BEIJING, May 10 /PRNewswire-Asia/ -- Xinyuan Real Estate
Co., Ltd. ("Xinyuan" or "the Company") (NYSE: XIN), a residential
real estate developer with a focus on high growth, strategic Tier
II cities in China, today announced its unaudited financial results
for the first quarter of 2010.
Highlights for the First Quarter 2010
-- Total first quarter revenues were US$110.7 million, a 177% increase
over US$39.9 million reported in the same period of 2009, and exceeded
the high end of guidance by $5.7 million or 5%.
-- Contract sales totaled US$143.4 million, a 284% increase over US$37.3
million recorded in the first quarter of 2009, and exceeded the high
end of guidance by $13.4 million or 10%.
-- Total gross floor area ("GFA") sales were 126,900 square meters, a 169%
increase over 47,100 square meters sold in the same period of 2009 and
exceeded the high end of guidance by 6%.
-- Selling, General, and Administrative ("SG&A") expenses as a percent of
total revenue decreased to 7.1% compared to 11.6% in the first quarter
of 2009.
-- Net income was US$11.9 million, a $10.8 million increase over US$1.1
million reported in the first quarter of 2009 and exceeded the high end
of guidance by US$1.9 million or 19%.
-- Diluted net income per share attributable to ordinary shareholders was
US$0.07, equivalent to US$0.14 per American Depositary Share ("ADS"),
compared to diluted net income per share of US$0.01, equivalent to
US$0.02 per ADS in the first quarter of 2009.
-- Cash and cash equivalents, including restricted cash, increased by
US$93.7 million to US$291.7 million as of March 31, 2010 from US$198.0
million as of December 31, 2009.
"We are pleased to report a solid first quarter of 2010. While
this is a seasonal slower quarter, contract sales, GFA sales,
average selling prices ("ASP's"), and net income all exceeded our
expectations. These strong results allowed us to continue to
generate substantial cash flow which we in turn partially used to
repay $75 million of floating rate
notes on schedule and convertible bond obligations of $30 million early. We simultaneously raised
$40 million in new notes concurrent
with the repayment of the debt.
"On Apr 17th 2010, the central
government issued new policies on the real estate sector in China.
The measures of the policies were to raise down payments for second
home buyers and suspend mortgage lending to third home buyers. We
believe the intent of these policies is to curb speculative buying
in order to cool off price increases in those Tier I cities where
housing has become difficult to afford.
"We remain excited about our prospects for the future with a
strong team, a solid cash position, and sufficient land bank to
help us meet our sales targets through 2011. We continue to believe
that our business model of focusing on affordable developments
targeting homeowners in Tier II and Tier III cities aligns well
with the new government policies as well as urbanization and
migration patterns in China. Xinyuan is well-positioned for growth
over the long term." said Mr. Yong
Zhang, Xinyuan's Chairman and Chief Executive Officer.
Financial Results for the First Quarter
For the quarter ended March 31,
2010, the Company's total revenue using the percentage of
completion method was US$110.7
million compared to US$39.9
million in the quarter ended March
31, 2009. As expected, revenue declined sequentially from
US$189.1 million in the quarter ended
December 31, 2009 due to seasonal
factors including Chinese New
Year.
The Company's GFA sales were 126,900 square meters in the first
quarter of 2010 compared to 47,100 square meters in the first
quarter of 2009 and 239,900 in the fourth quarter of 2009.
Contract sales totaled US$143.4
million in the first quarter of 2010 compared to
$37.3 million in the first quarter of
2009 and US$239.7 million in the
fourth quarter of 2009. The average selling price per square meter
was RMB7,713 (US$1,130) in the first quarter of 2010, an
increase of 42.7% compared to RMB5,405(US$791) in
the first quarter of 2009 and 13.0% compared to RMB6,826 (US$999)
in the fourth quarter of 2009.
