently measured at amortised cost, using the effective
interest rate method. Gains and losses are recognised in profit or loss when the liabilities are derecognised as well
as through the effective interest rate amortisation process.
Amortised cost is calculated by taking into account any discount or premium on acquisition and fees or costs
that are an integral part of the effective interest rate. The effective interest rate amortisation is included in finance
costs in profit or loss.
The fair values of corporate bonds were RMB590,492,000 and RMB1,011,137,000 as at 31 December 2018
and 30 April 2019, respectively (note 43).
33. SHARE CAPITAL
Shares
31 December 30 April
2018 2019
(HK$) (HK$)
Authorised:
38,000,000 ordinary shares of HK$0.01 each — —
At 31 December 2018 and 30 April 2019, respectively — —
A summary of movements in the Company’s share capital is as follows:
Number of
shares in issue Share capital
(RMB’000)
At 18 September 2018 (date of incorporation) — —
Issuance of new shares 100 —
At 31 December 2018 and 1 January 2019 100 —
Issuance of new shares — —
At 30 April 2019 100 —
– I-97 –
APPENDIX I ACCOUNTANTS’ REPORT
The Company was incorporated in the Cayman Islands on 18 September 2018 with authorised share capital of
HK$380,000 divided into 38,000,000 shares of HK$0.01 at par value each.
On 18 September 2018, 95 and 5 ordinary shares of HK$0.01 were allotted by the Company for cash to Xin
Hong Company Limited and Xin Heng Company Limited, respectively.
On 13 May 2019, Xin Hong Company Limited has transferred its 95 ordinary shares to Sinic Holdings Group
Company Limited.
On 17 May 2019, the Company further allotted and issued 845 and 45 shares of HK$0.01 to Sinic Holdings
Group Company and Xin Heng Company Limited, respectively. On the same day, Forever Elite Ventures Limited
transferred all the shares of Forest Resources Developments Limited to the Company in exchange for the allotment
and issue by the Company of 10 shares to Forever Elite Ventures Limited.
On 15 October 2019, the authorized share capital of the Company was increased from HK$380,000 divided
into 38,000,000 shares of a par value of HK$0.01 each to HK$200,000,000 divided into 20,000,000,000 shares of a
par value of HK$0.01 each.
34. RESERVES
The amounts of the Group’s reserves and the movements therein for the years ended 31 December 2016, 2017
and 2018 and the four months ended 30 April 2019 are presented in the combined statements of changes in equity.
(a) Share premium
The share premium represents the difference between the par value of the shares issued and the consideration
received.
(b) Merger reserve
The merger reserve of the Group represents the issued capital of the then holding company of the companies
now comprising the Group and the capital contributions from the equity holders of certain subsidiaries now
comprising the Group before the completion of the Reorganisation.
(c) Capital reserve
The capital reserve represents any difference between the amount by which the non-controlling interests are
adjusted and the fair value of the consideration paid for acquisition of non-controlling interests in subsidiaries.
Details of the movements in capital reserve are set out in the combined statement of changes in equity.
(d) Statutory surplus reserve
In accordance with the PRC Company Law and the articles of association of the subsidiaries established in the
PRC, the Group is required to appropriate 10% of its net profits after tax, as determined under PRC GAAP, to the
statutory surplus reserve until the reserve balance reaches 50% of its registered capital. Subject to certain restrictions
set out in the relevant PRC regulations and in the articles of association of the Group, the statutory surplus reserve
may be used either to offset losses, or to be converted to increase share capital provided that the balance after such
conversion is not less than 25% of the registered capital of the Group. The reserve cannot be used for purposes other
than those for which it is created and is not distributable as cash dividends.
(e) Exchange fluctuation reserve
The exchange fluctuation reserve comprises all foreign exchange differences arising from the translation of the
financial statements of the Group’s entities. The reserve is dealt with in accordance with the accounting policy set
out in note 2.5.
– I-98 –
APPENDIX I ACCOUNTANTS’ REPORT
35. NOTES TO THE COMBINED STATEMENTS OF CASH FLOWS
Changes in liabilities arising from financing activities
Interest- Total
bearing liabilities
bank and Due to from
other Corporate related Lease financing
borrowings bonds companies liabilities activities
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
At 1 January 2016 1,721,000 — 759,151 — 2,480,151
Cash flows from/(used in)
financing activities 4,716,500 — (567,274) — 4,149,226
Cash flows from non-financing
activities — — 1,784 — 1,784
At 31 December 2016 6,437,500 — 193,661 — 6,631,161
Cash flows from financing
activities 10,238,147 — 2,090,047 — 12,328,194
Cash flows from non-financing
activities — — 10,798 — 10,798
At 31 December 2017 16,675,647 — 2,294,506 — 18,970,153
Cash flows from/(used in)
financing activities 4,764,731 586,421 (924,747) — 4,426,405
Cash flows from non-financing
activities — — 30,428 — 30,428
Accrual of interest — 5,649 — — 5,649
Effect of foreign exchange rate
changes 70,326 — — — 70,326
At 31 December 2018 21,510,704 592,070 1,400,187 — 23,502,961
Impact of adopting IFRS 16
(note 2.3) — — — 41,585 41,585
Restated balance at 1 January
2019 21,510,704 592,070 1,400,187 41,585 23,544,546
Cash flows from/(used in)
financing activities 3,966,002 415,674 1,090,789 (8,416) 5,464,049
Cash flows from non-financing
activities — — 472,297 — 472,297
New operating lease — — — 9,374 9,374
Accrual of interest — 16,086 — 832 16,918
Effect of foreign exchange rate
changes (31,158) — — — (31,158)
At 30 April 2019 25,445,548 1,023,830 2,963,273 43,375 29,476,026
– I-99 –
APPENDIX I ACCOUNTANTS’ REPORT
36. BUSINESS COMBINATIONS
(a) Acquisition of Huizhou Shengyuan
On 8 February 2017, the Group acquired a 100% equity interest in Huizhou Shengyuan, an unlisted company
with registered capital of RMB5,000,000 from Huizhou Daya Bay Lijia Property Development Co., Ltd. and
Shenzhen Chufeng Industrial Co., Ltd. They are mainly engaged in real estate development and operation. The
acquisition was part of the Group’s strategy to expand its market share of property development and operation. The
acquisition was satisfied by cash of RMB379,630,000 at the acquisition date.
Since the acquisition, Huizhou Shengyuan contributed RMB40,867,000 to the Group’s revenue and a loss of
RMB12,856,000 to the combined statements of profit or loss and other comprehensive income for the year ended 31
December 2017. Had the combination taken place at 1 January 2017, the revenue and profit of the Group would have
been RMB5,241,086,000 and RMB278,021,000, respectively.
The fair values of the identifiable assets and liabilities of Huizhou Shengyuan as at the date of acquisition were
as follows:
Fair value
recognised on
acquisition
(RMB’000)
Properties under development 558,488
Cash and cash equivalents 44
Deferred tax liabilities (note 19) (109,596)
Other payables and accruals (66,500)
Total identifiable net assets at fair value 382,436
Gains on bargain purchase recognised in other income and gains in profit or loss (2,806)
Satisfied by cash 379,630
An analysis of the cash flows in respect of the acquisition of a subsidiary is as follows:
(RMB’000)
Cash considerations (379,630)
Cash and cash equivalents acquired 44
Net outflow of cash and cash equivalents included in cash flows from
investing activities (379,586)
(b) Acquisition of Wuxi Fuan
On 30 April 2017, the Group acquired a 100% equity interest in Wuxi Fuan, an unlisted company with
registered capital of RMB100,000,000 from Jiangsu Fuan Investment Group Co., Ltd. Wuxi Fuan is mainly engaged
in real estate development and operation. The acquisition was part of the Group’s strategy to expand its market share
of property development and operation. The acquisition was satisfied by cash of RMB95,000,000 at the acquisition
date.
Since the acquisition, Wuxi Fuan contributed nil to the Group’s revenue and a loss of RMB42,690,000 to the
combined statements of profit or loss and other comprehensive income for the year ended 31 December 2017. Had
the combination taken place at 1 January 2017, the revenue and profit of the Group would have been
RMB5,241,086,000 and RMB260,192,000, respectively.
– I-100 –
APPENDIX I ACCOUNTANTS’ REPORT
The fair values of the identifiable assets and liabilities of Wuxi Fuan as at the date of acquisition were as
follows:
Fair value
recognised on
acquisition
(RMB’000)
Completed properties held for sale 352,528
Properties under development 585,868
Tax receivable 1,442
Cash and cash equivalents 2,405
Prepayments and other receivables 154,806
Trade payables (212,975)
Tax payables (120)
Deferred tax liabilities (note 19) (67,911)
Contract liabilities (7,580)
Other payables and accruals (710,089)
Total identifiable net assets at fair value 98,374
Gains on bargain purchase recognised in other income and gains in profit or loss (3,374)
Satisfied by cash 95,000
An analysis of the cash flows in respect of the acquisition of a subsidiary is as follows:
(RMB’000)
Cash considerations (95,000)
Cash and cash equivalents acquired 2,405
Net outflow of cash and cash equivalents included in cash flows
from investing activities (92,595)
(c) Acquisition of Zhongshan Dutou
On 31 January 2019, the Group acquired a 100% equity interest in Zhongshan Dutou, an unlisted company with
registered capital of RMB160,213,800 from Zhongshan Guilin Properties Co., Ltd. Zhongshan Dutou is mainly
engaged in real estate development and operation. The acquisition was part of the Group’s strategy to expand its
market share of property development and operation. The acquisition was satisfied by cash of RMB524,450,000 at
the acquisition date.
Since the acquisition, Zhongshan Dutou contributed nil to the Group’s revenue and a loss of RMB5,579,000
to the combined statements of profit or loss and other comprehensive income for the four months ended 30 April
2019. Had the combination taken place at 1 January 2019, the revenue and profit of the Group would have been
RMB5,709,425,000 and RMB280,523,000, respectively.
– I-101 –
APPENDIX I ACCOUNTANTS’ REPORT
The fair values of the identifiable assets and liabilities of Zhongshan Dutou as at the date of acquisition were
as follows:
Fair value
recognised on
acquisition
(RMB’000)
Properties under development 718,056
Property, plant and equipment 880
Cash and cash equivalents 6,182
Prepayments and other receivables 180,204
Tax recoverable 8,643
Other payables and accruals (263,133)
Deferred tax liabilities (note 19) (123,652)
Total identifiable net assets at fair value 527,180
Gains on bargain purchase recognised in other income and gains in profit or loss (2,730)
Satisfied by cash 524,450
An analysis of the cash flows in respect of the acquisition of a subsidiary is as follows:
(RMB’000)
Cash considerations (524,450)
Cash and cash equivalents acquired 6,182
Net outflow of cash and cash equivalents included in cash flows from investing
activities (518,268)
37. DISPOSAL OF SUBSIDIARIES
(a) 惠州新力力鴻房地產開發有限公司 (“Huizhou Sinic Lihong Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 20 November 2018, the Group disposed of its 70% equity
interest in Huizhou Sinic Lihong Real Estate Development Co., Ltd. to 上海鴻綦新材料有限公司 (“Shanghai Hongqi
New Material Co., Ltd.”) for a consideration of RMB1. The consideration was determined by reference to the
corresponding value of the equity interest disposed of as at 21 November 2018.
(b) 江西夢龍房地產開發有限公司 (“Jiangxi Menglong Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 16 November 2018, the Group disposed of its 100% equity
interest in Jiangxi Menglong Real Estate Development Co., Ltd. to 新力力創實業有限公司 (“Sinic Lichuang
Industrial Co., Ltd.”) for a consideration of nil. The consideration was determined by reference to the corresponding
value of the equity interest disposed of as at 20 November 2018.
(c) 江西綠洋建築工程有限公司 (“Jiangxi Lvyang Construction Co., Ltd.”)
Pursuant to the share transfer agreement dated 25 April 2018, the Group disposed of its 100% equity interest
in Jiangxi Lvyang Construction Co., Ltd. to 南昌市頂豐投資諮詢有限公司 (“Nanchang Dinfeng Investment
Consulting Ltd.”) for a consideration of nil. The consideration was determined by reference to the corresponding
value of the equity interest disposed of as at 27 April 2018.
(d) 惠州新力泓悅房地產開發有限公司 (“Huizhou Sinic Hongyue Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 2 November 2018, the Group disposed of its 100% equity
interest in Huizhou Sinic Hongyue Real Estate Development Co., Ltd. to 上海鴻綦新材料有限公司 (“Shanghai
Hongqi New Material Co., Ltd.”) for a consideration of RMB1. The consideration was determined by reference to
the corresponding value of the equity interest disposed of as at 2 November 2018.
– I-102 –
APPENDIX I ACCOUNTANTS’ REPORT
(e) 惠州新力泓軒房地產開發有限公司 (“Huizhou Sinic Hongxuan Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 2 November 2018, the Group disposed of its 100% equity
interest in Huizhou Sinic Hongxuan Real Estate Development Co., Ltd. to 上海鴻綦新材料有限公司 (“Shanghai
Hongqi New Material Co., Ltd.”) for a consideration of RMB1. The consideration was determined by reference to
the corresponding value of the equity interest disposed of as at 2 November 2018.
(f) 惠州新力泓豐房地產開發有限公司 (“Huizhou Sinic Hongfeng Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 2 November 2018, the Group disposed of its 100% equity
interest in Huizhou Sinic Hongfeng Real Estate Development Co., Ltd. to 上海鴻綦新材料有限公司 (“Shanghai
Hongqi New Material Co., Ltd.”) for a consideration of RMB1. The consideration was determined by reference to
the corresponding value of the equity interest disposed of as at 2 November 2018.
(g) 惠州力新在悅房地產開發有限公司 (“Huizhou Lixin Zaiyue Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 7 November 2018, the Group disposed of its 100% equity
interest in Huizhou Lixin Zaiyue Real Estate Development Co., Ltd. to 上海鴻綦新材料有限公司 (“Shanghai Hongqi
New Material Co., Ltd.”) for a consideration of RMB2. The consideration was determined by reference to the
corresponding value of the equity interest disposed of as at 12 November 2018.
(h) 惠州新悅力和房地產開發有限公司 (“Huizhou Xinyue Lihe Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 7 November 2018, the Group disposed of its 100% equity
interest in Huizhou Xinyue Lihe Real Estate Development Co., Ltd. to 上海鴻綦新材料有限公司 (“Shanghai Hongqi
New Material Co., Ltd.”) for a consideration of RMB2. The consideration was determined by reference to the
corresponding value of the equity interest disposed of as at 12 November 2018.
(i) 惠州新力品質房地產開發有限公司 (“Huizhou Sinic Pinzhi Real Estate Development Co., Ltd.”)
Pursuant to the share transfer agreement dated 7 November 2018, the Group disposed of its 75% equity interest
in Huizhou Sinic Pinzhi Real Estate Development Co., Ltd. to 上海鴻綦新材料有限公司 (“Shanghai Hongqi New
Material Co., Ltd.”) for a consideration of RMB1. The consideration was determined by reference to the
corresponding value of the equity interest disposed of as at 13 November 2018.
All the above-mentioned subsidiaries are dormant since the date of establishment, and have not commenced
any operations before they were disposed of.
The carrying values of the assets and liabilities on the dates of disposal were as follows:
Year ended
31 December
2018
(RMB’000)
Net assets disposed of:
Cash and cash equivalents –
Prepayments and other receivables 35,303
Other payables and accruals (36,490)
(1,187)
Gain on disposal of subsidiaries 1,187
Satisfied by cash –
– I-103 –
APPENDIX I ACCOUNTANTS’ REPORT
An analysis of the net outflow of cash and cash equivalents in respect of the disposal of the subsidiaries is as
follows:
Year ended
31 December
2018
(RMB’000)
Cash consideration –
Cash and cash equivalents disposed of –
Net outflow of cash and cash equivalents in respect of the disposal of subsidiaries –
The directors of the Company consider that all subsidiaries disposed of were not significant to the Group and
thus the individual financial information of subsidiaries on the disposal date was not disclosed.
38. CONTINGENT LIABILITIES
At the end of each of the Relevant Periods, contingent liabilities not provided for in the combined financial
statements were as follows:
31 December 30 April
Notes 2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Guarantees given to banks in
connection with facilities
granted to purchasers of the
Group’s properties (1) 3,560,606 9,059,100 27,465,861 28,527,100
Guarantees given to banks in
connection with facilities
granted to related parties
and third parties (2) 280,000 2,607,400 4,854,792 4,893,942
(1) The Group provided guarantees in respect of mortgage facilities granted by certain banks to the
purchasers of the Group’s completed properties held for sale. Pursuant to the terms of the guarantee
arrangements, in case of default on mortgage payments by the purchasers, the Group is responsible to
repay the outstanding mortgage principals together with any accrued interest and penalties owed by the
defaulted purchasers to those banks.
Under the above arrangement, the related properties were pledged to the banks as collateral for the
mortgage loans, upon default on mortgage repayments by these purchasers, the banks are entitled to take
over the legal titles and will realise the pledged properties through open auction.
The Group’s guarantee period starts from the dates of grant of the relevant mortgage loans and ends
upon the issuance and registration of property ownership certificates to the purchasers, which will
generally be available within half a year to two years after the purchasers take possession of the relevant
properties.
– I-104 –
APPENDIX I ACCOUNTANTS’ REPORT
The Group did not incur any material losses during the Relevant Periods in respect of the guarantees
provided for mortgage facilities granted to purchasers of the Group’s completed properties held for sale.
The directors of the Company considered that in case of default on payments, the net realisable value
of the related properties would be sufficient to repay the outstanding mortgage loans together with any
accrued interest and penalty, and therefore no provision has been made in connection with the
guarantees.
(2) The Group provided guarantees to banks and other institutions in connection with financial facilities
granted to the related companies and third parties. The directors of the Company consider that no
provision is needed in respect of the guarantees, since the fair value is immaterial.
(3) In June 2018, one subsidiary of the Group, Sinic Real Estate, entered into an agreement with Zhejiang
Bokang Property Co., Ltd. and Anji Xingshang Holding Investment Enterprise Co., Ltd. (together,
“Bokang Anji”) to acquire certain equity interest in a project company in Anji County, Zhejiang
Province (“Anji Project Company”), for an aggregate amount of RMB475,000,000. In October 2018,
Sinic Real Estate issued a letter to Bokang Anji to dissolve the agreement on the ground that Bokang
Anji had failed to fulfil the terms of the contract to allow Sinic Real Estate to develop the relevant land
parcels held by Anji Project Company. In November 2018, Bokang Anji filed a lawsuit with Anji County
People’s Court against Sinic Real Estate for an aggregate amount of approximately RMB24,700,000,
alleging that Sinic Real Estate caused damages to Bokang Anji by terminating the agreement. In
December 2018, Sinic Real Estate filed a countersuit against Bokang Anji for an aggregate amount of
approximately RMB47,500,000. On July 25,2019, the Anji County People’s Court issued its decision in
which it held that the agreement between Sinic Real Estate and Bokang Anji was terminated on
December 26, 2018 and that Bokang Anji owed damages and legal fees totaling approximately
RMB3,200,000 to Sinic Real Estate for breaching the relevant terms of the agreement. Bokang Anji has
appealed the decision to the Intermediate People’s Court of Huzhou City, arguing that Sinic Real Estate
owed Bokang Anji damages. Sinic Real Estate claimed on the appeal that the damages owed by Bokang
Anji to Sinic Real Estate should be the amount claimed by Sinic Real Estate in the initial lawsuit filed
in December 2018. As of the date of this prospectus, the appeals are pending before the local court. The
Group’s external PRC counsel for the lawsuit advised that it was of the view that Bokang Anji had a
relatively low likelihood of success in claiming damages from Sinic Real Estate on the appeal because,
as Anji County People’s Court has held, Bokang Anji failed to fulfill its obligations under the agreement
which were precondition to our making payments to them as set forth in the agreement and because
Bokang Anji did not raise any new evidence on the appeal. Accordingly, the group has not made any
provision for this lawsuit because the Directors consider the likelihood of being found having to pay
damages by the local court remote based on the advice from their external PRC counsel for the lawsuit.
As such, the Directors believe that the lawsuit would not have a material adverse effect on the Group’s
financial condition or results of operations.
Since April 2019, one subsidiary of the Group, Huizhou Shengyuan has received total of 84 lawsuits
filed by some of the purchasers of Xiangshan Ju, one of the Group’s property projects, with the People’s
Court of Huizhou Daya Bay Economic and Technology Development District (“Daya Bay Court”),
alleging their decisions to purchase the property units at Xiangshan Ju were based on the misleading
claims and/or certain sales and marketing materials of Xiangshan Ju shared the same facilities and
ancillary resources with Huizhou Dong Yuan, another one of the Group’s property projects which is
adjacent to Xiangshan Ju (“the Alleged Claims”). As of the date of this prospectus, of these 84 lawsuits,
two were settled, 82 lawsuits are pending before the Daya Bay Court. Of the two lawsuits that were
settled, one was first decided by the Daya Bay Court on July 5, 2019 before the settlement agreement
between the plaintiffs and the Group. In the July 5, 2019 decision, the Daya Bay Court held that (i) there
was no ground to support the plaintiffs’ request to terminate the relevant sales agreement between the
plaintiffs and the Group because (x) the plaintiffs entered into the agreement as natural persons with full
capacity, and therefore the agreement is legal, valid and binding on such plaintiffs, and (y) the
conditions for termination under the PRC Contract Law were not met, which require, among others,
mutual consent by the contracting parties to terminate or failure of or breach by a contracting party that
prevents the purpose of the agreement from being achieved, and the Daya Bay Court found that the
purpose of the agreement has been achieved when the relevant property unit was delivered to the
plaintiffs in the conditions set forth in the agreement; (ii) notwithstanding the above, the Alleged Claims
had a material impact on the plaintiffs’ decision to enter into the relevant sales agreement and the pricing
of the relevant property unit, and therefore were considered a part of the terms of the relevant sales
agreement; (iii) the Company failed to fulfill the Alleged Claims, which constitutes a breach under the
relevant sales agreement. The Daya Bay Court awarded the plaintiffs damages of approximately
RMB18,930.4 representing 1.5% of the sales price of the relevant property unit sold to the plaintiffs,
– I-105 –
APPENDIX I ACCOUNTANTS’ REPORT
instead of the RMB1,100,000 as claimed by the plaintiffs, which was based on the entire sales price of
the relevant property unit. As of the date of this prospectus, both the Group and the plaintiffs appealed
the decision and the case was pending before the Intermediate People’s Court of Huizhou City.
Accordingly, there were 82 lawsuits pending before the Daya Bay Court and the Intermediate People’s
Court of Huizhou City as of the date of this prospectus, with an aggregate amount of the claims of
approximately RMB128,500,000, which consisted of approximately RMB87,700,000 for termination of
the relevant sales agreements, which represents the aggregate amount of sales prices of the property
units plus interests arising from the mortgage loans (if any) by the plaintiffs, and approximately
RMB40,800,000 for damages and other miscellaneous fees and expenses. The Group’s external PRC
counsel is of the view that the likelihood of the courts ruling entirely in favour of the plaintiffs is very
low, because: i) there is a lack of factual and legal basis to terminate the relevant the sales agreements
between the plaintiffs and the Group, as the Alleged Claims do not constitute valid ground for
termination; ii) there is insufficient evidence to prove that the Group marketed and sold Xiangshan Ju
as sharing facilities and ancillary resources with Huizhou Dong Yuan, because the relevant sales
agreements clearly set out the sales conditions of the relevant property units which do not support the
Alleged Claims.
On May 23, 2019, the Market Supervision Administrative Bureau of Huizhou Dayawan Economic and
Technology Development District (the “Daya Bay Administrative Bureau”) imposed an administrative
fine of RMB145,000 on the Group by finding that the Group failed to comply with certain provisions
of the PRC Advertising Law for making the Alleged Claims to potential customers of Xiangshan Ju. The
Group has paid the administrative fine in full as required and filed an application to review of the
administrative decision with the Huizhou Market Supervision Administrative Bureau (the “Huizhou
Administrative Bureau”) on June 17, 2019. The Huizhou Administrative Bureau decided on August 1,
2019 to uphold the administrative decision of the Daya Bay Administrative Bureau, primarily based on
the determination that the Group’s efforts to distinguish Xiangshan Ju from Huizhou Dong Yuan during
the pre-sales activities were insufficient. The Group lodged an administrative lawsuit against the Daya
Bay Administrative Bureau and the Huizhou Administrative Bureau with the People’s Court of Boluo
County (“the Boluo County Court”) on August 21, 2019. As of the date of this prospectus, this
administrative lawsuit is pending before the Boluo County Court.
Based on the Group’s records, should all purchasers of property units of Xiangshan Ju file lawsuits
based on the same claims against the Group the total amount from the termination of all sales
agreements for Xiangshan Ju (including the above-mentioned 82 lawsuits and excluding the two that
have been settled) would be approximately RMB868,600,000 and the total amount of the estimated
damages (including the abovementioned 82 lawsuits and excluding the two that has been settled), if the
courts conclude with the same ruling as that by Daya Bay Court (i.e. award plaintiffs with damages
amounting to 1.5% of the properties’ sales price), is approximately RMB13,000,000. In addition, the
Controlling Shareholders have undertaken to indemnify the Company against all losses, liabilities or
damages suffered by any member of the Group in respect of and to the extent arising from or relating
to the above-mentioned Xiangshan Ju selling and marketing dispute. In consideration of (i) the facts that
the Group have made efforts and taken various measures to separate and distinguish Xiangshan Ju from
Huizhou Dong Yuan during the pre-sale activities, (ii) the relatively low amount of damages awarded
to the plaintiffs by the Daya Bay Court in the lawsuit as mentioned above, which was on appeal, (iii)
the fact that the administrative lawsuit regarding the administrative decisions of the Daya Bay
Administration Bureau and the Huizhou Administration Bureau is pending before the Boluo County
Court as of the date of this prospectus, (iv) the advice from the Group’s external PRC legal counsel for
these lawsuits that the likelihood of the courts to rule in favor of the plaintiffs’ claims in full is very low,
and (v) the indemnity undertaking from the Controlling Shareholders, the Group has not made any
provision. The Group believes that these lawsuits would not have a material adverse effect on the
Group’s business, financial condition or result of operations.
Except as disclosed above, during the Relevant Periods and up to the end of the Relevant Periods,
neither the Group nor the Company were involved in any litigation, arbitration or administrative
proceedings, claims or disputes which had a material adverse effect on the Group’s financial condition
or results of operation.
– I-106 –
APPENDIX I ACCOUNTANTS’ REPORT
39. OPERATING LEASE ARRANGEMENTS
As lessor
The Group leases out its investment properties (note 14) under operating lease arrangements with leases
negotiated from terms ranging from six to twenty years. The terms of leases generally require the tenants to pay
security deposits and provide for periodic rent adjustments according to the then prevailing market conditions.
At the end of each of the Relevant Periods, the Group had total future minimum lease receivables under
non-cancellable operating leases with its tenants falling due as follows:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Within one year — 2,756 7,209 7,997
In the second to fifth years,
inclusive — 21,408 27,035 31,989
Over five years — 70,076 94,476 100,253
— 94,240 128,720 140,239
As lessee
The Group leases certain of its office properties under operating lease arrangements, negotiated for terms of
one to six years with an option for renewal after the end of the lease terms, at which time all terms will be
renegotiated.
At the end of 31 December 2016, 2017 and 2018, the Group had total future minimum lease payments under
non-cancellable operating leases falling due as follows:
31 December
2016 2017 2018
(RMB’000) (RMB’000) (RMB’000)
Within one year 2,669 19,204 28,364
In the second to fifth years, inclusive 2,801 32,356 39,600
5,470 51,560 67,964
Since the adoption of the IFRS 16, operating leases have been recognised in the combined statements of
financial position. For more details, please refer to note 2.3.
– I-107 –
APPENDIX I ACCOUNTANTS’ REPORT
40. COMMITMENTS
In addition to the operating lease commitments detailed in note 39 above, the Group had the following capital
commitments at the end of each of the Relevant Periods:
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Contracted, but not provided for:
Property development activities 8,090,821 9,035,011 14,421,385 15,783,185
Acquisition of land use rights — 262,809 — 151,044
Acquisition of equity interests 2,316,475 1,770,108 2,324,914 4,014,717
Capital contribution for investments
in joint ventures and associates — 24,000 79,692 251,799
10,407,296 11,091,928 16,825,991 20,200,745
41. RELATED PARTY TRANSACTIONS
(1) Name and relationship
Name of related party Relationship with the Group
Mr. Zhang Yuanlin Controlling Shareholder
Mr. Zhang Guoyin A family member of the Controlling Shareholder
Mr. Zhang Zhitao A family member of the Controlling Shareholder
Ms. Wu Chengping A family member of the Controlling Shareholder
新力科技集團有限公司 Company controlled by the Controlling Shareholder
(“Sinic Technology Group Co., Ltd.”)
惠州市景恒實業發展有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Jingheng Industrial Development
Co., Ltd.”)
江西新力商業管理有限公司 Company controlled by the Controlling Shareholder
(“Jiangxi Sinic Business Management Co., Ltd.”)
新力物業集團有限公司 Company controlled by the Controlling Shareholder
(“Sinic Services Group Co., Ltd.”)
惠州新力置地物業服務有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Sinic Property Management
Co., Ltd.”)
江西有家實業有限公司 Company controlled by the Controlling Shareholder
(“Jiangxi Youjia Industrial Co., Ltd.”)
新力力創實業有限公司 Company controlled by the Controlling Shareholder
(“Sinic Lichuang Industrial Co., Ltd.”)
– I-108 –
APPENDIX I ACCOUNTANTS’ REPORT
Name of related party Relationship with the Group
江西夢龍房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Jiangxi Menglong Real Estate Development
Co., Ltd.”)
惠州新力泓悅房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Sinic Hongyue Real Estate
Development Co., Ltd.”)
惠州新力力鴻房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Sinic Lihong Real Estate Development
Co., Ltd.”)
惠州新力泓豐房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Sinic Hongfeng Real Estate
Development Co., Ltd.”)
惠州力新在悅房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Lixin Zaiyue Real Estate Development
Co., Ltd.”)
惠州新力品質房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Sinic Pinzhi Real Estate Development
Co., Ltd.”)
惠州新悅力和房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Xinyue Lihe Real Estate Development
Co., Ltd.”)
惠州新力泓軒房地產開發有限公司 Company controlled by the Controlling Shareholder
(“Huizhou Sinic Hongxuan Real Estate
Development Co., Ltd.”)
江西悅璟實業有限公司 Company controlled by the Controlling Shareholder
(“Jiangxi Yuejing Industrial Co., Ltd.”)
深圳瀚域投資發展有限公司 Joint venture
(“Shenzhen Hanyu Investment Development
Co., Ltd.”)
江西百興房地產投資有限公司 Joint venture
(“Jiangxi Baixing Real Estate Investment
Co., Ltd.”)
鄂州市嘉裕房地產發展有限公司 Joint venture
(“Ezhou Jiayu Real Estate Development
Co., Ltd.”)
德安眾邦置業有限公司 Joint venture
(“De’an Zhongbang Properties Co., Ltd.”)
江西金越房地產開發有限公司 Joint venture
(“Jiangxi Jinyue Real Estate Development
Co., Ltd.”)
南昌江越房地產開發有限公司 Joint venture
(“Nanchang Jiangyue Real Estate Development
Co., Ltd.”)
– I-109 –
APPENDIX I ACCOUNTANTS’ REPORT
Name of related party Relationship with the Group
廣州新力坤山投資發展有限公司 Joint venture
(“Guangzhou Sinic Kunshan Investment
Development Co., Ltd.”)
無錫新坤朗叙置業有限公司 Joint venture
(“Wuxi Xinkun Langxu Properties Co., Ltd.”)
江西新越弘嵐房地產開發有限公司 Joint venture
(“Jiangxi Xinyue Honglan Real Estate
Development Co., Ltd.”)
江西澈越房地產開發有限公司 Joint venture
(“Jiangxi Cheyue Real Estate Development
Co., Ltd.”)
南昌市地美房地產開發有限公司 Joint venture
(“Nanchang Dimei Real Estate Development
Co., Ltd.”)
江西東屹置業有限公司 Joint venture
(“Jiangxi Dongyi Properties Co., Ltd.”)
南昌和展置業有限公司 Joint venture
(“Nanchang Hezhan Properties Co., Ltd.”)
南京金銘新房地產開發有限公司 Joint venture
(“Nanjing Jinming Real Estate Development
Co., Ltd.”)
蘇州恒信置業有限公司 Joint venture
(“Suzhou Hengxin Properties Co., Ltd.”)
淄博錦城房地產開發有限公司 Joint venture
(“Zibo Jincheng Real Estate Development
Co., Ltd.”)
武漢福瑞德成房地產開發有限公司 Joint venture
(“Wuhan Furui Decheng Real Estate
Development Co., Ltd.”)
南昌正潤置業有限公司 Associate
(“Nanchang Zhengrun Properties Co., Ltd.”)
南昌力洲置業有限公司 Associate
(“Nanchang Lizhou Properties Co., Ltd.”)
南昌市威汀置業有限公司 Associate
(“Nanchang Weiting Properties Co., Ltd.”)
武漢長信力合置業有限公司 Associate
(“Wuhan Changxin Lihe Properties Co., Ltd.”)
– I-110 –
APPENDIX I ACCOUNTANTS’ REPORT
Name of related party Relationship with the Group
上饒市美越房地產開發有限公司 Associate
(“Shangrao Meiyue Real Estate Development
Co., Ltd.”)
南昌駿越房地產開發有限公司 Associate
(“Nanchang Junyue Real Estate Development
Co., Ltd.”)
南昌盛都置業有限公司 Associate
(“Nanchang Shengdu Properties Co., Ltd.”)
中山市昇盈房地產開發有限公司 Associate
(“Zhongshan Shengying Real Estate Development
Co., Ltd.”)
清遠天河房地產有限公司 Associate
(“Qingyuan Tianhe Real Estate Co., Ltd.”)
南昌建美房地產有限公司 Associate
(“Nanchang Jianmei Real Estate Co., Ltd.”)
江西新力慈善基金會 Controlling Shareholder is the chairman of the
(“Jiangxi Xinline Charity Foundation”) charity
江西省昌景實業發展有限公司 Controlling Shareholder has significant influence
(“Jiangxi Changjing Industrial Development over the company
Co., Ltd.”)
江西省第五建設集團有限公司 Company controlled by a family member of the
(“Jiangxi Fifth Construction Group Co., Ltd.”) Controlling Shareholder
廣西路港建設集團有限公司 Company controlled by a family member of the
(“Guangxi Lugang Construction Group Controlling Shareholder
Co., Ltd.”)
江西省豐城市希爾頓置地有限公司 Company controlled by a family member of the
(“Jiangxi Fengcheng Xi’erdun Property Controlling Shareholder
Co., Ltd.”)
南昌市頂豐投資咨詢有限公司 Company controlled by a family member of the
(“Nanchang Dinfeng Investment Consulting Controlling Shareholder
Co., Ltd.”)
江西裕仁投資有限公司 Company controlled by a family member of the
(“Jiangxi Yuren Investment Co., Ltd.”) Controlling Shareholder
– I-111 –
APPENDIX I ACCOUNTANTS’ REPORT
(2) Significant related party transactions
The following transactions were carried out with related parties during the Relevant Periods and the four
months ended 30 April 2018:
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Advance from related companies:
Joint ventures – 683,333 3,035,701 1,687,149 1,352,133
Associates 164,027 1,564,341 402,848 6,331 215,406
Companies controlled by the
Controlling Shareholder 739,652 8,482,247 11,251,364 2,353,406 1,842,156
Companies owned by a family
member of the Controlling
Shareholder 1,076,900 1,051,468 955,887 267,001 556,776
Companies over which the
Controlling Shareholder has
significant influence 111,202 514 144,385 50,535 40,867
Repayment of advance from
related companies:
Joint ventures – – 2,938,152 229,081 670,396
Associates 45,060 72,135 1,682,342 1,382,141 124,372
Companies controlled by the
Controlling Shareholder 1,501,500 8,493,045 11,251,364 2,353,406 1,842,156
Companies owned by a family
member of the Controlling
Shareholder 1,001,753 1,051,468 698,689 161,002 238,758
Companies over which the
Controlling Shareholder has
significant influence 110,742 75,208 144,385 50,535 40,867
Advance to related companies:
Joint ventures 339,138 18,874 1,513,638 41,297 1,570,158
Associates 296,098 192,405 533,682 176,647 83,862
Companies controlled by the
Controlling Shareholder 3,364,696 14,151,572 8,084,491 2,072,901 2,660,600
Companies owned by a family
member of the Controlling
Shareholder 729,482 1,263,922 364,303 209,896 941,198
Companies over which the
Controlling Shareholder has
significant influence – 110,981 195,339 76,500 35,423
Repayment of advance to related
companies:
Joint ventures 138,000 201,251 558,242 49,383 170,960
Associates 181,803 51,530 354,514 104,477 195,760
Companies controlled by the
Controlling Shareholder 1,272,796 13,276,983 8,482,963 2,133,427 2,397,033
Companies owned by a family
member of the Controlling
Shareholder 73,500 1,779,973 566,464 59,814 278,829
Companies over which the
Controlling Shareholder has
significant influence – 80,928 123,932 53,307 16,376
– I-112 –
APPENDIX I ACCOUNTANTS’ REPORT
The following transactions were carried out with related parties during the Relevant Periods and the four
months ended 30 April 2018 (continued):
Four months ended
Year ended 31 December 30 April
2016 2017 2018 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Construction services provided by
a company controlled by a
family member of the
Controlling Shareholder (note) 385,810 598,060 1,063,711 329,945 296,326
Miscellaneous purchases from a
company controlled by the
Controlling Shareholder (note) 2,033 9,852 10,402 1,245 1,318
Property management services
provided by companies
controlled by the Controlling
Shareholder (note) 17,943 31,794 123,798 20,564 50,308
Management consulting services
provided by companies
controlled by the Controlling
Shareholder (note) — 84,246 151,960 50,653 53,123
Sales to a family member of the
Controlling Shareholder (note) — 21,024 32,052 — 19,372
Donation to a charity of which
the Controlling Shareholder is
the chairman — — 3,024 3,024 —
Note: These transactions were carried out in accordance with the terms and conditions mutually agreed by the
parties involved.
(3) Other transactions with related parties
i. The Controlling Shareholder and Sinic Technology Group Co., Ltd. have jointly guaranteed certain of
the Group’s bank and other borrowings up to RMB1,200,000,000 as at 31 December 2017.
ii. The Controlling Shareholder has guaranteed certain of the bank and other borrowings up to
RMB20,000,000, RMB1,764,700,000 and RMB860,700,000 as at 31 December 2016 and 2018 and 30
April 2019, respectively.
iii. The Controlling Shareholder and Ms. Wu Chengping have guaranteed certain of the bank and other
borrowings up to RMB6,297,500,000, RMB7,805,300,000, RMB6,482,196,000 and RMB8,318,164,000
as at 31 December 2016, 2017 and 2018 and 30 April 2019, respectively.
iv. The Controlling Shareholder, Ms. Wu Chengping and Sinic Technology Group Co., Ltd., have
guaranteed certain of the bank and other borrowings up to RMB6,176,659,000 and RMB4,326,493,000,
and RMB3,346,064,000 as at 31 December 2017 and 2018 and 30 April 2019, respectively.
v. Sinic Technology Group Co., Ltd. has guaranteed certain of the bank and other borrowings up to
RMB1,493,688,000, RMB1,779,407,000 and RMB1,455,797,000 as at 31 December 2017 and 2018 and
30 April 2019, respectively.
– I-113 –
APPENDIX I ACCOUNTANTS’ REPORT
vi. Sinic Technology Group Co., Ltd. has pledged with deposits of RMB1,620,000,000, RMB1,620,000,000
and RMB1,620,000,000 for certain of the Group’s bank and other borrowings up to RMB1,493,688,000,
RMB1,529,407,000 and RMB1,455,797,000 as at 31 December 2017 and 2018 and 30 April 2019,
respectively.
vii. The Controlling Shareholder, Ms. Wu Chengping and Wuhan Furui Decheng Real Estate Development
Co., Ltd. have guaranteed certain of the bank and other borrowings of up to RMB1,736,000,000 and
RMB1,388,800,000 as at 31 December 2018 and 30 April 2019, respectively.
viii. The Group, its Controlling Shareholder, Ms. Wu Chengping, Mr. Shen Linghua, and Ms. Ouyang Hongli
have jointly guaranteed certain bank and other borrowings made to Jiangxi Baixing Real Estate
Investment Co., Ltd. up to the extent of RMB300,000,000, RMB170,000,000, RMB120,000,000 as at
31 December 2017 and 2018 and 30 April 2019, respectively.
ix. The Group, its Controlling Shareholder and Ms. Wu Chengping have jointly guaranteed certain bank and
other borrowings of Sinic Services Group Co., Ltd. to the extent of RMB140,000,000 and
RMB140,000,000 as at 31 December 2018 and 30 April 2019, respectively. The abovementioned bank
and other borrowings were also secured by the pledges of the Group’s assets with aggregate carrying
amounts of RMB87,948,000 and RMB87,948,000 as at 31 December 2018 and 30 April 2019,
respectively. Further details are included in note 20 to the Historical Financial Information.
x. The Group, its Controlling Shareholder and Ms. Wu Chengping have jointly guaranteed certain bank and
other borrowings of Sinic Technology Group Co., Ltd. to the extent of RMB1,650,000,000,
RMB1,164,500,000 and RMB1,058,900,000 as at 31 December 2017 and 2018 and 30 April 2019,
respectively. Certain amounts of the abovementioned bank and other borrowings up to
RMB1,650,000,000, RMB7,650,000,000 and RMB7,650,000,000 were also secured by the pledges of
the Group’s assets with aggregate carrying amounts of RMB1,937,328,000, RMB1,937,328,000 and
RMB1,937,328,000 as at 31 December 2017 and 2018 and 30 April 2019, respectively. Further details
are included in note 20 to the Historical Financial Information.
xi. The Group, its Controlling Shareholder and Ms. Wu Chengping have guaranteed certain bank and other
borrowings of Huizhou Jingheng Industrial Development Co., Ltd. to the extent of RMB113,000,000 as
at 31 December 2017.
xii. The Group, its Controlling Shareholder and Ms. Wu Chengping have jointly guaranteed certain bank and
other borrowings of Guangxi Lugang Construction Group Co., Ltd. to the extent of RMB700,000,000
and RMB700,000,000 as at 31 December 2018 and 30 April 2019, respectively. The abovementioned
bank and other borrowings were also secured by the pledges of the Group’s assets with aggregate
carrying amounts of RMB555,568,000 and RMB555,568,000 as at 31 December 2018 and 30 April
2019, respectively. Further details are included in note 20 to the Historical Financial Information. The
Group also have pledged 100% of its shares of Jiangsu Zhongyuan Properties to provide guarantee for
the abovementioned bank and other borrowings as at 31 December 2018 and 30 April 2019.
xiii. The Group has guaranteed certain bank and other borrowings made to Nanchang Jianmei Real Estate
Co., Ltd. up to RMB144,400,000 as at 31 December 2017.
xiv. The Group, Mr. Shen Linghua and Ms. Ouyang Hongli have jointly guaranteed certain bank and other
borrowings of Jiangxi Changjing Industrial Development Co., Ltd. to the extent of RMB130,000,000
and RMB110,000,000 as at 31 December 2018 and 30 April 2019, respectively.
xv. The Group, its Controlling Shareholder and Ms. Wu Chengping have guaranteed certain bank and other
borrowings of Nanchang Weiting Properties Co., Ltd. to the extent of RMB180,000,000,
RMB20,000,000, RMB303,700,000 and RMB303,700,000 as at 31 December 2016, 2017 and 2018 and
30 April 2019, respectively. The Group also have pledged its shares in Nanchang Weiting Properties Co.,
Ltd. to provide guarantee for the abovementioned bank and other borrowings as at 31 December 2016
and 2017.
xvi. The Group has guaranteed certain bank and other borrowings of Nanchang Shengdu Properties Co., Ltd.
to the extent of RMB75,600,000 and RMB75,600,000 as at 31 December 2018 and 30 April 2019,
respectively.
– I-114 –
APPENDIX I ACCOUNTANTS’ REPORT
xvii. The Group has guaranteed certain bank and other borrowings of Jiangxi Jinyue Real Estate Development
Co., Ltd. to the extent of RMB145,992,000 and RMB145,992,000 as at 31 December 2018 and 30 April
2019, respectively.
xviii. The Group has guaranteed certain bank and other borrowings of Qingyuan Tianhe Real Estate Co., Ltd.
to the extent of RMB450,000,000 and RMB450,000,000 as at 31 December 2018 and 30 April 2019,
respectively. The Group also have pledged its shares in Qingyuan Tianhe Real Estate Co., Ltd. to
provide guarantee for the abovementioned bank and other borrowings as at 31 December 2018 and 30
April 2019, respectively.
xix. The Group, its Controlling Shareholder, Ms. Wu Chengping, Mr. Kuang Lin, Ms. Wang Juan, Nanchang
Weidin Industrial Co., Ltd. and Xiaochang Ruilin Real Estate Development Co., Ltd. have guaranteed
certain bank and other borrowings of Wuhan Furui Decheng Real Estate Development Co., Ltd. to the
extent of RMB420,000,000, RMB420,000,000 as at 31 December 2018 and 30 April 2019, respectively.
(4) Outstanding balances with related parties
31 December
30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Due from related companies:
Trade-related:
Companies controlled by the
Controlling Shareholder 418 488 502 598
Companies owned by a family
member of the Controlling
Shareholder 3,696 33,579 27,412 27,066
Due from related companies:
Non trade-related:
Joint ventures 201,138 18,761 974,157 2,373,355
Associates 119,880 260,755 439,923 328,025
Companies controlled by the
Controlling Shareholder 3,060,527 3,975,797 3,568,932 3,832,499
Companies owned by a family
member of the Controlling
Shareholder 741,928 195,994 — 662,369
Companies over which the
Controlling Shareholder has
significant influence — 30,053 101,460 120,507
Due to related companies:
Trade-related:
Companies owned by a family
member of the Controlling
Shareholders — — 32,654 78,568
Due to related companies:
Non trade-related:
Joint ventures — 683,333 780,882 1,889,002
Associates 118,967 1,611,173 362,107 453,141
Companies owned by a family
member of the Controlling
Shareholder — — 224,544 542,562
Companies over which the
Controlling Shareholder has
significant influence 74,694 — — —
Balances with the above related parties were unsecured, non-interest bearing and repayable on demand.
– I-115 –
APPENDIX I ACCOUNTANTS’ REPORT
(5) Compensation of key management personnel of the Group
31 December 30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Short-term employee benefits 1,606 5,131 9,095 3,560
Pension scheme contributions 266 648 755 277
Total compensation paid to key
management personnel 1,872 5,779 9,850 3,837
Further details of directors’ emoluments are included in note 8 to the Historical Financial Information.
42. FINANCIAL INSTRUMENTS BY CATEGORY
The carrying amounts of each of the categories of financial instruments as at the end of each of the Relevant
Periods are as follows:
31 December 2016
Financial assets
Financial Financial
assets at assets at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Financial assets included in prepayments and other
receivables (note 23) 195,723 — 195,723
Due from related companies (note 41) 4,127,587 — 4,127,587
Restricted cash (note 26) 266,726 — 266,726
Pledged deposits (note 26) 67,052 — 67,052
Cash and cash equivalents (note 26) 699,941 — 699,941
5,357,029 — 5,357,029
Financial liabilities
Financial Financial
liabilities at liabilities at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Trade and bills payables (note 27) 1,571,875 — 1,571,875
Due to related companies (note 41) 193,661 — 193,661
Financial liabilities included in other payables and
accruals (note 28) 1,691,754 — 1,691,754
Financial liabilities at FVTPL (note 31) — 935 935
Interest-bearing bank and other borrowings
(note 30) 6,437,500 — 6,437,500
9,894,790 935 9,895,725
– I-116 –
APPENDIX I ACCOUNTANTS’ REPORT
31 December 2017
Financial assets
Financial Financial
assets at assets at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Long-term debt investments (note 18) 740,340 — 740,340
Financial assets included in prepayments and other
receivables (note 23) 448,675 — 448,675
Due from related companies (note 41) 4,515,427 — 4,515,427
Restricted cash (note 26) 1,172,860 — 1,172,860
Pledged deposits (note 26) 233,302 — 233,302
Cash and cash equivalents (note 26) 2,876,901 — 2,876,901
9,987,505 — 9,987,505
Financial liabilities
Financial Financial
liabilities at liabilities at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Trade and bills payables (note 27) 2,465,463 — 2,465,463
Due to related companies (note 41) 2,294,506 — 2,294,506
Financial liabilities included in other payables and
accruals (note 28) 1,622,820 — 1,622,820
Financial liabilities at FVTPL (note 31) — 861 861
Interest-bearing bank and other borrowings
(note 30) 16,675,647 — 16,675,647
23,058,436 861 23,059,297
31 December 2018
Financial assets
Financial Financial
assets at assets at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Long-term debt investments (note 18) 879,884 — 879,884
Financial assets included in prepayments and other
receivables (note 23) 1,015,338 — 1,015,338
Financial assets at FVTPL (note 25) — 64,867 64,867
Due from related companies (note 41) 5,112,386 — 5,112,386
Restricted cash (note 26) 2,623,147 — 2,623,147
Pledged deposits (note 26) 358,899 — 358,899
Cash and cash equivalents (note 26) 7,083,520 — 7,083,520
17,073,174 64,867 17,138,041
– I-117 –
APPENDIX I ACCOUNTANTS’ REPORT
Financial liabilities
Financial Financial
liabilities at liabilities at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Trade and bills payables (note 27) 3,142,262 — 3,142,262
Due to related companies (note 41) 1,400,187 — 1,400,187
Financial liabilities included in other payables and
accruals (note 28) 3,595,857 — 3,595,857
Financial liabilities at FVTPL (note 31) — 619 619
Interest-bearing bank and other borrowings
(note 30) 21,510,704 — 21,510,704
Corporate bonds (note 32) 592,070 — 592,070
30,241,080 619 30,241,699
30 April 2019
Financial assets
Financial Financial
assets at assets at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Long-term debt investments (note 18) 1,013,077 — 1,013,077
Trade receivables (note 22) 2,403 — 2,403
Financial assets included in prepayments and other
receivables (note 23) 1,098,598 — 1,098,598
Financial assets at FVTPL (note 25) — 44,067 44,067
Due from related companies (note 41) 7,344,419 — 7,344,419
Restricted cash (note 26) 3,468,422 — 3,468,422
Pledged deposits (note 26) 754,124 — 754,124
Cash and cash equivalents (note 26) 5,387,137 — 5,387,137
19,068,180 44,067 19,112,247
Financial liabilities
Financial Financial
liabilities at liabilities at
amortised cost FVTPL Total
(RMB’000) (RMB’000) (RMB’000)
Trade and bills payables (note 27) 3,826,234 — 3,826,234
Due to related companies (note 41) 2,963,273 — 2,963,273
Financial liabilities included in other payables and
accruals (note 28) 3,066,668 — 3,066,668
Financial liabilities at FVTPL (note 31) — 519 519
Lease liabilities 43,375 — 43,375
Interest-bearing bank and other borrowings
(note 30) 25,445,548 — 25,445,548
Corporate bonds (note 32) 1,023,830 — 1,023,830
36,368,928 519 36,369,447
– I-118 –
APPENDIX I ACCOUNTANTS’ REPORT
43. FAIR VALUE AND FAIR VALUE HIERARCHY OF FINANCIAL INSTRUMENTS
The carrying amounts and fair values of the Group’s financial instruments as at the end of each of the Relevant
Periods, other than those with carrying amounts that reasonably approximate to fair values, are as follows:
Carrying amounts Fair values
31 31 31 31 31 31
December December December 30 April December December December 30 April
2016 2017 2018 2019 2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Financial assets
Financial assets at FVTPL — — 64,867 44,067 — — 64,867 44,067
Financial liabilities
Interest-bearing bank and
other borrowings
(note 30) 6,437,500 16,675,647 21,510,704 25,445,548 6,402,890 16,630,408 21,519,275 25,449,750
Corporate bonds
(note 32) — — 592,070 1,023,830 — — 590,492 1,011,137
Financial liabilities at
FVTPL 935 861 619 519 935 861 619 519
Management has assessed that the fair values of cash and cash equivalents, pledged deposits, restricted cash,
amounts due from related companies, financial assets included in prepayments, deposits and other receivables, trade
payables, financial liabilities included in other payables and accruals and amounts due to related companies
approximate to their carrying amounts largely due to the short term maturities of these instruments.
The fair values of interest-bearing bank and other borrowings have been calculated by discounting the expected
future cash flows using rates currently available for instruments with similar terms, credit risk and remaining
maturities. The Group’s own non-performance risk for interest-bearing bank and other borrowings as at 31 December
2016, 2017 and 2018 and 30 April 2019 was assessed to be insignificant.
For the fair values of other financial liabilities, management has estimated by discounting the expected future
cash flows using expected return rates for the underlying assets in order to estimate the cash outflow amounts to settle
the liability. The fair value measurement of the financial liabilities is categorised within level 3 of the fair value
hierarchy.
The Group’s corporate finance team headed by the chief financial officer is responsible for determining the
policies and procedures for the fair value measurement of financial instruments. The corporate finance team reports
directly to the chief financial officer and the board of directors. At each reporting date, the corporate finance team
analyses the movements in the values of financial instruments and determines the major inputs applied in the
valuation. The valuation is reviewed and approved by the chief financial officer. The valuation process and results
are discussed with the board of directors twice a year for annual financial reporting.
During the Relevant Periods, there were no transfers of fair value measurements between Level 1 and Level
2 and no transfers into or out of Level 3 for both financial assets and liabilities.
– I-119 –
APPENDIX I ACCOUNTANTS’ REPORT
Below is a summary of significant unobservable inputs to the valuation of financial instruments together with
a quantitative sensitivity analysis as at 31 December 2016, 2017 and 2018 and 30 April 2019:
Significant
Valuation unobservable Sensitivity of fair value
technique input Range to the input
Financial liabilities at Scenario based Discount rate 2016: 5% increase/decrease in
FVTPL method 15% discount rate would
result in a
decrease/increase in
fair value by
RMB31,000/RMB33,000
2017: 5% increase/decrease in
15% discount rate would
result in a
decrease/increase in
fair value by
RMB23,000/RMB24,000
2018: 5% increase/decrease in
15% discount rate would
result in a
decrease/increase in
fair value by
RMB13,000/RMB13,000
20190430: 5% increase/decrease in
15% discount rate would
result in a
decrease/increase in
fair value by
RMB10,000/RMB10,000
– I-120 –
APPENDIX I ACCOUNTANTS’ REPORT
Fair value hierarchy
The following tables illustrate the fair value measurement hierarchy of the Group’s financial instruments:
Assets measured at fair value:
Financial assets at FVTPL
Fair value measurement using
Quoted
prices in Significant Significant
active observable unobservable
markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
As at 31 December 2016 — — — —
As at 31 December 2017 — — — —
As at 31 December 2018 64,867 — — 64,867
As at 30 April 2019 44,067 — — 44,067
Liabilities measured at fair value:
Financial liabilities at FVTPL
Fair value measurement using
Quoted
prices in Significant Significant
active observable unobservable
markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
As at 31 December 2016 — — 935 935
As at 31 December 2017 — — 861 861
As at 31 December 2018 — — 619 619
As at 30 April 2019 — — 519 519
– I-121 –
APPENDIX I ACCOUNTANTS’ REPORT
Liabilities for which fair values are disclosed:
Interest-bearing bank and other borrowings
Fair value measurement using
Quoted
prices in Significant Significant
active observable unobservable
markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
As at 31 December 2016 — 6,402,890 — 6,402,890
As at 31 December 2017 — 16,630,408 — 16,630,408
As at 31 December 2018 — 21,519,275 — 21,519,275
As at 30 April 2019 — 25,449,750 — 25,449,750
Corporate bonds
Fair value measurement using
Quoted
prices in Significant Significant
active observable unobservable
markets inputs inputs
(Level 1) (Level 2) (Level 3) Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
As at 31 December 2018 590,492 — — 590,492
As at 30 April 2019 1,011,137 — — 1,011,137
44. FINANCIAL RISK MANAGEMENT OBJECTIVES AND POLICIES
The Group’s principal financial instruments mainly include cash and bank equivalents, restricted cash, pledged
deposits, other receivables, trade payables and other payables, which arise directly from its operations. The Group
has other financial assets and liabilities such as lease liabilities, interest-bearing bank and other borrowings, financial
assets at FVTPL, financial liabilities at FVTPL, other financial liabilities, amounts due to related companies and
amounts due from related companies. The main purpose of these financial instruments is to raise finance for the
Group’s operations.
The main risks arising from the Group’s financial instruments are interest rate risk, foreign currency risk,
credit risk, and liquidity risk. Generally, the Group introduces conservative strategies on its risk management. To
keep the Group’s exposure to these risks to a minimum, the Group has not used any derivatives and other instruments
for hedging purposes. The Group does not hold or issue derivative financial instruments for trading purposes. The
board of directors reviews and agrees policies for managing each of these risks and they are summarised below:
(a) Interest rate risk
The Group’s exposure to risk for changes in market interest rates relates primarily to the Group’s
interest-bearing bank and other borrowings set out in note 30. The Group does not use derivative financial
instruments to hedge interest rate risk. The Group manages its interest cost using variable rate bank borrowings and
other borrowings.
– I-122 –
APPENDIX I ACCOUNTANTS’ REPORT
If the interest rate of bank and other borrowings had increased/decreased by 1% and all other variables held
constant, the profit before tax of the Group, through the impact on floating rate borrowings, would have
decreased/increased by approximately nil, RMB19,937,000, RMB36,654,000 and RMB6,686,000 for the years ended
31 December 2016, 2017 and 2018 and the four months ended 30 April 2019, respectively.
(b) Foreign currency risk
The Group has transactional currency exposures. Such exposures mainly arise from the Group’s interest-
bearing bank and other borrowings. The currency denominated in these borrowings is HK$. There is no significant
impact on foreign currency risk.
Increase/(decrease) Increase/(decrease)
in HK$ rate in net assets
% (RMB’000)
31 December 2016
If the RMB weakens against the HK$ -5% —
If the RMB strengthens against the HK$ +5% —
31 December 2017
If the RMB weakens against the HK$ -5% (95,276)
If the RMB strengthens against the HK$ +5% 95,276
31 December 2018
If the RMB weakens against the HK$ -5% (104,601)
If the RMB strengthens against the HK$ +5% 104,601
30 April 2019
If the RMB weakens against the HK$ -5% (103,923)
If the RMB strengthens against the HK$ +5% 103,923
(c) Credit risk
The Group divides financial instruments on the basis of shared credit risk characteristics, such as instrument
type and credit risk ratings for the purpose of determining significant increases in credit risk and calculation of
impairment. To manage risk arising from trade receivables, the Group has policies in place to ensure that credit terms
are made only to counterparties with an appropriate credit history and management performs ongoing credit
evaluations of the Group’s counterparties. The credit period granted to the customers is generally six months and the
credit quality of these customers is assessed, taking into account their financial position, past experience and other
factors. The Group also has other monitoring procedures to ensure that follow-up action is taken to recover overdue
receivables. In addition, the Group reviews regularly the recoverable amount of trade receivables to ensure that
adequate impairment losses are made for irrecoverable amounts. The Group has no significant concentrations of
credit risk, with exposure spread over a large number of counterparties and customers.
Management makes periodic collective assessments for financial assets included in prepayments and other
receivables and amounts due from related companies as well as individual assessments on the recoverability of other
receivables and amounts due from related companies based on historical settlement records and past experience. The
Group classified financial assets included in prepayments and other receivables and amounts due from related
companies in Stage 1 and continuously monitored their credit risk. The directors of the Company believe that there
is no material credit risk inherent in the Group’s outstanding balance of financial assets included in prepayments and
other receivables and amounts due from related companies.
Maximum exposure and year-end staging
The tables below show the credit quality and the maximum exposure to credit risk based on the Group’s
credit policy, which is mainly based on past due information unless other information is available without
undue cost or effort, and year-end staging classification. The amounts presented are gross carrying amounts
for financial assets.
– I-123 –
APPENDIX I ACCOUNTANTS’ REPORT
31 December 2016
12-month
ECLs Lifetime ECLs
Simplified
Stage 1 Stage 2 Stage 3 approach Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Financial assets included
in prepayments and
other receivables
— Normal** 195,723 — — — 195,723
Restricted cash 266,726 — — — 266,726
Pledged deposits 67,052 — — — 67,052
Cash and cash equivalents 699,941 — — — 699,941
1,229,442 — — — 1,229,442
31 December 2017
12-month
ECLs Lifetime ECLs
Simplified
Stage 1 Stage 2 Stage 3 approach Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Long-term debt
investments 740,340 — — — 740,340
Financial assets included
in prepayments and
other receivables
— Normal** 448,675 — — — 448,675
Restricted cash 1,172,860 — — — 1,172,860
Pledged deposits 233,302 — — — 233,302
Cash and cash equivalents 2,876,901 — — — 2,876,901
5,472,078 — — — 5,472,078
– I-124 –
APPENDIX I ACCOUNTANTS’ REPORT
31 December 2018
12-month
ECLs Lifetime ECLs
Simplified
Stage 1 Stage 2 Stage 3 approach Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
Long-term debt
investments 879,884 — — — 879,884
Financial assets included
in prepayments and
other receivables
— Normal** 1,015,338 — — — 1,015,338
Restricted cash 2,623,147 — — — 2,623,147
Pledged deposits 358,899 — — — 358,899
Cash and cash equivalents 7,083,520 — — — 7,083,520
11,960,788 — — — 11,960,788
30 April 2019
ECLs Lifetime ECLs
Simplified
Stage 1 Stage 2 Stage 3 approach Total
RMB’000 RMB’000 RMB’000 RMB’000 RMB’000
Long-term debt
investments 1,013,077 — — — 1,013,077
Trade receivables* — — — 2,403 2,403
Financial assets included
in prepayments and
other receivables
— Normal** 1,098,598 — — — 1,098,598
Restricted cash 3,468,422 — — — 3,468,422
Pledged deposits 754,124 — — — 754,124
Cash and cash equivalents 5,387,137 — — — 5,387,137
11,721,358 — — 2,403 11,723,761
* For trade receivables to which the Group applies the simplified approach for impairment information
based on the expected credit losses are disclosed in note 22 to the Historical Financial Information.
There is no significant concentration of credit risk.
** The credit quality of the financial assets included in prepayments, other receivables and other assets is
considered to be “normal” when they are not past due and there is no information indicating that the
financial assets had a significant increase in credit risk since initial recognition.
– I-125 –
APPENDIX I ACCOUNTANTS’ REPORT
(d) Liquidity risk
The Group’s objective is to maintain a balance between continuity of funding and flexibility through the use
of interest-bearing bank and other borrowings. Cash flows are closely monitored on an ongoing basis.
