Investment Rating - The report maintains a "Buy" rating for Vanke A (000002 SZ) [8] Core Views - Vanke A is actively managing inventory and disposing assets to improve cash flow, targeting over 30 billion yuan in recoveries for 2024 (23 3 billion yuan already signed in the first nine months) [1] - The company is leveraging financing tools like operating property loans and integrating into urban real estate financing coordination mechanisms to transform its financing model [1] - Despite industry pressures, Vanke A maintains a competitive edge in brand and efficiency, with its development business remaining relatively stable and its existing business holding significant value [1] - The company's core focus is on maintaining a balanced capital chain to navigate liquidity pressures and successfully cycle through the downturn [1] Financial Performance - Vanke A reported a 24 3% YoY decline in revenue to 219 9 billion yuan for the first nine months of 2024, with a net loss attributable to shareholders of 17 9 billion yuan (compared to a profit of 13 6 billion yuan in the same period last year) [2] - The gross margin dropped to 9 5%, down 8 1 percentage points YoY, with the development business gross margin falling to 8 3% (down 10 2 percentage points) [3] - Asset and credit impairment losses surged to 7 47 billion yuan (compared to 360 million yuan in the same period last year), while investment income plummeted 97 1% to 70 million yuan [3] - The company incurred a 2 54 billion yuan loss from asset disposals (compared to a 70 million yuan loss in the same period last year) [3] Sales and Inventory Management - Vanke A's sales for the first nine months of 2024 were 181 2 billion yuan, down 35 4% YoY, with sales area declining 26 8% to 13 308 million square meters [4] - The average selling price dropped 11 8% to 13,600 yuan per square meter, likely due to inventory structure adjustments and discount promotions [4] - The company accelerated inventory clearance, with sales of completed properties, near-completion properties, and commercial properties reaching 32 5 billion yuan, 43 4 billion yuan, and 19 7 billion yuan, respectively [4] - Land acquisition intensity was 2 3% in terms of amount and 2 8% in terms of area, with new construction starts and completions down 57 7% and 27 7%, respectively [4] Diversified Business Operations - Vanke A's diversified business revenue reached 43 08 billion yuan, up 6 3% YoY [5] - Property services expanded with a 12% YoY increase in annualized saturated income from existing projects [5] - Commercial business revenue grew 1 5% to 6 67 billion yuan, with foot traffic and sales increasing by 9 6% and 4 1%, respectively [5] - Logistics and warehousing revenue slightly declined by 0 7% to 2 96 billion yuan, with 151 projects in operation covering 10 34 million square meters [5] - Long-term rental apartment revenue increased 3 7% to 2 63 billion yuan, with 247,000 units in hand and 187,000 units in operation [5] Financial Projections - The report forecasts net losses attributable to shareholders of 20 2 billion yuan and 2 billion yuan for 2024 and 2025, respectively, with a projected profit of 2 2 billion yuan in 2026 [6] - The 2026 earnings correspond to a P/E ratio of 51x [6] Market Performance - Vanke A's stock price as of October 30, 2024, was 9 22 yuan, with a 12-month high/low of 12 30 yuan and 6 18 yuan, respectively [8] - The company's market performance over the past 12 months has underperformed the CSI 300 index [9]

Investment Rating - The report maintains a "Recommendation" rating for the company [1][6]. Core Views - The company's performance in the first three quarters of 2024 was significantly impacted by various factors, leading to a revenue decline of 24.3% year-on-year, with a net loss of 179.4 billion yuan, a decrease of 231.7% compared to the previous year [3][4]. - The company has taken measures to ensure high-quality delivery and public debt repayment, achieving a sales amount of 181.2 billion yuan with a collection rate exceeding 100% [4][6]. - The company has successfully reduced its debt burden, with no due domestic or foreign public bonds for the year, and has maintained positive operating cash flow since the second quarter [4][6]. Financial Performance Summary - For the first three quarters of 2024, the company reported total revenue of 2,198.9 billion yuan, a decrease of 24.3% year-on-year, and a net profit attributable to shareholders of -179.4 billion yuan, down 231.7% year-on-year [3][4]. - The real estate development business accounted for 1,732.3 billion yuan in revenue, down 29.1% year-on-year, with a gross margin of 9.5%, a decline of 8.1 percentage points [4][5]. - The company has seen a significant increase in financing and refinancing, totaling 774 billion yuan, with a financing cost of 3.58% [4][6]. Business Segment Performance - The company's operating service business revenue reached 430.8 billion yuan, a year-on-year increase of 6.3%, with property management and leasing services showing growth [6]. - The company has actively engaged in asset transactions, signing agreements worth 232.6 billion yuan across various projects nationwide [4][6]. Future Earnings Projections - The earnings per share (EPS) forecast for 2024 has been revised down to -1.70 yuan, with projections for 2025 and 2026 remaining at 0.10 yuan and 0.14 yuan, respectively [6][10]. - The company's current stock price reflects a pessimistic outlook, with a price-to-book (P/B) ratio of 0.47, significantly lower than the industry average of 0.69 [6][10].

