主营介绍

  • 产品类型:

    房屋销售、商品销售、商管、酒店、教育管理、建工板块

  • 产品名称:

    房屋销售 商品销售 商管 酒店 教育管理 建工板块

  • 经营范围:

    对外贸易(不含国家禁止、限制的商品和技术);电力生产,代购代销电力产品和设备;电子通信技术开发,生物技术产品开发,农业及综合技术开发;基础设施开发、房地产开发;家用电器及电子产品,机械电子设备、五金交电、建筑材料,百货,针纺织品、化工产品(不含危险化学品及易制毒化学品)、重油(不含成品油)、润滑油、燃料油(不含成品油)、金属材料的批发、零售;化肥的销售;对医疗健康行业的投资及投资管理;批发兼零售预包装食品;企业管理咨询服务。

运营业务数据

最新公告日期:2018-12-06 
业务名称 2018-11-30 2018-10-31 2018-09-30 2018-08-31 2017-12-31
房地产权益销售金额:京津冀(元) 44.30亿 42.44亿 40.25亿 33.95亿 -
房地产权益销售金额:内地(元) 386.07亿 343.91亿 292.68亿 259.93亿 -
房地产权益销售金额合计(元) 1002.22亿 903.58亿 838.03亿 741.99亿 -
房地产权益销售金额:大福建(元) 174.14亿 166.22亿 155.66亿 138.13亿 -
房地产权益销售金额:珠三角(元) 124.24亿 82.65亿 98.46亿 87.40亿 -
房地产权益销售金额:长三角(元) 273.48亿 268.35亿 250.98亿 222.58亿 -
房地产权益销售面积:京津冀(平方米) 25.62万 23.33万 30.26万 17.16万 -
房地产权益销售面积:内地(平方米) 373.93万 336.19万 283.37万 250.09万 -
房地产权益销售面积合计(平方米) 741.64万 665.54万 608.58万 524.86万 -
房地产权益销售面积:大福建(平方米) 118.49万 107.89万 99.01万 86.11万 -
房地产权益销售面积:珠三角(平方米) 72.20万 49.47万 56.64万 49.02万 -
房地产权益销售面积:长三角(平方米) 151.40万 148.66万 139.30万 122.48万 -
房地产销售金额:京津冀(元) 46.83亿 45.99亿 43.70亿 36.50亿 -
房地产销售金额:内地(元) 485.64亿 425.60亿 364.94亿 305.92亿 -
房地产销售金额合计(元) 1330.87亿 1210.50亿 1090.02亿 930.25亿 -
房地产销售金额:大福建(元) 264.44亿 248.73亿 233.90亿 206.31亿 -
房地产销售金额:珠三角(元) 146.44亿 128.18亿 119.73亿 104.41亿 -
房地产销售金额:长三角(元) 387.53亿 362.01亿 327.75亿 277.11亿 -
房地产销售面积:京津冀(平方米) 26.46万 25.06万 32.39万 18.73万 -
房地产销售面积:内地(平方米) 475.80万 421.17万 356.66万 293.51万 -
房地产销售面积合计(平方米) 1007.82万 911.67万 812.75万 665.50万 -
房地产销售面积:大福建(平方米) 191.64万 178.52万 164.15万 138.16万 -
房地产销售面积:珠三角(平方米) 88.34万 77.31万 71.52万 60.55万 -
房地产销售面积:长三角(平方米) 225.57万 209.60万 188.03万 154.55万 -
房地产销售量(元) - - - - 327.21亿
房地产生产量(元) - - - - 254.61亿

主营构成分析

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营业收入 X

单位(%) 单位(万元)
注:通常在中报、年报时披露 
业务名称 营业收入(元) 收入比例 营业成本(元) 成本比例 利润比例 毛利率
按行业 房地产业 149.00亿 98.79% 108.51亿 98.93% 98.41% 27.18%
商管业 7280.14万 0.48% 3051.34万 0.28% 1.03% 58.09%
建工业 5807.23万 0.39% 5485.05万 0.50% 0.08% 5.55%
酒店业 5178.19万 0.34% 3174.01万 0.29% 0.49% 38.70%
按产品 房屋销售 149.00亿 98.79% 108.51亿 98.93% 98.41% 27.18%
商管收入 7280.14万 0.48% 3051.34万 0.28% 1.03% 58.09%
建工收入 5807.23万 0.39% 5485.05万 0.50% 0.08% 5.55%
酒店收入 5178.19万 0.34% 3174.01万 0.29% 0.49% 38.70%
按地区 华东地区 118.16亿 78.34% 84.84亿 77.35% 80.99% 28.20%
华中地区 10.54亿 6.99% 6.50亿 5.93% 9.82% 38.31%
华南地区 8.43亿 5.59% 7.07亿 6.44% 3.31% 16.17%
华北地区 6.81亿 4.52% 5.93亿 5.41% 2.14% 12.95%
西北地区 5.42亿 3.59% 4.29亿 3.92% 2.74% 20.78%
西南地区 1.46亿 0.97% 1.05亿 0.95% 1.00% 28.23%