The maturity profile of the Group’s financial liabilities as at the end of each of the Relevant Periods, based
on contractual undiscounted payments, is as follows:
Less than 3 to Over
On demand 3 months 12 months 1 year Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
31 December 2016
Trade and bills payables 1,571,875 — — — 1,571,875
Other payables 1,753,417 — — — 1,753,417
Due to related companies 193,661 — — — 193,661
Financial liabilities at
FVTPL — — — 935 935
Interest-bearing bank and
other borrowings — 466,099 3,019,471 3,715,520 7,201,090
3,518,953 466,099 3,019,471 3,716,455 10,720,978
31 December 2017
Trade and bills payables 2,465,463 — — — 2,465,463
Other payables 1,793,657 — — — 1,793,657
Due to related companies 2,294,506 — — — 2,294,506
Financial liabilities at
FVTPL — — — 861 861
Interest-bearing bank and
other borrowings — 1,319,224 9,304,948 7,834,068 18,458,240
6,553,626 1,319,224 9,304,948 7,834,929 25,012,727
31 December 2018
Trade and bills payables 3,142,262 — — — 3,142,262
Other payables 3,898,578 — — — 3,898,578
Due to related companies 1,400,187 — — — 1,400,187
Financial liabilities at
FVTPL — — — 619 619
Interest-bearing bank and
other borrowings — 2,954,475 7,870,531 13,527,630 24,352,636
Corporate bonds — — 45,427 679,854 725,281
8,441,027 2,954,475 7,915,958 14,208,103 33,519,563
– I-126 –
APPENDIX I ACCOUNTANTS’ REPORT
Less than 3 to Over
On demand 3 months 12 months 1 year Total
(RMB’000) (RMB’000) (RMB’000) (RMB’000) (RMB’000)
30 April 2019
Trade and bills payables 3,826,234 — — — 3,826,234
Other payables 3,421,133 — — — 3,421,133
Due to related companies 2,963,273 — — — 2,963,273
Lease liabilities — 6,309 16,537 22,827 45,673
Financial liabilities at
FVTPL — — — 519 519
Interest-bearing bank and
other borrowings — 1,171,604 9,832,830 17,701,084 28,705,518
Corporate bonds — — 76,702 1,159,404 1,236,106
10,210,640 1,177,913 9,926,069 18,883,834 40,198,456
(e) Capital management
The primary objectives of the Group’s capital management are to safeguard the Group’s ability to continue as
a going concern and to maintain healthy capital ratios in order to support its business and maximise shareholders’
value.
The Group manages its capital structure and makes adjustments to it in light of changes in economic
conditions. To maintain or adjust the capital structure, the Group may adjust the dividend payment to shareholders,
return capital to shareholders or issue new shares.
The Group monitors capital using a gearing ratio, which is net debt divided by total capital plus net debt. The
Group includes, within net debt, trade payables, other payables and accruals, amounts due to related companies, lease
liabilities, interest-bearing bank and other borrowings and corporate bonds, less cash and cash equivalents. Capital
represents equity attributable to owners of the parent. The gearing ratio as at the end of each of the Relevant Periods
was as follows:
31 December 30 April
2016 2017 2018 2019
(RMB’000) (RMB’000) (RMB’000) (RMB’000)
Trade and bills payables 1,571,875 2,465,463 3,142,262 3,826,234
Other payables and accruals 1,753,417 1,793,657 3,898,578 3,421,133
Due to related companies 193,661 2,294,506 1,400,187 2,963,273
Lease liabilities — — — 43,375
Interest-bearing bank and other
borrowings 6,437,500 16,675,647 21,510,704 25,455,548
Corporate bonds — — 592,070 1,023,830
Less: Cash and cash equivalents (699,941) (2,876,901) (7,083,520) (5,387,137)
Net debt 9,256,512 20,352,372 23,460,281 31,346,256
Equity attributable to owners of
the parent 2,574,123 3,924,002 4,243,624 4,529,470
Capital and net debt 11,830,635 24,276,374 27,703,905 35,875,726
Gearing ratio 78% 84% 85% 87%
– I-127 –
APPENDIX I ACCOUNTANTS’ REPORT
45. PARTLY-OWNED SUBSIDIARIES WITH MATERIAL NON-CONTROLLING INTERESTS
Details of the Group’s subsidiaries that have material non-controlling interests were set out below:
31 December 2016
Percentage of Profit for
equity interest the year Accumulated
held by allocated to balances of
non-controlling non-controlling non-controlling
interests interests interests
% (RMB’000) (RMB’000)
Nanchang Shuntai Properties 30 38,844 59,024
Nanchang Tianju Industrial 55 16,004 9,507
Jiangxi Hengwang Properties 49 14,494 38,203
The following tables illustrate the summarised financial information of the above subsidiaries. The amounts
disclosed are before any inter-company eliminations:
Nanchang Nanchang Jiangxi
Shuntai Tianju Hengwang
Properties Industrial Properties
(RMB’000) (RMB’000) (RMB’000)
Revenue 779,576 283,766 287,265
Total expenses (599,843) (245,101) (232,326)
Income tax expense (50,253) (11,958) (25,359)
Profit and total comprehensive income
for the year 129,480 26,707 29,580
Attributable to:
Owners of the parent 129,480 23,784 29,580
Non-controlling interests — 2,923 —
129,480 26,707 29,580
Current assets 1,530,486 638,095 1,107,207
Non-current assets 531,064 11,965 38,913
Current liabilities (1,864,803) (636,315) (1,068,154)
Non-current liabilities — — —
196,747 13,745 77,966
Attributable to:
Owners of the parent 196,747 9,418 77,966
Non-controlling interests — 4,327 —
196,747 13,745 77,966
– I-128 –
APPENDIX I ACCOUNTANTS’ REPORT
Nanchang Nanchang Jiangxi
Shuntai Tianju Hengwang
Properties Industrial Properties
(RMB’000) (RMB’000) (RMB’000)
Net cash flows generated from operating
activities 602,795 15,931 303,664
Net cash flows used in investing activities (140,953) (71) (360)
Net cash flows (used in)/generated from
financing activities (457,516) 3,512 (176,692)
Net increase in cash and cash equivalents 4,326 19,372 126,612
31 December 2017
Percentage of Profit for
equity interest the year Accumulated
held by allocated to balances of
non-controlling non-controlling non-controlling
interests interests interests
% (RMB’000) (RMB’000)
Nanchang Shuntai Properties 30 93,630 152,654
Nanchang Tianju Industrial 55 40,847 50,354
Jiangxi Hengwang Properties 49 38,310 76,515
The following tables illustrate the summarised financial information of the above subsidiaries. The amounts
disclosed are before any inter-company eliminations:
Nanchang Nanchang Jiangxi
Shuntai Tianju Hengwang
Properties Industrial Properties
(RMB’000) (RMB’000) (RMB’000)
Revenue 1,180,264 422,799 355,469
Total expenses (616,516) (328,360) (223,643)
Income tax expense (251,648) (25,789) (53,642)
Profit and total comprehensive income
for the year 312,100 68,650 78,184
Attributable to:
Owners of the parent 312,100 61,785 78,184
Non-controlling interests — 6,865 —
312,100 68,650 78,184
Current assets 2,306,642 855,418 1,411,515
Non-current assets 531,049 18,359 60,620
Current liabilities (1,388,845) (791,382) (1,315,982)
Non-current liabilities (940,000) — —
508,846 82,395 156,153
– I-129 –
APPENDIX I ACCOUNTANTS’ REPORT
Nanchang Nanchang Jiangxi
Shuntai Tianju Hengwang
Properties Industrial Properties
(RMB’000) (RMB’000) (RMB’000)
Attributable to:
Owners of the parent 508,846 71,203 156,153
Non-controlling interests — 11,192 —
508,846 82,395 156,153
Net cash flows generated from operating
activities 296 442,483 360,905
Net cash flows used in investing activities (370) (75) (70)
Net cash flows used in financing activities (1,988) (459,700) (494,677)
Net decrease in cash and cash equivalents (2,062) (17,292) (133,842)
31 December 2018
Percentage of Profit for
equity interest the year Accumulated
held by allocated to balances of
non-controlling non-controlling non-controlling
interests interests interests
% (RMB’000) (RMB’000)
Jiangxi Hengwang Properties 49 94,287 170,802
The following table illustrate the summarised financial information of the above subsidiary. The amounts
disclosed are before any inter-company eliminations:
Jiangxi Hengwang
Properties
(RMB’000)
Revenue 761,726
Total expenses (427,866)
Income tax expense (141,438)
Profit and total comprehensive income for the year 192,422
Attributable to:
Owners of the parent 192,422
Non-controlling interests —
192,422
Current assets 1,110,308
Non-current assets 41,929
– I-130 –
APPENDIX I ACCOUNTANTS’ REPORT
Jiangxi Hengwang
Properties
(RMB’000)
Current liabilities (803,661)
Non-current liabilities —
348,576
Attributable to:
Owners of the parent 348,576
Non-controlling interests —
348,576
Net cash flows used in operating activities (104,916)
Net cash flows used in investing activities (366)
Net cash flows generated from financing activities 105,883
Net increase in cash and cash equivalents 601
30 April 2019
Percentage of Profit for
equity interest the period Accumulated
held by allocated to balances of
non-controlling non-controlling non-controlling
interests interests interests
% (RMB’000) (RMB’000)
Nanchang Tianju Industrial 40 42,845 76,166
The following table illustrates the summarised financial information of the above subsidiary. The amounts
disclosed are before any inter-company eliminations:
Nanchang Tianju
Industrial
(RMB’000)
Revenue 271,747
Total expenses (171,791)
Income tax expense (28,014)
Profit and total comprehensive income for the period 71,942
Attributable to:
Owners of the parent 64,727
Non-controlling interests 7,215
71,942
– I-131 –
APPENDIX I ACCOUNTANTS’ REPORT
Nanchang Tianju
Industrial
(RMB’000)
Current assets 876,924
Non-current assets 11,012
Current liabilities (697,522)
Non-current liabilities —
190,414
Attributable to:
Owners of the parent 190,414
Non-controlling interests —
190,414
Net cash flows used in operating activities (65,815)
Net cash flows generated from financing activities 62,471
Net decrease in cash and cash equivalents (3,344)
46. EVENTS AFTER THE REPORTING PERIOD
On 26 August 2019, the Company issued senior notes with a principal amount of US$87,000,000 due in 2020.
The senior notes bear interest at 12.5% per annum which is payable quarterly in arrears. The repayment date of the
senior notes is 26 February 2020. At any time prior to maturity, the Company may at its option redeem the senior
notes, at a predetermined redemption price.
On 9 October 2019, the Company issued senior notes with a principal amount of US$82,940,000 due in 2020.
The senior notes bear interest at 12.5% per annum which is payable quarterly in arrears. The original repayment date
of the senior notes is 26 February 2020. At any time prior to maturity, the Company may at its option redeem the
senior notes, at a predetermined redemption price.
47. SUBSEQUENT FINANCIAL STATEMENTS
No audited financial statements have been prepared by the Group or any of its subsidiaries in respect of any
period subsequent to 30 April 2019.
– I-132 –
APPENDIX II UNAUDITED PRO FORMA FINANCIAL INFORMATION
The following information does not form part of the Accountants’ Report from Ernst &
Young, Certified Public Accountants, Hong Kong, the Company’s reporting accountants, as set
out in Appendix I to this prospectus, and is included herein for information purposes only. The
unaudited pro forma financial information should be read in conjunction with “Financial
Information” and the Accountants’ Report set out in Appendix I to this prospectus.
A. UNAUDITED PRO FORMA ADJUSTED COMBINED NET TANGIBLE ASSETS
The following unaudited pro forma adjusted combined net tangible assets attributable to
the owners of the Company has been prepared in accordance with Rule 4.29 of the Hong Kong
Listing Rules and with reference to Accounting Guideline 7 “Preparation of Pro Forma
Financial Information for inclusion in Investment Circulars” issued by the HKICPA for
illustration purposes only, and is set out here to illustrate the effect of the Global Offering on
our combined net tangible assets attributable to the owners of the Company as of 30 April 2019
as if it had taken place on 30 April 2019.
The unaudited pro forma adjusted combined net tangible assets attributable to the owners
of the Company has been prepared for illustrative purposes only and because of its hypothetical
nature, it may not give a true picture of the financial position of the Group had the Global
Offering been completed as of 30 April 2019 or any future date. It is prepared based on our
combined net tangible assets as of 30 April 2019 as set out in the Accountants’ Report as set
out in Appendix I to this prospectus, and adjusted as described below. The unaudited pro forma
adjusted combined net tangible assets attributable to the owners of the Company does not form
part of the Accountants’ Report as set out in Appendix I to this prospectus.
Audited
Combined Net
Tangible Assets Unaudited Pro Forma
attributable to Estimated Net Unaudited Pro Adjusted Net Tangible
owners of the Proceeds from Forma Adjusted assets attributable to
Company as of the Global Combined Net owners of the Company
April 30, 2019 Offering Tangible Assets per Share
(RMB’000) (RMB’000) (RMB’000) (RMB) (HK$)
(Note 1) (Note 2) (Note 3) (Note 4)
Based on an Offer Price
Of HK$2.97 per Share,
after a Downward Offer
Price Adjustment of 10% 4,523,808 1,312,392 5,836,200 1.65 1.83
Based on an Offer Price
Of HK$3.30 per Share 4,523,808 1,464,348 5,988,156 1.70 1.89
Based on an Offer Price
Of HK$4.25 per Share 4,523,808 1,901,797 6,425,605 1.82 2.02
Notes:
(1) The combined net tangible assets attributable to owners of the Company as of 30 April 2019 is extracted
from the Accountants’ Report, which is based on the audited combined equity attributable to owners of
the Company as of 30 April 2019 of approximately RMB4,529.5 million less the Group’s intangible
assets attributable to owners of the Company as at 30 April 2019 of approximately RMB5.7 million.
– II-1 –
APPENDIX II UNAUDITED PRO FORMA FINANCIAL INFORMATION
(2) The estimated net proceeds from the Global Offering are based on the Offer Price of HK$3.30 per Share,
HK$4.25 per Share and HK$2.97 per Share after making a Downward Offer Price Adjustment of 10%,
after deduction of the underwriting fees and other related expenses payable by the Company and does
not take into account of any Shares which may be issued upon the exercise of the Over-allotment Option.
The estimated net proceeds from the Global Offering are converted from Hong Kong dollars into
Renminbi at an exchange rate of HK$1.0 to RMB0.9014.
(3) The unaudited pro forma adjusted combined net tangible assets per Share is calculated based on
529,412,000 Shares in issue immediately following the completion of the Global Offering and does not
take into account of any Shares which may be issued upon the exercise of the Over-allotment Option.
(4) The unaudited pro forma adjusted combined net tangible assets per Share is converted into Hong Kong
dollars at an exchange rate of HK$1.0 to RMB0.9014.
– II-2 –
APPENDIX II UNAUDITED PRO FORMA FINANCIAL INFORMATION
INDEPENDENT REPORTING ACCOUNTANTS’ ASSURANCE REPORT ON THE
COMPILATION OF PRO FORMA FINANCIAL INFORMATION
22/F, CITIC Tower
1 Tim Mei Avenue
Central, Hong Kong
To the Directors of Sinic Holdings (Group) Company Limited
We have completed our assurance engagement to report on the compilation of pro forma
financial information of Sinic Holdings (Group) Company Limited (the “Company”) and its
subsidiaries (hereinafter collectively referred to as the “Group”) by the directors of the
Company (the “Directors”) for illustrative purposes only. The pro forma financial information
consists of the pro forma combined net tangible assets as at 30 April 2019, and related notes
as set out on pages II-1 of the prospectus dated 30 October 2019 issued by the Company (the
“Pro Forma Financial Information”). The applicable criteria on the basis of which the Directors
have compiled the Pro Forma Financial Information are described in Appendix II to the
Prospectus.
The Pro Forma Financial Information has been compiled by the Directors to illustrate the
impact of the global offering of shares of the Company on the Group’s financial position as at
30 April 2019 as if the transaction had taken place at 30 April 2019. As part of this process,
information about the Group’s financial position, has been extracted by the Directors from the
Group’s financial statements for the period ended 30 April 2019, on which an accountants’
report has been published.
Directors’ responsibility for the Pro Forma Financial Information
The Directors are responsible for compiling the Pro Forma Financial Information in
accordance with paragraph 4.29 of the Rules Governing the Listing of Securities on The Stock
Exchange of Hong Kong Limited (the “Listing Rules”) and with reference to Accounting
Guideline (“AG”) 7 Preparation of Pro Forma Financial Information for Inclusion in
Investment Circulars issued by the Hong Kong Institute of Certified Public Accountants (the
“HKICPA”).
Our independence and quality control
We have complied with the independence and other ethical requirements of the Code of
Ethics for Professional Accountants issued by the HKICPA, which is founded on fundamental
principles of integrity, objectivity, professional competence and due care, confidentiality and
professional behavior.
– II-3 –
APPENDIX II UNAUDITED PRO FORMA FINANCIAL INFORMATION
Our firm applies Hong Kong Standard on Quality Control 1 Quality Control for Firms
that Perform Audits and Reviews of Financial Statements, and Other Assurance and Related
Services Engagements, and accordingly maintains a comprehensive system of quality control
including documented policies and procedures regarding compliance with ethical requirements,
professional standards and applicable legal and regulatory requirements.
Reporting accountants’ responsibilities
Our responsibility is to express an opinion, as required by paragraph 4.29(7) of the
Listing Rules, on the Pro Forma Financial Information and to report our opinion to you. We do
not accept any responsibility for any reports previously given by us on any financial
information used in the compilation of the Pro Forma Financial Information beyond that owed
to those to whom those reports were addressed by us at the dates of their issue.
We conducted our engagement in accordance with Hong Kong Standard on Assurance
Engagements 3420 Assurance Engagements to Report on the Compilation of Pro Forma
Financial Information Included in a Prospectus issued by the HKICPA. This standard requires
that the reporting accountants plan and perform procedures to obtain reasonable assurance
about whether the Directors have compiled the Pro Forma Financial Information in accordance
with paragraph 4.29 of the Listing Rules and with reference to AG 7 issued by the HKICPA.
For purposes of this engagement, we are not responsible for updating or reissuing any
reports or opinions on any historical financial information used in compiling the Pro Forma
Financial Information, nor have we, in the course of this engagement, performed an audit or
review of the financial information used in compiling the Pro Forma Financial Information.
The purpose of the Pro Forma Financial Information included in the Prospectus is solely
to illustrate the impact of the global offering of shares of the Company on unadjusted financial
information of the Group as if the transaction had been undertaken at an earlier date selected
for purposes of the illustration. Accordingly, we do not provide any assurance that the actual
outcome of the transaction would have been as presented.
A reasonable assurance engagement to report on whether the Pro Forma Financial
Information has been properly compiled on the basis of the applicable criteria involves
performing procedures to assess whether the applicable criteria used by the Directors in the
– II-4 –
APPENDIX II UNAUDITED PRO FORMA FINANCIAL INFORMATION
compilation of the Pro Forma Financial Information provide a reasonable basis for presenting
the significant effects directly attributable to the transaction, and to obtain sufficient
appropriate evidence about whether:
• the related pro forma adjustments give appropriate effect to those criteria; and
• the Pro Forma Financial Information reflects the proper application of those
adjustments to the unadjusted financial information.
The procedures selected depend on the reporting accountants’ judgment, having regard to
the reporting accountants’ understanding of the nature of the Group, the transaction in respect
of which the Pro Forma Financial Information has been compiled, and other relevant
engagement circumstances.
The engagement also involves evaluating the overall presentation of the Pro Forma
Financial Information.
We believe that the evidence we have obtained is sufficient and appropriate to provide a
basis for our opinion.
Opinion
In our opinion:
(a) the Pro Forma Financial Information has been properly compiled on the basis stated;
(b) such basis is consistent with the accounting policies of the Group; and
(c) the adjustments are appropriate for the purpose of the Pro Forma Financial
Information as disclosed pursuant to paragraph 4.29(1) of the Listing Rules.
Yours faithfully,
Certified Public Accountants
Hong Kong
30 October 2019
– II-5 –
APPENDIX III PROPERTY VALUATION REPORT
The following is the text of a letter, summary of valuations and valuation report prepared
for the purpose of incorporation in this prospectus received from Cushman & Wakefield
Limited, an independent property valuer, in connection with its opinion of values of the Group
in the PRC as at 31 July 2019.
16th Floor
Jardine House
1 Connaught Place
Central
Hong Kong
30 October 2019
The Directors
Sinic Holdings (Group) Company Limited
7th Floor, Hong Qiao Vanke Center T6
No. 988 Shen Chang Road
Min Hang District
Shanghai
PRC
Dear Sirs,
RE: PORTFOLIO VALUATION
Instructions, We refer to the instruction of Sinic Holdings (Group) Company Limited
Purpose & (the “Company”) for Cushman & Wakefield Limited (“C&W”) to
Valuation Date prepare market valuations of the properties in which the Company
and/or its subsidiaries (together referred to as the “Group”) have
interests in the People’s Republic of China (the “PRC”). We confirm
that we have carried out inspections, made relevant enquiries and
obtained such further information as we consider necessary for the
purpose of providing the Company with our opinion of the values of the
properties as at 31 July 2019 (the “valuation date”).
– III-1 –
APPENDIX III PROPERTY VALUATION REPORT
Valuation Basis Our valuation of each of the properties represents its market value which
in accordance with The HKIS Valuation Standards 2017 Edition
published by The Hong Kong Institute of Surveyors is defined as “the
estimated amount for which an asset or liability should exchange on the
valuation date between a willing buyer and a willing seller in an arm’s
length transaction, after proper marketing and where the parties had
each acted knowledgeably, prudently and without compulsion”.
We confirm that the valuations are undertaken in accordance with The
HKIS Valuation Standards 2017 Edition issued by The Hong Kong
Institute of Surveyors.
In valuing the properties, we have complied with the requirements set
out in Chapter 5 and Practice Note 12 of the Rules governing the Listing
of Securities published by the Stock Exchange of the Hong Kong
Limited.
We also confirm that we are an independent qualified valuer, as referred
to Rule 5.08 of the Rules Governing the Listing of Securities on the
Stock Exchange of Hong Kong Limited.
Our valuation of each of the properties is on an entirety interest basis.
Valuation Our valuations of the properties exclude an estimated price inflated or
Assumptions deflated by special terms or circumstances such as a typical financing,
sale and leaseback arrangement, special considerations or concessions
granted by anyone associated with the sale, or any element of value
available only to a specific owner or purchaser.
In the course of our valuation of the properties, we have assumed that
transferable land use rights in respect of the properties for their
respective specific terms at nominal annual land use fees have been
granted and that any premium payable has already been fully paid. We
have relied on the advice given by the Company regarding the title to the
properties and the interest in the properties.
In valuing the properties, we have assumed that the owner of each of the
properties has enforceable title to the properties and has free and
uninterrupted rights to use, occupy or assign the properties for the whole
of the unexpired terms as granted.
– III-2 –
APPENDIX III PROPERTY VALUATION REPORT
We have assumed that all consents, approvals and licences from relevant
government authorities for the developments have been obtained
without onerous conditions or delays. We have also assumed that the
design and construction of the development are in compliance with the
local planning and other relevant regulations and have been approved by
the relevant authorities.
No allowances have been made in our valuations for any charges,
mortgages or amounts owing on the properties nor any expenses or
taxation which may be incurred in effecting a sale. Unless otherwise
stated, it is assumed that the properties are free from encumbrances,
restrictions and outgoings of any onerous nature which could affect their
values.
Method of In valuing the properties in Group I, property no. 20 in Group II and
Valuation properties in Group IV we have valued the properties using Market
Comparison Method by making reference to comparable sales evidence
as available in the relevant market subject to appropriate adjustments
including but not limited to size, time and other relevant factors.
In respect of property Nos. 21 to 25 in Group II which are completed
and held for investment in the PRC, we have used Investment Method
by capitalising the rental income derived from the existing tenancies, if
any, with due provision for the reversionary potential or Market
Comparison Method by making reference to comparable sales evidence
as available in the relevant market.
When using Investment Method, we have mainly made reference to
lettings within the subject property as well as other relevant comparable
rental evidence of properties of similar use type subject to appropriate
adjustments including but not limited to location, accessibility, age,
quality, size, time and other relevant factors.
The capitalisation rates adopted in our valuations are based on our
analyses of the yields of properties of similar use type after due
adjustments. Such capitalisation rates are estimated by reference to the
yields generally expected by the market for comparable properties of
similar use type, which implicitly reflect the type and quality of the
properties, the expectation of the potential future rental growth, capital
appreciation and relevant risk factors. The capitalisation rates adopted
are reasonable and in line with the market norm having regard to the
aforesaid analyses.
– III-3 –
APPENDIX III PROPERTY VALUATION REPORT
Unless otherwise stated, we have valued property no. 19 in Group II and
the properties in Group III on the basis that each of the properties will
be developed and completed in accordance with the latest development
proposals provided to us by the Group. We have assumed that all
consents, approvals and licences from relevant government authorities
for the development proposals have been obtained without onerous
conditions or delays. We have also assumed that the design and
construction of the developments are in compliance with the local
planning and other relevant regulations and have been approved by the
relevant authorities. In arriving at our valuations, we have adopted
Market Comparison Method by making reference to comparable sales
evidence as available in the relevant market and have also taken into
account the expended construction costs as well as the costs that will be
expended to complete the developments. The development value if
completed represents our opinion of the aggregate values of the
development assuming it had been completed at the valuation date.
We have attributed no commercial value to the properties in Group V as
the land use rights certificate of the properties have not been obtained.
As per the Group’s instruction, for reference purpose, we have provided
a hypothetical value for reference by Market Comparison Method
assuming the Group had obtained the State-owned Land Use Rights
Certificate of the property, been entitled to transfer the property and all
land premium or other onerous payment had been fully settled to the
government.
Source of In the course of our valuation, we have relied to a very considerable
Information extent on the information given to us by the Group and its legal adviser,
King & Wood Mallesons, regarding the title to the properties and the
interests of the Group in the properties. We have made a reasonable
inspections and inquiries on the information provided by the Group. We
have accepted advice given by the Group on such matters as planning
approvals or statutory notices, easements, tenure, identification of land
and buildings, particulars of occupancy, tenancy details, site and floor
areas, site and floor plans, completion date of buildings, number of
parking spaces, construction cost, construction time schedule, interest
attributable to the Group and all other relevant matters.
Dimensions, measurements and areas are based on the copies of
documents or other information provided to us by the Company and are
therefore only approximations. No on-site measurement has been
carried out. We have had no reason to doubt the truth and accuracy of
the information provided by the Company which is material to the
valuations. We were also advised that no material facts have been
omitted from the information provided to us.
– III-4 –
APPENDIX III PROPERTY VALUATION REPORT
Title Investigation We have been provided with copies of the title documents relating to the
properties but have not carried out any land title searches. Moreover, we
have not inspected the original documents to verify ownership or to
ascertain any amendments which may not appear on the copies handed
to us. We are also unable to ascertain the title of the properties in the
PRC and we have therefore relied on the advice given by the Company
regarding its interests in the properties.
In the course of our valuation, we have relied to a considerable extent
on the information given by the Group and its legal adviser, King &
Wood Mallesons, in respect of the title to the properties in the PRC.
Site Inspection Joan Chai (Senior Manager, 12 years of experience) and Shirley Li
(Senior Valuer, 1 year of experience) of our Chengdu office; Ada Chai
(Assistant Manager, 3 years of experience), Jessie Zhang (Assistant
Manager, 3 years of experience) and Kay Zhu (Senior Valuer, 1 year of
experience) of our Changsha office; Mirro Zhou (Assistant Valuer, 4
years of experience), Vikki Fang (Valuer, 2 years of experience) and
Wynne Wang (Assistant Manager, 6 years of experience) of our
Hangzhou office; Sarah Zhang (Assistant Manager, 3 years of
experience) of our Nanjing office; Joyce Tan (Senior Manager, 9 years
of experience), Jun Wang (Manager, 8 years of experience) and Susie Li
(Valuer, 1 year of experience) of our Shanghai office; Cathy Tang
(Valuer, 1 years of experience), Julino Luo (Assistant Manager, 3 years
of experience), LiZheng Li (Senior Manager, 8 year of experiences),
Mindy Yao (Valuer, 1 year of experience) and Vicky Wang (Assistant
Manager, 2 years of experience) of our Shenzhen office; and Andy Zhao
(Senior Manager, 13 years of experience), Candy Nie (Manager, 10
years of experience) and Glenn Lu (Senior Manager, 11 years of
experiences) of our Wuhan office; inspected the exterior and, where
possible, the interior of the properties in between November 2018 and
September 2019. However, no structural survey has been made, but in
the course of our inspections, we did not note any serious defects. We
are, however, not able to report that the properties are free of rot,
infestation or other structural defects. No test was carried out on any of
the services. Our valuations are prepared on the assumption that these
aspects are satisfactory.
Moreover, we have not carried out investigation on site to determine the
suitability of the soil conditions and the services etc. for any future
development. Our valuations are prepared on the assumption that these
aspects are satisfactory and that no extraordinary expenses or delays
will be incurred during the construction period.
Unless otherwise stated, we have not carried out detailed on-site
measurements to verify the site and floor areas of the properties and we
have assumed that the areas shown on the documents handed to us are
correct.
– III-5 –
APPENDIX III PROPERTY VALUATION REPORT
Currency Unless otherwise stated, all monetary amounts stated in our valuation
report are in Renminbi (“RMB”), the official currency of the PRC.
Confirmation of We hereby confirm that C&W and the undersigned have no pecuniary or
Independence other interests that could conflict with the proper valuation of the
properties or could reasonably be regarded as being capable of affecting
our ability to give an unbiased opinion.
Intended Use and This valuation report is issued only for the use of the Company for
User of Report inclusion into its prospectus.
We enclose herewith a summary of valuations and our valuation report for your attention.
Yours faithfully,
For and on behalf of
Cushman & Wakefield Limited
Andrew K. F. Chan
MSc, MRICS, FHKIS, MCIREA, RPS (GP)
Managing Director
Valuation & Advisory Services, Greater China
Note: Andrew K.F. Chan is a member of the Royal Institution of Chartered Surveyors, a Fellow Member of the Hong
Kong Institute of Surveyors and a Registered Professional Surveyor (General Practice). Mr. Chan has over 30
years of experience in the professional property valuation and advisory services in the Greater China region
and various overseas countries. Mr. Chan has sufficient current national knowledge of the market, and the
skills and understanding to undertake the valuations competently.
– III-6 –
APPENDIX III PROPERTY VALUATION REPORT
SUMMARY OF VALUATIONS
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
Group I — Properties held by the Group for sale in the PRC
1. The unsold portions of 75,000,000 100 75,000,000
Huizhou East Yuan,
Daya Bay Economic and
Technological
Development Zone,
Huizhou,
Guangdong Province,
the PRC
(惠州東園)
2. The unsold portions of 1,250,000,000 100 1,250,000,000
Huizhou Dibo Wan
Phase I,
Huiyang District
Huizhou,
Guangdong Province,
the PRC
(惠州帝泊灣I期)
3. The unsold portions of 1,090,000,000 100 1,090,000,000
Huizhou Xinli City,
Huicheng District,
Huizhou,
Guangdong Province,
the PRC
(惠州新力城)
– III-7 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
4. The unsold portions of 260,000,000 100 260,000,000
Wuxi Dibo Wan,
Binhu District,
Wuxi,
Jiangsu Province,
the PRC
(無錫帝泊灣)
5. The unsold portions of 214,000,000 100 214,000,000
Ganzhou Dibo Wan
Phase II,
Economic and
Technological
Development Zone,
Ganzhou,
Jiangxi Province,
the PRC
(贛州帝泊灣II期)
6. The unsold portions of 890,000,000 100 890,000,000
Nanchang Yayuan,
Zhou Yue,
Xihu District,
Nanchang,
Jiangxi Province,
the PRC
(南昌雅園、洲悅)
7. The unsold portions of 33,000,000 64 21,120,000
Fengcheng Dibo Wan,
Hezhou street,
Fengcheng,
Jiangxi Province,
the PRC
(豐城帝泊灣)
– III-8 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
8. The unsold portions of 38,000,000 100 38,000,000
Nanchang Jinsha Wan,
Nanchang County,
Nanchang,
Jiangxi Province,
the PRC
(南昌金沙灣)
9. The unsold portions of 492,000,000 100 492,000,000
Nanchang Yinhu Wan,
Nanchang County,
Nanchang,
Jiangxi Province,
the PRC
(南昌銀湖灣)
10. The unsold portions of 66,110,000 70 46,277,000
Nanchang Yujing Wan,
Duhui,
Changnan Xincheng,
Nanchang,
Jiangxi Province,
the PRC
(南昌愉景灣、都薈)
11. The unsold portions of 317,000,000 100 317,000,000
Phase 1
Nanchang Long Wan,
Jiulong Lake Area,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌龍灣)
– III-9 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
12. The unsold portions of 1,368,000,000 100 1,368,000,000
Nanchang Amber Yuan
Phase I and II,
Jiulong Lake Area,
Nanchang,
Jiangxi Province,
the PRC
(南昌琥珀園I及II期)
13. The unsold portions of 671,000,000 100 671,000,000
Nanchang Sinic Center,
Xihu District,
Nanchang,
Jiangxi Province,
the PRC
(南昌新力中心)
14. The unsold portions of 1,670,000,000 100 1,670,000,000
Nanchang Xi Yuan,
Wangcheng Economic and
Technological
Development Zone,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌禧園)
– III-10 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
15. The unsold portions of 420,000,000 51 214,200,000
Nanchang Yulong Wan,
Wangcheng Economic and
Technological
Development Zone,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌鈺瓏灣)
16. The unsold portions of 11,000,000 100 11,000,000
Nanchang Dibo Wan,
Nanchang,
Jiangxi Province,
the PRC
(南昌帝泊灣)
17. The unsold portions of 16,800,000 79 13,272,000
Wuhan Amber Yuan,
Hanyang District,
Wuhan,
Hubei Province,
the PRC
(武漢琥珀園)
18. The unsold portions of 618,000,000 100 618,000,000
Wuhan Dibo Wan,
Panlongcheng Economic
Development Zone,
Huangpi District,
Wuhan,
Hubei Province,
the PRC
(武漢帝泊灣)
Sub-total: 9,499,910,000 9,258,869,000
– III-11 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
Group II — Properties held by the Group for investment in the PRC
19. The property under 285,000,000 100 285,000,000
construction known as
Nanchang Park No. 1,
Nanchang High-tech
Development Zone,
Phase II,
Nanchang,
Jiangxi Province,
the PRC
(南昌公園壹號)
20. The property under 580,000,000 100 580,000,000
construction known as
Phase 2 of Nanchang
Times Square,
Nanchang High-tech
Development Zone,
Nanchang,
Jiangxi Province,
the PRC
(南昌時代廣場二期)
21. The retail portion of 2,600,000 100 2,600,000
Nanchang Jinsha Wan,
Nanchang,
Jiangxi Province,
the PRC
(南昌金沙灣)
22. The retail portion of 8,800,000 100 8,800,000
Nanchang Yinhu Wan,
Nanchang County,
Nanchang,
Jiangxi Province,
the PRC
(南昌銀湖灣)
– III-12 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
23. The commercial podium of 450,000,000 70 315,000,000
Nanchang Yujing Wan,
Duhui,
Changnan Xincheng,
Nanchang,
Jiangxi Province,
the PRC
(南昌愉景灣都薈)
24. The retail portion of 1,230,000 51 627,300
Nanchang Yulong Wan,
Wangcheng Economic and
Technological
Development Zone,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌鈺瓏灣)
25. The retail portion, 3,400,000 100 3,400,000
commercial podium,
Nanchang Dibo Wan,
Nanchang,
Jiangxi Province,
the PRC
(南昌帝泊灣)
Sub-total: 1,331,030,000 1,195,427,300
– III-13 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
Group III — Properties held by the Group under development in the PRC
26. The property under 1,410,000,000 100 1,410,000,000
construction known as
Huizhou Dong Yuan
Phase I,
Daya Bay Economic
and Technological
Development Zone,
Huizhou,
Guangdong Province,
the PRC
(惠州東園I期)
27. The property under 1,080,000,000 75 810,000,000
construction known as
Huizhou Amber Yuan,
Daya Bay Economic and
Technological
Development Zone,
Huizhou,
Guangdong Province,
the PRC
(惠州琥珀園)
28. The property under 900,000,000 100 900,000,000
construction known as
Huizhou Upper Yuan,
Daya Bay Economic and
Technological
Development Zone,
Huizhou,
Guangdong Province,
the PRC
(惠州上園)
– III-14 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
29. The property under 960,000,000 100 960,000,000
construction known as
Xiangshan Ju,
Daya Bay Economic and
Technological
Development Zone,
Huizhou,
Guangdong Province,
the PRC
(惠州香山居)
30. The property under 1,030,000,000 100 1,030,000,000
construction known as
Huizhou Dibo Wan,
Zhenlong Town,
Huiyang District
Huizhou,
Guangdong Province,
the PRC
(惠州帝泊灣I期)
31. The property under 566,000,000 100 566,000,000
construction known as
Huizhou Dibo Wan Phase II,
Zhenlong Town,
Huiyang District
Huizhou,
Guangdong Province,
the PRC
(惠州帝泊灣II期)
(君悅灣)
– III-15 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
32. The property under 670,000,000 100 670,000,000
construction known as
Huizhou Long Wan,
Economic and
Technological
Development Zone,
Huiyang District,
Huizhou,
Guangdong Province,
the PRC
(惠州瓏灣)
33. The property under 1,190,000,000 100 1,190,000,000
construction known as
Huizhou Rui Yuan,
Tuhu Village,
Huiyang District
Huizhou,
Guangdong Province,
the PRC
(惠州睿園)
34. The property under 355,000,000 100 355,000,000
construction known as
Huizhou Xi Yuan,
Huiyang District,
Huizhou,
Guangdong Province,
the PRC
(惠州璽園)
– III-16 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
35. The property under 4,290,000,000 100 4,290,000,000
construction known as
Huizhou Sinic City,
Huicheng District,
Huizhou,
Guangdong Province,
the PRC
(惠州新力城)
36. The property under 440,000,000 100 440,000,000
construction known as
Qingyuan Feicui Wan,
Qingyuan,
Guangdong Province,
the PRC
(清遠翡翠灣)
37. The property under 1,140,000,000 100 1,140,000,000
construction known as
Guangzhou Amber Yuan,
Huadu District,
Guangzhou,
Guangdong Province,
the PRC
(廣州琥珀園)
38. The property under 775,000,000 100 775,000,000
construction known as
Zhongshan Feicui Wan,
Zhongshan,
Guangdong Province,
the PRC
(中山翡翠灣)
– III-17 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
39. The property under 1,650,000,000 100 1,650,000,000
construction known as
Wuxi Dibo Wan Phase II,
Binhu District,
Wuxi,
Jiangsu Province,
the PRC
(無錫帝泊灣II期)
40. The property under 880,000,000 100 880,000,000
construction known as
Kunshan Chenghu Yard
No. 1,
Ba Cheng Town,
Kunshan,
Jiang Su Province,
the PRC
(昆山澄湖壹號院)
41. The property under 850,000,000 100 850,000,000
construction known as
Kunshan Central Park,
Gaoxin District,
Kunshan,
Jiangsu Province,
the PRC
(昆山中央公園)
42. The property under 1,262,000,000 70 883,400,000
construction known as
Suzhou Bo Yuan,
Wuzhong District,
Suzhou
the PRC
(蘇州鉑園)
– III-18 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
43. The property under 610,000,000 100 610,000,000
construction known as
Zhuji Dibo Wan,
Caota District,
Zhuji,
Zhejiang Province,
the PRC
(諸暨帝泊灣)
44. The property under 260,000,000 100 260,000,000
construction known as
Cixi Dibo Wan,
Cixi,
Zhejiang Province,
the PRC
(慈溪帝泊灣)
45. The property under 483,000,000 100 483,000,000
construction known as
Ruian Dibo Wan,
Development Zone of
Ruian Economic Area,
Ruian,
Zhejiang Province,
the PRC
(瑞安帝泊灣)
46. The property under 1,680,000,000 100 1,680,000,000
construction known as
Ganzhou Dibo Wan Phase I,
Economic and
Technological
Development Zone,
Ganzhou,
Jiangxi Province,
the PRC
(贛州帝泊灣I期)
– III-19 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
47. The property under 810,000,000 100 810,000,000
construction known as
Ganzhou Dibo Wan Phase II,
Economic and
Technological
Development Zone,
Ganzhou,
Jiangxi Province,
the PRC
(贛州帝泊灣II期)
48. The property under 790,000,000 60 474,000,000
construction known as
Ganzhou Yulong Wan,
Hongxing village
Zhanggong District,
Ganzhou,
Jiangxi Province,
the PRC
(贛州鈺瓏灣)
49. The property under 140,000,000 100 140,000,000
construction known as
Ganzhou Yinhu Wan,
Ganxian,
Ganzhou,
Jiangxi Province,
the PRC
(贛州銀湖灣)
– III-20 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
50. The property under 690,000,000 100 690,000,000
construction known as
Ji’an Dibo Wan,
Jian,
Jiangxi Province,
the PRC
(吉安帝泊灣)
51. The property under 1,110,000,000 100 1,110,000,000
construction known as
Nanchang Jin Yuan,
Qingyunpu District,
Nanchang,
Jiangxi Province,
the PRC
(南昌錦園)
52. The property under 730,000,000 100 730,000,000
construction known as
Nanchang Jinrui Yuan,
Qingyunpu District,
Nanchang,
Jiangxi Province,
the PRC
(南昌錦睿園)
53. The property under 240,000,000 64 153,600,000
construction known as
Fengcheng Dibo Wan,
Fengcheng,
Jiangxi Province,
the PRC
(豐城帝泊灣)
– III-21 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
54. The property under 1,280,000,000 100 1,280,000,000
construction known as
Phase I, Nanchang
Park No. 1,
Nanchang High-tech
Development Zone,
Nanchang,
Jiangxi Province,
the PRC
(南昌公園壹號I期)
55. The property under 1,900,000,000 100 1,900,000,000
construction known as
Phase I,
Nanchang Times Square,
Nanchang High-tech
Development Zone,
Nanchang,
Jiangxi Province,
the PRC
(南昌時代廣場I期)
– III-22 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
56. The property under 1,370,000,000 100 1,370,000,000
construction known as
Nanchang Bo Yuan,
Jiulong Lake New Area,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌鉑園)
57. The property under 180,000,000 100 180,000,000
construction known as
Nanchang Yinhu Wan,
Nanchang County,
Nanchang,
Jiangxi Province,
the PRC
(南昌銀湖灣)
– III-23 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
58. The property under 330,000,000 51 168,300,000
construction known as
Nanchang Xingtang Wan,
Xiangtang Village,
Xiangtang Town,
Nanchang County,
Nanchang,
Jiangxi Province,
the PRC
(南昌星塘灣)
59. The development site for 1,020,000,000 100 1,020,000,000
the proposed development
to be known as
Wo Yuan,
Gaoxin District,
Nanchang,
Jiangxi Province,
the PRC
(南昌渥園)
60. The property under 2,750,000,000 100 2,750,000,000
construction known as
Nanchang Long Wan,
Jiulong Lake Area,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌龍灣)
– III-24 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
61. The property under 1,474,000,000 100 1,474,000,000
construction known as
Nanchang Amber Yuan,
Jiulong Lake Area,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌琥珀園)
62. The property under 1,850,000,000 100 1,850,000,000
construction known as
Nanchang Dong Yuan,
Jiulong Lake Area,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌東園)
63. The property under 950,000,000 100 950,000,000
construction known as
Nanchang Lan Wan,
South of Yingxiong Road,
East of Huanggu Road,
Economic and
Technological
Development Zone,
Nanchang,
Jiangxi Province,
the PRC
(南昌瀾灣)
– III-25 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
64. The property under 690,000,000 100 690,000,000
construction known as
Nanchang Rong Yuan,
Xihu District,
Nanchang,
Jiangxi Province,
the PRC
(南昌榕園)
65. The property under 410,000,000 100 410,000,000
construction known as
Nanchang Qinglan Wan,
Minhe Town,
Jinxian County,
Nanchang,
Jiangxi Province,
the PRC
(南昌青嵐灣)
66. The property under 810,000,000 100 810,000,000
construction known as
Nanchang Xi Yuan,
Wangcheng Economic and
Technological
Development Zone,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌禧園)
– III-26 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
67. The property under 57,000,000 51 29,070,000
construction known as
Nanchang Yulong Wan,
Wangcheng Economic and
Technological
Development Zone,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌鈺瓏灣)
68. The property under 2,780,000,000 100 2,780,000,000
construction known as
Nanchang Sinic City,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌新力城)
69. The property under 398,000,000 100 398,000,000
construction known as
Nanchang Jiang Yue,
Jiulong Lake Area,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌江悅)
– III-27 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
70. The property under 240,000,000 95 228,000,000
construction known as
Nanchang Jingdezhen Dibo
Wan,
Jingde,
Jiangxi Province,
the PRC
(景德鎮帝泊灣)
71. The property under 550,000,000 100 550,000,000
construction known as
Jinsha Wan,
Tongyuan Village,
Xinzhou District,
Wuhan,
Hubei Province,
the PRC
(武漢金沙灣)
– III-28 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
72. The property under 960,000,000 100 960,000,000
construction known as
Wuhan Dibo Wan,
Panlongcheng Economic
Development Zone,
Huangpi District,
Wuhan,
Hubei Province,
the PRC
(武漢帝泊灣)
73. The property under 450,000,000 99 445,500,000
construction known as
Phases I of Changsha Zi
Yuan,
Kaifu District,
Changsha,
Hunan Province,
the PRC
(長沙紫園I期)
74. The property under 610,000,000 99 603,900,000
construction known as
Changsha Yulong Wan,
Changsha,
Hunan Province,
the PRC
(長沙鈺瓏灣)
75. The property under 1,555,000,000 100 1,555,000,000
construction known as
Changsha Bo Yuan
Phase I,
Changsha,
Hunan Province,
the PRC
(長沙鉑園I期)
– III-29 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
76. The property under 600,000,000 100 600,000,000
construction known as
Phase 1 of Chengdu Jade
Wan,
Qingbaijiang District,
Chengdu,
Sichuan Province,
the PRC
(成都翡翠灣)
77. The property under 484,000,000 100 484,000,000
construction known as
Chengdu Amber Yuan,
Chengdu,
the PRC
(成都琥珀園)
Sub-total: 50,689,000,000 49,425,770,000
– III-30 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
Group IV — Properties held by the Group for future development in the PRC
78. The development site for 490,000,000 100 490,000,000
the proposed development
to be known as
Huizhou Lan Wan,
Daya Bay Economic and
Technological
Development Zone,
Huizhou,
Guangdong Province,
the PRC
(惠州藍灣)
79. The development site for 393,000,000 100 393,000,000
the proposed development
to be known as
Huizhou Ya Yuan,
North of Hutou Mountain
of Daya Bay Economic and
Technological
Development Zone,
Huizhou,
Guangdong Province,
the PRC
(惠州雅園)
80. The development site for 980,000,000 100 980,000,000
the proposed development
to be known as Huizhou
Gaoling Village,
Huiyang District,
Huizhou,
Guangdong Province,
the PRC
(惠州市高嶺村)
– III-31 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
81. The development site for 670,000,000 100 670,000,000
the proposed development
to be known as
Guangzhou Amber Yuan,
Huadu District,
Guangzhou,
Guangdong Province,
the PRC
(廣州琥珀園)
82. The development site for 81,000,000 100 81,000,000
the proposed development
to be known as
Ganzhou Yinhu Wan,
Ganxian,
Ganzhou,
Jiangxi Province,
the PRC
(贛州銀湖灣)
83. The development site for 430,000,000 100 430,000,000
the proposed development
to be known as
Nanchang Times Square
Phase II,
East of Minjia Road
Nanchang High-tech
Development Zone,
Nanchang,
Jiangxi Province,
the PRC
(南昌時代廣場II期)
– III-32 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
84. The development site for 770,000,000 100 770,000,000
the proposed development
to be known as
Nanchang Dong Yuan,
Jiulong Lake Area,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌東園)
85. The development site for 1,280,000,000 100 1,280,000,000
the proposed development
to be known as
Nanchang Xi Yuan,
Wangcheng Economic and
Technological
Development Zone,
Xinjian District,
Nanchang,
Jiangxi Province,
the PRC
(南昌禧園)
– III-33 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
86. The development known as 9,300,000 99 9,207,000
Phase I of
Changsha Zi Yuan,
Kaifu District,
Changsha,
Hunan Province,
the PRC
(長沙紫園I期)
87. The development known as 135,700,000 99 134,343,000
Phase II of
Changsha Zi Yuan,
Kaifu District,
Changsha,
Hunan Province,
the PRC
(長沙紫園II期)
88. The development site for 170,000,000 100 170,000,000
the proposed development
to be known
Changsha Bo Yuan,
Changsha,
Hunan Province,
the PRC
(長沙鉑園)
89. The development site for 640,000,000 94.05 601,920,000
the proposed development
to be known as
Changsha Amber Yuan,
Kaifu District,
Changsha,
Hunan Province,
the PRC
(長沙琥珀園)
– III-34 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
90. The development site for 530,000,000 99 524,700,000
the proposed development
to be known as Phases I of
Changsha Dibo Wan,
Wangcheng District,
Changsha,
Hunan Province,
the PRC
(長沙帝泊灣)
91. The development site for 92,000,000 60 55,200,000
the proposed development
to be known as
Weifang Dibo Wan,
Hanting District,
Weifang,
Shandong Province,
the PRC
(濰坊帝泊灣)
92. A parcel of land 820,000,000 48 393,600,000
(3501282016B00011) with
73 Mu,
Pingtan,
Fuzhou,
Fujiang Province,
the PRC
93. A parcel of land (E1902) 541,000,000 100 541,000,000
with 49.6 Mu,
Hefei,
Anhui Province,
the PRC
94. A parcel of land with 102 1,075,000,000 70 752,500,000
(XZQTD242) Mu,
Hefei,
Anhui Province,
the PRC
Sub-total: 9,107,000,000 8,276,470,000
– III-35 –
APPENDIX III PROPERTY VALUATION REPORT
Market value
in existing state
Market value as at
in existing state Attributable 31 July 2019
as at interest to attributable to
Property 31 July 2019 the Group the Group
RMB % RMB
Group V — Properties to be acquired by the Group for future development in the
PRC
95. A parcel of land No commercial 100 No commercial
(XDG-2019-16) with 120 value value
Mu,
Wuxi,
Jiangsu Province,
the PRC
96. A parcel of land No commercial 100 No commercial
(SLG-107-2018-011) with value value
92 Mu,
Chengdu,
Sichuan Province,
the PRC
97. A parcel of land (2018 G No commercial 48 No commercial
042) with 32 Mu, value value
Pingtan,
Fujiang Province,
the PRC
Sub-total: No commercial No commercial
value value
Total: 70,626,940,000 68,156,536,300
– III-36 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Group I — Properties held by the Group for sale in the PRC
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
1. The unsold The property comprises car park As at the valuation RMB75,000,000
portions of of a comprehensive development date, the property was (Renminbi Seventy
Huizhou Dong completed in 2019. vacant. Five Million)
Yuan, Daya Bay
Economic and The property has a total gross
Technological floor area of 22,018.79 sq m.
Development
Zone, The property is located in the
Huizhou, center of Daya Bay District.
Guangdong Developments nearby are mainly
Province, residential and commercial in
the PRC nature. According to the
(惠州東園) information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for a
term due to expire on 12 May
2078 for residential use and due
to expire on 12 May 2048 for
commercial use.
Notes:
(1) According to a State-owned Land Use Rights Certificate issued by the Huizhou Land Resources Bureau (惠
州國土資源局), the land use rights of an enlarged development including the property with a total site area of
82,338 sq m have been vested in 惠州大亞灣新際房地產開發有限公司 (Huizhou Daya Bay Xinji Real Estate
Development Co., Ltd).
– III-37 –
APPENDIX III PROPERTY VALUATION REPORT
(2) In valuing the property, we have assumed about RMB120,000 per lot for the car park spaces with title.
In undertaking our valuation of the property, we have made reference to various recent sales prices of car
parking spaces within the same district. The price ranges from about RMB100,000 to RMB150,000 per lot. The
unit rate assumed by us is consistent with the relevant comparables after due adjustments. Due adjustments to
the unit rates of those sales transactions have been made to reflect these factors including but not limited to
age and location in arriving at the key assumptions.
(3) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws.
(b) Huizhou Daya Bay Xinji Real Estate Development Co., Ltd is the legal land user of the property and
has obtained the relevant certificates and approval from the government in respect of the construction
of the property in accordance with its existing development progress; and
(c) Huizhou Daya Bay Xinji Real Estate Development Co., Ltd has the rights to freely lease, transfer,
mortgage and dispose of the land use rights and building ownership of the property subject to the
regulations related to the existing mortgage and sales agreement.
– III-38 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
2. The unsold The property comprises various As at the valuation RMB1,250,000,000
portions of residential and commercial units date, the property was (Renminbi One
Huizhou Dibo of a comprehensive development vacant. Billion Two Hundred
Wan Phase I, completed in 2019. and Fifty Million)
Huiyang District
Huizhou, The property has a gross floor
Guangdong areas as follows:—
Province,
the PRC Gross Floor
(惠州帝泊灣I期) Use Area
(sq m)
Residential 127,031.91
Commercial 3,736.36
Car park 29,503.76
Total: 160,272.03
The property is located in the
sub-urban of Huiyang District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential, office and
commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 19 May
2087 for residential use and due
to expire on 19 May 2057 for
commercial use.
Notes:
(1) According to a State-owned Land Use Rights Certificate issued by the Huizhou Land Resources Bureau (惠
州國土資源局), the land use rights of an enlarged development including the property with a total site area of
122,152.00 sq m have been vested in 惠州市均榮實業有限公司 (Huizhou Junrong Investment Co., Ltd).
(2) According to 2 Completion and Acceptance Certificates for Construction Works, the property has been
completed.
(3) According to the Group, portions of the property with a total gross floor area of 129,306.65 sq m have been
committed for sale at a total consideration of approximately RMB1,134,076,000. We have included such
portions and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB9,000 per sq m for the residential portion, RMB11,500
per sq m for the commercial portion and RMB100,000 per lot for the car park portion with title.
– III-39 –
APPENDIX III PROPERTY VALUATION REPORT
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential, office and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential developments with ancillary commercial accommodations within
the same district. The price of residential premises ranges from about RMB8,500 to RMB9,500 per sq m. The
price of office premises ranges from about RMB10,000 to RMB12,000 per sq m. The price of commercial
premises ranges from about RMB13,000 to RMB16,000 per sq m. In respect of car parking spaces, the price
ranges from about RMB100,000 to RMB140,000 per lot. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws.
(b) Huizhou Junrong Investment Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Junrong Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-40 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
3. The unsold The property comprises various As at the valuation RMB1,090,000,000
portions of residential units of a date, the property was (Renminbi
Huizhou comprehensive development vacant. One Billion and
Xinli City, completed in 2019. Ninety Million)
Huicheng District,
Huizhou, The property has gross floor
Guangdong areas as follows:—
Province,
the PRC Gross Floor
(惠州新力城) Use Area
(sq m)
Residential 79,486.03
Car park 68,960.20
Total: 148,446.23
The property is located in the
center of Huicheng District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 1 May
2077 for residential use and due
to expire on 1 May 2047 for
commercial use.
Notes:
(1) According to 5 State-owned Land Use Rights Certificates issued by the Huizhou Municipal People’s
Government (惠州市人民政府), the land use rights of an enlarged development including the property with a
total site area of 475,144.1 sq m have been vested in 惠州市湯普實業有限公司 (Huizhou Tangpu Industrial
Co., Ltd).
(2) According to a Completion and Acceptance Certificate for Construction Works, the property has been
completed.
(3) According to the Group, portions of the property with a total gross floor area of 79,486.03 sq m have been
committed for sale at a total consideration of approximately RMB853,551,000. We have included such portions
and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB10,400 per sq m for the residential portion, and
RMB120,000 per lot for the car park portion with title.
– III-41 –
APPENDIX III PROPERTY VALUATION REPORT
(5) In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential premises and car parking spaces within the same district. These comparable properties are selected
as they have characteristics comparable to the property. We have gathered comparables of similar types of
residential developments with ancillary commercial accommodations within the same district. The price of
residential premises ranges from about RMB10,000 to RMB12,000 per sq m. In respect of car parking spaces,
the price ranges from about RMB100,000 to RMB140,000 per lot. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificates of the property are valid, legal and enforceable under the
PRC laws.
(b) Huizhou Tangpu Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Tangpu Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights and building ownership of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-42 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
4. The unsold The property comprises various As at the valuation RMB260,000,000
portions of residential units of a date, the property was (Renminbi
Wuxi Dibo Wan, comprehensive development vacant. Two Hundred
Binhu District, completed in 2016. Sixty Million)
Wuxi,
Jiangsu Province, The property has a total gross
the PRC floor area of 20,378.98 sq m.
(無錫帝泊灣)
The property is located in the
sub-urban area of Wuxi.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
residential use.
The land use rights of the
property have been granted for a
term due to expire on 3
November 2083 for residential
use.
Notes:—
(1) According to a State-owned Land Use Rights Certificate issued by the Wuxi Binhu Land Resources Bureau,
the land use rights of an enlarged development including the property with a total site area of 57,409.50 sq m
have been vested in 無錫富安金邸房地產有限公司 (Wuxi Fu’an Jindi Real Estate Co., Ltd) with details as
follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2015)012309 11 June 2015 Residential 3 November 2083 57,409.50
(2) According to the Completion and Acceptance Certificates for Construction Works, the property has been
completed.
(3) According to the Group, portions of the property with a total gross floor area of 15,069.20 sq m have been
committed for sale at a total consideration of approximately RMB188,764,000. We have included such portions
and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB13,000 per sq m for the residential property.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of residential premises ranges from about RMB11,600 to
RMB14,200 per sq m. The unit rate assumed by us is consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumption.
– III-43 –
APPENDIX III PROPERTY VALUATION REPORT
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Wuxi Fu’an Jindi Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Wuxi Fu’an Jindi Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-44 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
5. The unsold The property comprises various As at the valuation RMB214,000,000
portions of residential units of a date, the property was (Renminbi Two
Ganzhou Dibo comprehensive development vacant. Hundred and
Wan Phase II, completed in 2019. Fourteen Million)
Economic and
Technological The property has a total gross
Development floor area of 21,674.83 sq m.
Zone,
Ganzhou, The property is located in the
Jiangxi Province, center of economic development
the PRC zone. Developments nearby are
(贛州帝泊灣II期) mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 30 March
2087 for residential use and due
to expire on 30 March 2057 for
retail use.
Notes:
(1) According to a State-owned Land Use Rights Certificate issued by the Ganzhou Real Estate Registration
Bureau (贛州不動產登記局), the land use rights of an enlarged development including the property with a total
site area of 83,934 sq m have been vested in 贛州新力未來置業有限公司 (Ganzhou Xinli Future Property Co.,
Ltd).
(2) According to the Completion and Acceptance Certificates for Construction Works, the property have been
completed.
(3) According to the Group, portions of the property with a total gross floor area of 19,884.28 sq m have been
committed for sale at a total consideration of approximately RMB196,415,900. We have included such portions
and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB9,800 per sq m for the residential property.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of residential premises ranges from about RMB9,100 to
RMB11,000 per sq m. The unit rate assumed by us is consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumption.
– III-45 –
APPENDIX III PROPERTY VALUATION REPORT
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws.
(b) Ganzhou Xinli Future Property Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Ganzhou Xinli Future Property Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-46 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
6. The unsold The property comprises various As at the valuation RMB890,000,000
portions of residential units of a date, the property was (Renminbi Eight
Nanchang Yayuan, comprehensive development vacant. Hundred and Ninety
Zhou Yue, completed in 2017. Million)
Xihu District,
Nanchang, The property has a total gross
Jiangxi Province, floor area of 28,672.53 sq m.
the PRC
(南昌雅園、洲悅) The property is located in the
center of Xihu District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 6 July
2081 for residential use and due
to expire on 6 July 2051 for
commercial use.
Notes:
(1) According to a State-owned Land Use Rights Certificate issued by the Nanchang Municipal People’s
Government (南昌市人民政府), the land use rights of an enlarged development including the property with a
site area of 63,568 sq m have been vested in 江西新力置地投資有限公司 (Jiangxi Sinic Properties Investment
Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2013) D295 8 May 2013 Residential/ 6 July 2081/ 63,568
Commercial 6 July 2051
(2) According to 7 Completion and Acceptance Certificates for Construction Works, portions of the property have
been completed.
(3) According to the Group, portions of the property with a total gross floor area of 14,773.76 sq m have been
committed for sale at a total consideration of approximately RMB501,686,000. We have included such portions
and taken into account the consideration in our valuation.
– III-47 –
APPENDIX III PROPERTY VALUATION REPORT
(4) In valuing the property, we have assumed about RMB27,600 per sq m for the residential property.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of residential premises ranges from about RMB21,000 to
RMB29,000 per sq m. The unit rate assumed by us is consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumption.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Sinic Properties Investment Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Sinic Properties Investment Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights and building ownership of the property subject to the regulations related
to the existing mortgage and sales agreement.
– III-48 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
7. The unsold The property comprises various As at the valuation RMB33,000,000
portions of residential, commercial and date, the property was (Renminbi Thirty
Fengcheng office units of a comprehensive vacant. Three Million)
Dibo Wan, development completed in 2019.
Hezhou street, (64% interest
Fengcheng, The property has gross floor attributable to the
Jiangxi Province, areas as follows:— Group:
the PRC RMB21,120,000)
(豐城帝泊灣) Gross Floor (Renminbi Twenty
Use Area One Million One
(sq m) Hundred and
Twenty Thousand)
Residential 274.92
Commercial 2,642.70
Total: 2,917.62
The property is located in the
sub-urban area of Fengcheng.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
residential/commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 14
February 2082 for residential use
and due to expire on 14 February
2052 for commercial use.
Notes:
(1) According to 2 State-owned Land Use Rights Certificates issued by the Fengcheng Land Resources Bureau (豐
城市國土資源局), the land use rights of an enlarged development including the property with a total site area
of 121,850.90 sq m have been vested in 豐城贛鐵置業有限公司 (Fengcheng Gantie Properties Co., Ltd).
(2) According to the Completion and Acceptance Certificates for Construction Works, the property has been
completed.
(3) In valuing the property, we have assumed about RMB5,800 per sq m for the residential portion and
RMB12,000 per sq m for the commercial portion.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential and commercial premises within the same district. These comparable properties are selected as they
have characteristics comparable to the property. We have gathered comparables of similar types of residential
development within the same district. The price of residential premises ranges from about RMB5,000 to
RMB6,500 per sq m. The price of commercial premises ranges from about RMB10,900 to RMB12,000 per sq
m. The unit rates assumed by us are consistent with the relevant comparables after due adjustments. Due
adjustments to the unit rates of those sales transactions have been made to reflect these factors including but
not limited to age, location, size and quality in arriving at the key assumptions.
– III-49 –
APPENDIX III PROPERTY VALUATION REPORT
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificates of the property are valid, legal and enforceable under the
PRC laws.
