UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

 

FORM 6-K

 

Report of Foreign Private Issuer

Pursuant to Rule 13a-16 or 15d-16

of the Securities Exchange Act Of 1934

 

FOR THE MONTH OF FEBRUARY 2013

COMMISSION FILE NUMBER: 001-33863

 

XINYUAN REAL ESTATE CO., LTD.

 

27/F, China Central Place, Tower II
79 Jianguo Road, Chaoyang District
Beijing 100025
People’s Republic of China

(Address of principal executive offices)

 

Indicate by check mark whether the registrant files or will file annual reports under cover of Form 20-F or Form 40-F.

 

Form 20-F x                                Form 40-F o

 

Indicate by check mark if the registrant is submitting the Form 6-K in paper as permitted by Regulation S-T Rule 101(b)(1): o

 

Indicate by check mark if the registrant is submitting the Form 6-K in paper as permitted by Regulation S-T Rule 101(b)(7): o

 

Indicate by check mark whether by furnishing the information contained in this Form, the registrant is also thereby furnishing the information to the Commission pursuant to Rule 12g3-2(b) under the Securities Exchange Act of 1934.

 

Yes o                        No x

 

If "Yes" is marked, indicate below the file number assigned to the registrant in connection with Rule 12g3-2(b): 82-________.

 

 
 

 

TABLE OF CONTENTS

 

  Page
     
Signature   3
     
Exhibit 99.1 Xinyuan Real Estate Co., Ltd. Announces fourth Quarter and FULL YEAR 2012 FINANCIAL RESULTS    

 

 
 

 

SIGNATURE

 

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

  XINYUAN REAL ESTATE CO., LTD.
   
  By:  /s/ Thomas Gurnee
  Name:
Title:
Thomas Gurnee
Chief Financial Officer

 

Date:  February 27, 2012

 
 

  

Exhibit Index

 

 

Exhibit 99.1 Xinyuan Real Estate Co., Ltd. Announces fourth Quarter and FULL YEAR 2012 FINANCIAL RESULTS    

 

 

 

Xinyuan Real Estate Co., Ltd. Announces fourth Quarter and FULL
YEAR 2012 FINANCIAL RESULTS

 

-- Exceeds 4Q12 Contract sales, Revenue and Net Income Estimates—

 

 

BEIJING, China, February 27, 2013 – Xinyuan Real Estate Co., Ltd. (“Xinyuan” or “the Company”) (NYSE: XIN), a residential real estate developer with primary focus on high growth cities in China, today announced its unaudited financial results for the fourth quarter and full year 2012.

 

Highlights for the Fourth Quarter 2012

·Total fourth quarter revenues were US$263.1 million, a 31.7% increase from US$199.8 million in the fourth quarter of 2011 and a 16.4% increase from US$226.1 million in the third quarter of 2012.

 

·Contract sales totaled US$188.4 million, a 9.5% increase from US$172.1 million in the fourth quarter of 2011 and an 18.0% decrease from US$229.8 million in the third quarter of 2012.

 

·Total gross floor area (“GFA”) sales were 132,700 square meters, an 18.6% increase from 111,900 square meters in the fourth quarter of 2011 and a 22.3% decrease from 170,700 square meters sold in the third quarter of 2012.

 

·Selling, General, and Administrative (“SG&A”) expenses as a percent of total revenue totaled 5.4% compared to 5.8% in the fourth quarter of 2011 and 6.6% in the third quarter of 2012.

 

·Net income totaled US$33.6 million, an 18.7% increase from US$28.3 million in the fourth quarter of 2011 and a 5.3% increase from US$31.9 million in the third quarter of 2012.

 

·Diluted net earnings per American Depositary Share (“ADS”) attributable to shareholders were US$0.47 compared to diluted net earnings per ADS of US$0.38 in the fourth quarter of 2011 and US$0.44 per ADS in the third quarter of 2012.

