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 NOVEMBER 2012

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 Third Quarter 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:  November 9, 2012

 
 

  

Exhibit Index

 

 

Exhibit 99.1 Xinyuan Real Estate Co., Ltd. Announces Third Quarter 2012 Financial Results    

 

 

 

 

Xinyuan Real Estate Co., Ltd. Announces THIRD Quarter 2012 FINANCIAL RESULTS

 

--Meets 3Q12 Revenue and Net Income Estimates—

--Exceeds 3Q12 Contract Sales Estimate—

 

BEIJING, China, November 9, 2012 – Xinyuan Real Estate Co., Ltd. (“Xinyuan” or “the Company”) (NYSE: XIN), a residential real estate developer with primary focus on high growth, strategic Tier II cities in China, today announced its unaudited financial results for the third quarter of 2012.

 

Highlights for the Third Quarter 2012

 

·Total third quarter revenues were US$226.1 million, a 6.0% increase from US$213.3 million reported in the third quarter of 2011, a 10.7% decrease from US$253.1 million recorded in the second quarter of 2012, and within the range of its third quarter guidance forecast.

 

·Contract sales totaled US$229.8 million, a 10.6% decrease from US$257.1 million recorded in the third quarter of 2011, a 10.9% decrease from US$258.0 million recorded in the second quarter of 2012 but above the range of its third quarter guidance forecast.

 

·Total gross floor area (“GFA”) sales were 170,700 square meters, a 9.5% decrease from 188,700 square meters sold in the third quarter of 2011 and a 12.2% decrease from 194,500 square meters sold in the second quarter of 2012.

 

·Selling, General, and Administrative (“SG&A”) expenses as a percent of total revenue totaled 6.6% compared to 6.7% in the third quarter of 2011 and 6.2% in the second quarter of 2012.

 

·Net income totaled US$31.9 million, a 2.2% increase from US$31.2 million reported in the third quarter of 2011, a 54.0% decrease from US$69.4 million in the second quarter of 2012, and within the range of its third quarter guidance forecast.

 

·Diluted net earnings per American Depositary Share (“ADS”) attributable to shareholders were US$0.44, compared to diluted net earnings per ADS of US$0.42, in the third quarter of 2011 and US$0.94 per ADS, in the second quarter of 2012.

 

·Cash and cash equivalents, including restricted cash, increased by US$3.9 million to US$608.6 million as of September 30, 2012 from US$604.7 million as of June 30, 2012. Short and long term debt increased by US$21.8 million to US$250.7 million compared to US$228.9 million as of June 30, 2012.

 

 
 

 

·In the third quarter of 2012 the Company purchased 1,151,741 ADS’s on the open market at a total cost of approximately US$3.2 million under its US$20.0 million share repurchase program announced in the second quarter of 2012. On October 31, 2012 the Company paid a quarterly dividend of US$0.04 per ADS to shareholders of record on October 25, 2012.
   
·On August 9, 2012, the Company acquired a parcel of land in Suzhou for a purchase price of US$42.6 million. Based on the proposed development plan, the estimated gross floor area is approximately 128,000 square meters. On September 29, 2012, the Company acquired a parcel of land in Beijing for a total consideration of US$162.4 million. The total site area of 57,862 square meters and the estimated gross floor area is approximately 130,000 square meters. These two acquisitions bring the number of projects under planning in China to five, all scheduled to commence presales in 2013.
   
·In the third quarter of 2012, the Company acquired two projects in the United States. The Company paid US$10.0 million to acquire 15 finished luxury condominium units in Irvine, California and acquired a 92,000 square foot parcel of land in the Williamsburg neighborhood of Brooklyn, New York for US$54.2 million, on which 216 condominium units are planned to be built with net sellable floor area of approximately 400,000 square feet.

 

Mr. Yong Zhang, Xinyuan's Chairman and Chief Executive Officer said, “We are very satisfied that our third quarter profit exceeded our guidance forecast despite the continuation of purchase and mortgage restriction policies by the Chinese government. Overall consumer demand for our projects remained stable and average selling prices increased on a sequential basis at the majority of our projects. In the third quarter, we acquired two parcels of land in China in the cities of Suzhou and Beijing. As land prices in China remain at reasonable levels, we plan to acquire more land parcels by auction and direct negotiation to strengthen our project pipeline for enhanced growth over the next several years. We remain highly confident in our strategy to offer affordable developments projects in China.”