(b) Fengcheng Gantie Properties Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Fengcheng Gantie Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-50 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
8. The unsold The property comprises various As at the valuation RMB38,000,000
portions of residential and commercial units date, the property was (Renminbi Thirty
Nanchang Jinsha of a comprehensive development vacant. Eight Million)
Wan, completed in 2019.
Nanchang County,
Nanchang, The property has gross floor
Jiangxi Province, areas as follows:
the PRC
(南昌金沙灣) Gross Floor
Use Area
(sq m)
Residential 1,934.98
Commercial 1,078.48
Total: 3,013.46
The property is located in the
center of Nanchang County.
Developments nearby are mainly
residential and industrial in
nature. According to the
information provided by the
Group, the property is for
residential and retail uses.
The land use rights of the
property have been granted for
terms due to expire on
8 November 2073 for residential
use and due to expire on
8 November 2043 for commercial
use.
Notes:—
(1) According to 6 State-owned Land Use Rights Certificates issued by the People’s Government of Nanchang
County (南昌縣人民政府), the land use rights of an enlarged development including the property with a total
site area of 193,167 sq m have been vested in 江西澳斯屯實業有限公司 (Jiangxi Aositun Industrial Co., Ltd)
with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2013) 00221-1 20 November 2013 Residential/ 8 November 2073/ 34,494
Commercial 8 November 2043
(2013) 00221-2 20 November 2013 Residential/ 8 November 2073/ 39,666
Commercial 8 November 2043
– III-51 –
APPENDIX III PROPERTY VALUATION REPORT
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2013) 00221-3 20 November 2013 Residential/ 8 November 2073/ 31,458
Commercial 8 November 2043
(2013) 00221-4 20 November 2013 Residential/ 8 November 2073/ 35,200
Commercial 8 November 2043
(2013) 00221-5 20 November 2013 Residential/ 8 November 2073/ 29,487
Commercial 8 November 2043
(2013) 00221-6 20 November 2013 Residential/ 8 November 2073/ 22,862
Commercial 8 November 2043
Total: 193,167
(2) In valuing the property, we have assumed about RMB13,000 per sq m for the residential portion and
RMB12,000 per sq m for the commercial portion.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential and commercial premises within the same district. These comparable properties are selected as they
have characteristics comparable to the property. We have gathered comparables of similar types of residential
development with ancillary commercial accommodations within the same district. The price of residential
premises ranges from about RMB11,500 to RMB13,000 per sq m. The price of commercial premises ranges
from about RMB12,000 to RMB16,000 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
(3) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land use Rights Certificates of the property are valid, legal and enforceable under the
PRC laws; and
(b) Jiangxi Aositun Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights and building ownership of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-52 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
9. The unsold The property comprises various As at the valuation RMB492,000,000
portions of residential and commercial units date, the property was (Renminbi Four
Nanchang of a comprehensive development vacant. Hundred and Ninety
Yinhu Wan, completed in 2019. Two Million)
Nanchang County,
Nanchang, The property has gross floor
Jiangxi Province, areas as follows:—
the PRC
(南昌銀湖灣) Gross Floor
Use Area
(sq m)
Commercial 6,284.58
Apartment 70,060.87
Total: 76,345.45
The property is located in the
center of Nanchang County.
Developments nearby are mainly
residential and industrial in
nature. According to the
information provided by the
Group, the property is for
residential, retail and apartment
uses.
The land use rights of the
property have been granted for
terms due to expire on between
17 May 2081 and 29 July 2081
for residential use and due to
expire on between 17 May 2051
and 29 July 2051 for commercial
use.
Notes:
(1) According to 3 State-owned Land Use Rights Certificates issued by the People’s Government of Nanchang
County (南昌縣人民政府), the land use rights of an enlarged development including the property with a total
site area of 132,533 sq m have been vested in 江西和之信投資有限公司 (Jiangxi Hezhixin Investment Co., Ltd)
with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2015) 0090 15 May 2015 Commercial 29 July 2051 29,000
(2015) 0091 15 May 2015 Residential/ 17 May 2081/ 50,200
Commercial 17 May 2051
(2015) 0089 15 May 2015 Residential/ 29 July 2081/ 53,333
Commercial 29 July 2051
Total: 132,533
– III-53 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Completion and Acceptance Certificates for Construction Works, portions of the property
have been completed.
(3) According to the Group, portions of the property with a total gross floor area of 75,376.10 sq m. have been
committed for sale at a total consideration of approximately RMB479,977,500. We have included such portions
and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB12,400 per sq m for residential property.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential and commercial premises as well as car parking spaces within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered the
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB11,500 to RMB13,000 per sq m. The unit rate assumed by us is consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificates of the property are valid, legal and enforceable under the
PRC laws.
(b) Jiangxi Hezhixin Investment Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Hezhixin Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-54 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
10. The unsold The property comprises various As at the valuation RMB66,110,000
portions of residential units of a date, the property was (Renminbi Sixty Six
Nanchang comprehensive development vacant. Million One Hundred
Yujing Wan, completed in between 2016 and And Ten Thousand)
Duhui, 2018.
Changnan (70% interest
Xincheng, The property has a total gross attributable to the
Nanchang, floor area of 6,008.39 sq m. Group:
Jiangxi Province, RMB46,277,000)
the PRC The property is located in the (Renminbi Forty Six
(南昌愉景灣、都 center of Nanchang. Million Two Hundred
薈) Developments nearby are mainly and Seventy Seven
residential and industrial in Thousand)
nature. According to the
information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 17 May
2081 and 29 July 2081
respectively for residential use,
and due to expire on 17 May
2051 and 29 July 2051
respectively for commercial use.
Notes:
(1) According to 3 Real Estate Title Certificates, the real estate title of an enlarged development including property
with a total gross floor area of 38,875.59 sq m has been vested in 南昌順泰置業有限公司 (Nanchang Shuntai
Properties Co., Ltd) for terms from 29 May 2014 to 29 May 2054 for commercial use.
(2) According to the Completion and Acceptance Certificates for Construction Works, portions of the property
have been completed.
(3) In valuing the property, we have assumed about RMB11,000 per sq m for the residential property.
(4) In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of residential premises ranges from about RMB10,900 to
RMB11,000 per sq m. The unit rate assumed by us is consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumptions.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Estate Title Certificates of the property are valid, legal and enforceable under the PRC laws.
(b) Nanchang Shuntai Properties Co., Ltd is the legal owner of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Nanchang Shuntai Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-55 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
11. The unsold The property comprises various As at the valuation RMB317,000,000
portions of commercial units of a date, the property was (Renminbi Three
Phase 1 comprehensive development vacant. Hundred and
Nanchang completed in 2018. Seventeen Million)
Long Wan,
Jiulong Lake Area, The property has a total gross
Xinjian District, floor area of 24,930.51 sq m.
Nanchang,
Jiangxi Province, The property is located in the
the PRC center of Jiulong Lake Area.
(南昌龍灣) Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
commercial uses.
The land use rights of the
property have been granted for
terms due to expire on between
16 July 2084 and 2 February
2085 for residential use and due
to expire on between 16 July
2054 and 29 September 2054 for
commercial use.
Notes:
(1) According to 5 State-owned Land Use Rights Certificates issued by the Nanchang Municipal People’s
Government and the Nanchang Real Estate Registration Bureau (南昌市人民政府、南昌市不動產登記局), the
land use rights of an enlarged development including the property with a total site area of 333,350.58 sq m
have been vested in 南昌寶葫蘆農莊有限公司 (Nanchang Baohulu Farm Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2014) D616 18 July 2014 Residential/ 16 July 2084/ 73,271.16
Commercial 16 July 2054
(2016) 1091409 2 September 2016 Residential/ 2 February 2085/ 144,478.57
Commercial 2 February 2055
– III-56 –
APPENDIX III PROPERTY VALUATION REPORT
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2014) D615 18 July 2014 Residential/ 16 July 2084/ 32,006.85
Commercial 16 July 2054
(2015) D476 19 October 2015 Residential/ 29 September 2084/ 18,992.63
Commercial 29 September 2054
(2015) D477 19 October 2015 Residential/ 29 September 2084/ 64,601.37
Commercial 29 September 2054
Total: 333,350.58
(2) According to 52 Completion and Acceptance Certificates for Construction Works, the property has been
completed.
(3) According to the Group, portions of the commercial portion of the property with a total gross floor area of
14,497.36 sq m have been committed for sale at a total consideration of approximately RMB175,859,000. We
have included such portions and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB13,500 per sq m for the commercial property.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
commercial premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of commercial premises ranges from about RMB11,000
to RMB16,000 per sq m. The unit rate assumed by us is consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumptions.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Nanchang Baohulu Farm Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Nanchang Baohulu Farm Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights and building ownership of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-57 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
12. The unsold The property comprises various As at the valuation RMB1,368,000,000
portions of residential, commercial and date, the property was (Renminbi
Nanchang Amber office units of a comprehensive vacant. One Billion Three
Yuan Phase I development completed in 2018. Hundred and Sixty
and II, Eight Million)
Jiulong Lake Area, The property has gross floor
Nanchang, areas as follows:—
Jiangxi Province,
the PRC Gross Floor
(南昌琥珀園I及 Use Area
II期) (sq m)
Residential 39,424.90
Commercial 24,732.34
Office 53,619.93
Total: 117,777.17
The property is located in the
center of Jiulong Lake Area.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
residential, office and
commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 17 July
2084 for residential use and due
to expire on 17 July 2054 for
commercial use.
Notes:
(1) According to 4 State-owned Land Use Rights Certificates issued by the Nanchang Land Resources Bureau (南
昌國土資源局), the land use rights of an enlarged development including the property with a total site area of
216,756.45 sq m have been vested in 江西駿宇實業有限公司 (Jiangxi Junyu Industrial Co., Ltd) with details
as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2015) D601 25 December 2015 Residential/ 17 July 2084/ 81,615.27
Commercial 17 July 2054
(2013) D598 25 December 2015 Residential/ 17 July 2084/ 104,914.14
Commercial 17 July 2054
– III-58 –
APPENDIX III PROPERTY VALUATION REPORT
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2015) D599 25 December 2015 Commercial 17 July 2054 15,113.52
(2015) D600 25 December 2015 Commercial 17 July 2054 15,113.52
Total: 216,756.45
(2) According to 35 Completion and Acceptance Certificates for Construction Works, the property has been
completed.
(3) According to the Group, portions of the residential portion of the property with a total gross floor area of
38,990.75 sq m have been committed for sale at a total consideration of approximately RMB582,518,000,
portions of the commercial portion of the property with a total gross floor area of 8,053.28 sq m have been
committed for sale at a total consideration of approximately RMB128,841,000 and portions of the office
portion of the property with a total gross floor area of 52,930.79 sq m have been committed for sale at a total
consideration of approximately RMB370,041,000. We have included such portions and taken into account the
consideration in our valuation.
(4) In valuing the property, we have assumed about RMB13,500 per sq m for the residential portion, RMB16,500
per sq m for the commercial portion and RMB10,000 per sq m for the office portion.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential, commercial and office premises within the same district. These comparable properties are selected
as they have characteristics comparable to the property. We have gathered comparables of similar types of
residential development with ancillary commercial accommodations as well as office premises within the same
district. The price of residential premises ranges from about RMB13,000 to RMB14,000 per sq m. The price
of commercial premises ranges from about RMB16,000 to RMB17,000 per sq m. In respect of office, the price
ranges from about RMB9,000 to RMB11,000 per sq m. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Junyu Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Junyu Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the land
use rights and building ownership of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-59 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
13. The unsold The property comprises various As at the valuation RMB671,000,000
portions of office units of a comprehensive date, the property was (Renminbi Six
Nanchang Sinic development completed in 2019. vacant. Hundred and Seventy
Center, One Million)
Xihu District, The property has a total gross
Nanchang, floor area of 46,356.29 sq m.
Jiangxi Province,
the PRC The property is located in the
(南昌新力中心) center of Xihu District which is
the traditional center of
Nanchang. Developments nearby
are mainly office and commercial
in nature. According to the
information provided by the
Group, the property is for office
use.
The land use rights of the
property have been granted for a
term due to expire on 3 April
2051 for commercial use.
Notes:—
(1) According to a State-owned Land Use Rights Certificate issued by the Nanchang Municipal People’s
Government (南昌市人民政府), the land use rights of an enlarged development including the property with a
total site area of 15,813 sq m have been vested in 江西新力置地投資有限公司 (Jiangxi Sinic Properties
Investment Co., Ltd).
(2) According to the Grant Contract of State-owned Land Use Rights entered into between the Nanchang Land and
Resources Bureau (南昌市國土資源局) (“Party A”) and Jiangxi Sinic Properties Investment Co., Ltd (“Party
B”), the land use rights of the property have been contracted to be granted to Party B with key details as
follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
D01-04 4 March 2011 Commercial 3 April 2051 15,813 92,508,000
(3) According to a Permit for Commencement of Construction Works issued by the Nanchang Urban and Rural
Planning Bureau, the construction works of the property with a total gross floor area of 90,027.18 sq m are
in compliance with the requirements for the works commencement and have been permitted by the relevant
authorities.
– III-60 –
APPENDIX III PROPERTY VALUATION REPORT
(4) According to the information provided by the Group, various office units with a total gross floor area of
20,282.03 sq m of the property have been committed for sale for a consideration of approximately
RMB247,932,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(5) In valuing the property, we have assumed about RMB16,000 per sq m for the office property.
In undertaking our valuation of the property, we have made reference to various recent sales prices of office
premises within the same district. These comparable properties are selected as they have characteristics
comparable to the property. The price of official premises ranges from about RMB16,000 to RMB18,800 per
sq m. The unit rate assumed by us is consistent with the relevant comparables after due adjustments. Due
adjustments to the unit rates of those sales transactions have been made to reflect these factors including but
not limited to age, location, size and quality in arriving at the key assumption.
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Sinic Properties Investment Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Sinic Properties Investment Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights and building ownership of the property subject to the regulations related
to the existing mortgage and sales agreement.
– III-61 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
14. The unsold The property comprises various As at the valuation RMB1,670,000,000
portions of residential units of a date, the property was (Renminbi One
Nanchang Xi Yuan, comprehensive development vacant. Billion Six Hundred
Wangcheng completed in 2019. and Seventy Million)
Economic and
Technological The property has a total gross
Development floor area of 127,550.51 sq m.
Zone,
Xinjian District, The property is located in the
Nanchang, center of Xinjian District.
Jiangxi Province, Developments nearby are mainly
the PRC residential in nature. According
(南昌禧園) to the information provided by
the Group, the property is for
residential uses.
The land use rights of the
property have been granted for
terms due to expire on 27 July
2080, 19 September 2080, 7
December 2082 for residential
use and due to expire on 27 July
2050, 19 September 2050, 7
December 2052 for commercial
use.
Notes:
(1) According to 12 State-owned Land Use Rights Certificates issued by the Nanchang County People’s
Government (南昌縣人民政府), the land use rights of an enlarged development including the property with a
total site area of 461,741 sq m have been vested in 江西金麒麟置業有限公司 (Jiangxi Jinqiling Real Estate
Co., Ltd).
(2) According to the Completion and Acceptance Certificates for Construction Works, portions of the property
have been completed.
(3) According to the Group, portions of the property with a total gross floor area of 127,424.65 sq m have been
committed for sale at a total consideration of approximately RMB1,663,922,000. We have included such
portions and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB13,000 per sq m for the residential property.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of residential premises ranges from about RMB13,000 to
RMB13,500 per sq m. The unit rate assumed by us is consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumption.
– III-62 –
APPENDIX III PROPERTY VALUATION REPORT
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificates of the property are valid, legal and enforceable under the
PRC laws.
(b) Jiangxi Jinqiling Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Jinqiling Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-63 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
15. The unsold The property comprises various As at the valuation RMB420,000,000
portions of commercial and office units of a date, the property was (Renminbi
Nanchang Yulong comprehensive development vacant. Four Hundred and
Wan, completed in 2019. Twenty Million)
Wangcheng
Economic and The property has gross floor (51% interest
Technological areas as follows:— attributable to the
Development Group:
Zone, RMB214,200,000)
Xinjian District, (Renminbi Two
Nanchang, Hundred Fourteen
Jiangxi Province, Million and Two
the PRC Hundred Thousand)
(南昌鈺瓏灣)
Gross Floor
Use Area
(sq m)
Commercial 18,213.22
Office 14,276.90
Total: 32,490.12
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
commercial and office uses.
The land use rights of the
property have been granted for
terms due to expire on 24 April
2083 and 23 September 2083
respectively for residential use
and due to expire on 24 April
2053 and 23 September 2053
respectively for commercial use.
Notes:
(1) According to 4 State-owned Land Use Rights Certificates issued by the Nanchang Land Resources Bureau (南
昌國土資源局), the land use rights of an enlarged development including the property with a total site area of
163,009.66 sq m have been vested in 江西恒望置業有限公司 (Jiangxi Hengwang Properties Co., Ltd) with
details as follows:—
– III-64 –
APPENDIX III PROPERTY VALUATION REPORT
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2013) 06006 4 June 2013 Residential/ 24 April 2083/ 40,688.00
Commercial 24 April 2053
(2013) 06007 4 June 2013 Residential/ 24 April 2083/ 42,367.33
Commercial 24 April 2053
(2013) 11005 18 November 2013 Residential/ 23 September 2083/ 64,543.33
Commercial 23 September 2053
(2015) 08002 14 August 2015 Commercial 23 September 2053 15,411.00
Total: 163,009.66
(2) According to 9 Completion and Acceptance Certificates for Construction Works, the property has been
completed.
(3) According to the Group, the commercial portion of the property with a total gross floor area of 17,879.65 sq
m have been committed for sale at a total consideration of approximately RMB214,478,000. We have included
such portions and taken into account the consideration in our valuation.
(4) In valuing the property, we have assumed about RMB14,000 per sq m for the commercial portion and
RMB14,000 per sq m for the office portion.
(5) In undertaking our valuation of the property, we have made reference to various recent sales prices of
commercial and office premise within the same district. These comparable properties are selected as they have
characteristics comparable to the property. We have gathered comparables of similar types of office and
commercial development within the same district. The price of commercial premises ranges from about
RMB14,000 to RMB15,000 per sq m. The price of office premises ranges from about RMB13,000 to
RMB15,000 per sq m. The unit rates assumed by us are consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumptions.
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Hengwang Properties Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Hengwang Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-65 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
16. The unsold The property comprises the As at the valuation RMB11,000,000
portions of unsold residential portions with a date, the property was (Renminbi Eleven
Nanchang Dibo gross floor area of 880.56 sq m. vacant. Million)
Wan,
Nanchang, The property was completed in
Jiangxi Province, 2018.
the PRC
(南昌帝泊灣) The property is located in the
center of Economic and
Technological Development Zone.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 16
September 2080 for residential
use.
Notes:—
(1) According to 3 State-owned Land Use Rights Certificates Nos. (2011)D017, (2011)D018 and (2011)D019, the
land use rights of the development with a total site area of 185,564.60 sq m have been vested in 江西新力置
地投資有限公司 (Jiangxi Sinic Properties Investment Co., Ltd) for terms due to expire on 16 September 2080
for residential use.
(2) According to a Completion and Acceptance Certificate for Construction Works, the construction works for the
development have been completed.
(3) In valuing the property, we have assumed about RMB11,500 per sq m for the residential property.
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of residential premises ranges from about RMB11,100 to
RMB13,000 per sq m. The unit rate assumed by us is consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumption.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws; and
(b) Jiangxi Sinic Properties Investment Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights and building ownership of the property subject to the regulations related
to the existing mortgage and sales agreement.
– III-66 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
17. The unsold The property comprises various As at the valuation RMB16,800,000
portions of commercial and office units of a date, the property was (Renminbi Sixteen
Wuhan Amber comprehensive development vacant. Million and Eight
Yuan completed in 2018. HundredThousand)
Hanyang District,
Wuhan, Hebei The property has gross floor (79% interest
Province, areas as follows:— attributable to the
the PRC Group:
(武漢琥珀園) RMB13,272,000)
(Renminbi Thirteen
Million Two Hundred
And Seventy Two
Thousand)
Gross Floor
Use Area
(sq m)
Commercial 694.22
Office 70.31
Car park 11,220.14
Total: 11,984.67
The property is located in the
sub-urban of Hanyang District.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 30 August
2086 for residential use and due
to expire on 30 August 2056 for
commercial use.
Notes:
(1) According to State-owned Land Use Rights Certificate No. (2016) 0000917, the land use rights of an enlarged
development including the property with a total site area of 17,373.9 sq m have been vested in 武漢保和優誠
置業有限公司 (Wuhan Baohe Youcheng Real Estate Co., Ltd).
(2) According to the Completion and Acceptance Certificates for Construction Works, portions of the property
have been completed.
(3) In valuing the property, we have assumed about RMB11,500 per sq m for the office portion and RMB23,000
per sq m for the commercial portion.
– III-67 –
APPENDIX III PROPERTY VALUATION REPORT
(4) In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential office and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of office and commercial developments within the same district. The price of
office premises ranges from about RMB10,000 to RMB13,000 per sq m. The price of commercial premises
ranges from RMB20,100 to RMB25,500 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The State-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws.
(b) Wuhan Baohe Youcheng Real Estate Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Wuhan Baohe Youcheng Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights and building ownership of the property subject to the regulations related
to the existing mortgage and sales agreement.
– III-68 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
18. The unsold The property comprises various As at the valuation RMB618,000,000
portions of Wuhan residential and commercial units date, the property was (Renminbi Six
Dibo Wan, of a comprehensive development vacant. Hundred and
Panlongcheng completed in 2018. Eighteen Million)
Economic
Development The property has gross floor areas
Zone, as follows:—
Huangpi District,
Wuhan, Gross Floor
Hubei Province, Use Area
the PRC (sq m)
(武漢帝泊灣)
Residential 55,907.05
Commercial 4,944.40
Total: 60,851.45
The property is located in the
sub-urban area of Wuhan.
Developments nearby are mainly
residential and industrial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 26 January
2075 for residential use and due
to expire on 26 January 2045 for
commercial use.
Notes:—
(1) According to Real Estate Certificate No. (2017)0001453, the land use rights of an enlarged development
including the property with a total site area of 110,445.57 sq m have been vested in 湖北華中盤龍收藏品交
易市場開發有限公司 (Hubei Central China Panlong Collection Trading Market Development Co., Ltd) for
terms due to expire on 26 January 2075 for residential use and due to expire on 26 January 2045 for
commercial use.
(2) According to the Group, the residential portion of the property with a total gross floor area of 54,742.40 sq
m have been committed for sale at a total consideration of approximately RMB528,696,000. The commercial
portion of the property with a total gross floor area of 4,518.82 sq m have been committed for sale at a total
consideration of approximately RMB82,488,000. We have included such portions and taken into account the
consideration in our valuation.
(3) In valuing the property, we have assumed a unit rate of RMB16,400 per sq m for the commercial portion.
– III-69 –
APPENDIX III PROPERTY VALUATION REPORT
In undertaking our valuation of the property, we have made reference to various recent sales prices of
residential and commercial premises within the same district. These comparable properties are selected as they
have characteristics comparable to the property. We have gathered comparables of similar types of residential
developments with ancillary commercial accommodations within the same district. The price of commercial
premises ranges from about RMB16,400 to RMB22,700 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Estate Certificate of the property is valid, legal and enforceable under the PRC laws;
(b) Hubei Central China Panlong Collection Trading Market Development Co., Ltd is the legal land user of
the property and has obtained the relevant certificates and approval from the government in respect of
the construction of the property in accordance with its existing development progress; and
(c) Hubei Central China Panlong Collection Trading Market Development Co., Ltd has the rights to freely
lease, transfer, mortgage and dispose of the land use rights and building ownership of the property
subject to the regulations related to the existing mortgage and sales agreement.
– III-70 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Group II — Properties held by the Group for investment in the PRC
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
19. The property under The property comprises a parcel As at the valuation RMB285,000,000
construction known of land with a total site area of date, the property was (Renminbi Two
as Nanchang Park 80,203 sq m. under construction Hundred and Eighty
No. 1, Phase II and scheduled to be Five Million)
Nanchang High-tech The property, currently under completed in 2020.
Development Zone, construction, is a planned
Nanchang, development of hotel use.
Jiangxi Province, According to the information
the PRC provided by the Group, the
(南昌公園壹號) planned gross floor area of the
property is 55,065.13 sq m.
The property is located in the
East of Gaoxin District of
Nanchang where needs further
development. According to the
information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for a
term from 4 August 2015 to
3 August 2055 for commercial
use.
Notes:—
(1) According to the State-owned Land Use Rights Certificate, the land use rights of the property with a site area
of 80,203 sq m have been vested in 南昌天華置業有限公司 (Nanchang Tianhua Real Estate Development Co.,
Ltd) for a land use term from 4 August 2015 to 3 August 2055 for commercial use.
(2) According to the Grant Contract of State-owned Land Use Rights and its Supplementary Agreement entered
into between the Nanchang Land Resources Management Bureau (南昌市土地管理局) (“Party A”) and
Nanchang Tianhua Real Estate Development Co., Ltd (“Party B”), the land use rights of the property have been
contracted to be granted to Party B with key details as follows:
Land Use Land
Contract No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
360101101523K 4 August 2015 Residential, 3 August 2085 for 193,765 203,453,250
Commercial residential use
3 August 2055 for
commercial use
(3) According to the Permit for Commencement of Construction Works, the construction works of portions of an
enlarged development with a gross floor area of 55,065.13 sq m are in compliance with the requirements for
the works commencement and have been permitted by relevant authorities.
– III-71 –
APPENDIX III PROPERTY VALUATION REPORT
(4) In valuing the property, we have assumed a unit rate of RMB2,300 per sq m for the composite land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites ranges from RMB1,800 to RMB2,290 per
sq m for commercial use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characteristics in arriving at
the assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Certificate for the Use of State-owned Land of the property is valid, legal and enforceable under
the PRC laws;
(b) Nanchang Tianhua Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Tianhua Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-72 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
20. The property under The property comprises a parcel As at the valuation RMB580,000,000
construction of land with a total site area of date, the property was (Renminbi
known as Phase 2 180,170 sq m. vacant. Five Hundred and
of Nanchang Eighty Million)
Times Square, The property is a planned
Nanchang development of commercial use.
High-tech According to the information
Development provided by the Group, the
Zone, constituent planned gross floor
Nanchang, areas are as follows:
Jiangxi Province,
the PRC Planned
(南昌時代廣場II期) Gross Floor
Use Area
(sq m)
Commercial 50,773
Office 89,220
Hotel 30,007
Total: 170,000
The property is located in the
center of Nanchang High-tech
Development Zone, Developments
nearby are mainly residential in
nature. According to the
information provided by the
Group, the property is for
comprehensive use.
The land use rights of the
property have been granted for
terms due to expire on 26 January
2086 for residential use and due
to expire on 26 January 2056 for
commercial use.
Notes:—
(1) According to the State-owned Land Use Rights Certificates issued by the Nanchang Real Estate Registration
Office (南昌市不動產登記局), the land use rights of the property with a total site area of 180,170 sq m have
been vested in 江西新瀚置業有限公司 (Jiangxi Xinhan Real Estate Co., Ltd).
– III-73 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights entered into between the Nanchang Land
Resources Management Bureau (南昌市國土資源局) (“Party A”) and 江西新瀚置業有限公司 (Jiangxi Xinhan
Real Estate Co., Ltd.) (“Party B”), the land use rights of the property have been contracted to be granted to
Party B with key details as follows:
Land Use Land
Contract No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36010110160 27 January 2016 Residential, 26 January 2086 for 180,170 702,663,000
Commercial residential use and
26 January 2056 for
commercial use
(3) According to the Permits for Commencement of Construction Works issued by the Nanchang Urban and Rural
Planning Bureau, the construction works of portions of an enlarged development including the property with
a total gross floor area of approximately 231,487.57 sq m are in compliance with the requirements for the
works commencement and have been permitted by relevant authorities.
(4) In valuing the property, we have assumed a unit rate of RMB2,300 per sq m for the composite land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites ranges from RMB1,800 to RMB2,300 per
sq m for residential use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characters in arriving at
assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Xinhan Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Xinhan Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights and building ownership of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-74 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
21. The retail portion The property comprises the retail As at the valuation RMB2,600,000
of Nanchang portion with a gross floor area of date, the property was (Renminbi Two
Jinsha Wan, 224.50 sq m. vacant. Million and Six
Nanchang, Hundred Thousand)
Jiangxi Province, The property was completed in
the PRC 2018.
(南昌金沙灣)
The property is located in the
center of Nanchang County.
Developments nearby are mainly
residential and industrial in
nature. According to the
information provided by the
Group, the property is for retail
use.
The land use rights of the
property have been granted for
terms due to expire on 8
November 2073 for residential
use and due to expire on
8 November 2043 for commercial
use.
Notes:—
(1) According to 6 State-owned Land Use Rights Certificates Nos. (2013)00221-1, (2013)00221-2, (2013)
00221-3, (2013)00221-4, (2013)00221-5 and (2013)00221-6, the land use rights of an enlarged premises
including the property with a total site area of 193,167 sq m have been vested in 江西澳斯屯實業有限公司
(Jiangxi Aositun Industrial Co., Ltd) for terms due to expire on 8 November 2073 for residential use and due
to expire on 8 November 2043 for commercial use.
(2) According to various Completion and Acceptance Certificates for Construction Works, the property has been
completed.
(3) According to Survey Report No. (2018)42, the property has a gross floor area of 224.50 sq m.
(4) Our key assumptions in Investment Method are:
Market Monthly Rent Capitalisation rate
(per sq.m.)
RMB61 : 4%
In undertaking our valuation, we have made reference to various recent lettings within similar properties.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of retail developments within the same district. The rental levels of
those major office lettings range from RMB42 to RMB62 per sq m per month.
We have gathered and analyzed various recent sales and noted that the yields implied in those sales are
generally within the range from 4% to 5% for retail premises.
The above market rent assumed by us is consistent with the level of the recent lettings within the property and
other similar properties as mentioned above. The capitalisation rate is reasonable having regard to the yields
analyzed from sales of comparable properties which we have collected. When determining the capitalisation
rate, we have also taken into account factors including but not limited to location, quality of the property and
commercial atmosphere.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws; and
(b) Jiangxi Aositun Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights and building ownership of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-75 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
22. The retail portion The property comprises the retail As at the valuation RMB8,800,000
of Nanchang Yinhu portion with a gross floor area of date, the property was (Renminbi Eight
Wan, 658.45 sq m. vacant. Million and Eight
Nanchang County, Hundred Thousand)
Nanchang, The property was completed in
Jiangxi Province, 2018.
the PRC
(南昌銀湖灣) The property is located in the
center of Nanchang County.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
commercial use.
The land use rights of the
property have been granted for
terms due to expire on 17 May
2081 and 29 July 2081
respectively for residential use,
due to expire on 17 May 2051
and 29 July 2051 respectively for
commercial use.
Notes:—
(1) According to 3 State-owned Land Use Rights Certificates, the land use rights of an enlarged development
including the property with a total site area of 132,533 sq m have been vested in 江西和之信投資有限公司
(Jiangxi Hezhixin Investment Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2015) 0090 15 May 2015 Commercial 29 July 2051 29,000
(2015) 0091 15 May 2015 Residential/ 17 May 2051/ 50,200
Commercial 17 May 2081
(2015) 0089 15 May 2015 Residential/ 29 July 2051 53,333
Commercial 29 July 2081
Total: 132,533
(2) According to 26 Completion and Acceptance Certificates for Construction Works, the property has been
completed.
– III-76 –
APPENDIX III PROPERTY VALUATION REPORT
(3) Our key assumptions in Investment Method are:
Market Monthly Rent Capitalisation rate
(per sq.m.)
RMB61 : 4%
In undertaking our valuation, we have made reference to various recent lettings within similar properties.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of retail developments within the same district. The rental level of those
major retail lettings ranges from RMB43 to RMB63 per sq m per month.
We have gathered and analyzed various recent sales and noted that the yields implied in those sales are
generally within the range from 4% to 5% for retail premises.
The above market rent assumed by us is consistent with the level of the recent lettings within the property and
other similar properties as mentioned above. The capitalisation rate is reasonable having regard to the yields
analyzed from sales of comparable properties which we have collected. When determining the capitalisation
rate, we have also taken into account factors including but not limited to location, quality of the property and
commercial atmosphere.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Hezhixin Investment Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Hezhixin Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-77 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
23. The commercial The property comprises portions As at the valuation RMB450,000,000
podium of of the retail podium with a gross date, the property was (Renminbi Four
Nanchang Yujing floor area of 42,102.34 sq m. subject to various Hundred and Fifty
Wan, Duhui, tenancies with the Million)
Changnan The property was completed in latest expiry on
Xincheng, 2016. 9 November 2036 at a (70% interest
Nanchang, total monthly rent of attributable to
Jiangxi Province, The property is located in the RMB600,500 the Group:
the PRC center of Nanchang. (exclusive of RMB315,000,000)
(南昌愉景灣都薈) Developments nearby are mainly management fee). (Renminbi
residential and industrial in Three Hundred and
nature. According to the Fifteen Million)
information provided by the
Group, the property is for
commercial use.
The land use rights of the
property have been granted for
terms from 29 May 2014 to
29 May 2054 for commercial
use.
Notes:—
(1) According to 3 Real Estate Title Certificates, the real estate title of portions of the property with a total gross
floor area of 38,875.59 sq m have been vested in 南昌順泰置業有限公司 (Nanchang Shuntai Properties Co.,
Ltd) for terms from 29 May 2014 to 29 May 2054 for commercial use.
(2) Our key assumptions in Investment Method are:
Market Monthly Rent Capitalisation rate
(per sq.m.)
RMB147 : 4%
In undertaking our valuation, we have made reference to various recent lettings within similar properties.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of retail developments within the same district. The rental level of those
major retail lettings ranges from RMB100 to RMB150 per sq m per month.
We have gathered and analyzed various recent sales and noted that the yields implied in those sales are
generally within the range from 4% to 5% for retail premises.
The above market rent assumed by us is consistent with the level of the recent lettings within the property and
other similar properties as mentioned above. The capitalisation rate is reasonable having regard to the yields
analyzed from sales of comparable properties which we have collected. When determining the capitalisation
rate, we have also taken into account factors including but not limited to location, quality of the property and
commercial atmosphere.
– III-78 –
APPENDIX III PROPERTY VALUATION REPORT
(3) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Estate Title Certificates of the property are valid, legal and enforceable under the PRC laws;
(b) Nanchang Shuntai Properties Co., Ltd is the legal owner of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Nanchang Shuntai Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the real estate title of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-79 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
24. The retail portion The property comprises portions As at the valuation RMB1,230,000
of Nanchang of the retail podium with a gross date, the property was (Renminbi
Yulong Wan, floor area of 107.33 sq m. vacant. One Million and
Wangcheng Two Hundred Thirty
Economic and The property was completed in Thousand)
Technological 2017.
Development (51% interest
Zone, The property is located in the attributable to the
Xinjian District, center of Xinjian District. Group: RMB627,300)
Nanchang, Developments nearby are mainly (Renminbi Six
Jiangxi Province, residential in nature. According Hundred Twenty
the PRC to the Group, the property is for Seven Thousand and
(南昌鈺瓏灣) commercial use. Three Hundred)
The land use rights of the
property have been granted for
terms due to expire on 24 April
2083 for residential use and
24 April 2053 for commercial
use.
Notes:—
(1) According to 4 State-owned Land Use Rights Certificates, the land use rights of the development with a total
site area of 163,010 sq m have been vested in 江西恒望置業有限公司 (Jiangxi Hengwang Properties Co., Ltd)
with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2013) 06006 4 June 2013 Residential/ 24 April 2083/ 40,688.00
Commercial 24 April 2053/
(2013) 06007 4 June 2013 Residential/ 24 April 2083/ 42,367.33
Commercial 24 April 2053/
(2013) 11005 18 November 2013 Residential/ 23 September 2083/ 64,543.33
Commercial 23 September 2053
(2015) 08002 14 August 2015 Commercial 23 September 2053 15,411.00
Total: 163,009.66
(2) According to 9 Completion and Acceptance Certificates for Construction Works, the property has been
completed.
– III-80 –
APPENDIX III PROPERTY VALUATION REPORT
(3) Our key assumptions in Investment Method are:
Market Monthly Rent Capitalisation rate
(per sq.m.)
RMB58 : 4%
In undertaking our valuation, we have made reference to various recent lettings within similar properties.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of retail developments within the same district. The rental level of those
major retail lettings ranges from RMB42 to RMB62 per sq m per month.
We have gathered and analyzed various recent sales and noted that the yields implied in those sales are
generally within the range from 4% to 5% for retail premises.
The above market rent assumed by us is consistent with the level of the recent lettings within the property and
other similar properties as mentioned above. The capitalisation rate is reasonable having regard to the yields
analyzed from sales of comparable properties which we have collected. When determining the capitalisation
rate, we have also taken into account factors including but not limited to location, quality of the property and
commercial atmosphere.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Hengwang Properties Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(d) Jiangxi Hengwang Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-81 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
25. The retail portion, The property comprises a retail As at the valuation RMB3,400,000
commercial unit with a gross floor area of date, the property was (Renminbi Three
podium, 121.06 sq m. vacant. Million and Four
Nanchang Dibo Hundred Thousand)
Wan, The property was completed in
Nanchang, 2015.
Jiangxi Province,
the PRC The property is located in the
(南昌帝泊灣) center of Economic and
Technological Development
Zone. Developments nearby are
mainly residential in nature.
According to the information
provided by the Group, the
property is for commercial use.
The land use rights of the
property have been granted for
terms due to expire on
16 September 2080 for
residential use.
Notes:—
(1) According to 3 State-owned Land Use Rights Certificates Nos. (2011) D017, (2011) D018 and (2011) D019,
the land use rights of the development with a total site area of 185,564.60 sq m have been vested in 江西新
力置地投資有限公司 (Jiangxi Sinic Properties Investment Co., Ltd) for terms due to expire on 16 September
2080 for residential use.
(2) According to the Completion and Acceptance Certificate for Construction Works, the construction works for
the development have been completed.
(3) Our key assumptions in Investment Method are:
Market Monthly Rent Capitalisation rate
(per sq.m.)
RMB130 : 4%
In undertaking our valuation, we have made reference to various recent lettings within similar properties.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of retail developments within the same district. The rental level of those
major retail lettings ranges from RMB71 to RMB150 per sq m per month.
We have gathered and analyzed various recent sales and noted that the yields implied in those sales are
generally within the range from 4% to 5% for retail premises.
The above market rent assumed by us are consistent with the level of the recent lettings within the property
and other similar properties as mentioned above. The capitalisation rate is reasonable having regard to the
yields analyzed from sales of comparable properties which we have collected. When determining the
capitalisation rate, we have also taken into account factors including but not limited to location, quality of the
property and commercial atmosphere.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property are valid, legal and enforceable under the
PRC laws; and
(b) Jiangxi Sinic Properties Investment Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-82 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Group III — Properties held by the Group under development in the PRC
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
26. The property under The property comprises portions As at valuation date, RMB1,410,000,000
construction known of a composite development to be the property was (Renminbi One
as Huizhou Dong erected on a parcel of land with a under construction Billion Four
Yuan Phase I, total site area of 82,338 sq m. and scheduled to be Hundred and
Daya Bay completed in the end Ten Million)
Economic and The property, currently under of 2019.
Technological construction, is a planned
Development Zone, development for residential and
Huizhou, commercial uses. According to
Guangdong the information provided by the
Province, Group, the constituent planned
the PRC gross floor areas of the property
(惠州東園I期) are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 148,522.33
Commercial 2,310.54
Car park 51,013.24
Ancillary facilities 10,916.83
Total: 212,762.94
The property is located in the
center of Daya Bay District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 12 May
2078 for residential use and due
to expire on 12 May 2048 for
commercial use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by the Huizhou Land Resources Bureau (惠州
國土資源局), the land use rights of the property with a total site area of 82,338 sq m have been vested in 惠
州大亞灣新際房地產開發有限公司 (Huizhou Daya Bay Xinji Real Estate Development Co., Ltd).
– III-83 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to 2 Transfer Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Huizhou Daya Bay Economic and
Technological Development Zone Land Resources Bureau (惠州大亞灣開發區國土資源局) (“Party A”) and
惠陽房地產開發集團大亞灣總公司 (Huiyang Real Estate Development Group Daya Bay Corporation) and 惠
州大亞灣南海新城實業有限公司 (Huizhou Daya Bay Nanhai New Town Industrial Co., Ltd.) (collectively
“Party B”), the land use rights of the property have been contracted to be granted to Party B with key details
as follows:
Land Use Land
Contract No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
043093 18 July 2006 Residential, 12 May 2078 for 37,000 12,177,400
Commercial residential use and
12 May 2048 for
commercial use
043094 18 July 2006 Residential, 12 May 2078 for 55,100 18,134,500
Commercial residential use and
12 May 2048 for
commercial use
Total 92,100 30,311,900
(3) According to 2 Commencement Permits for Construction Works by Housing and Planning Bureau of Daya Bay
Economic and Technological Development Zone of Huizhou (惠州大亞灣經濟開發區住房和規劃建設局), the
construction works of the development are in compliance with the requirements for works commencement and
have been permitted.
(4) The name of the company had been changed from “Huizhou Daya Bay Nanhai Xincheng Industrial Co., Ltd”
to “Huizhou Daya Bay Xinji Real Estate Development Co., Ltd.”.
(5) The development value of the property as if completed as at 31 July 2019 was RMB2,070,000,000.
(6) According to the information provided by the Group, various residential units with a total gross floor area of
147,974.48 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,885,992,000. Various commercial units with a total gross floor area of 2,310.54 sq m of the property
have been committed to be sold for a consideration of approximately RMB36,968,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(7) According to the information provided by the Group, the construction cost incurred as at the valuation date was
approximately RMB311,500,000. The estimated total construction cost was approximately RMB625,000,000.
In the course of our valuation, we have taken into account such costs.
(8) In valuing the property if completed, we have assumed about RMB13,000 per sq m for the residential portion,
and RMB120,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential premises as well as car parking spaces within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential development within the same district. The price of residential premises ranges
from about RMB12,000 to RMB13,500 per sq m. In respect of car parking spaces, the price ranges from about
RMB90,000 to RMB140,000 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
– III-84 –
APPENDIX III PROPERTY VALUATION REPORT
(9) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Daya Bay Xinji Real Estate Development Co., Ltd is the legal land user of the property and
has obtained the relevant certificates and approval from the government in respect of the construction
of the property in accordance with its existing development progress; and
(c) Huizhou Daya Bay Xinji Real Estate Development Co., Ltd has the rights to freely lease, transfer,
mortgage and dispose of the land use rights of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-85 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
27. The property under The property comprises portions As at the valuation RMB1,080,000,000
construction of a composite development to be date, the property was (Renminbi One
known as Huizhou erected on a parcel of land with a under construction Billion and
Amber Yuan, total site area of 37,560 sq m. and scheduled to be Eighty Million)
Daya Bay completed in the end
Economic and The property, currently under of 2019. (75% interest
Technological construction, is a planned attributable to the
Development development for residential and Group:
Zone, commercial uses. According to the RMB810,000,000)
Huizhou, information provided by the (Renminbi Eight
Guangdong Group, the constituent planned Hundred and
Province, gross floor areas of the property Ten Million)
the PRC are as follows:
(惠州琥珀園)
Planned
Gross Floor
Use Area
(sq m)
Residential 103,088.34
Commercial 349.96
Car park 30,744.32
Ancillary 4,464.44
Total: 138,647.06
The property is located in the
center of Daya Bay District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 12 January
2081 for residential use and due
to expire on 12 January 2051 for
commercial use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by the Huizhou Land Resources Bureau (惠州
國土資源局), the land use rights of the property with a total site area of 37,560 sq m have been vested in 惠
州市朗鉅實業有限公司 (Huizhou Langju Industrial Co., Ltd).
– III-86 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Transfer Contract of State-owned Land Use Rights and its Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between the Huizhou Land Resources Bureau (惠州
國土資源局) (“Party A”) and Huizhou Langju Industrial Co., Ltd. (惠州市朗鉅實業有限公司) (“Party B”), the
land use rights of the property have been contracted to be granted to Party B with key details as follows:
Contract No. Issue Date Land Use Site Area
(sq m)
(2012)22 22 May 2013 Residential/ 37,560
Commercial
(3) According to the Commencement Permits for Construction Works issued by the Housing and Planning Bureau
of Daya Bay Economic and Technological Development Zone of Huizhou (惠州大亞灣經濟開發區住房和規劃
建設局), the construction works of the development are in compliance with the requirements for works
commencement and have been permitted with a scale of 138,647.06 sq m.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,430,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
102,891.28 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,330,455,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at the valuation date was
approximately RMB330,600,000. The estimated total construction cost was approximately RMB507,000,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB13,000 per sq m for the residential portion,
RMB25,000 per sq m for the commercial portion and RMB120,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB12,000 to RMB13,500 per sq m. The price of commercial premises ranges
from about RMB22,000 to RMB26,000 per sq m. In respect of car parking spaces, the price ranges from about
RMB900,000 to RMB140,000 per lot. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Langju Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Langju Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-87 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
28. The property under The property comprises a As at valuation date, RMB900,000,000
construction composite development to be the property was (Renminbi Nine
known as Huizhou erected on a parcel of land with a under construction Hundred Million)
Upper Yuan, total site area of 36,516 sq m. and scheduled to be
Daya Bay completed in 2020.
Economic and The property, currently under
Technological construction, is a planned
Development development of residential and
Zone, commercial uses. According to the
Huizhou, information provided by the
Guangdong Group, the constituent planned
Province, gross floor area of the property
the PRC are as follows:
(惠州上園)
Planned
Gross Floor
Use Area
(sq m)
Residential 89,991.23
Commercial 1,845.12
Car park 27,510.72
Ancillary 3,275.14
Total: 122,622.21
The property is located in the
center of Daya Bay District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 30 May
2080 for residential use and due
to expire on 30 May 2050 for
commercial use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by Huizhou Land Resources Bureau of Daya Bay
Economic and Technological Development Zone (惠州國土資源局大亞灣經濟技術開發區分局), the land use
rights of the property with a total site area of 36,516 sq m have been vested in 惠州市均城投資有限公司
(Huizhou Juncheng Investment Co., Ltd).
– III-88 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to Transfer Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Huizhou Land Resources Bureau (惠州國土
資源局) (“Party A”) and Huizhou Juncheng Investment Co., Ltd, the land use rights of the property have been
contracted to be granted to Party B with key details as follows:
Land
No. Land Plot No. Issue Date Land Use Site Area Premium
(sq m) (RMB)
(2013)0162 88-01-186 18 August 2013 Residential/ 36,516 182,580,000
Commercial
(3) According to Commencement Permits for Construction Works by Housing and Planning Bureau of Daya Bay
Economic and Technological Development Zone of Huizhou (惠州大亞灣經濟開發區住房和規劃建設局), the
construction works of the development are in compliance with the requirements for works commencement and
have been permitted.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,320,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
89,991.23 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,209,055,000 and various commercial units with a total gross floor area of 1,240.58 sq m of the property
have been committed to be sold for a consideration of approximately RMB18,147,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB237,900,000. The estimated total construction cost was approximately RMB401,880,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB13,800 per sq m for the residential portion,
RMB19,500 per sq m for the commercial portion and RMB120,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB13,000 to RMB14,500 per sq m. The price of the 1st floor of commercial
premises ranges from about RMB23,000 to RMB28,000 per sq m In respect of car parking spaces, the price
ranges from about RMB900,000 to RMB140,000 per lot. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Juncheng Investment Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Juncheng Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-89 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
29. The property under The property comprises a As at valuation date, RMB960,000,000
construction composite development to be the property was (Renminbi Nine
known as erected on a parcel of land with a under construction Hundred and Sixty
Xiangshan Ju, total site area of 22,940 sq m. and scheduled to be Million)
Daya Bay completed in the end
Economic and The property, currently under of 2019.
Technological construction, is a planned
Development development of residential and
Zone, commercial uses. According to the
Huizhou City, information provided by the
Guangdong Group, the constituent planned
Province, gross floor area of the property
the PRC are as follows:
(惠州香山居)
Planned
Gross Floor
Use Area
(sq m)
Residential 73,531.97
Commercial 4,426.87
Car park 18,503.87
Ancillary 2,882.37
Total: 99,345.08
The property is located in the
center of Daya Bay District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 23 January
2080 for residential use and due
to expire on 23 January 2050 for
commercial use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by the Huizhou Land Resources Bureau (惠州
國土資源局), the land use rights of the property with a total site area of 22,940 sq m have been vested in 惠
州市勝源投資有限公司 (Huizhou Shengyuan Investment Co., Ltd).
– III-90 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to 3 Transfer Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Huixing Long Trading and Transport
Company (惠興隆貿易運輸公司) and Huizhou Daya Bay Hengxing Development Co., Ltd. (惠州大亞灣恒興
發展有限公司) (“Party A”) and Huizhou Shengyuan Investment Co., Ltd (collectively “Party B”), the land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Land Plot No. Issue Date Land Use Site Area Land Premium
(sq m) (RMB)
013015 18 April 2012 comprehensive 7,330 11,090,300
021016 18 April 2012 comprehensive 7,510 15,280,000
013014 18 April 2012 comprehensive 8,100 12,376,800
Total 22,940 38,747,100
(3) According to Commencement Permits for Construction Works by Housing and Planning Bureau of Daya Bay
Economic and Technological Development Zone of Huizhou (惠州大亞灣經濟開發區住房和規劃建設局), the
construction works of the development are in compliance with the requirements for works commencement and
have been permitted.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,011,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
72,944.83 sq m of the property have been committed to be sold for a consideration of approximately
RMB881,802,000 and various commercial units with a total gross floor area of 4,426.87 sq m of the property
have been committed to be sold for a consideration of approximately RMB57,607,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB266,800,000. The estimated total construction cost was approximately RMB266,900,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB13,000 per sq m for the residential portion
and RMB120,000 per lot for the car park portion with title.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB12,000 to RMB13,500 per sq m. In respect of car parking spaces, the price
ranges from about RMB90,000 to RMB140,000 per lot. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Shengyuan Investment Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Shengyuan Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose
of the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-91 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
30. The property under The property comprises a As at valuation date, RMB1,030,000,000
construction composite development to be the property was (Renminbi
known as Huizhou erected on a parcel of land with a under construction One Billion and
Dibo Wan, total site area of 122,152 sq m. and scheduled to be Thirty Million)
Zhenlong Town, completed in the
Huiyang District The property, currently under 2021.
Huizhou City, construction, is a planned
Guangdong development of residential, office
Province, and commercial uses. According
the PRC to the information provided by the
(惠州帝泊灣I期) Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 134,430.44
Commercial 5,118.78
Office 20,623.00
Car park 42,027.24
Ancillary 3,179.78
Total: 205,379.24
The property is located in the
sub-urban of Huiyang District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential, office commercial
uses.
The land use rights of the
property have been granted for
terms due to expire on 19 May
2087 for residential use and due
to expire on 19 May 2057 for
commercial use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by Huizhou Land Resources Bureau (惠州國土
資源局), the land use rights of the property with a total site area of 122,152 sq m have been vested in 惠州
市均榮實業有限公司 (Huizhou Junrong Investment Co., Ltd).
– III-92 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights entered into between Huizhou Land
Resources Bureau (惠州國土資源局) (“Party A”) and Huizhou Junrong Investment Co., Ltd, the land use rights
of the property have been contracted to be granted to Party B with key details as follows:
No. Land Plot No. Issue Date Land Use Site Area Land Premium
(sq m) (RMB)
(2017)3042035 88-01-186 7 August 2017 Residential/ 122,152 72,228,500
Commercial
(3) According to 2 Commencement Permits for Construction Works issued by Huiyang District Housing and
Urban-rural Planning Construction bureau 惠陽區住房和城鄉規劃建設局, the construction works of portions
of the property with a total gross floor area of approximately 402,122.00 sq m are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,600,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
70,478.02 sq m of the property have been committed to be sold for a consideration of approximately
RMB623,536,000 and various commercial units with a total gross floor area of 3,598.78 sq m of the property
have been committed to be sold for a consideration of approximately RMB36,920,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB395,500,000. The estimated total construction cost was approximately RMB539,100,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB9,000 per sq m for the residential portion,
RMB11,500 per sq m for the commercial portion, RMB10,000 per sq m for the office portion and RMB100,000
per lot for the car park portion with title.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential, office and commercial premises as well as car parking spaces within the same district.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of residential development with 5 ancillary commercial accommodation
within the same district. The price of residential premises ranges from about RMB8,700 to RMB9,400 per sq
m. The price of office premises ranges from about RMB13,000 to RMB16,000 per sq m. The price of
commercial premises ranges from about RMB12,000 to RMB17,000 per sq m. In respect of car parking spaces,
the price ranges from about RMB100,000 to RMB150,000 per lot. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Junrong Investment Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Junrong Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-93 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
31. The property under The property comprises a As at valuation date, RMB566,000,000
construction composite development to be the property was (Renminbi
known as erected on a 2 parcels of land under construction Five Hundred and
Huizhou Dibo Wan with a total site area of 44,440.60 and scheduled to be Sixty Six Million)
Phase II, sq m. completed in 2021.
Zhenlong Town,
Huiyang District The property, currently under
Huizhou City, construction, is a planned
Guangdong development of residential, office
Province, and commercial uses. According
the PRC to the information provided by the
(惠州帝泊灣II期 Group, the constituent planned
(君悅灣)) gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 101,936.00
Commercial 11,788.00
Car park 39,775.00
Ancillary 180.00
Total: 153,679.00
The property is located in the
sub-urban of Huiyang District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential, office commercial
uses.
The land use rights of the
property have been granted for
terms due to expire on 21
November 2083 for residential
use and due to expire on 21
November 2053 for commercial
use.
– III-94 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 2 State-owned Land Use Rights Certificates issued by Huiyang District Housing and Urban-rural
Planning Construction bureau 惠陽區住房和城鄉規劃建設局, the land use rights of the property with a total
site area of 44,440.60 sq m have been vested in 惠州市天華宇實業有限公司 (Huizhou Tianhuayu Industrial
Co., Ltd).
(2) According to 2 Grant Contracts of State-owned Land Use Rights entered into between Huizhou Land
Resources Bureau (惠州國土資源局) (“Party A”) and Huizhou Tianhuayu Industrial Co., Ltd, the land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
GP1325 25 November 2013 Residential, 21 November 2083 7,967.6 8,490,000
Commercial for residential use
and due to expire
on 21 November
2053 for
commercial use.
GP1326 25 November 2013 Residential, 21 November 2083 36,473 38,850,000
Commercial for residential use
and due to expire
on 21 November
2053 for
commercial use.
Total 44,440.60 47,340,000
(3) According to the Commencement Permits for Construction Works issued by Huiyang District Housing and
Urban-rural Planning Construction bureau 惠陽區住房和城鄉規劃建設局, the construction works of portions
of the property with a total gross floor area of approximately 153,679.00 sq m are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,133,000,000.
(5) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB188,500,000. The estimated total construction cost was approximately RMB438,490,000.
In the course of our valuation, we have taken into account such costs.
(6) In valuing the property if completed, we have assumed about RMB9,000 per sq m for the residential portion,
RMB14,000 per sq m for the first-floor commercial portion and RMB9,000 per sq m for the second-floor
commercial, RMB10,000 per sq m for the office portion and RMB100,000 per lot for the car park portion with
title.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential,office and commercial premises as well as car parking spaces within the same district.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of residential development with ancillary commercial accommodation
within the same district. The price of residential premises ranges from about RMB8,700 to RMB9,500 per sq
m. The price of office premises ranges from about RMB10,000 to RMB13,000 per sq m. The price of
commercial premises ranges from about RMB13,000 to RMB16,000 per sq m. In respect of car parking spaces,
– III-95 –
APPENDIX III PROPERTY VALUATION REPORT
the price ranges from about RMB90,000 to RMB140,000 per lot. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(7) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Huizhou Tianhuayu Industrial Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Tianhuayu Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-96 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
32. The property under The property comprises a As at valuation date, RMB670,000,000
construction composite development to be the property was (Renminbi
known as Huizhou erected on 2 parcels of land with a under construction Six Hundred and
Long Wan, total site area of 36,670 sq m. and scheduled to be Seventy Million)
Economic and completed in 2021.
Technological The property, currently under
Development construction, is a planned
Zone, Huiyang development of residential and
District, commercial uses. According to the
Huizhou, information provided by the Group,
Guangdong the constituent planned gross floor
Province, area of the property are as follows:
the PRC
(惠州瓏灣)
Planned
Gross Floor
Use Area
(sq m)
Residential 98,718.74
Commercial 2,525.53
Serviced Apartment 4,536.55
Car park 37,690.00
Ancillary 6,364.18
Total: 149,835.00
The property is located in the
center of Economic and
Technological Development
Zone/in the sub-urban area of
Huizhou. Developments nearby are
mainly residential in nature.
According to the information
provided by the Group, the
property is mainly for residential
use.
The land use rights of the property
have been granted for terms due to
expire on 8 April 2081 or 10
September 2082 for residential use
and due to expire on 10 September
2052 for commercial use.
– III-97 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Huizhou Municipal People’s
Government (惠州市人民政府), the land use rights of the property with a total site area of 36,670 sq m have
been vested in 惠州市旺友實業有限公司 (Huizhou Wangyou Industrial Co., Ltd).
(2) According to 2 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Huizhou Land Resources Management Bureau
(惠州市國土資源管理局) (“Party A”) and Huizhou Wangyou Industrial Co., Ltd (“Party B”), the land use rights
of the property have been contracted to be granted to Party B with key details as follows:
Land Land Use
Contract No. Plot No. Issue Date Land Use Expiry Date Site Area Land Premium
(sq m) (RMB)
441303-2012-000316 GP1244 10 September Residential, 10 September 2082 15,180.00 13,810,000
2012 Commercial for residential use
and 10 September
2052 for commercial
use
441303-2011-000124 GP1245 8 April 2011 Residential, 8 April 2081 21,490.00 16,117,500
residential use
(3) According to the Permit for Commencement of Construction Works issued by Huizhou Housing and Urban and
Rural Planning and Construction Bureau, the construction works of portions of the property with a total gross
floor area of approximately 149,835.00 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,131,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
39,637.25 sq m of the property have been committed to be sold for a consideration of approximately
RMB363,034,000 various commercial units with a total gross floor area of 1,545.14 sq m of the property have
been committed to be sold for a consideration of approximately RMB15,514,000 and various serviced
apartment units with a total gross floor area of 4,171.10 sq m of the property have been committed to be sold
for a consideration of approximately RMB45,927,000. In the course of our valuation, we have included such
portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB228,900,000. The estimated total construction cost was approximately RMB485,280,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB10,000 per sq m for the residential portion,
RMB11,500 per sq m for the apartment portion, RMB15,000 per sq m for the first-floor commercial portion
and RMB10,000 per sq m for the second-floor commercial and RMB120,000 per lot for the car park portion
with title.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential, apartment and commercial premises as well as car parking spaces within the same district.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of residential development with ancillary commercial accommodation
within the same district. The price of residential premises ranges from about RMB8,800 to RMB9,500 per sq
m. The price of apartment premises ranges from about RMB9,500 to RMB12,000 per sq m.The price of
commercial premises ranges from about RMB15,000 to RMB18,000 per sq m. In respect of car parking spaces,
the price ranges from about RMB90,000 to RMB140,000 per lot. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-98 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Wangyou Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Wangyou Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-99 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
33. The property under The property comprises a As at valuation date, RMB1,190,000,000
construction composite development to be the property was (Renminbi
known as erected on a parcel of land with a under construction One Billion
Huizhou Rui Yuan, total site area of 37,025 sq m. and scheduled to be One Hundred and
Tuhu Village, completed in 2021. Ninety Million)
Huiyang District The property, currently under
Huizhou, construction, is a planned
Guangdong development of residential, office
Province, and commercial uses. According
the PRC to the information provided by the
(惠州睿園) Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 150,050.00
Commercial 2,175.00
Car park 50,430.00
Ancillary 160.00
Total: 202,815.00
The property is located in the
sub-urban of Huiyang District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 10 April
2080 for residential use and due
to expire on 10 April 2050 for
commercial use.
– III-100 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to State-owned Land Use Rights Certificate No. (2018) 304449 issued by Huizhou Municipal
People’s Government (惠州市人民政府), the land use rights of the property with a total site area of 37,025 sq
m have been vested in 惠州市美麗置業有限公司 (Huizhou Meili Properties Co., Ltd).
(2) According to the Grant Contract of State-owned Land Use Rights entered into between Huizhou Land
Resources Bureau (惠州國土資源局) (“Party A”) and Huizhou Meili Properties Co., Ltd, the land use rights of
the property have been contracted to be granted to Party B with key details as follows:
No. Land Plot No. Issue Date Land Use Site Area Land Premium
(sq m) (RMB)
441303-2010-000107 GP1025 10 April 2080, Residential/ 42,567 34,138,700
10 April 2050 Commercial
(3) According to 2 Commencement Permits for Construction Works issued by Huiyang District Housing and
Urban-rural Planning Construction bureau 惠陽區住房和城鄉規劃建設局, the construction works of portions
of the property with a total gross floor area of approximately 202,815 sq m are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB2,240,000,000.
(5) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB146,200,000. The estimated total construction cost was approximately RMB641,140,000.
In the course of our valuation, we have taken into account such costs.
(6) In valuing the property if completed, we have assumed about RMB13,800 per sq m for the residential portion,
RMB19,000 per sq m for the commercial portion and RMB120,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB12,600 to RMB14,000 per sq m. The
price of commercial premises ranges from about RMB21,000 to RMB25,000.per sq m. In respect of car parking
spaces, the price ranges from about RMB90,000 to RMB140,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(7) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Meili Properties Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Meili Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-101 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
34. The property under The property comprises two At the valuation date, RMB355,000,000
construction parcels of land with a total site the property was a (Renminbi
known as area of 23,891 sq m. under construction Three Hundred and
Huizhou Xi Yuan, and scheduled to be Fifty Five Million)
Huiyang District, The property is a planned completed in 2021.
Huizhou, development of residential, office
Guangdong and commercial uses.
Province,
the PRC According to the information
(惠州璽園) provided by the Group, the
constituent planned gross floor
areas of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 40,800.00
Commercial 121.00
Office 3,150.00
Car park 20,100.00
Total: 64,171.00
The property is located at the
center of Huiyang district.
Developments nearby are mainly
residential and commercial uses in
nature. According to the
information provided by the
Group, the property is for
residential, office and commercial
uses.
The land use rights of the
property have been granted for
terms due to expire on 26
November 2087 for residential
use and 26 November 2057 for
office and commercial use.
