万科企业股份有限公司 关于担保进展情况的公告 证券代码：000002、299903 证券简称：万科 A、万科 H 代 公告编号：<万>2025-168 本公司及董事会全体成员保证公告内容真实、准确和完整，没有虚假记载、误导性 陈述或者重大遗漏。 一、已有担保事项进展 为满足经营需要，万科企业股份有限公司（以下简称"公司"或"万科"） 之控股子公司前期已向金融机构融资，公司或公司之控股子公司继续通过信用保 证、股权质押等方式为相应的融资提供担保。 本次担保事项在上述担保额度范围内, 被转授权人员已在上述授权范围内 决策同意本次担保事项，具体情况如下： 公司 2024 年度股东大会审议通过了《关于提请股东大会授权公司及控股子 公司对外提供担保的议案》，同意在授权有效期内提供的新增担保总额须不超过 人民币 1,500 亿元，有效期为自 2024 年度股东大会决议之日起至 2025 年度股东 大会决议之日止。董事会在取得股东大会授权之同时，已进一步转授权公司指定 高管人员对于单笔金额低于人民币 50 亿元的对外担保进行审批，并签署相关法 律文件。 公司名称：福州市万滨房地产有限公司 成立日期：2015 年 10 月 ...

Global Rental Market Dynamics - The global rental market in November shows divergence, with the US market experiencing a decline in rents due to an influx of new housing supply, particularly in fast-growing areas like Austin and Denver, indicating a shift from a "landlord's market" to a tenant's market [2][3] - In the US, the median rent for 0-2 bedroom units in the top 50 cities is approximately $1,693, down 1% year-over-year, marking the 28th consecutive month of annual declines [3] - The European market continues to see high rents, while the Asia-Pacific region is steadily expanding, with centralized long-term rental companies growing despite a seasonal decline in rents [2] Regional Rental Market Developments United States - In November, the national median rent fell to $1,367, with a monthly decrease of 1.0% and an annual decrease of 1.1% [3] - Significant rent declines were observed in cities like Austin (-6.6%), Denver (-4.8%), and Birmingham (-4.6%) [3] Greece - Greece's rental market is set for a major reform starting in 2026, transitioning to bank payments for rent to combat "black rent" issues, with significant implications for landlords and tenants [4] Netherlands - The Dutch rental market is characterized by ongoing investor sell-offs of rental properties, leading to a decrease in rental housing supply, particularly for smaller units [5] Australia - From November 25, Victoria's rental market will undergo significant reforms aimed at enhancing tenant rights, including the prohibition of "no-fault evictions" and extending notice periods for rent increases [7] Singapore - In November, apartment rents slightly decreased by 0.1%, with a year-on-year increase of 2.3%, while the rental market for public housing units showed a recovery with a monthly increase of 0.5% [8] South Korea - Seoul's apartment rents increased by 3.29% from January to November, marking the highest growth since 2015, with the average monthly rent reaching 1,476,000 KRW [9] China - In November, the rental market in China's top 10 cities saw a median rent of 1,700 CNY/month, with a month-on-month decline of 5.45% [11] - Chengdu experienced the largest decline at 6.93%, while Sanya was the only city to see an increase of 0.92% [11][13] Rental Enterprise Developments - Several rental communities and hotels opened in November, including Hefei Anju Group's "Chengyu·Zhenjing" community and Wuhan's "Yuyun Chuang" youth apartment, aimed at providing quality housing options for young professionals [14][15][27] - The rental market is seeing a trend of new openings and expansions, with companies like Magic Cube Apartment and Zhenxing Apartment launching multiple new locations across key urban areas [16][17] Rental Housing Supply Dynamics - The rental housing market is actively addressing supply through various initiatives, including the introduction of affordable rental housing projects in cities like Wuhan and Quanzhou, aimed at meeting the needs of young professionals [28][30] - The market is also witnessing a trend of converting commercial properties into rental housing to enhance supply [46]

Company Overview - China Vanke, a state-backed property developer, narrowly avoided defaulting on a 2 billion yuan ($284 million) bond as the slow recovery in China's property market continues [1] - The company is also seeking to delay repayment of another 3.7 billion yuan ($530 million) of onshore debt due on December 28, with bondholders agreeing to extend the deadline to February [1] Industry Context - Chinese property developers are struggling to recover from a downturn that began years ago, despite government policies aimed at reviving the industry [2] - Weak investment and declining housing prices have undermined investor confidence, impacting the broader economy as many homeowners face significant losses on their properties [2] - The property market, once a major driver of prosperity, is now a burden on the economy [2] Financial Performance - Vanke's revenue fell by 27% year-on-year in the latest July-September quarter, and several of its onshore bonds were suspended from trading due to price declines [3] - The company owes more than $50 billion, significantly less than the over $300 billion debt of China Evergrande, which defaulted in 2021 [4] Market Conditions - The property sector in China remains in a prolonged downturn, with home prices dropping by 20% or more from their peak in 2021 [5] - New home sales fell by 11.2% in value year-on-year in the first 11 months of 2025, and property investments decreased nearly 16% from the previous year [6] - The ongoing decline in the property market poses significant risks to China's transition to a domestically demand-driven growth model [7]