董事会经营评述

  一、概述
  (一)经济和行业
  1、货币政策稳健中性,房地产行业融资持续收紧
  2018年以来,中国人民银行实施稳健中性的货币政策,加强对形势的监测、分析和预判,适时预调微调,前瞻性对冲内外部不稳定、不确定性因素的影响。同时受表外融资收缩以及稳定杠杆政策的影响,货币供应量适度增长,社会融资规模增速有所放缓。同时,中央政府多次强调稳定房地产市场,在控制房价水平、稳定行业杠杆率的同时完善多层次住房供应体系,构建租购并举的基本住房制度,推动行业稳定健康的发展,旨在改善行业供给结构的同时、逐步建立稳定发展的长效机制。在此背景下,2018年上半年房地产行业融资持续收紧,资金成本总体抬升。
  ... 查看全部▼

  一、概述
  (一)经济和行业
  1、货币政策稳健中性,房地产行业融资持续收紧
  2018年以来,中国人民银行实施稳健中性的货币政策,加强对形势的监测、分析和预判,适时预调微调,前瞻性对冲内外部不稳定、不确定性因素的影响。同时受表外融资收缩以及稳定杠杆政策的影响,货币供应量适度增长,社会融资规模增速有所放缓。同时,中央政府多次强调稳定房地产市场,在控制房价水平、稳定行业杠杆率的同时完善多层次住房供应体系,构建租购并举的基本住房制度,推动行业稳定健康的发展,旨在改善行业供给结构的同时、逐步建立稳定发展的长效机制。在此背景下,2018年上半年房地产行业融资持续收紧,资金成本总体抬升。
  2、土地市场趋于平稳,供应面积略有下降
  2018年,中央提出“房子是用来住的,不是用来炒的”的房地产政策基调,各地政府积极出台房地产调控政策。调控政策从传统的需求端抑制向供给侧增加转变,限购限贷限售限价叠加土地供给收紧,政策力度持续升级加码、并从中心城市向周边三四线城市扩容。在坚持房地产调控政策力度不放松的背景下,房产的投机性需求得到了有效抑制,土地市场表现也整体平稳,上半年累计土地供应面积略有下降。
  3、行业新开工维持高位,房地产开发投资保持增长
  截止到2018年上半年,全国房地产开发投资55,531亿元,同比增速9.7%,其中住宅投资38,990亿元,增长13.6%。
  开工方面,新开工面积95,817万平方米,增长11.8%,其中住宅新开工面积70,611万平方米,增长15%。
  4、销售增速放缓,行业集中度提升
  销售方面,上半年全国商品住宅销售面积为6.69亿平方米,销售金额为5.66万亿元,同比分别上升3.2%和14.8%,整体住房销售规模保持平稳增长,但增速略有放缓。目前来看,随着2018年行业融资成本提升叠加中央货币政策收紧,预计行业集中度将会进一步得到提升。
  5、各地人才政策频出,城镇化率继续提升
  2018年上半年,热点城市在因地制宜、因城施策的指导思想下,相继出台一系列相关调控措施。总体来看,国家坚持短期调控与长效机制的紧密结合,出台多项政策,构建租购并举的房地产制度以培育发展住房租赁市场,最终建立健全长效发展机制,推动房地市场向理性回归。此外,上半年各地方政府根据自身发展情况相继推出人才引进政策,预计未来城镇化率将会进一步得到提升,为房地产企业带来更多发展机会。
  (二)城市和公司
  从城市数据的角度看,市场整体比较稳定,但城市间也存在较为明显的分化。
  (1)房地产投资方面,一线城市除了北京,其余三个城市投资额相对稳健增长,但增速放缓。二线城市西安、太原投资额度大幅增加。三线城市南宁投资增速较好。公司进入的城市整体都较为稳定。新开工方面,广州、厦门、成都、郑州、武汉均呈现不等同程度下滑,主要因为去年基数较高所致。
  (2)从土地市场看,福州、南昌、佛山、杭州土地供应面积上升幅度比较明显,北京、广州、重庆供应量缩减。土地成交方面,北京、广州、重庆成交面积有所缩减,其他城市均有不同程度上升,其中福州、南昌上升幅度最大。
  (3)从商品房销售看,一线城市有所分化,深圳量价齐升,而北京量价齐降,公司进入的代表城市销售面积同比平均增长2.33%,销售额同比增长10.43%,销售均价小幅上行。
  (三)经营情况概述
  1、高速发展
  (1)资产规模持续扩大:本报告期末,公司合并报表总资产2,446.72亿,较2017年末增长14.73%,合并报表净资产349.24亿元,较2017年末增长14.24%。
  (2)业绩水平大幅增加:本报告期内,公司实现营业收入152.08亿元,同比增长102.10%;合并报表归属于上市公司股东净利润10.31亿元,同比增长214.27%。
  (3)盈利能力不断提升:本报告期,依托优秀的土地储备、良好的成本优化以及不断完善的激励体系,公司房地产业务毛利率27.18%,同比增加4.81个百分点,较2017年底增加2.61个百分点,盈利能力进一步提升。
  (4)全方位扩充优质土储:本报告期内,在保证现金流安全和负债率可控的情况下,公司谨慎、精准、多元拿地,以核心一二线城市及其周边辐射区域为主,共补充土地储备(计容面积)约551.85万平方米,特别的,公司首个教育小镇项目延安北大阳光教育小镇正式落地,在产城融合上迈出了坚实的一步。截至报告期末,公司拥有土地储备(计容面积)总计4,267.54万平方米。
  2、稳健经营
  (1)风控指标不断优化:本报告期,公司继续关注公司偿债指标的优化,通过降本增效、优化资产负债结构等措施,公司扣除预收账款的资产负债率同比减少5.91百分点,较2017年底减少5.73个百分点,净负债率同比减少50.86个百分点,较2017年底减少19.59个百分点;同时,公司进一步加强现金流管控,通过“三收三支”等措施,公司本期账面货币资金332.90亿元,经营性净现金流入32.76亿元,充分保证了公司的稳健发展。
  (2)成本管控精益求精:本报告期,公司通过锋刃计划继续优化公司建安成本,毛利率较往期明显改善。同时,公司积极关注融资形式,多元化拓宽资金渠道,在全行业融资成本抬升的大背景下,公司依然严控融资成本,本报告期公司平均融资成本为7.49%。
  3、激励充分
  (1)股权激励:2018年7月,公司推出2018年股权激励计划,本次激励计划的股票期权数量为34,500万份,占公司股本总额的8.52%,激励对象共计442名,除公司董事和高级管理人员以外,覆盖了大量核心业务骨干。公司激励体系不断完善,为公司持续实现健康成长提供有力支持。
  (2)“双赢”机制运行良好:报告期内公司持续对“双赢”机制进行优化完善,保持其先进性和适用性。截至报告期末,公司“双赢”机制覆盖项目数量达到110个,极大地激发了员工积极性,进而提升了公司运营效率。
  1、土地储备情况
  (1)新增土地
  报告期内,在保证现金流安全和负债率可控的情况下,公司严守投资纪律,谨慎、精准、多元拿地,公司通过公开招拍挂、并购、合作等多种方式共计获得43个土地项目,新增计容面积551.85万平方米。

