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 AUGUST 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 2
Exhibit Index 3
Exhibit 99.1 Press Release of Xinyuan Real Estate Co., Ltd., dated August 8, 2013, announcing second quarter 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: Thomas Gurnee
  Title: Chief Financial Officer

  

Date: August 8, 2013

 

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EXHIBIT INDEX

 

Exhibit Number   Description
     
99.1   Press Release of Xinyuan Real Estate Co., Ltd., dated August 8, 2013, announcing second quarter results
     

 

 

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Xinyuan Real Estate Co., Ltd. Announces second Quarter 2013 FINANCIAL RESULTS

 

-- 2Q13 Contract Sales Exceeds Previous Guidance by 30.7%--

--2Q13 Revenue Exceeds Previous Guidance by 41.8%--

--2Q13 Net Income Exceeds Previous Guidance by 57.6%—

--Book Value Per Share Increased to $11.94 per ADS--

--Raises FY2013 Contract Sales, Revenue and Net Income Forecast--

 

BEIJING, China, August 8, 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 second quarter of 2013.

 

Highlights for the Second Quarter 2013

 

·Total second quarter revenues were US$198.5 million, a 17.2% increase from US$169.4 million recorded in the first quarter of 2013 and a 21.6% decrease from US$253.1 million reported in the second quarter of 2012. Second quarter revenue exceeded the previous guidance of US$140.0 million by 41.8%.

 

·Contract sales totaled US$196.0 million, a 9.9% increase from US$178.3 million recorded in the first quarter of 2013 and a 24.0% decrease from US$258.0 million recorded in the second quarter of 2012. Second quarter contract sales exceeded previous guidance of US$150.0 million by 30.7%.

 

·Total gross floor area (“GFA”) sales were 147,200 square meters, an 18.1% increase from 124,600 square meters sold in the first quarter of 2013, and a 24.3% 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 7.4% compared to 7.3% in the first quarter of 2013 and 6.2% in the second quarter of 2012.

 

·Net income reached US$39.4 million, a 48.1% increase from US$26.6 million in the first quarter of 2013 and a 43.2% decrease from US$69.4 million reported in the second quarter of 2012. Second quarter net income exceeded the previous guidance of US$25.0 million by 57.6%.

 

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·Diluted net earnings per American Depositary Share (“ADS”) attributable to shareholders were US$0.54, compared to diluted net earnings per ADS of US$0.37 in the first quarter of 2013 and US$0.94 per ADS in the second quarter of 2012.

 

·Cash and cash equivalents, including restricted cash, increased by US$248.3 million from US$626.4 million as of March 31, 2013 to US$874.7 million as of June 30, 2013. Short and long term debt increased by US$194.6 million from US$316.1 million as of March 31, 2013 to US$510.7 million as of June 30, 2013.

 

·Book value increased to US$850.8 million, or US$11.94 per ADS, as of June 30, 2013 compared to US$807.9 million, or US$11.37 per ADS, in the first quarter of 2013 and US$719.2 million, or US$9.86 per ADS, as of June 30, 2012.

  

·The Board of Directors of the Company has approved the payment of a quarterly dividend of US$0.05 per ADS payable on August 30, 2013 to shareholders of record on August 16, 2013.

 

Mr. Yong Zhang, Xinyuan's Chairman and Chief Executive Officer said, “We are very pleased with our operational and financial results in the second quarter, where we once again exceeded our contract sales, revenue and net income forecasts. The stronger-than-expected results demonstrated our ability to achieve and surpass corporate objectives and financial targets. The fundamentals of China’s housing market remained healthy in the second quarter and buying demand at our development projects remained strong, improving our sequential quarterly revenue growth and profitability.”

 

“Looking at the second half of this year, we expect to continue developing projects at a measured pace with stable average selling prices. Sellable inventory levels further decreased in the second quarter, however, we expect sales to accelerate as four new projects commence pre-sales in the -second half of the year. Consequently, we are once again raising our full year 2013 financial forecast.”

 

“In the second quarter of 2013, Xinyuan purchased 1,314,858 ADS on the open market at a total cost of approximately US$5.77 million. Our Board recently approved an additional US$60 million share repurchase program through 2015, as well as a second quarterly cash dividend payment for 2013 of $0.05 per ADS. The existing share repurchase program combined with our regular dividend demonstrates our confidence in Xinyuan's long-term growth prospects.”