Investment Rating - The investment rating for the company is "Accumulate" with a 6-month outlook maintained [3]. Core Views - The company reported a significant decline in revenue and a shift to net losses in the first three quarters of 2024, with total revenue of CNY 219.9 billion, down 24.25% year-on-year, and a net loss of CNY 17.9 billion [1][2]. - The company is actively managing its debt obligations and has successfully completed all public debt repayments for the year, indicating a focus on financial stability [1]. - Despite the challenging market conditions, the company is seeing a narrowing decline in sales, with a total contracted sales area of 13.3 million square meters and a sales amount of CNY 181.2 billion, down 26.8% and 35.4% year-on-year respectively [1][2]. Financial Performance Summary - Revenue for 2024 is projected to be CNY 330.7 billion, reflecting a decrease of 29.00% compared to 2023 [2][8]. - The company is expected to report a net profit attributable to shareholders of CNY -15.5 billion in 2024, a significant decline from previous years [2][8]. - The gross profit margin for the company is reported at 9.5%, showing a slight recovery from the first half of 2024 but a decline compared to the same period last year [1]. Sales and Operational Insights - The company achieved a third-quarter revenue of CNY 77.1 billion, a year-on-year decrease of 13.76%, with the real estate development business contributing CNY 61.6 billion [1]. - The company has accelerated inventory turnover, achieving CNY 32.5 billion in sales from existing properties and CNY 43.4 billion from near-completion properties [1]. - New project launches have been successful, with a 100% sales rate for three projects in Shenyang and Xuzhou [1]. Debt and Cash Flow Management - As of the end of Q3 2024, the company had interest-bearing liabilities of CNY 327.6 billion, with 64.4% maturing in over one year [1]. - The company reported a positive operating cash flow of CNY 330 million in Q3, continuing a trend of positive cash flow since Q2 [1][7]. - The cash and cash equivalents decreased to CNY 79.8 billion, down CNY 12.7 billion from the mid-year [1]. Future Outlook - The company is expected to navigate through the current industry adjustments and leverage financial support policies to mitigate potential risks, aiming for a high-quality transformation in the new development phase [1]. - The projected net profit for 2025 is expected to improve to CNY -2.9 billion, with a return to profitability anticipated in 2026 with a net profit of CNY 1.0 billion [2][8].

Investment Rating - The report maintains a "Buy" rating for the company [4][5]. Core Views - The company experienced a net loss of 17.9 billion yuan in the first three quarters of 2024, a significant decline from a net profit of 13.6 billion yuan in the same period last year, with total revenue of 219.89 billion yuan, down 24.25% year-on-year [1][4]. - Despite the challenging development fundamentals, there are positive signals since the end of September, with a notable increase in market activity following favorable policy changes [2][3]. - The company has implemented multiple measures to maintain financial stability, including accelerating cash collection and optimizing existing assets [3]. Financial Performance - For the first three quarters of 2024, the company achieved a total sales area of 13.3 million square meters, down 26.8% year-on-year, with sales revenue of 181.2 billion yuan, down 35.4% year-on-year [2]. - The gross profit margin for the development business was 8.3%, a decrease of 10.2 percentage points year-on-year, while the overall gross profit margin for the group was 9.5%, down 8.1 percentage points [2]. - The company reported a net cash flow from operating activities of 330 million yuan in Q3, continuing to remain positive since Q2 [3]. Future Projections - Revenue forecasts for 2024, 2025, and 2026 are projected at 318.96 billion yuan, 310.43 billion yuan, and 308.26 billion yuan respectively, with expected net profits of -13.9 billion yuan, 0.23 billion yuan, and 1.29 billion yuan [4]. - The report anticipates a gradual recovery in profitability, with earnings per share (EPS) expected to improve from -1.17 yuan in 2024 to 0.11 yuan in 2026 [4]. Market Position - The company remains the third-largest in the industry by sales scale, despite the downward pressure in the sector [4].

