Lai Sun Development Company Limited

Equities

488 HK0000356821

Real Estate Development & Operations

Delayed Hong Kong S.E. Other stock markets 11:11:15 2024-04-24 pm EDT			5-day change	1st Jan Change
0.475 ^HKD	0.00%		-19.49%	-44.12%

Apr. 09	Lai Sun Development’s Unit to Sell 10% Stake in Investment Holding Company	MT
Apr. 08	AIA Group Limited entered into the Sale and Purchase Agreement to acquire remaining 10% stake in Bayshore Development Group Limited from Lai Sun Development Company Limited for HKD 14.2 billion.	CI

Lai Sun Development : ANNOUNCEMENT OF INTERIM RESULTS FOR THE SIX MONTHS ENDED 31 JANUARY 2021

March 26, 2021 at 06:19 am EDT

Hong Kong Exchanges and Clearing Limited and The Stock Exchange of Hong Kong Limited take no responsibility for the contents of this announcement, make no representation as to its accuracy or completeness and expressly disclaim any liability whatsoever for any loss howsoever arising from or in reliance upon the whole or any part of the contents of this announcement.

(Stock Code: 488)

ANNOUNCEMENT OF INTERIM RESULTS FOR THE SIX MONTHS ENDED 31 JANUARY 2021

RESULTS

The board of directors (the "Board") of Lai Sun Development Company Limited (the "Company") announces the unaudited consolidated results of the Company and its subsidiaries (the "Group") for the six months ended 31 January 2021 together with the comparative figures of the last corresponding period as follows:

Condensed Consolidated Income Statement

For the six months ended 31 January 2021

Six months ended

31 January

2021 2020

Notes

TURNOVER 4

Cost of sales

Gross profit

Other revenue and gains Selling and marketing expenses Administrative expenses

(Unaudited)	(Unaudited)
HK$'000	HK$'000
2,745,371	2,751,592
(_2_,_1_2_7_,2_3_1_)	(_1_,_6_1_7_,6_7_8_)
618,140	1,133,914
429,936	192,614

Other operating expenses

Write-down of properties under development to net realisable value

Fair value losses on investment properties, net

(	93,380)	(	107,672)
(	466,644)	(	498,868)
(	617,353)	(	738,205)
(	135,838)	(	229,470)

(___3_6_3_,3_8_2_)

(___8_7_0_,9_6_8_)

LOSS FROM OPERATING ACTIVITIES 5

( 628,521) ( 1,118,655)
Finance costs 6 Share of profits and losses of associates
( 369,546) ( 336,235)
( 9,750) ( 287)

Share of profits and losses of joint ventures

(___3_2_8_,9_3_3_)

(____9_6_,6_5_8_)

LOSS BEFORE TAX

( 1,336,750)

( 1,551,835)

Tax 7

(___1_9_5_,6_1_8_)

(____7_1_,5_9_8_)

LOSS FOR THE PERIOD

( 1,532,368) _________

(_1_,_6_2_3_,4_3_3_) _________

Attributable to:

Owners of the Company Non-controlling interests

( 1,227,421)

( 1,109,167)

(___3_0_4_,9_4_7_)

(___5_1_4_,2_6_6_)

( 1,532,368) _________

( 1,623,433) _________

LOSS PER SHARE ATTRIBUTABLE TO

OWNERS OF THE COMPANY 8

Basic

(HK$2.005) _________

(_H__K_$_1_.8_2_9_) _________

Diluted

(HK$2.005) _________

(_H__K_$_1_.8_2_9_) _________

Condensed Consolidated Statement of Comprehensive Income For the six months ended 31 January 2021

Six months ended

31 January 2021

(Unaudited)

2020

(Unaudited)

HK$'000

LOSS FOR THE PERIODOTHER COMPREHENSIVE INCOME/(EXPENSE)

Other comprehensive income/(expense) that may be reclassified to profit or loss in subsequent periods:

Exchange realignments

Share of other comprehensive income/(expense) of associates

Share of other comprehensive (expense)/income of joint ventures

Release of exchange reserve upon dissolution of subsidiaries

Other comprehensive expense that will not be reclassified to profit or loss in subsequent periods:

Changes in fair values of financial assets at fair value through other comprehensive income

OTHER COMPREHENSIVE INCOME/(EXPENSE)

FOR THE PERIOD

TOTAL COMPREHENSIVE INCOME/(EXPENSE)

FOR THE PERIOD

Attributable to:

Owners of the Company Non-controlling interests

(__1_,5_3_2_,3_6_8_)

2,003,098 3,295 ( 2,582) _______9_7_4 __2_,0_0_4_,_7_8_5

(____1_6_,3_7_9_)

__1_,9_8_8_,_4_0_6

___4_5_6_,_0_3_8 _________

( 63,093) ___5_1_9_,_1_3_1

(__1_,6_2_3_,4_3_3_)

( 294,801)
( 1,232)
452 _________-

(___2_9_5_,5_8_1_)

(_____5_,8_9_6_)

(___3_0_1_,4_7_7_)

( 1,924,910) _________

( 1,123,764) (___8_0_1_,1_4_6_)

456,038 _________

( 1,924,910) _________

Condensed Consolidated Statement of Financial Position As at 31 January 2021

NON-CURRENT ASSETS

Property, plant and equipment

Right-of-use assets

Investment properties

Film rights

Film and TV program products

Music catalogs

Goodwill

Other intangible assets

Investments in associates

Investments in joint ventures

Financial assets at fair value through

other comprehensive income

Financial assets at fair value through profit or loss

Derivative financial instruments

Debtors

Deposits, prepayments, other receivables and other assets

Deferred tax assets

Pledged and restricted bank balances and time deposits

Total non-current assets

CURRENT ASSETS

Properties under development

Completed properties for sale

Films and TV programs under production and film investments

Inventories

Financial assets at fair value through profit or loss

Debtors

Deposits, prepayments, other receivables and other assets

Prepaid tax

Pledged and restricted bank balances and time deposits

Cash and cash equivalents

Assets classified as held for sale

Total current assets

31 January	31 July
2021	2020
Notes	(Unaudited)	(Audited)
HK$'000	HK$'000
7,861,748	7,666,270
5,278,869	5,282,544
36,704,531	35,824,589
4,256	7,055
65,241	65,121
8,659	25,047
279,177	271,958
153,896	151,228
423,942	328,952
6,402,291	6,763,682
1,701,032	1,717,411
1,061,906	951,436
-	20,231
9	322,119	-
395,493	335,563
4,157	4,259
_____6_4_,2_2__2	_____7_0_,7_6__5
_6_0_,_7_3_1_,5_3__9	_5_9_,_4_8_6_,1_1__1
4,004,612	3,822,423
6,249,045	5,960,281
409,584	313,384
56,801	56,547
185,863	153,251
313,736	305,068
1,014,966	905,618
36,004	42,231
2,493,916	1,860,097
__4_,_8_7_6_,8_3__2	__4_,_1_6_4_,5_5__8
19,641,359	17,583,458
______5_,3_6__8	_____4_8_,0_6__7
_1_9_,_6_4_6_,7_2__7	_1_7_,_6_3_1_,5_2__5

Condensed Consolidated Statement of Financial Position (continued)

As at 31 January 2021

CURRENT LIABILITIES

Creditors, other payables and accruals

Deposits received, deferred income and contract liabilities Derivative financial instruments

Lease liabilities

Tax payable Bank borrowings Other borrowings Total current liabilities

NET CURRENT ASSETS

TOTAL ASSETS LESS CURRENT LIABILITIES

NON-CURRENT LIABILITIES

Lease liabilities

Bank borrowings Other borrowings Guaranteed notes

Derivative financial instruments Deferred tax liabilities

Other payables

Long-term deposits received Total non-current liabilities

31 January

2021

Notes

(Unaudited)

31 July 2020 (Audited)

HK$'000

3,258,653 3,391,676

1,660,194 1,092,209

5,973 5,852

246,985 280,673

474,401 439,521

4,616,786 _____4_1_,0_6__7 _1_0_,_3_0_4_,0_5__9 __9_,_3_4_2_,6_6__8 _7_0_,_0_7_4_,2_0__7

8,034,040 _____4_1_,0_5__0 _1_3_,_2_8_5_,0_2__1 __4_,_3_4_6_,5_0__4 _6_3_,_8_3_2_,6_1__5

1,003,548 1,093,757

12,411,590 8,101,635

274,592

5,738,039

9,586

5,407,223

267,315

5,717,879 -

993,031

____2_0_0_,6_1__7

5,012,622 -

____1_8_8_,4_7__7

_2_6_,_0_3_8_,2_2__6 _2_0_,_3_8_1_,6_8__5

__________

44,035,981 _4_3_,_4_5_0_,9_3__0

EQUITY

Equity attributable to owners of the Company Share capital

Reserves

4,134,565 _3_0_,_7_7_6_,9_9__3

4,127,703 _3_0_,_8_4_2_,4_6__6

Non-controlling interests

34,911,558 __9_,_1_2_4_,4_2__3

44,035,981 __________

34,970,169 __8_,_4_8_0_,7_6__1 _4_3_,_4_5_0_,9_3__0

NOTES TO CONDENSED CONSOLIDATED INTERIM FINANCIAL STATEMENTS

1. BASIS OF PREPARATION
The unaudited condensed consolidated interim financial statements of the Group for the six months ended 31 January 2021 have been prepared in accordance with the applicable disclosure requirements of Appendix 16 to the Rules Governing the Listing of Securities on The Stock Exchange of Hong Kong Limited (the "Stock Exchange") and with Hong Kong Accounting Standard ("HKAS") 34 Interim Financial Reporting issued by the Hong Kong Institute of Certified Public Accountants.
The financial information relating to the year ended 31 July 2020 that is included in the unaudited condensed consolidated interim financial statements of the Group for the six months ended 31 January 2021 as comparative information does not constitute the Company's statutory annual consolidated financial statements for that year but is derived from those financial statements. Further information relating to those statutory financial statements required to be disclosed in accordance with section 436 of the Hong Kong Companies Ordinance is as follows:
The Company has delivered the financial statements for the year ended 31 July 2020 to the Registrar of Companies as required by section 662(3) of, and Part 3 of Schedule 6 to the Hong Kong Companies Ordinance.
The Company's auditor has reported on those financial statements. The auditor's report was unqualified; did not include a reference to any matters to which the auditor drew attention by way of emphasis without qualifying its report; and did not contain a statement under sections 406(2), 407(2) or (3) of the Hong Kong Companies Ordinance.
The condensed consolidated interim financial statements have not been audited by the Company's auditor but have been reviewed by the Company's audit committee.
2. SIGNIFICANT ACCOUNTING POLICIES
The significant accounting policies and basis of presentation used in the preparation of these interim financial statements are the same as those used in the Group's audited consolidated financial statements for the year ended 31 July 2020.
The Group has adopted the Conceptual Framework for Financial Reporting 2018 (the "Conceptual Framework") and the revised Hong Kong Financial Reporting Standards ("HKFRSs", which also include HKASs and Interpretations) which are applicable to the Group and are effective in the current period. The adoption of the Conceptual Framework and the revised HKFRSs has had no significant impact on the financial performance or financial position of the Group.

SEGMENT INFORMATION

Segment revenue and results

The following table presents revenue and results for the Group's reportable segments:

During the period ended 31 January 2021, segment information of theme park previously included in the "property investment" segment has been reclassified to the "theme park operation" segment. Accordingly, the comparative segment information has been reclassified to conform to the current period's presentation.