 

·Cash and cash equivalents, including restricted cash, increased by US$33.3 million to US$641.9 million as of December 31, 2012 from US$608.6 million as of September 30, 2012. Short and long term debt increased by US$34.2 million to US$314.1 million compared to US$279.9 million as of September 30, 2012.

 

1
 

 

·The Company paid a quarterly dividend of US$0.04 per ADS on October 31, 2012 and will pay a dividend of US$0.05 per ADS on February 28, 2013.

 

 

Mr. Yong Zhang, Xinyuan's Chairman and Chief Executive Officer said, “We experienced a very strong fourth quarter with revenue, contract sales and net income significantly exceeding our previous guidance. China’s property market remained stable in the fourth quarter as we expected. While economic uncertainties and stricter purchasing controls remain possibilities for the China market, we believe the current fundamentals in the housing market are healthy and we intend to continue to develop projects at a measured pace to meet continued market demand. Overall, we are very pleased to have completed an extremely successful year with revenue of US$915 million, contract sales of US$836 million and net income of US$157 million, each of which are significant gains over the prior year.”

 

“As announced earlier, we continue to address shareholder value by raising our quarterly dividend payment by 25% from US$0.04 per ADS to US$0.05 per ADS payable to shareholders tomorrow to shareholders of record as of February 19, 2013. 

 

“We commenced pre-sales of one new project in November 2012 and expect to debut four additional new projects during the course of 2013. Our strong balance sheet allows us to continue to pursue additional land acquisitions and development projects further strengthening our growth prospects in the years to come.”

 

 

 

Financial Results for the Fourth Quarter 2012

 

 

Contract Sales

 

Contract sales totaled US$188.4 million in the fourth quarter compared to US$172.1 million in the fourth quarter of 2011 and US$229.8 million in the third quarter of 2012. The Company’s GFA sales were 132,700 square meters in the fourth quarter of 2012 versus 111,900 square meters in the fourth quarter of 2011 and 170,700 square meters in the third quarter of 2012. The average selling price per square meter sold was RMB8,964 (US$1,420) in the fourth quarter of 2012 versus RMB9,940 (US$1,538) in the fourth quarter of 2011 and RMB8,505 (US$1,346) in the third quarter of 2012.

 

2
 

 

Breakdown of GFA Sales and ASP’s by Project

 

  Q4 2011 Q3 2012 Q4 2012 Unsold
  GFA ASP GFA ASP GFA ASP GFA
Project (m2 000) (Rmb) (m2 000) (Rmb) (m2 000) (Rmb) (m2 000)
Chengdu Splendid I 6.3 10,195 4.0 5,693 4.8 5,959 3.7
Chengdu Splendid II 13.9 6,936 8.9 7,078 1.3 7,153 0.5
Zhengzhou Modern City 15.5 13,462 3.0 14,671 4.2 18,294 3.2
Zhengzhou Royal Palace 9.2 15,568 19.6 10,303 15.5 8,948 50.5
Zhengzhou Century East A - - - - 12.5 8,841 64.8
Zhengzhou Century East B 13.1 8,555 30.8 8,355 18.5 8,506 36.1
Kunshan Intl City Garden 7.9 9,433 41.7 7,851 22.2 8,251 38.9
Suzhou Intl City Garden 10.1 10,676 10.1 10,843 1.7 11,450 1.4
Xuzhou Colorful Garden 0.8 11,064 - - -1.7 7,091 1.7
Jinan Xinyuan Splendid 7.5 8,375 43.6 7,956 45.4 8,927 340.2
Zhengzhou Yipinxiangshan II 26.8 8,157 8.7 8,637 8.3 8,498 5.2
Others 0.8 - 0.3 - - - 3.2
Total 111.9 9,940 170.7 8,505 132.7 8,964 549.4

 

Revenue

In the fourth quarter of 2012, total revenue was US$263.1million compared to US$199.8 million in the fourth quarter of 2011 and US$226.1 million in the third quarter of 2012. The early introduction of the Century East A project, over US$8.0 million of re-sale of our Reno projects, and a higher percentage of completion as Shandong recovered from piling problems encountered last quarter were primary contributors to the strong revenue.

