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ST新梅(600732)公告正文

上海新梅:2013年年度报告摘要

公告日期 2014-03-25
股票简称:ST新梅 股票代码:600732
                        上海新梅置业股份有限公司 2013 年年度报告摘要
                        上海新梅置业股份有限公司
                             2013 年年度报告摘要一、 重要提示1.1 本年度报告摘要摘自年度报告全文,投资者欲了解详细内容,应当仔细阅读同时刊载于上海证券交易所网站等中国证监会指定网站上的年度报告全文。
    1.2   公司简介
            股票简称                    上海新梅                      股票代码                 600732
          股票上市交易所                                        上海证券交易所
        联系人和联系方式                       董事会秘书                            证券事务代表
                 姓名                                何婧                                李煜坤
                 电话                          021-51005380                           021-51004092
                 传真                          021-51005370                           021-51005370
            电子信箱                   hejing@shinmay.com.cn                     liyukun@shinmay.com.cn二、 主要财务数据和股东变化2.1 主要财务数据
                                                                         单位:元 币种:人民币
                                                                        本年(末)比上年
                               2013 年(末)           2012 年(末)                               2011 年(末)
                                                                        (末)增减(%)
    总资产                      954,034,975.56        1,581,944,958.89                 -39.69   1,252,348,690.62归属于上市公司股东的净
                             508,398,460.29         589,881,250.05                  -13.81    556,124,921.70资产经营活动产生的现金流量
                             -83,846,147.78           7,897,461.37               -1,161.68   -519,616,497.53净额
    营业收入                     18,276,341.86          81,904,551.74                  -77.69    107,889,231.59归属于上市公司股东的净
                             -26,728,499.80           3,801,098.39                 -803.18     25,678,086.07利润归属于上市公司股东的扣
    除非经常性损益的净利        -26,745,500.46           -5,284,192.28                不适用      -17,885,080.63润
    加权平均净资产收益率                                                  减少 5.54 个百分
                                       -4.88                   0.66                                      4.73
    (%)                                                                               点
    基本每股收益(元/股)               -0.060                 0.015                 -500.00              0.104
    稀释每股收益(元/股)               -0.060                 0.015                 -500.00              0.104本报告期内收购了中盛创投公司 100%股权,属于同一控制下的企业合并,因此对期初数进行相应调整。
                      上海新梅置业股份有限公司 2013 年年度报告摘要2.2 前 10 名股东持股情况表
                                                                                 单位:股
                                               年度报告披露日前第 5 个交
    报告期股东总数                      47,468                                                 48,647
                                               易日末股东总数
                                      前 10 名股东持股情况
                                  持股比例                   持有有限售条   质押或冻结的股份数
        股东名称     股东性质                  持股总数
                                    (%)                      件股份数量             量
    上海兴盛实业发展    境内非国
                                      11.19    49,942,940                   无
    (集团)有限公司    有法人
    上海开南投资发展    境内非国
                                       5.00    22,319,200                   无
    有限公司            有法人
    上海腾京投资管理    境内非国
                                       3.10    13,822,104                   无
    咨询中心            有法人
    上海升创建筑装饰    境内非国
                                       1.90     8,459,368                   无
    设计工程中心        有法人
                     境内自然
    周卫                                  0.87     3,890,000                   无
                     人
    兰州鸿祥建筑装饰    境内非国
                                       0.70     3,111,330                   无
    材料有限公司        有法人
                     境内自然
    钱毅升                                0.60     2,661,879                   无
                     人
                     境内自然
    林洁                                  0.57     2,523,386                   无
                     人
    甘肃力行建筑装饰    境内非国
                                       0.56     2,520,184                   无
    材料有限公司        有法人
                     境内自然
    岳丽英                                0.31     1,386,129                   无
                     人
                                上述股东中,兴盛集团与其他股东之间不存在关联关系,也不属于上述股东关联关系或一致行动
                                《上市公司收购管理办法》规定的一致行动人;公司未知其他股东的说明
                                之间是否存在关联关系或为一致行动人。
    2.3   以方框图描述公司与实际控制人之间的产权及控制关系
                      上海新梅置业股份有限公司 2013 年年度报告摘要三、 管理层讨论与分析
    报告期内,公司董事会和经营层按照上述既定计划落实以下两方面工作:
    第一,公司董事会和经营层顺利推进了已开工项目的开发,年内完成了江阴新梅豪布斯卡项目的工程竣工和各项验收工作。在销售方面,由于新梅豪布斯卡项目将在 2014 交房并结转收入,公司报告期内的营业收入主要来源于新梅大厦的租金收入及新梅共和城剩余商铺和车库的销售收入,因此,公司报告期内仅实现营业收入 1827.63 万元,营业利润-2734.4万元。
    1、 截止报告期末,公司房地产储备情况为:
    公司目前的房地产储备只有江阴新梅豪布斯卡项目,其中,可售房产面积为 2.69 万平方米,可租房产面积为 2.8 万平方米。
    2、报告期内,公司房地产项目出租情况为:
    项目名称 地区        种类       可租面积 已租面积        出租率      租金收入    平均租金
    新 梅 豪 布 江阴     商 铺 及 购 2.8 万平方 2500 平 方 9%            0           1.8 元/平方
    斯卡                 物中心      米         米                                   米/天