Segment revenue:

Sales to external customers Intersegment sales

Other revenue and gainsTotalElimination of intersegment sales

Total

Segment results

Unallocated other revenue and gains

Write-down of properties under development to net realisable value

Fair value losses on investment properties, net Unallocated expenses

Loss from operating activities

Finance costs

Share of profits and losses of associates

Share of profits and losses of associates - unallocated Share of profits and losses of joint ventures

Property development and sales 2021 2020

HK$'000 HK$'000

1,219,993 - _____3_,7_8_9_ _1_,_2_2_3_,_78_2_ _________

Six months ended 31 January (Unaudited)

Property investment

2021

2020

Hotel operation 2021 2020

Restaurant operation 2021 2020

Media and entertainment 2021 2020

Film and TV program 2021 2020

HK$'000

HK$'000 (Restated)

HK$'000 HK$'000

744,841 -

660,862 19,910

669,567 289,317
20,890 400

478,532 676

172,069 47

233,355 56

163,534 -

202,827 86

57,235 3,019

____5_4_,1_0_7_ ___1_0_,6_0_8_ ___1_0_,9_6_3_ ___1_7_,1_2_2_ _____7_3_6_ ___2_7_,9_0_0_ _____8_8_4_ ___1_3_,1_8_9_ ____4_,6_0_5_ ___3_4_,2__9_8 ____1_,_6_7_1 ___5_7_,_5_6_2 ___1_8_,_7_0_0 ____2_,_2_7_7 ________-___7_9_8_,9_4_8_ __6_9_1_,3_8_0_ __7_0_1_,4_2_0_ __3_0_6_,8_3_9_ __4_7_9_,9_4_4_ __2_0_0_,0_1_6_ __2_3_4_,2_9_5_ __1_7_6_,7_2_3_ __2_0_7_,5_1_8_ ___9_4_,5_5_2_ __1_1_8_,_2_7_7 __1_1_8_,_7_8_2

_________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________

(___1_2_9_,8_3_7_) ___1_6_9_,1_8_8_ __3_9_9_,2_5_5_ __4_4_8_,6_1_1_ (__1_8_9_,2_6_4_) (__1_0_3_,4_1_4_) (___2_5_,6_5_7_) (___4_2_,2_5_7_) ____8_,4_4_8_ ____8_,1_5_6_ ___1_3_,1_3_3_

_________

HK$'000 HK$'000

Cinema operation 2021 2020

HK$'000

2021

Theme park
operation	Others	Consolidated
2021 2020	2021 2020
HK$'000 HK$'000	HK$'000 HK$'000

2020

HK$'000 (Restated)

111,354 61,074
5,252 146

194,566 686

14,197 -

13,949 -

__2_1_3_,_9_5_2 ___1_6_,_4_7_4 ___1_3_,_9_4_9

(___1_7_,8_4_9_) (___6_4_,5_5_6_) (__1_5_3_,9_5_7_) (__1_1_7_,8_0_7_) (__1_5_0_,9_0_2_)

_________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________ ________

(

135,838)

( 229,470)

- -

- ( 363,382) ( 870,968)

47 21,117

(

210) (

8) (

61,848 ( 353,408) ( 158,597)

107,090 13,132 __3_2_,_7_0_6 _1_5_2_,_9_2_8 _______

(__6_1_,1_3_1_) ( _______

2,751,592
45,088
___1_0_5_,_2_6_8
_2_,_9_0_1_,_9_4_8
_________
(____4_5_,0_8_8_)
__2_,8_5_6_,_8_6_0
_________
96,445
87,346
( 135,838)	( 229,470)
( 363,382)	( 870,968)
(___2_5_9_,5_7_1_)	(___2_0_2_,0_0_8_)
( 628,521)	( 1,118,655)
( 369,546)	( 336,235)
( 385)	( 157)
( 9,365)	( 130)
(___3_2_8_,9_3_3_)	(____9_6_,6_5_8_)
( 1,336,750)	( 1,551,835)
(___1_9_5_,6_1_8_)	(____7_1_,5_9_8_)
(_1_,_5_3_2_,3_6_8_)	(_1_,_6_2_3_,4_3_3_)
_________	_________

102,601 2,745,371
17,442 36,654

__1_3_,_6_0_2 _1_3_3_,_6_4_5 _______

___1_9_9_,_4_5_1 _2__,9_8_1_,_4_7_6 _________

(____3_6_,6_5_4_)

__2_,9_4_4_,_8_2_2 _________

___6_,_07_0_ _______

100,215)

230,485

- -

189) ( 974

221) (

186) (

260)

30)

- 463)

27 778)

- 42

- -

153

282

2,805

869 (

(

-Loss before tax Tax

Loss for the period

SEGMENT INFORMATION (continued)

Segment assets and liabilities

The following table presents the total assets and liabilities for the Group's reportable segments:

Property development and sales

Property investmentHotel operation

31 January 2021 (Unaudited)

Restaurant operation

31 July 2020 (Audited)

Media and entertainment

31 January 2021 (Unaudited)

Film and TV program

31 July 31 JanuaryCinema operationTheme park operation

31 July 2020 (Audited)

2020 (Audited)

31 January 2021 (Unaudited)

2021 (Unaudited)

31 July 2020 (Audited)

31 January 2021 (Unaudited)

31 July 31 January

2020

2021

(Audited) (Unaudited)Others

31 July 2020 (Audited)

31 January 2021 (Unaudited)

31 July 31 January

2020 (Audited)

31 July 31 January

2021 (Unaudited)

2020

2021

(Audited) (Unaudited)

31 July 2020 (Audited)

Consolidated 31 January 2021 (Unaudited)

31 July 2020 (Audited)

HK$'000

Segment assets Investments in associates

10,880,063 159,647

9,992,287 2,099

37,493,498 200

36,568,822 533

9,527,272 186,414

9,531,236

531,300

178,033 ( 10,105)

HK$'000

600,946 ( 10,105)

334,033 -

352,992 -

886,678 -

763,534 -

1,137,074 1,169,897

1,870,348 1,712,839

1,018,184 1,003,077

-63,678,450

61,695,630

3,519

3,156 339,675 173,716
Investments in associates - unallocated 84,267 155,236

Investments in joint ventures

1,114,975

1,133,702

5,185,709

5,523,518

91,225

92,916

8,855

11,599

1,484

1,947

- 6,402,291 6,763,682
Unallocated assets 9,868,215 8,281,305

Assets classified as held for sale

5,368

14,952

33,115 ______5_,_3_6_8

Total assets

__8_0_,3_7_8_,_2_6_6 __________

_____4_8_,_0_6_7 __7_7_,1_1_7_,_6_3_6 __________

Segment liabilities

2,075,961

905,354

736,227

1,438,886

710,984

751,426

177,399

211,133

93,301

117,541

499,151

381,929

1,068,500 1,144,518

171,684

157,577

232,550

328,132

5,765,757 5,436,496
Bank borrowings 17,028,376 16,135,675
Guaranteed notes 5,738,039 5,717,879

Other borrowings Unallocated liabilities

315,659 ___7_,4_9_4_,_4_5_4

308,365 ___6_,0_6_8_,_2_9_1

Total liabilities

__3_6_,3_4_2_,_2_8_5 __________

__3_3_,6_6_6_,_7_0_6 __________

TURNOVER

An analysis of turnover is as follows:

Six months ended

31 January 2021

(Unaudited)

2020

(Unaudited)

HK$'000

Turnover from contracts with customers: Sale of properties

Building management fee income Income from hotel operation Income from restaurant operation

Distribution commission income from, licence fee income from and sales of film and TV program products and film rights Box-office takings, concessionary income and related income from cinemas Entertainment event income Sale of game products

Album sales, licence income and distribution commission income from music publishing and licensing

Artiste management fee income

Advertising income

Income from theme park operation Others

Turnover from other sources:

Rental income from investment properties Income from properties under finance lease

Total turnoverTiming of recognition of turnover from contracts with customers:

At a point in time Over time

940,761 744,841

99,022 97,300

289,317 478,532

172,069 233,355

57,118 109,944

61,074 194,566

489 66,886

111,606 84,681

45,202 43,847

6,237 7,413

117 1,410

14,197 13,949

___1_0_7_,_0_9_0 1,904,299

___1_0_2_,_6_0_1 2,179,325

561,840 ___2_7_9_,_2_3_2 __2_,7_4_5_,_3_7_1 _________

572,267 _________-__2_,7_5_1_,_5_9_2 _________

1,605,816 ___2_9_8_,_4_8_3 1,904,299 _________

1,856,933 ___3_2_2_,_3_9_2 __2_,1_7_9_,_3_2_5

5. LOSS FROM OPERATING ACTIVITIES

The Group's loss from operating activities is arrived at after charging/(crediting):

Six months ended

31 January

2021

2020

Depreciation of property, plant and equipment^ Depreciation of right-of-use assets^

Foreign exchange differences, net@ Amortisation of film rights# Amortisation of film products# Amortisation of music catalogs# Amortisation of other intangible assets* Impairment of property, plant and equipment*

(Unaudited)	(Unaudited)
HK$'000	HK$'000
257,908	238,916
196,638	217,667

(

79,097)

( 32,530)
3,849 1,826
26,208 39,631
16,388 16,013
1,019 199
- 97,050
Loss on disposal of assets classified as held for sale* Fair value (gains)/losses on financial assets at fair value through profit or loss
2,946 5,204
( 106,330)@
15,300*
Fair value losses/(gains) on cross currency swaps
29,817*
( 4,984)@
Fair value losses on foreign currency forward contract* Foreseeable loss on finance lease contract*
121
3,660

26,183

Service fee for operation of a club in hotel operation in Vietnam*

___1_2_,_7_0_2 ________

___2_6_,_8_2_8 ________

^ Depreciation charge of approximately HK$432,981,000 (Six months ended 31 January 2020: HK$413,594,000) is included in "other operating expenses" on the face of the unaudited condensed consolidated income statement.
@ These items are included in "other revenue and gains" on the face of the unaudited condensed consolidated income statement.
# These items are included in "cost of sales" on the face of the unaudited condensed consolidated income statement.
* These items are included in "other operating expenses" on the face of the unaudited condensed consolidated income statement.

6. FINANCE COSTS

Six months ended

2020
(Unaudited)	(Unaudited)
HK$'000	HK$'000
Interest on bank borrowings	249,908	284,628
Interest on guaranteed notes	160,038	158,914
Interest on other borrowings	2,840	2,881
Interest on lease liabilities	26,066	29,819
Interest on put option liabilities	1,974	-
Bank financing charges	33,806	27,701
Interest expenses arising from revenue contracts	________-	____7_,_1_9_1
474,632	511,134
( 3,537)	( 17,680)
( 46,648)	( 64,776)
(___5_4_,_90_1_)	(___9_2_,_44_3_)
369,546
__3_3_6_,_2_3_5

________

31 January 2021

Less: Amount capitalised in construction in progress

Amount capitalised in properties under development

Amount capitalised in investment properties

under construction

7. TAX
Hong Kong profits tax has been provided at the rate of 16.5% (Six months ended 31 January 2020: 16.5%) on the estimated assessable profits arising in Hong Kong during the period.
Taxes on profits assessable elsewhere have been calculated at the rates of tax prevailing in the places in which the Group operates, based on existing legislation, interpretations and practices in respect thereof.

Six months ended

31 January 2021

2020

(Unaudited)

HK$'000

Current tax

Hong Kong Mainland China Overseas

20,911 19,577

163,872 99,027

Deferred tax

____7_,_7_7_9 192,562 6,686

___1_2_,_5_5_5 131,159 ( 60,894)

Prior periods' (overprovision)/underprovision

Hong Kong

( 29)
- ( 99)
  Mainland China Overseas
( 20)

( 150)

(____3_,_58_1_) ____1_,_5_8_2

(____3_,6_3_0_) ____1_,_3_3_3

Tax charge for the period

__1_9_5_,_6_1_8 ________

___7_1_,_5_9_8 ________

8. LOSS PER SHARE ATTRIBUTABLE TO OWNERS OF THE COMPANY
The calculation of basic loss per share amount was based on the loss for the period attributable to owners of the Company of HK$1,227,421,000 (Six months ended 31 January 2020: HK$1,109,167,000), and the weighted average number of ordinary shares of 612,059,000 (Six months ended 31 January 2020: 606,464,000) in issue during the period.
No adjustment has been made to the basic loss per share amounts presented for the periods ended 31 January 2021 and 2020 in respect of a dilution as the impact of the share options of the Company and Lai Fung Holdings Limited ("Lai Fung") had an anti-dilutive effect on the basic loss per share amounts presented.
9. DEBTORS
The Group (other than eSun Holdings Limited ("eSun") and its subsidiaries ("eSun Group")) maintains various credit policies for different business operations in accordance with business practices and market conditions in which the respective subsidiaries operate. Sales proceeds receivable from the sale of properties are settled in accordance with the terms of the respective contracts. Rent and related charges in respect of the leasing of properties are receivable from tenants, and are normally payable in advance with rental deposits received in accordance with the terms of the tenancy agreements. Hotel and restaurant charges are mainly settled by customers on a cash basis except for those corporate clients who maintain credit accounts with the respective subsidiaries, the settlement of which is in accordance with the respective agreements. The Group's trade receivables related to a large number of diversified customers and there is no significant concentration of credit risk. Trade receivables of the Group are non-interest bearing.
The trading terms of eSun Group with its customers are mainly on credit. Invoices are normally payable within 30 to 90 days of issuance, except for certain well-established customers, where the terms are extended to 120 days. Each customer has a maximum credit limit. eSun Group seeks to maintain strict control over its outstanding receivables and has a credit control policy to minimise its credit risk. Overdue balances are regularly reviewed by senior management. Since eSun Group trades only with recognised and creditworthy third parties, there is no requirement for collateral. Concentrations of credit risk are managed by customer/counterparty, by geographical region and by industry sector. There are no significant concentrations of credit risk within eSun Group as the customer bases of eSun Group's trade receivables are widely dispersed in different sectors and industries. The eSun Group's trade receivables are non-interest-bearing.
Other than rental deposits received, the Group does not hold any collateral or other credit enhancements over these balances.
An ageing analysis of the debtors, net of loss allowance, based on the payment due date, as at the end of the reporting period, is as follows:

31 January	31 July
2021	2020
(Unaudited)	(Audited)
HK$'000	HK$'000
Current portion
Trade receivables:
Not yet due or less than 30 days past due	249,389	245,100
31 - 60 days past due	18,387	19,054
61 - 90 days past due	6,786	7,754
Over 90 days past due	___3_9_,_1_7_4	___3_3_,_1_6_0
313,736	305,068
Non-current portion
Finance lease receivables not yet due	__3_2_2_,_1_1_9	________-
635,855
__3_0_5_,_0_6_8

