股份發行人及根據《上市規則》第十九B章上市的香港預託證券發行人的證券變動月報表 截至月份: 2025年7月31日 狀態: 新提交 致：香港交易及結算所有限公司 公司名稱: 中海物業集團有限公司 呈交日期: 2025年8月6日 I. 法定/註冊股本變動 | 1. 股份分類 | 普通股 | 股份類別 | 不適用 | | | 於香港聯交所上市 (註1) | | 是 | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | 證券代號 (如上市) | 02669 | 說明 | | | | | | | | | | | 法定/註冊股份數目 | | | 面值 | | | 法定/註冊股本 | | | 上月底結存 | | | 30,000,000,000 | HKD | | 0.001 | HKD | | 30,000,000 | | 增加 / 減少 (-) | | | | | | | HKD | | | | 本月底結存 | | | 30,000,000,000 | HKD | | 0.001 | HKD | | 30,000,000 | 本月底法定/ ...

Core Insights - The report highlights the expansion of the top 50 property service companies in China, with a total new contract area of approximately 69.68 million square meters in July 2025, showing a decrease in expansion activity compared to June [1][11] - The leading sectors for third-party expansion in July were schools (27.4%), residential (24.2%), and office spaces (22.4%), indicating a shift in focus towards educational projects [1][13] - Country Garden Services secured the highest contract amount in July for a city service project, totaling nearly 140 million yuan, specifically for a sanitation integration project in Ningde City [1][19][22] Expansion Analysis - In July, the total new third-party expansion area reached 62.42 million square meters, with only six companies achieving a scale of over 3 million square meters, representing 36.4% of the total [11] - The top three companies for new commissioned project expansions were Yalife Group (4.38 million square meters), Shimao Services (4.11 million square meters), and China Overseas Property (4 million square meters) [12][11] - The overall new commissioned project expansion area for the top 50 companies decreased by 22.6% from June's 14.01 million square meters to 10.84 million square meters in July [23] Sector Performance - The top-performing companies in various sectors included Yalife Group in school projects (2.24 million square meters), Country Garden Services in residential projects (1.2 million square meters), and Shimao Services in office projects (1.44 million square meters) [16][18] - The diversification into non-residential sectors is becoming a competitive advantage for leading property companies, as they seek new profit growth points [16] Contract Amounts - The total contract amount for the top 10 city service projects in July was approximately 840 million yuan, with Country Garden Services leading at nearly 140 million yuan for a three-year sanitation project [20][22] - The report indicates that the top five companies for new associated presale areas were Greentown Services, Wanwu Cloud, Poly Property, China Merchants Jinling, and China Overseas Property, maintaining high conversion capabilities [23]

Group 1 - Goldman Sachs maintains a "Buy" rating for Li Auto-W with a target price of HKD 138, expecting monthly sales of 6,000 units for its new electric SUV i8 [1] - China Biologic Products is rated "Outperform" by CMBI, highlighting its strong innovation pipeline and growth in biosimilars and generics [1] - JPMorgan upgrades Hang Lung Properties to "Overweight" with a target price of HKD 10, citing attractive dividend yield and improved sales outlook [2] Group 2 - Citi maintains a "Outperform" rating for China Overseas Property but lowers the target price to HKD 6.1, focusing on service quality improvement [3] - UBS maintains a "Buy" rating for Ping An Insurance, raising the target price to HKD 66, driven by improved macro conditions and growth in asset management [4] - UBS maintains a "Buy" rating for GCL-Poly Energy with a target price of HKD 1.9, benefiting from supply cuts and strong product quality [5] Group 3 - Macquarie maintains a "Outperform" rating for Prada but lowers the target price to HKD 60, citing lower-than-expected sales growth [6] - Goldman Sachs maintains a "Neutral" rating for CATL, adjusting the target price to HKD 436 due to expected declines in battery gross margins [7] - Goldman Sachs maintains a "Buy" rating for Kuaishou-W with a target price of HKD 68, anticipating significant revenue growth in the AI sector [8] Group 4 - Morgan Stanley maintains an "Overweight" rating for HSBC, raising the target price to HKD 107.1 due to improved earnings forecasts [9]

里昂发布研报称，由于经营环境充满挑战，预期中海物业(02669)将维持业务增长，但增速将会放缓。 自2024年以来，该公司已将重点从扩大规模转移到致力于完善、深化和提升其物业管理服务质量，该行 认为这是其长期成功的绝对关键。目前该行偏好物业管理公司而非房地产开发商。维持对中海物业"跑 赢大市"评级，但将目标价由6.2港元轻微调低至6.1港元。 ...

智通财经APP获悉，里昂发布研报称，由于经营环境充满挑战，预期中海物业(02669)将维持业务增长， 但增速将会放缓。自2024年以来，该公司已将重点从扩大规模转移到致力于完善、深化和提升其物业管 理服务质量，该行认为这是其长期成功的绝对关键。目前该行偏好物业管理公司而非房地产开发商。维 持对中海物业"跑赢大市"评级，但将目标价由6.2港元轻微调低至6.1港元。 ...