 

 

Gross Profit

Gross profit for the fourth quarter of 2012 was US$87.8 million, or 33.4% of revenue, compared to gross profit of US$56.4 million, or 28.2% of revenue, in the fourth quarter of 2011 and a gross profit of US$65.5 million, or 29.0% of revenue, in the third quarter of 2012.

 

The Company revised total project costs and sales projections for certain projects resulting in the recognition of a US$11.6 million increase of cumulative gross profit in the fourth quarter of 2012 under the percentage of completion method. This increase was largely due to Chengdu Splendid I and Kunshan International City Garden projects, which achieved substantial cost savings as they completed the delivery process.

 

3
 

 

Selling, General and Administrative Expenses

SG&A expenses were US$14.1 million for the fourth quarter of 2012 compared to US$11.7 million for the fourth quarter of 2011 and US$14.9 million for the third quarter of 2012. As a percentage of total revenue, SG&A expenses were 5.4% compared to 5.8% in the fourth quarter of 2011 and 6.6% in the third quarter of 2012.

 

Income Taxes

 

Income taxes in the fourth quarter totaled US$43.1 million or 56.2% of pre-tax income. This compared unfavorably to third quarter 2012 income taxes that totaled US$21.5 million or 40.2% of pre-tax income. US$14.8 million of the taxes amounting to 19.3% of fourth quarter pre-tax income was attributable to adjustments for unfavorable tax bureau interpretations of Land Value Added Tax (LVAT) relating to car park cost allocations and China headquarters’ expense allocations.

 

 

Net Income

Net income for the fourth quarter of 2012 was US$33.6 million compared to US$28.3 million for the same period in 2011, and US$31.9 million in the third quarter of 2012. Net margin was 12.8%, compared to 14.2% in the fourth quarter of 2011 and 14.1% in the third quarter of 2012. Diluted earnings per ADS were US$0.47, compared to US$0.38 per ADS in the same period in 2011, and US$0.44 per ADS in the third quarter of 2012.

 

Financial Results for the Full Year 2012

For the year ended December 31, 2012, total revenues increased by 33.1% to US$914.8 million from US$687.5 million in 2011. GFA sales increased by 8.3% to 612,400 square meters from 565,700 square meters in 2011. Contract sales increased by 10.2% to US$836.0 million from US$758.9 million in 2011.

 

Gross profit was US$280.0 million, or 30.6% of revenue in 2012 compared to a gross profit of US$199.7 million, or of 29.1% of revenue in 2011.

 

SG&A expenses were US$56.8 million, or 6.2% of revenue, compared to US$43.4 million, or 6.3% of revenue in 2011.

 

Net income was US$157.0 million in 2012 compared to US$102.3 million in 2011. Diluted earnings per ADS were US$2.17 in 2012 compared to US$1.36 per ADS in 2011.

 

4
 

 

Balance Sheet

As of December 31, 2012, the Company reported US$641.9 million in cash and cash equivalents (including restricted cash) compared to US$608.6 million as of September 30, 2012. Total debt outstanding was US$314.1 million, an increase of US$34.2 million from US$279.9 million at the end of the third quarter of 2012. The value of the Company’s real estate property under development at the end of the fourth quarter of 2012 was US$722.1 million compared to US$631.9 million at the end of the third quarter of 2012.

 

Project Status

Below is a summary table of projects that were active in the fourth quarter of 2012.

