文 ｜ 陈聪 张全国 李俊波 刘河维 2 0 2 4年，华润万象生活、龙湖集团和新城控股的购物中心同店销售额跑赢社零，同店租金跑赢行 业。优质购物中心的抗风险能力显著，购物中心的先发优势显著。我们认为，随着金融市场的发 展，资金不会成为限制商业地产公司发展的要素，商业地产公司（无论轻重）价值取决于稀缺地段 +运营能力。我们看好中国核心商业地产企业的全面向上重估，包括轻资产平台的价值发现，和重 资产公司如的估值提升。 ▍ 外部不确定性增大，提振消费利好购物中心价值。 目前，外需存在较大不确定性，提振内需是构建新发展格局的战略基点。购物中心是承载居民消 费，娱乐，体验，休闲的重要物理载体，我们预计将受益于内需提振。近期，财政部、住建部要 求加强消费基础设施建设，改造城市空间以满足文化、旅游、餐饮、休闲娱乐需求，以中央财政 支持以刺激内需。 ▍ 头部品牌购物中心同店销售额跑赢社零，租金增长跑赢行业。 我们基于公司公告数据测算，三大上市公司华润万象生活、龙湖集团、新城控股2 0 2 4年在营购物 中心销售额平均增长1 6 . 4%，同店销售额平均增长6 . 2%，租金及管理费收入平均增长1 6 . 6%，同 店租金平 ...

Core Viewpoint - Longfor Group achieved a total contract sales amount of RMB 16.95 billion in the first quarter of the year, indicating strong sales performance [1] Group Summary - As of the end of March, the cumulative total contract sales amount reached RMB 16.95 billion, with a total sales area of 1.188 million square meters [1] - In March alone, the total contract sales amount was RMB 7.01 billion, with a sales area of 485,000 square meters [1] - The contract sales amount attributable to the company's shareholders in March was RMB 4.74 billion, with a corresponding sales area of 352,000 square meters [1]

龙湖集团(00960.HK)：3月累计合约销售额169.5亿元人民币，1-3月合约销售额70.1亿元人民币。 ...

Core Insights - Longfor Group announced a total contract sales amount of RMB 16.95 billion as of the end of March 2025, with a total sales area of 1.188 million square meters [1] - In March alone, the total contract sales amount reached RMB 7.01 billion, with a sales area of 485,000 square meters [1] - The contract sales amount attributable to shareholders in March was RMB 4.74 billion, covering an area of 352,000 square meters [1] Sales Breakdown - In March, the contract sales amount by region was as follows: RMB 1.75 billion in the West, RMB 1.67 billion in the Bohai Rim, RMB 1.98 billion in the Yangtze River Delta, RMB 0.72 billion in Central China, and RMB 0.89 billion in South China [1] - As of the end of March, the company achieved operating revenue of approximately RMB 6.55 billion, with a tax-inclusive amount of about RMB 7 billion [1]

Core Insights - The report suggests that credit spreads may widen in the second quarter of 2025, while extending duration remains a favorable strategy [3][26] - The overall strategy for credit bonds indicates a potential decline in yields following government bonds, but increased supply and weakened demand may lead to passive widening of credit spreads [3][26] Market Review - Since the beginning of 2025, credit bond rates have generally increased, but the rise is less than that of government bonds, resulting in a compression of credit spreads, particularly in lower-rated bonds [5][8] - The first quarter of 2025 saw a significant increase in net financing of government bonds compared to credit bonds, with the latter remaining relatively stable [14][25] Sector Strategies City Investment Bonds - Focus on opportunities for spread compression in high-quality city investment bonds from good regions, as policies are favorable for mitigating credit risks [3][51] - The new regulations from the exchange may lead to a decrease in supply of lower-rated city investment bonds, while good regional city investment bonds may see a more significant decline in supply [3][50] Industrial Bonds - Attention is drawn to the opportunities in state-owned real estate and construction bonds due to debt resolution policies, which are expected to accelerate cash flow for state-owned enterprises [3][61] - The report highlights that the safety of state-owned enterprise bonds is assured under supportive policies [3][55] Financial Bonds - The report emphasizes the potential for overall opportunities in financial bonds due to reduced supply pressure from perpetual bonds and the consolidation of rural commercial banks [3][70] - The ongoing reforms in rural commercial banks are expected to lower credit risks associated with financial bonds [3][73]

