Securities code: 000056, 200056 securities abbreviation: Shenzhen Wongtee International Enterprise Co.Ltd(000056) , Huangting B Announcement No.: 2022-11 Shenzhen Wongtee International Enterprise Co.Ltd(000056)
Announcement on the reply to the letter of concern of Shenzhen Stock Exchange
The company and all members of the board of directors guarantee that the information disclosed is true, accurate and complete without false records, misleading statements or major omissions.
Special tips:
By the end of 2021, the company’s loan balance was 4.528 billion yuan, of which the outstanding debt balance due to maturity or litigation was 3.428 billion yuan (mainly CITIC Trust’s 2.75 billion yuan loan). The company’s main financing was guaranteed by real estate and other collateral. The real estate was in the central area of the first and second tier cities, with high-quality assets, low mortgage rate and stable cash flow of collateral operation. The company is actively communicating with other financial institutions to undertake relevant loans and promote the sale of some assets to solve financing maturity and litigation related matters. Investors are invited to pay attention to relevant progress and risks.
Shenzhen Wongtee International Enterprise Co.Ltd(000056) (hereinafter referred to as the “company” and ” Shenzhen Wongtee International Enterprise Co.Ltd(000056) “) received the notice on Shenzhen Wongtee International Enterprise Co.Ltd(000056) issued by Shenzhen Stock Exchange on February 7, 2022 (company Department notice letter [2022] No. 111, hereinafter referred to as the “notice”). The reply to the letter of concern is announced as follows:
Question 1 In combination with the region and sales situation of the investment real estate held by your company, explain the specific calculation process of the changes in the fair value of your company’s investment real estate in this period, and the main reasons, compliance and rationality of the significant changes in this reporting period compared with the previous years.
Company reply:
In the company’s 2021 annual performance forecast, the changes in the fair value of investment real estate are mainly the investment real estate held by the company’s subordinate Shenzhen Rongfa Investment Co., Ltd. (hereinafter referred to as “Rongfa investment”) – Huangting Guoshang shopping mall (i.e. “Shenzhen Huangting Plaza”) and Chongqing Huangting jewelry Plaza Co., Ltd. (hereinafter referred to as “Chongqing Huangting”) Investment real estate held – Chongqing Huangting jewelry Plaza (i.e. “Chongqing Huangting Plaza”). Since the two properties are both large-scale commercial retail properties, there is no actual transaction case of similar properties in the region recently. In this estimation, the listed transaction price of similar properties nearby is referred to. The specific estimation is as follows:
1、 Calculation process of Huangting Guoshang shopping mall, an investment real estate held by Shenzhen Rongfa Investment Co., Ltd
By investigating the listing and trading of similar properties and analyzing and comparing the specific conditions of the selected three comparable cases, such as trading conditions, trading time, location factors, individual factors and equity factors, the selected cases are as follows:
Appraisal object and comparison case appraisal object comparison case I comparison case II comparison case III comparison factor content
Property name Huangting Guoshang shopping plaza Qiaofu building excellence Times Square Hangyuan building
Location: the intersection of Xinwen Road, Futian District, Futian District, citizen, Futian District, Zhenxing Road, Futian District and the middle route on the east side of the center
Property type shop shop shop shop
Transaction price (yuan / m2) to be appraised 129032 123800 139032
The transaction is normal
Transaction time: 2021 / 12 / 31 2021 / 12 / 31 2021 / 12 / 31 2021 / 12 / 31
According to the specific conditions of various price influencing factors of the selected comparable case real estate, the factor condition description table is prepared. The specific conditions are as follows: the appraisal object and the comparative case
Comparative case I comparative case II comparative case III of the appraisal object
Content of comparative factors
Property name Huangting Guoshang shopping plaza Qiaofu building excellence Times Square Hangyuan building
It is located at the intersection of Zhenxing Road, Futian District and east side road of AVIC in Futian District
Property type shop shop shop shop
Transaction price (yuan / square meter) to be appraised 129032 123800 139032
(m)
The transaction is normal
Transaction time: 2021 / 12 / 31 2021 / 12 / 31 2021 / 12 / 31 2021 / 12 / 31
It is located in the central area of Futian District, Jingtian south of Futian District, the central area of Futian District and Huaqiang North of Futian District. It is very prosperous and prosperous
The surrounding subway is within 100 meters from the Convention and Exhibition Center Station of line 1, Xiangmihu station of line 1, shopping park station of line 1 and Huaqiang North Station of line 2, within 600 meters, within 240 meters and within 300 meters