________ - 11 -

10. CREDITORS, OTHER PAYABLES AND ACCRUALS

11. EVENT AFTER THE REPORTING PERIOD


31 January	31 July
2021	2020
(Unaudited)	(Audited)
HK$'000	HK$'000
Creditors:
Not yet due or less than 30 days past due	375,545	359,582
31 - 60 days past due	233,899	33,263
61 - 90 days past due	12,958	1,411
Over 90 days past due	_____9_,_2_1_5	____1_9_,_5_1_0
631,617	413,766
Other payables and accruals	2,349,836	2,700,824
Put option liabilities (Note)	__1_,2_7_0_,_2_3_1	___2_7_7_,_0_8_6
4,251,684	3,391,676
Less: Portion classified as current	(__3_,2_5_8_,6_5_3_)	(__3_,3_9_1_,6_7_6_)
Non-current portion	___9_9_3_,_0_3_1	_________-

Note: On 19 January 2020, Winfield Concept Limited ("Winfield"), a subsidiary owned by Lai Fung and the

An ageing analysis of the creditors, based on the date of receipt of the goods and services purchased/payment due date, as at the end of the reporting period, is as follows:
_________
_________
Company as to 80% and 20%, respectively, together with its wholly-owned subsidiary, Zhuhai Hengqin Laisun Creative Culture City Co., Ltd. ("Laisun Creative Culture"), entered into an agreement (the "Agreement") with an independent third-party, Zhuhai Da Hengqin Real Estate Co., Ltd. ("Da Hengqin"). Pursuant to the Agreement, among others, Da Hengqin has agreed to make a total capital contribution of approximately RMB948,448,000 in Laisun Creative Culture (the "Transaction"). The Transaction was completed on 6 August 2020 and Da Hengqin became a holder of 16.68% equity interest in Laisun Creative Culture.
According to the Agreement, Da Hengqin has been granted a put option pursuant to which Da Hengqin has the right (but not an obligation) to require Laisun Creative Culture and/or Winfield to acquire all equity interest held by Da Hengqin in Laisun Creative Culture upon occurrence of certain events. Accordingly, financial liabilities of approximately RMB825,606,000 (equivalent to approximately HK$993,031,000), equal to the amount of capital contribution made by Da Hengqin in cash to Laisun Creative Culture, are recorded as put option liabilities under long term "other payables" of the condensed consolidated statement of financial position as at the end of the reporting period.
Further details of the Transaction are set out in a circular of Lai Fung dated 30 April 2020.
On 25 January 2021, eSun Group and U A Cinema Circuit Limited ("UA") entered into an asset sale and purchase agreement that eSun Group has conditionally agreed to purchase the cinema related assets at a consideration of HK$56,000,000. On the same date, eSun Group, UA and Hong Kong Island Development Limited entered into a novation and amendment agreement that eSun Group has conditionally agreed to take all of the estate, rights, title, benefits and interest of the tenancy agreement for L4 and L5 of K11 MUSEA, Tsim Sha Tsui, Kowloon. As at 31 January 2021, initial deposit of HK$5,600,000 was paid. The completion of the transactions took place in early March 2021. Details are set out in a joint announcement of the Company, Lai Sun Garment (International) Limited and eSun dated 25 January 2021.

INTERIM DIVIDEND

The Board of the Company has resolved not to declare the payment of an interim dividend for the financial year ending 31 July 2021. No interim dividend was declared in respect of the last corresponding period.

MANAGEMENT DISCUSSION AND ANALYSIS

BUSINESS REVIEW AND OUTLOOK

The novel coronavirus (COVID-19) pandemic has led to severe disruptions to the global economy triggering the largest global recession since the Great Depression. While we are starting to see rollouts of COVID-19 mass vaccination programs in different countries around the world, and stimulus packages continued to be implemented by governments, it remains uncertain as to when the state of the global economy will be fully restored to pre-pandemic levels. During the period under review, the Group continued to operate with caution to minimise the impacts caused by such pandemic-induced disruptions, and stepped up its efforts in identifying and pursuing opportunities to prepare itself to be in a position to benefit from the post-pandemic recovery.

Hong Kong and Overseas Property Market

Prolonged social distancing measures and travel restrictions continued to cripple many businesses during the six months ended 31 January 2021. Nevertheless, the Group's Hong Kong investment properties contributed a relatively steady recurrent income stream of approximately HK$265.6 million in turnover, as compared to HK$285.4 million for the same period last year. Particularly in unprecedented challenging times like now, the Group worked even more closely with its stakeholders, including its tenants, to progress through the darkest hours. During the period under review, the Group provided rental relief arrangements in the form of rental deferrals or rental concessions with certain tenants on a case-by-case basis. The Group is of the view that Hong Kong, as a sophisticated financial hub strategically located at the heart of Asia with no capital control, will continue to attract quality multinational corporations and experienced talent. The growing trend of companies seeking their initial public offerings or secondary-listings in Hong Kong should provide ample demand for office space in the city. In London, despite the pandemic challenges and the complexity of the UK-EU relations, which may be the near-term uncertainties around the UK economy, the Group is of the view that the City of London's positioning as a major financial and business centre should remain unchanged. The Group will continue to monitor the market conditions in London for the potential redevelopment of the three properties on Leadenhall Street, comprising 100, 106 and 107 Leadenhall Street (together, "Leadenhall Properties").

Despite the uncertain economic outlook brought by the prolonged pandemic, the residential property market in Hong Kong has demonstrated resilience and robustness primarily due to limited supply, solid pent-up demand driven by local end-users and the prevailing low interest rate environment. During the period under review, the Group continued to source and evaluate suitable land acquisition opportunities to grow the pipeline. In January 2021, the consortium formed by the Group together with New World Development Company Limited, Empire Development Hong Kong (BVI) Limited and CSI Properties Limited successfully won the tender for the Wong Chuk Hang Station Package Five Property Development. This residential development project sitting on top of the Wong Chuk Hang MTR station in the prominent Southern district of Hong Kong covers a site area of approximately 95,600 square feet, with a gross floor area ("GFA") of approximately 636,200 square feet and is expected to deliver two residential towers, offering around 1,050 residential units.

Construction works for the sites located at No. 18 Hang On Street, Kwun Tong, Hong Kong and No. 266 Tai Kei Leng, Lot No. 5382 in Demarcation District No. 116, Tai Kei Leng, Yuen Long, Hong Kong are on track. Upon completion, these two residential projects are expected to add a total GFA of approximately 64,000 square feet and 42,200 square feet, respectively, to the development portfolio of the Group.

Up to 14 March 2021, 603 units in Alto Residences have been sold, achieving an average selling price of approximately HK$18,000 per square foot. The Group has released in total 86 car-parking spaces of Alto Residences for sale since March 2019. Up to 14 March 2021, 73 car-parking spaces have been sold and the total sales proceeds amounted to approximately HK$190.1 million.

The sale and handover of all 209 residential units and 7 commercial units of 93 Pau Chung Street have been completed. Car-parking spaces of 93 Pau Chung Street were launched for sale in July 2019. Up to 14 March 2021, 7 out of 20 car-parking spaces and 4 out of 5 motor-parking spaces have been sold and the total sales proceeds amounted to approximately HK$10.2 million.

The sale and handover of all 138 residential units of Novi, the Ki Lung Street project in Sham Shui Po, Kowloon, Hong Kong have been completed. As at the date of this results announcement, 4 commercial units of Novi remained unsold.

Construction of Monti, the Sai Wan Ho Street project has been completed. Up to 14 March 2021, 121 out of 144 units in Monti has been sold with saleable area of approximately 37,984 square feet and the average selling price amounted to approximately HK$21,100 per square foot. Handover of the sold residential units has been substantially completed.

The Group will continue its prudent and flexible approach and be prepared to capture the development opportunities as soon as the economy is on track for a recovery.

Mainland China Property Market

Based on data released by the National Bureau of Statistics of the People's Republic of China ("China"), the Chinese economy has seen a recovery from the COVID-19 pandemic more quickly compared to the rest of world, concluding the year of 2020 with a strong gross domestic product growth in the final quarter primarily fueled by manufacturing and export activities. With the Chinese government's proactive approach towards testing and tracing and its effective implementation of containment measures from time to time, we believe the probability of a resurgence of the COVID-19 will be relatively remote. Yet, in the near term, the Chinese economy is expected to continue to be impacted by the COVID-19 hit, as travel and consumption activities have yet to restore to pre-pandemic levels. 2021 is expected to be a monumental year for China as it marks the start of the country's 14th Five-Year Plan and celebrates the 100th anniversary of the founding of the Communist Party of China. The Group remains optimistic about the long term prospects and sustainability of the business environment in China in light of the dual circulation development model by the Chinese government, which emphasises on the rebalancing of domestic and overseas demand.

The regional focus and rental-led strategy of Lai Fung Holdings Limited ("Lai Fung") and its subsidiaries (together, "Lai Fung Group") has demonstrated resilience in recent years. The rental portfolio of approximately 4.5 million square feet in Shanghai, Guangzhou, Zhongshan and Hengqin, being Tier 1 cities in China and cities within the Greater Bay Area delivered steady performance in rental income for the period under review. Top tier cities and the Greater Bay Area will remain as the primary drivers for Lai Fung Group's rental growth in the coming years. Upon completion of the construction works of the existing projects on hand, which include the combined redevelopment of Shanghai Northgate Plaza I, Northgate Plaza II and the Hui Gong Building, the development of Guangzhou Haizhu Plaza and Phase II ("Novotown Phase II") of the Novotown project in Hengqin ("Novotown"), Lai Fung Group will have a rental portfolio of approximately 6.8 million square feet.

Leasing of the commercial area of Phase I of Novotown ("Novotown Phase I") is underway with approximately 66% of the leasable area having been leased and key tenants include two themed indoor experience centres, namely "Lionsgate Entertainment World®" and "National Geographic Ultimate Explorer Hengqin", Pokiddo Trampoline Park, Adidas Outlet, Decathlon, Paulaner Wirtshaus Hengqin, Oyster King, Starbucks and McDonald's. In February 2021, a new interactive attraction - "Wonders of Kung Fu" - was launched in the outdoor garden space of Novotown Phase I, which includes light shows providing immersive experience and interactive games with Chinese Kungfu and cuisine being the key underlying theme. This attraction in the 5,000 square meters outdoor garden offers more than 10 interactive points, aiming not only to bring new experiences to visitors in terms of advanced visual/media technologies and cultural enlightenment, but also with an objective to boost the night economy at Novotown.

Construction of Novotown Phase II is in progress. This mixed-used development project is expected to complete in phases by 2024, providing commercial and experiential entertainment facilities, office and serviced apartment spaces of 387,700 square feet, 1,599,300 square feet and 586,800 square feet, respectively. Real Madrid World and Ducati Experience Centre are expected to be the key experiential entertainment facilities in Novotown Phase II. Part of office and serviced apartment spaces have been designated as for-sale properties. Properties in Novotown Phase II occupied by Harrow Innovation Leadership Academy Hengqin ("Harrow ILA Hengqin") were sold to the school operator during the period under review, which enabled Lai Fung Group to crystalise the value of its investment in Novotown Phase II and gradually recoup funding to improve the project's working capital position. Lai Fung Group remains confident that the growing commitment from corporations amongst Guangdong, Hong Kong and Macau in the development of the Greater Bay Area will make Novotown a new contributor to Lai Fung Group's results in the long run.

Construction of Shanghai Wuli Bridge Project, the high-end luxury residential project located by the Huangpu River in Huangpu District has been completed. The project providing 28 residential units and 43 car-parking spaces was launched for sale in September 2020 and has received an enthusiastic response from the market. Sales of 15 residential units and 15 car-parking spaces have been completed during the period under review, contributing a total turnover of approximately HK$529.5 million and the contracted sales for 8 residential units and 7 car-parking spaces of this development as at 31 January 2021 amounted to approximately HK$300.9 million. Up to 28 February 2021, the remaining 5 residential units with 6 car-parking spaces have been sold subject to contract, contributing RMB162.0 million in total, which are expected to be turned into contracted property sales in coming months. Construction of Phase III of Zhongshan Palm Spring was completed in November 2020 and handover of pre-sold units is in progress. Development of Phase IV of Zhongshan Palm Spring is on track and expected to be completed in the third quarter of 2021. The residential units in Shanghai Wuli Bridge Project, serviced apartment units and residential units in Zhongshan Palm Spring as well as the cultural studios, cultural workshops and office of Hengqin Novotown Phase I are expected to contribute to the income of Lai Fung Group in the coming financial years.

Lai Fung Group will consider replenishing its landbank as and when opportunities arise, and will take into account, amongst other factors, overall macroeconomic conditions, Lai Fung Group's existing presence in the relevant cities and allocation of risks etc.

Cinema Operation/Media and Entertainment/Film Production and Distribution

2020 has been one of the toughest years in the history of the entertainment industry marked by the global COVID-19 pandemic. Although vaccination programs have been launched on massive scales by various governments, mass immunisation will take time. Therefore, it is anticipated that the COVID-19 containment measures will continue in the near term.

