Core Viewpoint - UBS reports that the profitability of Chinese property management companies is expected to increase by 10% year-on-year in 2025, which is 12% higher than market expectations, but shows a slowdown compared to growth rates of 15% in 2024 and 12% in the first half of 2025 due to declining cash collection ratios and a drop in value-added service revenue and profit margins [1] Company Performance Expectations - Among major property management companies, Greentown Service (02869) is expected to outperform, followed by China Resources Mixc Lifestyle (01209), Poly Property (06049), China Overseas Property (02669), Wanwu Cloud (02602), and Country Garden Services (06098) [1] - The top picks are China Resources Mixc Lifestyle and Greentown Service [1]

2026年，全国商业地产市场即将迎来一波"上新潮"！ 城市供应方面： 据联商网统计，2026年全国拟开业的商业项目共430个(不含专业市场、酒店及写字楼，商业建筑面积≥2万㎡)，新增商业建筑面积3414.29万㎡，平均单体 建筑面积约7.94万㎡。 这其中，全新开业的商业项目达361个，其余69个为存量升级物业，或通过更换运营商、重新改造招商，或经内部升级后全新亮相。 01 华东区域领跑开业数量 全国七大区域均有新商业项目新开，且华东(213个)继续占比"半壁江山"，华南(64个)、华中(44个)、西南(41个)等"商业活力强区"表现不俗，紧随华东。其 他华北、西北和东北分别为33个、20个和15个。 在城市开业数量方面，TOP10均为经济发达、常住人口基数大、消费潜力充足的一线和新一线城市，彰显了商业发达程度与城市发展水平的紧密关联。其 中，杭州、南京、广州、苏州、成都开业数量均超10个。 02 企业贡献数量榜首易主？ 开发及运营企业的开业量上，2026年或首次迎来"新王"。 2026年拟开商业项目中，华润万象生活、珠海万达商管、爱琴海集团、京东集团、龙湖商业、新城控股集团、宝龙商业、招商商管、正和城邦、德 ...

Investment Rating - The report rates the real estate industry as "Outperform" [3] Core Insights - New home transaction area has turned negative on a month-on-month basis, with a year-on-year decline expanding [3][13] - Second-hand home transaction area has increased month-on-month and turned positive year-on-year [3][13] - New home inventory area has decreased both month-on-month and year-on-year, while the de-stocking cycle has increased [3][13] Summary by Sections 1. New Home Market Tracking - In the week of January 17-23, 2026, new home transaction volume in 40 cities was 16,000 units, down 16.2% month-on-month and down 32.2% year-on-year [14][20] - The new home transaction area was 151.5 million square meters, down 9.7% month-on-month and down 39.6% year-on-year [22][39] - Transaction volume and area for first, second, third, and fourth-tier cities showed varying declines [14][19] 2. Second-Hand Home Market Tracking - In 18 cities, second-hand home transaction volume was 20,000 units, up 2.9% month-on-month and up 9.1% year-on-year [49][51] - The transaction area was 188.2 million square meters, up 4.4% month-on-month and up 18.1% year-on-year [51][52] - First, second, third, and fourth-tier cities exhibited different growth rates in transaction volume and area [45][49] 3. Inventory Situation - New home inventory in 12 cities was 1.373 million units, with a month-on-month decrease of 0.1% and a year-on-year decrease of 9.6% [35][38] - The de-stocking cycle for new home inventory was 17.7 months, increasing month-on-month and year-on-year [27][38] - Inventory levels and de-stocking cycles varied across city tiers [26][27] 4. Land Market Tracking - Total land transaction area in 100 cities was 1,044.9 million square meters, down 3.1% month-on-month but up 0.4% year-on-year [59][60] - Total land transaction value was 16.33 billion yuan, down 1.5% month-on-month and down 15.5% year-on-year [10][65] - The average land price per square meter was 1,562.8 yuan, up 1.7% month-on-month but down 15.8% year-on-year [10][61] 5. Policy Insights - The Ministry of Natural Resources and the Ministry of Housing and Urban-Rural Development issued measures to support urban renewal [3] - Emphasis on stabilizing housing prices and improving market confidence through various policy measures [3][11]