Summary of China Property Weekly Wrap Industry Overview - The report focuses on the **Chinese property market**, specifically analyzing the performance of primary and secondary real estate transactions in the context of fiscal year 2025 (FY25) and the outlook for 2026. Key Highlights 1. **Policy Initiatives**: - The Ministry of Housing and Urban-Rural Development (MOHURD) has outlined priorities for 2026 aimed at stabilizing the property market, including: - City-specific measures to control new supply and reduce inventory through urban renewal and buybacks of unsold homes for affordable housing [1] - Promotion of high-quality housing initiatives [1] - Enhancement of the "white-list" financing mechanism to support developers' financing needs [1] - Empowerment of local governments to adjust housing policies to support demand [1] - Advancement of new development models to mitigate delivery risks [1] 2. **Local Policy Adjustments**: - Beijing has eased local home purchase restrictions, allowing families with multiple children to buy an additional home within the 5th Ring Road [2] - Potential adjustments in home-purchase rules in other Tier-1 cities like Shanghai and Shenzhen are anticipated [2] 3. **Market Activity**: - Transactions in the primary market improved by **29% week-over-week (wow)**, while the secondary market saw a **5% wow** increase, despite year-over-year (yoy) declines of **-16%** and **-1%** respectively [3][8] - The ratio of units with price cuts narrowed to **15.4 times** those with price increases in December, down from approximately **18 times** in the previous months [3] 4. **Sales and Inventory Data**: - New home sales volume was **-37% yoy**, with search activities down **1.1% wow** [4] - Inventory levels increased by **0.1% wow** but decreased by **3.5%** from the end of 2024, with inventory months at **28.4** [20] 5. **Valuation Insights**: - Stronger state-owned enterprise (SOE) developers experienced a **-1% wow** decline in share prices, while privately-owned enterprises (POE) saw a **-2% wow** drop [32] - Offshore developers are trading at an average **37% discount** to end-2026 estimated net asset value (NAV) [32] 6. **Sales Forecasts**: - Property sales in approximately **75 cities** suggest that top-100 developers' presales are likely to decline **41% yoy** in December, compared to **-36%** in November [8] - Completions are expected to show a **mid-single-digit percentage improvement** yoy in December, with a **-10% yoy** decline projected for FY25 [24] 7. **Market Sentiment**: - Secondary market sentiment remains steady, with subscription-based sales and visitations flattening [3] - Home appliance sales are likely to record a yoy decline in December based on trends in **20 cities** [8] Additional Insights - The report indicates a potential steepened decline in new starts in December, based on land sales trends and cement shipment ratios [8] - The overall market sentiment reflects cautious optimism due to policy adjustments and localized easing measures, which may influence investor focus in the near term [2][3] This summary encapsulates the critical insights and data points from the China Property Weekly Wrap, providing a comprehensive overview of the current state and outlook of the Chinese property market.

Group 1 - A total of 88 stocks in the A-share market experienced block trading today, with a total transaction value of 2.359 billion yuan [1] - The top three stocks by transaction value were Giant Network at 302 million yuan, Muyuan Foods at 187 million yuan, and New Asia Electronics at 130 million yuan [1] - Among the stocks, 4 were traded at par, 4 at a premium, and 80 at a discount; the highest premium rates were for Shenghua Biotech at 8.2%, Vanke A at 2.6%, and Jinko Power at 1.07% [1] Group 2 - The top buying amounts from institutional special seats were led by Giant Network at 302 million yuan, followed by Changchuan Technology at 105 million yuan and Tuojing Technology at 103 million yuan [2] - The top selling amounts from institutional special seats were led by Jinko Power at 99.4 million yuan and Zhongji Xuchuang at 16.36 million yuan [2]