 

 

  GFA Contract Sales Project Cost % Complete
(m2 000) (US$ million)
Project Total Active Projects Sold to
date
Total Active Projects Sales to
date
%  
Sold
Chengdu Splendid I 231.0 227.3 196.3 189.8 96.7% 97.7%
Chengdu Splendid II 217.0 216.5 232.1 231.6 99.8% 98.6%
Zhengzhou Modern City 226.4 223.2 307.6 300.7 97.8% 98.8%
Zhengzhou Royal Palace 132.2 81.7 220.1 151.2 68.7% 76.1%
Zhengzhou Century East A 77.3 12.5 111.6 17.5 15.7% 77.7%
Zhengzhou Century East B 166.5 130.4 233.5 175.6 75.2% 81.3%
Kunshan Intl City Garden 497.9 459.0 587.9 533.6 90.8% 97.9%
Suzhou Intl City Garden 204.9 203.5 326.9 323.9 99.1% 99.3%
Xuzhou Colorful Garden 101.8 100.1 119.3 117.4 98.4% 98.6%
Jinan Xinyuan Splendid 565.4 225.2 759.6 301.6 39.7% 70.7%
Zhengzhou Yipinxiangshan II 198.2 193.0 230.5 223.9 97.1% 91.9%
Others remaining GFA 3.2          
Total active projects 2,621.8 2,072.4 3,325.4 2,566.8 77.2% 87.7%

 

As of December 31, 2012, unsold GFA in active projects fell to 549,400 square meters with all but four projects more than 90% sold. The Company’s total sellable GFA for both active projects and projects under planning was approximately 1,112,300 square meters. Below is a summary of all China projects at Xinyuan that are in the planning stage:

 

5
 

 

 

Unsold GFA

(m2 000)

 

Pre sales Scheduled

Newly Acquired Zhengzhou Land 207.4 Q3 2013
Newly Acquired Xuzhou Land 110.7 Q3 2013
Newly Acquired Suzhou Land 126.5 Q3 2013
Newly Acquired Beijing Land 118.3 Q3 2013
Total projects under planning 562.9  
Total active projects 549.4  
Total all Xinyuan projects 1,112.3  

 

 

 

First Quarter and Full Year 2013 Outlook

Projecting results in the first quarter of the year in the Chinese residential real estate business is always difficult due to the seasonal impact of the Chinese New Year celebration. For this reason and the fact that sellable inventory is decreasing we are projecting lower sequential results in the first quarter of 2013. The Company expects contract sales in the first quarter reach approximately US$135 million. Revenue is expected to range between US$130 and US$140 million and net income is expected to be in the range of US$16 to US$18 million.

 

For the full year 2013, contract sales are projected to exceed US$830 million. Revenue is expected to range between US$750 and US$775 million and net income is expected to be in the range of US$90 million to US$100 million.

Conference Call Information

Xinyuan’s management will host an earnings conference call on February 27th, 2013 at 8:00 a.m. U.S. Eastern Time. Listeners may access the call by dialing 1-719-457-1512. A webcast will also be available through the Company's investor relations website at http://www.xyre.com. Listeners may access the replay by dialing 1-858-384-5517, access code: 9493270.

 

6
 

 

About Xinyuan Real Estate Co., Ltd.

 

Xinyuan Real Estate Co., Ltd. ("Xinyuan") (NYSE: XIN) is a developer of large scale, high quality residential real estate projects aimed at providing middle-income consumers with a comfortable and convenient community lifestyle. Xinyuan focuses on China's Tier I and II cities, characterized as larger, more developed urban areas with above average GDP and population growth rates. Xinyuan has expanded its network to cover a total population of over 64.7 million people in eight strategically selected cities, comprising Beijing, Hefei, Jinan, Kunshan, Suzhou, Zhengzhou, Xuzhou and Chengdu. Xinyuan's U.S. development arm, XIN Development Group International, Inc. ("XIN") is a pioneer amongst Chinese real estate residential developers, entering the US market in 2012. Xinyuan is the first real estate developer from China to be listed on the New York Stock Exchange. For more information, please visit http://www.xyre.com.