 

“At the same time, we are confident that our newly acquired development project in the United States will serve as a new revenue growth channel for Xinyuan, particularly with the American real estate market in recovery mode. We will continue to return shareholder value through our quarterly dividend payments and share repurchase program.”

 

 
 

 

Financial Results for the Third Quarter 2012

 

Contract Sales

 

Contract sales totaled US$229.8 million in the third quarter compared to US$257.1 million in the third quarter of 2011 and US$258.0 million in the second quarter of 2012. The Company’s GFA sales were 170,700 square meters in the third quarter of 2012 versus 188,700 square meters in the third quarter of 2011 and 194,500 square meters in the second quarter of 2012. The average selling price per square meter sold was RMB8,505 (US$1,346) in the third quarter of 2012 versus RMB8,857 (US$1,362) in the third quarter of 2011 and RMB8,367 (US$1,326) in the second quarter of 2012.

 

Breakdown of GFA Sales and ASP’s by Project

 

  Q3 2011 Q2 2012 Q3 2012 Unsold
  GFA ASP GFA ASP GFA ASP GFA
Project (m2 000) (Rmb) (m2 000) (Rmb) (m2 000) (Rmb) (m2 000)
Chengdu Splendid I 7.6 5,674 3.4   5,739 4.0   5,693 8.4
Chengdu Splendid II 21.0 6,916 20.8    6,905 8.9    7,078 1.8
Zhengzhou Modern City 17.4 8,808 12.2   8,399 3.0   14,671 7.4
Zhengzhou Royal Palace 12.1 14,388 18.6 10,058 19.6 10,303 66.0
Zhengzhou Century East B 25.7 8,705 21.1   8,503 30.8   8,355 54.6
Kunshan Intl City Garden 14.0 9,786 17.8   7,942 41.7   7,851 61.3
Suzhou Intl City Garden 20.6 10,969 27.5   10,716 10.1   10,843  3.1
Xuzhou Colorful Garden 7.6 8,785 0.3 6,554 - -      -
Jinan Xinyuan Splendid 22.9 9,482 33.8   7,783 43.6   7,956 385.5
Zhengzhou Yipinxiangshan II 38.8 6,928 36.2   7,192 8.7   8,637 13.8
Others  1.0 - 2.8 - 0.3 -  3.2
  Total 188.7 8,857 194.5   8,367 170.7   8,505 605.1

 

Revenue under the Percentage of Completion Method

 

In the third quarter of 2012, the Company’s total revenue using the percentage of completion method was US$226.1million compared to US$213.3 million in the third quarter of 2011 and US$253.1 million in the second quarter of 2012. Construction delays occurred at the Company’s Jinan Xinyuan Splendid project due to technical piling issues from an unexpected geological situation resulting in a lower than expected percentage of completion for revenue recognition purposes.

 

 

Gross Profit

 

Gross profit for the third quarter of 2012 was US$65.5 million, or 29.0% of revenue, compared to gross profit of US$63.8 million, or 29.9% of revenue, in the third quarter of 2011 and a gross profit of US$77.5 million, or 30.6% of revenue, in the second quarter of 2012.

 

 
 

 

The Company revised total project cost and sales projections for certain projects resulting in the recognition of a US$0.3 million reduction of cumulative gross profit in the third quarter of 2012 under the percentage of completion method. This negative change of estimates was largely due to the Company’s decision to endure contractual penalties at its Xuzhou Colorful Garden project by delaying delivery in order to rectify roof leakage issues before delivering apartments to Xinyuan’s customers.

 

Selling, General and Administrative Expenses

 

SG&A expenses were US$14.9 million for the third quarter of 2012 compared to US$14.2 million for the third quarter of 2011 and US$15.8 million for the second quarter of 2012. As a percentage of total revenue, SG&A expenses were 6.6% compared to 6.7% in the third quarter of 2011 and 6.2% in the second quarter of 2012.

 

Net Income

 

Net income for the third quarter of 2012 was US$31.9 million compared to US$31.2 million for the same period in 2011, and US$69.4 million in the second quarter of 2012. Net margin was 14.1%, compared to 14.6% in the third quarter of 2011 and 27.4% in the second quarter of 2012. Diluted earnings per ADS were US$0.44, compared to US$0.42 per ADS in the same period in 2011, and US$0.94 per ADS in the second quarter of 2012.

