大生地产(00089) - 2025 - 中期业绩

Financial Summary The group experienced a slight revenue decrease, a significant increase in loss for the period due to fair value losses, but a notable reduction in underlying loss 2025 Interim Financial Summary | Indicator | June 30, 2025 (HKD Million) | June 30, 2024 (HKD Million) | Change | | :--- | :--- | :--- | :--- | | Revenue | 235.0 | 240.6 | -2.3% | | EBITDA excluding fair value loss on investment properties | 78.4 | 85.0 | -7.8% | | Loss for the period | 204.5 | 162.6 | +25.8% | | Fair value loss on investment properties (net of US deferred income tax) | 195.6 | 144.2 | +35.6% | | Underlying loss excluding fair value loss on investment properties and related impact | 8.9 | 18.4 | -51.6% | | Interim dividend per ordinary share | HKD 3 cents | HKD 4 cents | -25.0% | Condensed Consolidated Financial Information This section presents the group's condensed consolidated financial statements, including the statements of profit or loss, comprehensive income, and financial position Condensed Consolidated Statement of Profit or Loss For the six months ended June 30, 2025, the group's revenue slightly decreased, while operating loss and loss for the period significantly widened due to a substantial increase in fair value loss on investment properties, with net finance costs decreasing Key Data from Condensed Consolidated Statement of Profit or Loss (For the Six Months Ended June 30) | Indicator | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Revenue | 234,971 | 240,589 | -2.3% | | Gross profit | 150,742 | 139,090 | +8.4% | | Fair value loss on investment properties | (198,561) | (129,824) | +52.9% | | Operating loss | (143,259) | (69,247) | +106.9% | | Net finance costs | (60,025) | (75,719) | -20.7% | | Loss for the period | (204,531) | (162,567) | +25.8% | | Loss per share (basic and diluted) | HKD (0.70) | HKD (0.55) | +27.3% | Condensed Consolidated Statement of Comprehensive Income Total comprehensive loss for the period widened compared to the prior year, primarily due to an increased loss for the period, partially offset by a narrower fair value change loss on financial assets in other comprehensive income Key Data from Condensed Consolidated Statement of Comprehensive Income (For the Six Months Ended June 30) | Indicator | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Loss for the period | (204,531) | (162,567) | +25.8% | | Fair value change of financial assets at fair value through other comprehensive income | (646) | (1,276) | -49.3% | | Total comprehensive income for the period | (205,177) | (163,852) | +25.2% | | Total comprehensive income attributable to owners of the Company | (202,394) | (158,896) | +27.4% | Condensed Consolidated Statement of Financial Position As of June 30, 2025, the group's total assets and total equity both decreased, primarily due to a reduction in investment property value, while non-current liabilities significantly increased and current liabilities substantially decreased Key Data from Condensed Consolidated Statement of Financial Position (As at June 30) | Indicator | June 30, 2025 (HKD Thousand) | December 31, 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Total assets | 11,335,048 | 11,533,101 | -1.7% | | Investment properties | 9,095,152 | 9,294,986 | -2.1% | | Cash and cash equivalents | 146,512 | 123,438 | +18.7% | | Total equity | 8,320,022 | 8,541,246 | -2.6% | | Non-current liabilities | 2,748,056 | 2,348,768 | +17.0% | | Current liabilities | 266,970 | 643,087 | -58.5% | | Total liabilities | 3,015,026 | 2,991,855 | +0.8% | Notes to the Condensed Consolidated Financial Information This section provides detailed notes on the basis of preparation, accounting policies, revenue, segment information, and other key financial items Basis of Preparation and Accounting Policies This interim financial information is prepared under the historical cost convention, in accordance with HKAS 34 "Interim Financial Reporting" and HKFRS, with accounting policies consistent with the 2024 annual report, except for a new amendment on "Lack of Exchangeability" which has no material impact - The condensed consolidated interim financial information is prepared on the historical cost basis, except for investment properties, financial assets at fair value through other comprehensive income, and derivative financial instruments, which are measured at fair value[8] - The accounting policies are consistent with those adopted in the 2024 annual report, with the adoption of HKAS 21 (Amendment) "Lack of Exchangeability" having no material impact on the group's results and financial position[8][9] Revenue and Segment Information The group's revenue primarily stems from property leasing, property-related services, hotel operations, and catering, with operating segments divided geographically into Hong Kong and the US, where Hong Kong contributes the majority of revenue, but US property leasing revenue declined Revenue Recognized During the Period Total revenue for the period slightly decreased by 2.3%, primarily due to reduced investment property leasing income, partially offset by a slight increase in hotel and