2013 Annual Report
Important Notice:
The Board of Directors, the Supervisory Committee and the Directors, members of the Supervisory Committee and senior management of the Company warrant that in respect of the information contained in this report, there are no misrepresentations or misleading statements, or material omission, and individually and collectively accept full responsibility for the authenticity, accuracy and completeness of the information contained in this report.
Chairman Wang Shi, Director Yu Liang, Director Xiao Li, Director Wei Bin, Director Chen Ying, Independent Director Qi Daqing, Independent Director Zhang Liping,Independent Director Hua Sheng and Independent DirectorElizabeth Law attended the board meeting in person. Deputy Chairman Qiao Shibo was not able to attend the board meeting in person due to business engagements and had authorised Director Wei Bin to represent him and vote on behalf of him at the board meeting.Director Sun Jianyi was not able to attend the board meeting in person due to business engagements and had authorised Director Yu Liang to represent him and vote on behalf of him at the board meeting.
TheCompany’s proposal on dividend distribution for the year 2013: Based on the number of shares on the record date for dividend distribution, a cash dividend of RMB4.1 (including tax) will be distributed for every 10 existing shares held.
Chairman Wang Shi, Director and President Yu Liang, and Executive Vice President and Supervisor of Finance Wang Wenjin declare that the financial report contained in the annual report is warranted to be true and complete. ToShareholders……………………………………………………….……………………….…………… 2
Corporate Information…………………………………………………………………..………………… 3 Accounting and FinancialHighlights…………………………………………………………..………… 3Directors’Report…………………………………………………………………………………………….. 4 Significant Events…………………………………………………………………………………………… 51 Change in Share Capital and Information onShareholders…………………………………………… 61 Directors, Members of Supervisory Committee, Senior Management andEmployees….…………. 65 Corporate Governance…………………………………………………………………………………….. 74 Report of Supervisory Committee………………………………………………………………………… 78 Financial Report……………………………………………………………………………………………. 80
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I. To Shareholders
2013 was the final year ofVanke’s third 10-year development plan, giving way to the start of theCompany’s fourth stage of 10-year development in 2014. Macro development ofChina’s property industry in the past decade had enabled various property developers to make magnificent accomplishments. Vanke has grown from a minor company with less than RMB10 billion annual sales to theworld’s largest property developer. Enlisted as one of the Top 500 private enterprises in China published by All-China Federation of Industry& Commerce in August 2013, Vanke ranked the ninth in terms of operating revenue, and second in terms of tax payment.
Looking back at theCompany’s last 10 years, we still firmly believe that the fundamental ofVanke’s achievements is its perseverance with integrity and down-to-earth approach. Shortcuts may lead to temporary success, but a corporation can only sustain long-term prosperity by upholding its integrity and down-to-earth approach.
Espousing integrity means honouring commitment and respecting the law, as well as abiding by basic business principles. The existence of a corporation is to create value for society. This includes better addressingcustomers’ needs, generating return for shareholders, providing employees with career development opportunities, as well as embracing the nature and environment, and protecting the interests of stakeholders.
It is rather difficult to have an accurate future forecast. The market has yet to reach a consensus on its prospects, and many have taken a more pessimistic view. Dreams nurtured in the mobile internet era are like spectacular fireworks, bright and dazzling. In the face of a future that cannot be predicted with certainty, it is obviously dangerous to remain arrogant and indifferent based on past success. However, overreaction without a focus, or giving upone’s initiative may also put a corporation on a wrong track.
In the past year, we have devoted much of our resources to learn about the mobile internet. We can only understand new ideas by embracing them with an open mind, and only with true understanding, can wedetermine to what extent we should be involved.
We believe the Internet will change the world, and organisations that cannot adapt to this change will be eliminated. But in our opinion, identifying the―invariable‖ behind the change is more important than realising the change itself.
We believe providing quality services to customers and creating value for customers are enduring business principles, and the Internet brings us closer to our customers by delivering more effective tools which help us to better understand the minute details ofcustomers’ requirements and to swiftly adapt to the change in their needs. We believe that good product price-performanceremains the core of competitiveness, and it will become more obvious and significant in the future with improved transparency in the industry chain and increasedaccessibility and availability of information.
We concur that perfection is a key characteristic of the Internet era, and it can be achieved only through staying focus. Professionalism is what Vanke has been pursuing since its establishment.
We can still see that the process of urbanisation in China is far from completion. Although the arrival of the Internet age is opening a new chapter inworld’s history,China’s urbanisation and modernisation are having no less significant impact on theworld’s development. We should therefore attach equal significance to such progress. As the saying goes, one should be settling down and be able to make some accomplishment at the age of 30. Vanke, on its 30th anniversary, is still a young company, despite the fact that we have been labelled as a traditional company in a traditional industry. We do not intend to argue against this as it is our firm belief that clothing, food, housing and transportation are the basic necessities of mankind. These basic needs succeed from generation to generation, and as time goes by they would only have to be better satisfied.
When a new age begins, traditional corporations should try to improvetheir existing operations by understanding the new rules, looking for new partners, and leveraging new instruments, rather than depart from their familiar domain.
And this is exactly our approach.
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II. Corporate Information
1.Company name (Chinese):万科企业股份有限公司
Company name (English): China Vanke Co., Ltd.(―Vanke‖)
2. Statutory representative: Wang Shi
3. Secretary of the Board: Tan Huajie
E-mail address:IR@vanke.com
Securities Affairs Representative: Liang Jie
E-mail address:IR@vanke.com
4.Contact address: Vanke Center, No. 33 Huanmei Road, Dameisha, Yantian District, Shenzhen, thePeople’sRepublic of China
5.Telephone number: 0755-25606666
Fax number: 0755-25531696
6.Registered address: Vanke Center, No. 33 Huanmei Road, Dameisha, Yantian District, Shenzhen, thePeople’s Republic of China
Postal code: 518083
Office address: Vanke Center, No. 33 Huanmei Road, Dameisha, Yantian District, Shenzhen, thePeople’s Republic of China
Postal code: 518083
7.Website: www.vanke.com
E-mail address:IR@vanke.com
8. Media for disclosure of information:―China SecuritiesJournal‖,―SecuritiesTimes‖,―Shanghai SecuritiesNews‖,―SecuritiesDaily‖ and an English publication in Hong Kong
Website for publication of annual reports:www.cninfo.com.cn
9.Place for annual report collection: The Office of theCompany’s Board of Directors
10. Stock exchange on which theCompany’s shares are listed: Shenzhen Stock Exchange
11.Company’s share abbreviation and stock codes on the stock exchange: Vanke A, 000002
Vanke B, 200002
12.First registration date of the Company: 30 May 1984; location: Shenzhen
Date of change in registration: 13 April 2010; location: Shenzhen
13. Corporate legal person business registration no.: 440301102900139
14. Taxation registration code: Local taxation registration code: 440300192181490
State taxation registration code: 440300192181490
15. Organisation code: 19218149-0
16. The name and address of the certified public accountants appointed by the Company:
KPMG Huazhen (Special General Partnership):
8/F, Office Tower E2, Oriental Plaza, 1 East Chang An Avenue, Beijing
Accountant-in-charge：Li Wanwei, Wen Huaxin
III. Accounting and Financial Highlights
1. Three-year financial information summary (Unit:RMB’000)
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|-|-|-|-|-|
||2013|2012|Change|2011|
|Revenue|127,453,765|96,859,914|31.59%|67,709,396|
|Share of profits less losses of associatesand joint ventures|999,398|889,787|12.32%|643,988|
|Profit before income tax|27,847,233|25,697,537|8.37%|19,490,060|
|Income tax expense|(9,549,684)|(10,034,949)|-4.84%|(7,890,454)|
|Profit for the year|18,297,549|15,662,588|16.82%|11,599,606|

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||||||
|-|-|-|-|-|
|Profit attributed to non-controllingshareholders|(3,179,000)|(3,111,406)|2.17%|(1,974,731)|
|Profit attributed to Equity shareholdersof the Company|15,118,549|12,551,182|20.46%|9,624,875|
|Basic earnings per share|1.37|1.14|20.17%|0.88|
|Diluted earnings per share|1.37|1.14|20.17%|0.88|
|Dividend per share|0.41|0.18|127.78%|0.13|

 2. Impact of IFRS Adjustments on Net Profit (Unit:RMB’000)
|||
|-|-|
|Items|Net profit for 2013|
|As determined pursuant to PRC accounting standards|15,118,549|
|As restated in conformity with IFRS|15,118,549|

IV.Directors’ Report
1. Management Discussion and Analysis
Changes in market environment, and theCompany’s perspective
During the year under review, sales area and sales amount of commodity housing in the country amounted to 1,157,000,000 sq m and RMB6.77 trillion respectively, representing year-on-year increases of17.5% and26.6% respectively. While the annual growth rates were higher than those of the previous year, growth rate of sales area of commodity housing for the first, second, third, and fourth quarter of 2013 was41.2%,23.8%,14.9% and7.2% respectively, indicating a decelerating quarterly growth rate, which was mainly due to the comparative figures of 2012.
During the year under review, the area of new residential properties sold in the 14 major cities (Beijing, Shanghai, Shenzhen, Guangzhou, Tianjin, Shenyang, Hangzhou, Nanjing, Chengdu, Wuhan, Dongguan, Foshan, Wuxi, and Suzhou) increased by12.5% year-on-year. Approved pre-sales area of new housing was20.4% higher than that of 2012. Since May 2013, the ratio of 3-month moving average sales area of commodity housing to approved pre- sales area of new housing in the 14 cities had stayed below 1. Except for certain cities, sufficient new housing supply had led to relatively rational supply-demand relationship in most of the major cities. As at the end of 2013, new housing inventory in the abovementioned cities amounted to 128,000,000 sq m, up from 116,000,000 sq m as at the end of 2012.The duration for the market to absorb housing inventory was 10.4 months. Relatively sufficient inventory had facilitated smooth operation of the market.
During the year under review, investment in residential property development in China recovered from a slump in 2012. Completed residential development investment showed a year-on-year increase of19.4%, representing an 8 percentage points increase from the growth rate of 2012. However, when compared with the average annual growth rate of23.9% in the past 10 years, the increase in residential development investment in 2013 was relatively small.The floor area of new housing starts had stopped falling (which started in 2012) and posted a year- on-year growth of11.6%. However, in absolute terms, the floor area of new housing starts in 2013 was merely close to that of 2011, indicating a rebound from the fall in 2012.
During the year under review, the land market in the third and fourth-tier cities of China was stagnant, while some popular cities had seen relatively competitive land auctions. In the 16 cities, namely Shenzhen, Guangzhou, Dongguan, Foshan, Shanghai, Hangzhou, Nanjing, Suzhou, Ningbo, Beijing, Tianjin, Shenyang, Dalian, Wuhan, Chengdu, and Chongqing, the site area supplied and sold grew by9.1% and15.8% respectively from those of the previous year.Land transactions continued to be active in major cities where property developers enlarged their market coverage, leading to approximately40.6% of land lots changed hands with a price premium, up by 14.5 percentage points from that of 2012. There is the need for the land market of certain popular cities to return to rationality.
2013 operating results and analysis
During the yearunder review, the Company achieved stable growth in operating results by adhering to its end-user
oriented product positioning and proactive sales promotion.
In 2013, the Company realized a sales area of 14,899,000 sq m and a sales amount of RMB170.94 billion,
representing year-on-year increases of15.0% and21.0% respectively. The sales amount remained an industry
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record high.
By geographical segment, the Company realised a sales area of 4,299,000 sq m and a sales amount of RMB52.39 billion in the Guangshen Region surrounding the Pearl River Delta; a sales area of 3,397,000 sq m and a sales amount of RMB46.05 billion in the Shanghai Regionsurrounding the Yangtze River Delta; a sales area of 4,054,000 sq m and a sales amount of RMB45.40 billion in the Beijing Region surrounding the Bohai Rim; a sales area of 3,149,000 sq m and a sales amount of RMB27.10 billion in Chengdu Region, which comprises core cities of Central and Western Region.
A majority of theCompany’s products were small and medium sized ordinary commodity housing units, with91.5% of units below 144 sq m.Satisfactory sales momentum wasmaintained during the year under review, and the subscription rate of projects in their launching month remained at approximately60%.
In 2013, the Company realised a booked area of 12.31 million sq m and booked revenue of RMB124.97billion, representing increases of36.9% and31.0% year-on-year respectively. In 2013, theCompany’s revenue amounted to RMB127.45billion and net profit was RMB15.12 billion, representing increases of31.59% and20.5%year-on- year respectively.
The average booked price of theCompany’s property business was RMB10,152 per sq m, representing a4.3% drop from that of 2012. The booked gross profit margin of the property business was23.69%, down by 3.72 percentage points year-on-year. The booked net profit margin was12.76%, down by 1.16 percentage points from that of 2012. Apart from the overall market trend, certain factors also contributed to the decline in profit margins, including increase in the proportion of booked furbished units among overall total. This change resulted in lower profit margins but a higher rate of return, which was a manifestation of increased efficiency. The units sold in the second half of 2011 during market adjustment began to be recognised during the year under review also contributed to the profit margin adjustment. The Company had mitigated the impact of decreasing profit margins by increasing operating efficiency, and maintained its return on equity at a record high. In 2013, theCompany’s fully diluted return on equity was19.66%, which remained the same as that of 2012.
As at the end of 2013, the Company had a total area of 14,374,000 sq m sold but not yet booked stated in the consolidated statements, as construction had yet to be completed. These unbooked resources had a contract amount of approximately RMB162.33 billion. The area and contract amountwere6.1% and13.0% higher than those at the beginning of 2013 respectively. Sufficient area sold but not yet booked provides a solid foundation for realizing theCompany’s future performance.
Up to the end of 2013, theCompany’s inventories included RMB17.71 billion of completed properties (properties ready for sale), accounting for5.37%;RMB187.28 billion of properties under development (including properties sold but not yet booked), accounting for56.80%; RMB124.37 billion of properties held for development (corresponding to theCompany’s projects under planning), accounting for37.72%. The inventory structure remained healthy.
TheCompany’s actual floor area of new starts and completed area in 2013 reached 21,310,000 sq m and 13,030,000 sq m respectively, representing year-on-year increasesof48.7% and33.1% andrepresenting128.9% and101.0% of the plan set at the beginning of the year respectively. The actual floor area of new starts and completed area during the second half of the year accounted for56.9% and66.9% of the full year plan respectively.
In recent years, variation in housing market across cities widened. The Company used the PIE (ie, population, infrastructure, and employment) model to conduct thorough assessment of investment risk in order to make rational choices on which region to invest. During the year under review, the Company continued to focus on the mainstream market, intensified penetration of its existing markets, and appropriately replenished quality project resourcesin cities with promising development prospects.Due to severe struggle for landin popular cities, the Company continued to uphold its principle of―rather forgoing an opportunity than making a wrongacquisition‖for land acquisition, and insisted ona prudent investmentapproach to avoid acquiring overvalued sites. In 2013, the Company acquired 104 new development projects, with a site area attributable toVanke’s equity holding of approximately 7,570,000sq m, representing a planned GFA of approximately 21,480,000 sq m.Approximately66% of the aforesaid projects were acquired via collaboration or alliance. The average land
premium basing on floor area of the newly acquired projects was approximately RMB3,516 per sq m.. As at the
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end of the year under review, the GFA of theCompany’s projects under planning attributable toVanke’s equity holding amounted to approximately 44,950,000sq m, which remained sufficient to meet theCompany’s development needs within the next two to three years. During the year under review, the Company extended its reach to such cities as Quanzhou, Zhengzhou, Changzhou, Zhangzhou, Nanning, etc., thereby further optimizing its market coverage.
As at the end of 2013,theCompany’s liabilities (excluding receipts in advance) as a percentage of total assets amounted to45.54%. TheCompany’s net gearing ratio was30.7%, which was down by approximately 10.8 percentage points from41.5% of the interim period of 2013 and continued to stay at a relatively low level compared to industry average. TheCompany’s debt structure had been further improved.Approximately42.5% of the Company's interest-bearing liabilities were short-term liabilities, representing a decrease of 7.2 percentage points from49.7% of 2012.
Owing to its persistence with proactive sales promotionand prudent investment approach, the Company continued to maintain a sound cash position. As at the end of the year under review, the cash and cash equivalents including the pledged deposit held by the Company amounted to RMB44.36billion, which was RMB6.76 billion more than that of 2013 interim period.
Review on theCompany’s management in 2013
In 2013, faced with a complicated external environment and intensified competition, the Company insisted on achieving qualitative growth, through steady expansion in scale of operation and continued rise in operation efficiency.
Furbished units delivered by the Company in 2013accounted forapproximately90% of total delivery, basically realising the delivery of only furbished units.
Despite a record high number of furbished units delivered in the industry, the Company had strictly upheld its philosophy of―quality comesfirst‖. It continued to step up efforts to promote quality within the company, optimise quantitative assessment of construction site safety, and pushed ahead with enhanced scientific project management. Furthermore, through providing drinking water at construction sites and improving sanitary facilities, the Company had created a safe working and living environment for workers, thereby raisingworkers’ quality awareness. During the year under review, the Company initiated the promotion of delivery inspection checklist, inviting customers to participate in the supervision of property quality, which in turn facilitated continued improvement in theCompany’s quality management. In accordance with the results of a customer satisfaction survey compiled by an independent third party, customer satisfaction on property quality improved year-on-year in 2013 amid an increased number of furbished units delivered during the year.
The Company has created a set of principles for prefabrication, namely―enhancing quality, increasing efficiency, and reducing reliance onworkers‖. Pursuant to the established development strategy, the Company will actively transform the results of prefabrication technology into practical application in the areas of precast concrete external walls, fabricated interior walls, and interior and external walls without plaster between 2013 and 2015. Among theCompany’s mainstream products which newly commencing construction in 2013, prefabrication application in the aforementioned three areas reached8.3%,38.8% and29.1% respectively.
During the year under review, theCompany’s three-star green residential area ranked first in China, with 16 new three-star green projects,comprising a total gross floor area of 1,727,000 sq m, of which 1,414,000 sq m were residential projects, accounting for34% ofChina’s total three-star green residential area added in 2013. In order to intensify the promotion and application of green buildings, the Company has in recent years developed energy- saving residential properties meeting local conditions and mainstream family needs by combining technology and standards required for three-star projects with local weather conditions and lifestyle. Moreover, this type of housing has lower technology requirement and is highly promotional. During the year under review, theCompany’s one-star and two-star green projects significantly increased from those of the previous year.
In recent years, the Company launched―Fortune CommunityProgramme‖, and has been constantly rolling out innovative services to enhancecustomers’ living experience. To meet the needs of home owners in the internet age, the Company collaborated with partners to provide convenient parcel services to residents through the provision of―Vanke-Yunda National Postal ServicesCooperation‖,―Vanke-Tmall Self Pick-upCooperation‖, and ChinaUnicom’s database services.It is the vision of Vanke Property Services to be―the designer of benchmarks for
property management, the defender of the maintenance and enhancement of assets value, a facilitator of a
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harmonic community environment, and a pioneer in information technology application in theindustry‖. After two years of restructuring, Vanke Property Services consolidated its shareholding structure to become a relatively independent unit within the Company and further fine-tune its internal organisation. Leveraging its credibility among customers, Vanke Property Services succeeded in renewing contracts with30% of its existing customers after adjusting various service fees according to market conditions. The Company managed to maintain its leading position in providing quality property management services. During the year under review, Vanke Property Services was ranked the first among the―2013 China's Top 200 Comprehensive Property ManagementEnterprises‖ by China Property Management Institute, elected as―China’s Property Management Top Brand Enterprise in2013‖ by China Index Academy and ranked the first among―China’s Top 100 Property Management Enterprises in2013‖. To meetcustomer’s needs, Vanke Property Services continue to introduce services with significant results. During the year under review, Vanke Property Services realised operating profits of RMB35,230,000 and RMB26,36,0000 from home transaction intermediary services and household decoration merchanidsing services respectively.
During the year under review, the Company focused on commercial properties in support of residential communities. To this, the Company worked on three product lines, namely shopping centres in the central districts,community’s central commercial district andcommunity’s commercial precincts. By catering market needs, the Company continued to enrich and fine-tune its commercial property portfolio. Results of theCompany’s efforts to tap into non-residential property development began to emerge, as reflected in the relatively good market reception of Beijing Jinyu Vanke Plaza (Vmall), Shenzhen Vanke Plaza and Suzhou Vanke Midtown as at the end of 2013.
During the year under review, the proposal on the change of listing location of theCompany’s domestically listed foreign shares for listing and trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction was approved at theCompany’s 2013 first extraordinary general meeting. The application forapproval of the proposal is being processed by China Securities Regulatory Commission and The Stock Exchange of Hong Kong Limited respectively. The Company will continue to actively push ahead with the advancement of the proposal.
During the year under review, the Company extended its reach to overseas market for the first time and landed on the Hong Kong, US and Singapore markets through collaboration with local renowned property developers, including the joint development of Tsuen Wan Project in Hong Kong with New World Development Company Limited, joint development of Lumina Project in San Francisco, the US with Tishman Speyer, and joint development of The Glades Project in Singapore with Keppel Land. The main objective of theCompany’s international business ventures for now is to strengthen its understanding of overseas mature markets, learn from the experience of top-notch overseas counterparts, thereby enhancing theCompany’s expertise and management level.
During the year under review, three internationally renowned rating agencies, namely Standard&Poor’s,Moody’s Investors Service and Fitch Ratings assigned the Company long-term corporate credit ratings ofBBB+, Baa2 andBBB+ respectively. In addition, Standard&Poor’s gave the Company a Greater China regional scale rating of―cnA+‖. TheCompany’s stable operation practice, prudent financial management, as well as high corporate credibility established over the years have gained wide recognition among international investors, and provided the Company favourable conditions for development of overseas financing channels. In March 2013, the Company completed the issuance of its first overseas US dollar bonds. The annual coupon rate of theseUS$800 million bonds, with a 5-year term, was only2.625%. In July, theCompany’s overseas subsidiary successfully establishedUS$2 billion medium term notes programme. Key characteristics of the medium term notes programme include its diversity in currency and maturity, and offering a flexible and quick way for fund-raising. The Company could, according to its capital requirements and market condition, flexibly determine the actual issuesize and time. During the year under review, pursuant to the medium term notes programme, theCompany’s overseas subsidiary issued SGD140 million four-year bonds, RMB1,000 million five-year bonds, RMB1,000 million three-year bonds with annual coupon rates of3.275%,4.5% and4.05% respectively.
People are the most valuable asset. The Company has been committed to providingemployees with adequate development opportunities and creating a favourable work environment. In 2013, the Company set up a management academy, with the aim of going beyond anindustry’s boundary, by encouraging cross-industry learning.In addition, employee well-being has been used as a key indicator to assess management efficiency. Through health promotion activities, the Company encouraged employees to engage in healthy activities. During
the year under review, the Company organized a series of activities such as―run forfun‖ in various regions. While
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strengthening team cohesion, the Company also tried to demonstrate tothe public a positive, sunny and happy corporate culture. According to the Best Employers studyin 2013by Aon Hewitt, theworld’s leading human resources management consulting firm,,the Company won the title of Best Employer in 2013, indicating that the Company was recognized by society for its efforts in employer brand building, talent selection and talent training. The Company hasgained social recognition for its corporate governance. At 2013 China Central Television(―CCTV‖) China Listed Companies Summit, Vanke won the titleof―CCTV 50 Index• Best 10 Companies in CorporateGovernance‖ and was selected as the index sample stock of―CCTV Finance and Economics 50 Indexes• 2013 AnnualSampleStocks‖ for its excellent performance in corporate governance.Vanke also listed on FortuneChina’s―All-Star List of 2013 Most Praised PRCEnterprises‖, and ranked the first under the real estate developer category. The Company also appeared onForbes’s 2013 list ofAsia-Pacific’s Best Listed Companies
The Company was also praised for its investor relations management. The Board received the Best Board of Directors Award from―Directors&Boards‖. TheCompany’s Secretary to the Board received again the Gold Medal Secretary to the Board Award from―NewFortune‖, the Golden Bull Award for the Best Secretary to the Board from China Securities Journal, as well as the Most Innovative Secretary to the Board Award from―Directors&Boards‖.
Development Prospects in 2014
In 2014, under the guiding principle of―enhancing efficiency while improving overallresults‖, the Company will increase operating efficiency with―quality‖being its top priority. While strengthening its competitiveness in traditional business, the Company will continue to nurture and enhance its new business capabilities, in order to lay a solid foundation for its next 10-year development.
Vanke will not compromise its quality. Providing customers with excellent quality products is the fundamental and prerequisite for the Company to gaincustomers’ trust and strengthen product competitiveness. The Company will continue to push ahead with full-scale application and improvement ofprecise measurement, delivery assessment and delivery inspection checklist, and willfacilitatethe implementation of―RMB100 BillionPlan‖ (engineers overseas training programme). The Company will intensify the application of engineering technology and management system that were introduced from overseas, optimise the quality inspection system for checkingsuppliers’ products, to ensure continued increase inVanke’s product reputation amid a larger operation scale. In terms of theCompnay’s existing projects, the floor area of new starts and area to be completedin 2014 are expected to reach 22,380,000 sq m and 14,800,000 sq m respectively. The Company will continue to adhere to its―cash isking‖ strategy. It will also strengthen dynamic resource management during the entire cycle, insist on proactive sales strategy, and push ahead with inventory clearance to maintain a reasonable inventory structure. TheCompany’s product positioning will continue to focus on the mainstream market. It will adhere to its philosophy of―Building quality housing for ordinarypeople‖ and―Building affordable and liveablehomes‖. The Company will keep enhancing its product quality to reachindustry’s best standards, and keep liftingproduct’s price-performance, while adapting to changesin market and customer needs, thereby increasingmarket competitiveness.
With respect to new project development,the Company insists on adopting a prudent approach. It will make reasonable investment by conducting scientific research and analysis, and will not acquire supreme land lot. In addition, the Company willidentify suitable opportunities for acquiringsufficient land lots that will meet the needs for sustainable development in future. For newly acquired projects, the Company will deepen cooperation on development, by exploring a light asset-based operational model of―participating in project management with minorityshareholding‖.
―Participating in project management with minorityshareholding‖ is a further deepening of the Company's collaboration model for project development. This means the Company engages in project management and operation and does not have a controlling interest of the project. The project can use the Company's brand and product series, and share the Company's credit and procurement resources.
Such light asset model is conducive to enhancing the Company's return on equity, through leveraging its management skills and brand awareness. In other words, the Company can support a large scale of operation and market share with the same asset size. This also implies the Company can rid itself of the reliance on equity
financing to sustain its growth, thereby improving its ability to generate better return to shareholders by increasing
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dividend payout.
The Company has significantly raised its dividend payout in its proposal on dividend distribution for 2013. The dividend payout ratio (cash dividend as a percentage of consolidated net profit for the year) almost doubled year- on-year, representing year-on-year increase of127.8% in dividends per share. In future, the Company intends to steadily raise its dividend payout ratio from the currentyear’s29.87%.
To support business development needs, the Company will expand its source of financing bykeeping an eye on innovative financing methods andstrengthening cooperation with domestic and overseas funds. It aims to lower capital cost by continuedexploration of various financing methods including residential development fund and cross-border Renminbi loan.
According to the objectives of the three-year development plan for prefabrication, the Company planned to achieve the following percentage of prefabrication among its mainstream products in 2014: precast concrete external walls will account for20%, fabricated interior walls60%, andinterior and external walls without plaster50%.
The Company is determined to push ahead with its green strategy. It willensure all projects meeting the basic requirements of one-star green architecture certification, encourage frontline companies to initiate customer value- oriented green product innovation, and launch new three-star project pilot program in different regions.
While acity’s development imposes morestringent requirements onacorporation’s property development and operation capability, it also providesgreater room for thecorporation’s growth. In addition to consolidating its traditional business, the Company will continue to improve the platform for serving residential communities, closely monitor opportunities in new market segments, intensifystudy and exploration on businesses such asretirement communities and industrial park. It will actively explore and cultivate capabilities for new business development, thereby continuing to fuel theCompany’s growth.
Internationalisation is one of the long-term development strategies that Vanke needs to consider. With respect to existing overseas projects, the Company will further improve its operation management mechanism. While keeping overseas investment exposure under control, the Company will continue to identifyopportunities for possible cooperation, explore and fully leverage capital and business resources available in overseas markets. Furthermore, the Company will seek to enhance its expertise and revolutionise business model.
High-calibre people are key to management efficiency and business development. Vanke will continue to strengthen development of its human resources system, fine-tune talents successive plan and improve organizational effectiveness. In future, the Company will continue to build an open learning platform, by gathering learning resources from different areas. Through learning from and exchanging ideas with other outstanding enterprises, acorporation’s creativity will be ignited, therebybuilding a leadership that fitsfor the age of change.
2. Operation of the Company
(1) The scope and operations of theCompany’s core businesses
A. By sector
The Company specialises in property development with commodity housing as its major products. In 2013, theCompany’s sales area and sales amount were14,899,000 sq m and RMB170.94billion respectively, representing year-on-year increases of15.0%and21.0% respectively.
In 2013, the total sales of commodity housing in the PRC amounted to RMB8,142,830 million. Based on the aforesaid amount, the Company accounted for2.09% of the domestic market in 2013.
During the year under review, the booked area, booked revenue and booked cost of theCompany’s property projects were 12,310,000 sq m, RMB124.98billion and RMB91.55billion respectively, representing increases of36.9%,31.0%, and41.8% respectively when compared with those of the previous year. The operating profit margin of the property business for the year was26.56%, down by 0.85 percentage points from that of the previous year.
Unit:RMB’000
Page 9
|||||||||
|-|-|-|-|-|-|-|-|
|Sector||Revenue||Cost of sales||Operating profit margin||
|||Amount|Change|Amount|Change|Value|Change|
|1. Core businesses||126,362,091|31.32%|92,708,768|41.92%|23.57%|Down by 3.70percentage points|
|Include:|Propertydevelopment|124,977,415|30.98%|91,545,210|41.71%|23.69%|Down by 3.72percentage points|
||Propertymanagement|1,384,676|71.54%|1,163,558|65.89%|12.95%|Up by 2.84 percentagepoints|
|2. Other businesses||1,091,674|71.62%|105,584|-17.82%|91.18%|Up by 11.38 percentagepoints|
|Total||127,453,765|31.59%|92,814,352|41.80%|24.15%|Down by 3.46percentage points|

* Core business tax and surchange and the land appreciation taxes had been deducted from the operating profit margin.
B. By investment region
||||||||
|-|-|-|-|-|-|-|
||Revenuefrom corebusinesses(RMB’000)|Percentage|Net profit(RMB’000)|Percentage|Bookedarea(sq m)|Percentage|
|Guangshen Region|41,930,663|33.55%|6,636,488|41.60%|3,963,547|32.20%|
|Shanghai Region|26,307,805|21.05%|3,033,298|19.02%|1,942,960|15.78%|
|Beijing Region|32,035,545|25.63%|2,709,930|16.99%|3,457,700|28.09%|
|Chengdu Region|24,703,402|19.77%|3,571,466|22.39%|2,945,738|23.93%|
|Total|124,977,415|100.00%|15,951,181|100.00%|12,309,945|100.00%|

 (2) Operation and operating results of theCompany’s major wholly-owned subsidiaries
Unit:RMB’000
|||||||
|-|-|-|-|-|-|
|Name of company|Equityinterest|Revenue in 2013|Net profit in 2013|Total assets at the endof 2013|Major projectsdeveloped in2013|
|Vanke (Chongqing ) RealEstate Co., Ltd.|100%|4,735,323|891,600|9,769,580|Jincheng (锦程), Palace ofPleasure,Wonder Town,Chongqing,|
|Fuzhou Vanke Real Estate Co.,Ltd.|100%|2,745,739|409,710|2,685,820|Jinyu Rongjun(金域榕郡),Fuzhou|
|Wuhan Vanke New MilestoneReal Estate Co., Ltd.|100%|2,454,792|301,230|2,960,060|Vanke GoldenCity, Wuhan|
|Qingdao Vanke Property Co.,Ltd.|100%|2,373,219|291,500|2,091,580|VankeEcologicalTown, Qingdao|
|Shenzhen Vanke TaolinInvestment and DevelopmentCo., Ltd.|100%|1,677,761|402,140|1,773,540|QianlinShanju,Shenzhen|

Page 10
|||||||
|-|-|-|-|-|-|
|Nanjing The Paradiso PropertyCo., Ltd.|100%|1,571,229|233,920|3,392,340|The Paradiso,Nanjing|
|Beijing Vanke CompanyLimited|100%|1,465,948|443,470|18,515,150|BlueMountain,Beijing, ,Beijing VankeHome (万科红), andBeijing VankeLan (万科蓝)|
|Hangzhou Liangzhu NewTown Development Co., Ltd.|100%|1,461,101|230,710|3,319,570|HangzhouLiangzhu NewTown|
|Taiyuan Vanke Real Estate Co.,Ltd.|100%|1,406,804|191,230|1,299,520|JinyuInternationl,Taiyuan|
|ChengduVankeJinjiangPropertyCo., Ltd.|100%|1,344,884|219,690|1,101,360|Jinrun Huafu,Chengdu|

 (3) Implementation of the business plan
The Company focused on mainstream customers– end-users, and actively promoted sales to achieve satisfactory performance. In 2013, theCompany’s sales area and sales amountreached 14,899,000 sq m and RMB170.94billion respectively, representing year-on-year increases of15.0% and21.0% respectively.
At the beginning of the year, theCompany’s planned floor area of new starts and area to becompleted for the full year were 16,530,000 sq m and 12,900,000 sq m respectively. In 2013, the actual floor area of new starts amounted to 21,310,000 sq m, representing an increase of28.9% from that planned at the beginning of the year. The actual completed area achieved by the Company amounted to 13,030,000 sq m, representing an increase of1.0% from that planned at the beginning of the year.
Development of theCompany’s major projects in 2013
Unit: sq m
||||||||||
|-|-|-|-|-|-|-|-|-|
|Project Name||Location|Equity|Site area|Planned|Area of|Area of|Accumulated|
||||interest||GFA|construction|construction|area of|
|||||||work|work done in|construction|
|||||||commenced|2013|work not done|
|||||||in 2013||as at the end of|
|||||||||2013|
|Guangshen Region|||||||||
|Vanke Centre,|||||||||
||Yantian||100%|61,730|80,201|-|34,608|34,608|
|Shenzhen|||||||||
|Vega Villa, Shenzhen|Yantian||100%|253,990|30,028|10,420|-|19,608|
|Shenzhen One City|Yantian||50%|137,250|354,695|166,398|-|-|
|Antuoshan Project,|||||||||
||Nanshan||100%|48,804|219,967|-|-|-|
|Shenzhen|||||||||
|Liuxiandong (留仙洞),|||||||||
||Nanshan||100%|394,044|1,335,510|-|-|-|
|Shenzhen|||||||||
|Respecte Chateau,|||||||||
||Baoan||100%|65,364|165,648|-|40,073|165,648|
|Shenzhen|||||||||

Page 11
|||||||||
|-|-|-|-|-|-|-|-|
|Ravine Village,||||||||
||Baoan|60%|158,639|47,270|-|-|-|
|Shenzhen||||||||
|Philippe Castle,||||||||
||Baoan|100%|77,045|264,075|41,182|43,237|43,237|
|Shenzhen||||||||
|Golden Paradise,|Pingshan New|||||||
|||100%|104,801|323,624|-|49,269|131,455|
|Shenzhen|District|||||||
|The Village, Shenzhen|Longgang|100%|421,916|595,982|-|48,939|514,737|
|Tianyu(天誉),||||||||
||Longgang|100%|62,577|355,364|260,270|67,312|67,312|
|Shenzhen||||||||
|Qianlin Shanju,||||||||
||Longgang|100%|198,597|380,547|-|56,270|380,547|
|Shenzhen||||||||
|Home, Shenzhen|Longgang|100%|31,337|155,951|-|63,907|155,951|
|Home III, Shenzhen|Longgang|50%|43,713|178,241|114,684|-|-|
|Shuijing Project, Buji,||||||||
||Longgang|60%|164,982|456,405|110,582|-|-|
|Shenzhen||||||||
|Park Avenue, Shenzhen|Longgang|65%|75,326|345,026|-|-|143,006|
|Bayifu (八意府),||||||||
||Longgang|100%|28,894|115,040|-|47,580|47,580|
|Shenzhen||||||||
|Langqi Project,||||||||
||Longgang|100%|41,487|22,380|-|-|-|
|Shenzhen||||||||
|Dajia Island, Shenzhen|Huizhou|100%|364,450|93,340|-|-|-|
|Lunas Del Mar (双月||||||||
||Huidong|67%|704,223|1,068,191|-|119,595|119,595|
|湾), Huizhou||||||||
|Jinyu Huating, Huizhou|Huicheng|100%|151,298|327,550|13,872|79,047|218,837|
|Watercity (双城水岸),||||||||
||Tangxia Town|100%|596,786|414,759|116,394|106,186|190,311|
|Dongguan||||||||
|Spring Dew Mansion,||||||||
||Tangxia Town|51%|128,144|256,287|-|18,777|18,777|
|Dongguan||||||||
|Golden City, Dongguan|Tangxia Town|100%|32,002|96,006|96,006|-|-|
|Wonderland (四季花||||||||
||Tangxia Town|100%|51,263|92,273|92,273|-|-|
|城), Dongguan||||||||
|Jinyu Songhu (金域松|Songshan|||||||
|||51%|135,049|381,000|-|125,176|210,781|
|湖), Dongguan|Lake|||||||
|Hongxinuoya,|Songshan|||||||
|||100%|349,951|267,450|-|49,589|267,450|
|Dongguan|Lake|||||||
|Songhu Centre (松湖中|Songshan|||||||
|||34%|95,506|73,872|-|23,509|23,509|
|心), Dongguan|Lake|||||||
|Songhu Centre II,|Songshan|||||||
|||25%|30,084|30,084|11,219|18,865|18,865|
|Dongguan|Lake|||||||
|Vanke Building,||||||||
||Nanchang|100%|4,771|42,937|-|-|-|
|Dongguan||||||||
|King Metropolis,||||||||
||Nancheng|51%|189,934|493,827|-|149,154|380,159|
|Dongguan||||||||
|Feilishan (翡丽山),||||||||
||Nancheng|50%|249,534|374,302|158,681|-|50,717|
|Dongguan||||||||
|Xiangshu Lishe(香树丽||||||||
||Nanchang|51%|43,851|109,626|109,626|-|-|
|舍), Dongguan||||||||
|Vanke Centre,||||||||
||Guancheng|55%|53,887|215,547|215,547|-|-|
|Dongguan||||||||
|Jinyu Huating,||||||||
||Guancheng|55%|9,185|29,393|29,393|-|-|
|Dongguan||||||||
|Zitai, Dongguan|Humen Town|100%|60,570|151,426|-|68,628|151,426|
|Gold Milestone,||||||||
||Humen Town|100%|17,374|69,495|69,495|-|-|
|Dongguan||||||||
|Dream Town, Humen,||||||||
||Humen Town|80%|349,805|784,136|-|-|-|
|Dongguan||||||||
|Chang’ an Vanke|Chang’an|||||||
|||100%|75,653|249,658|101,196|31,182|46,572|
|Centre, Dongguan|Town|||||||
|Jiyu International,||||||||
||Houjie Town|100%|88,788|257,486|-|86,337|86,337|
|Dongguan||||||||
|Houjie Plaza,|Houjie|||||||
|||67%|32,002|113,856|113,856|-|-|
|Dongguan|Town|||||||
|Dream Town,|Changping|100%|635,971|442,460|-|70,170|357,792|

Page 12
|||||||||
|-|-|-|-|-|-|-|-|
|Changping, Dongguan|Town|||||||
|Vanke Luhu, (万科麓|Dalingshan|||||||
|||100%|146,674|117,341|-|35,862|117,341|
|湖) Dongguan|Town|||||||
|Songhu Chuanqi (松湖||||||||
||Liaobu Town|100%|68,431|150,548|150,548|-|-|
|传奇), Dongguan||||||||
|The Paradiso,||||||||
||Baiyun|50%|144,657|433,584|-|95,173|406,461|
|Guangzhou||||||||
|Fengejing Huayuan (峰||||||||
||Baiyun|100%|24,052|93,803|93,803|-|-|
|境花园), Guanzghou||||||||
|Jinyu Huating,||||||||
||Haizhu|100%|9,117|85,682|-|-|41,444|
|Guanzghou||||||||
|Jiangyan Road Project,||||||||
||Haizhu|68%|16,831|52,765|52,765|-|-|
|Guangzhou||||||||
|Le Bonheur,||||||||
||Liwan|100%|38,111|135,689|-|28,597|135,689|
|Guangzhou||||||||
|Land LotAF020122,||||||||
||Liwan|100%|7,141|30,706|-|-|-|
|Xinlongsha, Guangzhou||||||||
|Vanke Fuqian Garden,||||||||
||Nansha|95%|134,760|269,520|-|200,819|269,520|
|Guangzhou||||||||
|Racho Santa Fe,||||||||
||Huadu|49%|210,252|126,172|-|18,034|94,119|
|Guangzhou||||||||
|Huashan Project,||||||||
||Huadu|50%|126,941|279,270|-|-|-|
|Guangzhou||||||||
|Donghui Town,||||||||
||Luogang|55%|177,588|444,943|214,093|111,973|111,973|
|Guangzhou||||||||
|Donghui Town||||||||
|(Expanding),|Luogang|33%|109,748|271,463|-|-|-|
|Guangzhou||||||||
|Golden Dream (金色梦||||||||
||Luogang|51%|115,671|289,178|202,188|-|-|
|想), Guangzhou||||||||
|Jinse Yuefu, Guangzhou|Huangpu|100%|24,506|63,591|-|63,591|63,591|
|Land Lot AT030548||||||||
|Gaotang New Area of||||||||
||Tianhe|100%|30,995|82,962|82,962|-|-|
|Tianhe Software Park,||||||||
|Guangzhou||||||||
|Huangge Avenue||||||||
||Nansha|100%|156,555|250,488|-|-|-|
|Project, Guangzhou||||||||
|Xinguang City Garden||||||||
|(新光城市花园),|Panyu|100%|364,651|591,662|236,226|55,395|181,629|
|Guangzhou||||||||
|Dream Town, Qingyuan|Qingcheng|100%|1,219,450|2,438,901|60,085|153,326|354,190|
|Vanke Huafu, Qingyuan|Qingcheng|100%|79,336|316,002|80,901|50,675|72,413|
|The Paradiso, Foshan|Nanhai|55%|221,035|568,957|66,283|73,007|342,107|
|Jinse Xigu Huayuan (金||||||||
||Nanhai|49%|66,533|81,080|-|47,307|75,453|
|色溪谷花园), Foshan||||||||
|Land Lot B21, Finance||||||||
||Nanhai|100%|30,984|130,000|-|-|-|
|District C, Foshan||||||||
|Land Lot B23-24||||||||
|Finance District C,|Nanhai|100%|188,996|793,784|-|-|-|
|Foshan||||||||
|Land Lot A32 Finance||||||||
||Nanhai|100%|25,178|146,000|-|-|-|
|District C, Foshan||||||||
|Respecte Chateau Plaza||||||||
|(金色领域广场),|Nanhai|50%|47,254|354,404|95,610|-|-|
|Foshan||||||||
|Binfen Siji (缤纷四季),||||||||
||Shunde|100%|156,840|429,527|-|97,663|286,326|
|Foshan||||||||
|Crystal City, Foshan|Shunde|49%|284,036|710,092|187,465|101,724|232,872|
|Qinyuan, Foshan|Shunde|100%|80,571|241,712|-|25,525|171,024|
|Tianaowan Project,||||||||
||Shunde|50%|30,382|74,359|-|57,256|57,256|
|Foshan||||||||
|F06 Project, Foshan|Shunde|50%|113,224|452,880|-|-|-|
|Binfen Xiyuan (缤纷西|Shunde|100%|43,748|153,000|48,022|-|-|

Page 13
|||||||||
|-|-|-|-|-|-|-|-|
|园), Foshan||||||||
|Vanke Plaza, Foshan|Chancheng|88%|114,429|555,819|15,191|-|-|
|Dream Town, Foshan|Chancheng|100%|337,544|776,350|264,543|9,890|296,376|
|Jinyu International,||||||||
||Chancheng|51%|89,009|373,820|175,184|11,710|11,710|
|Foshan||||||||
|Zhubin Garden (珠宾花||||||||
||Xiangzhou|100%|109,917|146,497|-|-|109,873|
|园), Zhuhai||||||||
|Jinyu Gangwan (金域||||||||
||Xiangzhou|50%|78,000|196,358|-|-|-|
|港湾), Zhuhai||||||||
|Glamorous City, Zhuhai|Doumen|100%|137,061|274,122|-|-|-|
|City Garden, Zhuhai|Jinwan|51%|63,233|189,684|-|51,863|51,863|
|Jinyue Huating (金悦华||||||||
||Tanzhou Town|100%|32,103|127,789|-|93,376|93,376|
|庭), Zhongshan||||||||
||Eastern|||||||
|Spring Dew Mansion,||||||||
||District of|100%|76,387|175,133|-|49,046|100,092|
|Zhongshan||||||||
||Zhongshan|||||||
|Golden Home (金色家|Dongfeng|||||||
|||100%|255,623|789,453|174,265|86,642|141,613|
|园), Zhongshan|Town|||||||
|Le Bonheur, Zhongshan|Huoju|65%|251,900|469,359|70,333|-|-|
|Qingxi Road Project,||||||||
||Shiqi|75%|143,852|429,779|-|-|-|
|Zhongshan||||||||
|Heart of Lake, Xiamen|Huli|100%|95,098|199,710|48,561|20,589|54,797|
|Joying Gold, Xiamen|Xiang’an|100%|54,441|109,000|-|-|106,092|
|King Metropolis,||||||||
||Jimei|100%|102,427|446,842|73,646|90,109|141,454|
|Xiamen||||||||
|Vanke Plaza, Xiamen|Jimei|100%|137,934|710,000|22,670|-|-|
|Dream Town, Haicang,||||||||
||Haicang|40%|189,752|517,690|166,310|-|-|
|Xiamen||||||||
|Dream Town,||||||||
||Fengze|60%|136,741|478,591|156,465|-|-|
|Quanzhou||||||||
|Jinyu Zhongyang(金域||||||||
|中央), Shishi,|Shishi|70%|82,769|211,503|-|-|-|
|Quanzhou||||||||
|Dream Town,||||||||
||Xiangcheng|60%|235,606|805,195|-|-|-|
|Zhangzhou||||||||
|Jinyu Rongjun (金域榕||||||||
||Jinan|100%|166,736|383,296|21,396|59,110|324,098|
|郡), Fuzhou||||||||
|King Metropolis,||||||||
||Cangshan|100%|16,168|37,614|-|-|34,399|
|Fuzhou||||||||
|Vanke Plaza, Fuzhou|Taijiang|100%|93,360|443,107|29,503|259,346|259,346|
|Jinyu Garden (金域花||||||||
||Taijiang|60%|25,397|130,795|-|-|-|
|园), Fuzhou||||||||
|Dream Town, Yongtai,|Yongtai|||||||
|||51%|392,000|418,919|-|-|-|
|Fuzhou|County|||||||
||Minhou|||||||
|The Paradiso, Fuzhou||51%|213,602|687,507|99,046|-|-|
||County|||||||
|Dream Town, Putian|Licheng|80%|250,708|530,972|140,600|148,303|148,303|
|King Metropolis,||||||||
||Yuhua|60%|238,066|512,778|-|128,728|337,298|
|Changsha||||||||
|Project Gaozheng,||||||||
||Yuhua|60%|40,360|170,945|-|-|-|
|Changsha||||||||
|Chengji Xinyuan||||||||
||Yuhua|40%|351,380|960,664|-|57,570|57,570|
|Project, Changsha||||||||
|Expanded Land Lot||||||||
|205, Jingtou Yintai (京||||||||
||Yuhua|40%|108,857|326,572|-|-|-|
|投银泰205扩容地块),||||||||
|Changsha||||||||
|The Paradiso, Changsha|Furong|100%|120,208|358,888|-|-|102,956|
|City Garden, Changsha|Yuelu|100%|40,461|138,032|-|11,927|138,032|
|Golden Paradise,||||||||
||Yuelu|78%|43,737|129,437|79,433|-|-|
|Changsha||||||||

Page 14
|||||||||
|-|-|-|-|-|-|-|-|
|Jinyu Bingjiang,||||||||
||Yuelu|58%|58,287|208,359|-|-|-|
|Changsha||||||||
|Heron Hill, Changsha|Yuelu|100%|100,351|298,502|214,353|-|-|
|Jiyu International,||||||||
||Yuelu|51%|159,393|585,845|-|-|-|
|Changsha||||||||
|Meixihu (梅溪湖),||||||||
||Yuelu|100%|129,323|311,937|-|-|-|
|Changsha||||||||
|Dream Town, Changsha|Kaifu|70%|206,251|481,034|-|156,606|292,452|
|Zitai, Changsha|Tianxin|70%|116,486|270,963|34,786|-|-|
|Vanke Building,||||||||
||Liangqing|100%|25,545|117,670|-|-|-|
|Nanning||||||||
|Sanya Forest Holiday||||||||
||Tiandu Town|65%|942,745|470,814|167,293|106,457|161,041|
|Park||||||||
|Gaozhiyuan Project,||||||||
||Tiandu Town|65%|387,807|349,026|-|-|69,185|
|Sanya||||||||
|Lakeside Holiday Park,||||||||
||Hedong|80%|338,410|423,315|75,486|-|-|
|Sanya||||||||
|Guangshen Region subtotal|||18,604,289|39,250,665|5,431,109|3,954,609|9,890,151|
|Shanghai Region||||||||
||Pudong New|||||||
|Wujiefang, Shanghai||100%|121,463|126,887|-|77,083|77,083|
||District|||||||
|Haishang Chuanqi (海|Pudong New|||||||
|||60%|140,981|310,159|-|83,780|83,780|
|上传奇), Shanghai|District|||||||
||Pudong New|||||||
|Golden City, Shanghai||60%|264,646|549,046|-|-|296,741|
||District|||||||
|Feicui Bingjiang|Pudong New|||||||
|||75%|58,550|175,990|-|-|-|
|Project, Shanghai|District|||||||
|Bingjiang Project,|Pudong New|||||||
|||100%|31,617|79,042|-|-|-|
|Shanghai|District|||||||
|Zhangjiang East Land|Pudong New|||||||
|||45%|79,548|216,569|-|-|-|
|Lot, Shanghai|District|||||||
|Zhangjiang West Land|Pudong New|||||||
|||45%|24,756|74,269|-|-|-|
|Lot, Shanghai|District|||||||
|53# Qibao, Shanghai|Minhang|100%|48,932|126,800|-|-|-|
|New City Garden,||||||||
||Minhang|51%|295,069|401,070|48,467|55,484|214,336|
|Shanghai||||||||
|Southern portion of||||||||
|Land Lot No.||||||||
|03,Shanghai Hongqiao|Minhang|50%|32,177|110,462|-|-|-|
|Business District Core||||||||
|District Phase I||||||||
|Firenze, Shanghai|Minhang|49%|304,830|199,071|36,386|41,861|161,898|
|Project No. 11,||||||||
||Minhang|61%|112,864|177,885|131,714|-|-|
|Hongqiao, Shanghai||||||||
|Dream Town, Shanghai|Minhang|70%|210,615|501,833|453,083|-|-|
|Nanzhan Business||||||||
|District Land Lot,|Xuhui|51%|107,486|493,447|105,988|-|-|
|Shanghai||||||||
|Shangyuan, Shanghai|Qingpu|49%|116,524|142,858|-|-|136,828|
|Jinse Huating, Shanghai|Songjiang|33%|67,932|108,137|-|57,983|108,137|
|14# Songjiang Business||||||||
||Songjiang|60%|57,734|143,220|103,915|-|-|
|District, Shanghai||||||||
|Respecte||||||||
||Jiading|50%|90,013|180,026|82,561|72,617|72,617|
|Chateau,Shanghai||||||||
|The Paradiso, Nantong|Gangzha|55%|99,910|218,650|-|67,932|118,956|
|Rengang Road Land||||||||
||Chongchuan|100%|53,277|141,700|95,197|-|-|
|Lot, Nantong||||||||
|Anpin Street Project,||||||||
||Baixia|100%|27,325|20,340|-|-|-|
|Nanjing||||||||
|The Paradiso, Nanjing|Jiangning|100%|272,298|545,280|139,949|120,488|294,595|
|Longxi Project, Nanjing|Jiangning|100%|36,043|107,606|-|-|-|
|Respecte Chateau,||||||||
||Qixia|100%|91,751|201,828|-|62,425|62,425|
|Nanjing||||||||