The disruption of cinema operation of eSun Holdings Limited ("eSun") and its subsidiaries (together, "eSun Group") continued during the six months ended 31 January 2021. eSun Group's cinemas in Hong Kong have been requested to close three times for over 160 days since the outbreak of COVID-19 in early 2020. The latest mandatory closure when the fourth wave of COVID-19 emerged from 2 December 2020 to 17 February 2021 throughout the holiday seasons has inevitably impacted eSun Group's box office performance for the period under review. Cinemas in Mainland China re-opened in late July 2020 after being closed for over 5 months and the box office has shown a signal of recovery. However, business performance of cinema operation in Hong Kong and Mainland China are still suffering from the delay in releases of blockbuster movies and the social distancing measures such as restrictions on the seating capacity and food and beverages consumption within the cinema houses. Despite the challenging operating environment under the COVID-19 pandemic, eSun Group remains cautiously optimistic about the fundamental demand for entertainment in long run and continues to evaluate opportunities to maintain and enhance its market positioning as a leading multiplex cinema operator in Hong Kong. In March 2021, eSun Group took over the site in K11 MUSEA in Tsim Sha Tsui, Kowloon that was previously operated by U A Cinema Circuit Limited and the cinema named K11 Art House started the business on 6 March 2021. The K11 Art House with 12 houses and a total of 1,708 seats is the first cinema in Hong Kong that uses IMAX laser, equipped with all the latest audiovisual technology, such as IMAX 12-channel IMMERSIVE Sound system and 4K RGB Laser for an extraordinary theatrical effect. eSun Group also secured the cinema site at The ONE, 100 Nathan Road in Tsim Sha Tsui, Kowloon and the operation is expected to commence in April 2023. eSun Group is closely monitoring the market conditions in Hong Kong and Mainland China and will continue to improve its overall operating efficiency and take a prudent approach in evaluating opportunities for further expansion of its footprint.

The outbreak of novel COVID-19 also posted unprecedented challenges to the media and entertainment industry, with entertainment spending affected severely by the accompanying economic recession and social distancing measures. In light of the unstable business environment in the near term, Media Asia Group Holdings Limited ("MAGHL", a non-wholly-owned subsidiary of eSun, together with its subsidiaries, "MAGHL Group"), being the media and entertainment arm of eSun Group, is focusing on producing high quality projects with proven track record as well as commercial viability and tightening the cost control procedures. As the consumption of online content has substantially increased in areas of streaming platforms and e-commerce as a result of pandemic lockdown measures and social distancing policies, it is believed that there are opportunities in online e-commerce and influencer market which MAGHL Group has been directing its resources towards development of related businesses.

MAGHL Group continues to invest in original production of quality films with Chinese themes. The current production pipeline include "Septet: the Story of Hong Kong", an omnibus film produced by seven Hong Kong film masters including Johnnie To, Tsui Hark, Ann Hui, Patrick Tam, Sammo Hung, Yuen

Woo-Ping and the memorable Ringo Lam, and "Tales from the Occult", a psychological thriller made up of three short stories produced by John Chong and Mathew Tang, and directed by Wesley Hoi, Fung Chih

Chiang and Fruit Chan. A 52 episode romance drama series "New Horizon" starring Zheng Kai and Chen Chiao-en, is in the post-production stage. Projects under production include "Modern Dynasty", a 30 episode modern-day drama series tailor-made for Alibaba's Youku platforms. MAGHL Group is in discussion with various Chinese portals and video web sites for new project development in TV drama production.

The exclusive distribution licence of MAGHL Group's music products with Tencent Music Entertainment (Shenzhen) Co., Ltd and Warner Music continues to provide it with stable income contribution. During the period under review, MAGHL Group set up a joint venture namely "Cool Style Talent Management Limited" with One Cool Group to expand its artiste management business. Other shareholders of Cool Style Talent Management Limited include model and actress Angelababy Yeung Wing and film director Stephen Fung Tak Lun. MAGHL Group will keep looking for new talent in Greater China and further cooperation with Asian artistes with an aim to build up a strong artiste roster for MAGHL Group. Several concerts of MAGHL Group have been postponed due to the public health concerns. MAGHL Group will continue to work with prominent local and Asian artistes for concert promotion and upcoming events including concerts of Eman Lam.

It is believed that MAGHL Group's integrated media platform comprising movies, TV programs, music, new media, artiste management and live entertainment put it in a strong position to capture the opportunities of China entertainment market with a balanced and synergistic approach. eSun Group is monitoring market conditions closely and will take a prudent approach to explore strategic alliances as well as investment opportunities to enrich its portfolio and broaden its income stream.

Other Business Updates

As at 31 January 2021, the Group's consolidated cash and bank deposits amounted to HK$7,435.0 million (HK$1,305.5 million excluding eSun Group and Lai Fung Group) with undrawn facilities of HK$5,397.2 million (HK$2,439.0 million excluding eSun Group and Lai Fung Group). The net debt to equity ratio as at 31 January 2021 was 45% (31 July 2020: 46%). The Group's gearing excluding the net debt of eSun Group and Lai Fung Group was approximately 30%. The Group's gearing excluding the net debt of eSun Group and Lai Fung Group and the net debt of the London portfolio which have a positive carry net of financing costs is 28%. On 5 October 2020, the Group managed to sign a 5-year secured term loan and revolving credit facility with 19 leading banks to refinance the outstanding loan balance under the existing loan facility secured by the Cheung Sha Wan Plaza and finance the general corporate requirements of the Group. This loan facility was substantially over-subscribed with total commitment of HK$7,440 million received, which represents approximately 207% of the total facility amount of HK$3,600 million. The Group will continue its prudent and flexible approach in growing the landbank and managing its financial position.

OVERVIEW OF INTERIM RESULTS

For the six months ended 31 January 2021, the Group recorded turnover of HK$2,745.4 million (2020: HK$2,751.6 million) and a gross profit of HK$618.1 million (2020: HK$1,133.9 million). The increase in turnover from sale of properties primarily driven by the sales performance of Lai Fung Group's development projects in Mainland China during the period under review was offset by the decrease in revenue from hotel and restaurant operations of the Group, as well as cinema operation and media and entertainment businesses of eSun Group amid the prolonged global COVID-19 pandemic since January 2020.

Set out below is the turnover by segment:

Six months ended 31 January
2021 (HK$ million)	2020 (HK$ million)	Difference (HK$ million)	% change
Property investment	660.9	669.6	-8.7	-1.3
Property development and sales	1,220.0	744.8	+475.2	+63.8
Restaurant operation	172.1	233.4	-61.3	-26.3
Hotel operation	289.3	478.5	-189.2	-39.5
Media and entertainment	163.5	202.8	-39.3	-19.4
Film and TV program	57.2	111.4	-54.2	-48.7
Cinema operation	61.1	194.6	-133.5	-68.6
Theme park operation	14.2	13.9	+0.3	+2.2
Others	107.1	102.6	+4.5	+4.4
Total	2,745.4	2,751.6	-6.2	-0.2

For the six months ended 31 January 2021, net loss attributable to owners of the Company was approximately HK$1,227.4 million (2020: HK$1,109.2 million). Net loss per share was HK$2.005 (2020: HK$1.829).

Excluding the effect of property revaluations during the period under review, net loss attributable to owners of the Company was approximately HK$419.5 million (2020: HK$324.3 million). Net loss per share excluding the effect of property revaluations was HK$0.685 (2020: HK$0.535).

Six months ended 31 January

2021 2020

Loss attributable to owners of the Company Reported

HK$ million HK$ million

(1,227.4) (1,109.2)

Less: Adjustments in respect of revaluation of investment properties held by

- the Company and subsidiaries	401.4	633.7
- associates and joint ventures	394.5	208.9
Deferred tax on investment properties	12.0	(37.4)
Non-controlling interests' share of revaluation movements less
deferred tax	-	(20.3)
Net loss after tax excluding revaluation of investment properties	(419.5)	(324.3)

Equity attributable to owners of the Company as at 31 January 2021 amounted to HK$34,911.6 million, as compared to HK$34,970.2 million as at 31 July 2020. Net asset value per share attributable to owners of the Company decreased slightly to HK$57.037 per share as at 31 January 2021 from HK$57.218 per share as at 31 July 2020.

PROPERTY PORTFOLIO COMPOSITION

The Group maintained a property portfolio with attributable GFA of approximately 9.4 million square feet as at 31 January 2021. All major properties of the Group in Mainland China are held through Lai Fung Group, except Novotown Phase I which is 80% owned by Lai Fung Group and 20% owned by the Group, and all major properties in Hong Kong and overseas are held by the Group excluding eSun Group and Lai Fung Group.

Approximate attributable GFA (in '000 square feet) of the Group's major properties and number of car-parking spaces as at 31 January 2021 are set out as follows:

Total (excluding car-parking

Hotel/

spaces &No. ofCommercial/

RetailOffice

Serviced Apartmentsancillary car-parkingResidentialIndustrialfacilities)spacesGFA of major properties and number of car-parking spaces of Lai Fung Group (on attributable basis1)

Completed Properties Held for Rental2 Completed Hotel Properties and Serviced Apartments2 Properties under Development3 Completed

1,330

582

1,912 1,241
-
-
533
-
-
533
-
- 370 1,642
- 37 230
320 164
808 411
- -
3,140 1,820
842 1,384

Properties Held for Sale Subtotal

1,737

2,454

1,017

1,219

6,427

4,445

GFA of major properties and number of car-parking spaces of the Group excluding Lai Fung Group (on attributable basis)

Completed Properties Held for Rental2 Completed Hotel Properties and Serviced Apartments2 Properties under Development3 Completed

733

1,030

64 1,827 1,436

722

722 92

33 105

- 75

106 97

- -

114 12 310 65

Properties Held for Sale Subtotal

774

1,135

797

203

2,973

1,605

Total GFA attributable to the Group

2,511

3,589

1,814

1,422

9,400

6,050

Notes:

1. As at 31 January 2021, Lai Fung is a 54.56%-owned subsidiary of the Group.
2. Completed and rental generating properties.
3. All properties under construction.

PROPERTY INVESTMENT

Rental Income

During the period under review, the Group's rental operations recorded a turnover of HK$660.9 million (2020: HK$669.6 million) comprising turnover of HK$265.6 million, HK$55.9 million and HK$339.4 million from rental properties in Hong Kong, London and Mainland China, respectively.

Breakdown of rental turnover by major investment properties of the Group is as follows:

Six months ended 31 January	% Change	Period end occupancy (%)
2021 HK$ million	2020 HK$ million
Hong Kong
Cheung Sha Wan Plaza	154.9	168.0	-7.8	93.3
Causeway Bay Plaza 2	86.6	91.6	-5.5	91.9
Lai Sun Commercial Centre	22.1	23.1	-4.3	98.4
Others	2.0	2.7	-25.9
Subtotal:	265.6	285.4	-6.9

London, United Kingdom
107 Leadenhall Street	23.0	24.6	-6.5	97.4
100 Leadenhall Street	29.7	28.7	+3.5	100.0
106 Leadenhall Street	3.2	3.2	0.0	100.0
Subtotal:	55.9	56.5	-1.1

Mainland China
Shanghai
Shanghai Hong Kong Plaza	144.8	151.9	-4.7	Retail: 91.8 Office: 83.4
Shanghai May Flower Plaza	20.5	19.2	+6.8	Retail: 99.2
Shanghai Regents Park	11.6	11.7	-0.9	100.0

Guangzhou
Guangzhou May Flower Plaza	58.4	60.7	-3.8	98.8
Guangzhou West Point	13.4	12.7	+5.5	96.0
Guangzhou Lai Fung Tower	73.8	61.5	+20.0	Retail: 95.9 Office: 98.31

Zhongshan
Zhongshan Palm Spring	2.6	2.2	+18.2	Retail: 74.51

Hengqin
Hengqin Novotown Phase I	4.3	0.1	+4200.0	Retail: 66.22

Others	10.0	7.7	+29.9
Subtotal:	339.4	327.7	+3.6
Total:	660.9	669.6	-1.3

Rental proceeds from joint venture projects
Hong Kong
CCB Tower3 (50% basis)	68.6	70.0	-2.0	100.0
Alto Residences4 (50% basis)	10.9	7.1	+53.5	68.9

Total:	79.5	77.1	+3.1

Notes:

1. Excluding self-use area.
2. Including cultural attraction spaces occupied by Lionsgate Entertainment World® and National Geographic Ultimate Explorer Hengqin.
3. CCB Tower is a joint venture project with China Construction Bank Corporation ("CCB") in which each of the Group and CCB has an effective 50% interest. For the six months ended 31 January 2021, the joint venture recorded rental proceeds of approximately HK$137.1 million (2020: HK$140.0 million).
4. Alto Residences is a joint venture project with Empire Group Holdings Limited ("Empire Group") in which each of the Group and Empire Group has an effective 50% interest. For the six months ended 31 January 2021, the joint venture recorded rental proceeds of approximately HK$21.8 million (2020: HK$14.2 million).