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Financial Results for the Second Quarter 2013

 

Contract Sales

 

Contract sales totaled US$196.0 million in the second quarter compared to US$178.3 million in the first quarter of 2013 and US$258.0 million in the second quarter of 2012. The Company’s GFA sales were 147,200 square meters in the second quarter of 2013 versus 124,600 square meters in the first quarter of 2013 and 194,500 square meters in the second quarter of 2012. The average selling price per square meter sold was RMB8,312 (US$1,332) in the second quarter of 2013 versus RMB8,985 (US$1,431) in the first quarter of 2013 and RMB8,367 (US$1,326) in the second quarter of 2012. Second quarter contract sales included a US$43.2 million contractual government facility sale to Jinan municipal authorities as required per the original land bidding documents of nearly 46,600 square meters at a price of RMB5,789 (US$927) per square meter.

 

Breakdown of GFA Sales and ASP’s by Project

 

  Q2 2012 Q1 2013 Q2 2013 Unsold
  GFA ASP GFA ASP GFA ASP GFA
Project (m2 000) (Rmb) (m2 000) (Rmb) (m2 000) (Rmb) (m2 000)
Chengdu Splendid I 3.4 5,739 3.8 5,899 -   - 0.5
Chengdu Splendid II 20.8 6,905 0.4 16,563 -   - -
Zhengzhou Modern City 12.2  8,399 1.7 17,427  0.4 15,264 1.0
Zhengzhou Royal Palace 18.6 10,058 17.2 9,093 18.6 9,269 14.7
Zhengzhou Century East A - - 19.4 9,209 27.2  10,451 18.2
Zhengzhou Century East B 21.1   8,503 21.1 8,822  3.9 15,030 11.1
Kunshan Intl City Garden 17.8   7,942 18.3 8,519  3.8 9,378 16.8
Suzhou Intl City Garden 27.5   10,716 0.1 10,212   0.2 11,669 1.1
Xuzhou Colorful Garden 0.3 6,554 -1.0 6,378  1.4  7,555 1.3
Jinan Xinyuan Splendid 33.8   7,783 40.8 8,764 91.0 7,062 208.2
Zhengzhou Yipinxiangshan II 36.2   7,192  2.6 10,792   0.6   11,471 1.9
Others 2.8 - 0.2 -   0.1 - 3.3
  Total 194.5   8,367 124.6   8,985 147.2  8,312 278.1

 

Revenue

 

In the second quarter of 2013, the Company’s total revenue was US$198.5 million compared to US$169.4 million in the first quarter of 2013 and US$253.1 million in the second quarter of 2012.

 

Gross Profit

 

Gross profit for the second quarter of 2013 was US$69.9 million, or 35.2% of revenue, compared to a gross profit of US$55.7 million, or 32.9% of revenue, in the first quarter of 2013 and a gross profit of US$77.5 million, or 30.6% of revenue, in the second quarter of 2012.

 

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The improvement of gross profit as a percentage of revenue over previous periods was largely due to lower total project cost estimates on our Chengdu Splendid II, Kunshan International City Garden, and Zhengzhou Modern City projects. These mature projects are near completion, and the Company has reached favorable settlements with contractors. The Company also increased total project revenue estimates on the Jinan Xinyuan Splendid and Zhengzhou Century East A & B projects to reflect higher than expected selling prices in recent quarters.

 

Selling, General and Administrative Expenses

 

SG&A expenses were US$14.7 million for the second quarter of 2013 compared to US$12.4 million for the first quarter of 2013 and US$15.8 million for the second quarter of 2012. As a percentage of total revenue, SG&A expenses were 7.4% compared to 7.3% in the first quarter of 2013 and 6.2% in the second quarter of 2012.

 

Net Income

 

Net income for the second quarter of 2013 was US$39.4 million compared to US$26.6 million for the first quarter of 2013 and US$69.4 million for the same period in 2012. Net margin was 19.8%, compared to 15.7% in the first quarter of 2013 and 27.4% in the second quarter of 2012. Diluted earnings per ADS were US$0.54, compared to US$0.37 per ADS in the first quarter of 2013 and to US$0.94 per ADS in the same period in 2012. Second quarter 2013 net income included a US$9.0 million income tax benefit realized on the expiration of a five year statute of limitations period.

 

Balance Sheet

 

As of June 30, 2013, the Company reported US$874.7 million in cash and cash equivalents (including restricted cash) compared to US$626.4 million as of March 31, 2013 mainly from the Company’s newly issued US$200 million bond proceeds. Total debt outstanding was US$510.7 million, an increase of US$194.6 million compared to US$316.1 million at the end of the first quarter of 2013. The value of the Company’s real estate property under development at the end of the second quarter was US$605.7 million compared to US$620.2 million at the end of the first quarter of 2013.

 

Project Status

 

Below is a summary table of projects that were active in the second quarter of 2013.

