证 券 研 究 报 告 【策略月报】 红利内部轮动模型：迈向周期与制造 ——多行业联合红利资产 1 月报 策略研究 策略月报 2026 年 02 月 01 日 华创证券研究所 证券分析师：姚佩 邮箱：yaopei@hcyjs.com 执业编号：S0360522120004 证券分析师：吴一凡 邮箱：wuyifan@hcyjs.com 执业编号：S0360516090002 证券分析师：徐康 电话：021-20572556 邮箱：xukang@hcyjs.com 执业编号：S0360518060005 证券分析师：马野 邮箱：maye@hcyjs.com 执业编号：S0360523040003 相关研究报告 《【华创策略】杠杆&ETF 资金分化趋势逆转—— 流动性&交易拥挤度&投资者温度计周报》 2025-12-01 《【华创策略】自媒体 A 股搜索热度重回高位— —流动性&交易拥挤度&投资者温度计周报》 2025-11-25 《【华创策略】60 日均线的机遇挑战——策略周 聚焦》 2025-11-23 《【华创策略】股票型 ETF 为当前流入主力—— 流动性&交易拥挤度&投资者温度计周报》 2025-11-1 ...

Investment Rating - The industry investment rating is maintained as "Buy" [3] Core Views - The real estate market is entering a traditional off-season, with expectations for stronger policy support [3] - In January, the transaction volume of second-hand homes outperformed new homes, indicating a preference for second-hand properties due to better value [8] - The performance of the real estate sector has improved recently, driven by marginal improvements in transaction data and expectations for policy changes [8] Summary by Sections Recent Industry Performance - Over the past 12 months, the relative return compared to the CSI 300 index has been -9%, while the absolute return has been +15% [4] - In January, the transaction volume of second-hand homes in core cities showed significant year-on-year growth, while new home transactions remained weak [5][6] Key City Insights - Beijing: Second-hand home transactions increased by 397% year-on-year, while new home transactions rose by 565% [5] - Shanghai: Second-hand home transactions increased by 806% year-on-year, while new home transactions rose by 525% [6] - Shenzhen: Second-hand home transactions increased by 15% year-on-year, but new home transactions decreased by 64% [6] National Trends - In 30 major cities, the transaction area for new homes increased by 109% year-on-year, but decreased by 26.66% when adjusted for the Spring Festival [7] - The transaction area for second-hand homes increased by 309% year-on-year, with a 12% increase in cumulative transactions for January [7] Investment Recommendations - The report suggests focusing on leading real estate companies with land reserves in core cities and high-end improvement products, such as Poly Developments [8] - It also recommends head intermediary firms like I Love My Home, which are expected to benefit from the increasing share of second-hand home transactions [8]

Core Insights - In January 2026, the total sales of the top 100 real estate companies amounted to 190.52 billion yuan, a year-on-year decrease of 18.9% [3] - The equity sales for the same group reached 132.14 billion yuan [3] - The top ten companies by sales include Poly Development, China Overseas, China Resources, Greentown China, China Travel Investment, China Merchants Shekou, China Jinmao, Jianfa Real Estate, Vanke, and Binjiang Group, with only Poly, China Overseas, and China Resources exceeding 10 billion yuan in sales for the month [3] Sales Performance - The average sales for the top 10 companies was 9.33 billion yuan, down 11.6% year-on-year, while the average for companies ranked 11-30 was 2.6 billion yuan, also showing a decline [4] - The ranking of companies has shifted significantly compared to the previous year, with Vanke dropping from 5th to 9th place, while China Travel Investment emerged as a "dark horse" in 5th place [3][4] Market Trends - The decline in sales is attributed to the high base from January of the previous year when the market was more active following the September 2024 policy changes [6] - The industry is undergoing an adjustment phase, with a decrease in the number of companies achieving over 10 billion yuan in sales, while those achieving over 5 billion yuan have increased, indicating a shift from "scale competition" to "quality competition" [6] - In January 2026, 32 companies among the top 100 saw year-on-year sales growth, with 10 companies experiencing growth exceeding 100% [6] Real Estate Market Dynamics - The new housing market showed weak performance in January, with approximately 8.1 million square meters of new residential sales in 50 key cities, while the second-hand housing market saw a notable increase, with transaction volumes rising by 33% year-on-year [7][8] - The second-hand market's recovery is contributing to stabilizing market expectations, with some cities experiencing a reduction in listing volumes [8] Policy and Future Outlook - The central government has been signaling a focus on stabilizing market expectations, with recent policy measures including interest rate cuts and adjustments to down payment ratios for commercial properties [9] - The upcoming Spring Festival may lead to increased marketing efforts from real estate companies, and the introduction of quality projects could maintain a certain level of market activity in core cities [9] - As of the end of 2025, 21 distressed real estate companies have made progress in debt restructuring, but the challenge remains in converting financial relief into sustainable operational capacity [9]

