格隆汇2月4日｜A股房地产板块震荡走高，财信发展涨停，荣安地产涨超8%，空港股份、京投发展、 华发股份、新城控股、招商蛇口等个股跟涨。据悉，1月北京房地产中介门店咨询量大涨，上海二手房 成交量大增24%。 ...

Core Insights - The report discusses the implementation of the "Tax Law Principle" and its implications for service industries such as internet and finance, indicating that current tax arrangements are unlikely to change significantly in the short term [2][3][12] - The real estate sector is experiencing a favorable shift in financing policies, with REITs and private placements opening new equity financing channels to alleviate financial pressures on real estate companies [3][13] Tax Law Implementation - The State Council approved the "Implementation Regulations of the Value-Added Tax Law of the People's Republic of China" on December 19, 2025, and subsequent announcements have clarified tax details, suggesting stability in tax arrangements for service industries [2][3][12] - The definition of "basic services" in telecommunications is evolving, with mobile data and internet broadband still classified as "value-added services" subject to a 6% VAT rate, while traditional voice services are recognized as "basic services" with a 9% VAT rate [2][3][12] Real Estate Sector Analysis - The financing environment for the real estate industry is improving, with a shift from debt financing to equity financing, including the introduction of REITs and private placements [3][13] - Recent regulatory changes, such as the gradual retreat from the "three red lines" policy, indicate a more supportive financing environment for real estate companies [13] - The report maintains a "positive" rating for the real estate sector, highlighting the potential for recovery in the industry as financing policies become more favorable [3][13] Investment Recommendations - The report recommends several quality real estate companies for investment, including China Jinmao, Poly Developments, and China Resources Land, among others, due to their potential for recovery and attractive valuations [13] - The report emphasizes the importance of monitoring the evolving financing landscape and the impact of government policies on the real estate market [3][13]

分业务来说： 1. 招商蛇口全年业绩预期怎么样？ 截至2026年02月03日，根据朝阳永续季度业绩前瞻数据： 预测营业收入1467.41~1599.41亿元；预测净利润11.28~47.87亿元。 关注后续财报数据披露后能否超预期，朝阳永续A股季度业绩前瞻数据将为投资者提供业绩鉴定。 2. 招商蛇口最新卖方观点 东吴证券认为：招商蛇口2025年度业绩预告显示，预计归母净利润同比下降69%-75%，扣非净利润同比 下降91%-94%，主要受交付规模减少、减值计提增加和投资收益减少影响。尽管如此，公司销售金额和 均价均有所下降，但排名提升至行业第5名，显示核心城市市场地位稳固。2025年公司拿地规模同比增 长95.8%，权益拿地金额增长62.1%，持续优化土储结构。预计未来三年归母净利润将逐步修复，维 持"买入"评级。 1) 销售金额和均价：2025年公司实现全口径销售金额1960亿元，同比下降10.6%，销售均价为27686元/ 平方米，同比增长19.3%。 2) 拿地规模：2025年新增土地43宗，总规划建筑面积440.5万平方米，同比增长95.8%，总权益拿地金额 为542.6亿元，同比增长62.1%。 （ ...

Investment Rating - The report maintains an "Overweight" rating for the real estate development and service sectors [7] Core Insights - The new policy in Shanghai for acquiring second-hand housing aims to address the rental needs of new citizens, young people, and graduates, potentially stabilizing housing prices and boosting industry confidence [1][4] - The policy is expected to facilitate a balance between supply and demand in the real estate market by replacing new construction with stock acquisition, thus compressing the supply cycle for affordable rental housing [3] - The report highlights the importance of targeted housing supply strategies in key districts, focusing on small units and proximity to industrial areas to meet talent housing needs [2] Summary by Sections Investment Opportunities - The report recommends investing in "three good" real estate companies with strong credit, good locations, and quality products, particularly those with quality reserves in Shanghai [5] - Specific companies highlighted include China Overseas Development, China Resources Land, and Longfor Group, among others, which are expected to benefit from the new policy and market recovery [9][10] Market Dynamics - The report notes that the new policy is not the first of its kind in China, with previous examples in cities like Zhengzhou, but it is expected to have a more significant impact in Shanghai due to its status as a core first-tier city [4] - The anticipated market stabilization is supported by a relatively market-oriented pricing mechanism for affordable rental housing, which could lead to sustainable commercial outcomes [4] Company Performance - Companies such as Greentown Service and Longfor Group are expected to maintain strong performance metrics, with projected earnings per share (EPS) growth and stable cash flow management [11][12] - The report emphasizes the operational capabilities of companies like China Resources Land and Longfor Group, which are positioned to navigate market adjustments effectively [12][13]