Investment Rating - The investment rating for the company is "Neutral" (maintained) [2] Core Views - The company reported a significant decline in revenue and a shift to net losses in the first three quarters of 2024, with revenue of 219.89 billion RMB, down 24.25% year-on-year, and a net loss attributable to shareholders of 17.94 billion RMB [2] - The decline in revenue is primarily attributed to a substantial decrease in the scale and gross margin of real estate development business, with a contribution of 173.23 billion RMB, down 29.1% year-on-year, and a tax-pre profit margin of 8.3%, down 10.2 percentage points [2] - The company is facing debt repayment pressure, with 116.63 billion RMB due within one year out of total interest-bearing liabilities of 327.6 billion RMB, while cash and cash equivalents stand at 79.75 billion RMB [2] - The company has implemented multiple measures to ensure cash flow, achieving a positive operating cash flow of 330 million RMB in the third quarter [2] - The company has received strong support from financial institutions, with new financing and refinancing totaling 77.4 billion RMB in the first three quarters [2] Summary by Sections Financial Performance - For the first nine months of 2024, the company achieved revenue of 219.89 billion RMB, a decrease of 24.25% year-on-year, and a net loss of 17.94 billion RMB, compared to a profit in the previous year [2] - The third quarter revenue was 77.12 billion RMB, down 13.76% year-on-year, with a net loss of 8.09 billion RMB [2] - The company has reported a significant increase in asset impairment losses, totaling 2.01 billion RMB, compared to zero in the same period last year [2] Debt and Cash Flow Management - As of September 30, the company has repaid 19.7 billion RMB of public debt, with no domestic or foreign public bonds maturing within the year [2] - The company has taken steps to ensure cash flow, including achieving a sales amount of 181.2 billion RMB, down 35.4% year-on-year, but with a collection rate exceeding 100% [2] - The company has optimized and added new capacity through the activation and replacement of 36 projects, totaling 47.4 billion RMB [2] Future Outlook - The company is expected to focus on a "slimming down" strategy, facing pressures from inventory reduction, impairment, and asset disposal [2] - The profit forecast for 2024-2026 has been revised downwards, with expected net profits of -14.1 billion RMB, -2.1 billion RMB, and -0.1 billion RMB respectively [2]

万科企业股份有限公司 关于为融资事项提供担保的公告 证券代码：000002、299903 证券简称：万科 A、万科 H 代 公告编号：2024-116 本公司及董事会全体成员保证公告内容真实、准确和完整，没有虚假记载、误导性 陈述或者重大遗漏。 本次担保事项在上述担保额度范围内，公司总裁已在上述授权范围内决策同意本次担保 事项，具体情况如下： 一、担保情况 1、担保事项概述 公司作为受信人前期从交通银行股份有限公司深圳分行（以下简称"交通银行"）获得 授信人民币 150 亿元，期限 2.8 年，目前已获得的融资余额 80.3 亿元。公司之控股子公司上 海万锴房地产有限公司（以下简称"上海万锴"）、广州市万合房地产有限公司（以下简称 "广州万合"）分别以持有的资产为前述融资提供相应抵押担保。 2、担保协议的主要内容 上海万锴、广州万合已与交通银行分别就前述融资事项签订抵押合同，为公司相关融资 提供抵押担保，担保本金金额分别为 80.3 亿元，担保期限为债务清偿届满之日止。 为满足经营需要，万科企业股份有限公司（以下简称"公司"或"万科"）前期向金融 机构申请融资，公司之控股子公司通过资产抵押方式为相关贷款提供担 ...

