2025年CMBS、CMBN和类REITS存续期研究：发行活跃，资产类别多样化，多层次REITS市场稳步构建

Policy and Market Overview - In 2025, the issuance of CMBS/CMBN and REITs is driven by the need to revitalize existing assets and reduce liabilities, supported by policies promoting a multi-tiered REITs market[4] - The issuance market remains robust with a total of 76 transactions from January to July 2025, reflecting a year-on-year increase of 35.71%[7] - The total issuance scale reached 1026.75 billion CNY, up 21.36% year-on-year, indicating strong financing demand[7] Issuance and Performance Metrics - The proportion of CMBS/CMBN and REITs in the ABS market was 8.95%, showing a slight year-on-year decline[7] - The average issuance rates for AAAsf and AA+sf rated securities were 2.44% and 2.66%, respectively, down 36bps and 95bps from the previous year[19] - The average issuance rate for AAAsf rated REITs was 2.40%, slightly lower than the 2.48% for CMBS/CMBN, maintaining a consistent spread of 8bps compared to the previous year[20] Asset and Investor Insights - Local state-owned enterprises accounted for nearly half of the actual issuers, with city investment enterprises primarily issuing CMBS/CMBN products[23] - The diversity of underlying assets has increased, with significant contributions from shopping malls, parks, and energy assets, each accounting for over 15% of issuance[17] - The number of projects with specific identifiers increased significantly, with 22 projects identified, including 11 related to green initiatives[9] Future Outlook - The low interest rate environment is expected to persist, with a continued trend of narrowing spreads anticipated in the second half of 2025[34] - The market for holding-type real estate ABS is expected to expand, with nearly 20 projects currently in the review stage for issuance[35] - The competition in the office and industrial park sectors is intensifying, with high vacancy rates projected to continue due to limited demand[36]