Breakdown of GFA Sales and ASP's by Project
Q1 2009 Q4 2009 Q1 2010 Unsold
GFA ASP GFA ASP GFA ASP GFA
Project (m2 000) (Rmb) (m2 000) (Rmb) (m2 000) (Rmb) (m2 000)
Chengdu
Splendid I 6.8 4,100 54.3 5,482 30.4 5,743 66.4
Henan
Colorful
Garden 14.9 5,452 17.0 6,571 10.0 7,996 37.0
Kunshan
Intl City
Garden 8.9 4,749 111.3 7,024 76.9 8,011 193.6
Shandong
Intl City
Garden 10.8 5,402 23.0 5,673 0.2 1,803 2.2
Suzhou
Colorful
Garden 1.3 7,344 10.1 9,445 0.7 10,342 0.8
Suzhou Intl
City Garden 3.1 6,863 23.5 9,397 8.2 11,153 127.2
Others 1.3 10,558 0.7 -941 0.5 17,312 1.3
Total 47.1 5,405 239.9 6,826 126.9 7,713 428.5
Gross Profit
Gross profit for the first quarter of 2010 was $24.7 million, or 22.3% of revenue, compared to
gross profit of $6.5 million, or
16.2% of revenue, in the first quarter of 2009 and gross profit of
$41.2 million, or 21.8% of revenue,
in the fourth quarter of 2009.
The Company revised total project cost and sales estimates for
certain projects such that US$3.4
million of cumulative gross profit was recognized in the
first quarter of 2010 under the percentage of completion method due
to changes in estimates. In the fourth quarter of 2009 a similar
revision had an $8.0 million
favorable impact on gross profit. The first quarter impact was
primarily driven by two projects: Suzhou International City Garden
and Kunshan International City Garden. Suzhou International City
Garden recognized higher than expected ASPs in the fourth quarter
of 2009 and first quarter of 2010. This project was 79% complete as
of March 31, 2010. Estimates for
Kunshan International City Garden improved due to lower expected
capitalized interest costs as project cash flows exceeded
expectations on higher ASP's and a higher GFA sales rate. This
project was 61% complete as of March 31,
2010.
Selling, General, and Administrative Expenses
SG&A expenses were US$7.9
million for the first quarter of 2010 compared to
US$4.7 million for the first quarter
of 2009 and US$12.6 million for the
fourth quarter of 2009. As a percentage of total revenue, SG&A
expenses were 7.1% compared to 11.6% in the first quarter of 2009
and 6.7% in the fourth of 2009.
Share of Income of Equity Investee
In the first quarter of 2010, the Company recognized income of
US$0.6 million from its 45% stake in
Zhengzhou Jiantou Xinyuan Real Estate Co. Ltd ("Jiantou Xinyuan")
compared to a income of US$1.0
million in the first quarter of 2009 and a income of
$2.0 million in the fourth quarter of
2009.
Net Income
Net income for the first quarter of 2010 was US$11.9 million compared to US$1.1 million for the same period in 2009 and
US$25.4 million in the fourth quarter
of 2009. Diluted earnings per share for the first quarter of 2010
was US$0.07, equivalent to
US$0.14 per ADS compared to a profit
of US$0.01 per share, equivalent to
US$0.02 per ADS for the same period
in 2009, and US$0.16, equivalent to
US$0.32 per ADS in the fourth quarter
of 2009.
Balance Sheet
As of March 31, 2010, the Company
reported US$291.7 million in cash and
cash equivalents (including restricted cash) compared to
US$198.0 million as of December 31, 2009. Total debt outstanding was
US$296.8 million, an increase of
US$44.9 million compared to
US$251.9 million at the end of the
fourth quarter of 2009. Real estate property under development was
US$655.4 million at first quarter end
compared to US$560.6 million at the
end of the fourth quarter.