Macroeconomic Insights - In Q1 2025, GDP growth is expected to reach approximately 5.2% due to improved fiscal policies and increased local government bond issuance of about 596.8 billion yuan, significantly higher than the previous year[4] - The manufacturing PMI in March showed a slight increase, with new orders and new export orders rising by 0.7 and 0.4 percentage points respectively, although new export orders remain below the expansion threshold at 49[4] Market Strategy - The implementation of reciprocal tariffs by the U.S. is expected to increase the importance of domestic consumption in stabilizing the Chinese economy, with retail sales growth needing to rebound by 2.2% to 4.9% to achieve the annual GDP growth target of 5%[5] - A-share and Hong Kong consumer stocks are viewed as resilient assets amid global market volatility, with a focus on sectors like agricultural products and military industries[5] Financial Market Conditions - The overall A-share market valuation has decreased, with the PE ratio for the Wind All A Index at 15.0, down 0.1 from the previous week, placing it at the 49.1 percentile of historical valuation levels[7] - In April, the liquidity environment is expected to improve compared to March, with a focus on the potential for a reserve requirement ratio cut rather than interest rate reductions[10] Banking Sector Developments - Major banks are expected to receive a capital injection of approximately 520 billion yuan, which could enhance their credit expansion capacity by about 11.8 trillion yuan, representing 2.8% of the current social financing scale[11] - The average total assets to core tier one capital ratio for the six major banks is 14.8 times, indicating significant leverage potential from the capital injection[11] Real Estate Market Trends - The decline in mortgage rates is anticipated to stimulate housing demand, with the current first-home loan interest rate at 3.06%, which is only 21 basis points above the 5-year LPR[14] - The expected reduction in mortgage rates could lead to a decrease in "trend trading" listings, improving the supply-demand relationship in the real estate market[14]

Investment Rating - The report suggests a positive outlook for the real estate sector, indicating a potential recovery in the market with a focus on demand stimulation and policy support [5][6]. Core Insights - The report highlights that new home transaction volumes have shown a mixed performance, with a decrease in week-on-week transactions but an increase year-on-year, indicating a potential recovery trend [17][18]. - The inventory of new homes has decreased both month-on-month and year-on-year, suggesting improved absorption rates in the market [40][29]. - The land market has experienced a rise in transaction volumes and prices, indicating increased developer interest despite a year-on-year decline in volume [62][65]. Summary by Sections 1. Key City New Home Market, Second-hand Market, and Inventory Tracking - New home transaction volume in 40 cities was 24,000 units, down 25.4% week-on-week but up 20.3% year-on-year. The transaction area was 2.774 million square meters, down 25.8% week-on-week but up 22.1% year-on-year [18][26]. - The inventory of new homes in 12 cities was 790,000 units, down 44.6% month-on-month and down 15.8% year-on-year, indicating a tightening market [29][37]. - The second-hand home market saw a transaction volume of 19,000 units, down 24.2% week-on-week but up 48.8% year-on-year, with a transaction area of 170,000 square meters, down 25.3% week-on-week but up 33.2% year-on-year [45][52]. 2. Land Market Tracking - The total land transaction area across 100 cities was 17.867 million square meters, up 33.4% month-on-month but down 22.2% year-on-year. The total land transaction price was 79.09 billion yuan, up 113.4% month-on-month and up 62.5% year-on-year [62][65]. - The average land price was 4,426.87 yuan per square meter, up 60.0% month-on-month and up 108.8% year-on-year, indicating strong demand for land despite fluctuations in volume [64][66]. 3. Policy and Investment Recommendations - The report emphasizes the importance of demand-side policies to stabilize the real estate market, suggesting that the recovery will depend on further easing measures and the pace of urban renewal projects [5][6]. - Recommended investment targets include companies with strong fundamentals in core cities, smaller firms showing significant breakthroughs, and those benefiting from the recovery in the second-hand market [5][6].