Page 15
|||||||||
|-|-|-|-|-|-|-|-|
|Golden Hill,Nanjing|Pukou|100%|62,291|98,694|44,084|-|-|
|Jiudouhui, Nanjing|Yuhuatai|80%|126,058|314,741|57,779|-|-|
|Glamorous City,||||||||
||Runzhou|100%|795,100|942,820|126,707|72,676|474,659|
|Zhenjiang||||||||
|Blue Mountain Garden,||||||||
||Runzhou|60%|285,683|416,285|22,291|55,366|95,628|
|Zhenjiang||||||||
||Industrial|||||||
|Nimble Bay, Suzhou||70%|384,042|835,281|36,397|88,986|731,181|
||District|||||||
|Golden Paradise,|Industrial|||||||
|||92%|47,177|117,936|-|54,343|117,936|
|Suzhou|District|||||||
|Nimble East District,|Industrial|||||||
|||50%|104,486|179,075|179,075|-|-|
|Suzhou|District|||||||
|New Metropolis,||||||||
||New District|55%|89,098|83,220|-|38,618|56,064|
|Suzhou||||||||
|Golden||||||||
||Jinchang|49%|99,093|247,732|109,467|87,139|87,139|
|Milestone,Suzhou||||||||
|Dream Town, Suzhou|Wuzhong|55%|144,535|361,338|157,691|-|-|
|Jinyu Pingjiang, Suzhou|Gusu|46%|80,948|189,677|75,539|-|-|
|VC Small Town,||||||||
||Xiangcheng|51%|138,601|415,804|61,786|-|-|
|Suzhou||||||||
||Bacheng|||||||
|Golf Project, Kunshan||100%|433,916|240,701|70,068|-|-|
||Town|||||||
||Huaqiao|||||||
|Glamorous Garden,||||||||
||Development|92%|309,177|773,042|361,902|-|-|
|Kunshan||||||||
||District|||||||
|Glamorous City, Wuxi|Binhu|60%|962,116|1,346,963|68,910|67,563|1,042,113|
|The Paradiso, Wuxi|Binhu|100%|154,468|386,170|29,232|-|162,875|
|Xincheng Road, Wuxi|Binhu|100%|154,119|385,299|-|36,709|36,709|
||New|||||||
|Golden Paradise,Wuxi||100%|224,118|620,713|135,832|111,955|285,832|
||District|||||||
|Dream Town,||||||||
||Wujin|100%|93,994|234,983|-|-|-|
|Changzhou||||||||
|Dream Town, Yangzhou|Hanjiang|65%|297,139|313,970|4,255|99,013|99,013|
|King Metropolis,||||||||
||Hanjiang|65%|59,835|129,512|110,028|-|-|
|Yangzhou||||||||
|Dream Town, Xuzhou|Jiuli|100%|396,349|716,021|320,083|-|-|
|Huaihai WestRoad||||||||
||Quanshan|85%|226,776|810,587|-|-|-|
|Project, Xuzhou||||||||
|Liangzhu Cultural||||||||
||Yuhang|100%|3,108,146|2,361,628|284,868|85,178|974,175|
|Village, Hangzhou||||||||
|Beichenzhiguang,||||||||
||Yuhang|50%|115,683|293,409|293,409|-|-|
|Hangzhou||||||||
|Liangzhu New Town,||||||||
||Yuhang|33%|56,286|140,715|-|-|-|
|Hangzhou||||||||
|Xilu, Hangzhou|Xihu|51%|80,140|151,996|151,996|-|-|
|Land Lot No. 59,||||||||
||Xihu|100%|30,403|60,806|-|-|-|
|Jiangcun, Hangzhou||||||||
|Caozhuang, Hangzhou|Jianggan|100%|45,709|89,644|55,350|-|34,294|
|Park Avenue, Hangzhou|Jianggan|50%|68,564|150,841|150,841|-|-|
|Zitai, Hangzhou|Jianggan|100%|46,069|110,566|110,566|-|-|
|Qinjiang New Town,||||||||
||Jianggan|100%|21,915|76,703|-|-|-|
|Hangzhou||||||||
|Vanke Dajia Qiantang||||||||
||Jianggan|50%|51,945|135,057|135,057|-|-|
|Mansion, Hangzhou||||||||
|Puyuewan, Hangzhou|Binjiang|60%|66,521|166,204|166,204|-|-|
|Xiaoshan Project,||||||||
||Xiaoshan|50%|67,425|188,790|-|-|-|
|Hangzhou||||||||
|Gongwang, Hangzhou|Fuyang|100%|517,900|208,981|-|7,370|82,489|
|Junwang A+D,||||||||
||Fuyang|20%|129,874|164,845|-|-|-|
|Hangzhou||||||||
|Junwang B+C,||||||||
||Fuyang|20%|138,233|152,231|-|-|-|
|Hangzhou||||||||
|Golden Paradise,|Xiuzhou New|100%|85,286|137,495|-|123,622|123,622|

Page 16
||||||||||
|-|-|-|-|-|-|-|-|-|
||Jiaxing|District|||||||
|||Xiuzhou New|||||||
||Golden Dream, Jiaxing||100%|80,987|144,699|-|-|-|
|||District|||||||
|Haishang Chuanqi (海上传奇), Jiaxing||Economic.|||||||
|||Development.|100%|31,945|66,904|66,904|-|-|
|||Zone|||||||
||Yunluwan, Ningbo|Jiangbei|100%|314,208|394,764|58,635|-|75,367|
||Golden City, Ningbo|Yinzhou|100%|95,242|171,425|-|92,824|171,425|
||Jinyu International,||||||||
|||Yinzhou|55%|41,080|73,940|73,940|-|-|
||Ningbo||||||||
||Legend On Midtown(金||||||||
|||Yinzhou|55%|43,752|100,630|-|-|-|
||域传奇), Ningbo||||||||
||Dream Town, Ningbo|Zhenhai|49%|226,777|491,525|93,510|138,239|138,239|
||Dream Town East,||||||||
|||Zhenhai|49%|70,795|127,431|-|-|-|
||Ningbo||||||||
||Jiangdong Mansion,||||||||
|||Jiangdong|100%|66,833|133,666|133,666|-|-|
||Ningbo||||||||
||Park Avenue, Ningbo|Gaoxin|82%|48,004|105,609|105,609|-|-|
||Longwan Golden,||||||||
|||Longwan|60%|125,219|179,733|-|90,424|90,424|
||Wenzhou||||||||
||Legend On Midtown||||||||
|||Longwan|51%|45,864|128,396|128,396|-|-|
||(金域传奇), Wenzhou||||||||
||Jinyu Zhongyang (金域||||||||
|||Ouhai|60%|53,765|144,939|144,939|-|-|
||中央), Wenzhou||||||||
||Golden Mingjun, Hefei|Shushan|50%|107,326|401,670|-|133,563|401,670|
||King Metropolis, Hefei|Shushan|50%|115,628|412,101|124,904|106,736|203,984|
||Dream Town, Hefei|Binhu|55%|107,220|375,272|96,368|116,058|116,058|
||Blue Mountain Garden,||||||||
|||Binhu|55%|165,584|463,635|118,121|-|-|
||Hefei||||||||
||Forest Park, Hefei|Luyang|100%|516,459|1,394,439|251,893|-|-|
||Dream Town, Wuhu|Jiujiang|100%|274,404|493,926|21,804|112,238|112,238|
||Haishang Chuanqi||||||||
|||Yijiang|49%|121,895|367,711|-|-|-|
||Garden, Wuhu||||||||
||Qingshan Lake Mingdi||||||||
|||Qingshan|||||||
||(青山湖名邸),||50%|97,061|133,693|-|54,648|133,076|
|||Lake|||||||
||Nanchang||||||||
||Jinse Minjun (金色名|Qingshan|||||||
||||50%|16,888|50,381|-|-|-|
||俊), Nanchang|Lake|||||||
||Dew Garden, Nanchang|Qingyunpu|50%|97,109|144,011|-|83,345|144,011|
||The Paradiso,||||||||
|||Xihu|50%|21,818|75,338|-|75,338|75,338|
||Nanchang||||||||
||Dream Town, Nanchang|Gaoxin|33%|299,708|417,362|196,366|69,435|69,435|
||Haishang Chuanqi (海||||||||
|||Gaoxin|50%|163,213|355,802|105,718|-|-|
||上传奇), Nanchang||||||||
||Cuidieyuan (粹叠园),||||||||
|||Honggutan|50%|80,120|184,276|-|-|-|
||Nanchang||||||||
||Shanghai Region||||||||
|||||16,474,463|27,635,928|6,237,450|2,641,039|7,762,390|
||subtotal||||||||
||Beijing region||||||||
||Ruyuan C1, Beijing|Haidian|50%|85,099|187,218|67,182|-|-|
||Ruyuan C3, Beijing|Haidian|50%|33,745|79,306|-|43,457|43,457|
||No. 5 Park Front||||||||
||Boutique Apartment,|Chaoyang|60%|37,917|97,044|-|-|97,044|
||Beijing||||||||
||Beijing Hills|Chaoyang|100%|55,885|155,330|-|43,276|155,330|
||The Metropolis (大都||||||||
|||Chaoyang|100%|5,329|36,465|-|27,998|36,465|
||会), Beijing||||||||
||No. 77 Beihe Yanjia (北||||||||
|||Dongcheng|100%|4,103|14,372|-|-|14,372|
||河沿甲), Beijing||||||||
||Hongshi Jiayuan (红狮||||||||
|||Fengtai|100%|59,800|180,152|-|34,143|180,152|
||家园), Beijing||||||||

Page 17
|||||||||
|-|-|-|-|-|-|-|-|
|Vanke Lan (万科||||||||
||Fengtai|100%|14,449|36,084|-|-|-|
|蓝),Beijing||||||||
|Xihuafu, Beijing|Fengtai|50%|233,209|629,170|120,986|-|-|
|Land Lots010, 014,||||||||
|015, 017, 019 Park|Tongzhou|50%|88,767|210,738|-|-|-|
|Avenue, Beijing||||||||
|Land Lot 007 Park||||||||
||Tongzhou|35%|34,657|103,971|-|-|-|
|Avenue, Beijing||||||||
|Land Lots 005, 008,||||||||
|009 Park Avenue,|Tongzhou|50%|61,717|123,434|-|-|-|
|Beijing||||||||
|Jinyu Vanke City,||||||||
||Changping|49%|178,908|485,234|-|22,116|417,142|
|Beijing||||||||
|King Metropolis,||||||||
||Changping|50%|198,007|559,214|79,719|-|192,966|
|Beijing||||||||
|Changyang Bandao,||||||||
||Fangshan|50%|437,179|853,165|256,093|156,484|423,109|
|Beijing||||||||
|Yunwan Jiayuan,||||||||
||Fangshan|50%|61,567|157,984|-|23,908|23,908|
|Beijing||||||||
|Xingfuhui (幸福汇),||||||||
||Fangshan|68%|71,912|137,777|73,156|763|35,553|
|Beijing||||||||
|New Milestone, Beijing|Fangshan|20%|77,834|142,612|82,969|59,643|59,643|
|Golden Paradise,||||||||
||Fangshan|40%|65,967|156,993|64,095|-|-|
|Beijing||||||||
|Jinyu Park (金域公园),||||||||
||Fangshan|51%|27,528|55,056|-|-|-|
|Beijing||||||||
|Changyang Tiandi (长||||||||
||Fangshan|38%|112,673|208,351|-|-|-|
|阳天地), Beijing||||||||
|Changyang Bandao,||||||||
|Central Town (长阳半|Fangshan|35%|63,950|156,384|-|-|-|
|岛‧中央城), Beijing||||||||
|Spring Dew Mansion,||||||||
||Daxing|50%|67,651|173,215|128,613|-|-|
|Beijing||||||||
|Eastern||||||||
||Daxing|50%|57,826|144,564|144,564|-|-|
|Metropolis,Beijing||||||||
|Vanke Cheng (万科橙) ,||||||||
||Daxing|50%|43,446|155,207|101,412|-|-|
|Beijing||||||||
|Shoukai Vanke Centre||||||||
|(首开万科中心),|Daxing|50%|41,092|126,996|-|-|-|
|Beijing||||||||
|Tianzhu Joying City (天||||||||
||Shunyi|56%|17,985|31,051|-|-|-|
|竺悦城), Beijing||||||||
|Baoshui District||||||||
|Project, Tianzhu,|Shunyi|97%|25,112|44,716|-|-|-|
|Beijing||||||||
|Gaoliying Project,||||||||
||Shunyi|35%|187,830|170,568|-|-|-|
|Beijing||||||||
|Huanqingcheng,|Xianghe|||||||
|||50%|130,045|221,077|-|-|-|
|Langfang|County|||||||
|Stratford, Tangshan|Lunan|100%|153,527|104,445|-|27,772|97,485|
|Windsor Castle(温莎||||||||
||Lunan|100%|47,007|47,635|24,095|-|-|
|堡), Tangshan||||||||
|King||||||||
||Lubei|60%|78,977|166,159|-|87,350|87,350|
|Metropolis,Tangshan||||||||
|The Paradiso,Tangshan|Lubei|40%|53,440|154,503|-|-|-|
||Fenghuang|||||||
|New Milestone, Tianjin||48%|88,848|264,659|-|-|-|
||New City|||||||
|Holiday Views (假日风||||||||
||Haigang|48%|75,526|188,816|-|105,753|105,753|
|景), Qinhuangdao||||||||
|Beidaihe Town (北戴河||||||||
||Beidaihe|50%|238,561|278,286|48,403|-|-|
|小镇), Qinhuangdao||||||||
|Waterfront, Tianjin|Dongli|100%|2,708,886|1,763,059|30,426|45,731|898,212|
|A Glamorous City,||||||||
||Dongli|100%|176,773|258,579|-|25,521|251,881|
|Tianjin||||||||

Page 18
|||||||||
|-|-|-|-|-|-|-|-|
|New Milestone, Tianjin|Dongli|51%|136,524|206,863|-|52,466|206,863|
|Jinse Yazhu (金色雅||||||||
||Dongli|49%|90,792|173,937|-|20,853|173,937|
|筑), Tianjin||||||||
|King Metropolis,Tianjin|Dongli|51%|221,217|360,069|28,419|-|-|
|Holiday Dew Garden,||||||||
||Xiqing|100%|229,201|343,101|19,274|94,130|306,702|
|Tianjin||||||||
|Jin’ao International,||||||||
||Xiqing|100%|58,577|160,080|-|71,234|160,080|
|Tianjin||||||||
|Wonderland,Tianjin|Xiqing|51%|409,701|502,892|69,971|-|-|
||Development|||||||
|Binhai Modern, Tianjin||100%|6,538|43,473|-|-|-|
||District|||||||
||Development|||||||
|Park Residence, Tianjin||60%|32,270|48,709|-|-|25,424|
||District|||||||
|Harbor (海港城),|Binhai New|||||||
|||51%|149,483|372,910|116,221|54,836|152,251|
|Tianjin|District|||||||
||Binhai New|||||||
|Jinlu (锦庐), Tianjin||95%|90,604|127,095|64,779|-|47,355|
||District|||||||
||Binhai New|||||||
|East Coast, Tianjin||51%|255,311|377,516|-|-|-|
||District|||||||
|Jinyu|Binhai New|||||||
|||51%|108,389|189,160|39,637|-|-|
|Internationl,Tianjin|District|||||||
|Shilinyuan (仕林苑),||||||||
||Jinnan|40%|63,582|114,474|-|25,251|25,251|
|Tianjin||||||||
|Park Residence,||||||||
|Meijiang (梅江柏翠园),|Hexi|80%|62,205|124,410|-|-|-|
|Tianjin||||||||
|Dream Town, Shenyang|Heping|49%|361,320|868,373|-|73,225|783,358|
|Rotterdam , Shenyang|Heping|100%|120,333|360,999|55,894|67,084|67,084|
||Hunnan New|||||||
|The Paradiso, Shenyang||100%|226,356|601,439|87,489|106,843|414,396|
||District|||||||
|Tomorrow City,|Hunnan New|||||||
|||70%|199,319|597,957|79,335|89,725|89,725|
|Shenyang|District|||||||
|Park Residence,||||||||
||Shenhe|55%|83,229|290,681|-|14,775|121,872|
|Shenyang||||||||
|Chunheli, Shenyang|Shenhe|82%|81,378|431,232|43,374|19,643|76,484|
|Whistler (惠斯勒小镇),||||||||
||Dongling|70%|285,599|286,141|-|60,703|60,703|
|Shenyang||||||||
|Blue Mountain ,||||||||
||Dadong|60%|78,367|235,102|-|102,224|235,102|
|Shenyang||||||||
|Spring Dew Mansion||||||||
|(Long Mansion),|Tiexi|70%|66,547|178,598|-|85,420|85,420|
|Shenyang||||||||
|Spring Dew Mansion||||||||
|(Run Mansion) ,|Tiexi|100%|57,030|150,315|-|-|-|
|Shenyang||||||||
|Lakeside Grand View||||||||
|(香湖盛景) North,|Yuhong|49%|190,156|342,360|85,780|31,050|92,046|
|Shenyang||||||||
|Lakeside Grand View||||||||
|(香湖盛景) South,|Yuhong|51%|135,464|304,520|-|-|8,816|
|Shenyang||||||||
|Park Avenue, Shenyang|Yuhong|100%|169,774|407,374|134,642|-|-|
|Holiday Views,||||||||
||Huanggu|100%|200,000|475,936|-|-|-|
|Shenyang||||||||
||Development|||||||
|The Paradiso, Fushun||100%|300,150|1,034,003|-|68,840|113,279|
||District|||||||
|Jinyu International(金||||||||
||Shuncheng|100%|72,560|316,582|101,429|-|-|
|域国际), Fushun||||||||
|Yinkou Habor(营口海||||||||
||Bayujuan|100%|138,990|399,449|73,888|-|-|
|港城), Shenyang||||||||
|Whistler Town, Anshan|Tiedong|100%|422,171|713,400|63,539|74,591|263,494|
|Dream Town, Anshan|Gaoxin|100%|167,664|375,002|-|109,286|316,813|
|Jinyu Internationl,||||||||
||Tiexi|51%|225,715|677,000|67,520|-|-|
|Anshan||||||||

Page 19
|||||||||
|-|-|-|-|-|-|-|-|
|Ravine Village, Dalian|Ganjingzi|100%|363,716|380,922|-|32,174|380,922|
|A Glamorous City,||||||||
||Ganjingzi|100%|218,498|443,186|-|65,628|443,186|
|Dalian||||||||
|Spring Dew Mansion,,||||||||
||Ganjingzi|100%|118,506|229,822|49,319|-|-|
|Dalian||||||||
|Xishan Project, Dalian|Ganjingzi|55%|90,404|91,308|-|-|-|
|Blue Mountain, Dalian|Ganjingzi|100%|125,100|214,470|134,095|-|-|
|Dalianmen Project,||||||||
||Ganjingzi|100%|19,131|37,627|-|-|-|
|Dalian||||||||
||Puwan New|||||||
|Habor, Dalian||55%|581,172|968,300|27,886|101,621|101,621|
||District|||||||
||High-Tech|||||||
|Cherry Blossom||||||||
||Industrial|71%|192,248|363,349|-|-|-|
|Garden, Dalian||||||||
||Zone|||||||
|Dream Town, Dalian|Jinzhou|100%|284,806|620,607|145,390|-|-|
|Chenghua East Project,||||||||
||Shahekou|100%|35,757|64,260|-|-|-|
|Dalian||||||||
|Blue Mountain,||||||||
||Erdao|100%|228,670|501,678|50,555|131,541|266,931|
|Changchun||||||||
|Whistler Town (惠斯勒||||||||
||Jingyue|50%|399,715|484,714|68,672|31,803|111,629|
|小镇), Changchun||||||||
|Dream Town,||||||||
||Jingyue|51%|350,965|1,068,964|100,022|124,574|124,574|
|Changchun||||||||
|Park Residence,||||||||
||Chaoyang|100%|267,981|503,349|7,174|53,553|165,142|
|Changchun||||||||
|Scupture Park Project,||||||||
||Nanguan|50%|121,109|343,058|45,291|-|-|
|Changchun||||||||
|Dream Town, Jinlin|Gaoxin|65%|728,139|2,001,721|112,811|148,898|427,316|
|Songhua Lake Project,||||||||
||Fengman|100%|531,598|681,890|-|-|-|
|Jinlin||||||||
|A Glamorous City,||||||||
||Chengyang|80%|200,289|341,136|-|-|341,136|
|Qingdao||||||||
|City Garden, Qingdao|Chengyang|80%|130,873|231,482|-|48,904|231,482|
|Rose Lane (玫瑰里),||||||||
||Chengyang|51%|340,069|540,307|171,210|-|-|
|Qingdao||||||||
|Chunyang Garden (春||||||||
||Chengyang|51%|86,493|183,142|68,262|-|-|
|阳花园), Qingdao||||||||
|Taohuayuan (桃花源) ,||||||||
||Chengyang|80%|129,032|230,194|-|-|-|
|Qingdao||||||||
|Aureate City,Qingdao|Shibei|100%|61,873|173,945|-|-|173,945|
|Dream Town, Qingdao|Shibei|55%|154,607|392,904|87,705|112,311|229,093|
|Vanke Centre, Fuzhou||||||||
||Shibei|100%|38,775|123,703|123,703|-|-|
|Road, Qingdao||||||||
|Vanke Centre,||||||||
|Shandong Road,|Shibei|70%|18,646|70,486|70,486|-|-|
|Qingdao||||||||
|Blue Mountain,Qingdao|Shibei|100%|68,153|208,462|17,778|67,805|145,712|
|Zitai, Qingdao|Shibei|100%|68,562|204,603|-|-|-|
|Ecological||||||||
||Licang|100%|141,346|261,571|-|247,960|247,960|
|Town, Qingdao||||||||
|Qingdao Town|Huangdao|34%|933,293|702,304|-|63,255|63,255|
|Dongjun, Qingdao|Jimo|55%|196,446|430,183|17,010|-|-|
|Dream Town, Pingdu,||||||||
||Pingdu|51%|59,308|197,931|25,771|-|-|
|Qingdao||||||||
|Pingdu New City,||||||||
||Pingdu|51%|75,701|97,496|-|-|-|
|Qingdao||||||||
|Haiyuntai, Yantai|Zhifu|100%|311,614|444,000|-|47,840|113,986|
|Holiday Views, Yantai|Fushan|70%|190,281|362,813|-|74,438|153,787|
|Holiday Dew Garden,||||||||
||Fushan|70%|65,733|152,466|-|-|-|
|Yantai||||||||

Page 20
|||||||||
|-|-|-|-|-|-|-|-|
|Yulongshan (御龙山),||||||||
||Zhifu|51%|341,943|615,200|106,278|-|-|
|Yantai||||||||
||Development|||||||
|Dream Town,Yantai||51%|241,167|627,813|87,713|-|-|
||District|||||||
|Jiyu International(金域||||||||
||Gaoxin|63%|127,759|408,346|116,976|-|-|
|国际), Jinan||||||||
|Dream Town, Jinan|Lixia|50%|191,418|478,545|138,390|-|-|
|New Milestone,Jinan|Licheng|100%|113,132|316,728|-|-|-|
|Zitai, Taiyuan|Yingze|51%|95,687|334,330|85,072|136,224|136,224|
|Jinyu Internationl,||||||||
||Wanbolin|100%|49,407|169,679|-|169,679|169,679|
|Taiyuan||||||||
|Blue Mountain, Taiyuan|Wanbolin|51%|198,392|693,540|48,425|-|-|
|Transportation||||||||
|Company Land Lot (公|Wanbolin|100%|37,060|177,415|-|-|-|
|交公司地块) , Taiyuan||||||||
|Spring Dew Mansion,||||||||
||Yuci|51%|218,143|476,596|109,824|105,910|105,910|
|Jinzhong||||||||
|Beijing Region subtotal|||21,241,967|39,897,286|4,368,722|3,690,212|11,079,767|
|Chengdu Region||||||||
|A Glamorous City,||||||||
||Chenghua|60%|308,501|761,258|-|96,773|712,816|
|Chengdu||||||||
|Vanke Diamond Plaza,||||||||
||Chenghua|85%|15,404|92,422|-|-|-|
|Chengdu||||||||
|Vanke Huamao Plaza,||||||||
||Chenghua|51%|29,720|214,137|207,600|-|-|
|Chengdu||||||||
|Jinse Yuefu Music||||||||
|Plaza,||||||||
||Chenghua|60%|152,852|759,036|304,088|-|-|
|(金色乐府音乐广场),||||||||
|Chengdu.||||||||
|Jinyu Xiling (金域西||||||||
||Jinniu|60%|79,331|361,100|-|92,620|361,100|
|岭), Chengdu||||||||
|Golden Domain,||||||||
||Qingyang|100%|49,628|244,459|-|118,673|190,524|
|Chengdu||||||||
|Jinrun Huafu, Chengdu|Jinjiang|100%|52,895|267,928|-|119,942|236,427|
|Golden Hairong,||||||||
||Wuhou|49%|54,970|234,125|-|-|141,161|
|Chengdu||||||||
|Wulong Mountain||||||||
||Xindu|100%|345,168|356,503|35,820|130,793|251,541|
|Garden, Chengdu||||||||
|Jinyu Tixiang,Chengdu|Xindu|100%|111,166|331,161|146,209|-|-|
|Jinyu Mingdi||||||||
||Gaoxin|50%|48,345|145,034|59,774|-|-|
|(金域名邸), Chengdu||||||||
|No. 5 Park Front||||||||
|Boutique Apartment,|Gaoxin|50%|87,822|263,464|30,483|-|-|
|Chengdu||||||||
|Golden City,Chengdu|Longquanyi|55%|72,102|288,410|202,758|-|-|
|Aureate City,Chengdu|Longquanyi|55%|47,245|141,642|141,642|-|-|
|Haiyue Huicheng,||||||||
||Shuangliu|90%|104,307|524,843|-|143,609|206,007|
|Chengdu||||||||
|Jinrun Huafu,||||||||
||Gaoping|60%|182,012|518,004|48,855|2,732|2,732|
|Nanchong||||||||
|King Metropolis,||||||||
||Wuchang|100%|59,790|191,300|-|34,701|140,020|
|Wuhan||||||||
|Hanyang International,||||||||
||Hanyang|70%|166,817|568,974|99,813|104,983|104,983|
|Wuhan||||||||
|Dream Town, Wuhan|Jianghan|100%|65,901|299,337|-|90,973|231,798|
|Huanzi Lake Project,||||||||
||Jianghan|100%|7,388|36,683|32,684|-|-|
|Wuhan||||||||
|Hankou Chuanqi||||||||
||Jianghan|50%|42,385|228,430|228,430|-|-|
|(汉口传奇), Wuhan||||||||
||East Lake High-|||||||
||Tech|||||||
|Stratford, Wuhan||100%|230,894|349,607|-|161,401|349,607|
||Development|||||||
||Zone|||||||

Page 21
|||||||||
|-|-|-|-|-|-|-|-|
|Liantou Vanke|East Lake High-|||||||
||Tech|||||||
|Ecological Town,||50%|199,709|299,563|-|-|-|
||Development|||||||
|Wuhan||||||||
||Zone|||||||
||East Lake High-|||||||
|Luxuriant Scenery (城|Tech|||||||
|||50%|89,665|409,600|156,049|-|-|
|花璟苑) ,Wuhan|Development|||||||
||Zone|||||||
||East Lake High-|||||||
|Jiayuan (嘉园), Wuhan|Tech|||||||
|||50%|67,259|324,100|-|-|-|
||Development|||||||
||Zone|||||||
||East Lake High-|||||||
||Tech|||||||
|Jincheng (锦程), Wuhan||100%|38,286|202,620|-|-|-|
||Development|||||||
||Zone|||||||
||Economic and|||||||
||Technological|||||||
|The Paradiso, Wuhan||100%|213,440|533,600|246,384|87,072|229,368|
||Development|||||||
||Zone|||||||
|Golden City, Wuhan|Hongshan|100%|273,850|896,484|200,540|394,393|446,823|
|Changzheng Village||||||||
||Hongshan|100%|282,235|871,721|108,964|-|-|
|Project, Wuhan||||||||
|Chongqing Youcheng||||||||
||Yubei|51%|229,581|344,372|-|23,022|328,210|
|Ecological Garden||||||||
|Jincheng (锦程),||||||||
||Yuzhong|100%|105,406|533,486|-|395,325|533,486|
|Chongqing||||||||
|Wonder Town,|Northern New|||||||
|||100%|41,448|145,067|-|-|145,067|
|Chongqing|District|||||||
|Palace of Pleasure,|Northern New|||||||
|||100%|137,996|376,737|-|151,884|215,449|
|Chongqing|District|||||||
|Dream Town,|Northern New|||||||
|||55%|278,167|647,378|286,838|-|-|
|Chongqing|District|||||||
|Yuewan, Chongqing|Jiangbei|45%|435,499|649,158|215,193|-|-|
|Gailanxi, Chongqing|Jiangbei|100%|129,535|652,785|-|-|-|
|Ertang Project,||||||||
||Nan’an|49%|241,314|845,611|-|-|-|
|Chongqing||||||||
|Joying Gold,||||||||
||Shapingbei|80%|175,000|700,000|331,677|-|-|
|Chongqing||||||||
|Vanke Xijiu (万科西||||||||
||Jiulongpo|50%|26,515|145,688|69,481|-|-|
|九), Chongqing||||||||
|Vanke Xicheng (万科西||||||||
||Jiulongpo|100%|60,276|271,207|142,921|-|-|
|城), Chongqing||||||||
|Jinyu Qujiang (金域曲|Qujiang New|||||||
|||55%|152,667|390,176|4,768|164,140|332,249|
|江), Xi’an|District|||||||
|Land Lot 7#Dream||||||||
||Chang’an|85%|186,849|619,806|5,429|193,426|293,752|
|Town, Xi’an||||||||
|Land Lot 3#Dream|Chang’an|||||||
|||60%|113,231|352,802|61,329|-|-|
|Town, Xi’an||||||||
|Land Lot 8#Dream|Chang’an|||||||
|||100%|172,666|504,464|-|-|-|
|Town, Xi’an||||||||
|King Metropolis, Xi’an|Weiyang|51%|106,667|372,461|77,233|-|-|
|Daminggong Project,||||||||
||Weiyang|70%|69,052|221,603|-|-|-|
|Xi’an.||||||||
|Joying Gold, Xi’an|Lianhu|80%|193,571|664,643|92,146|-|-|
|Joying Gold DK1,||||||||
||Lianhu|100%|36,708|146,831|-|-|-|
|Xi’an||||||||
|Jiyu International,Xi’an|Gaoxin|100%|23,831|150,132|-|-|-|
||Chanba|||||||
|Eastern||||||||
||Ecological|100%|175,387|686,388|-|-|-|
|Metropolis,Xi’an||||||||
||District|||||||
|Vanke Meijing||||||||
|Longmen Longtang,|Guancheng|51%|79,457|351,529|134,224|-|-|
|Zhengzhou||||||||
|Meiming Science and||||||||
|Technology Industrial|Gaoxin|51%|130,818|457,863|-|-|-|
|Park (美铭科技产业||||||||

Page 22
|||||||||
|-|-|-|-|-|-|-|-|
|园), Zhengzhou||||||||
|Vanke Meijing Dream||||||||
||Gaoxin|51%|190,319|542,359|188,887|-|-|
|Town, Zhengzhou||||||||
|Vanke Meijing||||||||
||Aviation Port|||||||
|Glamorous City,||51%|182,560|468,407|-|-|-|
||Area|||||||
|Zhengzhou||||||||
|King Metropolis,||||||||
||Xiaohe|51%|351,800|581,217|-|-|255,392|
|Guiyang||||||||
|Metropolis(大都会),||||||||
||Xiaohe|51%|181,235|761,187|138,181|-|-|
|Guiyang||||||||
|Nimble Bay, Guiyang|Yunyan|100%|81,246|200,705|43,245|-|7,802|
|Joy City(悦城)，||||||||
||Yunyan|51%|85,341|262,728|85,262|-|-|
|Guiyang||||||||
|Dream Town, Guiyang|Yunyan|30%|348,117|910,910|347,884|-|-|
|No. 5 Park Front||||||||
|Boutique|Yunyan|70%|10,927|98,132|26,646|-|-|
|Apartment,Guiyang||||||||
|Dew Garden (润园),||||||||
||Panlong|100%|192,104|247,394|40,097|72,502|75,887|
|Baisha, Kunming||||||||
|Yunshangcheng,||||||||
||Wuhua|23%|34,293|177,468|-|12,772|12,772|
|Kunming||||||||
|Respecte Chateau (金色||||||||
||Gaoxin|67%|105,484|423,175|63,430|39,416|150,270|
|领域), Kunming||||||||
|A Glamorous||||||||
||Guandu|55%|417,919|1,662,861|343,747|-|-|
|City,Kunming||||||||
|Park Avenue, Kunming|Guandu|50%|290,724|580,438|-|-|-|
|King Metropolis,||||||||
||Xinshi|82%|77,425|245,780|106,771|115,004|115,004|
|Urumqi||||||||
||Urumqi|||||||
|||100%|32,298|14,900|5,018|-|-|
|Nanshan Villa, Urumqi|County|||||||
|Jinyu International,||||||||
||Shayibake|100%|24,150|60,376|60,376|-|-|
|Urumqi||||||||
|Jinyu Tixiang, Urumqi|Shayibake|100%|20,078|50,196|-|-|-|
|Rancho Santa||||||||
||Shayibake|60%|204,628|204,628|148,761|-|-|
|Fe,Urumqi||||||||
|Central Park, Urumqi|Shuimogou|100%|80,698|201,745|-|-|-|
|Chengdu Region subtotal|||9,692,074|28,640,338|5,269,637|2,746,156|6,070,247|
|Total|||66,012,793|135,424,217|21,306,918|13,032,016|34,802,555|

 3. Major Suppliers and Customers
(1) The aggregate purchase amount from theCompany’s five largest suppliers as a percentage of total purchase during the year
In 2013, the Company continued to expand the scope of sourcing and deepen relationship with its partners to further increase the proportion of centralised procurement and strategic collaborations, with an aim to achieve economic benefits of bulk purchase.During the year under review,the aggregate purchase amount from theCompany’s five largest material and equipment suppliers was RMB2.91billion, representing an increase of9.12% from that of 2012 and accounting for2.86% of the total purchase for the year, which was 0.75 percentage point lower than that of2012’s.
(2) The aggregate revenue from theCompany’s five largest customers as a percentage of total revenue during the year
TheCompany’s product is commodity housing. The majority of theCompany’s customers are individual homebuyers making up a vast and diversified customer base. Only certain projects constructed for the government or a small number of group purchase transactions generated a relatively high sales amount. Revenue from the five largest customers in 2013 amounted to approximately RMB2.82 billion, accounting for2.08% of theCompany’s total revenue of 2013.
4．Financial Status of the Company
During the year under review, theCompany’s operations remained stable and its financial position was sound.
Page 23
Unit：RMB’000
|||||||||
|-|-|-|-|-|-|-|-|
|Item|31-Dec-13|31-Dec-12||Change (+/-)||Reasons for changes||
|Total Assets|479,474,818|379,094,856||26.48%||Expansion of the operational scale.||
|Cash and cash equivalents|43,004,149|51,120,224||-15.88%||Increase in expenditure forconstructure and acquisition ofprojects.||
|Inventories|329,731,930|253,622,152||30.01%||Increase in newly added projects andprojects under development||
|Investment proporties|6,366,655|1,714,136||371.42%||Increase in investment oncommercial property.||
|Trade and other payables|287,930,076|215,529,570||33.59%||Increase in pre-sales andpayablesdue to the constructors.||
|Equity attributable to equity shareholdersof the Company|76,895,983|63,825,554||20.48%||Increase in net profit||
|Item|Year 2013|Year 2012||Change (+/-)||Reasons for changes||
|Revenue|127,453,765|96,859,914||31.59%||Increase in booked sales||
|Cost of sales|92,814,352|65,454,228||41.80%||Increase in booked sales||
|Profit before taxation|27,847,233|25,697,537||8.36%||Increase in operating profit||
|Income tax|9,549,684|10,034,949||-4.84%||Decrease in gross profit||
|Profit attributable to equity shareholdersof the Company|15,118,549|12,551,182||20.45%||Increase in profit before taxes||
|Item|Year 2013|Year 2012||Change (+/-)||Reasons for changes||
|Gearing ratio|78.01%|78.32%||-0.31%||Increasse in pre-sales||
|Current ratio|1.34|1.40||-0.06||Increase in receipts in advance||
|Quick ratio|0.34|0.41||-0.07||Increase in receipts in advance||
|Equity ratio|22.00%|21.68%||0.32%||Increase in collaborative projects||
|Accounts receivable turnover (Day)|6.69|6.21||0.48||Increase in booked sales||
|Inventory turnover (Day)|1,147|1,293||-146||Increase in inventory turnover||
|Item|31-Dec-13||31-Dec-12||Change (+/-)||Reasons for changes|
|Total Assets|479,474,818||379,094,856||26.48%||Expansion of the operationalscale.|
|Cash and cash equivalents|43,004,149||51,120,224||-15.88%||Increase in expenditure forconstructure and acquisition ofprojects.|
|Inventories|329,731,930||253,622,152||30.01%||Increase in newly addedprojects and projects underdevelopment|
|Investment proporties|6,366,655||1,714,136||371.42%||Increase in investment oncommercial property.|
|Trade and other payables|287,930,076||215,529,570||33.59%||Increase in pre-sales andpayablesdue to theconstructors.|
|Equity attributable to equity shareholdersof the Company|76,895,983||63,825,554||20.48%||Increase in net profit|
|Item|Year 2013||Year 2012||Change (+/-)||Reasons for changes|
|Revenue|127,453,765||96,859,914||31.59%||Increase in booked sales|
|Cost of sales|92,814,352||65,454,228||41.80%||Increase in booked sales|
|Profit before taxation|27,847,233||25,697,537||8.36%||Increase in operating profit|
|Income tax|9,549,684||10,034,949||-4.84%||Decrease in gross profit|
|Profit attributable to equity shareholdersof the Company|15,118,549||12,551,182||20.45%||Increase in profit before taxes|
|Item|Year 2013||Year 2012||Change (+/-)||Reasons for changes|
|Gearing ratio|78.01%||78.32%||-0.31%||Increasse in pre-sales|
|Current ratio|1.34||1.40||-0.06||Increase in receipts in advance|
|Quick ratio|0.34||0.41||-0.07||Increase in receipts in advance|
|Equity ratio|22.00%||21.68%||0.32%||Increase in collaborativeprojects|

Page 24
||||||
|-|-|-|-|-|
|Accounts receivable turnover (Day)|6.69|6.21|0.48|Increase in booked sales|
|Inventory turnover (Day)|1,147|1,293|-146|Increase in inventory turnover|

 5. Investment of the Company
(1) Use of proceeds from the capital market
Public issue of A Shares in 2007
Having obtained the approval from the relevant authorities, the Company issued a prospectus regarding thepublic issue of A shares on 22 August 2007. The Company issued 317,158,261 shares (par value: RMB1 pershare) at an issue price of RMB31.53 per share, raising proceeds of RMB9,999,999,969.33. After deductingissuing expenses of RMB63,398,268.11, the net proceeds amounted to RMB9,936,601,701.22 and were received on 30 August 2007. Shenzhen Nanfang-Minhe CPA Firm Co., Ltd(深圳南方民和会计师事务所) had prepared and filed a capital verification report (Shen Nan Yan Zi (2007) No. 155).
The aforesaid proceeds were used to invest in 11 projects. Details on the investment amount, investment gain, development progress of the projects as of 31 December 2013 are as follows:
Unit:RMB’000
||||||||||
|-|-|-|-|-|-|-|-|-|
|Total amount of proceeds raised, net|9,936,600|||Funds used for investment during theyear|||2,300||
|Total amount of proceeds withchanged usage|0|||Total accumulated funds used|||9,833,800||
|Percentage of total proceeds withchanged usage|0%||||||||
|Investment projects|Is thereanychangeinproject|Amount offundsplannedfor use|Fundsused forinvestmentduring theyear|Accumulatedfunds used|Progressofapplicationof funds|Accumulatedrealizedincome|Does itachieveestimatedincome|Is theresignificantchange infeasibility|
|Everest Town (former Science City H3Project), Guangzhou|No|600,000||600,000|100%|145,110|Yes|No|
|The Paradiso (former JinshazhouProject), Guangzhou|No|800,000||800,000|100%|1,027,800|Yes|No|
|The Dream Town (former NanzhuangProject), Foshan|No|900,000||900,000|100%|525,630|Yes|No|
|Zhuhai Hotel Project, XiangzhouDistrict, Zhuhai|No|650,000||650,000|100%|884,230|Yes|No|
|West Spring Butterfly Garden (formerJiangcun Project), Hangzhou|No|700,000||700,000|100%|1,820,520|Yes|No|
|Liangzhu Project, Yuhang District,Hangzhou|No|1,700,000||1,700,000|100%|944,360|Yes|No|
|Golden Town Project, YinzhouDistrict, Ningbo|No|1,636,600||1,636,600|100%|880,480|Yes|No|
|Wujiefang, Pudong, Shanghai|No|1,200,000||1,200,000|100%|229,230|Yes|No|
|Jinse Yazhu (former Zhonglin Project),Shanghai|No|700,000||700,000|100%|272,810|Yes|No|
|Anpin Street Project, Baixia District,Nanjing|No|650,000|2,300|547,200|84%|-|Yes|No|
|Stratford (former Huangjiayu Project),Nanjing|No|400,000||400,000|100%|52,300|No|No|
|Total|No|9,936,600|2,300|9,833,800|99%|6,782,470|-|No|
|Remarks on delay and failure toachieve estimated income (by project)|(1)Nanjing Anpin Street Project was not able to commence construction according to schedule,as the government was making adjustment to its planning to preserve the city’s heritage. Therelevant planning has now been approved. The overall development plan of the project wasadjusted accordingly.(2) Stratford Project in Nanjing was basically sold out, with properties delivered in 2010.Accumulative net margin amounted to 8.68%. The project had achieved brand effect but theincome generated from the project did not reach the estimated level stated in the prospectus.The income of other projects financed by the raised proceeds exceeded or is expected to exceedthe estimated level. The overall return from the projects financed by the raised proceeds will behigher than the estimated level stated in the prospectus.||||||||

Page 25
|||
|-|-|
|Remarks on reasons and proceduresfor changes (by project)|No changes|
|Application of the balance of theproceeds|As of 31 December 2013, the Company had applied RMB9,833.80 millionof the proceeds inaccordance with the prospectus. The amount represented 98.97% of the net proceeds ofRMB9,936.60 million. The balance of the proceeds of RMB102.80 millionwill be applied inaccordance with the progress of project development.|

(2) Use of capital not from the capital market
A. Equity investment
During the year under review, theCompany’s new additional investment amounted to RMB12,401million, which were used as follows:
1) During the year under review, the Company promoted and established 28 new subsidiaries, each withregistered capital of over RMB30 million, and actual investment had been made. The details are as follows:
|||||||
|-|-|-|-|-|-|
|No.|Name of the newly established company|Currency|Registeredcapital|Actual investmentby Vanke(RMB)|Scope of business|
|1|Shanghai Wanjiu Luhe Property Co., Ltd.上海万九绿合置业有限公司|RMB|1,800,000,000.00|918,000,000.00|Property development|
|2|Wenzhou Vanke Zhongliang Property Co., Ltd.温州万科中梁置业有限公司|RMB|500,000,000.00|300,000,000.00|Property development|
|3|Changzhou Vanke Real Estate Co., Ltd.常州万科房地产有限公司|RMB|500,000,000.00|500,000,000.00|Property development|
|4|Hangzhou Wanzhou Property Co., Ltd.杭州万洲置业有限公司|RMB|450,000,000.00|228,357,823.57|Property development|
|5|Qingdao Vanke Real Estate Development and ConstructionCo., Ltd.青岛万科房地产开发建设有限公司|RMB|430,000,000.00|219,300,000.00|Property development|
|6|Qingdao Vanke YinShengtai Property Co., Ltd.青岛万科银盛泰置业有限公司|RMB|380,000,000.00|304,000,000.00|Property development andinterior decoration works|
|7|Beijing Shoukai Vanke Property Co., Ltd.北京首开万科置业有限公司|RMB|360,000,000.00|36,000,000.00|Property development|
|8|Nanning Vanke City Real Estate Co., Ltd.南宁市万科城房地产有限公司|RMB|200,000,000.00|200,000,000.00|Property development|
|9|Nanning Wanrong Real Estate Co., Ltd.南宁市万荣房地产有限公司|RMB|200,000,000.00|200,000,000.00|Property development|
|10|Hangzhou Wanjue Property Co., Ltd.杭州万爵置业有限公司|RMB|200,000,000.00|200,000,000.00|Property development|
|11|Suzhou Wanjin Real Estate Co., Ltd.苏州万金房地产有限公司|RMB|200,000,000.00|102,000,000.00|Property development|
|12|Qingdao Xinduxin Property Co., Ltd.青岛新都心置业有限公司|USD|164,000,000.00|1,008,962,600.00|Property development|
|13|Hangzhou WanTing Property Co., Ltd.杭州万霆置业有限公司|RMB|150,000,000.00|90,000,000.00|Property development|
|14|Jiaxing Wanlian Real Estate Development Co., Ltd.嘉兴万联房地产开发有限公司|RMB|150,000,000.00|150,000,000.00|Property development|
|15|Ningbo Wanjiang Property Co., Ltd.宁波万江置业有限公司|USD|137,000,000.00|491,073,284.00|Property development|
|16|Quanzhou Vanke Beifeng Real Estate Co., Ltd.泉州市万科北峰房地产有限公司|RMB|120,000,000.00|72,000,000.00|Property development|
|17|Nanning Vanke Investment Co., Ltd.南宁市万科投资有限公司|RMB|120,000,000.00|120,000,000.00|Property investment|
|18|Zhengzhou Vanke Meijing Real Estate Development Co., Ltd.郑州万科美景房地产开发有限责任公司|RMB|100,000,000.00|51,000,000.00|Property development|
|19|Nanning Vanke Wuxiang Real Estate Co., Ltd.南宁市万科五象房地产有限公司|RMB|100,000,000.00|100,000,000.00|Property development|
|20|Shanghai Wanzhijiang Real Estate Development Co., Ltd.上海万之江房地产开发有限公司|RMB|100,000,000.00|90,000,000.00|Property development|
|21|Ningbo Wanqi Property Co., Ltd.宁波万启置业有限公司|USD|76,000,000.00|226,432,195.00|Property development|

Page 26
|||||||
|-|-|-|-|-|-|
|22|Beijing Tianzhu Vanke Property Co., Ltd.北京天竺万科置业有限公司|RMB|70,000,000.00|20,370,000.00|Property development|
|23|Beijing Shoukai VankeHetai Property Co., Ltd.北京首开万科和泰置业有限公司|RMB|68,000,000.00|34,000,000.00|Property development|
|24|Chongqing Forest River Garden Property Co., Ltd.重庆林畔花园置业有限公司|USD|64,288,000.00|60,025,841.21|Property development|
|25|Qingdao Vanke YinShengtai Investment Co., Ltd.青岛万科银盛泰投资有限公司|RMB|50,000,000.00|35,000,000.00|Property development, salesand property management|
|26|Ningbo Wanming Property Co., Ltd.宁波万明置业有限公司|RMB|50,000,000.00|40,860,000.00|Property development|
|27|Boshang Asset Management Co., Ltd.博商资产管理有限公司|RMB|50,000,000.00|50,000,000.00|Asset management andinvestment management|
|28|Changsha Vanke Xibu Property Co., Ltd长沙市万科西部置业有限公司|RMB|30,000,000.00|30,000,000.00|Property development|
|Total||5,877,381,743.78||||

In addition, the Company had established another 92new companies, with a total investment amount of RMB413 million.
2) The major companies that the Company acquired during the year under review are as follows:
A. On 18March 2013, the Company acquired100% equity interests of Beijing Kaide Xinming Real Estate Development Co., Ltd. for a cash consideration of RMB502 million.
B. On 1January 2013, the Company acquired60% equity interests in Shenzhen Shangmo Development Co., Ltd.for a cash consideration of RMB465 million.
C. On 18January 2013, the Company acquired80% equity interests in Changsha Vanke Universal Village Property Co., Ltd. for a cash consideration of RMB347 million. Changsha Vanke Universal Village Property Co., Ltd. holds100% equity interests in Hunan Xiangcheng Yibai Land Co., Ltd. and Changsha Jingtou Yintai Property Management Co., Ltd.
D. On 1 April 2013, the Company acquired51% equity interests in Hunan Baihui InvestmentCo., Ltd. for a cash consideration of RMB315 million.
E. On 18September 2013, the Company acquired83% equity interests in Guangzhou Rongda Household Appliances Co., Ltd. for a cash consideration of RMB253 million.
F. On 25 January 2013, the Company acquired51% equity interests in Beijing Jingtou Yangguang RealEstate Development Co., Ltd. for a cash consideration of RMB136 million.
G. On28January 2013, the Company acquired100% equity interests in Henan Meijing Zhizhou Real Estate Development Co., Ltd. for a cash consideration of RMB100 million.
During the year under review, the Company acquired another 20companies for a total consideration of RMB435million.
3) During the year under review, the Company increased the capital of 17 subsidiaries by RMB3,438million， among which, RMB1,200 million was for Zhejiang Zhenan Vanke Real Estate Co., Ltd.(浙江浙南万科房地产有限公司), RMB281 million for Hangzhou Wanhong Property Co., Ltd.(杭州万泓置业有限公司), USD89 million for Vanke Properties (Hong Kong) Co., Ltd.(万科置业地产（香港）有限公司), RMB250 million for Zhejiang Shudou Investment Management Co., Ltd.(浙江墅都投资管理有限公司), RMB230 million for Nanjing Railway Station East Property Co., Ltd.(南京站东置业有限公司), RMB230 million for Nanjing Wanrong Property Co.,
Ltd.(南京万融置业有限公司), RMB230 million for Tianjin Wanshang Real Estate Investment Co., Ltd.(天津万
商地产投资有限公司), RMB174 million for Shanghai Wanrong Property Co., Ltd.(上海万茸置业有限公司)
and RMB292 million for other subsidiaries
Page 27
B. Project investments
During the year under review, the Company acquired 104 new development projects, with a site area attributable toVanke’s equity holding of approximately 7,570,000 sq m, representing aplanned GFA of approximately 21,480,000 sq m.
Unit: sq m
||||||||||
|-|-|-|-|-|-|-|-|-|
|No.|City|Project|Location|% ofshareholding|Site area(sq m)|PlannedGFA(sq m)|GFAattributableto Vanke’sequityholding(sq m)|Progress|
|1|Shenzhen|Liuxiandong(留仙洞)|Nanshan|100%|394,044|1,335,510|1,335,510|Pre-construction|
|2|Shenzhen|Bayifu (八意府),|Longgang|100%|28,894|115,040|115,040|Underconstruction|
|3|Dongguan|Vanke Centre|Guancheng|55%|53,887|215,547|118,551|Underconstruction|
|4|Dongguan|SonghuChuanqi (松湖传奇)|Liaobu Town|100%|68,431|150,548|150,548|Underconstruction|
|5|Dongguan|Jinyu Huating|Guancheng|55%|9,185|29,393|16,166|Underconstruction|
|6|Dongguan|Dream Town,Humen|Humen Town|80%|349,805|784,136|627,308|Pre-construction|
|7|Guangzhou|LandLotAF020122,Xinlongsha|Liwan|100%|7,141|30,706|30,706|Pre-construction|
|8|Guangzhou|HuanggeAvenue Project|Nansha|100%|156,555|250,488|250,488|Pre-construction|
|9|Guangzhou|HuashanProject|Huadu|50%|126,941|279,270|139,635|Pre-construction|
|10|Qingyuan|Dream Town|Qingcheng|100%|493,076|986,153|986,153|Pre-construction|
|11|Foshan|Land Lot B23-24 FinanceDistrict C|Nanhai|100%|188,996|793,784|793,784|Pre-construction|
|12|Foshan|Land Lot B21,Finance DistrictC|Nanhai|100%|30,984|130,000|130,000|Pre-construction|
|13|Foshan|Land Lot A32Finance DistrictC|Nanhai|100%|25,178|146,000|146,000|Pre-construction|
|14|Foshan|Binfen Xiyuan(缤纷西园)|Shunde|100%|43,748|153,000|153,000|Sold|
|15|Zhongshan|Qingxi RoadProject|Shiqi|75%|143,852|429,779|322,334|Pre-construction|
|16|Quanzhou|The DreamTown I|Fengze|60%|46,434|162,518|97,511|Underconstruction|
|17|Quanzhou|The DreamTown II|Fengze|60%|90,307|316,073|189,644|Pre-construction|
|18|Zhangzhou|The DreamTown|Xiangcheng|60%|235,606|805,195|483,117|Pre-construction|
|19|Quanzhou|JinyuZhongyang(金域中央), Shishi|Shishi|70%|82,769|211,503|148,052|Pre-construction|
|20|Fuzhou|The Paradiso|Minhou County|51%|213,602|687,507|350,629|Sold|
|21|Changsha|Meixihu (梅溪湖)|Yuelu|100%|129,323|311,937|311,937|Underconstruction|
|22|Changsha|Expanded LandLot 205,Jingtou Yintai(京投银泰205扩容地块)|Yuhua|40%|108,857|326,572|130,629|Pre-construction|
|23|Changsha|Jiyu|Yuelu|51%|159,393|585,845|298,781|Under|