 

Balance Sheet

 

As of September 30, 2012, the Company reported US$608.6 million in cash and cash equivalents (including restricted cash) compared to US$604.7 million as of June 30, 2012. Total debt outstanding was US$250.7 million, an increase of US$21.8 million compared to US$228.9 million at the end of the second quarter of 2012. The value of the Company’s real estate property under development at the end of the third quarter was US$631.9 million compared to US$635.3 million at the end of the second quarter of 2012. In the third quarter, the Company made payments of US$160 million related to Xuzhou, Suzhou, and Beijing land acquisitions with an additional US$63 million payable on these purchases in the fourth quarter of 2012. Also in the third quarter, the Company made payments of US$36 million on its Irvine, California and Brooklyn, New York project acquisitions while incurring short term debt of US$29 million on the Brooklyn project.

 

 
 

 

Project Status

 

Below is a summary table of projects that were active in the third 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 231.0 222.6 196.1 185.2 94.4% 94.9%
Chengdu Splendid II 216.9 215.1 231.7 229.9 99.2% 93.1%
Zhengzhou Modern City 226.4 219.0 308.6 288.2 93.4% 84.2%
Zhengzhou Royal Palace 132.2 66.2 219.8 129.2 58.8% 73.3%
Zhengzhou Century East B 166.5 111.9 235.4 150.6 64.0% 76.9%
Kunshan Intl City Garden 498.3 437.0 586.9 503.9 85.9% 96.4%
Suzhou Intl City Garden 204.9 201.8 326.2 320.5 98.2% 98.1%
Xuzhou Colorful Garden 101.8 101.8   119.2 119.2 100.0% 93.1%
Jinan Xinyuan Splendid 565.4 179.9 761.9 237.3 31.1% 65.7%
Zhengzhou Yipinxiangshan II 198.5 184.7 228.1 212.7 93.3% 81.3%
Others remaining GFA     3.2          

 

Total active projects

2,545.1 1,940.0 3,213.9 2,376.7 73.9% 83.4%

 

 

As of September 30, 2012, unsold GFA in active projects fell to 605,100 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 1,253,100 square meters. Below is a summary of all projects at Xinyuan that are in the planning stage:

  

 

Unsold GFA

(m2 000)

 

Pre sales Scheduled

Zhengzhou Century East A 77.3 

 

Q1 2013

Newly Acquired  Zhengzhou Land 208.3  Q3 2013
Newly Acquired Xuzhou Land 117.6  Q3 2013
Newly Acquired  Suzhou Land 125.2  Q3 2013
Newly Acquired Beijing Land 119.6  Q3 2013
Total projects under planning 648.0   
Total active projects 605.1   
Total all Xinyuan projects 1,253.1   

 

 
 

 

Fourth Quarter and Full Year 2012 Outlook

 

With several projects nearly sold out, the Company’s sellable inventory is expected to decrease until new projects are brought on line in 2013. The Company expects contract sales in the fourth quarter of 2012 to be in the range of US$150-160 million. For the fourth quarter, revenue under the percentage of completion method is expected to range between US$140 and US$150 million and net income is expected to be in the range of US$17 to US$20 million.

 

For the full year 2012, contract sales are expected to be in the range of US$790 to US$800 million. Revenue under the percentage of completion method is expected to also range between US$790 and US$800 million and net income is expected to be in the range of US$140 to US$143 million.

 

Conference Call Information

 

Xinyuan’s management will host an earnings conference call on November 9th, 2012 at 8:00 a.m. U.S. Eastern Time. Listeners may access the call by dialing 1-719-325-2393. 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: 4244340.

 

 

 

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 with three projects 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 November 9, 2012. Except as required by law, we undertake no obligation to update or revise publicly any forward-looking statements, whether as a result of new information, future events or otherwise, after the date on which the statements are made or to reflect the occurrence of unanticipated events.

 

Notes to Unaudited Financial Information

 

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

 

 
 

 

For more information, please contact:

 

In China:

Mr. Tom Gurnee

Chief Financial Officer

Tel: +86 (10) 8588-9390

Email: tom.gurnee@xyre.com

 

Ms. Helen Zhang

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)

 

 
 

 

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 
   September  30,   June 30,   September  30, 
   2012   2012   2011 
   (unaudited)   (unaudited)   (unaudited) 
             
Revenue   226,062    253,059    213,272 
                
Cost of revenue   (160,576)   (175,569)   (149,464)
Gross profit   65,486    77,490    63,808 
                
Selling and distribution expenses   (5,220)   (4,825)   (6,773)
General and administrative expenses   (9,667)   (10,974)   (7,453)
                