  二、公司面临的风险和应对措施
  报告期内,公司正在开发建设的房地产项目运营和销售情况较为良好,但公司主营业务经营中的风险因素仍然存在,主要如下:
  (一)政策风险
  近年来,房地产行业受国家宏观调控政策影响较大。调控政策坚持贯彻“房子是用来住的,不是用来炒的”总定位,地产调控政策未见放松,房价上涨较快的城市调控力度有所加大。预期未来整体调控基调将依然延续,并逐步向长效机制、因城施策转变。市场的竞争将更加激烈,房地产市场发展面临更大的政策不确定性风险。
  应对措施:公司将继续加强对宏观政策的跟踪研究,依据政策导向和市场状况,理性投资、合理布局,同时优化产品结构,提升产品质量,坚持侧重开发面向首套房刚需和改善房刚需的住宅产品,为人民实现对美好生活的向往贡献自己的力量。
  (二)经营风险
  房地产开发土地成本不断上升,市场竞争日益加剧,盈利空间逐渐缩小。未来的房地产开发运营将向精细化发展,住宅品质、产品创新和成本控制成为房地产公司生存的关键。一个完整的房地产项目运作和开发流程复杂,导致项目控制难度较大,对开发商的项目管理能力有较高要求。如果任何环节出现问题,都可能会导致项目开发周期延长、成本上升,造成项目预期经营目标难以如期实现,因此房地产项目的运营风险始终贯穿项目开发的整个过程。
  应对措施:公司将通过各项持续降本增效措施,秉承“不囤地、不捂盘”的原则,继续“选择性高周转、低成本”的运营策略,全面提升运营管理能力:在项目定位上,公司重点关注刚性需求和首次改善需求人群,积极推出适销产品;在项目开发上,公司依托成熟可供复制的产品体系,实现快速开发,并通过建立行之有效的生产管理系统,严控关键节点,有效缩短项目开发周期;在项目销售上,公司以合理的产品定价和灵活的营销策略,实现项目的快速去化。此外,公司搭建了全产业链体系,也提升了公司项目整体运营管控能力。
  (三)管理风险
  公司近年来经营情况良好,公司规模、经营业绩快速提升。但随着公司区域布局的不断发展延伸,以及公司经营规模的扩大和业务范围的拓宽,对企业的管理能力、治理结构、风险识别控制能力、融资能力等提出了更高的要求。倘若公司未能持续完善规范有效的控制机制,在人力资源保障、风险控制、项目管理、区域公司管理等方面不能同步跟进,公司将面临一定的管理风险。
  应对措施:组织架构方面,公司会根据市场情况和自身发展,及时、适时地调整管理架构和管理体系,保证公司快速发展的可持续性。人才培养方面,公司将继续延揽适合企业发展的专业人才,大力推行管培生计划、博士领航计划等,为团队提供新鲜血液。同时在公司内部加大员工培训力度,针对不同梯队的人才,设计光之耀、光之翼、光之子人员培训计划。管理提升方面,公司会加强信息化建设,今年公司的财务共享管理服务中心正式成立,是公司实现管理信息化、业财一体化的一项重要举措。
  (四)市场风险
  房地产市场现已进入专业化、规模化、品牌化等综合实力竞争阶段,加之政策调控的不确定性,加剧了行业竞争和市场大幅波动的风险。未来随着房地产市场分化趋势日益明显,市场集中度进一步提高,强者恒强的局面将得以延续,房地产市场的竞争将更加激烈,从而加剧了市场风险。
  应对措施:公司将坚定实施“三全”发展的投资战略,即全地域发展、全方式拿地、全业态发展,增加优质土储资源,继续以“高周转”为原则,从项目设计、成本控制、产品质量、工程进度、市场营销等全方面提升公司综合经营能力,有针对性的开发区域市场,进一步提高市场份额;此外,公司将积极应对大数据、互联网时代的来临,充分运用大数据、互联网工具,提升企业运营效率,有效利用大数据平台,适时调整营销策略,覆盖更多客户群体,精准定位客户需求,迅速跟随客户需求变化,持续提升客户满意度,进一步提升公司核心竞争力,提高公司整体抗风险能力,以应对激烈的市场竞争。此外,公司将积极进行产品质量的提升和产品创新的探索,尽管住宅产品天然存在较强的同质性,但公司坚信,随着人民群众对美好生活的向往不断提高,住宅产品可以改善的空间也在不断扩大。公司将在此方面加大研究探索力度,力求在住房品质和创新方面树立标杆,锻造品牌力,来抵御行业竞争加剧带来的经营风险。

