選擇公司通訊的收取方式 根據香港聯合交易所有限公司證券上市規則第2.07A條及第2.07B條以及越秀地產股份有限公司（「本公司」） 章程細則，本公司向 閣下提供有關收取本公司將予發出以供各股東參照及╱或採取行動的任何文件的下 述方案，其中包括但不限於：(a)董事會報告、年度賬目連同核數師報告及（如適用）財務摘要報告；(b)中 期報告及（如適用）中期摘要報告；(c)會議通告；(d)上市文件；(e)通函；(f)代表委任表格；及(g)本公司回 條（「公司通訊」）： (a) 瀏覽本公司網站www.yuexiuproperty.com刊發的未來公司通訊（「網上版本」）代替收取印刷本；或 （股份代號：00123） （在香港註冊成立的有限公司） (b) 僅收取所有未來公司通訊的英文印刷本（經郵遞）；或 致新登記股東 列位股東： (c) 僅收取所有未來公司通訊的中文印刷本（經郵遞）；或 (d) 同時收取所有未來公司通訊的英文及中文印刷本（經郵遞）。 為響應環保以及節省印刷及郵遞成本，本公司建議 閣下選擇收取網上版本。即使 閣下已選擇收取網上 版本， 閣下仍可隨時向本公司股份過戶登記處（「股份過戶登記處」）卓佳證券登記有限公司 ...

股 東 大 會 之 代 表 委 任 表 格 本 人╱吾 等 （附 註1） 地 址 為 乃 越 秀 地 產 股 份 有 限 公 司（「本 公 司」）共 （附 註2） 股 股 份 之 登 記 持 有 人，茲 委 任 （附 註3） 大 會 主 席 或 地 址 為 為 本 人╱吾 等 之 代 表 （附 註4） ，代 表 本 人╱吾 等 出 席 本 公 司 於 二 ○ 二 五 年 十 二 月 十 八 日（星 期 四）上 午 十 一 時 三 十 分 假 座 香 港 灣 仔 謝 斐 道238號 香 港 諾 富 特 世 紀 酒 店B3層 宴 會 廳1–4召 開 之 股 東 大 會（「大 會」）（及 其 任 何 續 會 或 延 會），並 就 下 列 概 述 各 項 決 議 案 以 及 於 大 會 及╱或 其 任 何 續 會 或 延 會 上 可 能 正 式 提 呈 之任何其他事項投票，如無作出有關指示，則本人╱吾等之受委代表可自行酌情投票。除非另有規定， 本 代 表 委 任 表 格 所 用 詞 彙 與 大 會 通 告 所 賦 予 該 等 詞 彙 具 有 相 同 涵 義。 | 普 | 通 | 決 | 議 | 案 | 贊 | 成 | ...

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 通 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 通 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。 （股份代號：00123） （在香港註冊成立的有限公司） 股 東 大 會 通 告 茲 通 告 越 秀 地 產 股 份 有 限 公 司（「本 公 司」）謹 訂 於 二 〇 二 五 年 十 二 月 十 八 日（星 期 四）上 午 十 一 時 三 十 分 假 座 香 港 灣 仔 謝 斐 道238號 香 港 諾 富 特 世 紀 酒 店 B3層宴會廳1–4舉行股東大會（「股東大會」），藉以考慮並酌情通過（不論有否修訂） 下 列 決 議 案 為 普 通 決 議 案。 於 本 股 東 大 會 通 告 中 未 明 確 定 義 的 字 詞 及 詞 句 與 日 期 為 二 〇 二 五 年 十 二 月 二 日 的 本 公 司 股 東 通 函（「通 函」）所 界 定 者 具 有 相 同 涵 義。 普 通 決 議 ...