Financial Performance - Revenue for the reporting period (Q3 2024) was RMB 77.116 billion, a decrease of 13.76% year-over-year[5] - Net profit attributable to shareholders was a loss of RMB 8.091 billion, a decrease of 315.70% year-over-year[5] - Reported a net loss of 8.09 billion yuan in Q3, with a cumulative net loss of 17.94 billion yuan for the first nine months, and a pre-tax gross margin of 8.3% for the real estate development business[22] - Total operating revenue decreased to 219.89 billion yuan from 290.31 billion yuan, a decline of 24.3%[39] - Net profit turned negative at -16.40 billion yuan compared to a profit of 21.03 billion yuan in the previous period[39] - Basic earnings per share dropped to -1.5132 from 1.1585, reflecting the company's financial challenges[40] - Total comprehensive income was negative at -15.56 billion yuan, compared to a positive 23.38 billion yuan in the previous period[40] Cash Flow and Financing - Operating cash flow for the first nine months of 2024 was a negative RMB 4.848 billion, a decrease of 2,159.99% year-over-year[5] - Short-term borrowings increased by 715.92% to RMB 867.78 million due to changes in financing structure[10] - Non-current liabilities due within one year increased by 71.76% to RMB 11.152 billion, reflecting changes in financing structure[10] - Operating cash flow was negative at -4.85 billion yuan, a significant drop from 235.32 million yuan in the previous period[42] - Investment cash flow improved to 5.63 billion yuan from -2.21 billion yuan, indicating better investment returns[42] - Financing cash flow was negative at -20.41 billion yuan, slightly better than the previous -31.33 billion yuan[43] - Cash and cash equivalents decreased by 19.61 billion yuan, ending the period at 77.33 billion yuan[43] Assets and Liabilities - Total assets as of the end of the reporting period were RMB 1.357 trillion, a decrease of 9.81% compared to the end of the previous year[5] - Financial expenses increased by 41.92% to RMB 392.49 million due to reduced capitalizable interest expenses and interest income[11] - Credit impairment losses increased by 1,406.59% to RMB 546.35 million, reflecting increased provisions for credit losses[11] - Asset disposal losses increased by 3,792.81% to RMB 253.80 million, driven by losses from asset disposals[11] Shareholder and Equity Information - Total number of ordinary shareholders at the end of the reporting period is 627,280, including 627,209 A-share holders and 71 H-share holders[12] - Shenzhen Metro Group holds 27.18% of the shares, totaling 3,242,810,791 shares[12] - HKSCC NOMINEES LIMITED holds 18.49% of the shares, totaling 2,206,317,349 shares[12] - Hong Kong Securities Clearing Company holds 1.67% of the shares, totaling 198,726,252 shares[12] - Central Huijin Asset Management holds 1.55% of the shares, totaling 185,478,200 shares[12] - China Securities Finance Corporation holds 1.11% of the shares, totaling 132,669,394 shares[13] - China Merchants Wealth Management holds 1.23% of the shares, totaling 146,255,820 shares[12] - Total number of shares as of September 30, 2024, is 11,930,709,471, including 9,724,196,533 A-shares and 2,206,512,938 H-shares[16] Real Estate Market and Development - In Q3, the sales amount of the top 100 real estate developers decreased by 28.6% year-on-year, and the cumulative decrease from January to September was 36.6%[18] - National real estate development investment in Q3 decreased by 8.9% year-on-year, and the cumulative decrease from January to September was 10.1%[18] - Delivered 113,000 housing units on time and with quality from January to September, with 133 projects obtaining property certificates upon delivery[19] - Achieved sales revenue of 181.2 billion yuan with a collection rate exceeding 100%, and completed the repayment of 19.7 billion yuan in public debt by the end of September[20] - Added new financing and refinancing of 77.4 billion yuan with a comprehensive cost of 3.58%, and secured 26.2 billion yuan in operating property loans[21] - Contracted sales area and amount in Q3 decreased by 24.9% and 29.7% year-on-year, respectively, with a total contracted sales amount of 181.2 billion yuan for the first nine months[23] - Completed the delivery of 246 projects and 410 batches, totaling 