Update on Share Transfer of Jiantou Xinyuan Joint Venture
On September 30, 2009, the Company
announced that its wholly owned subsidiary, Henan Xinyuan Real
Estate Co., Ltd. ("Xinyuan China"), signed an agreement to acquire
the remaining 55% equity interest in Jiantou Xinyuan it does not
already own, making Xinyuan China
the sole owner of Jiantou Xinyuan. The government-mandated auction
process is currently underway. Barring unforeseen circumstances, if
Xinyuan prevails in the auction we expect to finalize the
transaction by the end of the second quarter of 2010. As of
March 31, 2010, Jiantou Xinyuan had
two projects with approximately 39,200 square meters unsold GFA and
one project under planning with a GFA of approximately 198,600
square meters.
Project Status
Below is a summary table of projects that were active in the first quarter
of 2010.
GFA Contract Sales Project
(m2 000's) (US$ millions) Cost %
Complete
Total Sold to Total Sales %
Project Project date Project to date Sold
Chengdu
Splendid I 230.9 164.5 186.8 120.7 64.6% 73.1%
Henan
Colorful
Garden 191.8 154.8 181.4 140.0 77.2% 97.2%
Kunshan
Intl City
Garden 497.1 303.4 525.7 295.7 56.2% 61.1%
Shandong
Intl City
Garden 264.3 262.1 208.5 207.4 99.5% 98.9%
Suzhou
Intl City
Garden 205.2 78.0 290.7 97.3 33.5% 79.3%
Others
remaining
GFA 2.1 -- -- -- -- --
Total of
projects
active in
2010 1,391.4 962.8 1,393.1 861.1 61.8% 77.3%
As of March 31, 2010, the
Company's total sellable GFA was approximately 1,924,400 square
meters including active projects, new acquisitions, and pre-revenue
stage projects in Chengdu (219,500
m2) and Zhengzhou (251,400 m2) but
excluding Jiantou Xinyuan's land projects GFA of 237,800 m2. Below
is a summary of all projects at Xinyuan that are in the planning
stage:
Unsold GFA
(m2 000)
Total active projects 428.5
Zhengzhou Longhai Road 251.4
Chengdu Splendid II 219.5
Zhengzhou 9/23/09 purchase 78.4
Zhengzhou 10/23/09 purchase 179.7
Xuzhou 10/27/09 purchase 93.6
Jinan 10/29/09 purchase 536.2
Zhengzhou 12/17/09 purchase 137.1
Total Xinyuan projects in planning 1,495.9
Total all Xinyuan projects 1,924.4
2010 Outlook
As mentioned above, the government circular on housing policy
was issued in mid April, 2010. The immediate effect of these new
administrative policies was that mortgage lending activities were
suspended in regional markets as local banks sought guidance from
their respective headquarters. While we do not operate in Tier I
cities where speculation has been most rampant and the policies are
most targeted, the new policies have nonetheless had an impact on
our projects, most notably in our Kunshan project. We believe the
national, regional, and local government agencies and banks will
take some time to interpret and implement these policies in such a
way as to dampen price increases and speculation while maintaining
a healthy real estate industry.
Kunshan appears to be the Xinyuan project most affected where
virtually no mortgage lending is taking place. 182 apartment units
were sold in the first 18 days of April while just 8 units were
sold in the subsequent 10 days. Potential apartment buyers are also
seeking clarification of the new housing policy. While we continue
to believe the attractiveness of the project due to its nice
location, easy transportation to Shanghai and more affordable price, we do not
know when buyer traffic will return and with what force under the
new housing policies since the new policies have only been
implemented by a couple of weeks. As the Kunshan project accounted
for 63% of our contract sales in the first quarter of 2010, it is
difficult for us to predict the sales trend for May and June. We
will update our guidance after we have more time to digest the new
policies and have a clearer picture of the overall sales
movement.
Percentage of Completion Accounting
Most of Xinyuan's projects recognize revenue under the
percentage of completion method. This requires the Company to
re-evaluate its estimates of future revenues and costs on a
quarterly basis project by project.