catering operations revenue Revenue Source Analysis (For the Six Months Ended June 30) | Revenue Source | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Property leasing—investment properties | 158,229 | 164,119 | -3.6% | | Property leasing—properties for sale | 13,257 | 13,791 | -3.8% | | Property related services | 14,653 | 14,710 | -0.4% | | Hotel operations | 39,799 | 39,587 | +0.5% | | Catering operations | 9,033 | 8,382 | +7.8% | | Total revenue | 234,971 | 240,589 | -2.3% | Operating Segment Analysis Hong Kong segment revenue remained stable, but US segment property leasing revenue significantly declined, with Hong Kong's underlying loss narrowing while the US segment shifted from profit to loss, and fair value loss on investment properties primarily originated from Hong Kong - The chief operating decision maker segments the business into two operating segments, Hong Kong and the US, based on geographical location[14] - There are no sales between operating segments[13] Segment Revenue (For the Six Months Ended June 30) | Segment | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Hong Kong total revenue | 210,026 | 209,746 | +0.1% | | US total revenue | 24,945 | 30,843 | -19.2% | | Total | 234,971 | 240,589 | -2.3% | Segment Results - Underlying Loss (For the Six Months Ended June 30) | Segment Results | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Hong Kong loss for the period | (191,889) | (201,679) | -4.9% | | US loss/(profit) for the period | (12,642) | 39,112 | Shift to loss | | Total | (204,531) | (162,567) | +25.8% | Segment Assets (As at June 30) | Segment Assets | 2025 (HKD Thousand) | December 31, 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Hong Kong segment assets | 10,860,914 | 11,041,562 | -1.6% | | US segment assets | 474,134 | 491,539 | -3.5% | | Total | 11,335,048 | 11,533,101 | -1.7% | Cost of Sales and Administrative Expenses Total cost of sales and administrative expenses decreased compared to the prior period, primarily due to reduced investment property-related expenses, partially offset by a slight increase in hotel and catering operating expenses Total Cost of Sales and Administrative Expenses (For the Six Months Ended June 30) | Indicator | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Total cost of sales and administrative expenses | 176,312 | 181,059 | -2.6% | | Investment property related expenses | 29,936 | 34,045 | -12.1% | | Hotel and catering operations related expenses | 36,145 | 35,098 | +3.0% | Other (Losses)/Gains, Net Net other losses for the period amounted to HKD 3,357 thousand, primarily due to realized and unrealized losses on derivative financial instruments, contrasting with a gain recorded in the prior period Other (Losses)/Gains, Net (For the Six Months Ended June 30) | Indicator | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Dividend income | 652 | 670 | -2.7% | | Net realized and unrealized losses on derivative financial instruments | (3,973) | - | Shift to loss | | Net (loss)/gain on disposal of property, plant and equipment | (36) | 377 | Shift to loss | | Total | (3,357) | 1,047 | Shift to loss | Finance Income and Costs Net finance costs significantly decreased, primarily benefiting from a substantial reduction in interest expenses on bank loans Finance Income and Costs (For the Six Months Ended June 30) | Indicator | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Interest income from bank deposits | 1,118 | 1,395 | -19.8% | | Interest expense on bank loans | (61,143) | (77,114) | -20.7% | | Net finance costs | (60,025) | (75,719) | -20.7% | Income Tax Expense Income tax expense for the period significantly decreased, primarily due to a shift from deferred income tax liability to income in the US, offsetting the increase in Hong Kong profits tax Income Tax Expense (For the Six Months Ended June 30) | Indicator | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Current income tax—Hong Kong profits tax | (2,894) | (1,541) | +87.8% | | Current income tax—US tax | (18) | (13) | +38.5% | | Deferred income tax—Hong Kong | (1,248) | (1,698) | -26.5% | | Deferred income tax—US | 2,913 | (14,349) | Shift to income | | Income tax expense for the period | (1,247) | (17,601) | -92.9% | - The Hong Kong profits tax rate is 16.5%, and overseas subsidiaries had no estimated assessable profits for the period, except for minimum US state tax[22] Loss Per Share Both basic and diluted loss per share for the period were HKD 0.70, widening from the prior period, reflecting the increased loss for the period Loss Per Share (For the Six Months Ended June 30) | Indicator | 2025 (HKD) | 2024 (HKD) | Change | | :--- | :--- | :--- | :--- | | Basic and diluted loss per share | (0.70) | (0.55) | +27.3% | - Diluted loss per share is equal to basic loss per share as there are no potential dilutive ordinary shares[25] Dividends The Board has declared an interim dividend of HKD 3 cents per ordinary share, a decrease from the prior period Interim Dividends Declared (For the Six Months Ended June 30) | Indicator | 2025 (HKD Thousand) | 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | Interim dividend