In a hybrid cooling system, an indirect evaporative cooling (IEC) unit is installed before an air handling unit to pre-cool the incoming fresh air, in order to reduce the energy consumption of the air-conditioning system. When the system is applied in humid regions, as the dew point temperature of the fresh air is higher, condensation will probably occur in the dry channels of IEC unit. However, the model of IEC unit considering condensation had been seldom studied, which would become an obstacle in predicting the performance of the hybrid system. In order to evaluate its energy saving potential precisely, the paper aims to establish a short-cut model for predicting the annual performance of the hybrid cooling system considering condensation in IEC unit. This paper firstly presents the analytical models for IEC under non-condensation, totally condensation and partially condensation states and proposed a method for judging the three states as well. The models were validated by the published data from literatures. The validated model was then incorporated with TRNSYS for predicting the performance of an IEC hybrid cooling system in a wet market in Hong Kong and the annual simulation results were validated by a field measurement with good agreement. (C) 2015 Elsevier B.V. All rights reserved.