Page 28
||||||||||
|-|-|-|-|-|-|-|-|-|
|||International,||||||construction|
|24|Changsha|ChengjiXinyuan Project|Yuhua|40%|351,380|960,664|384,266|Underconstruction|
|25|Nanning|Vanke Building|Liangqing|100%|25,545|117,670|117,670|Pre-construction|
|26|Shanghai|ZhangjiangWest Land Lot|Pudong NewDistrict|45%|24,756|74,269|33,421|Pre-construction|
|27|Shanghai|Zhangjiang EastLand Lot|Pudong NewDistrict|45%|79,548|216,569|97,456|Pre-construction|
|28|Shanghai|Dream Town,|Minhang|70%|129,571|308,670|216,069|Sold|
|29|Shanghai|Dream Town II,(Land Lot 164)|Minhang|70%|81,044|193,163|135,214|Underconstruction|
|30|Nanjing|Longxi Project|Jiangning|100%|36,043|107,606|107,606|Pre-construction|
|31|Nanjing|Jiudouhui II|Yuhuatai|80%|49,722|132,361|105,889|Pre-construction|
|32|Suzhou|VC Small Town|Xiangcheng|51%|138,601|415,804|212,060|Sold|
|33|Changzhou|Dream Town,|Wujin|100%|93,994|234,983|234,983|Pre-construction|
|34|Kunshan|GlamorousGarden|HuaqiaoDevelopmentDistrict|92%|130,177|325,442|299,407|Pre-construction|
|35|Xuzhou|Land Lot P,Huaihai WestProject|Quanshan|85%|20,744|76,779|65,262|Pre-construction|
|36|Xuzhou|Land LotsKLMNO,Huaihai WestProject|Quanshan|85%|62,920|252,081|214,268|Pre-construction|
|37|Xuzhou|Land Lot H2J,Huaihai WestProject|Quanshan|85%|13,807|30,131|25,611|Pre-construction|
|38|Xuzhou|Land Lot A,Huaihai WestProject|Quanshan|85%|38,666|150,727|128,118|Pre-construction|
|39|Hangzhou|XiaoshanProject|Xiaoshan|50%|67,425|188,790|94,395|Pre-construction|
|40|Hangzhou|Vanke DajiaQiantangMansion|Jianggan|50%|51,945|135,057|67,529|Sold|
|41|Hangzhou|Qinjiang NewTown|Jianggan|100%|21,915|76,703|76,703|Pre-construction|
|42|Hangzhou|Liangzhu NewTown|Yuhang|33%|56,286|140,715|46,436|Pre-construction|
|43|Jiaxing|HaishangChuanqi (海上传奇)|EconomicDevelopment Zone|100%|31,945|66,904|66,904|Sold|
|44|Ningbo|Dream TownEast|Zhenhai|49%|70,795|127,431|62,441|Pre-construction|
|45|Ningbo|Legend OnMidtown(金域传奇)|Yinzhou|55%|43,752|100,630|55,346|Underconstruction|
|46|Ningbo|Park Avenue|Gaoxin|82%|48,004|105,609|86,304|Underconstruction|
|47|Wenzhou|Jinyuzhongyang(金域中央)|Ouhai|60%|53,765|144,939|86,963|Sold|
|48|Wenzhou|Legend OnMidtown (金域传奇)|Longwan|51%|45,864|128,396|65,482|Underconstruction|
|49|Wuhu|HaishangChuanqiGarden|Yijiang|49%|121,895|367,711|180,178|Pre-construction|
|50|Nanchang|HaishangChuanqi (海上传奇)|Gaoxin|50%|163,213|355,802|177,901|Underconstruction|

Page 29
||||||||||
|-|-|-|-|-|-|-|-|-|
|51|Nanchang|Cuidieyuan (粹叠园)|Honggutan|50%|80,120|184,276|92,138|Underconstruction|
|52|Beijing|ChangyangTiandi (长阳天地)|Fangshan|38%|112,673|208,351|79,173|Pre-construction|
|53|Beijing|ChangyangBandao·CentralTown(长阳半岛·中央城)|Fangshan|35%|63,950|156,384|54,734|Pre-construction|
|54|Beijing|Tianzhu JoyingCity (天竺悦城)|Shunyi|56%|17,985|31,051|17,389|Underconstruction|
|55|Beijing|Baoshui DistrictProject,Tianzhu|Shunyi|97%|25,112|44,716|43,375|Pre-construction|
|56|Beijing|GaoliyingProject|Shunyi|35%|187,830|170,568|59,699|Pre-construction|
|57|Beijing|Shoukai VankeCentre (首开万科中心)|Daxing|50%|41,092|126,996|63,498|Pre-construction|
|58|Beijing|Jinyu Park (金域公园)|Fangshan|51%|27,528|55,056|28,079|Underconstruction|
|59|Beijing|Land Lots 010,014, 015, 017,019 ParkAvenue|Tongzhou|50%|88,767|210,738|105,369|Pre-construction|
|60|Beijing|Land Lot 007Park Avenue|Tongzhou|35%|34,657|103,971|36,390|Pre-construction|
|61|Beijing|Land Lots 005,008, 009 ParkAvenue|Tongzhou|50%|61,717|123,434|61,717|Pre-construction|
|62|Beijing|No. 77 BeiheYanjia (北河沿甲)|Dongcheng|100%|4,103|14,372|14,372|Sold|
|63|Tianjin|Wonderland,Tianjin|Xiqing|51%|409,701|502,892|256,475|Sold|
|64|Tianjin|Park Residence,Meijiang (梅江柏翠园)|Hexi|80%|62,205|124,410|99,528|Pre-construction|
|65|Shenyang|Holiday Views|Huanggu|100%|200,000|475,936|475,936|Pre-construction|
|66|Fushun|The Paradiso|DevelopmentDistrict|100%|73,621|294,484|294,484|Underconstruction|
|67|Dalian|Dream TownWest Project|Jinzhou NewDistrict|100%|16,223|43,153|43,153|Pre-construction|
|68|Dalian|Blue Mountain|Ganjingzi|100%|125,100|214,470|214,470|Underconstruction|
|69|Dalian|DalianmenProject|Ganjingzi|100%|19,131|37,627|37,627|Pre-construction|
|70|Dalian|Chenghua EastProject|Shahekou|100%|35,757|64,260|64,260|Pre-construction|
|71|Qingdao|Zitai,|Shibei|100%|68,562|204,603|204,603|Pre-construction|
|72|Qingdao|Taohuayuan|Chengyang|80%|129,032|230,194|184,155|Underconstruction|
|73|Qingdao|Phase IIDongjunProject|Jimo|55%|84,102|180,379|99,209|Pre-construction|
|74|Qingdao|Land Lot C,Rose Lane (玫瑰里)|Chengyang|51%|66,816|104,269|53,177|Pre-construction|
|75|Yantai|Yulongshan(御龙山)|Zhifu|51%|341,943|615,200|313,752|Underconstruction|
|76|Yantai|Dream Town|DevelopmentDistrict|51%|241,167|627,813|320,185|Underconstruction|

Page 30
||||||||||
|-|-|-|-|-|-|-|-|-|
|77|Jinan|New Milestone|Licheng|100%|113,132|316,728|316,728|Pre-construction|
|78|Jinan|Dream Town|Lixia|50%|191,418|478,545|239,273|Underconstruction|
|79|Jinan|Land Lot B,Caoshanling(草山岭)|Gaoxin|63%|89,595|291,816|183,844|Underconstruction|
|80|Taiyuan|TransportationCompany LandLot (公交公司地块)|Wanbolin|100%|37,060|177,415|177,415|Pre-construction|
|81|Tangshan|New Milestone|Fenghuang NewCity|48%|88,848|264,659|127,036|Underconstruction|
|82|Tangshan|Land Lot A-04The Paradiso|Lubei|40%|27,112|89,135|35,654|Underconstruction|
|83|Chengdu|GoldenParadise|Xindu|100%|111,166|331,161|331,161|Underconstruction|
|84|Chengdu|Jinse YuefuMusic Plaza (金色乐府音乐广场)|Chenghua|60%|152,852|759,036|455,422|Underconstruction|
|85|Wuhan|Jincheng|East Lake High-TechDevelopmentZone|100%|38,286|202,620|202,620|Pre-construction|
|86|Wuhan|Jiayuan(嘉园)|East Lake High-TechDevelopmentZone|50%|67,259|324,100|162,050|Pre-construction|
|87|Wuhan|LuxuriantScenery(城花璟苑)|East Lake High-TechDevelopmentZone|50%|89,665|409,600|204,800|Underconstruction|
|88|Chongqing|Vanke XichengI (万科西城一期)|Jiulongpo|100%|31,769|142,921|142,921|Underconstruction|
|89|Chongqing|Vanke XichengII (万科西城二期)|Jiulongpo|100%|28,507|128,286|128,286|Pre-construction|
|90|Chongqing|Gailanxi|Jiangbei|100%|129,535|652,785|652,785|Pre-construction|
|91|Chongqing|Ertang Project|Nan’an|49%|241,314|845,611|414,349|Pre-construction|
|92|Xi’an|JiyuInternational|Gaoxin|100%|23,831|150,132|150,132|Pre-construction|
|93|Xi’an|EasternMetropolis|ChanbaEcologicalDistrict|100%|175,387|686,388|686,388|Pre-construction|
|94|Xi’an|Joying Gold,DK1|Lianhu|100%|36,708|146,831|146,831|Pre-construction|
|95|Zhengzhou|Vanke MeijingDreamTown|Gaoxin|51%|190,319|542,359|276,603|Sold|
|96|Zhengzhou|Glamorous City|Aviation PortArea|51%|182,560|468,407|238,888|Pre-construction|
|97|Zhengzhou|MeijingLongmenLongtang|Guancheng|51%|79,457|351,529|179,280|Sold|
|98|Zhengzhou|Vanke MeimingScience andTechnologyIndustrial Park(万科美铭科技产业园)|Gaoxin|51%|130,818|457,863|233,510|Underconstruction|
|99|Guiyang|No. 5 ParkFront BoutiqueApartment|Yunyan|70%|10,927|98,132|68,692|Underconstruction|

Page 31
||||||||||
|-|-|-|-|-|-|-|-|-|
|100|Kunming|Glamorous City|Guandu|55%|417,919|1,662,861|914,574|Sold|
|101|Kunming|Park Avenue|Guandu|50%|290,724|580,438|290,219|Pre-construction|
|102|Urumqi|Central Park|Shuimogou|100%|80,698|201,745|201,745|Pre-construction|
|103|Urumqi|Rancho SantaFe|Shayibake|60%|204,628|204,628|122,777|Sold|
|104|Urumqi|KingMetropolisII|Xinshi|82%|37,364|130,776|107,236|Underconstruction|
|Total|||||11,158,082|31,018,220|21,477,571||

The total land premium and composite redevelopment cost of the above-mentioned projects attributable toVanke’s equity holding was approximately RMB73.3billion.
From the end of the year under review to the date of publication of this report, the Company had acquired 3 new development projects, with a site areaattributable toVanke’s equity holding of approximately119,000 sq m,representing a planned GFA of approximately 389,000 sq m.Details are as follows:
Unit: sq m
||||||||||
|-|-|-|-|-|-|-|-|-|
|No.|City|Project|Location|% ofshareholding|Site area (sqm)|PlannedGFA(sq m)|GFAattributableto Vanke’sequityholding(sq m)|Progress|
|1|Xi’an|HuanyuanRoad CentralProject|Yanta|100%|65,628|229,698|229,698|Pre-construction|
|2|Beijing|Qiliqu LandLot|Changping|50%|68,944|202,777|101,389|Pre-construction|
|3|Zhengzhou|Glamrous CityII|AviationPort Area|51%|37,820|113,460|57,864|Pre-construction|
|Total|||||172,392|545,935|388,951||

C. Other investments
1) Investment of securities
Nil
2) Equity interests held in other listed companies
Unit: RMB
||||||||
|-|-|-|-|-|-|-|
|Stockcode|Stockabbreviation|Initialinvestmentamount|Percentage ofshareholdings|Booked value asat the end of theyear underreview|Gains/(losses)during theyear underreview|Changes in equityattributable toequity holdersduring the yearunder review|
|600751|TianjinMarineShippingCo., Ltd.|143,600.00|0.02%|1,302,000.00|-|868,800.00|
|3698.HK|HuishangBank|2,499,147,576.48|8.00%|2,460,263,867.93|-|(38,883,708.55)|
|Total|-|2,499,291,176.48|-|2,461,565,867.93|-|(38,014,908.55)|

 3) Shareholding in non-listed financial corporations and companies planning for listing
Nil
4) Investment in derivatives
|||
|-|-|
|Remarks on risk analysis and management ofderivativepositions during the year under review (including but|In order to limit the risk associated with the fluctuations ofinterestrate, the Company entered into an interest rate swap (―IRS‖)|

Page 32
|||
|-|-|
|notlimited to market risk, liquidity risk, credit risk,operationalrisk and legal risk, etc.)|agreement to hedge floating rate foreign currency loan. The Companywould charge the counterparty an interestaccording to a floating rate,in order to pay the floating-rateinterest to the original lender, whilepaying a fixed rate to thecounterparty. In terms of the termand amountof theforeign currency loan,IRS limitsthe risk of fluctuations ofinterest rate through fixedforward rate.|
|Change in market price or fair value of the derivativesinvestedduring the year under review, as well as themethod, relatedassumptions and parameters used toanalyse the fair value ofderivatives should be disclosed|The effect of the change in the IRS value on the Company’sprofit andlossduring the year under review amounted toRMB(572,000). Thevalue of the IRS was determinedbased on the fair value assessed on 31December 2013.|
|Remarks on whether there has been a material change intheaccounting policy and accounting measurement principlesforthe Company’s derivatives during the year under review ascompared with those of the previous financial year|Nil|
|Special opinion on derivative investment and risk controlbyindependent directors, sponsors or financial advisors|The Company’s independent directors are of the view thatfinancialinstruments such as IRS prevent the possible lossassociated withforeign currency loan in the event of significantfluctuations in interestrate. The relevant arrangement of theCompany had been prudent andreasonable|

Derivative positions as at the end of the year under review
Unit:RMB’000
||||||
|-|-|-|-|-|
|Type of contracts|Contract amountas at the beginningof the year underreview|Contract amountas at the end of theyear under review|Profit/loss during theyear under review|Contract amount asa percentage oftheCompany’s net assets as at the endof the year under review (%)|
|Interest rate swap (IRS)agreement|2,553,798.7|1,828,155.5|(572.0)|1.73|
|Total|2,553,798.7|1,828,155.5|(572.0)|1.73|

 6. Project development plan for the current year
As at the end of 2013, the Company had 398 development projects; the total GFA of projects underdevelopment attributable toVanke’s equity holding amounted to approximately 26,840,000 sq m, and thetotal GFA of projects under planning attributable toVanke’s equity holding amounted toapproximately 44,950,000 sq m. In addition, the Company was also involved in 7 city redevelopment projects. At present, demolition is in progress and the relevant formalities are being processed. According to the current planning, the site area attributable toVanke’s equity holding of the relevant projects was approximately 530,000 sq m,representing a GFA attributable toVanke’s equity holding of approximately2,800,000 sq m.
In view of theCompany’s existing development projects,the floor area of new starts for the current year is expected to amount to 22,380,000 sq m, representing an increase of5.0% from the actual area achieved in 2013. Since construction of part of the projects acquired in the current year will commence during the year, it is expected that the actual construction area in 2014 will be larger than the above-mentioned plan. The area to be completed in 2014is expected to amount to14,800,000 sq m, up by13.6% from the actual completed areain 2013. TheGroup’s planned projects in 2014 are as follows:
Unit: sq m
|||||||||||
|-|-|-|-|-|-|-|-|-|-|
||||||||Planned|||
||||||||area of|Planned||
||||||||||Land bank|
|||||Equity||Planned|newly|completed||
||Project||Location||Site area||||at the end|
|||||interest||GFA|commenced|area in||
||||||||||of 2013|
||||||||construction|2014||
||||||||in 2014|||
||Guangshen Region|||||||||
||Vanke Centre, Shenzhen||Yantian|100%|61,730|80,201|-|-|-|
|Vega Villa, Shenzhen||Yantian||100%|253,990|30,028|-|-|-|
||Shenzhen One City||Yantian|50%|137,250|354,695|-|139,625|-|
||Antuoshan Project,||Nanshan|||||||
|||||100%|48,804|219,967|-|-|219,967|
||Shenzhen|||||||||
||Liuxiandong (留仙洞),|||||||||
||||Nanshan|100%|394,044|1,335,510|1,335,510|-|1,335,510|
||Shenzhen|||||||||

Page 33
||||||||||
|-|-|-|-|-|-|-|-|-|
|Respecte Chateau,|||||||||
||||100%|65,364|165,648|-|-|-|
|Shenzhen||Baoan|||||||
|Ravine Village, Shenzhen||Baoan|60%|158,639|47,270|-|-|47,270|
|Philippe Castle, Shenzhen|Baoan||100%|77,045|264,075|-|179,791|-|
|||Pingshan|||||||
|Golden Paradise,|||||||||
|||New|100%|104,801|323,624|-|192,169|-|
|Shenzhen|||||||||
|||District|||||||
|The Village, Shenzhen||Longgang|100%|421,916|595,982|-|81,245|-|
|Tianyu(天誉), Shenzhen|Longgang||100%|62,577|355,364|-|17,059|-|
|Qianlin Shanju, Shenzhen|Longgang||100%|198,597|380,547|-|-|-|
|Home, Shenzhen|Longgang||100%|31,337|155,951|-|-|-|
|Home III, Shenzhen|Longgang||50%|43,713|178,241|-|86,300|-|
|Shuijing Project, Buji,|||||||||
||||60%|164,982|456,405|212,246|20,117|325,706|
|Shenzhen||Longgang|||||||
|Park Avenue, Shenzhen||Longgang|65%|75,326|345,026|114,080|87,940|114,080|
|Bayifu (八意府),|||||||||
|||Longgang|100%|28,894|115,040|-|67,461|-|
|Shenzhen|||||||||
|Langqi Project, Shenzhen|Longgang||100%|41,487|22,380|-|-|22,380|
|Dajia Island, Shenzhen||Huizhou|100%|364,450|93,340|-|-|93,340|
|Lunas Del Mar (双月湾),||Huidong|||||||
||||67%|704,223|1,068,191|361,078|87,991|825,508|
|Huizhou|||||||||
|Jinyu Huating, Huizhou||Huicheng|100%|151,298|327,550|-|33,507|-|
|Watercity (双城水岸),||Tangxia|||||||
||||100%|596,786|414,759|88,740|49,939|104,048|
|Dongguan||Town|||||||
|Spring Dew Mansion,||Tangxia|||||||
||||51%|128,144|256,287|-|116,634|-|
|Dongguan||Town|||||||
|||Tangxia|||||||
|Golden City, Dongguan|||100%|32,002|96,006|-|35,438|-|
|||Town|||||||
|Wonderland (四季花城),||Tangxia|||||||
||||100%|51,263|92,273|-|20,386|-|
|Dongguan||Town|||||||
|Jinyu Songhu (金域松||Songshan|||||||
||||51%|135,049|381,000|-|170,219|-|
|湖), Dongguan||Lake|||||||
|||Songshan|||||||
|Hongxinuoya, Dongguan|||100%|349,951|267,450|-|-|-|
|||Lake|||||||
|Songhu Centre (松湖中||Songshan|||||||
||||34%|95,506|73,872|-|25,201|-|
|心), Dongguan||Lake|||||||
|Songhu Centre II,||Songshan|||||||
||||25%|30,084|30,084|-|-|-|
|Dongguan||Lake|||||||
|Vanke Building,|||||||||
||||100%|4,771|42,937|-|42,937|-|
|Dongguan||Nanchang|||||||
|King Metropolis,|||||||||
||||51%|189,934|493,827|-|113,668|-|
|Dongguan||Nancheng|||||||
|Feilishan (翡丽山),|||||||||
||||50%|249,534|374,302|-|35,205|60,152|
|Dongguan||Nancheng|||||||
|Xiangshu Lishe(香树丽||Nanchang|||||||
||||51%|43,851|109,626|-|42,613|-|
|舍), Dongguan|||||||||
|Vanke Centre, Dongguan||Guancheng|55%|53,887|215,547|-|-|-|
|Jinyu Huating, Dongguan||Guancheng|55%|9,185|29,393|-|-|-|
|||Humen|||||||
|Zitai, Dongguan|||100%|60,570|151,426|-|-|-|
|||Town|||||||
|Gold Milestone,||Humen|||||||
||||100%|17,374|69,495|-|-|-|
|Dongguan||Town|||||||
|Dream Town, Humen,||Humen|||||||
||||80%|349,805|784,136|153,585|-|784,136|
|Dongguan||Town|||||||
|Chang’ an Vanke Centre,||Chang’an|||||||
||||100%|75,653|249,658|-|103,711|-|
|Dongguan||Town|||||||
|Jiyu International,||Houjie|||||||
||||100%|88,788|257,486|-|171,149|-|
|Dongguan||Town|||||||
|||Houjie|||||||
|Houjie Plaza, Dongguan|||67%|32,002|113,856|-|-|-|
|||Town|||||||
|Dream Town, Changping,||Changping|||||||
||||100%|635,971|442,460|-|-|-|
|Dongguan||Town|||||||

Page 34
||||||||||
|-|-|-|-|-|-|-|-|-|
|Vanke Luhu, (万科麓湖)||Dalingshan|||||||
||||100%|146,674|117,341|-|-|-|
|Dongguan||Town|||||||
|Songhu Chuanqi (松湖传||Liaobu|||||||
||||100%|68,431|150,548|-|-|-|
|奇), Dongguan||Town|||||||
|The Paradiso, Guangzhou||Baiyun|50%|144,657|433,584|-|26,046|-|
|Fengejing Huayuan (峰境|||||||||
|||Baiyun|100%|24,052|93,803|-|-|-|
|花园), Guanzghou|||||||||
|Jinyu Huating,||Haizhu|||||||
||||100%|9,117|85,682|-|-|-|
|Guanzghou|||||||||
|Jiangyan Road Project,||Haizhu|||||||
||||68%|16,831|52,765|-|-|-|
|Guangzhou|||||||||
|Le Bonheur, Guangzhou||Liwan|100%|38,111|135,689|-|-|-|
|Land LotAF020122,|||||||||
|||Liwan|100%|7,141|30,706|30,706|-|30,706|
|Xinlongsha, Guangzhou|||||||||
|Fuqian Garden,||Nansha|||||||
||||95%|134,760|269,520|-|-|-|
|Guangzhou|||||||||
|Racho Santa Fe,||Huadu|||||||
||||49%|210,252|126,172|-|6,643|-|
|Guangzhou|||||||||
|Huashan Project，|||||||||
|||Huadu|50%|126,941|279,270|100,000|-|279,270|
|Guangzhou|||||||||
|Donghui Town,||Luogang|||||||
||||55%|177,588|444,943|-|138,496|-|
|Guangzhou|||||||||
|Donghui Town||Luogang|||||||
||||33%|109,748|271,463|-|83,620|-|
|(Expanding), Guangzhou|||||||||
|Golden Dream (金色梦|||||||||
|||Luogang|51%|115,671|289,178|86,990|-|86,990|
|想), Guangzhou|||||||||
|Jinse Yuefu, Guangzhou||Huangpu|100%|24,506|63,591|-|-|-|
|Land Lot AT030548|||||||||
|Gaotang New Area of|||||||||
|||Tianhe|100%|30,995|82,962|-|-|-|
|Tianhe Software Park,|||||||||
|Guangzhou|||||||||
|Huangge Avenue Project,|||||||||
|||Nansha|100%|156,555|250,488|100,000|-|250,488|
|Guangzhou|||||||||
|Xinguang City Garden|||||||||
|(新光城市花园),||Panyu|100%|364,651|591,662|57,603|114,896|57,603|
|Guangzhou|||||||||
|Dream Town, Qingyuan||Qingcheng|100%|1,219,450|2,438,901|390,077|209,747|1,748,050|
|Vanke Huafu, Qingyuan||Qingcheng|100%|79,336|316,002|-|45,861|-|
|The Paradiso, Foshan||Nanhai|55%|221,035|568,957|-|154,205|-|
|Jinse Xigu Huayuan (金||Nanhai|||||||
||||49%|66,533|81,080|-|5,627|-|
|色溪谷花园), Foshan|||||||||
|Land Lot B21, Finance||Nanhai|||||||
||||100%|30,984|130,000|-|-|130,000|
|District C, Foshan|||||||||
|Land Lot B23-24 Finance||Nanhai|||||||
||||100%|188,996|793,784|125,000|-|793,784|
|District C, Foshan|||||||||
|Land Lot A32 Finance||Nanhai|||||||
||||100%|25,178|146,000|146,000|-|146,000|
|District C, Foshan|||||||||
|Respecte Chateau Plaza|||||||||
|||Nanhai|50%|47,254|354,404|129,059|-|258,794|
|(金色领域广场), Foshan|||||||||
|Binfen Siji (缤纷四季),|||||||||
|||Shunde|100%|156,840|429,527|-|143,201|-|
|Foshan|||||||||
|Crystal City, Foshan||Shunde|49%|284,036|710,092|125,890|102,693|125,890|
|Qinyuan, Foshan||Shunde|100%|80,571|241,712|-|46,362|-|
|Tianaowan Project,||Shunde|||||||
||||50%|30,382|74,359|17,103|17,103|17,103|
|Foshan|||||||||
|F06 Project, Foshan||Shunde|50%|113,224|452,880|218,045|-|452,880|
|Binfen Xiyuan (缤纷西|||||||||
|||Shunde|100%|43,748|153,000|104,978|-|104,978|
|园), Foshan|||||||||
|Vanke Plaza, Foshan|Chancheng||88%|114,429|555,819|374,282|146,210|393,841|
|Dream Town, Foshan||Chancheng|100%|337,544|776,350|-|75,582|131,738|
|Jinyu International,||Chancheng|||||||
||||51%|89,009|373,820|100,442|126,151|116,519|
|Foshan|||||||||

Page 35
||||||||||
|-|-|-|-|-|-|-|-|-|
|Zhubin Garden (珠宾花||Xiangzhou|||||||
||||100%|109,917|146,497|-|-|-|
|园), Zhuhai|||||||||
|Jinyu Gangwan (金域港||Xiangzhou|||||||
||||50%|78,000|196,358|35,838|-|196,358|
|湾), Zhuhai|||||||||
|Glamorous City, Zhuhai|Doumen||100%|137,061|274,122|98,483|38,691|102,335|
|City Garden, Zhuhai||Jinwan|51%|63,233|189,684|-|81,066|-|
|Jinyue Huating (金悦华||Tanzhou|||||||
||||100%|32,103|127,789|-|34,413|-|
|庭), Zhongshan||Town|||||||
|||Eastern|||||||
|Spring Dew Mansion,|||||||||
|||District of|100%|76,387|175,133|-|-|-|
|Zhongshan|||||||||
|||Zhongshan|||||||
|Golden Home (金色家|DongfengTown|Dongfeng|||||||
||||100%|255,623|789,453|51,027|61,314|473,575|
|园), Zhongshan|||||||||
|Le Bonheur, Zhongshan||Huoju|65%|251,900|469,359|49,404|52,746|399,026|
|Qingxi Road Project,|||||||||
|||Shiqi|75%|143,852|429,779|115,553|-|429,779|
|Zhongshan|||||||||
|Heart of Lake, Xiamen|Huli||100%|95,098|199,710|33,940|15,504|70,285|
|Joying Gold, Xiamen|Xiang’an||100%|54,441|109,000|-|-|-|
|King Metropolis, Xiamen|Jimei||100%|102,427|446,842|-|169,325|-|
|Vanke Plaza, Xiamen||Jimei|100%|137,934|710,000|258,758|-|487,330|
|Dream Town, Haicang,||Haicang|||||||
||||40%|189,752|517,690|105,672|100,099|176,586|
|Xiamen|||||||||
|Dream Town, Quanzhou||Fengze|60%|136,741|478,591|235,660|-|322,126|
|Jinyu Zhongyang(金域中|||||||||
|||Shishi City|70%|82,769|211,503|198,716|-|211,503|
|央), Shishi, Quanzhou|||||||||
|Dream Town, Zhangzhou||Xiangcheng|60%|235,606|805,195|270,321|-|805,195|
|Jinyu Rongjun (金域榕||Jinan|||||||
||||100%|166,736|383,296|27,825|-|37,802|
|郡), Fuzhou|||||||||
|King Metropolis, Fuzhou|Cangshan||100%|16,168|37,614|-|-|-|
|Vanke Plaza, Fuzhou||Taijiang|100%|93,360|443,107|81,019|73,857|94,878|
|Jinyu Garden (金域花园),||Taijiang|||||||
||||60%|25,397|130,795|-|-|-|
|Fuzhou|||||||||
|Dream Town, Yongtai,|||||||||
|||Yongtai|51%|392,000|418,919|223,189|27,311|390,071|
|Fuzhou|||||||||
|||Minhou|||||||
|The Paradiso, Fuzhou|||51%|213,602|687,507|588,461|-|588,461|
|||County|||||||
|Dream Town, Putian||Licheng|80%|250,708|530,972|61,964|177,221|61,964|
|King Metropolis,||Yuhua|||||||
||||60%|238,066|512,778|-|172,334|-|
|Changsha|||||||||
|Project Gaozheng,||Yuhua|||||||
||||60%|40,360|170,945|40,673|-|170,945|
|Changsha|||||||||
|Chengji Xinyuan Project,||Yuhua|||||||
||||40%|351,380|960,664|128,930|55,891|840,554|
|Changsha|||||||||
|Expanded Land Lot 205,||Yuhua|||||||
|Jingtou Yintai (京投银泰|||40%|108,857|326,572|23,238|-|326,572|
|205扩容地块), Changsha|||||||||
|The Paradiso, Changsha|Furong||100%|120,208|358,888|76,204|-|255,932|
|City Garden, Changsha||Yuelu|100%|40,461|138,032|-|-|-|
|Golden Paradise,||Yuelu|||||||
||||78%|43,737|129,437|47,968|43,121|50,004|
|Changsha|||||||||
|Jinyu Bingjiang,||Yuelu|||||||
||||58%|58,287|208,359|174,061|-|208,359|
|Changsha|||||||||
|Heron Hill, Changsha||Yuelu|100%|100,351|298,502|84,149|33,098|84,149|
|Jiyu International,||Yuelu|||||||
||||51%|159,393|585,845|195,133|-|585,845|
|Changsha|||||||||
|Meixihu (梅溪湖),||Yuelu|||||||
||||100%|129,323|311,937|135,246|-|311,937|
|Changsha|||||||||
|Dream Town, Changsha|Kaifu||70%|206,251|481,034|39,447|149,082|39,447|
|Zitai, Changsha|Tianxin||70%|116,486|270,963|71,507|38,547|236,177|
|Vanke Building, Nanning||Liangqing|100%|25,545|117,670|117,670|-|117,670|

Page 36
|||||||||
|-|-|-|-|-|-|-|-|
|Forest Holiday Park,|Tiandu|||||||
|||65%|942,745|470,814|89,476|1,173|153,217|
|Sanya|Town|||||||
|Gaozhiyuan Project,|Tiandu|||||||
|||65%|387,807|349,026|-|-|279,841|
|Sanya|Town|||||||
|Lakeside Holiday Park,||||||||
||Hedong|80%|338,410|423,315|-|60,204|233,894|
|Sanya||||||||
|Guangshen Region subtotal|||18,604,289|39,250,665|8,030,946|4,747,745|17,798,548|
|Shanghai Region||||||||
||Pudong|||||||
|Wujiefang, Shanghai|New|100%|121,463|126,887|-|49,804|-|
||District|||||||
||Pudong|||||||
|Haishang Chuanqi (海上||||||||
||New|60%|140,981|310,159|35,340|-|137,149|
|传奇), Shanghai||||||||
||District|||||||
||Pudong|||||||
|Golden City, Shanghai|New|60%|264,646|549,046|-|-|183,916|
||District|||||||
||Pudong|||||||
|Feicui Bingjiang Project,||||||||
||New|75%|58,550|175,990|84,465|-|123,679|
|Shanghai||||||||
||District|||||||
||Pudong|||||||
|Bingjiang Project,||||||||
||New|100%|31,617|79,042|-|-|79,042|
|Shanghai||||||||
||District|||||||
||Pudong|||||||
|Zhangjiang East Land||||||||
||New|45%|79,548|216,569|52,512|-|216,569|
|Lot, Shanghai||||||||
||District|||||||
||Pudong|||||||
|Zhangjiang West Land||||||||
||New|45%|24,756|74,269|70,250|-|74,269|
|Lot, Shanghai||||||||
||District|||||||
|53# Qibao, Shanghai|Minhang|100%|48,932|126,800|126,800|-|126,800|
|New City Garden,||||||||
||Minhang|51%|295,069|401,070|51,797|62,997|103,213|
|Shanghai||||||||
|Southern portion of Land||||||||
|Lot No. 03,Shanghai||||||||
|Hongqiao Business|Minhang|50%|32,177|110,462|-|-|-|
|District Core District||||||||
|Phase I||||||||
|Firenze, Shanghai|Minhang|49%|304,830|199,071|-|20,254|-|
|Project No. 11, Hongqiao,||||||||
||Minhang|61%|112,864|177,885|46,171|62,841|46,171|
|Shanghai||||||||
|Dream Town, Shanghai|Minhang|70%|210,615|501,833|48,751|100,173|48,751|
|Nanzhan Business District||||||||
||Xuhui|51%|107,486|493,447|65,122|-|387,459|
|Land Lot, Shanghai||||||||
|Shangyuan, Shanghai|Qingpu|49%|116,524|142,858|-|-|-|
|Jinse Huating, Shanghai|Songjiang|33%|67,932|108,137|-|-|-|
|14# Songjiang Business||||||||
||Songjiang|60%|57,734|143,220|-|61,053|39,305|
|District, Shanghai||||||||
|Respecte||||||||
||Jiading|50%|90,013|180,026|-|107,409|-|
|Chateau,Shanghai||||||||
|The Paradiso, Nantong|Gangzha|55%|99,910|218,650|-|99,694|-|
|Rengang Road Land Lot,||||||||
||Chongchuan|100%|53,277|141,700|46,503|-|46,503|
|Nantong||||||||
|Anpin Street Project,||||||||
||Baixia|100%|27,325|20,340|3,000|-|20,340|
|Nanjing||||||||
|The Paradiso, Nanjing|Jiangning|100%|272,298|545,280|10,388|110,765|41,661|
|Longxi Project, Nanjing|Jiangning|100%|36,043|107,606|107,606|-|107,606|
|Respecte Chateau,||||||||
||Qixia|100%|91,751|201,828|-|138,128|-|
|Nanjing||||||||
|Golden Hill,Nanjing|Pukou|100%|62,291|98,694|-|98,694|-|
|Jiuduhui, Nanjing|Yuhuatai|80%|126,058|314,741|180,077|-|256,962|
|Glamorous City,||||||||
||Runzhou|100%|795,100|942,820|105,864|53,097|281,324|
|Zhenjiang||||||||
|Blue Mountain Garden,||||||||
||Runzhou|60%|285,683|416,285|67,594|26,440|301,089|
|Zhenjiang||||||||

Page 37
|||||||||
|-|-|-|-|-|-|-|-|
||Industrial|||||||
|Nimble Bay, Suzhou||70%|384,042|835,281|-|98,457|-|
||District|||||||
||Industrial|||||||
|Golden Paradise, Suzhou||92%|47,177|117,936|-|-|-|
||District|||||||
|Nimble East District,|Industrial|||||||
|||50%|104,486|179,075|-|-|-|
|Suzhou|District|||||||
||New|||||||
|New Metropolis, Suzhou||55%|89,098|83,220|27,156|-|27,156|
||District|||||||
|Golden Milestone,Suzhou|Jinchang|49%|99,093|247,732|-|68,075|-|
|Dream Town, Suzhou|Wuzhong|55%|144,535|361,338|91,265|145,457|137,965|
|Jinyu Pingjiang, Suzhou|Gusu|46%|80,948|189,677|68,266|46,439|114,138|
|VC Small Town, Suzhou|Xiangcheng|51%|138,601|415,804|108,454|-|354,018|
||Bacheng|||||||
|Golf Project, Kunshan||100%|433,916|240,701|-|-|162,018|
||Town|||||||
||Huaqiao|||||||
|Glamorous Garden,||||||||
||Development|92%|309,177|773,042|85,698|-|411,140|
|Kunshan||||||||
||District|||||||
|Glamorous City, Wuxi|Binhu|60%|962,116|1,346,963|78,837|122,945|146,752|
|The Paradiso, Wuxi|Binhu|100%|154,468|386,170|74,784|39,479|169,688|
|Xincheng Road, Wuxi|Binhu|100%|154,119|385,299|115,891|72,436|210,535|
||New|||||||
|Golden Paradise,Wuxi||100%|224,118|620,713|92,341|46,121|162,336|
||District|||||||
|Dream Town, Changzhou|Wujin|100%|93,994|234,983|-|-|234,983|
|Dream Town, Yangzhou|Hanjiang|65%|297,139|313,970|81,950|102,330|97,518|
|King Metropolis,||||||||
||Hanjiang|65%|59,835|129,512|-|40,527|19,484|
|Yangzhou||||||||
|Dream Town, Xuzhou|Jiuli|100%|396,349|716,021|220,872|148,368|395,938|
|Huaihai West Road||||||||
||Quanshan|85%|226,776|810,587|286,605|-|810,587|
|Project, Xuzhou||||||||
|Liangzhu Cultural||||||||
||Yuhang|100%|3,108,146|2,361,628|-|333,814|882,839|
|Village, Hangzhou||||||||
|Beichenzhiguang,||||||||
||Yuhang|50%|115,683|293,409|-|-|-|
|Hangzhou||||||||
|Liangzhu New Town,||||||||
||Yuhang|33%|56,286|140,715|69,400|-|140,715|
|Hangzhou||||||||
|Xilu, Hangzhou|Xihu|51%|80,140|151,996|-|-|-|
|Land Lot No. 59,||||||||
||Xihu|100%|30,403|60,806|-|-|60,806|
|Jiangcun, Hangzhou||||||||
|Caozhuang, Hangzhou|Jianggan|100%|45,709|89,644|-|55,350|-|
|Park Avenue, Hangzhou|Jianggan|50%|68,564|150,841|-|-|-|
|Zitai, Hangzhou|Jianggan|100%|46,069|110,566|-|108,664|-|
|Qinjiang New Town,||||||||
||Jianggan|100%|21,915|76,703|75,528|-|76,703|
|Hangzhou||||||||
|Vanke Dajia Qiantang||||||||
||Jianggan|50%|51,945|135,057|-|-|-|
|Mansion, Hangzhou||||||||
|Puyuewan, Hangzhou|Binjiang|60%|66,521|166,204|-|-|-|
|Xiaoshan Project,||||||||
||Xiaoshan|50%|67,425|188,790|94,395|-|188,790|
|Hangzhou||||||||
|Gongwang, Hangzhou|Fuyang|100%|517,900|208,981|-|14,516|111,976|
|Junwang A+D, Hangzhou|Fuyang|20%|129,874|164,845|32,969|-|164,845|
|Junwang B+C, Hangzhou|Fuyang|20%|138,233|152,231|-|-|152,231|
||Xiuzhou|||||||
|Golden Paradise, Jiaxing|New|100%|85,286|137,495|-|-|-|
||District|||||||
||Xiuzhou|||||||
|Golden Dream, Jiaxing|New|100%|80,987|144,699|-|69,761|74,938|
||District|||||||
|Haishang Chuanqi (海上|Economic.|||||||
||Development.|100%|31,945|66,904|-|-|-|
|传奇), Jiaxing||||||||
||Zone|||||||
|Yunluwan, Ningbo|Jiangbei|100%|314,208|394,764|49,030|106,003|154,789|
|Golden City, Ningbo|Yinzhou|100%|95,242|171,425|-|-|-|

Page 38
|||||||||
|-|-|-|-|-|-|-|-|
|Jinyu International,||||||||
||Yinzhou|55%|41,080|73,940|-|73,940|-|
|Ningbo||||||||
|Legend On Midtown,||||||||
||Yinzhou|55%|43,752|100,630|100,630|-|100,630|
|Ningbo||||||||
|Dream Town, Ningbo|Zhenhai|49%|226,777|491,525|-|79,922|136,892|
|Dream Town East,||||||||
||Zhenhai|49%|70,795|127,431|127,431|-|127,431|
|Ningbo||||||||
|Jiangdong Mansion,||||||||
||Jiangdong|100%|66,833|133,666|-|-|-|
|Ningbo||||||||
|Park Avenue, Ningbo|Gaoxin|82%|48,004|105,609|-|-|-|
|Longwan Golden,||||||||
||Longwan|60%|125,219|179,733|-|-|-|
|Wenzhou||||||||
|Legend On Midtown,||||||||
||Longwan|51%|45,864|128,396|-|-|-|
|Wenzhou||||||||
|Jinyuzhongyang (金域中||||||||
||Ouhai|60%|53,765|144,939|-|142,911|-|
|央), Wenzhou||||||||
|Golden Mingjun, Hefei|Shushan|50%|107,326|401,670|-|-|-|
|King Metropolis, Hefei|Shushan|50%|115,628|412,101|84,087|62,066|84,087|
|Dream Town, Hefei|Binhu|55%|107,220|375,272|86,605|108,110|86,605|
|Blue Mountain Garden,||||||||
||Binhu|55%|165,584|463,635|114,295|122,624|237,169|
|Hefei||||||||
|Forest Park, Hefei|Luyang|100%|516,459|1,394,439|275,133|-|1,142,546|
|Dream Town, Wuhu|Jiujiang|100%|274,404|493,926|48,710|106,981|215,714|
|Haishang Chuanqi (海上||||||||
||Yijiang|49%|121,895|367,711|-|-|367,711|
|传奇), Wuhu||||||||
|Qingshan Lake Mingdi|Qingshan|||||||
|||50%|97,061|133,693|-|-|-|
|(青山湖名邸), Nanchang|Lake|||||||
|Jinse Minjun (金色名郡),|Qingshan|||||||
|||50%|16,888|50,381|-|-|-|
|Nanchang|Lake|||||||
|Dew Garden, Nanchang|Qingyunpu|50%|97,109|144,011|-|-|-|
|The Paradiso, Nanchang|Xihu|50%|21,818|75,338|-|-|-|
|Dream Town, Nanchang|Gaoxin|33%|299,708|417,362|144,656|133,695|152,514|
|Haishang Chuanqi (海上||||||||
||Gaoxin|50%|163,213|355,802|250,084|26,510|250,084|
|传奇), Nanchang||||||||
|Cuidieyuan (粹叠园),||||||||
||Honggutan|50%|80,120|184,276|184,276|-|184,276|
|Nanchang||||||||
|Shanghai Region||||||||
||||16,474,463|27,635,928|4,171,588|3,466,850|11,170,355|
|Subtotal||||||||
|Beijing Region||||||||
|Ruyuan C1, Beijing|Haidian|50%|85,099|187,218|120,036|27,520|120,036|
|Ruyuan C3, Beijing|Haidian|50%|33,745|79,306|-|31,820|-|
|No. 5 Park Front||||||||
|Boutique Apartment,|Chaoyang|60%|37,917|97,044|-|-|-|
|Beijing||||||||
|Beijing Hills|Chaoyang|100%|55,885|155,330|-|-|-|
|The Metropolis (大都会),||||||||
||Chaoyang|100%|5,329|36,465|-|-|-|
|Beijing||||||||
|No. 77 Beihe Yanjia (北||||||||
||Dongcheng|100%|4,103|14,372|-|-|-|
|河沿甲), Beijing||||||||
|Hongshi Jiayuan (红狮家||||||||
||Fengtai|100%|59,800|180,152|-|-|-|
|园), Beijing||||||||
|Vanke Lan (万科蓝),||||||||
||Fengtai|100%|14,449|36,084|-|36,084|-|
|Beijing||||||||
|Xihuafu, Beijing|Fengtai|50%|233,209|629,170|255,028|51,533|255,028|
|Land Lots 010, 014, 015,||||||||
|017, 019 Park Avenue,|Tongzhou|50%|88,767|210,738|87,662|-|210,738|
|Beijing||||||||
|Land Lot 007 Park||||||||
||Tongzhou|35%|34,657|103,971|-|-|103,971|
|Avenue, Beijing||||||||
|Land Lots 005, 008, 009||||||||
||Tongzhou|50%|61,717|123,434|44,350|-|123,434|
|Park Avenue, Beijing||||||||

Page 39
|||||||||
|-|-|-|-|-|-|-|-|
|Jinyu Vanke City, Beijing|Changping|49%|178,908|485,234|10,800|68,092|10,800|
|King Metropolis, Beijing|Changping|50%|198,007|559,214|175,874|87,229|182,688|
|Changyang Bandao,||||||||
||Fangshan|50%|437,179|853,165|-|47,952|-|
|Beijing||||||||
|Yunwan Jiayuan, Beijing|Fangshan|50%|61,567|157,984|-|127,721|6,354|
|Xingfuhui (幸福汇),||||||||
||Fangshan|68%|71,912|137,777|2,295|27,536|2,295|
|Beijing||||||||
|New Milestone, Beijing|Fangshan|20%|77,834|142,612|-|-|-|
|Golden Paradise, Beijing|Fangshan|40%|65,967|156,993|-|83,158|6,143|
|Jinyu Park (金域公园),||||||||
||Fangshan|51%|27,528|55,056|-|55,056|-|
|Beijing||||||||
|Changyang Tiandi (长阳||||||||
||Fangshan|38%|112,673|208,351|193,590|-|208,351|
|天地), Beijing||||||||
|Changyang Bandao•||||||||
|Central Town (长阳半岛•|Fangshan|35%|63,950|156,384|42,452|-|156,384|
|中央城)||||||||
|Spring Dew Mansion,||||||||
||Daxing|50%|67,651|173,215|-|44,660|-|
|Beijing||||||||
|Eastern||||||||
||Daxing|50%|57,826|144,564|-|-|-|
|Metropolis,Beijing||||||||
|Vanke Cheng (万科橙) ,||||||||
||Daxing|50%|43,446|155,207|53,795|-|53,795|
|Beijing||||||||
|Shoukai Vanke Centre||||||||
||Daxing|50%|41,092|126,996|126,996|-|126,996|
|(首开万科中心), Beijing||||||||
|Tianzhu Joying City (天||||||||
||Shunyi|56%|17,985|31,051|31,051|-|31,051|
|竺悦城), Beijing||||||||
|Baoshui District Project,||||||||
||Shunyi|97%|25,112|44,716|44,716|-|44,716|
|Tianzhu , Beijing||||||||
|Gaoliying Project, Beijing|Shunyi|35%|187,830|170,568|47,113|-|170,568|
|Huanqingcheng,|Xianghe|||||||
|||50%|130,045|221,077|100,000|-|221,077|
|Langfang|County|||||||
|Stratford, Tangshan|Lunan|100%|153,527|104,445|-|6,960|-|
|Windsor Castle, Tangshan||||||||
||Lunan|100%|47,007|47,635|-|24,095|23,540|
|(唐山温莎堡)||||||||
|King||||||||
||Lubei|60%|78,977|166,159|-|41,922|22,635|
|Metropolis, .Tangshan||||||||
|The Paradiso,Tangshan|Lubei|40%|53,440|154,503|89,135|65,368|89,135|
||Fenghuang|||||||
|New Milestone, Tianjin||48%|88,848|264,659|253,987|-|264,659|
||New City|||||||
|Holiday Views (假日风||||||||
||Haigang|48%|75,526|188,816|-|83,063|-|
|景) Qinghuangdao||||||||
|Beidaihe Town (北戴河||||||||
||Beidaihe|50%|238,561|278,286|-|-|229,883|
|小镇) Qinghuangdao||||||||
|Waterfront, Tianjin|Dongli|100%|2,708,886|1,763,059|199,200|97,625|735,041|
|A Glamorous City, Tianjin|Dongli|100%|176,773|258,579|-|5,447|-|
|New Milestone, Tianjin|Dongli|51%|136,524|206,863|-|-|-|
|Jinse Yazhu (金色雅筑),||||||||
||Dongli|49%|90,792|173,937|-|-|-|
|Tianjin||||||||
|King Metropolis, Tianjin|Dongli|51%|221,217|360,069|73,800|35,683|295,967|
|Holiday Dew Garden,||||||||
||Xiqing|100%|229,201|343,101|-|22,522|-|
|Tianjin||||||||
|Jin’ao International,||||||||
||Xiqing|100%|58,577|160,080|-|-|-|
|Tianjin||||||||
|Wonderland,Tianjin|Xiqing|51%|409,701|502,892|112,575|-|432,921|
||Development|||||||
|Binhai Modern, Tianjin||100%|6,538|43,473|-|-|-|
||District|||||||
||Development|||||||
|Park Residence, Tianjin||60%|32,270|48,709|-|23,285|-|
||District|||||||
||Binhai New|||||||
|Harbor (海港城), Tianjin||51%|149,483|372,910|-|104,438|39,962|
||District|||||||
||Binhai New|||||||
|Jinlu (锦庐), Tianjin||95%|90,604|127,095|-|59,473|-|
||District|||||||