– III-102 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 3 State-owned Land Use Rights Certificate issued by Huizhou Land Resources Bureau (惠州國
土資源局), the land use rights of the property with a total site area of 23,891 sq m have been vested in 惠州
市萬基實業有限公司 (Huizhou Wanji Industrial Co., Ltd) with details as follows:
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2017) 3045946 25 November 2017 Residential, 2087/11/26 660.00
Commercial 2057/11/26
(2017) 3045943 25 November 2017 Residential, 2087/11/26 2,118.00
Commercial 2057/11/26
(2011) 0100036 14 January 2011 Residential, 2081/1/26 21,113.00
Commercial 2051/1/26
Total 23,891.00
(2) According to 3 Grant and Transfer Contracts of State-owned Land Use Rights and their Supplementary
Agreement of Grant Contracts of State-owned Land Use Rights the land use rights of the property have been
contracted to be granted to Huizhou Wanji Industrial Co., Ltd with key details as follows:
Permissible Gross
Issue Date Land Use Floor Area Land Premium
(sq m) (RMB)
27 November 2017 Residential, Commercial 660.00 3,860,000
27 November 2017 Residential, Commercial 2,118.00 12,300,000
28 November 2018 Residential, Commercial 21,113.00 22,587,900
Total 23,891.00 38,747,900
(3) According to 3 Planning Permits for Construction Use of Land issued by Housing, Urban and Rural
Construction of Huizhou City Huiyang District Municipality (惠州市惠陽區住房和城鄉規劃建設局), the
construction site of the property with a total area of 23,891 sq m is in compliance with the urban planning
requirements.
(4) The development value of the property as if completed as at 31 July 2019 was RMB764,000,000.
(5) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB57,000,000. The estimated total construction cost was approximately RMB282,700,000. In
the course of our valuation, we have taken into account such costs.
(6) In valuing the property if completed, we have assumed about RMB16,500 per sq m for the residential portion,
RMB23,000 per sq m for the commercial portion and RMB120,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB12,600 to RMB14,000 per sq m. The price of the 1st floor of commercial
premises ranges from about RMB21,000 to RMB25,000 per sq m. In respect of car parking spaces, the price
– III-103 –
APPENDIX III PROPERTY VALUATION REPORT
ranges from about RMB90,000 to RMB140,000 per lot. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(7) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Wanji Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Wanji Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-104 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
35. The property under The property comprises a As at valuation date, RMB4,290,000,000
construction composite development to be the property was (Renminbi
known as Huizhou erected on 3 parcels of land with under construction Four Billion
Sinic City, a total site area of 452,346.70 and scheduled to be Two Hundred and
Huicheng District, sq m. completed in 2021. Ninety Million)
Huizhou,
Guangdong The property, currently under
Province, construction, is a planned
the PRC development of residential and
(惠州新力城) commercial uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 819,912.76
Commercial 16,869.04
Car park 275,445.00
Ancillary 22,085.10
Total: 1,134,311.90
The property is located in the
center of Huicheng District.
Developments nearby are mainly
residential and commercial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 1 May
2077 for residential use and due
to expire on 1 May 2047 for
commercial use.
– III-105 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 3 State-owned Land Use Rights Certificate issued by Huizhou Municipal People’s Government
(惠州市人民政府), the land use rights of the property with a total site area of 452,346.70 sq m have been vested
in 惠州市湯普實業有限公司 (Huizhou Tangpu Industrial Co., Ltd).
(2) According to Transfer Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Huizhou Land Resources Bureau (惠州國土
資源局) (“Party A”) and Huizhou Tangpu Industrial Co., Ltd, the land use rights of the property have been
contracted to be granted to Party B with key details as follows:
Land Plot No. Issue Date Land Use Site Area Land Premium
(sq m) (RMB)
GSK2006-8 5 January 2007 Residential/ 478,306 312,420,000
Commercial
(3) According to 3 Commencement Permits for Construction Works by Urban and Rural Planning and
Construction Bureau of Huicheng District (惠城區城鄉規劃建設局), the construction works of the
development are in compliance with the requirements for works commencement and have been permitted.
(4) The development value of the property as if completed as at 31 July 2019 was RMB9,880,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
329,397.66 sq m of the property have been committed to be sold for a consideration of approximately
RMB3,568,335,000, various commercial units with a total gross floor area of 4,660.29 sq m of the property
have been committed to be sold for a consideration of approximately RMB81,555,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB1,442,000,000. The estimated total construction cost was approximately
RMB3,720,000,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB10,400 to 11,000 per sq m for the residential
portion, RMB25,000 per sq m for the commercial portion and RMB120,000 per lot for the car park portion with
title.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB10,000 to RMB11,000 per sq m. The
price of commercial premises ranges from about RMB24,000 to RMB30,000 per sq m. In respect of car parking
spaces, the price ranges from about RMB120,000 to RMB150,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Huizhou Tangpu Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-106 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
36. The property under The property comprises a As at the valuation RMB440,000,000
construction composite development to be date, the property was (Renminbi
known as erected on a parcel of land with under construction Four Hundred and
Qingyuan a total site area of 15,473.35 and scheduled to be Forty Million)
Feicui Wan, sq m. completed in 2020.
Qingyuan,
Guangdong The property, currently under
Province, construction, is a planned
the PRC development of commercial and
(清遠翡翠灣) residential uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 66,618.61
Commercial 2,444.89
Car park 24,499.40
Ancillary 1,688.85
Total: 95,251.75
The property is located in the
center of Qingcheng District of
Qingyuan. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential and
commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 27 June
2052 for residential and
commercial uses.
– III-107 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Qingyuan Land Resources Bureau (清
遠國土資源局), the land use rights of the property with a total site area of 15,473.35 sq m have been vested
in 清遠市萬力源投資置業有限公司 (Qingyuan Wanliyuan Real Estate Investment Co., Ltd) with details as
follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2010) 00135 24 March 2010 Residential and 27 June 2052 15,473.35
Commercial
(2) The development value of the property as if completed as at 31 July 2019 was RMB745,000,000.
(3) According to the information provided by the Group, various residential units with a total gross floor area of
38,533.60 sq m of the property have been committed to be sold for a consideration of approximately
RMB332,639,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(4) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB123,300,000. The estimated total construction cost was approximately RMB297,350,000.
In the course of our valuation, we have taken into account such costs.
(5) In valuing the property if completed, we have assumed about RMB9,500 per sq m for the residential portion,
RMB17,300 per sq m for the commercial portion and RMB150,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB10,000 to RMB11,000 per sq m. The
price of commercial premises ranges from about RMB16,700 to RMB19,000 per sq m. In respect of car parking
spaces, the price ranges from about RMB120,000 to RMB160,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Qingyuan Wanliyuan Real Estate Investment Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Qingyuan Wanliyuan Real Estate Investment Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-108 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
37. The property under The property comprises of a As at the valuation RMB1,140,000,000
construction composite development to be date, the property was (Renminbi
known as erected on one parcel of land under construction One Billion
Guangzhou Amber with a total site area of and scheduled to be One Hundred and
Yuan, 56,562.71 sq m. completed in 2021. Forty Million)
Huadu District,
Guangzhou, The property, currently under
Guangdong construction, is a planned
Province, development of residential use.
the PRC According to the information
(廣州琥珀園) provided by the Group, the
constituent planned gross floor
area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 54,660.60
Car park 52,161.60
Ancillary 14,466.80
Total: 121,289.00
The property is located in the
sub-urban area of Guangzhou.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 14
February 2065 for residential use
and due to expire on 14 February
2035 for commercial use.
– III-109 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Guangzhou Land Resources Bureau,
the land use rights of the property with a total site area of 56,562.71 sq m have been vested in 廣東強科地產
有限公司 (Guangdong Qiangke Real Estate Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2006) 721388 January 2006 Residential 14 February 2065/ 56,562.71
14 February 2035
(2) According to one Transfer Contracts of State-owned Land Use Rights entered into between Guangzhou Huadu
District Real Estate Company (廣州市花都區地產公司) (“Party A”) and Guangdong Qiangke Real Estate Co.,
Ltd (“Party B”), the land use rights of the property have been contracted to be transferred to Party B with key
details as follows:
Land Permissible Gross
Plot No. Issue Date Land Use Site Area Floor Area Land Premium
(sq m) (sq m) (RMB)
0206046, 28 December 2005 Residential 56,562.71 113,125.42 20,650,000
0206047
(3) According to Planning Permit for Construction Use of Land No. (2008) 71 dated 2 February 2002 issued by
Urban Planning Bureau of Guangzhou Municipality (廣州市城市規劃局), the proposed construction land use
of the property complies with the town planning requirements and permit for construction of a site area of
62,730 sq m (including net site area of 55,244 sq m and 7,488 sq m for road).
(4) According to Permits for Commencement of Construction Works, the construction works of portions of the
property with a total gross floor area of approximately 309,209.61 sq m, are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities with details as
follows:
Gross Floor
Certificate No. Issue Date Project name Area
(sq m)
4201032010070800214BJ4001 10 November 2011 Block Nos. 1, 2, 7 and 8 of 309,209.61
Oceanwide International SOHO
Town (Phase 1)
(5) The development value of the property as if completed as at 31 July 2019 was RMB1,753,000,000.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB332,700,000. The estimated total construction cost was approximately RMB485,500,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB25,000 per sq m for the residential portion
and RMB250,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and car parking spaces within the same district. These comparable properties are selected
as they have characteristics comparable to the property. We have gathered comparables of similar types of
residential development within the same district. The prices of residential premises ranges from about
RMB21,000 to RMB27,000 per sq m. In respect of car parking spaces, the prices range from about
– III-110 –
APPENDIX III PROPERTY VALUATION REPORT
RMB230,000 to RMB260,000 per lot. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Guangdong Qiangke Real Estate Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Guangdong Qiangke Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose
of the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-111 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
38. The property under The property comprises a As at the valuation RMB775,000,000
construction composite development to be date, the property was (Renminbi
known as erected on a parcel of land with a under construction Seven Hundred and
Zhongshan site area of 48,519.30 sq m. and scheduled to be Seventy Five
Feicui Wan, completed in 2020. Million)
Zhongshan, The property, currently under
Guangdong construction, is a planned
Province, development of residential and
the PRC commercial uses. According to the
(中山翡翠灣) information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 88,371.97
Commercial 3,311.76
Car park 25,914.63
Ancillary 8,443.53
Total: 126,041.89
The property is located in the
South District of Zhongshan.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 5 October
2082.
– III-112 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Zhongshan Land Resources Bureau
(中山市國土資源局), the land use rights of the property with a total site area of 48,519.30 sq m have been
vested in 中山市渡頭房地產開發有限公司 (Zhongshan Dutou Real Estate Development Co., Ltd) with details
as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2017) 0305166 29 December 2017 Residential 5 October 2082 48,519.30
(2) According to Grant Contracts of State-owned Land Use Rights entered into between Zhongshan Land
Resources Bureau (中山市國土資源局) (“Party A”) and Zhongshan South District Dutou Joint Stock
Cooperative Economic Association (中山市南區渡頭股份合作經濟聯合社) (“Party B”), the land use rights of
the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Contract No. Issue Date Land Use Term Plot Ratio Premium
(RMB)
442000-2012-002025 23 August Commercial & 70 years Not higher than 2; 12,081,306
2012 Residential Not lower than 1
(3) According to Planning Permits for Construction Use of Land issued by Urban-rural Planning Bureau of
Zhongshan Municipality (中山市城鄉規劃局) to Zhongshan South District Dutou Joint Stock Cooperative
Economic Association (中山市南區渡頭股份合作經濟聯合社), are summarized as follows:
Type of
Nos. Issue Date development Location Site area
(sq m)
DZD281222012090001 8 October 2012 Commercial & Songzailing, Dutou 48,519.30
Residential Village, South
District,
Zhongshan
(4) According to Planning Permits of Construction Works issued by Urban-rural Planning Bureau of Zhongshan
Municipality (中山市城鄉規劃局) to Zhongshan Dutou Real Estate Development Co., Ltd regarding the
construction works on Dutou Project (Phase I), South District, Zhongshan are summarized as follows:
Planned
gross floor
No. Issue Date No. of Block Location area
(sq m)
JZD281212018060082 12 July 2018 5 Dutou Village, 30,711.79
South District,
Zhongshan
– III-113 –
APPENDIX III PROPERTY VALUATION REPORT
(5) According to Permit for Commencement of Construction Works issued by Housing and Urban-rural
Construction Bureau of Zhongshan Municipality (中山市住房和城鄉建設局), the construction works of portion
of the property with a total gross floor area of approximately 30,711.79 sq m, are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities with details as
follows:
Certificate No. Issue Date Project name Gross Floor Area
(sq m)
442000201809141301 14 September 2018 Xincui Garden 30,711.79
(Phase 1)
(6) The development value of the property as if completed as at 31 July 2019 was RMB1,236,000,000.
(7) According to the information provided by the Group, various residential units with a total gross floor area of
33,362 sq m of the property have been committed to be sold for a consideration of approximately
RMB413,743,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(8) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB109,200,000. The estimated total construction cost was approximately RMB454,000,000.
In the course of our valuation, we have taken into account such costs.
(9) In valuing the property if completed, we have assumed about RMB13,200 per sq m for the residential portion
and RMB160,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential properties as well as car parking spaces within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential development with ancillary commercial accommodation within the same district.
The prices of residential premises ranges from about RMB12,500 to RMB14,500 per sq m. In respect of car
parking spaces, the prices range from about RMB150,000 to RMB180,000 per lot. The unit rates assumed by
us are consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of
those sales transactions have been made to reflect these factors including but not limited to age, location, size
and quality in arriving at the key assumptions.
(10) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Zhongshan Dutou Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Zhongshan Dutou Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-114 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
39. The property under The property comprises Phases 1 As at valuation date, RMB1,650,000,000
construction and 2 of a composite development the property was (Renminbi
known as Wuxi to be erected on one parcel of under construction One Billion
Dibo Wan land with a total site area of and scheduled to be Six Hundred and
Phase II, 154,752.5 sq m. completed in the end Fifty Million)
Binhu District, of 2019.
Wuxi, The property, currently under
Jiangsu Province, construction, is a planned
the PRC development of commercial and
(無錫帝泊灣II期) residual uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 164,641.26
Commercial 2,276.62
Car park 62,621.00
Ancillary 10,443.15
Total: 239,982.03
The property is located in the
sub-urban area of Wuxi.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 23 May
2087 for residential use and due
to expire on 23 May 2057 for
commercial use.
– III-115 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to State-owned Land Use Rights Certificates Nos. (2015) 012309 and (2017) 0093240, the land use
rights of the property with a total site area of 154,752.50 sq m have been vested in 無錫富安金邸房地產有限
公司 (Wuxi Fu’an Jindi Real Estate Co., Ltd) for terms due to expire on 3 November 2083 and 23 May 2087
respectively for residential use.
(2) According to the Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Wuxi Land Resources Bureau (無錫國
土資源局) (“Party A”) and 江蘇富安投資集團有限公司 (“Party B”), the land use rights of the property have
been contracted to be granted to Party B with key details as follows:
Land Land Use Building Covenant Land
Contract No. Plot No. Issue Date Land Use Expiry Date Site Area (for completion) Premium
(sq m) (RMB)
3202022012CR0010 XGD-2011-95 9 May 2012 Residential 23 May 2087 154,752.5 31 December 2019 350,000,000
(3) According to two Permits for Commencement of Construction Works issued by Wuxi Binhu District
Administration Service Center, the construction works of portions of the property with a total gross floor area
of approximately 275,374 sq m, are in compliance with the requirements for the works commencement and
have been permitted by relevant authorities with details as follows:
Certificate No. Issue Date Project name Gross Floor Area
(sq m)
320211020140122 18 August 2014 Block Nos. 1-1~1-7, 31,452
1-10~1-15,1-17~1-24,
1-24-a, 1-26~1-30
320211020140121 15 August 2014 Block Nos. 1-8, 1-9, 3,940
1-16
320211201708170101 17 August 2017 XGD-2011-95, Phase II 239,982
Total: 275,374
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,991,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
164,641.26 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,834,614,000 and various commercial units with a total gross floor area of 937.41 sq m of the property
have been committed to be sold for a consideration of approximately RMB17,098,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB667,100,000. The estimated total construction cost was approximately RMB850,110,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB11,500 per sq m for the low rise apartment
portion, RMB10,500 per sq m for the residential portion, RMB16,000 per sq m for the commercial portion and
RMB82,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of villa, residential and commercial premises as well as car parking spaces within the same district.
These comparable properties are selected as they have characteristics comparable to the property. We have
gathered comparables of similar types of residential development with ancillary commercial accommodation
– III-116 –
APPENDIX III PROPERTY VALUATION REPORT
within the same district. The price of residential premises ranges from about RMB10,000 to RMB13,000 per
sq m. The price of commercial premises ranges from about RMB19,000 to RMB23,000 per sq m. In respect
of car parking spaces, the price ranges from about RMB75,000 to RMB95,000 per lot. The unit rates assumed
by us are consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of
those sales transactions have been made to reflect these factors including but not limited to age, location, size
and quality in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Wuxi Fu’an Jindi Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Wuxi Fu’an Jindi Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-117 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
40. The property under The property is erected on one As at valuation date, RMB880,000,000
construction parcel of land with a total site the property was (Renminbi
known as area of 74,222.20 sq m. under construction Eight Hundred and
Kunshan Chenghu and scheduled to be Eighty Million)
Yard No. 1, The property, currently under completed in 2020.
Ba Cheng Town, construction, is a planned
Kunshan, development of residential use.
Jiangsu Province, According to the information
the PRC provided by the Group, the
(昆山澄湖壹號院) constituent planned gross floor
area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 95,234.87
Car park 34,562.41
Ancillary 7,932.48
Total: 137,729.76
The property is located in the in
the sub-urban area of Kunshan.
Developments nearby are mainly
restaurant in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 19 March
2082 for residential use.
Notes:—
(1) According to one State-owned Land Use Rights Certificate issued by the Kunshan Land Resources Bureau (昆
山市國土資源局), the land use rights of the property with a total site area of 74,222.20 sq m have been vested
in 昆山萊克斯投資有限公司 (Kunshan Laikesi Investment Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2016) DW72 17 June 2016 Residential 19 March 2082 74,222.20
– III-118 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to one Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Kunshan Land Resources Management
Bureau (昆山市土地管理局) (“Party A”) and Kunshan Laikesi Investment Co., Ltd (“Party B”), the land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Permissible Building
Land Use Gross Floor Covenant (for Land
Contract No. Issue Date Land Use Expiry Date Area completion) Premium
(sq m) (RMB)
3205832011CR0325 20 August Residential, 19 March 2082 89,066.64 21 March 2014 166,999,995
2014
(3) According to one Permit for Commencement of Construction Works issued by Kunshan Urban and Rural
Construction Commission, the construction works of the property with a total gross floor area of approximately
137,729.76 sq m, are in compliance with the requirements for the works commencement and have been
permitted by relevant authorities with details as follows:
Certificate No. Issue Date Project name Gross Floor Area
(sq m)
320583201801050701 5 January 2018 Building Nos. 1-23# and 137,729.76
Ancillary facilities
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,180,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
94,989.37 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,115,343,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB349,000,000. The estimated total construction cost was approximately RMB530,000,000
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB12,300 per sq m for the residential portion,
RMB70,000 per sq m per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and car parking spaces within the same district. These comparable properties are selected
as they have characteristics comparable to the property. We have gathered comparables of similar types of
residential development within the same district. The price of residential premises ranges from about
RMB12,000 to RMB13,500 per sq m. In respect of car parking spaces, the price ranges from about RMB80,000
to RMB96,000 per lot. The unit rates assumed by us are consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Kunshan Laikesi Investment Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Kunshan Laikesi Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-119 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
41. The property under The property comprises Phase 1 As at valuation date, RMB850,000,000
construction of a composite development the property was (Renminbi
known as Kunshan to be erected on a parcel of under construction Eight Hundred and
Central Park, land with a total site area of and scheduled to be Fifty Million)
Gaoxin District, 25,980 sq m. completed in 2021.
Kunshan,
Jiangsu Province, The property, currently under
the PRC construction, is a planned
(昆山中央公園) development of residential and
commercial uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 54,394.28
Commercial 381.66
Car park 16,003.01
Ancillary 5,199.87
Total: 75,978.82
The property is located in the
center of Gaoxin District of
Kunshan. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 13 April
2074 for residential use and due
to expire on 13 April 2044 for
commercial use.
Notes:—
(1) According to State-owned Land Use Rights Certificate (2016) 0001666 issued by the Kunshan Land Resources
Bureau (昆山市國土資源局), the land use rights of the property with a total site area of 25,980 sq m have been
vested in 江蘇中原置業有限公司 (Jiangsu Zhongyuan Real Estate Development Co., Ltd).
– III-120 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to Grant Contract of State-owned Land Use Rights No. (2004)4 and its five Supplementary
Agreements entered into between Kunshan Land Resources Management Bureau (昆山市土地管理局) and 江
蘇中原置業有限公司 (Jiangsu Zhongyuan Real Estate Co., Ltd.), the land use rights comprising a site area of
25,980 sq m have been granted to Jiangsu Zhongyuan Real Estate Development Co., Ltd at a premium of
RMB29,045,640.
(3) According to Permit for Commencement of Construction Works No. 320583201808220501 issued by Kunshan
Urban and Rural Construction Commission (昆山市城鄉建設局), the construction works of the property with
a total gross floor area of 49,033.77 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,360,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
53,508.15 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,273,811,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB164,800,000. The estimated total construction cost was approximately RMB369,700,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB23,000 per sq m for the residential portion
RMB27,000 per sq m for the commercial portion and RMB98,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and car parking spaces premises within the same district. These comparable properties are
selected as they have characteristics comparable to the property. We have gathered comparables of similar
types of residential development within the same district. The price of residential premises ranges from about
RMB22,000 to RMB24,000 per sq m. The price of commercial premises ranges from about RMB23,700 to
RMB28,500 per sq m. The price of car parking spaces range from about RMB90,000 to RMB130,000 per lot.
The unit rates assumed by us are consistent with the relevant comparables after due adjustments. Due
adjustments to the unit rates of those sales transactions have been made to reflect these factors including but
not limited to age, location, size and quality in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangsu Zhongyuan Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Jiangsu Zhongyuan Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-121 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
42. The property under The property comprises a At the valuation date, RMB1,262,000,000
construction composite development to be the property was
known as Suzhou erected on a parcel of land with a under construction (Renminbi
Bo Yuan, total site area of 90,890.80 sq m. and scheduled to be One Billion
Xiangshan completed in 2021. Two Hundred and
Guangfu Area, The property, currently under Sixty Two Million)
Wuzhong District, construction, is a planned
Suzhou, development of residential and (70% interest
Jiangsu Province, commercial uses. According to the attributable to
the PRC information provided by the the Group :
(蘇州鉑園) Group, the constituent planned RMB883,400,000)
gross floor area of the property (Renminbi
are as follows: Eight Hundred
Eighty Three Million
Planned and Four Hundred
Gross Floor Thousand
Use Area
(sq m)
Residential 123,037.79
Commercial 7,200.00
Car park 37,457.38
Ancillary 10,393.87
Total: 178,089.04
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 25
February 2089 for residential use
and due to expire on 25 February
2069 for education use.
– III-122 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to State-owned Land Use Rights Certificates, the land use rights of the property with a total site
area of 90,890.80 sq m have been vested in 蘇州力創香谷置業發展有限公司 (Suzhou Lichuang Properties
Development Co., Ltd) with details as follows:-
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2019)6010950 25 March 2019 Residential 25 February 2089 37,206.50
(2019)6010951 25 March 2019 Residential 25 February 2089 48,259.10
(2019)6010949 25 March 2019 Education 25 February 2069 5,425.20
(2) According to Grant Contract of State-owned Land Use Rights entered into between Suzhou Land Resources
Bureau (“Party A”) and Suzhou Lichuang Properties Development Co., Ltd (“Party B”), the land use rights of
the property have been contracted to be granted to Party B with key details as follows:
Building
Land Use Covenant (for Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Plot Ratio completion) Premium
(RMB)
3205012019CR0017 2018-WG-30 23 January Residential, 70 years, Lⱖ1.0 and 4 April 2020 1,170,031,656
2019 commercial and 40 years, ⱕ1.5
education 50 years ⱕ1.0
(3) The development value of the property as if completed as at 31 July 2019 was RMB2,690,000,000.
(4) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB54,300,000. The estimated total construction cost was approximately RMB850,000,000. In
the course of our valuation, we have taken into account such costs.
(5) In valuing the property if completed, we have assumed about RMB20,400 per sq m for the residential portion,
RMB22,400 per sq m for the commercial portion and RMB200,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB18,800 to RMB21,000 per sq m. The price of the 1st floor of commercial
premises ranges from about RMB25,000 to RMB45,000 per sq m. In respect of car parking spaces, the price
ranges from about RMB150,000 to RMB200,000 per lot. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Suzhou Lichuang Properties Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Suzhou Lichuang Properties Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-123 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
43. The property under The property is a composite As at the valuation RMB610,000,000
construction development to be erected on 2 date, the property was (Renminbi
known as Zhuji parcels of land with a total site under construction Six Hundred and
Dibo Wan, area of 74,527.8 sq m. and scheduled to be Ten Million)
Caota District, completed in 2020.
Zhuji, The property, currently under
Zhejiang Province, construction, is a planned
the PRC development of commercial and
(諸暨帝泊灣) office uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 166,604.48
Commercial 4,531.46
Car park 52,198.46
Ancillary 16,894.08
Total: 240,228.48
The property is located in the
sub-urban area of Zhuji.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 11
December 2088 for residential use
and due to expire on 11 December
2058 for commercial use.
– III-124 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to two The People’s Republic of China Real Property Ownership Certificates issued by the Zhuji
Land Resources Bureau (諸暨市國土資源局), the land use rights of the property with a total site area of
74,768.70 sq m have been vested in 諸暨力睿房地產開發有限公司 (Zhuji Lirui Real Estate Development Co.,
Ltd) with details as follows:
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2019) 0000232 3 Jan 2019 Residential/ 11 December 2088 19,015.20
Commercial for residential use
and due to expire on
11 December 2058
for commercial use
(2013) 04285 9 March 2012 Residential/ 11 December 2088 55,512.60
Commercial for residential use
and due to expire on
11 December 2058
for commercial use
Total: 74,527.80
(2) According to two Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Zhuji Land Resources Management
Bureau (諸暨市土地管理局) (“Party A”) and Zhuji Lirui Real Estate Development Co., Ltd (collectively “Party
B”), the land use rights of the property have been contracted to be granted to Party B with key details as
follows:
Permissible
Land Use Gross Floor Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Area Premium
(sq m) (RMB)
2018105號 1-A 14 September Residential, 11 December 2088 43,735.0 71,120,000
2018 Commercial, for residential use
Car Park and due to expire on
Basement 11 December 2058
for commercial use
2018106號 1-B 14 September Residential, 11 December 2088 144,332.8 224,370,000
2018 Commercial, for residential use
Car Park and due to expire on
Basement 11 December 2058
for commercial use
Total 188,067.80 295,490,000
(3) The development value of the property as if completed as at 31 July 2019 was RMB1,667,000,000.
(4) According to the information provided by the Group, various residential units with a total gross floor area of
29,383.78 sq m of the property have been committed to be sold for a consideration of approximately
RMB232,681,000 and various commercial units with a total gross floor area of 915.94 sq m of the property
have been committed to be sold for a consideration of approximately RMB11,124,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
– III-125 –
APPENDIX III PROPERTY VALUATION REPORT
(5) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB135,900,000. The estimated total construction cost was approximately RMB733,300,000.
In the course of our valuation, we have taken into account such costs.
(6) In valuing the property if completed, we have assumed about RMB9,100 per sq m for the residential portion,
RMB12,300 per sq m for the commercial portion and RMB91,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB8,600 to RMB9,200 per sq m. The price of the 1st floor of commercial
premises ranges from about RMB10,300 to RMB13,400 per sq m. In respect of car parking spaces, the price
ranges from about RMB90,000 to RMB98,000 per lot. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(7) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Property Ownership Certificates of the property are valid, legal and enforceable under the PRC
laws.
(b) Zhuji Lirui Real Estate Development Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Zhuji Lirui Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-126 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
44. The property under The property comprises of a At the valuation date, RMB260,000,000
construction composite development to be the property was (Renminbi
known as erected on a parcel of land with a under construction Two Hundred and
Cixi Dibo Wan, total site area of 23,822 sq m. and scheduled to be Sixty Million)
Cixi, completed in 2021.
Zhejiang Province, The property, currently under
the PRC construction, is a planned
(慈溪帝泊灣) development of residential and
commercial uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 37,286.06
Commercial 1,484.38
Car park 16,790.62
Total: 55,561.06
The property is located in the
sub-urban area. Developments
nearby are mainly residential in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 23
February 2089 for residential use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by the Cixi Land Resources Bureau (慈溪國土
資源局), the land use rights of the property with a total site area of 23,822 sq m have been vested in 慈溪力
創房屋房地產開發有限公司 (Cixi Lichuang Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2019) 0009948 12 March 2019 Residential 23 February 2089 23,822
– III-127 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to Grant Contract of State-owned Land Use Rights entered into between Cixi Land Resources
Bureau (慈溪國土資源局) (“Party A”) and Cixi Lichuang Real Estate Development Co., Ltd (“Party B”), the
land use rights of the property have been contracted to be granted to Party B with key details as follows:
Building
Land Use Covenant (for Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Plot Ratio completion) Premium
(RMB)
3302822019 1201804 24 January Residential 70 years ⱖ1.2 and 24 February 119,470,000
A21008 2019 ⱕ1.8 2023
(3) The development value of the property as if completed as at 31 July 2019 was RMB518,000,000.
(4) According to the information provided by the Group, the construction cost incurred as at valuation date
was approximately RMB8,200,000. The estimated total construction cost was approximately
RMB174,120,000. In the course of our valuation, we have taken into account such costs.
(5) In valuing the property if completed, we have assumed about RMB13,300 per sq m for the residential portion,
and RMB15,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB11,300 to RMB15,700 per sq m. The price of the 1st floor of commercial
premises ranges from about RMB25,000 to RMB45,000 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Cixi Lichuang Real Estate Development Co., Ltd is the legal land user of the property and has obtained
the relevant certificates and approval from the government in respect of the construction of the property
in accordance with its existing development progress; and
(c) Cixi Lichuang Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-128 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
45. The property under The property comprises one At the valuation date, RMB483,000,000
construction parcel of land with a total site the property was (Renminbi
known as area of 26,319 sq m. under construction Four Hundred and
Ruian Dibo Wan, and scheduled to be Eighty Three
Development Zone The property, currently under completed in 2021. Million)
of Ruian Economic construction, is a planned
Area, development of residential and
Ruian, commercial uses. According to the
Zhejiang Province, information provided by the
the PRC Group, the constituent planned
(瑞安帝泊灣) gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 62,025.84
Commercial 2,537.88
Car park 21,831.07
Total: 86,394.79
The property is located in the sub
urban area of Ruian. Developments
nearby are mainly residential in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 31 March
2089 for residential use and
commercial use.
Notes:—
(1) According to State-owned Land Use Rights Certificates No. (2019) 0025873, the land use rights of the property
with a site area of 26,319 sq m have been vested in 溫州力璟房地產開發有限公司 (Wenzhou Lijing Real Estate
Development Co., Ltd) for a term due to expire on 31 March 2089 for residential and commercial uses.
(2) According to the Grant Contract of State-owned Land Use Rights No. 3303812018A21052 and its Amendment
of Grant Contract of State-owned Land Use Rights entered into between Ruian Land Resources Management
Bureau (“Party A”) and Wenzhou Lijing Real Estate Development Co., Ltd (“Party B”), the land use rights of
the property with a site area of 26,319 sq m have been contracted to be granted to Party B as a consideration
of RMB478,780,000.
(3) The development value of the property as if completed as at 31 July 2019 was RMB932,000,000.
– III-129 –
APPENDIX III PROPERTY VALUATION REPORT
(4) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB9,600,000. The estimated total construction cost was approximately RMB262,870,000. In
the course of our valuation, we have taken into account such costs.
(5) In valuing the property if completed, we have assumed about RMB14,000 per sq m for the residential portion,
RMB24,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB12,200 to RMB17,600 per sq m. The price of the 1st floor of commercial
premises ranges from about RMB23,600 to RMB32,000 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Wenzhou Lijing Real Estate Development Co., Ltd is the legal land user of the property and has obtained
the relevant certificates and approval from the government in respect of the construction of the property
in accordance with its existing development progress; and
(c) Wenzhou Lijing Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-130 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
46. The property under The property comprises a As at valuation date, RMB1,680,000,000
construction composite development to be the property was (Renminbi
known as Ganzhou erected on a parcel of land with a under construction One Billion
Dibo Wan total site area of 89,838.00 sq m. and scheduled to be Six Hundred and
Phase I, completed in the end Eighty Million)
Economic and The property, currently under of 2020.
Technological construction, is a planned
Development development of residential and
Zone, Ganzhou, commercial uses. According to the
Jiangxi Province, information provided by the
the PRC Group, the constituent planned
(贛州帝泊灣I期) gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 255,745.96
Commercial 10,629.10
Car park 73,372.62
Ancillary 6,798.01
Total: 346,545.69
The property is located in the
center of Economic-development
zone. Developments nearby are
mainly residential in nature.
According to the information
provided by the Group, the
property is for residential and
retail uses.
The land use rights of the
property have been granted for
terms due to expire on 30 Mar
2087 for residential use and due
to expire on 30 Mar 2057 for
retail use.
– III-131 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Ganzhou Real Estate Registration
Bureau (贛州不動產登記局), the land use rights of the property with a total site area of 89,838.00 sq m have
been vested in 贛州新力力合置業有限公司.
(2) According to 2 Grant Contracts and transfer contracts, Ganzhou Xinli Lihe Real estate Co., Ltd. (贛州新力力
合置業有限公司) owned portions of land on Economic and Technological Development Zone with a total site
area of 89,838 sq m.
Building
Land Use Covenant Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area (for completion) Premium
(sq m) (RMB)
36201711020003K DBA2017008 31 Mar Residential/ expire on 30 Mar 89,838.00 31 Mar 2020 893,606,800
2017 retail 2087 for residential
use/expire on 30
Mar 2057 for retail
use
Total 89,838.00 893,606,800
(3) According to 3 Permits for Commencement of Construction Works issued by Zhangzhou Economic and
Technological Development Zone Housing and Construction Bureau, the construction works of portions of the
property with a total gross floor area of approximately 346,677.64 sq m, are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB2,715,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
255,745.96 sq m of the property have been committed to be sold for a consideration of approximately
RMB2,371,066,000 and various commercial units with a total gross floor area of 2,178.33 sq m of the property
have been committed to be sold for a consideration of approximately RMB30,527,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB460,800,000. The estimated total construction cost was approximately
RMB1,016,660,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB9,300 per sq m for the residential portion,
RMB14,000 per sq m for the commercial portion and RMB100,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB9,000 to RMB10,000 per sq m. The
price of commercial premises ranges from about RMB15,000 to RMB17,000 per sq m. In respect of car parking
spaces, the price ranges from about RMB80,000 to RMB110,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-132 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Ganzhou Xinli Lihe Property Co., Ltd is the sole legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Ganzhou Xinli Lihe Property Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-133 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
47. The property under The property comprises a As at valuation date, RMB810,000,000
construction composite development to be the property was (Renminbi
known as erected on a parcel of land with a under construction Eight Hundred and
Ganzhou Dibo Wan total site area of 83,934.00 sq m. and scheduled to be Ten Million)
Phase II, completed in 2020.
Economic and The property, currently under
Technological construction, is a planned
Development development of residential and
Zone, Ganzhou, retail uses. According to the
Jiangxi Province, information provided by the
the PRC Group, the constituent planned
(贛州帝泊灣II期) gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 119,733.73
Commercial 4,460.25
Car park 61,653.60
Ancillary 894.45
Total: 186,742.03
The property is located in the
center of Economic and
Technological Development Zone.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential and retail uses.
The land use rights of the
property have been granted for
terms due to expire on 4 May
2087 for residential use and due
to expire on 4 May 2057 for retail
use.
– III-134 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Ganzhou Real Estate Registration
Bureau (贛州不動產登記局), the land use rights of the property with a total site area of 83,934 sq m have been
vested in 贛州新力未來置業有限公司 (Ganzhou Xinli Future Property Co., Ltd).
(2) According to Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Ganzhou Land Resources Bureau (贛州市國
土資源局) (“Party A”) and Ganzhou Xinli Future Property Co., Ltd (“Party B”), the land use rights of the
property have been contracted to be granted to Party B with key details as follows:, the land use rights of the
property have been contracted to be granted to Party B with key details as follows:
Building
Land Use Covenant Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area (for completion) Premium
(sq m) (RMB)
36201711020010K DBA2017018 5 May 2017 Residential/ expire on 4 May 83,934.00 4 May 2020 512,204,900
retail 2087 for residential
use/expire on 4
May 2057 for retail
use
Total 83,934.00 512,204,900
(3) According to 2 Permits for Commencement of Construction Works issued by Zhangzhou Economic and
Technological Development Zone Housing and Construction Bureau, the construction works of portions of the
property with a total gross floor area of approximately 213,503.53 sq m, are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,406,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
71,802.62 sq m of the property have been committed to be sold for a consideration of approximately
RMB705,646,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB211,300,000. The estimated total construction cost was approximately RMB449,200,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB10,000 per sq m for the residential portion,
RMB18,000 per sq m for the commercial portion and RMB100,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB9,500 to RMB11,000 per sq m. The
price of commercial premises ranges from about RMB13,000 to RMB18,000 per sq m. In respect of car parking
spaces, the price ranges from about RMB90,000 to RMB110,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-135 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Ganzhou Xinli Future Property Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Ganzhou Xinli Future Property Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-136 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
48. The property under The property comprises a parcel As at valuation date, RMB790,000,000
construction of land with a total site area of the property was (Renminbi
known as Ganzhou 75,709.00 sq m. under construction Seven Hundred and
Yulong Wan, and scheduled to be Ninety Million)
Hongxing village The property, currently under completed in 2020.
Zhanggong construction, is a planned (60% interest
District, Ganzhou, development of residential and attributable to
Jiangxi Province, commercial uses. According to the the Group:
the PRC information provided by the RMB474,000,000)
(贛州鈺瓏灣) Group, the constituent planned (Renminbi Four
gross floor area of the property Hundred and Seventy
are as follows: Four Million)
Planned
Gross Floor
Use Area
(sq m)
Residential 127,743.82
Commercial 1,147.60
Car park 48,346.80
Ancillary 2,078.85
Total: 179,317.07
The property is located in the
sub-urban area of Zhanggong
District. Developments nearby are
mainly residential in nature.
According to the information
provided by the Group, the
property is mainly for residential
uses.
The land use rights of the
property have been granted for
terms due to expire on 1 October
2081 for residential use.
– III-137 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Ganzhou Real Estate Registration
Bureau (贛州不動產登記局), the land use rights of the property with a total site area of 75,709.00 sq m have
been vested in 贛州市匯鑫置業有限公司 (Ganzhou Huixin Real Estate Co., Ltd).
(2) According to the Grant Contracts of State-owned Land Use Rights entered into between Ganzhou Land
Resources Bureau (贛州市國土資源局) (“Party A”) and Ganzhou Huixin Real Estate Co., Ltd (“Party B”), the
land use rights of the property have been contracted to be granted to Party B with key details as follows:
Building
Land Use Covenant Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area (for completion) Premium
(sq m) (RMB)
36201111030014 2011-26 5 August residential 1 October 2081 75,709.00 2 October 2015 182,458,690
2011
Total 75,709.00 182,458,690
(3) According to 2 Permits for Commencement of Construction Works issued by Ganzhou Housing and Urban and
Rural Planning and Construction Bureau, the construction works of portions of the property with a total gross
floor area of approximately 179,317.07 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,233,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
102,887.9 sq m of the property have been committed to be sold for a consideration of approximately
RMB900,625,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB321,700,000. The estimated total construction cost was approximately RMB595,700,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB9,500 per sq m for the residential portion,
RMB18,000 per sq m for the commercial portion and RMB70,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB8,000 to RMB10,000 per sq m. The
price of commercial premises ranges from about RMB15,000 to RMB17,000 per sq m. In respect of car parking
spaces, the price ranges from about RMB60,000 to RMB80,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-138 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Ganzhou Huixin Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Ganzhou Huixin Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-139 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
49. The property under The property comprises a As at valuation date, RMB140,000,000
construction composite development to be the property was (Renminbi
known as Ganzhou erected on a parcel of land with a under construction One Hundred and
Yinhu Wan, total site area of 60,732.90 sq m. and scheduled to be Forty Million)
Ganxian, completed in 2022.
Ganzhou, The property, currently under
Jiangxi Province, construction, is a planned
the PRC development of residential and
(贛州銀湖灣) commercial uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 50,966.64
Ancillary 1,049.12
Total: 52,015.76
The property is located in the
sub-urban area of Ganzhou.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 29 July
2083 for residential use and due
to expire on 30 July 2053 for
commercial use.
– III-140 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Ganzhou Real Estate Registration
Bureau (贛州不動產登記局), the land use rights of the property with a total site area of 60,732.90 sq m have
been vested in 江西匯濤實業有限公司 (Jiangxi Huitao Industrial Co., Ltd).
(2) According to 2 Grant Contracts and transfer contracts, Jiangxi Huitao Industrial Co., Ltd owned portions of
land on Ganxian with a total site area of 60,732.9 sq m.
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201311110021 DBB2013015 23 May 2013 Residential/ expire on 29 July 60,732.90 73,700,000
Commercial 2083 for residential
use/expire on 30 July
2053 for commercial
use
Total 60,732.90 73,700,000
(3) According to the Permit for Commencement of Construction Works issued by Ganzhou Housing and Urban and
Rural Planning and Construction Bureau, the construction works of portions of the property with a total gross
floor area of approximately 52,015.76 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB306,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
11,207.07 sq m of the property have been committed to be sold for a consideration of approximately
RMB59,520,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB54,000,000. The estimated total construction cost was approximately RMB142,000,000. In
the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB6,200 per sq m for the residential portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB5,000 to RMB6,500 per sq m. The unit
rates assumed by us are consistent with the relevant comparables after due adjustments. Due adjustments to
the unit rates of those sales transactions have been made to reflect these factors including but not limited to
age, location, size and quality in arriving at the key assumptions.
– III-141 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Huitao Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Huitao Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-142 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
50. The property under The property comprises a As at valuation date, RMB690,000,000
construction composite development to be the property was (Renminbi
known as erected on a parcel of land with a under construction Six Hundred and
Jian Dibo Wan, total site area of 52,390 sq m. and scheduled to be Ninety Million)
Ji’an, completed in 2020.
Jiangxi Province, The property, currently under
the PRC construction, is a planned
(吉安帝泊灣) development of residential and
commercial uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 116,160.10
Commercial 534.22
Car park 34,756.60
Ancillary 629.40
Total: 152,080.32
The property is located in the
sub-urban area of Ji’an.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential/commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 29 July
2088 for residential use and
29 July 2058 for Commercial use.
– III-143 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by the Ji’an Real Estate Registration Bureau
(吉安不動產登記局), the land use rights of the property with a total site area of 52,390.00)sq m have been
vested in 吉安新悅力創房地產開發有限公司 (Ji’an Xinyue Lichuang Real Estate Development Co., Ltd).
(2) According to Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Ji’an Land Resources Management Bureau
(吉安市土地管理局) (“Party A”) and Ji’an Xinyue Lichuang Real Estate Development Co., Ltd (collectively
“Party B”), the land use rights of the property have been contracted to be granted to Party B with key details
as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
DDA2018018 20 November Residential/ 29 July 2088 for 52,390 493,513,800
2018 Commercial residential use and
29 July 2058 for
Commercial use
(3) According to the Permits for Commencement of Construction Works issued by Ji’an Housing and Urban and
Rural Planning and Construction Bureau, the construction works of portions of the property with a total gross
floor area of approximately 150,606.80 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,243,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
48,743.87 sq m of the property have been committed to be sold for a consideration of approximately
RMB444,316,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB165,500,000. The estimated total construction cost was approximately RMB502,470,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB9,700 per sq m for the residential portion,
RMB18,000 per sq m for the commercial portion and RMB150,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB8,500 to RMB10,000 per sq m. The
price of commercial premises ranges from about RMB17,000 to RMB20,000 per sq m. In respect of car parking
spaces, the price ranges from about RMB130,000 to RMB170,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-144 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Ji’an Xinyue Lichuang Real Estate Development Co., Ltd is the sole legal land user of the property and
has obtained the relevant certificates and approval from the government in respect of the construction
of the property in accordance with its existing development progress; and
(c) Ji’an Xinyue Lichuang Real Estate Development Co., Ltd has the rights to freely lease, transfer,
mortgage and dispose of the land use rights of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-145 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
51. The property under The property comprises a As at the valuation RMB1,110,000,000
construction composite development to be date, the property was (Renminbi
known as erected on 2 parcels of land with under construction One Billion
Nanchang Jin a total site area of 30,525 sq m. and scheduled to be One Hundred and
Yuan, completed in 2020. Ten Million)
Qingyunpu The property, currently under
District, Nanchang, construction, is a planned
Jiangxi Province, development of residential and
the PRC commercial uses. According to the
(南昌錦園) information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 84,149.73
Commercial 11,679.83
Apartment 10,844.87
Car park 33,487.44
Ancillary 1,076.89
Total: 141,238.76
The property is located in the
center of Qingyunpu District
where is the urban area of
Nanchang. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is mainly for residential
use.
The land use rights of the
property have been granted for
terms due to expire on 29 April
2088 for residential use and due
to expire on 29 April 2058 for
commercial use.
– III-146 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 2 State-owned Land Use Rights Certificates issued by the Nanchang Real Estate Registration
Bureau (南昌市不動產登記局), the land use rights of the property with a total site area of 30,525 sq m have
been vested in Jiangxi Xinteng Real Estate Development Co. Ltd. (江西新騰房地產開發有限公司).
(2) According to 2 Grant Contracts and its Supplementary Agreement, Jiangxi Xinteng Real Estate Development
Co. Ltd. (江西新騰房地產開發有限公司) owned portions of land on Qingyunpu District with a total site area
of 30,525 sq m.
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
362017011300021 360171108009 January 2018 Residential, 29 April 2088 for 14,219.00 367,765,102
Commercial residential use and
29 April 2058 for
commercial use
362017011300024 3601711080010 18 January Residential, 29 April 2088 for 16,306.00 422,864,313
2018 Commercial residential use and
29 April 2058 for
commercial use
Total 30,525.00 790,629,415
(3) According to the Permit for Commencement of Construction Works issued by Nanchang County
Administrative Examination and Approval Bureau, the construction works of portions of the property with a
total gross floor area of approximately 141,414.57 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,790,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
33,861.34 sq m of the property have been committed to be sold for a consideration of approximately
RMB494,133,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB154,900,000. The estimated total construction cost was approximately RMB470,250,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB16,300 per sq m for the residential portion,
RMB10,800 per sq m for the apartment portion and RMB25,500 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential,apartment and commercial premises within the same district. These comparable properties
are selected as they have characteristics comparable to the property. We have gathered comparables of similar
types of residential and apartment development with ancillary commercial accommodation within the same
district. The price of residential premises ranges from about RMB13,500 to RMB16,500 per sq m. The price
of apartment premises ranges from about RMB9,000 to RMB13,000 per sq m. The price of commercial
premises ranges from about RMB23,000 to RMB26,000 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-147 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Xinteng Real Estate Development Co., Ltd is the legal land user of the property and has obtained
the relevant certificates and approval from the government in respect of the construction of the property
in accordance with its existing development progress; and
(c) Jiangxi Xinteng Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-148 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
52. The property under The property comprises a parcel As at valuation date, RMB730,000,000
construction of land with a total site area of the property was (Renminbi
known as 27,499 sq m. under construction Seven Hundred and
Nanchang Jinrui and scheduled to be Thirty Million)
Yuan, The property, currently under completed in 2021.
Qingyunpu construction, is a planned
District, development of residential and
Nanchang, commercial uses. According to
Jiangxi Province, the information provided by the
the PRC Group, the constituent planned
(南昌錦睿園) gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 66,345.11
Commercial 3,302.20
Car park 17,484.96
Ancillary 371.82
Total: 87,504.09
The property is located in the
northeast of Qingyunpu District
of Nanchang. Developments
nearby are mainly residential in
nature. According to the
information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 26 April
2088 for residential use and due
to expire on 26 April 2058 for
commercial use.
– III-149 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Nanchang Real Estate Registration
Bureau (南昌市不動產登記局), the land use rights of the property with a total site area of 27,499 sq m have
been vested in 江西新潯房地產開發有限公司 (Jiangxi Xinxun Real Estate Development Co., Ltd).
(2) According to the Grant Contract of State-owned Land Use Rights and its Supplementary Agreement of the
Grant Contract of State-owned Land Use Rights entered into between Nanchang Land Resources Management
Bureau (南昌市國土地資源局) (“Party A”) and Jiangxi Xinxun Real Estate Development Co., Ltd (“Party B”),
the land use rights of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
362017011300023 CN203-F04 21 March Residential, 26 April 2088 for 27,499 529,307,168
2018 Commercial residential use and
26 April 2058 for
commercial use.
Total 27,499 529,307,168
(3) According to Permit for Commencement of Construction Works issued by Nanchang administrative
examination and approval bureau, the construction works of portions of the property with a total gross floor
area of approximately 87,852.54 sq m, are in compliance with the requirements for the works commencement
and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,125,000,000.
(5) According to the information provided by the Group, various units with a total gross floor area of 7,723.61
sq m of the property have been committed to be sold for a consideration of approximately RMB103,177,000.
In the course of our valuation, we have included such portions and taken into account such consideration in
our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB88,200,000. The estimated total construction cost was approximately RMB258,240,000. In
the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB16,000 per sq m for the residential portion,
RMB25,400 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises within the same district. These comparable properties are
selected as they have characteristics comparable to the property. We have gathered comparables of similar
types of residential development with ancillary commercial accommodation within the same district. The price
of residential premises ranges from about RMB13,800 to RMB16,500 per sq m. The price of commercial
premises ranges from about RMB23,000 to RMB25,000 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-150 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Xinxun Real Estate Development Co., Ltd is the legal land user of the property and has obtained
the relevant certificates and approval from the government in respect of the construction of the property
in accordance with its existing development progress; and
(c) Jiangxi Xinxun Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-151 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
53. The property under The property comprises a As at valuation date, RMB240,000,000
construction composite development to be the property was (Renminbi
known as erected on 2 parcels of land with under construction Two Hundred and
Fengcheng Dibo a total site area of 121,850.90 sq and scheduled to be Forty Million)
Wan, m. completed in the end
Fengcheng, of 2019. (64% interest
Jiangxi Province, The property, currently under attributable to the
the PRC construction, is a planned Group:
(豐城帝泊灣)) development of residential and RMB153,600,000)
commercial uses. According to the (Renminbi One
information provided by the Hundred Fifty Three
Group, the constituent planned Million and Six
gross floor area of the property Hundred Thousand)
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 44,797.40
Commercial 2,340.34
Car park 41,307.00
Ancillary 3,141.26
Total: 91,586.00
The property is located in the
sub-urban area of Fengcheng.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential/commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 14
February 2082 for residential use
and due to expire on 14 February
2052 for commercial use.
– III-152 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 2 State-owned Land Use Rights Certificates issued by the Fengcheng Land Resources Bureau (豐
城市國土資源局), the land use rights of the property with a total site area of 121,850.90 sq m have been vested
in 豐城贛鐵置業有限公司 (Fengcheng Gantie Properties Co., Ltd).
(2) According to 2 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Fengcheng Land Resources Management
Bureau (豐城市土地管理局) (“Party A”) and Fengcheng Gantie Properties Co., Ltd (“Party B”), the land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201203200004 B-c-7 10 February Residential, 10 February 2082 for 60,000 94,000,000
2012 Commercial residential use and 10
February 2052 for
commercial use
36201203200005 B-c-8 10 February Residential, 14 February 2082 for 61,850 97,000,000
2012 Commercial residential use and 14
February 2052 for
commercial use
Total 121,850.90 191,000,000
(3) According to 4 Permits for Commencement of Construction Works issued by Fengcheng Housing and Urban
and Rural Planning and Construction Bureau, the construction works of portions of the property with a total
gross floor area of approximately 362,244.00 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB286,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
44,797.40 sq m of the property have been committed to be sold for a consideration of approximately
RMB259,244,000 various commercial units with a total gross floor area of 2,340.34 sq m of the property have
been committed to be sold for a consideration of approximately RMB26,311,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB191,500,000. The estimated total construction cost was approximately RMB216,200,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB5,800 per sq m for the residential portion,
RMB12,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB4,500 to RMB6,000 per sq m. The price
– III-153 –
APPENDIX III PROPERTY VALUATION REPORT
of commercial premises ranges from about RMB10,000 to RMB13,000 per sq m. The unit rates assumed by
us are consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of
those sales transactions have been made to reflect these factors including but not limited to age, location, size
and quality in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property is valid, legal and enforceable under the
PRC laws;
(b) Fengcheng Gantie Properties Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Fengcheng Gantie Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-154 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
54. The property under The property comprises a parcel As at valuation date, RMB1,280,000,000
construction of land with a total site area of the property was (Renminbi
known as Phase I, 113,562 sq m. under construction One Billion
Nanchang Park and scheduled to be Two Hundred and
No. 1, The property, currently under completed in 2020. Eighty Million)
Nanchang High- construction, is a planned
tech Development development of residential use.
Zone, Nanchang, According to the information
Jiangxi Province, provided by the Group, the
the PRC constituent planned gross floor
(南昌公園壹號I期)) area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 147,444.00
Commercial 10,340.55
Office 20,113.83
Apartment 24,575.65
Car park 51,516.00
Ancillary 14,555.19
Total: 268,545.22
The property is located in the
East of Gaoxin District of
Nanchang where needs further
development. According to the
information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 3 August
2085 for residential use.
– III-155 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate No. (2016) 113646 issued by the Nanchang Real
Estate Registration Bureau (南昌市不動產登記局), the land use rights of the property with a total site area of
113,562 sq m have been vested in 南昌天華置業有限公司 (Nanchang Tianhua Real Estate Development Co.,
Ltd).
(2) According to the Grant Contract of State-owned Land Use Rights and its Change Agreement entered into
between Nanchang Land Resources Management Bureau (南昌市土地管理局) (“Party A”) and Nanchang
Tianhua Real Estate Development Co., Ltd (“Party B”), the land use rights of the property have been
contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
360101101523K 4 August 2015 Residential, 3 August 2085 for 193,765 203,453,250
Commercial residential use
Total 193,765 203,453,250
(3) According to 3 Permits for Commencement of Construction Works issued by Nanchang High-tech
Development Zone, the construction works of portions of the property with a total gross floor area of
approximately 268,545.22 sq m, are in compliance with the requirements for the works commencement and
have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,814,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
139,199.95 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,299,448,000, various commercial units with a total gross floor area of 2,146.00 sq m of the property
have been committed to be sold for a consideration of approximately RMB36,985,000 and various serviced
apartment units with a total gross floor area of 24,575.65 sq m of the property have been committed to be sold
for a consideration of approximately RMB148,199,000. In the course of our valuation, we have included such
portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB599,000,000. The estimated total construction cost was approximately RMB719,323,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB9,800 per sq m for the residential portion,
RMB6,800 per sq m for the apartment portion, RMB11,000 per sq m for the low rise residential portion and
RMB14,000 per sq m for commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential, apartment, villa and commercial premises within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential development with ancillary commercial accommodation within the same district.
The price of residential premises ranges from about RMB9,000 to RMB12,000 per sq m. The price of
apartment premises ranges from about RMB6,500 to RMB7,000 per sq m. The price of low rise residential
premises ranges from about RMB10,000 to RMB12,500 per sq m. The price of commercial premises ranges
from about RMB12,000 to RMB14,200 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
– III-156 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Nanchang Tianhua Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Tianhua Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-157 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
55. The property under The property is erected upon a As at valuation date, RMB1,900,000,000
construction parcel of land with a total site the property was (Renminbi One
known as Phase I, area of 180,170 sq m. under construction Billion and Nine
Nanchang Times and scheduled to be Hundred Million)
Square, The property, currently under completed in 2021.
Nanchang High- construction, is a planned
tech Development development of residential and
Zone, commercial uses. According to the
Nanchang, information provided by the
Jiangxi Province, Group, the constituent planned
the PRC gross floor area of the property
(南昌時代廣場I期) are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 250,535.00
Car park 62,260.38
Ancillary 14,117.15
Total: 326,912.53
The property is located in the
center of Nanchang High-tech
Development Zone, Developments
nearby are mainly residential in
nature. According to the
information provided by the
Group, the property is for
comprehensive use.
The land use rights of the
property have been granted for
terms due to expire on 26 January
2086 for residential use and due
to expire on 26 January 2056 for
commercial use.
– III-158 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate No. (2016) 1114064 issued by the Nanchang Real
Estate Registration Office (南昌市不動產登記局), the land use rights of the property with a total site area of
180,170 sq m have been vested in 江西新瀚置業有限公司 (Jiangxi Xinhan Real Estate Co., Ltd).
(2) According to the Grant Contract of State-owned Land Use Rights entered into between Nanchang Land
Resources Management Bureau High-Tech Branch (南昌市國土資源局高新分局) (“Party A”) and Jiangxi
Xinhan Real Estate Co., Ltd (“Party B”), the land use rights of the property have been contracted to be granted
to Party B with key details as follows:
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201601010001 360101101601K 27 January Residential, 26 January 2086 for 180,170 702,663,000
2016 Commercial residential use and
26 January 2056 for
commercial use.
Total 180,170 702,663,000
(3) According to the Permit for Commencement of Construction Works issued by Nanchang High-tech Industrial
Development Zone, the construction works of portions of the property with a total gross floor area of
approximately 231,487.57 sq m, are in compliance with the requirements for the works commencement and
have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB4,266,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
135,770.91 sq m of the property have been committed to be sold for a consideration of approximately
RMB2,266,056,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB415,600,000. The estimated total construction cost was approximately
RMB1,742,000,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB17,000 per sq m for the residential portion,
RMB19,000 per sq m for the low rise residential portion and RMB22,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential, villa and commercial premises within the same district. These comparable properties are
selected as they have characteristics comparable to the property. We have gathered comparables of similar
types of residential development with ancillary commercial accommodation within the same district. The price
of residential premises ranges from about RMB14,000 to RMB17,500 per sq m. The price of low rise
residential premises range from about RMB17,500 to RMB23,000 per sq m. The price of commercial premises
ranges from about RMB19,000 to RMB27,000 per sq m. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
– III-159 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Xinhan Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Xinhan Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-160 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
56. The property under The property comprises a As at valuation date, RMB1,370,000,000
construction composite development to be the property was (Renminbi
known as erected on a parcel of land with under construction One Billion
Nanchang Bo site area of 63,845.96 sq m. and scheduled to be Three Hundred and
Yuan, completed in 2020. Seventy Million)
Jiulong Lake The property, currently under
New Area, construction, is a planned
Xinjian District, development of residential use.
Nanchang, According to the information
Jiangxi Province, provided by the Group, the
the PRC constituent planned gross floor
(南昌鉑園) area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 107,318.00
Car park 42,386.77
Ancillary 20,789.20
Total: 170,493.97
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 30 October
2086 for residential use and due
to expire on 30 October 2053 for
commercial use.
Notes:—
(1) According to 2 State-owned Land Use Rights Certificates issued by the Nanchang Real Estate Registration
Bureau (南昌市不動產登記局), the land use rights of the property with a total site area of 63,845.96 sq m have
been vested in 南昌名門世家房產開發經營有限責任公司 (Jiangxi Mingmen Shijia Real Estate Development
Co., Ltd).
– III-161 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights and its Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Nanchang Land Resources Bureau (南昌市國
土資源局) (“Party A”) and Jiangxi Mingmen Shijia Real Estate Development Co., Ltd (“Party B”), the land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
360101145038 9 September Residential, 30 October 2086 for 63,845.96 349,556,850
2016 Commercial, residential use and
30 October 2053 for
commercial use
Total 63,845.96 349,556,850
(3) According to the Permit for Commencement of Construction Works issued by Nanchang urban and rural
construction committee (南昌市城鄉建設委員會), the construction works of the property with a total gross
floor area of approximately 170,493.97 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,745,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
106,213.45 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,719,961,000 In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB423,000,000. The estimated total construction cost was approximately RMB603,740,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB23,000 per sq m for the residential portion.
(8) In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. We have gathered comparables of similar types of residential
development within the same district. The price of residential premises ranges from about RMB22,000 to
RMB25,000 per sq m. The unit rates assumed by us are consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumptions.
(9) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Mingmen Shijia Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Jiangxi Mingmen Shijia Real Estate Development Co., Ltd has the rights to freely lease, transfer,
mortgage and dispose of the land use rights and building ownership of the property subject to the
regulations related to the existing mortgage and sales agreement.
– III-162 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
57. The property under The property comprises a As at valuation date, RMB180,000,000
construction composite development to be the property was (Renminbi
known as erected on 3 parcels of land with under construction One Hundred and
Nanchang Yinhu a total site area of 132,533 sq m. and scheduled to be Eighty Million)
Wan, completed in the end
Nanchang County, The property, currently under of 2019.
Nanchang, construction, is a planned
Jiangxi Province, development of residential and
the PRC commercial uses. According to
(南昌銀湖灣) the information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Gross
Use Floor Area
(sq m)
Commercial 2,207.06
Serviced Apartment 59,370.42
Car park 85,296.97
Ancillary 1,119.02
Total: 147,993.47
The property is located in the
center of Nanchang County.
Developments nearby are mainly
residential and industrial in
nature. According to the
information provided by the
Group, the property is for
residential, retail and apartment
uses.
The land use rights of the
property have been granted for
terms due to expire on between
17 May 2081 and 29 July 2081
for residential use and due to
expire on between 17 May 2051
and 29 July 2051 for commercial
use.
– III-163 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 3 State-owned Land Use Rights Certificates issued by the People’s Government of Nanchang
County (南昌縣人民政府), the land use rights of the property with a total site area of 132,533 sq m have been
vested in 江西和之信投資有限公司 (Jiangxi Hezhixin Investment Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2015) 0090 15 May 2015 Commercial 29 July 2051 29,000
(2015) 0091 15 May 2015 Residential/ 17 May 2051/ 50,200
Commercial 17 May 2081
(2015) 0089 15 May 2015 Residential/ 29 July 2051/ 53,333
Commercial 29 July 2081
Total: 132,533
(2) According to 3 Grant Contracts of State-owned Land Use Rights entered into between Bureau of Land and
Resources of Nanchang County (南昌縣國土資源局) (“Party A”) and Jiangxi Hezhixin Investment Co., Ltd
(“Party B”), the land use rights of the property have been contracted to be granted to Party B with key details
as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
360102110082 29 July 2011 Commercial 29 July 2051 29,000 20,010,000
360102110034 17 May 2011 Residential, 17 May 2081 for 50,200 27,108,000
Commercial, residential use and
17 May 2051 for
commercial use
360102110083 29 July 2011 Residential, 29 July 2081 for 53,333 48,000,000
Commercial, residential use and
29 July 2051 for
commercial use
Total 132,533 95,118,000
(3) According to 2 Permits for Commencement of Construction Works issued by Building Management Office of
Nanchang County, the construction works of the property with a total gross floor area of approximately
346,865.62 sq m, are in compliance with the requirements for the works commencement and have been
permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB437,000,000.
