交银国际研究 公司更新 内地房地产 收盘价 目标价 潜在涨幅 2024年3月19日 港元2.75 港元5.35 +94.5% 越秀服务 (6626 HK) 2023 年业绩符合预期，现金充裕支持并购及股份回购  2023 年业绩符合预期：2023 年收入同比增加 29.7%至 32.24 亿元人民币 个股评级 （下同），稍低于我们预测（33.49亿元） 约3.7%。由于外拓项目的贡献 比重增加（外拓项目的毛利率较低）以及部分非业主增值业务仍处于初期 买入 培育阶段，整体毛利率轻微下滑0.7个百分点至26.6%。净利润同比增长 17.1%至4.87亿元，大致符合我们预测（4.94亿元）。每股末期股息拟定 为人民币 7.9 分，加上中期股息，全年股息为人民币 16.0 分同比增加 1年股价表现 64.9%，派息率由35.6%提升至50.0%。 6626 HK 恒生指数 10%  在管面积稳步扩张：2023 年，在管面积/合约面积同比增长26.2%/18.2% 5% 0% 至6,521万/8,345万平方米。新增项目113个，新签合约面积为1,542万 -5% 平方米（同比+17.8%），其中约1,064万平方 ...

2024年3月18日，公司发布2023年全年业绩：实现营业收入32.24 亿元，同比+29.7%；归母净利润4.87 亿元，同比+17.0%。 营收、归母净利润符合预期。随着公司商业及非商各项业务的稳 步推进，公司营收稳健增长。归母净利增速不及收入，主要由于 毛利率下滑，2023 年公司毛利率为 26.6%，同比下降 3.6 个百分 点，其中：①物业管理服务毛利率下滑0.3pct 至16.1%；②非业 主增值服务受地产下行拖累及业务结构影响，毛利率下滑 2.4pct 至 32.5%；③社区增值服务毛利率下滑 0.2pct 至 32.7%；④商业 港币(元) 成交金额(百万元) 运营及管理服务毛利率下滑0.2pct 至 29.4%；⑤市场定位咨询及 5.00 30 租户招揽服务毛利率下滑1.5pct至 42.0%。 25 管理规模稳步提升，积极践行多元化外拓。截至 2023 年末，公司 4.00 20 15 在管面积 6521 万方，同比+26.2%；合约面积 8345 万方，同比 3.00 10 +18.2%。全年公司新增第三方外拓合约面积 1064 万方，同比 5 +26.2%，其中商业及产业园、城市服务及 ...

证券研究报告·海外公司点评·地产(HS) 越秀服务（06626.HK） 2023 年业绩公告点评：管理规模稳健扩张， 2024年 03月 19日 TOD 全国化布局持续推进 证券分析师 房诚琦 买入（维持） 执业证书：S0600522100002 fangcq@dwzq.com.cn [ 盈Ta 利bl 预e_ 测EP 与S] 估 值 2022A 2023A 2024E 2025E 2026E 证券分析师 肖畅 执业证书：S0600523020003 营业总收入（百万元） 2,487 3,224 4,020 4,962 6,091 xiaoc@dwzq.com.cn 同比 29.63% 29.66% 24.66% 23.44% 22.75% 证券分析师 白学松 归母净利润（百万元） 416.10 487.02 590.19 711.70 855.14 执业证书：S0600523050001 同比 15.73% 17.04% 21.18% 20.59% 20.15% baixs@dwzq.com.cn EPS-最新摊薄（元/股） 0.27 0.32 0.39 0.47 0.56 P/E（现价&最新摊薄） 9.1 ...

香港交易及結算所有限公司及香港聯合交易所有限公司對本公告的內容概不負責，對其準確性或完 整性亦不發表任何聲明，並明確表示，概不就因本公告全部或任何部分內容所產生或因倚賴該等內 容而引致的任何損失承擔任何責任。 （在香港註冊成立的有限公司） （股份代號：06626） 截至二○二三年十二月三十一日止年度的 年度業績公告 | --- | --- | --- | |-------|-------|-------------------------------------------------------------------------| | | | | | | | 截至二○二三年十二月三十一日止年度業績摘要 | | ‧ | | 總收入為人民幣 3,223.6 百萬元，同比增長 29.7% ，其中： | | | (i) | 自非商業物業管理及增值服務所得收入為人民幣 2,630.1 百萬元，同比增 | | | | 長 35.5% ；及 | | | (ii) | 自商業物業管理及運營服務所得收入為人民幣 593.5 百萬元，同比增長 | | | | 8.9% 。 | | ‧ | | 毛利率為 26.6% 。 | | ...