Page 40
|||||||||
|-|-|-|-|-|-|-|-|
||Binhai New|||||||
|East Coast, Tianjin||51%|255,311|377,516|-|23,157|354,359|
||District|||||||
||Binhai New|||||||
|Jinyu Internationl,Tianjin||51%|108,389|189,160|39,634|48,523|100,885|
||District|||||||
|Shilinyuan (仕林苑),||||||||
||Jinnan|40%|63,582|114,474|-|86,701|-|
|Tianjin||||||||
|Park Residence, Meijiang||||||||
||Hexi|80%|62,205|124,410|121,935|-|124,410|
|(梅江柏翠园), Tianjin||||||||
|Dream Town, Shenyang|Heping|49%|361,320|868,373|-|85,015|-|
|Rotterdam , Shenyang|Heping|100%|120,333|360,999|54,827|59,975|163,365|
||Hunnan|||||||
|The Paradiso, Shenyang|New|100%|226,356|601,439|34,716|64,838|34,716|
||District|||||||
||Hunnan|||||||
|Shenyang Tomorrow City|New|70%|199,319|597,957|67,969|167,348|252,463|
||District|||||||
|Park Residence,||||||||
||Shenhe|55%|83,229|290,681|27,250|17,805|91,829|
|Shenyang||||||||
|Chunheli, Shenyang|Shenhe|82%|81,378|431,232|42,158|107,176|208,142|
|Whistler (惠斯勒小镇),||||||||
||Dongling|70%|285,599|286,141|-|-|225,438|
|Shenyang||||||||
|Blue Mountain ,||||||||
||Dadong|60%|78,367|235,102|-|-|-|
|Shenyang||||||||
|Spring Dew Mansion||||||||
|(Long Mansion),|Tiexi|70%|66,547|178,598|-|93,178|-|
|Shenyang||||||||
|Spring Dew Mansion||||||||
||Tiexi|100%|57,030|150,315|40,917|36,086|95,049|
|(Run Mansion), Shenyang||||||||
|Lakeside Grand View (香||||||||
||Yuhong|49%|190,156|342,360|55,715|43,653|116,565|
|湖胜景) North, Shenyang||||||||
|Lakeside Grand View (香||||||||
||Yuhong|51%|135,464|304,520|-|-|295,704|
|湖胜景) South, Shenyang||||||||
|Park Avenue, Shenyang|Yuhong|100%|169,774|407,374|66,249|101,280|272,732|
|Holiday Views, Shenyang|Huanggu|100%|200,000|475,936|101,405|-|475,936|
||Development|||||||
|The Paradiso, Fushun||100%|300,150|1,034,003|29,660|37,381|883,582|
||District|||||||
|Jinyu International(金域||||||||
||Shuncheng|100%|72,560|316,582|47,986|-|215,153|
|国际), Fushun||||||||
|Yinkou Habor(营口海港||||||||
||Bayujuan|100%|138,990|399,449|63,616|-|258,097|
|城), Shenyang||||||||
|Whistler Town, Anshan|Tiedong|100%|422,171|713,400|13,000|-|386,367|
|Dream Town, Anshan|Gaoxin|100%|167,664|375,002|22,601|-|58,189|
|Jinyu Internationl, Anshan|Tiexi|51%|225,715|677,000|-|-|542,724|
|Ravine Village, Dalian|Ganjingzi|100%|363,716|380,922|-|-|-|
|A Glamorous City, Dalian|Ganjingzi|100%|218,498|443,186|-|-|-|
|Spring Dew Mansion,,||||||||
||Ganjingzi|100%|118,506|229,822|-|92,761|11,515|
|Dalian||||||||
|Xishan Project, Dalian|Ganjingzi|55%|90,404|91,308|-|41,364|-|
|Blue Mountain, Dalian|Ganjingzi|100%|125,100|214,470|24,875|-|80,375|
|Dalianmen Project,||||||||
||Ganjingzi|100%|19,131|37,627|34,077|-|37,627|
|Dalian||||||||
||Puwan New|||||||
|Habor, Dalian||55%|581,172|968,300|5,273|46,299|727,172|
||District|||||||
||High-Tech|||||||
|Cherry Blossom Garden,||||||||
||Industrial|71%|192,248|363,349|53,195|76,911|257,904|
|Dalian||||||||
||Zone|||||||
|Dream Town, Dalian|Jinzhou|100%|284,806|620,607|138,358|-|475,217|
|Chenghua East Project,||||||||
||Shahekou|100%|35,757|64,260|64,260|-|64,260|
|Dalian||||||||
|Blue Mountain,||||||||
||Erdao|100%|228,670|501,678|-|61,686|85,296|
|Changchun||||||||
|Whistler (惠斯勒),|Jingyue|50%|399,715|484,714|91,912|45,619|225,345|

Page 41
||||||||||
|-|-|-|-|-|-|-|-|-|
|Changchun|||||||||
|Dream Town, Changchun||Jingyue|51%|350,965|1,068,964|-|17,192|788,165|
|Park Residence,|||||||||
|||Chaoyang|100%|267,981|503,349|-|42,707|223,785|
|Changchun|||||||||
|Scupture Park Project,|||||||||
|||Nanguan|50%|121,109|343,058|64,232|-|297,767|
|Changchun|||||||||
|Dream Town, Jinlin||Gaoxin|65%|728,139|2,001,721|-|109,066|1,216,130|
|Songhua Lake Project,|||||||||
|||Fengman|100%|531,598|681,890|121,379|83,379|681,890|
|Jinlin|||||||||
|A Glamorous City,|||||||||
|||Chengyang|80%|200,289|341,136|-|-|-|
|Qingdao|||||||||
|City Garden, Qingdao||Chengyang|80%|130,873|231,482|-|-|-|
|Rose Lane (玫瑰里),|||||||||
|||Chengyang|51%|340,069|540,307|21,755|18,083|369,097|
|Qingdao|||||||||
|Chunyang Garden,|||||||||
|Qingdao||Chengyang|51%|86,493|183,142|114,880|-|114,880|
|(青岛春阳花园)|||||||||
|Taohuayuan(桃花源),|||||||||
|||Chengyang|80%|129,032|230,194|230,194|-|230,194|
|Qingdao|||||||||
|Aureate City,Qingdao|Shibei||100%|61,873|173,945|-|-|-|
|Dream Town, Qingdao||Shibei|55%|154,607|392,904|-|37,869|125,943|
|Vanke Centre, Fuzhou||Shibei|||||||
||||100%|38,775|123,703|-|30,003|-|
|Road, Qingdao|||||||||
|Vanke Centre,||Shibei|||||||
||||70%|18,646|70,486|-|-|-|
|ShandongRoad, Qingdao|||||||||
|Blue Mountain,Qingdao||Shibei|100%|68,153|208,462|-|40,824|-|
|Zitai, Qingdao||Shibei|100%|68,562|204,603|124,598|-|204,603|
|Ecological|||||||||
|||Licang|100%|141,346|261,571|-|-|-|
|Town, Qingdao|||||||||
|Qingdao Town||Huangdao|34%|933,293|702,304|149,084|125,031|517,800|
|Qingdao Dongjun||Jimo|55%|196,446|430,183|78,603|115,627|250,196|
|Pingdu Dream Town,|||||||||
|||Pingdu|51%|59,308|197,931|96,286|75,076|96,286|
|Qingdao|||||||||
|Pingdu New City,|||||||||
|||Pingdu|51%|75,701|97,496|97,496|-|97,496|
|Qingdao|||||||||
|Haiyuntai, Yantai||Zhifu|100%|311,614|444,000|-|-|255,301|
|Holiday Views, Yantai||Fushan|70%|190,281|362,813|-|56,888|145,452|
|Holiday Dew Garden,|||||||||
|||Fushan|70%|65,733|152,466|-|152,466|-|
|Yantai|||||||||
|Yulongshan (御龙山),|||||||||
|||Zhifu|51%|341,943|615,200|39,127|13,120|508,922|
|Yantai|||||||||
|||Development|||||||
|Dream Town,Yantai|||51%|241,167|627,813|77,806|-|540,100|
|||District|||||||
|Jiyu International(金域国|||||||||
|||Gaoxin|63%|127,759|408,346|72,625|116,530|188,736|
|际), Jinan|||||||||
|Dream Town, Jinan||Lixia|50%|191,418|478,545|340,155|-|340,155|
|New Milestone,Jinan||Licheng|100%|113,132|316,728|219,146|-|316,728|
|Zitai, Taiyuan||Yingze|51%|95,687|334,330|-|115,344|-|
|Jinyu Internationl,|||||||||
|||Wanbolin|100%|49,407|169,679|-|-|-|
|Taiyuan|||||||||
|Blue Mountain, Taiyuan||Wanbolin|51%|198,392|693,540|87,287|-|552,019|
|Transportation Company|||||||||
|||Wanbolin|100%|37,060|177,415|177,415|-|177,415|
|Land Lot, Taiyuan|||||||||
|Spring Dew Mansion,|||||||||
|||Yuci|51%|218,143|476,596|155,873|81,383|260,849|
|Jinzhong|||||||||
|Beijing Region subtotal||||21,241,967|39,897,286|5,573,984|3,825,586|19,788,493|
|Chengdu Region|||||||||
|A Glamorous City,|||||||||
|||Chenghua|60%|308,501|761,258|-|48,442|-|
|Chengdu|||||||||

Page 42
|||||||||
|-|-|-|-|-|-|-|-|
|Vanke Diamond Plaza,||||||||
||Chenghua|85%|15,404|92,422|-|92,422|-|
|Chengdu||||||||
|Vanke||||||||
|Huamao|Chenghua|51%|29,720|214,137|-|-|-|
|Plaza, Chengdu||||||||
|Jinse Yuefu Music Plaza||||||||
|(金色乐府音乐广场),|Chenghua|60%|152,852|759,036|130,082|-|454,948|
|Chengdu||||||||
|Jinyu Xiling (金域西岭),||||||||
||Jinniu|60%|79,331|361,100|-|-|-|
|Chengdu||||||||
|Golden Domain, Chengdu|Qingyang|100%|49,628|244,459|-|53,935|-|
|Jinrun Huafu, Chengdu|Jingjiang|100%|52,895|267,928|-|31,501|-|
|Golden Hairong, Chengdu|Wuhou|49%|54,970|234,125|-|92,964|-|
|Wulong Mountain||||||||
||Xindu|100%|345,168|356,503|-|104,962|-|
|Garden, Chengdu||||||||
|Jinyu Tixiang,Chengdu|Xindu|100%|111,166|331,161|58,842|-|184,952|
|Jinyu Mingdi||||||||
||Gaoxin|50%|48,345|145,034|-|-|85,260|
|(金域名邸), Chengdu||||||||
|No. 5 Park Front||||||||
|Boutique Apartment,|Gaoxin|50%|87,822|263,464|-|-|232,981|
|Chengdu||||||||
|Golden City,Chengdu|Longquanyi|55%|72,102|288,410|85,652|-|85,652|
|Aureate City,Chengdu|Longquanyi|55%|47,245|141,642|-|-|-|
|Haiyue Huicheng,||||||||
||Shuangliu|90%|104,307|524,843|-|128,752|-|
|Chengdu||||||||
|Jinrun Huafu, Nanchong|Gaoping|60%|182,012|518,004|105,000|41,777|364,267|
|King Metropolis, Wuhan|Wuchang|100%|59,790|191,300|-|51,280|-|
|Hanyang International,||||||||
||Hanyang|70%|166,817|568,974|158,590|162,519|195,761|
|Wuhan||||||||
|Dream Town, Wuhan|Jianghan|100%|65,901|299,337|-|29,973|-|
|Huanzi Lake Project,||||||||
||Jianghan|100%|7,388|36,683|3,999|-|3,999|
|Wuhan||||||||
|Hankou Chuanqi (汉口传||||||||
||Jianghan|50%|42,385|228,430|-|-|-|
|奇), Wuhan||||||||
||East Lake|||||||
||High-Tech|||||||
|Stratford, Wuhan||100%|230,894|349,607|-|-|-|
||Development|||||||
||Zone|||||||
||East Lake|||||||
|Liantou VankeEcological|High-Tech|||||||
|||50%|199,709|299,563|-|-|299,563|
|Town, Wuhan|Development|||||||
||Zone|||||||
||East Lake|||||||
|Luxuriant Scenery (城花|High-Tech|||||||
|||50%|89,665|409,600|119,822|-|253,551|
|璟苑), Wuhan|Development|||||||
||Zone|||||||
||East Lake|||||||
|Jiayuan (嘉园), Wuhan|High-Tech|||||||
|||50%|67,259|324,100|67,746|-|324,100|
||Development|||||||
||Zone|||||||
||East Lake|||||||
||High-Tech|||||||
|Jincheng (锦程), Wuhan||100%|38,286|202,620|202,620|-|202,620|
||Development|||||||
||Zone|||||||
||Economic|||||||
||and|||||||
|The Paradiso, Wuhan|Technological|100%|213,440|533,600|-|53,164|-|
||Development|||||||
||Zone|||||||
|Golden City, Wuhan|Hongshan|100%|273,850|896,484|-|249,011|-|
|Changzheng Village||||||||
||Hongshan|100%|282,235|871,721|130,108|-|762,757|
|Project, Wuhan||||||||
|Youcheng Ecological||||||||
||Yubei|51%|229,581|344,372|-|16,162|-|
|Garden, Chongqing||||||||
|Jincheng (锦程),||||||||
||Yuzhong|100%|105,406|533,486|-|-|-|
|Chongqing||||||||

Page 43
|||||||||
|-|-|-|-|-|-|-|-|
||Northern|||||||
|Wonder Town, Chongqing|New|100%|41,448|145,067|-|-|-|
||District|||||||
||Northern|||||||
|Palace of Pleasure,||||||||
||New|100%|137,996|376,737|-|161,288|-|
|Chongqing||||||||
||District|||||||
||Northern|||||||
|Dream Town, Chongqing|New|55%|278,167|647,378|36,241|318,923|67,905|
||District|||||||
|Yuewan, Chongqing|Jiangbei|45%|435,499|649,158|82,548|84,398|351,266|
|Gailanxi, Chongqing|Jiangbei|100%|129,535|652,785|133,569|-|652,785|
|Ertang Project,||||||||
||Nan’an|49%|241,314|845,611|152,514|-|845,611|
|Chongqing||||||||
|Joying Gold,||||||||
||Shapingbei|80%|175,000|700,000|143,184|-|368,323|
|Chongqing||||||||
|Vanke Xijiu (万科西九),||||||||
||Jiulongpo|50%|26,515|145,688|73,571|26,137|76,207|
|Chongqing||||||||
|Vanke Xicheng (万科西||||||||
||Jiulongpo|100%|60,276|271,207|77,151|-|128,286|
|城), Chongqing||||||||
||Qujiang|||||||
|Jinyu Qujiang (金域曲||||||||
||New|55%|152,667|390,176|-|21,532|-|
|江), Xi’an||||||||
||District|||||||
|Land Lot 7#Dream Town,||||||||
||Chang’an|85%|186,849|619,806|160,830|127,236|175,823|
|Xi’an||||||||
|Land Lot 3#Dream Town,|Chang’an|||||||
|||60%|113,231|352,802|93,968|89,674|150,157|
|Xi’an||||||||
|Land Lot 8#Dream Town,|Chang’an|||||||
|||100%|172,666|504,464|95,600|-|504,464|
|Xi’an||||||||
|King Metropolis, Xi’an|Weiyang|51%|106,667|372,461|69,204|226,203|70,714|
|Daminggong Project,||||||||
||Weiyang|70%|69,052|221,603|52,710|-|155,063|
|Xi’an.||||||||
|Joying Gold, Xi’an|Lianhu|80%|193,571|664,643|15,576|-|448,567|
|Joying Gold DK1, Xi’an|Lianhu|100%|36,708|146,831|45,000|-|146,831|
|Jiyu International,Xi’an|Gaoxin|100%|23,831|150,132|-|-|150,132|
||Chanba|||||||
|Eastern Metropolis,Xi’an|Ecological|100%|175,387|686,388|165,544|-|686,388|
||District|||||||
|Vanke Meijing Longmen||||||||
||Guancheng|51%|79,457|351,529|184,703|-|217,305|
|Longtang, Zhengzhou||||||||
|Meiming Science and||||||||
|Technology Industrial||||||||
||Gaoxin|51%|130,818|457,863|58,803|-|457,863|
|Park (美铭科技产业园),||||||||
|Zhengzhou||||||||
|Vanke Meijing Dream||||||||
||Gaoxin|51%|190,319|542,359|240,226|-|353,473|
|Town, Zhengzhou||||||||
|Vanke Meijing,||||||||
||Aviation|||||||
|Glamorous City,||51%|182,560|468,407|118,721|-|468,407|
||Port Area|||||||
|Zhengzhou||||||||
|King Metropolis, Guiyang|Xiaohe|51%|351,800|581,217|58,608|64,777|261,048|
|Metropolis(大都会),||||||||
||Xiaohe|51%|181,235|761,187|145,776|39,046|579,108|
|Guiyang||||||||
|Nimble Bay, Guiyang|Yunyan|100%|81,246|200,705|28,544|59,525|85,226|
|Joy City(悦城), Guiyang|Yunyan|51%|85,341|262,728|63,585|-|105,841|
|Dream Town, Guiyang|Yunyan|30%|348,117|910,910|192,190|-|563,026|
|No. 5 Park Front||||||||
|Boutique|Yunyan|70%|10,927|98,132|-|-|-|
|Apartment,Guiyang||||||||
|Dew Garden (润园),||||||||
||Panlong|100%|192,104|247,394|83,257|42,741|85,327|
|Baisha, Kunming||||||||
|Yunshangcheng, Kunming|Wuhua|23%|34,293|177,468|-|10,685|-|
|Respecte Chateau (金色||||||||
||Gaoxin|67%|105,484|423,175|133,035|79,194|133,035|
|领域), Kunming||||||||
|A Glamorous|Guandu|55%|417,919|1,662,861|402,064|183,720|1,319,114|

Page 44
|||||||||
|-|-|-|-|-|-|-|-|
|City,Kunming||||||||
|Park Avenue,Kunming|Guandu|50%|290,724|580,438|253,971|-|580,438|
||New|||||||
|King Metropolis, Urumqi||82%|77,425|245,780|24,005|-|24,005|
||District|||||||
||Urumqi|||||||
|Nanshan Villa, Urumqi||100%|32,298|14,900|9,883|5,018|9,883|
||County|||||||
|Jinyu International,||||||||
||Shayibake|100%|24,150|60,376|-|-|-|
|Urumqi||||||||
|Jinyu Tixiang, Urumqi|Shayibake|100%|20,078|50,196|50,196|-|50,196|
|Rancho Santa Fe,Urumqi|Shayibake|60%|204,628|204,628|56,163|64,448|56,163|
|Central Park, Urumqi|Shuimogou|100%|80,698|201,745|40,000|-|201,745|
|Chengdu Regionsubtotal|||9,692,074|28,640,338|4,603,401|2,761,409|13,980,136|
|Total|||66,012,793|135,424,217|22,379,919|14,801,590|62,737,532|

 Special Remarks on Risk Factors:
The schedule for the commencement and completion of the above-mentioned projects may be adjusted due to the following factors:
a) There may be changes in the macro-economic condition and the property market or changes in the sale of an individual project;
b) Project approval requirements may be tightened by new regulations such that the progress of application for permits will be slowed down, thereby affecting the schedule of project development;
c) Progress in demolition and resettlement of related projects may affect the development schedule;
d) Significant changes in weather conditions may affect the construction progress of projects, which in turn may affect the schedule for completion;
e) Impact of other unpredictable significant events on the construction progress of projects.
VIII. Work Report of the Board of Directors
(1) The Board held a total of four board meetings during 2013
A. On 26 February 2013, the Ninth Meeting of the Sixteenth Board was held to consider and approve the following resolutions: the resolution regarding the appropriation and write-off of the provision for diminution in asset value for the year 2012; the audited financial report for the year 2012; the special remarks on the deposit and use of proceeds raised from previous fund-raising exercises during 2012; the internal control self- assessment report for the year 2012; the proposal on profit appropriation and dividend distribution for the year 2012; the resolution regarding the reappointment of certified public accountants for the year 2013; the resolution regarding theCompany’s 2012 annual report and its summary; the corporate social responsibility report for the year 2012; the resolution regarding continued cooperation with CRH; the resolution regarding nomination of director candidates; and the resolution regarding the convention of the 2012 annual general meeting. The announcement regarding the relevant resolutions was published in China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily, and IRasia.com, Hong Kong, respectively, on 28 February 2013. B. On 19 April 2013, the Tenth Meeting of the Sixteenth Board was held to consider and approve the following resolutions: the 2013 first quarterly report and financial statements; resolution regarding the fulfilment of the conditions of the second exercise period for A-Share Stock Option Incentive Scheme; and the election of Director Wei Bin as member of Audit Committee and Director Chen Ying as member of Investment and Decision-making Committee in a by-election. The related announcement was published in China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily, and IRasia.com, Hong Kong, respectively, on 23 April 2013. C.On 5 August 2013, the Eleventh Meeting of the Sixteenth Board was held to consider and approve the 2013 interim report, its summary and its financial report, and the resolution regarding no dividend distribution and no transfer of capital reserve to share capital for the 2013 interim period.The announcement regarding the relevant resolutions was published in China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily, and IRasia.com, Hong Kong, respectively, on 7 August 2013.
D. On 28 October 2013, the Twelfth Meeting of the Sixteenth Board was held to consider and approve the 2013
third quarterly report and financial statements. The related report was published in China Securities Journal,
Securities Times, Shanghai Securities News, Securities Daily, and IRasia.com, Hong Kong, respectively, on 10
Page 45
October 2013.
(2) In 2013, the Board conducted 8 votings by electroniccommunication
A. On 11 January 2013, the resolution regarding proposal for change of listing location of domestically listed foreign shares of the Company and listing& trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction; the resolution regarding submission to theCompany’sshareholders’ meeting to authorize the Board and its authorized persons to handle all matters relating to the change of listing location of domestically listed foreign shares and listing&trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction; the resolution regarding confirmation of the persons authorised by the Board; the resolution regarding the Company becoming an overseas listed joint stock limited company; the resolution regarding China Vanke Co.,Ltd.’s Articles of Association(A+H); the resolution regarding the validity period of the relevant resolutions in relation tochange of listing location of domestically listed foreign shares of the Company and listing& trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction; and the resolution regarding the convention of the first extraordinary general meeting in 2013 weresubmitted to the board for consideration and approval through voting by electronic communication.
B. On 21 January 2013, the resolution regarding minor adjustment to theCompany’s incentive scheme wassubmitted to the board for consideration and approval through voting by electronic communication. C. On 7 May 2013, the resolution regarding adjustment to the exercise price of the A-share stock options wassubmitted to the board for consideration and approval through voting by electronic communication. D. On 27 June 2013, the resolution regarding guarantee provided by Vanke Property (Hong Kong) Company Limited to Vanke Property (Overseas) Limited was submitted to the board for consideration and approval through voting by electronic communication.
E. On 12 July 2013, the resolution regarding medium-term note program wassubmitted to the board for consideration and approval through voting by electronic communication.
F. On 28 October 2013, the resolution regarding investment in Huishang Bank CorporationLimited’s initial public offering of H shares as a cornerstone investor was submitted to the board for consideration and approval through voting by electronic communication.
G. On 17 December 2013, the resolution regarding cooperation with CRH to make a joint bid for property project wassubmitted to the board for consideration and approval through voting by electronic communication. H. On 25 December 2013, the resolution regarding the appointment of Mr Chen Wei as executive vice president was submitted to the board for consideration and approval through voting by electronic communication. Pursuant to relevant requirements, the progress and important facts of the related issues were published in China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily and IRasia.com, Hong Kong, on 19 January 2013, 14 May 2013, 31 October 2013, and 4 January 2014 respectively.
(3) TheBoard’s implementation of the resolutions approved atshareholders’ meetings
A. Implementation of the proposal on change of listing location of theCompany’s domestically listed foreign shares (“B shares”) for listing on the main board of The Stock Exchange of Hong Kong Limited (“SEHK”) by way of introduction
TheCompany’s 2013 first extraordinary general meeting approved the resolutions regarding the proposal on the change of listing location of theCompany’s B shares for listing and trading on the main board of SEHKby way of introduction. Pursuant to the resolutions approved at the shareholder meeting, the Company made applications to China Securities Regulatory Commission and SEHK, and obtained a confirmation letter regarding the processing of the application for administrative licence issued by China Securities Regulatory Commissionon 7 February. On 15 February, the Company received a confirmation letter from the SEHK. The relevant applicationsare still under review.On 3 March 2014, the Company received the―Reply regarding approval of China Vanke Co.,Ltd’s listing on the main board of The Stock Exchange of Hong KongLimited‖ (Zhengjian Xu Ke[2014] No. 239)issued by
China Securities Regulatory Commission(―CSRC‖). CSRC approved theCompany’s conversion of its B shares to
Page 46
overseas listed foreign shares for listing on the main board of The Stock Exchange of Hong Kong Limited. B. The implementation of the proposal on dividend distribution for the year 2012
In accordance with the resolutions passed at the 2012 (25th) annual general meeting, the Board had proceeded with the implementation of the proposal on dividend distribution for 2012. The dividend distribution proposal for 2012 is as follows: Based on the total share capital of the Company at the close of market on the record date, for every 10 existing shares held, a cash dividend of RMB1.8 (including tax).At the time of distribution, the actual cash dividend paid to individual shareholders and securities investment fund investors of A shares and individual shareholders of B shares on the basis of every 10 existing shares held was RMB1.71, after a withholding income tax at a5% rate was deducted. When a shareholder transfers his/her shares, China Securities Depository and Clearing Corporation Limited will, according to the Notice from the Ministry of Finance, the State Administration of Taxation and China Securities Regulatory Commission Regarding Policies of Implementation of Differential Individual Income Tax on Bonus Shares and Dividends of Listed Companies (Cai Shui[2012] No. 85), withhold the outstanding amount of tax that has not been withheld and paid in accordance with the actual tax amount to be paid by the shareholder, which is calculated basing on the holding period of the shares, and such outstanding balance will be paid by the Company on behalf of the shareholder. An actual amount of RMB1.62 cash dividend, after deducting a withholding income tax at a10% rate, was paid to non-resident enterprise shareholders of A and B shares (including qualified foreign institutional investors of A shares) on the basis of every 10 existing shares held. The record date for A shares was 15 May 2013, and ex-dividend date was 16 May 2013, while the last trading day of B shares was 15 May 2013, ex-dividend date was 16 May 2013, and the record date was 20 May 2013. The exchange rate for Bshare’s cash dividend wasHK$1= RMB0.8081, being the median price of the exchange rate of Hong Kong dollars for Renminbi published by thePeople’s Bank of China on the first working day (21 March 2013) after the approval of the dividend distribution proposal at theCompany’s 2012 annual general meeting.
Based on theCompany’s total number of shares of 11,007,782,059 on the record date for dividend distribution for 2012, the actual amount of cash dividends paid by the Company amounted to RMB1,981,400,770.62.
C. Continued cooperation with CRH
TheCompany’s 2012 (25th) annual general meeting authorised the Board to decide on, within RMB12.7 billion (i.e. not more than20% of theCompany’s audited net assets value as at the end of 2012) the continuous cooperation with China Resources (Holdings) Co., Ltd and its connected companies (collectively―CRH‖), including entering into a loan agreement with China Resources Bank of Zhuhai Co., Ltd., using the funds under China Resources SZITIC Trust Co., Ltd. and Harvest Capital Partners Limited, and joint investment with China Resources SZITIC Trust Co., Ltd. and Harvest Capital Partners Limited. The validity of the authorization is two years from the date of passing of the relevant resolution at the shareholder meeting.
During the year under review, no new cooperative projects under the scope of authorisation were implemented. (4) SpecialisedCommittees’ Performance of Duties
The three specialised committees, namelythe audit committee, the remuneration and nomination committee, as well as the investment and decision-making committee, had dutifully performed their duties, in accordance with the―Code of corporate governance for listedcompanies‖,―Articles ofAssociation‖, and―Rules Governing the Procedures of BoardMeetings‖ and the responsibilities and obligations as stipulated in the implementation details of the different specialised committees.
A. Auditcommittee’s performance of duties
During the year under review, the audit committee held six audit committee meetings and communication meetings. The audit committee considered the following issues: the arrangement of audit duties, the periodical financial reports, proposal on profit appropriation, the appointment of accountants, execution of standardization of internal control, guarantees, etc. The audit committee also communicated with the auditors on several occasions. The audit committee actively facilitated the audit process in 2013. Since the end of the year under review, the audit committee had held onecommittee meeting and communication meeting, supervised the auditors to strictly follow the audit schedule, reviewed the financial statements and provided feedback. It also resolved on the
appointment of accountants, internal control self-assessment report, and dividend distribution.
Page 47
The audit committee concluded the audit performed by KPMG Huazhen(Special General Partnership) in 2013 as follows:
I. Preparation before auditing
i. Determination of audit schedule
The audit for 2013 took seven months to complete, starting from internal control auditing, which commenced at the beginning of August 2013. Details of the work schedule are as follows:
1) August to September 2013: Internal control audit. KPMG selected certain key subsidiaries and newly established companies according to theGroup’s internal control guidelines to conduct internal control audit; 2) November to December 2013: Pre-audit. KPMG selected key cities to perform pre-audit according to the level of importance and new projects acquired in 2013;
3) 13 January2014: KPMG started to perform their annual audit inVanke’s office. On 3 March, the first draft of the 2013Auditor’s Report was presented to the audit committee for review; theAuditor’s Report was presented on 5 March.
ii. Review of not-yet audited financial statements
Before the auditors came in, the audit committee had reviewed, with due diligence, the financial statements prepared by the Company and provided their opinions in writing.
II. Audit process
Starting from 13 January 2014, KPMG sent five different teams (for Guangshen Region, Shanghai Region, Beijing Region, Chengdu Region and the Group as a whole) to perform audit for theCompany’s headquarter and its subsidiaries.
During the auditing process, the audit committee supervised in writing and requested KPMG to arrange its audit work according to the audit work schedule, in order to ensure that the audit completed on time.
On 3 March 2014, KPMG submitted to the audit committee the drafts of 2013Auditors’ Report and Internal Control Audit Report. On 5 March 2014, the Board meeting approved the financial statements and the work performed by KPMG for theCompany’s 2013 audit completed.
III. Audit results
KPMG has issued its unqualified opinion for the 2013Auditors’ Report and Internal Control Audit Report. The audit committee is of the opinion that the audit performance of KPMG Huazhen (Special General Partnership) on theCompany’s 2013 financial statements is satisfactory.
The audit committee resolved to propose to the Board for approval of the reappointment of KPMGHuazhen(Special General Partnership) to audit theCompany’s 2013financial statements according to the PRC and international accounting standards, and to prepare the internal control audit report according to the requirements of the regulatory bodies.
B. Remuneration and nominationcommittee’s performance of duties
During the year under review, the remuneration and nomination committee held two meetings and conducted one voting by electronic communication. The committee had reviewed the resolutions including minor adjustment to theCompany’s incentive scheme and the appointment of Chen Wei as executive vice president, and deliberated on the remuneration and incentive programmes for senior management. Since 2014, the remuneration and nomination committee had held one meeting for the discussion about the candidates for a new board of directors, directors andofficers’ liability insurance, adjustment to economic profits-bonus plan. The committee had maintained regular contact with the management and held several debriefing sessions where the management reported their work.
C. Investment and decision-makingcommittee’s performance of duties
During the year under review, the investment and decision-making committee held one meeting for the discussion of theBoard’s authorization of project development and financing, as well as cooperation with CRH. The investment and decision-making committee had maintained regular contact with the management, thereby having full understanding of different business activities carried out under the scope of authorisation.
Page 48
9. Profit Appropriation and Dividend Distribution Proposal
TheCompany’s profit appropriation and dividend distribution was based on theCompany’s profit available for appropriation. Details on the profit available for appropriation of the Group and the Company in 2013 according to the PRC Accounting Standards for Business Enterprises are as follows:
Unit: RMB
||||
|-|-|-|
||The Group|The Company|
|Profit after taxationavailable forappropriation|39,825,247,201.93|8,090,250,689.93|
|Include: Net profit for2013|15,118,549,405.78|7,795,895,844.62|
|Profit available forappropriation at thebeginning of the year|26,688,098,566.77|2,275,755,615.93|
|Allocation of dividendfor 2012|(1,981,400,770.62)|(1,981,400,770.62)|

Note: The significant difference between the profit of the Company and the consolidated profit of the Group is attributable to the cost method used for recording investment in subsidiaries after the adoption of―Accounting Standards for Business Enterprises2006‖. Moreover, the appropriations made by thesubsidiaries’ legal persons to surplus reserve according to the Company Law were retained in the subsidiaries, and thesubsidiaries’ profit for the year has yet to be appropriated to the Company.
According to the relevant rules and requirements of theCompany’s Articles of Association, and consideringshareholders’ interests and theCompany’s development needs in the long run after hearing differentshareholders’ opinions, the Board submitted to the shareholder meeting the following profit appropriation proposal for the year 2013:
1. to appropriate10% of the net profit of the Company to statutory surplus reserve;
2. to appropriate30% of the net profit of the Company to discretionary surplus reserve;
3. to appropriate60% of the net profit of the Company and the unappropriated profit of the previous year for dividend distribution fund;
The allocation of the profit available for appropriation for the year 2013 is as follows:
Unit: RMB
|||||
|-|-|-|-|
||The Company|As a percentage ofthe Company’s netprofit for the year|As a percentageof the Group’sconsolidated netprofit for the year|
|Net profit of 2013|7,795,895,844.62|100%|51.57%|
|Transfer tostatutory surplusreserve|779,589,584.46|10%|5.16%|
|Transfer todiscretionarysurplus reserve|2,338,768,753.39|30%|15.47%|
|Transfer to2013dividenddistribution fund|4,677,537,506.77|60%|30.94%|
|Profit available forappropriation at thebeginning of theyear|294,354,845.31|0|0|
|Distribution ofcash dividend for|4,516,137,256.79|57.93%|29.87%|

Page 49
|||||
|-|-|-|-|
|2013*||||
|Retained profit forappropriation for thefollowing financialyear|455,755,095.29|-|-|

*Calculated based on the total number of shares of the Company at the end of 2013
TheCompany’s 2013 dividend distribution proposal: Based on the number of shares on the record date for dividend distribution, a cash dividend of RMB4.1 (including tax) will be distributed for every 10 existing shares held.
Based on theCompany’s total number of shares of 11,014,968,919at the end of 2013, the total amount of cash dividends for distribution for 2013 will be RMB4,516,137,256.79.
In future, the Company intends to steadily raise its dividend payout ratio from the currentyear’s29.87%.
The independent directors were of the view that the preparation of theCompany’s proposals on the profit appropriation and dividend distribution for the year 2013 was in compliance with theCompany’s Articles of Association and the relevant requirements, and took into account the interests of various types of shareholders. The independent directors unanimously agreed to submit the relevant proposals to the shareholder meeting for consideration.
TheCompany’s proposal on dividend distribution for the past three years:
|||
|-|-|
|Year|Proposal on dividend distribution|
|2012|Based on the number of shares on the record date for dividend distribution, acash dividend of RMB1.8 (including tax) would be distributed for every 10existing shares held.|
|2011|Based on the number of shares on the record date for dividend distribution, acash dividend of RMB1.3 (including tax) would be distributed for every 10existing shares held.|
|2010|Based on the number of shares on the record date for dividend distribution, acash dividend of RMB1.0 (including tax) would be distributed for every 10existing shares held.|

TheCompany’s distribution of cash dividends for the past three years:
Unit: RMB
||||||||
|-|-|-|-|-|-|-|
|Year|Cash dividend(including tax)|The Company’s netprofit|The Group’sconsolidated netprofit|As a percentageof theCompany’s netprofit|As a percentage ofthe Group’sconsolidated netprofit|The Group’sconsolidated profitavailable forappropriation forthe year|
|2012|1,981,400,770.62|5,613,873,212.56|12,551,182,392.23|35.29%|15.79%|30,056,422,494.32|
|2011|1,429,377,328.34|4,372,887,322.93|9,624,875,268.23|32.69%|14.85%|21,995,638,556.48|
|2010|1,099,521,021.80|3,083,108,153.24|7,283,127,039.15|35.66%|15.10%|15,321,861,067.94|
|Accumulated cash dividends in the past 3 years as a percentage to the Group’saverage consolidated net profitsin the past three years|||||45.93%||

10. Selected Media for Disclosure of Information
The Company has chosen China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily and an English publication in Hong Kong as media for disclosure of information.
V. Significant Events
1. Material Litigation and Arbitration
During the year under review, the Company did not involve in any material litigation or arbitration.
Page 50
2. Major Acquisition and Disposal of Assets
During the year under review, the Company did not have any major acquisition or disposal of assets.
3. Major Connected Transactions
On 11 May 2012, theCompany’s 2011 annual general meetingresolved to authorise the Board to decide on, within RMB10.59 billion, the continuous cooperation with China Resources (Holdings) Co., Ltd and its connected companies (collectively―CRH‖), including entering into a loan agreement with China Resources Bank of Zhuhai Co., Ltd., using the funds under China Resources SZITIC Trust Co., Ltd. and Harvest Capital Partners Limited, and joint investment with China Resources SZITIC Trust Co., Ltd. and Harvest Capital Partners Limited. The validty of the authorization isone year.
During the year under review, Shanghai Vanke Investment Management Co., Ltd.(―Shanghai VankeInvestment‖), a wholly-owned subsidiary of the Company, transferred39% equity interests of Shanghai Hongqiao Project No. 11 to Shenzhen Huawei Xincheng No. 1 Partnership Enterprise (limited partnership)(深圳市華威欣城一號投资合伙企业)(―HuaweiXincheng‖) to satisfy the development needs ofShanghai Hongqiao Project No. 11. Both parties would jointly develop Shanghai Hongqiao Project No. 11. Harvest Capital Partners Limited and China Resources SZITIC Trust Co., Ltd. respectively hold51% and49% equity interests in Shenzhen Huawei Yongsheng Management Co., Ltd.(深圳市華威永盛企業管理有限公司), which is a general partner of Huawei Xincheng.
On 20 March 2013, theCompany’s 2012annual general meeting resolved to authorise the Board to decide onthe continuous cooperation with CRH. The validity of the authorization was adjusted to two years, while the aggregate authorised amount was adjusted to no more than RMB12.7 billion per year (i.e. not more than20% of theCompany’s audited net assets value as at the end of 2012). During the year under review, no new cooperative projects under the scope of authorisation were implemented.
The cooperation with CRH will help fully leverageCRH’s financial strengths and platform, which will help broaden theCompany’s financing channels, strengthen its ability to avert risk and enhance return on assets. 4.A-share Stock Option Incentive Scheme
(1) Relevant procedures and progress of the implementation of the A-Share Stock Option Incentive Scheme After filing with China Securities Regulatory Commission without objection, the A-Share Stock Option Incentive Scheme of China Vanke Co., Ltd. (Revised Draft) (the―Scheme‖) was passed at the first extraordinary general meeting of the Company in 2011 on 8 April 2011. Implementation of the Scheme thus commenced.
The A-Share Stock Option Incentive Scheme uses stock option as an incentive instrument. Each stock option confers the right to purchase one A-share of Vanke at the exercise price within the exercise period under the A- Share Stock Option Incentive Scheme. The underlying shares of the stock options are new shares issued by the Company to the beneficiaries. When the Company and the beneficiaries of the Scheme fulfil the conditions for granting the options, the Company will grant stock options to the beneficiaries according to the Scheme. No stock options should be exercised during the vesting period, which is one year from the grant date. Thereafter, the granted stock optionscan be exercisable in three exercise periods.40% of the options granted shall be exercisable during the first exercise period, another30% and the remaining30% shall be exercisable in the second and third exercise periods respectively. The right to exercise the stock options in each corresponding exercise period is subject to the fulfilment of the vesting conditions by the Company and the beneficiaries of the Scheme. The stock options will lapse if they fail to vest because the performance targets are not achieved and if they are not exercisedafter the expiry of the exercise periods.
The second meeting of the sixteenth session of the Board of the Company held on 18 April 2011 confirmed the fulfilment of the conditions for granting thestock options under the A-share Stock Option Incentive Scheme, and determined 25 April 2011 as the grant date of stock options. The seventh Supervisory Committee of the Companyhad verified and given its opinion on the list of beneficiaries of the Scheme.On 9 May 2011, the registration of the grant of stock options was completed. The Company granted an aggregate of 108,435,000 stock options to 810 beneficiaries. The abbreviation of the stock options granted under the Scheme is VankeJLC1, and the stock option code is 037015.
(2) Adjustment of exercise price of stock options and the implementation procedures of the A-Share Stock Options Incentive Scheme
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The initial exercise price of the stock options under the A-Share Stock Options Incentive Scheme was RMB8.89, which was subject to adjustment according to the relevant requirements of the Scheme should distribution of dividends, transfer of capital surplus reserve to share capital or other conditions occur within the validity period of stock options.
On 27 May 2011 the Company implemented the proposal on dividend distribution for the year 2010. A cash dividend of RMB1 (including tax) would be paid to all the shareholders on the basis of every 10 existing shares held. Pursuant to the authority granted by the first extraordinary general meeting in 2011, the Board resolved to adjust the exercise price of the stock options to RMB8.79.
On 5 July 2012, the Company implemented the proposal on dividend distribution for year 2011, and distributed a cash dividend of RMB1.3 (including tax) to all shareholders for every 10 existing shares held. Pursuant to the authority granted by the first extraordinary general meeting in 2011, the Board resolved to make corresponding adjustment to the exercise price of the A-share stock options. The adjusted exercise price was RMB8.66. On 16 May 2013, the Company implemented the proposal on dividend distribution for the year 2012, and distributed a cash dividend of RMB1.8 (including tax) to all shareholders for every 10 existing shares held. Pursuant to the authority granted by the first extraordinary general meeting in 2011, the Board resolved to make corresponding adjustment of the exercise price of the A-share stock options. The adjusted exercise price was RMB8.48.
(3) Exercise of stock options under the A-Share Stock Option Incentive Scheme during the year under review
Pursuant to the authority granted by the first extraordinary general meeting in 2011, the Board confirmed the fulfilment of the vesting conditions for the first and second exercise periods for theCompany’s A-Share Stock Option Incentive Scheme. Under theCompany’s stock option incentive scheme, beneficiaries make their own decisions with respect to the exercising of their stock options. On 12 July 2012, the first exercise period of the Stock Option Incentive Scheme commenced. The beneficiaries of the Scheme could exercise40% of their options during the exercisable period between 12 July 2012 and 24 April 2014. On 29 May 2013, the second exercise period of the Stock Option Incentive Scheme commenced. The beneficiaries of the Scheme could exercise30% of their options during the period between 29 May 2013 and 24 April 2015.
During the year under review, a total of 19,415,801 stock options were exercised, resulting in a corresponding increase of 19,415,801 A shares of the Company. On the other hand, 2,813,112 stock options were cancelled due to the resignation of certain beneficiaries. As at the end of the year under review, there were 70,938,299 stock options granted but not yet exercised.
(4) Impact of implementation of the A-Share Stock Option Incentive Scheme on the financial position and operating results in the year under review and subsequent years
The introduction of the A-Share Stock Option Incentive Scheme will fill the gap in theCompany’s long-term incentive instruments, while establishing a check-and-balance mechanism between shareholders and professional management team through linking up their interests. The Scheme will further improve theCompany’s corporate governance structure and strengthen theCompany’s competitiveness.
Accounting treatments for the A-Share Stock Option Incentive Scheme as equity-settled share-based payment are carried out in accordance with the―Accounting Standard for Business Enterprises No. 11– Share-basedpayment‖. On each balance sheet date within the vesting period, the Company shall include, based on the best estimate of the number of vested stock options, the services obtained from the beneficiaries duringthe period in the costs and expenses as well as in the capital surplus reserves at the fair value of the stock options on the grant date. During the exercise period of the stock options, the Company shall make no adjustment to the relevant costs, expenses or the capital surplus reserves which have been recognised. On each balance sheet date, based on the actual number of options exercised, the capital surplus reserves recognised shall be settled.
A-Share Stock Option Incentive Scheme adopts Binomial option pricing model to estimate the fair value of the stock options on the grant date. According to the assessment results, the fair value of the stock optionsin the first exercise period is RMB88,790,000, the fair value of the stock optionsin the second exercise period is
RMB94,280,000, while the fair value of the stock optionsin the third exercise period is RMB110,980,000.
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During the year under review, according to the straight-line method, the cost of stock options of RMB35.81 million amortised by the Company for the first, second and third exercise periodswas included in the costs and expenses, while theCompany’s capital surplus reserves increased by RMB35.81 million. Please refer to the notes to the financial statements for details on the accounting treatments.
For details, please refer to the announcements published on China Securities Journal,Securities Times, Shanghai Securities News and www.cninfo.com.cn on 23 March 2013, 9 April 2013, 20 April 2013, 10 May 2013, 21 May 2013, and 12 July 2012 respectively.
5.Change of listing location of theCompany’s B shares for listing on the main board of SEHK by way of introduction
On 19 January 2013, the Company announced the proposal on the change of listing location of China Vanke Co.,Ltd.’s domestically listed foreign shares for listing and trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction. The proposal was approved at theCompany’s 2013 first extraordinary general meeting on 4 February. With regard to the application for the proposed change, the Company obtained a confirmation letter on 7 February regarding the processing of the application for administrative licence issued by China Securities Regulatory Commission. On 15 February, the Company received a confirmation letter from the SEHK. The relevant applicationsare still under review.On 3 March 2014, the Company received the―Reply regarding approval of China Vanke Co.,Ltd’s listing on the main board of The Stock Exchange of Hong KongLimited‖ (Zhengjian Xu Ke[2014] No. 239)issued by China Securities Regulatory Commission(―CSRC‖). CSRC approved theCompany’s conversion of its B shares to overseas listed foreign shares for listing on the main board of The Stock Exchange of Hong Kong Limited.
The change of listing location of theCompany’s B shares to the main board of SEHK is conducive to enhance theCompany’s international reputation, and enable the Company to leverage overseas resources and markets to strengthen its core competitiveness.
6. Major contracts and their Implementation
(1)During the year under review, the Company was not subject to any material entrustment, sub-contracting or leasing arrangements involving assets of other companies, nor were any other companies entitled to any
entrustment, sub-contracting or leasing arrangements involving assets of the Company.
(2) Details on the new guarantees made by the Company during the year under review are as follows:
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|No|Guarantor(% of equityinterest held byVanke)|Principal of theguarantee(% of equityinterest held by Vanke)|GuaranteeAmount|Details of the guarantee|GuaranteePeriod|Remarks|
|1|Shenzhen Vanke RealEstate Co., Ltd. (100%)|Dongguan Xinwan RealEstate Development Co.,Ltd. (51%)|RMB25.5million|Provided a guarantee for abank loan of RMB50million in proportion to theCompany’s equity holding|From 11 January2013 to 11January2015|Discharged|
|2|Guangzhou Vanke RealEstate Co., Ltd. (100%)|Guangzhou WanshangRealEstate Co., Ltd. (33%)|RMB11.22million|Provided a guarantee for abank loan of RMB34million in proportion to theCompany’s equity holding|From 16 January2013 to 5December2015||
|3|Ningbo Vanke RealEstate DevelopmentLtd. (100%)|Ningbo ZhongwanProperty Co., Ltd (49%held by Vanke, 15% ofwhich were held throughNingbo Vanke Real EstateDevelopment Ltd)|RMB375,000|Provided a guarantee for abank loan of RMB2.5million in proportion to theCompany’s equity holding|From 25 January2013 to 5December2014||
|4|Beijing VankeCompany Limited(100%)|Beijing Uni-constructionVanke Real EstateDevelopment Co., Ltd.(50%)|RMB500 million|Provided a guarantee for aloan of RMB1billion inproportion to theCompany’s equity holding|From 17 May 2013to 17May 2016||

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|5|Beijing VankeCompany Limited(100%)|Beijing Kaide XinmingReal Estate DevelopmentCo., Ltd. (100%)|RMB207 million|Provided a guarantee for aloan of RMB207million inproportion to theCompany’s equity holding|From 30 September2011 to 30September 2013|Theguaranteeobligationsundertakenby theoriginalshareholderof theprincipalandcontinuedby theCompanynowdischarged|
|6|Vanke Real Estate(Hong Kong) CompanyLimited (100%)|Bestgain Real Estate(Hong Kong)Limited(100%)|US$894.50million|Provided a guarantee for theprincipal and interest ofUS$800 million bonds|From 13 March2013 to 13 March2018||
|7|Vanke Property(Overseas) Limited(75%)|WK Property FinancialLimited(75%)|HK$521.5million|Provided a guarantee for abank credit line of HK$600million|From 28 March2013 to 28December 2015|As at theend of theyear underreview,actual loanamountedtoHK$521.5million|
|8|Vanke Property (HongKong) CompanyLimited (100%)|Wkdeveloper Sig I PrivateLimited (100%)|SGD135.51million|Provided a guarantee for atransaction amount ofSGD135.51 million|From 16 April 2013to withdrawal fromthe project orliquidation date ofthe project||
|9|Vanke Properties (HongKong) Company（100%）|Glorious Pacific Limited(太荣有限公司）(100%）|RMB9.14million|Provided a guarantee for abank credit line ofRMB206.78 million|From 4 January2012 to 4 January2014|As at theend of theyear underreview,newadditionalloanamountedtoRMB9.14million|
|10|Vanke Real Estate(Hong Kong) CompanyLimited (100%)|City Choice Limited (邦才有限公司)|US$300 million+HK$585million|Provided a guarantee for abank loan of US$375million|From 12 September2013 to 12 March2017||
|11|Vanke Real Estate(Hong Kong) CompanyLimited (100%)|Bestgain Real Estate LyraLimited (100%)|SGD158.34million|Provided a guarantee for theprincipal and interest ofSGD140 million bonds|From 6 November2013 to 6 November2017||
|12|Vanke Real Estate(Hong Kong) CompanyLimited (100%)|Bestgain Real Estate LyraLimited (100%)|RMB1,225million|Provided a guarantee for theprincipal and interest ofRMB1,000 million bonds|From 4 December2013 to 4 December2018||
|13|Shenzhen Vanke RealEstate Co., Ltd. (100%)|Shenzhen Vanke BinhaiReal Estate Co., Ltd.(50%)|RMB50 million|Provided a guarantee for abank loan of RMB100million in proportion to theCompany’s equity holding|From 6 December2013 to 5 December2016||
|14|Vanke Real Estate(Hong Kong) CompanyLimited (100%)|Bestgain Real Estate LyraLimited (100%)|RMB1,121.5million|Provided a guarantee for theprincipal and interest ofRMB1,000 million bonds|From 16 December2013 to 16December 2016||
|15|Shenzhen Vanke RealEstate Co., Ltd. (100%)|Vanke Qianhai MansionDevelopment ManagementCo., Ltd. (100%)|RMB480 million|Provided a guarantee for abank loan of RMB480million in proportion to theCompany’s equity holding|From 16 December2013 to 16December 2016||

