Investors, good afternoon. Welcome to New World Development FY 2023 interim results presentation analyst briefing. I am from the investors relations department, General Manager Christy, the MC for today. Let me introduce the management in attendance. New World Development Executive Deputy Chairman and CEO, Dr. Adrian Cheng. CFO, Mr. Edward Lau. If you have any questions, please submit your questions into the chat box of the webcast. We will select some of the questions to be answered by the management. I will now defer to Mr. Edward Lau to go through the group's interim results for FY 2023. Thank you, Christy. Before I talk about results for first half 2023, I would like to emphasize that this time we have three key points. First, we will not do any rights issue. There won't be any rights issue or any equity fundraising. Number two, our net gearing ratio has already seen the peak. We are confident that the group will continue our deleveraging plan. In June 2024, it will come down to low 40% level. Number three, you can see here, from our announcement of our results. Now the group is conducting an overall strategic review of all business lines. We are looking into how we can improve, each group company's strategic focus and unlock the value of the BUs. At different times through corporate actions, we will further enhance shareholder return. Now let me start my presentation of first half FY 2023 results. As we all know, the macro environment is very challenging. With mainland lockdown and pandemic control, the border between Hong Kong and mainland is still not fully reopened. RMB depreciation and interest hike have affected our business. In terms of financial performance, our revenue was up 13% year-over-year. This year, Pavilia One has booked revenue of HKD 5.1 billion. Just now, I mentioned a number of headwinds as a result of financial performance was dampened. First of all, mainland pandemic control and Hong Kong mainland lockdown. In the mainland, property development was affected. Because of the pandemic, some property delivery was delayed. Because of lockdown and pandemic control, people's mobility and spending was affected. This dampened investment of properties. In Hong Kong, basically the impact was on property investment. Border closure affected the retail markets and office demand. With RMB depreciation because the scale of our mainland business was very big, the RMB depreciation cost FX translation impact. Our net gearing ratio increased, and pro-profit has come down. Interest hike had also caused an increase of HKD 900 million in net interest expenditure. All these factors has affected or has lowered our profit attributable to shareholders and underlying profit for first half this year. We mentioned that in our guidance. As of the end of December, we have usable capital of HKD 92 billion. Net gearing ratio 46.9%. This is in line with our guidance given to the market earlier. We have already seen the peak and it is coming down. Our interim dividend is HKD 0.46 per share, down 18% year-over-year. We are full of confidence in the prospect after border reopening. We believe that the worst has been over. In first half FY, the overall business environment has not improved yet. A few of our businesses have performed satisfactorily. For property developments in Hong Kong, there was booking of The Pavilia Farm I this year. Hong Kong property development revenue rose six times significantly. Segment results up 68%. The Pavilia Farm II will be booked in the second half FY. In Mainland China, in recent years, we focused on core areas in Tier 1 cities. That's our strategy. Together with New World Development's brand effects, in half a year, our contracted sales had reached 60% of our yearly target of RMB 15 billion. Regarding property investment in Hong Kong and China, there was still impact from the pandemic. K11 results still showed resilience. Revenue and segment results were up 4% and 8% respectively. This is just the opposite of the overall market trend. In Hong Kong, revenue was up 4%, segment results up 9%. Number three, non-core disposals. We successfully disposed of HKD 5.6 billion worth of non-core assets. We are confident that we can achieve or complete the yearly target of HKD 10 billion. In the first half FY, and also in the past three years, business environment was very difficult. We are still full of confidence in the prospect because we are seeing some light already. Since the social incident in 2019, together with a three year pandemic period in the past four years, there was not a normal environment for us to operate our business in Hong Kong and mainland China. There was direct impact on most of our business performance. Into 2023, there are three main tailwinds. First, full relaxation of pandemic control policy in the mainland. Number two, full border reopening between China and Hong Kong. Number three, interest hike is decelerating. All these will mean that the government or the economy will go back to the right track. New World has a very large ecosystem covering many different businesses, covering both the mainland and Hong Kong. There are a number of direct beneficiaries, including property development, property investment, hotels, infrastructure, insurance, and healthcare. Let me talk about Hong Kong. Since gradual border reopening in early January, number of mainland tourists has risen a lot. According to