Cumulative Cumulative contract Cumulative incurred
revenue = sales proceeds x cost
-------------------------------------------
Total estimated project cost
Cumulative cost Cumulative contract Cumulative incurred
of sales = sales x cost
-------------------------------------------
Total estimated project contract sales
Whenever Xinyuan makes changes to expected total project life
profit margins, a "catch-up" adjustment must be made in the quarter
of change to account for the difference between profits previously
recognized using the previous profit margin estimate and the
comparable profit using the new profit margin estimates. Further,
if the updated profit margin indicates that the Company will have
to sell units at a price less than its costs to develop them, it
must recognize the full expected gross loss over the life of the
project at that time regardless of whether the units have been
sold. Additionally for such unprofitable projects the Company must
also determine whether an impairment exists, and, if so, write down
the cost to the fair value of the project which, in turn, may be
less than the basis after recognizing the effect of future losses.
In the fourth quarter of 2008, Suzhou International City Garden was
the only such unprofitable project subject to recognition of total
project gross loss and impairment reviews. In the fourth quarter of
2009, we changed estimates for the Henan Colorful Garden and
Kunshan International City Garden projects. In the year ended 2009,
there were no unprofitable projects that were subject to
recognition of total project gross loss and impairment reviews.
Except as discussed above related to Suzhou International City
Garden and Kunshan International City Garden projects, there were
no material changes in estimates in the first quarter of 2010.
Conference Call Information
Xinyuan's management will host an earnings conference call on
May 10, 2010 at 8:00 a.m. U.S. Eastern Time. Listeners may access
the call by dialing 1-719-325-2408. A webcast will also be
available through the Company's investor relations website at
http://www.xyre.com . Listeners may access the replay by dialing
1-719-457-0820, access code: 7430534.
About Xinyuan Real Estate Co., Ltd.
Xinyuan Real Estate Co., Ltd. ("Xinyuan") (NYSE: XIN) is a
developer of large scale, high quality residential real estate
projects aimed at providing middle-income consumers with a
comfortable and convenient community lifestyle. Xinyuan focuses on
China's Tier II cities, characterized as larger, more developed
urban areas with above average GDP and population growth rates.
Xinyuan has expanded its network to cover a total population of
over 44.7 million people in seven strategically selected Tier II
cities, comprising Hefei,
Jinan, Kunshan, Suzhou,
Zhengzhou, Xuzhou and Chengdu. Xinyuan is the first real estate
developer from China to be listed on the New York Stock Exchange.
For more information, please visit http://www.xyre.com .
Safe Harbor Statement
This press release contains forward-looking statements. These
statements are made under the "safe harbor" provisions of the U.S.
Private Securities Litigation Reform Act of 1995. These
forward-looking statements can be identified by terminology such as
"will," "expects," "anticipates," "future," "intends," "plans,"
"believes," "estimates," "confident" and similar statements.
Statements that are not historical facts, including statements
concerning our beliefs, forecasts, estimates and expectations, are
forward-looking statements. Forward-looking statements involve
inherent risks and uncertainties that could cause actual results to
differ materially from those projected or anticipated, including,
but not limited to, the risk that: we may be unable to acquire
desired development sales at commercially reasonable costs; PRC
economic, political and social conditions as well as government
policies can affect our business; our financing costs are subject
to changes in interest rates; our results of operations may
fluctuate from period to period; the recognition of our real estate
revenue and costs relies on our estimation of total project sales
value and costs; increases in the price of raw materials may
increase our cost of sales and reduce our earnings; we are heavily
dependent on the performance of the residential property market in
China, which is at a relatively early development stage; the market
price of our ADSs may be volatile, and other risks outlined in our
public filings with the Securities and Exchange Commission,
including our annual report on Form 20-F for the year ended
December 31, 2009. All information
provided in this press release is as of May
10, 2010. Except as required by law, we undertake no
obligation to update or revise publicly any forward-looking
statements, whether as a result of new information, future events
or otherwise, after the date on which the statements are made or to
reflect the occurrence of unanticipated events.
Notes to Unaudited Financial Information
This release contains unaudited financial information which is
subject to year end audit adjustments. Adjustments to the financial
statements may be identified when the audit work is completed,
which could result in significant differences between our audited
financial statements and this unaudited financial information.
