数据中心REITs概述：新经济的科技不动产

Report Industry Investment Rating No relevant content provided. Core Viewpoints of the Report - Data centers are a special business format that combines the attributes of "real estate" and "electricity." The real - estate attribute features heavy assets, long - cycles, and crucial location selection, while the electricity attribute requires sufficient, stable, and cost - controllable power as a core competitiveness [8]. - The domestic data center market investment has returned to rationality. The market is moving towards a new supply - demand balance driven by AI. The two listed domestic data center REITs show high - quality characteristics, and their valuations are within a reasonable range [8]. - In overseas mature markets, data center REITs are regarded as high - value core assets. They have high returns and are favored by institutional investors [8]. Summary According to the Table of Contents Data Center Industry Panorama - Business Model: Data centers are a special business format integrating "real estate" and "electricity." The real - estate attribute involves heavy - asset investment and important location selection. The electricity attribute emphasizes the need for sufficient, stable, and cost - controllable power due to increasing energy consumption and strict PUE regulations [14][19]. - Development Stages: The data center industry has gone through four stages: network center, IT center, cloud center, and computing power center. Currently, the demand for intelligent computing power is growing significantly [24]. - Competition Pattern: The Chinese data center market has three main types of participants: basic telecom operators, third - party data center operators, and self - built data centers by Internet companies. The industry is showing a trend of resource concentration towards leading operators [27]. - Supply - Demand Relationship: On the demand side, the downstream customer structure is stable, and cloud providers' capital expenditure is increasing. On the supply side, new investment is slowing down, and the structure is being optimized. The industry is expected to achieve a supply - demand balance in the future [31]. Domestic Data Center REITs Deep Analysis - Revenue and Cost: Data center REITs' revenue comes from server hosting and related services, including retail and wholesale business models. The core operating indicators are the signing rate and the rack - up rate. The operating costs mainly include energy, operation and maintenance, capital expenditure, taxes, and insurance [36]. - Comparison of Two REITs: Both are located in the core metropolitan areas around first - tier cities, with a wholesale business model, high signing and rack - up rates, long - term contracts, and leading PUE values. However, there are differences in power - cost inclusion, rack power, project valuation, etc. [41]. Domestic and International Valuation Perspective - EV/EBITDA Multiple: For data center REITs, EV/EBITDA is a key indicator. The 2026 predicted EV/EBITDA multiples of the two domestic REITs are both 13.6 times, which is attractive for assets with long - term stable contracts [45]. - Capitalization Rate Method: The capitalization rate reflects the real investment return of real estate. The 2026 predicted capitalization rates of the two domestic REITs are within the reasonable range expected by the market for high - quality data center assets in the Beijing and Shanghai regions [52]. - Cash Distribution Rate: The cash distribution rates of the two domestic data center REITs in 2026 are 6.42% and 6.20% respectively, significantly higher than most other types of C - REITs. Considering their growth potential, they are more attractive [55]. - Overseas Market Analysis: In the US market, data center REITs are core assets, with high market value and return rates, and are favored by institutional investors. The EV/EBITDA multiples of four representative overseas data center companies are all above 20x [67][69].