Immigration Department's information, since full border reopening on sixth of February, the number of daily visitors had reached 52,000 on average. Visitors from the mainland reached 40,000 per day. In December, before border reopening, mainland visitors only amounted to 2,200, which means we have seen 18 times of increase. With the management's efforts and our operation capability, together with our brand value and our brand portfolio in our shopping mall, strong CRM system, well, we are able to deliver different and unique customer experience. As a result, our business has benefited a lot. Let me talk about the benefits. First, K11 MUSEA. We will comment on the next slide. K11 Art Mall, since border reopening in February, sales rose 80% year-over-year. Footfall was up 85% year-over-year. We expect that the full-year sales would be higher than budget by 20%. K11 ARTUS, since border reopening in February, revenue was up 50% year-over-year. For number of mainland occupants, the number is 5x that of the same period last year. Occupancy rates exceeded 70%. For hotels, there is very big improvement, especially hotels in Southeast Asia. They benefited from overall tourism recovery globally, and they achieve a turnaround for offices. During CNY, we received many leasing inquiries from mainland customers. In January, the number of inquiries was 3x that in December, and there were even more inquiries in February. For other businesses, there is significant improvement. For FTLife during CNY, APE was up 30% year on year. Number of mainland customers signing policies was also up 60%. Humansa, during CNY, revenue was 5 x that of the same period last year. Mainland business contribution is about 80%. Free Duty, current revenue is 20% that of the pre-pan-pandemic level. We believe that it will go back to the pre-pandemic level very soon. Next slide. We'll focus on K11 MUSEA. Since opening in 2019, it has been well-received in the market. All along, it is not able to benefit from the individual visitor scheme before the pandemic. Many tourists would like to visit K11 MUSEA. This is a new attraction. Into 2023, we have waited for three years. There is gradual relaxation of arrival conditions for tourists. Since early February till now, sales was 2 x that of same period last year. Footfall, also 2 x. We expect that the whole year sales will be more than our projection or our budget by 15%. We have been enhancing our brand portfolio. In first half FY23, there are 50 brand-new stores coming into our mall. Some of them are entering Hong Kong market for the first time as an exclusive door. They achieved good sales. For K Dollar, our member reward scheme, it successfully promoted more spending among members. For number of Gold Cards and Black Cards, there is an increase by 30% and 16% respectively. Average spending by members achieved double-digit growth. After border reopening, the figures will be even more outstanding. We will launch different campaigns and different events to attract local customers and overseas tourist spending. Yesterday, in the budget speech, the financial secretary said that the government and the airport authority will promote the airport city development with full force. Hong Kong International Airport will be developed into the hub for different economic activities. Our largest flagship project, 11 SKIES, will benefit significantly. 11 SKIES is an integrated development project combining retail, F&B, and entertainment. GFA is 3.8 million sq ft. It is at the intersection of the airport and Hong Kong-Zhuhai-Macau Bridge. It covers 86 million population in GBA within the two-hour living circle. We won the bid of the project in 2018, and construction started in 2019. The office portion is commissioned in July. Our target is to lock in 70% commitment rates by June. For the whole project, it will be commissioned in phases at the end of 2023 to 2025. This ties in with the recovery of the retail and tourism market. We believe inbound visitors will resume to the pre-pandemic level, and 11 SKIES will benefit from this large business opportunity. The market has been very concerned about our net gearing. First of all, at the end of December last year, our net gearing ratio saw the peak already. In June this year it will come down to a medium to low 40% level, and in June 2024 it will be down to a low 40% level. We believe that the high interest environment may continue. We will accelerate deleveraging to increase investors' confidence. As such as now, the management will not do any rights issue. We will not raise funds by means of any equity financing project because within our group we are able to use different ways to deleverage. These measures include CapEx optimization, active non-core disposals, dividend resets. On one hand, there will be additional buffer during the high interest environment. There will be more capital flexibility so that we can seize opportunities for higher return. Finally, through treasury management, we will lower the risks caused to our balance sheet and net gearing ratio by RMB depreciation. Just now I mentioned a number of favorable macro factors. Our operational capability and performance will definitely be enhanced, and this can help lower net gearing. I just mentioned some corporate actions to release business value. I believe all these will further lower net gearing, and our goal is to lower net gearing