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: 雅生活智慧城市服務股份有限公司 呈交日期: 2025年8月4日 I. 法定/註冊股本變動 | 1. 股份分類 | 普通股 | 股份類別 | H | | 於香港聯交所上市 (註1) | | 是 | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | | 證券代號 (如上市) | 03319 | 說明 | 境外上市外資股 | | | | | | | | | 法定/註冊股份數目 | | | 面值 | | 法定/註冊股本 | | | 上月底結存 | | | 1,420,000,800 | RMB | | 1 RMB | | 1,420,000,800 | | 增加 / 減少 (-) | | | | | | RMB | | | | 本月底結存 | | | 1,420,000,800 | RMB | | 1 RMB | | 1,420,000,800 | 本月底法定/註冊股本總額： RMB ...

消息面上，瑞银发布研报称，中国物业管理商2025年上半年财报预期将持续放缓，预计平均盈利同比增 幅将放缓至13%，低于2024年上半年的17%及2024年全年的14%增长，对比市场预期为15%，主要受到 住宅市场放缓所拖累，令在管面积增长减慢、物业费收缴率下降、开发商增值服务减少及社区增值服务 毛利率受压。美银证券则表示，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。 中信证券发布研报称，物业服务行业存在一些内卷式竞争，表现为部分项目业主对物业费的降价诉求并 不理性。但当前头部公司市占率较低，企业调整在管组合的空间很大，头部公司的盈利能力并不会因为 内卷式竞争而下降。同时政策反对内卷式竞争，鼓励优质优价，有利于企业收缴率、费率和盈利能力的 稳定，有利于重视服务口碑的公司。看好具备品牌竞争力的公司。 物管股集体下跌，截至发稿，碧桂园服务(06098)跌5.9%，报6.54港元；雅生活服务(03319)跌5.73%，报 2.96港元；万物云(02602)跌3.83%，报22.6港元；融创服务(01516)跌3.76%，报1.79港元。 ...

智通财经APP获悉，物管股集体下跌，截至发稿，碧桂园服务(06098)跌5.9%，报6.54港元；雅生活服务 (03319)跌5.73%，报2.96港元；万物云(02602)跌3.83%，报22.6港元；融创服务(01516)跌3.76%，报1.79 港元。 中信证券发布研报称，物业服务行业存在一些内卷式竞争，表现为部分项目业主对物业费的降价诉求并 不理性。但当前头部公司市占率较低，企业调整在管组合的空间很大，头部公司的盈利能力并不会因为 内卷式竞争而下降。同时政策反对内卷式竞争，鼓励优质优价，有利于企业收缴率、费率和盈利能力的 稳定，有利于重视服务口碑的公司。看好具备品牌竞争力的公司。 消息面上，瑞银发布研报称，中国物业管理商2025年上半年财报预期将持续放缓，预计平均盈利同比增 幅将放缓至13%，低于2024年上半年的17%及2024年全年的14%增长，对比市场预期为15%，主要受到 住宅市场放缓所拖累，令在管面积增长减慢、物业费收缴率下降、开发商增值服务减少及社区增值服务 毛利率受压。美银证券则表示，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。 ...

Core Insights - The property service industry in China is experiencing increased competition among top companies, with the top 50 firms adding approximately 84.47 million square meters of new contracts in June 2025, and the top 10 firms accounting for 68.3% of this total [1] Group 1: Market Expansion - In June, the top 10 property service companies had a threshold increase of 51.3% compared to the previous month, reaching 2.71 million square meters for new contracts [1] - China Overseas Property led the new contract area with 12.1 million square meters in June [1] Group 2: Third-Party Expansion Analysis - A total of 50 companies added 74.18 million square meters of new third-party expansion in June, with only four companies achieving a scale of 5 million square meters or more, representing 42.9% of the total [9][10] - The top three sectors for third-party expansion were residential (25.2%), schools (20.8%), and office projects (18.6%) [12] Group 3: Performance of Leading Companies - Poly Property achieved the highest single project contract amount in June, totaling 26.379 million yuan for a city service project in Tianjin [17][22] - The top five companies in terms of new associated area contracts were Greentown Service, Poly Property, China Overseas Property, Longfor Intelligent Living, and Wanwu Cloud, with Greentown Service leading at 1.22 million square meters [23] Group 4: Diverse Business Layout - Leading property companies are increasingly expanding into non-residential sectors to diversify their service offerings and seek new profit growth points [12][14] - Wanwu Cloud had the largest expansion in office and residential projects, with 700,000 square meters and 1.35 million square meters, respectively [15]