 

Safe Harbor Statement

This press release contains forward-looking statements. These statements are made under the ''safe harbor'' provisions of the U.S. Private Securities Litigation Reform Act of 1995. These forward-looking statements can be identified by terminology such as “will,” “expects,” “anticipates,” “future,” “intends,” “plans,” “believes,” “estimates,” “confident” and similar statements. Statements that are not historical facts, including statements concerning our beliefs, forecasts, estimates and expectations, are forward-looking statements. Forward-looking statements involve inherent risks and uncertainties that could cause actual results to differ materially from those projected or anticipated, including, but not limited to, the risk that: our financing costs are subject to changes in interest rates; our results of operations may fluctuate from period to period; the recognition of our real estate revenue and costs relies on our estimation of total project sales value and costs; we may be unable to acquire desired development sales at commercially reasonable costs; increases in the price of raw materials may increase our cost of sales and reduce our earnings; we are heavily dependent on the performance of the residential property market in China, which is at a relatively early development stage; PRC economic, political and social conditions as well as government policies can affect our business; the market price of our ADSs may be volatile, and other risks outlined in our public filings with the Securities and Exchange Commission, including our annual report on Form 20-F/A for the year ended December 31, 2011. All information provided in this press release is as of February 27, 2013. Except as required by law, we undertake no obligation to update or revise publicly any forward-looking statements, whether as a result of new information, future events or otherwise, after the date on which the statements are made or to reflect the occurrence of unanticipated events.

 

7
 

 

Notes to Unaudited Financial Information

This release contains unaudited financial information which is subject to year end audit adjustments. Adjustments to the financial statements may be identified when the audit work is completed, which could result in significant differences between our audited financial statements and this unaudited financial information.

 

For more information, please contact:

 

In China:

Mr. Tom Gurnee

Chief Financial Officer

Tel: +86 (10) 8588-9390

Email: tom.gurnee@xyre.com

 

Ms. Helen Zhang

Financial Controller

Tel: +86 (10) 8588-9255

Email: yuan.z@xyre.com

 

ICR, LLC

In U.S.: +1-646-308-1472

In China: +86 (10) 6583-7511

Email: William.zima@icrinc.com

  

 

(Financial Tables on Following Pages)

 

8
 

              

XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES

UNAUDITED CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(All US$ amounts and number of shares data in thousands, except per share data)

             

 

   Three months ended 
   December 31,   September 30,   December 31, 
   2012   2012   2011 
   (unaudited)   (unaudited)   (unaudited) 
             
Revenue   263,094    226,062    199,770 
                
Cost of revenue   (175,261)   (160,576)   (143,407)
Gross profit   87,833    65,486    56,363 
                
Selling and distribution expenses   (4,425)   (5,220)   (3,645)
General and administrative expenses   (9,695)   (9,667)   (8,006)
                
Operating income   73,713    50,599    44,712 
                
Interest income   2,941    2,827    2,582 
Exchange gains   -    -    1 
Income from operations before income taxes   76,654    53,426    47,295 
Income taxes   (43,084)   (21,498)   (18,986)
Net income   33,570    31,928    28,309 
Less: net income attributable to non-controlling interest   -    -    114 
Net income attributable to shareholders   33,570    31,928    28,195 
                
Earnings per share:               
Basic   0.47    0.44    0.38 
Diluted   0.47    0.44    0.38 
Shares used in computation:               
Basic   70,969    71,839    73,996 
Diluted   71,747    72,076    73,996 

 

9
 

 

XINYUAN REAL ESTATE CO., LTD. AND SUBSIDIARIES

UNAUDITED CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(All US$ amounts and number of shares data in thousands, except per share data)

             

 