Group 1 - The real estate development sector experienced a decline of 1.13% on December 30, with Suzhou Gaoxin leading the drop [1] - The Shanghai Composite Index closed at 3965.12, showing a slight decrease of 0.0%, while the Shenzhen Component Index rose by 0.49% to 13604.07 [1] - Notable gainers in the real estate sector included Shouke Co., which saw a significant increase of 10.06% in its closing price [1] Group 2 - Suzhou Gaoxin reported a substantial decline of 7.15% in its closing price, with a trading volume of 1.64 million shares and a turnover of 1.126 billion yuan [2] - The overall net capital outflow from the real estate development sector amounted to 549 million yuan, while retail investors saw a net inflow of 473 million yuan [2] - The data indicates that major funds had a net inflow in several companies, such as Shouke Co. with a net inflow of 337 million yuan, while retail investors showed varying trends across different stocks [3]

Core Viewpoint - The Chinese stock market is on track for its best performance since 2017, driven by a broad rally across various sectors, particularly technology, materials, and healthcare [3][4][7]. Group 1: Market Performance - The MSCI China Index has risen approximately 28% this year, indicating a potential consecutive annual increase [4][7]. - The materials sector, led by gold mining companies, has seen the most significant gains, with the MSCI China Materials Index up about 108%, marking its best annual performance since 2003 [7][8]. - The healthcare sector has rebounded, with the MSCI China Healthcare Sub-Index rising around 50%, expected to achieve its best performance since 2020 [11]. Group 2: Sector Analysis - The technology sector has been a primary driver of the market rally, with significant contributions from artificial intelligence and popular commodities [4][7]. - The entertainment sector has also thrived, with the MSCI China Communication Services Index increasing over 40%, benefiting from a shift in consumer spending towards home entertainment [14]. - In contrast, the utilities and real estate sectors have lagged, with the MSCI China Utilities Sub-Index showing little change and the real estate sector only increasing by 1.4% [17][18]. Group 3: Key Drivers and Challenges - The rally is supported by global themes such as artificial intelligence and rising commodity prices, while a potential stimulus measure addressing housing issues could further enhance market performance [4][7]. - The ongoing housing crisis and deflationary pressures in China remain significant challenges, as evidenced by the poor performance of major real estate developers like Vanke Group, which has seen a 36% decline in stock price this year [17][18].

Core Viewpoint - Vanke's attempts to extend its domestic bonds have faced significant setbacks, highlighting a deep trust gap with creditors and exacerbating the company's short-term liquidity pressures [1][4]. Group 1: Bond Extension Attempts - On December 22, Vanke's proposal for the 20 billion yuan bond "22 Vanke MTN004" was rejected by creditors, only managing to secure a 30 trading day grace period [1][2]. - The subsequent meeting on December 26 for the 37 billion yuan bond "22 Vanke MTN005" resulted in a similar outcome, with all extension proposals failing and only the grace period being approved [2][3]. - The proposals for both bonds included multiple adjustments, but ultimately failed to meet the required 90% approval threshold from creditors [2][3]. Group 2: Proposal Details - The first proposal for "22 Vanke MTN004" demanded a 12-month extension of principal payments without any credit enhancement measures, receiving only 1.76% support [3]. - The second proposal attempted to address creditor concerns by offering normal interest payments and vague credit enhancement commitments, but still garnered only 3.19% support [3]. - The approved grace period extends the original 5 working days to 30 trading days, with the new maturity date set for January 28, 2026, but this is seen as a temporary measure [2][3]. Group 3: Market Reactions and Future Outlook - Industry experts indicate that the grace period is merely a stopgap and does not fundamentally resolve Vanke's issues, emphasizing the need for clear and executable credit enhancement measures to regain creditor trust [4][5]. - The lack of a solid repayment plan and ambiguous credit enhancement descriptions have led to repeated rejections of Vanke's proposals, indicating a cycle of failed negotiations [4][5]. - Comparisons with other bonds, such as "18 Ocean 01," show that Vanke's proposals lack the structured repayment plans that could potentially alleviate creditor concerns [5].

