市场一直把深铁当成万科的"定海神针"，但这根针最近自身都晃得厉害。根据双方协议，2025年深铁给 万科的借款额度上限是220亿元，到现在已经借了203.73亿元，剩下的额度连17亿都不到。 深铁不是不想帮，是真没余粮了。作为深圳轨道交通的主力军，它今年光建设地铁13号线就砸了超180 亿元，这条线路穿越南山核心区，拆迁成本比预期高了30%。 前三季度深铁的资产负债率冲到76.2%，近期发行的50亿元公司债，利率比去年上浮了0.8个百分点，融 资成本明显上升。 哈喽，大家好，我是小睿，12月的债券市场，万科成了最扎眼的存在，"22万科MTN004"单日跌幅超 23%，价格跌破68元，持有这只债券的投资者连夜刷屏维权。 谁能想到，压垮市场信心的，只是一笔20亿元的境内债展期申请。 要知道，万科可是行业龙头，背后还有国资深铁当"靠山"，可如今深铁的"输血管"快要见底，万科账上 656.8亿元现金又动不了，这场化债大戏越来越难唱了。 深铁"输血"见顶 要先付工程款、材料款，剩下的还要留足质保金，想往母公司转一分钱都要层层审批。"该项目至今只 向母公司回流了3000万元，还不够支付一笔信托利息。 12月的债务压力已经迫 ...

若以"一波未平一波又起"概括万科近期在公开债市场的处境，这一表述可谓恰如其分。当前，万科正面临多重债务兑付压力交织的复杂局面，其资金流动性 风险持续发酵，成为市场关注的焦点。 第二、三种方案则要求万科提供增信措施，如深圳地铁或其他深圳国资企业的连带担保，并规定已产生的利息须在2025年12月15日支付，本金及展期利息明 年12月支付。 鉴于展期生效需获持有总表决权90%以上的持有人同意，结合当前市场环境及持有人风险偏好，第二或第三种方案通过的可能性更大。万科可以用来增信的 资产不多了，大概率要寻求深圳地铁或深圳国资的支持。 与此同时，另一笔规模更大的境内债券"22万科MTN005"正面临迫近的兑付压力——该债券本金余额高达37亿元，将于2025年12月28日到期，需一次性兑付 最后一年的利息及全额本金。 以万科当前资金流状况判断，显然难以筹措足够资金按期偿还这笔巨额债务。为此，万科已决定召开债券持有人会议，试图通过审议展期方案以缓解短期资 金压力，估计展期方案与"22万科MTN004"类似，即延迟一年偿付本金、展期利息按债券原票面利率计算。 除前述两笔债券外，"21万科02"虽未到期，但已触发回售条款行使条件 ...

12月5日晚间，万科集团（000002.SZ/ 02202.HK ，下称"万科"）通过主承销商发布通知，披露"22万科 MTN004"持有人会议议案。首笔境内债展期方案同时正式"出炉"，拉开了万科与持有人博弈的序幕。 会议将针对三份关于"22万科MTN004"展期的议案进行投票。其中一份由万科提出，拟对债券展期一 年，调整后的兑付时间为2026年12月15日。展期期间，该笔债券的票面利率维持不变。展期前已经产生 的利息与展期期间新增利息均在展期到期日随本金一次性兑付。展期期间不计复利，无现金首付。 ...

Core Viewpoint - Vanke has decided to forgo the redemption option for its "21 Vanke 02" corporate bond and terminate credit rating assignments with two agencies, while also planning to hold a bondholder meeting regarding the extension of its 2022 fifth phase medium-term notes [1][8]. Group 1: Bond Redemption and Interest Rate - Vanke announced it will not adjust the interest rate for "21 Vanke 02," maintaining a rate of 3.98% for the last two years of the bond's term [2] - The company has chosen to forgo its redemption option for the "21 Vanke 02" bond, allowing investors to either sell back their bonds at face value or continue holding them [2] - The buyback registration period for investors is set from December 9 to December 15, 2025, with a buyback price of RMB 100 per bond [2] Group 2: Bondholder Meeting and Debt Extension - A bondholder meeting will be convened to discuss the extension of the 2022 fifth phase medium-term notes, with a principal repayment date now set for December 15, 2026 [5][6] - The outstanding balance for the medium-term notes is RMB 3.7 billion, with an interest rate of 3% during the extension period [5] - The meeting will also address proposals for additional credit enhancement measures and adjustments to the repayment arrangements [7] Group 3: Termination of Credit Ratings - Vanke has terminated its credit rating assignments with United Ratings and China Chengxin, which previously rated the company and its bonds as AAA with a stable outlook [8] - The termination of these ratings will not significantly impact the company's operations, financial status, or debt repayment capabilities [9]