Core Insights - In January 2026, the top 100 real estate companies in China reported a total sales revenue of 190.52 billion yuan, a year-on-year decrease of 18.9% [1] - The equity sales amount for the same group was 132.14 billion yuan [1] - The top ten companies by sales included Poly Developments, China Overseas Land, and China Resources Land, with only Poly, China Overseas, and China Resources exceeding 10 billion yuan in sales for the month [1] Sales Performance - The average sales revenue for the top 10 companies was 9.33 billion yuan, down 11.6% year-on-year [2] - Companies ranked 11-30 had an average sales revenue of 2.6 billion yuan, a decline of 25.6% [2] - Companies ranked 31-50 reported an average sales revenue of 1.03 billion yuan, down 21.0% [2] Market Dynamics - The decline in sales is attributed to the high base from January of the previous year when the market was more active due to policy changes [5] - The real estate industry is undergoing an adjustment, with a shift from "scale competition" to "quality competition," leading to resource concentration among stronger companies [5] - In January 2026, 32 companies among the top 100 reported year-on-year sales growth, with 10 companies experiencing growth exceeding 100% [5] Market Trends - The new housing market showed weak performance in January, while the second-hand housing market demonstrated notable growth, with transaction volumes increasing by 33% year-on-year [6] - The central government has been signaling stability in market expectations, emphasizing the importance of managing expectations to stabilize the real estate market [6] - Recent policy measures include lowering the down payment ratio for commercial property loans and adjusting monetary policy tools [6] Future Outlook - As the Chinese New Year approaches, real estate companies are expected to increase marketing efforts, which may sustain some activity in core city markets [7] - There are ongoing challenges for companies to convert financial restructuring into sustainable operational capabilities [7]

百强房企1月卖房"成绩单"出炉。 2026年开年，百强房企1月卖房"成绩单"出炉。 1月31日，中指研究院发布数据显示，2026年1月，TOP100房企销售总额为1905.2亿元，同比下降18.9%；同期，TOP100房企权益销售额为1321.4亿元。 房企销售金额前十依次为：保利发展、中海地产、华润置地、绿城中国、中旅投资、招商蛇口、中国金茂、建发房产、万科、滨江集团，其中仅保利、中 海、华润单月销售过百亿。 对比上年同期，房企销售位次已经发生了较大变化。头部房企中，保利、中海、华润、绿城的顺序未变，但万科从上年1月的第5位，下滑至今年1月的第9 位。中旅投资短期内成为"黑马"，闯到今年1月房企全口径销售榜第5位。 TOP10随后的房企中，招商蛇口、建发房产、滨江集团变化不大、依然位列其中，但是华发股份从去年1月的第6位降至今年1月的第18位，同期中国铁建 从第10位降至第13位，中国金茂则从去年1月的第13位升至今年1月的第7位。 克而瑞数据显示，1月全国重点50城市新建商品住宅成交面积约810万平方米，表现较为清淡，新房市场整体进入淡季；同期，重点13城市二手房成交面积 约810万平方米，环比上升16% ...

Investment Rating - The report maintains an "Overweight" rating for the real estate and property management sectors, indicating a positive outlook for quality commercial real estate and potential value reassessment [4][6]. Core Insights - The first batch of three commercial real estate REITs has been accepted by the CSRC, covering underlying assets such as office buildings, hotels, and outlet malls. The expected fundraising sizes are CNY 4.002 billion for Huatai Fu Shanghai Real Estate REIT, CNY 7.47 billion for CICC Vipshop REIT, and CNY 1.703 billion for Huaan Jinjiang REIT, with projected cash distribution rates of 4.50%, 4.57%, and 5.05% respectively for 2026 [2][4][5]. - The rapid advancement of commercial real estate REITs by the CSRC is expected to lead to a broader range of participants and faster approvals in the future. This contrasts with the slower progress seen in infrastructure REITs under the NDRC [4][5]. - The establishment of a multi-tiered market for commercial real estate asset securitization is anticipated to activate existing assets, mitigate risks, and assist in corporate transformation. This will provide new financing channels and enhance the visibility of asset values [4][5]. - The report highlights two significant opportunities: the reassessment of quality commercial real estate values and the strength of premium products in core cities, suggesting that further supportive policies for the real estate market are likely to emerge [4][6]. Summary by Sections REITs Overview - The first three commercial real estate REITs cover assets including office buildings and hotels, with expected fundraising sizes of CNY 40.02 billion, CNY 74.7 billion, and CNY 17.03 billion, and cash distribution rates projected at 4.50%, 4.57%, and 5.05% for 2026 respectively [4][5]. Differences Between REITs - The report outlines key differences between NDRC and CSRC REITs, including the asset ownership structure, approval processes, and types of underlying assets, indicating a shift towards including private enterprises in the CSRC REITs [4][5]. Investment Recommendations - The report recommends several companies for investment, including New Town Holdings, China Resources Land, Kerry Properties, Longfor Group, and others in the commercial real estate sector, as well as quality property management firms [4][6].