此 乃 要 件 請 即 處 理 閣 下 對 本 通 函 任 何 方 面 或 應 採 取 的 行 動 如 有 任 何 疑 問，應 諮 詢 閣 下 之 股 票 經 紀 或 其 他 註 冊 證 券 商、銀 行 經 理、律 師、專 業 會 計 師 或 其 他 專 業 顧 問。 閣 下 如 已 將 名 下 之 越 秀 地 產 股 份 有 限 公 司 股 份 全 部 售 出 或 轉 讓，應 立 即 將 本 通 函 連 同 隨 附 之 代 表 委 任 表 格 送 交 買 主 或 承 讓 人，或 經 手 買 賣 之 銀 行、股 票 經 紀 或 其 他 代 理 商，以 便 轉 交 買 主 或 承 讓 人。 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 通 函 之 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 對 因 本 通 函 全 部 或 任 何 部 分 內 容 而 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 ...

Core Insights - The North Bund in Shanghai is emerging as a competitive battlefield for high-end real estate, with significant interest from major state-owned enterprises and developers [1][2][3] - The market is characterized by a surge in new high-end projects, with several developers launching properties priced above 100,000 yuan per square meter [9][10][14] - The competitive landscape is intensifying, with developers racing to secure market share amid changing market conditions and consumer sentiment [2][16][20] Market Dynamics - The North Bund is positioned as the next growth area in Shanghai's high-end real estate market, following the Bund and Lujiazui [1][8] - Major state-owned enterprises like China Resources and China Jinmao are actively participating in the market, with recent launches and sales indicating strong demand [1][2][10] - The competitive environment is marked by a high volume of new listings, with over 1,000 units from various projects entering the market simultaneously [9][14] Pricing Trends - Recent land auctions have resulted in record-breaking prices, with the latest land parcel in Hongkou District sold for 89.64 billion yuan, reflecting a 38.20% premium [3][4] - The average selling prices of new projects are on the rise, with some properties reaching prices as high as 20,000 yuan per square meter [2][5][14] - Developers are facing pressure to adjust pricing strategies due to market fluctuations and consumer purchasing power [16][19] Sales Performance - Initial sales figures for new projects have shown mixed results, with some properties experiencing high demand while others struggle to meet sales targets [10][19] - For instance, Jinmao's project saw a rapid sell-out of its initial offering, while subsequent phases faced challenges in achieving similar sales rates [11][19] - The overall market sentiment has shifted, leading to concerns about potential price wars as developers compete for a limited pool of high-net-worth buyers [20] Future Outlook - The North Bund's development is closely tied to Shanghai's broader urban planning initiatives, with expectations for continued growth and investment in the area [7][8] - Developers are strategizing to enhance their market positioning, with some considering collaborative approaches to navigate the current market challenges [20] - The success of high-end projects in the North Bund will depend on their ability to attract buyers amidst increasing competition from other districts in Shanghai [20]

Investment Rating - The industry rating is "Overweight" [5][24] Core Views - In November 2025, the sales amount of the Top 100 real estate companies decreased by 36.8% year-on-year and 11.7% month-on-month, indicating a gradual entry into the sales off-season and increasing market downward pressure [1][5] - The sales area for the Top 100 companies fell by 35.8% year-on-year, with a reduction in the decline compared to the previous month [1] - The top three real estate companies experienced the smallest year-on-year decline in sales, with a cumulative sales amount decrease of 20.2% for the top three companies compared to 22.3% for the top 11-20 companies [2][3] Summary by Sections Sales Performance - The Top 100 companies' total sales amount in November 2025 was 2,443.4 billion, with a year-on-year decline of 36.8% and a month-on-month decline of 11.7% [5][23] - The cumulative sales amount for the Top 20 companies decreased by 18.4% year-on-year, with a monthly sales decline of 32.3% [3][23] Company Performance - Among the Top 20 developers, Greenland Holdings had the highest monthly sales growth at +12.8% year-on-year, while Poly Developments and China Overseas Development saw declines of 21.8% and 21.9% respectively [3][23] - The sales performance of companies focused on first and second-tier cities showed a smaller decline compared to those focused on third and fourth-tier cities, with a difference of approximately 17.0 percentage points [2][3] Market Outlook - The report suggests that the sales decline is influenced by last year's high base and the lack of new industry policies, leading to expectations of policy easing as market weakness becomes apparent [3] - Recommended companies include Beike (a leading second-hand housing intermediary), Binhai Group, Yuexiu Property, and Xincheng Holdings, which have potential for valuation recovery and commercial consumption attributes [3]

