不动产类资产证券化产品报告（2025 年度）：类REITs发行节奏有所放缓，CMBS和机构间REITs 项目持续发力；存续期产品底层资产现金流大多不及预期，并伴随估值下降

1. Report Industry Investment Rating - There is no information about the report industry investment rating in the given content. 2. Core Views of the Report - In 2025, driven by policies to revitalize existing assets and reduce leverage, the overall issuance volume of real - estate securitization in the exchange market increased steadily. CMBS issuance increased significantly, class REITs issuance declined due to various factors, and inter - institutional REITs expanded steadily with more diverse issuers. However, the performance of projects during the存续期 was weak, with most CMBS and operating - right class REITs products having lower - than - expected cash flows and decreased valuations, while the cash flows of property - right class REITs were basically balanced and the asset valuations were relatively stable [5][50]. 3. Summary by Relevant Catalogs 3.1 CMBS 3.1.1 Issuance Situation - In 2025, 82 CMBS were issued, with a scale of 104.974 billion yuan, a year - on - year increase of 43.86% and 66.11% respectively. The issuers were mainly state - owned and central - state - owned enterprises, especially infrastructure investment and financing companies, whose issuance volume and scale increased by 86.21% and 131.03% respectively. The number of projects with third - party guarantee increased, and the guarantee scale of a single guarantee company for a single product also increased significantly [5][8][9]. - The issuers were distributed in 16 provinces and cities, mainly in Zhejiang, Shanghai, Beijing, Guangdong, Shandong, and Hubei. Zhejiang and Shandong had large increases, and Guangxi achieved a "zero - breakthrough" [11]. 3.1.2 Underlying Assets - The underlying assets of CMBS products in 2025 showed a trend of sinking to lower - tier cities. The number of products with underlying assets in second - tier and lower - tier cities increased by 17 to 30, including 10 in cities below second - tier. The underlying asset types were mainly office, mixed, and retail, and the issuance of rental housing CMBS increased significantly [15][17][19]. 3.1.3 Priority Securities Mortgage Rate - The mortgage rate of priority securities of CMBS products in 2025 was mostly between 65% - 70%, with a single - number proportion of 45.12%. There were 6 products with a mortgage rate exceeding 70%. The credit rating of the guarantor was mostly AAA, and only 12 products involved security enhancement, with the mortgage rate of enhanced - grade securities mainly between 40% - 50% [21]. 3.1.4 Performance during the存续期 - In 2025, 85.00% of the underlying asset cash flows of CMBS products during the存续期 were lower than expected, and the proportion of products with a cash - flow decline of more than 20% was about 25.00%. The proportion of products with a decline in underlying asset valuation was 73.33%, and the decline was mostly within 10% [23]. 3.2 Class REITs 3.2.1 Issuance Situation - In 2025, 52 class REITs were issued, with a scale of 97.735 billion yuan, a year - on - year decrease of 16.13% and 31.93% respectively. The issuers were mainly state - owned and central - state - owned enterprises. The number of class REITs projects issued by infrastructure investment and financing enterprises increased, while that of real - estate companies decreased. Power generation and supply enterprises' issuance decreased significantly, and city gas supply companies emerged in the market [5][27]. - The issuers were distributed in 13 provinces and cities, mainly in Beijing, Jiangsu, Shanghai, and Guangdong. The issuance in Beijing and Jiangsu decreased significantly [28]. 3.2.2 Underlying Assets - For operating - right class REITs, 25 were issued in 2025, mainly with power - plant assets as the underlying assets, and the first rail - asset class REITs project was successfully issued. For property - right class REITs, 27 were issued, with industrial park assets increasing significantly. The underlying assets of property - right class REITs were mostly in first - tier and new - first - tier cities, but the city level slightly declined [31][32]. 3.2.3 Priority Securities Mortgage Rate - The mortgage rate of priority securities of class REITs products generally did not exceed 90%. The mortgage rate of operating - right class REITs was mainly between 70% - 80%, and that of property - right class REITs was mainly between 70% - 90%, with a single - number proportion of 74.07% [35]. 3.2.4 Performance during the存续期 - For property - right class REITs, 33.33% of the underlying asset cash flows were lower than expected, and the proportion of products with a cash - flow decline of more than 20% was 8.33%. The valuation of underlying assets was relatively stable, with the proportions of increase, decrease, and no change being basically the same, and the decline was within 5%. For operating - right class REITs, most of the underlying asset cash flows were lower than expected, with a deviation mainly between 5% - 35%, and the asset valuation decline was mostly within 10% [37][40]. 3.3 Inter - institutional REITs 3.3.1 Issuance Situation - In 2025, 28 inter - institutional REITs were issued, with a scale of 53.248 billion yuan, a year - on - year increase of 460.00% and 402.48% respectively. The supporting rules were continuously improved, and the first expansion - offering products were successfully launched [43]. - The issuers were more diverse. Private enterprises actively participated, issuing 7 products, accounting for 25% of the total issuance in 2025, with a scale of 9.377 billion yuan, accounting for 17.61%. State - owned and central - state - owned enterprises also increased their issuance, with 21 products issued, involving a scale of 43.871 billion yuan, a year - on - year increase of 313.99% [45]. 3.3.2 Underlying Assets - The types of underlying assets were more diverse, including data centers, clean energy, sewage treatment, and heating pipe networks. In 2025, 16 operating - right assets and 12 property - right assets were issued, accounting for 78.11% and 21.89% of the issuance scale respectively. 63.63% of the property - right underlying assets were in first - tier and new - first - tier cities [47].