该行指，由现在至9月中，采取防守立场，看好股息率高且可持续的地产股，如信和置业、太古地产、 恒隆地产及领展。相反，该行相信其他香港发展商(长实)及股息率较低或净负债较高的大业主(如九龙 仓、置地、港铁、希慎)表现或会欠佳。 瑞银发表报告指，近期香港银行同业拆息反弹，预计将引发香港房地产行业短期回落。该行团队预期香 港银行同业拆息在第三季底将稳定在2%至2.5%之间，预测到2025年底为2.2%，到2026年底为1.6%。尽 管反弹与该行预期一致，但认为在HIBOR稳定之前，短期内仍可能拖累地产股表现。 ...

各位非登記股東1 ： 致非登記股東之信函— 發布公司通訊之新安排 根據《香港聯合交易所有限公司證券上市規則》（「《上市規則》」）、香港法例第622章《公司條例》及九龍倉集團有限公司 （「本公司」）之組織章程細則，本公司謹通知 閣下，本公司將以電子形式取代印刷本發布日後所有本公司的公司通訊（「公 司通訊」2 ）。 本公司網站www.wharfholdings.com和香港交易及結算所有限公司網站www.hkexnews.hk（「披露易網站」）（統稱「該等網 站」）將登載日後所有公司通訊的中英文電子版，以取代印刷本。 閣下如欲閱覽公司通訊，可在本公司網站主頁點擊「投資 者關係」欄，然後選擇「財務報告」以閱覽年報和中期報告書，及選擇「公告」或「股東通函及其它」以閱覽其它公司通訊，或 亦可瀏覽披露易網站。 閣下作為非登記股東，不會直接從本公司收到任何可供採取行動的公司通訊3 。 閣下應聯絡代 閣下持有股份的銀 行、經紀、託管商、代理人或香港中央結算（代理人）有限公司（統稱「中介公司」），以了解透過 閣下的中介公司就相關可 供採取行動的公司通訊下之公司行動行使 閣下之權利或作出選擇的程序。 公司通訊已在該等網站刊發的通 ...

致登記股東之信函— 發布公司通訊之新安排 根據《香港聯合交易所有限公司證券上市規則》（「《上市規則》」）第2.07A條、香港法例第622章《公司條例》及九龍倉集 團有限公司（「本公司」）之組織章程細則，本公司謹通知 閣下，本公司將以電子形式取代印刷本發布日後所有本公司的公 司通訊（「公司通訊」1 ）。 1. 在網站刊發公司通訊 本公司網站www.wharfholdings.com和香港交易及結算所有限公司網站www.hkexnews.hk（「披露易網站」）（統稱「該等網 站」）將登載日後所有公司通訊的中英文電子版，以取代印刷本。 閣下如欲閱覽公司通訊，可在本公司網站主頁點擊「投資 者關係」欄，然後選擇「財務報告」以閱覽年報和中期報告書，及選擇「公告」或「股東通函及其它」以閱覽其它公司通訊，或 亦可瀏覽披露易網站。 2. 可供採取行動的公司通訊2 根據《上市規則》，本公司須向每名本公司股東（「股東」）個別發送可供採取行動的公司通訊。為方便以電子形式發布 可供採取行動的公司通訊，本公司建議 閣下向本公司提供有效的電郵地址。 閣下提供電郵地址即表示同意以電子形式接 收可供採取行動的公司通訊和任何其它適用文件。如 閣 ...

Core Viewpoint - Kowloon Warehouse Group reported a significant turnaround in its financial performance, moving from a loss to a profit, despite a decline in revenue [1] Financial Performance - For the half-year period ending June 30, 2025, the company reported revenue of HKD 5.669 billion, a year-on-year decrease of 19.38% [1] - Shareholders' profit was HKD 535 million, compared to a loss of HKD 2.637 billion in the same period last year, indicating a successful turnaround [1] - Basic earnings per share were HKD 0.18, with an interim dividend proposed at HKD 0.20 per share [1] Investment Property Revenue - Revenue from investment properties decreased by 4% to HKD 2.281 billion, down from HKD 2.364 billion in 2024 [1] - Operating profit also saw a decline of 6%, falling to HKD 1.484 billion from HKD 1.573 billion in 2024, attributed to soft rental rates for malls and office buildings [1] Debt and Cash Position - Citigroup reported that the company's debt ratio stands at 4.4%, and when considering its long-term investments of HKD 48 billion, with HKD 39.8 billion in stocks treated as quasi-cash, the net cash position is approximately HKD 33 billion, representing 50% of its market value [1] - The company is not in a hurry to reinvest due to macroeconomic uncertainties and may focus on monetizing existing land reserves [1] Shareholder Returns and Valuation - Citigroup believes that investors may be pricing in expectations for increased shareholder returns, but anticipates that the company will maintain stable dividends per share without increases [1] - The likelihood of share buybacks is considered low, and the company is viewed as having the highest valuation in the industry, with a strong balance sheet allowing for various actions within the group, though not necessarily beneficial for the stock price [1]