  三、核心竞争力分析
  (一)精准投资
  公司准确理解地产行业周期规律,坚持实施“三全”投资战略,在恰当的时机通过招拍挂、收并购、一级土地整理、三旧改造、特色小镇、寻找外部战略合作资源等多种方式进行投资布局。截至本报告期末,公司累计土储4,267.54万平方米,形成了二线以上城市全覆盖、辐射机会型三四线城市的优质城市带布局,布局准、成本优,可以有效保障公司未来的经营业绩实现。
  (二)高效运营
  多年来,公司不断精进完善公司运营体系,坚持“五圆”快速发展模型,以三升一降(提升规模、速度、品质,降低成本)为核心,在充分保障人才培养及引进、充足土地储备和稳健财务政策的同时,加强前策工作,强化运营体系,保障人、财、地三要素的有机结合和高效发挥,最终促使公司在快车道上良性循环发展。
  (三)适销产品
  开发适销产品是房地产实现高速周转的前提条件。在取地的类型以及开发产品的定位上,公司始终坚持顺应地产调控政策要求,充分结合营运系统描摹的客户需求,并辅以灵活定价,多方面提升项目的强适销性,为公司实现稳健发展奠定基础。
  (四)先进机制
  公司奉行“精英治理、三权分立”的现代企业管理机制,招揽行业顶尖职业经理人并充分授权,简单透明、结果导向、合作共赢,以高效发挥优秀人才梯队的治理职能,为公司持续发展提供强有力保障。
  (五)充分激励
  公司建立全方位多层次的激励体系,通过“双赢”机制、股权激励等手段,充分激励,有效增强员工个人绩效与公司业绩的相关度,全面激发全体员工的主人翁意识、工作活力和积极性,为公司高效运营、持续发展提供充足动力。 收起▲