越秀服務集團有限公司 YUEXIU SERVICES GROUP LIMITED (於香港註冊成立的有限公司) 股份代號 : 6626 B 0 用 儿·成 就 美 好 生 活 111 盘 觀 點 售 2023 6 o ->) o o ● a o G ( 9 99 o F A V V 日日日日日日日日日 om Inte ed 册 Fi aaa ■ m . . . : : : 15 F : : 出 用 u H = III U U u u 00 un ur th r at 7 p C O 目錄 O 公司資料2 管理層討論與分析3 中期財務資料的審閱報告 19 中期簡明綜合利潤表 20 中期簡明綜合全面收益表 21 中期簡明綜合資產負債表 22 中期簡明綜合權益變動表 24 中期簡明綜合現金流量表 26 中期財務資料附註 27 其他資料 52 000 0 11 01 00 00 00 00 000 000 00 00 0 公司資料 董事會 非執行董事 林峰先生（主席） 姚曉生先生 楊昭煊先生 執行董事 張建国先生 張成皓先生（於二〇二三年八月二十八日獲委任） 毛良敏先生（於二〇二三年八月二十八日辭任） 張勁先生 獨立 ...

香港交易及結算所有限公司及香港聯合交易所有限公司對本公告的內容概不負責，對其準確性或完 整性亦不發表任何聲明，並明確表示，概不就因本公告全部或任何部分內容所產生或因倚賴該等內 容而引致的任何損失承擔任何責任。 （在香港註冊成立的有限公司） （股份代號：06626） 截至二○二三年六月三十日止六個月的 中期業績公告 | --- | --- | |----------|--------------------------------------------------------------------------------------------------------------------------------------------| | | | | 業績摘要 | | | ‧ | 截至二○二三年六月三十日止六個月，總收入為人民幣 1,511.8 百萬元，同比 | | | 增長 38.7% ，其中： | | | (i) 自非商業物業管理及增值服務所得收入為人民幣 1,210.8 百萬元，同比增 | | | 長 49.4% ；及 | | | (ii) 自商業物業管理及運營服務所得收入為人民幣 301.1 ...

Financial Performance - Total revenue for 2022 reached RMB 2,486 million, a 29.6% increase from RMB 1,918 million in 2021[5] - Gross profit for 2022 was RMB 679 million, with a gross margin of 27.3%, down from 35.0% in 2021[5] - Net profit for 2022 was RMB 424 million, with a net profit margin of 17.1%, compared to 19.3% in 2021[5] - Revenue for 2022 reached RMB 2,486.2 million, a 29.6% increase compared to the previous year[22] - Gross margin for 2022 was 27.3%[22] - Net profit attributable to shareholders was RMB 416.1 million, a 15.7% year-on-year increase[22] - The company achieved revenue of RMB 2,486.2 million in 2022, a 29.6% increase compared to RMB 1,918.4 million in 2021[35] - Net profit attributable to the company's owners was RMB 416.1 million in 2022, up 15.7% from RMB 359.5 million in 2021[35] - Non-commercial property management and value-added services contributed 78.1% of total revenue in 2022, up from 74.3% in 2021[42] - Commercial property management and operation services accounted for 21.9% of total revenue in 2022, down from 25.7% in 2021[42] - Revenue from independent third parties increased to RMB 1,444.6 million in 2022, accounting for 58.1% of total revenue[43] - Revenue from property management services to related parties increased by 29.7% to RMB 1,041.6 million in 2022, up from RMB 802.8 million in 2021[44] - Total revenue in 2022 was RMB 2,486.2 million, with 97.0% coming from China and 3.0% from Hong Kong[45] - Non-commercial property management and value-added services revenue grew by 36.2% to RMB 1,941.1 million, driven by an increase in managed projects and area[46] - Community value-added services revenue surged by 47.1% to RMB 650.0 million, the fastest-growing segment[46] - Commercial property management and operation services revenue increased by 10.5% to RMB 545.1 million, with managed commercial projects rising from 42 to 54[48] - Sales costs rose by 44.8% to RMB 1,806.8 million, primarily due to expanded business scale and higher service quality demands[50] - Overall gross profit margin decreased from 35.0% in 2021 to 27.3% in 2022, impacted by business mix and cost pressures[51] - Administrative expenses increased by 30.6% to RMB 210.9 million, in line with business expansion[53] - Other income grew by 77.4% to RMB 24.8 million, mainly due to government employment subsidies[54] - Net other income was RMB 14.4 million, driven by foreign exchange gains from the global offering proceeds[55] - Net financial income for the year was RMB 71.7 million, an increase of RMB 51.0 million compared to the previous year, primarily due to increased revenue, proceeds from the global offering, and higher bank deposits[56] - Income tax expense for the year was RMB 151.6 million, a slight decrease of 1.9% compared to the previous year, mainly due to tax exemptions on foreign exchange gains and overseas interest income[57] - Net profit for the year was RMB 424.4 million, a year-on-year increase of 14.8%, with a net profit margin of 17.1%, down 2.3 percentage points from the previous year[58] - Profit attributable to owners of the company was RMB 416.1 million, a year-on-year increase of 15.7%[59] - Accounts receivable increased by 16.7% to RMB 603.6 million, primarily due to increased revenue[63] - Other receivables and prepayments increased by 31.2% to RMB 336.5 million, mainly due to business expansion[64] - Accounts payable increased by 112.0% to RMB 353.1 million, driven by ongoing business expansion[65] - Net current assets increased by 9.7% to RMB 3,397.1 million, primarily due to continued business expansion[67] - Cash and cash equivalents increased to RMB 4,360.8 million, mainly