This annual report (“Annual Report”) is available in both English and Chinese. Shareholders who have received either the English or the Chinese version of the Annual Report may request a copy in the language different from that has been received by writing to the Company’s Share Registrar, Tricor Standard Limited at Level 54, Hopewell Centre, 183 Queen’s Road East, Hong Kong. The Annual Report (in both English and Chinese versions) has been posted on the Company’s website at www.sino.com. Shareholders who have chosen to rely on copies of the Corporate Communications (including but not limited to annual report, summary financial report (where applicable), interim report, summary interim report (where applicable), notice of meeting, listing document, circular and proxy form) posted on the Company’s website in lieu of any or all the printed copies thereof may request printed copy of the Annual Report. Shareholders who have chosen or are deemed to have consented to receive the Corporate Communications using electronic means through the Company’s website and who have difficulty in receiving or gaining access to the Annual Report posted on the Company’s website will upon request be sent the Annual Report in printed form free of charge. Shareholders may at any time choose to change their choice of language and means of receipt (i.e. in printed form or by electronic means through the Company’s website) of all future Corporate Communications from the Company by giving notice in writing by post to the Company’s Share Registrar, Tricor Standard Limited at Level 54, Hopewell Centre, 183 Queen’s Road East, Hong Kong or by email at [email protected]. Contents 3 Corporate information 4 Group financial summary 8 Chairman’s statement 17 Review of operations 56 Sustainable development 63 Corporate governance report 82 Risk management report 89 Directors’ report 105 Biographical details of Directors & senior management 110 Independent auditor’s report 116 Consolidated statement of profit or loss 117 Consolidated statement of profit or loss and other comprehensive income 118 Consolidated statement of financial position 120 Consolidated statement of changes in equity 121 Consolidated statement of cash flows 124 Notes to the consolidated financial statements 231 Disclosure pursuant to Rule 13.22 of the Listing Rules 232 Major properties held by the Group Annual Report 2020 Sino Land Company Limited 1 2 Sino Land Company Limited Annual Report 2020 Corporate information Board of Directors Principal Bankers Robert Ng Chee Siong, Chairman Bank of China (Hong Kong) Limited Daryl Ng Win Kong, JP, Deputy Chairman Hang Seng Bank Limited Ronald Joseph Arculli, GBM, CVO, GBS, OBE, JP# The Hongkong and Shanghai Banking Corporation Limited Allan Zeman, GBM, GBS, JP* DBS Bank Ltd., Hong Kong Branch Adrian David Li Man-kiu, JP* China Construction Bank (Asia) Corporation Limited Steven Ong Kay Eng* Industrial and Commercial Bank of China (Asia) Limited Wong Cho Bau, JP* Standard Chartered Bank (Hong Kong) Limited Ringo Chan Wing Kwong Bangkok Bank Public Company Limited Gordon Lee Ching Keung The Bank of East Asia, Limited Sunny Yeung Kwong Thomas Tang Wing Yung, Group Chief Financial Officer Investor relations contact (appointed on 15th January, 2020) Please direct enquiries to: Group General Manager (Corporate Finance & Investor Relations) (# Non-Executive Director) Telephone : (852) 2132 8090 (* Independent Non-Executive Directors) Fax : (852) 2137 5963 Email : [email protected] Audit Committee Adrian David Li Man-kiu, JP, Chairman Registered Office Allan Zeman, GBM, GBS, JP 12th Floor, Tsim Sha Tsui Centre, Steven Ong Kay Eng Salisbury Road, Tsim Sha Tsui, Kowloon, Hong Kong Nomination Committee Telephone : (852) 2721 8388 Fax : (852) 2723 5901 Robert Ng Chee Siong, Chairman Website : www.sino.com Allan Zeman, GBM, GBS, JP Email : [email protected] Adrian David Li Man-kiu, JP Listing information Remuneration Committee Stock code 83 Steven Ong Kay Eng, Chairman American depositary receipt Allan Zeman, GBM, GBS, JP CUSIP Number 829344308 Adrian David Li Man-kiu, JP Trading Symbol SNLAY Daryl Ng Win Kong, JP ADR to Ordinary Share Ratio 1:5 Listing Level One (OTC) Authorized Representatives Depositary Bank The Bank of New York Robert Ng Chee Siong 101 Barclay Street, Ringo Chan Wing Kwong 22nd Floor – West, New York, NY 10286, Company Secretary U.S.A. Fanny Cheng Siu King (appointed on 1st May, 2020) Shareholders’ calendar Closure of Register of Members 22nd October, 2020 to Auditor for entitlement to attend and 28th October, 2020 Deloitte Touche Tohmatsu vote at Annual General Meeting (both dates