Set out below is the breakdown of turnover by usage of the Group's major rental properties:

Six months ended 31 January 2021	Six months ended 31 January 2020
Attributable interest to the Group	Turnover (HK$ million)	Total GFA (square feet)	Attributable interest to the Group	Turnover (HK$ million)	Total GFA (square feet)
Hong Kong
Cheung Sha Wan Plaza	100%	100%
Commercial	78.0	233,807	86.1	233,807
Office	69.3	409,896	73.2	409,896
Car-parking spaces	7.6	N/A	8.7	N/A
Subtotal:	154.9	643,703	168.0	643,703
Causeway Bay Plaza 2	100%	100%
Commercial	60.2	109,770	61.6	109,770
Office	24.2	96,268	28.3	96,268
Car-parking spaces	2.2	N/A	1.7	N/A
Subtotal:	86.6	206,038	91.6	206,038
Lai Sun Commercial Centre	100%	100%
Commercial	11.2	95,063	11.8	95,063
Office	2.5	74,181	2.2	74,181
Car-parking spaces	8.4	N/A	9.1	N/A
Subtotal:	22.1	169,244	23.1	169,244
Others	2.0	63,5921	2.7	63,5921
Subtotal:	265.6	1,082,5771	285.4	1,082,5771

London, United Kingdom
107 Leadenhall Street	100%	100%
Commercial	2.3	48,182	2.0	48,182
Office	20.7	98,424	22.6	98,424
Subtotal:	23.0	146,606	24.6	146,606
100 Leadenhall Street	100%	100%
Office	29.7	177,700	28.7	177,700
106 Leadenhall Street	100%	100%
Commercial	0.6	3,540	0.6	3,540
Office	2.6	16,384	2.6	16,384
Subtotal:	3.2	19,924	3.2	19,924
Subtotal:	55.9	344,230	56.5	344,230

Mainland China
Shanghai
Shanghai Hong Kong Plaza	54.56%	37.71%
Retail	90.8	468,434	97.4	468,434
Office	50.2	362,096	51.5	362,096
Car-parking spaces	3.8	N/A	3.0	N/A
Subtotal:	144.8	830,530	151.9	830,530
Shanghai May Flower Plaza	54.56%	37.71%
Retail	18.6	320,314	17.3	320,314
Car-parking spaces	1.9	N/A	1.9	N/A
Subtotal:	20.5	320,314	19.2	320,314
Shanghai Regents Park	51.83%	35.82%
Retail	10.5	82,062	10.6	82,062
Car-parking spaces	1.1	N/A	1.1	N/A
Subtotal:	11.6	82,062	11.7	82,062

Six months ended 31 January 2021	Six months ended 31 January 2020
Attributable interest to the Group	Turnover (HK$ million)	Total GFA (square feet)	Attributable interest to the Group	Turnover (HK$ million)	Total GFA (square feet)
Guangzhou
Guangzhou May Flower Plaza	54.56%	37.71%
Retail	49.9	357,424	52.8	357,424
Office	6.9	79,431	6.5	79,431
Car-parking spaces	1.6	N/A	1.4	N/A
Subtotal:	58.4	436,855	60.7	436,855
Guangzhou West Point	54.56%	37.71%
Retail	13.4	171,968	12.7	171,968
Guangzhou Lai Fung Tower	54.56%	37.71%
Retail	9.0	112,292	7.5	112,292
Office	61.5	625,821	51.1	625,821
Car-parking spaces	3.3	N/A	2.9	N/A
Subtotal:	73.8	738,113	61.5	738,113
Zhongshan
Zhongshan Palm Spring	54.56%	37.71%
Retail	2.6	149,433	2.2	147,408
Hengqin
Novotown Phase I	63.65%2	50.16%
Retail3	4.3	682,0733	0.1	682,0763
Others	N/A	10.0	N/A	N/A	7.7	N/A
Subtotal:	339.4	3,411,348	327.7	3,409,326

Total:	660.9	4,838,155	669.6	4,836,133

Joint Venture Projects
Hong Kong
CCB Tower4 (50% basis)	50%	50%
Office	68.3	114,6035	69.7	114,6035
Car-parking spaces	0.3	N/A	0.3	N/A
Subtotal:	68.6	114,6035	70.0	114,6035
Alto Residences6 (50% basis)	50%	50%
Commercial	2.7	47,0677	1.6	47,0677
Residential units8	7.0	19,7689	5.4	19,4529
Car-parking spaces	1.2	N/A	0.1	N/A
Subtotal:	10.9	66,835	7.1	66,519
Total:	79.5	181,438	77.1	181,122

Notes:
1.	Excluding 10% interest in AIA Central.
2.	Including the Company's 20% direct interest in Novotown Phase I and 43.65% attributable interest through Lai Fung. As at
31 January 2021, Novotown Phase I is 80% owned by Lai Fung and Lai Fung is a 54.56%-owned subsidiary of the Company.
3.	Excluding the cultural attraction spaces occupied by Lionsgate Entertainment World® and National Geographic Ultimate
Explorer Hengqin.
4.	CCB Tower is a joint venture project with CCB in which each of the Group and CCB has an effective 50% interest. For the six
months ended 31 January 2021, the joint venture recorded rental proceeds of approximately HK$137.1 million
(2020: HK$140.0 million).
5.	GFA attributable to the Group. The total GFA of CCB Tower is 229,206 square feet.
6.	Alto Residences is a joint venture project with Empire Group in which each of the Group and Empire Group has an effective 50%
interest. For the six months ended 31 January 2021, the joint venture recorded rental proceeds of approximately HK$21.8
million (2020: HK$14.2 million).
7.	GFA attributable to the Group. Total GFA is 94,133 square feet.
8.	Referring to those sold residential units offering early occupation benefit which allows the purchasers to move in earlier before
completion of the sale.
9.	Saleable area attributable to the Group. The total saleable area is 39,536 (2020: 38,903) square feet.

The average Sterling exchange rate for the period under review appreciated by approximately 3.7% compared with the same period last year. Excluding the effect of currency translation, the Sterling denominated turnover from London properties decreased slightly by 4.5% during the period under review. Breakdown of rental turnover of London portfolio for the six months ended 31 January 2021 is as follows:

2021 HK$'000	2020 HK$'000	% Change	2021 GBP'000	2020 GBP'000	% Change
107 Leadenhall Street	22,963	24,626	-6.8	2,232	2,482	-10.1
100 Leadenhall Street	29,713	28,644	+3.7	2,888	2,888	0.0
106 Leadenhall Street	3,260	3,214	+1.4	317	324	-2.2
Total:	55,936	56,484	-1.0	5,437	5,694	-4.5

Review of major investment properties

Hong Kong Properties

Cheung Sha Wan Plaza

The asset comprises an 8-storey and a 7-storey office towers erected on top of a retail podium which was completed in 1989. It is located on top of the Lai Chi Kok MTR station with a total GFA of 643,703 square feet (excluding car-parking spaces). The arcade is positioned to serve the local communities nearby with major banks and recognised restaurants chains as the key tenants.

Causeway Bay Plaza 2

The asset comprises a 28-storey commercial/office building with car-parking facilities at basement levels which was completed in 1992. It is located at the heart of Causeway Bay with a total GFA of 206,038 square feet (excluding car-parking spaces). Key tenants include a HSBC branch and commercial offices and major restaurants.

Lai Sun Commercial Centre

The asset comprises a 13-storey commercial/carpark complex completed in 1987. It is located near the Lai Chi Kok MTR station with a total GFA of 169,244 square feet (excluding car-parking spaces).

CCB Tower

This is a 50:50 joint venture between the Group and CCB involving the redevelopment of the former Ritz-Carlton Hotel in Central. This 27-storey office tower is a landmark property in Central featuring underground access to the Central MTR station. The property has a total GFA of 229,206 square feet (excluding car-parking spaces). 20 floors of the office floors and 2 banking hall floors of CCB Tower are leased to CCB for its Hong Kong operations.

AIA Central

The Group has 10% interest in AIA Central which is situated in the central business district of Hong Kong and commands spectacular views over Victoria Harbour, to Kowloon Peninsula to the north, and across Charter Garden and The Peak to the south. This 38-storey office tower provides prime office space with a total GFA of approximately 428,962 square feet (excluding car-parking spaces).

Overseas Properties

107 Leadenhall Street, London EC3, United Kingdom

In April 2014, the Group acquired a property located at the core of the insurance district in the City of London, surrounded by 30 St Mary Axe (commonly known as the Gherkin), Lloyd's of London and the Willis Building at 51 Lime Street. It is a freehold commercial property housing commercial, offices and retail space. The building comprises 146,606 square feet gross internal area of office accommodation extending over basement, ground, mezzanine and seven upper floors. The occupancy at the end of January 2021 was approximately 97.4%

100 Leadenhall Street, London EC3, United Kingdom

Following the acquisition of 107 Leadenhall Street in April 2014, the Group completed the acquisition of 100 Leadenhall Street in January 2015. This property comprises a basement, a lower ground floor, ground floor and nine upper floors and provides 177,700 square feet gross internal area of offices and ancillary accommodation. The property is currently fully let to Chubb Market Company Limited.

106 Leadenhall Street, London EC3, United Kingdom

In December 2015, the Group acquired the property located adjacent to 100 and 107 Leadenhall Street, namely 106 Leadenhall Street, which is a multi-tenanted asset with approximately 19,924 square feet gross internal area of commercial and offices including ancillary space. The property is currently fully leased out.

The City of London's Planning and Transportation Committee has approved a resolution to grant Planning Consent to the Group to redevelop the Leadenhall Properties. The Leadenhall Properties currently have a combined GFA of approximately 344,230 square feet. The Planning Consent would allow the Group to redevelop the Leadenhall Properties into a 56 storey tower with i) approximately 1,068,510 square feet gross internal area of office space as well as new retail space of approximately 8,730 square feet; ii) a free, public viewing gallery of approximately 19,967 square feet at levels 55 and 56 of the building which offers 360 degree views across London; and iii) new pedestrian routes between Leadenhall Street, Bury Street and St Mary Axe, and new public spaces around the base of the building. Including ancillary facilities of approximately 178,435 square feet, the total gross internal area of the proposed tower is expected to be approximately 1,275,642 square feet upon completion. All leases of the Leadenhall Properties have been aligned to expire in 2023. The Group will continue to monitor the market conditions in London closely.

Mainland China Properties

Except for the Group's 20% interest in Novotown Phase I in Hengqin, all major rental properties of the Group in Mainland China are held through Lai Fung Group.

Shanghai Hong Kong Plaza

Being Lai Fung Group's wholly-owned flagship investment property project in Shanghai, Shanghai Hong Kong Plaza is strategically located in the prime district of the city, directly above the Huangpi South Road Metro Station at Huaihaizhong Road in Huangpu District, which is highly accessible by car and well connected to public transportation networks, as well as walking distance from Shanghai Xintiandi.

Connected by an indoor footbridge, the property comprises a 32-storey office building, a 32-storey serviced apartment (managed by the Ascott Group), a shopping mall and carpark. The property's total GFA is approximately 1,187,100 square feet excluding 350 car-parking spaces, comprising approximately 362,100 square feet for office, approximately 356,600 square feet for serviced apartment, and approximately 468,400 square feet for shopping mall. Anchor tenants, as of the date of this results announcement, include The Apple Store, Tiffany, Genesis Motor, Tasaki etc.

Lai Fung Group owns 100% of this property.

Shanghai May Flower Plaza

Shanghai May Flower Plaza is a mixed-use project located at the junction of Da Tong Road and Zhi Jiang Xi Road in Su Jia Xiang in the Jing'an District in Shanghai. This project is situated near the Zhongshan Road North Metro Station.

Lai Fung Group owns 100% in the retail podium which has a total GFA of approximately 320,300 square feet including the basement commercial area. The asset is positioned as a community retail facility.

Shanghai Regents Park

Shanghai Regents Park is a large-scale residential/commercial composite development located in the Zhongshan Park Commercial Area at the Changning District, Shanghai. It is situated within walking distance of the Zhongshan Park Metro Station. Lai Fung Group retains a 95% interest in the commercial portion which has a total GFA of approximately 82,000 square feet (GFA attributable to Lai Fung Group is approximately 77,900 square feet).

Guangzhou May Flower Plaza

Guangzhou May Flower Plaza is a prime property situated at Zhongshanwu Road, Yuexiu District directly above the Gongyuanqian Metro Station in Guangzhou, the interchange station of Guangzhou Subway Lines No. 1 and 2. This 13-storey complex has a total GFA of approximately 436,900 square feet excluding 136 car-parking spaces.

The building comprises of retail spaces, restaurants, office units and car-parking spaces. The property is almost fully leased to tenants comprising well-known corporations, consumer brands and restaurants.

Lai Fung Group owns 100% of this property.

Guangzhou West Point

Guangzhou West Point is located on Zhongshan Qi Road and is within walking distance from the Ximenkou Subway Station. This is a mixed-use property where Lai Fung Group has sold all the residential and office units and retained 100% interest in the commercial podium with GFA of approximately 172,000 square feet. Tenants of the retail podium include renowned restaurants and local retail brands.

Lai Fung Group owns 100% of this property.

Guangzhou Lai Fung Tower

Guangzhou Lai Fung Tower is the office block of Phase V of Guangzhou Eastern Place, which is a multi-phase project located on Dongfeng East Road, Yuexiu District, Guangzhou. This 38-storey office building was completed in June 2016. This property has a total GFA of approximately 738,100 square feet excluding car-parking spaces.

Lai Fung Group owns 100% of this property.

Zhongshan Palm Spring Rainbow Mall

Zhongshan Palm Spring Rainbow Mall is the commercial portion of Zhongshan Palm Spring, a multi-phases project located in Caihong Planning Area, Western District of Zhongshan. It is positioned as a community retail facility with a total GFA of approximately 181,100 square feet. The anchor tenant is Zhongshan May Flower Cinema, managed and operated by eSun.

Hengqin Novotown Phase I

Novotown Phase I is an integrated tourism and entertainment project located in the heart of Hengqin, being one of the core cities in Guangdong province within the Greater Bay Area of China, with close proximity to Macau and Hong Kong. Novotown Phase I comprises a 493-room Hyatt Regency hotel, offices, cultural workshops, cultural studios, shopping and leisure facilities with a total GFA of approximately 2.7 million square feet, as well as 1,844 car-parking spaces and ancillary facilities.