113,000 housing units, with an average pre-tax sales gross margin exceeding 18% for key projects[24] - Added 4 new development projects with a total construction area of 371,000 square meters, and achieved a 100% initial opening realization rate for 3 projects in Shenyang and Xuzhou[25] Property Management and Rental Business - Expanded the annualized saturated revenue of existing projects by 12% for Vanke Property, and increased the number of CPR-certified employees to over 48,000[26] - Increased the revenue of the rental housing business by 3.7% year-on-year to 2.63 billion yuan, with a total of 247,000 long-term rental apartments under management and an occupancy rate of 94.9%[27] - Improved the GOP margin of rental housing projects to 89.4%, with a 6.2% reduction in single-room operating costs and a 40-day increase in average lease duration[28] - Commercial development and operations revenue reached 6.67 billion yuan (including non-consolidated revenue), a year-on-year increase of 1.5%, with Yinke-managed projects contributing 3.95 billion yuan[29] - Overall occupancy rate for commercial properties was 93.6%, with Yinke-managed projects achieving a 94.2% occupancy rate[29] - Commercial customer traffic increased by 9.6% year-on-year, with sales growing by 4.1% and membership reaching 40.92 million, up 23.8%[29] - Shenzhen Bantian Vanke Plaza achieved a 99% signing rate and 96% opening rate, with over 120 regional first stores[30] - Wuhan Zhaojiatiao Impression achieved a 100% leasing rate and 98% opening rate, with over 50% regional first stores[30] - CICC Yinke Consumption Infrastructure REIT achieved a 99.0% occupancy rate and 98.6% rent collection rate for its Hangzhou Xixi Impression City project[31] Logistics and Warehousing - Logistics and warehousing revenue (including non-consolidated projects) reached 2.96 billion yuan, with cold chain revenue growing 6.3% to 1.35 billion yuan[32] - Logistics and warehousing business had 151 operational projects with a total leasable area of 10.337 million square meters, with high-standard warehouses achieving an 88% occupancy rate[32] - Wanzhou Logistics launched 386 "Wandianpei" routes covering over 150 cities and handled 4.7 million orders for "One-Click Delivery" in Q3[33] Research and Development - Research and development expenses decreased to 369.33 million yuan from 444.23 million yuan, a reduction of 16.9%[39] Sales and Revenue - Sales revenue from goods and services fell to 149.43 billion yuan from 219.91 billion yuan, a decline of 32.0%[42] - Investment income decreased by 97.08% to RMB 7.35 million, primarily due to reduced equity method investment income and disposal gains[11]

Financial Performance - The company's operating revenue for the first nine months of 2024 was RMB 219,894,828, a decrease of 24.25% compared to RMB 290,308,491 in the same period of 2023[3] - The net profit attributable to shareholders for the first nine months of 2024 was a loss of RMB 17,943,298, representing a decline of 231.73% from a profit of RMB 13,621,477 in 2023[3] - The net cash flow from operating activities for the first nine months of 2024 was a negative RMB 4,847,650, a significant decrease of 2159.99% compared to RMB 235,324 in 2023[3] - The company reported a net loss of RMB 16.40 billion for the nine months, compared to a profit of RMB 21.03 billion in the same period of 2023[33] - The group's gross profit for the first nine months was RMB 18.96 billion, down from RMB 51.02 billion year-on-year[33] - For the nine months ended September 30, 2024, the total comprehensive income was RMB (15,556,237) thousand, a significant decrease from RMB 23,380,263 thousand in the same period of 2023[34] Assets and Liabilities - Total assets as of September 30, 2024, were RMB 1,357,196,773, down 9.81% from RMB 1,504,872,164 at the end of 2023[3] - The equity attributable to shareholders decreased by 6.65% to RMB 234,119,943 as of September 30, 2024, from RMB 250,784,613 at the end of 2023[3] - As of September 30, the company had total interest-bearing liabilities of RMB 327.61 billion, with a net debt ratio of 66.2%[18] - The company’s total liabilities decreased to RMB 982,838,332 thousand as of September 30, 2024, from RMB 1,101,938,633 thousand at the end of 2023[36] - Non-current