inclusive) Registered Public Interest Entity Auditors Annual General Meeting 28th October, 2020 Solicitors Closure of Register of Members 3rd November, 2020 to for dividend entitlement 4th November, 2020 Woo, Kwan, Lee & Lo Clifford Chance (both dates inclusive) Record Date for 4th November, 2020 Share Registrar final dividend entitlement Tricor Standard Limited Last Date for lodging form of 26th November, 2020 Level 54, Hopewell Centre, election for scrip dividend 4:30 p.m. 183 Queen’s Road East, Hong Kong Interim Dividend HK14 cents per share Telephone : (852) 2980 1333 Paid 17th April, 2020 Fax : (852) 2861 1465 Final Dividend HK41 cents per share Email : [email protected] Payable 7th December, 2020 Annual Report 2020 Sino Land Company Limited 3 Group financial summary 2016 2017 2018 2019 2020 HK$ HK$ HK$ HK$ HK$ Turnover 10,803,690,687 18,333,874,993 10,730,234,383 8,009,912,578 5,886,888,002 Underlying net profit from operations 5,748,981,277 5,565,243,295 11,247,096,992 4,671,078,053 4,557,049,804 Profit attributable to the Company’s shareholders 7,090,436,987 7,414,672,305 13,995,949,179 6,914,903,934 1,688,050,428 Underlying earnings per share (cents) 94.04 89.32 175.14 69.68 65.89 Reported earnings per share (cents) 115.98 119.00 217.94 103.15 24.41 Dividends per share (cents) 51.0 53.0 98.0 55.0 55.0 Underlying earnings & dividends per share HK Cent 200200 180 160 140 120 100 80 60 Underlying 40 earnings per share 20 Dividends per 0 2016 2017 2018 2019 2020 Year share 4 Sino Land Company Limited Annual Report 2020 Group financial summary (Continued) Consolidated statement of financial position 2016 2017 2018 2019 2020 HK$ HK$ HK$ HK$ HK$ Non-current assets 90,771,041,127 94,319,325,140 105,863,032,858 106,204,235,953 106,332,352,941 Current assets 58,287,413,047 60,946,539,943 53,244,363,670 74,544,144,431 80,391,448,913 Current liabilities (17,649,712,727) (20,050,896,042) (12,131,243,524) (25,385,564,491) (32,319,376,427) 131,408,741,447 135,214,969,041 146,976,153,004 155,362,815,893 154,404,425,427 Share capital 38,657,017,941 40,590,631,436 44,560,016,005 47,324,776,293 49,806,148,516 Reserves 83,474,152,717 87,763,136,246 95,021,924,733 97,969,236,460 95,109,732,783 Shareholders’ funds 122,131,170,658 128,353,767,682 139,581,940,738 145,294,012,753 144,915,881,299 Non-controlling interests 543,049,902 971,301,683 860,175,745 868,091,612 843,307,789 Non-current liabilities 8,734,520,887 5,889,899,676 6,534,036,521 9,200,711,528 8,645,236,339 131,408,741,447 135,214,969,041 146,976,153,004 155,362,815,893 154,404,425,427 Shareholders’ funds at book value per share 19.81 20.32 21.14 21.31 20.57 Profit attributable to Shareholders’ funds the Company’s shareholders HK$ Billion HK$ Million 150 150 14,000 140 140 13,000 130 12,000 120 11,000 110 10,000 100 100 9,000 90 8,000 80 7,000 70 6,000 60 5,000 50 50 40 4,000 30 3,000 20 2,000 10 1,000 0 0 0 0 2016 2017 2018 2019 2020 Year 2016 2017 2018 2019 2020 Year Annual Report 2020 Sino Land Company Limited 5 Group financial summary (Continued) The Company and its subsidiaries (the “Group”) Breakdown of segment results Breakdown of segment revenue for the year ended 30th June, 2020 for the year ended 30th June, 2020 Property sales 1.2% Property sales 14.7% Property rental 82.5% Property rental 53.7% Property management and other services 8.3% Property management and other services 19.5% Hotel operations 5.0% Hotel operations 10.4% Investments in securities and financing 3.0% Investments in securities and financing 1.7% 6 Sino Land Company Limited Annual Report 2020 Group financial summary (Continued) The Group and attributable share from associates and joint ventures Breakdown of segment results Breakdown of segment revenue for the year ended 30th June, 2020 for the year ended 30th June, 2020 Property sales 16.5% Property sales 27.5% Property rental 71.5% Property rental 47.2% Property management and other services 5.9% Property management and other services 14.6% Hotel operations 3.8% Hotel operations 9.4% Investments in securities and financing 2.3% Investments in securities and financing 1.3% Annual Report 2020 Sino Land Company Limited 7 Chairman’s statement I am pleased to present 2019/2020 Annual Report to A circular containing details of the scrip dividend the shareholders. proposal will be dispatched to shareholders together with the form of election for scrip dividend on or about 11th November, 2020. It is expected that the final Final results dividend warrants and share certificates for the scrip dividend will be dispatched to shareholders on or about The Group’s underlying profit attributable to 7th December, 2020.