 

 

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  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 231.7 231.2 198.9 196.3 98.7% 99.5%
Chengdu Splendid II 217.0 217.0 235.5 235.3 99.9% 98.2%
Zhengzhou Modern City 226.4 225.4 311.9 309.8 99.3% 99.0%
Zhengzhou Royal Palace 132.2 117.5 233.3 205.5 88.1% 80.2%
Zhengzhou Century East A 77.3 59.1 122.0 91.9 75.3% 82.7%
Zhengzhou Century East B 166.5 155.4 239.0 216.8 90.7% 86.9%
Kunshan Intl City Garden 497.9 481.1 596.6 570.3 95.6% 99.4%
Suzhou Intl City Garden 204.9 203.8 330.6 328.0 99.2% 99.8%
Xuzhou Colorful Garden 101.8 100.5 120.7 119.3 98.8% 100.0%
Jinan Xinyuan Splendid 565.2 357 772.3 465.2 60.2% 75.6%
Zhengzhou Yipinxiangshan II 198.2 196.3 235.2 232.2 98.7% 95.0%
Others remaining GFA    3.3          
Total active projects 2,622.4 2,344.3 3,396.0 2,970.7 87.5% 90.4%

 

As of June 30, 2013, the Company’s total sellable GFA was approximately 884,100 square meters for active projects and pre-revenue stage projects. Below is a summary of all projects at Xinyuan that are in the planning stage:

 

 

Unsold GFA

(m2 000)

 

Pre sales Scheduled

Newly Acquired Zhengzhou Land

(Zhengzhou XIN City)

207.4 Q3 2013

Newly Acquired Xuzhou Land

(Xuzhou Colorful City)

117.5 Q4 2013

Newly Acquired Suzhou Land

(Suzhou XIN City)

126.3 Q3 2013

Newly Acquired Beijing Land

(Beijing Xindo Park)

117.7 Q4 2013
Newly Acquired New York Land 37.1  
Total projects under planning 606.0  
Total active projects 278.1  
Total all Xinyuan projects 884.1  

 

 

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Third Quarter and Full Year 2013 Outlook

 

The Company projects higher sequential results in the third quarter of 2013 based on launch of presales activity on two new projects: Zhengzhou XIN City and Suzhou XIN City.

 

The Company expects third quarter contract sales to reach approximately US$200 to US$220 million. Third quarter revenue is expected to total US$210 to US220 million while net income is projected at US$25 to US$30 million.

 

With the fourth quarter addition of Xuzhou Colorful City and Beijing Xindo Park to the Company’s active project list, the Company has raised its full year 2013 financial forecast.

 

Contract sales for the full year 2013 are expected to exceed US$880 million. Revenue under the percentage of completion method is expected to exceed US$820 million while net income is expected to exceed US$110 million for the year.

 

Conference Call Information

 

Xinyuan’s management will host an earnings conference call on August 8th at 8:00 a.m. U.S. Eastern Time. Listeners may access the call by dialing 1-719-325-2448. 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: 7709905.

  

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. In China, Xinyuan primarily focuses its development projects in Tier II cities, including Hefei, Jinan, Kunshan, Suzhou, Zhengzhou, Xuzhou and Chengdu. The Company’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.

 

 

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Forward Looking Statements

 

Certain statements in this press release constitute "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 generally be identified by terminology such as "will," "expects," "anticipates," "future," "intends," "plans," "believes," "estimates" and similar statements. Statements that are not historical statements 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, our ability to continue to implement our business model successfully; our ability to secure adequate financing for our project development; our ability to successfully sell or complete our property projects under construction and planning; our ability to enter into new geographic markets and expand our operations; the marketing and sales ability of our third-party sales agents; the performance of our third-party contractors; the impact of laws, regulations and policies relating to real estate developers and the real estate industry in China and, to the extent we expand operations into other countries, such as the U.S., the laws, regulations and policies of such countries; our ability to obtain permits and licenses to carry on our business in compliance with applicable laws and regulations; competition from other real estate developers; the growth of the real estate industry in China, particularly Tier II and Tier III cities, and in our targeted areas in the U.S.; fluctuations in general economic and business conditions in China, and, to the extent we expand operation into other countries, such as the U.S., the general economic and business conditions in such countries; and other risks outlined in our public filings with the Securities and Exchange Commission, including our annual report on Form 20-F for the year ended December 31, 2012. Except as required by law, we undertake no obligation to update or review publicly any forward-looking statements, whether as a result of new information, future events or otherwise, after the date on which the statement is made.

  

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.