Investment Rating - The industry investment rating is "Overweight" and has been maintained from the previous rating [6] Core Views - The report is optimistic about the real estate sector's moderate recovery and emphasizes opportunities within the industry chain, particularly in real estate, building materials, and consumer sectors [5][10] - There has been a notable rebound in second-hand housing transactions since January, attributed to factors such as the late Spring Festival, wealth spillover effects from the stock market, and a mismatch in supply and demand due to significant price drops at the end of last year [9][10] - The report suggests that if supportive policies are introduced post-holiday, the market could continue to improve into May and June, with a favorable outlook for real estate stocks and related sectors [10] Summary by Sections Real Estate - The report highlights a rebound in second-hand housing transactions, with a focus on the key recommendation of Beike for second-hand housing and several developers including Binhai Group, New Town Holdings, and Yuexiu Property [11][12] - The report notes that while new home sales have not shown significant recovery, developers are encouraged by the cancellation of the "three red lines" policy, which is expected to benefit new home sales in the long run [11] Building Materials - The report recommends Oriental Yuhong, a leading company in the waterproofing industry, which is expected to benefit from industry recovery and improved operational quality [14][21] - The company is focusing on overseas expansion and has seen a compound annual growth rate (CAGR) of 37% in overseas revenue from 2020 to 2024, indicating a strong growth potential [15] - The report also mentions significant improvements in the company's operational quality and a reduction in the risk of share pledges by the controlling shareholder [17][21] Home Appliances - The report emphasizes the importance of leading white goods companies like Midea Group and Haier Smart Home, which are expected to benefit from a recovery in the real estate market [22] - The report suggests that the current valuations of these companies are attractive, and they are well-positioned to improve their performance as market conditions stabilize [22] Home Furnishing - The report recommends Gujia Home, highlighting its strong performance and growth potential due to its retail transformation and global expansion [27][28] - Other recommended companies in the home furnishing sector include Sophia, Oppein Home, and Bull Group, with a focus on their potential for growth in market share [28]

Core Insights - The first land auction in Hangzhou for 2026 concluded successfully, with local real estate company Zhejiang Boce winning a prime plot in the Gongshu District for a total price of 877 million yuan, resulting in a floor price of 33,515 yuan per square meter and a premium rate of 19.81% [1] Group 1: Auction Details - The auction featured intense competition, with 17 real estate companies participating, including notable firms like Binjiang, Greentown, Poly Development, China Resources, and Xingyao [1] - The plot has a planned construction area of 26,200 square meters and was originally designated for commercial use before being converted to residential [1] - The plot's floor price started at 27,974 yuan per square meter, and the plot has the lowest floor area ratio of 1.5 in the Dongxin area in recent years [1] Group 2: Market Implications - The high premium achieved in the auction is seen as a confidence booster for the Hangzhou land market in 2026 [2] - There are two additional plots scheduled for auction in March, located in the core areas of Chengdong New City and Qianjiang Century City, which are expected to attract significant interest from real estate companies [2]

人员在检查盾构机设备。杨杰城 摄 中新网南宁1月30日电(林浩 王喜明 杨杰城)1月30日，广西南宁市邕江上游二期引水和应急引水工程隧 洞工程首个盾构区间贯通，标志着该项目建设取得重大进展。 贯通的盾构区间。杨杰城 摄 作为广西壮族自治区层面统筹推进的重大项目之一，南宁市邕江二期引水工程将在邕江上游左江、右江 分别取水，修建左江泵站、右江泵站和石埠泵站，改造老口泵站，以及总长度为28.2公里的供水管线， 总引水规模可达每日268万立方米。项目将原来位于南宁城区中心的六个取水口，全部上移至三江口上 游，解决了城市开发建设和水源地保护的矛盾，为推动沿江经济社会发展创造了有利条件。 该项目由南宁建宁水务投资集团有限责任公司建设、南宁市排水有限责任公司管理、中铁四局集团有限 公司施工，工程采用大口径长距离输水隧洞施工工艺，也是广西首次在市政引水隧洞工程中应用盾构技 术。 图为项目 图为技术 本次贯通的盾构区间全长约1631米，盾构机自北向南，下穿多条规划道路。该项目施工现场负责人刘志 峰介绍，针对施工区域地质条件复杂、环境风险突出等挑战，施工团队动态优化掘进参数，并综合运用 同步注浆与渣土改良技术等方式，成功将地表沉 ...

摩根士丹利发布研报称，预期绿城中国(03900)股价将于未来60天下跌，发生此概率预计逾80%。因为股 价近期已上升，令短期估值吸引力大减。该行现予绿城中国"减持"评级，目标价7.86港元。 该行预期公司或发盈警，因2025年核心盈利或同比大跌逾90%。同时，因可售资源减少及高基数效应， 首季合约销售额可能下滑。而且，公司估值正处于历史高位。 ...