– III-164 –
APPENDIX III PROPERTY VALUATION REPORT
(5) According to the information provided by the Group, various commercial units with a total gross floor area
of 2,203.79 sq m of the property have been committed to be sold for a consideration of approximately
RMB27,933,000 and various serviced apartment units with a total gross floor area 59,370.42 sq m of the
property have been committed to be sold for a consideration of approximately RMB408,836,000. In the course
of our valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB183,100,000. The estimated total construction cost was approximately RMB391,100,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB12,000 per sq m for commercial portion and
RMB7,500 per sq m for apartment.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential, commercial and apartment development within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential, commercial and apartment development within the same district. The price of
commercial premises ranges from about RMB10,200 to RMB13,000 per sq m. The price of apartment premises
ranges from about RMB7,500 to RMB9,500 per sq m. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Hezhixin Investment Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Hezhixin Investment Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-165 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
58. The property under The property comprises a As at valuation date, RMB330,000,000
construction composite development to be the property was (Renminbi
known as erected on 2 parcels of land with under construction Three Hundred and
Nanchang a total site area of 49,047 sq m. and scheduled to be Thirty Million)
Xingtang Wan, completed in 2020.
Xiangtang Village, The property, currently under (51% interest
Xiangtang Town, construction, is a planned attributable to
Nanchang County, development of residential and the Group:
Nanchang, commercial uses. According to RMB168,300,000)
Jiangxi Province, the information provided by the (Renminbi One
the PRC Group, the constituent planned Hundred Sixty Eight
(南昌星塘灣) gross floor area of the property Million and Three
are as follows: Hundred Thousand)
Planned
Gross Floor
Use Area
(sq m)
Residential 75,797.45
Commercial 3,643.73
Serviced Apartment 12,424.16
Carpark 26,196.34
Ancillary 3,197.58
Total: 121,259.26
The property is located in the
north of Xiangtang Town/in the
sub-urban area of Nanchang.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is mainly
for residential use.
The land use rights of the
property have been granted for
terms due to expire on 26
September 2082 for residential
use and due to expire on 26
September 2052 for commercial
use.
– III-166 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 2 State-owned Land Use Rights Certificates Nos. (2015) 0034 and (2015) 0033 issued by the
People’s Government of Nanchang County (南昌縣人民政府), the land use rights of the property with a total
site area of 49,047.00 sq m have been vested in 江西璽瑞實業有限公司 (Jiangxi Xirui Industrial Co., Ltd).
(2) According to the Grant Contract of State-owned Land Use Rights and its supplementary Agreement of the
Grant Contract of State-owned Land Use Rights entered into between Nanchang County Land and Resources
Bureau (南昌縣國土資源局) (“Party A”) and Jiangxi Xirui Industrial Co., Ltd (“Party B”), the land use rights
of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
NCX2005006 27 September Residential, 26 September 2082 49,047 9,740,869
2012 Commercial, for residential use
and 26 September
2052 for commercial
use
Total 49,047 9,740,869
(3) According to the Permit for Commencement of Construction Works issued by Nanchang County
Administrative Examination and Approval Bureau, the construction works of portions of the property with a
total gross floor area of approximately 121,259.26 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB632,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
75,611.87 sq m of the property have been committed to be sold for a consideration of approximately
RMB533,466,000, various commercial units with a total gross floor area of 2,372.11 sq m of the property have
been committed to be sold for a consideration of approximately RMB20,939,000, various serviced apartment
units with a total gross floor area of 9,094.34 sq m of the property have been committed to be sold for a
consideration of approximately RMB40,037,000. In the course of our valuation, we have included such
portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB226,700,000. The estimated total construction cost was approximately RMB383,780,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB8,000 per sq m for the residential portion,
RMB6,500 per sq m for the apartment portion and RMB11,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential, apartment and commercial premises within the same district. These comparable properties
are selected as they have characteristics comparable to the property. We have gathered comparables of similar
types of residential development with ancillary commercial accommodation within the same district. The price
of residential premises ranges from about RMB7,500 to RMB9,000 per sq m. The price of apartment portion
premises ranges from about RMB6,500 to RMB8,500 per sq m. The price of commercial premises ranges from
about RMB10,000 to RMB13,000 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
– III-167 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Xirui Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Xirui Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the land
use rights of the property subject to the regulations related to the existing mortgage and sales agreement.
– III-168 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
59. The development The property comprises a At the valuation date, RMB1,020,000,000
site for the composite development to be the property was (Renminbi
proposed erected on a parcel of land with a under construction One Billion and
development total site area of 63,257 sq m. and scheduled to be Twenty Million)
to be known as completed in 2022.
Wo Yuan, The property, currently under
Gaoxin District, construction, is a planned
Nanchang, development of residential and
Jiangxi Province, commercial uses. According to the
the PRC information provided by the
(南昌渥園) Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 143,354.16
Car park 40,784.20
Ancillary 3,052.60
Total: 187,190.96
The property is located in Gaoxin
District of Nanchang. According
to the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for a
term from 5 November 2018 to
4 November 2088 for residential
use.
Notes:—
(1) According to the Real Estate Title Certificate No. (2019)0010375, the land use rights of the property with a
site area of 63,257 sq m have been vested in 江西海越房地產開發有限公司 (Jiangxi Haiyue Real Estate
Development Co., Ltd) for a term from 5 November 2018 to 4 November 2088 for residential use.
– III-169 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to Grant Contract of State-owned Land Use Rights entered into between Nanchang Land Resources
Bureau (“Party A”) and Jiangxi Haiyue Real Estate Development Co., Ltd (“Party B”), the land use rights of
the property have been contracted to be granted to Party B with key details as follows:
Building
Land Use Covenant (for Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Plot Ratio completion) Premium
(RMB)
36201801010039 360101101839K 5 November Residential 70 years ⱖ1.0 and 5 May 2021 938,417,595
2018 ⱕ2.2
(3) According to various Planning Permit for Construction Works, the construction works of the property with a
permitted gross floor area of 187,190.96 sq m are in compliance with the construction works requirements and
have been approved.
(4) The development value of the property as if completed as at 31 July 2019 was RMB2,350,000,000.
(5) According to the information provided by the Group, the construction cost incurred as at valuation date was
RMB74,000,000. In the course of our valuation, we have taken into account such costs.
(6) In valuing the property if completed, we have assumed about RMB16,400 per sq m for the residential portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB14,500 to RMB17,500 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(7) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Estate Title Certificate of the property is valid, legal and enforceable under the PRC laws;
(b) Jiangxi Haiyue Real Estate Development Co., Ltd is the legal land user of the property and has obtained
the relevant certificates and approval from the government in respect of the construction of the property
in accordance with its existing development progress; and
(c) Jiangxi Haiyue Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-170 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
60. The property under The property comprises a As at valuation date, RMB2,750,000,000
construction composite development to be the property was (Renminbi
known as erected on 5 parcels of land with under construction Two Billion
Nanchang Long a total site area of 333,350.58 sq and scheduled to be Seven Hundred and
Wan, m. completed in the end Fifty Million)
Jiulong Lake Area, of 2019.
Xinjian District, The property, currently under
Nanchang, construction, is a planned
Jiangxi Province, development of residential, office
the PRC and commercial uses. According
(南昌龍灣) to the information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 246,539.92
Commercial 19,709.69
Office 15,906.63
Car park 121,190.95
Ancillary 58,476.63
Total: 461,823.82
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential, office and commercial
uses.
The land use rights of the
property have been granted for
terms due to expire on 16 July
2084, 2 February 2085 and 29
September 2084 respectively for
residential use and due to expire
on 16 July 2054/29 September
2054 for commercial use.
– III-171 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 5 State-owned Land Use Rights Certificates issued by the Nanchang Municipal People’s
Government, Nanchang Real Estate Registration Bureau (南昌市人民政府、南昌市不動產登記局), the land
use rights of the property with a total site area of 333,350.58 sq m have been vested in 南昌寶葫蘆農莊有限
公司 (Nanchang Baohulu Farm Co., Ltd).
(2) According to 4 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Nanchang Land Resources Bureau (南昌市國
土資源局) (“Party A”) and Nanchang Baohulu Farm Co., Ltd (“Party B”), the land use rights of the property
have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
360101145031 17 July 2014 Residential, 16 July 2084 for 73,271.16 120,897,700
Commercial, residential use and
16 July 2054 for
commercial use
360101145051 3 February 2015 Residential, 2 February 2085 for 144,478.57 244,891,340
Commercial, residential use and
2 February 2055 for
commercial use
360101145030 17 July 2014 Residential, 16 July 2084 for 32,006.85 50,410,500
Commercial, residential use and
16 July 2054 for
commercial use
360101145051 30 September Residential, 29 September 2084 83,594 132,353,570
2014 Commercial, for residential use
and 29 September
2054 for commercial
use
Total 333,350.58 548,643,110
(3) According to 5 Permits for Commencement of Construction Works issued by Nanchang Housing and Urban
and Rural Planning and Construction Bureau (南昌城鄉建設委員會), the construction works of the property
with a total gross floor area of approximately 819,153.06 sq m, are in compliance with the requirements for
the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB3,320,000,000.
– III-172 –
APPENDIX III PROPERTY VALUATION REPORT
(5) According to the information provided by the Group, various residential units with a total gross floor area of
246,539.92 sq m of the property have been committed to be sold for a consideration of approximately
RMB2,962,994,000 various commercial units with a total gross floor area of 5,712.25 sq m of the property
have been committed to be sold for a consideration of approximately RMB82,286,000 and various office units
with a total gross floor area of 9,526.94 sq m of the property have been committed to be sold for a
consideration of approximately RMB59,060,000. In the course of our valuation, we have included such
portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB1,264,000,000. The estimated total construction cost was approximately
RMB1,421,000,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB10,000 per sq m for the residential portion,
RMB13,500 per sq m for the commercial portion and RMB6,500 per sq m for the office portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as office within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential development with ancillary commercial and office accommodation within the
same district. The price of residential premises ranges from about RMB10,000 to RMB10,500 per sq m. The
price of commercial premises ranges from about RMB12,300 to RMB14,000 per sq m. In respect of office, the
price ranges from about RMB6,000 to RMB7,000 per sq m. The unit rates assumed by us are consistent with
the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions
have been made to reflect these factors including but not limited to age, location, size and quality in arriving
at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Nanchang Baohulu Farm Co., Ltd is the sole legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Nanchang Baohulu Farm Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-173 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
61. The property under The property comprises a As at valuation date, RMB1,474,000,000
construction composite development to be the property was (Renminbi
known as erected on 4 parcels of land under construction One Billion Four
Nanchang Amber with a total site area of and scheduled to be Hundred and Seventy
Yuan, 216,756.45 sq m. completed in the end Four Million)
Jiulong Lake Area, of 2019.
Xinjian District, The property, currently under
Nanchang, construction, is a planned
Jiangxi Province, development of residential,
the PRC Office, and commercial uses.
(南昌琥珀園) According to the information
provided by the Group, the
constituent planned gross floor
area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 162,982.78
Commercial 29,589.79
Office 53,140.99
Car park 75,110.03
Ancillary 7,827.40
Total: 328,650.99
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential, office and commercial
uses.
The land use rights of the
property have been granted for
terms due to expire on 17 July
2084 for residential use and due
to expire on 17 July 2054 for
commercial use.
– III-174 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 4 State-owned Land Use Rights Certificates issued by the Nanchang Land Resources Bureau (南
昌國土資源局), the land use rights of the property with a total site area of 216,756.45 sq m have been vested
in 江西駿宇實業有限公司 (Jiangxi Junyu Industrial Co., Ltd).
(2) According to the Grant Contract of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Xinjian County National Land Resources
Bureau (新建縣國土資源局) (“Party A”) and Jiangxi Junyu Industrial Co., Ltd (“Party B”), the land use rights
of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
360101145015 17 July 2014 Residential, 17 July 2084 for 216,818.82 281,989,960*
Commercial, residential use and
17 July 2054 for
commercial use
* The land premium has included the value of land plot No. 2011G030, signed by Jiangxi Junyu Industrial
Co., Ltd with RMB107,339,960 is swapped for land plot No. 360101145015.
(3) According to 4 Permits for Commencement of Construction Works issued by Nanchang Housing and Urban
and Rural Planning and Construction Bureau (南昌市城鄉建設委員會), the construction works of the property
with a total gross floor area of approximately 670,732.45 sq m, are in compliance with the requirements for
the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB3,080,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
162,982.78 sq m of the property have been committed to be sold for a consideration of approximately
RMB2,135,958,000 various commercial units with a total gross floor area of 9,775.08 sq m of the property
have been committed to be sold for a consideration of approximately RMB136,115,000 and various office units
with a total gross floor area of 53,140.99 sq m of the property have been committed to be sold for a
consideration of approximately RMB490,768,000. In the course of our valuation, we have included such
portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
RMB205,600,000. The estimated total construction cost was RMB1,094,000,000. In the course of our
valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB13,500 per sq m for the residential portion,
RMB16,000 per sq m for the commercial portion and RMB10,000 per sq m for the office portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as office within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential development with commercial and office ancillary within the same district. The
price of residential premises ranges from about RMB13,000 to RMB14,000 per sq m. The price of commercial
premises ranges from about RMB15,000 to RMB16,000 per sq m. In respect of office, the price ranges from
about RMB10,000 to RMB11,000 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
– III-175 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Junyu Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Junyu Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the land
use rights of the property subject to the regulations related to the existing mortgage and sales agreement.
– III-176 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
62. The property under The property comprises a As at valuation date, RMB1,850,000,000
construction composite development to be the property was (Renminbi
known as erected on a parcel of land with under construction One Billion
Nanchang Dong a site area of 112,316.66 sq m. and scheduled to be Eight Hundred and
Yuan, completed in 2020. Fifty Million)
Jiulong Lake Area, The property, currently under
Xinjian District, construction, is a planned
Nanchang, development of residential,
Jiangxi Province, Office and commercial uses.
the PRC According to the information
(南昌東園) provided by the Group, the
constituent planned gross floor
area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 171,616.00
Car park 54,776.54
Ancillary 12,843.19
Total: 239,235.73
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 1 April
2088 for residential use and due
to expire on 1 April 2058 for
commercial use.
Notes:—
(1) According to the State-owned Land Use Rights Certificate No. (2018) 0064553 issued by the Nanchang Land
Resources Bureau (南昌國土資源局), the land use rights of the property with a site area of 112,316.66 sq m
have been vested in 南昌新銘房地產開發有限公司 (Nanchang Xinming Real Estate Development Co., Ltd).
– III-177 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Nanchang Land Resources Bureau (南昌市國
土資源局) (“Party A”) and Nanchang Maoliang Real Estate Development Co., Ltd (南昌市貿良實業發展有限
公司) (“Party B”), the land use rights of the property have been contracted to be granted to Party B with key
details as follows:
Building
Land Use Covenant
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area (for completion) Land Premium
(sq m) (RMB)
36201701120012 3601011750029 25 December Residential, 1 April 2088 for 112,316.66 24 September 1,922,299,750
2017 Commercial residential use and 2021
1 April 2058 for
commercial use
Total 112,316.66 1,922,299,750
(3) According to the Permit for Commencement of Construction Works issued by Nanchang Administrative
Approval Bureau (南昌市行政批局), the construction works of portions of the property with a total gross floor
area of approximately 239,235.73 sq m, are in compliance with the requirements for the works commencement
and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB2,720,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
170,854.71 sq m of the property have been committed to be sold for a consideration of approximately
RMB2,705,683,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB548,700,000. The estimated total construction cost was approximately
RMB1,027,000,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB16,000 per sq m for the residential portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential within the same district. These comparable properties are selected as they have
characteristics comparable to the property. We have gathered comparables of similar types of residential
development within the same district. The price of residential premises ranges from about RMB15,000 to
RMB16,000 per sq m. The unit rates assumed by us are consistent with the relevant comparables after due
adjustments. Due adjustments to the unit rates of those sales transactions have been made to reflect these
factors including but not limited to age, location, size and quality in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Nanchang Xinming Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Xinming Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-178 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
63. The property under The property comprises a parcel As at valuation date, RMB950,000,000
construction of land with a total site area of the property was (Renminbi
known as 63,060 sq m. under construction Nine Hundred and
Nanchang Lan and scheduled to be Fifty Million)
Wan, The property, currently under completed in 2020.
South of construction, is a planned
Yingxiong Road, development of residential and
East of Huanggu commercial uses. According to
Road, Economic the information provided by the
and Technological Group, the constituent planned
Development gross floor area of the property
Zone, Nanchang, are as follows:
Jiangxi Province,
the PRC Planned
(南昌瀾灣) Gross Floor
Use Area
(sq m)
Residential 120,426.46
Commercial 12,987.48
Car park 39,816.21
Ancillary 7,732.32
Total: 180,962.47
The property is located in the
north of Economic and
Technological Development
Zone/in the sub-urban area of
Nanchang. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential and
Commercial use.
The land use rights of the
property have been granted for
terms due to expire on 9 May
2088 for residential use and due
to expire on 9 May 2058 for
commercial use.
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Nanchang Real Estate Registration
Bureau (南昌市不動產登記局), the land use rights of the property with a total site area of 63,060.00 sq m have
been vested in 南昌梓棟房地產開發有限公司 (Nanchang Zidong Real Estate Development Co., Ltd).
– III-179 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights and its Supplementary Agreement of the
Grant Contract of State-owned Land Use Rights entered into between Nanchang Land Resources Bureau (南
昌市國土資源局) (“Party A”) and Nanchang Zidong Real Estate Development Co., Ltd (“Party B”), the land
use rights of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201801130003 3601711080016 1 February Residential, 9 May 2088 for 63,060 597,118,293
2018 Commercial residential use and
9 May 2058 for
commercial use
Total 63,060 597,118,293
(3) According to the Permit for Commencement of Construction Works issued by Ganjiang New District
Administrative Examination and Approval Bureau, the construction works of portions of the property with a
total gross floor area of approximately 180,962.47 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,650,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
70,745.48 sq m of the property have been committed to be sold for a consideration of approximately
RMB815,084,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB234,800,000. The estimated total construction cost was approximately RMB614,110,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB12,000 per sq m for the residential portion,
RMB18,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises. These comparable properties are selected as they have
characteristics comparable to the property. We have gathered comparables of similar types of residential
development with ancillary commercial accommodation within the same district. The price of residential
premises ranges from about RMB11,000 to RMB13,000 per sq m. The price of commercial premises ranges
from about RMB15,000 to RMB21,000 per sq m.The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Nanchang Zidong Real Estate Development Co., Ltd is the sole legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Zidong Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-180 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
64. The property under The property comprises a As at valuation date, RMB690,000,000
construction composite development to be the property was (Renminbi
known as erected on a parcel of land with under construction Six Hundred and
Nanchang Rong a total site area of 22,196 sq m. and scheduled to be Ninety Million)
Yuan, completed in 2020.
Xihu District, The property, currently under
Nanchang, construction, is a planned
Jiangxi Province, development of residential and
the PRC commercial uses. According to
(南昌榕園) the information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 46,844.54
Commercial 1,456.70
Car park 12,507.10
Ancillary 3,015.35
Total: 63,823.69
The property is located in the
center of Xihu District/in the
urban area of Nanchang.
Developments nearby are
residential, commercial and
official properties in nature.
According to the information
provided by the Group, the
property is mainly for residential
use.
The land use rights of the
property have been granted for
terms due to expire on 22 July
2088 for residential use and due
to expire on 22 July 2058 for
commercial use.
Notes:—
(1) According to the State-owned Land Use Rights Certificates issued by the Nanchang Real Estate Registration
Office (南昌市不動產登記局), the land use rights of the property with a total site area of 22,196 sq m have been
vested in 南昌泰新房地產開發有限公司 (Nanchang Taixin Real Estate Development Co., Ltd).
– III-181 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights and its Change Agreement of the Grant
Contract of State-owned Land Use Rights entered into between Nanchang Land Resources Bureau (南昌國土
資源局) (“Party A”) and Nanchang Taixin Real Estate Development Co., Ltd (“Party B”), the land use rights
of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201801130005 360181108001 25 June 2018 Residential, 22 July 2088 for 22,196 539,029,860
Commercial residential use and
22 July 2058 for
commercial use
Total 22,196 539,029,860
(3) According to the Permits for Commencement of Construction Works issued by Nanchang Administrative
Examination and Approval Bureau, the construction works of portions of the property with a total gross floor
area of approximately 63,823.69 sq m, are in compliance with the requirements for the works commencement
and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB970,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
13,963.93 sq m of the property have been committed to be sold for a consideration of approximately
RMB237,449,000 various commercial units with a total gross floor area of 420.69 sq m of the property have
been committed to be sold for a consideration of approximately RMB11,866,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB116,800,000. The estimated total construction cost was approximately RMB265,850,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB18,000 per sq m for the residential portion,
RMB30,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises within the same district. These comparable properties are
selected as they have characteristics comparable to the property. We have gathered comparables of similar
types of residential development with ancillary commercial accommodation within the same district. The price
of residential premises ranges from about RMB16,500 to RMB18,800 per sq m. The price of commercial
premises ranges from about RMB22,000 to RMB30,000 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Nanchang Taixin Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Taixin Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-182 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
65. The property under The property comprises a parcel As at valuation date, RMB410,000,000
construction of land with a total site area of the property was (Renminbi
known as 29,168.10 sq m. under construction Four Hundred and
Nanchang Qinglan and scheduled to be Ten Million)
Wan, The property, currently under completed in the end
Minhe Town, construction, is a planned of 2019.
Jinxian County, development of residential use.
Nanchang, According to the information
Jiangxi Province, provided by the Group, the
the PRC constituent planned gross floor
(南昌青嵐灣) area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 66,324.48
Commercial 197.00
Car park 13,261.95
Ancillary 3,833.88
Total: 83,617.31
The property is located in the
center of Jinxian County.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is mainly for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 13 March
2088 for residential use.
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Jinxian County Real Estate
Registration Bureau (進賢縣不動產登記局), the land use rights of the property with a total site area of
29,168.10 sq m have been vested in 南昌新穎房地產開發有限公司 (Nanchang Xinying Real Estate
Development Co., Ltd).
– III-183 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights and its Change Agreement entered into
between Jinxian County Land Resources Management Bureau (進賢縣國土資源局) (“Party A”) and Nanchang
Xinying Real Estate Development Co., Ltd (“Party B”), the land use rights of the property have been
contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
360104180002 29 January 2018 Residential 13 March 2088 for 29,168.10 92,508,000
residential use.
Total 29,168.10 92,508,000
(3) According to the Permit for Commencement of Construction Works issued by Housing and Urban-Rural
Planning and Construction Bureau of Jinxian County, the construction works of portions of the property with
a total gross floor area of approximately 83,617.31 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB562,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
62,875.84 sq m of the property have been committed to be sold for a consideration of approximately
RMB531,646,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB219,100,000. The estimated total construction cost was approximately RMB285,670,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB8,700 per sq m for residential portion and
RMB9,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential premises within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The price of residential premises ranges from about RMB8,000 to
RMB9,000 per sq m. The price of commercial premises ranges from about RMB7,000 to RMB9,500 per sq m.
The unit rates assumed by us are consistent with the relevant comparables after due adjustments. Due
adjustments to the unit rates of those sales transactions have been made to reflect these factors including but
not limited to age, location, size and quality in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Nanchang Xinying Real Estate Development Co., Ltd is the sole legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Xinying Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-184 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
66. The property under The property comprises a As at valuation date, RMB810,000,000
construction composite development to be the property was (Renminbi
known as erected on 12 parcels of land with under construction Eight Hundred and
Nanchang Xi Yuan, a total site area of 461,741 sq m. and scheduled to be Ten Million)
Wangcheng completed in the end
Economic and The property, currently under of 2020.
Technological construction, is a planned
Development development of residential and
Zone, commercial uses. According to the
Xinjian District, information provided by the
Nanchang, Group, the constituent planned
Jiangxi Province, gross floor area of the property
the PRC are as follows:
(南昌禧園)
Planned
Gross Floor
Use Area
(sq m)
Residential 137,140.77
Commercial 14,710.80
Car park 106,585.51
Ancillary 29,492.37
Total: 287,929.45
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 27 July
2080, 19 September 2080, 7
December 2082 for residential use
and due to expire on 27 July
2050, 19 September 2050, 7
December 2052 for commercial
use.
– III-185 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 12 State-owned Land Use Rights Certificates issued by the Nanchang County People’s
Government (南昌縣人民政府), the land use rights of the property with a total site area of 461,741 sq m have
been vested in 江西金麒麟置業有限公司 (Jiangxi Jinqiling Real Estate Co., Ltd).
(2) According to 11 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Xinjian County Land Resources Bureau (新
建縣國土資源局) (“Party A”) and Jiangxi Jinqiling Real Estate Co., Ltd (“Party B”), the land use rights of the
property have been contracted to be granted to Party B with key details as follows:
Land Plot Land Use Land
No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
2010G011 28 July 2010 Residential, 27 July 2080 for 70,000 29,400,000
Commercial residential use and
27 July 2050 for
commercial use
2010G012 28 July 2010 Residential, 27 July 2080 for 63,833.33 26,810,000
Commercial residential use and
27 July 2050 for
commercial use
2010G013 28 July 2010 Residential, 27 July 2080 for 48,700 20,454,000
Commercial residential use and
27 July 2050 for
commercial use
2010G019 20 September 2010 Residential, 19 September 2080 69,246.67 29,083,600
Commercial for residential use
and 19 September
2050 for commercial
use
2010G020 20 September 2010 Residential, 19 September 2080 110,760 46,519,200
Commercial for residential use
and 19 September
2050 for commercial
use
DAK2012018 8 October 2012 Commercial 7 December 2052 for 1,826.67 1,918,000
commercial use
DAK2012019 8 October 2012 Residential, 7 December 2082 for 2,432 4,523,520
Commercial residential use and
7 December 2052 for
commercial use
DAK2012020 8 October 2012 Commercial 7 December 2052 for 5,040 5,292,000
commercial use
DAK2012021 8 October 2012 Residential, 7 December 2082 for 9,260 14,723,400
Commercial residential use and
7 December 2052 for
commercial use
DAK2012022 8 October 2012 Commercial 7 December 2052 for 14,853.33 38,767,200
commercial use
DAK2012023 8 October 2012 Residential, 7 December 2082 for 65,789.33 81,907,720
Commercial residential use and
7 December 2052 for
commercial use
Total 461,741 299,398,640
– III-186 –
APPENDIX III PROPERTY VALUATION REPORT
(3) According to 6 Permits for Commencement of Construction Works issued by Nanchang Xinjian District
Construction Industry Management Center (南昌市新建區建築行業管理中心), the construction works of the
property with a total gross floor area of approximately 639,632.9 sq m, are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,306,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
119,415.75 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,724,922,000 various commercial units with a total gross floor area of 13,475.09 sq m of the property
have been committed to be sold for a consideration of approximately RMB155,034,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB798,500,000. The estimated total construction cost was approximately
RMB1,041,000,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB13,000 per sq m for residential portion,
RMB17,500 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises within the same district. These comparable properties are
selected as they have characteristics comparable to the property. We have gathered comparables of similar
types of residential development with ancillary commercial accommodation within the same district. The price
of residential premises ranges from about RMB13,000 to RMB13,200 per sq m. The price of commercial
premises ranges from about RMB16,500 to RMB18,000 per sq m. The unit rates assumed by us are consistent
with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Jinqiling Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Jinqiling Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-187 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
67. The property under The property comprises a As at valuation date, RMB57,000,000
construction composite development to be the property was (Renminbi Fifty
known as erected on 4 parcels of land with under construction Seven Million)
Nanchang Yulong a total site area of 163,009.66 and scheduled to be
Wan, sq m. completed in the end (51% interest
Wangcheng of 2019. attributable to
Economic and The property, currently under the Group:
Technological construction, is a planned RMB29,070,000)
Development development of residential, office, (Renminbi Twenty
Zone, commercial uses. According to the Nine Million and
Xinjian District, information provided by the Seventy Thousand)
Nanchang, Group, the constituent planned
Jiangxi Province, gross floor area of the property
the PRC are as follows:
(南昌鈺瓏灣)
Planned
Gross Floor
Use Area
(sq m)
Commercial 3,577.96
Office 18,757.07
Car park 32,651.25
Ancillary 984.84
Total: 55,971.12
The property is located in the
sub-urban of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential, commercial and office
uses.
The land use rights of the
property have been granted for
terms due to expire on 24 April
2083/23 September 2083 for
residential use and due to expire
on 24 April 2053/23 September
2053 for commercial use.
– III-188 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 4 State-owned Land Use Rights Certificates issued by the Nanchang Land Resources Bureau (南
昌國土資源局), the land use rights of the property with a total site area of 163,010 sq m have been vested in
江西恒望置業有限公司 (Jiangxi Hengwang Properties Co., Ltd).
(2) According to 2 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights, Jiangxi Hengwang Properties Co., Ltd owned portions of land as
plot A2, A3 and B1 on Wangcheng Economic and Technological Development Zone with a total site area of
163,010 sq m. The land use rights of the property contracts with key details are as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
DAK2013002 25 February 2013 Residential, 24 April 2083 for 332,376.67 199,426,000
Commercial residential use and
24 April 2053 for
commercial use
DAK2013013 8 July 2013 Residential, 23 September 2083 266,635.33 159,981,200
Commercial for residential use
and 23 September
2053 for commercial
use
Total 599,012 359,407,200
(3) According to 4 Permits for Commencement of Construction Works issued by Xinjian County Construction
Bureau, Xinjian District Construction Management Center (新建縣建築管理局, 新建區建築行業管理中心), the
construction works of the property with a total gross floor area of approximately 362,130.68 sq m, are in
compliance with the requirements for the works commencement and have been permitted by relevant
authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB143,000,000.
(5) According to the information provided by the Group, various commercial units with a total gross floor area
of 3,577.96 sq m of the property have been committed to be sold for a consideration of approximately
RMB24,819,000 and various office units with a total gross floor area of 18,757.07 sq m of the property have
been committed to be sold for a consideration of approximately RMB117,681,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB66,400,000. The estimated total construction cost was approximately RMB142,000,000. In
the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB14,000 per sq m for the commercial portion
and RMB14,000 per sq m for the office portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of commercial development within the same district. The price of commercial
premises ranges from about RMB13,000 to RMB15,000 per sq m. In respect of the office premises, the price
ranges from about RMB13,000 to RMB15,000 per sq m. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
– III-189 –
APPENDIX III PROPERTY VALUATION REPORT
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Hengwang Properties Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Hengwang Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-190 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
68. The property under The property comprises a As at valuation date, RMB2,780,000,000
construction composite development to be the property was (Renminbi
known as erected on 3 parcels of land with under construction Two Billion
Nanchang Sinic a total site area of 247,862 sq m. and scheduled to be Seven Hundred and
City, completed in 2020. Eighty Million)
Xinjian District, The property, currently under
Nanchang, construction, is a planned
Jiangxi Province, development of residential, Office
the PRC and commercial uses. According
(南昌新力城) to the information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 495,251.06
Commercial 24,123.33
Office 56,611.67
Car park 145,257.87
Ancillary 20,615.63
Total: 741,859.56
The property is located in the
sub-urban of Nanchang.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential, office and commercial
uses.
The land use rights of the
property have been granted for
terms due to expire on 15 August
2088 for residential use and due
to expire on 15 August 2058 for
commercial use.
– III-191 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 4 State-owned Land Use Rights Certificates issued by the Nanchang Land Resources Bureau (南
昌國土資源局), the land use rights of the property with a total site area of 247,862 sq m have been vested in
江西運發實業有限公司 (Jiangxi Yunfa Industrial Co., Ltd).
(2) According to 3 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered with Nanchang Land Resources Bureau (南昌國土資源局),
Jiangxi Yunfa Industrial Co., Ltd owned portions of land with a total site area of 197,773 sq m. The land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Land Land Use Land
Contract No. Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201801090010 DAK2018010 2 July 2018 Commercial 14 August 2058 for 153,577 354,458,800
commercial use
36201801090011 DAK2018011 2 July 2018 Residential, 14 August 2088 for 197,773 764,465,400
Commercial residential use and
14 August 2058 for
commercial use
36012220130715G013 DAK2018013 24 July 2013 Residential, 23 September 2083 266,635.33 159,981,200
Commercial for residential use
and 23 September
for commercial use
Total 617,985.33 1,278,905,400
(3) According to 5 Permits for Commencement of Construction Works issued by Nanchang Housing and Urban
and Rural Planning and Construction Bureau, the construction works of portions of the property with a total
gross floor area of approximately 743,972.04 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB7,300,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
221,393.02 sq m of the property have been committed to be sold for a consideration of approximately
RMB2,650,136,000, various commercial units with a total gross floor area of 106.12 sq m of the property have
been committed to be sold for a consideration of approximately 1,143,000. In the course of our valuation, we
have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB409,900,000. The estimated total construction cost was approximately
RMB2,951,116,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB13,500 per sq m for the residential portion,
RMB16,000 per sq m for the commercial portion and RMB10,000 per sq m for the office portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as office within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential development with ancillary commercial accommodation within the same district.
The price of residential premises ranges from about RMB13,000 to RMB13,500 per sq m. The price of
commercial premises ranges from about RMB16,000 to RMB18,500 per sq m. In respect of office, the price
ranges from about RMB9,000 to RMB11,000 per sq m. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
– III-192 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Jiangxi Yunfa Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Yunfa Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the land
use rights of the property subject to the regulations related to the existing mortgage and sales agreement.
– III-193 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
69. The property under The property comprises a parcel At the valuation date, RMB398,000,000
construction of land with site area of 17,030 the property was (Renminbi Three
known as sq m. under construction Hundred and Ninety
Nanchang Jiang scheduled to be Eight Million)
Yue, The property is a planned completed in 2020.
Jiulong Lake Area, development of residential use.
Xinjian District,
Nanchang, According to the information
Jiangxi Province, provided by the Group, the
the PRC constituent planned gross floor
(南昌江悅) areas of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 43,019.75
Commercial 351.03
Car park 11,477.73
Ancillary 695.92
Total: 55,544.43
The property is located in the
center of Jiulong Lake area.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 10 January
2089 for residential use and due
to expire on 10 January 2059 for
commercial use
Notes:—
(1) According to two State-owned Land Use Rights Certificates issued by the Nanning Land Resources Bureau (南
寧國土資源局), the land use rights of the property with a total site area of 17,030 sq m have been vested 南
昌新嵐房地產開發有限公司 (Nanchang Xinlan Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2019) 004127 1 March 2019 Residential/ 1 October 2089/ 17,030
Commercial 1 October 2059
– III-194 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Nanchang Land Resources Management
Bureau (南昌市土地資源局) (“Party A”) and Nanchang Xinlan Real Estate Development Co., Ltd (“Party B”),
the land use rights of the property have been contracted to be granted to Party B with key details as follows:
Permissible
Land Use Gross Floor Land
Land Plot No. Issue Date Land Use Expiry Date Area Premium
(sq m) (RMB)
360101185036 11 January 2019 Residential, 10 January 2089 for 42,575 346,390,200
Commercial residential use and
due to expire on
10 January 2059 for
commercial use
Total 42,575 346,390,200
(3) According to Planning Permit for Construction Use of Land No. 360101185036 issued by Nanchang Urban and
Rural Planning Bureau on 21 January 2019, the construction site of the property with a total area of about
17,000 sq m is in compliance with the urban planning requirements.
(4) According to Permit for Commencement of Construction Works issued by Nanchang Administrative Approval
Bureau (南昌市行政審批局), the construction works of the property are in compliance with the requirements
for the works commencement and have been permitted by relevant authorities.
(5) The development value of the property as if completed as at 31 July 2019 was RMB950,000,000.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB19,000,000. The estimated total construction cost was approximately RMB273,000,000. In
the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB21,000 per sq m for the residential portion,
RMB17,500 per sq m for the commercial portion.
(8) In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB18,000 to RMB22,000 per sq m. The price of the commercial premises ranges
from about RMB16,000 to RMB18,500 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
(9) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Nanchang Xinlan Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Xinlan Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-195 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
70. The property under The property comprises a As at the valuation RMB240,000,000
construction composite development to be date, the property was (Renminbi
known as erected on a parcel of land with a under construction Two Hundred and
Nanchang site area of 28,017.86 sq m. and scheduled to be Forty Million)
Jingdezhen Dibo completed in 2020.
Wan, The property, currently under (95% interest
Jingde, construction, is a planned attributable to
Jiangxi Province, development of commercial and the Group:
the PRC residence uses. According to the RMB228,000,000)
(景德鎮帝泊灣) information provided by the (Renminbi Two
Group, the constituent planned Hundred and Twenty
gross floor area of the property Eight Million)
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 82,788.70
Commercial 4,038.20
Office 19,808.98
Car park 18,329.83
Total: 124,965.71
The land use rights of the
property have been granted for
terms due to expire on 8
November 2088 for residential
use and due to expire on 8
November 2058 for commercial
use.
Notes:—
(1) According to the State-owned Land Use Rights Certificate (2018)004473, the land use rights of the property
with a total site area of 28,017.86 sq m have been vested in 浮梁縣靜好實業有限公司 (Fuliang Jingyu
Industrial Co., Ltd) for terms due to expire on 8 November 2088 for residential use and due to expire on 8
November 2058 for commercial use.
– III-196 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to 2 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered with Fuliang Land Resources Bureau and (“Party A”) and
Fuliang Jingyu Industrial Co., Ltd (“Party B”), the land use rights of the property have been contracted to be
granted to Party B with key details as follows:
Land Land Use Land
Contract No. Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201305030035 DHD2013036 30 April 2014 Residential 70 years 26,127.19 27,629,655
DHD2014028 30 April 2014 Residential 70 years 1,890.67 1,999,380
(3) According to Permit for Commencement of Construction No. 360222201812300101, the construction works
of the property with a gross floor area of 124,965.71 sq m, are in compliance with the requirements for the
works commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB740,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
14,200.68 sq m of the property have been committed to be sold for a consideration of approximately
RMB90,147,000 various commercial units with a total gross floor area of 1,060.99 sq m of the property have
been committed to be sold for a consideration of approximately RMB16,969,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB35,300,000. The estimated total construction cost was approximately RMB379,000,000. In
the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB6,500 per sq m for the residential portion,
RMB12,000 per sq m for the commercial portion and RMB7,500 per sq m for the office portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as office within the same district. These comparable
properties are selected as they have characteristics comparable to the property. We have gathered comparables
of similar types of residential development with ancillary commercial accommodation within the same district.
The price of residential premises ranges from about RMB6,000 to RMB7,000 per sq m. The price of
commercial premises ranges from about RMB10,000 to RMB13,000 per sq m. In respect of office, the price
ranges from about RMB6,800 to RMB7,500 per sq m. The unit rates assumed by us are consistent with the
relevant comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have
been made to reflect these factors including but not limited to age, location, size and quality in arriving at the
key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Fuliang Jingyu Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Fuliang Jingyu Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-197 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
71. The property under The property comprises Phases 1 As at the valuation RMB550,000,000
construction and 2 of a composite development date, the property was (Renminbi
known as Jinsha, to be erected on 1 parcel of land under construction Five Hundred and
Tongyuan Village, with a total site area of 33,351.05 and scheduled to be Fifty Million)
Xinzhou District, sq m. completed in the end
Wuhan, of 2019.
Hubei Province, The property, currently under
the PRC construction, is a planned
(武漢金沙灣) development of commercial and
residence uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 102,087.56
Commercial 3,337.33
Car park 27,175.68
Ancillary 2,515.56
Total: 135,116.13
The property is located in the
sub-urban area of Wuhan.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on
31 December 2079 for residential
use and due to expire on
31 December 2049 for
commercial use.
– III-198 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to Real Estate Certificate No. (2018)0004857, the land use rights of the property with a total site
area of 33,351.05 sq m have been vested in 武漢市升陽房地產開發有限公司 (Wuhan Shengyang Real Estate
Development Co., Ltd) for terms due to expire on 31 December 2079 for residential use and due to expire on
31 December 2049.
(2) According to Planning Permit for Construction Use of Land No. (2018)019 dated 26 March 2018, the
construction site of land with a total site area of 33,351.05 sq m complied with urban planning requirements.
(3) According to two Planning Permits for Construction Works issued by Wuhan Xinzhou District Land Resources
and Planning Bureau (武漢市新洲區國土資源和規劃局), the construction works of the property with a
permitted gross floor area of approximately 135,116.13 sq m are in compliance with the construction works
requirements and have been approved with details as follows:
Gross Floor
Permit No. Phase Issue Date Area
(sq m)
No. (2018) 186 Phase 1 20 September 2018 60,066.87
No. (2018) 187 Phase 2 20 September 2018 75,049.26
Total 135,116.13
(4) According to two Permits for Commencement of Construction Works issued by Wuhan Xinzhou District
Administrative Examination and Approval Bureau (武漢市新洲區行政審批局), the construction works of
portions of the property with a total gross floor area of approximately 135,116.13 sq m, are in compliance with
the requirements for the works commencement and have been permitted by relevant authorities with details as
follows:
Gross Floor
Certificate No. Issue Date Project name Area
(sq m)
4201172018052100214BJ4001 30 September 2018 Phase 1 60,066.87
4201172018052100214BJ4002 19 October 2018 Phase 2 75,049.26
Total: 135,116.13
(5) According to Commodity Housing Pre-sale Permit No. (2018)644 dated 31 October 2018, the construction
works of portions of the property (Residential buildings 1-4, Commercial buildings 1-3, Commercial
buildings) with a total gross floor area of 48,533.75 sq m are permitted for pre-sale.
(6) The development value of the property as if completed as at 31 July 2019 was RMB923,000,000.
(7) According to the information provided by the Group, various residential units with a total gross floor area of
73,548.32 sq m of the property have been committed to be sold for a consideration of approximately
RMB684,228,000 various commercial units with a total gross floor area of 737.52 sq m of the property have
been committed to be sold for a consideration of approximately RMB11,706,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(8) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB222,100,000. The estimated total construction cost was approximately RMB453,390,000.
In the course of our valuation, we have taken into account such costs.
– III-199 –
APPENDIX III PROPERTY VALUATION REPORT
(9) In valuing the property if completed, we have assumed about RMB8,600 per sq m for the residential portion,
RMB16,700 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial within the same district. These comparable properties are selected as they
have characteristics comparable to the property. We have gathered comparables of similar types of residential
development with ancillary commercial accommodation within the same district. The price of residential
premises ranges from about RMB7,800 to RMB8,100 per sq m. The price of commercial premises ranges from
about RMB17,000 to RMB17,500 per sq m. In respect of car parking spaces. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(10) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Estate Certificate of the property is valid, legal and enforceable under the PRC laws;
(b) Wuhan Shengyang Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Wuhan Shengyang Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-200 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
72. The property under The property comprises Phases 3 As at the valuation RMB960,000,000
construction known of a composite development to be date, the property was (Renminbi
as Wuhan Dibo erected on a parcel of land with a under construction Nine Hundred and
Wan, total site area of 110,445.57 sq m. and scheduled to be Sixty Million)
Panlongcheng completed in the end
Economic The property, currently under of 2019.
Development Zone, construction, is a planned
Huangpi District, development of residential and
Wuhan, commercial uses. According to the
Hubei Province, information provided by the
the PRC Group, the constituent planned
(武漢帝泊灣) gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 128,335.42
Commercial 11,928.99
Car park 88,148.60
Ancillary 5,298.81
Total: 233,711.82
The property is located in the
sub-urban area of Wuhan.
Developments nearby are mainly
residential and industrial in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 26 January
2075 for residential use and due
to expire on 26 January 2045.
– III-201 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to Real Estate Certificate No. (2017)0001453, the land use rights of the property with a total site
area of 110,445.57 sq m have been vested in 湖北華中盤龍收藏品交易市場開發有限公司 (Hubei Central China
Panlong Collection Trading Market Development Co., Ltd) for terms due to expire on 26 January 2075 for
residential use and due to expire on 26 January 2045.
(2) According to Planning Permit for Construction Use of Land No.(2017)002 dated 16 January 2017, the
construction site of land with a total site area of 110,445.57 sq m complied with urban planning requirements.
(3) According to three Planning Permits for Construction Works issued by Wuhan Huangpi District Land
Resources and Planning Bureau (武漢市黃陂區國土資源和規劃局), the construction works of the property
with a permitted gross floor area of approximately 331,091.05 sq m are in compliance with the construction
works requirements and have been approved with details as follows:
Gross Floor
Permit No. Phase Issue Date Area
(sq m)
2017 024 Phase 1 of Xinli Dibowan 15 March 2017 130,317.63
2017 043 Phase 2 of Xinli Dibowan 16 May 2017 115,111.23
2017 091 Phase 3 of Xinli Dibowan 3 August 2017 85,662.19
Total 331,091.05
(4) According to three Permits for Commencement of Construction Works issued by Wuhan Huangpi District
Housing and Urban-Rural Construction Bureau (武漢市黃陂區住房和城鄉建設局), the construction works of
portions of the property with a total gross floor area of approximately 331,091.05 sq m, are in compliance with
the requirements for the works commencement and have been permitted by relevant authorities with details as
follows:
Gross Floor
Certificate No. Issue Date Project name Area
(sq m)
4201162017011100114BJ4001 17 March 2017 Phase 1 of Xinli Dibowan 130,317.63
4201162017011100114BJ4002 6 June 2017 Phase 2 of Xinli Dibowan 115,111.23
4201162017011100114BJ4003 17 August 2017 Phase 3 of Xinli Dibowan 85,662.19
Total: 331,091.05
(5) According to six Commodity Housing Pre-sale Permits Issued by the Wuhan Housing Security and Housing
Administration Bureau (武漢市住房保障和房屋管理局),the property with a total gross floor area of 237,643.65
sq m are permitted for pre-sale with key details as follows:
Gross Floor
Permit No. Issue Date Project name Area
(sq m)
2017 084 23 March 2017 Block Nos. 1, 2, 5, 6, 7, 8, 72,188.57
9 and 12
2017 266 26 June 2017 Block Nos. 4, 10 and 11 25,190.66
2017 365 25 August 2017 Block Nos. 13, 14, 15 and 16 37,088.58
2017 453 29 September 2017 Block Nos. 17, 18, 19, 20 and 23 41,280.71
– III-202 –
APPENDIX III PROPERTY VALUATION REPORT
Gross Floor
Permit No. Issue Date Project name Area
(sq m)
2017 467 13 September 2018 Block Nos. 21, 22, 25, 26 and 27 41,455.32
2017 576 12 October 2018 Block Nos. 24 and 28 20,439.81
Total: 237,643.65
(6) The development value of the property as if completed as at 31 July 2019 was RMB1,370,000,000.
(7) According to the information provided by the Group, various residential units with a total gross floor area of
120,958.97 sq m of the property have been committed to be sold for a consideration of approximately
RMB1,210,984,000, various commercial units with a total gross floor area of 5,795.21 sq m of the property
have been committed to be sold for a consideration of approximately RMB83,100,000. In the course of our
valuation, we have included such portions and taken into account such consideration in our valuation.
(8) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB478,200,000. The estimated total construction cost was approximately RMB766,700,000.
In the course of our valuation, we have taken into account such costs.
(9) In valuing the property if completed, we have assumed about RMB10,200 per sq m for the residential portion,
and RMB16,400 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial within the same district. These comparable properties are selected as they
have characteristics comparable to the property. We have gathered comparables of similar types of residential
development with ancillary commercial accommodation within the same district. The price of residential
premises ranges from about RMB9,000 to RMB11,400 per sq m. The price of commercial premises ranges
from about RMB19,100 to RMB22,700 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
(10) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Estate Certificate of the property is valid, legal and enforceable under the PRC laws;
(b) Hubei Central China Panlong Collection Trading Market Development Co., Ltd is the legal land user of
the property and has obtained the relevant certificates and approval from the government in respect of
the construction of the property in accordance with its existing development progress; and
(c) Hubei Central China Panlong Collection Trading Market Development Co., Ltd has the rights to freely
lease, transfer, mortgage and dispose of the land use rights of the property subject to the regulations
related to the existing mortgage and sales agreement.
– III-203 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
73. The property under The property comprises Phases I As at the valuation RMB450,000,000
construction and II of a composite date, the property was (Renminbi
known as Phases I development to be erected on under construction Four Hundred and
of Changsha Zi 3 parcels of land with a total site and scheduled to be Fifty Million)
Yuan, area of 21,759.41 sq m. completed in 2020.
Kaifu District, (99% interest
Changsha, The property, currently under attributable to the
Hunan Province, construction, is a planned Group:
the PRC development of high-rise RMB445,500,000)
(長沙紫園I期) residential and commercial uses. (Renminbi
According to the information Four Hundred Fourty
provided by the Group, the Five Million and
constituent planned gross floor Five Hundred
area of the property are as Thousand)
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 40,712.62
Car park 18,197.33
Ancillary 3,702.16
Total: 62,612.11
The property is located in the
center of Kaifu District of
Changsha. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for high-rise
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on
11 November 2077 and
16 November 2077 respectively
for residential use and due to
expire on 11 November 2047 and
16 November 2047 respectively
for commercial use.
– III-204 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to three Real Property Certificates issued by the Changsha Land Resources Bureau (長沙市國土資
源局), the land use rights of the property with a total site area of 21,759.41 sq m have been vested in 長沙新
力湘房地產開發有限公司 (Changsha Xinlixiang Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2017) 0307925 23 November 2017 Residential/ 16 November 2077/ 2,598.79
Commercial 16 November 2047
(2018) 0340891 — Residential/ 11 November 2077/ 14,453.59
Commercial 11 November 2047
(2018) 0340892 — Residential/ 21 November 2077/ 4,707.03
Commercial 21 November 2047
Total: 21,759.41
(2) According to Planning Permit for Construction Use of Land issued by Changsha Urban and Rural Construction
Commission, the construction works of portions of the property, are in compliance with the requirements for
the works commencement and have been permitted by relevant authorities with details as follows:
Certificate No. Issue Date Project name Site Area
(sq m)
2018 0057 26 October 2018 Xinli Zi Yuan 17,997.85
(3) According to five Permits for planning permits for construction works issued by Changsha Urban and Rural
Construction Commission, the construction works of portions of the property with a total gross floor area of
approximately 48,705.64 sq m, are in compliance with the requirements for the works commencement and have
been permitted by relevant authorities with details as follows:
Gross Floor
Certificate No. Issue Date Project name Area
(sq m)
2018 0034 23 April 2018 2 14,698.72
2018 0041 2 May 2018 3 538.25
2018 0047 2 May 2018 1 kindergarten 1,364.87
2018 0033 2 May 2018 4 west 13,906.47
2018 0039 2 May 2018 Basement of north 18,197.33
2018 0086 13 July 2018 4 east 13,906.47
Total: 62,612.11
– III-205 –
APPENDIX III PROPERTY VALUATION REPORT
(4) According to 2 permits for construction permits for construction work issued by Changsha Urban and Rural
Construction Commission, the construction works of portions of the property with a total gross floor area of
approximately 62,612.11 sq m, are in compliance with the requirements for the works commencement and have
been permitted by relevant authorities.
(5) Pursuant to Pre-sale permit No. (2018)0255 dated 28 June 2018 issued by 長沙市住房和城鄉規劃局 (Changsha
housing and urban-rural Planning Bureau), the construction site with an area of 13,134.24 sq m for
Block No. 2.
(6) The development value of the property as if completed as at 31 July 2019 was RMB571,000,000.
(7) According to the information provided by the Group, various residential units with a total gross floor area of
32,794.7 sq m of the property have been committed to be sold for a consideration of approximately
RMB420,098,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(8) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB183,900,000. The estimated total construction cost was approximately RMB241,860,000.
In the course of our valuation, we have taken into account such costs.
(9) In valuing the property if completed, we have assumed about RMB13,400 per sq m for the high-rise residential
portion, RMB34,000 per sq m for the commercial portion and RMB110,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB12,100 to RMB13,800 per sq m. The
price of commercial premises ranges from about RMB37,000 to RMB42,000 per sq m. In respect of car parking
spaces, the price ranges from about RMB105,000 to RMB110,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
(10) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Property Certificates of the property are valid, legal and enforceable under the PRC laws;
(b) Changsha Xinlixiang Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Changsha Xinlixiang Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-206 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
74. The property under The property comprises a As at the valuation RMB610,000,000
construction known composite development to be date, the property was (Renminbi
as erected on a parcel of land with a under construction Six Hundred and
Changsha Yulong site area of 68,585.30 sq m. and scheduled to be Ten Million)
Wan, completed in 2020.
Changsha, The property, currently under (99% interest
Hunan Province, construction, is a planned attributable to the
the PRC development of commercial and Group:
(長沙鈺瓏灣) residence uses. According to the RMB603,900,000)
information provided by the (Renminbi Six
Group, the constituent planned Hundred Three
gross floor area of the property Million and Nine
are as follows: Hundred Thousand)
Planned
Gross Floor
Use Area
(sq m)
Residential 181,537.14
Commercial 6,347.87
Car park 44,490.71
Ancillary 6,122.94
Total: 238,498.66
The property is located in Sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 9 October
2081 for residential use and due
to expire on 9 October 2051 for
commercial use.
Notes:—
(1) According to two Real Property Certificates issued by the Changsha Land Resources Bureau (長沙市國土資
源局), the land use rights of the property with a total site area of 68,585.30 sq m have been vested in 長沙新
力源房地產開發有限公司 (Changsha Xinliyuan Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2017) 0015671 22 November 2017 Residential/ 9 October 2081/ 68,585.30
Commercial 9 October 2051
– III-207 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Changsha Land Resources Bureau
(長沙市國土資源局) (“Party A”) and Changsha Xinliyuan Real Estate Development Co., Ltd, the land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Land
Contract No. Land Plot No. Issue Date Land Use Site Area Premium
(sq m) (RMB)
4301242017078 2017078 11 August 2017 Residential and 68,585.30 166,750,000
commercial
(3) According to Permit for Construction Work No. 430111201711170101, the construction works of the property
with a gross floor area of 238,498.66 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,300,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
157,947.38 sq m of the property have been committed to be sold for a consideration of approximately
RMB965,571,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB307,300,000. The estimated total construction cost was approximately RMB784,000,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB6,700 per sq m for the high-rise residential
portion and RMB12,800 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB5,400 to RMB7,100 per sq m. The price
of commercial premises ranges from about RMB15,200 to RMB19,000 per sq m. The unit rates assumed by
us are consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of
those sales transactions have been made to reflect these factors including but not limited to age, location, size
and quality in arriving at the key assumptions.
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Property Certificate of the property is valid, legal and enforceable under the PRC laws;
(b) Changsha Xinliyuan Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Changsha Xinliyuan Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-208 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
75. The property under The property comprises a As at valuation date, RMB1,555,000,000
construction composite development to be the property was (Renminbi
known as erected on 4 parcel of land with a under construction One Billion Five
Changsha Bo Yuan total site area of 75,952.95 sq m. and scheduled to be Hundred and Fifty
Phase I, completed in 2021. Five Million)
Changsha, The property, currently under
Hunan Province, construction, is a planned
the PRC development of residential and
(長沙鉑園I期) commercial uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 222,817.65
Commercial 4,675.93
Ancillary 54,677.61
Total: 282,171.19
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 5
September 2077 for residential
use.
Notes:—
(1) According to the State-owned Land Use Rights Certificate, the land use rights of the property with a total site
area of 66,532.40 sq m have been vested in 長沙新力鴻房地產開發有限公司 (Changsha Xinlihong Real Estate
Development Co., Ltd).
– III-209 –
APPENDIX III PROPERTY VALUATION REPORT
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2018)0392811 11 November 2018 Residential/ 19 January 2083/ 49,274.29
Commercial 19 January 2053 260.46
(for road)
(2018)0392812 11 November 2018 Residential 15 October 2074 17,257.75
2,508.29
(for road)
(2019)0098960 1 April 2019 Residential/ 19 January 2083/ 2,713.67
Commercial 19 January 2053
(2019)009843 1 April 2019 Residential/ 19 January 2083/ 3,938.49
Commercial 19 January 2053
Total: 75,952.95
(2) According to 2 Transfer Contracts of State-owned Land Use Rights, the land use rights of the property have
been contracted to be transferred to Changsha Xinlihong Real Estate Development Co., Ltd with key details
as follows:
Plot
No. Land Use Land Use Expiry Date Site Area ratio Consideration
(sq m) (RMB)
1 Residential, 9 January 2083 for 49,274.29 4.8 800,000,000
Commercial, residential and 9 January
2053 for commercial use
2 Residential 15 October 2074 17,257.75 1.8 –
(3) According to Commencement Permits for Construction Works by Housing and Planning Bureau of Changsha,
the construction works of the development are in compliance with the requirements for works commencement
and have been permitted.
(4) The development value of the property as if completed as at 31 July 2019 was RMB1,290,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
5,283.08 sq m of the property have been committed to be sold for a consideration of approximately
RMB70,792,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date
was approximately RMB93,500,000. The estimated total construction cost was approximately
RMB784,000,000. In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB9,000 per sq m for the residential portion
and RMB18,000 per sq m for the commercial portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development within the same district. The price of residential
premises ranges from about RMB6,500 to RMB11,000 per sq m. The price of the commercial premises ranges
from about RMB12,600 to RMB20,000 per sq m. The unit rates assumed by us are consistent with the relevant
comparables after due adjustments. Due adjustments to the unit rates of those sales transactions have been
made to reflect these factors including but not limited to age, location, size and quality in arriving at the key
assumptions.
– III-210 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Changsha Xinlihong Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Changsha Xinlihong Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-211 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
76. The property under The property comprises a As at the valuation RMB600,000,000
construction composite development to be date, the property was (Renminbi
known as Phase 1 erected on a parcel of land with a under construction Six Hundred Million)
of Chengdu Jade site area of 29,503.39 sq m. and scheduled to be
Wan, completed in 2020.
Qingbaijiang The property, currently under
District, Chengdu, construction, is a planned
Sichuan Province, development of commercial and
the PRC residence uses. According to the
(成都翡翠灣) information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 113,636.44
Commercial 2,249.96
Car park 17,424.00
Ancillary 700.00
Total: 134,010.40
The property is located in the
center of Qingbaijiang District/in
the sub-urban area of Chengdu.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential/commercial uses.
The land use rights of the
property have been granted for
terms due to expire on
19 September 2076 for residential
use and due to expire on
19 September 2046 for
commercial use.
– III-212 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to Real Estate Title Certificate No. (2019)0001141, the land use rights of the property with a site
area of 29,503.39 sq m have been vested in 成都新力錦業房地產開發有限公司 (Chengdu Xinli Jinye Real
Estate Development Co., Ltd) for a land use term due to expire on 19 September 2076 for residential use and
due to expire on 19 September 2046 for commercial use.
(2) According to the Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Chengdu Qingbaijiang Land Resources
Bureau (中華人民共和國四川省成都市青白江區國土資源局) (“Party A”) and 內江市耘鏵實業集團有限公司,
the land use rights of the property have been contracted to be granted to Party B with key details as follows:
Contract No. Land Use Land Use Expiry Date Site Area
(sq m)
(201)000141 Residential 19 September 2076 29,503.39
Commercial 19 September 2046
(3) According to the Permit for Commencement of Construction Works issued by Chengdu Qingbaijiang District
Administrative Examination and Approval Bureau, the construction works of portions of the property with a
total gross floor area of approximately 134,010.40 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities with details as follows:
Gross Floor
Certificate No. Issue Date Project name Area
(sq m)
510113201808301001 30 August 2018 Residential and commercial 134,010.40
(1-3, 5-7, supporting business
and basement)
(4) The development value of the property as if completed as at 31 July 2019 was RMB920,000,000.
(5) According to the information provided by the Group, various residential units with a total gross floor area of
70,781.49 sq m of the property have been committed to be sold for a consideration of approximately
RMB517,909,000 and various commercial units with a total gross floor area of 667.45 sq m of the property
have been committed to be sold for a consideration of RMB8,714,000. In the course of our valuation, we have
included such portions and taken into account such consideration in our valuation.
(6) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB172,200,000. The estimated total construction cost was approximately RMB358,970,000.
In the course of our valuation, we have taken into account such costs.
(7) In valuing the property if completed, we have assumed about RMB7,500 per sq m for the residential portion,
RMB25,000 per sq m for the commercial portion and RMB58,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB7,120 to RMB7,125 per sq m. The price
of commercial premises ranges from about RMB23,700 to RMB26,600 per sq m. In respect of car parking
spaces, the price ranges from about RMB47,500 to RMB61,700 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-213 –
APPENDIX III PROPERTY VALUATION REPORT
(8) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Estate Title Certificate of the property is valid, legal and enforceable under the PRC laws;
(b) Chengdu Xinli Jinye Real Estate Development Co., Ltd is the legal land user of the property and has
obtained approval from the government in respect of the construction of the property in accordance with
its existing development progress;
(c) Chengdu Xinli Jinye Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-214 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
77. The property under The property comprises a As at the valuation RMB484,000,000
construction composite development to be date, the property was (Renminbi
known as erected on a parcel of land with a under construction Four Hundred and
Chengdu Amber site area of 11,079.47 sq m. and scheduled to be Eighty Four Million)
Yuan, completed in 2020.
Chengdu, The property, currently under
the PRC construction, is a planned
(成都琥珀園) development of commercial and
residence uses. According to the
information provided by the
Group, the constituent planned
gross floor area of the property
are as follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 39,818.70
Commercial 448.28
Car park 14,080.75
Ancillary 5,336.10
Total: 59,683.83
The property is located in the
center of Chenghua District/in the
sub-urban area of Chengdu.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential/commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 22 April
2087 for residential use and due
to expire on 22 April 2057 for
commercial use.
– III-215 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the Real Estate Title Certificate, the land use rights of the property with a site area of 11,079.67
sq m have been vested in 成都力新淼房地產開發有限公司 (Chengdu Li Xin Miao Real Estate Development
Co., Ltd) as follows:
Land Use
Contract No. Issue Date Land Use Expiry Date Site Area
(sq m)
(2018)0061984 24 February 2018 Residential 22 April 2087 11,079.47
Commercial 22 April 2057
(2) According to the Permit for Commencement of Construction Works issued by Chenghua District Construction
Bureau of Chengdu City (成都市成華區建設局), the construction works of portions of the property with a total
gross floor area of approximately 59,683.83 sq m, are in compliance with the requirements for the works
commencement and have been permitted by relevant authorities with details as follows:
Certificate No. Issue Date Project name Gross Floor Area
(sq m)
510108201807110101 11 July 2018 Residential, commercial 59,683.83
and ancillary facilities,
public toilets, community
service centers
(3) The development value of the property as if completed as at 31 July 2019 was RMB620,000,000.
(4) According to the information provided by the Group, various residential units with a total gross floor area of
39,818.70 sq m of the property have been committed to be sold for a consideration of approximately
RMB556,668,000. In the course of our valuation, we have included such portions and taken into account such
consideration in our valuation.
(5) According to the information provided by the Group, the construction cost incurred as at valuation date was
approximately RMB148,900,000. The estimated total construction cost was approximately RMB227,670,000.
In the course of our valuation, we have taken into account such costs.
(6) In valuing the property if completed, we have assumed about RMB14,000 per sq m for the residential portion,
RMB32,000 per sq m for the commercial portion and RMB105,000 per lot for the car park portion.