 

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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

 

 

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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 
   June 30,   March 31,   June 30, 
   2013   2013   2012 
   (unaudited)   (unaudited)   (unaudited) 
                
Total revenue   198,484    169,429    253,059 
                
Total cost of revenue   (128,598)   (113,762)   (175,569)
Gross profit   69,886    55,667    77,490 
                
Selling and distribution expenses   (2,860)   (2,788)   (4,825)
General and administrative expenses   (11,877)   (9,574)   (10,974)
                
Operating income   55,149    43,305    61,691 
                
Interest income   2,877    1,635    1,923 
Interest expense   (4,844)   -    - 
                
Income from operations before income taxes   53,182    44,940    63,614 
                
Income taxes   (13,820)   (18,325)   5,752 
                
Net income   39,362    26,615    69,366 
Net income attributable to non-controlling interest   -    -    410 
Net income attributable to Xinyuan Real Estate Co., Ltd. shareholders   39,362    26,615    68,956 
                
Earnings per ADS:               
  Basic   0.55    0.37    0.95 
  Diluted   0.54    0.37    0.94 
ADS used in computation:               
  Basic   71,256    71,043    72,955 
  Diluted   72,242    72,292    73,480 

 

 

 

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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)

 

   Six months ended  
   June 30,   June 30, 
   2013   2012 
   (unaudited)   (unaudited) 
Revenue   367,913    425,643 
           
Cost of revenue   (242,360)   (298,926)
Gross profit   125,553    126,717 
           
Selling expenses   (5,648)   (8,297)
General and administrative expenses   (21,451)   (19,467)
           
Operating income   98,454    98,953 
           
Interest income   4,512    3,251 
Interest expense   (4,844)   - 
           
Income from operations before income taxes   98,122    102,204 
           
Income taxes   (32,145)   (9,593)
           
Net income   65,977    92,611 
Less: net income attributable to non-controlling interest   -    1,111 
           
Net income attributable to shareholders   65,977    91,500 
           
Earnings per share:          
  Basic   0.93    1.25 
  Diluted   0.91    1.25 
Shares used in computation:          
  Basic   71,219    72,945 
  Diluted   72,314    73,200 

 

 

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XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

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

 

   June 30,   March 31,   December 31, 
   2013   2013   2012 
   (unaudited)   (unaudited)   (audited) 
ASSETS               
Current assets               
Cash and cash equivalents   635,800    442,122    496,205 
Restricted cash   238,926    184,260    145,730 
Accounts receivable   2,312    4,612    3,076 
Other receivables   11,445    9,103    27,413 
Other deposits and prepayments   231,289    212,071    105,427 
Advances to suppliers   18,597    17,206    11,028 
Real estate property held for sale   6,498    10,313    11,191 
Real estate property development completed   4,780    2,011    3,158 
Real estate property under development   605,673    620,168    722,819 
Other current assets   -    7    295 
                
Total current assets   1,755,320    1,501,873    1,526,342 
                
Real estate properties held for lease, net   16,360    22,894    23,204 
Property and equipment, net   1,850    1,571    1,576 
Restricted deposit   11,362    11,198    11,169 
Other long-term investment   247    242    242 
Deferred tax asset   1,242    1,660    1,599 
Deferred charges   4,834    -    - 
Other assets   2,013    2,073    2,249 
                
TOTAL ASSETS   1,793,228    1,541,511    1,566,381 

 

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XINYUAN REAL ESTATE CO., LTD. AND ITS SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

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

 

 

   June 30,   March 31,   December 31, 
   2013   2013   2012 
   (unaudited)   (unaudited)   (audited) 
LIABILITIES AND               
SHAREHOLDERS’ EQUITY               
Current liabilities               
Accounts payable   171,677    179,931    241,894 
Short-term bank loans and other debt   129,198    157,197    113,066 
Customer deposits   78,636    57,238    50,201 
Income tax payable   68,972    81,431    75,877 
Deferred tax liabilities   33,029    15,516    13,612 
Other payables and accrued liabilities   57,978    65,397    64,721 
Payroll and welfare payable   7,500    2,942    9,663 
Current portion of long-term bank loans and other debt   97,917    123,874    166,082 
                
Total current liabilities   644,907    683,526    735,116 
                
Non- current liabilities               
Long-term bank loans   83,554    35,000    35,000 
Deferred tax liabilities   6,733    6,253    5,885 
Unrecognized tax benefits   7,279    8,866    8,842 
Other long term debt   200,000    -    - 
TOTAL LIABILITIES   942,473    733,645    784,843 
                
Shareholders’ equity               
Common shares   15    15    15 
Treasury shares   (19,434)   (13,667)   (13,667)
Additional paid-in capital   513,904    512,692    511,964 
Statutory reserves   49,622    49,622    49,622 
Retained earnings   306,648    259,204    233,604 
TOTAL EQUITY   850,755    807,866    781,538 
                
TOTAL LIABILITIES AND SHAREHOLDERS’  EQUITY   1,793,228    1,541,511    1,566,381 

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