per ordinary share | HKD 3 cents | HKD 4 cents | -25.0% | | Total dividends declared | 8,630 | 11,507 | -25.0% | Trade and Other Receivables As of June 30, 2025, net trade receivables increased, primarily comprising rent and management fee receivables, with most due within 30 days Ageing Analysis of Net Trade Receivables (As at June 30) | Ageing | 2025 (HKD Thousand) | December 31, 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | 0 to 30 days | 2,071 | 1,450 | +42.8% | | 31 to 60 days | 215 | 367 | -41.4% | | 61 to 90 days | 257 | - | New | | Over 90 days | 173 | - | New | | Total | 2,716 | 1,817 | +49.5% | - Trade receivables primarily consist of rent and management fees, with no credit period for lease receivables and a 30-day credit period for management fee receivables[28] Trade and Other Payables As of June 30, 2025, trade payables decreased, with the majority due within 30 days Ageing Analysis of Trade Payables (As at June 30) | Ageing | 2025 (HKD Thousand) | December 31, 2024 (HKD Thousand) | Change | | :--- | :--- | :--- | :--- | | 0 to 30 days | 6,327 | 8,362 | -24.3% | | 31 to 60 days | 403 | 179 | +125.1% | | 61 to 90 days | 349 | 15 | +2226.7% | | Over 90 days | - | 16 | Zeroed out | | Total | 7,079 | 8,572 | -17.4% | Management Discussion and Analysis This section provides management's review of the group's performance, financial position, and future outlook, including operational highlights and financial resources Performance Review The group's interim total revenue slightly decreased, with core property leasing stable but US leasing revenue down, while hotel and catering revenue slightly rose, and comprehensive loss widened due to increased fair value loss on investment properties, though underlying loss narrowed due to reduced interest expenses - Total revenue decreased by 2.3% to HKD 235.0 million, with core property leasing business remaining stable, but US operations leasing revenue declined by 3.6%, while hotel and catering operations revenue slightly increased by 1.8%[30] - Comprehensive loss expanded to HKD 204.5 million, with loss per share at HKD 0.70, primarily due to an increase in fair value loss on investment properties (net of US deferred income tax) to HKD 195.6 million[30] - Excluding fair value losses, EBITDA was HKD 78.4 million, and underlying loss narrowed to HKD 8.9 million, mainly benefiting from a HKD 16.0 million reduction in interest expenses, though offset by decreased profit contribution from US operations[31] - Investment property valuation decreased by 2.1% to HKD 9,095.2 million, and total equity decreased to HKD 8,320.0 million[31] Dividend Policy The Board has declared an interim dividend of HKD 3 cents per ordinary share, a decrease from the prior period - The Board declared an interim dividend of HKD 3 cents per ordinary share (2024: HKD 4 cents)[32] Outlook The global economic and political environment remains uncertain, but a clearer picture is expected after US tariff policy meetings; Hong Kong benefits from interest rate cuts and talent attraction schemes, boosting residential leasing demand and positively impacting the property market, with an anticipated economic recovery, stable GDP, and favorable outlook for mainland China, while low and stable interest rates will benefit the group's performance - The global economic and political environment remains highly unpredictable, with a clearer picture expected after the US tariff policy meeting[33] - Hong Kong benefits from recent significant interest rate cuts and government talent attraction schemes, leading to a surge in residential leasing demand and positively impacting property market absorption and stability[33] - Hong Kong's economy is expected to recover, with GDP remaining stable, and mainland China's GDP outlook is more favorable compared to other parts of the world[34] - The group holds a more positive view on the outlook for the remainder of the year, with low and stable interest rates expected to benefit performance, and will continue to pursue a prudent policy[34] Business Review The group's business review indicates a rebound in Hong Kong residential property leasing income, offset by declines in industrial and commercial property leasing, while hotel occupancy rates rose but average daily room rates fell, and the US office leasing market remained weak with decreasing rents and occupancy Hong Kong Operations Hong Kong gross rental income slightly decreased, with residential property leasing income rebounding but offset by declines in industrial and commercial property leasing, while hotel room and catering revenue increased, and hotel occupancy rates rose despite a decrease in average daily room rates - Hong Kong gross rental income slightly decreased by 0.4% to HKD 146.5 million, with residential property leasing income rebounding, but industrial and commercial property leasing income declined[36] - Hotel room and catering revenue increased by 1.8% to HKD 48.8 million; the average occupancy rates for The Jervois and The Figo increased to 83.1% and 93.5% respectively[36] - The average daily room rates for The Jervois and The Figo decreased to HKD 