Core Viewpoint - The real estate industry is transitioning from a focus on quantity to a focus on quality, technology, and service as it navigates through challenging times [1][2][17]. Policy Changes and Market Dynamics - The end of the purchase restrictions marks the most relaxed environment for the real estate sector in 20 years, signaling the conclusion of a real estate bull market [2]. - The term "bottoming out" has become common in government assessments of the real estate market, indicating a shift in focus towards stabilizing the industry [3][4]. - The government is implementing policies to ensure project delivery and financial security while exploring new development models to help companies recover from losses [4][5]. Liquidity and Delivery Challenges - The lack of liquidity in the real estate market poses significant risks, as it discourages consumer purchases and hampers cash recovery for companies [7][8]. - The period from 2021 to 2024 is critical for delivery pressures, with 2024 potentially being the last major delivery year for the industry [10]. - The government has introduced measures to stimulate liquidity, including policies focused on timely delivery, financial safety, and ensuring quality housing [9][12]. Shift in Housing Demand - There is a notable shift in housing demand from mere availability to quality, with the urban residential unit ratio reaching 1.07 in 2023, indicating a transition from "having a home" to "having a good home" [15]. - The emphasis on "good housing" is expected to intensify by 2025, prompting leading real estate companies to enhance their focus on safety, comfort, and sustainability [15]. New Development Models - The concept of a "new development model" has gained traction, with government reports emphasizing the need for affordable housing and a coordinated mechanism involving people, housing, land, and finance [20][21]. - Real estate companies are encouraged to diversify their business models beyond traditional home sales, exploring areas such as rental housing, property management, and real estate agency services [22]. Financial Resilience and Business Diversification - Many companies are beginning to adopt long-term strategies and light asset operations, supported by government policies [24]. - For instance, Longfor Group has successfully integrated development, operation, and service sectors, becoming one of the few profitable companies in 2024 [26]. - Longfor's operational and service segments generated significant revenue, contributing to overall financial stability [27][32]. Future Growth and Market Potential - The expansion of the middle class in first- and second-tier cities is expected to drive demand for high-quality shopping centers and premium rental apartments [35]. - The shift towards service-oriented operations in commercial real estate is being supported by government initiatives to revitalize existing assets [37]. - The strategy of "space as a service" is being embraced by companies like Longfor, which has diversified its business portfolio to include commercial investment and asset management [40]. Conclusion - As the industry transitions from capital-driven growth to capability-driven growth, companies must leverage policy benefits to enhance service quality and operational efficiency, positioning themselves for success in a competitive landscape [40].

Core Viewpoint - The Guangzhou real estate market is experiencing a surge in new properties, primarily driven by new regulations on floor area ratio (FAR), resulting in higher practical utility rates for residential units [3][7][10]. Group 1: Market Trends - April marks a significant period for the real estate market, with over 10 new projects launching, particularly in districts like Tianhe, Haizhu, Liwan, Panyu, and Huangpu [4][6]. - The clustering of new developments in the same area increases competition among real estate companies, compelling them to enhance product quality and brand strength [6][10]. Group 2: New Regulations Impact - The new FAR regulations have led to the introduction of products with practical utility rates exceeding 100%, a historical high for flat products in the market [7][8]. - New properties are designed with features such as large bay windows and multifunctional spaces, allowing for practical utility rates to reach between 110% and 140% [7][9]. Group 3: Buyer Benefits - Higher practical utility rates mean buyers can acquire more usable space for the same price, significantly reducing overall housing costs [8]. - The introduction of innovative designs allows for smaller units (over 70 square meters) to be configured as four-room apartments, catering to multi-generational living needs [9]. Group 4: Competitive Strategies - Real estate companies are increasingly focusing on integrating prestigious schools into their developments to attract buyers, addressing the demand for educational facilities [10][12]. - The adjustment of design elements, such as the width of bay windows, reflects a responsiveness to buyer preferences, enhancing the practicality of living spaces [11][13].

Investment Rating - The report maintains a "Positive" rating for the real estate and property management sectors [2][3]. Core Insights - The report highlights the importance of stabilizing the real estate market in response to the ongoing trade war, emphasizing the need for domestic demand expansion [2][3]. - It notes a significant decline in both new and second-hand housing transactions, with new home sales in 34 key cities dropping by 23% week-on-week and 26% year-on-year in April [4][7]. - The report indicates that the government is implementing policies to stabilize the market, including the cancellation of housing transfer restrictions in Nanjing and the expansion of housing fund withdrawal policies [32][33]. Industry Data Summary New Housing Transaction Volume - New housing sales in 34 key cities totaled 3.093 million square meters last week, a week-on-week decrease of 23.4% [4]. - Year-on-year, new housing sales in April are down 26%, with first and second-tier cities seeing a 21% decline and third and fourth-tier cities experiencing a 49% drop [7][8]. Second-Hand Housing Transaction Volume - Second-hand housing sales in 13 key cities fell by 26.2% week-on-week, with April sales down 15% year-on-year [13]. - Cumulative sales for the year to date show a 26.5% increase compared to the previous year [13]. New Housing Inventory - In 15 key cities, 710,000 square meters of new housing were launched last week, with a sales-to-launch ratio of 2.08, indicating a continued trend of inventory reduction [21]. - The total available residential area in these cities is 88.71 million square meters, reflecting a 0.9% decrease week-on-week [21]. Policy and News Tracking - The report discusses macroeconomic policies, including the imposition of tariffs on U.S. imports and the rise in manufacturing PMI to 50.5%, indicating a recovery in manufacturing activity [32][33]. - It highlights local government initiatives, such as Nanjing's cancellation of housing transfer restrictions and the expansion of housing fund policies in various cities [32][33]. - The report also notes the active land market in core cities, with significant land sales and project launches reported in the first quarter of 2025 [32][33].