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11月30日 | 狀態: 新提交 | | --- | --- | --- | | 致：香港交易及結算所有限公司 | | | | 公司名稱: | 越秀地產股份有限公司 (在香港註冊成立的有限公司) | | | 呈交日期: | 2025年12月1日 | | | I. 法定/註冊股本變動 不適用 | | | FF301 第 1 頁 共 10 頁 v 1.1.1 FF301 II. 已發行股份及/或庫存股份變動 第 2 頁 共 10 頁 v 1.1.1 FF301 | 1. 股份分類 | 普通股 | 股份類別 | 不適用 | | 於香港聯交所上市 (註1) | 是 | | | --- | --- | --- | --- | --- | --- | --- | --- | | 證券代號 (如上市) | 00123 | 說明 | | | | | | | | | 已發行股份（不包括庫存股份）數目 | | 庫存股份數目 | | 已發行股份總數 | | | 上月底結存 | | | 4,025,392,913 | | 0 ...

Group 1: Fixed Income Market Outlook - The macroeconomic policy for 2026 emphasizes high-quality development, with a focus on structural adjustments rather than solely relying on total stimulus [6][10] - The central bank is expected to lower interest rates by 10-20 basis points and may implement one reserve requirement ratio cut, maintaining a cautious approach [6][9] - Investment and consumption are projected to recover moderately, with inflation being a significant uncertainty for the bond market; PPI is expected to decline at a slower rate, while CPI may rise by approximately 0.4% [6][10] Group 2: Mergers and Acquisitions in the Securities Industry - The securities industry has experienced several waves of mergers and acquisitions, with the current wave driven by regulatory policies and market dynamics [16][17] - The concentration of the securities industry is increasing, with major firms enhancing their market competitiveness through strategic acquisitions [17][18] - Despite a slowdown in new mergers since 2025, the trend of supply-side reform in the industry is expected to continue, with potential for further restructuring [18] Group 3: Real Estate Industry Investment Strategy - The real estate market is undergoing a rebalancing phase, with a focus on high-quality development and structural opportunities [19][21] - Sales volume and price dynamics are expected to diverge, with new housing prices increasing while second-hand housing prices may decline [20][21] - Investment recommendations include focusing on quality developers and sectors such as commercial real estate, with specific companies highlighted for their potential [19][21] Group 4: Semiconductor Industry - Chip Design Services - The company Chip Origin (688521.SH) is positioned as a leader in semiconductor IP, with projected revenues of 32.67 billion, 46.61 billion, and 58.71 billion for 2025, 2026, and 2027 respectively [24][25] - The acquisition of Chip Intelligence is expected to enhance the company's capabilities in CPU IP, supporting growth in both IP licensing and custom chip design [24][25] - The demand for AI-related chips is anticipated to drive significant growth, with the company securing new orders worth 15.93 billion in Q3 2025, reflecting a year-on-year increase of 145.80% [26]