Distance from Bao’an international distance from Bao’an international distance from Bao’an international distance from Bao’an international to the airport
The airport in the district is about 32 kilometers, the airport is about 30 kilometers, the airport is about 31 kilometers, and the airport is about 33 kilometers
Distance from Futian high speed railway station distance from Futian high speed railway station distance from Futian high speed railway station distance from Futian high speed railway station distance from railway station
Prime distance: 1km, 2km, 1km, 4km
Road accessibility surrounding roads developed surrounding roads developed surrounding roads developed surrounding roads developed surrounding roads
Complete public facilities, complete public facilities, complete public facilities, complete public facilities, complete public facilities
The infrastructure is perfect, the infrastructure is complete, the infrastructure is complete, the infrastructure is complete, and the infrastructure is complete
Environmental quality no pollution no pollution no pollution no pollution
Building structure frame
Architectural form podium commercial podium commercial podium commercial podium commercial podium commercial podium
Individual frontage situation frontage frontage frontage frontage frontage
Other available space internal available space is better internal available space is better internal available space is better internal available space is better internal available space is better
Plain interior decoration hardcover hardcover hardcover Hardcover
Floor: first floor, first floor, first floor
The remaining service life is 21 years, 18 years, 28 years and 25 years
The ownership of equity factors is clear, the ownership of complete property rights is clear, the ownership of complete property rights is clear, the ownership of complete property rights is clear, and the ownership of complete property rights is clear
The coefficient is corrected according to the above table. Based on the factors and conditions of the valuation object, the corresponding conditions of comparable cases are compared with the valuation object to determine the corresponding index. The specific correction proportion of each coefficient is described as follows:
① Transaction correction: the valuation object is a normal transaction, which is the same as that of the three comparable cases, so there is no need to correct the three comparable cases.
② Transaction date correction: according to the transaction date of the valuation object and three comparable cases, the date index of the appraised real estate is 100, and the correction is made according to the actual situation of the comparable cases. The trading time of the three comparable cases selected this time is close to the benchmark date of the appraised object, and the recent market price fluctuation is small, so it is not necessary to modify it.
③ Regional factor correction: comprehensively compare the prosperity degree, surrounding subway conditions, distance from the airport, distance from the railway station, road accessibility, completeness of public facilities, perfection of infrastructure, environmental quality and other factors of the valuation object and the comparable cases to determine the correction coefficient of the comparable cases. Each factor is divided into five grades: poor, poor, average, good and good. For each grade difference, appropriate correction shall be given.
④ Individual factor correction: comprehensively compare the building structure, building form, street situation, available space, internal decoration, floor and remaining service life of the valuation object and the comparable cases to determine the correction coefficient of the comparable cases. Each factor is divided into five grades: poor, poor, average, good and good. For each grade difference, appropriate correction shall be given.
⑤ Equity factor correction: comprehensively compare the respective rights of the valuation object and comparable cases. Factors are divided into five grades: poor, poor, average, good and good. For each grade difference, appropriate correction shall be given.
According to the analysis of the valuation object and the comparison cases, the status of each comparison case is compared with the corresponding status of the valuation object according to the reference status, and the correction coefficient table of each factor is determined. See the following table for details:
Table of correction factors of comparative factors
Appraisal object and comparative case comparative case I comparative case II comparative case III
Content of comparative factors
Transaction price (yuan / m2) 129032 123800 139032
Transaction status 100 / 100 100 / 100 100 / 100
Transaction time 100 / 100 100 / 100 100 / 100
Prosperity 100 / 98 100 / 100 100 / 98
Surrounding subway conditions 100 100 100 100 100
Distance from the area to the airport 100 / 100 100 / 100
Distance from the station 100 / 100 100 / 100
Due to road accessibility 100 / 100 100 / 100
Completeness of plain public facilities 100 / 100 100 / 100
Infrastructure perfection 100 / 100 100 / 100
Environmental quality 100 / 100 / 100 100 / 100
Building structure 100 / 100 100 / 100 100 / 100
100 architectural forms/