During the year under review, new guarantees (including counter guarantees) provided by the Company and its
majority-owned subsidiaries amounted to RMB13,188 million, and the amount of guarantees discharged was
RMB10,002 million. As at the end of the year under review, the outstanding amount of guarantees provided by the
Company was RMB14,320 million, accounting for18.62% of the equity attributable to shareholders of the
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Company as at the end of 2013. The outstanding amount of guarantees provided by the Company and its majority- owned subsidiaries for other majority-owned subsidiaries was RMB14,174million, while the outstanding amount of guarantees provided by the Company and its majority-owned subsidiaries for associated and joint venture companies was RMB146 million.
During the year under review, the Company did not provide guarantee to shareholders,de facto controller and its connected parties.
(3) During the year under review, the Company did not have any entrustment of financial management.
(4) For details on the projects acquired by the Company during the year under review, please refer to―Projectinvestment‖ under the―Use of capital not from the capitalmarket‖ section.
7. Specific elaboration and independent opinions of the independent directors on the use of capitalby connected parties and external guaranteesprovided by the Company
There had been no non-operational use of capital by the controlling shareholder or other connected parties of the Company.
During the year under review, the Company, in strict compliance with the related rules, regulated its external guarantee activities in order to control risks. There was no violation against the―Notice regarding the regulation of external guarantees by listedcompanies‖. TheCompany’s guarantees had been made to meet its production and operational needs and the requirements for reasonable use of capital. The procedures for determining the provision of guarantees are legal and reasonable, without prejudice to the interests of the Company and its shareholders. 8.Implementation of the undertakings given by the Company or shareholders holding5% or more of the equity interests in the Company
China Resources National Corporation(―CRNC‖), the parent company of China Resources Co., Limited(―CRC‖), being theCompany’s original single largest shareholder and the present single largest shareholder, gave a significant undertaking to the Company in 2001: CRNC would provide as much support to the Company as it did in the past, as long as such support was beneficial to theCompany’s development, and that it would remain impartial in the event of any horizontal competition between the investment projects of the Company and that of CRNC and its subsidiaries, and in the event of any disagreements or disputes arising from horizontal competition. CRNC had fulfilled its undertaking.
9. Details on theCompany’s investor relations activities
In 2013, the Company maintained close contact with its investors. During the year, the Company received around 570 investor visits, participated in 69 large-scale investor meetings organized by both domestic and international corporations. The Company also organised four investor meetings and three online presentations. In addition, via telephone, e-mail and the Internet, the Company communicated with and gathered opinions from investors, disseminated information about the Company, thereby maintaining long-term trust between the Company and its investors.
In 2013, the Company was enlisted amongForbes’ ranking ofAsia-Pacific’s Best 50 Biggest Listed Companies, and received the 2013 Top 100 Brand Capital Value award from China Center for Market Value Management of Listed Companies. TheCompany’s secretary to the Board received the 9th Session of the Gold Medal Secretary to the Board Award from―NewFortune‖, the Golden Bull Award for the Best Secretary to the Board from China Securities Journal, the Most Innovative Secretary to the Board Award of the Ninth Session of the Gold Roundtable Awards from―Directors&Boards‖, and the title of 2013 Best Secretary to the Board of Listed Companies in China from Moneyweek.
Details on theCompany’s investor meetings in 2013 are set out as follows:
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|Type of meeting|Date|Location|Approach|Types of investors|Issues discussedand informationprovided|
|BNP meeting|2013.1|Hong Kong|Face to|Investors including securities companies, funds,|(I) Major issues|

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|-|-|-|-|-|-|
||||Face|etc|discussed:(1) TheCompany’sdailyoperations;(2)TheCompany’sdevelopmentstrategies;(3)TheCompany’sopinion on thechanges in theindustry.(II) Majorinformationprovided:Publishedinformationincluding theCompany’sregular reports.|
|Nomura Securitiesmeeting|2013.1|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|Credit Suissemeeting|2013.1|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|Barclaysmeeting|2013.1|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|GuotaiJunanmeeting|2013.1|Shenzhen|Face toFace|Investors including securities companies, funds, etc||
|CLSAmeeting|2013.1|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|Annual resultspresentation|2013.2|Hong Kong,Shenzhen（Shanghai,Beijing）|Face toFace|Investors including securities companies, funds,individual investors, etc||
|CLSAmeeting|2013.2|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|Credit Suissemeeting|2013.3|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|JPMorganmeeting|2013.3|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|CLSAmeeting|2013.3|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|Barclaysmeeting|2013.3|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|Credit Suissemeeting|2013.3|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|SWSmeeting|2013.3|Shenzhen|Face toFace|Investors including securities companies, funds, etc||
|CICCmeeting|2013.4|Beijing|Face toFace|Investors including securities companies, funds, etc||
|DBS Vickersmeeting|2013.4|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|HSBC meeting|2013.4|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|UBSmeeting|2013.4|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|Macquariemeeting|2013.5|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|CLSAmeeting|2013.5|Beijing|Face toFace|Investors including securities companies, funds, etc||
|Morgan Stanleymeeting|2013.5|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|China Securitiesmeeting|2013.5|Zhengzhou|Face toFace|Investors including securities companies, funds, etc||
|Korea Investment& Securitiesmeeting|2013.5|Beijing|Face toFace|Investors including securities companies, funds, etc||
|Orient Securitiesmeeting|2013.5|Shanghai|Face toFace|Investors including securities companies, funds, etc||
|SWSmeeting|2013.5|Xiamen|Face toFace|Investors including securities companies, funds, etc||
|Barclaysmeeting|2013.5|Hong Kong|Face toFace|Investors including securities companies, funds, etc||
|GuotaiJunanmeeting|2013.5|Shanghai|Face toFace|Investors including securities companies, funds, etc||
|JPMorganmeeting|2013.6|Beijing|Face toFace|Investors including securities companies, funds, etc||
|Guosen meeting|2013.6|Beijing|Face to|Investors including securities companies, funds, etc||

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|-|-|-|-|-|
||||Face||
|CLSAmeeting|2013.6|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|China MerchantsSecurities meeting|2013.6|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|CICCmeeting|2013.6|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|SWSmeeting|2013.6|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Huatai Securitiesmeeting|2013.6|Nanjing|Face toFace|Investors including securities companies, funds, etc|
|Haitong Securitiesmeeting|2013.6|Dalian|Face toFace|Investors including securities companies, funds, etc|
|Citimeeting|2013.6|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|MerrillLynchmeeting|2013.7|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Interim resultspresentation|2013.8|Hong Kong,Shenzhen（Shanghai,Beijing）|Face toFace|Investors including securities companies, funds,individual investors, etc|
|CICCmeeting|2013.8|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Credit Suissemeeting|2013.8|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Citimeeting|2013.8|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|StandardChartered meeting|2013.8|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|GuotaiJunanmeeting|2013.8|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|Guosen Securitiesmeeting|2013.9|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|UBS Securitiesmeeting|2013.9|Beijing|Face toFace|Investors including securities companies, funds, etc|
|Macquariemeeting|2013.9|Beijing|Face toFace|Investors including securities companies, funds, etc|
|Ping An Securitiesmeeting|2013.9|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|China Securitiesmeeting|2013.9|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|DongxingSecurities meeting|2013.9|Shanghai|Face toFace|Investors including securities companies, funds, etc|
|Daiwa Securitiesmeeting|2013.9|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|CLSAmeeting|2013.9|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|StandardChartered meeting|2013.9|Singapore|Face toFace|Investors including securities companies, funds, etc|
|Jefferiesmeeting|2013.10|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Credit Suissemeeting|2013.10|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|SWSmeeting|2013.11|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Goldman Sachsmeeting|2013.11|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|MerrillLynchmeeting|2013.11|Beijing|Face toFace|Investors including securities companies, funds, etc|

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|-|-|-|-|-|
|Citimeeting|2013.11|Macau|Face toFace|Investors including securities companies, funds, etc|
|Morgan Stanleymeeting|2013.11|Singapore|Face toFace|Investors including securities companies, funds, etc|
|Daiwa meeting|2013.11|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Orient Securitiesmeeting|2013.11|Beijing|Face toFace|Investors including securities companies, funds, etc|
|GuotaiJunanmeeting|2013.11|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|Hong YuanSecuritiesmeeting|2013.12|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|CICCmeeting|2013.12|Beijing|Face toFace|Investors including securities companies, funds, etc|
|Merrill Lynchmeeting|2013.12|Hong Kong|Face toFace|Investors including securities companies, funds, etc|
|Nomura Securitiesmeeting|2013.12|Tokyo|Face toFace|Investors including securities companies, funds, etc|
|SinolinkSecurities meeting|2013.12|Shanghai|Face toFace|Investors including securities companies, funds, etc|
|China MerchantsSecurities meeting|2013.12|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|Haitong Securitiesmeeting|2013.12|Shanghai|Face toFace|Investors including securities companies, funds, etc|
|Essence Securitiesmeeting|2013.12|Shenzhen|Face toFace|Investors including securities companies, funds, etc|
|China GalaxySecurities meeting|2013.12|Beijing|Face toFace|Investors including securities companies, funds, etc|
|Note: The above-mentioned meetings included one-on-one meetings, small group meetings and large group presentation.The Company received or met with investors from over 50 companies.|||||
|Securitiescompanies|Duringthe yearunderreview|Shenzhen, Dongguan,Guangzhou, Foshan,Sanya, Fuzhou,Xiamen, Changsha,Shanghai, Jiading,Suzhou, Nanjing,Hangzhou, Hefei,Ningbo, Wenzhou,Beijing, Tangshan,Tianjin, Shenyang,Changchun, Dalian,Anshan, Qingdao,Jinan, Taiyuan,Wuhan, Chengdu,Chongqing, Xi'an,Guiyang, Kunming,Zhengzhou, etc.|Smallgroupor one-on-one|Citi, SWS, Guotai Junan, CITICSecurities, MizuhoSecurities, UBS Securities, JP Morgan, DeutscheBank, Morgan Stanley, Naito Securities, ChinaSecurities, Dongxing Securities, NomuraSecurities, CICC, Barclays, Goldman SachsGaohua, Guosen Securities, CLSA, HSBC,Shanghai Securities, China Galaxy Securities,Credit Suisse, GF Securities, Goldman Sachs,Standard Chartered Bank, Macquarie, BOCI,Everbright Securities, Changjiang Securities, AVICSecurities, Orient Securities, China MerchantsSecurities, Shanxi Securities, Huatai Securities,Haitong Securities, KGI Securities, FubonSecurities, CIMB securities, BNP, Jefferies, DBSVickers (HK) Ltd, Kim Eng, etc.|
|Funds and otherinvestmentcompanies andindividualinvestors|Duringthe yearunderreview|Shenzhen, Dongguan,Guangzhou, Foshan,Sanya, Fuzhou,Xiamen, Changsha,Shanghai, Jiading,Suzhou, Nanjing,Hangzhou, Hefei,Ningbo, Wenzhou,Beijing, Tangshan,Tianjin, Shenyang,Changchun, Dalian,Anshan, Qingdao,|Smallgroupor one-on-one|Ping An Asset, Orient Securities AssetManagement, Bosera Funds, Southern Fund,Rongtong Fund, China Int’l Fund, GF Fund, EFund, China Universal Asset Management (HK)Co., Ltd, Wan Jia Asset, Taikang Asset, ChinaAMC, Harvest Fund, Dacheng Fund, ICBC CreditSuisse Asset, China Life, Invesco Great Wall Fund,Yinhua Fund, Fortis Haitong Fund, Hua An Fund,China Universal Asset Management, PenghuaFund, Huatai-PineBridge Investments, SYWG BNPParibas Asset Management, UBS SDIC Fund,Handelsbanken, Heqi Investment (禾其投资),Shanxi Taigang Investment Limited (山西太钢投|

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|-|-|
|Jinan, Taiyuan,Wuhan, Chengdu,Chongqing, Xi'an,Guiyang, Kunming,Zhengzhou, etc.|资有限公司), Orient Asset Management, BaoyingFund, Manulife TEDA Fund, China MerchantsFund, Fullgoal Fund, Norges Bank, SWS MUFund, Hanwha Asset Management, ShinyoungSecurities, Daishin Securities, KTB AssetManagement, Hyundai Securities, Leadingsecurities, Shinhan BNP Paribas AssetManagement, Samsung Asset Management, GilInvestment Advisory, Gopher Asset ManagementCompany Limited, PICC Asset Management Co.,Ltd., Argyle Street Management, Fidelity, Dodge &Cox, Matthews International Capital Management,BEA Union, Templeton, RCM Asia PacificLimited, Myriad Asset Management, CapitalResearch, Franklin Templeton Investments (Asia)Limited, Goldman Sachs Asset ManagementInternational, Keywise Capital Management (HK)Limited, Lazard Asset Management LLC, MorganStanley Investment Management Inc, Pictet AssetManagement SA, PLATINUM, ColumbiaManagement, STICHTING, T Rowe Price, LionGlobal Investors, Baring Asset Management, MiraeAsset Global, SAC Capital, Geosphere, CapitalLand, Invesco, Aberdeen, Alliance Bersntein,ACQ, Wellington Asset mgt, Libra CapitalManagement (HK) Ltd, Zeal Asset, StandardPacific, Primero Investment Limited, UG Funds,Chinarock Capital Management, NeubergerBerman, EFMI, Prime Capital, Goldman SachsAsset Management, Value Partners, Seatown,Henderson Global Investors, JP Morgan Asset,Asuka Corporate Advisory, BT Investment, CIMB-Principal Asset Management Berhad, AshmoreGroup, Financiere de l’Echiquier, EmergingMarkets, Amundi (HK), Alphinity Investment,Brookside Capital, Comgest, Hillhouse CapitalMgmt Ltd, Sumitomo Mitsui Trust & Banking,Invesco, Lloyd George Investment Management,Harvest Global Investments Limited, SFM HKManagement, Kynikos Associates, Temasek,Manulife Asset Management, Opportunity AssetManagement, Newfoundland Capital Management,SPX Gestao de Recursos, Caisse De Depot EtPlacement Du Quebec, JK Capital ManagementLtd, Orion Asset Management, Crosby Advisors,Tradewinds Global Investors, Trilogy GlobalAdvisors, AXA Investment Managers UK Ltd,Legal & General Investment Mgt Ltd, Credit SuisseHedging-Griffo Servicos, Carnegie AM, EngineersPension Fund, VKR A/S, BI Asset ManagementFondsmaeglerselskab, Lundbeck Foundation, GEAsest Management, Hermes InvestmentManagement, Schroders, Harris Associates, Och-Ziff, PSE INVESTMENT, JCP InvestmentPartners, Future Fund, Victoria 1522, AmericanCentury, Luminus Management, Lion GlobalInvestors, Colonial First State Asset, APACResources Capital, Tiger Management, LBNInvestment, etc.|

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10. Corporate bonds and related matters
During 2008, the Company issued two types of corporate bonds, namely secured bonds and unsecured bonds, with issue size of RMB3 billion and RMB2.9 billion respectively. Both of them bore a fixed interest rate with a 5-year maturity and were listed on the Shenzhen Stock Exchange. The stock codes of theCompany’s secured bonds and unsecured bonds are 112005 and 112006 respectively, and their abbreviations are 08VankeG1 and 08VankeG2 respectively.
The corporate bonds matured during the year under review. The Company paid the principal of and the fifth annual interest on the Bonds. 08VankeG1 and 08VankeG2 were delisted from the Shenzhen Stock Exchange on 29 August 2013.
11. Was there any use of theCompany’s funds by the controlling shareholder and other related parties for non-operation purpose?
There had not been any use of theCompany’s funds by the controlling shareholder and other related parties for non-operation purpose.
12. Appointment and termination of certified public accountants
The 2012 annual general meeting resolved to re-appoint KPMG Huazhen (Special General Partnership) as theCompany’s auditors for the year 2013. The following table shows the details on the appointment of the certified public accountants of the Company:
|||||||
|-|-|-|-|-|-|
|Type|2013||Years ofservice|2012||
|Audited item|Auditor|Audit fee||Auditor|Audit fee|
|The Group’s consolidatedfinancial statements preparedin accordance with the PRCAccounting Standards forBusiness Enterprises|KPMG Huazhen(Special GeneralPartnership)|RMB8,500,000.00|13consecutiveyears|KPMG Huazhen(Special GeneralPartnership)|RMB8,500,000.00|
|The Group’s consolidatedfinancial statements preparedin accordance with the IFRS|||21consecutiveyears|||
|Accountant-in-charge|Li Wanwei||5|Li Wanwei||
|Accountant-in-charge|Wen Huaxin||3|Wen Huaxin||

The above-mentioned audit fee included the travelling expenses incurred during the auditing period.
13. There was no disciplinary action taken against the Company or its Directors, members of Supervisory Committee and senior management during the year under review
VI. Change in Share Capital and Information on Shareholders
1.Change in Share Capital
(1) Change in the shares of the Company (as at 31 December 2013)
Unit: Share
|||||||
|-|-|-|-|-|-|
|Class of Shares|31 December 2012||Increase / decrease(+, -)|31 December 2013||
||Quantity|Percentage ofshareholding|Others(Note)|Quantity|Percentage ofshareholding|
|I. Restricted Shares||||||
|1. State-owned andState-owned legal personshares||||||
|2. Shares held by domesticlegal persons||||||
|3. Shares held by domesticnatural persons|18,402,673|0.17%|+5,425,588|23,828,261|0.22%|
|4. Shares held by foreigninvestors||||||
|Total number of restrictedshares|18,402,673|0.17%|+5,425,588|23,828,261|0.22%|

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|||||||
|-|-|-|-|-|-|
|II. Non-restricted Shares||||||
|1.RMB-denominated ordinaryshares (A shares)|9,662,194,977|87.87%|+13,990,213|9,676,185,190|87.85%|
|2. Domestic listed foreignshares (B shares)|1,314,955,468|11.96%|0|1,314,955,468|11.94%|
|Total number ofnon-restricted shares|10,977,150,445|99.83%|+13,990,213|10,991,140,658|99.78%|
|III. Total Number of Shares|10,995,553,118|100.00%|+19,415,801|11,014,968,919|100.00%|

 Note: Asthere were changes in theCompany’s senior management staffduring 2012, while some of the senior management staff exercised their A-share stock options during the year under review, the Shenzhen office of China Securities Depository& Clearing Corporation Limited, according to regulations, lifted or imposed trading restrictions on shares held by the related senior management staff accordingly. As a result, the number of restricted tradable shares and non-restricted tradable shares of the Company changed accordingly.
Change in Restricted Shares
Unit: share
||||||||
|-|-|-|-|-|-|-|
|Name ofshareholder|Number ofrestrictedshares held atthe beginningof the year|Number ofrestrictedshares withrestrictionslifted during theyear|Number ofrestrictedsharesincreasedduring the year|Number ofrestrictedshares held atthe end of theyear|Reason for sellingrestrictions|Date of sellingrestrictionsremoval|
|Wang Shi|5,112,901|0|600,000|5,712,901|Director|The Shenzhenoffice of ChinaSecuritiesDepository &ClearingCorporationLimited,according toregulations,imposed orlifted thesellingrestrictions onthe restrictedshares held bydirectors,members of theSupervisoryCommittee andseniormanagementstaff|
|Yu Liang|3,079,684|0|1,650,000|4,729,684|Director, seniormanagement staff||
|Ding Fuyuan|1,513,806|0|0|1,513,806|Member ofSupervisoryCommittee||
|Sun Jianyi|519,177|0|0|519,177|Director||
|ZhouQingping|15,000|0|0|15,000|Member ofSupervisoryCommittee||
|DingChangfeng|1,115,745|0|637,500|1,753,245|Senior managementstaff||
|Xie Dong|1,115,745|0|375,000|1,490,745|Senior managementstaff||
|Zhang Jiwen|1,161,712|0|0|1,161,712|Senior managementstaff||
|Mo Jun|1,161,712|0|375,000|1,536,712|Senior managementstaff||
|Xiao Li|1,085,137|0|375,000|1,460,137|Director, seniormanagement staff||
|Wang Wenjin|1,007,693|0|660,000|1,667,693|Senior managementstaff||
|Zhou Weijun|778,549|0|408,900|1,187,449|Senior managementstaff||
|Mao Daqing|0|0|600,000|600,000|Senior managementstaff||
|Tan Huajie|0|0|480,000|480,000|Senior managementstaff||
|Du Jing|735,812|735,812|-|0|Former seniormanagement staff||
|Total|18,402,673|735,812|6,161,400|23,828,261|－|－|

(2) Issue and listing of shares
A.Issue of shares and derivative securities in the past three years
The Company did not issue any shares or derivative securities in the past three years.
Issue of corporate bonds in 2008
On 2 September 2008, approved by Zhengjian Xu Ke[2008] No. 1056 documents of China Securities Regulatory
Commission(―CSRC‖), the Company issued an announcement that it would make a public issue of corporate
bonds with a par value not exceeding RMB5.9 billion. The corporate bonds in this issue were classified into
secured bonds and unsecured bonds. Both of them bore a fixed interest rate with a 5-year maturity. The issuer of
the unsecured bonds had the right to raise the coupon rate at the end of the third year of the bond duration, while
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investors had the right to resell their bonds. Pursuant to the feedback on the price, the coupon rate of theCompany’s secured bonds was5.50%, and that of the unsecured bonds was7.00%. The issue was completed on 9 September 2008 and the actual issue size of the secured bonds was RMB3 billion, while the actual issue size of the unsecured bonds was RMB2.9 billion. TheCompany’s corporate bonds started to trade on the Shenzhen Stock Exchange on 18 September 2008. The stock codes of theCompany’s secured bonds and unsecured bonds are 112005 and 112006 respectively and their abbreviations are 08VankeG1 and 08VankeG2 respectively.
In August 2011, the Company decided not to adjust the coupon rate of 08VankeG2. The coupon rate of 08VankeG2 would remain at7.00% in the last two years of the bond duration. No investors chose to resell 08VankeG2 to the Company.
The corporate bonds matured in September 2013. The Company paid the principal of and the fifth annual interest on the Bonds. 08VankeG1 and 08VankeG2 were delisted from the Shenzhen Stock Exchange on 29 August 2013. B. During the year under review, owing to 19,415,801 stock options under the A-share stock option incentive scheme being exercised, theCompany’s A shares increased by 19,415,801 accordingly and theCompany’s total number of shares also increased by 19,415,801.
C. As at the end of the year under review, the Company did not have any internal employee shares.
2. Information on shareholders (as at 31 December 2013)
(1) Information on shareholders
Unit: share
||||||||||
|-|-|-|-|-|-|-|-|-|
|Totalnumber ofshareholders as at theend of 2013|741,806(including 723,239 Ashareholders and 18,567 Bshareholders)||Totalnumber of shareholders asat the beginning of March 2014|||721,771(including 704,832 Ashareholders and 16,939 B shareholders)|||
|Shareholdings of the top 10 shareholders|||||||||
|Name of shareholder||Classificationofshareholder|Percentage ofshareholdings|Totalnumber ofshares held||Change insharesduring theyear|Number ofrestrictedsharesheld|Numberofpledgedorlock-upshares|
|CRC||State-ownedlegalperson|14.70%|1,619,094,766||0|0|0|
|Liu Yuansheng||Others|1.21%|133,791,208||0|0|0|
|China Life Insurance Company Limited–Dividend Distribution–Individual Dividend-005L-FH002 Shen||Others|0.97%|107,073,088||-32,310,395|0|0|
|HTHK/CMG FSGUFP-CMG FIRSTSTATE CHINA GROWTH FD||Foreignshareholder|0.95%|104,542,284||8,320,896|0|0|
|China Minsheng Banking Corp. Ltd -Yinhua Shenzhen 100 Index ClassifiedSecurities Investment Fund||Others|0.93%|102,964,303||11,974,911|0|0|
|CSOP Asset Management Limited－CSOPFTSE China A50 ETF||Others|0.74%|80,987,671||17,009,343|0|0|
|Bosera Value Growth Securities InvestmentFund||Others|0.73%|80,596,744||-11,141,308|0|0|
|New China Life Insurance Company–Dividend Distribution–Individual Dividend–018L-FH002 Shen||Others|0.71%|77,728,549||77,728,549|0|0|
|ICBC - Rongtong Shenzhen StockExchange 100 Index Securities InvestmentFund||Others|0.68%|74,646,179||-28,452,884|0|0|
|Bank of China – E Fund Shenzhen StockExchange 100 Exchange-Traded Fund||Others|0.68%|74,486,614||-59,523,679|0|0|
|Shareholdings of the top 10 shareholders of non-restricted shares|||||||||
|Name of shareholder||Number of non-restrictedshares held|||Class of shares||||

Page 62
||||
|-|-|-|
|CRC|1,619,094,766|Ordinary RMB-denominated shares(A shares)|
|Liu Yuansheng|139,383,483|Ordinary RMB-denominated shares(A shares)|
|China Life Insurance Company Limited–Dividend Distribution–Individual Dividend-005L-FH002 Shen|134,010,293|Ordinary RMB-denominated shares(A shares)|
|HTHK/CMG FSGUFP-CMG FIRSTSTATE CHINA GROWTH FD|133,791,208|Ordinary RMB-denominated shares(A shares)|
|China Minsheng Banking Corp. Ltd -Yinhua Shenzhen 100 Index ClassifiedSecurities Investment Fund|103,099,063|Ordinary RMB-denominated shares(A shares)|
|CSOP Asset Management Limited－CSOPFTSE China A50 ETF|96,221,388|Domestically listed foreign shares(B shares)|
|Bosera Value Growth Securities InvestmentFund|91,738,052|Ordinary RMB-denominated shares(A shares)|
|New China Life Insurance Company–Dividend Distribution–Individual Dividend–018L-FH002 Shen|90,989,392|Ordinary RMB-denominated shares(A shares)|
|ICBC - Rongtong Shenzhen StockExchange 100 Index Securities InvestmentFund|85,526,491|Ordinary RMB-denominated shares(A shares)|
|Bank of China – E Fund Shenzhen StockExchange 100 Exchange-Traded Fund|82,419,464|Ordinary RMB-denominated shares(A shares)|
|Remarks on the connected relationship oraction in concert of the aforementionedshareholders|It is not known as to whether there are other connections or persons deemed to be acting inconcert under the Measures for the Administration of the Takeover of Listed Companies amongthe above-mentioned shareholders.||

Note: The above-mentioned shareholders did not hold the Company shares through credit share accounts. (2)Number of shares held by the top 10 shareholders of restricted shares and the conditions of selling restrictions Unit: Share
|||||||
|-|-|-|-|-|-|
|No.|Name ofshareholder ofrestricted shares|Number of restrictedshares held|Date on which listing andtrading may commence|Increase in thenumber ofshares that maybe listed andtraded|Conditions of sellingrestrictions|
|1|Wang Shi|5,712,901|——|——|The Shenzhen officeof China SecuritiesDepository &Clearing CorporationLimited, according torelevant regulations,put selling restrictionson the Company’sshares held bydirectors, members ofthe SupervisoryCommittee and seniormanagement staff|
|2|Yu Liang|4,729,684||||
|3|Ding Changfeng|1,753,245||||
|4|Wang Wenjin|1,667,693||||
|5|Mo Jun|1,536,712||||
|6|Ding Fuyuan|1,513,806||||
|7|Xie Dong|1,490,745||||
|8|Xiao Li|1,460,137||||
|9|Zhou Weijun|1,187,449||||
|10|Zhang Jiwen|1,161,712||||

 (3)Controlling shareholders and de facto controllers
There were neither controlling shareholders nor de facto controllers in the Company, and this situation remained the same during the year under review.
(4)The single largest shareholder
As at the end of the year under review, CRC was the single largest shareholder of the Company, holding an aggregate of 1,619,094,766 A shares of the Company, which represented14.70% of the total number of theCompany’s shares.
CRC is a joint stock limited company promoted and established by CRNC in June 2003, with Mr Song Lin as its
statutory representative.CRC’s major assets include100% equity interests in China Resources (Holdings) Co.,
Ltd. in Hong Kong(―CRH‖) and other assets in the PRC. Its core businesses include investments in finance,
insurance, energy, transportation, electricity, communication, storage and logistics, food and beverage producers;
investments in and management of retailers (including supermarket chains) and civil construction and engineering;
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manufacturing of petrochemicals, textile products and construction materials; processing, manufacturing, and sale of electronic and mechanical and electrical products; property management, exterior and interior decorations for civil construction projects; technical exchange, etc. The registered address of CRC is 3/F, Stadium of Shenzhen Bay Sports Center, No. 3001 Binhai Road, Nanshan District,Shenzhen. CRC has a registered capital of approximately RMB16,467 million. CRNC holds 16,466,413,526 State-owned shares in CRC, representing99.9961% ofCRC’s total share capital. China Resources International Tendering Co., Ltd., a wholly-owned subsidiary of CRNC, owns 650,000 State-owned legal person shares in CRC, representing0.0039% ofCRC’s total share capital.
CRNC has a registered capital of approximately RMB11.694 billion. Its major assetsare the equity interests in CRC. It is under the direct supervision of the State-owned Assets Supervision and Administration Commission of the State Council. Mr Song Lin is the statutory representative of CRNC.
The following chart shows the equity relationship between the single largest shareholder and the Company: State-owned Assets Supervision
and Administration Commission
of the State Council
100%
100%
CRNC
China Resources
99.9961%
International Tendering
Co., Ltd.
CRC
0.0039%
14.70%
The
Company
VII. Directors, Members of Supervisory Committee, Senior Management and Employees
1. Directors, Members of Supervisory Committee and Senior Management
(1) Basic information and work experience
Directors
Wang Shi,male, born in 1951. He joined the military force in 1968. Wang Shi changed his career in 1973 and worked in the Water and Electrical supply department of Zhengzhou Railway. Wang Shi graduated from Lanzhou Railway College in 1978 majoring in water supply studies. After graduation, he had worked for Guangzhou Railway Bureau, Foreign Trade and Economic Cooperation Committee of Guangdong Province, and Shenzhen Special Region Development Company. In 1984, he established―Shenzhen Exhibition Centre for Modern Science and EducationEquipment‖, the predecessor of Vanke, and acted as general manager. He became chairman and general manager of China Vanke Co. Ltd. in 1988. Mr Wang no longer acted as the general manager with effect from 1999. At present, he is the chairman of the Company. Mr Wang is also a director of SOHU.com Inc, and an independent director of China Resources Land Limited(―CRL‖), Shanghai Metersbonwe Fashion& Accessories Co., Ltd. and Modern Media Holdings Limited respectively.
Chairman Wang Shi has been a visiting scholar of Pembroke College of the University of Cambridge since 2013. Qiao Shibo, male, born in 1954, graduated from the Jilin University in 1983 with abachelor’s degree in Chinese Language and Literature. He had served as a department head at the Ministry of Foreign Trade and Economic
Cooperation of thePeople’s Republic of China (now Ministry of Commerce), the deputy general manager and
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general manager of the Human Resources Department of CRH, the general manager and chairman of China Resources Petrochems (Group) Co., Ltd. In 2000, Mr QiaoShibo served as the director and assistant general manager of CRH. During this period, he also served as the deputy managing director of China Resources Enterprise, Limited. and the chairman of China Resources Machinery& Minmetals (Holdings) Co., Ltd. In 2003, Mr Qiao Shibo was a director and deputy general manager of CRH, during which he also served as the chairman of China Resources (Jilin) Bio-Chemical Co., Ltd., the chairman of the board of China Resources Cement Holdings Ltd., the chief executive officer of China Huayuan Group Ltd., and the general manager of Sanjiu Medical& Pharmaceutical Co., Limited. In 2008, he was a director and general manager of CRH, as well as the vice chairman and president of China Resources Pharmaceutical Group Limited, the chairman of China Resources Enterprise, Limited, the chairman of China Resources Sanjiu Medical& Pharmaceutical Co., Ltd., and the chairman of Shandong Dong-E E-Jiao Co., Ltd. He is a director and general manager of CRH, and the chairman of China Resources Enterprise, Limited. He has been a director and the deputy chairman of the Company since 2010.
Yu Liang,male, born in 1965. He graduated from the Faculty of International Economics Studies of Peking University with abachelor’s degree in 1988. Mr Yu obtained amaster’s degree in economics from Peking University in 1997. He had previously worked for Shenzhen Waimao Group. He joined the Company in 1990. He became the deputy general manager of the Company in 1996, and the executive deputy general manager and Supervisor of Finance of the Company in 1999. He has been the general manager of the Company since 2001 and a director of the Company since 1994. At present, Mr Yu is the president of the Company.
Sun Jianyi,male, born in 1953. He graduated from Zhongnan University of Economics and Law, majoring in finance studies. He is a senior economist. He became deputy general manager of Wuhan Branch, the People's Insurance Company of China Limited and the committee member of the Communist Party Committee in 1985. Between 1990 and 2003, Mr Sun acted as assistant to general manager, deputy general manager, executive deputy general manager and executive director for Ping An Insurance Company of China. In 2003, he became the executive director, executive deputy general manager and deputy chief executive officer of Ping An Insurance (Group) Company of China, Limited. Since 2008, he has been the vice chairman and deputy chief executive officer of Ping An Insurance (Group) Company of China, Limited. At present, Mr Sun is the chairman of Ping An Bank Limited and a director of Ping An Life Insurance Company of China, Limited, Ping An Property& Casualty Insurance Company of China, Limited, and Ping An Annuity Insurance Company of China, Limited. He has been a director of the Company since 1995. He became an executive director in 1997 and deputy chairman of the Company in 1998. He was an independent director of the Company from 2001 to 2008. He became the convener of the remuneration and nomination committee and a member of the audit committee in 2005. He has become a director and a member of the remuneration and nomination committee of the Company since 2008.
Xiao Li, female, born in 1964. She graduated from Wuhan University, majoring in English Literature in 1984. She obtained amaster’s degree in Business Administration from China Europe International Business School in 2000. She had worked in Central South University of Technology, China Technology Data Import& Export Co. and Mitsubishi Corporation Shenzhen Office. She joined Vanke in 1994, and had since become the deputy director and director of the GeneralManager’s Office, as well as the director of the Office of theCompany’s Board. From 1995 to 2009, she was the secretary of the Board of Directors. She has been a director of the Company since 2004, and a member of the investment and decision-making committee of the Board of the Company since 2005. Since 2007, she has been an executive vice president of Vanke.
Wei Bin, male born in 1969. He obtained abachelor’s degree in auditing from Zhongnan University of
Economics and Law and amaster’s degree in finance from Jinan University. He is a senior accountant and senior auditor in China, and a non-practicing member of the Chinese Institute of Certified Public Accountants. He joined China Resources (Holdings) Company Limited in 2001. He is currently the chief accountant, chief financial officer and director of Finance Department in China Resources (Holdings) Company Limited, non-executive director of China Resources Enterprise, Limited, China Resources Power Holdings Company Limited, China Resources Land Limited, China Resources Cement Holdings Limited, China Resources Gas Group Limited and China Resources Microelectronics Limited, and director of China Resources Sanjiu Medical& Pharmaceutical Co., Ltd, Shandong Dong-E E-Jiao Co., Limited, and China Resources Double-Crane Pharmaceutical Co., Limited. Since 2013, he has become a director of Vanke and member of audit committee.
Chen Ying,male, born in 1970. He graduated from Tsinghua University with abachelor’s degree of architectural management. He obtained amaster’s degree in business administration from University of Oxford in 2007. He
joined China Resources (Holdings) Company Limited in 1993. Between 1993 and 2002, he served as project
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engineer, project manager and manager of procurement department and executive director of China Resources Construction (Holdings) Limited. He was the managing director of China Resources Land (Beijing) Company Ltd. from 2002 to 2011 and became the director of China Resources Land Limited from 2003 to 2006. In 2011, he was the general manager of Strategy Management Department of China Resources (Holdings) Company Limited. He is currently the chief strategy officer of China Resources (Holdings) Company Limited, and non-executive director of China Resources Cement Holdings Limited, China Resources Power Holdings Company Limited, China Resources Enterprise, Limited, China Resources Gas Group Limited, China Resources Land Limited, as well as director of China Resources Pharmaceutical Group Limited, China Resources Sanjiu Medical& Pharmaceutical Co., Ltd, China Resources Double-Crane Pharmaceutical Co., Limited. Since 2013, he has been a director of Vanke and member of the investment and decision-making committee.
Independent directors
Qi Daqing, male, born in 1964. Mr Qi graduated from the College of Business, Michigan State University in the USA and obtained a PhD in accountancy. Mr Qi obtained amaster’s degree in management from the University of Hawaii in the USA and a dualbachelor’s degree in biophysics and international journalism from Fudan University. He had worked for The Chinese University of Hong Kong and Eli Broad College of Business of Michigan State University in the USA, Center for East-west Studies in the USA and special correspondent foreign affairs department in Xinhua News Agency. He is currently a professor and vice president of Cheung Kong Graduate School of Business, and a member of American Accounting Association. He is also an independent director of several companies listed on NASDAQ, New York Stock Exchange and The Stock Exchange of Hong Kong Limited. He has become an independent director, convener of the remuneration and nomination committee and a member of the audit committee of the Company since 2008.
Zhang Liping, male, born in 1958. He graduated from Beijing Institute of Foreign Trade in 1980. He obtained hismaster’s degree in international affairs and international law from St.John’s University, the USA, in 1987. Mr Zhang had worked for the Ministry of Foreign Trade and Economic Cooperation (now Ministry of Commerce) and had served as director of the Investment Banking Division of Merrill Lynch, the USA, managing director and head of Greater China Region of Dresdner Bank, Germany, managing director of Pacific Concord Holdings Limited, Hong Kong, and chief executive officer of Imagi International Holdings Ltd, Hong Kong. In 2004, Mr Zhang joined Credit Suisse First Boston and is currently vice chairman of Global Investment Banking Department and joint CEO (Greater China) of Credit Suisse Group. He has become an independent director, convener of the investment and decision-making committee and a member of the remuneration and nomination committee of the Company since 2010.
Hua Sheng, male, born in 1953. He graduated from the Department of Political Economy of Nanjing Institute of Technology (now Southeast University), with abachelor’s degree in 1982. In 1985, he obtained amaster’s degree from the Finance Department of Graduate School of the Chinese Academy of Social Sciences. He holds a PhD in economics of Wuhan University, and has studied, and engaged in research and teaching at the University of Oxford and the University of Cambridge. At present, he is the honorary president of the School of Economic and Management, as well as a professor and PhD supervisor of Southeast University. He is also an executive deputy chairman of China Federation of Overseas Chinese Entrepreneurs, and deputy chairman of Beijing Returned Overseas Chinese Federation. In 1986, he was among the first group of nationally accredited experts with outstanding contributions. He is the author and proponent of dual-track price system, State-owned assets management system and share segregation reform. He was the winner of China Economic Theory Innovation Award and Sun Yefang Economic Prize. He has been an independent director of Vanke since 2011.
Elizabeth Law, female, born in 1954, graduated from the Faculty of Management in McGill University, Canada in 1976 with a Bachelor of Commerce degree in Accounting. She had worked for the accounting firm of Richter, Usher& Vineberg in Montreal, Canada. Ms. Law is currently a managing practising director of Law& Partners CPA Limited, and a partner of Stephen Law& Company, Certified Public Accountants. She is also the chair of The Hong Kong Employment Development Service Limited, a member of the executive committee of The Hong Kong Council of Social Service, as well as a member of ChinesePeople’s Political Consultative Conference Guangdong Committee. She is a Certified Public Accountant (Practising) in Hong Kong, a member of the Canadian Institute of Chartered Accountant, a fellow member of The Institute of Chartered Accountants in England& Wales, a fellow member of Certified Public Accountants Australia and a certified tax adviser. She was the President of The Society of Chinese Accountants& Auditors, a council member of Hong Kong Institute of Certified Public Accountants and the founding president of Association of Women Accountants (Hong Kong) Limited. In 2009, she was awarded the HKSAR Government Justice of Peace. Since 2011, she has been
independent director of Hong Kong-listed Sunwah Kingsway Capital Holdings Limited and Toronto-listed
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Sunwah International Limited. She has been an independent director of Vanke since 2012.
Members of the Supervisory Committee
Ding Fuyuan, male, born in 1950. He had worked in Guangdong Provincial Tourism Department, South China Sea Oil Joint Service Corporation, South China Petroleum Shenzhen Development Service Corporation and Hainan Huaxin Group. He joined Vanke in 1990 and became the deputy director of the GeneralManager’s Office in February 1991. In October 1991, he became the manager of the Human Resources Department of the Company. He has been the secretary of the Communist Party Committee of the Company since 1995. He became a member of the first Supervisory Committee of the Company in 1993 and has been the Chairman of the Supervisory Committee of the Company since 1995.
Wu Ding, male, born in 1965. He holds abachelor’s degree in economics from Shanxi University of Finance and Economics and amaster’s degree in Business Administration from China Europe International Business School. He joined CRNC in 1988 and CRH in 1993 and had served as project manager for the Enterprise Development Division of CRH, chairman/general manager of China Resources Shanghai Co., Ltd. and deputy general manager of CRL. He is now assistant general manager of CRH, CEO of China Resources Financial Holding Co., Ltd., the chairman and CEO of China Resources Investment and Asset Management Company Limited, chairman of China Resources Urban Transportation and Infrastructure Investment Limited, director of Cosmos Machinery Enterprises Limited and Harvest Capital Partners Limited. He has been a member of the Supervisory Committee of the Company since 2010.
Zhou Qingping, male, born in 1969. He graduated from Hunan University (former Hunan Institute of Finance and Economics) in 1993, with abachelor’s degree in accounting. He is a registered accountant in the PRC. He had worked in Xiangcai Securities Co., Ltd. He joined Vanke in 1995 and served as finance manager of Vanke Financial Consultancy Company Limited. He became financial controller of Chengdu Vanke Real Estate Co., Ltd. in 2000 and deputy general manager of theCompany’s Risk Management Department in 2003. He has been a member of the Supervisory Committee of the Company and the general manager of theCompany’s Audit Supervision Department since 2010.
Senior management
Yu Liang: for biography of Yu Liang, please refer to the―Directors‖ section.
Ding Changfeng, male, born in 1970. He graduated from Peking University with abachelor’s degree in international politics in 1991. He obtained amaster’s degree in global economics from Peking University in 1998. He had worked for Jiangsu Yancheng Party School. He joined Vanke in 1992 and became deputy director of the Research Centre of the GeneralManager’s Office of the Company in 1994. He was the chief editor of―VankePeriodical‖ in 1995 and the assistant to general manager of Northeast Operation and Management Department of the Company in 1996. He was the deputy general manager of Northeast Department of the Company in 1997 and the deputy general manager of Shanghai Vanke Real Estate Co., Ltd. in 1998. He became the manager of theCompany’s Corporate Planning Department in 1999, and the general manager of Shanghai Vanke Real Estate Company Limited in 2000. He had been deputy general manager of the Company since 2001. He is currently an executive vice president of Vanke.
Xie Dong, male, born in 1965. He graduated from Nanjing Engineering Institution in 1987 with abachelor’s degree in wireless electricity. He received amaster’s degree in business administration from Shanghai Jiao Tong University in 1997 and a PhD degree in management from Shanghai Jiao Tong University in 2007. He had worked in Shenzhen RGB Electronic Co., Ltd., the headquarters of China Shenzhen TV Company. He joined the Company in 1992. He became the manager of theCompany’s Personnel Management Department in 1996, and the general manager and director of theCompany’s Human Resources Department in 2000 and 2001 respectively. He became deputy general manager of the Company in 2004. He is currently an executive vice president of Vanke. Since 2011, he has been the independent director of Shenzhen Hepalink Pharmaceutical Co., Ltd.
Zhang Jiwen, male, born in 1967. He graduated from Tsinghua University with abachelor’s degree in architecture in 1987. He had worked in Guizhou Architecture and Design Institute, Shenzhen Jin Xiu Zhong Hua Development Co., Ltd., Shenzhen Window of the World Co., Ltd., Guangzhou Hua Heng Design Company, and Ho& Partners Architects Engineers& Development Consultants Ltd. in Hong Kong. He joined Shanghai Vanke Real Estate Co., Ltd. in 2001 as deputy general manager and became theCompany’s design director in 2003. He became deputy general manager of the Company in 2004. He is currently an executive vice president of Vanke.
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Mo Jun, male, born in 1967. He graduated from Tsinghua University in 1991 with abachelor’s degree in architecture. He joined the Company in 1991. He was the manager of Shenzhen Wanchuang Construction and Design Consultants Co., Ltd. in 1996, the general manager of Shenzhen Vanke Real Estate Co., Ltd. in 1999, the general manager of Beijing Vanke in 2000, deputy general manager of the Company in 2000, and executive deputy general manager of the Company in 2001. He resigned from the Company and became executive deputy general manager of Raycom Real Estate Development Co., Ltd(北京融科智地房地產開發有限公司). in 2003. He joined the Company again as deputy general manager in 2004. He is currently an executive vice president of Vanke.
Xiao Li: for biography of Xiao Li, please refer to the―Directors‖ section.
Wang Wenjin, male, born in 1966. He graduated from Zhongnan University of Economics and Law in 1994 with amaster’s degree. He is a registered accountant in the PRC. He had worked for Hefei No. 10 Plastic Factory and Anhui Optical Sophisticated Mechanic Research Centre of China Academy of Sciences. He joined the Company in 1993 and became the deputy manager of theCompany’s Finance Department in 1998. He was the general manager ofVanke’s Finance Department in 1999, and has been the Supervisor of Finance since 2002. Since 2004, he has been the financial controller of the Company. He is currently an executive vice president of Vanke. Zhou Weijun, male, born in 1956, graduated from Harbin Civil Engineering and Architecture Institute in 1988 with abachelor’s degree in industrial and civil engineering, He obtained hismaster’s degree in business management from Cheung Kong Graduate School of Business in 1999. Between 1980 and 1993, he worked for Infrastructure Construction Office of Anshan Institute of Iron and Steel Technology, Liaoning Province. He joined Vanke in 1993, and served as general manager of Shenyang Vanke in the same year, and general manager of Beijing Vanke in 2004. He was vice president of the Companyand general manager of Beijing Vanke in 2007. Since 2009, he no longer served as general manager of Beijing Vanke. Since March 2011, Mr Zhou has been an executive vice president of Vanke.
Mao Daqing, male, born in 1969. He is a registered architect. He graduated from Southeast University with abachelor’s degree in architecture in 1991. He graduated from Tongji University in 2002 with a PhD in administration. He worked for Beijing Uni-construction Group, Hong Kong T. L. Loong Group, Thailand Xiechengchang Group(泰國協成昌集團), and Nikken Sekkei (Singapore) Limited during 1991 and 1996. He joined Capitaland, Singapore in 1996 and had served as senior project manager, chief representative, deputy general manager in Beijing region, and general manager of Bohai-Rim region. He joined Vanke in 2009 as vice president, and general manager of Beijing Vanke. Since March 2011, Mr Mao has been an executive vice president of Vanke.
Chen Wei, male, born in 1962. He graduated from the East China Normal University in 1984 with abachelor’s degree in psychology. He obtained amaster’s degree in human resources development from Pennsylvania State University in the US in 2000 and graduated from the Advanced Management Program of Harvard Business School in 2009. He joined Hay Group, Inc., the global management consulting firm, in 2000 and had been appointed as managing director of China, president of Greater China, president of Northeast Asia, and global executive committee member. He was elected as global executive director of Hay Group. He joined Vanke in 2014 as executive vice president of Vanke. He is also an outside director of Shanghai Airport Authority Co., Ltd.. Tan Huajie, male, born in 1973. He graduated from the First Faculty of Mechanical Engineering of Huazhong University of Science and Technology in 1993. He joined the Company in 2001. He was appointed as the manager of the Customer Relations Department in 2003, and became the chief researcher and deputy director of the Office of the Board in 2004. Since 2008, he has been the director of the Office of the Board. He has been appointed as the secretary to the Board of Directors since 2009.
(2) Remuneration and changes in shareholdings of directors, members of Supervisory Committee and senior management during the year under review
The Company continued to uphold the principle of its remuneration policy, which is―to offer competitive salaries according to market principles to retain and attract high-calibreprofessionals‖. The remuneration of theCompany’s senior management members was determined not only with reference to market level but also in accordance with the growth in the overall operating results of the Company. In 2013, the Company sustained continued growth in its operating results. This was reflected in the adjustment to the remuneration of the senior management members employed by the Company, while the remuneration of those directors and members of
Supervisory Committee who were not employed by the Company was determined at shareholder meeting.
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As at the end of the year under review, the actual aggregate amount of remunerations of the 13 directors, members of Supervisory Committee and senior management who were employees of the Company in 2013 was RMB65.75million. Among the directors and members of Supervisory Committee who were not employed by the Company, two directors, namely Mr Qiao Shibo and Mr Sun Jianyi, each received an actual amount ofdirector’s remuneration of RMB150,000. Directors Mr Wei Bin and Mr Chen Ying each received an actual amount ofdirector’s remuneration of RMB110,000. Independent Directors Mr Qi Daqing, Mr Zhang Liping and Ms Elizabeth Law each received an actual amount of independentdirector’s remuneration of RMB250,000; Mr Wu Ding, a member of the Supervisory Committee, received an actual amount ofsupervisor’s remuneration of RMB150,000. Mr Qiao Shibo, Mr Wei Bin, Mr Chen Ying and Mr Wu Ding also received salaries from connected entities of CRC. Mr Wang Shi also received remuneration for his role as independent director from CRL, a connected entity of CRC.
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Remuneration of directors, members of the Supervisory Committee and senior management of the Company and related matters are as follows:
|||||||||||||||
|-|-|-|-|-|-|-|-|-|-|-|-|-|-|
|Name|Position|Sex|Age|Period ofservice|Number ofshares held atthe beginningof 2013|Number ofshares heldat the end of2013|Reasonsforchanges|Number ofshare optionsgranted|Number ofshareoptionsexercised in2013|Number ofshare optionsexercisable at theend of 2013|Totalremunerations(after tax)receivedfrom theCompany(RMB’000)|Payment ofindividualincome tax(RMB’000)|Anyremunerationsreceivedfromshareholders orotherconnectedentities|
|Wang Shi|Chairman|M|63|2011.3~2014.3|6,817,201|7,617,201|(1)-|6,600,000|800,000|3,820,000|9,040|6,860|Yes|
|Yu Liang|Director,President|M|49|2011.3~2014.3|4,106,245|6,306,245|(1)-|5,500,000|2,200,000|1,650,000|8,610|5,700|No|
|Ding Fuyuan|Chairman ofSupervisoryCommittee|M|64|2013.3~2016.3|2,018,408|2,018,408|-|-|-|-|5,300|3,570|No|
|Qiao Shibo|DeputyChairman|M|60|2011.3~2014.3|0|0|-|-|-|-|150|30|Yes|
|Sun Jianyi|Director|M|61|2011.3~2014.3|692,236|692,236|-|-|-|-|150|30|No|
|Wei Bin|Director|M|45|2013.3~2014.3|0|0|-|-|-|-|110|20|Yes|
|Chen Ying|Director|M|44|2013.3~2014.3|0|0|-|-|-|-|110|20|Yes|
|QiDaqing|IndependentDirector|M|50|2011.3~2014.3|0|0|-|-|-|-|250|30|No|
|ZhangLiping|IndependentDirector|M|56|2011.3~2014.3|0|0|-|-|-|-|250|30|No|
|HuaSheng|IndependentDirector|M|61|2011.3~2014.3|0|0|-|-|-|-|0|0|No|
|ElizabethLaw|IndependentDirector|F|60|2012.8~2014.3|0|0|-|-|-|-|250|30|No|
|WuDing|MemberOfSupervisoryCommittee|M|49|2013.3~2016.3|0|0|-|-|-|-|150|30|Yes|
|ZhouQingping|MemberOfSupervisoryCommittee|M|45|2013.3~2016.3|20,000|20,000|-|-|-|-|2,050|1,240|No|
|DingChangfeng|ExecutiveVicePresident|M|44|2011.3~2014.3|1,487,660|2,337,660|(1)-|2,200,000|850,000|690,000|4,850|3,450|No|

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|||||||||||||||
|-|-|-|-|-|-|-|-|-|-|-|-|-|-|
|Xie Dong|ExecutiveVicePresident|M|49|2011.3~2014.3|1,487,660|1,987,660|(1)-|2,200,000|500,000|1,040,000|4,160|2,640|No|
|Zhang Jiwen|ExecutiveVicePresident|M|47|2011.3~2014.3|1,548,950|1,548,950|-|2,200,000|0|1,540,000|5,560|4,040|No|
|Mo Jun|ExecutiveVicePresident|M|47|2011.3~2014.3|1,548,950|2,048,950|(1)|2,200,000|500,000|1,040,000|4,680|3,320|No|
|Xiao Li|Director,ExecutiveVicePresident|F|50|2011.3~2014.3|1,446,849|1,946,849|(1)|2,200,000|500,000|1,040,000|4,050|2,750|No|
|WangWenjin|ExecutiveVicePresident|M|48|2011.3~2014.3|1,343,591|2,223,591|(1)|2,200,000|880,000|660,000|5,140|2,660|No|
|Zhou Weijun|ExecutiveVicePresident|M|58|2011.3~2014.3|1,038,065|1,583,265|(1)|2,000,000|545,200|858,000|4,240|2,960|No|
|Mao Daqing|ExecutiveVicePresident|M|45|2011.3~2014.3|0|800,000|(1)|2,000,000|800,000|600,000|4,620|3,280|No|
|Tan Huajie|Secretary tothe Board|M|41|2011.3~2014.3|0|640,000|(1)|1,600,000|640,000|480,000|3,450|2,350|No|
|Total|-|-|-|-|23,555,815|31,771,015|-|33,000,000|8,215,200|13,418,000|67,170|45,040|-|