Lionsgate Entertainment World® featuring attractions, retail, and dining experiences themed around Lionsgate's most captivating global film franchises, including The Hunger Games, The Twilight Saga, The Divergent Series, Now You See Me, Gods of Egypt and Escape Plan commenced operation on 31 July 2019. The family edutainment center, National Geographic Ultimate Explorer Hengqin, containing 18 individual attractions including rides, F&B facilities, retail premises, virtual reality and/or 4-D interactive experiences, and other types of entertainment and educational attractions officially commenced operations on 9 September 2019. In February 2021, a new interactive attraction "Wonders of Kung Fu" was launched in the outdoor garden space of Novotown Phase I, which includes light shows providing immersive experience and interactive games with Chinese Kungfu and cuisine being the key underlying theme. This attraction in the 5,000 square meters outdoor garden offers more than 10 interactive points, aiming not only to bring new experiences to visitors in terms of advanced visual/media technologies and cultural enlightenment, but also with an objective to boost night economy at Novotown. Leasing of the commercial area of Novotown Phase I is underway with approximately 66% of the leasable area let. Except for the two themed indoor experience centres, key tenants include Pokiddo Trampoline Park, Adidas Outlet, Decathlon, Paulaner Wirtshaus Hengqin, Oyster King, Starbucks and McDonald's.

Novotown Phase I is 80% owned by Lai Fung Group and 20% owned by the Group.

PROPERTY DEVELOPMENT

Recognised Sales

For the six months ended 31 January 2021, recognised turnover from sales of properties was HK$1,220.0 million (2020: HK$744.8 million). Set out below is a breakdown of turnover for the six months ended 31 January 2021 from sales of properties:

Hong Kong
Recognised basis	No. of Units	Approximate Saleable Area (Square feet)	Average Selling Price1 (HK$/square foot)	Turnover (HK$ million)
Monti Residential Units	17	5,662	21,926	124.2
Subtotal	124.2

Mainland China
Recognised basis	No. of Units	Approximate GFA (Square feet)	Average Selling Price2 (HK$/square foot)	Turnover3 (HK$ million)
Shanghai Wuli Bridge Project Residential Units	15	37,976	14,922	519.9
Hengqin Novotown Phase I Cultural Studios Cultural Workshop Unit	3 1	13,990 655	5,026 3,435	67.0 2.1
Hengqin Novotown Phase II Harrow ILA Hengqin Building4	N/A	271,381	1,029	279.2
Zhongshan Palm Spring Residential High-rise Units Residential House Units	81 9	102,910 20,200	1,647 2,932	158.0 56.4
Shanghai Wuli Bridge Project Car-parking Spaces	15	N/A	N/A	9.6
Shanghai Regents Park Car-parking Spaces	4	N/A	N/A	2.6
Guangzhou Eastern Place Car-parking Space	1	N/A	N/A	1.0
Subtotal	1,095.8

Total	1,220.0

Recognised sales from joint venture project
Hong Kong
Recognised basis	No. of Units	Approximate Saleable Area (Square feet)	Average Selling Price1 (HK$/square foot)	Turnover (HK$ million)
Alto Residences (50% basis) Residential Units	2	2,319	23,588	54.7

Notes:

1. Excluding the financing component for sale of completed properties in accordance with Hong Kong Financial Reporting Standard 15 "Revenue from Contracts with Customers".
2. Value-added tax inclusive.
3. Value-added tax exclusive.
4. Classified as income from properties under finance lease.

Contracted Sales

As at 31 January 2021, the Group's property development operation has contracted but not yet recognised sales of HK$2,141.8 million. Including the joint venture project of the Group, the total contracted but not yet recognised sales of the Group as at 31 January 2021 amounted to HK$3,057.7 million. Breakdown of contracted but not yet recognised sales as at 31 January 2021 is as follows:

Hong Kong

Contracted basisNo. of Units

Approximate Saleable Area (Square feet)Average

Selling Price (HK$/square foot)

Turnover

(HK$ million)

Monti

Residential Units Subtotal

2,143

23,122

49.6 49.6

Mainland China

Contracted basis

No. of Units

Approximate

Average

GFA (Square feet)

Selling Price1 (HK$/square foot)

Turnover1

(HK$ million)

Zhongshan Palm Spring

Residential High-rise Units

Residential House Units

Serviced Apartment Units2

Shanghai Wuli Bridge Project

Residential Units Hengqin Novotown Phase I

Cultural Studios

Serviced Apartment Units Hengqin Novotown Phase II

563 16 2 8 2 2

660,791 33,473 2,120 19,633 11,106 1,597

1,713 1,131.9

3,200 107.1

1,462 3.1

15,061 295.7

5,276 58.6

3,632 5.8

Harrow ILA Hengqin Buildings3 Shanghai Wuli Bridge ProjectN/A

293,729

1,641 481.9

Car-parking Spaces Shanghai Regents Park

7 N/A N/A 5.2

Car-parking Spaces Guangzhou King's Park

3 N/A N/A 2.1

Car-parking Space Subtotal

1 N/A N/A 0.8

2,092.2

Total

2,141.8

Contracted sales from joint venture project Hong Kong

Contracted basisNo. of Units

Approximate Saleable GFA (Square feet)Average

Selling Price (HK$/square foot)

Turnover

(HK$ million)

Alto Residences (50% basis)

Residential Units Car-parking Spaces

21 36,669

24,691 905.44

N/A

N/A 19.5

Notes:

1. Value-added tax inclusive.
2. Will be recorded as disposal of assets classified as held for sale and the sales proceeds net of cost will be included in "other operating expenses" in the consolidated income statement of the Group when the sale is completed.
3. Will be recognised as income from finance lease under turnover.
4. Representing property sales proceeds of HK$829.2 million and rental proceeds of HK$76.2 million in relation to certain residential units offering early occupation benefit which allows the purchasers to move in earlier before completion of the sale.

Review of major projects for sale and under development

Hong Kong Properties

Alto Residences

In November 2012, the Group successfully tendered for and secured a site located at Area 68A2, Tseung Kwan O, New Territories, through a 50% joint venture vehicle. The lot has an area of 229,338 square feet with a total GFA of 573,268 square feet split into 458,874 square feet for residential use and 114,394 square feet for commercial use. Construction has been completed with the Occupation Permit issued by the Buildings Department in May 2018. The Certificate of Compliance was issued by the Lands Department in September 2018.

This project providing 605 flats, including 23 detached houses was named "Alto Residences" and was launched for pre-sale in October 2016. Up to 14 March 2021, the Group has sold 603 units in Alto Residences with saleable area of approximately 403,761 square feet at an average selling price of approximately HK$18,000 per square foot. The Group released in total 86 car-parking spaces of Alto Residences for sale since March 2019. Up to 14 March 2021, 73 car-parking spaces have been sold and the total sales proceeds amounted to approximately HK$190.1 million.

93 Pau Chung Street

In April 2014, the Group was successful in its bid for the development right to the San Shan Road/Pau Chung Street project from the Urban Renewal Authority in Ma Tau Kok, Kowloon, Hong Kong. The lot has an area of 12,599 square feet with a total GFA of 111,354 square feet split into 94,486 square feet for residential use and 16,868 square feet for commercial use. The construction was completed with the Occupation Permit issued by the Buildings Department in July 2018 and the Certificate of Compliance issued by the Lands Department in November 2018.

This project was named "93 Pau Chung Street" and launched for pre-sale in September 2016. The sale and handover of all 209 residential units and 7 commercial units have been completed, achieving an average selling price of approximately HK$16,400 per square foot and HK$23,500 per square foot, respectively. Up to 14 March 2021, 7 out of 20 car-parking spaces and 4 out of 5 motor-parking spaces have been sold and the total sales proceeds amounted to approximately HK$10.2 million.

Novi

On 16 May 2016, the Group completed the purchase of the remaining unit for the proposed development on Ki Lung Street in Sham Shui Po, Kowloon. The site comprises numbers 48-56 on Ki Lung Street and has a combined site area of 5,054 square feet. The construction works of this commercial/residential development have been completed with the Occupation Permit issued by the Buildings Department in July 2019.

This project was named "Novi" and the sale and handover of all 138 flats, including studios, one and two-bedroom units with total saleable area of approximately 28,800 square feet have been completed. As at the date of this results announcements, 4 commercial units of Novi remain unsold.

Monti

The Group was successful in its bid for the development rights to the Sai Wan Ho Street project in September 2015 from the Urban Renewal Authority in Shau Kei Wan, Hong Kong. The project covers a site area of 7,642 square feet and provide 144 residential units with a total saleable area of approximately 45,822 square feet. Construction work has been completed. The Occupation Permit was issued by the Buildings Department in October 2019 and the Certificate of Compliance was issued by the Lands Department in March 2020.

This project was named "Monti" and launched for pre-sale in August 2018. Up to 14 March 2021, the Group has sold 121 units in Monti with saleable area of approximately 37,984 square feet at an average selling price of approximately HK$21,100 per square foot. Handover of the sold residential units has been substantially completed.

Tai Kei Leng project

In March 2019, the Group successfully tendered for and secured a site located at No. 266 Tai Kei Leng, Lot No. 5382 in Demarcation District No. 116, Tai Kei Leng, Yuen Long, Hong Kong. This site is designated for private residential purposes adding a total GFA of approximately 42,200 square feet to the development portfolio of the Group. Construction work is in progress and is expected to be completed in 2024.

Hang On Street project

In April 2019, the Group successfully secured the Urban Renewal Authority project covering a site area of approximately 8,500 square feet at No. 18 Hang On Street, Kwun Tong, Hong Kong which will be developed into a total GFA of approximately 64,000 square feet of residential spaces. Construction work is in progress and is expected to be completed in 2023.

Wong Chuk Hang project

In January 2021, the consortium formed by the Group together with New World Development Company Limited, Empire Development Hong Kong (BVI) Limited and CSI Properties Limited successfully won the tender for the Wong Chuk Hang Station Package Five Property Development. This residential development project sitting on top of the Wong Chuk Hang MTR station in the prominent Southern district of Hong Kong covers a site area of approximately 95,600 square feet, with a total GFA of approximately 636,200 square feet and is expected to deliver two residential towers, offering around 1,050 residential units.

Mainland China Properties

All major properties in Mainland China for sale and under development of the Group are held through Lai Fung Group except Hengqin Novotown Phase I which is 80% owned by Lai Fung Group and 20% owned by the Group.

Shanghai Northgate Plaza Redevelopment Project

Shanghai Northgate Plaza I is located on Tian Mu Road West in the Jing'an District of Shanghai near the Shanghai Railway Terminal and comprises office units, a retail podium and car-parking spaces.

Shanghai Northgate Plaza II is a vacant site adjacent to Northgate Plaza I. In September 2016, Lai Fung Group completed the acquisition of the 6th to 11th floors of Hui Gong Building which is physically connected to Northgate Plaza I, together with the right to use 20 car-parking spaces in the basement. Redevelopment of Shanghai Northgate Plaza I, Northgate Plaza II and the Hui Gong Building together under a comprehensive redevelopment plan which includes an office tower, a shopping mall and an underground car-parking structure is in progress and is expected to add a total

GFA of approximately 727,200 square feet excluding car-parking spaces to the rental portfolio of Lai Fung Group. Construction work is on track and this project is expected to complete in the second half of 2022.

Shanghai Wuli Bridge Project

Shanghai Wuli Bridge Project is a high-end luxury residential project located by Huangpu River in

Huangpu District in Shanghai with a site area of approximately 74,100 square feet. Construction work has been completed in August 2019. This project providing 28 residential units with an attributable GFA of approximately 77,900 square feet and 28 car-parking spaces was launched for sale in September 2020 and has received enthusiastic response from the market. During the period under review, sales of 15 residential units with a total GFA of 37,976 square feet were recognised at an average selling price of HK$14,922 per square foot, which contributed a total of HK$519.9

million to Lai Fung Group's turnover and the sale of 15 car-parking spaces contributed HK$9.6 million to Lai Fung Group's turnover. As at 31 January 2021, 13 residential units and 28 car-parking spaces of this development remained unsold.

Shanghai May Flower Plaza

Shanghai May Flower Plaza is a completed mixed-use project located at the junction of Da Tong

Road and Zhi Jiang Xi Road in Su Jia Xiang in the Jing'an District in Shanghai and situated near the Zhongshan Road North Metro Station. As at 31 January 2021, 458 car-parking spaces of this development remained unsold.

Shanghai Regents Park

Shanghai Regents Park is a large-scale residential/commercial composite development located in the

Zhongshan Park Commercial Area at the Changning District, Shanghai. It is situated within walking distance of the Zhongshan Park Metro Station. As at 31 January 2021, a total of 240 car-parking spaces of this development remained unsold.

Guangzhou King's Park

This is a high-end residential development located on Donghua Dong Road in Yuexiu District. The attributable GFA is approximately 98,300 square feet excluding 57 car-parking spaces and ancillary facilities. As at 31 January 2021, a total of 9 car-parking spaces of this development remained unsold.

Guangzhou Haizhu Plaza

Guangzhou Haizhu Plaza is located on Chang Di Main Road in Yuexiu District, Guangzhou along the Pearl River. Lai Fung Group owns the entire project. The proposed development has a total project

GFA of approximately 580,800 square feet and is intended to be developed for rental purposes. The construction commenced in the first half of 2019 and the completion is expected to be in the first half of 2023.

