Xinyuan Real Estate Co Ltd (XIN)

XIN 
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Xinyuan Real Estate Co., Ltd. (XIN)

Q3 2011 Earnings Call

November 10, 2011 8:00 am ET

Executives

Helen Zhang – Director, Investor Relations

Yong Zhang – Chairman and Chief Executive Officer

Thomas H.R. Gurnee – Chief Financial Officer

Analysts

Matthew Larson – Morgan Stanley

Presentation

Operator

Good day everyone and welcome to the Xinyuan Real Estate Company Limited Third Quarter 2011 Earnings Conference Call. Today’s conference is being recorded. At this time, I’d like to turn the call over to Ms. Helen Zhang, IR Director. Please go ahead.

Helen Zhang

Hello everyone and welcome to Xinyuan’s third quarter 2011 earnings conference call. The company’s third quarter earnings results were released earlier today and are available on the company’s IR website as well as on Newswire services.

Before we continue, please note that the discussion today will contain forward-looking statements made under the Safe Harbor provisions of the U.S. Private Securities Litigation Reform Act of 1995. Forward-looking statements involve inherent risks and uncertainties. As such, our results will be materially different from the views expressed today.

Further information regarding this and other risks and uncertainties is included in our registration statement and our Form 20-F and other documents filed with the US Securities and Exchange Commission. Xinyuan doesn’t assume any obligation to update any forward-looking statements, except as required under applicable law.

Today, you will hear from Mr. Yong Zhang, our Chairman and Chief Executive Officer, who will comment on current operations, and provide some perspectives on the market environment. He will be followed by Mr. Tom Gurnee, our Chief Financial Officer, who will provide some additional colors on our performance, review the company’s financial results, and discuss our outlook for the reminder of year 2011.

Following management’s prepared remarks, we’ll open the call to questions. During the Q&A session, Mr. Zhang will speak in Mandarin, and I will translate his comments into English. Please note that unless otherwise stated, all figures mentioned during this conference call are in US dollars.

I will now turn the call over to Xinyuan’s Chairman and CEO, Mr. Yong Zhang. Please go ahead, sir.

Yong Zhang

Hello, everyone and thank you for attending us today. We were pleased that the third quarter was another strong quarter for Xinyuan. Contract sales and revenue growth increased significantly compared to last quarter on the prior year third quarter period. Xinyuan has made meaningful progress in a tough market environment with our effective sales and the marketing strategies including increased sales agent commissions and selective implementation of the common sales contracts is now local-resident buyers. Average selling prices were strong for the maturity of our project increasing over 10% compared to the second quarter, and over 18% compared to the 2010 third quarter. This helped to increase our gross profit margin and beneficially impacted our bottom line results. The third quarter launched one new project in the third quarter, Zhengzhou Royal Palace, which become our best performing project as measured by average selling price and contributed about 10% of our total contract sales.

There was eleven development projects that were active in the third quarter with total sellable GFA of about 1.2 million square meters. At quarter end, we had one project in the planning stage. We expect that our 75 project (Inaudible) improve at continued revenue and the profit growth leading us to acquire additional loan lend possible in the months ahead. As we bring down certain project, we continue to beat our new project and believe we have new land acquisition to announce in the coming quarter.

Additionally, our balance sheet continues to trend healthier with the large increase in cash and improved sales equities this year. We remain committed to maximizing shareholder value and we have continued to repurchase ADS' on the open market. As we end the final quarter on 2011, we have favorable outlook and remain comfortable with our full-year financial forecast.

I would now turn the call over to Tom Gurnee, our Chief Financial Officer.

Thomas H.R. Gurnee

Okay. Thank you, Chairman, Yong Zhang. As the Chairman mentioned, our quarterly financial performance was strong once again. Third quarter 2011 contract sales, margins and revenue were all up over the previous quarter, while net income was slightly lower on higher operating expenses and taxes, more on that later.

Contract sales at $257 million exceeded the previous quarter by 14% and the second quarter of 2010 by 70%. It also exceeded the mid-point of our previous guidance of $230 million to $250 million by 7%. GFA sold also exceeded the previous quarter at 189,000 square meters versus 184,000 in the previous quarter.

ASPs held firm with our aggregate ASP rising from $1,228 per square meter to $1,362 per square meter, primarily due to the launch of the premium Zhengzhou Royal Palace property. Prices have not been revised since May 2011 when we reduced prices for the Suzhou Project and selected apartments in our Chengdu. Project. We did however increased commission rates on virtually all our projects to incentivize our sales agents; more on that later.

Let me make some notes project by project; Xuzhou International City Garden, the GFA or gross floor area sales, they grew [6 acs] over the second quarter of 2011 to 21,000 square meters, as the second quarter price reductions have the desired effect. Kunshan International City Garden showed renewed life with the introduction of seller-financed contracts as GFA sales grew 65% over the second quarter. Fully 73% of Kunshan sales were seller-financed contracts as apposed to historical mortgage contracts; again, more on that later.

Read the rest of this transcript for free on seekingalpha.com