房地产 2025 年 08 月 25 日 华润万象生活(1209.HK) 厚积成势万象更新，双轮协同行稳致远 推荐（首次） 股价：40.28 港元 主要数据 | 行业 | 房地产 | | --- | --- | | 公司网址 | www.crmixclifestyle.com.cn | | 大股东/持股 | 华润置地有限公司/72.29% | | 实际控制人 | 国务院国资委 | | 总股本(百万股) | 2282.50 | | 流通 A 股(百万股) | 0 | | 流通 B/H 股(百万股) | 2282.50 | | 总市值（亿港元） | 839 | | 流通 A 股市值(亿元) | 0 | | 每股净资产(元) | 7.96 | | 资产负债率(%) | 42.16 | 行情走势图 证券分析师 | 杨侃 | 投资咨询资格编号 | | --- | --- | | | S1060514080002 | | | BQV514 | | | YANGKAN034@pingan.com.cn | | 郑茜文 | 投资咨询资格编号 | | | S1060520090003 | | | ZHENGXIWEN239@p ...

我们乐见更多"沉默空间"迸发惊喜，但近年来，这类空间也因规划不明、使用不当引发不少争议。为了 充分利用空间生硬地进行商业化改造，造成安全与卫生隐患，甚至引发属地矛盾；有一些角落空间让消 费者的体验感大打折扣，反而丧失了"沉默空间"的独特优势；也有部分商家遭遇涨租金困境，试水成功 后因物业方提高租金而陷入运营困局。 激活"沉默空间"，既是以小见大的经济学考量，也是城市治理精细度的试金石。当"零角碎边"融入商业 配套的微循环，城市消费的神经末梢就此打通；每一处于细处见功的精细运营，都是国民经济毛细血管 的温润脉动，获取增量的密码也许就藏在这些不起眼的角落里。 相较于竞争激烈、租金节节攀升的核心商圈、黄金铺面，这些不起眼的边角地方要么租金低要么只象征 性地收取管理费，前期投入的成本不算高。一块屏、一台售卖机、一组自提柜的轻资产模式，让后续运 维费用可控，甚至因为边际成本递减带来累积收益。在物联网、移动支付等技术的加持下，"小生意"刚 好可以被塞进这些角落，成为珠联璧合的"组合体"，让"零角碎边"成为"金角银边"。 对商家来说，真实购买行为是可靠的市场信号。每个"沉默空间"都可以被视作一个独立的试水阵地，规 模小、反 ...

Core Points - The Changsha Beichen Delta Joy City will be independently operated by Beichen Group starting September 20, 2025, following the expiration of the contract with Joy City [1][3] - The project has seen significant improvements in foot traffic, sales, and regional capabilities during its four years of operation, establishing a sustainable foundation for the Beichen business district to evolve into a "provincial-level nighttime consumption gathering area" [3][5] - Joy City will ensure the continuity of member rights and benefits during the transition, with a gratitude reward program for members running from August 19 to September 19, 2025 [4] Company Operations - The Changsha Beichen Delta Joy City will be renamed "Changsha Beichen Hui" and aims to provide diverse consumer experiences and high-quality services [1] - New brands such as Domino's Pizza and Yuegaojia Supermarket are being introduced to the mall, indicating ongoing operational activities [3] - Joy City has demonstrated strong performance across its national portfolio, with significant sales and foot traffic increases reported during recent promotional events [4] Industry Trends - The transition of operations from Joy City to Beichen Group reflects a growing maturity in the commercial environment of Changsha and a diversification of asset management entities [5] - The Changsha Beichen Delta commercial project is positioned as a core project within the Beichen Delta business district, benefiting from the foundational support provided by Joy City's management expertise [4][5]

Group 1 - The core theme of the "Dream Horse Classroom" activity is to explore business secrets and inspire future careers, attracting 128 high school students for immersive business recognition and career exploration experiences [1][4] - The program includes practical courses on human resources and media operations, using real case studies and methodologies to help students understand organizational structures and career paths in the business world [3][4] - The practical activities are divided into four unique routes, allowing students to experience different business scenarios, including sustainable retail, pet industry business models, traditional craft innovation, and intelligent operations in the sports industry [3][4] Group 2 - The "Dream Horse Classroom" is a public welfare project launched by the Yipin Public Welfare Foundation aimed at broadening career perspectives and cultivating financial literacy among students [4] - The project is based on the commercial resources of the Yipin Group, forming a dual-track system of "business research + career practice" with four core values: career enlightenment, financial literacy cultivation, ecological co-construction, and talent incubation [4] - Feedback from participating students indicates that the program has significantly enhanced their understanding of the business world and influenced their career planning [4]