 Note (1): During the year under review, beneficiaries of the stock option scheme exercised part of their A-share stock options, resulting in a corresponding increase in the number of shares held by the beneficiaries.
Note (2): As at 31 December 2013, the exercise price of the A-share stock options was RMB8.48, and the closing price of A shares was RMB8.03.
Note (3): Owing to the increase in charity donations by Yu Liang, Ding Fuyuan, Xie Dong, Xiao Li during the year under review, their personal income tax decreased.
Page 71
(3) Change and reasons for the change in directors, members of the Supervisory Committee and senior management during the year under review
During the year under review, Mr Wang Yin and Mr Jiang Wei submitted to the Board their resignation as directors. Mr Wei Bin and Chen Ying were elected as directors of the sixteenth session of the Board at theCompany’s annual general meeting in 2012.
Subsequent to the year under review, Mr Chen Weiwas elected as executive vice president of the sixteenth session of the Board.
2. Number and composition of staff
As at 31 December 2013, there were 35,330 employees on theCompany’s payroll, representing an increase of13.9% from that of the previous year. The average age of the employees was31.3.
Among the entire workforce, there were 6,959 employees engaged in the property development division, representing an increase of14.5% from the previous year. The average age of the staff working for this division was 31.9 and the average year of service was 3.6; in terms of education level,0.3% held doctoral degree,16.6% withmaster’s degree,69.5% withbachelor’s degree,11.7% with tertiary education and1.9% with education below tertiary level. Employees withbachelor’s degree or higher education accounted for87.1% of the total staff in the property development division. The composition of employees in the property development division by job classification is as follows: 982 marketing and sales staff, accounting for14.1%, down by2.7% from the previous year; 4,151 professional technicians, accounting for59.3%, up by17.0% from the previous year; among the professional technicians, 2,441 were construction staff, accounting for35.0%, 836 were designers, accounting for12.0% and 356 were cost management staff, accounting for5.1%; there were 518 project development staff, accounting for7.4%. The number of management staff, including those working in the departments of finance, audit, IT, legal, human resources, customer relations and data analysis as well as senior management staff, was 1,826, accounting for26.1%, up by19.8% from the previous year.
|||
|-|-|
||Employees in property developmentdivision by job classificationMarketing and14.1%sales staff26.2%ProfessionaltechniciansManagement staff59.6%|
|Employees in property developmentdivision by education level0.30%Doctoral degree1.90%11.70%16.60%Master's degreeBachelor's degreeEducation below69.50%tertiary levelTertiary education||

There were 27,648 employees engaged in property management, up by11.8% from the previous year. The average age was 29.0 and the average year of service was 2.4. In terms of education level,0.4% heldmaster’s degree,9.8% withbachelor’s degree,20.6% with tertiary education and69.2% with education
below tertiary level. Employees with tertiary education or higher education accounted for31.3% of the
total staff in the property management division.
There were 723 employees engaged in the commercial services division. The average age was 30.9 and the average year of service was 1.7. In terms of education level,5.7% heldmaster’s degree,26.1% withbachelor’s degree,18.4% with tertiary education and49.8% with education below tertiary level. Employees with tertiary education or higher education accounted for50.2% of the total staff in the commercial services division.
Employees in property management
Employees in commercial services division by education level
division by education level0.40%
Master's degree Master's degree
5.70%
9.80%
18.40%
Bachelor's degree Bachelor's degree
26.10%
20.60% Education below Education below tertiary level tertiary level 49.80%
69.20%
Tertiary Tertiary education education
VIII. Corporate Governance
1. Elaboration on theCompany’s Compliance with the Requirements Set Out in the Regulatory Documents on Corporate Governance of Listed Companies
As one of the first batch of companies listed in the PRC, the Company has always abided by its corporate values: simplicity, transparency, standardisation and responsibility. It had strictly complied with the requirements of the laws, regulations and regulatory documents governing listed companies and continued to fine-tune its corporate governance structure and regulate its operation. The Company had not experienced any problems with horizontal competitionand connected transactions caused by partial restructuring. The Company did not deviate from the relevant corporate governance requirements of CSRC. In compliance with theCompany’s inside information and insider management system and the relevant provisions, the Company had strengthened the management of inside information. During the year under review, no insider had violated the laws by engaging in insider trading.
Since 2007, the Company has been actively carrying out initiatives to improve its corporate governance. As a key pilot company to implement the Basic Internal Control Norms for Enterprises and its implementation guidelines, the Companycontinued to adopt a pragmatic internal control approach to establish the internal control process in a systematic manner in 2013.It continued to promote internal control of specialized units according to the monthly theme of internal control, and conducted internal control inspection and recommended the best internal control practices. Pursuant to the requirements for change of listing location of theCompany’s domestically listed foreign shares to the SEHK, the Company will further optimise its corporate governance and internal control system with reference to the requirements of the listing rules of SEHK, etc.
In 2013, the Company was selected as a constituent of The CCTV 50 Index listed on the Shenzhen Stock Exchange.The Company also received the Best Board of Directors Award of the Ninth Session of the Gold Roundtable Awards from the―Directors&Boards‖ magazine, the Best Board of Directors of Main Board Listed Companies in China Award in 2013 from Moneyweek and was named Listed Companies with the Best Internal Corporate Governance in China out of the Roster of Listed Companies in China with Best
Reputation selected by the "National Business Daily".
The Company will continue to adhere to theprinciple of―professionalism+ standardization+transparency‖, to further enhance its corporategovernance.
2. TheCompany’s Independence from Its Single Largest Shareholder in Business Operation, Staff, Assets, Organisation and Finance
The Company continued to persist in maintaining complete independence from its single largest shareholder CRC and its connected companies with respect to business operation, staff, assets, organisation and finance, to ensure independence in its business integrity and operation autonomy.
The Company has not disclosed any unpublished information to CRC or taken any other action that might violate the code of corporate governance.
3. Shareholder Meetings
1) The First Extraordinary General Meeting of 2013
The notice of the first extraordinary general meeting of 2013(―EGM‖) was published in China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily, and IRasia.com, Hong Kong, on 19 January 2013. The record date for A shareholders was 24 January 2013. The last trading day for verifying the qualification of B shareholders was 24 January 2013, while the record date for B shareholders was 29 January 2013.
The on-site EGM was held at 15.00 on 4 February 2013 at Vanke Centre, No. 33 Huanmei Road, Dameisha, Yantian District, Shenzhen. Time for online voting through the trading system of Shenzhen Stock Exchange was from 9.30 to 11.30 and 13.00 to 15.00 on 4 February 2013, while the time for voting through the internet voting system of Shenzhen Stock Exchange was from 15:00 on 3 February 2013 to 15:00 on 4 February 2013. A total of 710 shareholders and/or proxies participated in the on-site EGM as well as online voting, holding 5,230,061,232 shares, representing47.53% of theCompany’s total number of shares with voting rights. There were 364 A shareholders (and/or proxies), holding 4,379,677,119 shares, representing45.21% of theCompany’s total number of A shares with voting rights. There were 346 B shareholders (and/or proxies), holding 850,384,113 shares, representing64.67% of theCompany’s total number of B shares with voting rights.
The EGM considered and approved the resolution regarding the proposal for change of listing location of domestically listed foreign shares of the Company and listing& trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction; the resolution regarding authorizing the Board and its authorized persons to handle all matters relating to the change of listing location of domestically listed foreign shares and listing& trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction; the resolution regarding the Company becoming an overseas listed joint stock limited company; the resolution regarding China Vanke Co.,Ltd.’s Articles of Association(A+H); the resolution regarding the validity period of the relevant resolutions in relation to the change of listing location of domestically listed foreign shares of the Company and listing& trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction.
The announcement of the resolutions of the EGM was published in China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily and IRasia.com, Hong Kong, on 5 February 2013.
2)The 2012 (25th) Annual General Meeting
The notice of 2012 Annual General Meeting(―AGM‖) was published in China Securities Journal, SecuritiesTimes, Shanghai Securities News, Securities Daily, and IRasia.com, Hong Kong, on 28February 2013. The record date for A shareholders was 11 March 2013.The last trading day for verifying thequalification of B shareholders was 11 March 2013, while the record date for B shareholders was 14
March 2013.
The on-site AGM was held at 14.30 on 20March 2013 at Vanke Centre, No 33 Huanmei Road, Dameisha, Yantian District, Shenzhen. The time for online voting through the trading system of Shenzhen Stock Exchange was from 9.30 to 11.30 and 13.00 to 15.00 on 20March 2013, while the time for voting through the internet voting system of Shenzhen Stock Exchange was from 15.00 on 19March 2013 to 15.00 on 20March 2013. A total of 710 shareholders and/or proxies participated in the on-site meeting as well as online voting, holding 4,812,859,050 shares, representing43.73% of theCompany’s total number of shares with voting rights. There were 419A shareholders (and/or proxies), holding 4,279,227,047 shares, representing44.16% of theCompany’s total number of A shares with voting rights. There were 291 B shareholders (and/or proxies), holding 533,632,003 shares, representing40.58% of theCompany’s total number of B shares with voting rights.
The AGM considered and approved (1) thedirectors’ report for the year 2012; (2) report of the Supervisory Committee for the year 2012, (3) the annual report and audited financial report for the year 2012; (4) the proposal on profit appropriation and dividend distribution for the year 2012; (5) the resolution regarding the reappointment of certified public accountants for the year 2013; (6) the resolution regarding continued cooperation with CRH.The AGM also elected Mr Ding Fuyuan and Mr Wu Ding as members of the Eighth Supervisory Committee, and Mr Wei Bin and Chen Ying as directors of the sixteenth session of the Board through cumulative voting.
The announcement of the resolutions of the AGM was published in China Securities Journal, Securities Times, Shanghai Securities News, Securities Daily, and IRasia.com, Hong Kong, on 21 March 2013.
4. Execution of the Duties of the Independent Directors
In 2013, all independent directors performed their duties with due diligence. Not only did they attend Board meetings and listen to the reports on matters relating to the Company, participate in discussion at specialised committees, and review documents of the Board, but also delivered independent opinion and constructive advice to the Company on proposal for change of listing location of domestically listed foreign shares of the Company and listing on the main board of The Stock Exchange of Hong Kong Limited by way of introduction, connected transactions, remuneration to senior management, election of directors, appointment of senior management, appointment of certified public accountants, internal control, external guarantee issues, derivatives investment and accounting treatment.
In 2013, the details of the attendance of independent directors at Board meetings, specialised committee meetings and their participation in voting by electronic communication at Board meetings and specialised committee meetings are as follows:
Unit: No of times
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|-|-|-|-|-|-|-|-|-|
|Name ofindependentdirectors|Number ofBoardmeetings heldduring theyear|Attendance inperson|Attendanceby authorizedperson|Absence|Number ofresolutions votedviaelectroniccommunicationincludingresolutionsconsidered byspecialisedcommittees|Number ofspecialisedcommitteemeetingsneeded to beattended|Number ofspecialisedcommitteemeetingsattended|Number ofshareholdermeetingsattended|
|Qi Daqing|4|3|1|0|15|8|8|0|
|Zhang Liping|4|3|1|0|15|3|3|0|
|Hua Sheng|4|4|0|0|14|0|0|0|
|Elizabeth Law|4|4|0|0|14|6|6|1|

5. The Establishment and Implementation of Appraisal, Incentive and Reward Mechanisms for
SeniorManagement
Seniormanagement’s performance is evaluated inaccordance with the achievement of annual business objectives based on theCompany’s medium to long termdevelopment strategic goals, and such business objectives include the operating results of a given period and sustainability of the Company. The review covers different categories including theCompany’sfinancial position, customers, internal procedure, staff development, health management. The Company has establishedobjective benchmarks to measure the performance in each of the categories. The statistics on customers and staffsatisfaction levels were obtained from survey conducted by an independent third party.
The remuneration and nomination committee under the Board is responsible for studying and supervising theestablishment and implementation of the appraisal, incentive and reward system for senior management.Performance of the president was appraised by the Board.
The remunerations of management staff are determined in accordance with theCompany’s operating results of a given year, the accomplishment of overall management targets, their appraisal report, andcomparison with the industry salary level. The major factors to be considered in reviewing thesenior management of theCompany’s headquarters include theCompany’s overall performance, the value of themanagementstaff’s role in the Company and their performance with reference to the duties stipulated undertheir respective positions. With regard to those in charge of front-line companies, the review is based on the performance of those front-line companies to which they are held accountable, the value of their roles and theirperformance with reference to the duties stipulated under their respective positions.
In 2010, in order to realize shareholder orientation, align business decisions withshareholders’ interests andcontinue to achieve above market average operating results, the Company made adjustment to the overallremuneration scheme, by reducing the percentage of sales bonus and annual profit bonus and introducing Economic Profit (EP) bonus scheme using EP as a performance indicator, in order to build a balanced remunerationstructure comprising fixed salaries, sales bonus, annual profit bonus and EP bonus. In 2013, to encourage true value creation, the Company made some adjustments to the classification for appropriation and methods of distribution of sales bonus, annual profit bonus and EP bonus, and introduced monthly bonus in addition to existing sales bonus, thereby further optimising the remuneration structure.
All staff receive fixed salaries. The amount of a fixed salary is determined according to the importance of theposition to the Company and the basic needs of the staff. The higher the position, the smaller percentagewill the fixed salary take up in the total remuneration that goes with that position.
There are two types of sales bonus, namely quarterly and monthly. All staff are entitled to quarterly sales bonus, with emphasis on general staff. Based on the actual sales performance, salesbonus will be appropriated and distributed once quarterly. Specialised staff of front-line companies are entitled to monthly sales bonus. Based on the actual sales performance, salesbonus will be appropriated quarterly and distributed monthly.
All staff is entitled to annual profit bonus. Based on the profit for the year, the annual profit bonus will beappropriated and distributed annually.
Beneficiaries of the EP bonus include theCompany’s senior management staff, middle management staff, aswell as staff nominated by the president for the important roles they play in the Company or for theiroutstanding contribution. The economic profit, achieved by the Company for a given year and calculated by anindependent third party, is used as a performance target indicator and base for appropriation and deduction. Afixed percentage of the economic profit will be appropriated or deducted, with a two-way (upward or downward)adjustment mechanism. In other words, if theCompany’s EP for the year is positive, an amount correspondingto the fixed percentage of the EP will be added to the designated bonus account; on the other hand, iftheCompany’s EP for the year is negative, an amount corresponding to the fixed percentage of the EP will bededucted from the bonus account. Each year, after theBoard’s
approval of the annual report, the Company,based on the EP calculation report, will make adjustment to the bonus account by either transferring the EP bonusfor the year to the bonus account or transferring a corresponding amount from the bonus account totheCompany’s account. An amount equivalent to40% of the outstanding amount in the bonus account at the time will be withdrawn for distribution during that year. The EP bonus for distribution is divided into two parts; one part will not be directed to the individuals but willbe treated as collective bonus, distribution or payment of which will be deferred. This part of bonus will besubject to centralised management according to the provisions of this plan. There will be additional conditions tobe met to receive the deferred bonus. Other than the collective bonus, there is the individual bonus, distributionor payment of which will be made at the time. The percentage of collective bonus to the total amount of bonusesfor distribution each year is proposed by the president and approved by the chairman of the board of directors,and passed by the remuneration and nomination committee. The collective bonus can be held in escrow, throughwhich investment gain can be made.
During the deferred period, should there be any actions that are violations of duties or act that results in significant loss of the Company, the beneficiaries of the collective bonuses will be deprived of part or all of their deferred bonuses. The collective bonuses of directors, members of the Supervisory Committee and senior management staff will be deferred to the day on which they will no longer be the directors, members of the Supervisory Committee and senior management staff. The beneficiaries can apply for receiving the collective bonuses in batches starting from the following year. Other beneficiaries are ineligible for bonus distribution during the first three years after becoming the beneficiaries of the collective bonuses. Starting from the fourth year, they can, according to the provisions, obtain a specified amount of collective bonuses each year.
During the year under review, in accordance with the EP bonus plan, the EP bonus appropriated for 2012 amounted to RMB437,040,000, whilethe actual EP bonuses paid out to beneficiaries amounted to RMB322,077,000.
IX. Report of Supervisory Committee
The term of the Seventh Supervisory Committee expired in 2013. The existing three supervisors were re- elected by the shareholder meeting and staff representitives to continue carrying out their duties as supervisors. Feeling tremendous trust reposed in it, the new Supervisory Committee will work harder to perform their duties in accordance with the relevant requirements of the Company Law and theCompany’s Articles of Association, with an aim not to disappoint shareholders and employees.
The main duties of the Supervisory Committee during the year under review were as follows:
1. Supervisory Committee Meetings and Resolutions of Such Meetings
In 2013, a total of four meetings were held by the Supervisory Committee. The details of the meetings and resolutions are as follows:
(1) The Thirteenth Meeting of the Seventh Supervisory Committee was held on 9 March 2013.The meeting considered and approved the resolution regarding the appropriation and write-off of the provision for diminution in asset value for the year 2012; the audited financial report for the year 2012; the special remarks on the deposit and use of the proceeds raised from previous fund-raising exercises during 2012; the internal control self-assessment report for the year 2012; the proposal on profit appropriation and dividend distribution for the year 2012; the resolution regarding the reappointment of certified public accountants for the year 2013; the report of the Supervisory Committee for the year 2012; the 2012 annual report and its summary; the social responsibility report for the year 2012; the resolution regarding continued cooperation with CRH; the resolution regarding the nomination of Mr Ding Fuyuan and Mr Wu Ding as candidates for members of the Eighth Supervisory Committee and the resolution regarding the convention of the 2012 Annual General Meeting.
Mr Ding Fuyuan and Mr Wu Dingwere re-elected to be the members of the Eighth Supervisory
Committee at the 2012 Annual General Meeting, and Mr Zhou Qingping was re-elected by theCompany’s Staff Committee as the staff representative supervisor of the Eighth Supervisory Committee.
(2) The First Meeting of the Eighth Supervisory Committee was held on 19 April 2013. Mr Ding Fuyuan was elected as chairmanof the Eighth Supervisory Committee.The meeting considered and approved theCompany’s 2013 first quarterly report and financial statements;the resolution regarding the fulfillment of the conditions of the second exercise period for A-Share Stock Option Incentive Scheme. (3) The Second Meeting of the Eighth Supervisory Committee was held on 5 August 2013. The meeting considered and approved the resolution regarding theCompany’s 2013 interim report, its summary and financial statements; the resolution regarding the proposals of no dividend distribution and no transfer of capital surplus reserve to share capital for the 2013 interim period.
(4) The Third Meeting of the Eighth Supervisory Committee was held on 28 October 2013. The meeting considered and approved theCompany’s 2013 third quarterly report and its financial statements.
2. Inspection Tours by the Supervisory Committee
The Supervisory Committee continued to focus on both theCompany’s development and its internal control system in 2013. The committee invited consultants to inspect and visit different types of front-line companies of the Company.During the year, the Supervisory Committee visited Yantai, Qingdao, Jinan, Wuhan, Wenzhou and Zhengzhou, and other real estate and property management companies. Through on- site inspection, meetings and seminars, the committee inspected and supervised the operation and financial situation, themanagement’s performance of duties, the risk control of core business, and protection ofemployees’ interest of front-line real estate and property management companies. The committee supervised all the companies to fine-tune their internal control systems. In addition, the Supervisory Committee also arranged work ethics and boundaries training programme for all employees, to provide ethics risk management education.
3. Independent Opinions of the Supervisory Committee on Certain Issues of the Company
(1) Statutory compliance: During the year under review, members of the Supervisory Committee continued to supervise theCompany’s operations through attending Board meetings, reviewing reports on special projects, on-site inspection and meeting with staff. With reference to various regulations, the Supervisory Committee was of the opinion that theCompany’s decision-making process was lawful, and the internal control measures were effective. The directors and senior management team of the Company diligently carried out their duties, and none of their acts had violated the law, regulations, theCompany’s Articles of Association, nor had they prejudiced theCompany’s andshareholders’ interests. The Supervisory Committee had reviewed theCompany’s internal control self-assessment report and internal control audit report for the year 2013 by KPMG Huazhen (Special General Partnership), and was of the view that the report reflected the actual situation of theCompany’s corporate governance and internal control and agreed to publish the relevant report.
(2) Financial monitoring: During the year under review, the Supervisory Committee diligently performed its duty of monitoring theCompany’s financial situation, including reviewing theCompany’s operation and its risks and providing audited opinions to each regular report. The Supervisory Committee was of the opinion that theCompany’s financial report reflected a true and accurate view on theCompany’s financial position and operating results.
(3) Use of proceeds from fund raising exercises: The Supervisory Committee continued to review the deposit and use of the remaining proceeds raised from the subsequent offer of A shares in 2007, and reviewed the verification report prepared by KPMG Huazhen (Special General Partnership) on the special remarks on the deposit and use of proceeds raised from previous fund-raising exercises during 2013. The Supervisory Committee was of the opinion that the management and use of the proceeds had complied with regulations. During the year under review, the Company's overseas subsidiaries issuedUS$800
million 5-year corporate bonds, SGD140 million 4-year corporate bonds, RMB1 billion 5-year corporate bonds, and RMB1 billion 3-year corporate bonds respectively in foreign markets. The Supervisory Committee had monitored the relevant bond issues and the use of funds thereof, and had found no violation of law.
(4) Stock incentive plan: The Supervisory Committee had supervised the implementation of theCompany’s A-share Stock Option Incentive Scheme. It was of the view that the relevant decision-making process including the determination of the fulfilment of the vesting conditions for the second exercise period of the stock option incentive scheme and the adjustment of the exercise price of the stock options, was reasonable and in compliance with regulations. The Supervisory Committee had verified the list of beneficiaries of the stock option incentive scheme who could exercise their vested stock options in the second exercise period, and was of the opinion that the qualifications of the beneficiaries were legal and effective.
(5) Major asset acquisitions and disposals: During the year under review, the Company did not have any major asset acquisitions and disposals. The Supervisory Committee noted that, during the year under review, the Company invested in Huishang Bank CorporationLimited’s initial public offering of H shares on The Stock Exchange of Hong Kong Limited as a cornerstone investor, and the relevant decision-making process was in compliance with the necessary procedure, and no violation of law was found.
(6) Connected transactions: Pursuant to the mandate granted by the 2011 annual general meeting, Shanghai Vanke Investment Management Co., Ltd.(―Shanghai VankeInvestment‖), a wholly-owned subsidiary of the Company, transferred39% equity interests of Shanghai Hongqiao Project No. 11 to Shenzhen Huawei Xincheng No. 1 Partnership Enterprise (limited partnership)(深圳市華威欣城一號投资合伙企业)(―HuaweiXincheng‖) in February 2013, to satisfy the development needs of Shanghai Hongqiao Project No. 11. Both parties would jointly develop Shanghai Hongqiao Project No. 11. Since Shenzhen Huawei Xincheng No. 1 Partnership Enterprise (limited partnership) is a connected person of CRC, theCompany’s largest shareholder, the transaction constituted a connected transaction. The Supervisory Committee had reviewed the said transactions and was of the opinion that the transaction was conducted in accordance with the mandate granted by the shareholder meeting, the terms of the transaction were fair, the related decision-making procedures were in compliance with the relevant requirements of the Company Law, Securities Law, Rules Governing Listing of Stocks on Shenzhen Stock Exchange and the Articles of Association of the Company, and that the transaction did not prejudice the interests of other shareholders. Apart from the aforementioned, the Company did not have any other connected transaction in 2013.
(7) The proposal on the change of listing location of China Vanke Co.,Ltd.’s domestically listed foreign shares for listing and trading on the main board of The Stock Exchange of Hong Kong Limited by way of introduction and other related resolutions announced by the Company were approved at theCompany’s 2013 first extraordinary general meeting. The relevant applications are still under review pending for approval by the authorities. The change of listing location of domestically listed foreign shares for listing in Hong Kong will enable the Company to further optimize its corporate governance, and promote its internationalization strategy.The Supervisory Committee is also concerned about the progress of the proposal and hope the Company can push ahead with its implementation as soon as possible.
Looking ahead, Mr Ding Fuyuan, the chairman of the Supervisory Committee, will soon leave the committee. We take this opportunity to express our gratitude to him for his 21 years of service to the Supervisory Committee. We wish the Eighth Supervisory Committee will continue to perform their duties diligently and make more contribution to theCompany’s development under the leadership of a new chairman.
XI. Financial Report
China Vanke Co., Ltd.
万科企业股份有限公司
31 December 2013
Independentauditor’s report to the shareholders of
China Vanke Co., Ltd.
(Established as a joint stock company in thePeople’s Republic of China
with limited liability)
We have audited the accompanying consolidated financial statements of China Vanke Co., Ltd.(―theCompany‖) and its subsidiaries(―theGroup‖), which comprise the consolidated statement of financial position as at 31 December 2013, the consolidated statement of profit or loss, the consolidated statement of profit or loss and other comprehensive income, the consolidated statement of changes in equity and the consolidated cash flow statement for the year then ended and notes, comprising a summary of significant accounting policies and other explanatory information.
Management’s responsibility for the consolidated financial statements
Management is responsible for the preparation and fair presentation of these consolidated financial statements in accordance with International Financial Reporting Standards issued by the International Accounting Standards Board and for such internal control as management determines is necessary to enable the preparation of consolidated financial statements that are free from material misstatement, whether due to fraud or error.
Auditor’s responsibility
Our responsibility is to express an opinion on these consolidated financial statements based on our audit. We conducted our audit in accordance with International Standards on Auditing issued by the International Auditing and Assurance Standards Board. Those standards require that we comply with ethical requirements and plan and perform the audit to obtain reasonable assurance about whether the consolidated financial statements are free from material misstatement.
An audit involves performing procedures to obtain audit evidence about the amounts and disclosures in the consolidated financial statements. The procedures selected depend on our judgement, including the assessment of the risks of material misstatement of the consolidated financial statements, whether due to fraud or error. In making those risk assessments, we consider internal control relevant to theentity’s preparation and fair presentation of the consolidated financial statements in order to design audit procedures that are appropriate in the circumstances, but not for the purpose of expressing an opinion on the effectiveness of theentity’s internal control. An audit also includes evaluating the appropriateness of accounting policies used and the reasonableness of accounting estimates made by management, as well as evaluating the overall presentation of the consolidated financial statements.
We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our audit opinion.
Independentauditor’s report to the shareholders of
China Vanke Co., Ltd. (continued)
(Established as a joint stock company in thePeople’s Republic of China
with limited liability)
Opinion
In our opinion, the consolidated financial statements give a true and fair view of the consolidated financial position of the Group as at 31 December 2013, and of its consolidated financial performance and its consolidated cash flows for the year then ended in accordance with International Financial Reporting Standards.
KPMG Huazhen (Special General Partnership)
Certified Public Accountants
8th Floor, Tower E2, Oriental Plaza
1 East Chang An Avenue
Beijing, 100738, China
5 March 2014
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated statement of profit or loss
for the year ended 31 December 2013
(Expressed in Renminbi Yuan)
Note 2013 2012RMB’000 RMB’000 Revenue 4(a) 127,453,765 96,859,914 Cost of sales (92,814,352) (65,454,228) Gross profit 34,639,413 31,405,686 Other revenue 5 741,218 1,008,346 Other net income 6 66,246 200,521 Distribution costs (3,864,714) (3,056,378) Administrative expenses (3,089,148) (2,845,761) Other operating expenses 7 (149,678) (165,250) Profit from operations 28,343,337 26,547,164 Finance costs 8(a) (1,495,502) (1,739,414) Share of profits less losses of associates 15 511,614 570,657 Share of profits less losses of joint ventures 16 487,784 319,130 Profit before taxation 27,847,233 25,697,537 Income tax 9(a) (9,549,684) (10,034,949) Profit for the year 18,297,549 15,662,588 Attributable to:
Equity shareholders of the Company 15,118,549 12,551,182 Non-controlling interests 3,179,000 3,111,406 Profit for the year 18,297,549 15,662,588 Basic earnings per share (RMB) 11 1.37 1.14 The accompanying notes form part of these financial statements. Details of dividends payable to equity shareholders of the Company attributable to the profit for the year are set out in note 31(c).
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated statement of profit or loss and other
comprehensive income for the year ended 31 December 2013 (Expressed in Renminbi Yuan)
Note 2013 2012RMB’000 RMB’000 Profit for the year 18,297,549 15,662,588 -------------------- -------------------- Other comprehensive income for the year
(after tax and reclassification
adjustments) 10
Items that may be reclassified subsequently to
profit or loss:
Exchange differences on translation of financial
statements of overseas subsidiaries 65,503 (104,786) Available-for-sale securities:
- net movement in the fair value reserve (16,911) (27,373) Other comprehensive income for the year 48,592 (132,159) ------------------ ------------------ Total comprehensive income for the year 18,346,141 15,530,429 Attributable to:
Equity shareholders of the Company 15,167,141 12,419,023 Non-controlling interests 3,179,000 3,111,406 Total comprehensive income for the year 18,346,141 15,530,429 The accompanying notes form part of these financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated statement of financial position
at 31 December 2013
(Expressed in Renminbi Yuan)
Note 2013 2012RMB’000 RMB’000 Non-current assets
Property, plant and equipment 12 3,475,223 3,132,540 Investment properties 13 6,366,655 1,714,136 Intangible assets 14 263,487 201,690 Interest in associates 15 3,633,457 2,915,844 Interest in joint ventures 16 6,897,969 4,043,247 Other financial assets 17 2,572,246 85,979 Other non-current assets 18 10,424,440 879,582 Deferred tax assets 27(b) 3,525,262 3,219,894 37,158,739 16,192,912 ------------------ ------------------ Current assets
Inventories 19 329,731,930 253,622,152 Trade and other receivables 20 68,218,739 56,988,250 Pledged deposits 21 1,361,261 1,171,318 Cash and cash equivalents 22 43,004,149 51,120,224 442,316,079 362,901,944 ------------------ ------------------ Current liabilities
Bank loans and borrowings from
financial institutions 23 32,624,307 29,675,741 Bonds payable 24 - 5,881,618 Financial derivatives 25 11,687 25,761 Trade and other payables 26 287,930,076 215,529,570 Current taxation 27(a) 8,355,764 8,720,876 328,921,834 259,833,566 ------------------ ------------------ Net current assets 113,394,245 103,068,378 ------------------ ------------------ Total assets less current liabilities 150,552,984 119,261,290 ------------------ ------------------ The accompanying notes form part of these financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated statement of financial position
at 31 December 2013 (continued)
(Expressed in Renminbi Yuan)
Note 2013 2012RMB’000 RMB’000 Non-current liabilities
Bank loans and borrowings from
financial institutions 23 36,683,128 36,036,070 Bonds payable 24 7,398,392 - Deferred tax liabilities 27(c) 942,209 1,027,055 Provisions 28 46,877 44,292 Other non-current liabilities 29 42,955 15,678 45,113,561 37,123,095 ------------------ ------------------ NET ASSETS 105,439,423 82,138,195 CAPITAL AND RESERVES 31
Share capital 11,014,969 10,995,553 Reserves 65,881,014 52,830,001 Total equity attributable to equity
shareholders of the Company 76,895,983 63,825,554 Non-controlling interests 28,543,440 18,312,641 TOTAL EQUITY 105,439,423 82,138,195 Approved and authorised for issue by the board of directors on 5 March 2014.
)
Yu Liang )
Xiao Li ) Directors
)
)
The accompanying notes form part of these financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated statement of changes in equity
for the year ended 31 December 2013
(Expressed in Renminbi Yuan)
Attributable to equity shareholders of the Company
Share-based Non- Share Share compensation Statutory Exchange Other Retained controlling Note capital premium reserve reserves reserve reserves profits Total interests Total equityRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 Balance at 1 January 2013 10,995,553 8,792,995 193,775 17,017,051 440,990 (302,909) 26,688,099 63,825,554 18,312,641 82,138,195 Changes in equity for 2013:
Profit for the year - - - - - - 15,118,549 15,118,549 3,179,000 18,297,549 Other comprehensive income 10 - - - - 65,503 (16,911) - 48,592 - 48,592 Total comprehensive income - - - - 65,503 (16,911) 15,118,549 15,167,141 3,179,000 18,346,141 ----------- ----------- ----------- ----------- ----------- ----------- ----------- ----------- ----------- ----------- Dividends approved in respect of
the previous year 31(c)(ii) - - - - - - (1,981,401) (1,981,401) - (1,981,401) Appropriation to statutory reserves 31(b)(ii) - - - 3,118,358 - - (3,118,358) - - - Equity settled share-based transactions 30 - - 35,814 - - - - 35,814 - 35,814 Shares issued upon exercise of
share options 31(a) 19,416 186,612 (39,180) - - - - 166,848 - 166,848 Capital contribution from
non-controlling interests - - - - - - - - 6,862,893 6,862,893 Acquisitions of subsidiaries - - - - - - - - 1,593,433 1,593,433 Acquisitions of additional interest
in subsidiaries - - - - - (317,973) - (317,973) (754,027) (1,072,000) Disposals of interest in subsidiaries - - - - - - - - 746,922 746,922 Disposals of subsidiaries - - - - - - - - (56,515) (56,515) Dividends declared to non-controlling
interests - - - - - - - - (1,340,907) (1,340,907) Balance at 31 December 2013 11,014,969 8,979,607 190,409 20,135,409 506,493 (637,793) 36,706,889 76,895,983 28,543,440 105,439,423 The accompanying notes form part of these financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated statement of changes in equity
for the year ended 31 December 2013 (continued)
(Expressed in Renminbi Yuan)
Attributable to equity shareholders of the Company
Share-based Non- Share Share compensation Statutory Exchange Other Retained controlling Note capital premium reserve reserves reserve reserves profits Total interests Total equityRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 Balance at 1 January 2012 10,995,210 8,789,676 106,236 13,648,727 545,776 (52,448) 18,934,618 52,967,795 14,864,744 67,832,539 Changes in equity for 2012:
Profit for the year - - - - - - 12,551,182 12,551,182 3,111,406 15,662,588 Other comprehensive income 10 - - - - (104,786) (27,373) - (132,159) - (132,159) Total comprehensive income - - - - (104,786) (27,373) 12,551,182 12,419,023 3,111,406 15,530,429 ----------- ----------- ----------- ----------- ----------- ----------- ----------- ----------- ----------- ----------- Dividends approved in respect of
the previous year 31(c) - - - - - - (1,429,377) (1,429,377) - (1,429,377) Appropriation to statutory reserves 31(b) - - - 3,368,324 - - (3,368,324) - - - Equity settled share-based transactions 30 - - 88,231 - - - - 88,231 - 88,231 Shares issued upon exercise
of share options 31(a) 343 3,319 (692) - - - - 2,970 - 2,970 Capital contribution from
non-controlling interests - - - - - - - - 2,747,932 2,747,932 Acquisitions of subsidiaries - - - - - - - - 517,617 517,617 Acquisitions of additional interest
in subsidiaries - - - - - (223,088) - (223,088) (1,160,135) (1,383,223) Disposals of subsidiaries - - - - - - - - (40,000) (40,000) Dividends declared to non-controlling
interests - - - - - - - - (1,728,923) (1,728,923) Balance at 31 December 2012 10,995,553 8,792,995 193,775 17,017,051 440,990 (302,909) 26,688,099 63,825,554 18,312,641 82,138,195 The accompanying notes form part of these financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated cash flow statement
for the year ended 31 December 2013
(Expressed in Renminbi Yuan)
Note 2013 2012RMB’000 RMB’000 Operating activities
Cash received from customers 153,437,067 116,108,840 Cash generated from other operating activities 22,239,684 5,480,586 Cash paid to suppliers (128,656,953) (87,323,652) Cash paid to and for employees (3,472,696) (2,908,877) Cash paid for other taxes (9,419,274) (7,723,669) Cash used in other operating activities (20,409,317) (9,549,370) Cash generated from operations 13,718,511 14,083,858 PRC Corporate Income Tax(―CIT‖) and
Hong Kong Profits Tax paid (6,893,560) (5,672,442) Land Appreciation Tax(―LAT‖) paid (4,901,082) (4,685,457) Net cash generated fromoperatingactivities 1,923,869 3,725,959 ------------------ ------------------ Investing activities
Acquisitions of subsidiaries, net ofcash acquired 36 (1,058,942) (2,537,053) Investment in associates and joint ventures (3,159,843) (488,450) Investment in other investments (2,575,104) - Acquisitions of additional interest in subsidiaries (819,240) (11,958) Acquisitions of property, plant and equipment
and investment properties (2,439,392) (150,668) Net cash inflow / (outflow) from disposals
of subsidiaries 37 190,096 (42) Proceeds from disposal of property, plant
and equipment 1,800 1,533 Proceeds from disposals of investments - 12,000 Proceeds from disposals of interest
in subsidiaries 746,441 - Interest received 425,245 554,009 Dividends received 734,522 167,176 Net cash used in investing activities (7,954,417) (2,453,453) ------------------ ------------------ The accompanying notes form part of these financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Consolidated cash flow statement
for the year ended 31 December 2013 (continued)
(Expressed in Renminbi Yuan)
Note 2013 2012RMB’000 RMB’000 Financing activities
Contributions from non-controlling interests 22(b) 3,183,536 2,991,124 Proceeds from bank loans, borrowings
from financial institutions and bonds 51,944,563 47,477,333 Repayment of bank loans and borrowings
from financial institutions (48,430,257) (26,864,417) Dividends and interest paid (8,755,488) (7,318,530) Net cash (used in) / generated from
financing activities (2,057,646) 16,285,510 ------------------ ------------------ Effect of foreign exchange rate changes (27,881) (51,904) ------------------ ------------------ Net (decrease) / increase in cash and cash
equivalents (8,116,075) 17,506,112 Cash and cash equivalents at 1 January 51,120,224 33,614,112 Cash and cash equivalents at 31 December 43,004,149 51,120,224 The accompanying notes form part of these consolidated financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 Notes to the consolidated financial statements
(Expressed in Renminbi Yuan unless otherwise indicated)
1 Reporting entity
China Vanke Co., Ltd (the―Company‖) is a company domiciled in thePeople’s Republic of China (the―PRC‖). The consolidated financial statements of the Company for the year ended 31 December 2013 comprise the Company and its subsidiaries (together referred to as the―Group‖ and individually as―Groupentities‖) and theGroup’s interests in associates and joint ventures. TheGroup’s principal activities are development and sale of properties in the PRC.
2 Significant accounting policies
(a) Statement of compliance
These financial statements have been prepared in accordance with the International Financial Reporting Standards(―IFRSs‖) issued by the International Accounting Standards Board(―IASB‖). A summary of the significant accounting policies adopted by the Group is set out below.
IASB has issued certain new and revised IFRSs that are first effective or available for early adoption for current accounting period of the Group. Note 2(c) provides information on any changes in accounting policies resulting from initial application of these developments to the extent that they are relevant to the Group for the current and prior accounting periods reflected in these financial statements.
(b) Basis of preparation
The measurement basis used in the preparation of the financial statements is the historical cost basis except that the following assets and liabilities are stated at their fair value as explained in the accounting policies set out below:
financial instruments classified as available-for-sale (see note 2(g));

derivative financial instruments (see note 2(h)).

The preparation of financial statements in conformity with IFRSs requires management to make judgements, estimates and assumptions that affect the application of policies and reported amounts of assets, liabilities, income and expenses. The estimates and associated assumptions are based on historical experience and various other factors that are believed to be reasonable under the circumstances, the results of which form the basis of making the judgements about carrying values of assets and liabilities that are not readily apparent from other sources. Actual results may differ from these estimates.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(b) Basis of preparation (continued)
The estimates and underlying assumptions are reviewed on an ongoing basis. Revisions to accounting estimates are recognised in the period in which the estimate is revised if the revision affects only that period, or in the period of the revision and future periods if the revision affects both current and future periods.
Judgements made by management in the application of IFRSs that have significant effect on the financial statements and major sources of estimation uncertainty are discussed in note 3. (c) Changes in accounting policies
The IASB has issued a number of new IFRSs and amendments to IFRSs that are first effective for the current accounting period of the Group and the Company. Of these, the following developments are relevant to theGroup’s financial statements:
Amendments to IAS 1, Presentation of financial statements– Presentation of items of
other comprehensive income
IFRS 10, Consolidated financial statements

IFRS 11, Joint arrangements

IFRS 12, Disclosure of interests in other entities

IFRS 13, Fair value measurement

Amendments to IFRS 7– Disclosures– Offsetting financial assets and financial
liabilities
The Group has not applied any new standard or interpretation that is not yet effective for the current accounting period. Impacts of the adoption of other new or amended IFRSs are discussed below:
Amendments to IAS 1, Presentation of financial statements Presentation of items of other comprehensive income
The amendments require entities to present separately the items of other comprehensive income that would be reclassified to profit or loss in the future if certain conditions are met from those that would never be reclassified to profit or loss. The presentation of other comprehensive income in the consolidated statement of profit or loss and other comprehensive income in these financial statements has been modified accordingly. In addition, the Group has chosen to use the new titles―statement of profit orloss‖ and―statement of profit or loss and other comprehensiveincome‖ as introduced by the amendments in these financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(c) Changes in accounting policies (continued)
IFRS 10, Consolidated financial statements
IFRS 10 replaces the requirements in IAS 27, Consolidated and separate financial statements relating to the preparation of consolidated financial statements. It introduces a single control model to determine whether an investee should be consolidated, by focusing on whether the entity has power over the investee, exposure or rights to variable returns from its involvement with the investee and the ability to use its power to affect the amount of those returns.
As a result of the adoption of IFRS 10, the Group has changed its accounting policy with respect to determining whether it has control over an investee. The adoption does not change any of the control conclusions reached by the Group in respect of its involvement with other entities as at 1 January 2013.
IFRS 11, Joint arrangements
IFRS 11, which replaces IAS 31, Interests in joint ventures, divides joint arrangements into joint operations and joint ventures. Entities are required to determine the type of an arrangement by considering the structure, legal form, contractual terms and other facts and circumstances relevant to their rights and obligations under the arrangement. Joint arrangements which are classified as joint operations under IFRS 11 are recognised on a line- by-line basis to the extent of the jointoperator’s interest in the joint operation. All other joint arrangements are classified as joint ventures under IFRS 11 and are required to be accounted for using the equity method in theGroup’s consolidated financial statements. Proportionate consolidation is no longer allowed as an accounting policy choice.
As a result of the adoption of IFRS 11, the Group has changed its accounting policy with respect to its interests in joint arrangements and re-evaluated its involvement in its joint arrangements. The Group has reclassified the investment from jointly controlled entity to joint venture. The investment continues to be accounted for using the equity method and therefore this reclassification does not have any material impact on the financial position and the financial result of the Group.
IFRS 12, Disclosure of interests in other entities
IFRS 12 brings together into a single standard all the disclosure requirements relevant to anentity’s interests in subsidiaries, joint arrangements, associates and unconsolidated structured entities. The disclosures required by IFRS 12 are generally more extensive than those previously required by the respective standards. To the extent that the requirements are applicable to the Group, the Group has provided those disclosures in notes 15, 16 and 40.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(c) Changes in accounting policies (continued)
IFRS 13, Fair value measurement
IFRS 13 replaces existing guidance in individual IFRSs with a single source of fair value measurement guidance. IFRS 13 also contains extensive disclosure requirements about fair value measurements for both financial instruments and non-financial instruments. To the extent that the requirements are applicable to the group, the group has provided those disclosures in notes 13 and 32. The adoption of IFRS 13 does not have any material impact on the fair value measurements of thegroup’s assets and liabilities.
Amendments to IFRS 7– Disclosures– Offsetting financial assets and financial liabilities
The amendments introduce new disclosures in respect of offsetting financial assets and financial liabilities. Those new disclosures are required for all recognised financial instruments that are set off in accordance with IAS 32, Financial instruments: Presentation and those that are subject to an enforceable master netting arrangement or similar agreement that covers similar financial instruments and transactions, irrespective of whether the financial instruments are set off in accordance with IAS 32.
The adoption of the amendments does not have an impact on these financial statements because the group has not offset financial instruments, nor has it entered into master netting arrangement or similar agreement which is subject to the disclosures of IFRS 7 during the periods presented.
(d) Subsidiaries and non-controlling interests
Subsidiaries are entities controlled by the Group. The Group controls an entity when it is exposed, or has rights, to variable returns from its involvement with the entity and has the ability to affect those returns through its power over the entity. When assessing whether the group has power, only substantive rights (held by the group and other parties) are considered. Control exists when the group has the power to govern the financial and operating policies of an entity so as to obtain benefits from its activities. In assessing control, potential voting rights that presently are exercisable are taken into account.
An investment in a subsidiary is consolidated into the consolidated financial statements from the date that control commences until the date that control ceases. Intra-group balances, transactions and cash flows and any unrealised profits arising from intra-group transactions are eliminated in full in preparing the consolidated financial statements. Unrealised losses resulting from intra-group transactions are eliminated in the same way as unrealised gains but only to the extent that there is no evidence of impairment.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(d) Subsidiaries and non-controlling interests (continued)
Non-controlling interests represent the equity in a subsidiary not attributable directly or indirectly to the Company, and in respect of which the Group has not agreed any additional terms with the holders of those interests which would result in the Group as a whole having a contractual obligation in respect of those interests that meets the definition of a financial liability. For each business combination, the Group can elect to measure any non-controlling interests either at fair value or at the non-controlling interest, proportionate share of thesubsidiary’s net identifiable assets.
Non-controlling interests are presented in the consolidated statement of financial position within equity, separately from equity attributable to the equity shareholders of the Company. Non-controlling interests in the results of the Group are presented on the face of the consolidated statement of profit or loss and the consolidated statement of profit or loss and other comprehensive income as an allocation of the total profit or loss and total comprehensive income for the year between non-controlling interests and the equity shareholders of the Company. Loans from holders of non-controlling interests and other contractual obligations towards these holders are presented as financial liabilities in the consolidated statement of financial position in accordance with notes 2(q) or (r) depending on the nature of the liability.
Changes in theGroup’s interests in a subsidiary that do not result in a loss of control are accounted for as equity transactions, whereby adjustments are made to the amounts of controlling and non-controlling interests within consolidated equity to reflect the change in relative interests, but no adjustments are made to goodwill and no gain or loss is recognised. When the Group loses control of a subsidiary, it is accounted for as a disposal of the entire interest in that subsidiary, with a resulting gain or loss being recognised in profit or loss. Any interest retained in that former subsidiary at the date when control is lost is recognised at fair value and this amount is regarded as the fair value on initial recognition of a financial asset (see note 2(g)) or, when appropriate, the cost on initial recognition of an investment in an associate or joint venture (see note 2(e)).
(e) Associates and joint ventures
An associate is an entity in which the Group has significant influence, but not control or joint control, over its management, including participation in the financial and operating policy decisions.
A joint venture is an arrangement whereby the Group and other parties contractually agree to share control of the arrangement, and have rights to the net assets of the arrangement.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(e) Associates and joint ventures (continued)
An investment in an associate or a joint venture is accounted for in the consolidated financial statements under the equity method, unless it is classified as held for sale (or included in a disposal group that is classified as held for sale). Under the equity method, the investment is initially recorded at cost, adjusted for any excess of theGroup’s share of the acquisition-date fair values of theinvestee’s identifiable net assets over the cost of the investment (if any). Thereafter, the investment is adjusted for the post acquisition change in theGroup’s share of theinvestee’s net assets and any impairment loss relating to the investment (see note 2(m)). Any acquisition-date excess over cost, theGroup’s share of the post-acquisition, post-tax results of the investees and any impairment losses for the year are recognised in the consolidated statement of profit or loss, whereas theGroup’s share of the post-acquisition post-tax items of theinvestees’ other comprehensive income is recognised in the consolidated statement of profit or loss and other comprehensive income.
When theGroup’s share of losses exceeds its interest in the associate or the joint venture, theGroup’s interest is reduced to nil and recognition of further losses is discontinued except to the extent that the Group has incurred legal or constructive obligations or made payments on behalf of the investee. For this purpose, theGroup’s interest is the carrying amount of the investment under the equity method together with theGroup’s long-term interests that in substance form part of theGroup’s net investment in the associate or the joint venture.
Unrealised profits and losses resulting from transactions between the Group and its associates and joint ventures are eliminated to the extent of theGroup’s interest in the investee, except where unrealised losses provide evidence of an impairment of the asset transferred, in which case they are recognised immediately in profit or loss.
If an investment in an associate becomes an investment in a joint venture or vice versa, retained interest is not remeasured. Instead, the investment continues to be accounted for under the equity method.
In a all other cases, when the Group ceases to have significant influence over an associate or joint control over a joint venture, it is accounted for as a disposal of the entire interest in that investee, with a resulting gain or loss being recognised in profit or loss. Any interest retained in that former investee at the date when significant influence or joint control is lost is recognised at fair value and this amount is regarded as the fair value on initial recognition of a financial asset (see note 2(g)).
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(f) Goodwill
Goodwill represents the excess of
(i) the aggregate of the fair value of the consideration transferred, the amount of any non- controlling interest in the acquiree and the fair value of thegroup’s previously held equity interest in the acquiree; over
(ii) the net fair value of theacquiree’s identifiable assets and liabilities measured as at the acquisition date.
When (ii) is greater than (i), then this excess is recognised immediately in profit or loss as a gain on a bargain purchase.
Goodwill is stated at cost less accumulated impairment losses. Goodwill arising on a business combination is allocated to each cash-generating unit, or groups of cash generating units, that is expected to benefit from the synergies of the combination and is tested annually for impairment (see note 2(m)).
On disposal of a cash generating unit during the year, any attributable amount of purchased goodwill is included in the calculation of the profit or loss on disposal.
(g) Other investments in equity securities
TheGroup’s policies for investments in equity securities, other than investments in subsidiaries, associates and joint ventures, are as follows:
Investments in equity securities are initially stated at fair value, which is their transaction price unless it is determined that the fair value of initial recognition differs from the transaction price and that fair value is evidenced by a quoted price in an active market for an identical asset or liability or based on a valuation technique that was only date from observable markets. Cost includes attributable transaction costs.
Investments in equity securities which are not held for trading are classified as available-for- sale securities. At the end of each reporting period the fair value is remeasured, with any resultant gain or loss being recognised in other comprehensive income and accumulated separately in equity. As an exception to this, investments in equity securities that do not have a quoted price in an active market for an identical instrument and whose fair value cannot otherwise be reliably measured are recognised in the statement of financial position at cost less impairment losses (see note 2(m)). Dividend income from equity securities is recognised in profit or loss in accordance with the policies set out in note 2(w)(v), respectively.
When the investments are derecognised or impaired (see note 2(m)), the cumulative gain or loss recognised in equity is reclassified to profit or loss. Investments are recognised / derecognised on the date the Group commits to purchase/sell the investments.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(h) Derivative financial instruments
Derivative financial instruments are recognised initially at fair value. At the end of each reporting period the fair value is remeasured. The gain or loss on remeasurement to fair value is recognised immediately in profit or loss.
(i) Investment property
Investment properties are buildings which are owned or held under a leasehold interest (see note 2(l)) to earn rental income and / or for capital appreciation. These include property that is being constructed or developed for future use as investment property.
Investment properties are stated at cost less accumulated depreciation and accumulated impairment loss. Rental income from investment properties is accounted for as described in note 2(w)(iv).
Depreciation is calculate to write off the costs of investment properties, less its residual value of0% to4%, if any, using the straight-line method over their estimated useful lives of 12.5 to 40 years. Both the useful life and residual value, if any, are reviewed annually.
(j) Property, plant and equipment
The following items of property, plant and equipment are measured at cost less accumulated depreciation and accumulated impairment loss (see note 2(m)):

buildings held for own use which are situated on leasehold land classified as held under operating lease (see note 2(l)); and

other items of plant and equipment.
The cost of self-constructed items of property, plant and equipment includes the cost of materials, direct labour, the initial estimate, where relevant, of the costs of dismantling and removing the items and restoring the site on which they are located, and an appropriate proportion of production overheads and borrowing costs (see note 2(y)).
Gains or losses arising from the retirement or disposal of an item of property, plant and equipment are determined as the difference between the net disposal proceeds and the carrying amount of the item and are recognised in profit or loss on the date of retirement or disposal.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(j) Property, plant and equipment (continued)
Depreciation is calculated to write off the cost of items of property, plant and equipment, less their estimated residual value, if any, using the straight line method over their estimated useful lives as follows:
Residual value Useful life Leasehold land 0% unexpired term of lease Hotel and other buildings 4% the shorter of the unexpired term of lease and 12.5 - 40 years Improvements to premises 0% 5 - 10 years Machinery and motor vehicles 4% 5 - 10 years Other equipment 4% 5 years Where parts of an item of property, plant and equipment have different useful lives, the cost of the item is allocated on a reasonable basis between the parts and each part is depreciated separately. Both the useful life of an asset and its residual value, if any, are reviewed annually.
(k) Intangible assets
The Group recognises an infrastructure operating right arising from a service concession arrangement when it has a right to charge for use of the concession infrastructure. A public premise operating right received as consideration for providing construction services in a service concession arrangement is measured at fair value on initial recognition with reference to the fair value of the services provided. Subsequent to initial recognition, the public premise operating right is measured at cost, which includes capitalised borrowing costs (see note 2(y)), less accumulated amortisation and impairment losses (see note 2(m)). Amortisation of intangible assets with finite useful lives is charged to profit or loss on a straight-line basis over theassets’ estimated useful lives. The estimated useful life of a public premise operating right in a service concession arrangement is the period from when the Group is able to charge the public for the use of the infrastructure to the end of the concession period.
The following intangible assets with finite useful lives are amortised from the date they are available for use and their estimated useful lives are as follows:
Public premise operating right 8 years from the date of commencement of operation Both the period and method of amortisation are reviewed annually.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(l) Leased assets
An arrangement, comprising a transaction or a series of transactions, is or contains a lease if the Group determines that the arrangement conveys a right to use a specific asset or assets for an agreed period of time in return for a payment or a series of payments. Such a determination is made based on an evaluation of the substance of the arrangement and is regardless of whether the arrangement takes the legal form of a lease.
Where the Group has the use of assets held under operating leases, payments made under the leases are charged to profit or loss in equal instalments over the accounting periods covered by the lease term, except where an alternative basis is more representative of the pattern of benefits to be derived from the leased asset. Lease incentives received are recognised in profit or loss as an integral part of the aggregate net lease payments made. Contingent rentals are charged to profit or loss in the accounting period in which they are incurred.
The cost of acquiring land held under an operating lease is amortised on a straight-line basis over the period of the lease term except where the property is held for development for sale (see note 2(n)(ii)).
(m) Impairment of assets
(i) Impairment of investments in equity securities and other receivables
Investments in equity securities and other current and non-current receivables that are stated at cost or amortised cost or are classified as available-for-sale securities are reviewed at the end of each reporting period to determine whether there is objective evidence of impairment. Objective evidence of impairment includes observable data that comes to the attention of the Group about one or more of the following loss events:

significant financial difficulty of the debtor;

a breach of contract, such as a default or delinquency in interest or principal payments;
it becoming probable that the debtor will enter bankruptcy or other financial reorganisation;

significant changes in the technological, market, economic or legal environment that have an adverse effect on the debtor; and

a significant or prolonged decline in the fair value of an investment in an equity instrument below its cost.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(m) Impairment of assets (continued)
(i) Impairment of investments in equity securities and other receivables (continued)
If any such evidence exists, any impairment loss is determined and recognised as follows:
For investments in associates and joint ventures accounted for under the equity method is the consolidated financial statements (see note 2(e)), the impairment loss is measured by comparing the recoverable amount of the investment with its carrying amount in accordance with note 2(m)(ii). The impairment loss is reversed if there has been a favourable change in the estimates used to determine the recoverable amount in accordance with note 2(m)(ii).

