商业不动产REITs新规与展望

1. Report Industry Investment Rating - No information provided on the report industry investment rating. 2. Core Viewpoints - The launch of commercial real - estate investment trust funds (REITs) pilot is a significant step. Infrastructure REITs' successful exploration has provided valuable experience. It is an important part of the multi - level REITs market, helps the real - estate industry transform from "sales - oriented" to "operation - oriented", and is expected to make the market more rational for investors [2][10][19]. - Last week, most credit - bond yields declined slightly, but the decline was less than that of government - developed bonds, leading to a passive increase in credit spreads. Credit - bond net financing decreased slightly, and the issuance interest rates showed mixed trends. In secondary trading, medium - and short - duration bonds were actively traded, while long - duration bond trading remained at a low level [3][21][51]. 3. Summary by Directory Credit Hotspots: New Regulations and Outlook for Commercial Real - Estate REITs - On November 28, 2025, the CSRC issued the "Announcement on Launching the Pilot of Commercial Real - Estate Investment Trust Funds (Draft for Comment)". Commercial real - estate REITs are closed - end publicly - offered securities investment funds that invest in commercial real - estate asset - backed securities to obtain ownership or operating rights, and distribute most of the income to fund - share holders [2][10][20]. - China's REITs market started in the infrastructure sector. As of December 19, 2025, 78 REITs had been listed, raising 211 billion yuan with a total market value of 214.1 billion yuan. The underlying assets cover eight categories [10]. - The underlying asset scope of infrastructure REITs has gradually expanded, from consumer infrastructure to commercial real - estate REITs, with multiple relevant policies issued over the years [10][11][12]. - The structure of commercial real - estate REITs may refer to previous public REITs, with the CSRC and exchanges likely to be the review departments. The approval may speed up, and the long - term market space is expected to exceed 10 trillion yuan. It is of great significance to the multi - level REITs market, real - estate enterprises, and investors [19]. Market Review: Most Credit - Bond Yields Declined, and Credit Spreads Rose Passively - From December 12 to December 19, 2025, the tax - period capital market was stable, bond - fund redemptions briefly disrupted the market, and the expectation of LPR interest rate cuts resurfaced. Most credit - bond yields declined by about 2BP, and most Tier - 2 and perpetual bonds (except 1 - year) also declined by about 2BP, but less than government - developed bonds, causing spreads to rise passively. The 1 - 5Y varieties' spreads mostly rose by 2 - 3BP [3][21]. - Last week, wealth - management products had a net purchase of 37.6 billion yuan, and funds had a net purchase of 8.2 billion yuan. The scale of credit - bond ETFs was 528.2 billion yuan, a 3.73% increase from the previous week [3][21]. - In terms of industry spreads, the median spreads of public bonds of AAA - rated entities in various industries mostly rose by about 3BP last week, and the median spreads of public urban - investment bonds in each province generally rose by 2 - 4BP, with Yunnan and Guizhou rising by more than 6BP [3][21]. Primary Issuance: Credit - Bond Net Financing Declined Slightly, and Issuance Interest Rates Showed Mixed Trends - From December 15 to December 19, 2025, the total issuance of corporate - type credit bonds was 251.9 billion yuan, a slight 8% decline from the previous week; the total issuance of financial - type credit bonds was 100.4 billion yuan, a 40% decline [51]. - Among corporate - type credit bonds, urban - investment bonds issued 79.1 billion yuan, and industrial bonds issued 170.8 billion yuan. The total net financing was 47.3 billion yuan, a 34% decline from the previous week. Urban - investment net financing was 1.4 billion yuan, and industrial bond net financing was 49.7 billion yuan [51]. - For financial - type credit bonds, commercial - bank bonds had a net repayment of 35.2 billion yuan, commercial - bank sub - bonds had a net financing of 42 billion yuan, and insurance and securities - company bonds had a net financing of 10.5 billion yuan [51]. - Regarding issuance interest rates, the average issuance interest rate of medium - and short - term notes showed an upward trend except for AAA - rated ones, and the average issuance interest rate of corporate bonds showed a downward trend except for AA + - rated ones [51]. Secondary Trading: Medium - and Short - Duration Bonds Were Actively Traded, and Long - Duration Bond Trading Remained at a Low Level - Active trading entities were mainly medium - and high - grade, medium - and short - term, central - and state - owned enterprises. Urban - investment bond trading entities were mainly divided into two types: mainstream high - grade platforms in economically strong provinces and core platforms in regions with relatively high spreads in large economic provinces [5][61]. - Real - estate bond trading entities were still mainly AAA - rated, with trading terms mostly between 1 - 3 years; private - enterprise bond trading entities were also mainly AAA - rated, with medium - and short - term trading terms [5][61]. - In the long - duration bond market, there were no transactions of urban - investment bonds with a term of more than 5 years, remaining at a low level compared to the previous week [5][61].