证 券 研 究 报 告 证券分析师：许常捷 邮箱：xuchangjie@hcyjs.com 执业编号：S0360525030002 房地产行业周报（2026 年第 5 周） 推荐（维持） 新房成交环比上涨，万科债务展期获新进展 行业研究 房地产 2026 年 02 月 03 日 华创证券研究所 证券分析师：单戈 邮箱：shange@hcyjs.com 执业编号：S0360522110001 证券分析师：杨航 邮箱：yanghang@hcyjs.com 执业编号：S0360525090001 行业基本数据 | | | 占比% | | --- | --- | --- | | 股票家数(只) | 107 | 0.01 | | 总市值(亿元) | 12,279.48 | 0.99 | | 流通市值(亿元) | 11,766.97 | 1.17 | 相对指数表现 | % | 1M | 6M | 12M | | --- | --- | --- | --- | | 绝对表现 | 1.8% | 5.3% | 9.6% | | 相对表现 | 2.4% | -8.3% | -11.0% | -7% 4% 15% 26% 25/0 ...

Investment Rating - The report maintains an "Accumulate" rating for the real estate sector, indicating a potential investment return that exceeds the market benchmark index by 5% to 15% over the next 6-12 months [7]. Core Insights - As of early 2026, multiple regions have initiated old housing acquisitions, significantly accelerating the "old-for-new" program, supported by a reduction in the central bank's one-year relending rate from 1.5% to 1.25% [1][3]. - Local governments are actively engaging in funding through various means, including fiscal support and bank loans, to facilitate the acquisition and renovation of old housing, thereby enhancing the supply of affordable rental housing [3]. - The report highlights that the government's direct acquisition of second-hand old houses is an effective measure to streamline the housing exchange process, reduce the exchange cycle, and simplify procedures, ultimately promoting the sales of new homes [3]. Summary by Sections Section 1: Old Housing Acquisition - The "old-for-new" service has been launched in various cities, with Shanghai and Hangzhou being notable examples where initial registrations have been completed and dynamic waiting lists established for families wishing to participate [1][2]. - Specific focus areas include older properties in urban centers, with clear ownership and reasonable pricing, aimed at facilitating housing exchanges for those in need [2]. Section 2: Market Dynamics - By the end of 2025, public funds held a mere 0.43% of their stock investment value in the real estate sector, indicating a significant underweight compared to standard industry allocation [4]. - The report suggests that high-energy cities are likely to benefit from urban renewal initiatives, leading to structural optimization and gradual stabilization of the market [5]. Section 3: Investment Recommendations - The report recommends focusing on three main investment lines: 1. Real estate companies with strong credit advantages and high product reputation in core cities, such as China Merchants Shekou and China Jinmao [5]. 2. Public REITs with rich existing resources and strong operational brand competitiveness, such as China Resources Land and Shanghai Lingang [5]. 3. Long-term growth potential in property services, recommending companies like China Merchants Jiyu and Greentown Service [5].

Core Insights - The real estate sector has shown a decline of 2.1% over the past week, ranking 17th among 29 sectors in the market, while the Shanghai and Shenzhen 300 index and the Wind All A index experienced changes of 0.1% and -1.6% respectively [5][38]. - New home sales in 36 cities reached 1.425 million square meters last week, reflecting a week-on-week increase of 14.2% and a year-on-year increase of 146.5%. However, cumulative sales from January 1 to January 30 totaled 5.398 million square meters, down 30.3% year-on-year [5][10]. - The second-hand housing market saw a total transaction area of 1.706 million square meters across 15 cities last week, with a slight week-on-week decrease of 0.7% but a significant year-on-year increase of 744.4%. Cumulative sales for the same period reached 6.739 million square meters, up 15.8% year-on-year [5][16]. Real Estate Market Conditions - The inventory of new homes in 13 cities stands at 7.7738 million square meters, showing a slight decrease of 0.2% week-on-week and a year-on-year decrease of 3.8%. The average de-stocking period is 23.0 months, which is stable compared to the previous week but has increased by 6.7 months year-on-year [5][24]. - In terms of land transactions, the total area sold in 100 cities from January 26 to February 1 was 1.7955 million square meters, marking a week-on-week increase of 49.2% and a year-on-year increase of 419.7%. The average land price was 979 yuan per square meter, down 28.0% week-on-week and down 74.4% year-on-year [5][32]. Investment Recommendations - For mainland developers, the report recommends companies such as Binjiang Group and China Merchants Shekou in A-shares, and China Overseas Development and Greentown China in Hong Kong stocks, highlighting that sales growth expectations post-market recovery will drive valuation improvements [5][9]. - Light asset operation companies are also recommended, as they are expected to maintain stable fundamentals during the downturn. Suggested companies include Greentown Service for property management and China Resources Mixc Lifestyle for commercial management [5][9]. - For Hong Kong developers, the report suggests focusing on companies like Sun Hung Kai Properties and Henderson Land Development, which are expected to benefit from a recovering residential sales market [5][9]. Financing Conditions - In the realm of domestic credit bonds, real estate companies issued a total of 8 bonds last week, amounting to 4.96 billion yuan, which is a decrease of 42.9% week-on-week but an increase of 346.3% year-on-year. The net financing amount was -3.97 billion yuan due to repayments totaling 8.93 billion yuan [5][36].