For unquoted equity securities carried at cost, the impairment loss is measured as the difference between the carrying amount of the financial asset and the estimated future cash flows, discounted at the current market rate of return for a similar financial asset where the effect of discounting is material. Impairment losses for equity securities carried at cost are not reversed.

For trade and other current receivables and other financial assets carried at amortised cost, the impairment loss is measured as the difference between theasset’s carrying amount and the present value of estimated future cash flows, discounted at the financialasset’s original effective interest rate (i.e. the effective interest rate computed at initial recognition of these assets), where the effect of discounting is material. This assessment is made collectively where these financial assets share similar risk characteristics, such as similar past due status, and have not been individually assessed as impaired. Future cash flows for financial assets which are assessed for impairment collectively are based on historical loss experience for assets with credit risk characteristics similar to the collective group.
If in a subsequent period the amount of an impairment loss decreases and the decrease can be linked objectively to an event occurring after the impairment loss was recognised, the impairment loss is reversed through profit or loss. A reversal of an impairment loss shall not result in theasset’s carrying amount exceeding that which would have been determined had no impairment loss been recognised in prior years.
For available-for-sale securities, the cumulative loss that has been recognised in equity is reclassified to profit or loss. The amount of the cumulative loss that is recognised in profit or loss is the difference between the acquisition cost (net of any principal repayment and amortisation) and current fair value, less any impairment loss on that asset previously recognised in profit or loss.
Impairment losses recognised in profit or loss in respect of available-for-sale equity securities are not reversed through profit or loss. Any subsequent increase in the fair value of such assets is recognised in other comprehensive income.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(m) Impairment of assets (continued)
(i) Impairment of investments in equity securities and other receivables (continued)
Impairment losses are written off against the corresponding assets directly, except for impairment losses recognised in respect of trade debtors included within trade and other receivables, whose recovery is considered doubtful but not remote. In this case, the impairment losses for doubtful debts are recorded using an allowance account. When the Group is satisfied that recovery is remote, the amount considered irrecoverable is written off directly and any amounts held in the allowance account relating to that debt are reversed. Subsequent recoveries of amounts previously charged to the allowance account are reversed against the allowance account. Other changes in the allowance account and subsequent recoveries of amounts previously written off directly are recognised in profit or loss.
(ii) Impairment of other assets
Internal and external sources of information are reviewed at the end of each reporting period to identify indications that the following assets may be impaired or, except in the case of goodwill, an impairment loss previously recognised no longer exists or may have decreased:
property, plant and equipment;

pre-paid interests in leasehold land classified as being held under an operating lease; and

goodwill.
If any such indication exists, theasset’s recoverable amount is estimated. In addition, for goodwill, the recoverable amount is estimated annually whether or not there is any indication of impairment.

Calculation of recoverable amount
The recoverable amount of an asset is the greater of its fair value less costs to sell and value in use. In assessing value in use, the estimated future cash flows are discounted to their present value using a pre-tax discount rate that reflects current market assessments of the time value of money and the risks specific to the asset. Where an asset does not generate cash inflows largely independent of those from other assets, the recoverable amount is determined for the smallest group of assets that generates cash inflows independently (i.e. a cash-generating unit).
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(m) Impairment of assets (continued)
(ii) Impairment of other assets (continued)

Recognition of impairment losses
An impairment loss is recognised in profit or loss if the carrying amount of an asset, or the cash-generating unit to which it belongs, exceeds its recoverable amount. Impairment losses recognised in respect of cash-generating units are allocated first to reduce the carrying amount of any goodwill allocated to the cash-generating unit (or group of units) and then, to reduce the carrying amount of the assets in the unit (or group of units) on a pro rata basis, except that the carrying value of an asset will not be reduced below its individual fair value less costs of disposal (if measurable), or value in use (if determinable).

Reversals of impairment losses
In respect of assets other than goodwill, an impairment loss is reversed if there has been a favourable change in the estimates used to determine the recoverable amount. An impairment loss in respect of goodwill is not reversed.
A reversal of an impairment loss is limited to theasset’s carrying amount that would have been determined had no impairment loss been recognised in prior years. Reversals of impairment losses are credited to profit or loss in the year in which the reversals are recognised.
(n) Inventories
(i) Construction materials
Construction materials are carried at the lower of cost and net realisable value.
Cost is calculated using the weighted average cost formula and comprises all costs of purchase, costs of conversion and other costs incurred in bringing the construction materials to their present location and condition.
Net realisable value is the estimated selling price in the ordinary course of business less the estimated costs of completion and the estimated costs necessary to make the sale.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(n) Inventories (continued)
(ii) Property development
Inventories in respect of property development activities are carried at the lower of cost and net realisable value. Cost and net realisable values are determined as follows:

Property held for development and property under development
The cost of properties held for development and properties under development comprises specifically identified cost, including the acquisition cost of land, aggregate cost of development, materials and supplies, wages and other direct expenses, an appropriate proportion of overheads and borrowing costs capitalised (see note 2(y)). Net realisable value represents the estimated selling price less estimated costs of completion and costs to be incurred in selling the property.

Completed property for sale
In the case of completed properties developed by the Group, cost is determined by apportionment of the total development costs for that development project, attributable to the unsold properties. Net realisable value represents the estimated selling price less costs to be incurred in selling the property.
The cost of completed properties held for sale comprises all costs of purchase, costs of conversion and other costs incurred in bringing the inventories to their present location and condition.
(o) Construction contracts
Construction contracts are contracts specifically negotiated with a customer for the construction of an asset or a group of assets, where the customer is able to specify the major structural elements of the design. The accounting policy for contract revenue is set out in note 2(w)(iii). When the outcome of a construction contract can be estimated reliably, contract costs are recognised as an expense by reference to the stage of completion of the contract at the end of the reporting period. When it is probable that total contract costs will exceed total contract revenue, the expected loss is recognised as an expense immediately. When the outcome of a construction contract cannot be estimated reliably, contract costs are recognised as an expense in the period in which they are incurred.
Construction contracts in progress at the end of the reporting period are recorded at the net amount of costs incurred plus recognised profit less recognised losses and progress billings, and are presented in the statement of financial position as the―Gross amount due from customers for contractwork‖ (as an asset) or the―Gross amount due to customers for contractwork‖ (as a liability), as applicable. Progress billings not yet paid by the customer are included under―Trade and otherreceivables‖. Amounts received before the related work is performed are presented as―Receipts inadvance‖ under―Trade and otherpayables‖.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(p) Trade and other receivables
Trade and other receivables are initially recognised at fair value and thereafter stated at amortised cost using the effective interest method, less allowance for impairment of doubtful debts (see note 2(m)), except where the receivables are interest-free loans made to related parties without any fixed repayment terms or the effect of discounting would be immaterial. In such cases, the receivables are stated at cost less allowance for impairment of doubtful debts.
(q) Interest-bearing borrowings
Interest-bearing borrowings are recognised initially at fair value less attributable transaction costs. Subsequent to initial recognition, interest-bearing borrowings are stated at amortised cost with any difference between the amount initially recognised and redemption value being recognised in profit or loss over the period of the borrowings, together with any interest and fees payable, using the effective interest method.
(r) Trade and other payables
Trade and other payables are initially recognised at fair value. Except for financial guarantee liabilities measured in accordance with note 2(v)(i), trade and other payables are subsequently stated at amortised cost unless the effect of discounting would be immaterial, in which case they are stated at cost.
(s) Cash and cash equivalents
Cash and cash equivalents comprise cash at bank and on hand, demand deposits with banks and other financial institutions, and short-term, highly liquid investments that are readily convertible into known amounts of cash and which are subject to an insignificant risk of changes in value, having been within three months of maturity at acquisition.
(t) Employee benefits
(i) Short term employee benefits and contributions to defined contribution retirement plans
Salaries, annual bonuses, paid annual leave, contributions to defined contribution retirement plans and the cost of non-monetary benefits are accrued in the year in which the associated services are rendered by employees. Where payment or settlement is deferred and the effect would be material, these amounts are stated at their present values.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(t) Employee benefits (continued)
(ii) Share-based payments
The fair value of share options granted to employees is recognised as an employee cost with a corresponding increase in the share-based compensation reserve within equity. The fair value is measured at grant date using the Binomial model, taking into account the terms and conditions upon which the options were granted. Where the employees have to meet vesting conditions before becoming unconditionally entitled to the options, the total estimated fair value of the options is spread over the vesting period, taking into account the probability that the options will vest.
During the vesting period, the number of share options that is expected to vest is reviewed. Any resulting adjustment to the cumulative fair value recognised in prior years is charged/credited to the profit or loss for the year of the review, unless the original employee expenses qualify for recognition as an asset, with a corresponding adjustment to the share- based compensation reserve. On vesting date, the amount recognised as an expense is adjusted to reflect the actual number of options that vest (with a corresponding adjustment to the share-based compensation reserve). The equity amount is recognised in the share-based compensation reserve until either the option is exercised (when it is transferred to the share premium account) or the option expires (when it is released directly to retained profits).
(iii) Termination benefits
Termination benefits are recognised at the earlier of when the Group can no longer withdraw the offer of those benefits and when it recognises restructuring costs involving the payment of termination benefits.
(u) Income tax
Income tax for the year comprises current tax and movements in deferred tax assets and liabilities. Current tax and movements in deferred tax assets and liabilities are recognised in profit or loss except to the extent that they relate to items recognised in other comprehensive income or directly in equity, in which case the relevant amounts of tax are recognised in other comprehensive income or directly in equity, respectively.
Current tax is the expected tax payable on the taxable income for the year, using tax rates enacted or substantively enacted at the end of the reporting period, and any adjustment to tax payable in respect of previous years.
Deferred tax assets and liabilities arise from deductible and taxable temporary differences respectively, being the differences between the carrying amounts of assets and liabilities for financial reporting purposes and their tax bases. Deferred tax assets also arise from unused tax losses and unused tax credits.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(u) Income tax (continued)
Apart from certain limited exceptions, all deferred tax liabilities, and all deferred tax assets to the extent that it is probable that future taxable profits will be available against which the asset can be utilised, are recognised. Future taxable profits that may support the recognition of deferred tax assets arising from deductible temporary differences include those that will arise from the reversal of existing taxable temporary differences, provided those differences relate to the same taxation authority and the same taxable entity, and are expected to reverse either in the same period as the expected reversal of the deductible temporary difference or in periods into which a tax loss arising from the deferred tax asset can be carried back or forward. The same criteria are adopted when determining whether existing taxable temporary differences support the recognition of deferred tax assets arising from unused tax losses and credits, that is, those differences are taken into account if they relate to the same taxation authority and the same taxable entity, and are expected to reverse in a period, or periods, in which the tax loss or credit can be utilised.
The limited exceptions to recognition of deferred tax assets and liabilities are those temporary differences arising from goodwill not deductible for tax purposes, the initial recognition of assets or liabilities that affect neither accounting nor taxable profit (provided they are not part of a business combination), and temporary differences relating to investments in subsidiaries to the extent that, in the case of taxable differences, the Group controls the timing of the reversal and it is probable that the differences will not reverse in the foreseeable future, or in the case of deductible differences, unless it is probable that they will reverse in the future.
The amount of deferred tax recognised is measured based on the expected manner of realisation or settlement of the carrying amount of the assets and liabilities, using tax rates enacted or substantively enacted at the end of the reporting period. Deferred tax assets and liabilities are no discounted.
The carrying amount of a deferred tax asset is reviewed at the end of each reporting period and is reduced to the extent that it is no longer probable that sufficient taxable profits will be available to allow the related tax benefit to be utilised. Any such reduction is reversed to the extent that it becomes probable that sufficient taxable profits will be available.
Additional income taxes that arise from the distribution of dividends are recognised when the liability to pay the related dividends is recognised.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(u) Income tax (continued)
Current tax balances and deferred tax balances, and movements therein, are presented separately from each other and are not offset. Current tax assets are offset against current tax liabilities, and deferred tax assets against deferred tax liabilities, if the Group has the legally enforceable right to set off current tax assets against current tax liabilities and the following additional conditions are met:

in the case of current tax assets and liabilities, the Group intends either to settle on a net basis, or to realise the asset and settle the liability simultaneously; or

in the case of deferred tax assets and liabilities, if they relate to income taxes levied by the same taxation authority on either:

the same taxable entity; or

different taxable entities, which, in each future period in which significant amounts of deferred tax liabilities or assets are expected to be settled or recovered, intend to realise the current tax assets and settle the current tax liabilities on a net basis or realise and settle simultaneously.
(v) Financial guarantees issued, provisions and contingent liabilities
(i) Financial guarantees issued
Financial guarantees are contracts that require the issuer (i.e. the guarantor) to make specified payments to reimburse the beneficiary of the guarantee (the―holder‖) for a loss the holder incurs because a specified debtor fails to make payment when due in accordance with the terms of a debt instrument.
Where the Group issues a financial guarantee, the fair value of the guarantee is initially recognised as deferred income within trade and other payables. The fair value of financial guarantees issued at the time of issuance is determined by reference to fees charged in anarm’s length transaction for similar services, when such information is obtainable, or is otherwise estimated by reference to interest rate differentials, by comparing the actual rates charged by lenders when the guarantee is made available with the estimated rates that lenders would have charged, had the guarantees not been available, where reliable estimates of such information can be made. Where consideration is received or receivable for the issuance of the guarantee, the consideration is recognised in accordance with theGroup’s policies applicable to that category of asset. Where no such consideration is received or receivable, an immediate expense is recognised in profit or loss on initial recognition of any deferred income.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(v) Financial guarantees issued, provisions and contingent liabilities (continued)
(i) Financial guarantees issued (continued)
The amount of the guarantee initially recognised as deferred income is amortised in profit or loss over the term of the guarantee as income from financial guarantees issued. In addition, provisions are recognised in accordance with note 2(v)(ii) if and when (i) it becomes probable that the holder of the guarantee will call upon the Group under the guarantee, and (ii) the amount of that claim on the Group is expected to exceed the amount currently carried in trade and other payables in respect of that guarantee i.e. the amount initially recognised, less accumulated amortisation.
(ii) Other provisions and contingent liabilities
Provisions are recognised for other liabilities of uncertain timing or amount when the Group has a legal or constructive obligation arising as a result of a past event, it is probable that an outflow of economic benefits will be required to settle the obligation and a reliable estimate can be made. Where the time value of money is material, provisions are stated at the present value of the expenditure expected to settle the obligation.
Where it is not probable that an outflow of economic benefits will be required, or the amount cannot be estimated reliably, the obligation is disclosed as a contingent liability, unless the probability of outflow of economic benefits is remote. Possible obligations, whose existence will only be confirmed by the occurrence or non-occurrence of one or more future events are also disclosed as contingent liabilities unless the probability of outflow of economic benefits is remote.
(w) Revenue recognition
Revenue is measured at the fair value of the consideration received or receivable. Provided it is probable that the economic benefits will flow to the Group and the revenue and costs, if applicable, can be measured reliably, revenue is recognised in profit or loss as follows:
(i) Sale of properties
Revenue arising from the sale of properties is recognised upon the signing of the sale and purchase agreement, the receipt of the deposits and confirmation of arrangement of settlement of remaining sales proceeds or the achievement of status ready for hand-over to customers as stipulated in the sale and purchase agreement, whichever is the later. Deposits and instalments received on properties sold prior to the date of revenue recognition are presented as―Receipts inadvance‖ under―Trade and otherpayables‖.
(ii) Provision of services
Revenue from services is recognised when services are rendered.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(w) Revenue recognition (continued)
(iii) Contract revenue
When the outcome of a construction contract can be estimated reliably:

revenue from a fixed price contract is recognised using the percentage of completion method, measured by reference to the percentage of contract costs incurred to date to estimated total contract costs for the contract; and

revenue from a cost plus contract is recognised by reference to the recoverable costs incurred during the period plus an appropriate proportion of the total fee, measured by reference to the proportion that costs incurred to date bear to the estimated total costs of the contract.

Revenue from service concession arrangement is recognised by reference to the stage of completion of the contract. Operation or service revenue is recognised in the period in which services are provided by the Group (see note 2(w)(ii)).
When the outcome of a construction contract cannot be estimated reliably, revenue is recognised only to the extent of contract costs incurred that it is probable will be recoverable. (iv) Rental income from operating leases
Rental income receivable under operating leases is recognised in profit or loss in equal instalments over the periods covered by the lease term, except where an alternative basis is more representative of the pattern of benefits to be derived from the use of the leased asset. Lease incentives granted are recognised in profit or loss as an integral part of the aggregate net lease payments receivable. Contingent rentals are recognised as income in the accounting period in which they are earned.
(v) Dividends

Dividend income from unlisted investments is recognised when theshareholder’s right to receive payment is established.