Zhongshan Palm Spring

The project is located in Caihong Planning Area, Western District of Zhongshan. The overall development has a total planned GFA of approximately 6.075 million square feet. The project comprises of high-rise residential towers, townhouses and commercial blocks totaling 4.466 million square feet.

During the period under review, 102,910 square feet of high-rise residential units and 20,200 square feet of house units were recognised at average selling prices of HK$1,647 and HK$2,932 per square foot, respectively, which contributed a total of HK$214.4 million to the sales turnover.

STARR Resort Residence Zhongshan comprising two 16-storey blocks in the Palm Lifestyle complex was closed. The serviced apartment units were launched for sale in May 2019 and have been re-classified from "Property, plant and equipment" to "Assets classified as held for sale" in the consolidated statement of financial position of the Group. During the period under review, 7 serviced apartment units have been sold for a total sales proceed of approximately HK$9.6 million. The sale of these serviced apartment units is recorded as disposal of assets classified as held for sale and the sales proceeds net of cost are included in "other operating expenses" in the consolidated income statement of the Group.

As at 31 January 2021, completed units held for sale in this development, including residential units, serviced apartment units and commercial units, amounted to approximately 611,973 square feet and 1,621 car-parking spaces remained unsold. The remaining GFA of Phase IV of Palm Spring under development was approximately 1,576,100 square feet excluding car-parking spaces and ancillary facilities. Construction work is on track and expected to be completed in the third quarter of 2021.

Hengqin Novotown

Phase I

Sales of the cultural studios and cultural workshop units of Hengqin Novotown Phase I are in progress. During the period under review, sales of 13,990 square feet of cultural studios and 655 square feet of cultural workshop units were recognised at an average selling price of HK$5,026 and

HK$3,435 per square foot, respectively, which contributed a total of HK$69.1 million to the Group's turnover. As at 31 January 2021, completed properties held for sale in Novotown Phase I, including cultural studios, cultural workshops units and office units, amounted to approximately 1,074,000 square feet.

Novotown Phase I is 80% owned by Lai Fung Group and 20% owned by the Group.

Phase II

Novotown Phase II is situated adjacent to Novotown Phase I with a total site area of approximately 143,800 square meters and a maximum plot ratio of 2 times. Lai Fung Group succeeded in bidding for the land use rights of the land offered for sale by The Land and Resources Bureau of Zhuhai through the listing-for-sale process in December 2018.

Lai Fung Group entered into a licence agreement with Real Madrid Club de Fútbol in June 2017 in relation to the development and operation of the location based entertainment centre, namely Real

Madrid World in Novotown. Real Madrid World is expected to contain over 20 attractions and will be made up of several signature experiences including the Flying Theatre and the Stuntpit, an array of interactive training games, a walkthrough of Real Madrid history, plus dining and retail outlets.

Lai Fung Group also entered into a license agreement in December 2018 with Ducati Motor Holding S.p.A. for the development and operation of the Ducati Experience Centre in Novotown. The Ducati Experience Centre expects to cover an area of no less than 4,500 square meters and will offer experiential attractions including immersive racing experiences, exclusive Ducati exhibits and retail concessions.

Construction works are on track and the completion is expected to be in phases by 2024. This mixed-used development project is expected to provide commercial and experiential entertainment facilities, office space and serviced apartment space of 387,700 square feet, 1,599,300 square feet and 586,800 square feet, respectively. Real Madrid World and Ducati Experience Centre are expected to be the key experiential entertainment facilities in Novotown Phase II. Real Madrid World is currently under construction and Lai Fung Group is in the process of finalising the development plan for Ducati Experience Centre, as well as other facilities in Novotown Phase II.

Properties in Novotown Phase II occupied by Harrow ILA Hengqin has been sold to the school operator during the period under review, which enabled Lai Fung Group to crystalise the value in its investment in Novotown Phase II and recycle the capital to improve its working capital position.

Harrow ILA Hengqin opened in February 2021.

Lai Fung Group remains confident that the growing commitment from cooperation amongst

Guangdong, Hong Kong and Macau in the development of the Greater Bay Area will make Novotown a new contributor to Lai Fung Group's results in the long run.

RESTAURANT OPERATIONS

The extension of containment measures in Hong Kong for catering businesses continued to weigh on the performance of the Group's restaurants. Revenue of this segment of the Group has been inevitably affected by compulsory social distancing and seat restrictions, as well as restrictions on reduced dining time. For the six months ended 31 January 2021, restaurant operations contributed HK$172.1 million to the Group's turnover (2020: HK$233.4 million). Up to the date of this results announcement, restaurant operations include the Group's interests in 23 restaurants in Hong Kong and Mainland China and 2 restaurants in Hong Kong and Macau under management. Details of each existing restaurant of the Group are as follows:

Cuisine	Restaurant	Location	Attributable interest to the Group	Award
Owned restaurants
Western/ International Cuisine	8½ Otto e Mezzo BOMBANA Hong Kong	Hong Kong	37%	Three Michelin stars (2012-2021)
8½ Otto e Mezzo BOMBANA Shanghai	Shanghai	13%	Two Michelin stars (2017-2021)
Opera BOMBANA	Beijing	20%
CIAK - In The Kitchen	Hong Kong	62%	One Michelin star (2015-2017)
CIAK - All Day Italian	Hong Kong	67%	Michelin Bib Gourmand (2017-2021)
Beefbar	Hong Kong	62%	One Michelin star (2017-2021)
Takumi by Daisuke Mori	Hong Kong	63%	One Michelin star (2018-2021)
Prohibition (Note)	Hong Kong	100%
Zest by Konishi	Hong Kong	67%	One Michelin star (2020-2021)
Asian Cuisine	China Tang Landmark	Hong Kong	50%	The Plate Michelin (2019-2021)
China Tang Harbour City	Hong Kong	60%	The Plate Michelin (2019-2021)
China Tang Beijing	Beijing	67%
Howard's Gourmet	Hong Kong	50%
Chiu Tang Central	Hong Kong	67%
Old Bazaar Kitchen	Hong Kong	63%
Sun's Bazaar Pacific Place	Hong Kong	67%
Sun's Bazaar KiKi Tea Telford Plaza	Hong Kong	69%
Canton Bistro (Note)	Hong Kong	100%
KiKi Noodle Bar IFC	Hong Kong	67%
KiKi Noodle Bar K11 MUSEA	Hong Kong	67%
KiKi Noodle Bar Shanghai Hong Kong Plaza	Shanghai	67%
KiKi Noodle Bar Shanghai One ITC	Shanghai	67%
Japanese Cuisine	Masa Hong Kong	Hong Kong	67%
Managed restaurants
Western Cuisine	8½ Otto e Mezzo BOMBANA Macau	Macau	N/A	One Michelin star (2016-2021)
Cipriani	Hong Kong	N/A

Note: Performance of these two restaurants in Ocean Park Marriott Hotel has been included in the hotel operation segment for segment reporting purposes.

HOTEL AND SERVICED APARTMENT OPERATIONS

The hotel and serviced apartment operation segment of the Group includes the Group's operation of the Ocean Park Marriott Hotel in Hong Kong and the Caravelle Hotel in Ho Chi Minh City, Vietnam, as well as Lai Fung Group's hotel and serviced apartment operation in Shanghai, Mainland China. In December 2019, the Group had further expanded its hotel portfolio with the acquisition of a 50% interest in Fairmont St. Andrews resort in Fife, Scotland, United Kingdom. This 211-bedroom five-star hotel, sitting on 520 acres of land with two private Manor Homes of four bedrooms each enjoys spectacular cliff-top views and boasts two championship golf courses in addition to a 10-treatment room spa, five restaurants and bars, as well as 3,000 square meters of conference and event space. Performance of the 50:50 joint venture of Fairmont St. Andrews resort is recognised as "Share of profits and losses of joint ventures" in the consolidated income statement of the Group. The hotel project in Phuket, Thailand that the Group invested in June 2017 is still at the planning stage. The Group is closely monitoring the tourism market in Thailand and will provide updates on this project as and when there is material progress.

COVID-19 pandemic has presented unprecedented challenges to global tourism and hospitality industry. Since early 2020, a number of social distancing measures and travel restrictions have been implementing by countries around the world to prevent the spread of the virus and the tourist economy has experienced a record contraction. The Group's hotel and serviced apartment portfolio was inevitably affected by the epidemic with its occupancy and revenue per available room having dropped significantly. For the six months ended 31 January 2021, the hotel and serviced apartment operations contributed HK$289.3 million to the Group's turnover (2020: HK$478.5 million).

Breakdown of turnover for the six months ended 31 January 2021 from hotel and serviced apartment operations is as follows:

Location	Attributable interest to the Group	No. of RoomsNote1	Total GFA (square feet)	Turnover (HK$ million)	Period end occupancy rate (%)

Hotel and serviced apartment
Ocean Park Marriott Hotel	Hong Kong	100%	471	365,974	81.8	23.8
Ascott Huaihai Road Shanghai	Shanghai	54.56%	309	356,638	49.1	83.6
STARR Hotel Shanghai	Shanghai	54.56%	239	143,846	11.4	46.5
Hyatt Regency Hengqin	Hengqin	63.65%	493	594,763	42.6	26.7
Caravelle Hotel	Ho Chi Minh City	26.01%	335	378,225	104.2	7.0
Subtotal:	1,847	1,839,446	289.1
Hotel management fee	0.2
Total:	289.3

Joint Venture Project
Fairmont St. Andrews (50% basis)	Scotland	50%	211	274,682	13.3	Note 2

Notes:

1. On 100% basis
2. The resort has been required to close temporarily since 24 October 2020 due to COVID-19 pandemic in the United Kingdom

Ocean Park Marriott Hotel officially commenced its operations on 19 February 2019, adding a total of 471 rooms and approximately 365,974 square feet of attributable rental space to the rental portfolio of the Group.

Caravelle Hotel is a leading international 5-star hotel in the centre of the business, shopping and entertainment district in Ho Chi Minh City, Vietnam. It is an elegant 24-storey tower with a mixture of French colonial and traditional Vietnamese style and has 335 superbly appointed rooms, suites, exclusive Signature Floors, Signature Lounge and a specially equipped room for the disabled. Total GFA of Caravelle Hotel is approximately 378,225 square feet.

The hotel operation team of the Group has extensive experience in providing consultancy and management services to hotels in Mainland China, Hong Kong and other Asian countries. The division's key strategy going forward will continue to focus on providing management services, particularly to capture opportunities arising from the developments of Lai Fung Group in Shanghai, Guangzhou, Zhongshan and Hengqin. The hotel division of the Group manages Lai Fung's serviced apartments in Shanghai under the "STARR" brand.

STARR Hotel Shanghai is a 17-storey hotel located in the Mayflower Lifestyle complex in Jing'an District, within walking distance to Lines 1, 3 and 4 of the Shanghai Metro Station with easy access to major motorways. There are 239 fully furnished and equipped hotel units with stylish separate living room, bedroom, fully-equipped kitchenette and luxurious bathroom amenities for short or extended stays to meet the needs of the business travelers from around the world and the total GFA is approximately 143,800 square feet.

Lai Fung Group also owns 100% interest in the Ascott Huaihai Road in Shanghai Hong Kong Plaza which is managed by the Ascott Group and it is one of a premier collection of the Ascott Limited's serviced residences in over 70 cities in Asia Pacific, Europe and the Gulf region. The residence with total GFA of approximately 358,400 square feet and approximately 356,600 square feet attributable to Lai Fung Group has 309 contemporary apartments of various sizes: studios (640-750 square feet), one-bedroom apartments (915-1,180 square feet), two-bedroom apartments (1,720 square feet), three-bedroom apartments (2,370 square feet) and two luxurious penthouses on the highest two floors (4,520 square feet).

Hyatt Regency Hengqin soft opened on 31 December 2019 is located in Novotown Phase I in Hengqin, Zhuhai, the heart of the Greater Bay Area and is within easy reach of the bridge linking Zhuhai with Hong Kong and Macau. Hyatt Regency Hengqin with total GFA of approximately 594,800 square feet has 493 guest rooms including 55 suites ranging in size from 430 square feet to 2,580 square feet, a wide range of dining options, as well as banqueting and conference facilities of over 40,000 square feet.

CINEMA OPERATION

The cinema operation is managed by eSun Group. For the six months ended 31 January 2021, this segment recorded a turnover of HK$61.1 million (2020: HK$194.6 million) and segment results of a loss of HK$64.6 million (2020: a loss of HK$154.0 million). The box office performance of eSun Group has been severely affected by cinema closures and the delay in major blockbuster movies amidst the global COVID-19 pandemic. As at the date of this results announcement, eSun Group operates twelve cinemas in Hong Kong and three cinemas in Mainland China and details on the number of screens and seats of each existing cinema are as follows:

Attributable interest to No. of No. of

Cinema

Mainland China

Suzhou Grand Cinema City

Guangzhou May Flower Cinema City

Zhongshan May Flower Cinema City

Hong Kong

K11 Art House

Movie Town (including MX4D theatre)

MCL Cyberport Cinema

Festival Grand Cinema

MCL Metro City Cinema

MCL Telford Cinema (including MX4D theatre)

STAR Cinema

Grand Kornhill Cinema (including MX4D theatre)

MCL Cheung Sha Wan Cinema

MCL South Horizons Cinema

MCL Green Code Cinema

Grand Windsor Cinema

Note: On 100% basis

eSun Group	screens	Seats
(%)	(Note)	(Note)
100	10	1,440
100	7	606
100	5	905
Subtotal	22	2,951
100	12	1,708
100	7	1,702
100	4	818
95	8	1,196
95	6	690
95	6	789
95	6	622
95	5	706
95	4	418
95	3	555
95	3	285
95	3	246
Subtotal	67	9,735
Total	89	12,686
- 37 -

MEDIA AND ENTERTAINMENT

The media and entertainment businesses are operated by eSun Group. For the six months ended 31 January 2021, this segment recorded a turnover of HK$163.5 million (2020: HK$202.8 million) and segment results of a profit of HK$8.4 million (2020: HK$8.2 million).

