招商局蛇口工业区控股股份有限公司 修订《公司章程》的临时受托管理事务报告 中信证券股份有限公司作为招商局蛇口工业区控股股份有限公司（以下简称 "公司"、"发行人"）2020 年面向合格投资者公开发行公司债券（第一期）（品种 一）、招商局蛇口工业区控股股份有限公司 2021 年面向合格投资者公开发行公司 债券（第一期）（品种一）、招商局蛇口工业区控股股份有限公司 2021 年面向合 格投资者公开发行公司债券（第二期）（品种一）、招商局蛇口工业区控股股份有 限公司 2022 年面向专业投资者公开发行公司债券（第一期）（品种二）、招商局 蛇口工业区控股股份有限公司 2022 年面向专业投资者公开发行公司债券（第二 期）（品种二）、招商局蛇口工业区控股股份有限公司 2022 年面向专业投资者公 开发行公司债券（第三期）、招商局蛇口工业区控股股份有限公司 2022 年面向专 债券简称：20 蛇口 01 债券代码：149301 债券简称：21 蛇口 01 债券代码：149448 债券简称：21 蛇口 03 债券代码：149497 债券简称：22 蛇口 02 债券代码：149938 债券简称：22 蛇口 04 债券代码：1 ...

Investment Rating - The investment rating for the real estate industry is "Positive" (maintained) [3][4] Core Viewpoints - The report emphasizes the importance of stabilizing the real estate market and stock market as a means to boost social expectations and facilitate domestic demand circulation. The focus is on high-quality housing and urban renewal, with a potential wave of development for high-quality residential properties [4][45] - The report suggests that the central government's consistent messaging since September 2024 has been to stabilize the real estate market, especially in light of external economic pressures [4][45] Market Performance - The Shanghai Composite Index rose by 0.4%, while the Shenzhen Component Index fell by 1.3%, and the ChiNext Index dropped by 3.9%. The real estate sector (Shenwan) decreased by 0.8% during the week [4][7] - In terms of individual stocks, Hefei Urban Construction saw a significant increase of 18.1%, while Shenzhen Real Estate A experienced a decline of 12.0% [4][7] Data Tracking New Housing Transactions - In the week of October 4-10, 2025, 42 key cities recorded a total new housing transaction volume of 980,000 square meters, a decrease of 51.0% from the previous week and a year-on-year decline of 53.5% [11][17] - For the month up to October 10, 2025, new housing transactions in these cities totaled 1.22 million square meters, down 44.8% month-on-month and 39.5% year-on-year [17] Second-Hand Housing Transactions - During the same week, 21 key cities recorded a total of 860,000 square meters in second-hand housing transactions, a decrease of 26.6% from the previous week and a year-on-year decline of 48.4% [29][35] - For the month up to October 10, 2025, second-hand housing transactions totaled 930,000 square meters, down 64.5% month-on-month and 29.3% year-on-year [35] Industry News - The Ministry of Housing and Urban-Rural Development is focusing on urban renewal and governance, with plans to upgrade old houses into "good houses" [45] - New regulations in Shenzhen limit the height of residential buildings to manage safety risks, while Chengdu has increased the area limit for balconies and other auxiliary spaces [45][46] Company Announcements - In September 2025, China Overseas Development reported a sales figure of 20.17 billion yuan, a year-on-year increase of 7.2%, while Poly Developments reported 20.53 billion yuan, a decrease of 1.8% [48] - New City Holdings issued a total of 160 million USD in unsecured fixed-rate bonds with a 2-year term and an interest rate of 11.88% [48]

Group 1 - The A-share market opened higher on October 14, with the Shanghai Composite Index up by 0.55%, the Shenzhen Component Index up by 1.04%, and the ChiNext Index up by 1.37% [1] - The MSCI China A50 Connect Index, which represents core leading assets, rose approximately 0.3% during the trading session, with leading stocks such as BYD, COSCO Shipping Holdings, and China Merchants Shekou leading the gains [1] - According to a report by Galaxy Securities, the degree of external shocks has significantly decreased, and the policy stabilization mechanism is already in place; the market is focusing on medium to long-term policy expectations, indicating that the A-share market will continue to be driven by domestic factors [1] Group 2 - The A50 ETF (159601) closely tracks the MSCI China A50 Connect Index, providing a one-click investment option that bundles 50 leading interconnected stocks, offering balanced coverage of the performance of core leading assets in the A-share market [1]