    新梅大厦 上海        办 公 写 字 1.5 万平方 1.38 万 平 92%          1100 万元 2.18 元 / 平
                     楼          米         方米                               方米/天
    3、报告期内,公司主要房地产项目销售情况为:
    项目名称 地区        种类       可售面积 销售面积        销售套数 合 同 销 售 平均售价
                                                                  金额
    新 梅 豪 布 江阴     商业       1527 平 方 509 平方米 12             1541 万元     3.03 万元/
    斯卡                            米                                               平方米
                     办 公 写 字 6512 平 方 317 平方米 4             344 万元    1.07 万 元 /
                     楼          米                                              平方米
                     住宅       2.99 万 平 4457.6 平方 23            4298 万元 0.96 万 元 /
                                方米       米                                  平方米
    4、报告期内,公司的财务融资情况为:
              上海新梅房地产开发有限公司 江阴新梅房地产开发有限公司
    银行贷款      5500 万元                        8053.5 万元
    委托贷款                                       11300 万元
    平均利息成本 基准利率上浮 10%                  其中银行贷款基准利率上浮 30%,委托贷款
                                               为基准利率。
    第二,密切关注和积极寻求具备持续发展能力和良好盈利前景的投资项目,选择在适当时机进行审慎地投资,以逐步实现公司业务转型。报告期内,公司向大股东兴盛集团出售了具有较高盈利风险的江阴新兰公司股权项目,并向其购买了中盛创投公司股权从而间接持有河南宋河酒业股份有限公司 10%股份,开始了公司实施转型战略的初步尝试。2013 年 11 月底,公司因筹划重大资产重组事项开始停牌,与包括兴盛集团在内的相关交易各方就出售现有房地产资产,同时收购相关文化传媒领域资产的重大资产重组方案开展了积极努力的谈判
                        上海新梅置业股份有限公司 2013 年年度报告摘要和工作。2014 年 3 月 7 日,因交易双方对标的资产估值存在较大差异,本公司终止了本次重大资产重组。(一) 主营业务分析1、 利润表及现金流量表相关科目变动分析表
                                                                          单位:元 币种:人民币
    科目                                      本期数                    上年同期数              变动比例(%)
    营业收入                                           18,276,341.86         81,904,551.74                   -77.69
    营业成本                                            6,820,824.15         45,092,314.11                   -84.87
    销售费用                                            2,250,006.13          3,199,539.78                   -29.68
    管理费用                                           13,762,923.48         10,447,220.53                    31.74
    财务费用                                            5,188,534.18          6,948,014.34                   -25.32
    经营活动产生的现金流量净额                     -83,846,147.78             7,897,461.37                 -1,161.68
    投资活动产生的现金流量净额                     -20,458,832.97            59,102,610.58                  -134.62
    筹资活动产生的现金流量净额                         32,899,434.56        -38,790,901.38                       -
    营业税金及附加                                     15,525,919.22          9,164,278.50                    69.42
    投资收益                                             495,118.39                       0                  100.00
    营业外收入                                           106,666.50                       0                  100.00
    营业外支出                                            83,998.95                    33.40            251,393.862、 收入(1) 驱动业务收入变化的因素分析本年度没有新项目结转收入,因此营业收入同比下降幅度较大。(2) 主要销售客户的情况
    客户名称                                 营业收入                                    占全部营业收入比例
    个人购房者                                 2,298,100.00                              12.57%
    上海鹏利置业发展有限公司                   1,488,794.09                              8.15%
    个人购房者                                 1,434,500.00                              7.85%
    上海汇顾通讯设备有限公司                   998,574.41                                5.46%
    海通证券股份有限公司                       927,484.25                                5.07%
    合计                                   7,147,452.75                                39.10%3、 成本(1) 成本分析表
                                                                                             单位:元分行业情况
                                                                                                    本期金额
                                                    本期占总                        上年同期
             成本构成项                                            上年同期金                       较上年同
    分行业                        本期金额            成本比例                        占总成本
                 目                                                    额                           期变动比
                                                      (%)                           比例(%)
                                                                                                      例(%)
    房地产       主营成本           6,820,824.15           100.00      38,385,424.07           100.00        -82.23分产品情况
                          上海新梅置业股份有限公司 2013 年年度报告摘要
                                                                                                    本期金额
                                                        本期占总                       上年同期
               成本构成项                                               上年同期金                  较上年同
    分产品                           本期金额             成本比例                       占总成本
                   目                                                       额                      期变动比
                                                          (%)                          比例(%)
                                                                                                      例(%)