2025收官冲刺，圣诞、元旦双势能之下，人气商场们争相竞逐年度传播声量制高点。 赢商网《2025年12月人气购物中心排行榜》上，23城、410个上榜人气商场，月度场日均客流规模均值5.82万人次左右，环比提升2.5%。 榜单之上，45个人气TOP1项目的场日均客流规模均值约9.86万人次，环比上涨3.8%，头部效应持续增强。其中，37个项目成功卫冕榜首；另有7个项目排 名跃升，新亮相的北京中关村ART PARK大融城开业即登顶，聚客力强劲。 整体来看，这批在年终收官之战中"扛大旗"的人气商场，围绕三大核心策略展开竞争： 调改加速，以"首店矩阵"构筑护城河 "品质首店"的持续引入已成为头部项目的运营常态。上海五角场合生汇年内引入55家首店，北京中关村ART PARK大融城东区75家首店强势开业，深圳怀 德万象汇以超50%区域餐饮首店占比亮相。通过构建差异化品牌矩阵，项目不断夯实竞争优势与新鲜感。 情感链接，从流量运营深化为心智占领 高流量商场与消费者建立了超越交易的情感纽带。上海龙之梦城市生活中心在20周年庆中设"凭2005年小票享免单"环节，唤起集体记忆，引发共鸣；成都 凯德广场·金牛借明星演唱会打造粉丝主场 ...

Summary of Conference Call Notes Industry Overview - **Industry**: Chinese Banking and Property Sector - **Context**: Insights from the 2026 Greater China Conference (GCC) and subsequent macro, financial, and property tours Key Points on Economic Outlook - **2026 GDP Growth Target**: Expected to be set at 4.5-5.0%, with some experts optimistic about achieving close to 5% due to strong exports and easing deflationary pressures [2][8][10] - **Deflationary Pressure**: CPI expected to rise to 0.5%, while PPI may narrow its decline to a range of -1% to 0% [10] - **Consumption Growth**: Not seen as a key driver for 2026; trade-in subsidies are fading [2][19] Banking Sector Insights - **NIM Pressure**: Current stretched NIM levels are a constraint for rate cuts; a small rate cut of 10bps is anticipated [3][15] - **Loan Origination**: Decent loan origination observed in early January, primarily driven by corporate loans; retail loan recovery remains limited [5][48] - **Revenue Outlook**: Improved revenue outlook driven by less YoY NIM decline and ongoing fee income recovery; investment income may lag due to a less favorable bond market [5][50] Property Sector Outlook - **Bearish Sentiment**: Experts hold a bearish view on the property sector, expecting a 10% decline in property prices in 2026 and 5% in 2027 [4][27] - **Homebuyer Behavior**: Shift from buying to renting; potential 30-40% downside in property prices if rental yields align with mortgage rates [4][27] - **Policy Support**: Limited policy tools available to stabilize property prices; expectations for major new policies in 2026 are low [4][16][27] Specific Company Insights - **Chengdu MixC**: Strong sales growth with retail sales reaching approximately Rmb8.5 billion in 2025; proactive tenant changes attributed to outperformance [30] - **C&D Haiyao**: Luxury project demand remains, with a successful launch of a luxury residential project at an average price of over Rmb77,000 per sqm [31] Additional Considerations - **Geopolitical Risks**: Complicated geopolitical relations may impact export growth; however, solid external demand is expected [17] - **RMB Appreciation**: Potential for RMB to enter an appreciation cycle, with expectations of a 3-4% appreciation by the end of 2026 [18] - **Distressed Developers**: Many banks are allowing roll-over of existing project loans to distressed developers, delaying NPL recognition [22] Conclusion - The overall sentiment in the banking and property sectors is cautious, with expectations of limited growth and ongoing challenges. The focus remains on managing asset quality and navigating a complex macroeconomic environment.