   Twelve months ended 
     
   December 31,   December 31, 
   2012   2011 
         
   (unaudited)   (audited) 
Revenue   914,799    687,508 
           
Cost of revenue   (634,763)   (487,777 
Gross profit   280,036    199,731 
           
Selling and distribution expenses   (17,942)   (16,209 
General and administrative expenses   (38,829)   (27,231 
           
Operating income   223,265    156,291 
           
Interest income   9,019    5,294 
           
Exchange gains   -    57 
           
Income from operations before income taxes   232,284    161,642 
           
Income taxes   (74,175)   (58,637 
           
Net income   158,109    103,005 
Less: net income attributable to non-controlling interest   1,110    707 
           
Net income attributable to shareholders   156,999    102,298 
           
Earnings per share:          
Basic   2.18    1.36 
Diluted   2.17    1.36 
Shares used in computation:          
Basic   72,129    75,657 
Diluted   72,366    75,657 

 

10
 

 

    XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES

  CONDENSED CONSOLIDATED BALANCE SHEETS

  (All US$ amounts and number of shares data in thousands)

 

   December 31,   September 30,   December 31, 
   2012   2012   2011 
   (unaudited)   (unaudited)   (audited) 
ASSETS               
Current assets               
Cash and cash equivalents   462,484    443,091    319,218 
Restricted cash   179,451    165,537    168,384 
Accounts receivable   3,076    2,876    20,806 
Other receivables   27,018    8,831    13,352 
Other deposits and prepayments   105,427    216,296    60,006 
Advances to suppliers   11,435    14,056    13,579 
Real estate property held for sale   11,191    -    - 
Real estate property development completed   1,811    1,939    6,775 
Real estate property under development   722,053    631,945    761,871 
Other current assets   690    18,566    659 
Total current assets   1,524,636    1,503,137    1,364,650 
                
Real estate properties held for lease, net   24,327    21,715    18,527 
Property and equipment, net   2,567    2,580    2,981 
Restricted deposit   11,169    -    - 
Other long-term investment   242    239    242 
Deferred tax assets   1,599    1,529    1,307 
Other assets   2,250    2,280    2,907 
                
TOTAL ASSETS   1,566,790    1,531,480    1,390,614 

 

 

11
 

 

  XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES

  CONDENSED CONSOLIDATED BALANCE SHEETS

  (All US$ amounts and number of shares data in thousands)

 

   December 31,   September 30,   December 31, 
   2012   2012   2011 
   (unaudited)   (unaudited)   (audited) 
LIABILITIES AND               
SHAREHOLDERS’ EQUITY               
Current liabilities               
Accounts payable   242,182    225,169    235,911 
Short-term bank loans   83,866    56,763    42,950 
Customer deposits   50,201    131,002    69,524 
Income tax payable   75,877    35,977    69,909 
Deferred tax liabilities   13,612    37,560    22,175 
Other payables and accrued liabilities   64,842    53,437    50,970 
Payroll and welfare payable   9,663    10,746    7,018 
Current portion of long-term bank loans and other debt   195,282    198,141    129,403 
                
Total current liabilities   735,525    748,795    627,860 
                
Non- current liabilities               
Long-term bank loans   35,000    25,000    73,482 
Deferred tax liabilities   5,885    5,582    - 
Unrecognized tax benefits   8,842    8,765    13,824 
Other long-term debt   -    -    39,709 
TOTAL LIABILITIES   785,252    788,142    754,875 
                
Shareholders’ equity               
Common shares   15    15    15 
Treasury shares   (13,667)   (13,667)   (7,959)
Additional paid-in capital   511,964    511,331    509,713 
Statutory reserves   49,622    33,579    33,579 
Retained earnings   233,604    212,080    99,280 
TOTAL SHAREHOLDERS’ EQUITY   781,538    743,338    634,628 
                
Non-controlling interest   -    -    1,111 
                
TOTAL EQUITY   781,538    743,338    635,739 
                
TOTAL LIABILITIES AND EQUITY   1,566,790    1,531,480    1,390,614 

 

12