Live Entertainment

During the period under review, eSun Group organised and invested in 1 (2020: 39) show(s).

Music Production, Distribution and Publishing

For the six months ended 31 January 2021, eSun Group released 9 (2020: 12) albums, including titles by Sammi Cheng, Andy Leung, Chan Kin On, Jay Fung and Nowhere Boys. eSun Group is expected to continue to increase its music licensing revenue from the exploitation of the music library through new media distribution.

Artiste Management

eSun Group has a strong artiste management team and a sizeable number of talents and will continue to expand its profile and in tandem with our growing television drama production and film production business.

FILM AND TV PROGRAM PRODUCTION AND DISTRIBUTION

The film and TV program production and distribution businesses are operated by eSun Group. For the six months ended 31 January 2021, this segment recorded a turnover of HK$57.2 million (2020: HK$111.4 million) and segment results of a profit of HK$13.1 million (2020: a loss of HK$17.8 million).

During the period under review, a total of 2 films produced/invested by eSun Group were theatrically released, namely "I'm Livin' It" and "The Calling Of A Bus Driver". eSun Group also distributed 10 (2020: 17) films and 107 (2020: 179) videos with high profile titles including "Doraemon: Nobita's New Dinosaur", "Onward", "Greenland" and "Trolls World Tour".

INTERESTS IN JOINT VENTURES

During the period ended 31 January 2021, losses from joint ventures amounted to HK$328.9 million, as compared to losses of HK$96.7 million for the same period in 2020. This is primarily due to the decrease in fair value of CCB Tower and lower profit contribution from property sale of Alto Residences during the period under review.

Six months ended 31 January
2021 (HK$ million)	2020 (HK$ million)
Revaluation losses	(394.5)	(208.9)
Operating profits	65.6	112.2
Losses from joint ventures	(328.9)	(96.7)

LIQUIDITY AND FINANCIAL RESOURCES

As at 31 January 2021, cash and bank balances and undrawn facilities held by the Group amounted to HK$7,435.0 million and HK$5,397.2 million, respectively. Cash and bank balances held by the Group of which about 36% was denominated in Hong Kong dollars and United States dollars, and about 60% was denominated in Renminbi. Cash and bank balances and undrawn facilities held by the Group excluding eSun Group and Lai Fung Group as at 31 January 2021 were HK$1,305.5 million and HK$2,439.0 million, respectively.

The Group's sources of funding comprise mainly internal funds generated from the Group's business operations, loan facilities provided by banks and guaranteed notes issued to investors.

As at 31 January 2021, the Group had bank borrowings of approximately HK$17,028.4 million, guaranteed notes of approximately HK$5,738.0 million and other borrowings of approximately HK$315.7 million. As at 31 January 2021, the maturity profile of the bank borrowings of HK$17,028.4 million is spread with HK$4,616.8 million repayable within 1 year, HK$1,118.9 million repayable in the second year and HK$9,721.1 million repayable in the third to fifth years, and HK$1,571.6 million repayable beyond the fifth year.

The Group issued guaranteed notes in an aggregate principal amount of US$750 million. The guaranteed notes have terms of five years and bear a fixed interest rate of 4.6% and 5.65% per annum with interest payable semi-annually in arrears. The guaranteed notes are listed on the Stock Exchange and were issued for refinancing the previous notes and for general corporate purposes. The Group entered into cross currency swap agreements with financial institutions for the purpose of hedging the foreign currency risk.

Approximately 73% and 25% of the Group's total borrowings carried interest on a floating rate basis and fixed rate basis, respectively, and the remaining 2% of Group's borrowings were interest-free.

The gearing ratio, expressed as a percentage of the total outstanding net debt (being the total borrowings less cash and bank balances) to consolidated net assets attributable to owners of the Company, was approximately 45%. Excluding the net debt of eSun Group and Lai Fung Group, the Group's gearing ratio was approximately 30%. Excluding the net debt of London portfolio of which had a positive carry net of financing costs, and the net debt of eSun Group and Lai Fung Group, the Group's gearing ratio was approximately 28%.

As at 31 January 2021, certain investment properties with carrying amounts of approximately HK$31,672.8 million, certain property, plant and equipment with carrying amounts of approximately HK$3,166.8 million, certain right-of-use assets of approximately HK$3,019.4 million, certain completed properties of approximately HK$53.1 million, certain properties under development of approximately HK$3,089.3 million, certain serviced apartments and related leasehold improvements of approximately HK$383.3 million, certain construction in progress of approximately HK$122.8 million, and certain bank balances and time deposits with banks of approximately HK$1,456.8 million were pledged to banks to secure banking facilities granted to the Group. In addition, shares in certain subsidiaries held by the Group were also pledged to banks to secure banking facilities granted to the Group. Shares in certain joint ventures and an associate held by the Group were pledged to banks to secure banking facilities granted to certain joint ventures and an associate of the Group. The Group's secured bank borrowings were also secured by floating charges over certain assets held by the Group.

The Group's major assets and liabilities and transactions were denominated in Hong Kong dollars, United States dollars, Pounds Sterling and Renminbi. Considering that Hong Kong dollars are pegged against United States dollars, the Group believes that the corresponding exposure to exchange rate risk arising from United States dollars is nominal. The Group has investments in United Kingdom with the assets and liabilities denominated in Pounds Sterling. These investments were primarily financed by bank borrowings denominated in Pounds Sterling in order to minimise the net foreign exchange exposure. Lai Fung Group has a net exchange exposure to Renminbi as their assets are principally located in Mainland China and the revenues are predominantly in Renminbi. Other than the abovementioned, the remaining monetary assets and liabilities of the Group were denominated in Euro, Malaysian Ringgit and Vietnamese Dong which were also insignificant as compared with the Group's total assets and liabilities. The Group manages its foreign currency risk by closely reviewing the movement of the foreign currency rate and considers hedging significant foreign currency exposure should the additional need arise.

CONTINGENT LIABILITIES

There has been no material change in contingent liabilities of the Group since 31 July 2020.

PURCHASE, SALE OR REDEMPTION OF LISTED SECURITIES

During the six months ended 31 January 2021, the Company did not redeem any of its shares listed and traded on the Stock Exchange nor did the Company or any of its subsidiaries purchase or sell any of such shares.

CORPORATE GOVERNANCE

The Company has complied with all the code provisions set out in the Corporate Governance Code ("CG Code") contained in Appendix 14 to the Rules Governing the Listing of Securities on the Stock Exchange throughout the six months ended 31 January 2021 save for the deviations from code provisions A.4.1, A.5.1 and E.1.2.

Under code provision A.4.1, non-executive directors should be appointed for a specific term and subject to re-election.

None of the existing non-executive directors ("NEDs", including the independent non-executive directors ("INEDs")) of the Company is appointed for a specific term. However, all directors of the Company ("Directors") are subject to the retirement provisions of the Articles of Association of the Company ("Articles of Association"), which require that the Directors for the time being shall retire from office by rotation once every three years since their last election by shareholders of the Company ("Shareholders") and the retiring Directors are eligible for re-election. In addition, any person appointed by the board of Directors ("Board") as an additional Director (including a NED) will hold office only until the next annual general meeting of the Company ("AGM") and will then be eligible for re-election. Further, in line with the relevant code provision of the CG Code, each of the Directors appointed to fill a casual vacancy would/will be subject to election by the Shareholders at the first general meeting after his/her appointment. In view of these, the Board considers that such requirements are sufficient to meet the underlying objective of the said code provision A.4.1 and, therefore, does not intend to take any remedial steps in this regard.

Under code provision A.5.1, a nomination committee comprising a majority of the independent non-executive directors should be established and chaired by the chairman of the board or an independent non-executive director.

The Company has not established a nomination committee whose functions are assumed by the full Board. The Company has achieved and maintained diversity of the Board including professional qualifications and experience, cultural and educational background, race and ethnicity, gender, age and length of service which meet the Company's business model and specific needs. Potential new Directors will be recruited based on their knowledge, skills, experience and expertise and the requirements of the Company at the relevant time and candidates for the INEDs must meet the independence criterion. The process of identifying and selecting appropriate candidates for consideration and approval by the Board has been, and will continue to be, carried out by the executive Directors ("EDs"). In January 2019, the Company adopted the Nomination Policy which set out the criteria, process and procedures by which the Company will select candidates for possible inclusion in the Board. As the above selection and nomination policies and procedures have already been in place and the other duties of the nomination committee as set out in the CG Code have long been performed by the full Board effectively, the Board does not consider it necessary to establish a nomination committee at the current stage.

Under code provision E.1.2, the chairman of the board should attend the annual general meeting.

Due to other pre-arranged business commitments which must be attended to by Dr. Lam Kin Ngok, Peter, the Chairman, he was not present at the AGM held on 18 December 2020. However, Mr. Chew Fook Aun, the Deputy Chairman and an ED present at that AGM took the chair of that AGM pursuant to Article 71 of the Articles of Association to ensure an effective communication with the Shareholders thereat.

EMPLOYEES AND REMUNERATION POLICIES

As at 31 January 2021, the Group employed a total of approximately 4,500 employees. The Group recognises the importance of maintaining a stable staff force in its continued success. Under the Group's existing policies, employee pay rates are maintained at competitive levels whilst promotion and salary increments are assessed on a performance-related basis. Discretionary bonuses are granted to employees based on their merit and in accordance with industry practice. Other benefits including share option scheme, mandatory provident fund scheme, free hospitalisation insurance plan, subsidised medical care and sponsorship for external education and training programmes are offered to eligible employees.

INVESTOR RELATIONS

To ensure our investors have a better understanding of the Company, our management engages in a pro-active investor relations programme. Our Executive Directors and Investor Relations Department communicate with research analysts and institutional investors on an on-going basis and meet with research analysts and the press after our results announcements, attend major investors' conferences and participate in international non-deal roadshows to communicate the Company's financial performance and global business strategy.

During the period under review, certain investor relations activities have been postponed or cancelled due to the global COVID-19 pandemic. The Group maintains proactive interactions with the investment community via conference calls and virtual events and provides them with updates on the Group's operations, financial performance and outlook. The Company is keen on promoting investor relations and enhancing communication with the Shareholders and potential investors. It welcomes suggestions from investors, stakeholders and the public who may contact the Investor Relations Department by phone on (852) 2853 6116, by fax at (852) 2853 6651 or by e-mail atir@laisun.com.

REVIEW OF INTERIM RESULTS

The audit committee of the Company ("Audit Committee") currently comprises three INEDs, Mr. Leung Shu Yin, William, Mr. Lam Bing Kwan and Mr. Leung Wang Ching, Clarence. The Audit Committee has reviewed the unaudited interim results (including the unaudited condensed consolidated financial statements) of the Company for the six months ended 31 January 2021.

By Order of the Board Lam Kin Ngok, Peter

Chairman

Hong Kong, 26 March 2021

As at the date of this announcement, the Board comprises the following members:

Executive Directors:	Dr. Lam Kin Ngok, Peter (Chairman) and Messrs. Chew Fook Aun (Deputy Chairman),
Lau Shu Yan, Julius (Chief Executive Officer), Lam Hau Yin, Lester (also alternate to
Madam U Po Chu) and Tham Seng Yum, Ronald;
Non-Executive Director:	Madam U Po Chu; and
Independent Non-Executive	Messrs. Lam Bing Kwan, Leung Shu Yin, William, Ip Shu Kwan, Stephen and
Directors:	Leung Wang Ching, Clarence.

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Lai Sun Development Company Limited published this content on 26 March 2021 and is solely responsible for the information contained therein. Distributed by Public, unedited and unaltered, on 26 March 2021 10:18:03 UTC.

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Company Profile

Lai Sun Development Company Limited is a Hong Kong-based investment holding company principally engaged in property businesses. The Company operates through four segments. Property Development and Sales segment is engaged in the development and sales of commercial properties, residential properties, car parking spaces and hotels. Its development properties projects include Ocean Hotel project and Ma Tau Kok project, among others. Property Investment segment is engaged in the investment in commercial properties, offices and car parking spaces for rental income. Its investment properties mainly include Cheung Sha Wan Plaza, Causeway Bay Plaza 2 and Lai Sun Commercial Center. Hotel Operation segment is engaged in the operation of Caravelle Hotel in Ho Chi Minh City, Vietnam. Restaurant Operation segment is engaged in the operation of restaurants in Mainland China and Hong Kong, such as Wagyu Kaiseki Den and Opera BOMBANA.

Sector

Real Estate Development & Operations

Calendar

2025-03-20 - Q2 2025 Earnings Release (Projected)

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Sector Other Real Estate Development & Operations

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