里昂发表报告指，由于经营环境充满挑战，预期中海物业将维持业务增长，但增速将会放缓。自2024年 以来，该公司已将重点从扩大规模转移到致力于完善、深化和提升其物业管理服务质量，该行认为这是 其长期成功的绝对关键。由于房地产市场前景仍不明朗，该行偏好物业管理公司而非房地产开发商，维 持对中海物业"跑赢大市"评级，目标价由6.2港元轻微调低至6.1港元。 ...

Group 1 - The core viewpoint of the report is that among the rated Chinese property management stocks, only China Resources Mixc Lifestyle (01209) receives a "Buy" rating, with expectations of maintaining double-digit profit growth and a dividend payout ratio of 100%, leading to an estimated dividend yield of about 5% and a target price of HKD 44 [1] - The report indicates that Chinese property management stocks have seen a cumulative price increase of over 20% year-to-date, suggesting that the valuation recovery phase has ended [1] - Due to a cautious outlook on the industry fundamentals, the company has downgraded profit forecasts for several property management firms, anticipating a slowdown in profit growth to single digits [1] Group 2 - Based on valuation, the rating for Poly Property (06049) has been downgraded from "Buy" to "Neutral," while China Overseas Property (02669) has been downgraded from "Neutral" to "Underperform," with target prices raised to HKD 37 and HKD 5.5 respectively; it is expected that China Overseas Property will have the lowest dividend yield in the industry at only 3.6% this year [1] - The rating for Greentown Service (02869) has been upgraded from "Underperform" to "Neutral," as its high-end brand aligns with the market demand differentiation trend, with the target price increased from HKD 3.8 to HKD 5 [1]

报告指，中国物管股年初至今股价累计上涨逾20%，预期估值修复期已结束。考虑到行业基本面仍持审 慎看法，该行下调对一众物管商的盈利预测，预期盈利增长幅度将放缓至单位数。 智通财经APP获悉，美银证券发布研报称，所评级的中国物管股当中，目前只有华润万象生活(01209) 获"买入"评级，美银证券预期该公司盈利维持双位数增幅，而且派息比率高达100%，股息回报率料达 约5%，予目标价44港元。 基于估值，将保利物业(06049)的评级从"买入"降至"中性"，中海物业(02669)也从"中性"降至"跑输大 市"，目标价分别升至37港元及5.5港元，预期中海物业今年预测股息回报率仅录3.6%，属行业最低。同 时该行将绿城服务(02869)的评级从"跑输大市"升至"中性"，认为其高端品牌符合市场需求分化的趋势， 目标价从3.8港元上调至5港元。 ...

收购，把规模做上来，一度是物业行业在销售市场和资本市场双重"丰收"的一条主线。 2020年，数据显示，上市物企披露的有效收购事件共76起，共花费金额107亿元，是2019年有效收并购事件27起的2.81倍。比如，蓝光嘉宝服务先后完成 17次股权收并购，共花费10.1亿元；这一年，共有17家物企成功登陆资本市场，比2014―2018年上市物业数量总和还多7家。 然而，当初买买买的财大气粗，现在变成了退退退的流泪割舍。6月25日，中海物业向鄂州双创之星小区发出撤场公告信，更早一些，金科服务宣布将于 2025年8月 31日正式退出重庆龙兴未来城市小区。 据《每日经济新闻》记者不完全梳理和统计，最近这段时间，已有包括龙湖物业、金科服务、中海物业等在内的10余家物业企业发布主动撤场公告。 或被迫或主动，物业公司原来打下的"江山"正在加速缩小。 撤退潮 物业公司的进入和退出，是市场竞争下再寻常不过的事，但是短短时间内，头部物业接连宣布退出，就有些耐人寻味了。 比如金科服务，在重庆恒春凤凰城小区张贴退出公示，将在8月31日正式撤离，而其在该小区的服务时间高达10年；同一个月，它还退出了重庆龙兴未来 城市小区。龙湖物业近期退 ...

Investment Rating - The report maintains a "Positive" rating for the real estate sector, anticipating stronger policies to stabilize the market [3][4][36]. Core Insights - The investment and sales in the real estate sector are both weakening, with expectations for more robust policies to halt the decline and stabilize the market [3][4]. - The report highlights that the investment in real estate from January to June 2025 has decreased by 11.2% year-on-year, with new starts down by 20.0% and completions down by 14.8% [4][19]. - Sales volume and prices are both declining, with sales area down by 3.5% and sales amount down by 5.5% in the same period [20][35]. - Funding sources are tightening, with a 6.2% year-on-year decline in total funding sources for real estate development [36][38]. Investment Analysis Investment Side - Real estate development investment totaled 466.58 billion yuan from January to June 2025, down 11.2% year-on-year, with June alone seeing a 12.9% decline [4][19]. - New starts and completions are also down significantly, with new starts down 20.0% and completions down 14.8% year-on-year [19][20]. Sales Side - The total sales area for real estate was 460 million square meters, a decrease of 3.5% year-on-year, with June seeing a 5.5% decline [20][35]. - The average selling price of properties decreased by 1.9% year-on-year, with June's average price at 9,649 yuan per square meter, down 5.6% year-on-year [34][35]. Funding Side - Total funding sources for real estate development amounted to 500.2 billion yuan, down 6.2% year-on-year, with domestic loans showing a positive growth of 0.6% [36][38]. - Sales returns are weakening, with deposits and prepayments down by 16.7% year-on-year in June [36][38].