Core Viewpoint - Vanke is facing liquidity pressure and strategic contraction, as evidenced by its recent announcements regarding bond extensions, abandonment of redemption rights, and termination of credit rating services [1][16]. Bond Extension Efforts - Vanke is seeking to extend the maturity of two medium-term notes (MTN), specifically "22 Vanke MTN005" with a balance of 3.7 billion and "22 Vanke MTN004" with a balance of 2 billion, due to imminent repayment pressures [1][2][6]. - The voting deadlines for these extensions are critical, with "22 Vanke MTN004" on December 12 and "22 Vanke MTN005" on December 22, requiring at least 90% creditor approval for the extensions [1][12]. - Three proposals for the extension of "22 Vanke MTN004" have been presented to creditors, including a 12-month extension with no cash payments during that period, and proposals requiring additional credit enhancements [8][9][11]. Abandonment of Redemption Rights and Rating Termination - Vanke has decided to forgo the redemption option for the "21 Vanke 02" bond, which has a balance of 1.1 billion, to alleviate immediate cash flow pressures [1][13][14]. - The company has terminated its credit rating services with two agencies, which is expected to reduce annual rating fees and avoid potential negative market impacts from downgrades [1][15]. Ongoing Liquidity Challenges - As of Q3 2025, Vanke's interest-bearing liabilities stand at 362.93 billion, with cash reserves of 65.68 billion, resulting in a cash-to-short-term debt ratio of below 1, indicating difficulty in covering short-term obligations [16]. - The company's revenue for the first three quarters of 2025 has decreased by 26.61% year-on-year, with a net loss of 28.24 billion, reflecting worsening financial conditions [16]. - Vanke's major shareholder, Shenzhen Metro Group, has shifted its support strategy from unconditional backing to conditional financial arrangements, indicating a tightening of financial support [16]. Credit Rating Concerns - Standard & Poor's has placed Vanke's credit rating on a negative watch, citing unsustainable financial commitments and risks of default or restructuring [17]. - Fitch Ratings downgraded Vanke's credit rating to "CCC-", suggesting that without further support from shareholders, the company may struggle to meet its debt obligations [17].

Group 1 - The article highlights the ongoing critical phase of the real estate industry characterized by "debt reduction promotion + sales bottoming out," with major real estate companies' operational actions and financing events being focal points for market attention [10] - In November 2025, the real estate market saw a month-on-month increase in financing, with notable companies like Longfor and Huafa streamlining their structures to enhance efficiency [9] - New housing supply showed a month-on-month increase of 1.6%, with cities like Guangzhou, Suzhou, and Dongguan experiencing significant growth [9] Group 2 - The average sales rate for newly launched projects increased by 3 percentage points to 35%, with cities like Tianjin, Suzhou, and Ningbo exceeding 60% [9] - The second-hand housing market experienced a 14% month-on-month increase in transaction area, with cities like Shanghai, Chengdu, and Wuhan seeing over 20% growth [9] - The land market saw a month-on-month increase in transaction area and amount by 39% and 57% respectively, with the average premium rate recovering [9][15] Group 3 - In December, new housing supply is expected to be of higher quality but in reduced quantity, coupled with year-end discounts from real estate companies, potentially leading to a short-term recovery in transactions [13] - The upcoming land auctions in December are set to include 125 plots with a total starting price of 172.3 billion yuan, with cities like Guangzhou and Wuhan having significant offerings [14]

Core Viewpoint - Vanke is facing significant financial pressure, leading to strategic decisions such as postponing bond redemptions and terminating credit ratings to manage liquidity and reduce external scrutiny [1][9][10]. Financial Decisions - On December 5, Vanke announced the decision to forgo the redemption option for the "21 Vanke 02" corporate bond, which has a balance of 1.1 billion yuan and a coupon rate of 3.98% [5][6][7]. - The company aims to delay repayment pressures until the bond's natural maturity, allowing for better cash flow management [7][8]. - Vanke also terminated its credit ratings with two agencies, which may reduce costs and limit negative market sentiment [9][10]. Debt Pressure - Vanke's total interest-bearing liabilities reached 362.93 billion yuan, with cash reserves of 65.68 billion yuan, resulting in a cash-to-short-term debt ratio of less than 1 [8]. - The company is under pressure to manage upcoming debt obligations, including a 3.0% coupon bond maturing in December 2025 with a balance of 3.7 billion yuan [2][3]. - The decision to extend the maturity of the "22 Vanke MTN 004" bond, originally due in December 2025, reflects ongoing liquidity concerns [12][13]. Financial Performance - For the first three quarters of 2025, Vanke reported total revenue of 161.39 billion yuan, a year-on-year decline of 26.61%, and a net loss of 28.24 billion yuan, an increase of 72.19% in losses [14]. - The support from the major shareholder, Shenzhen Metro Group, has shifted from unconditional backing to more structured financial arrangements, indicating a change in the nature of support [15][16]. Market Reactions - Following the announcement of the bond extension, Vanke's stock and bonds experienced declines, reflecting market concerns about its liquidity and financial health [12][13]. - Analysts suggest that the termination of credit ratings may lead to increased uncertainty in investment decisions, but it could also prevent further negative impacts from potential downgrades [11].