Core Viewpoint - Kowloon Warehouse Group reported a significant decline in revenue but achieved profitability compared to the previous year, indicating a potential recovery despite ongoing market challenges [1] Financial Performance - Revenue for the half-year period ending June 30, 2025, was HKD 5.669 billion, a decrease of 19.38% year-on-year [1] - Shareholders' profit was HKD 535 million, a turnaround from a loss of HKD 2.637 billion in the same period last year [1] - Basic earnings per share were HKD 0.18, with an interim dividend proposed at HKD 0.2 per share [1] Investment Property Revenue - Investment property income decreased by 4% to HKD 2.281 billion, down from HKD 2.364 billion in 2024 [1] - Operating profit fell by 6% to HKD 1.484 billion, compared to HKD 1.573 billion in 2024, attributed to soft rental rates for malls and office buildings [1] Debt and Cash Position - The company's debt ratio stands at 4.4%, with a net cash position of HKD 33 billion when considering HKD 39.8 billion in stocks as quasi-cash from a total long-term investment of HKD 48 billion [1] - The market capitalization is supported by this strong cash position, representing 50% of the company's value [1] Market Outlook - Citigroup's report suggests that the company is not in a hurry to reinvest due to macroeconomic uncertainties and may focus on monetizing existing land reserves [1] - The expectation for increased shareholder returns is reflected in the pricing, but the company is likely to maintain stable dividends without increases, and the likelihood of share buybacks is considered low [1] - The valuation of Kowloon Warehouse Group is viewed as the highest in the industry, with a strong balance sheet allowing for various actions within the group, though not necessarily beneficial for the stock price [1]

Investment Rating - The report initiates coverage with a "Buy" rating for Greentown China [3][8]. Core Views - Greentown China is positioned as a leader in high-quality housing, leveraging a mixed-ownership structure that combines state-owned enterprise credibility with market-oriented mechanisms. The company has demonstrated strong product capabilities and a competitive edge in the housing market, particularly in first- and second-tier cities [7][8]. Company Overview - Greentown China Holdings Limited was established in 1995 in Hangzhou and has evolved into a national developer with a focus on high-end residential projects. The company has a diversified product portfolio, including luxury villas and urban landmarks, and has maintained a leading position in the industry through its commitment to quality [17][18]. - The major shareholders include China Communications Construction Company (29% stake) and Kowloon Warehouse Group (22.95% stake), with the founder holding 8.03% [19][23]. Land Acquisition & Inventory - The company has been actively acquiring land since 2017, with an average land acquisition to sales ratio of 58% from 2017 to 2024. In the first half of 2025, this ratio was 55%. The focus is on key cities such as Beijing, Shanghai, and Hangzhou, with over half of the land value concentrated in ten core cities [7][39]. - As of the end of 2024, Greentown's total land bank was 27.47 million square meters, with a total land value of 449.6 billion yuan, of which 53% is located in the core ten cities [7][39]. Sales & Product Strength - The company reported self-invested sales of 80.3 billion yuan in the first half of 2025, with a sales price of 35,000 yuan per square meter, leading the industry. Greentown's competitive advantage lies in its strong product development capabilities and market-validated premium pricing [7][8]. - The company has established eight product series tailored to market needs, demonstrating a verified ability to command price premiums averaging 15% [7][8]. Financials & Valuation - Greentown's financial performance is expected to improve, with projected net profits of 1.01 billion yuan in 2025, down 36.8% year-on-year, followed by a recovery in 2026 and 2027. The target market capitalization is set at 33.3 billion HKD, based on a price-to-book ratio of 0.85 [6][8]. - The company has recognized impairment provisions totaling 11.4 billion yuan from 2019 to 2024, indicating a relatively adequate level of impairment compared to industry averages [7][8].