ratio to 30 odd percent. Let me talk about how we will optimize our CapEx. As we all know, in the past few years we strictly controlled our CapEx. This year the actual expenditure all along is lower than the budgeted number. As of first half FY, we only spent HKD 12 billion. This is only around one-third of the yearly budget. Besides, we further lower our yearly budget. In October last year, we gave the market a guidance of HKD 36 billion. This will be lowered further to HKD 32 billion. In terms of replenishment of the land bank, we benefit from the decrease in standard agricultural land premium, we are able to further lower CapEx. As you see from the slide, in the past two fiscal years, our actual CapEx is smaller than the budgeted amount. The same will happen this year. In FY 2024, our budget is even lower than FY 2023. This is because, first of all, land acquisition expense or cost will come down. In face of the high interest environment, we will have a stricter requirement on project return. We will assess investment return of each project in the most stringent way. For construction expenses, many large-scale projects have entered the final stage, for example, 11 SKIES. In the past, every year there is expenses of HKD 5 billion. In 2024, this will decrease significantly. There are other initiatives to lower CapEx. For example, we work actively together with our strategic partners. We will finalize design as soon as possible so as to minimize revisions and amendments during construction. This can reduce additional time and also construction material wastage. We will make use of collective or centralized procurement to get the best price, and we will put in place or use cost-effective building materials. Non-core disposals. Non-core disposal is another important tool to do deleveraging. In first half FY, we already sold HKD 5.6 billion of non-core assets. This is more than half of the yearly target of HKD 10 billion. These include Coho, HKD 2.1 billion, Pentahotel, HKD 2 billion. There are other potential disposal targets which we are deliberating with the buyer. We expect that the group in FY 2021 and 2022 exceeded our target in non-core disposals. We are confident that this year we will also exceed our yearly target. In FY 2024, the amount of non-core disposals will be even bigger than in FY 2023. We hope to recover capital to do deleveraging. At the same time, we can retain enough dry powder to wait for the right opportunity to achieve the best return. Dividend reset. Our dividend policy is pegged to our underlying profits. In the first half FY, underlying profits per share came down 13% year-on-year. We decided to reduce interim dividend by 18% at HKD 0.46 per share. In the long run, we hope to maintain a sustainable and healthy dividend policy. We will continue to peg it with our underlying profit. When underlying profits grows, dividend will also increase. For this dividend reset, we're able to offer additional buffer during the high interest environment. The saved capital can offer more capital flexibility to our company, and we can use it in higher return investment opportunities. As you know, we are offering a clear signal to the market. That is we are very determined to accelerate our pace of deleveraging. What are some high return plans? In December, we successfully bought back our bonds and perpetual bonds. At that time, where very often, there is deep discount in bond market price. That's why we bought back $820 million of bonds. At that time, there is a price discount by 10%-20%. The market understands that we have a strong financial strength, and there is already a HKD 270 million of gain that we can book. All these can help us reduce future interest expenses, and we are able to reduce net gearing ratio. As such as now, we will make active use of treasury management and risk management methods to strengthen our net gearing ratio management. You are all worried about RMB, FX risk. We have large business scale in mainland China, and if you refer to our results, we have many different policies to hedge RMB FX risk. At the end of November, RMB started to rise quite significantly. There is some volatility risk in RMB. On two fronts, we have our strategies to face up to the risk. Number one, regarding profit or earnings volatility. Well, all along, we have been regularly buying forward FX hedging contracts. We believe that for RMB, the medium to long-term trend will be that it will be at around 7. Whenever it rises to around 6.7, we will seize the opportunities to increase hedging ratio. Our target is that we will hedge from 50% of RMB profit in the coming 12 months and raise it to 75%. The next risk is risk on our balance sheet. RMB is depreciating. Our RMB-denominated assets will also depreciate. The best hedging method is to increase RMB debts. Debts or loans will also depreciate. This will reduce the impact on our net assets by RMB depreciation. Besides, as we all know, RMB lending rate has come down a lot. This can help us lower financing costs. For example, we will issue panda bonds, that is onshore RMB bonds, and we will also convert our Hong Kong dollar debts into RMB debts. All these measures will further alleviate the pressure on our net gearing ratio brought about by RMB depreciation. In terms of interest rates risk, in order to reduce risk from further interest rate increase, we have decided that fixed rates