Core Insights - In June, the average foot traffic in shopping malls across the country saw a slight month-on-month decrease of 2%, with an average daily foot traffic of around 80,000 in 390 popular shopping centers across 21 cities [1] - The top 1 popular shopping centers in various city segments showed an average daily foot traffic of approximately 126,000, indicating a stable performance in major urban areas [1] - The rankings reflect a competitive landscape with 354 shopping centers maintaining their positions from May, while 36 new centers entered the rankings, including several newly opened projects in the second quarter [1] Group 1: City Distribution - Major cities like Beijing, Shenzhen, Guangzhou, and Chongqing have administrative districts with over one-third of the total popular shopping centers, while other cities show a more dispersed distribution [1] - In Beijing's Chaoyang District, 11 centers (37% of the total) made the list, while Guangzhou's Tianhe District had 12 centers (40%) [2] - The concentration of popular shopping centers in first-tier cities is balanced between city-level and regional business districts, with regional districts often outperforming in second-tier cities [2] Group 2: Operator Performance - Major operators such as China Resources Vientiane Life, Wanda Commercial Management Group, and Longfor Group maintained their advantages with over 10 centers listed, although their strengths vary across different city tiers [3] - In first-tier cities, Longfor Group led with 17 centers, while in quasi-first-tier cities, China Resources Vientiane Life topped the list with 17 centers [3] Group 3: Notable Projects - Shanghai remains the top city for commercial activity, with 43 out of 50 popular shopping centers maintaining their positions for three consecutive months, indicating a highly competitive environment [5] - The Shanghai Wujiaochang He Shenghui shopping center saw a significant rise, entering the top three for super-large projects with an 11% year-on-year increase in foot traffic [11] - The newly opened Beijing Zhonghai Dajixiang shopping center achieved remarkable success, topping the small project category with a 91% opening rate and attracting over 300,000 visitors in its first month [35] Group 4: Emerging Trends - The June rankings highlighted the emergence of new projects like Shenzhen's Luo Hu Yitian Holiday Plaza and iN City Plaza, which both made their debut in the rankings [39] - In Chengdu, the newly opened Huaxi LIVE·528 shopping center is gaining traction, with a 24% year-on-year increase in sales and a 22% increase in foot traffic [41] - The Wuhan market is seeing a focus on new store openings and promotional activities, with significant events planned to attract consumers [66]

Group 1 - The core issue of the news revolves around the public dispute and subsequent departure of three members from the band "白鲨JAWS," highlighting underlying financial and management conflicts within the group [1][2][6] - The band, formed in 2019, had shown promising growth with significant social media followings and successful tours, but financial discrepancies have led to a crisis [1][2] - The band reported a cumulative loss exceeding 2 million yuan by June 5, 2025, raising questions about the profitability of band tours despite ticket sales [2][5] Group 2 - The financial details revealed a stark contrast between income and expenses during tours, with the guitarist receiving only 2,000 yuan per show while the costs for hiring professionals like drummers and sound engineers were significantly higher [3][4] - The band attempted a self-financed tour model, which previously relied on sponsorships, but still faced losses, indicating a need for better financial management [4][5] - The lack of transparency in financial dealings among band members contributed to a trust crisis, ultimately leading to the dissolution of the group [6][12] Group 3 - The news illustrates a broader trend in the independent music scene in China, where financial acumen is becoming as crucial as musical talent for success in the industry [11][12] - Cost control is emphasized as a critical factor for tour profitability, with venue and travel expenses being the largest components of the budget [8][11] - Marketing and promotional efforts are also essential for maintaining audience engagement and ensuring ticket sales, which adds another layer of complexity to financial management for bands [11][12]

Financial Performance - Total revenue reached RMB3138 billion, with property development contributing RMB2648 billion and mall operations RMB385 billion[9] - The gross profit margin was 315%[9] - Profit attributable to owners amounted to RMB245 billion[9] - Total debt was RMB63092 million, broken down by debt type, onshore/offshore, and debt maturity[51, 52] - Cash and bank balance was RMB11808 million[49] Land Bank and Sales - Total land bank GFA reached 274 million sq m, with a saleable value of RMB2828 billion[10] - Contracted sales reached RMB4095 billion, with an average selling price of RMB15032/sq m[10, 13] - 740% of contracted sales were in the Yangtze River Delta region[10, 13] - Land bank in the Yangtze River Delta accounted for 671% of the total[15] Commercial Operations - 8 new commercial projects opened in 2022, with a total GFA of 650000 sq m[10, 27] - 11 newly contracted projects from third-party expansion with GFA 104 million sq m[10, 34] - Average occupancy rate of commercial properties was 926%[10]

Core Viewpoint - The company reported a decline in both revenue and net profit for 2024, indicating challenges in its core business operations and profitability [3][4]. Group 1: Financial Performance - In 2024, the company achieved operating revenue of 185.15 billion, a year-on-year decrease of 8.6%, with net profit attributable to shareholders at 15.64 billion, down 38.9% [3][4]. - The revenue from real estate development decreased by 9.4% to 174.72 billion, while commercial property operations saw a 12.1% increase to 7.13 billion, marking two consecutive years of double-digit growth [4]. - The comprehensive gross margin was 17.7%, down 2.6 percentage points year-on-year, reflecting ongoing pressure on profitability [4]. Group 2: Sales and Land Acquisition - The company recorded sales of 310.69 billion, a slight increase of 0.3%, achieving growth for two consecutive years, with an average selling price rising by 16.6% to 27,047 per square meter [5]. - The company focused on core cities, acquiring 22 new land parcels with a total land price of 80.61 billion, maintaining a land acquisition ratio of 86.4% and a land-to-sales ratio of 29.8% [5]. Group 3: Commercial Operations - The company added 9 new commercial properties in 2024, with office rental income of 3.57 billion, up 4.1%, and shopping center rental income of 2.26 billion, up 34.5% [6]. - Long-term rental apartment income increased by 42.1% to 270 million, while hotel and other commercial property income decreased by 2.8% to 1.03 billion [6]. - The commercial operations currently contribute approximately 3.9% to the company's total revenue, indicating room for growth [6]. Group 4: Financial Stability - As of the end of 2024, the company had total interest-bearing debt of 241.56 billion, with a short-term debt ratio of 11.8% and an average financing cost of 3.1%, among the lowest in the industry [7]. - The asset-liability ratio, excluding advance receipts, was 48.2%, and the net debt ratio stood at 29.2%, with a cash-to-short-term debt ratio of 4.3 times [7].