Investment Rating - The report maintains an "Overweight" rating for the real estate and property management sectors, indicating a positive outlook for the industry [2]. Core Insights - The initiation of commercial real estate REITs (Real Estate Investment Trusts) by the China Securities Regulatory Commission (CSRC) is expected to significantly enhance the development potential of commercial real estate in China, with a market space exceeding 10 trillion yuan [2]. - The planned commercial real estate REITs will complement existing infrastructure REITs, creating a comprehensive public REITs market in China, where the market capitalization of holding-type real estate and infrastructure assets accounts for approximately 60% and 40% globally [2]. - The pilot program for commercial real estate REITs aims to broaden the underlying asset base to include office buildings and hotels, thereby expanding the scope of asset revitalization [2]. - The establishment of a multi-tiered market for commercial real estate asset securitization will facilitate direct financing for enterprises, optimize capital structures, and provide new options for strategic transformation from developers to asset managers [2]. - The commercial real estate REITs are seen as a crucial vehicle for constructing a new development model in the real estate sector, emphasizing the operational and sustainable development of existing assets [2]. Summary by Sections Investment Opportunities - The report highlights two major opportunities: the elevation of housing policies and the favorable performance of quality commercial enterprises during a monetary easing cycle, which may lead to a revaluation of consumer-oriented commercial real estate assets [2]. - Recommended companies include: 1. Commercial Real Estate: China Resources Land, New Town Holdings, Kerry Properties, Longfor Group, with a focus on Swire Properties and New Town Development 2. Quality Housing Enterprises: Jianfa International, Binjiang Group, China Jinmao, Greentown China 3. Undervalued Recovery Enterprises: Jianfa Shares, China Merchants Shekou, Yuexiu Property, China Overseas Development, Poly Developments 4. Property Management: China Resources Vientiane, Greentown Services, China Merchants Jinling, Poly Property, China Overseas Property 5. Second-hand Housing Agencies: Beike-W, with a focus on I Love My Home [2]. Market Context - The report notes that while the real estate sector in China is expected to continue facing challenges, core cities are likely to stabilize sooner, indicating a potential turning point for the market [2].

Investment Rating - The report maintains an "Overweight" rating for the commercial real estate REITs sector, indicating a positive outlook for investment opportunities in this area [3]. Core Insights - The China Securities Regulatory Commission (CSRC) has initiated a pilot program for commercial real estate investment trusts (REITs), which is expected to significantly enhance the valuation of quality commercial assets [3]. - The potential market for public REITs in China is estimated to exceed 10 trillion yuan, with the current market size at 219.9 billion yuan, of which commercial real estate accounts for 130.9 billion yuan, indicating substantial growth potential [3]. - The pilot program aims to create a multi-tiered market for commercial real estate asset securitization, which will help in revitalizing existing assets, mitigating risks, and facilitating corporate transformation [3]. - The new model of real estate development emphasizes the operational management of existing assets rather than new construction, aligning with the broader economic goals of sustainable development [3]. Summary by Sections Pilot Program Overview - The CSRC has launched a pilot for commercial real estate REITs, which will include a wider range of underlying assets such as office buildings and hotels, thereby expanding the asset revitalization scope [3]. Market Potential - The global REIT market is characterized by a significant proportion of holding-type real estate and infrastructure assets, with market values approximately 60% and 40% respectively [3]. - The report highlights that the commercial real estate REITs pilot will complement existing infrastructure REITs, forming a complete public REITs market in China [3]. Strategic Implications - The introduction of commercial real estate REITs is seen as a critical step in transitioning the real estate sector from a developer-focused model to an asset management-oriented approach, which is essential for high-quality development [3]. - The report identifies two key opportunities: the favorable policy environment for quality housing and the strong performance of quality commercial enterprises during a period of monetary easing [3]. Investment Recommendations - The report recommends several companies for investment, including: - Commercial real estate: China Resources Land, New Town Holdings, Kerry Properties, Longfor Group, with a focus on Swire Properties and New Town Development [3]. - Quality housing companies: Jianfa International, Binjiang Group, China Jinmao, and Greentown China [3]. - Undervalued companies: Jianfa Shares, China Merchants Shekou, Yuexiu Property, China Overseas Development, and Poly Developments [3]. - Property management: China Resources Vientiane, Greentown Services, China Merchants Jinling, Poly Property, and China Overseas Property [3]. - Second-hand housing intermediaries: Beike-W, with attention to I Love My Home [3].