debts will account for a higher percentage from 44%-60% according to market changes. What are some of our strategies? First of all, we will seize the opportunity. When HIBOR is relatively cheap, we will buy in IRS, interest swap contracts, in phases. We will convert floating HIBOR debt to fixed rate. For HIBOR-linked Hong Kong dollar floating debts, floating rate debts, they will be converted into RMB fixed rate debts. We will issue onshore RMB bonds, that is panda bonds. For the one-month HIBOR, it already rose to over 5% in December last year. It came down to 2.8% level right now. We expect that for FY 2023, the average financing cost will come down from the projected 4.9% to 4.4%, so this can reduce our interest expenses. By taking corporate actions, we can release different business value to further enhance shareholder return. We can also take the opportunity to do deleveraging. In the past 20 years, our group undertook different corporate actions. In 2003 and 2006, there was infrastructure-related business reorganization. In 2015, we brought in a Middle East consortium for our hotel assets. In 2016, we privatized New World China. We successfully created shareholder long-term value and optimized our business structure or corporate structure. You have heard our current plan. Starting FY 2020, we said to the market that we will actively dispose of non-core assets to speed up capital recovery and strengthen our core value and to streamline our structure. Since FY 2020, we have already sold non-core assets amounting to HKD 42 billion. The next step. For different business lines, we will conduct overall strategic review to see how we can perfect each company's strategic focus and release their value. By phases, at different times, we will take corporate actions to further enhance shareholder return. As we all know, sustainable development is in the core of our business. In terms of sustainable development, we have made a number of achievements. We are actively working towards SBTi. The short-term goal approved, that is 1.5 degree science-based target. At K11 Atelier Victoria Dockside, more than 60% rented out floors have signed CSV lease. In this way, tenants Scope 3 greenhouse gas emission will further decrease. We have already have plans to expand the scheme to cover other offices in Hong Kong. We have completed the amendment to our climate resilience guideline. This is going to be part of our property portfolio policy standardization. As of 1st December, 35.3% of our board seats are held by women. Among main property developers in Hong Kong, this ratio is the highest. Regarding our ESG integration, it is also recognized by international ESG rating organizations. For GRESB, in 2022, we are rated regional sector leading among all Asia diversified companies. Regarding Dow Jones Sustainability Indices, for the first time, we're listed on Dow Jones Sustainability World Index, we are one of the 20 global property companies in the world rated in this way. We'll continue to incorporate sustainable development into our business. Thank you. Right. It is now Q&A session. You may make use of the online webcast and submit your questions in writing. I will forward your questions to the management for them to answer. Thank you. First question, in the market, there are always rumors that there is the chance that you will do rights issues to raise funds. What is your response? I am Adrian. As such as now, our CFO, Edward, said already that we will not do any rights issue, we do not have any plan or need to raise funds from shareholders. Okay, thank you. Next question, regarding your gearing ratio. How much is your gearing ratio? In the future, are you going to increase your liabilities or debts? How are you going to control your liabilities? In my presentation, I said already that the group is actively managing our financial position. Now, our net gearing ratio is 46.9, the same as our previous guidance. Let me emphasize that our net gearing ratio has already seen the peak, and it is going to come down. At the end of the FY, it will be lower than now. In 2024 FY, it will even be lower. If you refer to the graph, actually, at the middle of this year and next year, in the middle of next year and thereafter, it will go down to a low 40 or even below 40% level. You can see our deleveraging plan. We have a lot of confidence to lower our gearing ratio and also our liabilities. Right. This question is related to property sale. Some time ago, some property developers reduced price to boost sales. What is your property sale plan this year? Are you going to reduce price to sell your properties? How will be your property sale profit this year? For this year, we plan to launch 6 new projects in phases. There will be more than 5,000 units altogether. From this year till 31st of December this year, they are all good projects in the urban areas. After border reopening, there will be positive boost to the property market. As of 31st December 2022, in Hong Kong, for sold and unbooked property profit, HKD 18.5 billion. That is unbooked revenue. Sold, but unbooked revenue. It will be booked in the second half of the FY. HKD 4.3 billion will be booked in FY 2024. For mainland China, sold but unbooked, RMB 1.3 billion. It will be booked in second half of FY 2023. RMB 860 million is sold but unbooked. It will be booked in FY 2024. This question is about mainland property