Contents

1 This annual report ( Annual Report ) is available in both English and Chinese. Shareholders who have received either the English or the Chinese version of the Annual Report may request a copy in the language different from that has been received by writing to the Company s Share Registrar, Tricor Standard Limited at Level 54, Hopewell Centre, 183 Queen s Road East, Hong Annual Report (in both English and Chinese versions) has been posted on the Company s website at Shareholders who have chosen to rely on copies of the Corporate Communications (including but not limited to annual report, summary financial report (where applicable), interim report, summary interim report (where applicable))

2 , notice of meeting, listing document, circular and proxy form) posted on the Company s website in lieu of any or all the printed copies thereof may request printed copy of the Annual who have chosen or are deemed to have consented to receive the Corporate Communications using electronic means through the Company s website and who have difficulty in receiving or gaining access to the Annual Report posted on the Company s website will upon request be sent the Annual Report in printed form free of may at any time choose to change their choice of language and means of receipt ( in printed form or by electronic means through the Company s website)

3 Of all future Corporate Communications from the Company by giving notice in writing by post to the Company s Share Registrar, Tricor Standard Limited at Level 54, Hopewell Centre, 183 Queen s Road East, Hong Kong or by email at Report 2021 Sino Land Company Limited1 Contents2 Corporate information3 Group financial summary7 Chairman s statement18 Review of operations56 Sustainable development63 Corporate governance report82 Risk management report89 Directors report105 Biographical details of Directors & senior management110 Independent auditor s report114 Consolidated statement of profit or loss115 Consolidated statement of profit or loss and other comprehensive income116 Consolidated statement of financial position118 Consolidated statement of changes in equity119 Consolidated statement of cash flows122 Notes to the consolidated

4 Financial statements227 Disclosure pursuant to Rule of the Listing Rules228 Major properties held by the GroupSino Land Company LimitedAnnual Report 20212 Corporate informationBoard of DirectorsRobert Ng Chee Siong, ChairmanDaryl Ng Win Kong, SBS, JP, Deputy ChairmanRonald Joseph Arculli, GBM, CVO, GBS, OBE, JP#Allan Zeman, GBM, GBS, JP*Adrian David Li Man-kiu, JP*Steven Ong Kay Eng*Wong Cho Bau, JP*Ringo Chan Wing KwongGordon Lee Ching KeungThomas Tang Wing Yung, Group Chief Financial Officer(# Non-Executive Director)(* Independent Non-Executive Directors)Audit CommitteeAdrian David Li Man-kiu, JP, ChairmanAllan Zeman, GBM, GBS, JPSteven Ong Kay EngNomination CommitteeRobert Ng Chee Siong, ChairmanAllan Zeman, GBM, GBS, JPAdrian David Li Man-kiu, JPRemuneration CommitteeSteven Ong Kay Eng, ChairmanAllan Zeman, GBM, GBS, JPAdrian David Li Man-kiu, JPDaryl Ng Win Kong, SBS, JPAuthorized RepresentativesRobert Ng Chee SiongRingo Chan Wing KwongCompany SecretaryFanny Cheng Siu KingAuditorDeloitte Touche Tohmatsu Registered Public Interest Entity AuditorsSolicitorsWoo, Kwan, Lee & LoClifford ChanceShare RegistrarTricor Standard LimitedLevel 54, Hopewell Centre,183 Queen s Road East.

5 Hong KongTelephone : (852) 2980 1333 Fax : (852) 2861 1465 Email : BankersBank of China (Hong Kong) LimitedHang Seng Bank LimitedThe Hongkong and Shanghai Banking Corporation LimitedDBS Bank Ltd., Hong Kong BranchIndustrial and Commercial Bank of China (Asia) LimitedStandard Chartered Bank (Hong Kong) LimitedChina Construction Bank (Asia) Corporation LimitedBangkok Bank Public Company LimitedThe Bank of East Asia, LimitedInvestor relations contactTelephone : (852) 2132 8480 Fax : (852) 2137 5907 Email : Office12th Floor, Tsim Sha Tsui Centre,Salisbury Road, Tsim Sha Tsui,Kowloon, Hong KongTelephone : (852) 2721 8388 Fax : (852) 2723 5901 Website.