In undertaking our valuation of the property if completed, we have made reference to various recent sales
prices of residential and commercial premises as well as car parking spaces within the same district. These
comparable properties are selected as they have characteristics comparable to the property. We have gathered
comparables of similar types of residential development with ancillary commercial accommodation within the
same district. The price of residential premises ranges from about RMB10,900 to RMB11,900 per sq m. The
price of commercial premises ranges from about RMB29,300 to RMB36,200 per sq m. In respect of car parking
spaces, the price ranges from about RMB104,000 to RMB114,000 per lot. The unit rates assumed by us are
consistent with the relevant comparables after due adjustments. Due adjustments to the unit rates of those sales
transactions have been made to reflect these factors including but not limited to age, location, size and quality
in arriving at the key assumptions.
– III-216 –
APPENDIX III PROPERTY VALUATION REPORT
(7) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Estate Title of the property is valid, legal and enforceable under the PRC laws;
(b) Chengdu Li Xin Miao Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress;
(c) Chengdu Li Xin Miao Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-217 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Group IV — Properties held by the Group for future development in the PRC
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
78. The development The property comprises a parcel As at the valuation RMB490,000,000
site for the of land with a total site area of date, the property was (Renminbi
proposed 19,520 sq m. a vacant site. Four Hundred and
development to be Ninety Million)
known as The property is a planned
Huizhou Lan Wan, development for residential use.
Daya Bay
Economic and According to the information
Technological provided by the Group, the
Development constituent planned gross floor
Zone, areas of the property are as
Huizhou, follows:
Guangdong
Province, Planned
the PRC Gross Floor
(惠州藍灣) Use Area
(sq m)
Residential 58,914.00
Carpark 17,559.04
Ancillary 5,087.87
Total: 81,560.91
The property is located in the sub
urban area of Daya Bay Economic
and Technological Development
Zone. Developments nearby are
mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 1 April
2081 for residential use.
– III-218 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Huizhou Land Resources Bureau (惠
州國土資源局), the land use rights of the property with a site area of 19,520 sq m have been vested in 惠州
市錦繡灣實業有限公司 (Huizhou Jinxiu Wan Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2017) 406831 17 November 2017 Residential 9 April 2081 19,520.00
(2) According to 2 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between the Huizhou Land Resources Bureau (惠州
國土資源局) (“Party A”) and Huizhou Jin Xiuwan Industrial Co., Ltd. (惠州市錦繡灣實業有限公司) (“Party
B”), the land use rights of the property have been contracted to be granted to Party B with key details as
follows:
Issue Date Land Use Site Area Land Premium
(sq m) (RMB)
10 June 2014 Residential 4,300.00 8,200,000
3 March 2011 Residential 15,220.00 24,254,600
Total 19,520.00 32,454,600
(3) According to Planning Permit for Construction Use of Land No. 441303201720378 issued by the Housing,
Urban and Rural Construction of Huizhou Municipality (惠州市住房和城鄉規劃建設局), the construction site
of an enlarged development including the property with a total area of 62,464.00 sq m is in compliance with
the urban planning requirements.
(4) In valuing the property, we have assumed a unit rate of RMB7,600 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites ranges from RMB3,500 to RMB7,800 per
sq m for residential and commercial uses. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at the assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Huizhou Jinxiu Wan Co., Ltd is the sole legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Huizhou Jinxiu Wan Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the land
use rights of the property subject to the regulations related to the existing mortgage and sales agreement.
– III-219 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
79. The development The property comprises two As at the valuation RMB393,000,000
site for the parcels of land with a total site date, the property was (Renminbi Three
proposed area of 34,362.3 sq m. a vacant site. Hundred and Ninety
development to be Three Million)
known as The property is a planned
Huizhou Ya Yuan, development for residential and
North of Hutou commercial uses.
Mountain of
Daya Bay According to the information
Economic and provided by the Group, the
Technological constituent planned gross floor
Development areas of the property are as
Zone, follows:
Huizhou,
Guangdong Planned
Province, Gross Floor
the PRC Use Area
(惠州雅園) (sq m)
Residential 65,838.00
Commercial 2,078.00
Carpark 24,864.68
Ancillary 1,298.01
Total: 94,078.69
The property is located in the
center of Daya Bay Economic and
Technological Development Zone.
Developments nearby are mainly
residential and commercial uses in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 7
November 2083 for residential
use and 7 November 2053 for
residential use.
– III-220 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 2 State-owned Land Use Rights Certificate issued by the Huizhou Land Resources Bureau (惠
州國土資源局), the land use rights of the property with a total site area of 34,362.30 sq m have been vested
in 惠州市均林實業有限公司 (Huizhou Junlin Investment Co., Ltd) and Huizhou Juncheng Investment Co., Ltd.
(惠州市均城投資有限公司) with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2010)13210301069 2 February 2010 Residential, 2080/2050 17,989.30
Commercial
(2013)13210300855 17 December 2013 Residential 7 November 2083/ 16,373.00
Commercial 7 November 2053
Total 34,362.30
(2) According to 2 Grant and Transfer Contracts of State-owned Land Use Rights and their Supplementary
Agreement of Grant Contracts of State-owned Land Use Rights, the land use rights of the property have been
contracted to be granted to Huizhou Junlin Investment Co., Ltd and Huizhou Juncheng Investment Co., Ltd.
(惠州市均城投資有限公司) with key details as follows:
Issue Date Land Use Site Area Land Premium
(sq m) (RMB)
2 December 2010 Residential, Commercial 17,989.30 71,957,200
9 September 2013 Residential, Commercial 16,373.00 25,700,000
(3) According to 2 Planning Permits for Construction Use of Land issued by the Housing, Urban and Rural
Construction of Huizhou Municipality (惠州市住房和城鄉規劃建設局), the construction site of the property
with a total area of 34,362 sq m is in compliance with the urban planning requirements.
(4) In valuing the property, we have assumed a unit rate of RMB3,800 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites ranges from RMB3,500 to RMB7,500 per
sq m for residential and commercial uses. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at the assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Huizhou Junlin Investment Co., Ltd and Huizhou Juncheng Investment Co., Ltd. are the legal land user
of the property and have obtained the relevant certificates and approval from the government in respect
of the construction of the property in accordance with its existing development progress; and
(c) Huizhou Junlin Investment Co., Ltd and Huizhou Juncheng Investment Co., Ltd. have the rights to freely
lease, transfer, mortgage and dispose of the land use rights of the property subject to the regulations
related to the existing mortgage and sales agreement.
– III-221 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
80. The development The property comprises two As at the valuation RMB980,000,000
site for the parcels of land with a total site date, the property was (Renminbi Nine
proposed area of 71,212 sq m. a vacant site. Hundred and Eighty
development to be Million)
known as Huizhou The property is a planned
Gaoling Village, development of residential and
Huiyang District, commercial uses.
Huizhou,
Guangdong According to the information
Province, provided by the Group, the
the PRC constituent planned gross floor
(惠州市高嶺村) areas of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 184,523.40
Commercial 20,502.60
Carpark 55,832.00
Ancillary 11,207.00
Total: 272,065.00
The property is located at the
center of Huiyang district.
Developments nearby are mainly
residential and commercial uses in
nature. According to the
information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 27
November 2088 for residential
use and 27 November 2058 for
commercial use.
– III-222 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to 2 State-owned Land Use Rights Certificate issued by Huizhou Land Resources Bureau (惠州國
土資源局), the land use rights of the property with a total site area of 71,212 sq m have been vested in 惠州
市豐匯房地產開發有限公司 (Huizhou Fenghui Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2019) 3009828 25 February 2019 Residential, 27 November 2088, 48,748.00
Commercial 27 November 2058
(2019) 3009726 22 February 2019 Residential, 27 November 2088, 22,464.00
Commercial 27 November 2058
Total 71,212.00
(2) According to 2 Grant and Transfer Contracts of State-owned Land Use Rights and their Supplementary
Agreement of Grant Contracts of State-owned Land Use Rights the land use rights of the property have been
contracted to be granted to Huizhou Fenghui Real Estate Development Co., Ltd with key details as follows:
Permissible Gross
Issue Date Land Use Floor Area Land Premium
(sq m) (RMB)
28 November 2018 Residential, Commercial 48,748.00 315,887,040.00
28 November 2018 Residential, Commercial 22,464.00 135,495,680.40
Total 71,212.00 451,382,720.40
(3) In valuing the property, we have assumed a unit rate of RMB4,800 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB4,100 to RMB5,200 per
sq m for residential and commercial use. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Huizhou Fenghui Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Huizhou Fenghui Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-223 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
81. The development The property comprises of a As at the valuation RMB670,000,000
site for the composite development to be date, the property was (Renminbi Six
proposed erected on one parcel of land a vacant site. Hundred and Seventy
development to be with a total site area of Million)
known as 56,562.71 sq m.
Guangzhou Amber
Yuan, The property is a planned
Huadu District, development of composite use.
Guangzhou,
Guangdong According to the information
Province, provided by the Group, the
the PRC constituent planned gross floor
(廣州琥珀園) area of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 48,406.00
Ancillary 26,308.00
Total: 74,714.00
The property is located in the
sub-urban area of Guangzhou.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 14
February 2065 for residential use
and due to expire on 14 February
2035 for commercial use.
– III-224 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to one State-owned Land Use Rights Certificate issued by the Guangzhou Land Resources Bureau,
the land use rights of the property with a total site area of 56,562.71 sq m have been vested in 廣東強科地產
有限公司 (Guangdong Qiangke Real Estate Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2006) 721388 January 2006 Residential 14 February 2065/ 56,562.71
14 February 2035
(2) According to one Transfer Contracts of State-owned Land Use Rights entered into between Guangzhou Huadu
District Real Estate Company (廣州市花都區地產公司) (“Party A”) and Guangdong Qiangke Real Estate Co.,
Ltd (“Party B”), the land use rights of the property have been contracted to be transferred to Party B with key
details as follows:
Permissible
Gross Floor Land
Land Plot No. Issue Date Land Use Net Site Area Area Premium
(sq m) (sq m) (RMB)
0206046, 0206047 28 December 2005 Residential 56,562.71 113,125.42 20,650,000
(3) According to Planning Permit for Construction Use of Land No. (2008) 71 dated 2 February 2002 issued by
Urban Planning Bureau of Guangzhou Municipality (廣州市城市規劃局), the proposed construction land use
of the property complies with the town planning requirements and permit for construction of a site area of
62,730 sq m (including net site area of 55,244 sq m and 7,488 sq m for road).
(4) In valuing the property, we have assumed a unit rate of RMB13,800 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB14,000 to RMB17,000 per
sq m for residential and commercial use. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Guangdong Qiangke Real Estate Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Guangdong Qiangke Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose
of the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-225 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
82. The development The property comprises a As at the valuation RMB81,000,000
site for the composite development to be date, the property was (Renminbi Eighty One
proposed erected on a parcel of land with a vacant site. Million)
development to be a total site area of 60,732.90
known as sq m.
Ganzhou Yinhu
Wan, The property is a planned
Ganxian, development of residential use.
Ganzhou, According to the information
Jiangxi Province, provided by the Group, the
the PRC constituent planned gross floor
(贛州銀湖灣) areas of the property are as
follows:
Gross Floor
Use Area
(sq m)
Residential 61,359.70
Commercial 3,541.51
Car park 33,543.65
Ancillary 2,484.92
Total: 100,929.78
The property is located in the
sub-urban area of Ganzhou.
Developments nearby are mainly
residential in nature. According
to the information provided by
the Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 29 July
2083 for residential use and due
to expire on 30 July 2053 for
commercial use.
– III-226 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Ganzhou Real Estate Registration
Bureau (贛州不動產登記局), the land use rights of the property with a total site area of 60,732.90 sq m have
been vested in 江西匯濤實業有限公司 (Jiangxi Huitao Industrial Co., Ltd).
(2) According to 2 Grant Contracts and transfer contracts, Jiangxi Huitao Industrial Co., Ltd owned portions of
land on Ganxian with a total site area of 60,732.9 sq m.
Land Use Land
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36201311110021 DBB2013015 23 May 2013 Residential/ expire on 29 July 60,732.90 73,700,000
Commercial 2083 for residential
use/ expire on
30 July 2053 for
commercial use
Total 60,732.90 73,700,000
(3) In valuing the property, we have assumed a unit rate of RMB1,250 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB1,100 to RMB1,600 per
sq m for residential use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characters in arriving at
assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Huitao Industrial Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Huitao Industrial Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-227 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
83. The development The property comprises a parcel As at the valuation RMB430,000,000
site for the of land with site area of date, the property was (Renminbi Four
proposed 180,170 sq m. a vacant site. Hundred and Thirty
development to be Million)
known as The property is a planned
Nanchang Times development of composite use.
Square Phase II,
East of Minjia According to the information
Road Nanchang provided by the Group, the
High-tech constituent planned gross floor
Development areas of the property are as
Zone, follows:
Nanchang,
Jiangxi Province, Planned
the PRC Gross Floor
(南昌時代廣場II期) Use Area
(sq m)
Commercial 124,840.03
Office 72,686.54
Car park 137,271.43
Ancillary 16,781.24
Total: 351,579.24
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for composite use.
The land use rights of the
property have been granted for
terms due to expire on 26 January
2086 for residential use and due
to expire on 26 January 2056 for
commercial use.
Notes:—
(1) According to the State-owned Land Use Rights Certificate issued by the Nanchang Real Estate Registration
Office (南昌市不動產登記局), the land use rights of the property with a total site area of 180,170 sq m have
been vested in 江西新瀚置業有限公司 (Jiangxi Xinhan Real Estate Co., Ltd).
– III-228 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights entered into between Nanchang Land
Resources Management Bureau (南昌市國土資源局) (“Party A”) and Jiangxi Xinhan Real Estate Co., Ltd
(“Party B”), the land use rights of the property have been contracted to be granted to Party B with key details
as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
36010110160 27 January 2016 Residential, 26 January 2086 for 180,170 702,663,000
Commercial, residential use and
26 January 2056 for
commercial use.
(3) In valuing the property, we have assumed a unit rate of RMB2,100 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB1,800 to RMB2,300 per
sq m for commercial use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characters in arriving at
assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Jiangxi Xinhan Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Xinhan Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-229 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
84. The development The property comprises a parcel As at the valuation RMB770,000,000
site for the of land with a site area of date, the property was (Renminbi Seven
proposed 112,316.66 sq m. a vacant site. Hundred and Seventy
development to be Million)
known as The property is a planned
Nanchang Dong development of residential, office
Yuan, and commercial uses.
Jiulong Lake Area,
Xinjian District, According to the information
Nanchang, provided by the Group, the
Jiangxi Province, constituent planned gross floor
the PRC areas of the property are as
(南昌東園) follows:
Gross Floor
Use Area
(sq m)
Residential 24,900.05
Commercial 49,460.33
Ancillary 12,777.92
Total: 87,138.30
The property is located in the
center of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential, office and commercial
use.
The land use rights of the
property have been granted for
terms due to expire on 1 April
2088 for residential use and due
to expire on 1 April 2058 for
commercial use.
– III-230 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights Certificates issued by the Nanchang Land Resources Bureau
(南昌市國土資源局), the land use rights of the property with a total site area of 112,316.66 sq m have been
vested in 南昌新銘房地產開發有限公司 (Nanchang Xinming Real Estate Development Co., Ltd).
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2018) 0064553 17 April 2018 Residential/ 1 April 2088/ 112,316.66
Commercial 1 April 2058/
(2) According to the Grant Contract of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Nanchang Land Resources Bureau (南昌市國
土資源局) (“Party A”) and Nanchang Maoliang Real Estate Development Co., Ltd (南昌市貿良實業發展有限
公司) (“Party B”), the land use rights of the property have been contracted to be granted to Party B with key
details as follows:
Building
Land Use Covenant (for
Contract No. Land Plot No. Issue Date Land Use Expiry Date Site Area completion) Land Premium
(sq m) (RMB)
3620170 36010117 50029 25 December Residential, 1 April 2088 112,316.66 24 September 384,459,950
1120012 2017 Commercial, for residential 2021
use and due
to expire on
1 April 2058
for
commercial
use
The grantee has been changed to Nanchang Xinming Real Estate Development Co., Ltd.
(3) According to the Planning Permits for Construction Use of Land No. 360100201800020 issued by Nanchang
Urban and Rural Planning Bureau (南昌市城鄉規劃局) on 30 January 2018, the construction site of the
property with a total area of about 170mu is in compliance with the urban planning requirements.
(4) According to Permit for Commencement of Construction Works issued by Nanchang Administrative Approval
Bureau (南昌市行政批局), the construction works of portions of the property with a total gross floor area of
approximately 239,235.73 sq m, are in compliance with the requirements for the works commencement and
have been permitted by relevant authorities.
(5) In valuing the property, we have assumed a unit rate of RMB8,800 per sq m for the composite land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB6,900 to RMB10,600 per
sq m for residential and commercial use. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
– III-231 –
APPENDIX III PROPERTY VALUATION REPORT
(6) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Nanchang Xinming Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Nanchang Xinming Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-232 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
85. The development The property comprises a As at the valuation RMB1,280,000,000
site for the composite development to be date, the property was (Renminbi One
proposed erected on 12 parcels of land with a vacant site. Billion Two Hundred
development to be a total site area of 461,741 sq m. and Eighty Million)
known as
Nanchang Xi Yuan, The property, currently under
Wangcheng construction, is a planned
Economic and development of residential and
Technological commercial uses. According to the
Development information provided by the
Zone, Group, the planned gross floor
Xinjian District, area of the property is 230,338.88
Nanchang, sq m.
Jiangxi Province,
the PRC The property is located in the
(南昌禧園) center of Xinjian District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on 27 July
2080, 19 September 2080,
7 December 2082 for residential
use and due to expire on 27 July
2050, 19 September 2050,
7 December 2052 for commercial
use.
Notes:—
(1) According to 12 State-owned Land Use Rights Certificates issued by the Nanchang County People’s
Government (南昌縣人民政府), the land use rights of the property with a total site area of 461,741 sq m have
been vested in 江西金麒麟置業有限公司 (Jiangxi Jinqiling Real Estate Co., Ltd).
(2) According to 11 Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of Grant
Contracts of State-owned Land Use Rights entered into between Xinjian County Land Resources Bureau (新
建縣國土資源局) (“Party A”) and Jiangxi Jinqiling Real Estate Co., Ltd (“Party B”), the land use rights of the
property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
2010G011 28 July 2010 Residential, 27 July 2080 for 70,000 29,400,000
Commercial residential use and
27 July 2050 for
commercial use
– III-233 –
APPENDIX III PROPERTY VALUATION REPORT
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Site Area Premium
(sq m) (RMB)
2010G012 28 July 2010 Residential, 27 July 2080 for 63,833.33 26,810,000
Commercial residential use and
27 July 2050 for
commercial use
2010G013 28 July 2010 Residential, 27 July 2080 for 48,700 20,454,000
Commercial residential use and
27 July 2050 for
commercial use
2010G019 20 September Residential, 19 September 2080 69,246.67 29,083,600
2010 Commercial for residential use
and 19 September
2050 for commercial
use
2010G020 20 September Residential, 19 September 2080 110,760 46,519,200
2010 Commercial for residential use
and 19 September
2050 for commercial
use
DAK2012018 8 October 2012 Commercial 7 December 2052 for 1,826.67 1,918,000
commercial use
DAK2012019 8 October 2012 Residential, 7 December 2082 for 2,432 4,523,520
Commercial residential use and
7 December 2052 for
commercial use
DAK2012020 8 October 2012 Commercial 7 December 2052 for 5,040 5,292,000
commercial use
DAK2012021 8 October 2012 Residential, 7 December 2082 for 9,260 14,723,400
Commercial residential use and
7 December 2052 for
commercial use
DAK2012022 8 October 2012 Commercial 7 December 2052 for 14,853.33 38,767,200
commercial use
DAK2012023 8 October 2012 Residential, 7 December 2082 for 65,789.33 81,907,720
Commercial residential use and
7 December 2052 for
commercial use
Total 461,741 299,398,640
(3) According to 6 Permits for Commencement of Construction Works issued by Nanchang Xinjian District
Construction Industry Management Center (南昌市新建區建築行業管理中心), the construction works of the
property with a total gross floor area of approximately 639,632.9 sq m, are in compliance with the
requirements for the works commencement and have been permitted by relevant authorities.
(4) In valuing the property, we have assumed a unit rate of RMB5,600 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB5,000 to RMB6,000 per
sq m for residential and commercial use. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
– III-234 –
APPENDIX III PROPERTY VALUATION REPORT
(b) Jiangxi Jinqiling Real Estate Co., Ltd is the sole legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Jiangxi Jinqiling Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of
the land use rights and building ownership of the property subject to the regulations related to the
existing mortgage and sales agreement.
– III-235 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
86. The development The property comprises Phase I of As at the valuation RMB9,300,000
known as Phase I a composite development to be date, the property was (Renminbi Nine
of Changsha Zi erected on 3 parcels of land with a vacant site. Million Three
Yuan, a total site area of Hundred Thousand)
Kaifu District, 21,759.41 sq m.
Changsha, (99% interest
Hunan Province, The property, currently under attributable to the
the PRC construction, is a planned Group:
(長沙紫園I期) development of high-rise RMB9,207,000)
commercial uses. According to the (Renminbi Nine
information provided by the Million Two Hundred
Group, the planned gross floor and Seven Thousand)
area of the property is
1,870.11 sq m.
The property is located in the
center of Kaifu District of
Changsha. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for high-rise
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on
11 November 2077 and
16 November 2077 respectively
for residential use and due to
expire on 11 November 2047 and
16 November 2047 respectively
for commercial use.
– III-236 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to three Real Property Certificates issued by the Changsha Land Resources Bureau (長沙市國土資
源局), the land use rights of the property with a total site area of 21,759.41 sq m have been vested in 長沙新
力湘房地產開發有限公司 (Changsha Xinlixiang Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2017) 0307925 23 November 2017 Residential/ 16 November 2077/ 2,598.79
Commercial 16 November 2047
(2018) 0340891 — Residential/ 11 November 2077/ 14,453.59
Commercial 11 November 2047
(2018) 0340892 — Residential/ 21 November 2077/ 4,707.03
Commercial 21 November 2047
Total: 21,759.41
(2) According to Planning Permit for Construction Use of Land issued by Changsha Urban and Rural Construction
Commission, the construction works of portions of the property, are in compliance with the requirements for
the works commencement and have been permitted by relevant authorities with details as follows:
Certificate No. Issue Date Project name Site Area
(sq m)
[2018] 0057 26 October 2018 Xinli Zi Yuan 17,997.85
(3) In valuing the property, we have assumed a unit rate of RMB5,000 per sq m for the residential and commercial
lands.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB3,900 to RMB5,200 per
sq m for residential and commercial uses. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Property Certificates the property are valid, legal and enforceable under the PRC laws;
(b) Changsha Xinlixiang Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Changsha Xinlixiang Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-237 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
87. The development The property comprises Phase II As at the valuation RMB135,700,000
known as Phase II of a composite development to be date, the property was (Renminbi One
of Changsha erected on 3 parcels of land with a vacant site. Hundred Thirty Five
Zi Yuan, a total site area of 21,759.41 Million and Seven
Kaifu District, sq m. Hundred Thousand)
Changsha,
Hunan Province, The property, currently under (99% interest
the PRC construction, is a planned attributable to the
(長沙紫園II期) development of high-rise Group:
residential and commercial uses. RMB134,343,000)
According to the information (Renminbi One
provided by the Group, the Hundred Thirty Four
constituent planned gross floor Million and Three
area of the property are as Hundred Forty Three
follows: Thousand)
Gross Floor
Use Area
(sq m)
Residential 25,326.78
Car park 3,633.87
Ancillary 899.13
Total: 29,859.78
The property is located in the
center of Kaifu District of
Changsha. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for high-rise
residential and commercial uses.
The land use rights of the
property have been granted for
terms due to expire on
11 November 2077 and
16 November 2077 respectively
for residential use and due to
expire on 11 November 2047 and
16 November 2047 respectively
for commercial use.
– III-238 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to three Real Property Certificates issued by the Changsha Land Resources Bureau (長沙市國土資
源局), the land use rights of the property with a total site area of 21,759.41 sq m have been vested in 長沙新
力湘房地產開發有限公司 (Changsha Xinlixiang Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2017) 0307925 23 November 2017 Residential/ 16 November 2077/ 2,598.79
Commercial 16 November 2047
(2018) 0340891 — Residential/ 11 November 2077/ 14,453.59
Commercial 11 November 2047
(2018) 0340892 — Residential/ 21 November 2077/ 4,707.03
Commercial 21 November 2047
Total: 21,759.41
(2) As advised by the Group, an additional portion of the land for Changsha Zi Yuan Phase II with a site area of
approximately 4,386.20 sq m is undergoing the process of resettlement and demolition and the State-owned
Land Use Rights Certificates have not been obtained yet. We have ascribed no commercial value to this portion
of land.
(3) According to Planning Permit for Construction Use of Land issued by Changsha Urban and Rural Construction
Commission, the construction works of portions of the property, are in compliance with the requirements for
the works commencement and have been permitted by relevant authorities with details as follows:
Certificate No. Issue Date Project name Site Area
(sq m)
[2018] 0057 26 October 2018 Xinli Zi Yuan 17,997.85
(4) In valuing the property, we have assumed a unit rate of RMB5,100 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB3,900 to RMB5,200 per
sq m for residential and commercial use. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Property Certificates of the property are valid, legal and enforceable under the PRC laws;
(b) Changsha Xinlixiang Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Changsha Xinlixiang Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-239 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
88. The development The property is erected upon 4 As at valuation date, RMB170,000,000
site for the parcels of land with a total site the property was a (Renminbi One
proposed area of 75,952.95 sq m. vacant site. Hundred and Seventy
development to be Million)
known The property is a planned
Changsha Bo development of residential and
Yuan, commercial uses.
Changsha,
Hunan Province, According to the information
the PRC provided by the Group, the
(長沙鉑園) constituent planned gross floor
areas of the property are as
follows:—
Gross Floor
Use Area
(sq m)
Residential 26,845.04
Commercial 6,544.00
Car park 9,041.08
Ancillary 4,946.67
Total: 47,376.79
The property is located in Golden
Township, Wangcheng District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 5
September 2077 for residential
use.
– III-240 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to the State-owned Land Use Rights, the land use rights of the property with a total site area of
66,532.40 sq m have been vested in 長沙新力鴻房地產開發有限公司 (Changsha Xinlihong Real Estate
Development Co., Ltd).
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2018) 0392811 11 November 2018 Residential/ 19 January 2083/ 49,274.29
Commercial 19 January 2053/ 260.46
(for road)
(2018) 0392812 11 November 2018 Residential 15 October 2074 17,257.75
2,508.29
(for road)
(2019) 0098943 1April 2019 Residential/ 19 January 2083/ 3,938.49
Commercial 19 January 2053
(2019) 0098960 1April 2019 Residential/ 19 January 2083/ 2,713.67
Commercial 19 January 2053
Total: 75,952.95
(2) According to 2 Transfer Contracts of State-owned Land Use Rights, the land use rights of the property have
been contracted to be transferred to 長沙新力鴻房地產開發有限公司 (Changsha Xinlihong Real Estate
Development Co., Ltd) with key details as follows:
Land Use
No. Land Use Expiry Date Site Area Plot ratio Consideration
(sq m) (RMB)
1 Residential, 9 January 2083 for 49,274.29 4.8 800,000,000
Commercial residential and 9
January 2053 for
commercial use
2 Residential 15 October 2074 17,257.75 1.8
(3) In valuing the property, we have assumed a unit rate of RMB5,100 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB3,200 to RMB5,600 per
sq m for residential/commercial use. Due adjustments to the accommodation values of those sales evidences
have been made to reflect these factors including but not limited to location, size and other characters in
arriving at assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificates of the property are valid, legal and enforceable under
the PRC laws;
(b) Changsha Xinlihong Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Changsha Xinlihong Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-241 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
89. The development The property comprises three As at valuation date, RMB640,000,000
site for the parcels of land with a total site the property was a (Renminbi Six
proposed area of 34,045.27 sq m. vacant site. Hundred and Forty
development to be Million)
known as The property is a planned
Changsha Amber development of residential and (94.05% interest
Yuan, commercial uses. attributable to the
Kaifu District, Group:
Changsha, According to the information RMB601,920,000)
Hunan Province, provided by the Group, the (Renminbi Six
the PRC constituent planned gross floor Hundred One Million
(長沙琥珀園) areas of the property are as and Nine Hundred
follows:— Twenty Thousand)
Gross Floor
Use Area
(sq m)
Residential 88,340.60
Commercial 28,571.07
Ancillary 36,875.22
Total: 153,786.89
The property is located in the
center of Kaifu District of
Changsha. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for high-rise
residential and commercial uses.
The land use rights of the
property of (2018) 0060339 have
been granted for terms due to
expire on 31 January 2075 for
residential use and due to expire
on 31 January 2045 for
commercial use.
The land use rights of the
property of (2017) 0355954 have
been granted for terms due to
expire on 31 January 2075 for
residential use and due to expire
on 31 January 2045 for
commercial use.
The land use rights of the
property of (2017) 0084272 have
been granted for terms due to
expire on 27 December 2080 for
residential use and due to expire
on 27 December 2050 for
commercial use.
– III-242 –
APPENDIX III PROPERTY VALUATION REPORT
Notes:—
(1) According to three Real Property Certificates issued by the Changsha Land Resources Bureau (長沙市國土資
源局), the land use rights of the property with a total site area of 28,311.13 sq m have been vested in 長沙旺
國置業有限公司 (Changsha Wangguo Real Estate Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2018) 0060339 13 February 2018 Residential/ 31 January 2075/ 4,242.64
Commercial 31 January 2045/ 1,761.52 for road
(2017) 0355954 26 November 2017 Residential/ 31 January 2075/ 5,799.75
Commercial 31 January 2045/ 556.17 for road
(2017) 0084272 26 November 2017 Residential/ 27 December 2080/ 18,268.74
Commercial 27 December 2050 3,064.56 for road
Total: 34,045.27
(2) In valuing the property, we have assumed a unit rate of RMB5,300 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB3,900 to RMB5,200 per
sq m for residential use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characters in arriving at
assumed accommodation value.
(3) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Real Property Certificates of the property are valid, legal and enforceable under the PRC laws;
(b) Changsha Wangguo Real Estate Co., Ltd is the legal land user of the property and has obtained the
relevant certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Changsha Wangguo Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose
of the land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-243 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
90. The development The property comprises one As at valuation date, RMB530,000,000
site for the parcel of land with a total site the property was a (Renminbi Five
proposed area of 86,946.5 sq m. vacant site. Hundred and Thirty
development to be Million)
known as Phases I The property is a planned
of Changsha Dibo development of residential and (99% interest
Wan, commercial uses. attributable to the
Wangcheng Group:
District, According to the information RMB524,700,000)
Changsha, provided by the Group, the (Renminbi Five
Hunan Province, constituent planned gross floor Hundred Twenty
the PRC areas of the property are as Four Million and
(長沙帝泊灣) follows: Seven Hundred
Thousand)
Gross Floor
Use Area
(sq m)
Residential 72,424.81
Commercial 629.67
Carpark 19,400.00
Ancillary 3,198.81
Total: 95,653.29
The property is located in Golden
Township, Wangcheng District.
Developments nearby are mainly
residential in nature. According to
the information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for
terms due to expire on 5
September 2077 for residential
use.
Notes:—
(1) According to State-owned Land Use Rights Certificate No. (2007) 292 issued by the Wangcheng County
People’s Government (望城縣人民政府), the land use rights of the property with a total site area of 86,946.5
sq m have been vested in 湖南悅禧置業有限公司 (Hunan Yuexi Properties Co., Ltd.) with details as follows:
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2007) 292 21 September 2007 Residential 5 September 2077 86,946.5
– III-244 –
APPENDIX III PROPERTY VALUATION REPORT
(2) In valuing the property, we have assumed a unit rate of RMB3,800 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB2,200 to RMB3,900 per
sq m for residential use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characters in arriving at
assumed accommodation value.
(3) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Hu’nan Yuexi Real Estate Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Hu’nan Yuexi Real Estate Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-245 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
91. The development The property comprises a parcel As at the valuation RMB92,000,000
site for the of land with a total site area of date, the property was (Renminbi Ninety
proposed 30,387 sq m. a vacant site. Two Million)
development to be
known as The property is a planned (60% interest
Weifang Dibo development of residential and attributable to the
Wan, commercial uses. Group:
Hanting District, RMB55,200,000)
Weifang, According to the information (Renminbi Fifty Five
Shandong provided by the Group, the Million and Two
Province, constituent planned gross floor Hundred Thousand)
the PRC areas of the property are as
(濰坊帝泊灣) follows:—
Gross Floor
Use Area
(sq m)
Residential 80,047.61
Car park 23,714.60
Ancillary 704.48
Total: 104,466.69
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 12 March
2089 for residential use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by Weifong Natural Resources and Planning
Bureau, the land use rights of the property with a site area of 30,387 sq m have been vested in 濰坊新力合
房地產開發有限公司 (Weifang Sinic Lihe Real Estate Development Co., Ltd) for a term due to expire on 12
March 2089 for residential use.
(2) According to the Agreement of State-owned Land Use Rights, the land use rights of the property with a site
area of 30,387 have been agreed to be granted to Weifang Sinic Lihe Real Estate Development Co., Ltd with
a consideration of RMB91,161,000.
– III-246 –
APPENDIX III PROPERTY VALUATION REPORT
(3) In valuing the property, we have assumed a unit rate of RMB1,200 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB1,200 to RMB1,550 per
sq m for residential and commercial use. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Weifang Sinic Lihe Real Estate Development Co., Ltd is the legal land user of the property and has
obtained the relevant certificates and approval from the government in respect of the construction of the
property in accordance with its existing development progress; and
(c) Weifang Sinic Lihe Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage
and dispose of the land use rights of the property subject to the regulations related to the existing
mortgage and sales agreement.
– III-247 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
92. A parcel of land The property comprises a parcel As at the valuation RMB820,000,000
(3501282016B00011) of land with site area of date, the property was (Renminbi Eight
with 73 Mu, 48,618.36 sq m. a vacant site. Hundred and Twenty
Pingtan, Million)
Fuzhou, The property is a planned
Fujiang Province, development of residential use. (48% interest
the PRC attributable to the
According to the information Group:
provided by the Group, the RMB393,600,000)
constituent planned gross floor (Renminbi Three
areas of the property are as Hundred Ninety
follows: Three Million and
Six Hundred
Thousand)
Gross Floor
Use Area
(sq m)
Residential 132,297.40
Commercial 6,939.00
Car park 39,054.50
Ancillary 4,165.34
Total: 182,456.24
The property is located in
sub-urban area. Developments
nearby are mainly residential in
nature. According to the
information provided by the
Group, the property is for
residential use.
The land use rights of the
property have been granted for a
term due to expire on 1 February
2086 for residential use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by Pingtan Comprehensive Experimental Area
Environmental and Land Resources Bureau, the land use rights of the property with a total site area of
48,618.36 sq m have been vested in 平潭魯新地產有限公司 (Pingtan Luxin Properties Co., Ltd) with details
as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2018) 016533 22 October 2018 Residential 1 February 2086 48,618.36
– III-248 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between 平潭綜合實驗區環境與國土資源局
(“Party A”) and Pingtan Luxin Properties Co., Ltd (“Party B”), the land use rights of the property have been
contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Plot Ratio Premium
(RMB)
3501282016B00011 18 January Residential, 70 years residential ⱕ2.9 814,700,000
2016 Commercial, use
(3) In valuing the property, we have assumed a unit rate of RMB5,700 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB4,800 to RMB6,000 per
sq m for residential use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characters in arriving at
assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Pingtan Luxin Properties Co., Ltd is the legal land user of the property and has obtained the relevant
certificates and approval from the government in respect of the construction of the property in
accordance with its existing development progress; and
(c) Pingtan Luxin Properties Co., Ltd has the rights to freely lease, transfer, mortgage and dispose of the
land use rights of the property subject to the regulations related to the existing mortgage and sales
agreement.
– III-249 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
93. A parcel of land The property comprises a parcel As at the valuation RMB541,000,000
(E1902) with 49.6 of land with site area of date, the property was (Renminbi Five
Mu, Hefei, 33,052.55 sq m. a vacant site. Hundred and Forty
Anhui Province, One Million)
the PRC The property is a planned
development of residential use.
According to the information
provided by the Group, the
constituent planned gross floor
areas of the property are as
follows:
Gross Floor
Use Area
(sq m)
Residential 61,390.81
Ancillary 1,699.58
Car park 21,797.71
Total: 84,888.10
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
a term due to expire on 7 June
2089 for residential use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by 合肥市自然資源和規劃局, the land use rights
of the property with a total site area of 33,052.55 sq m have been vested in 合肥力耀房地產開發有限公司
(Hefei Liyao Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2019) 110092 23 July 2019 Residential 7 June 2089 33,052.55
– III-250 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between 中華人民共和國安徽省合肥市自然資
源和規劃局 (“Party A”) and 合肥新力力悅地產開發有限公司 and 合肥旭輝企業管理有限公司 (“Party B”), the
land use rights of the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Plot Ratio Premium
(RMB)
E1902 10 May 2019 Residential 70 years for ⱕ1.8 540,409,193
residential use
The grantee has been changed to Hefei Liyao Real Estate Development Co., Ltd.
(3) In valuing the property, we have assumed a unit rate of RMB8,600 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB7,800 to RMB9,200 per
sq m for residential use. Due adjustments to the accommodation values of those sales evidences have been
made to reflect these factors including but not limited to location, size and other characters in arriving at
assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Hefei Liyao Real Estate Development Co., Ltd is the legal land user of the property and has obtained
the relevant certificates and approval from the government in respect of the construction of the property
in accordance with its existing development progress; and
(c) Hefei Liyao Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-251 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
94. A parcel of land The property comprises a parcel As at the valuation RMB1,075,000,000
(XZQTD242) with of land with site area of date, the property was (Renminbi One
102 Mu, Hefei, 68,460.66 sq m. a vacant site. Billion and Seventy
Anhui Province, Five Million)
the PRC The property is a planned
development of residential use. (70% interest
attributable to the
According to the information Group:
provided by the Group, the RMB752,500,000)
constituent planned gross floor (Renminbi Seven
areas of the property are as Hundred Fifty Two
follows: Million and Five
Hundred Thousand)
Gross Floor
Use Area
(sq m)
Residential 132,069.70
Car park 40,738.82
Ancillary 5,011.00
Total: 177,819.52
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
a term due to expire on 9 June
2089 for residential use.
Notes:—
(1) According to State-owned Land Use Rights Certificate issued by Hefei Natural Resources and Planning
Bureau, the land use rights of the property with a total site area of 68,460.66 sq m have been vested in 安徵
力弘房地產開發有限公司 (Anhui Lihong Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Use Expiry Date Site area
(sq m)
(2019) 1100096 24 July 2019 Residential 9 June 2089 68,460.66
– III-252 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contracts of State-owned Land Use Rights and their Supplementary Agreement of
Grant Contracts of State-owned Land Use Rights entered into between Hefei Natural Resources and Planning
Bureau (“Party A”) and Anhui Lihong Real Estate Development Co., Ltd (“Party B”), the land use rights of
the property have been contracted to be granted to Party B with key details as follows:
Land Use Land
Land Plot No. Issue Date Land Use Expiry Date Plot Ratio Premium
(RMB)
XZQTD242 10 May 2019 Residential 70 years ⱕ2 1,073,120,846
(3) In valuing the property, we have assumed a unit rate of RMB7,800 per sq m for the residential land.
In valuing the property, we have made reference to various recent sales evidences of land in the locality within
the same district. These comparable properties are selected as they have characteristics comparable to the
property. The accommodation value of these comparable land sites range from RMB6,400 to RMB8,800 per
sq m for residential and commercial use. Due adjustments to the accommodation values of those sales
evidences have been made to reflect these factors including but not limited to location, size and other
characters in arriving at assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Stated-owned Land Use Rights Certificate of the property is valid, legal and enforceable under the
PRC laws;
(b) Anhui Lihong Real Estate Development Co., Ltd is the legal land user of the property and has obtained
the relevant certificates and approval from the government in respect of the construction of the property
in accordance with its existing development progress; and
(c) Anhui Lihong Real Estate Development Co., Ltd has the rights to freely lease, transfer, mortgage and
dispose of the land use rights of the property subject to the regulations related to the existing mortgage
and sales agreement.
– III-253 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Group V — Properties to be acquired for future development in the PRC
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
95. A parcel of land The property comprises a parcel As at the valuation No commercial value
(XDG-2019-16) of land with a site area of 80,014 date, the property was (See Note (1))
with 120 Mu, sq m. a vacant site.
Wuxi,
Jiangsu Province, The property is a planned
the PRC development for residential and
commercial uses.
According to the information
provided by the Group, the
constituent planned gross floor
areas of the property are as
follows:—
Planned
Gross Floor
Use Area
(sq m)
Residential 154,706.16
Commercial 2,223.72
Car park 54,502.83
Total: 211,432.71
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms of 70 years for residential
use and 40 years for commercial
use.
Notes:—
(1) We have been advised by the Group that the State-owned Land Use Rights Certificates of the property have
not been obtained yet and we usually ascribe no commercial value to the property. Had valid State-owned Land
Use Rights Certificates been issued to the property, all land premium and related fees for the grant of the
certificates and costs necessary to render the site ready for immediate development been fully settled, the
market value of the property in its existing state as at 31 July 2019 would be RMB970,000,000 (Renminbi Nine
Hundred Seventy Million).
– III-254 –
APPENDIX III PROPERTY VALUATION REPORT
(2) According to the Grant Contract of State-owned Land Use Rights and its Supplementary Agreement of Grant
Contract of State-owned Land Use Rights entered into between the Wuxi Natural Resources and Planning
Bureau (“Party A”) and 無錫新埭房地產開發有限公司 (Wuxi Xindai Real Estate Development Co., Ltd)
(“Party B”), the land use rights of the property have been contracted to be granted to Party B with key details
as follows:
Permissible
Land Use Gross Floor Land
Land Plot No. Issue Date Land Use Expiry Date Area Premium
(sq m) (RMB)
XDG-2019-16 29 July 2019 Residential, 70 years for residential 166,028 967,830,000
Commercial, use, 40 years for
commercial use
(3) In valuing the property, we have assumed a unit rate of RMB6,200 per sq m for the residential land.
In valuing the property on the basis described in Note (1), we have made reference to various recent sales
evidences of land in the locality within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The accommodation value of these comparable land sites ranges
from RMB6,000 to RMB7,200 per sq m for residential and commercial uses. Due adjustments to the
accommodation values of those sales evidences have been made to reflect these factors including but not
limited to location, size and other characters in arriving at the assumed accommodation value.
(4) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Grant Contract of State-owned Land Use Rights is valid and legal.
– III-255 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
96. A parcel of land The property comprises a parcel As at the valuation No commercial value
(SLG-(07)- of land with a site area of date, the property was (See Note (1))
2018-011) 61,210.21 sq m. a vacant site.
with 92 Mu,
Chengdu, The property is a planned
Sichuen Province, development for residential use.
the PRC
According to the information
provided by the Group, the
constituent planned gross floor
areas of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 122,184.41
Ancillary 326.64
Car park 59,372.04
Total: 181,883.09
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 9 July
2089 for residential use.
Notes:—
(1) We have been advised by the Group that the State-owned Land Use Rights Certificates of the property have
not been obtained yet and we usually ascribe no commercial value to the property. Had valid State-owned Land
Use Rights Certificates been issued to the property, all land premium and related fees for the grant of the
certificates and costs necessary to render the site ready for immediate development been fully settled, the
market value of the property in its existing state as at 31 July 2019 would be RMB1,240,000,000 (Renminbi
One Billion Two Hundred Forty Million).
(2) Subsequent to the valuation date, the Group has obtained the State-owned Land Use Rights Certificates of the
property. According to the State-owned Land Use Rights Certificate issued by the Chengdu Shuangliu Land
Resources Bureau, the land use rights of the property with a site area of 61,210.21 sq m have been vested in
成都力璽房地產開發有限公司 (Chengdu Lixi Real Estate Development Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2019) 0056692 5 August 2019 Residential 9 July 2089 61,210.21
– III-256 –
APPENDIX III PROPERTY VALUATION REPORT
(3) According to the Grant Contract of State-owned Land Use Rights and its Supplementary Agreement of Grant
Contract of State-owned Land Use Rights entered into between the Chengdu Shuangliu Planning and Natural
Resources Bureau (“Party A”) and Chengdu Lixi Real Estate Development Co., Ltd (“Party B”), the land use
rights of the property have been contracted to be granted to Party B with key details as follows:
Permissible
Land Use Gross Floor Land
Land Plot No. Issue Date Land Use Expiry Date Area Premium
(sq m) (RMB)
SLG-(07)-2018-011 19 June Residential 70 years 122,400 1,230,120,000
2019
(4) In valuing the property, we have assumed a unit rate of RMB10,600 per sq m for the residential land.
In valuing the property on the basis described in Note (1), we have made reference to various recent sales
evidences of land in the locality within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The accommodation value of these comparable land sites ranges
from RMB10,500 to RMB14,800 per sq m for residential and commercial uses. Due adjustments to the
accommodation values of those sales evidences have been made to reflect these factors including but not
limited to location, size and other characters in arriving at the assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Grant Contract of State-owned Land Use Rights is valid and legal.
– III-257 –
APPENDIX III PROPERTY VALUATION REPORT
VALUATION REPORT
Market value in
Particulars of existing state as at
Property Description and tenure occupancy 31 July 2019
97. A parcel of land The property comprises a parcel As at the valuation No commercial value
(2018G042) of land with a site area of date, the property was (See Note (1))
with 32 Mu, 21,240.03 sq m. a vacant site.
Pingtan,
Fujiang Province, The property is a planned
the PRC development for residential and
commercial uses.
According to the information
provided by the Group, the
constituent planned gross floor
areas of the property are as
follows:
Planned
Gross Floor
Use Area
(sq m)
Residential 52,454.00
Commercial 1,623.00
Ancillary 1,385.00
Car park 18,733.13
Total: 74,195.13
The property is located in sub-
urban area. Developments nearby
are mainly residential in nature.
According to the information
provided by the Group, the
property is for residential use.
The land use rights of the
property have been granted for
terms due to expire on 11 June
2089 for residential use and due
to expire on 11 June 2059 for
commercial use.
Notes:—
(1) We have been advised by the Group that the State-owned Land Use Rights Certificates of the property have
not been obtained yet and we usually ascribe no commercial value to the property. Had valid State-owned Land
Use Rights Certificates been issued to the property, all land premium and related fees for the grant of the
certificates and costs necessary to render the site ready for immediate development been fully settled, the
market value of the property in its existing state as at 31 July 2019 would be RMB270,000,000 (Renminbi Two
Hundred Seventy Million) (48% interest attributable to the Group: RMB129,600,000 (Renminbi One Hundred
Twenty Nine Million and Six Hundred Thousand)).
(2) Subsequent to the valuation date, the Group has obtained the State-owned Land Use Rights Certificates of the
property. According to the State-owned Land Use Rights Certificate issued by 平潭綜合實驗區環境與國土資
源局, the land use rights of the property with a site area of 21,240.03 sq m have been vested in 平潭立新地
產有限公司 (PingtanLixin Properties Co., Ltd) with details as follows:—
Land Use
Certificate No. Issue Date Land Use Expiry Date Site area
(sq m)
(2019) 008056 15 August 2019 Residential/ 11 June 2089/ 21,240.03
Commercial 11 June 2059
– III-258 –
APPENDIX III PROPERTY VALUATION REPORT
(3) According to the Grant Contract of State-owned Land Use Rights and its Supplementary Agreement of Grant
Contract of State-owned Land Use Rights entered into between 平潭綜合實驗區環境與國土資源局 (“Party A”)
and PingtanLixin Properties Co., Ltd (“Party B”), the land use rights of the property have been contracted to
be granted to Party B with key details as follows:
Permissible
Land Use Gross Floor Land
Land Plot No. Issue Date Land Use Expiry Date Area Premium
(sq m) (RMB)
2018G042 29 November Residential, 70 years for residential 55,179 267,000,000
2018 Commercial, use and 40 years for
commercial use
(4) In valuing the property, we have assumed a unit rate of RMB2,400 per sqm for the residential land.
In valuing the property on the basis described in Note (1), we have made reference to various recent sales
evidences of land in the locality within the same district. These comparable properties are selected as they have
characteristics comparable to the property. The accommodation value of these comparable land sites ranges
from RMB2,600 to RMB5,500 per sq m for residential and commercial uses. Due adjustments to the
accommodation values of those sales evidences have been made to reflect these factors including but not
limited to location, size and other characters in arriving at the assumed accommodation value.
(5) We have been provided with a legal opinion on the property prepared by the Company’s PRC legal adviser,
which contains, inter alia, the following information:
(a) The Grant Contract of State-owned Land Use Rights is valid and legal.
– III-259 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
Set out below is a summary of certain provisions of the Memorandum and Articles of
Association of the Company and of certain aspects of Cayman company law.
The Company was incorporated in the Cayman Islands as an exempted company with
limited liability on 18 September 2018 under the Companies Law, Cap 22 (Law 3 of 1961, as
consolidated and revised) of the Cayman Islands (the “Companies Law”). The Company’s
constitutional documents consist of its Memorandum of Association (the “Memorandum”) and
its Articles of Association (the “Articles”).
1. MEMORANDUM OF ASSOCIATION
(a) The Memorandum states, inter alia, that the liability of members of the Company is
limited to the amount, if any, for the time being unpaid on the shares respectively held
by them and that the objects for which the Company is established are unrestricted
(including acting as an investment company), and that the Company shall have and be
capable of exercising all the functions of a natural person of full capacity irrespective of
any question of corporate benefit, as provided in section 27(2) of the Companies Law and
in view of the fact that the Company is an exempted company that the Company will not
trade in the Cayman Islands with any person, firm or corporation except in furtherance of
the business of the Company carried on outside the Cayman Islands.
(b) The Company may by special resolution alter its Memorandum with respect to any
objects, powers or other matters specified therein.
2. ARTICLES OF ASSOCIATION
The Articles were conditionally adopted on October 15, 2019 with effect from the Listing
Date. The following is a summary of certain provisions of the Articles:
(a) Shares
(i) Classes of shares
The share capital of the Company consists of ordinary shares.
(ii) Variation of rights of existing shares or classes of shares
Subject to the Companies Law, if at any time the share capital of the Company is
divided into different classes of shares, all or any of the special rights attached to the
shares or any class of shares may (unless otherwise provided for by the terms of issue of
that class) be varied, modified or abrogated either with the consent in writing of the
holders of not less than three-fourths in nominal value of the issued shares of that class
or with the sanction of a special resolution passed at a separate general meeting of the
holders of the shares of that class. To every such separate general meeting the provisions
– IV-1 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
of the Articles relating to general meetings will mutatis mutandis apply, but so that the
necessary quorum (other than at an adjourned meeting) shall be two persons holding or
representing by proxy not less than one-third in nominal value of the issued shares of that
class and at any adjourned meeting two holders present in person or by proxy (whatever
the number of shares held by them) shall be a quorum. Every holder of shares of the class
shall be entitled to one vote for every such share held by him.
Any special rights conferred upon the holders of any shares or class of shares shall
not, unless otherwise expressly provided in the rights attaching to the terms of issue of
such shares, be deemed to be varied by the creation or issue of further shares ranking pari
passu therewith.
(iii) Alteration of capital
The Company may by ordinary resolution of its members:
(i) increase its share capital by the creation of new shares;
(ii) consolidate all or any of its capital into shares of larger amount than its
existing shares;
(iii) divide its shares into several classes and attach to such shares any preferential,
deferred, qualified or special rights, privileges, conditions or restrictions as the
Company in general meeting or as the directors may determine;
(iv) subdivide its shares or any of them into shares of smaller amount than is fixed
by the Memorandum; or
(v) cancel any shares which, at the date of passing of the resolution, have not been
taken and diminish the amount of its capital by the amount of the shares so
cancelled.
The Company may reduce its share capital or any capital redemption reserve or other
undistributable reserve in any way by special resolution.
(iv) Transfer of shares
All transfers of shares may be effected by an instrument of transfer in the usual or
common form or in a form prescribed by The Stock Exchange of Hong Kong Limited (the
“Stock Exchange”) or in such other form as the board may approve and which may be
under hand or, if the transferor or transferee is a clearing house or its nominee(s), by hand
or by machine imprinted signature or by such other manner of execution as the board may
approve from time to time.
– IV-2 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
Notwithstanding the foregoing, for so long as any shares are listed on the Stock
Exchange, titles to such listed shares may be evidenced and transferred in accordance
with the laws applicable to and the rules and regulations of the Stock Exchange that are
or shall be applicable to such listed shares. The register of members in respect of its listed
shares (whether the principal register or a branch register) may be kept by recording the
particulars required by Section 40 of the Companies Law in a form otherwise than legible
if such recording otherwise complies with the laws applicable to and the rules and
regulations of the Stock Exchange that are or shall be applicable to such listed shares.
The instrument of transfer shall be executed by or on behalf of the transferor and the
transferee provided that the board may dispense with the execution of the instrument of
transfer by the transferee. The transferor shall be deemed to remain the holder of the share
until the name of the transferee is entered in the register of members in respect of that
share.
The board may, in its absolute discretion, at any time transfer any share upon the
principal register to any branch register or any share on any branch register to the
principal register or any other branch register.
The board may decline to recognise any instrument of transfer unless a fee (not
exceeding the maximum sum as the Stock Exchange may determine to be payable)
determined by the Directors is paid to the Company, the instrument of transfer is properly
stamped (if applicable), it is in respect of only one class of share and is lodged at the
relevant registration office or registered office or such other place at which the principal
register is kept accompanied by the relevant share certificate(s) and such other evidence
as the board may reasonably require to show the right of the transferor to make the
transfer (and if the instrument of transfer is executed by some other person on his behalf,
the authority of that person so to do).
The registration of transfers may be suspended and the register closed on giving
notice by advertisement in any newspaper or by any other means in accordance with the
requirements of the Stock Exchange, at such times and for such periods as the board may
determine. The register of members must not be closed for periods exceeding in the whole
thirty (30) days in any year.
Subject to the above, fully paid shares are free from any restriction on transfer and
free of all liens in favour of the Company.
(v) Power of the Company to purchase its own shares
The Company is empowered by the Companies Law and the Articles to purchase its
own shares subject to certain restrictions and the board may only exercise this power on
behalf of the Company subject to any applicable requirements imposed from time to time
by the Stock Exchange.
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Where the Company purchases for redemption a redeemable share, purchases not
made through the market or by tender must be limited to a maximum price determined by
the Company in general meeting. If purchases are by tender, tenders must be made
available to all members alike.
The board may accept the surrender for no consideration of any fully paid share.
(vi) Power of any subsidiary of the Company to own shares in the Company
There are no provisions in the Articles relating to ownership of shares in the
Company by a subsidiary.
(vii) Calls on shares and forfeiture of shares
The board may from time to time make such calls upon the members in respect of
any monies unpaid on the shares held by them respectively (whether on account of the
nominal value of the shares or by way of premium). A call may be made payable either
in one lump sum or by installments. If the sum payable in respect of any call or instalment
is not paid on or before the day appointed for payment thereof, the person or persons from
whom the sum is due shall pay interest on the same at such rate not exceeding twenty per
cent. (20%) per annum as the board may agree to accept from the day appointed for the
payment thereof to the time of actual payment, but the board may waive payment of such
interest wholly or in part. The board may, if it thinks fit, receive from any member willing
to advance the same, either in money or money’s worth, all or any part of the monies
uncalled and unpaid or installments payable upon any shares held by him, and upon all
or any of the monies so advanced the Company may pay interest at such rate (if any) as
the board may decide.
If a member fails to pay any call on the day appointed for payment thereof, the board
may serve not less than fourteen (14) clear days’ notice on him requiring payment of so
much of the call as is unpaid, together with any interest which may have accrued and
which may still accrue up to the date of actual payment and stating that, in the event of
non-payment at or before the time appointed, the shares in respect of which the call was
made will be liable to be forfeited.
If the requirements of any such notice are not complied with, any share in respect
of which the notice has been given may at any time thereafter, before the payment
required by the notice has been made, be forfeited by a resolution of the board to that
effect. Such forfeiture will include all dividends and bonuses declared in respect of the
forfeited share and not actually paid before the forfeiture.
A person whose shares have been forfeited shall cease to be a member in respect of
the forfeited shares but shall, notwithstanding, remain liable to pay to the Company all
monies which, at the date of forfeiture, were payable by him to the Company in respect
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of the shares, together with (if the board shall in its discretion so require) interest thereon
from the date of forfeiture until the date of actual payment at such rate not exceeding
twenty per cent. (20%) per annum as the board determines.
(b) Directors
(i) Appointment, retirement and removal
At each annual general meeting, one third of the Directors for the time being (or if
their number is not a multiple of three, then the number nearest to but not less than one
third) shall retire from office by rotation provided that every Director shall be subject to
retirement at an annual general meeting at least once every three years. The Directors to
retire by rotation shall include any Director who wishes to retire and not offer himself for
re-election. Any further Directors so to retire shall be those who have been longest in
office since their last re-election or appointment but as between persons who became or
were last re-elected Directors on the same day those to retire will (unless they otherwise
agree among themselves) be determined by lot.
Neither a Director nor an alternate Director is required to hold any shares in the
Company by way of qualification. Further, there are no provisions in the Articles relating
to retirement of Directors upon reaching any age limit.
The Directors have the power to appoint any person as a Director either to fill a
casual vacancy on the board or as an addition to the existing board. Any Director
appointed to fill a casual vacancy shall hold office until the first general meeting of
members after his appointment and be subject to re-election at such meeting and any
Director appointed as an addition to the existing board shall hold office only until the next
following annual general meeting of the Company and shall then be eligible for
re-election.
A Director may be removed by an ordinary resolution of the Company before the
expiration of his period of office (but without prejudice to any claim which such Director
may have for damages for any breach of any contract between him and the Company) and
members of the Company may by ordinary resolution appoint another in his place. Unless
otherwise determined by the Company in general meeting, the number of Directors shall
not be less than two. There is no maximum number of Directors.
The office of director shall be vacated if:
(aa) he resigns by notice in writing delivered to the Company;
(bb) he becomes of unsound mind or dies;
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(cc) without special leave, he is absent from meetings of the board for six (6)
consecutive months, and the board resolves that his office is vacated;
(dd) he becomes bankrupt or has a receiving order made against him or suspends
payment or compounds with his creditors;
(ee) he is prohibited from being a director by law; or
(ff) he ceases to be a director by virtue of any provision of law or is removed from
office pursuant to the Articles.
The board may appoint one or more of its body to be managing director, joint
managing director, or deputy managing director or to hold any other employment or
executive office with the Company for such period and upon such terms as the board may
determine and the board may revoke or terminate any of such appointments. The board
may delegate any of its powers, authorities and discretions to committees consisting of
such Director or Directors and other persons as the board thinks fit, and it may from time
to time revoke such delegation or revoke the appointment of and discharge any such
committees either wholly or in part, and either as to persons or purposes, but every
committee so formed must, in the exercise of the powers, authorities and discretions so
delegated, conform to any regulations that may from time to time be imposed upon it by
the board.
(ii) Power to allot and issue shares and warrants
Subject to the provisions of the Companies Law and the Memorandum and Articles
and to any special rights conferred on the holders of any shares or class of shares, any
share may be issued (a) with or have attached thereto such rights, or such restrictions,
whether with regard to dividend, voting, return of capital, or otherwise, as the Directors
may determine, or (b) on terms that, at the option of the Company or the holder thereof,
it is liable to be redeemed.
The board may issue warrants or convertible securities or securities of similar nature
conferring the right upon the holders thereof to subscribe for any class of shares or
securities in the capital of the Company on such terms as it may determine.
Subject to the provisions of the Companies Law and the Articles and, where
applicable, the rules of the Stock Exchange and without prejudice to any special rights or
restrictions for the time being attached to any shares or any class of shares, all unissued
shares in the Company are at the disposal of the board, which may offer, allot, grant
options over or otherwise dispose of them to such persons, at such times, for such
consideration and on such terms and conditions as it in its absolute discretion thinks fit,
but so that no shares shall be issued at a discount to their nominal value.
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Neither the Company nor the board is obliged, when making or granting any
allotment of, offer of, option over or disposal of shares, to make, or make available, any
such allotment, offer, option or shares to members or others with registered addresses in
any particular territory or territories being a territory or territories where, in the absence
of a registration statement or other special formalities, this would or might, in the opinion
of the board, be unlawful or impracticable. Members affected as a result of the foregoing
sentence shall not be, or be deemed to be, a separate class of members for any purpose
whatsoever.
(iii) Power to dispose of the assets of the Company or any of its subsidiaries
There are no specific provisions in the Articles relating to the disposal of the assets
of the Company or any of its subsidiaries. The Directors may, however, exercise all
powers and do all acts and things which may be exercised or done or approved by the
Company and which are not required by the Articles or the Companies Law to be
exercised or done by the Company in general meeting.
(iv) Borrowing powers
The board may exercise all the powers of the Company to raise or borrow money,
to mortgage or charge all or any part of the undertaking, property and assets and uncalled
capital of the Company and, subject to the Companies Law, to issue debentures, bonds
and other securities of the Company, whether outright or as collateral security for any
debt, liability or obligation of the Company or of any third party.
(v) Remuneration
The ordinary remuneration of the Directors is to be determined by the Company in
general meeting, such sum (unless otherwise directed by the resolution by which it is
voted) to be divided amongst the Directors in such proportions and in such manner as the
board may agree or, failing agreement, equally, except that any Director holding office for
part only of the period in respect of which the remuneration is payable shall only rank in
such division in proportion to the time during such period for which he held office. The
Directors are also entitled to be prepaid or repaid all travelling, hotel and incidental
expenses reasonably expected to be incurred or incurred by them in attending any board
meetings, committee meetings or general meetings or separate meetings of any class of
shares or of debentures of the Company or otherwise in connection with the discharge of
their duties as Directors.
Any Director who, by request, goes or resides abroad for any purpose of the
Company or who performs services which in the opinion of the board go beyond the
ordinary duties of a Director may be paid such extra remuneration as the board may
determine and such extra remuneration shall be in addition to or in substitution for any
ordinary remuneration as a Director. An executive Director appointed to be a managing
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director, joint managing director, deputy managing director or other executive officer
shall receive such remuneration and such other benefits and allowances as the board may
from time to time decide. Such remuneration may be either in addition to or in lieu of his
remuneration as a Director.
The board may establish or concur or join with other companies (being subsidiary
companies of the Company or companies with which it is associated in business) in
establishing and making contributions out of the Company’s monies to any schemes or
funds for providing pensions, sickness or compassionate allowances, life assurance or
other benefits for employees (which expression as used in this and the following
paragraph shall include any Director or past Director who may hold or have held any
executive office or any office of profit with the Company or any of its subsidiaries) and
ex-employees of the Company and their dependents or any class or classes of such
persons.
The board may pay, enter into agreements to pay or make grants of revocable or
irrevocable, and either subject or not subject to any terms or conditions, pensions or other
benefits to employees and ex-employees and their dependents, or to any of such persons,
including pensions or benefits additional to those, if any, to which such employees or
ex-employees or their dependents are or may become entitled under any such scheme or
fund as is mentioned in the previous paragraph. Any such pension or benefit may, as the
board considers desirable, be granted to an employee either before and in anticipation of,
or upon or at any time after, his actual retirement.