market. The Hong Kong property market is recovering. For mainland property markets, because of the pandemic, and adjustment measures, turnover is still weak. Is there any impact on your property sale revenue and profits? What are your plan to sell properties in the mainland this year? Which important projects will be launched? Let me talk about our group. In first half FY, our property sale was very good. In Hangzhou and Shanghai, all units were sold out. Actually, all units were sold out on the first day of presale. We have broken records in those cities. We got back HKD 9.6 billion. This exceeded our expectation. Why? Well, in Mainland China, there was lockdown and the pandemic impact. How come we are able to achieve good property sales? Because a few years ago, we made plans in Yangtze River Delta, Hangzhou, Shanghai, Shenzhen, Guangzhou. In fact, their economic recovery is very fast. In Hangzhou, it has not been greatly affected by lockdown. Shenzhen was locked down for one week. After that, recovery was fast. Lockdown lasted longer period in Shanghai. We have our positive brand effects. Our quality is good. We do not really have any competitor. For mid to high-end and high-end demand, we are the only company with such demand. In Hangzhou, there is no supply really in our segment. In the first half a year, we sold HKD 9.6 billion. This is very good. 95% of contracted sales is in Yangtze River Delta plus GBA. In the future, especially now, the border is reopened. Now the pandemic has eased a lot, so the situation will be even better. At the worst time in mainland China, we're able to sell more than 65% of our budget. We sold HKD 9.6 billion. Not to mention now, we have already seized first mover advantage. In Hangzhou, on one day, we have already sold HKD 11 billion for the project in a cumulative basis. This is a new sales record in Hangzhou. That means 1st July to 31st December. That's the period. That was the most difficult period in China, and we broke the record. New World management, New World brand, New World's quality are such that young buyers actually like us a lot. We are going to launch some big projects. In Guangzhou, there is a project on superstructure of MTR using Junfu, and in 2023 1st half, it will be launched in the market. Where is the project? Just next to Xianglong i n Shanghai, we are working with China Merchants in Putuo, phase two, so it will be launched soon. Phase one was all sold out in December, and at that time, we sold HKD 3.5 billion. For the remaining units in phase two, Tianhui, the project name was Tianhui, in this year and next year, they will be gradually launched to the market. Actually, we have broken many records. Now, we are seeing recovery. We are confident that in the second half of this year, the situation will be good. We are full of confidence because they will introduce many policies to support the economy, especially in April, May, and June. After July, we will see realization of all the policies that they have implemented, so the situation will definitely become better and better. The worst is already over. Next question is asked by a number of investors. It is about city renewal projects in China. What is some progress that you can share with us in Shenzhen Longgang 188 Industrial Zone city renewal project? Well, construction is underway. It is the first project for our group. It is the first one in Shenzhen that it is a city renewal project which has entered the development stage. There are two other city renewal projects in Xili, Xinwei industrial districts and also Guangming, Guangqiao food factory projects. There is good progress. We are going into a full development phase soon. For these three projects in FY 2024, presale will happen. You may ask me whether or whether or not there has been good progress. Actually, the progress is faster than expected. They are catching up after the pandemic. Approval and so on is now much faster. In FY 2024, we can do presale because actually in Shenzhen, 70 odd% are young people. Average age is 32 years old. The whole government is very young. They would like to act fast. For the three city renewal projects in Shenzhen, they are faster than those in Guangzhou. Next question is also asked by a number of investors. It is about full border reopening. Since full border reopening between Hong Kong and China, the government is going to do a number of large-scale promotion, what kind of boost will that be for K11 retail? Is the group going to make some plans accordingly? Yes, we are doing that. Otherwise, we won't see a two times growth in February. This growth is better than my expectation. We have reforecasted this the whole budget. We will add 15%-20% to the budget. Now in February, there is 2 x growth, so we believe there will be even more upside surprise. In March, I think we will see even better results than February. In February, there are almost 10,000 tourists from mainland China visiting K11 MUSEA. There are even more in March. Now, many visas have been approved or issued already, I have heard. The number is going to become better and better. If the government is going to do a number of large-scale promotion, Happy Hong Kong and so on, I'm sure the situation will even be better. I am very, very optimistic. I'm very positive about the second half of the year. After June and July for K11 retail, I think we are going to see a V-Shaped