Sales Performance - In the first nine months of 2025, the total sales amount of the top 30 real estate companies in Beijing reached 257.34 billion yuan, with China Overseas Land & Investment, Yuexiu Property, and China Resources Land leading the sales at 31.08 billion yuan, 21.25 billion yuan, and 20.53 billion yuan respectively [10] - The total sales area for the top 30 companies was 4.796 million square meters, with China Overseas Land & Investment, China Resources Land, and Shoukai Co., Ltd. achieving sales areas of 430,000 square meters, 340,000 square meters, and 333,000 square meters respectively [10] Policy Changes - The annual adjustment policy for Beijing's housing provident fund has been implemented, maintaining a contribution rate between 5% and 12%, with the upper limit for monthly contributions adjusted to 35,811 yuan and the lower limit to 2,540 yuan [10] Market Activity - In September, Beijing recorded 3,556 new housing contracts, showing a month-on-month increase of 9.9% and a year-on-year increase of 13.4%. The second-hand housing market saw 15,829 contracts, with month-on-month and year-on-year increases of 24.8% and 18.7% respectively [10] - The top-selling project in September was the Zhongjian Yunhe Jiuyuan, which achieved a sales amount of 3.568 billion yuan and a sales area of 58,000 square meters, topping both the sales amount and area rankings [10] Land Market - In September, four residential land plots were successfully auctioned in Beijing, with the Chaoyang District Sun Palace plot sold at a premium rate of 39.18%. The plot attracted nine bidders and was ultimately won by China Construction Intelligence with a total price of 4.3145 billion yuan and a floor price of 85,331 yuan per square meter [11]

Core Insights - The housing rental market in China is experiencing a decline in rental prices, with a significant drop in key cities as the peak rental season for school-age families comes to an end [1][2][3] - The total number of opened rental units among the top 30 companies reached 1.398 million by the end of September 2025, while the management scale reached approximately 1.98 million units [1][6][8] - New policies are being implemented at both central and local levels to support the housing rental market, including the formal implementation of the Housing Rental Regulations and initiatives to increase the supply of rental housing [19][20][21] Market Scale Ranking - As of September 2025, the top 30 rental companies have a total of 1.398 million opened rental units, with the threshold for inclusion being 15,004 units [6][7] - Among these companies, 11 are housing rental enterprises, 10 are local state-owned enterprises, 4 are startups, 3 are hotel-related, 1 is an intermediary, and 1 is financial [6][7] - The housing rental enterprises dominate the opened scale, accounting for 46% of the total, while local state-owned enterprises account for over 20% [6][7] Management Scale Ranking - The top 30 rental companies manage approximately 1.98 million rental units, with the threshold for inclusion being 21,071 units [8][9] - Similar to the opened scale, the management scale is also led by housing rental enterprises, which hold nearly 50% of the total management scale [8][9] Market Dynamics - The average rental price in 50 cities was 34.74 yuan per square meter per month in September, reflecting a month-on-month decrease of 0.39% and a year-on-year decrease of 3.76% [1][2] - Key cities such as Guangzhou and Shanghai have seen significant transactions in residential land, with a total of 137 plots sold in 22 major cities, covering over 9 million square meters [1][2] Policy Developments - The central government has officially implemented the Housing Rental Regulations, which aim to standardize rental activities and promote high-quality development in the rental market [19][20] - Local governments are actively supporting the collection and rental of existing housing stock to increase rental supply, with various initiatives being launched across different regions [20][21] Business Expansion - Companies like碧家公寓 have successfully signed new projects in Wuhan and Dongguan, while 城家 has formed a joint venture to establish a comprehensive asset management platform focusing on long-term rentals [14][15] - The introduction of new rental housing projects by local state-owned enterprises and specialized rental operators is also notable, with several new market-oriented projects launched in September [11][12] Financing Trends - Continuous support for housing rental financing is evident, with significant loans and bonds being approved for various projects, including a 1 billion yuan special bond for guaranteed rental housing in Ningbo [17][18] - The market is seeing an increase in asset securitization efforts, with notable expansions in real estate investment trusts (REITs) and other financial instruments aimed at supporting rental housing [17][18]