Macro Strategy - The report highlights the investment value of the GF CSI Media ETF (512980.SH), which is closely tracking the CSI Media Index (399971.SZ) and has a management fee of 0.5% per year and a custody fee of 0.1% per year. As of January 16, 2026, the ETF has a circulation scale of 10.759 billion yuan and an annualized return of 29.47% with a volatility ratio of 0.89, indicating reasonable risk control capabilities [1][12] - The underlying index focuses on AI applications, with a significant weight of 31.43% in GEO concept stocks, including key companies like BlueFocus, Yanshan Technology, and Kunlun Wanwei. The top ten weighted stocks account for 51.52% of the index, indicating a high concentration of component stocks [1][12] - The report emphasizes that the current media bull market is driven by AI technology transformation and the assetization of data factors, contrasting with the previous bull market driven by mobile internet traffic. The media sector's valuation is at a historical low, providing a high margin of safety for investors [1][12] Non-Bank Financial Industry - The report indicates that the non-bank financial sector is experiencing an upward trend in market conditions, with public fund holdings in the sector increasing to 2.42% by the end of 2025, up 0.82 percentage points from the previous quarter. However, the sector remains underweight compared to the market [5][16] - The report recommends key stocks such as China Life, Ping An, New China Life, China Pacific Insurance, and CITIC Securities, highlighting their potential to benefit from the improving market environment [5][16] - The average daily trading volume of equity funds reached 34.444 trillion yuan, a year-on-year increase of 155%, indicating a significant improvement in market activity [5][16] Real Estate Industry - The report notes that the real estate market is gradually stabilizing, with a narrowing decline in sales and construction metrics compared to 2024. The total development investment in 2025 was 8.3 trillion yuan, down 17.2% year-on-year, while the new construction area was 5.9 million square meters, down 20.4% [6][18][19] - Sales figures show a cumulative sales area of 8.8 million square meters, down 8.7% year-on-year, with a cumulative sales amount of 8.4 trillion yuan, down 12.6%. The decline in sales is narrowing, particularly in first-tier cities [6][18][19] - Investment recommendations include China Resources Land, China Merchants Shekou, and New City Holdings, with a focus on property management companies like China Resources Mixc Life and Greentown Service [6][18][19] Environmental Industry - The report discusses the growth potential of the waste incineration sector, particularly in Southeast Asia and India, where an estimated 500,000 tons per day of waste incineration capacity is expected, corresponding to an investment scale of approximately 250 billion yuan [7][20] - Companies like Weiming Environmental and Sanfeng Environment are highlighted for their overseas expansion and operational stability, with significant revenue increases driven by high electricity prices and processing fees in international markets [7][20] - The report emphasizes the importance of cost control in overseas projects, with potential for significant profit margins compared to domestic projects, particularly in Indonesia where new projects are expected to yield higher returns [7][20]

Investment Rating - The report maintains an "Overweight" rating for the real estate industry [4] Core Views - The real estate market is experiencing a structural downturn, with new home prices decreasing by 3.0% year-on-year and second-hand home prices down by 6.1% in 2025 [1][2] - Core cities are showing signs of a small-scale structural market, with cities like Shanghai and Hangzhou experiencing some price stability or increases, while most other cities are seeing declines [1][2] - The report emphasizes the importance of policy changes and economic indicators, suggesting that real estate remains a key economic barometer [4] Summary by Sections New Home Market - In December 2025, new home prices in 70 cities fell by 0.4% month-on-month, with a year-on-year decline of 3.0% [1] - New home prices in first, second, and third-tier cities decreased by 1.7%, 2.5%, and 3.7% respectively [1] - The new home transaction area in 30 cities was 117.7 million square meters, down 1.3% month-on-month and 38.1% year-on-year [3][25] Second-Hand Home Market - Second-hand home prices in 70 cities fell by 0.7% month-on-month and 6.1% year-on-year, with all cities experiencing price declines [2][12] - The transaction area for second-hand homes in 15 sample cities was 213.9 million square meters, showing a 3.9% increase month-on-month but a 4.0% decrease year-on-year [3][36] Market Performance - The report notes that the real estate index increased by 5.2%, outperforming the Shanghai and Shenzhen 300 index by 5.83 percentage points [2][17] - The report highlights the performance of specific stocks, with notable increases in companies like Zhongrun Resources and Wanze Shares [17][20] Investment Recommendations - The report suggests focusing on real estate-related stocks, particularly in first-tier and select second-tier cities, as these are expected to perform better in the current market environment [4] - Recommended stocks include Green Town China, China Overseas Development, and Poly Development among others [4]

[Table_Title] 研究报告 Research Report 25 Jan 2026 中国策略 China Strategy 春节红包行情蓄力稳行，科技与价值各有亮点 Spring Festival "Red Packet" Rally Builds Momentum Steadily, with Highlights in Both Tech and Value 周林泓 Amber Zhou 黄雨昕 Yuxin Huang 从本周表现看，大盘如期震荡休整，市场整体情绪有所降温之后更健康，半导体走势偏强，航天军工等方向短期 震荡调整之后再次回暖。 我们判断，春节红包行情仍将蓄力稳行。从结构来看依然聚焦"高科技+强周期"，具体而言： ——高科技方向的机会：一方面，可继续延着当前年报预告业绩超预期的方向，深挖半导体特别是存储、储能、 电网设备、化工、创新药等方向。另一方面根据十五五规划相关的产业引领，进一步聚焦掘金国防军工、国产算 力/芯片、太空算力、可控核聚变等领域龙头。 ——价值方向的机会：首先，继续持有黄金及相关权益资产。其次，在震荡中择机布局性价比高、基本面改善的 低位价值股机会，关注港股具有业绩 ...