Core Insights - The current market for retail commercial real estate is undergoing rational adjustments, with companies facing numerous challenges, yet some leading firms demonstrate resilience [2] - The enhancement of commercial operational capabilities will be crucial for companies to stand out in a competitive environment [2] Group 1: Market Trends - Retail commercial real estate companies are experiencing performance pressure, with light asset expansion becoming the mainstream trend, although project exit challenges persist [2][5] - The importance of stock renovation and refined operations is increasingly recognized, with companies possessing strong commercial management capabilities more likely to succeed [2] Group 2: Company Performance - Hong Kong-funded enterprises show slight growth or decline, with long-term operators exhibiting resilience due to strong market competitiveness and risk resistance [4] - In 2024, Swire Properties recorded retail rental income of 4.787 billion yuan, a slight increase of about 2%, while other firms like New World Development and Wharf Holdings saw declines of 2% and 4% respectively [4] - Domestic leading commercial management company China Resources Vientiane Life reported a retail revenue increase of approximately 30%, with managed project retail sales growing by 18.7% [4] Group 3: Light Asset Expansion - Companies like China Resources Vientiane Life, Wanda Commercial Management, and Xuhui Commercial are rapidly expanding through light asset models, reducing cost pressures [5] - However, challenges remain, as many companies relying on light asset models face project exits due to unmet operational expectations or contract expirations [6] Group 4: Renovation and Innovation - Significant renovation projects are planned for 2025, focusing on enhancing customer experience and maintaining competitiveness [7] - Differentiated projects are emerging, such as the cultural integration at Wuhan Ocean Lane CITYLANE and the tech-driven JD MALL in Wuhan, aimed at addressing homogenization in the commercial market [8]

Group 1 - The core viewpoint of the report indicates that Kowloon Development's (00004) basic profit for the first half of the year increased by 3% to HKD 2.035 billion, exceeding expectations due to reduced impairment losses and lower-than-expected interest and tax expenses [1] - The interim dividend remains unchanged at HKD 0.20 per share [1] - The target price for Kowloon Development has been lowered from HKD 25.1 to HKD 24.9, while the investment rating has been upgraded from "Hold" to "Buy" [1] Group 2 - Kowloon Development's stock price has dropped by 6% over the past month, underperforming the market by 9 percentage points [1] - The current stock price is trading at a 60% discount to the bank's assessed net asset value, slightly higher than the ten-year average of 59% [1] - The company may see improved market sentiment if the upcoming residential projects receive a positive market response [1]

Core Viewpoint - DBS reported that Wharf Real Estate Investment Company (00004) achieved a 3% year-on-year increase in underlying profit to HKD 2.035 billion, exceeding the bank's expectations due to lower impairment and favorable interest and tax expenses [1] Financial Performance - The underlying profit for Wharf Real Estate Investment Company rose to HKD 2.035 billion, reflecting a 3% increase compared to the previous year [1] - The interim dividend remains unchanged at HKD 0.20 per share [1] Stock Performance and Valuation - DBS downgraded the target price for Wharf Real Estate Investment Company from HKD 25.1 to HKD 24.9, while upgrading the investment rating from "Hold" to "Buy" [1] - The company's stock price has decreased by 6% over the past month, underperforming the market by 9 percentage points [1] - The current stock price is trading at a 60% discount to the bank's assessed net asset value, slightly above the ten-year average discount of 59% [1] Market Sentiment - The bank indicated that if the upcoming residential projects receive a positive market response, it could improve market sentiment towards the stock [1]

Core Viewpoint - The real estate market is stabilizing due to various policies, with a noticeable reduction in the sales decline of real estate companies in the first seven months of 2025 compared to the previous year [2][8]. Sales Performance - In the first seven months of 2025, the total sales of the top 100 real estate companies reached 2.07 trillion yuan, a year-on-year decline of 13.3%, significantly narrowing from a 40.1% drop in the same period last year [2][8]. - Poly Development ranked first in sales, achieving a signed area of 8.0453 million square meters and a sales amount of 163.185 billion yuan, down 26.81% and 17.85% year-on-year, respectively [2][3]. - Other companies like Greentown, China Overseas, China Resources, and China Merchants also entered the billion-yuan sales club, with sales figures of 136.8 billion yuan, 132 billion yuan, 123.6 billion yuan, and 104.6 billion yuan, respectively [3]. Pricing Strategies - Many real estate companies adopted a "price for volume" strategy, leading to a general decline in sales prices compared to last year [7][9]. - For instance, Greentown's average sales price in July was 26,733 yuan per square meter, down from 29,755 yuan per square meter in July of the previous year [7]. Market Trends - The real estate market continues to be in an adjustment phase, with a trend of shrinking balance sheets among listed companies [6]. - Despite the overall decline in sales, some companies like Jinmao reported a sales increase of over 20% year-on-year, achieving 61.807 billion yuan in sales [6] - The market is expected to maintain stability in August, with potential improvements in sales due to ongoing policy support [10]. Profitability Concerns - The shift to a "price for volume" strategy has resulted in profit losses for many companies, with 11 out of 62 listed companies forecasting losses for the first half of 2025 [9][10]. - Factors contributing to poor performance include increased asset impairment provisions and rising interest expenses on debts [10].