Core Insights - The property management industry is experiencing a significant trend of companies voluntarily exiting projects due to various operational challenges and financial pressures [1][3][5] - The turnover rate of residential property management has increased from 1.7% in 2021 to 3.3% in 2024, indicating a growing willingness among homeowners to change property management companies [7][10] Group 1: Company Exits - China Overseas Property announced its exit from the Ezhou Shuangchuang Star community by August 31, 2025, due to low occupancy rates and high unpaid fees, with a total outstanding amount of 595,900 yuan as of January 2025 [1][4] - Jin Ke Service will withdraw from Chongqing Hengchun Phoenix City by August 31, 2025, citing reduced property fees and legacy issues from developers leading to losses [1][4] - Longfor Property is set to exit Shanghai Su Di Chun Xiao community by August 2025 due to unresolved historical issues causing operational risks [1][4] Group 2: Industry Trends - A report by CRIC shows that from 2021 to 2024, the residential property turnover rate has increased, suggesting a trend where approximately 20,000 residential communities change property management annually [2][7] - Many property management companies, including Wanwu Cloud, Shimao Service, and others, have publicly announced their termination and exit from various projects in their 2024 annual reports [2][3] - The ongoing dissatisfaction among homeowners regarding property services has led to a rise in the number of homeowners seeking to change property management companies [10][11] Group 3: Financial Pressures - The primary reasons for property management companies exiting projects include rising costs, declining collection rates, and insufficient growth in value-added services [5][6] - In 2024, Wanwu Cloud exited 53 residential projects, impacting a saturated income of 286 million yuan, while Shimao Service and others also reported significant areas of project exits [6][5] - Companies are increasingly focusing on high-quality growth, prioritizing high-capacity cities and quality clients, as evidenced by China Overseas Property's increase in new contract amounts in core urban areas [5][6]

Investment Rating - The report maintains a "Positive" investment rating for the property management industry [13]. Core Insights - The property management sector is experiencing stable growth in management scale, with a focus on improving quality and efficiency, leading to a recovery in profitability. High-quality property management companies are expected to achieve long-term stable performance and even maintain certain growth rates [4][11]. - The transition from "profitable revenue" to "cash flow profit" is underway, with many companies demonstrating strong cash flow performance due to effective receivables management [9][60]. - There is an increasing emphasis on shareholder returns, with a rising proportion of dividends and share buybacks, resulting in an average total return rate exceeding 6% for mainstream property management companies [10][11]. Summary by Sections Profit Stability of Property Management Companies - The stability of profits is fundamental to exploring the dividend value of property management companies. After over three years of adjustments, companies are increasingly focusing on core operations, with many achieving stable or even growing profits [8][24]. - The management scale remains stable, with many companies emphasizing market expansion capabilities. Some have begun to recover gross and net profit margins through quality improvements [25][38]. Transition from Profit to Cash Flow - Most property management companies maintain a cash flow coverage ratio of over 1X against net profit, indicating a smooth transition to cash flow profits. However, some companies face challenges due to receivables and impairment issues [9][60]. - The differentiation in receivables and cash collection capabilities is a key factor affecting the cash profit ratio among companies [9][60]. Dividend Potential and Excess Cash - Property management companies are increasingly focusing on higher dividend payouts to reward shareholders, with an average dividend payout ratio of over 50% expected in 2024. The average dividend yield for mainstream companies is projected to reach 5.5% [10][11]. - Many companies have significant cash reserves, with some exceeding 10 billion yuan, indicating potential for higher future dividends [10][11]. Industry and Company Valuation - The report suggests that the dividend value is just the starting point for investment in high-quality state-owned and private property management companies. The potential for cash distribution and value-added services is seen as hidden options for future growth [11][12]. - The report recommends focusing on three main lines: companies expected to maintain high growth rates, those with superior growth and static dividend returns, and undervalued state-owned enterprises with excess cash [11].