1. Report Industry Investment Rating The document does not provide the industry investment rating. 2. Core View of the Report The report analyzes the credit market from December 22 - December 26, 2025. It shows that the primary - market credit bond issuance and net financing increased, while the repayment decreased, and the asset - backed securities' net financing decreased. In the secondary market, the trading volume of credit bonds increased, and the yield and credit spread of different bonds fluctuated. There were also negative credit events. Investment suggestions are provided for different types of bonds in 2026 [3][5][6]. 3. Summary by Relevant Catalogs 3.1 This Week's Credit Hot Events - "22 Vanke MTN005" multiple extension proposals were not approved, and only the extension of the principal and interest payment grace period to 30 trading days was agreed. The grace period for the bond with a scale of 3.7 billion yuan expires on February 10, 2026. Vanke's debt disposal for public and non - standard debts may be different, and a lack of clear credit enhancement for public debts may lead to increased risks [9][10][12]. - The Shanghai Stock Exchange issued the "Shanghai Stock Exchange Bond Continuation Business Guide No. 5 - Corporate Bond Trustee Management", aiming to clarify trustee responsibilities, encourage active credit management, and improve business quality and efficiency [13]. 3.2 Primary Market 3.2.1 Net Financing Scale - Credit bond (excluding asset - backed securities) net financing was 213.8 billion yuan, an increase of 98.7 billion yuan. The total issuance was 421.3 billion yuan (up 56.9 billion yuan), and the total repayment was 207.5 billion yuan (down 41.8 billion yuan). Asset - backed securities' net financing was 20.6 billion yuan, a decrease of 2.9 billion yuan [15]. - By product type, the net financing of urban investment bonds was 28.6 billion yuan (up 8.4 billion yuan), industrial bonds was 68.3 billion yuan (down 2.6 billion yuan), and financial bonds was 117 billion yuan (up 92.9 billion yuan) [15]. - In terms of issuance and redemption quantity, urban investment bonds' issuance decreased by 14 and redemption decreased by 22; industrial bonds' issuance decreased by 42 and redemption increased by 7; financial bonds' issuance increased by 4 and redemption decreased by 17 [17]. 3.2.2 Issuance Cost - The issuance rate of AA financial bonds remained above 3%, while the rates of AA + urban investment bonds and AAA financial bonds increased slightly. Other bonds' rates decreased to varying degrees. Specifically, the rates of AA urban investment bonds and AA + financial bonds dropped by 53BP and 50BP respectively [21]. 3.3 Secondary Market 3.3.1 Trading Situation - The trading volume of credit bonds (excluding asset - backed securities) increased by 83.7 billion yuan. Urban investment bonds' trading volume was 285.6 billion yuan (up 26.2 billion yuan), industrial bonds was 364.7 billion yuan (down 2.7 billion yuan), and financial bonds was 687.7 billion yuan (up 60.2 billion yuan). Asset - backed securities' trading volume was 20.4 billion yuan (down 5.1 billion yuan) [22]. - Regarding turnover rate, the overall credit bond turnover rate showed mixed changes. Urban investment bonds' turnover rate was 1.83% (up 0.17pct), industrial bonds was 1.88% (down 0.02pct), financial bonds was 4.43% (up 0.37pct), and asset - backed securities was 0.52% (down 0.15pct) [23]. 3.3.2 Yield - The yield of credit bonds with different ratings and maturities fluctuated within 4BP. For example, the yields of 1 - year AA, AAA -, and AAA + credit bonds fluctuated within 1BP, and the yields of 5 - year AA, AAA -, and AAA + credit bonds compressed by 3BP, 4BP, and 2BP respectively [25]. 3.3.3 Credit Spread - Overall, the credit spread of the AA + textile and apparel industry compressed by 12BP, while the spreads of the AAA real estate and AA + pharmaceutical and biological industries widened by 7BP and 9BP respectively. Other industries' spreads fluctuated within 5BP [30]. - For urban investment bonds, the short - term (within 1Y) spread widened by 4BP, and other maturities' spreads fluctuated within 2BP. Regionally, most urban investment bond spreads in different regions widened slightly [32][34]. - For industrial bonds, the short - term credit spread widened significantly, while the spreads of bonds over 1Y compressed to varying degrees [38]. - For bank capital bonds, the spreads of bank Tier 2 and perpetual bonds within 5Y widened significantly, while the spreads of long - term bonds over 5Y fluctuated within 2BP [40]. 3.4 This Week's Bond Market Negative News Two entities' four bond implicit ratings were downgraded, and Bohai Leasing Co., Ltd.'s two bonds announced extensions [4][41]. 3.5 Investment Suggestions - For urban investment bonds, short - duration (within 2Y) bonds can be used as a base position, and high - quality urban investment entities with a duration of 3 - 5Y can be selected to increase returns [6]. - For industrial bonds, high - quality central and state - owned enterprise bonds can be used as a base position with a longer duration, and industries with marginal improvement should be focused on [6]. - For Tier 2 and perpetual bonds, trading opportunities of bonds with good liquidity (preferably 3 - 5Y AAA -) should be grasped, and bonds of high - quality city commercial banks and rural commercial banks in economically developed and debt - resolution - advanced regions should be considered [6].

Core Insights - Despite facing multiple operational challenges this year, the company is expected to deliver 117,000 units on time and with quality, supported by the government's housing delivery policies [1] - The company has successfully delivered 16,000 units 30 days ahead of schedule and approximately 5,000 units will be delivered ahead of the new year [1] - By 2025, the company has completed about 70% of the delivery volume required over the next two years, indicating that the peak delivery period has passed and subsequent delivery pressure will significantly decrease [1]