due to cash generated from operating activities[67] - The company has no bank borrowings or loans from related parties as of December 31, 2022[67] - The company allocated 979.2 million RMB (60% of total funds) for strategic acquisitions and investments, with 13.11 million RMB utilized in the current year and 966.09 million RMB remaining unused[70] - 244.8 million RMB (15% of total funds) was allocated for further development of value-added services, with 34.75 million RMB utilized and 210.05 million RMB remaining unused[70] - 244.8 million RMB (15% of total funds) was allocated for the development of information technology systems and smart communities, with 4.09 million RMB utilized and 240.71 million RMB remaining unused[70] - 163.2 million RMB (10% of total funds) was allocated for working capital and general corporate purposes, with 46.62 million RMB utilized and 114.74 million RMB remaining unused[70] - The company holds unused funds as bank deposits and manages foreign exchange risk by balancing HKD-denominated deposits, with plans to convert some deposits to RMB for higher interest income and reduced FX exposure[71] - The company's attributable profit before dividends was RMB 416.1 million, which was transferred to reserves[134] - The company proposed a final dividend of HKD 0.109 per share, equivalent to RMB 0.096 per share, to be paid on or around July 6, 2023[134] - The company's distributable reserves as of December 31, 2022, were approximately RMB 202.7 million[137] - The top five suppliers accounted for 14.4% of the company's total procurement, with the largest supplier accounting for 4.7%[138] - The top five customers generated 43.4% of the company's total revenue, with the largest customer contributing 41.9%[138] - The company had no bank loans or other borrowings as of December 31, 2022[139] - The company's financial statements for 2022 were audited and found to be in compliance with Hong Kong Financial Reporting Standards[197] Business Expansion and Operations - Contracted area reached 70.597 million square meters in 2022, up from 58.384 million square meters in 2021[7] - Managed area increased to 51.689 million square meters in 2022 from 38.872 million square meters in 2021[7] - The Greater Bay Area accounted for 64% of the total contracted area, with 44.95 million square meters as of December 31, 2022[9] - The company's total assets increased to RMB 5,948 million in 2022 from RMB 5,131 million in 2021[6] - Equity attributable to the company's owners rose to RMB 3,223 million in 2022 from RMB 2,932 million in 2021[6] - The company's total liabilities increased to RMB 2,557 million in 2022 from RMB 2,041 million in 2021[6] - Total contracted area reached 70.6 million square meters in 2022, a 20.9% increase from 58.4 million square meters in 2021[35] - Total managed area grew to 51.7 million square meters in 2022, a 33.0% increase from 38.9 million square meters in 2021[35] - The company's managed non-commercial properties reached 47.6 million square meters in 2022, a 33.7% increase from 35.6 million square meters in 2021[39] - Managed commercial properties grew to 4.1 million square meters in 2022, a 25.5% increase from 3.3 million square meters in 2021[40] - The Greater Bay Area accounted for 44.9 million square meters of contracted area in 2022, representing 63.6% of the total contracted area[38] - The company launched the "30 Years with You, A Beautiful Journey Begins" campaign, involving over 100,000 homeowners in 60 community renewal projects, 800 cultural activities, and nearly 1,000 convenience services[11] - The company secured the Fuzhou Metro Line 2 TOD project, marking a successful expansion into national TOD integrated property management[12] - The company introduced self-operated brands "Yuefu Home" and "Yuefu Gift," gradually covering the Greater Bay Area, East China, and Central China regions[12] - The company upgraded its community commercial brand "Yuehui Time" to version 3.0, focusing on life, culture, and social interaction[13] - The company successfully won bids for TOD property management services for Fuzhou Metro Line 2, Changsha Metro Line 6, Qingdao Metro Line 4, and Lijiang Metro Line 1, marking a breakthrough in expanding TOD property management services beyond Guangzhou[24] - In 2022, the company signed 84 new projects, adding a contracted building area of 13.1 million square meters, and entered new cities including Tianjin, Kunming, Fuzhou, Nanning, and Lijiang[25] - The company acquired 100% equity of Guangzhou Bingxin Property Management Co., Ltd. for a total consideration of RMB 9.5 million, adding a contracted area of approximately 790,000 square meters[25] - As