    房产销售       开发成本            3,440,255.97               50.44    34,801,660.31        90.66       -90.11
    房产租赁       折旧                3,380,568.18               49.56     3,583,763.76         9.34         -5.67主营成本:本期营业收入减少,相应主营成本减少。开发成本:本期收入减少,相应开发成本减少。折旧:上期出售新梅大厦 21 楼,原值减少导致折旧减少。
    4、   费用
                                                                                             单位:元
                 期末金额(发生           期初金额(发生
    报表项目                                                   变化率                变动原因
               额)                     额)
    管理费用        13,762,923.48           10,447,220.53                  31.74%    工程审价和财务咨询费增加
                                                                                 本年出售江阴新兰房地产开发有
    投资收益              495,118.39         -                            100.00%
                                                                                 限公司
    营业外收入            106,666.50         -                            100.00%    本年母公司收到政府补贴
    营业外支出             83,998.95                   33.40          251393.86%     本年江阴新梅对外捐赠
                                                                                 公司子公司盈利存在不确定性,
    所得税费用            877,981.57             -963,676.92              -191.11%   所以冲回原计提的递延所得税资
                                                                                 产
    5、   现金流
                                                                                             单位:元
                  期末金额(发生                期初金额(发生
    报表项目                                                           变化率        变动原因
                额)                          额)收到其他与经
                                                                                 本期关联方和其他单位的资金往
    营活动有关的          50,448,184.38          156,225,841.87            -67.71%
                                                                                 来减少。现金
    支付的各项税                                                                     本期营业收入减少,相应营业税
                      27,372,031.25             45,430,579.45          -39.75%
    费                                                                               金减少。
    收回投资所收                       -
                                                34,000,000.00         -100.00%   上期收回中粮股权款,本期无到的现金处置固定资产、无形资产
                                   -
    和其他长期资                                    25,210,980.00         -100.00%   上期出售新梅大厦 21 楼,本期无。产所收回的现金净额处置子公司及
    其他营业单位                                                  -                  本期出售江阴新兰房地产开发有
                      10,208,600.00                                   100.00%
    收到的现金净                                                                     限公司,上期无额
    收到其他与投              55,229.96                           -       100.00%    收购喀什中盛创投有限公司,收
                       上海新梅置业股份有限公司 2013 年年度报告摘要
    资活动有关的                                                                到该子公司所拥有的现金现金购建固定资产、无形资产
    和其他长期资           312,145.63            108,369.42        188.04%      本年子公司增加固定资产。产所支付的现金取得子公司及
    其他营业单位                                           -                    本年收购子公司喀什中盛创投有
                   30,353,000.00                               100.00%
    支付的现金净                                                                限公司。额
    支付其他与投                                                                出售江阴新兰房地产开发有限公
                                                       -
    资活动有关的            57,517.30                              100.00%      司,同期支付该公司所拥有的现
    现金                                                                        金取得借款所收
                 208,000,000.00       115,000,000.00               80.87%   本期增加南京银行委托贷款到的现金收到其他与筹
    资活动有关的       20,000,000.00          1,000,000.00        1900.00%      本期工程贷款增加现金偿还债务支付
                 154,465,000.00       110,000,000.00               40.42%   本期偿还工程贷款增加的现金
    6、    其它
    (1)公司利润构成或利润来源发生重大变动的详细说明
    由于本期没有新项目结转,本期公司利润构成中房产租赁占比同比大幅增加。
    (2)发展战略和经营计划进展说明
      报告期内,公司按照 2012 年年报中披露的经营计划开展各项工作,完成了江阴新梅豪布斯卡项目年内实现竣工交房的经营目标,并确保了工程质量;公司也按计划加大了项目营销力度,但由于新梅豪布斯卡项目位于四线城市江阴,该市房地产市场自 2012 年起持续低迷,项目销售和资金回笼情况不甚理想,与经营计划相比存在较大差距。
    (二)   行业、产品或地区经营情况分析
    1、    主营业务分行业、分产品情况
                                                                            单位:元 币种:人民币
                                         主营业务分行业情况
                                                                     营业收入     营业成本     毛利率比
                                                  毛利率
    分行业       营业收入          营业成本                           比上年增     比上年增     上年增减
                                                  (%)
                                                                       减(%)        减(%)        (%)
                                                                                               增加 30.39
    房地产        18,276,341.86      6,820,824.15             62.68        -67.76       -82.23
                                                                                               个百分点
                                         主营业务分产品情况
                                                  毛利率             营业收入     营业成本     毛利率比
    分产品       营业收入          营业成本