Investment Rating - The report maintains an "Accumulate" rating for the real estate service industry [1] Core Viewpoints - The long-term growth of property companies relies on high-quality third-party expansion, stable gross margins, and community value-added services [60] - The industry is experiencing a shift towards focusing on core property service revenue, with a notable increase in its share of total income [10][13] - The report emphasizes the importance of managing accounts receivable and cash flow to mitigate operational risks [61] Summary by Sections 1. Sources of Long-term Growth for Property Companies - High-quality third-party expansion is essential for sustainable growth, with a significant increase in the share of core property service revenue among sample companies [10][16] - Profitability stabilization is more critical than mere scale growth, with some companies showing signs of gross margin recovery after years of decline [20][25] - Community value-added services, while not a second growth engine, can contribute to stable revenue and profit growth during low-growth phases [57] 2. Operational Risks Facing Property Companies - The accumulation of accounts receivable and the aging of these receivables pose significant risks to cash flow, with many companies experiencing faster growth in receivables than in revenue [61][63] - The report highlights the need for property companies to control the rapid growth of receivables to maintain financial health [61] 3. Valuation Recovery Potential in the Industry - The valuation of property companies is influenced by growth potential, profitability quality, and shareholder return policies, with a focus on maintaining a dividend payout [3][24] - Companies that can achieve stable mid-term growth and manage operational risks effectively are likely to see improved valuations [4][19] 4. Investment Recommendations - The report recommends companies that demonstrate stable growth, effective risk management, and a commitment to high dividends, highlighting specific companies such as China Resources Vientiane Life, Greentown Service, and China Merchants Jinling [4][19]

Core Insights - The property service industry is experiencing a slowdown in scale and revenue growth, declining profitability, challenges in value-added services, and a decrease in cash on hand, necessitating strategic transformation and digital enhancement for market opportunities [2][11][12] Group 1: Industry Performance - In 2024, 62 listed property companies reported a total revenue of 288.5 billion yuan, with an average year-on-year growth rate of 4.66%, a decline of 4.04 percentage points from 2023 [8] - The number of companies reporting revenue declines reached 22, accounting for 35.5% of the sample, while only 14 companies achieved revenue growth exceeding 10% [8] - The total net profit for these companies was approximately 11.11 billion yuan, down 20.74% from 2023, with an average gross margin decreasing from 23.57% to 21.82% [9] Group 2: Market Trends - The industry is witnessing a diversification in service offerings, with 11 out of 25 sample companies reporting that non-residential management income accounts for over 40% of their basic management income [4] - The trend of companies focusing on high-quality project expansion and core areas is evident, with a total managed area of approximately 7.62 billion square meters, reflecting a modest growth of 1.6% [2] Group 3: Strategic Developments - Companies are actively pursuing digital transformation to enhance operational efficiency and reduce costs, with significant progress reported in areas such as organizational structure optimization and customer service improvement [15] - Collaborations with technology firms are ongoing to improve community living standards through the integration of technology and service delivery [15][16] Group 4: Financial Management - As of the end of 2024, cash and cash equivalents for the sample companies totaled 114.44 billion yuan, a slight decrease of 4.34% from the previous year, indicating potential financial pressure [13] - The growth rate of accounts receivable was only 2.85%, lower than the overall revenue growth, suggesting improved cash flow management practices among most companies [13]