Investment Rating - The report maintains an "Overweight" rating for the real estate industry, indicating a positive outlook for investment opportunities in this sector [4][6]. Core Insights - The report highlights that the new home prices in 70 cities decreased by 3.0% year-on-year, while second-hand home prices fell by 6.1% in 2025, with core cities experiencing a significant decline [1][2]. - The report emphasizes that the real estate sector serves as an early economic indicator, suggesting that investments in this area can reflect broader economic trends [4]. - It notes that the competitive landscape in the industry is improving, with leading state-owned enterprises and select private firms performing well in land acquisition and sales [4]. Summary by Sections New Home Market - In December 2025, new home prices in 70 cities decreased by 0.4% month-on-month and 3.0% year-on-year, with first, second, and third-tier cities showing price changes of -1.7%, -2.5%, and -3.7% respectively [1][11]. - The report indicates that new home prices increased in 5 cities while decreasing in 65 cities throughout the year, with Shanghai showing a consistent month-on-month increase [1]. Second-Hand Home Market - The second-hand home prices in 70 cities fell by 0.7% month-on-month and 6.1% year-on-year, with all cities experiencing a decline [2][12]. - The report notes that after a brief stabilization in some cities post-September 2024, the second-hand home prices resumed their downward trend starting in the second quarter of 2025 [2]. Transaction Volume - For new homes, the transaction volume in 30 cities was 117.7 million square meters, reflecting a 1.3% decrease month-on-month and a 38.1% decrease year-on-year [3][25]. - In the second-hand market, the transaction volume in 15 cities totaled 213.9 million square meters, showing a 3.9% increase month-on-month but a 4.0% decrease year-on-year [3][36]. Investment Recommendations - The report suggests focusing on real estate-related stocks, particularly in first-tier and select second-tier cities, as these areas are expected to benefit from policy changes and market dynamics [4]. - Specific companies recommended for investment include Green Town China, China Resources Land, and Poly Developments among others [4].

Investment Rating - Industry investment rating: Stronger than the market (maintained) [2] Core Insights - The report indicates an increase in market attention towards the real estate chain, with significant weekly gains of 5.21% and 9.23% for the Shenwan real estate and building materials sectors respectively. The rebound is attributed to several factors, including a substantial rise in second-hand housing transactions in key cities, a positive earnings forecast from Poly Developments, and limited downward space for traditional real estate companies [3] - The report suggests that the real estate market is showing positive short-term signals, with ongoing favorable factors accumulating. It highlights the potential for market stabilization in the second half of 2026 to 2027, driven by easing down payment ratios and mortgage rates, which reduce the financial burden on homebuyers [3] Market Monitoring - Transaction volumes have shown a rebound, with new home sales in 50 key cities reaching 13,000 units, a 6.7% increase week-on-week, while second-hand home sales in 20 key cities reached 20,000 units, up 5.2% week-on-week. However, year-on-year comparisons show a 24% decline for new homes and a 6.7% increase for second-hand homes [8][9] - Inventory levels have decreased, with a total of 90.29 million square meters of inventory across 16 cities, reflecting a 0.5% decrease and a decommissioning cycle of 21 months [11] Capital Market Monitoring - The real estate sector saw a weekly increase of 5.21%, outperforming the CSI 300 index, which declined by 0.62%. The current price-to-earnings ratio (TTM) for the real estate sector stands at 63.16, significantly higher than the CSI 300's 14.08, indicating a valuation at the 95.64 percentile over the past five years [21][22] - The report notes that 78.9 billion yuan of real estate bonds were issued this week, with a total repayment amount of 109.7 billion yuan, resulting in a net financing of -30.9 billion yuan [16] Investment Recommendations - The report recommends focusing on three main lines: 1. Real estate companies with light historical burdens and strong product capabilities, such as China Resources Land and China Overseas Development, are expected to benefit from the "good housing" initiative [3] 2. Hong Kong real estate firms benefiting from market stabilization, such as Sun Hung Kai Properties and Henderson Land Development [3] 3. Companies with stable cash flow and dividends, including China Resources Vientiane Life and Poly Property [3]