of December 31, 2022, the company managed 323 projects with a total managed area of 51.7 million square meters and had 387 contracted projects covering 70.6 million square meters, spanning 37 cities and Hong Kong[25] - The company launched a stock option incentive plan, proposing to grant stock options not exceeding 10% of the issued shares, with the first grant of 1% of the issued shares to 39 senior executives and key personnel[26] - The company expects the domestic economy and consumer activity to recover faster in 2023 due to the government's optimization of pandemic control policies, with the real estate industry gradually returning to orderly development[28] - The company will focus on four major business segments: residential, commercial, transportation, and urban services, aiming for high-quality growth through internal expansion, external expansion, and mergers and acquisitions[30] - The company plans to strengthen its capabilities in investment expansion, supply chain management, digital intelligence, business management, and risk control to improve operational efficiency and quality[32] - The company will deepen its "1445" strategy, leveraging its expertise in property management to provide high-quality services and meet the diverse needs of communities[28] - The company aims to enhance its core competitiveness and brand recognition by continuously improving service quality and customer satisfaction, striving to become a trusted service enterprise[32] - The company's property leasing framework agreement with Yuexiu Property had annual caps of RMB 25.4 million, RMB 27.94 million, and RMB 30.734 million for 2021, 2022, and 2023 respectively, with actual rental payments of approximately RMB 21.235 million in 2022[162] - The Guangzhou Metro property management and related services framework agreement had annual caps of RMB 264 million and RMB 316.8 million for 2021 and 2022, with service fees of approximately RMB 253.195 million paid in 2022[163] - The 2023 Guangzhou Metro property management and related services framework agreement has annual caps of RMB 335.219 million, RMB 420.547 million, and RMB 504.657 million for 2023, 2024, and 2025 respectively[163] - The bank deposit agreement with Chong Hing Bank had daily caps of RMB 2.515 billion and RMB 2.085 billion for 2021 and 2022, with a maximum daily balance of approximately RMB 639.871 million in 2022[164] - The 2023 bank deposit agreement with Chong Hing Bank has daily caps of RMB 2.2935 billion, RMB 2.52285 billion, and RMB 2.775135 billion for 2023, 2024, and 2025 respectively[164] - The intelligent services framework agreement with Guangzhou Yuexiu and Yuexiu Property has annual caps of RMB 271.715 million, RMB 525.259 million, and RMB 691.166 million for 2022, 2023, and 2024 respectively, with service fees of approximately RMB 49.341 million paid in 2022[165] - The company signed a procurement framework agreement with Guangzhou Yuexiu, with annual caps of RMB 3.633 million for 2022, RMB 9.49 million for 2023, and RMB 17.816 million for 2024[166] - In 2022, the total amount paid by the company for procurement products under the framework agreement was approximately RMB 3.393 million[167] - The company entered into a property management and value-added services framework agreement with Guangzhou Yuexiu and Yuexiu Property, with total service fee caps of RMB 878.339 million for 2022, RMB 1.465 billion for 2023, and RMB 1.906 billion for 2024[172][173] - In 2022, the company received service fees of approximately RMB 14.144 million for property management services, RMB 48.463 million for commercial operation and management services, RMB 554.841 million for value-added services, and RMB 121.625 million for market positioning and tenant recruitment services under the framework agreement[173] - The company's indirect wholly-owned subsidiary acquired parking space usage rights from a Yuexiu Property subsidiary for RMB 10.400 million, constituting a connected transaction[176] Corporate Governance and Board Activities - The company established an ESG Committee in March 2022, chaired by the Board Chairman, to oversee ESG vision, goals, strategies, and performance[75] - The Board of Directors consists of 3 executive directors, 3 non-executive directors, and 3 independent non-executive directors, ensuring a balance of skills and independent oversight[78] - The company has appointed three independent non-executive directors, accounting for one-third of the board, with one possessing appropriate professional qualifications in accounting and financial management[80] - The board held four board meetings, two audit committee meetings, one remuneration committee