assets decreased to RMB 374,358,441 thousand as of September 30, 2024, compared to RMB 402,933,531 thousand at the end of 2023[37] - Total assets less current liabilities amounted to RMB 606,365,015 thousand as of September 30, 2024, down from RMB 683,086,906 thousand at the end of 2023[35] Operational Highlights - The company completed the delivery of 113,000 units from January to September 2024, enhancing community services and increasing occupancy rates[15] - The company has conducted 1,267 community-building activities, engaging over 30,000 homeowners on-site[15] - The occupancy rate increase in major projects has positively impacted sales performance[15] - The company completed the delivery of 246 projects and 113,000 housing units in the first nine months[20] - The company signed a total of RMB 23.26 billion in bulk asset transactions from January to September, covering 41 projects across 17 cities[16] Market Conditions - The real estate market showed a 28.6% year-on-year decline in sales for the top 100 real estate companies in Q3 2024[13] - New housing supply and transaction areas in 300 cities decreased by 33.6% and 29.4% year-on-year respectively from January to September 2024[14] - The third quarter saw a 10.1% year-on-year decline in real estate development investment and a 22.2% decline in new construction area from January to September 2024[13] Financing and Investment - Short-term bank loans and financial institution borrowings surged by 109.51% to RMB 91,288,539 as of September 30, 2024, from RMB 43,572,666 at the end of 2023, reflecting changes in financing structure[4] - Financing costs increased by 31.40% to RMB 4,494,065 in the first nine months of 2024, compared to RMB 3,420,108 in 2023, due to a decrease in capitalizable interest expenses[4] - The company incurred a net cash outflow from financing activities of RMB (20,405,848) thousand for the first nine months of 2024, compared to RMB (31,334,051) thousand in the same period of 2023[38] - The company reported a significant increase in cash generated from other investment activities, amounting to RMB 9,744,850 thousand in 2024, compared to RMB 2,742,306 thousand in 2023[38] Shareholder Information - The total number of shares for the company as of September 30, 2024, is 11,930,709,471, including 9,724,196,533 A-shares and 2,206,512,938 H-shares[10] - The top 10 unrestricted shareholders include 深铁集团 with 3,242,810,791 A-shares and HKSCC NOMINEES LIMITED with 2,206,317,349 H-shares[9] - The company repurchased 72,955,992 shares, accounting for 0.61% of the total share capital[10] Revenue Segments - The real estate development business contributed RMB 173.23 billion in revenue from a settled area of 13.84 million square meters in the first nine months[18] - The property service segment achieved a total revenue of RMB 43.08 billion, reflecting a year-on-year growth of 6.3%[17] - The leasing residential business generated RMB 2.63 billion in revenue, marking a 3.7% increase year-on-year[24] - The group's commercial development and operations generated revenue of RMB 6.67 billion for the first nine months, a year-on-year increase of 1.5%, with an overall occupancy rate of 93.6%[27] - The group's logistics and warehousing business achieved revenue of RMB 2.96 billion in the first nine months, with high-standard warehouses contributing RMB 1.61 billion and cold chain revenue reaching RMB 1.35 billion, a year-on-year growth of 6.3%[30] User Engagement - The group's online platform registered a total of 4.82 million users, with 1.35 million followers on its public account as of September 30[26] - The group's commercial member count reached 40.92 million, reflecting a year-on-year growth of 23.8%[27]

万科企业股份有限公司 第二十届董事会第十次会议决议公告 证券代码：000002、299903 证券简称：万科 A、万科 H 代 公告编号：2024-113 本公司及董事会全体成员保证公告内容真实、准确和完整，没有虚假记载、误导性 陈述或者重大遗漏。 一、董事会会议召开情况 万科企业股份有限公司（以下简称"公司"）第二十届董事会第十次会议的通知于 2024 年 10 月 16 日以电子邮件的方式送达各位董事。会议于 2024 年 10 月 30 日在深圳以现场和 通讯会议相结合方式举行，会议应到董事 11 名，亲自及授权出席董事 11 名，其中董事会副 主席辛杰因公务原因未能亲自出席本次会议，授权黄力平董事代为出席会议并行使表决权； 胡国斌董事因公务原因未能亲自出席本次会议，授权董事会主席郁亮代为出席会议并行使表 决权。董事会主席郁亮主持会议，公司监事、高级管理人员列席了会议。本次会议的召开符 合《中华人民共和国公司法》等法律法规和《万科企业股份有限公司章程》的规定。 二、董事会会议审议情况 （一）审议通过《2024 年第三季度报告及财务报表》 根据《企业会计准则》及公司会计政策的相关规定，公司对 2024 年 ...

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