1,067 and HKD 1,250 respectively[36] - The increase in occupancy rates for both hotels was primarily due to an increase in mainland visitors attending sports and concert events in Hong Kong[36] US Operations Gross rental income for Montgomery Plaza in the US significantly decreased by 19.2%, with office occupancy rates falling, reflecting a persistent downward trend in San Francisco's financial district rents and occupancy that is unlikely to reverse in the short term - Gross rental income for Montgomery Plaza in the US decreased by 19.2% to HKD 24.9 million[37] - Montgomery Plaza's office occupancy rate decreased from 65% to 45%[37] - Rents and occupancy rates in San Francisco's financial district continue to decline, a trend unlikely to reverse in the short term[37] Liquidity and Financial Resources The group's total bank borrowings slightly increased, and total equity decreased, leading to a rise in the net gearing ratio; the group closely monitors cash flow and funding needs, possessing sufficient committed bank facilities, thus maintaining a sound financial position Key Data on Liquidity and Financial Resources (As at June 30) | Indicator | 2025 (HKD Million) | December 31, 2024 (HKD Million) | Change | | :--- | :--- | :--- | :--- | | Total bank borrowings | 2,658.3 | 2,629.7 | +1.1% | | Outstanding long-term bank loans | 2,603.6 | 2,479.7 | +5.0% | | Total equity | 8,320.0 | 8,541.2 | -2.6% | | Net gearing ratio (total liabilities to equity ratio) | 32.0% | 30.8% | +1.2 percentage points | - The group closely reviews and monitors its cash flow position and funding requirements to ensure sound financial flexibility and liquidity[38] - The group has sufficient committed bank facilities to meet current and future business needs, maintaining a sound financial position[38] Capital Expenditure Capital expenditure for the period significantly decreased, but capital commitments increased, primarily for additions to property, plant and equipment, property improvements, and construction works, expected to be funded by future operating income, bank borrowings, and other financing avenues Capital Expenditure and Commitments (As at June 30) | Indicator | 2025 (HKD Million) | 2024 (HKD Million) | Change | | :--- | :--- | :--- | :--- | | Capital expenditure during the period | 1.3 | 10.6 | -87.7% | | Capital commitments | 15.0 | 13.6 | +10.3% | - Capital expenditure and commitments primarily relate to additions to property, plant and equipment, property improvements, and construction works[39] - These commitments are expected to be funded by future operating income, bank borrowings, and other applicable financing avenues[39] - There were no significant changes in the group's capital structure[40] Financial Policies and Objectives The group's financial policies aim to enhance financial operations management and reduce borrowing costs, maintain adequate cash levels, and consider diverse funding sources to ensure cost-effectiveness and efficiency of financial resources - Financial policies aim to strengthen the management of financial operations and reduce borrowing costs[41] - Maintain adequate levels of cash and cash equivalents to meet short-term funding needs[41] - Consider various funding sources to utilize financial resources in the most cost-effective and efficient manner[41] Foreign Currency Exchange Risk The group's loans and cash are primarily denominated in HKD and USD and repaid in their respective currencies, thus posing no significant foreign exchange fluctuation risk, with no foreign currency hedging activities undertaken during the period - The group's loans and cash are primarily denominated in HKD and USD, with principal and interest repaid in their respective loan currencies, thus posing no significant foreign exchange fluctuation risk[42] - As of June 30, 2025, the group had no foreign currency hedging activities[43] Pledged Bank Borrowings and Assets The group's total bank borrowings amount to HKD 2,658.3 million, secured by certain investment properties, land and buildings, and their rental income, and the group has entered into fixed interest rate swap contracts to stabilize funding costs - Total pledged bank borrowings amounted to HKD 2,658.3 million, secured by investment properties and land and buildings with a total carrying amount of HKD 7,686.2 million, along with their rental income[44] - Interest on bank borrowings is calculated at floating rates (spread plus HIBOR or SOFR)[44] - A fixed interest rate swap contract with a notional principal value of HKD 200 million and a fixed interest rate of 3.06% was entered into in April 2025 to stabilize funding costs[44] Maturity Profile of Long-Term Bank Loans (As at June 30) | Maturity Period | 2025 (HKD Thousand) | December 31, 2024 (HKD Thousand) | | :--- | :--- | :--- | | Within one year | 87,077 | 360,540 | | In the second year | 1,853,478 | 1,834,951 | | In the third to fifth years | 663,085 | 284,253 | | Total | 2,603,640 | 2,479,744 | Contingent Liabilities As of June 30, 2025, the group had no significant contingent liabilities or guarantees - As of June 30, 2025, the group had no significant contingent