公募REITs一揽子政策点评：商业不动产REITs新规落地，REITs市场开启新章

Report Industry Investment Rating No information provided in the document. Core Viewpoints - The new regulations on commercial real - estate investment trusts (REITs) and a package of supporting documents have been implemented, marking a new chapter in the REITs market. The pilot of commercial real - estate REITs has been launched, and the market's institutional system has been further improved [3]. - Commercial real - estate REITs are expected to be accelerated. Investors are advised to actively follow the first - batch products. The double - track review system is expected to improve review efficiency and accelerate market expansion [3]. - Multiple mechanisms have been supplemented and improved, which will be applied to the entire REITs market and are expected to be implemented quickly in the commercial real - estate REITs pilot [3]. - Attention should be paid to the expansion of new sources of market funds. The CSRC's Document No. 63 proposes measures to attract more funds, and investors can expect market recovery and focus on undervalued heavy - weight stocks [3]. - In late 2025, the REITs market fluctuated. Investors are advised to focus on products with strong underlying asset demand and pay attention to expansion and fundraising [3]. Summary by Relevant Catalogs REITs Package Policy Documents Issued - On December 31, 2025, the CSRC, Shanghai and Shenzhen Stock Exchanges, and the Asset Management Association of China issued a package of policy documents to launch the commercial real - estate REITs pilot and improve the REITs market system [4]. - The CSRC issued two documents to promote the development of commercial real - estate REITs, improve basic systems, and strengthen supervision [4]. - The Shanghai and Shenzhen Stock Exchanges revised relevant business rules and guides, extended the scope of application of the "Real Estate Fund Business Measures" to commercial real - estate REITs, and exempted certain fees [4]. - The Asset Management Association of China revised two self - regulatory rules to provide guidance on due diligence and operation [4]. Commercial REITs Pilot Initiation - The official version of the "Announcement on Launching the Pilot of Commercial Real - Estate Investment Trust Funds" only supplements the product definition. The scope of commercial real - estate REITs is broad, including commercial complexes, retail, offices, and hotels [6]. - The CSRC's Document No. 63 and the "Notice on the Pilot of Commercial Real - Estate REITs in Shanghai and Shenzhen Stock Exchanges" promote the stable and healthy development of commercial real - estate REITs, accelerate the launch of high - quality products, and encourage asset mixing and expansion [8][9]. - The pilot aims to revitalize existing assets, increase direct financing, and support the new real - estate development model. The scope of original equity holders is expanded, and the use of recycled funds is restricted [11]. - The review process for commercial real - estate REITs is clear. The submission of application materials starts from December 31, 2025, and the review focuses on key aspects such as project information, operation, and finance [12][16]. Optimization of REITs Issuance and Information Disclosure Mechanisms - The CSRC's Document No. 63 and the "Notice on the Pilot of Commercial Real - Estate REITs in Shanghai and Shenzhen Stock Exchanges" optimize the REITs issuance and trading mechanisms, including improving the inquiry pricing,配售, and market - making mechanisms [21]. - The information disclosure system for REITs is strengthened, with clear requirements for different real - estate formats in annual, semi - annual, and quarterly reports [21]. - The revised rules for inquiry pricing and information disclosure are beneficial for market development, although they may increase the difficulty of pricing and trading strategies [22]. Further Improvement of REITs Rule System - The CSRC's Document No. 63 proposes three measures to expand the sources of funds: enriching the REITs index system, guiding long - term funds into the market, and including REITs in the Shanghai - Hong Kong and Shenzhen - Hong Kong Stock Connect [23]. - Historical data shows that the entry of incremental funds can boost the REITs market. The introduction of index funds and long - term funds is expected to improve market liquidity and stability [27]. - The expansion and merger mechanisms, market - based pricing mechanism, and other aspects are improved. Expansion is expected to be an important way for market expansion, and the pricing mechanism is moving towards marketization [31][32]. - The review process is optimized, and supervision and risk prevention are strengthened. The quality control system and supervision mechanism are improved to ensure the healthy development of the REITs market [34].