东吴证券研报指出，招商蛇口利润阶段性下滑，聚焦核心投销稳健。公司预计2025年实现归母净利润 10.05-12.54亿元，同比下降69%-75%；实现扣非净利润1.54-2.31亿元，同比下降91%-94%。公司持续巩 固高能级核心城市市场地位，打造"招商好房子"，销量稳居前列，2025年销量排名在上海进入TOP2， 在深圳、北京、杭州、成都等城市进入TOP5。在政策端持续发力、行业供需逐步平衡的背景下，公司 作为央企龙头，资源禀赋与信用优势突出，投销节奏稳健，有望在行业企稳过程中率先受益。公司销售 稳居行业头部，土储优质，高能级城市优势持续巩固，业绩有望逐步修复，维持"买入"评级。 ...

Core Viewpoint - The top 100 real estate companies in China are experiencing a significant reshuffling in their rankings as of January 2026, with a notable decline in overall sales figures compared to the previous year [2][3]. Group 1: Sales Performance - In January 2026, the total sales of the top 100 real estate companies reached 190.52 billion yuan, representing an 18.9% year-on-year decline [2]. - Only three companies achieved sales exceeding 10 billion yuan in January, a decrease of two compared to the same period last year [2]. - The number of companies with sales over 5 billion yuan increased to ten, up by two from the previous year [2]. Group 2: Ranking Changes - The top 10 rankings saw significant changes, with Poly Developments, China Overseas, and China Resources remaining in the top four, while Vanke dropped from fifth to ninth place [3]. - China Travel Investment emerged as a major dark horse, jumping from outside the top 40 to fifth place [3]. - China Jinmao rose from thirteenth to seventh, indicating intensified competition within the top tier [3]. Group 3: Performance of Private Enterprises - Among the 32 companies that experienced year-on-year growth in January, six private enterprises had growth rates exceeding 100% [3]. - Bangtai Group and China Construction Yipin entered the top 20 in sales, benefiting from strategic investments during market lows [3]. Group 4: New Entrants and Market Dynamics - Seven new companies entered the top 100 list in January, with four being small to medium-sized private enterprises [4]. - State-owned enterprises continue to dominate land acquisition, with companies like Yuexiu Property and China Resources maintaining strong investment levels [4]. Group 5: Policy and Market Outlook - The policy environment is shifting towards stabilizing expectations, with measures such as extended tax rebates and loan extensions being implemented [4]. - The market is expected to see a gradual release of demand in March, driven by promotional activities from real estate companies before the Spring Festival [5].

Group 1: Transportation Industry - The express delivery sector shows resilient demand, with a "反内卷" (anti-involution) trend driving up prices and releasing profit elasticity for companies, indicating a favorable long-term competitive environment for e-commerce logistics [17] - The civil aviation sector is experiencing a significant recovery, with major airlines like China Southern and Hainan Airlines expected to turn profitable in 2025, while others like China Eastern and Air China are projected to reduce losses, setting a solid foundation for 2026 [8][9] - The shipping market is witnessing a "strong off-season" for dry bulk freight rates due to a combination of concentrated cargo volumes and tight capacity, with the Baltic Dry Index (BDI) showing a notable increase [13][14] Group 2: Energy Storage Industry - The National Development and Reform Commission and the National Energy Administration have issued a notice to improve the capacity pricing mechanism for power generation, which is expected to enhance the energy storage sector's growth [21] - By the end of 2025, China's cumulative installed capacity for energy storage is projected to reach 213.3 GW, a 54% year-on-year increase, with new energy storage technologies, particularly lithium-ion batteries, experiencing rapid growth [21] - A total of 13 core companies in the energy storage industry have been identified, including Changhong Energy and Haixi Communications, which are positioned to benefit from the expanding market [21] Group 3: Media and Internet Industry - Google's Project Genie has launched, allowing users to create and edit interactive 3D environments, indicating a significant advancement in AI applications within the media sector [25] - The AI gaming creation tool "TapTap Manufacturing" has been introduced, enabling creators to develop games without leaving the chat interface, showcasing the integration of AI in game development [25] - The competition for AI entry points is expected to continue evolving, with major platforms like WeChat and Douyin playing crucial roles in user education and ecosystem integration [25][28] Group 4: Food and Beverage Industry - Weidong Delicious is recognized as a leading player in the spicy snack sector, capitalizing on the trend of health-conscious consumption and maintaining a strong brand presence [4] - The company has established a robust multi-category product strategy, which is expected to drive growth and sustain high profitability [4] Group 5: Real Estate Industry - China Merchants Shekou is focusing on core cities and leveraging its state-owned enterprise advantages to optimize its asset structure and enhance its competitive position [4] - The company has proactively addressed historical burdens by writing down approximately 22.6 billion yuan in asset and credit impairments since 2020, positioning itself for future growth [4]