liabilities or guarantees[46] Employees and Remuneration Policy As of June 30, 2025, the group employed 265 full-time employees, offering competitive remuneration and benefits, with directors' remuneration recommended by the Remuneration Committee, and the company has not adopted any share option scheme - As of June 30, 2025, the group employed a total of 265 full-time employees (2024: 257 employees)[48] - Employees enjoy competitive remuneration levels, with benefits including discretionary bonuses, insurance, medical schemes, and a Mandatory Provident Fund Scheme[48] - Directors' remuneration is recommended by the Remuneration Committee based on operating results, individual duties and performance, and market data[48] - The Company has not adopted any share option scheme[49] Material Investments and Future Plans There were no material investments, acquisitions, or disposals of subsidiaries, associates, or joint ventures during the period, and the group will continue to enhance and modernize its real estate portfolio while closely monitoring economic developments to review business plans - For the six months ended June 30, 2025, there were no material investments held, nor any material acquisitions or disposals of subsidiaries, associates, and joint ventures[50] - The group will continue its efforts to enhance and modernize its real estate portfolio[51] - The group will closely monitor economic developments and regularly review business plans for material investments and capital assets[51] Share-Related Matters This section covers the declaration of interim dividends, record date arrangements, and the absence of share repurchases, sales, or redemptions during the period Interim Dividend and Record Date The Board resolved to declare an interim dividend of HKD 3 cents per ordinary share, payable on September 29, 2025, to shareholders registered on the share register as of September 12, 2025 - The Board resolved to declare an interim dividend of HKD 3 cents per ordinary share (2024: HKD 4 cents)[52] - The dividend will be paid on September 29, 2025, to shareholders registered on the Company's share register at the close of business on September 12, 2025[52] Repurchase, Sale or Redemption of the Company's Shares During the period, neither the Company nor any of its subsidiaries repurchased, sold, or redeemed any of the Company's shares - During the period, the Company did not redeem any of its shares[53] - Neither the Company nor any of its subsidiaries repurchased or sold any of the Company's shares during the period[53] Corporate Governance The Company complies with the Listing Rules' Corporate Governance Code, though the Chairman and Chief Executive roles are combined, which the Board believes facilitates effective strategic planning and implementation, with power and authority balance assured, and all directors confirm compliance with the standard code for securities transactions by directors - The Company complies with the Corporate Governance Code set out in Appendix C1 to the Listing Rules, except for the combined roles of Chairman and Chief Executive[54] - The Board believes that combining the roles of Chairman and Chief Executive provides strong and consistent leadership, facilitating strategic planning and implementation, with an adequate balance of power and authority assured[54] - All directors confirm compliance with the Standard Code for Securities Transactions by Directors of Listed Issuers, as set out in Appendix C3 to the Listing Rules, during the period[54] Independent Review The Audit Committee has reviewed this interim financial information, which was also reviewed by PricewaterhouseCoopers in accordance with Hong Kong Standard on Review Engagements 2410, with no disagreements - The Audit Committee has reviewed the group's principal accounting policies and the condensed consolidated interim financial information, with no disagreements[55] - The condensed consolidated interim financial information is unaudited but has been reviewed by PricewaterhouseCoopers in accordance with Hong Kong Standard on Review Engagements 2410[55] Publication of Interim Report The 2025 Interim Report, containing all information required by the Listing Rules, will be dispatched to shareholders in due course and published on the HKEX website and the Company's website - The 2025 Interim Report, containing all information required by the Listing Rules, will be dispatched to the Company's shareholders in due course[56] - The Interim Report will be published on the HKEX website and the Company's website at www.tsld.com[56](index=56&type=chunk) Board Composition As of the date of this announcement, the Board comprises ten directors, including five executive directors, one non-executive director, and four independent non-executive directors - The Board comprises ten directors, including five executive directors (Mr. Ma Ching Wai, Mr. Ma Ching Hang, Mr. Ma Ching Yeung, Mr. Ma Ching Kuen, and Ms. Ma Ching Sau), one non-executive director (Mr. Cheung Wing Yui), and four independent non-executive directors (Mr. Chow Kwok Hoon, Mr. Yiu Kai Chung, Mr. Chan Lung Ching, and Mr. Ho Chi Keung)[57]