Investment Rating - The report maintains an "Overweight" rating for the real estate sector [6] Core Viewpoints - In August 2025, the top 10 real estate companies saw a month-on-month sales increase of 12%, while year-on-year sales decreased by 3%. The top 100 companies experienced a year-on-year sales decline of 19% [1][2] - The report highlights a significant divergence in sales performance among companies, with some showing positive growth while others face substantial declines [4][5] - The outlook for 2025 suggests that ongoing real estate policies will lead to regional and urban differentiation, with high-energy core cities likely to benefit from urban renewal initiatives [4][66] Summary by Sections Sales Performance - In August 2025, the top 10 companies had total sales of 119.7 billion yuan, with a year-on-year decrease of 3.1% and a month-on-month increase of 11.6% [1] - For the first eight months of 2025, total sales for the top 10 companies reached 1.08 trillion yuan, reflecting a year-on-year decline of 13.1% [1][2] - The top 100 companies reported total sales of 220.2 billion yuan in August 2025, with a year-on-year decline of 19.2% [35] Company Performance - Among the top 50 companies, 46 reported an average year-on-year sales increase of 24.8% in August 2025, but the median was a decline of 29.7% [3][42] - In the first eight months of 2025, only three out of the top 20 companies reported positive cumulative sales growth, with China Jinmao leading at 26% [61][66] Investment Recommendations - The report suggests focusing on companies with strong brand reputation and sales growth, such as Poly Developments, China Jinmao, and China Overseas Development [5][67] - It also highlights the potential of companies with rich existing resources and operational brand strength, recommending China Resources Land and Shanghai Lingang [5][67] - The long-term growth potential of the property service industry is emphasized, with recommendations for companies like China Merchants Shekou and Greentown Service [5][67]

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8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: 綠城服務集團有限公司 呈交日期: 2025年9月3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) | 02869 | 說明 | 普通股 | | | | | | | | | 法定/註冊股份數目 | | | 面值 | | 法定/註冊股本 | | | 上月底結存 | | | 38,000,000,000 | HKD | | 0.00001 HKD | | 380,000 | | 增加 / 減少 (-) | | | 0 | | | HKD | | 0 | | 本月底結存 | | | 38,000,000,000 | HKD | | 0.00001 HKD | | 380,000 | 本月底法定/註冊股本總額： HKD ...

Core Insights - Green Town Service reported a revenue of 9.29 billion with a year-on-year growth of 6.1% and a net profit attributable to equity shareholders of 610 million, reflecting a year-on-year increase of 22.6% [1][2] - The company's gross profit margin improved to 19.47%, up 0.24 percentage points from the previous year, indicating enhanced profitability [1] - The company has been actively managing costs, with sales and management expenses as a percentage of revenue decreasing to 1.52% and 6.38%, respectively [1] Financial Performance - Revenue from property services reached 6.63 billion, a year-on-year increase of 10.2% [1] - The gross profit margin for property services was 15.3%, up 0.4 percentage points from the previous year [1] - The company’s gross profit margin for park services was 26.6%, an increase of 3.2 percentage points, while consulting services saw a gross profit margin of 33.1%, up 0.2 percentage points [1] Operational Expansion - As of mid-2025, the managed area reached 536 million square meters, an 11.3% increase year-on-year [1] - The company has a reserve area of 347 million square meters, down 2.9% from the previous year, reflecting a strategic exit from certain projects due to potential delivery risks [1] Shareholder Returns - In the first half of 2025, the company repurchased 17.17 million shares for approximately 64.95 million Hong Kong dollars, with a total of 20.03 million shares being canceled [2] - The share buyback initiative is expected to enhance earnings per share and boost shareholder confidence [2] Investment Outlook - The company is projected to achieve net profits of 930 million, 1.08 billion, and 1.24 billion for 2025-2027, with corresponding price-to-earnings ratios of 15.3, 13.1, and 11.4 [2]