Operating income   50,599    61,691    49,582 
                
Interest income   2,827    1,923    1,230 
                
Income from operations before income taxes   53,426    63,614    50,812 
                
Income taxes   (21,498)   5,752    (19,591)
                
Net income   31,928    69,366    31,221 
                
Less: net income attributable to non-controlling interest   -    410    (59)
                
Net income attributable to shareholders   31,928    68,956    31,280 
                
Earnings per share:                
 Basic   0.44    0.95    0.42 
 Diluted   0.44    0.94    0.42 
Shares used in computation:               
 Basic   71,839    72,955    75,507 
 Diluted   72,076    73,480    75,507 

 

 

 
 

 

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) 
   Nine months ended
    
   September 30,   September 30, 
   2012   2011 
  (unaudited)   (unaudited) 
Revenue   651,705    487,738 
           
Cost of revenue   (459,502)   (344,370)
Gross profit   192,203    143,368 
           
Selling expenses   (13,517)   (12,564)
General and administrative expenses   (29,134)   (19,225)
           
Operating income   149,552    111,579 
           
Interest income   6,078    2,712 
           
Exchange gains   -    56 
           
Income from operations before income taxes   155,630    114,347 
           
Income taxes   (31,091)   (39,651)
           
Net income   124,539    74,696 
           
Less: net income attributable to non-controlling interest   1,110    593 
           
Net income attributable to shareholders   123,429    74,103 
           
Earnings per share:          
 Basic   1.70    0.98 
 Diluted   1.70    0.98 
Shares used in computation:          
 Basic   72,521    76,220 
 Diluted   72,750    76,220 

 

 
 

 

XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES 
CONDENSED CONSOLIDATED BALANCE SHEETS 
(All US$ amounts and number of shares data in thousands) 
  
   September 30,   June 30,   December 31, 
   2012   2012   2011 
   (unaudited)   (unaudited)   (audited) 
ASSETS               
Current assets               
Cash and cash equivalents   443,091    421,378    319,218 
Restricted cash   165,537    183,286    168,384 
Accounts receivable   2,876    6,598    20,806 
Other receivables   8,831    14,759    13,352 
Other deposits and prepayments   216,296    75,838    60,006 
Advances to suppliers   14,056    18,427    13,579 
Real estate property development completed   1,939    2,328    6,775 
Real estate property under development   631,945    635,255    761,871 
Other current assets   18,566    8,855    659 
Total current assets   1,503,137    1,366,724    1,364,650 
                
Real estate properties held for lease, net   21,715    23,538    18,527 
Property and equipment, net   2,580    2,691    2,981 
Other long-term investment   239    240    242 
Deferred tax asset   1,529    1,519    1,307 
Other assets   2,280    2,471    2,907 
                
TOTAL ASSETS   1,531,480    1,397,183    1,390,614 

 

 
 

 

XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES 
CONDENSED CONSOLIDATED BALANCE SHEETS 
(All US$ amounts and number of shares data in thousands) 
  
   September 30,   June 30,   December 31, 
   2012   2012   2011 
   (unaudited)   (unaudited)   (audited) 
LIABILITIES AND               
SHAREHOLDERS’ EQUITY               
Current liabilities               
Accounts payable   254,369    209,634    235,911 
Short-term bank loans   56,763    66,819    42,950 
Customer deposits   131,002    106,426    69,524 
Income tax payable   35,977    30,524    69,909 
Deferred tax liabilities   43,142    32,712    22,175 
Other payables and accrued liabilities   53,437    52,755    50,970 
Payroll and welfare payable   10,746    8,247    7,018 
Current portion of long-term bank loans and other debt   168,941    162,115    129,403 
                
Total current liabilities   754,377    669,232    627,860 
                
Non- current liabilities               
Long-term bank loans   25,000    -    73,482 
Unrecognized tax benefits   8,765    8,787    13,824 
Other long-term debt   -    -    39,709 
TOTAL LIABILITIES   788,142    678,019    754,875 
                
Shareholders’ equity               
Common shares   15    15    15 
Treasury shares   (13,667)   (10,496)   (7,959)
Additional paid-in capital   511,331    510,894    509,713 
Statutory reserves   33,579    33,579    33,579 
Retained earnings   212,080    185,172    99,280 
TOTAL SHAREHOLDERS’ EQUITY   743,338    719,164    634,628 
                
Non-controlling interest   -    -    1,111 
                
TOTAL EQUITY   743,338    719,164    635,739 
                
TOTAL LIABILITIES AND EQUITY   1,531,480    1,397,183    1,390,614