                                                  (%)             比上年增     比上年增     上年增减
                          上海新梅置业股份有限公司 2013 年年度报告摘要
                                                                          减(%)            减(%)          (%)
                                                                                                       增加 28.84
    房产销售          7,167,000.00          3,440,255.97           52.00       -84.18           -90.11
                                                                                                       个百分点
                                                                                                          增加 1.01
    房产租赁       11,109,341.86            3,380,568.18           69.57          -2.55          -5.67
                                                                                                          个百分点由于本期营业收入中毛利率较高的房产租赁占比较高,因此整体毛利率同比有较大增长。
    2、     主营业务分地区情况
                                                                                 单位:元 币种:人民币
            地区                              营业收入                      营业收入比上年增减(%)
    上海地区                                           18,276,341.86                                            -67.76由于江阴新梅豪布斯卡项目在报告期内未结转收入,本期公司营业收入仍然全部来源于上海地区。(三) 资产、负债情况分析1、 资产负债情况分析表
                                                                                                单位:元
                                                                                                      本期期末金
                                                                                       上期期末数
                                          本期期末数占总                                              额较上期期
    项目名称          本期期末数                                   上期期末数           占总资产的
                                          资产的比例(%)                                             末变动比例
                                                                                       比例(%)
                                                                                                        (%)
    货币资金             30,287,760.08                      3.17    121,748,536.23               9.30           -75.12
    存货               507,524,933.02                      53.20   1,026,696,141.14             64.90           -50.57
    短期借款                         0.00                   0.00     49,900,000.00               3.16          -100.00
    应付账款             24,115,932.13                      2.53     65,940,054.35               4.17           -63.43
    预收款项            116,436,066.47                     12.20     44,867,217.66               2.84          159.51
    其他应付款           18,719,218.88                      1.96    629,529,211.88              39.80           -97.03一年内到期
    的非流动负         108,535,000.00                      11.38     23,100,000.00               1.46          369.85债货币资金:本期支付了大量房屋建造款。存货:本期出售了子公司江阴新兰房地产开发有限公司,期初存货也相应转出。短期借款:归还全部短期借款。应付账款:本期支付了大量工程款。预收款项:江阴新梅豪布斯卡项目预收款大幅增加。其他应付款:原子公司江阴新兰房地产开发有限公司本年度已转让,相应负债不再列示于其他应付款。一年内到期的非流动负债:一年内到期的长期借款大幅增加。(四)  核心竞争力分析
    "新梅"品牌作为上海本地有十多年历史的知名房地产品牌,一直都是公司发展的重要核心竞争力。2012 年,"新梅"品牌再次蝉联上海市著名商标,延续了公司的品牌优势和竞争力。但随着公司目前在上海的开发项目均已完工,且在上海暂无后续土地储备,这一核心竞争力的优势亟待维护。
                      上海新梅置业股份有限公司 2013 年年度报告摘要(五) 投资状况分析1、 非金融类公司委托理财及衍生品投资的情况(1) 委托理财情况本年度公司无委托理财事项。(2) 委托贷款情况本年度公司无委托贷款事项。
    2、     募集资金使用情况
      报告期内,公司无募集资金或前期募集资金使用到本期的情况。3、 主要子公司、参股公司分析报告期内,公司子公司情况如下:
                                                                    单位:元 币种:人民币
    公司名称       开发项目     注册资本               总资产                净资产              净利润上海新梅房
               上海新梅
    地产开发有                     50,000,000.00       212,745,054.95        118,891,896.13      -14,245,644.36
               共和城限公司上海新竺实
               上海新梅
    业发展有限                   140,000,000.00        195,793,336.76        173,760,377.23          1,042,853.44
               绿岛苑公司
    江阴新梅房     江阴新梅
    地产开发有     豪布斯卡      190,000,000.00        507,451,115.91        177,592,219.42      -6,954,838.92
    限公司         项目
                 持有河
               南宋河酒喀什中盛创
               业股份有        30,000,000.00       270,282,142.80          29,841,421.80          -113,808.16投有限公司
               限 公 司
               10%股份
    4、    非募集资金项目情况
                                                                          单位:元 币种:人民币
                                                        本年度投入金       累计实际投入    项目收益情
    项目名称           项目金额           项目进度
                                                            额                 金额            况
    江阴新梅豪                             年度项目已                                          尚未确认收
                    590,000,000.00                      118,383,061.55    482,337,359.24
    布斯卡项目                             基本完工                                            益
      合计          590,000,000.00             /        118,383,061.55    482,337,359.24           /
                                                                            董事长:张静静
                                                                上海新梅置业股份有限公司
                                                                            2014 年 3 月 25 日
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