Core Viewpoint - The stock of China Merchants Shekou Industrial Zone Holdings Co., Ltd. has shown positive performance with a year-to-date increase of 2.62% and significant gains over various trading periods, indicating investor confidence and potential growth in the real estate sector [1][2]. Financial Performance - For the first half of 2025, the company reported a revenue of 51.485 billion yuan, reflecting a year-on-year growth of 0.41%, while the net profit attributable to shareholders was 1.448 billion yuan, up by 2.18% [2]. - Cumulatively, since its A-share listing, the company has distributed a total of 38.997 billion yuan in dividends, with 6.429 billion yuan distributed over the past three years [3]. Shareholder Information - As of June 30, 2025, the number of shareholders decreased by 1.70% to 140,400, while the average number of circulating shares per person increased by 3.39% to 60,265 shares [2]. - The top ten circulating shareholders include Hong Kong Central Clearing Limited, which holds 144 million shares, a decrease of 7.0339 million shares from the previous period [3]. Stock Performance - The stock price of China Merchants Shekou increased by 2.08% to 10.31 yuan per share, with a trading volume of 1.67 billion yuan and a market capitalization of 93.417 billion yuan [1]. - The stock has experienced a 3.72% increase over the last five trading days, a 10.74% increase over the last 20 days, and a 16.67% increase over the last 60 days [1]. Business Overview - The company, established on February 19, 1992, and listed on December 30, 2015, is primarily engaged in park development and operation, community development and operation, and cruise industry construction and operation [1]. - The revenue composition of the company includes 77.54% from development business, 15.75% from property services, and 6.71% from asset operation [1].

Core Viewpoint - Jiangsu Weifu Group has transformed from a comprehensive enterprise to a specialized real estate development group, playing a significant role in urban construction and operation since its establishment in 1993 [1] Group Overview - Jiangsu Weifu Group has total assets exceeding 18.2 billion yuan and holds an AA credit rating, managing 18 enterprises and having stakes in 10 others [3] - The group has received multiple honors, including being listed among the "Top 500 Chinese Brands" and recognized as a "Civilized Unit" in Jiangsu Province [3] Business Strategy - The company is actively adjusting its strategy in response to market changes, emphasizing green development, technological innovation, and brand empowerment [1] - It has expanded its operations beyond Nantong to regions such as Rudong, Changshu, and Gaoyou, developing various residential projects [1] Social Responsibility - Jiangsu Weifu Group prioritizes the construction of affordable housing as part of its social responsibility, having developed over 30 projects with a total construction area of nearly 10 million square meters [1] Community Services - The group is enhancing its community service offerings, including the development of ready-to-move-in talent apartments and a star-rated smart talent service system [2] - It is transitioning traditional property management to high-end property services, implementing 24-hour concierge services and exploring night market initiatives [2] Product Development - The group’s subsidiaries, Weifu Construction and Weifu Tianpeng, hold national first-class development qualifications, focusing on high-quality product development [2] - Current popular projects include Weifu Longteng Huafu and Weifu Shuxiang Ruyi, which integrate natural aesthetics with community functionality [2]

Core Viewpoint - Shanghai's recent announcement reveals the launch of 8 new residential projects across 6 districts, totaling 874 units and a construction area of 105,710 square meters, indicating a continued push in the real estate market despite no new developments being introduced [2][10]. Group 1: Project Details - The projects include various types of apartments, with the largest being located in Pudong and Hongkou, featuring high average prices and strong demand [4][5]. - The "Feiyun Yuefu" project in Pudong has seen significant success, with a total sales amount of 12.691 billion yuan in the first nine months of the year, ranking among the top three in Shanghai [5]. - The "Wai Tan Rui Fu" project in Hongkou sold out on its opening day, showcasing the competitive pricing and demand in the area [5]. Group 2: Market Trends - The overall sales performance of the real estate market in Shanghai has improved, with new home transaction areas increasing by nearly 40% in September compared to the previous month [10]. - The introduction of new policies aimed at optimizing housing purchases has positively impacted market dynamics, particularly in outer districts [10]. - China Resources Land has emerged as a significant player in the market, with a total sales volume of 35.594 billion yuan in the first nine months, closely trailing behind the leading company [10].