Core Viewpoint - The property management industry is undergoing a transformation amid a downturn in the real estate sector, with listed property companies facing both growth opportunities and challenges in revenue and profitability [2][4][11]. Revenue Growth Trends - Several listed property companies, such as Binhai Service, reported revenue growth, with Binhai Service achieving 2.025 billion yuan, a year-on-year increase of 22.7% [2]. - Greentown Service reported revenue of 9.289 billion yuan, a 6.1% increase year-on-year, but its growth rate has slowed compared to the previous year [3]. - The average revenue growth rate for top property companies has dropped below 5%, with a significant decline in growth rates observed in 2024 compared to 2023 [4]. Profitability Challenges - Some companies, like Yongsheng Service, faced declining net profits, with a 19.4% year-on-year decrease despite a 2.7% increase in revenue [5]. - The overall profitability of property management companies is under pressure due to rising operational costs and a shift in business structure, leading to a low growth phase for earnings [4][10]. Market Dynamics and Competition - The property management industry is transitioning from an incremental growth phase to a stock market phase, intensifying competition and requiring companies to optimize project quality [2][6]. - Companies are responding to challenges such as project withdrawals and service fee reductions, with some reporting significant areas of contract withdrawal [6][7]. Strategic Adjustments - Companies are focusing on strategic adjustments, including optimizing regional layouts and enhancing service quality to cope with market pressures [7][8]. - The use of AI technology is becoming a key driver for cost reduction and efficiency improvement in property management [10]. Future Outlook - The property management industry is still considered to be in a golden development period, with future competition expected to focus on efficiency, quality, brand, and sustainable profitability rather than just scale [11].

Core Insights - The recent performance reports of listed property companies for the first half of 2025 show a clear divergence in profitability and new business growth points, reflecting a multi-dimensional competition in service, quality, innovation, and technology [1][2] - Green Town Service's "Deep Service" system has elevated service standards, leading to double-digit growth in property service revenue and continued integration of diverse business lines [2][3] Financial Performance - Green Town Service reported a revenue of approximately 9.289 billion yuan, a year-on-year increase of 6.1%, and a net profit of about 613 million yuan, up 22.6% [3] - The gross profit reached 1.8081 billion yuan, an increase of 8.9% compared to the same period in 2024, while core operating profit grew by 25.3% to 1.0738 billion yuan [3] Business Strategy - The company attributes its double-digit growth in property services to three key actions: the launch of the Deep Service system, management engagement at the frontline, and enhanced employee care [4] - Green Town Service focuses on quality service rather than price reductions, successfully managing over 34 million square meters of service contracts in the first half of 2025 [5][6] Community Engagement - The company has implemented various community programs, such as swimming lessons and educational initiatives, enhancing its role in family life and community connection [6] - The property management area under Green Town Service reached 536.3 million square meters, reflecting an 11.3% year-on-year growth [6] New Business Ventures - Green Town Service has successfully ventured into community commerce, achieving profitability and a 10% increase in average output per household [7] - The early education and elderly care sectors have shown promising growth, with double-digit increases in enrollment and revenue, indicating a strong market demand [7] Future Outlook - The company is actively investing in foundational service infrastructure, including smart technologies, to enhance service efficiency and responsiveness [8] - Green Town Service aims to continue its national expansion and improve service density in key areas while ensuring high-quality development and risk management [9]

Investment Rating - The investment rating for the company is "Buy" (maintained) [3][9] Core Views - The company has demonstrated high revenue growth and improved profitability, with a revenue of 9.29 billion and a net profit of 610 million for the first half of 2025, representing year-on-year growth of 6.1% and 22.6% respectively [4][6] - The company is focusing on enhancing its operational efficiency and cost control, leading to an increase in overall profitability [6][9] - The company is expanding its managed area while optimizing its project reserves, with a managed area of 536 million square meters, an increase of 11.3% year-on-year [8][9] Financial Performance - The company’s revenue projections for 2023A to 2027E are as follows: 17,411 million, 18,528 million, 19,695 million, 21,469 million, and 23,189 million respectively, with growth rates of 17%, 6%, 6%, 9%, and 8% [3] - The net profit attributable to shareholders is projected to grow from 605 million in 2023A to 1,241 million in 2027E, with year-on-year growth rates of 11%, 30%, 18%, 16%, and 15% [3] - The company’s earnings per share (EPS) is expected to increase from 0.19 in 2023A to 0.39 in 2027E [3] Shareholder Returns - The company has repurchased 17.17 million shares for approximately 64.95 million HKD, which is expected to enhance earnings per share and boost shareholder confidence [9]

Core Viewpoint - Zhaoyin International's report indicates that Greentown Service (02869) achieved a 22.6% year-on-year increase in net profit and a 25.3% growth in core operating profit, significantly exceeding the group's full-year growth guidance of 15% [1] Financial Performance - Revenue increased by 6.1% year-on-year, with core property management business showing resilience and a 10.2% revenue growth, primarily driven by the expansion of third-party non-residential projects [1] - The improvement in profit margins is attributed to the optimization of project management and enhanced operational efficiency [1] Investment Rating - Zhaoyin International maintains a "Buy" rating for Greentown Service, raising the target price from HKD 6.13 to HKD 6.61, with expectations that the growth trend observed in the first half of the year will be sustainable [1]