Dividend income from listed investments is recognised when the share price of the investment goes ex-dividend.
(vi) Interest income
Interest income is recognised as it accrues using the effective interest method.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(w) Revenue recognition (continued)
(vii) Government grants
Government grants are recognised in the statement of financial position initially when there is reasonable assurance that they will be received and that the Group will comply with the conditions attaching to them. Grants that compensate the Group for expenses incurred are recognised as income in profit or loss on a systematic basis in the same periods in which the expenses are incurred. Grants that compensate the Group for the cost of an asset are deducted from the carrying amount of the asset and consequently are effectively recognised in profit or loss over the useful life of the asset by way of reduced depreciation expense.
(x) Translation of foreign currencies
Foreign currency transactions during the year are translated at the foreign exchange rates ruling at the transaction dates. Monetary assets and liabilities denominated in foreign currencies are translated at the foreign exchange rates ruling at the end of the reporting period. Exchange gains and losses are recognised in profit or loss.
Non-monetary assets and liabilities that are measured in terms of historical cost in a foreign currency are translated using the foreign exchange rates ruling at the transaction dates. Non- monetary assets and liabilities denominated in foreign currencies that are stated at fair value are translated using the foreign exchange rates ruling at the dates the fair value was measured.
The results of foreign operations are translated into Renminbi at the exchange rates approximating the foreign exchange rates ruling at the dates of the transactions. Statement of financial position items are translated into Renminbi at the closing foreign exchange rates at the end of the reporting period. The resulting exchange differences are recognised in other comprehensive income and accumulated separately in equity in the exchange reserve.
On disposal of a foreign operation, the cumulative amount of the exchange differences relating to that foreign operation is reclassified from equity to profit or loss when the profit or loss on disposal is recognised.
(y) Borrowing costs
Borrowing costs that are directly attributable to the acquisition, construction or production of an asset which necessarily takes a substantial period of time to get ready for its intended use or sale are capitalised as part of the cost of that asset. Other borrowing costs are expensed in the period in which they are incurred.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(y) Borrowing cost (continued)
The capitalisation of borrowing costs as part of the cost of a qualifying asset commences when expenditure for the asset is being incurred, borrowing costs are being incurred and activities that are necessary to prepare the asset for its intended use or sale are in progress. Capitalisation of borrowing costs is suspended or ceases when substantially all the activities necessary to prepare the qualifying asset for its intended use or sale are interrupted or complete.
(z) Related parties
(a) A person, or a close member of thatperson’s family, is related to the Group if that person:
(i) has control or joint control over the Group;
(ii) has significant influence over the Group; or
(iii) is a member of the key management personnel of the Group or theGroup’s parent.
(b) An entity is related to the Group if any of the following conditions applies:
(i) The entity and the Group are members of the same group (which means that each parent, subsidiary and fellow subsidiary is related to the others).
(ii) One entity is an associate or joint venture of the other entity (or an associate or joint venture of a member of a group of which the other entity is a member).
(iii) Both entities are joint ventures of the same third party.
(iv) One entity is a joint venture of a third entity and the other entity is an associate of the third entity.
(v) The entity is a post-employment benefit plan for the benefit of employees of either the Group or an entity related to the Group.
(vi) The entity is controlled or jointly controlled by a person identified in (a).
(vii) A person identified in (a)(i) has significant influence over the entity or is a member of the key management personnel of the entity (or of a parent of the entity).
Close members of the family of a person are those family members who may be expected to influence, or be influenced by, that person in their dealings with the entity.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 2 Significant accounting policies (continued)
(aa) Segments reporting
Operating segments, and the amounts of each segment item reported in the financial statements, are identified from the financial information provided regularly to theGroup’s most senior executive management for the purposes of allocating resources to, and assessing the performance of, theGroup’s various lines of business and geographical locations.
Individually material operating segments are not aggregated for financial reporting purposes unless the segments have similar economic characteristics and are similar in respect of the nature of products and services, the nature of production processes, the type or class of customers, the methods used to distribute the products or provide the services, and the nature of the regulatory environment. Operating segments which are not individually material may be aggregated if they share a majority of these criteria.
3 Accounting judgement and estimates
(a) Critical accounting judgements in applying thegroup’s accounting policies
In the process of applying theGroup’s accounting policies, management has made the following accounting judgements:
(i) Classification between investment properties and owner-occupied properties
The Group determines whether a property qualifies as an investment property, and has developed criteria in making that judgement. Investment property is a property held to earn rentals or for capital appreciation or both. Therefore, the Group considers whether a property generates cash flows largely independently of the other assets held by the Group. Some properties comprise a portion that is held to earn rentals or for capital appreciation and another portion that is held for use in the production or supply of goods or services or for administrative purposes. If these portions could be sold separately or leased out separately under finance lease, the Group accounts for the portions separately. If the portions could not be sold separately, the property is an investment property only if an insignificant portion is held for use in the production or supply of goods or services or for administrative purposes. Judgement is made on an individual property basis to determine whether ancillary services are so significant that a property does not qualify as an investment property.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 3 Accounting judgement and estimates (continued)
(a) Critical accounting judgements in applying thegroup’s accounting policies (continued) (ii) Classification between investment properties and properties held for sale
The Group develops properties held for sale and properties held to earn rentals and/or for capital appreciation. Judgement is made by management on determining whether a property is designated as an investment property or a property held for sale. The Group considers its intention for holding the properties at the early development stage of the related properties. During the course of construction, the related properties under construction are accounted for as properties under development included in current assets if the properties are intended for sale after their completion, whereas, the properties are accounted for as investment properties under construction if the properties are intended to be held to earn rentals and/or for capital appreciation.
(iii) Classification between subsidiaries, joint ventures and associates
The Group co-operated with certain third parties to engage in property development project through certain entities. In accordance with the respective co-operation agreements, the Group has the right to acquire certain percentage of the equity interest in these entities at a pre-determined price when certain conditions set out in these agreements are met. The Group has made judgement on the classification of these entities to subsidiaries, joint ventures or associates in accordance with the respective agreements and the involvement of the Group and the other parties in these entities. The Group will continuously evaluate the situation and accounted for in accordance with accounting policies set out in notes 2(d) and (e).
(b) Sources of estimation uncertainty
Notes 14 and 32 contain information about the assumptions and their risk factors relating to goodwill impairment and fair value of financial instruments. Other key sources of estimation uncertainty are as follows:
(i) Properties for sale
As explained in note 2(n), theGroup’s properties for sale are stated at the lower of cost and net realisable value. Based on theGroup’s recent experience and the nature of the subject properties, the Group makes estimates of the selling prices, the costs of completion in cases for properties held for development and properties under development, and the costs to be incurred in selling the properties based on prevailing market conditions.
If there is an increase in costs to completion or a decrease in net sales value, the net realisable value will decrease and this may result in provision for properties for sale. Such provision requires the use of judgement and estimates. Where the expectation is different from the original estimate, the carrying value and provision for properties in the periods in which such estimate is changed will be adjusted accordingly.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 3 Accounting judgement and estimates (continued)
(b) Sources of estimation uncertainty (continued)
(i) Properties for sale (continued)
In addition, given the volatility of the PRC property market and the unique nature of individual properties, the actual outcomes in terms of costs and revenue may be higher or lower than that estimated at the end of the reporting period. Any increase or decrease in the provision would affect profit or loss in future years.
(ii) Impairment for trade and other receivables
The Group estimates impairment losses for trade and other receivables resulting from the inability of the customers to make the required payments. The Group bases the estimates on the aging of the trade and other receivable balance, customer creditworthiness, and historical write-off experience. If the financial condition of the customers were to deteriorate, actual provisions would be higher than estimated.
(iii) Recognition of deferred tax assets
Deferred tax assets in respect of tax losses and other deductible temporary differences carried forward are recognised and measured based on the expected manner of realisation or settlement of the carrying amount of the assets, using tax rates enacted or substantively enacted at the end of the reporting period. In determining the carrying amounts of deferred tax assets, expected taxable profits are estimated which involves a number of assumptions relating to the operating environment of the Group and require a significant level of judgement exercised by the directors. Any change in such assumptions and judgement would affect the carrying amounts of deferred tax assets to be recognised and hence the net profit in future years.
(iv) LAT
As explained in note 9(a), LAT is levied on properties developed by the Group for sale, at progressive rates ranging from30% to60% on the appreciation of land value, which under the applicable regulations is calculated based on the proceeds of sales of properties less deductible expenditures including lease charges of land use rights, borrowing cost and relevant property development expenditures. Given the uncertainties of the calculation basis of land appreciation tax to be interpreted by the local tax bureau, the actual outcomes may be higher or lower than that estimated at the end of the reporting period. Any increase or decrease in estimates would affect profit or loss in future years.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 4 Revenue and segment reporting
(a) Revenue
The principal activities of the Group are development and sale of properties in the PRC.
Revenue mainly represents income from sale of properties, construction contract and property management and related services earned during the year, net of business tax and other sales related taxes and discounts allowed, and is analysed as follows:
2013 2012RMB’000 RMB’000 Sale of properties 123,545,835 94,000,979 Construction contracts 1,431,580 1,415,632 Property management and related services 1,384,676 807,186 Others 1,091,674 636,117 127,453,765 96,859,914 TheGroup’s customer base is diversified and does not have customer with whom transactions have exceeded10% of theGroup’s revenue.
(b) Segment reporting
The Group manages its business by divisions, which are organised by a mixture of both business lines (products and services) and geography. In a manner consistent with the way in which information is reported internally to theGroup’s most senior executive management for the purpose of resource allocation and performance assessment, the Group has presented the following five reportable segments.
Property development (Beijing region/Guangshen region/Shanghai region/Chengdu
region): given the importance of the property development division to the Group, theGroup’s property development business is segregated further into four reportable segments on a geographical basis, as the divisional managers for each of these regions report directly to the senior executive team. All the four segments mainly derive their revenue from development and sale of residential properties. The properties are mainly sold to individual customers; therefore, the Group does not have major customers. Currently theGroup’s activities in this regard are carried out in the PRC. Details about the specific cities covered by each region are set out in note 4(b)(i).
Property management: this segment provides property management and related services
to purchasers and tenants of theGroup’s own developed residential properties and shopping arcades, as well as those developed by the external property developers. Currently theGroup’s activities in this regard are also carried out in the PRC.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 4 Revenue and segment reporting (continued)
(b) Segment reporting (continued)
(i) Segment results, assets and liabilities
For the purpose of assessing segment performance and allocating resources among segments, theGroup’s most senior executive management monitors the results, assets and liabilities attributable to each reportable segment on the following bases:
Segment assets include all tangible, intangible assets, other investments and current assets in Mainland China with the exception of deferred tax assets and other corporate assets. Segment liabilities include trade and other payables, accruals, bank loans and borrowings from financial institutions, and the provision for the estimated losses to be borne by the Group in relation to the property management projects in Mainland China, but excluding deferred tax liabilities.
Revenue and expenses are allocated to the reportable segments with reference to sales before sales taxes generated by those segments and the expenses incurred by those segments or which otherwise arise from the depreciation or amortisation of assets attributable to those segments. The measure used for reporting segment profit is the profit before CIT, excluding share of profits or losses of associates or joint ventures, dividend income, other income and other operating expenses in Mainland China, but including the provision for doubtful debts and the profit arising from the inter-segment transactions. LAT which is considered directly attributable to the sale of properties is deducted from the segment profit for the review by theGroup’s most senior executive management.
Inter-segment sales are priced with reference to prices charged to external parties for similar transactions.
Real estate development (note(1))
Beijing Guangshen Shanghai Chengdu Property
region region region region management TotalRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 For the year ended 31
December 2013
Revenue from external customers,
before sales taxes 34,161,220 44,486,732 28,437,284 26,366,506 1,496,549 134,948,291 Inter-segment revenue - 7,022 36,702 85,038 963,118 1,091,880 Reportable segment revenue,
before sales taxes 34,161,220 44,493,754 28,473,986 26,451,544 2,459,667 136,040,171 Reportable segment profit 4,280,586 9,814,273 4,164,414 5,219,673 267,483 23,746,429 Interest income 372,694 149,186 103,289 96,673 7,480 729,322 Interest expense 512,137 307,911 270,247 40,450 27 1,130,772 Share of profits less losses of
associates and joint ventures 221,971 266,008 503,324 15,905 - 1,007,208 Reportable segment assets 128,235,137 149,990,835 143,642,921 93,395,165 4,229,476 519,493,534 Reportable segment liabilities 105,186,108 127,572,661 124,097,766 83,246,700 3,634,335 443,737,570
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 4 Revenue and segment reporting (continued)
(b) Segment reporting (continued)
(i) Segment results, assets and liabilities (continued)
Real estate development (note(1))
Beijing Guangshen Shanghai Chengdu Property
region region region region management TotalRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 For the year ended 31
December 2012
Revenue from external customers,
before sales taxes 33,445,567 29,018,433 21,915,412 17,521,367 974,601 102,875,380 Inter-segment revenue - 342,277 4,886 40,000 803,223 1,190,386 Reportable segment revenue,
before sales taxes 33,445,567 29,360,710 21,920,298 17,561,367 1,777,824 104,065,766 Reportable segment profit 6,856,184 6,429,262 4,545,655 3,493,131 150,944 21,475,176 Interest income 360,319 209,186 183,503 193,818 4,821 951,647 Interest expense 225,056 415,999 483,122 80,064 47 1,204,288 Share of profits less losses of
associates and
joint ventures 438,969 160,592 147,862 161,049 - 908,472 Reportable segment assets 108,538,598 122,334,248 103,775,407 69,798,669 2,905,454 407,352,376 Reportable segment liabilities 88,536,930 105,754,297 89,823,583 62,910,060 2,497,514 349,522,384 Note (1): Beijing region represents Beijing, Tianjin, Shenyang, Anshan, Dalian, Qingdao, Changchun, Yantai, Jilin, Taiyuan, Tangshan, Langfang, Fushun, Qinhuangdao, Jinzhong and Jinan.
Guangshen region represents Shenzhen, Guangzhou, Qingyuan, Dongguan, Foshan, Zhuhai, Zhongshan, Changsha, Xiamen, Fuzhou, Huizhou, Hainan, Nanning, Putian and Quanzhou.
Shanghai region represents Shanghai, Hangzhou,Su’nan, Ningbo, Nanjing, Zhenjiang, Nanchang, Hefei, Yangzhou, Jiaxing, Wuhu, Wenzhou, Nantong, Changzhou and Xuzhou.
Chengdu region represents Chengdu, Wuhan,Xi’an, Chongqing, Kunming, Guiyang, Urumqi and Zhengzhou.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 4 Revenue and segment reporting (continued)
(b) Segment reporting (continued)
(ii) Reconciliation of reportable segment revenue, profit or loss, assets and liabilities
2013 2012RMB’000 RMB’000 Revenue
Reportable segment revenue 136,040,171 104,065,766 Elimination of inter-segment revenue (1,091,880) (1,190,386) Unallocated revenue 470,500 240,865 Sales taxes (7,965,026) (6,256,331) Consolidated revenue 127,453,765 96,859,914 Profit
Reportable segment profit 23,746,429 21,475,176 Elimination of inter-segment profit (201,134) (982,138) Share of profits less losses of associates and
joint ventures 999,398 889,787 Dividend income 1,405 27,188 Other net income, excluding net exchange difference 115,962 141,570 Other operating expenses, excluding provision
for doubtful debts (82,476) (81,433) Unallocated expenses (288,574) (399,965) LAT 3,556,223 4,627,352 Consolidated profit before taxation 27,847,233 25,697,537 2013 2012RMB’000 RMB’000 Assets
Reportable segment assets 519,493,534 407,352,376 Elimination of inter-segment receivables (248,637,988) (192,577,435) Unallocated assets 208,619,272 164,319,915 Consolidated total assets 479,474,818 379,094,856 Liabilities
Reportable segment liabilities 443,737,570 349,522,384 Elimination of inter-segment payables (229,033,534) (176,161,335) Unallocated liabilities 159,331,359 123,595,612 Consolidated total liabilities 374,035,395 296,956,661
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 4 Revenue and segment reporting (continued)
(b) Segment reporting (continued)
(iii) Geographical information
The following table sets out information about the geographical location of (i) theGroup’s revenue from external customers and (ii) theGroup’s property, plant and equipment, investment properties, intangible assets, interest in associates, interest in joint ventures, other financial assets and other non-current assets(―specified non-currentassets‖). The geographical location of customers is based on the location at which the services were provided or the goods delivered. The geographical location of the specified non-current assets is based on the physical location of the assets, in the case of property, plant and equipment and investment properties, the location of the operation to which they are allocated, in the case of intangible assets, other financial assets and other non-current assets, and the location of operations, in the case of interest in associates and joint ventures.
Revenue from external customers 2013 2012RMB’000 RMB’000 Mainland China 127,388,864 96,797,855 Hong Kong 64,901 62,059 127,453,765 96,859,914 Specified non-current assets 2013 2012RMB’000 RMB’000 Mainland China 29,639,228 12,054,219 Hong Kong 3,546,945 918,799 The United States of America(―USA‖) 447,304 - 33,633,477 12,973,018 5 Other revenue
2013 2012RMB’000 RMB’000 Interest income 739,813 981,158 Dividend income 1,405 27,188 741,218 1,008,346
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 6 Other net income
2013 2012RMB’000 RMB’000 Forfeited deposits and compensation from customers 60,698 68,154 Gain on disposals of investments 4,645 33,180 Net loss on disposals of other investments (1,539) (16,201) Net loss on disposals of property, plant and
equipment (4,475) (4,671) Net realised and unrealised loss on financial
derivatives (572) (8,719) Net exchange (loss) / gain (49,716) 58,951 Other sundry income 57,205 69,827 66,246 200,521 7 Other operating expenses
2013 2012RMB’000 RMB’000 Provision for doubtful debts 67,202 83,818 Compensation to customers 35,460 15,780 Donations 10,086 48,907 Other sundry expenses 36,930 16,745 149,678 165,250 8 Profit before taxation
Profit before taxation is arrived at after charging/(crediting):
(a) Finance costs
2013 2012RMB’000 RMB’000 Interest on interest-bearing borrowings 6,574,831 5,782,312 Less: Interest expense capitalised into
inventories and construction in progress (note) (5,079,329) (4,042,898) 1,495,502 1,739,414 Note: The borrowing costs have been capitalised at a rate of7.63% per annum (2012:8.4%).
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 8 Profit before taxation (continued)
(b) Staff costs
2013 2012RMB’000 RMB’000 Salaries, wages and other benefits 4,477,379 3,433,442 Contributions to defined contribution
retirement plan 366,579 288,473 Equity-settled share-based payment expenses (note) 35,814 88,231 4,879,772 3,810,146 Note: This included an amount of RMB14,810,000 (2012: RMB33,190,000) in relation to key management personnel which has not been included in employee benefits set out in note 35(c).
(c) Other items
2013 2012RMB’000 RMB’000 Depreciation and amortisation 179,235 182,620 Impairment loss on trade and other receivables 67,202 83,818 Cost of inventories 90,130,317 63,195,149 Operating lease charges in respect of properties 88,200 85,385 Rental income from investment properties (37,792) (35,620) Project management fee charged to associates
and joint ventures (490,702) (295,787)
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 9 Income tax in the consolidated statement of profit or loss
(a) Taxation in the consolidated statement of profit or loss represents:
2013 2012RMB’000 RMB’000 Current tax
Provision for CIT and Hong Kong Profits Tax 6,476,368 6,139,443 Provision for LAT 3,414,936 4,825,002 Withholding tax 50,003 32,739 9,941,307 10,997,184 ------------------ ------------------ Deferred tax
Fair value adjustments arising from business
combinations
- CIT and Hong Kong Profits Tax (60,538) (19,659) - LAT (23,749) (32,614) Accrual for LAT 202,610 (196,761) Tax losses (584,870) (214,480) Bad debt provision and write-down of inventories (9,027) (9,288) Accruals for construction costs (74,778) (64,613) Withholding tax (849) (16,310) Unrealised profits 19,006 (360,705) Other temporary differences 140,572 (47,805) (391,623) (962,235) ------------------ ------------------ 9,549,684 10,034,949 (i) CIT and Hong Kong Profits Tax
The provision for CIT is calculated based on the estimated taxable income at the rates applicable to each company in the Group. The income tax rates applicable to the principal subsidiaries in the PRC are25% (2012:25%), except for certain subsidiaries which enjoy a preferential income tax rate.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 9 Income tax in the consolidated statement of profit or loss (continued)
(a) Taxation in the consolidated statement of profit or loss represents: (continued)
(i) CIT and Hong Kong Profits Tax (continued)
The provision for Hong Kong Profits Tax for 2013 is calculated at16.5% (2012:16.5%) of the estimated assessable profits for the year.
(ii) LAT
LAT is levied on properties developed by the Group for sale, at progressive rates ranging from30% to60% on the appreciation of land value, which under the applicable regulations is calculated based on the proceeds of sales of properties less deductible expenditures including lease charges of land use rights, borrowing costs and relevant property development expenditures.
(iii) Withholding tax
Withholding tax is levied on the overseas subsidiaries in respect of dividend distributions arising from profit of PRC subsidiaries earned after 1 January 2008 ranged from5% to10%. (b) Reconciliation between tax expense and accounting profit at applicable tax rates:
2013 2012RMB’000 RMB’000 Profit before taxation 27,847,233 25,697,537 Less: LAT (3,556,223) (4,627,352) Profit before CIT and Hong Kong Profits Tax 24,291,010 21,070,185 Notional tax on profit before CIT and Hong Kong
Profits Tax calculated at applicable income tax
rate of the relevant Group entities concerned 6,048,745 5,266,357 Non-taxable income (250,201) (227,053) Non-deductible expenses 257,656 280,613 Effect of temporary difference not recognised 45,191 100,682 Recognition of previously unrecognised tax losses (107,930) (13,002) CIT and Hong Kong Profits Tax 5,993,461 5,407,597 LAT 3,556,223 4,627,352 Income tax expense 9,549,684 10,034,949
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 10 Other comprehensive income
(a) Tax effects relating to each component of other comprehensive income
2013 2012
Before-tax Tax Net-of-tax Before-tax Tax Net-of-tax amount expense amount amount benefit amountRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 (note 27(d)) (note 27(d))
Exchange differences on
translation of financial
statements of overseas
subsidiaries 65,503 - 65,503 (104,786) - (104,786) Net movement in fair
value reserve (16,621) (290) (16,911) (36,497) 9,124 (27,373) Other comprehensive
income 48,882 (290) 48,592 (141,283) 9,124 (132,159) (b) Components of other comprehensive income, including reclassification adjustments
2013 2012RMB’000 RMB’000 Available-for-sale securities:
Changes in fair value recognised during the year (16,911) - Reclassification to profit or loss - (27,373) Net movement in the fair value reserve during the
year recognised in other comprehensive income (16,911) (27,373)
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 11 Basic earnings per share
The calculation of basic earnings per share is based on the profit attributable to equity shareholders of the Company of RMB15,118,549,000 (2012: RMB12,551,182,000) and the weighted average of 11,012,915,706 (2012: 10,995,306,676) shares in issue during the year. Weighted average number of shares:
2013 2012RMB’000 RMB’000 Issued shares at 1 January 10,995,307 10,995,210 Effect of share options exercised 17,609 97 Weighted average number of shares
at 31 December 11,012,916 10,995,307 The Group has a share option scheme which was adopted on 25 April 2011 (see note 30). The scheme gives rise to potential A shares of the Company. The potential A shares have no diluted effect for the year ended 31 December 2013 and 2012, but may have diluted effect in future years.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 12 Property, plant and equipment
Hotel and Leasehold Machinery Electronic
other buildings Improvements land and motor and other Construction
held for own use to premises prepayment vehicles equipment in progress TotalRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 Cost:
At 1 January 2012 1,654,119 119,245 455,070 177,397 237,079 705,552 3,348,462 Additions 82,109 21,045 1,473 18,604 40,864 378,030 542,125 Transfer 32,464 - - - - (32,464) - Disposals (51,375) (2,876) - (10,999) (14,713) - (79,963) At 31 December 2012 1,717,317 137,414 456,543 185,002 263,230 1,051,118 3,810,624 ---------------- ---------------- ---------------- ---------------- ---------------- ---------------- ---------------- At 1 January 2013 1,717,317 137,414 456,543 185,002 263,230 1,051,118 3,810,624 Additions 636,734 44,841 250 37,847 62,461 239,713 1,021,846 Transfer 377,164 - - - - (377,164) - Disposals (481,232) (53) (54,956) (18,520) (9,006) - (563,767) At 31 December 2013 2,249,983 182,202 401,837 204,329 316,685 913,667 4,268,703 ---------------- ---------------- ---------------- ---------------- ---------------- ---------------- ----------------
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 12 Property, plant and equipment (continued)
Hotel and Leasehold Machinery Electronic
other buildings Improvements land and motor and other Construction
held for own use to premises prepayment vehicles equipment in progress TotalRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 Accumulated depreciation:
At 1 January 2012 257,374 62,937 19,596 84,596 146,070 - 570,573 Charge for the year 71,084 24,671 10,100 20,057 31,901 - 157,813 Written back on disposals (26,589) (2,620) - (8,245) (12,848) - (50,302) At 31 December 2012 301,869 84,988 29,696 96,408 165,123 - 678,084 ---------------- ---------------- ---------------- ---------------- ---------------- ---------------- ---------------- At 1 January 2013 301,869 84,988 29,696 96,408 165,123 - 678,084 Charge for the year 59,552 22,473 9,626 22,191 35,340 - 149,182 Written back on disposals (6,943) (4) (5,762) (14,022) (7,055) - (33,786) At 31 December 2013 354,478 107,457 33,560 104,577 193,408 - 793,480 ---------------- ---------------- ---------------- ---------------- ---------------- ---------------- ---------------- Net book value:
At 31 December 2013 1,895,505 74,745 368,277 99,752 123,277 913,667 3,475,223 At 31 December 2012 1,415,448 52,426 426,847 88,594 98,107 1,051,118 3,132,540
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 13 Investment properties
2013 2012RMB’000 RMB’000 Cost:
At 1 January 1,754,029 1,155,944 Additions 4,689,801 1,286,081 Exchange adjustment (22,484) - Transfer - (675,300) Disposals - (12,696) At 31 December 6,421,346 1,754,029 ------------------ ------------------ Accumulated depreciation:
At 1 January 39,893 29,840 Charge for the year 14,798 10,599 Written back on disposals - (546) At 31 December 54,691 39,893 ------------------ ------------------ Net book value:
At 31 December 6,366,655 1,714,136 Investment properties include those under development at the end of the reporting period with carrying amount of RMB3,129 million (2012: RMB684 million).
Investment properties comprise certain commercial properties that are leased to third parties. The directors, having regard to recent market transactions of similar properties in the same location as theGroup’s investment properties, consider the estimated fair value of the investment properties, together with leasehold land on which the investment properties located as set out in note 18, to be RMB14,856 million (2012: RMB4,080 million).
The fair value of investment properties is determined by discounting a projected cash flow series associated with the properties using risk-adjusted discount rates. The valuation takes into account expected market rental growth and occupancy rate of the respective properties. The discount rates used have been adjusted for the quality and location of the buildings and the tenant credit quality. The fair value of the investment properties measured at the end of the reporting period is categorised into Level 3 valuations: Fair value measured using significant unobservable inputs, as defined in IFRS 13, Fair value measurement.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 13 Investment properties (continued)
(a) The analysis of net book value of investment properties is set out as follows:
2013 2012RMB’000 RMB’000 In the PRC, held on leases of
- Between 10 and 50 years 4,714,122 686,918 - Over 50 years 777,704 124,905 5,491,826 811,823 ------------------ ------------------ In Hong Kong, held on leases of
- Over 50 years 874,829 902,313 ------------------ ------------------ 6,366,655 1,714,136 (b) The Group leases out investment properties and certain inventories under operating leases. The leases typically run for an initial period of two to twenty years. None of the leases includes contingent rentals.
TheGroup’s total future minimum lease payments under non-cancellable operating leases are receivable as follows:
2013 2012RMB’000 RMB’000 Within 1 year 121,747 57,496 After 1 year but within 5 years 526,656 314,671 After 5 years 754,329 454,588 1,402,732 826,755 14 Intangible assets
Operating right Goodwill TotalRMB’000 RMB’000 RMB’000 Cost and net book value:
At 1 January 2012 - - - Additions - 201,690 201,690 At 31 December 2012 - 201,690 201,690 At 1 January 2013 - 201,690 201,690 Additions 61,797 - 61,797 At 31 December 2013 61,797 201,690 263,487
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 14 Intangible assets (continued)
(a) Operating right
The cost of operating rights represented the fair value of operating rights of public premise acquired, as adjusted by stage of completion as at 31 December 2013. The public premise has not yet commenced operation.
(b) Goodwill
Goodwill as at 31 December 2013 arose from acquisition of Vanke Property (Overseas) Limited by the Group in 2012. As at year end, an impairment test was performed by comparing the goodwill with its recoverable amount and no impairment was recorded.
15 Interest in associates
2013 2012RMB’000 RMB’000 Share of net assets 3,633,457 2,915,844 The following list contains only the particulars of material associates which principally affected the results or assets of the Group, and all of these associates are unlisted corporate entities whose quoted market price is not available.
Proportion of
ownership interest
Place of Group’s
incorporation effective Principal Name of company and operation interest activity Hefei Yihang Vanke Real Estate PRC 50% Property Company Limited development Xiamen Wantefu Property Development PRC 30% Property Company Limited development Shenzhen Vanke Binghai Property PRC 50% Property Company Limited development Beijing Wanhu Real Estate Development PRC 49% Property Company Limited development All of the above associates are accounted for using the equity method in the consolidated financial statements.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 15 Interest in associates (continued)
Summarised financial information of the material associates, adjusted for any differences in accounting policies, and reconciled to the carrying amounts in the consolidated financial statements, are disclosed below:
Xiamen Wantefu Shenzhen Vanke Beijing Wanhu Real Hefei Yihang Vanke Real Property Development BinghaiProperty EstateDevelopment Estate Company Limited Company Limited Company Limited Company Limited 2013 2012 2013 2012 2013 2012 2013 2012RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 RMB’000 Gross amounts of theassociates’
Current assets 1,808,603 2,311,651 7,273,771 5,452,924 5,381,862 4,220,931 5,352,683 - Non-current assets 1,822 2,868 16,765 6,518 5,985 4,993 6,809 - Current liabilities (1,038,745) (1,681,713) (5,098,838) (3,212,296) (4,244,405) (3,205,695) (4,187,786) - Non-current liabilities - (80,000) (881,910) (915,000) (190,132) (35,351) - - Equity 771,680 552,806 1,309,788 1,332,146 953,310 984,878 1,171,706 - Revenue 2,230,906 1,956,667 55 - - - - - Profit / (loss) and total comprehensive income
for the year 517,936 340,318 (22,358) (38,658) (31,568) (15,018) (20,664) - Dividend received from the associate (149,531) - - - - - - - Reconciled to theGroup’s interests in the
associate
Gross amounts of net assets of the associate 771,680 552,806 1,309,788 1,332,146 953,310 984,878 1,171,706 -Group’s effective interest 50% 50% 30% 30% 50% 50% 49% -Group’s share of net assets of the associate 385,840 276,403 392,936 399,644 476,655 492,439 574,136 - Elimination on consolidation (31,555) - - - (32,568) - (54,229) - Carrying amount in the consolidated
financial statements 354,285 276,403 392,936 399,644 444,087 492,439 519,907 -
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 15 Interest in associates (continued)
Aggregate information of associates that are not individually material:
2013 2012RMB’000 RMB’000 Aggregate carrying amount of individually immaterial
associates in the consolidated financial statements 1,922,242 1,747,358 Aggregate amounts of theGroup’s share of
those associates
Profit and total comprehensive income for the year 285,263 419,604 16 Interest in joint ventures
2013 2012RMB’000 RMB’000 Share of net assets 6,897,969 4,043,247 Details of thegroup’s material joint ventures, which is accounted for using the equity method in the consolidated financial statements, are as follows:
Proportion of
ownership interest
Place of Group’s
incorporation effective Principal Name of company and operation interest activity Shanghai Jialai Real Estate Development PRC 49% Property CompanyLimited* development Dongguan Vanke Property Company PRC 50% Property Limited development Changsha Lingyu Real Estate PRC 60% Property Development CompanyLimited* development Changsha Lingyu Investment PRC 60% Property CompanyLimited* development Beijing COFCO Vanke Real Estate PRC 50% Property Development Company Limited development 201 Folsom Acquisition JV,L.P.* USA 71.5% Property development Zhonghang Vanke CompanyLimited* PRC 40% Property development* A contractual arrangement between the Group and the counterparty of these entities establishes share of control over these entities.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 16 Interest in joint ventures (continued)
Summarised financial information of the material joint ventures, adjusted for any differences in accounting policies, and a reconciliation to the carrying amount in the consolidated financial statements, are disclosed below:
Shanghai Jialai Changsha Lingyu Beijing COFCO
Real Estate Dongguan Real Estate Changsha Lingyu Vanke Real 201 Folsom Development Zhonghang Vanke Vanke Property Development Investment Estate Development Acquisition Company Limited Company Limited Company Limited Company Limited Company Limited Company Limited JV, L.P. 2013 2012 2013 2012 2013 2012 2013 2012 2013 2012 2013 2012 2013 2012 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 RMB'000 Gross amount of the Company
Current assets 1,889,512 2,137,749 4,714,745 4,915,197 2,182,375 1,977,841 606,525 913,405 1,683,546 1,600,055 4,738,155 7,282,082 85,777 - Non-current assets 510 896 2,873,007 2,522,444 884 314 520 486 434 9,671 100,784 4,607 829,727 - Current liabilites (1,065,728) (1,200,635) (4,668,054) (4,354,421) (1,096,383) (823,979) (148,815) (605,991) (1,470,598) (1,538,833) (3,246,448) (5,808,311) (124,596) - Non-current liabilities - (74,732) - (620,000) - (71,940) - - - - (256,457) (449,049) (165,308) - Equity 824,294 863,278 2,919,698 2,463,220 1,086,876 1,082,236 458,230 307,900 213,382 70,893 1,336,034 1,029,329 625,600 - Included in the above assets and liabilities
Cash and cash equivalents 182,232 314,547 1,709,196 544,060 28,591 1,152 2,961 16,668 9,614 61,296 630,568 900,093 15,839 - Current financial liabilities (excluding trade
and other payables and provisions) - - (300,000) (1,080,000) - - - - - - - (544,240) - - Non current financial liabilities (excluding
trade and other payables and provisions) - (74,732) - (620,000) - (71,940) - - - - (256,457) (449,049) (165,308) - Revenue 857,742 726,275 - - 165,792 473,725 421,359 736,626 786,581 - 2,751,166 2,522,221 - - Profit / (loss) and total comprehensive income
for the year 198,492 190,437 (10,811) (44,985) 4,640 49,103 150,330 153,431 142,489 (23,924) 329,026 215,835 (6,892) - Dividend received from the joint venture (116,363) (138,437) (213,085) (110,000) - - - (91,793) - - - - - - Included in the above profit
Interest income - - 95,355 364,751 - - - - - - 3,529 3,492 18 - Interest expense - - (109,069) (341,790) - - - - - - (10,278) (12,258) - - Income tax (expense) / credit (73,602) (73,966) - (20,899) 572 (13,805) (44,791) (51,196) (48,794) 7,896 (92,491) (72,060) - - Reconciled to the group's interest in the
company
Gross amounts of the company's net assets 824,294 863,278 2,919,698 2,463,220 1,086,876 1,082,236 458,230 307,900 213,382 70,893 1,336,034 1,029,329 625,600 - Group's effective interest 49% 49% 40% 40% 50% 50% 60% 60% 60% 60% 50% 50% 71.5% - Group's share of the company's net assets 403,904 423,006 1,167,879 985,288 543,438 541,118 274,938 184,740 128,029 42,536 668,017 514,665 447,304 - Elimination on consolidation (24,598) - - - - - (1,197) - (17,623) - (14,112) (11,161) - - Carrying amount in the consolidated
financial statements 379,306 423,006 1,167,879 985,288 543,438 541,118 273,741 184,740 110,406 42,536 653,905 503,504 447,304 -
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 16 Interest in joint ventures (continued)
Aggregate information of joint ventures that are not individually material:
2013 2012RMB’000 RMB’000 Aggregate carrying amount of individually immaterial
joint ventures in the consolidated financial statements 3,321,990 1,363,055 Aggregate amounts of theGroup’s share of
those joint ventures
Profit and total comprehensive income for the year 57,250 33,635 17 Other financial assets
2013 2012RMB’000 RMB’000 Available-for-sale securities
Equity securities
- Unlisted 110,680 81,215 - Listed in the PRC 1,302 4,764 - Listed in Hong Kong 2,460,264 - 2,572,246 85,979
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 18 Other non-current assets
2013 2012RMB’000 RMB’000 Entrusted loans 415,140 - Prepayment for acquisitions 296,349 218,490 Amounts due from joint ventures (note (a)) 4,369,129 - Prepayment for leasehold land (note (b)) 5,343,822 661,092 10,424,440 879,582 Notes:
(a) Amounts due from joint ventures are unsecured, interest free and have no fixed term of repayment but are not expected to be settled within one year.
(b) Movement of prepayment for leasehold land included in other non-current assets is analysed as follows:
2013 2012RMB’000 RMB’000 Cost:
At 1 January 675,300 - Transfer - 675,300 Additions 4,697,985 - At 31 December 5,373,285 675,300 ------------------ ------------------ Accumulated amortisation:
At 1 January 14,208 - Charge for the year 15,255 14,208 At 31 December 29,463 14,208 ------------------ ------------------ Net book value:
At 31 December 5,343,822 661,092
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 19 Inventories
2013 2012RMB’000 RMB’000 Properties held for development 124,374,532 76,733,826 Properties under development 187,280,382 160,676,827 Completed properties for sale 17,717,311 15,993,829 Others 359,705 217,670 329,731,930 253,622,152 (a) The analysis of carrying value of leasehold land held for property development for sale is as follows:
2013 2012RMB’000 RMB’000 In the PRC, held on lease of
- Between 10 and 50 years 28,636,020 14,452,874 - Over 50 years 128,300,625 131,311,363 156,936,645 145,764,237 (b) The analysis of the amount of inventories recognised as an expense and included in profit or loss is as follows:
2013 2012RMB’000 RMB’000 Carrying amount of inventories sold 90,137,365 63,195,149 Reversal of write-down of inventories (7,048) - 90,130,317 63,195,149 (c) The amount of properties held for development and properties under development expected to be recovered after more than one year is RMB507,175 million (2012: RMB115,592 million). All of the other inventories are expected to be recovered within one year.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 20 Trade and other receivables
2013 2012RMB’000 RMB’000 Trade debtors(note (a)) 3,115,719 1,915,305 Less: allowance for doubtful debts (36,749) (28,756) 3,078,970 1,886,549 Other debtors 18,146,944 10,784,562 Amounts due from associates (note (b)) 5,827,704 5,642,821 Amounts due from joint ventures (note (b)) 10,840,669 3,465,502 Prepayments (note (c)) 28,653,665 33,373,612 Gross amount due from customers for contract
work (note (d)) 1,670,787 1,835,204 68,218,739 56,988,250 All of the trade and other receivables, apart from receivables of RMB1,621 million (2012: RMB1,146 million), are expected to be recovered within one year.
(a) As of the end of the reporting period, the ageing analysis of trade debtors (which are included in trade and other receivables), based on the date the trade debtors recognised and net of allowance for doubtful debts, is as follows:
2013 2012RMB’000 RMB’000 Within 1 year 2,650,005 1,653,991 1 to 2 years 264,508 154,308 2 to 3 years 143,763 55,874 Over 3 years 20,694 22,376 3,078,970 1,886,549 TheGroup’s credit policy is set out in note 32(a).
Trade debtors that were past due but not impaired relate to a number of independent debtors that have a good track record or ongoing business relationship with the Group. Based on past experience, management believes that no impairment allowance is necessary in respect of these balances as there has not been a significant change in credit quality and the balances are still considered fully recoverable. The Group does not hold any collateral over these balances.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 20 Trade and other receivables (continued)
(b) The amounts due from associates and joint ventures as at 31 December 2013 include an amount of RMB8,487 million (2012: RMB5,713 million) which are interest bearing at market rate, unsecured and repayable on demand. The interest income from these associates and joint ventures amounted to RMB537 million (2012: RMB384 million) in 2013. The remaining amounts due from associates and joint ventures are unsecured, interest free and repayable on demand.
(c) The balance includes prepayments for leasehold land of RMB15,554 million (2012: RMB22,326 million).
(d) The aggregate amount of costs incurred plus recognised profits less recognised losses to date, included in the gross amount due from/to customers for contract work at 31 December 2013, is RMB3,645 million (2012: RMB2,213 million).
21 Pledged deposits
The balance mainly represents the guarantee deposits in respect of mortgage loans related to property sale.
22 Cash and cash equivalents
(a) Cash and cash equivalents at the end of the reporting period are analysed as follows:
2013 2012RMB’000 RMB’000 Cash at bank and on hand 43,004,149 51,120,224 (b) Major non-cash transaction
During the year, capital contributions from non-controlling interest excluded an amount of RMB3,700 million which was injected to the Group in prior years.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 23 Bank loans and borrowings from financial institutions
This note provides information about the contractual terms of theGroup’s bank loans and borrowings from financial institutions. For more information about theGroup’s exposure to interest rate risk, please refer to note 32(c).
2013 2012RMB’000 RMB’000 Current
Secured
- Bank loans (note (a)) 1,353,026 3,358,380 - Borrowings from financial institutions - 2,690,400 1,353,026 6,048,780 ------------------ ------------------ Guaranteed
- Borrowing from a financial institution (note (b)) 320,000 - ------------------ ------------------ Unsecured
- Bank loans (note (a)) 8,945,619 10,247,981 - Borrowings from financial institutions 22,005,662 13,378,980 30,951,281 23,626,961 ------------------ ------------------ 32,624,307 29,675,741 2013 2012RMB’000 RMB’000 Non-current
Secured
- Bank loans (note (a)) 1,763,364 5,055,824 ------------------ ------------------ Guaranteed
- Bank loans (note (a)) - 190,000 - Borrowing from a financial institution (note (b)) - 320,000 - 510,000 ------------------ ------------------ Unsecured
- Bank loans (note (a)) 22,613,347 10,190,210 - Borrowings from financial institutions 12,306,417 20,280,036 34,919,764 30,470,246 ------------------ ------------------ 36,683,128 36,036,070
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 23 Bank loans and borrowings from financial institutions (continued)
At 31 December, non-current interest-bearing loans and borrowings and corporate bonds were repayable as follows:
2013 2012RMB’000 RMB’000 After 1 year but within 2 years 17,207,875 27,286,992 After 2 years but within 5 years 19,475,253 8,749,078 36,683,128 36,036,070 Notes:
(a) Bank loans
The secured bank loans are secured over certain inventories and investment properties with aggregate carrying value of RMB12,528 million (2012: RMB11,079 million) or pledged by the shares of interest in certain subsidiaries of the Group.
(b) Guaranteed borrowing from a financial institution
The guaranteed borrowing from a financial institution is guaranteed by a third party with nil consideration. The borrowing is counter guaranteed by a subsidiary of the Group.
24 Bonds payable
2013 2012RMB’000 RMB’000 Current
No.101688 and No.101699 Bonds (Note (a)) - 5,881,618 Non-current
United States Dollar Corporate Bonds (Note (b)) 4,742,212 - Bonds issued under
Medium Term Note Programme (Note (c))
- Singapore Dollar bonds (i) 666,862 - - Renminbi bonds (ii) and (iii) 1,989,318 - 7,398,392 - Note:
(a) In September 2008, the Group issued two series of corporate bonds, namely the―No. 101688Bonds‖ and the―No. 101699Bonds‖, amounting to RMB5,900 million. Both Bonds were listed on the Shenzhen Stock Exchange. The bonds were due and settled during the year.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 24 Bonds payable (continued)
(b) On 13 March 2013, the Group issued corporate bonds of USD800 million with a 5-year term and a fixed rate2.625% per annum payable in arrears semi-annually at issue price of 99.397 per cent. During the year, the Group repurchased such bonds with principal value of USD6,350,000.
(c) On 16 July 2013, the Group established a Medium Term Note Programme of USD2,000 million which is listed the Stock Exchange of Hong Kong. During the year, the Group has drawn down from the Medium Term Note Programme as set out below: (i) On 6 November 2013, the Group issued corporate bond of SGD140 million at par with a 4-year term and a fixed rate of3.275% per annum payable in arrears semi- annually.
(ii) On 4 December 2013, the Group issued corporate bond of RMB1,000 million at par with a 5-year term and a fixed rate of4.5% per annum payable in arrears semi-annually.
(iii) On 16 December 2013, the Group issued corporate bond of RMB1,000 million at par with a 3-year term and a fixed rate of4.05% per annum payable in arrears semi-annually.
25 Financial derivatives
2013 2012RMB’000 RMB’000 Interest rate swaps 11,687 25,761 26 Trade and other payables
2013 2012RMB’000 RMB’000 Trade creditors and bills payable 78,742,359 49,838,127 Other payables and accruals 40,804,149 31,839,905 Amounts due to associates 2,519,356 907,773 Amounts due to joint ventures 10,346,141 1,919,788 Receipts in advance 155,518,071 130,989,093 Gross amount due to customers for contract
work (note 20(d)) - 34,884 287,930,076 215,529,570 Included in trade and other payables is an amount of RMB1,431 million (2012: RMB1,389 million), including retention payable of RMB547 million (2012: RMB451 million), which are expected to be settled after one year.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 26 Trade and other payables (continued)
Included in other payables and accruals is amounts of RMB31,992 million (2012: RMB23,271 million) representing advance from non-controlling shareholders of subsidiaries and other parties for the respective property development projects. The balances except for an amount of RMB12,604 million (2012: RMB6,130 million) are interest bearing at market rate, are interest free, unsecured and repayable on demand.
The amounts due to associates and joint ventures include an amount of RMB1,123 million (2012: RMB959 million) which are interest bearing at market rate, unsecured and repayable on demand. The interest expenses to these associates and joint ventures amounted to RMB53 million (2012: RMB74 million) in 2013. The remaining amounts due to associates and joint ventures are unsecured, interest free and repayable on demand.
27 Income tax in the statement of financial position
(a) Current taxation in the statement of financial position represents:
2013 2012RMB’000 RMB’000 CIT and Hong Kong Profits Tax 2,947,326 2,873,002 LAT 5,408,438 5,847,874 8,355,764 8,720,876 LAT provisions have been made pursuant to Guo Shui Fa (2006) No. 187 Circular of State Administration of Taxation on Relevant Issues of Settlement and Management of Land Appreciation Tax for Real Estate Developers. The Group considers the timing of settlement is dependent on the practice of local tax bureaus. As a result of the uncertainty of timing of payment of LAT, the provisions have been recorded as current liabilities as at 31 December 2013 and 2012.
(b) Deferred tax assets
Deferred tax assets are attributable to the items set out below:
2013 2012RMB’000 RMB’000 Tax losses 1,613,277 1,029,526 Bad debt provision and write-down of inventories 46,580 37,553 Accruals for construction costs 336,461 261,683 Accrual for LAT 1,070,185 1,272,795 Unrealised profits 362,615 381,621 Other temporary differences 96,144 236,716 3,525,262 3,219,894
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 27 Income tax in the statement of financial position (continued)
(b) Deferred tax assets (continued)
Deferred tax assets have not been recognised in respect of the following items:
2013 2012RMB’000 RMB’000 Tax losses 630,762 966,124 Deductible temporary differences 91,519 89,863 722,281 1,055,987 The tax losses expire between 2014 and 2018. The deductible temporary differences will not expire the under current tax legislation. Deferred tax assets have not been recognised in respect of these items because it is not probable that future taxable profit will be available against which the Group can utilise the benefits therefrom.
(c) Deferred tax liabilities
Deferred tax liabilities are attributable to the items set out below:
2013 2012RMB’000 RMB’000 Fair value adjustments arising from business
combinations and available-for-sale securities 874,036 958,033 Withholding tax (note) 68,173 69,022 942,209 1,027,055 Pursuant to the Implementation Rules of the Enterprise Income Tax Law, overseas investors of foreign investment enterprises shall be liable for withholding income tax at10% on the dividend derived from the profits of PRC subsidiaries with effect from 1 January 2008, unless the tax rate is reduced by treaty. Pursuant to the Sino-Hong Kong Double Tax Arrangements, the investor established in Hong Kong which is the beneficiary owner holding not less than25% of the equity interests of its PRC subsidiaries can enjoy a reduced withholding tax rate of5% on the dividend received from its PRC subsidiaries. The Group recognised the deferred tax liabilities in relation to the distributable profits expected to be distributed in foreseeable future.
At 31 December 2013, temporary differences relating to the undistributed profits of subsidiaries amounted to RMB4,410 million (2012: RMB1,951 million). Deferred tax liabilities of RMB290 million (2012: RMB98 million) have not been recognised in respect of the tax that would be payable on the distribution of these retained profits as the company controls the dividend policy of these subsidiaries and it has been determined that it is probable that these profits will not distributed in the foreseeable future.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 27 Income tax in the statement of financial position (continued)
(d) Movements in deferred taxation, net:
2013 2012RMB’000 RMB’000 At 1 January 2,192,839 1,221,480 Net credit to profit or loss (note 9(a)) 391,623 962,235 Net (charge) / credit to other comprehensive
income (note 10(a)) (290) 9,124 Disposal of subsidiaries (1,119) - At 31 December 2,583,053 2,192,839 28 Provisions
2013 2012RMB’000 RMB’000 Balance at 1 January 44,292 38,678 Provisions made during the year 4,675 12,346 Provisions used during the year (2,090) (6,732) Balance at 31 December 46,877 44,292 The balance represents the estimated losses to be borne by the Group in relation to the property management projects.
29 Other non-current liabilities
The balance mainly represents the amounts that hold on behalf of the owners committees in the property management sector.
30 Equity settled share-based transactions
The Group has a share option scheme which was adopted on 25 April 2011 whereby the senior management and key staff of the Group are granted certain options at nil consideration to subscribe for an aggregate of 110,000,000 A shares of the Company. The key management personnel were granted with 33,000,000 share options.40% of the options vest after one year(30% after two years and the remaining30% after three years) from the date of grant and are then exercisable within a period of two years. Each option gives the holder the right to subscribe for one A share of the Company.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 30 Equity settled share-based transactions (continued)
On 11 May 2012, pursuant to the approval given at theCompany’s annual general meeting, the Company implemented profit appropriation proposal for the year 2011. Pursuant to the proposal, a cash dividend of RMB 1.3 was paid for every ten existing shares held, thereby the exercising price of each option was adjusted to RMB8.66. On 16 May 2013, pursuant to the approval given at theCompany’s annual general meeting, the Company implemented profit appropriation proposal for 2012. Pursuant to the proposal, a cash dividend of RMB1.8 was paid for every ten existing shares held, thereby the exercising price of each option was adjusted to RMB8.48.
On 19 April 2013, the board approved the proposal for the second vesting condition accomplishment of the share option scheme. Pursuant to the approval, the second vesting period commenced from 29 May 2013.
(a) The number and weighted average exercise prices of share options are as follows:
2013 Number’000 Outstanding at the beginning of the year 93,167 Exercised during the year (19,416) Forfeited during the year (2,813) Outstanding at the end of the year 70,938 Exercisable at the end of the year 45,462 The weighted average share price at the date of exercise for shares options exercised during the year was RMB8.48, after adjusting for effect from declaration of dividend.
The options outstanding at 31 December 2013 had an exercise price of RMB8.48 and a weighted average remaining contractual life of 2 years.
(b) Terms of unexpired and unexercised share options at the end of the reporting period:
2013 Exercise price* Number RMB ’000 25 April 2012 to 24 April 2014 8.48 21,086 25 April 2013 to 24 April 2015 8.48 24,376 25 April 2014 to 22 April 2016 8.48 25,476 70,938
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 30 Equity settled share-based transactions (continued)
(b) Terms of unexpired and unexercised share options at the end of the reporting period (continued):
* The original exercise price is RMB8.89. The exercise price was adjusted to RMB8.48 (2012: RMB8.66) after declaration of dividends since the issue of the share options in accordance with the terms and conditions of the share option scheme.
31 Capital, reserves and dividends
(a) Share capital:
2013 2012RMB’000 RMB’000 Authorised, issued and fully paid:
A shares of RMB1 each 9,700,014 9,680,598 B shares of RMB1 each 1,314,955 1,314,955 11,014,969 10,995,553 Included in the A shares are 23,828,261 shares (2012: 18,402,673 shares) with restriction to transfer.
The holders of A and B shares are entitled to receive dividends as declared from time to time and are entitled to one vote per share at general meetings of the Company. All A and B shares rank equally with regard to theCompany’s residual assets.
During the reporting period, the company issued 19,415,801 (2012: 342,900) A shares upon exercise of share options by 278 (2012: 23) beneficiaries under the share option scheme as set out in note 30.
(b) Nature and purpose of reserves
(i) Share-based compensation reserve
The share-based compensation reserve comprises the portion of the grant date fair value of unexercised share options that has been recognised in accordance with the accounting policy adopted for share-based payments in note 2(t)(ii).
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 31 Capital, reserves and dividends (continued)
(b) Nature and purpose of reserves (continued)
(ii) Statutory reserves
Statutory surplus reserve
According to the PRC Company Law, the Group is required to transfer10% of its profit after taxation, as determined under PRC Accounting Regulations, to statutory surplus reserve until the reserve balance reaches50% of the registered capital. The transfer to this reserve must be made before distribution of a dividend to shareholders.
Statutory surplus reserve can be used to make good previousyears’ losses, if any, and may be converted into share capital by the issue of new shares to equity shareholders in proportion to their existing shareholdings or by increasing the par value of the shares currently held by them, provided that the balance after such issue is not less than25% of the registered capital. For the year ended 31 December 2013, the Company transferred RMB779,590,000 (2012: RMB561,387,000), being10% of theCompany’s currentyear’s net profit as determined in accordance with the PRC accounting rules and regulations, to this reserve.
Discretionary surplus reserve
The appropriation to the discretionary surplus reserve is subject to theshareholders’ approval. The utilisation of the reserve is similar to that of the statutory surplus reserve.
For the year ended 31 December 2013, the directors proposed to transfer RMB2,338,769,000 (2012: RMB2,806,937,000), being30% (2012:50%) of theCompany’s currentyear’s net profit as determined in accordance with the PRC accounting rules and regulations, to this reserve.
(iii) Exchange reserve
The exchange reserve comprises all foreign exchange differences arising from the translation of the financial statements of foreign operations. The reserve is dealt with in accordance with the accounting policies set out in note 2(x).
(iv) Other reserves
Other reserves are mainly resulted from transactions with owners in their capacity as owners, fair value movement of available-for-sale securities and a share award scheme in prior years.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 31 Capital, reserves and dividends (continued)
(c) Dividends
(i) Dividend payable to equity shareholders of the Company attributable to the year
2013 2012RMB’000 RMB’000 Dividend to be proposed at theCompany’s
forthcoming annual general meeting of
RMB0.41 per share (2012: RMB0.18 per share) 4,516,137 1,979,200 The dividend to be proposed at theCompany’s forthcoming annual general meeting has not been recognised as a liability at the end of the reporting period.
(ii) Dividend payable to equity shareholders of the Company attributable to the previous financial year, approved and paid during the year
2013 2012RMB’000 RMB’000 Final dividend in respect of the previous financial
year, approved and paid during the year,
of RMB0.18 per share (2012: RMB0.13 per share) 1,981,401 1,429,377 (d) Capital management
TheGroup’s primary objectives when managing capital are to safeguard theGroup’s ability to continue as a going concern, so that it can continue to provide returns for shareholders and benefits for other stakeholders, by pricing products and services commensurately with the level of risk and by securing access to finance at a reasonable cost.
The Group actively and regularly reviews and manages its capital structure to maintain a balance between the higher shareholder returns that might be possible with higher levels of borrowings and the advantages and security afforded by a sound capital position, and makes adjustments to the capital structure in light of changes in economic conditions.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 31 Capital, reserves and dividends (continued)
(d) Capital management (continued)
The Group monitors its capital structure on the basis of gearing ratio. This ratio is calculated as net debt divided by total equity of the Company. Net debt is calculated as total bank loans and borrowings from financial institutions less cash and cash equivalents and pledged deposits. The gearing ratio at 31 December 2013 and 2012 is calculated as follows:
2013 2012RMB’000 RMB’000 Bank loans and borrowings from financial institutions 69,307,435 65,711,811 Bonds payable 7,398,392 5,881,618 Less: Cash and cash equivalents (43,004,149) (51,120,224) Pledged deposits (1,361,261) (1,171,318) Net debt 32,340,417 19,301,887 Total equity 105,439,423 82,138,195 Gearing ratio 30.7% 23.5% 32 Financial risk management and fair values
Exposure to credit, liquidity, interest rate and currency risks arises in the normal course of theGroup’s business. TheGroup’s exposure to these risks and the financial risk management policies and practices used by the Group to manage these risks are described below.
(a) Credit risk
TheGroup’s credit risk is primarily attributable to cash and cash equivalents, pledged deposits, trade and other receivables and other financial assets. Management has a credit policy in place and the exposures to these credit risks are monitored on an ongoing basis.
Cash and cash equivalents and pledged deposits held by the Group are mainly deposited in financial institutions such as commercial banks which maintain sound reputation and financial situation. The credit risk is considered low. The Group sets deposit limits against the financialinstitutions’ credit risks.
In respect of trade receivables, credit risk is minimised as the Group normally receives full payment from buyers before the transfer of property ownership.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 32 Financial risk management and fair values (continued)
(a) Credit risk (continued)
In respect of amounts due from associates and joint ventures, the Group facilitates their capital demand by assessing and closely monitoring their financial conditions and profitability.
In respect of other receivables due from third parties, the Group reviews the exposures and manages them based on the need of operation.
At the end of the reporting period,23.49% (2012:27.87%) of the total trade receivables was due from theGroup’s five largest trade debtors.
Except for the financial guarantees given by the Group as set out in note 34, the Group does not provide any other guarantees which would expose the Group to credit risk.
(b) Liquidity risk
TheGroup’s policy is to regularly monitor its liquidity requirements and its compliance with lending covenants, to ensure that it maintains sufficient reserves of cash and adequate committed lines of funding from major financial institutions to meet its liquidity requirements in the short and long terms.
The following table details the remaining contractual maturities at the end of the reporting period of theGroup’s non-derivative financial liabilities and derivative financial liabilities, which are based on contractual undiscounted cash flows (including interest payments computed using contractual rates or, if floating, based on current rates at the end of the reporting period) and the earliest date the Group can be required to pay:
2013
Total contractual Within More than 1 More than 2 Carrying undiscounted 1 year or year but less years but less amount cash flow on demand than 2 years than 5 yearsRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 Bank loans and borrowings from
financial institutions 69,307,435 77,401,937 36,114,292 20,645,220 20,642,425 Bonds payable 7,398,392 8,621,772 235,472 235,472 8,150,828 Trade creditors and accruals 135,898,318 137,098,856 135,668,157 921,047 509,652 Financial derivatives 11,687 11,687 11,687 - - Interest payable 291,244 291,244 291,244 - - Other non-current liabilities 42,955 42,955 - - 42,955 Total 212,950,031 223,468,451 172,320,852 21,801,739 29,345,860
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 32 Financial risk management and fair values (continued)
(b) Liquidity risk (continued)
2012
Total contractual Within More than 1 More than 2 Carrying undiscounted 1 year or year but less years but less amount cash flow on demand than 2 years than 5 yearsRMB’000 RMB’000 RMB’000 RMB’000 RMB’000 Bank loans and borrowings from
financial institutions 65,711,812 75,554,883 34,959,538 30,443,032 10,152,313 Bonds payable 5,881,618 6,145,333 6,145,333 - - Trade creditors and accruals 88,061,192 88,174,864 86,786,154 994,105 394,605 Financial derivatives 25,761 25,761 25,761 - - Interest payable 649,688 649,688 649,688 - - Other non-current liabilities 15,678 15,678 - - 15,678 Total 160,345,749 170,566,207 128,566,474 31,437,137 10,562,596 (c) Interest rate risk
TheGroup’s interest rate risk arises primarily from its cash and bank loans and borrowings from financial institutions. Cash and bank loans and borrowings from financial institutions issued at variable rates expose the Group to cash flow interest rate risk. The interest rate and terms of repayment of theGroup’s interest bearing borrowings are disclosed in notes 23, 24 and 26 to the consolidated financial statements.
Sensitivity analysis
At 31 December 2013, it is estimated that a general increase/decrease of 50 basis points in interest rates of cash and bank loans and borrowings from financial institutions of the Group, with all other variables held constant, would have decreased/increased theGroup’s profit after tax and total equity by approximately RMB59 million (2012: RMB81 million).
In respect of the exposure to cash flow interest rate risk arising from floating rate non- derivative instruments held by the Group at the end of the reporting period, the impact on theGroup’s profit after tax and total equity is estimated as an annualised impact on interest expense or income of such a change in interest rates. The analysis is performed on the same basis for 2012.
The sensitivity analysis above assumes that the change in interest rates had occurred at the end of the reporting period and had been applied to all floating rate bank loans and borrowings from financial institutions, without taking into account the impact of interest capitalisation.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 32 Financial risk management and fair values (continued)
(d) Currency risk
The Group is exposed to foreign currency risk primarily on cash and cash equivalents, available-for-sale securities, trade and other receivables and borrowings which are denominated in United States Dollars, Hong Kong Dollars and Singapore Dollars.
Cash and cash equivalents denominated in foreign currencies are as follows:
2013 2012RMB’000 RMB’000 United States Dollars 1,234,916 1,305,831 Hong Kong Dollars 403,784 333,206 Singapore Dollars 5,810 - Available-for-sale securities denominated in foreign currencies are as follows:
2013 2012RMB’000 RMB’000 Hong Kong Dollars 2,460,264 - Trade and other receivables denominated in foreign currencies are as follows:
2013 2012RMB’000 RMB’000 Hong Kong Dollars 574,382 - Singapore Dollars 284,005 -
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 32 Financial risk management and fair values (continued)
(d) Currency risk (continued)
Bank loans and borrowings from financial institutions denominated in foreign currencies and currency other than the functional currency of the entity to which they relate are as follows: 2013 2012RMB’000 RMB’000 United States Dollars 6,928,847 3,972,044 Hong Kong Dollars 869,930 - Singapore Dollars 666,862 - Renminbi 1,989,317 - Sensitivity analysis
Based on the assumption that Hong Kong Dollars continue to be pegged to United States Dollars, management estimated that a3% (2012:10%) appreciation/depreciation of United States Dollars/Hong Kong Dollars against Renminbi, theGroup’s profit would be increased/decreased RMB51 million (2012: RMBNil) and theGroup’s equity would be decreased/increased by approximately RMB94 million (2012: RMB522 million). At the same time, management estimated that a3% (2012: RMBNil) appreciation/depreciation of Singapore Dollars against RMB would have no effect to the profit of the Group and theGroup’s equity would be decreased/increased by approximately RMB12 million (2012: RMBNil).
The analysis has been determined assuming that the change in foreign exchange rates had occurred at the end of the reporting period and that all other variables remain constant.
(e) Fair values
(i) Financial instruments measured at fair value
Fair value hierarchy
The following table presents the fair value of theGroup’s financial instruments measured at the end of the reporting period on a recurring basis, categorised into the three-levels fair value hierarchy as defined in IFRS 13, Fair value measurement. The level into which a fair value measurement is classified is determined with reference to the observability and significance of the inputs used in the valuation technique as follows:
Level 1 valuations: fair value measured using only level 1 inputs i.e. unadjusted quoted
prices in active markets for identical financial instruments
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 32 Financial risk management and fair values (continued)
(e) Fair values (continued)
(i) Financial instruments measured at fair value (continued)
Level 2 valuations: fair value measured using level 2 inputs i.e. observable inputs which
failto meet Level 1, and not using significant unobservable inputs. Unobservable inputs areinputs for which market data are not available.
Level 3 valuations: fair value measured using significant unobservable inputs

31 December 2013
In millions of RMB
Fair value measurements as at
31 December 2013 categorised into
Fair value at
31 December
2013 Level 1 Level 2 Level 3 Assets
Available-for-sale
securities 2,466 2,466 - - Liabilities
Interest rate swaps 12 12 - - 31 December 2012
In millions of RMB
Fair value measurements as at
31 December 2012 categorised into
Fair value at
31 December
2012 Level 1 Level 2 Level 3 Liabilities
Interest rate swaps 26 26 - - (ii) Fair value of financial assets and liabilities carried at other than fair value.
The carrying amount of theGroup’s financial instruments carried at cost or amortised cost are not materially different from their fair value as at 31 December 2012 and 2013.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 33 Commitments
(a) Capital commitments outstanding at 31 December 2013 not provided for in the financial statements were as follows:
2013 2012RMB’000 RMB’000 Construction and development contracts 76,575,250 45,734,215 Land agreements 10,440,577 20,991,522 87,015,827 66,725,737 Commitments mainly related to land and development costs for theGroup’s properties under development.
(b) At 31 December 2013, the total future minimum lease payments under non-cancellable operating leases are payable as follows:
2013 2012RMB’000 RMB’000 Within 1 year 62,148 45,839 After 1 year but within 2 years 85,137 39,489 After 2 years but within 3 years 63,750 33,241 After 3 years 27,399 41,087 238,434 159,656 The Group is the lessee in respect of a number of properties held under operating leases. The leases typically run for an initial period of two to ten years, with an option to renew the lease when all terms are renegotiated. None of the leases includes contingent rentals.
34 Contingent liabilities
As at the end of the reporting period, the Group has issued guarantees to banks to secure the mortgage arrangement of property buyers. The outstanding guarantees to the banks amounted to RMB40,949 million (2012: RMB29,360 million), including guarantees of RMB40,860 million (2012: RMB29,269 million) which will be terminated upon the completion of the transfer procedures with the buyers in respect of the legal title of the properties, and guarantees of RMB89 million (2012: RMB91 million) which will be terminated upon full repayment of mortgage loans by buyers to the banks.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 34 Contingent liabilities (continued)
The directors do not consider it probable that the Group will sustain a loss under these guarantees as the bank has the rights to sell the property and recovers the outstanding loan balance from the sale proceeds if the property buyers default payment. The Group has not recognised any deferred income in respect of these guarantees as its fair value is considered to be minimal by the directors.
In addition, the Group is the defendant in certain lawsuits as well as the plaintiff in other proceedings arising in the ordinary course of business. While the outcomes of such contingencies, lawsuits or other proceedings cannot be determined at present, management believes that any resulting liabilities will not have a material adverse effect on the financial position or operating results of the Group.
Details of the financial guarantees issued by the Group for certain associates are set out in note 35(e).
35 Material related party transactions
(a) Reference should be made to the following notes regarding related parties:
Associates (note 15,20& 26) Joint ventures (note 16,20& 26) Key management personnel (see note (c) below) (b) Loans from a related party
The details of the loans from a related party are as follows:
Loans balance Interest incurred
As at 31 December Year ended 31 December 2013 2012 2013 2012RMB’000 RMB’000 RMB’000 RMB’000 China Resources SZITIC Trust
Co., Ltd. (the―Trust‖) 4,100,000 5,100,000 390,250 370,849 The Trust is a subsidiary of China Resources Co., Limited(―CRC‖). CRC holds the largest percentage of the share of interest in the Company among all shareholders.
The loans bear interests that are not higher than other trust loans borrowed during the year from independent third parties at the time of borrowing, are unsecured and repayable in 2014.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 35 Material related party transactions (continued)
(c) Key management personnel remuneration
Remuneration for key management personnel of the Group is as follows:
2013 2012RMB’000 RMB’000 Short-term employee benefits 112,717 106,403 Accrued Economic Profits Bonus* 100,465 86,760* In 2010, the Group launched the Economic Profits Bonus Plan (the―Plan‖) as a supplement to the existing employee remuneration system. The bonus amount attributable to each year is determined by reference to the key performance indicator of Economic Profits in the corresponding year. The bonus will be fully distributed in future years.
Total remuneration is included in―staffcosts‖ (see note 8(b)).
The Group also provides non-monetary employee benefits to the key management personnel in the form of purchase discount on sale of theGroup’s properties to them. Details of such transactions are as follows:
2013 2012RMB’000 RMB’000 Sales of properties to the key management personnel - 14,859 Related cost of sales - (7,027) Gross profit - 7,832 Estimated fair value of the properties sold to
the key management personnel - 16,372 All the above were approved by the Board of Directors as a kind of employment benefits to the key management personnel.
In addition to the short-term employee benefits and the Economic Profits Bonus Plan, the key management personnel were granted certain share options by the Group in 2011. As at 31 December 2013, the outstanding options held by the key management personnel amounted to 22,680,000 (2012:30,900,000) (see notes 8(b) and 30).
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 35 Material related party transactions (continued)
(d) Disposal of interests in a subsidiary to a related party
In February 2013, the Group disposed its39% equity interests of the Shanghai Hongqiao Project No. 11(―Project No.11‖) to Shenzhen Huawei Xincheng No. 1 Partnership Enterprise (Limited Partnership) at a consideration of RMB32 million. Shenzhen Huaxin City No. 1 Investment Partnership (Limited Partnership) is the related party of China Resources Co., Limited, the largest shareholder of the Company.
(e) Financial guarantees issued
As at 31 December 2013, the Group provided certain guarantees to secure the loans borrowed by certain associates. The outstanding guarantees amounted to RMB146 million (2012: RMB427 million). The directors do not consider it probable that a claim will be made against the Group under any of these guarantees. Accordingly, the Group did not recognise any deferred income in this respect.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 36 Acquisitions of subsidiaries
During the year, the Group has acquired certain subsidiaries which hold property development projects. Acquisitions of these subsidiaries enable the Group to expand its land banks. Acquisitions of major subsidiaries by the Group during the year are summarised as follows:
Percentage of equity
Date of acquisition Name of subsidiaries acquired interest acquired Consideration 25January 2013 Beijing Jingtouyangguang 51% RMB136,184,000 Real EstateDevelopment Co., Ltd.
28 January 2013 Tangshan Ershierye Wanzhu 80% RMB40,000,000 Real EstateDevelopment Co., Ltd.
1 January 2013 Shenzhen Shangmo Development 60% RMB 465,000,000 Co., Ltd.
1 January 2013 Yantai Zhulinyuan 51% RMB 5,100,000 PropertyCo., Ltd.
25 January 2013 Zhengzhou Meiming Technology 100% RMB 30,000,000 ComprehensiveCo., Ltd.
28 January 2013 Henan Meijingzhizhou 100% RMB 100,000,000 Real EstateDevelopment Co., Ltd.
5March 2013 Beijing Mingdayuantong 90% RMB 90,000 Investment Management Co., Ltd.
28 February 2013 Chengdu Chuanmeiwenhua 60% RMB72,345,000 PropertyCo., Ltd.
18March 2013 Beijing Kaidexinming 100% RMB502,000,000 Real EstateDevelopment Co., Ltd.
31 March 2013 Yunnan Zhewan Property 55% RMB4,500,000 Co., Ltd.
18 January 2013 Changsha Vanke Huanqiucun 80% RMB346,930,000 PropertyCo., Ltd.
1 April 2013 Hunan Baihui 51% RMB315,473,000 InvestmentCo., Ltd.
15April 2013 Guiyang Chuangyuan 70% RMB52,869,000 Real EstateDevelopment Co., Ltd.
3May 2013 Wuhan Wanyuecheng 100% RMB10,000,000 Real EstateDevelopment Co., Ltd.
24April2013 Henan Meijinghongcheng 51% RMB35,777,000 PropertyCo., Ltd.
3May 2013 Zhengzhou Meidi Property 51% RMB5,100,000 Co., Ltd.
5June 2013 Zhengzhou Hangkonggangqu 100% RMB30,000,000 Vanke PropertyCo., Ltd.
27 June 2013 Shandong Leshui 100% RMB20,000,000 PropertyCo., Ltd.
5 August2013 Shanxi Chicheng 100% RMB72,560,000 Real EstateDevelopment Co., Ltd.
22 August2013 Shanxi Lichangyuan 100% RMB120,000,000 Real EstateDevelopment Co., Ltd.
2 August 2013 Shanxi Zhongshuo Real Estate 100% RMB10,000,000 Development Co., Ltd.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 36 Acquisitions of subsidiaries (continued)
Percentage of equity
Date of acquisition Name of subsidiaries acquired interest acquired Consideration 16 August2013 Shenzhen Xicheng Real Estate 90% RMB9,000,000 Development Co., Ltd.
25 July 2013 Xian Qingye Real Estate 100% RMB4,390,000 Development Co., Ltd.
6 September2013 Xian Tangan Real Estate 100% RMB23,160,000 Development Co., Ltd.
9 August2013 Dongguan Ruiqizhuoying 55% RMB2,750,000 Industrial InvestmentCo., Ltd.
18 September 2013 Guangzhou Rongda Household 83% RMB253,000,000 Electrical AppliancesCo., Ltd.
20 November 2013 Zhongshan Keyu Real Estate 75% RMB7,500,000 Development Co., Ltd.
8 July 2013 Charm East Limited 100% HKD$1 The acquisitions of these subsidiaries had the following combined effect on theGroup’s assets and liabilities upon the dates of acquisitions:
RMB’000 Current assets 14,825,851 Non-current assets 724,282 Current liabilities (10,191,492) Non-current liabilities (2,002,047) Non-controlling interests (682,570)Group’s share of net identifiable assets and liabilities 2,674,024 Total consideration 2,674,024 Consideration to be paid subsequent to 2013 (726,576) Consideration paid in 2013 1,947,448 Total cash and cash equivalents acquired (888,506) Net cash outflow 1,058,942 The above subsidiaries contributed an aggregate revenue of RMB816 million and net profit attributable to the equity shareholders of the Company of RMB24 million to the Group for the year ended 31 December 2013. Should the acquisitions had occurred on 1 January 2013, the consolidated revenue and the consolidated profit attributable to the equity shareholders of the Company for the year ended 31 December 2013 would have been RMB127,456 million and RMB15,115 million respectively.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 36 Acquisitions of subsidiaries (continued)
The acquiredsubsidiaries’ major assets are properties held for development, properties under development and / or completed properties for sale. The directors consider that the purpose of acquiring those subsidiaries is solely to acquire the underlying properties.
37 Disposal of subsidiaries
During the year, the Group has disposed certain subsidiaries which hold property development projects. Subsequent to the disposals, these entities are no longer subsidiaries of the Group and became joint ventures or associate of the Group respectively.
The effect of such disposals on theGroup’s assets and liabilities is set out below:
RMB’000 Current assets (16,336,715) Interest in joint ventures and associates 213,032 Other non-current assets (374,115) Current liabilities 16,271,741 Net identifiable assets and liabilities disposed of (226,057) Consideration received, satisfied in cash 230,702 Cash and cash equivalents disposed of (40,006) Net cash inflow 190,096 38 Non-adjusting post balance sheet events
After the end of the reporting period the directors proposed a final dividend. Further details are disclosed in note 31(c).
39 Possible impact of amendments, new standards and interpretations issued but not yet effective for the year ended 31 December 2013
Up to date of issue of these financial statements, the IASB has issued a few of amendments and a new standard which are not yet effective for the year ended 31 December 2013 and which have not been adopted in these financial statements.
The Group is in the process of making an assessment of what the impact of these amendments and standards is expected to be in the period of initial application. So far, it has concluded that the adoption of them is unlikely to result in a restatement of theGroup’s results of operations and financial position.
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 40 Principal subsidiaries
Place of
establishment Ownership Effective
Name of company and operation Paid in capital interest interest Principal activities Shenzhen Vanke Real Estate
Company Limited Shenzhen RMB600,000,000.00 100% 100% Property development Guangzhou Vanke Real Estate
Company Limited Guangzhou RMB1,000,000,000.00 100% 100% Property development Shanghai Vanke Real Estate
Company Limited S h anghai RMB800,000,000 100% 100% Property development Beijing Vanke Enterprises
Shareholding Company Limited Beijing RMB2,000,000,000.00 100% 100% Property development Foshan Vanke Real Estate
Company Limited Foshan RMB80,000,000 100% 100% Property development Dongguan Vanke Real Estate
Company Limited Dongguan RMB300,000,000 100% 100% Property development Zhuhai Vanke Real Estate Company
Limited Zhuhai RMB10,000,000 100% 100% Property development Xiamen Vanke Real Estate Company
Limited Xiamen RMB50,000,000 100% 100% Property development Fuzhou Vanke Real Estate Company
Limited Fuzhou RMB20,000,000.00 100% 100% Property development Hainan Vanke Property Development
Company Limited Hainan RMB10,000,000.00 100% 100% Property development Nanjing Vanke Property Company
Limited Nanjing RMB150,000,000.00 100% 100% Property development Jiangsu Sunan Vanke Real Estate
Company Limited Suzhou RMB30,000,000.00 100% 100% Property development Ningbo Vanke Real Estate Company
Limited Ningbo RMB150,000,000.00 100% 100% Property development Hefei Vanke Property Company
Limited Hefei RMB200,000,000.00 100% 100% Property development Tangshan Vanke Real Estate
Company Limited Tangshan RMB200,000,000.00 100% 100% Property development Tianjin Vanke Real Estate
Company Limited Tianjin RMB390,000,000.00 100% 100% Property development Shenyang Vanke Real Estate
Development Company Limited Shenyang RMB100,000,000.00 100% 100% Property development Dalian Vanke Real Estate
Development Company Limited Dalian RMB32,000,000.00 100% 100% Property development Dalian Vanke City Property
Company Limited Dalian USD42,000,000.00 100% 100% Property development Changchun Vanke Real Estate
Company Limited Changchun RMB50,000,000.00 100% 100% Property development Yantai Vanke Property Development
Company Limited Yantai RMB30,000,000.00 100% 100% Property development Taiyuan Vanke Real Estate Company
Limited Taiyuan RMB 60,000,000.00 100% 100% Property development Qingdao Vanke Real Estate Company
Limited Qingdao RMB20,000,000.00 100% 100% Property development
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 40 Principal subsidiaries (continued)
Place of
establishment Ownership Effective
Name of company and operation Paid in capital interest interest Principal activities Chengdu Vanke Real Estate
Company Limited Chengdu RMB80,000,000.00 100% 100% Property development Wuhan Vanke Real Estate
Company Limited Wuhan RMB150,000,000.00 100% 100% Property development Vanke (Chongqing) Real Estate
Company Limited Chongqing RMB100,000,000.00 100% 100% Property development Xian Vanke Enterprises Shareholding
Company Limited Xi’an RMB20,000,000.00 100% 100% Property development Guiyang Vanke Real Estate Company
Limited Guiyang RMB100,000,000.00 100% 100% Property development Kunming Vanke Property
Development Co., Ltd. Kunming RMB20,000,000.00 100% 100% Property development Xinjiang Vanke Real Estate Company
Limited Urumuqi RMB100,000,000.00 100% 100% Property development Zhejiang Zhenan Vanke
PropertyDevelopment Company
Limited Zhuhai RMB1,300,000,000.00 100% 100% Property development Zhongshan Vanke Real
EstateCompany Limited Zhongshan USD12,000,000.00 100% 100% Property development Changsha Vanke Real
EstateDevelopment Company
Limited Changsha RMB20,000,000.00 100% 100% Property development Wuhu Vanke Real Estate Company
Limited Wuhu RMB60,000,000.00 100% 100% Property development Yangzhou Vanke Real Estate
Company Limited Yangzhou RMB10,000,000.00 100% 100% Property development Zhengzhou Vanke Real Estate
Company Limited Zhengzhou RMB100,000,000.00 100% 100% Property development Xuzhou Vanke Real Estate
Company Limited Xuzhou RMB100,000,000.00 100% 100% Property development Jinan Vanke Real Estate
Development Company Limited Jinan RMB100,000,000.00 100% 100% Property development Nanning Vanke Property Company
Limited Nanning RMB10,000,000.00 100% 100% Property development Changzhou Vanke Property Company
Limited Changzhou RMB500,000,000.00 100% 100% Property development Shenyang Vanke Hengxiang Property
Company Limited Shenyang RMB2,500,000,000.00 82% 60% Property development Shanghai Wanjiu Lvhe
PropertyCompany Limited Shanghai RMB1,800,000,000.00 51% 51% Property development Shanghai Xiangda Real Estate
Development Company Limited S h a n g h a i R M B 1,783,000,000.00 75% 75% Property development Shenyang Vanke Dongban Property
Company Limited Shenyang RMB1,700,000,000.00 70% 67% Property development Beijing Wukuang Vanke Property
Company Limited Beijing RMB1,544,750,000.00 49% 60% Property development Guangzhou Wanyi Vanke Real Estate
Company Limited Guangzhou RMB1,050,258,000.00 55% 55% Property development Shenyang Vanke Hunnan Jinyu
Property Company Limited Shenyang RMB1,022,520,000.00 100% 100% Property development Beijing COSCO Vanke Jiarifengjing
Real Estate Development Company
Limited Beijing RMB830,000,000.00 50% 60% Property development
China Vanke Co., Ltd. Financial statements for the year ended 31 December 2013 40 Principal subsidiaries (continued)
Place of
establishment Ownership Effective
Name of company and operation Paid in capital interest interest Principal activities Shenzhen Shangmo Development
Co., Ltd. Shenzhen RMB775,000,000.00 60% 60% Property development Guangzhou Wanxin Vanke Real
Estate Company Limited Guangzhou HKD760,000,000.00 100% 100% Property development Beijing Wanxin Investment
Development Company Limited Beijing RMB740,000,000.00 100% 100% Project Investment Shanghai Meilanhuafu
PropertyCompany Limited Shanghai RMB700,000,000.00 100% 100% Property development Ningbo Jiangbei Vanke
PropertyCompany Limited Ningbo RMB675,000,000.00 100% 100% Property development Hangzhou Wanhong Property
Company Limited Hangzhou RMB650,820,000.00 51% 51% Property development NingboWangang Real Estate
Company Limited Ningbo RMB603,750,000.00 100% 100% Property development ShenyangVanke Jinyulanwan Real
Estate Company Limited Shenyang RMB578,150,000.00 100% 100% Property development Chengdu Vanke Chenghua Property
Company Limited Chengdu RMB554,479,000.00 85% 85% Property development Yangzhou Wanwei Property
Company Limited Yangzhou RMB550,000,000.00 65% 66.7% Property development Beijing Zhuzong Vanke Real Estate
Company Limited Beijing RMB550,000,000.00 50% 60% Property development Hefei Vanke Haozhi Real Estate
Company Limited Hefei RMB550,000,000.00 55% 67% Property development Shanghai Wanshi PropertyCompany
Limited Shanghai RMB502,000,000.00 100% 100% Property development Tianjin Wanshang Propert Investment
Company Limited Tianjin RMB500,000,000.00 51% 60% Property development Wenzhou Vanke COSCO
PropertyCompany Limited Wenzhou RMB500,000,000.00 60% 60% Property development No individual non-controlling interest is considered material to the Group as at 31 December 2013 and 2012.