rebound. We will see a very significant, a sharp rebound. Right. Next question is about dividend. During the pandemic, all along, your dividend has not been reduced. Is it because your gearing ratio is high, so you reduce dividend? Does the group have any plan to do rights issue or raise funds from shareholders? Our financial position is very sound. Our cash flow and short-term available capital amounts to 92 billion Hong Kong dollars. Our company does not have any plan about rights issue or share placement, and we are not interested to raise funds from shareholders. We don't have that need. All along, we have been saying that our dividend follows our underlying profit. This year, there is a decline by 14%-15%, so we have to adjust dividend accordingly. In the past few years, we pay out the amount that we have made in terms of profit. For interim results, there is a decline by 10 odd percent, so that's why we reduced dividend by 10 odd percent. Please don't worry, we don't see any further downside from here, because I believe that in the future, in the second half of the year, results will improve a lot. As I said just now, of course, it takes time for recovery to accelerate, and when profit increases, dividend will also increase. Okay. Many investors have asked questions about dividend, but Adrian has made his point very clearly. I will not repeat questions about dividend. There is a question about spin-off. In the future, will your company consider spinning off businesses for listing, for example, K11? All along, we review our corporate structure. The most important thing is, regarding our corporate actions, we want to release value from different businesses. We have reviewed all our business lines. We need to further enhance shareholder return. How do we release value from our company? Well, there can be different and various possibilities. Everything may be possible. Number two, we will do it in phases. Number three, we will look at the coming one and a half years, and in different phases, we will gradually release our company business' value. What ways are we going to adopt? Well, this is only limited by our imagination because there are so many possibilities. Right. Next question. About your average financing cost. Under the interest hike cycle, in the future, will your average financing cost continue to go up? As said just now, first of all, before interest hike, we have done hedging. Now our fixed debt account for 44%, it will go up to 60%. This will reduce our interest expenses. In December, HIBOR was as high as 5%. It has come down to 2.8% already. According to this trend, we will reassess our average financing cost. It will come down from 4.9% to 4.4%. Right. Because of time, this is the last question that we will take. It is about a very large project that is coming, that is 11 SKIES. Regarding 11 SKIES retail entertainment portion, when will it be completed? For office and shopping mall, how high is the occupancy rate? Will full border reopening help your leasing business? Well, full border reopening will definitely help our leasing business. The financial secretary yesterday, in his budget speech, said that the government and Airport Authority will promote the development of the airport city with full force. Hong Kong International Airport will be developed into a hub of different economic activities. Our flagship project, 11 SKIES, will definitely benefit a lot. 11 SKIES is the biggest flagship project in GBA. Within a two hour living circle, it can tap into 86 million population. You can see that the commitment and conviction of the Hong Kong government, all the way to the central government. That's number one. Number two, because of this, we are very happy, because definitely it will be easier to attract more business, and the overall prospect will be even better. Our retail and entertainment portion will be commissioned in different phases. Total GFA is 3.8 million sq ft. There are eight entertainment projects that are coming for the first time, KidZania, Paddington Bear, Arca Museum, and so on. It is the first time that they enter Greater China. They will be entering by phases. Since the end of this year, the first batch will be opened and all the way to early 2024. In mid-2024, some will be opened. At the end of 2024, some other will be opened. By phases, from the end of this year all the way to 2025, early 2025, there will be several phases of opening because this project is really large. At the end of this year, some will be opened. For 11 SKIES. Okay, let me talk about office first. After these few months, we will go up to 70% occupancy or commitment rates. Our retail is progressing well. It is on budget and on track. In mid this year, in around June, we will sign many MOUs and LIs. Now the trend is very positive. I believe you have heard that different countries, different places, are coming to Hong Kong. I mean, the businessmen are coming to Hong Kong for visit, and our hotels are doing well. I think all these are favorable to business solicitation. Many brand owners have come to Hong Kong. We have met with them. Right. Thank you, Adrian and Edward. This is the end of the Q&A session. Once again, thank you for joining New World Development FY 2023 Interim Results Analyst Session. If you have further questions, please contact the Investors Relations Department of New World Development anytime. Thank you. Goodbye.