Investment Rating - The report maintains a "Buy" rating for several companies in the real estate sector, including New World Development (9.70 HK), China Resources Land (35.30 HK), and Yuexiu Property (10.70 HK) [3][4][12]. Core Insights - The overall real estate market showed signs of recovery in September 2025, with total sales from the top 100 developers increasing by 20.9% month-on-month to 266.1 billion RMB [4][12]. - The report highlights that state-owned enterprises (SOEs) dominate the sales rankings, with nine out of the top ten developers being SOEs, and Poly Developments maintaining the top position [4][12]. - The central government continues to implement policies aimed at stabilizing the real estate market, focusing on urban renewal and improving housing standards [4][14][35]. Summary by Sections Market Performance - The report indicates that the stock performance of Chinese enterprises has generally outperformed that of mainland developers, with the industry net asset value discount slightly narrowing to 83.7% [5][12]. Sales Performance - In September 2025, the sales of 21 tracked listed developers increased by 4.4% month-on-month, driven by significant growth from China Resources Land and Jianfa Properties, which saw increases exceeding 30% [12][13]. - The average selling price rose by 13.7% month-on-month, while the sales area decreased by 9.1% [12][13]. Market Dynamics - The report notes a 14.75% month-on-month increase in new home transaction volumes across ten cities in September, with supply rising by 42.5% [21][22]. - The inventory turnover period has expanded to approximately 19.13 months, indicating a need for further market adjustments [21][22]. Policy Review - Central policies in September 2025 focused on stabilizing the real estate market, enhancing housing support, and promoting urban renewal projects [35][37]. - Local governments have introduced measures to lower purchasing thresholds and optimize credit support to stimulate market demand [37][38]. Company Updates - Kaisa Group's offshore debt restructuring became effective, involving the issuance of new notes totaling 6.686 billion USD [39]. - China Resources Land reported a significant increase in contract sales, reflecting its strong market position [4][12]. - Poly Developments is actively engaging in asset-backed securities projects to optimize its capital structure [45].

Core Insights - The report from CICC indicates that the second-hand housing market in September shows a mixed performance, with transaction volume declining month-on-month but increasing year-on-year, suggesting ongoing market weakness [1][2]. Transaction Volume and Price Trends - In September, the transaction volume index for second-hand residential properties in 80 cities decreased by 10% month-on-month but increased by 19% year-on-year (Q3 +19%, Q2 +17%) [1]. - The registered transaction area in 15 cities rose by 6% month-on-month and grew by 9% year-on-year (Q3 +3%, Q2 +11%) [1]. - The price index for homogeneous second-hand residential properties fell by 1.7% month-on-month (Q3 average -1.7%, Q2 average -1.4%) [1]. - The negotiation space for transactions increased by 25 basis points to 8.91% [1]. Listing Trends - The number of second-hand residential listings in 130 cities increased by 0.4% month-on-month, continuing a slight upward trend [2]. - The price index for homogeneous listings in key cities decreased by 1.5% month-on-month (Q3 average -1.3%, Q2 average -1.2%) [2]. - The average adjustment for listed properties was -5.24%, indicating a conservative price expectation among sellers [2]. Rental Market Insights - The rental index for homogeneous listings decreased by 0.8% month-on-month (August -0.5%) [3]. - The average rental period remained stable at 2.12 months [3]. - The rental-to-sale ratio increased by 2 basis points to 2.33% due to declining listing prices [3]. Investment Recommendations - The company suggests focusing on investment opportunities in the real estate and property management sectors, particularly in companies with solid fundamentals and profit quality such as China Resources Land, Jianfa International, and others [4]. - It also recommends considering undervalued stocks like Greentown China and New Town Holdings, given potential liquidity improvements [4]. - The report highlights the importance of identifying stocks with strong growth prospects or attractive dividend yields across various sectors [4].