meeting, one nomination committee meeting, two investment committee meetings, one ESG committee meeting, and three general meetings during the year[84] - The board has established five committees: Audit Committee, Remuneration Committee, Nomination Committee, Investment Committee, and ESG Committee to oversee specific aspects of the company's affairs[82] - The company has mechanisms in place to ensure the independence of the board, including annual assessments of the independence of independent non-executive directors[83] - Directors are provided with timely information related to the company's business and can seek independent professional advice at the company's expense[81] - The board is responsible for the overall leadership of the group, overseeing strategic decisions, and monitoring business and financial performance[82] - The company has purchased appropriate and sufficient insurance to cover directors' liabilities arising from corporate activities[81] - The board ensures that independent non-executive directors provide sufficient oversight and balance to protect the interests of the group and shareholders[80] - The board reviews the group's financial, internal, and compliance controls, risk management, corporate strategy, and operational performance during regular meetings[84] - The company's articles of association require one-third of the directors to retire by rotation at each annual general meeting[80] - The company's external independent auditor fees for audit and non-audit services were approximately RMB 1.9 million and RMB 1.0 million, respectively[92] - The company plans to declare and distribute dividends of not less than 30% of its distributable net profit attributable to shareholders annually[94] - The Board of Directors has established five committees: Audit Committee, Remuneration Committee, Nomination Committee, Investment Committee, and ESG Committee[95] - The company ensures that directors receive sufficient, complete, and reliable information in advance of board meetings, with agendas and documents provided at least three days prior[86] - Directors are required to undergo continuous professional training to update their knowledge and skills, including compliance responsibilities post-listing[89] - The company has implemented an insider information management and disclosure policy to ensure timely assessment and disclosure of material information[93] - The Chairman of the Board is responsible for drafting and approving the agenda for each board meeting and ensuring effective board operations[88] - Directors with potential conflicts of interest must abstain from voting on related matters, and independent non-executive directors handle such issues[87] - The company's financial statements are prepared in accordance with applicable accounting standards, with prudent judgments and estimates made[91] - The company provides comprehensive onboarding training for newly appointed directors to ensure they understand their responsibilities and the company's operations[89] - The audit committee reviewed the annual performance for the year ended December 31, 2021, and the interim performance for the six months ended June 30, 2022[97] - The audit committee held two meetings during the year to review financial data, audit plans, and risk management systems[97] - The nomination committee aims to increase the proportion of female directors on the board, with the current board consisting of 8 male and 1 female director[101] - The company's employee gender ratio is approximately 3:2 (male to female), aligning with the property management industry and China's population distribution[101] - The remuneration committee reviewed and approved the stock option plan and granted stock options to directors and senior management[102] - The board consists of 6 directors aged 40-49 and 3 directors aged 50-59, with diverse professional backgrounds including real estate, property management, and finance[100] - The audit committee met with external auditors without management present to discuss audit-related matters[98] - The nomination committee held one meeting during the year to review board structure, composition, and diversity[101] - The remuneration committee held one meeting during the year to review executive compensation and stock option plans[102] - The company maintains a diverse board with members from different geographic locations, including Mainland China and Hong Kong[100] - The Investment Committee was established on June 2, 2021, to evaluate past investment performance and propose future investment projects to the Board[104] - The ESG Committee was established on March 3, 2022, and is responsible for reviewing and