Financial Performance - The company's revenue for the year ended December 31, 2024, was RMB 13,867 million, a decrease of 10.2% from RMB 15,443 million in 2023[18]. - Gross profit for 2024 was RMB 2,084 million, with a gross margin of 15.0%, down from RMB 2,646 million and 17.1% in 2023[18]. - The company reported a net loss of RMB 3,127 million for 2024, compared to a profit of RMB 699 million in 2023, resulting in a net profit margin of -22.5%[18]. - The company's gross profit for the year was RMB 2,084.2 million, a decrease of 21.2% from RMB 2,645.6 million in 2023, with a gross margin decline from 17.1% to 15.0%[78]. - The net loss for the year amounted to RMB 3,126.9 million, resulting in a loss attributable to shareholders of RMB 3,270.7 million, with a basic loss per share of RMB 2.30[25][46]. - The adjusted core net profit was RMB 1,079.8 million, a decrease of 30.6% from RMB 1,555.4 million in 2023, with an adjusted core net profit margin of 7.8%[85]. Assets and Liabilities - Total assets as of December 31, 2024, were RMB 20,247 million, down from RMB 24,051 million in 2023[19]. - Cash and cash equivalents decreased to RMB 3,316 million in 2024 from RMB 4,075 million in 2023[19]. - Shareholders' equity fell to RMB 11,150 million in 2024, compared to RMB 14,449 million in 2023, reflecting a return on equity of -29.4%[19]. - The total debt to total assets ratio increased to 44.9% in 2024 from 39.9% in 2023[19]. - The company's total current assets decreased by 22.0% to RMB 12,861.9 million from RMB 16,488.0 million in 2023[86]. - Financial asset impairment losses increased by 709.5% to RMB 4,329.3 million, primarily due to increased credit risk from related party customers[82]. Service and Market Strategy - The company aims to expand its service offerings across 30 provinces and municipalities in China, covering residential, public buildings, and commercial offices[4]. - The company is focused on enhancing its property management services and exploring new market opportunities to improve financial performance[4]. - The company aims to deepen its presence in high-line cities and core urban clusters, securing multiple high-value contracts throughout the year[34]. - The company introduced the "1316N" service model, innovating integrated services such as urban management and greening[38]. - The company aims to enhance its service product system to meet evolving customer needs, focusing on personalized and high-quality offerings[53]. Operational Management - The company maintained a strong market position despite external challenges, focusing on enhancing service quality and operational management[46]. - The company implemented a four-tier quality control system, completing over 5,367 self-checks with a problem rectification rate exceeding 96%[34]. - The company will prioritize risk control and sustainable development, ensuring healthy business growth through quality service and project renewal[53]. - The company aims to enhance service quality and efficiency, focusing on cash flow management and risk mitigation strategies[55]. - The company is committed to sustainable development and actively participates in grassroots governance[60]. Employee and Governance - The total employee cost for the year was RMB 5,697.6 million, with the number of employees decreasing from 96,018 to 86,873[104]. - The company has a strong governance structure with independent non-executive directors overseeing key committees, including audit and remuneration[144]. - The board consists of eight directors, including four executive directors, one non-executive director, and three independent non-executive directors[169]. - The company has received written annual confirmations of independence from all independent non-executive directors, affirming their independence[172]. - The company provides equal opportunities and treatment for employees of different genders, promoting a diverse and inclusive corporate culture[188]. Risk Management and Compliance - The company continues to focus on strategic management and compliance to enhance its operational integrity[143]. - The board is actively engaged in risk management and strategic planning to navigate market challenges[146]. - The company emphasizes compliance with relevant laws and regulations, maintaining high standards of information disclosure to enhance transparency and timeliness[131]. - The company has implemented various internal controls and checks to clarify the powers and responsibilities of the board and management[168]. - The company continues to monitor foreign exchange risks and will implement hedging strategies as necessary[103]. Future Outlook - The company anticipates a complex competitive landscape in the property management industry but remains confident in long-term growth potential[52]. - In 2024, the company aims to strengthen cash flow management and enhance service quality while optimizing project management and team capabilities[51]. - By 2025, the company plans to develop benchmark projects in its value-added services segment to improve replicability and conversion rates[53]. - The company plans to hold its annual general meeting on May 28, 2025, to discuss future strategies and potential dividends[15].

Core Viewpoint - The company believes its stock is undervalued and intends to repurchase up to 10% of its shares in the open market [1] Summary by Relevant Sections Share Buyback Plan - The company plans to repurchase a maximum of 142,000,080 shares, which represents 10% of the total issued shares as of the date of the shareholders' annual general meeting on May 29, 2024 [1] Financial Health - The company reports a healthy cash flow and a robust overall financial condition, which supports its ongoing business development needs [1] Market Perception - The board of directors believes that the shares currently traded in the market are undervalued [1]