The board may resolve to capitalise all or any part of any amount for the time being
standing to the credit of any reserve or fund (including a share premium account and the
profit and loss account) whether or not the same is available for distribution by applying
such sum in paying up unissued shares to be allotted to (i) employees (including directors)
of the Company and/or its affiliates (meaning any individual, corporation, partnership,
association, joint-stock company, trust, unincorporated association or other entity (other
than the Company) that directly, or indirectly through one or more intermediaries,
controls, is controlled by or is under common control with, the Company) upon exercise
or vesting of any options or awards granted under any share incentive scheme or
employee benefit scheme or other arrangement which relates to such persons that has
been adopted or approved by the members in general meeting, or (ii) any trustee of any
trust to whom shares are to be allotted and issued by the Company in connection with the
operation of any share incentive scheme or employee benefit scheme or other
arrangement which relates to such persons that has been adopted or approved by the
members in general meeting.
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(vi) Compensation or payments for loss of office
Pursuant to the Articles, payments to any Director or past Director of any sum by
way of compensation for loss of office or as consideration for or in connection with his
retirement from office (not being a payment to which the Director is contractually
entitled) must be approved by the Company in general meeting.
(vii) Loans and provision of security for loans to Directors
The Company must not make any loan, directly or indirectly, to a Director or his
close associate(s) if and to the extent it would be prohibited by the Companies Ordinance
(Chapter 622 of the laws of Hong Kong) as if the Company were a company incorporated
in Hong Kong.
(viii) Disclosure of interests in contracts with the Company or any of its subsidiaries
A Director may hold any other office or place of profit with the Company (except
that of the auditor of the Company) in conjunction with his office of Director for such
period and upon such terms as the board may determine, and may be paid such extra
remuneration therefor in addition to any remuneration provided for by or pursuant to the
Articles. A Director may be or become a director or other officer of, or otherwise
interested in, any company promoted by the Company or any other company in which the
Company may be interested, and shall not be liable to account to the Company or the
members for any remuneration, profits or other benefits received by him as a director,
officer or member of, or from his interest in, such other company. The board may also
cause the voting power conferred by the shares in any other company held or owned by
the Company to be exercised in such manner in all respects as it thinks fit, including the
exercise thereof in favour of any resolution appointing the Directors or any of them to be
directors or officers of such other company, or voting or providing for the payment of
remuneration to the directors or officers of such other company.
No Director or proposed or intended Director shall be disqualified by his office from
contracting with the Company, either with regard to his tenure of any office or place of
profit or as vendor, purchaser or in any other manner whatsoever, nor shall any such
contract or any other contract or arrangement in which any Director is in any way
interested be liable to be avoided, nor shall any Director so contracting or being so
interested be liable to account to the Company or the members for any remuneration,
profit or other benefits realised by any such contract or arrangement by reason of such
Director holding that office or the fiduciary relationship thereby established. A Director
who to his knowledge is in any way, whether directly or indirectly, interested in a contract
or arrangement or proposed contract or arrangement with the Company must declare the
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
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nature of his interest at the meeting of the board at which the question of entering into
the contract or arrangement is first taken into consideration, if he knows his interest then
exists, or in any other case, at the first meeting of the board after he knows that he is or
has become so interested.
A Director shall not vote (nor be counted in the quorum) on any resolution of the
board approving any contract or arrangement or other proposal in which he or any of his
close associates is materially interested, but this prohibition does not apply to any of the
following matters, namely:
(aa) any contract or arrangement for giving to such Director or his close
associate(s) any security or indemnity in respect of money lent by him or any
of his close associates or obligations incurred or undertaken by him or any of
his close associates at the request of or for the benefit of the Company or any
of its subsidiaries;
(bb) any contract or arrangement for the giving of any security or indemnity to a
third party in respect of a debt or obligation of the Company or any of its
subsidiaries for which the Director or his close associate(s) has
himself/themselves assumed responsibility in whole or in part whether alone or
jointly under a guarantee or indemnity or by the giving of security;
(cc) any contract or arrangement concerning an offer of shares or debentures or
other securities of or by the Company or any other company which the
Company may promote or be interested in for subscription or purchase, where
the Director or his close associate(s) is/are or is/are to be interested as a
participant in the underwriting or sub-underwriting of the offer;
(dd) any contract or arrangement in which the Director or his close associate(s)
is/are interested in the same manner as other holders of shares or debentures or
other securities of the Company by virtue only of his/their interest in shares or
debentures or other securities of the Company; or
(ee) any proposal or arrangement concerning the adoption, modification or
operation of a share option scheme, a pension fund or retirement, death, or
disability benefits scheme or other arrangement which relates both to
Directors, his close associates and employees of the Company or of any of its
subsidiaries and does not provide in respect of any Director, or his close
associate(s), as such any privilege or advantage not accorded generally to the
class of persons to which such scheme or fund relates.
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
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(c) Proceedings of the Board
The board may meet for the despatch of business, adjourn and otherwise regulate its
meetings as it considers appropriate. Questions arising at any meeting shall be determined by
a majority of votes. In the case of an equality of votes, the chairman of the meeting shall have
an additional or casting vote.
(d) Alterations to constitutional documents and the Company’s name
The Articles may be rescinded, altered or amended by the Company in general meeting
by special resolution. The Articles state that a special resolution shall be required to alter the
provisions of the Memorandum, to amend the Articles or to change the name of the Company.
(e) Meetings of members
(i) Special and ordinary resolutions
A special resolution of the Company must be passed by a majority of not less than
three-fourths of the votes cast by such members as, being entitled so to do, vote in person
or, in the case of such members as are corporations, by their duly authorised
representatives or, where proxies are allowed, by proxy at a general meeting of which
notice has been duly given in accordance with the Articles.
Under the Companies Law, a copy of any special resolution must be forwarded to
the Registrar of Companies in the Cayman Islands within fifteen (15) days of being
passed.
An ordinary resolution is defined in the Articles to mean a resolution passed by a
simple majority of the votes of such members of the Company as, being entitled to do so,
vote in person or, in the case of corporations, by their duly authorised representatives or,
where proxies are allowed, by proxy at a general meeting of which notice has been duly
given in accordance with the Articles.
(ii) Voting rights and right to demand a poll
Subject to any special rights or restrictions as to voting for the time being attached
to any shares, at any general meeting on a poll every member present in person or by
proxy or, in the case of a member being a corporation, by its duly authorised
representative shall have one vote for every fully paid share of which he is the holder but
so that no amount paid up or credited as paid up on a share in advance of calls or
installments is treated for the foregoing purposes as paid up on the share. A member
entitled to more than one vote need not use all his votes or cast all the votes he uses in
the same way.
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
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At any general meeting a resolution put to the vote of the meeting is to be decided
by way of a poll save that the chairman of the meeting may in good faith, allow a
resolution which relates purely to a procedural or administrative matter to be voted on by
a show of hands in which case every member present in person (or being a corporation,
is present by a duly authorized representative), or by proxy(ies) shall have one vote
provided that where more than one proxy is appointed by a member which is a clearing
house (or its nominee(s)), each such proxy shall have one vote on a show of hands.
If a recognised clearing house (or its nominee(s)) is a member of the Company it
may authorise such person or persons as it thinks fit to act as its representative(s) at any
meeting of the Company or at any meeting of any class of members of the Company
provided that, if more than one person is so authorised, the authorisation shall specify the
number and class of shares in respect of which each such person is so authorised. A person
authorised pursuant to this provision shall be deemed to have been duly authorised
without further evidence of the facts and be entitled to exercise the same powers on behalf
of the recognised clearing house (or its nominee(s)) as if such person was the registered
holder of the shares of the Company held by that clearing house (or its nominee(s))
including, where a show of hands is allowed, the right to vote individually on a show of
hands.
Where the Company has any knowledge that any shareholder is, under the rules of
the Stock Exchange, required to abstain from voting on any particular resolution of the
Company or restricted to voting only for or only against any particular resolution of the
Company, any votes cast by or on behalf of such shareholder in contravention of such
requirement or restriction shall not be counted.
(iii) Annual general meetings and extraordinary general meetings
The Company must hold an annual general meeting of the Company every year
within a period of not more than fifteen (15) months after the holding of the last preceding
annual general meeting or a period of not more than eighteen (18) months from the date
of adoption of the Articles, unless a longer period would not infringe the rules of the
Stock Exchange.
Extraordinary general meetings may be convened on the requisition of one or more
shareholders holding, at the date of deposit of the requisition, not less than one-tenth of
the paid up capital of the Company having the right of voting at general meetings. Such
requisition shall be made in writing to the board or the secretary for the purpose of
requiring an extraordinary general meeting to be called by the board for the transaction
of any business specified in such requisition. Such meeting shall be held within 2 months
after the deposit of such requisition. If within 21 days of such deposit, the board fails to
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proceed to convene such meeting, the requisitionist(s) himself/herself (themselves) may
do so in the same manner, and all reasonable expenses incurred by the requisitionist(s) as
a result of the failure of the board shall be reimbursed to the requisitionist(s) by the
Company.
(iv) Notices of meetings and business to be conducted
An annual general meeting must be called by notice of not less than twenty-one (21)
clear days and not less than twenty (20) clear business days. All other general meetings
must be called by notice of at least fourteen (14) clear days and not less than ten (10) clear
business days. The notice is exclusive of the day on which it is served or deemed to be
served and of the day for which it is given, and must specify the time and place of the
meeting and particulars of resolutions to be considered at the meeting and, in the case of
special business, the general nature of that business.
In addition, notice of every general meeting must be given to all members of the
Company other than to such members as, under the provisions of the Articles or the terms
of issue of the shares they hold, are not entitled to receive such notices from the Company,
and also to, among others, the auditors for the time being of the Company.
Any notice to be given to or by any person pursuant to the Articles may be served
on or delivered to any member of the Company personally, by post to such member’s
registered address or by advertisement in newspapers in accordance with the requirements
of the Stock Exchange. Subject to compliance with Cayman Islands law and the rules of
the Stock Exchange, notice may also be served or delivered by the Company to any
member by electronic means.
All business that is transacted at an extraordinary general meeting and at an annual
general meeting is deemed special, save that in the case of an annual general meeting,
each of the following business is deemed an ordinary business:
(aa) the declaration and sanctioning of dividends;
(bb) the consideration and adoption of the accounts and balance sheet and the
reports of the directors and the auditors;
(cc) the election of directors in place of those retiring;
(dd) the appointment of auditors and other officers; and
(ee) the fixing of the remuneration of the directors and of the auditors.
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(v) Quorum for meetings and separate class meetings
No business shall be transacted at any general meeting unless a quorum is present
when the meeting proceeds to business, but the absence of a quorum shall not preclude
the appointment of a chairman.
The quorum for a general meeting shall be two members present in person (or, in the
case of a member being a corporation, by its duly authorised representative) or by proxy
and entitled to vote. In respect of a separate class meeting (other than an adjourned
meeting) convened to sanction the modification of class rights the necessary quorum shall
be two persons holding or representing by proxy not less than one-third in nominal value
of the issued shares of that class.
(vi) Proxies
Any member of the Company entitled to attend and vote at a meeting of the
Company is entitled to appoint another person as his proxy to attend and vote instead of
him. A member who is the holder of two or more shares may appoint more than one proxy
to represent him and vote on his behalf at a general meeting of the Company or at a class
meeting. A proxy need not be a member of the Company and is entitled to exercise the
same powers on behalf of a member who is an individual and for whom he acts as proxy
as such member could exercise. In addition, a proxy is entitled to exercise the same
powers on behalf of a member which is a corporation and for which he acts as proxy as
such member could exercise as if it were an individual member. Votes may be given either
personally (or, in the case of a member being a corporation, by its duly authorised
representative) or by proxy.
(f) Accounts and audit
The board shall cause true accounts to be kept of the sums of money received and
expended by the Company, and the matters in respect of which such receipt and expenditure
take place, and of the property, assets, credits and liabilities of the Company and of all other
matters required by the Companies Law or necessary to give a true and fair view of the
Company’s affairs and to explain its transactions.
The accounting records must be kept at the registered office or at such other place or
places as the board decides and shall always be open to inspection by any Director. No member
(other than a Director) shall have any right to inspect any accounting record or book or
document of the Company except as conferred by law or authorised by the board or the
Company in general meeting. However, an exempted company must make available at its
registered office in electronic form or any other medium, copies of its books of account or parts
thereof as may be required of it upon service of an order or notice by the Tax Information
Authority pursuant to the Tax Information Authority Law of the Cayman Islands.
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A copy of every balance sheet and profit and loss account (including every document
required by law to be annexed thereto) which is to be laid before the Company at its general
meeting, together with a printed copy of the Directors’ report and a copy of the auditors’ report,
shall not less than twenty-one (21) days before the date of the meeting and at the same time
as the notice of annual general meeting be sent to every person entitled to receive notices of
general meetings of the Company under the provisions of the Articles; however, subject to
compliance with all applicable laws, including the rules of the Stock Exchange, the Company
may send to such persons summarised financial statements derived from the Company’s annual
accounts and the directors’ report instead provided that any such person may by notice in
writing served on the Company, demand that the Company sends to him, in addition to
summarised financial statements, a complete printed copy of the Company’s annual financial
statement and the directors’ report thereon.
At the annual general meeting or at a subsequent extraordinary general meeting in each
year, the members shall appoint an auditor to audit the accounts of the Company and such
auditor shall hold office until the next annual general meeting. Moreover, the members may,
at any general meeting, by special resolution remove the auditors at any time before the
expiration of his terms of office and shall by ordinary resolution at that meeting appoint
another auditor for the remainder of his term. The remuneration of the auditor shall be fixed
by the Company in general meeting or in such manner as the members may determine.
The financial statements of the Company shall be audited by the auditor in accordance
with generally accepted auditing standards which may be those of a country or jurisdiction
other than the Cayman Islands. The auditor shall make a written report thereon in accordance
with generally accepted auditing standards and the report of the auditor must be submitted to
the members in general meeting.
(g) Dividends and other methods of distribution
The Company in general meeting may declare dividends in any currency to be paid to the
members but no dividend shall be declared in excess of the amount recommended by the board.
The Articles provide dividends may be declared and paid out of the profits of the
Company, realised or unrealised, or from any reserve set aside from profits which the directors
determine is no longer needed. With the sanction of an ordinary resolution dividends may also
be declared and paid out of share premium account or any other fund or account which can be
authorised for this purpose in accordance with the Companies Law.
Except in so far as the rights attaching to, or the terms of issue of, any share may
otherwise provide, (i) all dividends shall be declared and paid according to the amounts paid
up on the shares in respect whereof the dividend is paid but no amount paid up on a share in
advance of calls shall for this purpose be treated as paid up on the share and (ii) all dividends
shall be apportioned and paid pro rata according to the amount paid up on the shares during
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
any portion or portions of the period in respect of which the dividend is paid. The Directors
may deduct from any dividend or other monies payable to any member or in respect of any
shares all sums of money (if any) presently payable by him to the Company on account of calls
or otherwise.
Whenever the board or the Company in general meeting has resolved that a dividend be
paid or declared on the share capital of the Company, the board may further resolve either (a)
that such dividend be satisfied wholly or in part in the form of an allotment of shares credited
as fully paid up, provided that the shareholders entitled thereto will be entitled to elect to
receive such dividend (or part thereof) in cash in lieu of such allotment, or (b) that shareholders
entitled to such dividend will be entitled to elect to receive an allotment of shares credited as
fully paid up in lieu of the whole or such part of the dividend as the board may think fit.
The Company may also upon the recommendation of the board by an ordinary resolution
resolve in respect of any one particular dividend of the Company that it may be satisfied wholly
in the form of an allotment of shares credited as fully paid up without offering any right to
shareholders to elect to receive such dividend in cash in lieu of such allotment.
Any dividend, interest or other sum payable in cash to the holder of shares may be paid
by cheque or warrant sent through the post addressed to the holder at his registered address,
or in the case of joint holders, addressed to the holder whose name stands first in the register
of the Company in respect of the shares at his address as appearing in the register or addressed
to such person and at such addresses as the holder or joint holders may in writing direct. Every
such cheque or warrant shall, unless the holder or joint holders otherwise direct, be made
payable to the order of the holder or, in the case of joint holders, to the order of the holder
whose name stands first on the register in respect of such shares, and shall be sent at his or their
risk and payment of the cheque or warrant by the bank on which it is drawn shall constitute
a good discharge to the Company. Any one of two or more joint holders may give effectual
receipts for any dividends or other moneys payable or property distributable in respect of the
shares held by such joint holders.
Whenever the board or the Company in general meeting has resolved that a dividend be
paid or declared the board may further resolve that such dividend be satisfied wholly or in part
by the distribution of specific assets of any kind.
All dividends or bonuses unclaimed for one year after having been declared may be
invested or otherwise made use of by the board for the benefit of the Company until claimed
and the Company shall not be constituted a trustee in respect thereof. All dividends or bonuses
unclaimed for six years after having been declared may be forfeited by the board and shall
revert to the Company.
No dividend or other monies payable by the Company on or in respect of any share shall
bear interest against the Company.
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
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(h) Inspection of corporate records
Pursuant to the Articles, the register and branch register of members shall be open to
inspection for at least two (2) hours during business hours by members without charge, or by
any other person upon a maximum payment of HK$2.50 or such lesser sum specified by the
board, at the registered office or such other place at which the register is kept in accordance
with the Companies Law or, upon a maximum payment of HK$1.00 or such lesser sum
specified by the board, at the office where the branch register of members is kept, unless the
register is closed in accordance with the Articles.
(i) Rights of minorities in relation to fraud or oppression
There are no provisions in the Articles relating to rights of minority shareholders in
relation to fraud or oppression. However, certain remedies are available to shareholders of the
Company under Cayman Islands law, as summarised in paragraph 3(f) of this Appendix.
(j) Procedures on liquidation
A resolution that the Company be wound up by the court or be wound up voluntarily shall
be a special resolution.
Subject to any special rights, privileges or restrictions as to the distribution of available
surplus assets on liquidation for the time being attached to any class or classes of shares:
(i) if the Company is wound up and the assets available for distribution amongst the
members of the Company shall be more than sufficient to repay the whole of the
capital paid up at the commencement of the winding up, the excess shall be
distributed pari passu amongst such members in proportion to the amount paid up
on the shares held by them respectively; and
(ii) if the Company is wound up and the assets available for distribution amongst the
members as such shall be insufficient to repay the whole of the paid-up capital, such
assets shall be distributed so that, as nearly as may be, the losses shall be borne by
the members in proportion to the capital paid up, or which ought to have been paid
up, at the commencement of the winding up on the shares held by them respectively.
If the Company is wound up (whether the liquidation is voluntary or by the court) the
liquidator may, with the authority of a special resolution and any other sanction required by the
Companies Law divide among the members in specie or kind the whole or any part of the assets
of the Company whether the assets shall consist of property of one kind or shall consist of
properties of different kinds and the liquidator may, for such purpose, set such value as he
deems fair upon any one or more class or classes of property to be divided as aforesaid and may
determine how such division shall be carried out as between the members or different classes
of members. The liquidator may, with the like authority, vest any part of the assets in trustees
– IV-17 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
upon such trusts for the benefit of members as the liquidator, with the like authority, shall think
fit, but so that no contributory shall be compelled to accept any shares or other property in
respect of which there is a liability.
(k) Subscription rights reserve
The Articles provide that to the extent that it is not prohibited by and is in compliance
with the Companies Law, if warrants to subscribe for shares have been issued by the Company
and the Company does any act or engages in any transaction which would result in the
subscription price of such warrants being reduced below the par value of a share, a subscription
rights reserve shall be established and applied in paying up the difference between the
subscription price and the par value of a share on any exercise of the warrants.
3. CAYMAN ISLANDS COMPANY LAW
The Company is incorporated in the Cayman Islands subject to the Companies Law and,
therefore, operates subject to Cayman Islands law. Set out below is a summary of certain
provisions of Cayman company law, although this does not purport to contain all applicable
qualifications and exceptions or to be a complete review of all matters of Cayman company law
and taxation, which may differ from equivalent provisions in jurisdictions with which
interested parties may be more familiar:
(a) Company operations
As an exempted company, the Company’s operations must be conducted mainly outside
the Cayman Islands. The Company is required to file an annual return each year with the
Registrar of Companies of the Cayman Islands and pay a fee which is based on the amount of
its authorised share capital.
(b) Share capital
The Companies Law provides that where a company issues shares at a premium, whether
for cash or otherwise, a sum equal to the aggregate amount of the value of the premiums on
those shares shall be transferred to an account, to be called the “share premium account”. At
the option of a company, these provisions may not apply to premiums on shares of that
company allotted pursuant to any arrangement in consideration of the acquisition or
cancellation of shares in any other company and issued at a premium.
The Companies Law provides that the share premium account may be applied by the
company subject to the provisions, if any, of its memorandum and articles of association in (a)
paying distributions or dividends to members; (b) paying up unissued shares of the company
to be issued to members as fully paid bonus shares; (c) the redemption and repurchase of shares
– IV-18 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
(subject to the provisions of section 37 of the Companies Law); (d) writing-off the preliminary
expenses of the company; and (e) writing-off the expenses of, or the commission paid or
discount allowed on, any issue of shares or debentures of the company.
No distribution or dividend may be paid to members out of the share premium account
unless immediately following the date on which the distribution or dividend is proposed to be
paid, the company will be able to pay its debts as they fall due in the ordinary course of
business.
The Companies Law provides that, subject to confirmation by the Grand Court of the
Cayman Islands (the “Court”), a company limited by shares or a company limited by guarantee
and having a share capital may, if so authorised by its articles of association, by special
resolution reduce its share capital in any way.
(c) Financial assistance to purchase shares of a company or its holding company
There is no statutory restriction in the Cayman Islands on the provision of financial
assistance by a company to another person for the purchase of, or subscription for, its own or
its holding company’s shares. Accordingly, a company may provide financial assistance if the
directors of the company consider, in discharging their duties of care and acting in good faith,
for a proper purpose and in the interests of the company, that such assistance can properly be
given. Such assistance should be on an arm’s-length basis.
(d) Purchase of shares and warrants by a company and its subsidiaries
A company limited by shares or a company limited by guarantee and having a share
capital may, if so authorised by its articles of association, issue shares which are to be
redeemed or are liable to be redeemed at the option of the company or a shareholder and the
Companies Law expressly provides that it shall be lawful for the rights attaching to any shares
to be varied, subject to the provisions of the company’s articles of association, so as to provide
that such shares are to be or are liable to be so redeemed. In addition, such a company may,
if authorised to do so by its articles of association, purchase its own shares, including any
redeemable shares. However, if the articles of association do not authorise the manner and
terms of purchase, a company cannot purchase any of its own shares unless the manner and
terms of purchase have first been authorised by an ordinary resolution of the company. At no
time may a company redeem or purchase its shares unless they are fully paid. A company may
not redeem or purchase any of its shares if, as a result of the redemption or purchase, there
would no longer be any issued shares of the company other than shares held as treasury shares.
A payment out of capital by a company for the redemption or purchase of its own shares is not
lawful unless immediately following the date on which the payment is proposed to be made,
the company shall be able to pay its debts as they fall due in the ordinary course of business.
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
Shares purchased by a company is to be treated as cancelled unless, subject to the
memorandum and articles of association of the company, the directors of the company resolve
to hold such shares in the name of the company as treasury shares prior to the purchase. Where
shares of a company are held as treasury shares, the company shall be entered in the register
of members as holding those shares, however, notwithstanding the foregoing, the company is
not be treated as a member for any purpose and must not exercise any right in respect of the
treasury shares, and any purported exercise of such a right shall be void, and a treasury share
must not be voted, directly or indirectly, at any meeting of the company and must not be
counted in determining the total number of issued shares at any given time, whether for the
purposes of the company’s articles of association or the Companies Law.
A company is not prohibited from purchasing and may purchase its own warrants subject
to and in accordance with the terms and conditions of the relevant warrant instrument or
certificate. There is no requirement under Cayman Islands law that a company’s memorandum
or articles of association contain a specific provision enabling such purchases and the directors
of a company may rely upon the general power contained in its memorandum of association to
buy and sell and deal in personal property of all kinds.
Under Cayman Islands law, a subsidiary may hold shares in its holding company and, in
certain circumstances, may acquire such shares.
(e) Dividends and distributions
The Companies Law permits, subject to a solvency test and the provisions, if any, of the
company’s memorandum and articles of association, the payment of dividends and
distributions out of the share premium account. With the exception of the foregoing, there are
no statutory provisions relating to the payment of dividends. Based upon English case law,
which is regarded as persuasive in the Cayman Islands, dividends may be paid only out of
profits.
No dividend may be declared or paid, and no other distribution (whether in cash or
otherwise) of the company’s assets (including any distribution of assets to members on a
winding up) may be made to the company, in respect of a treasury share.
(f) Protection of minorities and shareholders’ suits
The Courts ordinarily would be expected to follow English case law precedents which
permit a minority shareholder to commence a representative action against or derivative
actions in the name of the company to challenge (a) an act which is ultra vires the company
or illegal, (b) an act which constitutes a fraud against the minority and the wrongdoers are
themselves in control of the company, and (c) an irregularity in the passing of a resolution
which requires a qualified (or special) majority.
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
In the case of a company (not being a bank) having a share capital divided into shares,
the Court may, on the application of members holding not less than one fifth of the shares of
the company in issue, appoint an inspector to examine into the affairs of the company and to
report thereon in such manner as the Court shall direct.
Any shareholder of a company may petition the Court which may make a winding up
order if the Court is of the opinion that it is just and equitable that the company should be
wound up or, as an alternative to a winding up order, (a) an order regulating the conduct of the
company’s affairs in the future, (b) an order requiring the company to refrain from doing or
continuing an act complained of by the shareholder petitioner or to do an act which the
shareholder petitioner has complained it has omitted to do, (c) an order authorising civil
proceedings to be brought in the name and on behalf of the company by the shareholder
petitioner on such terms as the Court may direct, or (d) an order providing for the purchase of
the shares of any shareholders of the company by other shareholders or by the company itself
and, in the case of a purchase by the company itself, a reduction of the company’s capital
accordingly.
Generally claims against a company by its shareholders must be based on the general laws
of contract or tort applicable in the Cayman Islands or their individual rights as shareholders
as established by the company’s memorandum and articles of association.
(g) Disposal of assets
The Companies Law contains no specific restrictions on the power of directors to dispose
of assets of a company. However, as a matter of general law, every officer of a company, which
includes a director, managing director and secretary, in exercising his powers and discharging
his duties must do so honestly and in good faith with a view to the best interests of the company
and exercise the care, diligence and skill that a reasonably prudent person would exercise in
comparable circumstances.
(h) Accounting and auditing requirements
A company must cause proper books of account to be kept with respect to (i) all sums of
money received and expended by the company and the matters in respect of which the receipt
and expenditure takes place; (ii) all sales and purchases of goods by the company; and (iii) the
assets and liabilities of the company.
Proper books of account shall not be deemed to be kept if there are not kept such books
as are necessary to give a true and fair view of the state of the company’s affairs and to explain
its transactions.
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
An exempted company must make available at its registered office in electronic form or
any other medium, copies of its books of account or parts thereof as may be required of it upon
service of an order or notice by the Tax Information Authority pursuant to the Tax Information
Authority Law of the Cayman Islands.
(i) Exchange control
There are no exchange control regulations or currency restrictions in the Cayman Islands.
(j) Taxation
Pursuant to the Tax Concessions Law of the Cayman Islands, the Company has obtained
an undertaking:
(1) that no law which is enacted in the Cayman Islands imposing any tax to be levied
on profits, income, gains or appreciation shall apply to the Company or its
operations; and
(2) that the aforesaid tax or any tax in the nature of estate duty or inheritance tax shall
not be payable on or in respect of the shares, debentures or other obligations of the
Company.
The undertaking for the Company is for a period of twenty years from October 4, 2018.
The Cayman Islands currently levy no taxes on individuals or corporations based upon
profits, income, gains or appreciations and there is no taxation in the nature of inheritance tax
or estate duty. There are no other taxes likely to be material to the Company levied by the
Government of the Cayman Islands save for certain stamp duties which may be applicable,
from time to time, on certain instruments executed in or brought within the jurisdiction of the
Cayman Islands. The Cayman Islands are a party to a double tax treaty entered into with the
United Kingdom in 2010 but otherwise is not party to any double tax treaties.
(k) Stamp duty on transfers
No stamp duty is payable in the Cayman Islands on transfers of shares of Cayman Islands
companies except those which hold interests in land in the Cayman Islands.
(l) Loans to directors
There is no express provision in the Companies Law prohibiting the making of loans by
a company to any of its directors.
– IV-22 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
(m) Inspection of corporate records
The notice of registered office is a matter of public record. A list of the names of the
current directors and alternate directors (if applicable) are made available by the Registrar of
Companies for inspection by any person on payment of a fee. The register of mortgages is open
to inspection by creditors and members.
Members of the Company have no general right under the Companies Law to inspect or
obtain copies of the register of members or corporate records of the Company. They will,
however, have such rights as may be set out in the Company’s Articles.
(n) Register of members
An exempted company may maintain its principal register of members and any branch
registers at such locations, whether within or without the Cayman Islands, as the directors may,
from time to time, think fit. The register of members shall contain such particulars as required
by Section 40 of the Companies Law. A branch register must be kept in the same manner in
which a principal register is by the Companies Law required or permitted to be kept. The
company shall cause to be kept at the place where the company’s principal register is kept a
duplicate of any branch register duly entered up from time to time.
There is no requirement under the Companies Law for an exempted company to make any
returns of members to the Registrar of Companies of the Cayman Islands. The names and
addresses of the members are, accordingly, not a matter of public record and are not available
for public inspection. However, an exempted company shall make available at its registered
office, in electronic form or any other medium, such register of members, including any branch
register of members, as may be required of it upon service of an order or notice by the Tax
Information Authority pursuant to the Tax Information Authority Law of the Cayman Islands.
(o) Register of Directors and Officers
The Company is required to maintain at its registered office a register of directors and
officers which is not available for inspection by the public. A copy of such register must be
filed with the Registrar of Companies in the Cayman Islands and any change must be notified
to the Registrar within thirty (30) days of any change in such directors or officers.
(p) Beneficial Ownership Register
An exempted company is required to maintain a beneficial ownership register at its
registered office that records details of the persons who ultimately own or control, directly or
indirectly, more than 25% of the equity interests or voting rights of the company or have rights
to appoint or remove a majority of the directors of the company. The beneficial ownership
register is not a public document and is only accessible by a designated competent authority
of the Cayman Islands. Such requirement does not, however, apply to an exempted company
with its shares listed on an approved stock exchange, which includes the Stock Exchange.
Accordingly, for so long as the shares of the Company are listed on the Stock Exchange, the
Company is not required to maintain a beneficial ownership register.
– IV-23 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
(q) Winding up
A company may be wound up (a) compulsorily by order of the Court, (b) voluntarily, or
(c) under the supervision of the Court.
The Court has authority to order winding up in a number of specified circumstances
including where the members of the company have passed a special resolution requiring the
company to be wound up by the Court, or where the company is unable to pay its debts, or
where it is, in the opinion of the Court, just and equitable to do so. Where a petition is
presented by members of the company as contributories on the ground that it is just and
equitable that the company should be wound up, the Court has the jurisdiction to make certain
other orders as an alternative to a winding-up order, such as making an order regulating the
conduct of the company’s affairs in the future, making an order authorising civil proceedings
to be brought in the name and on behalf of the company by the petitioner on such terms as the
Court may direct, or making an order providing for the purchase of the shares of any of the
members of the company by other members or by the company itself.
A company (save with respect to a limited duration company) may be wound up
voluntarily when the company so resolves by special resolution or when the company in
general meeting resolves by ordinary resolution that it be wound up voluntarily because it is
unable to pay its debts as they fall due. In the case of a voluntary winding up, such company
is obliged to cease to carry on its business (except so far as it may be beneficial for its winding
up) from the time of passing the resolution for voluntary winding up or upon the expiry of the
period or the occurrence of the event referred to above.
For the purpose of conducting the proceedings in winding up a company and assisting the
Court therein, there may be appointed an official liquidator or official liquidators; and the court
may appoint to such office such person, either provisionally or otherwise, as it thinks fit, and
if more persons than one are appointed to such office, the Court must declare whether any act
required or authorised to be done by the official liquidator is to be done by all or any one or
more of such persons. The Court may also determine whether any and what security is to be
given by an official liquidator on his appointment; if no official liquidator is appointed, or
during any vacancy in such office, all the property of the company shall be in the custody of
the Court.
As soon as the affairs of the company are fully wound up, the liquidator must make a
report and an account of the winding up, showing how the winding up has been conducted and
how the property of the company has been disposed of, and thereupon call a general meeting
of the company for the purposes of laying before it the account and giving an explanation
thereof. This final general meeting must be called by at least 21 days’ notice to each
contributory in any manner authorised by the company’s articles of association and published
in the Gazette.
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APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
(r) Reconstructions
There are statutory provisions which facilitate reconstructions and amalgamations
approved by a majority in number representing seventy-five per cent. (75%) in value of
shareholders or class of shareholders or creditors, as the case may be, as are present at a
meeting called for such purpose and thereafter sanctioned by the Court. Whilst a dissenting
shareholder would have the right to express to the Court his view that the transaction for which
approval is sought would not provide the shareholders with a fair value for their shares, the
Court is unlikely to disapprove the transaction on that ground alone in the absence of evidence
of fraud or bad faith on behalf of management.
(s) Take-overs
Where an offer is made by a company for the shares of another company and, within four
(4) months of the offer, the holders of not less than ninety per cent. (90%) of the shares which
are the subject of the offer accept, the offeror may at any time within two (2) months after the
expiration of the said four (4) months, by notice in the prescribed manner require the dissenting
shareholders to transfer their shares on the terms of the offer. A dissenting shareholder may
apply to the Court within one (1) month of the notice objecting to the transfer. The burden is
on the dissenting shareholder to show that the Court should exercise its discretion, which it will
be unlikely to do unless there is evidence of fraud or bad faith or collusion as between the
offeror and the holders of the shares who have accepted the offer as a means of unfairly forcing
out minority shareholders.
(t) Indemnification
Cayman Islands law does not limit the extent to which a company’s articles of association
may provide for indemnification of officers and directors, except to the extent any such
provision may be held by the Court to be contrary to public policy (e.g. for purporting to
provide indemnification against the consequences of committing a crime).
(u) Economic Substance Requirements
Pursuant to the International Tax Cooperation (Economic Substance) Law, 2018 of the
Cayman Islands (“ES Law”) that came into force on 1 January 2019, a “relevant entity” is
required to satisfy the economic substance test set out in the ES Law. A “relevant entity”
includes an exempted company incorporated in the Cayman Islands as is the Company;
however, it does not include an entity that is tax resident outside the Cayman Islands. As the
Company has registered its business with the Business Registration Office of the Hong Kong
Inland Revenue Department, it will be required to furnish profits tax returns issued to it
rendering the Company a tax resident in Hong Kong.
– IV-25 –
APPENDIX IV SUMMARY OF THE CONSTITUTION OF OUR COMPANY
AND CAYMAN ISLANDS COMPANIES LAW
4. GENERAL
Conyers Dill & Pearman, the Company’s special legal counsel on Cayman Islands law,
have sent to the Company a letter of advice summarising certain aspects of Cayman Islands
Company Law. This letter, together with a copy of the Companies Law, is available for
inspection as referred to in the paragraph headed “Documents available for inspection” in
Appendix VI to this prospectus. Any person wishing to have a detailed summary of Cayman
Islands Company Law or advice on the differences between it and the laws of any jurisdiction
with which he is more familiar is recommended to seek independent legal advice.
– IV-26 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
A. FURTHER INFORMATION ABOUT OUR COMPANY
1. Incorporation of our Company
Our Company was incorporated in the Cayman Islands under the Companies Law as an
exempted company with limited liability on September 18, 2018. Our Company has established
its principal place of business in Hong Kong at Suites 1016-1019, 10/F, Two Pacific Place, 88
Queensway, Admiralty, Hong Kong and was registered with the Registrar of Companies in
Hong Kong as a non-Hong Kong company under Part 16 of the Companies Ordinance on
November 27, 2018. Mr. Yim Lok Kwan has been appointed as the authorized representative
of our Company for the acceptance of service of process and notices in Hong Kong.
As our Company was incorporated in the Cayman Islands, its operations are subject to the
Cayman Islands Companies Law and to its constitution, which comprises of the Memorandum
and the Articles. A summary of certain provisions of the Memorandum and Articles and
relevant aspects of the Cayman Islands Companies Law is set out in Appendix IV — Summary
of the Constitution of our Company and Cayman Islands Companies Law to this prospectus.
2. Changes in the share capital of our Company
As of the date of incorporation of our Company, the authorized share capital of our
Company was HK$380,000 divided into 38,000,000 Shares with a par value of HK$0.01 each.
Upon its incorporation, one fully paid ordinary Share of a par value of HK$0.01 was allotted
and issued to an Independent Third Party on September 18, 2018, which was then transferred
to Xin Hong on the same date. Our Company further allotted and issued 94 Shares and five
Shares to Xin Hong and Xin Heng, respectively on the same date. On May 13, 2019, Xin Hong
transferred the 95 Shares held by it to Sinic Holdings. On May 17, 2019, our Company allotted
and issued 845 Shares, 45 Shares and 10 Shares to Sinic Holdings, Xin Heng and Forever Elite,
respectively.
On October 15, 2019, the authorized share capital of our Company was increased from
HK$380,000 divided into 38,000,000 Shares of a par value of HK$0.01 each to
HK$200,000,000 divided into 20,000,000,000 Shares of a par value of HK$0.01 each.
Immediately following completion of the Global Offering and Capitalisation Issue and
taking no account of any Shares which may be issued upon the exercise of the Over-allotment
Option, the issued share capital of our Company will be HK$35,294,120 divided into
3,529,412,000 Shares, all fully paid or credited as fully paid, and 16,470,588,000 Shares will
remain unissued.
Save as disclosed above, there has been no alteration in the share capital of our Company
within two years immediately preceding the date of this prospectus.
– V-1 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
3. Changes in the share capital of our subsidiaries
The following alterations in the share capital of our subsidiaries have taken place within
the two years immediately preceding the date of this prospectus:
a. 江西新湖房地產開發有限公司 (Jiangxi Xinhu Real Estate Development Co., Ltd.)
On December 13, 2018, the registered capital of Jiangxi Xinhu Real Estate
Development Co., Ltd. was increased from RMB50 million to RMB100 million.
b. 惠州市錦繡灣實業有限公司 (Huizhou Jinxiu Bay Industrial Co., Ltd.)
On December 5, 2018, the registered capital of Huizhou Jinxiu Bay Industrial Co.,
Ltd. was increased from RMB1 million to RMB20 million.
c. 蘇州力創香谷置業發展有限公司 (Suzhou Lichuang Xianggu Properties
Development Co., Ltd.)
On December 26, 2018, Suzhou Lichuang Xianggu Properties Development Co.,
Ltd. was established as a limited liability company in the PRC with an initial registered
capital of RMB10 million.
On February 20, 2019, the registered capital of Suzhou Lichuang Xianggu Properties
Development Co., Ltd. was increased from RMB10 million to RMB200 million.
d. 贛州新力力合置業有限公司 (Ganzhou Sinic Lihe Properties Co., Ltd.)
On August 20, 2018, the registered capital of Ganzhou Sinic Lihe Properties Co.,
Ltd. was increased from RMB4.8 million to RMB10 million.
e. 贛州新力未來置業有限公司 (Ganzhou Sinic Weilai Properties Co., Ltd.)
On August 17, 2018, the registered capital of Ganzhou Sinic Weilai Properties Co.,
Ltd. was increased from RMB4.8 million to RMB10 million.
f. 江西匯濤實業有限公司 (Jiangxi Huitao Industrial Co., Ltd.)
On January 19, 2018, the registered capital of Jiangxi Huitao Industrial Co., Ltd.
was increase from RMB5 million to RMB100 million.
On March 21, 2018, the registered capital of Jiangxi Huitao Industrial Co., Ltd. was
increase from RMB100 million to RMB600 million.
– V-2 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
g. 吉安新悅力創房地產開發有限公司 (Ji’an Xinyue Lichuang Real Estate
Development Co., Ltd.)
On July 26, 2018, Ji’an Xinyue Lichuang Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with initial registered capital of
RMB10 million.
On August 14, 2018, the registered capital of Ji’an Xinyue Lichuang Real Estate
Development Co., Ltd. was increased from RMB10 million to RMB50 million.
On September 16, 2019, the registered capital of Ji’an Xinyue Lichuang Real Estate
Development Co., Ltd. was increased from RMB50 million to RMB200 million.
h. 江西璽瑞實業有限公司 (Jiangxi Xirui Industrial Co., Ltd.)
On November 6, 2017, the registered capital of Jiangxi Xirui Industrial Co., Ltd.
was increased from RMB10 million to RMB20.4 million.
i. 江西賽越房地產開發有限公司 (Jiangxi Saiyue Real Estate Development Co., Ltd.)
On December 25, 2017, Jiangxi Saiyue Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB100 million.
On April 19, 2019, the registered capital of Jiangxi Saiyue Real Estate Development
Co., Ltd. was increased from RMB100 million to RMB142.86 million.
j. 合肥新力力悅房地產開發有限公司 (Hefei Sinic Liyue Real Estate Development
Co., Ltd.)
On February 9, 2018, Hefei Sinic Liyue Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB100 million.
On December 11, 2018, the registered capital of Hefei Sinic Liyue Real Estate
Development Co., Ltd. was increased from RMB100 million to RMB200 million.
k. 南昌泰新房地產開發有限公司 (Nanchang Taixin Real Estate Development Co.,
Ltd.)
On May 10, 2018, Nanchang Taixin Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB10 million.
– V-3 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
On June 26, 2018, registered capital of Nanchang Taixin Real Estate Development
Co., Ltd. was increased from RMB10 million to RMB50 million.
l. 南昌新嵐房地產開發有限公司 (Nanchang Xinlan Real Estate Development Co.,
Ltd.)
On September 10, 2018, Nanchang Xinlan Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB10 million.
On March 5, 2019, the registered capital of Nanchang Xinlan Real Estate
Development Co., Ltd. was increased from RMB10 million to RMB50 million.
m. 合肥力尚房地產開發有限公司 (Hefei Lishang Real Estate Development Co., Ltd.)
On March 13, 2018, Hefei Lishang Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB50 million.
On November 13, 2018, the registered capital of Hefei Lishang Real Estate
Development Co., Ltd. was increased from RMB50 million to RMB200 million.
n. 合肥力新房地產開發有限公司 (Hefei Lixin Real Estate Development Co., Ltd.)
On March 13, 2018, Hefei Lixin Real Estate Development Co., Ltd. was established
as a limited liability company in the PRC with an initial registered capital of RMB50
million.
On November 13, 2018, the registered capital of Hefei Lixin Real Estate
Development Co., Ltd. was increased from RMB50 million to RMB200 million.
o. Sinic Management
On January 22, 2019, Sinic Management was established as a limited liability
company in the PRC with an initial registered capital of RMB100 million.
On March 13, 2019, the registered capital of Sinic Management was increased from
RMB100 million to RMB101.01 million.
p. 浮梁縣靜妤實業有限公司 (Fuliang Jingyu Industrial Co., Ltd.)
On March 5, 2019, the registered capital of Fuliang Jingyu Industrial Co., Ltd. was
increased from RMB3 million to RMB10 million.
– V-4 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
q. 惠州市威宇實業發展有限公司 (Huizhou Weiyu Industrial Co., Ltd.)
On August 20, 2018, the registered capital of Huizhou Weiyu Industrial Co., Ltd.
was increased from RMB1.8 million to RMB50 million.
r. 清遠市萬力源投資置業有限公司 (Qingyuan Wanliyuan Investment Co., Ltd.)
On August 20, 2018, the registered capital of Qingyuan Wanliyuan Investment Co.,
Ltd. was increased from RMB5 million to RMB25 million.
s. 江西運發實業有限公司 (Jiangxi Yunfa Industrial Co., Ltd.)
On May 23, 2018, the registered capital of Jiangxi Yunfa Industrial Co., Ltd. was
increased from RMB2 million to RMB30 million.
On June 1, 2018, the registered capital of Jiangxi Yunfa Industrial Co., Ltd. was
increased from RMB30 million to RMB61.23 million.
t. 湖南新卓房地產開發有限公司 (Hunan Xinzhuo Real Estate Development Co.,
Ltd.)
On October 23, 2018, the registered capital of Hunan Xinzhuo Real Estate
Development Co., Ltd. was increased from RMB50 million to RMB250 million.
u. 惠州市萬基實業有限公司 (Huizhou Wanji Industrial Co., Ltd.)
On November 22, 2017, the registered capital of Huizhou Wanji Industrial Co., Ltd.
was increased from RMB7.5 million to RMB12 million.
v. 江西新朝房地產開發有限公司 (Jiangxi Xinchao Real Estate Development Co.,
Ltd.)
On December 20, 2017, Jiangxi Xinchao Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB10 million.
On May 25, 2019, the registered capital of Jiangxi Xinchao Real Estate
Development Co., Ltd. was increased from RMB10 million to RMB50 million.
w. 贛州新力創達置業有限公司 (Ganzhou Sinic Chuangda Properties Co., Ltd.)
On August 23, 2019, the registered capital of Ganzhou Sinic Chuangda Properties
Co., Ltd. was increased from RMB4.8 million to RMB500 million.
– V-5 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
x. 無錫新卓房地產開發有限公司 (Wuxi Xinzhuo Real Estate Development Co., Ltd.)
On June 17, 2019, the registered capital of Wuxi Xinzhuo Real Estate Development
Co., Ltd. was increased from RMB50 million to RMB71.43 million.
y. 江西新登房地產開發有限公司 (Jiangxi Xindeng Real Estate Development Co.,
Ltd.)
On August 28, 2019, the registered capital of Jiangxi Xindeng Real Estate
Development Co., Ltd. was increased from RMB50 million to RMB100 million.
z. 杭州力珀房地產開發有限公司 (Hangzhou Lipo Real Estate Development Co., Ltd.)
On March 26, 2018, Hangzhou Lipo Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB10 million.
On December 17, 2018, the registered capital of Hangzhou Lipo Real Estate
Development Co., Ltd. was increased from RMB10 million to RMB50 million.
aa. 安徽力瑞房地產開發有限公司 (Anhui Lirui Real Estate Development Co., Ltd.)
On May 22, 2019, Anhui Lirui Real Estate Development Co., Ltd. was established
as a limited liability company in the PRC with an initial registered capital of RMB200
million.
On August 30, 2019, the registered capital of Anhui Lirui Real Estate Development
Co., Ltd. was increased from RMB200 million to RMB2000 million.
bb. 合肥新城悅弘房地產開發有限公司 (Hefei Xincheng Yuehong Real Estate
Development Co., Ltd.)
On April 28, 2019, Hefei Xincheng Yuehong Real Estate Development Co., Ltd. was
established as a limited liability company in the PRC with an initial registered capital of
RMB50 million.
On June 15, 2019, the registered capital of Hefei Xincheng Yuehong Real Estate
Development Co., Ltd. was increased from RMB50 million to RMB130 million.
Save as disclosed above, there have been no alterations in the share capital of our
subsidiaries within the two years immediately preceding the date of this prospectus.
– V-6 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
4. Written resolutions of all the Shareholders passed on October 15, 2019
Pursuant to the written resolutions passed by all of our Shareholders on October 15, 2019,
among other matters:
(a) our Company approved and adopted the amended and restated Memorandum with
immediate effect and the Articles with effect from the Listing Date;
(b) the authorized share capital of our Company was increased from HK$380,000
divided into 38,000,000 Shares of a par value of HK$0.01 each to HK$200,000,000
divided into 20,000,000,000 Shares of a par value of HK$0.01 each by the creation
of additional 19,962,000,000 Shares, which rank pari passu in all respects with the
Shares in issue as of the date of such resolutions;
(c) conditional on (aa) the Listing Committee granting the listing of, and permission to
deal in, the Shares in issue and Shares to be allotted and issued pursuant to the
Global Offering and the Capitalization Issue and Shares to be issued as mentioned
in this prospectus (including the Shares which may be allotted and issued pursuant
to the exercise of the Over-allotment Option and exercise of the option which may
be granted under the Share Option Scheme); (bb) the Offer Price having been duly
determined; and (cc) the obligations of the Underwriters under the Underwriting
Agreements becoming unconditional and not being terminated in accordance with
the terms of such agreement (or any conditions as specified in this prospectus), in
each case on or before the dates and times specified in the Underwriting
Agreements:
(i) the Global Offering was approved and our Directors were authorized to issue
and allot the Offer Shares pursuant to the Global Offering;
(ii) the Over-allotment Option was approved;
(iii) the rules of the Share Option Scheme, the principal terms of which are set out
in the paragraph headed “D. Other Information – 1. Share Option Scheme”
below in this Appendix, were approved and adopted and our Directors were
authorised to grant options to subscribe for Shares thereunder and to allot,
issue and deal with Shares pursuant to the exercise of options granted under the
Share Option Scheme;
(iv) conditional on the share premium account of our Company being credited as a
result of the Global Offering, our Directors were authorized to capitalise
HK$29,999,990 standing to the credit of the share premium account of our
Company by applying such sum in paying up in full at par 2,999,999,000
Shares for allotment and issue to holders of Shares whose names appear on the
register of members of our Company on the date of passing this resolution in
– V-7 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
proportion (as near as possible without involving fractions so that no fraction
of a share shall be allotted and issued) to their then existing respective
shareholdings in our Company and our Directors were authorized to give effect
to such capitalisation;
(v) a general unconditional mandate was given to our Directors to issue, allot and
deal with (including the power to make an offer or agreement, or grant
securities which would or might require Shares to be allotted and issued),
otherwise than pursuant to a rights issue or pursuant to any scrip dividend
schemes or similar arrangements providing for the issue and allotment of
Shares in lieu of the whole or part of a dividend on Shares in accordance with
the Articles or pursuant to a specific authority granted by the Shareholders in
general meeting, unissued Shares not exceeding the aggregate of 20% of the
number of issued Shares immediately following the completion of the
Capitalization Issue and the Global Offering (but taking no account of any
Shares which may be allotted and issued pursuant to the exercise of the
Over-allotment Option and the exercise of the options which may be granted
under the Share Option Scheme), such mandate to remain in effect until the
conclusion of the next annual general meeting of our Company, or the
expiration of the period within which the next annual general meeting of our
Company is required by the Articles or any applicable laws to be held, or until
revoked or varied by an ordinary resolution of the Shareholders in general
meeting, whichever occurs first;
(vi) a general unconditional mandate was given to our Directors authorizing them
to exercise all powers of our Company to repurchase on the Stock Exchange or
any other approved stock exchange on which the securities of our Company
may be listed and which is recognized by the SFC and the Stock Exchange for
this purpose such number of Shares as will represent up to 10% of the number
of issued Shares immediately following the completion of the Capitalization
Issue and the Global Offering (but taking no account of any Shares which may
be allotted and issued pursuant to the exercise of the Over-allotment Option
and the exercise of the options which may be granted under the Share Option
Scheme), such mandate to remain in effect until the conclusion of the next
annual general meeting of our Company, or the expiration of the period within
which the next annual general meeting of our Company is required by the
Articles or any applicable laws to be held, or until revoked or varied by an
ordinary resolution of our Shareholders in general meeting, whichever occurs
first; and
(vii) the general unconditional mandate mentioned in paragraph (v) above was
extended by the addition to the number of issued Shares which may be issued
and allotted or agreed conditionally or unconditionally to be issued and allotted
by our Directors pursuant to such general mandate of an amount representing
the total number of issued Shares repurchased by our Company pursuant to the
mandate to buy-back Shares referred to in paragraph (vi) above.
– V-8 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
5. Reorganization
In preparation for the Listing, the companies comprising our Group underwent the
Reorganization and our Company became the holding company of our Group. For further
details with regard to the Reorganization, please see the section headed “History,
Reorganization and Corporate Structure” in this prospectus.
In addition, as part of the Reorganization, we deregistered a number of inactive
companies. The following table sets forth the details of such companies which were
deregistered as part of the Reorganization:
Date of Date of
Name of company establishment deregistration
1. Shanghai Zhouyue Real Estate February 16, 2017 February 15, 2019
Development Co., Ltd.
(上海洲悅房地產開發有限公司)
2. Shanghai Lizhou Real Estate February 16, 2017 February 18, 2019
Development Co., Ltd.
(上海力洲房地產開發有限公司)
3. Shanghai Liwan Real Estate February 17, 2017 May 6, 2019
Development Co., Ltd.
(上海力灣房地產開發有限公司)
4. Jiangxi Xinlv Real Estate October 14, 2016 May 20, 2019
Development Co., Ltd.
(江西新綠房地產開發有限公司)
5. Jiangxi Aisi Real Estate Development September 30, 2016 December 27, 2018
Co., Ltd.
(江西愛思房地產開發有限公司)
6. Jiangxi Libo Real Estate Development November 20, 2015 January 3, 2019
Co., Ltd. (江西力博置業有限公司)
7. Jiangxi Fudu Real Estate September 29, 2016 May 20, 2019
Development Co., Ltd.
(江西福督房地產開發有限公司)
8. Jiangxi Jiading Real Estate September 29, 2016 December 27, 2018
Development Co., Ltd.
(江西珈鼎房地產開發有限公司)
9. Jiangxi Xinshan Real Estate May 3, 2017 May 20, 2019
Development Co., Ltd.
(江西新山房地產開發有限公司)
– V-9 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
Date of Date of
Name of company establishment deregistration
10. Nanchang Xinli Lichuang Real Estate December 12, 2016 December 27, 2018
Development Co., Ltd.
(南昌市新力力創房地產有限公司)
11. Huizhou Lixin Quality Real Estate January 16, 2017 December 26, 2018
Development Co., Ltd.
(惠州力新品質房地產開發有限公司)
12. Huizhou Xinli Qile Real Estate May 2, 2017 December 26, 2018
Development Co., Ltd.
(惠州新力其樂房地產開發有限公司)
13. Huizhou Xinli Chuangfeng Real May 2, 2017 December 27, 2018
Estate Development Co., Ltd.
(惠州新力創豐房地產開發有限公司)
14. Huizhou Xinli Changsheng Trading August 14, 2018 December 26, 2018
Co., Ltd. (惠州新力昌盛貿易有限公
司)
15. Huizhou Xinli Changlong Trading August 14, 2018 December 27, 2018
Co., Ltd. (惠州新力昌隆貿易有限公
司)
16. HuiZhou Xinli Changfa Trading Co., August 14, 2018 December 26, 2018
Ltd. (惠州新力昌發貿易有限公司)
17. Wuxi Xinchuan Real Estate May 26, 2017 December 17, 2018
Development Co., Ltd.
(無錫新川房地產開發有限公司)
18. Wuxi Xinmiao Real Estate May 31, 2017 January 7, 2019
Development Co., Ltd.
(無錫新淼房地產開發有限公司)
19. Wuxi Xinlin Real Estate Development June 19, 2017 December 26, 2018
Co., Ltd. (無錫新林房地產開發有限公
司)
20. Guangzhou Xinli Tengchi Real Estate November 27, 2017 February 21, 2019
Development Co., Ltd.
(廣州新力騰馳房地產開發有限公司)
21. Guangzhou Xinli Zhanyao Investment March 26, 2018 February 27, 2019
Co., Ltd. (廣州新力展耀投資有限公
司)
22. Guangzhou Xinli Zhanlong March 26, 2018 March 5, 2019
Investment Co., Ltd.
(廣州新力展隆投資有限公司)
– V-10 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
Date of Date of
Name of company establishment deregistration
23. Guangzhou Xinli Hongji Investment April 9, 2018 February 27, 2019
Co., Ltd. (廣州新力弘基投資有限公
司)
24. Guangzhou Xinli Hongbo Investment April 9, 2018 March 12, 2019
Co., Ltd. (廣州新力弘博投資有限公
司)
25. Guangzhou Xinli Hongyuan April 9, 2018 March 12, 2019
Investment Co., Ltd.
(廣州新力弘遠投資有限公司)
26. Guangzhou Xinli Chuanghui March 27, 2018 March 5, 2019
Investment Co., Ltd.
(廣州新力創惠投資有限公司)
27. Guangzhou Xinli Chuang Hong March 28, 2018 March 5, 2019
Investment Co., Ltd.
(廣州新力創弘投資有限公司)
28. Guangzhou Xinli Chuangxing March 27, 2018 February 27, 2019
Investment Co., Ltd. (廣州新力創興投
資有限公司)
29. Zhongshan Xindian Real Estate January 22, 2017 December 13, 2018
Development Co., Ltd.
(中山新典房地產開發有限公司)
30. Zhongshan Xinjue Real Estate January 22, 2017 December 13, 2018
Development Co., Ltd.
(中山新爵房地產開發有限公司)
31. Zhongshan Xinli Zaiyue Real Estate January 22, 2017 December 13, 2018
Development Co., Ltd. (中山新力在悅
房地產開發有限公司)
32. Zhongshan Xinpin Real Estate January 22, 2017 December 13, 2018
Development Co., Ltd.
(中山新品房地產開發有限公司)
33. Zhongshan Xinzhu Real Estate January 22, 2017 December 13, 2018
Development Co., Ltd.
(中山新珠房地產開發有限公司)
34. Changsha Xinguan Real Estate November 2, 2017 December 12, 2018
Development Co., Ltd.
(長沙新冠房地產開發有限公司)
– V-11 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
Date of Date of
Name of company establishment deregistration
35. Ganzhou Xinli Hengwu Properties May 19, 2017 December 20, 2018
Co., Ltd. (贛州新力恒武置業有限公
司)
36. Ganzhou Xinli Fangyu Properties Co., June 23, 2017 December 20, 2018
Ltd. (贛州新力方宇置業有限公司)
37. Ganzhou Xinli Zhicheng Real Estate June 23, 2017 December 20, 2018
Development Co., Ltd. (贛州新力致晟
房地產開發有限公司)
38. Ganzhou Changxin Lihe Properties May 19, 2017 December 20, 2018
Co., Ltd. (贛州長信力合置業有限公
司)
39. Jiangxi Renyi Decoration Co., Ltd. July 25, 2017 December 11, 2018
(江西仁益裝飾裝修有限公司)
40. Jiangxi Hengtong Construction July 25, 2017 December 11, 2018
Consultation Co., Ltd. (江西恒通工程
諮詢有限公司)
41. Jiangxi Shengyu Construction Design July 25, 2017 December 11, 2018
Consultation Co., Ltd. (江西省聖宇工
程設計諮詢有限公司)
42. Jiangxi Yueyi Commercial Services July 25, 2017 December 11, 2018
Co., Ltd. (江西越禕商務服務有限公
司)
43. Nanchang Hongxing Aiqinhai December 13, 2016 December 28, 2018
Commercial Operation Co., Ltd.
(南昌紅星愛琴海商業運營有限公司)
44. Jiangxi Xinwu Real Estate December 19, 2017 December 28, 2018
Development Co., Ltd.
(江西新舞房地產開發有限公司)
45. Jiangxi Xinlai Real Estate December 15, 2017 December 25, 2018
Development Co., Ltd.
(江西新萊房地產開發有限公司)
46. Jiangxi Xinzhi Real Estate December 19, 2017 December 25, 2018
Development Co., Ltd.
(江西新治房地產開發有限公司)
47. Jiangxi Xinbao Real Estate February 9, 2017 December 25, 2018
Development Co., Ltd.
(江西新寶房地產開發有限公司)
– V-12 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
Our Directors have confirmed that as of the respective dates of deregistration, there were
no outstanding claims or liabilities against the aforesaid companies and there were no
outstanding claims or liabilities against our Group in connection with the deregistration of
these companies.
6. Buy-back by our Company of its own securities
This section includes information required by the Stock Exchange to be included in this
prospectus concerning the buy-back by our Company of its own securities.
(a) Provisions of the Listing Rules
The Listing Rules permit companies with a primary listing on the Stock Exchange
to purchase their shares on the Stock Exchange subject to certain restrictions.
(i) Shareholders’ approval
The Listing Rules provide that all proposed buy-backs of shares (which must
be fully paid in the case of shares) by a company with a primary listing on the Stock
Exchange must be approved in advance by an ordinary resolution of the
shareholders, either by way of general mandate or by specific approval of a
particular transaction.
Note: Pursuant to the written resolutions of the Shareholders passed on October 15, 2019, a
general unconditional mandate (the “Buy-back Mandate”) was given to our Directors to
exercise all powers of our Company to buy-back on the Stock Exchange, or any other stock
exchange on which the Shares may be listed and recognized by the SFC and the Stock
Exchange for this purpose, Shares representing up to 10% of the total number of our Shares
in issue immediately following completion of the Global Offering and the Capitalisation
Issue but excluding the Shares which may be allotted and issued pursuant to the exercise
of the Over-allotment Option, and the Buy-back Mandate shall remain in effect until the
conclusion of the next annual general meeting of our Company, or the date by which the
next annual general meeting of our Company is required by the Articles or any applicable
law(s) to be held, or the passing of an ordinary resolution by Shareholders in general
meeting revoking or varying the authority given to our Directors, whichever occurs first.
(ii) Source of funds
Buy-backs must be funded out of funds legally available for the purpose in
accordance with the Articles and the laws of the Cayman Islands. A listed company
may not buy-back its own shares on the Stock Exchange for a consideration other
than cash or for settlement otherwise than in accordance with the trading rules of the
Stock Exchange.
– V-13 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
Under the Cayman Islands laws, any buy-back(s) by our Company may be
made out of profits of our Company, out of our Company’s share premium account
or out of the proceeds of a fresh issue of Shares made for the purpose of the
buy-back. Any premium payable on a purchase over the par value of the Shares to
be purchased must be provided for out of either or both of the profits of our
Company or the share premium account of our Company. Subject to the provisions
of the Cayman Companies Law, a repurchase of Shares may also be paid out of
capital.
(iii) Connected parties
The Listing Rules prohibit our Company from knowingly repurchasing the
Shares on the Stock Exchange from a “core connected person”, which includes a
Director, chief executive or substantial Shareholder of our Company or any of the
subsidiaries or a close associate of any of them and a core connected person shall
not knowingly sell Shares to our Company.
(b) Reasons for buy-backs
Our Directors believe that it is in the best interests of our Company and our
Shareholders as a whole for our Directors to have a general authority from our
Shareholders to enable our Company to buy-back Shares in the market. Such buy-backs
may, depending on the market conditions and funding arrangements at the time, lead to
an enhancement of our Company’s net asset value per Share and/or earnings per Share and
will only be made when our Directors believe that such buy-backs will benefit our
Company and our Shareholders.
(c) Funding of buy-back
In buying-back Shares, our Company may only apply funds legally available for
such purpose in accordance with the Articles, the Listing Rules and the applicable laws
of the Cayman Islands.
On the basis of the current financial position of our Group as disclosed in this
prospectus and taking into account the current working capital position of our Company,
our Directors consider that, if the Buy-back Mandate were to be exercised in full, it might
have a material adverse effect on the working capital and/or the gearing position of our
Group as compared to the position disclosed in this prospectus. However, our Directors
do not propose to exercise the Buy-back Mandate to such an extent as would, in the
circumstances, have a material adverse effect on the working capital requirements or the
gearing levels of our Group which in the opinion of our Directors are from time to time
appropriate for our Group.