Core Viewpoint - Greentown Service (02869) reported a significant increase in mid-term net profit by 22.6% year-on-year, with core operating profit rising by 25.3%, exceeding the group's full-year growth guidance of 15% [1] Financial Performance - Revenue increased by 6.1% year-on-year during the period [1] - Core property management business demonstrated resilience with a revenue growth of 10.2%, primarily driven by the expansion of third-party non-residential projects [1] Management and Outlook - The company improved its profit margin through optimizing project management and enhancing operational efficiency [1] - Zhuhai International maintains a "Buy" rating for Greentown Service, raising the target price from HKD 6.13 to HKD 6.61, anticipating that the growth trend observed in the first half of the year will be sustainable [1]

Core Viewpoint - Greentown Service reported a 25% year-on-year increase in core operating profit for the first half of 2025, indicating a clear trend of profit improvement and strong operational performance [1]. Group 1: Financial Performance - In the first half of 2025, the company achieved revenue of 9.3 billion yuan, a year-on-year increase of 6.1%, with a gross profit of 1.8 billion yuan, up 8.9%, resulting in a gross margin of 19.5%, an increase of 0.5 percentage points [1][2]. - Core operating profit reached 1.07 billion yuan, reflecting a year-on-year growth of 25.3%, while net profit attributable to shareholders was 610 million yuan, up 22.6% [1]. Group 2: Business Segments - The company's main business segments showed stable growth, with property management, park services, and consulting services generating revenues of 6.63 billion, 1.36 billion, and 1.30 billion yuan respectively, with property management accounting for 71.4% of total revenue [2]. - The revenue from home life services within park services decreased by 53.8% to 120 million yuan, primarily due to the exclusion of Zhejiang Greentown Housing Service System Co., Ltd. from consolidation; excluding this impact, the revenue remained stable [2]. Group 3: Expansion and Project Quality - In the first half of 2025, the company’s newly expanded property management projects generated a saturated annual revenue of 1.52 billion yuan, with non-residential projects accounting for 52.5% and an average management fee of 3.7 yuan/month/㎡, indicating high project quality [2]. - As of June 30, 2025, the total managed area reached 540 million square meters, with 58.8% located in the Yangtze River Delta region, which also contributed 69.7% of the revenue, showcasing the company's focus on core cities and key sectors [2]. Group 4: Profitability and Shareholder Returns - The overall gross margin for the first half of 2025 was 19.5%, with property management, park services, and consulting services gross margins at 15.3%, 26.6%, and 33.1% respectively, reflecting improvements in cost control and a reduction in non-core business activities [3]. - The company repurchased 17.17 million shares, representing 0.5% of the issued shares, and has a history of high dividend payout ratios, enhancing its investment value as efficiency improvements become evident [3].

Core Viewpoint - Green Town Service reported steady revenue and profit growth for the first half of 2025, with profit growth outpacing revenue growth, leading to an upgrade in management efficiency and a maintained "buy" rating [1] Group 1: Financial Performance - The company achieved a revenue of 9.289 billion yuan in H1 2025, representing a year-on-year increase of 6.1% [1] - Core operating profit reached 1.074 billion yuan, up 25.3% year-on-year, while net profit attributable to shareholders was 613 million yuan, reflecting a 22.6% increase [1] - The gross margin and net margin improved to 19.2% and 5.6%, respectively, with year-on-year increases of 0.6 percentage points and 0.5 percentage points [1] - Management efficiency improved, with the management expense ratio decreasing by 0.6 percentage points to 7.6% [1] Group 2: Business Segments - Property service revenue was 6.633 billion yuan, up 10.2% year-on-year, accounting for 71.4% of total revenue, with a gross margin increase of 0.4 percentage points to 15.3% [2] - The managed area reached 536 million square meters, a year-on-year increase of 11.3%, while the reserve area decreased by 2.9% to 347 million square meters due to the exit from non-core cities and projects with delivery risks [2] - Park service revenue was 1.357 billion yuan, down 6.0% year-on-year, but gross margin increased by 3.2 percentage points to 26.6% [2] - Consulting service revenue was 1.299 billion yuan, a slight increase of 0.6% year-on-year, with a gross margin of 33.1%, reflecting a year-on-year increase of 0.2 percentage points [2]