Core Viewpoint - The recent resignation of CFO Guo Shiqing from China Resources Land highlights ongoing executive turnover within the company, coinciding with its strategic shift towards asset management and commercial REITs [2][3][8] Executive Changes - Guo Shiqing, a long-time veteran of China Resources Land, resigned from multiple roles including CFO and board secretary due to other arrangements [2] - Zhao Wei, previously with China Resources Beer, has been appointed as the new CFO and board secretary, bringing over 20 years of financial management experience [3][4] - Recent executive changes also include the resignation of President Wu Bingqi, who will take on a new role at China State Construction Engineering Corporation [5][6] - Xu Rong, who joined as vice president in January 2023, was promoted to president in December 2023, indicating a focus on urban renewal initiatives [7] Strategic Transformation - China Resources Land is undergoing a transformation towards a large asset management business, aiming to establish a leading commercial REIT platform [8] - In the first half of 2023, the company reported a total revenue of 94.92 billion yuan, a year-on-year increase of 19.9%, and a net profit attributable to shareholders of 11.88 billion yuan, up 16.2% [8] - The development and sales business generated revenue of 74.36 billion yuan, reflecting a 25.8% increase, while core net profit decreased by 23.8% to 3.98 billion yuan [8] - The company’s operational real estate business achieved revenue of 12.11 billion yuan, a 5.5% increase, while light asset management revenue grew by 1.1% to 6 billion yuan [8][9] Commercial Operations - Shopping centers are a significant part of the operational real estate business, with revenue of 10.42 billion yuan, a 9.9% increase, and a retail sales growth of 20.2% [9][11] - As of June 30, 2023, China Resources Land has established multiple shopping centers in 27 cities, with plans to expand to 114 shopping centers by the end of 2028 [11] - The company is actively pursuing the normalization of its commercial REIT offerings, with a target scale of 30 billion to 50 billion yuan over the next 3-5 years [11]

Investment Rating - The investment rating for the company is "Buy" and is maintained [7]. Core Views - The company is a rare diversified real estate developer in China, with significant advantages in its business model. It has leading capabilities in development, finance, operations, and branding, along with ample and well-structured land reserves to ensure future sales scale. The pressure from impairments has been relatively well-released, and the profit margins from newly acquired land are attractive, indicating a high degree of performance solidity and realization [5][8]. - As a leader in the commercial sector, the company excels in various dimensions such as layout, leasing, operations, rental income, efficiency, and luxury retail. The commercial REITs facilitate asset exit channels, and high-quality self-owned assets provide stable cash flow to help navigate through cycles, which can also enhance the company's dividend and valuation potential [5][8]. Summary by Sections Financial Performance - In the first half of 2025, the company reported revenue of 94.9 billion (up 19.9%) and a net profit attributable to shareholders of 11.9 billion (up 16.2%). The core net profit was 10 billion (down 6.6%), with a comprehensive gross margin of 24.0% (up 1.8 percentage points). The interim dividend per share was 0.2 HKD, with a payout ratio of 14.3% relative to core earnings [5][8]. - Revenue and profitability improvements are driving performance growth, with a stable outlook for the future. The company’s total sales for the first half of 2025 were 110.3 billion (down 11.6%), ranking third in the industry, with a sales area of 4.119 million square meters (down 21.0%) and an average selling price of 27,000 HKD per square meter (up 11.9%) [8]. Land Acquisition and Sales - The company remains in the top tier for sales, with robust investments and ample land reserves ensuring future sales stability. In the first half of 2025, the company acquired 18 projects with a total land acquisition amount of 44.73 billion (up 74.7%) and a land area of 1.482 million square meters (down 26.8%). The average land price was 30,000 HKD per square meter (up 138.5%) [8]. - As of the first half of 2025, the company had a developable land reserve of 41.19 million square meters, with 70% located in first and second-tier cities, ensuring stable future sales [8]. Commercial Operations - The company is a leader in commercial operations, with both retail sales and occupancy rates showing growth. In the first half of 2025, shopping center retail sales reached 110.1 billion (up 20.2%), with luxury and non-luxury segments growing by 13.3% and 24.9%, respectively. The same-store sales growth rate was 9.4%, and the occupancy rate improved to 97.3% [8]. - Rental income for the first half of 2025 was 10.4 billion (up 9.9%), with a decrease in selling and administrative expense ratio to 12.1%, leading to an operating profit margin of 65.9%, showcasing industry-leading operational efficiency [8]. Investment Recommendations - The company is positioned as a rare diversified real estate developer with clear business model advantages. It is expected that the net profit attributable to shareholders will reach 26.2 billion, 27 billion, and 28.2 billion for 2025-2027, representing year-on-year growth of 2%, 3%, and 5%, respectively. The corresponding price-to-earnings ratios are projected to be 7.6, 7.4, and 7.0 times [5][8].

Group 1 - The successful listing of the CICC China Green Development Commercial REIT marks a significant step for China Green Development in fulfilling its mission as a state-owned enterprise, contributing to national strategies and exploring reforms [2][3] - The REIT has attracted substantial market interest, with public investors subscribing approximately 30.751 billion units, which is 683 times the initial public offering amount, indicating strong investor confidence [2] - The underlying asset of the REIT is the Jinan Lingxiu City Guihe Shopping Center, a versatile lifestyle plaza with a total construction area of 200,900 square meters, located in the core consumer hub of southern Jinan [2] Group 2 - China Green Development aims to leverage this listing to optimize consumer infrastructure and actively participate in consumption upgrades, positioning itself as a key player in boosting consumption and expanding domestic demand [3] - The company, which is directly managed by the State-owned Assets Supervision and Administration Commission, has invested nearly 70 billion yuan across various sectors, including renewable energy, real estate, and cultural tourism [3] - Future plans include enhancing operational quality, injecting more quality commercial assets into the platform, and exploring distinctive commercial management models to set a benchmark for cooperation between state-owned enterprises and capital markets [3]