– V-14 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
The exercise in full of the Buy-back Mandate, on the basis of 3,529,412,000 Shares
in issue immediately after the Listing, would result in up to 352,941,200 Shares being
bought back by our Company during the period in which the Buy-back Mandate remains
in force.
(d) General
None of our Directors nor, to the best of their knowledge having made all reasonable
enquiries, any of their close associates (as defined in the Listing Rules), has any present
intention if the Buy-back Mandate is exercised to sell any Share(s) to our Company or our
subsidiaries.
Our Directors have undertaken to the Stock Exchange that, so far as the same may
be applicable, they will exercise the Buy-back Mandate in accordance with the Listing
Rules and the applicable laws of the Cayman Islands.
If as a result of a buy-back of Shares pursuant to the Buy-back Mandate, a
Shareholder’s proportionate interest in the voting rights of our Company increases, such
increase will be treated as an acquisition for the purposes of the Takeovers Code.
Accordingly, a Shareholder or a group of Shareholders acting in concert, depending on the
level of increase of the Shareholders’ interest, could obtain or consolidate control of our
Company and may become obliged to make a mandatory offer in accordance with Rule
26 of the Takeovers Code as a result of any such increase. Save as disclosed above, our
Directors are not aware of any consequence that would arise under the Takeovers Code
as a result of a buy-back pursuant to the Buy-back Mandate.
Our Directors will not exercise the Buy-back Mandate if the buy-back would result
in the number of Shares which are in the hands of the public falling below 25% of the total
number of Shares in issue (or such other percentage as may be prescribed as the minimum
public shareholding under the Listing Rules).
No core connected person of our Company has notified our Group that he/she/it has
a present intention to sell Shares to our Company, or has undertaken not to do so, if the
Buy-back Mandate is exercised.
– V-15 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
B. FURTHER INFORMATION ABOUT OUR BUSINESS
1. Summary of material contracts
The following contracts (not being contracts in the ordinary course of business) have been
entered into by members of our Group within the two years preceding the date of this
prospectus and are or may be material:
(a) an equity transfer agreement dated November 15, 2017 entered into between 武漢新
力在和房地產開發有限公司 (Wuhan Sinic Zaihe Real Estate Development Co.,
Ltd.) and Nanchang Weiding Industrial Co., Ltd (南昌威鼎實業有限公司) pursuant
to which Wuhan Sinic Zaihe Real Estate Development Co., Ltd. transferred 30% of
the equity interest in 武漢新力中成房地產開發有限公司 (Wuhan Sinic Zhongcheng
Real Estate Development Co., Ltd.) to Nanchang Weiding Industrial Co., Ltd. at a
consideration of RMB15 million;
(b) an equity transfer agreement dated December 27, 2017 entered into between 惠州新
力力創房地產開發有限公司(Huizhou Sinic Lichuang Real Estate Development Co.,
Ltd.) and 惠州新力雄安房地產開發有限公司 (Huizhou Sinic Xiongan Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Xiongan Real Estate
Development Co., Ltd. acquired the entire equity interest in 惠州新力弘發房地產開
發有限公司(Huizhou Sinic Hongfa Real Estate Development Co., Ltd.) from
Huizhou Sinic Lichuang Real Estate Development Co., Ltd. at a consideration of
RMB1;
(c) an equity transfer agreement dated April 25, 2018 entered into between Jiangxi Sinic
Properties and Nanchang Dingfeng Consultation Co., Ltd. (南昌市頂豐投資諮詢有
限公司) pursuant to which Jiangxi Sinic Properties transferred the entire equity
interest in Jiangxi Lvyang Construction Co., Ltd. (江西綠洋建築工程有限公司) to
Nanchang Dingfeng Consultation Co., Ltd. at nil consideration;
(d) an equity transfer agreement dated June 6, 2018 entered into between Nanchang
Dingfeng Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠
州新力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongshun Real Estate
Development Co., Ltd. acquired 1% of the equity interest in 惠州新力美學房地產開
發有限公司 (Huizhou Sinic Meixue Real Estate Development Co., Ltd.) from
Nanchang Dingfeng Investment Consultation Co., Ltd. at a consideration of RMB1;
(e) an equity transfer agreement dated June 6, 2018 entered into between Nanchang
Dingfeng Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠
州新力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongshun Real Estate
Development Co., Ltd. acquired 1% of the equity interest 惠州力新美學房地產開發
有限公司 (Huizhou Lixin Meixue Real Estate Development Co., Ltd.) from
Nanchang Dingfeng Investment Consultation Co., Ltd. at a consideration of RMB1;
– V-16 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(f) an equity transfer agreement dated June 6, 2018 entered into between Nanchang
Dingfeng Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠
州新力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongshun Real Estate
Development Co., Ltd. acquired 1% of the equity interest in 惠州新力創興房地產開
發有限公司 (Huizhou Sinic Chuangxing Real Estate Development Co., Ltd.) from
Nanchang Dingfeng Investment Consultation Co., Ltd. at a consideration of RMB1;
(g) an equity transfer agreement dated June 7, 2018 entered into between Nanchang
Dingfeng Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠
州新力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongshun Real Estate
Development Co., Ltd. acquired 1% of the equity interest in 惠州新力創業房地產開
發有限公司(Huizhou Sinic Chuangye Real Estate Development Co., Ltd.) from
Nanchang Dingfeng Investment Consultation Co., Ltd. at a consideration of RMB1;
(h) an equity transfer agreement dated June 7, 2018 entered into between Nanchang
Dingfeng Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠
州新力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongshun Real Estate
Development Co., Ltd. acquired 1% equity interest in 惠州新力在悅房地產開發有限
公司 (Huizhou Sinic Zaiyue Real Estate Development Co., Ltd.) from Nanchang
Dingfeng Investment Consultation Co., Ltd. at a consideration of RMB1;
(i) an equity transfer agreement dated June 7, 2018 between Nanchang Dingfeng
Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠州新力弘
順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate Development Co.,
Ltd. pursuant to which Huizhou Sinic Hongshun Real Estate Development Co., Ltd.
acquired 1% equity interest in 惠州新力南山房地產開發有限公司 (Huizhou Sinic
Nanshan Real Estate Development Co., Ltd.) from Nanchang Dingfeng Investment
Consultation Co., Ltd. at a consideration of RMB1;
(j) an equity transfer agreement dated June 11, 2018 entered into between Nanchang
Dingfeng Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠
州新力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongshun Real Estate
Development Co., Ltd. acquired 1% of the equity interest in 惠州新力無限房地產開
發有限公司 (Huizhou Sinic Wuxian Real Estate Development Co., Ltd.) from
Nanchang Dingfeng Investment Consultation Co., Ltd at a consideration of RMB1;
– V-17 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(k) an equity transfer agreement dated July 4, 2018 entered into between Nanchang
Dingfeng Investment Consultation Co., Ltd. (南昌市頂豐投資諮詢有限公司) and 惠
州新力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongshun Real Estate
Development Co., Ltd. acquired 1% of the equity interest in 惠州新力未來房地產開
發有限公司 (Huizhou Sinic Future Real Estate Development Co., Ltd.) from
Nanchang Dingfeng Investment Consultation Co., Ltd. at a consideration of RMB1;
(l) an equity transfer agreement dated October 10, 2018 entered into between 蘇州新力
力創房地產有限公司 (Suzhou Sinic Lichuang Real Estate Co., Ltd.) and Suzhou
Yinkang Properties Co., Ltd. (蘇州銀康置業有限公司) pursuant to which Suzhou
Sinic Lichuang Real Estate Co., Ltd. acquired 30% of the equity interest in 蘇州新
力創志房地產有限公司 (Suzhou Sinic Chuangzhi Real Estate Co., Ltd.) from
Suzhou Yinkang Properties Co., Ltd. at nil consideration;
(m) an equity transfer agreement dated August 8, 2018 entered into between Suzhou
Yinkang Properties Co., Ltd. (蘇州銀康置業有限公司) and 蘇州新力力創房地產有
限公司 (Suzhou Sinic Lichuang Real Estate Co., Ltd.) pursuant to which Suzhou
Sinic Lichuang Real Estate Co., Ltd. acquired 30% of the equity interest in 蘇州新
力創悅房地產有限公司 (Suzhou Sinic Chuangyue Real Estate Co., Ltd.) from
Suzhou Yinkang Properties Co., Ltd. at nil consideration;
(n) an equity transfer agreement dated October 16, 2018 entered into between Jiangxi
Sinic Properties and 南昌潤淇實業有限公司 (Nanchang Runqi Industrial Co., Ltd.)
pursuant to which Nanchang Runqi Industrial Co., Ltd. acquired 25% of the equity
interest in 南昌源融房地產開發有限公司 (Nanchang Yuanrong Real Estate
Development Co., Ltd.) from Jiangxi Sinic Properties at nil consideration;
(o) an equity transfer agreement dated November 2, 2018 entered into between 惠州新
力力創房地產集團有限公司 (Huizhou Sinic Lichuang Real Estate Group Co., Ltd.)
and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司) pursuant
to which Huizhou Sinic Lichuang Real Estate Group Co., Ltd. transferred the entire
equity interest in Huizhou Sinic Hongyue Real Estate Development Co., Ltd. (惠州
新力泓悅房地產開發有限公司) to Shanghai Hongqi New Material Co., Ltd. at the
consideration of RMB1;
(p) an equity transfer agreement dated November 1, 2018 entered into between 惠州新
力力創房地產集團有限公司 (Huizhou Sinic Lichuang Real Estate Group Co.,
Ltd.)and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司)
pursuant to which Huizhou Sinic Lichuang Real Estate Group Co., Ltd. transferred
the entire equity interest in 惠州新力泓軒房地產開發有限公司 (Huizhou Sinic
Hongxuan Real Estate Development Co., Ltd.) to Shanghai Hongqi New Material
Co., Ltd. at the consideration of RMB1;
– V-18 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(q) an equity transfer agreement dated November 2, 2018 entered into between 惠州新
力力創房地產集團有限公司 (Huizhou Sinic Lichuang Real Estate Group Co., Ltd.)
and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司) pursuant
to which Huizhou Sinic Lichuang Real Estate Group Co., Ltd. transferred the entire
equity interest in 惠州新力泓豐房地產開發有限公司 (Huizhou Sinic Hongfeng Real
Estate Development Co., Ltd.) to Shanghai Hongqi New Material Co., Ltd. at the
consideration of RMB1;
(r) an equity transfer agreement dated November 7, 2018 entered into between 惠州新
力弘順房地產開發有限公司 (Huizhou Sinic Hongshun Real Estate Development
Co., Ltd.) and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司)
pursuant to which Huizhou Sinic Hongshun Real Estate Development Co., Ltd.
transferred 1% of the equity interest in Huizhou Lixin Zaiyue Real Estate
Development Co., Ltd. (惠州力新在悅房地產開發有限公司) to Shanghai Hongqi
New Material Co., Ltd. at the consideration of RMB1;
(s) an equity transfer agreement dated November 7, 2018 entered into between 惠州新
力力創房地產集團有限公司 (Huizhou Sinic Lichuang Real Estate Group Co., Ltd.)
and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司) pursuant
to which Huizhou Sinic Lichuang Real Estate Group Co., Ltd. transferred 99% of the
equity interest in Huizhou Lixin Zaiyue Real Estate Development Co., Ltd. (惠州力
新在悅房地產開發有限公司) to Shanghai Hongqi New Material Co., Ltd. at the
consideration of RMB1;
(t) an equity transfer agreement dated November 7, 2018 entered into between 惠州新
力弘順房地產開發有限公司(Huizhou Sinic Hongshun Real Estate Development
Co., Ltd.) and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司)
pursuant to which Huizhou Sinic Hongshun Real Estate Development Co., Ltd.
transferred 1% of the equity interest in Huizhou Xinyue Lihe Real Estate
Development Co., Ltd. (惠州新悅力和房地產開發有限公司) to Shanghai Hongqi
New Material Co., Ltd. at a consideration of RMB1;
(u) an equity transfer agreement dated November 7, 2018 entered into between 惠州新
力力創房地產集團有限公司(Huizhou Sinic Lichuang Real Estate Group Co., Ltd.)
and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司) pursuant
to which Huizhou Sinic Lichuang Real Estate Group Co., Ltd. transferred 99% of the
equity interest in Huizhou Xinyue Lihe Real Estate Development Co., Ltd. (惠州新
悅力和房地產開發有限公司) to Shanghai Hongqi New Material Co., Ltd. at a
consideration of RMB1;
– V-19 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(v) an equity transfer agreement dated November 7, 2018 entered into between 惠州新
力力創房地產集團有限公司(Huizhou Sinic Lichuang Real Estate Group Co., Ltd.)
and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公司) pursuant
to which Huizhou Sinic Lichuang Real Estate Group Co., Ltd. transferred 75% of the
equity interest in Huizhou Sinic Pinzhi Real Estate Development Co., Ltd. (惠州新
力品質房地產開發有限公司) to Shanghai Hongqi New Material Co., Ltd. at a
consideration of RMB1;
(w) an equity transfer agreement dated November 16, 2018 entered into between Sinic
Real Estate and Sinic Lichuang Industrial Co., Ltd. (新力力創實業有限公司)
pursuant to which Sinic Real Estate transferred the entire equity interest in Jiangxi
Menglong Real Estate Development Co., Ltd. (江西夢龍房地產開發有限公司) to
Sinic Lichuang Industrial Co., Ltd. at nil consideration;
(x) an equity transfer agreement dated November 20, 2018 entered into between Sinic
Real Estate and Shanghai Hongqi New Material Co., Ltd. (上海鴻綦新材料有限公
司) pursuant to which Sinic Real Estate transferred 70% of the equity interest in
Huizhou Sinic Lihong Real Estate Development Co., Ltd. (惠州新力力鴻房地產開
發有限公司) to Shanghai Hongqi New Material Co., Ltd. at a consideration of
RMB1.
(y) an equity transfer agreement dated January 21, 2019 entered into between Sinic
Technology and 江西悅璟實業有限公司 (Jiangxi Yuejing Industrial Co., Ltd.),
pursuant to which Jiangxi Yuejing Industrial Co., Ltd. acquired the entire equity
interest in Sinic Real Estate from Sinic Technology at a consideration of RMB1;
(z) an equity transfer agreement dated January 24, 2019 entered into between 江西悅璟
實業有限公司 (Jiangxi Yuejing Industrial Co., Ltd.) and Sinic Management,
pursuant to which Sinic Management acquired the entire equity interest in Sinic Real
Estate from Jiangxi Yuejing Industrial Co., Ltd. at a consideration of RMB1;
(aa) a capital injection agreement dated March 8, 2019 entered into among Sinic
Management, 江西悅璟實業有限公司 (Jiangxi Yuejing Industrial Co., Ltd.) and
Icons Electronics pursuant to which Icons Electronics became interested in 1% of
the equity interest in Sinic Management through a capital injection of
RMB34,116,372.70;
(bb) an equity transfer agreement dated March 28, 2019 entered into between Jiangxi
Chenda Industrial Co., Ltd. (江西晨達實業有限公司) and 江西新灣房地產開發有限
公司 (Jiangxi Xinwan Real Estate Development Co., Ltd.) pursuant to which Jiangxi
Xinwan Real Estate Development Co., Ltd. acquired the equity interest which is
equivalent to paid-up registered capital of RMB0.6 million in Fengcheng Gantie
from Jiangxi Chenda Industrial Co., Ltd. at nil consideration;
– V-20 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(cc) an equity transfer agreement dated April 17, 2019 entered into between Liu
Chengwei (劉承偉) and 上海呈錫實業有限公司 (Shanghai Chengxi Industrial Co.,
Ltd.), pursuant to which Shanghai Chengxi Industrial Co., Ltd. acquired 99% of the
equity interest in 南昌市淼川實業發展有限公司 (Nanchang Miaochuan Industrial
Development Co., Ltd.) from Liu Chengwei at nil consideration;
(dd) an equity transfer agreement dated April 17, 2019 entered into between Deng Jinlin
(鄧金琳) and 上海呈錫實業有限公司 (Shanghai Chengxi Industrial Co., Ltd.)
pursuant to which Shanghai Chengxi Industrial Co., Ltd. acquired 1% of the equity
interest in 南昌市淼川實業發展有限公司 (Nanchang Miaochuan Industrial
Development Co., Ltd.) from Deng Jinlin at nil consideration;
(ee) an equity transfer agreement dated April 24, 2019 between Sinic Technology and 惠
州新力弘興房地產開發有限公司 (Huizhou Sinic Hongxing Real Estate
Development Co., Ltd.) pursuant to which Huizhou Sinic Hongxing Real Estate
Development Co., Ltd. acquired the entire equity interest in 惠州市萬基實業有限公
司 (Huizhou Wanji Industrial Co., Ltd.) from Sinic Technology at a consideration of
RMB1;
(ff) an equity transfer agreement dated April 26, 2019 entered into between Nanchang
Ruixing Industrial Co., Ltd. (南昌瑞興實業有限公司) and 上海戴創實業有限公司
(Shanghai Daichuang Industrial Co., Ltd.) pursuant to which Shanghai Daichuang
Industrial Co., Ltd. acquired the equity interest which is equivalent to paid-up
registered capital of RMB500 million in Jiangxi Sinic Properties from Nanchang
Ruixing Industrial Co., Ltd. at nil consideration;
(gg) an equity transfer agreement dated May 14, 2019 between 江西悅璟實業有限公司
(Jiangxi Yuejing Industrial Co., Ltd.) and Sinic Business Consultancy, pursuant to
which Sinic Business Consultancy acquired 99% of the equity interest in Sinic
Management from Jiangxi Yuejing Industrial Co., Ltd. at a consideration of
RMB100 million;
(hh) an equity transfer agreement dated July 31, 2019 entered into between Hefei Xuhui
Corporate Management Co., Ltd. (合肥旭輝企業管理有限公司) and 合肥新力力悅
房地產開發有限公司 (Hefei Sinic Liyue Real Estate Development Co., Ltd.)
pursuant to which Hefei Sinic Liyue Real Estate Development Co., Ltd. acquired
50% of the equity interest in 合肥力耀房地產開發有限公司 (Hefei Liyao Real Estate
Development Co., Ltd.) from Hefei Xuhui Corporate Management Co., Ltd. at a
consideration of RMB25 million;
(ii) the Deed of Non-Competition;
(jj) the Deed of Indemnity; and
(kk) the Hong Kong Underwriting Agreement.
– V-21 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
2. Intellectual property rights of our Group
(a) Trademark
As of the Latest Practicable Date, our Group was the registered proprietor of the
following trademarks which, in the opinion of our Directors, are material to our business:
Name of
Registration registered Place of Date of
No. Trademark number Class proprietor registration registration Expiry date
1. 304732867 35, 36, Company Hong Kong November 13, November 12,
37, 41 2018 2028
and
43
2. 13833617 36 惠州市湯普實業有 PRC April 21, April 20,
限公司 (Huizhou 2015 2025
Tangpu
Industrial Co.,
Ltd.)
3. 13833557 36 惠州市湯普實業有 PRC February 21, February 20,
限公司 (Huizhou 2015 2025
Tangpu
Industrial Co.,
Ltd.)
As of the Latest Practicable Date, our Group had been granted a license to use the
following trademarks:
Name of
Registration registered Place of Date of
No. Trademark number Class proprietor registration registration Expiry date
1. 15895801 35 Sinic Technology PRC November 7, November 6,
2016 2026
2. 15895859 35 Sinic Technology PRC February 7, February 6,
2016 2026
3. 15903474 36 Sinic Technology PRC March 21, March 20,
2017 2027
4. 15903491 36 Sinic Technology PRC May 21, 2016 May 20, 2026
5. 15903527 37 Sinic Technology PRC May 21, 2017 May 20, 2027
6. 15903548 37 Sinic Technology PRC June 28, 2017 June 27, 2027
– V-22 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(b) Domain names
As of the Latest Practicable Date, our Group had registered the following domain
names which are material to our business:
Name of registered Date of
No. Domain name proprietor registration Expiry date
1. sinicdc.com Sinic Real Estate August 25, August 25,
2017 2028
2. xinlizy.com Jiangxi Sinic Properties November 26, November 26,
2014 2026
3. xinlizd.com Jiangxi Sinic Properties March 30, August 16,
2017 2026
4. sinicculture.com Sinic Real Estate April 23, 2019 April 23, 2020
Save as disclosed above, there are no other intellectual property rights which are
material in relation to the business of our Group.
C. FURTHER INFORMATION ABOUT OUR DIRECTORS AND SUBSTANTIAL
SHAREHOLDERS
1. Particulars of Directors’ service contracts
Our executive Directors’ service contracts have a term of three years commencing from
the Listing Date and may be terminated by either party by giving not less than one month’s
notice in writing. In certain other circumstances, the service contract can also be terminated by
us, including but not limited to certain breaches of our Directors’ obligations under the contract
or certain misconducts. The appointments of our executive Directors are also subject to the
provisions of retirement and rotation of Directors under the Articles. The salary of each
executive Director after each financial year is subject to adjustment as to be determined by our
Company’s remuneration committee and approved by a majority of the members of the Board
(excluding our Director whose salary is under review).
Each of our independent non-executive Directors has entered into a letter of appointment
with our Company for a period of three years commencing from the Listing Date and may be
terminated by either party by giving at least one month’s notice. The appointments of the
independent non-executive Directors are also subject to the provisions of retirement and
rotation of Directors under the Articles. Pursuant to the terms of the letters of appointment,
each of our independent non-executive Directors is entitled to a director’s fee of RMB260,000
per annum.
Save for the above director’s fee, none of our independent non-executive Directors is
expected to receive any other remuneration for holding their office as an independent
non-executive Director.
– V-23 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
Save as disclosed above, none of our Directors has or is proposed to have a service
contract with any member of our Group, other than contracts expiring or determinable by the
employer within one year without the payment of compensation (other than statutory
compensation).
2. Directors’ remuneration
(a) For the three years ended December 31, 2018 and the four months ended April 30,
2019, the aggregate amount of salaries, allowances, discretionary bonus, pension-
defined contribution plans and other benefits in kind (if applicable) granted by us to
our Directors was approximately RMB0.4 million, RMB2.4 million, RMB3.8
million and RMB1.6 million, respectively.
(b) For the three years ended December 31, 2018 and the four months ended April 30,
2019, no emoluments had been paid and no benefits in kind had been granted by our
Group to our Directors at the time.
(c) Under the arrangements currently in force, the aggregate emoluments (excluding
discretionary bonus) payable by our Group to and benefits in kind receivable by our
Directors (including our independent non-executive Directors in their respective
capacity as Directors) for the year ending December 31, 2019 are expected to be
approximately RMB4.0 million.
(d) For the three years ended December 31, 2018 and the four months ended April 30,
2019, none of our Directors at the time or any past directors of any member of our
Group has been paid any sum of money (i) as an inducement to join or upon joining
our Group; or (ii) for loss of office as a director of any member of our Group or of
any other office in connection with the management of the affairs of any member of
our Group.
(e) There has been no arrangement under which a Director at the time has waived or
agreed to any emoluments for the three years ended December 31, 2018 and the four
months ended April 30, 2019.
– V-24 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
3. Disclosure of Directors’ interests
Immediately following the completion of the Global Offering (without taking into
account any Shares which may be issued pursuant to the exercise of any options which may be
granted under the Share Option Scheme) and the Capitalization Issue, the interests or short
positions of our Directors and the chief executives of our Company in the Shares, underlying
shares and debentures of our Company and its associated corporations (within the meaning of
Part XV of the SFO) which will have to be notified to our Company and the Stock Exchange
pursuant to Divisions 7 and 8 of Part XV of the SFO (including interests and short positions
which he is taken or deemed to have under such provisions of the SFO), or which will be
required, pursuant to section 352 of the SFO, to be recorded in the register referred to therein,
or which will be required to be notified to our Company and the Stock Exchange pursuant to
the Model Code for Securities Transactions by Directors of Listed Issuers contained in the
Listing Rules, in each case once the Shares are listed on the Stock Exchange, will be as
follows:
Approximate
percentage of
shareholding in
Name of Director Nature of interest Number of Shares(1) our Company
Mr. Zhang Founder of trusts(2)(3) 2,970,000,000 (L) 84.1%
Notes:
(1) The letter “L” denotes a long position in our Shares.
(2) The entire issued share capital of Sinic Holdings is held by Sinic Group, which in turn is wholly owned
by Xin Hong. Xin Hong is wholly owned by Honoured Ever Oriental Holdings Limited, the holding
vehicle of TMF (Cayman) Ltd.. TMF (Cayman) Ltd. is the trustee of the Family Trust, which is a
discretionary trust established by Mr. Zhang as settlor, the beneficiaries of which are Mr. Zhang and Mr.
Zhang’s family members. Accordingly, Mr. Zhang is deemed under the SFO to be interested in the
Shares held by Sinic Holdings.
(3) Xin Heng will own 150,000,000 Shares, representing approximately 4.2% of the issued share capital of
the Company upon Listing (assuming the Over-allotment Option is not exercised). The entire issued
share capital of Xin Heng is held by Glory Victory Holdings Limited, the holding vehicle of TMF Trust
(HK) Limited. TMF Trust (HK) Limited is the trustee of the Employee Incentive Trust, a discretionary
trust set up by Mr. Zhang as settlor for the purpose of a share incentive scheme to be adopted at least
six months after Listing, for the benefit of the employees of the Group. Accordingly, Mr. Zhang is
deemed under the SFO to be interested in the Shares held by Xin Heng.
4. Substantial shareholders
Immediately following completion of the Global Offering and the Capitalization Issue
(without taking into account of the Shares which may be allotted and issued pursuant to the
exercise of options that may be granted under the Share Option Scheme), based on the
information available on the Latest Practicable Date, the following persons/entities (other than
our Directors and chief executives of our Company) will have an interest or a short position
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APPENDIX V STATUTORY AND GENERAL INFORMATION
in the Shares or underlying Shares which would be required to be disclosed to our Company
under the provisions of Divisions 2 and 3 of Part XV of the SFO, or, directly or indirectly, be
interested in 10% or more of the number of any class of share capital carrying rights to vote
in all circumstances at general meetings of any other member of our Company:
Approximate
percentage of
Number of shareholding in
Name of Shareholder Nature of interest Shares(1) our Company
TMF (Cayman) Ltd. Trustee of a trust(2) 2,820,000,000 79.9%
Shares (L)
Honoured Ever Oriental Interest in a controlled 2,820,000,000 79.9%
Holdings Limited corporation(2) Shares (L)
Xin Hong Interest in a controlled 2,820,000,000 79.9%
corporation(2) Shares (L)
Sinic Group Interest in a controlled 2,820,000,000 79.9%
corporation(2) Shares (L)
Sinic Holdings Beneficial owner(2) 2,820,000,000 79.9%
Shares (L)
Ms. Wu Chengping Interest of spouse(3) 2,970,000,000 84.1%
Shares (L)
Notes:
(1) The letter “L” denotes a long position in the relevant Shares.
(2) The entire issued share capital of Sinic Holdings is held by Sinic Group, which in turn is wholly owned
by Xin Hong. Xin Hong is wholly owned by Honoured Ever Oriental Holdings Limited, the holding
vehicle of TMF (Cayman) Ltd.. TMF (Cayman) Ltd. is the trustee of the Family Trust, which is a
discretionary trust established by Mr. Zhang as settlor, the beneficiaries of which are Mr. Zhang and Mr.
Zhang’s family members. Accordingly, each of TMF (Cayman) Ltd., Honoured Ever Oriental Holdings
Limited, Xin Hong and Sinic Group is deemed under the SFO to be interested in the Shares held by Sinic
Holdings.
(3) Ms. Wu Chengping is the spouse of Mr. Zhang. Under the SFO, Ms. Wu Chengping is deemed to be
interested in the same Shares in which Mr. Zhang is interested.
5. Disclaimers
Save as disclosed in this Appendix:
(a) none of our Directors or chief executive of our Company has any interests and short
positions in the Shares, underlying shares and debentures of our Company or any
associated corporation (within the meaning of Part XV of the SFO) which will have
to be notified to our Company and the Stock Exchange pursuant to Divisions 7 and
8 of Part XV of the SFO (including interests and short positions which he is taken
or deemed to have taken under such provisions of the SFO) or which will be
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APPENDIX V STATUTORY AND GENERAL INFORMATION
required, pursuant to section 352 of the SFO, to be entered in the register referred
to therein, or will be required, pursuant to the Model Code for Securities
Transactions by Directors of Listed Issuers to be notified to our Company and the
Stock Exchange, in each case once the Shares are listed on the Stock Exchange;
(b) so far as is known to any of our Directors or chief executive of our Company, no
person has an interest or short position in the Shares and underlying shares of our
Company which would fall to be disclosed under the provisions of Divisions 2 and
3 of Part XV of the SFO, or is directly or indirectly interested in 10% or more of
the number of shares carrying rights to vote in all circumstances at general meetings
of any other member of our Group;
(c) none of our Directors nor any of the persons listed in the sub-section headed
“Qualifications and consents of experts” below is interested, directly or indirectly,
in the promotion of, or in any assets which have been, within the two years
immediately preceding the issue of this prospectus, acquired or disposed of by or
leased to any member of our Group, or are proposed to be acquired or disposed of
by or leased to any member of our Group;
(d) none of our Directors or the persons listed in the sub-section headed “Qualifications
and consents of experts” below is materially interested in any contract or
arrangement with our Group subsisting at the date of this prospectus which is
unusual in its nature or conditions or which is significant in relation to the business
of our Group;
(e) none of the persons listed in the sub-section headed “Qualifications and consents of
experts” below has any shareholding in any member of our Group or the right
(whether legally enforceable or not) to subscribe for or to nominate persons to
subscribe for securities in any member of our Group;
(f) none of our Directors has entered or has proposed to enter into any service
agreements with our Company or any member of our Group (other than contracts
expiring or determinable by the employer within one year without payment of
compensation other than statutory compensation); and
(g) so far as is known to our Directors, none of our Directors or their associates or any
shareholder of our Company (which to the knowledge of our Directors owns 5% or
more of the issued share capital of our Company) has any interest in any of the five
largest customers of our Group.
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APPENDIX V STATUTORY AND GENERAL INFORMATION
D. SHARE OPTION SCHEME
1. Share Option Scheme
The following is a summary of the principal terms of the Share Option Scheme
conditionally adopted by the written resolutions of our Shareholders passed on October 15,
2019.
(a) Purpose
The Share Option Scheme is a share incentive scheme prepared in accordance with
Chapter 17 of the Listing Rules and is established to recognise and acknowledge the
contributions that the Eligible Participants (as defined in paragraph (b) below) had or may
have made to our Group. The Share Option Scheme will provide the Eligible Participants
an opportunity to have a personal stake in our Company with the view to achieving the
following objectives:
(i) motivate the Eligible Participants to optimise their performance efficiency for
the benefit of our Group; and
(ii) attract and retain or otherwise maintain an on-going business relationship with
the Eligible Participants whose contributions are or will be beneficial to the
long-term growth of our Group.
(b) Who may join
The Board may, at its discretion, offer to grant an option to the following persons
(collectively the “Eligible Participants”) to subscribe for such number of new Shares as
the Board may determine at an exercise price determined in accordance with paragraph
(f) below:
(i) any full-time or part-time employees, executives or officers of our Company or
any of its subsidiaries;
(ii) any directors (including independent non-executive directors) of our Company
or any of its subsidiaries; and
(iii) any advisors, consultants, suppliers, customers, distributors and such other
persons who in the sole opinion of the Board will contribute or have
contributed to our Company or any of its subsidiaries.
Upon acceptance of the option, the grantee shall pay HK$1.00 to our Company by
way of consideration for the grant.
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APPENDIX V STATUTORY AND GENERAL INFORMATION
(c) Acceptance of an offer of Options
An option shall be deemed to have been granted and accepted by the grantee and to
have taken effect when the duplicate offer document constituting acceptances of the
options duly signed by the grantee, together with a remittance in favour of our Company
of HK$1.00 by way of consideration for the grant thereof, is received by our Company
on or before the relevant acceptance date. Such remittance or payment shall in no
circumstances be refundable. Any offer to grant an option to subscribe for Shares may be
accepted in respect of less than the number of Shares for which it is offered provided that
it is accepted in respect of a board lot for dealing in Shares on the Stock Exchange or an
integral multiple thereof and such number is clearly stated in the duplicate offer document
constituting acceptance of the option. To the extent that the offer to grant an option is not
accepted by any prescribed acceptance date, it shall be deemed to have been irrevocably
declined.
Subject to paragraphs (l), (m), (n), (o) and (p), an Option shall be exercised in whole
or in part and, other than where it is exercised to the full extent outstanding, shall be
exercised in integral multiples of such number of Shares as shall represent one board lot
for dealing in Shares on the Stock Exchange for the time being, by the grantee by giving
notice in writing to our Company stating that the Option is thereby exercised and the
number of Shares in respect of which it is exercised. Each such notice must be
accompanied by a remittance or payment for the full amount of the exercise price for our
Shares in respect of which the notice is given. Within 21 days after receipt of the notice
and the remittance or payment and, where appropriate, receipt of the certificate by the
auditors to our Company or the approved independent financial advisor as the case may
be pursuant to paragraph (r), our Company shall issue and allot the relevant number of
Shares to the grantee credited as fully paid and issue to the grantee certificates in respect
of our Shares so allotted.
The exercise of any Option shall be subject to our Shareholders in general meeting
approving any necessary increase in the authorised share capital of our Company.
(d) Maximum number of Shares
The maximum number of Shares in respect of which options may be granted under
the Share Option Scheme and under any other share option schemes of our Company must
not in aggregate exceed 10% of the total number of Shares in issue immediately following
completion of the Global Offering, being 352,941,200 Shares (excluding any Shares
which may be issued pursuant to the exercise of the Over-allotment Option), excluding
for this purpose Shares which would have been issuable pursuant to options which have
lapsed in accordance with the terms of the Share Option Scheme (or any other share
option schemes of our Company). Subject to the issue of a circular by our Company and
the approval of our Shareholders in general meeting and/or such other requirements
prescribed under the Listing Rules from time to time, the Board may:
(i) renew this limit at any time to 10% of our Shares in issue as at the date of the
approval by our Shareholders in general meeting; and/or
– V-29 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(ii) grant options beyond the 10% limit to Eligible Participants specifically
identified by the Board. The circular issued by our Company to our
Shareholders shall contain a generic description of the specified Eligible
Participants who may be granted such options, the number and terms of the
options to be granted, the purpose of granting options to the specified Eligible
Participants with an explanation as to how the options serve such purpose, the
information required under Rule 17.02(2)(d) and the disclaimer required under
Rule 17.02(4) of the Listing Rules.
Notwithstanding the foregoing and subject to paragraph (r) below, the maximum
number of Shares which may be issued upon exercise of all outstanding options granted
and yet to be exercised under the Share Option Scheme and any other share option
schemes of our Company at any time shall not exceed 30% of our Shares in issue from
time to time. No options shall be granted under any schemes of our Company (including
the Share Option Scheme) if this will result in the 30% limit being exceeded. The
maximum number of Shares in respect of which options may be granted shall be adjusted,
in such manner as the auditors of our Company or an approved independent financial
advisor shall certify to be appropriate, fair and reasonable in the event of any alteration
in the capital structure of our Company in accordance with paragraph (r) below whether
by way of consolidation, capitalisation issue, rights issue, sub-division or reduction of the
share capital of our Company but in no event shall exceed the limit prescribed in this
paragraph.
(e) Maximum number of options to any one individual
The total number of Shares issued and which may fall to be issued upon exercise of
the options granted under the Share Option Scheme and any other share option schemes
of our Company (including both exercised and outstanding options) to each Eligible
Participant in any 12-month period up to the date of grant shall not exceed 1% of our
Shares in issue as at the date of grant. Any further grant of options in excess of this 1%
limit shall be subject to:
(i) the issue of a circular by our Company containing the identity of the Eligible
Participant, the numbers of and terms of the options to be granted (and options
previously granted to such participant), the information as required under
Rules 17.02(2)(d) and the disclaimer required under 17.02(4) of the Listing
Rules; and
(ii) the approval of our Shareholders in general meeting and/or other requirements
prescribed under the Listing Rules from time to time with such Eligible
Participant and his close associates (as defined in the Listing Rules) (or his/her
associates if the Eligible Participant is a core connected person) abstaining
from voting. The numbers and terms (including the exercise price) of options
to be granted to such participant must be fixed before our Shareholders’
approval and the date of the Board meeting at which the Board proposes to
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APPENDIX V STATUTORY AND GENERAL INFORMATION
grant the options to such Eligible Participant shall be taken as the date of grant
for the purpose of calculating the subscription price of our Shares. The Board
shall forward to such Eligible Participant an offer document in such form as the
Board may from time to time determine (or, alternatively, documents
accompanying the offer document which state), among others:
(aa) the Eligible Participant’s name, address and occupation;
(bb) the date on which an option is offered to an Eligible Participant which
must be a date on which the Stock Exchange is open for the business of
dealing in securities;
(cc) the date upon which an offer for an option must be accepted;
(dd) the date upon which an option is deemed to be granted and accepted in
accordance with paragraph (c);
(ee) the number of Shares in respect of which the option is offered;
(ff) the subscription price and the manner of payment of such price for our
Shares on and in consequence of the exercise of the option;
(gg) the date of the expiry of the option as may be determined by the Board;
(hh) the method of acceptance of the option which shall, unless the Board
otherwise determines, be as set out in paragraph (c); and
(ii) other terms and conditions (including, without limitation, any minimum
period for which an option must be held before it can be exercised and/or
any performance targets which must be achieved before the option can be
exercised) relating to the offer of the option which in the opinion of the
Board are fair and reasonable but not being inconsistent with Share
Option Scheme and the Listing Rules.
(f) Price of Shares
Subject to any adjustments made as described in paragraph (r) below, the
subscription price of a Share in respect of any particular option granted under the Share
Option Scheme shall be such price as the Board in its absolute discretion shall determine,
save that such price must be at least the higher of:
(i) the official closing price of our Shares as stated in the Stock Exchange’s daily
quotation sheets on the date of grant, which must be a day on which the Stock
Exchange is open for the business of dealing in securities;
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APPENDIX V STATUTORY AND GENERAL INFORMATION
(ii) the average of the official closing prices of our Shares as stated in the Stock
Exchange’s daily quotation sheets for the five business days immediately
preceding the date of grant; and
(iii) the nominal value of a Share.
(g) Granting options to a director, chief executive or substantial shareholder of our
Company or any of their respective associates
Any grant of options to a director, chief executive or substantial shareholder (as
defined in the Listing Rules) of our Company or any of their respective associates (as
defined in the Listing Rules) is required to be approved by the independent non-executive
Directors (excluding any independent non-executive Director who is the grantee of the
options). If the Board proposes to grant options to a substantial shareholder or any
independent non-executive Director (or any of their respective associates (as defined in
the Listing Rules)) which will result in the number of Shares issued and to be issued upon
exercise of options granted and to be granted (including options exercised, cancelled and
outstanding) to such person in the 12-month period up to and including the date of such
grant:
(i) representing in aggregate over 0.1% or such other percentage as may be from
time to time provided under the Listing Rules of our Shares in issue on the date
of offer of the option; and
(ii) having an aggregate value in excess of HK$5 million or such other sum as may
be from time to time provided under the Listing Rules, based on the official
closing price of our Shares at the date of each offer of the option,
such further grant of options will be subject to, in addition to the approval of all the
Directors, the issue of a circular by our Company and the approval of our Shareholders
in general meeting on a poll at which the grantee, his/her associates and all core
connected persons (as defined in the Listing Rules) of our Company shall abstain from
voting in favor, and/or such other requirements prescribed under the Listing Rules from
time to time. Any vote taken at the meeting to approve the grant of such options shall be
taken as a poll.
The circular to be issued by our Company to our Shareholders pursuant to the above
paragraph shall contain the following information:
(i) the details of the number and terms (including the exercise price) of the options
to be granted to each selected Eligible Participant which must be fixed before
our Shareholders’ meeting and the date of Board meeting for proposing such
further grant shall be taken as the date of grant for the purpose of calculating
the exercise price of such options;
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APPENDIX V STATUTORY AND GENERAL INFORMATION
(ii) a recommendation from the independent non-executive Directors (excluding
any independent non-executive Director who is the grantee of the options) to
the independent Shareholders as to voting;
(iii) the information required under Rule 17.02(2)(c) and (d) and the disclaimer
required under Rule 17.02(4) of the Listing Rules; and
(iv) the information required under Rule 2.17 of the Listing Rules.
(h) Restrictions on the times of grant of Options
A grant of options shall not be made after inside information has come to the
knowledge of our Company until it has been published pursuant to the requirements of the
Listing Rules and the Inside Information Provisions of Part XIVA of the SFO. In
particular, no options shall be granted during the period commencing one month
immediately preceding the earlier of:
(i) the date of the Board meeting (as such date to first notified to the Stock
Exchange in accordance with the Listing Rules) for the approval of our
Company’s annual results half-year, quarterly or other interim period (whether
or not required under the Listing Rules); and
(ii) the deadline for our Company to publish an announcement of its annual results
or half-year, or quarterly or other interim period (whether or not required under
the Listing Rules) and ending on the date of actual publication of the results
announcement, and where an option is granted to a Director:
(aa) no options shall be granted during the period of 60 days immediately
preceding the publication date of the annual results or, if shorter, the
period from the end of the relevant financial year up to the publication
date of the results; and
(bb) during the period of 30 days immediately preceding the publication date
of the quarterly results (if any) and half-year results or, if shorter, the
period from the end of the relevant quarterly or half-year period up to the
publication date of the results.
(i) Rights are personal to grantee
An option and an offer to grant an option shall be personal to the grantee and shall
not be transferrable or assignable and no grantee shall in any way sell, transfer, charge,
mortgage, encumber or create any interest (legal or beneficial) in favour of any third party
over or in relation to any option or attempt so to do (save that the grantee may nominate
– V-33 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
a nominee in whose name our Shares issued pursuant to the Share Option Scheme may
be registered). Any breach of the foregoing shall entitle our Company to cancel any
outstanding options or any part thereof granted to such grantee.
(j) Time of exercise of Option and duration of the Share Option Scheme
An option may be exercised in accordance with the terms of the Share Option
Scheme at any time after the date upon which the option is deemed to be granted and
accepted and prior to the expiry of 10 years from that date. The period during which an
option may be exercised will be determined by the Board in its absolute discretion, save
that no option may be exercised more than 10 years after it has been granted. No option
may be granted more than 10 years after the date of approval of the Share Option Scheme.
Subject to earlier termination by our Company in general meeting or by the Board, the
Share Option Scheme shall be valid and effective for a period of 10 years from the date
of its adoption.
(k) Performance target
A grantee may be required to achieve any performance targets as the Board may then
specify in the grant before any options granted under the Share Option Scheme can be
exercised.
(l) Rights on ceasing employment or death
If the grantee of an option ceases to be an employee of our Company or any of its
subsidiaries:
(i) by any reason other than death or termination of his employment on the
grounds specified in paragraph (m) below, the grantee may exercise the option
up to the entitlement of the grantee as at the date of cessation (to the extent not
already exercised) within a period of one month from such cessation; or
(ii) by reason of death, his/her personal representative(s) may exercise the option
within a period of 12 months from such cessation, which date shall be the last
actual working day with our Company or the relevant subsidiary whether
salary is paid in lieu of notice or not, failing which it will lapse.
(m) Rights on dismissal
If the grantee of an option ceases to be an employee of our Company or any of its
subsidiaries on the grounds that he/she has been guilty of serious misconduct, or has been
convicted of any criminal offence involving his/her integrity or honesty, or in relation to
an employee of our Group (if so determined by the Board), or has become insolvent,
bankrupt or has made arrangements or compositions with his/her creditors generally, or
on any other ground on which an employee would be entitled to terminate his/her
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APPENDIX V STATUTORY AND GENERAL INFORMATION
employment at common law or pursuant to any applicable laws or under the grantee’s
service contract with our Group, his/her option will lapse and not be exercisable after the
date of termination of his/her employment.
(n) Rights on takeover
If a general offer is made to all our Shareholders (or all such Shareholders other than
the offeror and/or any person controlled by the offeror and/or any person acting in concert
with the offeror (as defined in the Takeovers Codes)) and such offer becomes or is
declared unconditional during the option period of the relevant option, the grantee of an
option shall be entitled to exercise the option in full (to the extent not already exercised)
at any time within 14 days after the date on which the offer becomes or is declared
unconditional.
(o) Rights on winding-up
In the event a notice is given by our Company to its members to convene a general
meeting for the purposes of considering, and if thought fit, approving a resolution to
voluntarily wind-up our Company, our Company shall forthwith give notice thereof to all
grantees and thereupon, each grantee (or his/her legal personal representative(s)) shall be
entitled to exercise all or any of his/her options (to the extent not already exercised) at
any time not later than two business days prior to the proposed general meeting of our
Company referred to above by giving notice in writing to our Company, accompanied by
a remittance for the full amount of the aggregate subscription price for our Shares in
respect of which the notice is given, whereupon our Company shall as soon as possible
and, in any event, no later than the business day immediately prior to the date of the
proposed general meeting, allot the relevant Shares to the grantee credited as fully paid
and register the grantee as holder thereof.
(p) Rights on compromise or arrangement between our Company and its members or
creditors
If a compromise or arrangement between our Company and its members or creditors
is proposed for the purposes of a scheme for the reconstruction of our Company or its
amalgamation with any other companies pursuant to the laws of jurisdictions in which our
Company was incorporated, our Company shall give notice to all the grantees of the
options on the same day as it gives notice of the meeting to its members or creditors
summoning the meeting to consider such a scheme or arrangement and any grantee may
by notice in writing to our Company accompanied by a remittance for the full amount of
the aggregate subscription price for our Shares in respect of which the notice is given
(such notice to be received by our Company not later than two business days prior to the
proposed meeting), exercise the option to its full extent or to the extent specified in the
notice and our Company shall as soon as possible and in any event no later than the
– V-35 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
business day immediately prior to the date of the proposed meeting, issue and allot such
number of Shares to the grantee which falls to be issued on such exercise of the option
credited as fully paid and register the grantee as holder thereof.
With effect from the date of such meeting, the rights of all grantees to exercise their
respective options shall forthwith be suspended. Upon such compromise or arrangement
becoming effective, all options shall, to the extent that they have not been exercised, lapse
and determine. If for any reason such compromise or arrangement does not become
effective and is terminated or lapses, the rights of grantees to exercise their respective
options shall with effect from such termination be restored in full but only upon the extent
not already exercised and shall become exercisable.
(q) Ranking of Shares
Our Shares to be allotted upon the exercise of an option will not carry voting,
dividends or other rights until completion of the registration of the grantee (or any other
person) as the holder thereof. Subject to the aforesaid, Shares allotted and issued on the
exercise of options will carry the same rights in all respects and shall have the same
voting, dividend, transfer and other rights, including those arising on liquidation as
attached to the other fully-paid Shares in issue on the date of issue and rights in respect
of any dividend or other distributions paid or made on or after the date of issue.
(r) Effect of alterations to capital
In the event of any alteration in the capital structure of our Company whilst any
option may become or remains exercisable, whether by way of capitalisation issue, rights
issue, open offer (if there is a price dilutive element), consolidation, sub-division or
reduction of share capital of our Company, or otherwise howsoever, such corresponding
alterations (if any) shall be made in the number of Shares subject to any options so far
as unexercised and/or the subscription price per Share of each outstanding option as the
auditors of our Company or an independent financial advisor shall certify in writing to the
Board to be in their/his/her opinion fair and reasonable in compliance with Rule
17.03(13) of the Listing Rules and the note thereto and the supplementary guidance issued
by the Stock Exchange on September 5, 2005 and any future guidance and interpretation
of the Listing Rules issued by the Stock Exchange from time to time and the note thereto.
The capacity of the auditors of our Company or the approved independent financial
advisor, as the case may be, in this paragraph is that of experts and not arbitrations and
their certificate shall, in absence of manifest error, be final and conclusive and binding
on our Company and the grantees.
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APPENDIX V STATUTORY AND GENERAL INFORMATION
Any such alterations will be made on the basis that a grantee shall have the same
proportion of the issued share capital of our Company for which any grantee of an option
is entitled to subscribe pursuant to the options held by him/her before such alteration and
the aggregate subscription price payable on full exercise of any option is to remain as
nearly as possible the same (and in any event not greater than) as it was before such event.
No such alteration shall be made if the effect of which would be to enable a Share to be
issued at less than its nominal value. The issue of securities as consideration in a
transaction is not to be regarded as a circumstance requiring any such alterations.
(s) Expiry of option
An option shall lapse automatically and not be exercisable (to the extent not already
exercised) on the earliest of:
(i) the date of expiry of the option as may be determined by the Board;
(ii) the expiry of any of the periods referred to in paragraphs (l), (m), (n), (o) or
(p);
(iii) the date on which the scheme of arrangement of our Company referred to in
paragraph (p) becomes effective;
(iv) subject to paragraph (o), the date of commencement of the winding-up of our
Company;
(v) the date on which the grantee ceases to be an Eligible Participant by reason of
such grantee’s resignation from the employment of our Company or any of its
subsidiaries or the termination of his/her employment or contract on any one
or more of the grounds that he/she has been guilty of serious misconduct, or
has been convicted of any criminal offence involving his/her integrity or
honesty, or in relation to an employee of our Group (if so determined by the
Board), or has been insolvent, bankrupt or has made compositions with his/her
creditors generally or any other ground on which an employee would be
entitled to terminate his/her employment at common law or pursuant to any
applicable laws or under the grantee’s service contract with our Group. A
resolution of the Board to the effect that the employment of a grantee has or
has not been terminated on one or more of the grounds specified in this
paragraph shall be conclusive; or
(vi) the date on which the Board shall exercise our Company’s right to cancel the
option at any time after the grantee commits a breach of paragraph (i) above
or the options are cancelled in accordance with paragraph (u) below.
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APPENDIX V STATUTORY AND GENERAL INFORMATION
(t) Alteration of the Share Option Scheme
The Share Option Scheme may be altered in any respect by resolution of the Board
except that:
(i) any alteration to the advantage of the grantees or the Eligible Participants (as
the case may be) in respect of the matters contained in Rule 17.03 of the
Listing Rules; and
(ii) any material alteration to the terms and conditions of the Share Option Scheme
or any change to the terms of options granted, shall first be approved by our
Shareholders in general meeting provided that if the proposed alteration shall
adversely affect any option granted or agreed to be granted prior to the date of
alteration, such alteration shall be further subject to the grantees’ approval in
accordance with the terms of the Share Option Scheme. The amended terms of
the Share Option Scheme shall still comply with Chapter 17 of the Listing
Rules and any change to the authority of the Board in relation to any alteration
to the terms of the Share Option Scheme must be approved by Shareholders in
general meeting.
(u) Cancellation of Options
Subject to paragraph (i) above, any cancellation of options granted but not exercised
must be approved by the grantees of the relevant options in writing. For the avoidance of
doubt, such approval is not required in the event any Option is cancelled pursuant to
paragraph (m).
(v) Termination of the Share Option Scheme
Our Company may by resolution in general meeting or the Board at any time
terminate the Share Option Scheme and in such event no further option shall be offered
but the provisions of the Share Option Scheme shall remain in force to the extent
necessary to give effect to the exercise of any option granted prior thereto or otherwise
as may be required in accordance with the provisions of the Share Option Scheme.
Options granted prior to such termination but not yet exercised at the time of termination
shall continue to be valid and exercisable in accordance with the Share Option Scheme.
(w) Administration of the Board
The Share Option Scheme shall be subject to the administration of the Board whose
decision as to all matters arising in relation to the Share Option Scheme or its
interpretation or effect (save as otherwise provided herein) shall be final and binding on
all parties.
– V-38 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(x) Condition of the Share Option Scheme
The Share Option Scheme is conditional on:
(i) the Listing Committee of the Stock Exchange granting the listing of and
permission to deal in our Shares which may fall to be issued pursuant to the
exercise of options to be granted under the Share Option Scheme;
(ii) the obligations of the Underwriters under the Underwriting Agreements
becoming unconditional (including, if relevant, as a result of the waiver of any
such condition(s)) and not being terminated in accordance with the terms of the
Underwriting Agreements or otherwise;
(iii) the commencement of dealings in our Shares on the Stock Exchange.
If the conditions in paragraph (x) above are not satisfied within six calendar months
from the Adoption Date:
(i) the Share Option Scheme shall forthwith determine;
(ii) any option granted or agreed to be granted pursuant to the Share Option
Scheme and any offer of such a grant shall be of no effect; and
(iii) no person shall be entitled to any rights or benefits or be under any obligations
under or in respect of the Share Option Scheme or any option granted
thereunder.
(y) Disclosure in annual and interim reports
Our Company will disclose details of the Share Option Scheme in its annual and
interim reports including the number of options, date of grant, exercise price, exercise
period and vesting period during the financial year/period in the annual/interim reports in
accordance with the Listing Rules in force from time to time.
(z) Present status of the Share Option Scheme
As at the Latest Practicable Date, no option had been granted or agreed to be granted
under the Share Option Scheme.
Application has been made to the Listing Committee of the Stock Exchange for the
listing of and permission to deal in our Shares which may fall to be issued pursuant to the
exercise of the options to be granted under the Share Option Scheme, being 352,941,200
Shares in total.
– V-39 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
E. OTHER INFORMATION
1. Tax and other indemnities
Our Controlling Shareholders have entered into the Deed of Indemnity with and in favor
of our Company (for itself and on behalf of its subsidiaries) (being the contract referred to in
paragraph (kk) of “B. Further Information about our Business — 1. Summary of material
contracts” above) to provide indemnities on a joint and several basis in respect of, among other
matters, taxation resulting from income, profits or gains earned, accrued or received as well as
any claim to which any member of our Group may be subject and payable on or before the date
when the Global Offering becomes unconditional and all losses, liabilities or damages suffered
by it in connection with the legal proceedings referred to in “Business — Legal Proceedings
and Compliance” in this prospectus.
2. Litigation
As of the Latest Practicable Date, save as disclosed in “Business — Legal Proceedings
and Compliance” in this prospectus, no member of our Group was engaged in any litigation or
arbitration of material importance and, so far as our Directors are aware, no litigation or claim
of material importance is pending or threatened by or against any member of our Group.
3. Joint Sponsors
Each of the Joint Sponsors satisfies the independence criteria applicable to sponsor set out
in Rule 3A.07 of the Listing Rules. The Joint Sponsors will receive an aggregate fee of
US$900,000 for acting as the sponsors for the Listing.
The Joint Sponsors have made an application on our Company’s behalf to the Listing
Committee for the listing of, and permission to deal in, all the Shares in issue and to be issued
as mentioned in this prospectus (including any Shares which may be issued pursuant to the
exercise of the Over-allotment Option). All necessary arrangements have been made for the
Shares to be admitted into CCASS.
4. Preliminary expenses
The preliminary expenses relating to the incorporation of our Company are approximately
US$5,700 and are payable by our Company.
5. No material adverse change
Saved as disclosed in “Financial Information” in this prospectus, our Directors confirm
that there has been no material adverse change in our Group’s financial or trading position
since April 30, 2019 (being the date on which the latest audited combined financial information
of our Group was prepared).
– V-40 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
6. Promoter
Our Company has no promoter. Within the two years immediately preceding the date of
this prospectus, no cash, securities or other benefit has been paid, allotted or given nor are any
proposed to be paid, allotted or given to any promoters in connection with the Global Offering
and the related transactions described in this prospectus.
7. Taxation of holders of Shares
(a) Hong Kong
The sale, purchase and transfer of Shares registered with our Company’s Hong Kong
branch register of members will be subject to Hong Kong stamp duty, the current rate
charged on each of the purchaser and seller is 0.1% of the consideration or, if higher, the
fair value of the Shares being sold or transferred. Profits from dealings in the Shares
arising in or derived from Hong Kong may also be subject to Hong Kong profits tax.
Under present laws of the Cayman Islands, transfers and other disposals of Shares
are exempted from Cayman Islands stamp duty so long as our Company does not hold
interests in land in the Cayman Islands.
(b) Cayman Islands
Under the present Cayman Islands law, there is no stamp duty payable in the
Cayman Islands on transfer of Shares.
(c) Consultation with professional advisors
Intending holders of the Shares are recommended to consult their professional
advisors if they are in doubt as to the taxation implications of holding or disposing of or
dealing in the Shares. It is emphasized that none of our Company, our Directors or the
other parties involved in the Global Offering can accept responsibility for any tax effect
on, or liabilities of, holders of Shares resulting from their holding or disposal of or
dealing in Shares or exercise of any rights attaching to them.
– V-41 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
8. Qualifications and consents of experts
The following are the qualifications of the experts who have given opinions or advice
which are contained in this prospectus:
Name Qualifications
ABCI Capital Limited Licensed under the SFO to conduct type 1 (dealing
in securities) and type 6 (advising on corporate
finance) regulated activities as defined under the
SFO
Huatai Financial Holdings Licensed under the SFO to conduct type 1 (dealing
(Hong Kong) Limited in securities), type 2 (dealing in futures contracts),
type 4 (advising on securities), type 6 (advising on
corporate finance) and type 9 (asset management)
regulated activities as defined under the SFO
Ernst & Young Certified public accountants
Conyers Dill & Pearman Cayman Islands attorneys-at-law
King & Wood Mallesons Legal advisors as to the PRC law
Cushman & Wakefield Limited Independent industry consultant and independent
property valuer
Each of the experts named above has given and has not withdrawn its written consent to
the issue of this prospectus with the inclusion of its report and/or letters and/or opinions and/or
summaries of opinions and/or references to its name included herein in the form and context
in which they respectively appear.
9. Binding effect
This prospectus shall have the effect, in an application is made in pursuance of it, of
rendering all persons concerned bound by all of the provisions (other than the penal provisions)
of sections 44A and 44B of the Companies (Winding Up and Miscellaneous Provision)
Ordinance so far as applicable.
10. Bilingual prospectus
The English language and Chinese language versions of this prospectus are being
published separately in reliance upon the exemption provided by section 4 of the Companies
(Exemption of Companies and Prospectuses from Compliance with Provisions) Notice
(Chapter 32L of the Laws of Hong Kong). In case of any discrepancies between the English
language version and Chinese language version of this prospectus, the English language
version shall prevail.
– V-42 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
11. Miscellaneous
(a) Save as disclosed in “History, Reorganization and Corporate Structure”, “Share
Capital” and “Underwriting” in this prospectus, within the two years immediately
preceding the date of this prospectus:
(i) no share or loan capital of our Company or any of our subsidiaries has been
issued or agreed to be issued fully or partly paid either for cash or for a
consideration other than cash;
(ii) no share or loan capital of our Company or any of our subsidiaries is under
option or is agreed conditionally or unconditionally to be put under option;
(iii) no commissions, discounts, brokerages or other special terms have been
granted in connection with the issue or sale of any capital of our Company or
any of our subsidiaries; and
(iv) no commission has been paid or payable subscribing, agreeing to subscribe or
procuring subscription or agreeing to procure subscription for any shares in our
Company or any of our subsidiaries;
(b) no founder, management or deferred Shares nor any debenture in our Company or
any of our subsidiaries have been issued or agreed to be issued;
(c) there has not been any interruption in the business of our Group which may have or
has had a significant effect on the financial position of our Group in the 12 months
preceding the date of this prospectus;
(d) the principal register of members of our Company will be maintained in the Cayman
Islands by Conyers Trust Company (Cayman) Limited and a branch register of
members of our Company will be maintained in Hong Kong by Computershare Hong
Kong Investor Services Limited. Unless our Directors otherwise agree, all transfer
and other documents of title of Shares must be lodged for registration with and
registered by our Company’s share register in Hong Kong and may not be lodged in
the Cayman Islands. All necessary arrangements have been made to enable the
Shares to be admitted to CCASS;
(e) no company within our Group is presently listed on any stock exchange or traded on
any trading system;
(f) our Directors have been advised that under Cayman Islands Companies Law the use
of a Chinese name by our Company in conjunction with our English name does not
contravene the Cayman Companies Law;
– V-43 –
APPENDIX V STATUTORY AND GENERAL INFORMATION
(g) save as disclosed in the section headed “Financial Information” in this prospectus,
our Company has no outstanding convertible debt securities or debentures;
(h) none of the persons whose names are listed in “8. Qualifications and consents of
experts” under this Appendix V:
(i) is interested beneficially or non-beneficially in any shares in any member of
our Group; or
(ii) has any right or option (whether legally enforceable or not) to subscribe for or
to nominate persons to subscribe for any securities in any member of our
Group; and
(i) there is no restriction affecting the remittance of profits or repatriation of capital
into Hong Kong and from outside Hong Kong.
– V-44 –
APPENDIX VI DOCUMENTS DELIVERED TO THE REGISTRAR OF
COMPANIES AND AVAILABLE FOR INSPECTION
A. DOCUMENTS DELIVERED TO THE REGISTRAR OF COMPANIES
The documents attached to a copy of this prospectus and delivered to the Registrar of
Companies in Hong Kong for registration were, copies of the WHITE, YELLOW and
GREEN application forms, the written consents referred to in “E. Other Information — 8.
Qualifications and consents of experts” in Appendix V to this prospectus, and certified copies
of the material contracts referred to in “B. Further Information about our Business — 1.
Summary of material contracts” in Appendix V to this prospectus.
B. DOCUMENTS AVAILABLE FOR INSPECTION
Copies of the following documents will be available for inspection at the offices of Sidley
Austin at 39/F, Two International Finance Centre, 8 Finance Street, Central, Hong Kong during
normal business hours from 9:30 a.m. to 5:30 p.m. up to and including the date which is 14
days from the date of this prospectus:
(i) the Memorandum of Association and the Articles of Association;
(ii) the Accountants’ Report prepared by Ernst & Young, the texts of which are set out
in Appendix I to this prospectus;
(iii) the report from Ernst & Young in respect of the unaudited pro forma financial
information, the text of which is set out in Appendix II to this prospectus;
(iv) the audited combined financial statements of our Group for the three years ended
December 31, 2018 and the four months ended April 30, 2019;
(v) the rules of the Share Option Scheme;
(vi) the letter of advice issued by Conyers Dill & Pearman, our legal advisor as to
Cayman Islands law, summarizing certain aspects of the company law of the
Cayman Islands referred to in “Summary of the Constitution of our Company and
Cayman Islands Companies Law” in Appendix IV to this prospectus;
(vii) the Cayman Islands Companies Law;
(viii) copies of material contracts referred to in “B. Further information about our
business — 1. Summary of material contracts” in Appendix V to this prospectus;
(ix) the written consents referred to in “E. Other Information — 8. Qualifications and
consents of experts” in Appendix V to this prospectus;
(x) the service contracts or letters of appointment entered into between our Company
and each of the Directors (as applicable);
– VI-1 –
APPENDIX VI DOCUMENTS DELIVERED TO THE REGISTRAR OF
COMPANIES AND AVAILABLE FOR INSPECTION
(xi) the C&W Report;
(xii) the PRC legal opinions issued by King & Wood Mallesons, legal advisors to our
Company as to PRC laws; and
(xiii) the letter, summary of valuations and property valuation report issued by Cushman
& Wakefield Limited, the text of which is set out in Appendix III to this prospectus.
– VI-2 –
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