For more information, please contact:
In China:
Mr. Tom Gurnee
Chief Financial Officer
Tel: +86-10-8588-9390
Email: tom.gurnee@xyre.com
Ms. Helen Zhang
Director of Investor Relations
Tel: +86-10-8588-9255
Email: yuan.z@xyre.com
In the United States:
Mr. Bill Zima
ICR, Inc.
Tel: +1-203-682-8200
Email: Bill.zima@icrinc.com
Ms. Kate Messmer
ICR, Inc.
Tel: +1-203-682-8338
Email: kate.messmer@icrinc.com
(Financial Tables Follow)
XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES
UNAUDITED CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS
(All US$ amounts and number of shares data in thousands, except per
share data)
Three months ended
March 31, December 31, March 31,
2010 2009 2009
(unaudited) (unaudited) (unaudited)
Revenue 110,744 189,098 39,939
Cost of revenue (86,032) (147,866) (33,462)
Gross profit 24,712 41,232 6,477
Selling and
distribution
expenses (2,390) (5,291) (731)
General and
administrative
expenses (5,520) (7,286) (3,926)
Operating income 16,802 28,655 1,820
Interest income 650 967 299
Share of income in
an equity investee 562 1,979 1,031
Exchange gains/
(losses) 20 22 (14)
Change in fair value
of warrant liabilities -- 443 (245)
Income from operations
before income taxes 18,034 32,066 2,891
Income taxes (6,134) (6,660) (1,765)
Net income 11,900 25,406 1,126
Earnings per share:
Basic 0.08 0.17 0.01
Diluted 0.07 0.16 0.01
Shares used in
computation:
Basic 151,512 151,444 149,364
Diluted 161,207 161,074 158,961
XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS
(All US$ amounts and number of shares data in thousands)
March 31, December 31,
2010 2009
(unaudited) (audited)
ASSETS
Current assets
Cash and cash equivalents 227,583 157,800
Restricted cash 64,161 40,240
Accounts receivable 2,184 9,216
Other receivables 32,491 32,036
Other deposits and prepayments 34,826 25,322
Advances to suppliers 3,786 20,425
Real estate property development
completed 1,019 1,307
Real estate property under
development 655,401 560,591
Other current assets 2,598 2,420
Total current assets 1,024,049 849,357
Real estate properties held for
lease, net 17,063 17,277
Property and equipment, net 4,728 4,703
Other long-term investment 242 242
Interests in an equity investee 1,458 868
Deferred tax asset 3,533 4,593
Other assets 4,356 4,743
TOTAL ASSETS 1,055,429 881,783
XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES
CONDENSED CONSOLIDATED BALANCE SHEETS
(All US$ amounts and number of shares data in thousands)
March 31, December 31,
2010 2009
(unaudited) (audited)
LIABILITIES AND SHAREHOLDERS' EQUITY
Current liabilities
Accounts payable 207,123 97,115
Short-term bank loans 53,763 94,662
Customer deposits 13,231 10,852
Income tax payable 10,154 11,224
Deferred tax liabilities 17,693 13,185
Other payables and accrued
liabilities 36,241 33,507
Payroll and welfare payable 1,708 4,316
Current portion of long-term debt 106,790 104,239
Total current liabilities 446,703 369,100
Non-Current Liabilities
Long-term bank loans 136,287 53,015
Warrant liabilities -- --
Unrecognized tax benefits 12,760 12,757
TOTAL LIABILITIES 595,750 434,872
Shareholders' equity
Common Shares 15 15
Additional paid-in capital 503,763 503,021
Accumulated deficit (68,534) (80,560)
Statutory reserves 24,435 24,435
TOTAL SHAREHOLDERS' EQUITY 459,679 446,911
TOTAL LIABILITIES AND SHAREHOLDERS'
EQUITY 1,055,429 881,783
SOURCE Xinyuan Real Estate Co., Ltd.