Core Insights - Vanke is facing significant financial pressure, leading to strategic decisions such as postponing bond redemption and terminating credit ratings with agencies [1][4][6] Financial Decisions - Vanke announced it would not exercise the redemption option for the "21 Vanke 02" bond, which has a balance of 1.1 billion yuan and a coupon rate of 3.98%, to alleviate immediate cash flow pressures [2][3] - The company also decided to terminate its credit ratings with two agencies, which may reduce costs and limit external scrutiny [5][6] Debt Management - Vanke's total interest-bearing liabilities stood at 362.93 billion yuan, with cash reserves of 65.68 billion yuan, indicating a cash-to-short-term-debt ratio of less than 1, highlighting liquidity challenges [3][8] - The company is seeking to extend the maturity of its "22 Vanke MTN 004" bond, which has a total issuance of 2 billion yuan, to manage its debt obligations [7][8] Market Reactions - Following the announcement of the bond extension, Vanke's stock and bonds experienced declines, reflecting market concerns about its liquidity [7][8] - Analysts suggest that the termination of credit ratings could lead to increased uncertainty for investors, as it removes a key risk assessment tool [5][6] Support from Major Shareholders - The major shareholder, Shenzhen Metro Group, has shifted its support for Vanke from unconditional backing to more structured financial arrangements, indicating a change in the nature of support [9][10] - Despite the current liquidity issues, Vanke's available cash can cover existing bond balances, but it may struggle to meet upcoming debt obligations without external financing [10]

Core Viewpoint - Vanke has proposed three different extension plans for its medium-term notes (MTN), indicating ongoing financial difficulties and the need for additional measures to secure investor confidence [1][3][4]. Group 1: Extension Proposals - Proposal One suggests a 12-month extension for principal repayment, moving the due date to December 15, 2026, with interest accrued before the extension to be paid on the same date, maintaining a coupon rate of 3.00% during the extension period [1][2]. - Proposal Two includes additional credit enhancement measures and conditional adjustments to the repayment arrangements, requiring guarantees from acceptable entities such as Shenzhen Metro Group [1][2]. - Proposal Three aligns with Proposal Two regarding principal and interest payment arrangements but emphasizes the need for corresponding credit enhancement measures for the extension [2][3]. Group 2: Financial Condition and Risks - Vanke's financial situation is described as severe, with a significant amount of debt due in the near term, leading to concerns about potential defaults if the extension proposals are not approved by the bondholders [3][4]. - As of June 30, 2025, Vanke's interest-bearing liabilities totaled CNY 364.26 billion, accounting for 30.5% of total assets, with 42.7% of these liabilities maturing within one year [3]. - The company has faced downgrades in credit ratings from both S&P and Fitch, with S&P rating Vanke at "CCC-" and Fitch also rating it "CCC-", indicating a high risk of default or restructuring [4][5][6].

Core Viewpoint - Vanke is seeking to extend the maturity of its medium-term notes (MTN) due to severe operational challenges, proposing three different extension plans to its bondholders [3][6]. Summary by Sections Proposal Details - The first proposal involves a 12-month extension of the principal repayment date to December 15, 2026, with interest accrued before the extension being paid on the same date, maintaining a coupon rate of 3.00% during the extension period [3][5]. - The second proposal includes additional credit enhancement measures and conditional adjustments to the repayment arrangements, requiring guarantees from acceptable entities such as Shenzhen Metro Group [6][7]. - The third proposal mirrors the second in terms of repayment arrangements but emphasizes the need for corresponding credit enhancements [6][7]. Bondholder Concerns - Some bondholders have expressed opposition to the proposed extension plans, highlighting the critical nature of the upcoming vote on these proposals, which must be completed by December 12, 2025, to avoid default [7][8]. - Vanke's announcement on December 1 indicated that the company is facing significant operational difficulties, prompting the need for these proposals [6][7]. Financial Position - As of June 30, 2025, Vanke's interest-bearing liabilities totaled 364.26 billion, accounting for 30.5% of total assets, with 42.7% of these liabilities maturing within one year [7][8]. - Vanke has 15 outstanding bonds, with a total balance of 20.316 billion, and a significant portion of these bonds maturing before 2026 [7][8]. Credit Ratings - Vanke's credit ratings have been downgraded to "CCC-" by S&P and Fitch, indicating a risk of default or restructuring, with Fitch placing Vanke on a negative watch list [8][9]. - Fitch noted that without further support from shareholders, Vanke may struggle to meet its upcoming debt obligations, projecting negative cash flows for 2025 and 2026 even after accounting for asset sales [9].