6 InformationStock code 83 American depositary receiptCUSIP Number 829344308 Trading Symbol SNLAYADR to Ordinary Share Ratio 1:5 Listing Level One (OTC)Depositary Bank The Bank of New York 101 Barclay Street, 22nd Floor West, New York, NY 10286, calendarClosure of Register of Members for entitlement to attend and vote at Annual General Meeting22nd October, 2021 to 27th October, 2021 (both dates inclusive)Annual General Meeting27th October, 2021 Closure of Register of Members for dividend entitlement2nd November, 2021 to 3rd November, 2021 (both dates inclusive)Record Date for final dividend and special dividend entitlement3rd November, 2021 Last Day for lodging forms of election for scrip dividends25th November, 2021 4.

7 30 Dividend PaidHK14 cents per share20th April, 2021 Final DividendSpecial Dividend PayableHK41 cents per shareHK28 cents per share6th December, 2021 Annual Report 2021 Sino Land Company Limited3 Group financial summary20172018201920202021HK$HK$HK$HK$H K$Turnover18,333,874,99310,730,234,3838, 009,912,5785,886,888,00224,545,345,720 Underlying net profit from operations5,565,243,29511,247,096,9924,6 71,078,0534,557,049,80410,315,827,756 Profit attributable to the Company s shareholders7,414,672,30513,995,949,1796 ,914,903,9341,688,050,4289,646,036,990 Underlying earnings per share (cents) earnings per share (cents) per share (cents) Interim Final Special dividend earnings & dividends per share20172018201920202021060402080100120 140160180200020406080100120140160180200H K CentYearUnderlying earnings per shareDividends per shareSino Land Company LimitedAnnual Report 20214 Group financial summary (Continued)Consolidated statement of financial position20172018201920202021HK$HK$HK$HK$ HK$Non-current assets94,319,325,140105,863,032,858106,2 04,235,953106,332,352,941106,906,825,650 Current assets60,946,539,94353,244,363,67074,544 ,144,43180,391,448,91374,808,371,628 Current liabilities(20,050,896,042)(12,131,243,5 24)(25,385,564,491)(32,319,376,427)(17,9 65,728,139)

8 135,214,969,041146,976,153,004155,362,81 5,893154,404,425,427163,749,469,139 Share capital40,590,631,43644,560,016,00547,32 4,776,29349,806,148,51653,211,962,913 Reserves87,763,136,24695,021,924,73397,9 69,236,46095,109,732,783101,947,734,115 Shareholders funds128,353,767,682139,581,940,738145,2 94,012,753144,915,881,299155,159,697,028 Non-controlling interests971,301,683860,175,745868,091,6 12843,307,7891,648,902,596 Non-current liabilities5,889,899,6766,534,036,5219,2 00,711,5288,645,236,3396,940,869,515 135,214,969,041146,976,153,004155,362,81 5,893154,404,425,427163,749,469,139 Shareholders funds at book value per fundsProfit attributable to the Company s ,00014,0008,0007,0006,0005,0004,0003,000 2,0001,00009,00010,00013,00012,000HK$ BillionHK$ MillionAnnual Report 2021 Sino Land Company Limited5 Group financial summary (Continued) Property sales Property rental Property management and other services Hotel operations ( )% Investments in securities and financing Property sales Property rental Property management and other services Hotel operations Investments in securities and financing Company and its subsidiaries (the Group )

9 Breakdown of segment results for the year ended 30th June, 2021 Breakdown of segment revenue for the year ended 30th June, 2021 Sino Land Company LimitedAnnual Report 20216 Group financial summary (Continued) Property sales Property rental Property management and other services Hotel operations ( )% Investments in securities and financing Property sales Property rental Property management and other services Hotel operations Investments in securities and financing Group and attributable share from associates and joint venturesBreakdown of segment results for the year ended 30th June, 2021 Breakdown of segment revenue for the year ended 30th June, 2021 Annual Report 2021 Sino Land Company Limited7 Chairman s statementThe Directors propose that shareholders be given the option to receive the final dividend and the special dividend in new shares in lieu of cash.

10 The scrip dividend proposal is subject to: (1) the approval of the proposed final dividend and special dividend at the Annual General Meeting to be held on 27th October, 2021; and (2) The Stock Exchange of Hong Kong Limited granting the listing of and permission to deal in the new shares to be issued pursuant to this circular containing detail of the scrip dividend proposal will be dispatched to shareholders together with the form of election for scrip dividend on or about 10th November, 2021. It is expected that the final dividend warrants and share certificates for the scrip dividend will be dispatched to shareholders on or about 6th December, review(1) Sales activitiesFor the Financial Year, property sales at subsidiary level recognised by the Group amounted to HK$20, million compared to HK$ million last year.