证 券 研 究 报 告 证券分析师：许常捷 邮箱：xuchangjie@hcyjs.com 执业编号：S0360525030002 房地产行业周报（2026 年第 5 周） 推荐（维持） 新房成交环比上涨，万科债务展期获新进展 行业研究 房地产 2026 年 02 月 03 日 华创证券研究所 证券分析师：单戈 邮箱：shange@hcyjs.com 执业编号：S0360522110001 证券分析师：杨航 邮箱：yanghang@hcyjs.com 执业编号：S0360525090001 行业基本数据 | | | 占比% | | --- | --- | --- | | 股票家数(只) | 107 | 0.01 | | 总市值(亿元) | 12,279.48 | 0.99 | | 流通市值(亿元) | 11,766.97 | 1.17 | 相对指数表现 | % | 1M | 6M | 12M | | --- | --- | --- | --- | | 绝对表现 | 1.8% | 5.3% | 9.6% | | 相对表现 | 2.4% | -8.3% | -11.0% | -7% 4% 15% 26% 25/0 ...

政策 ◼ 1）根据上交所官网，1 月 29 日-30 日，已有 8 只商业不动产 REITs 申报至交易 所（分别为华安锦江商业、中金唯品会商业、汇添富上海地产商业、国泰海通砂 之船商业、华安陆家嘴商业、华夏凯德商业、华夏银泰百货商业、华夏保利发展 商业不动产 REITs），预计募集总额 314.7 亿元，涵盖酒店、写字楼与配套商业、 奥特莱斯、购物中心、服务式公寓等多种商业业态，原始权益人有保利发展、上 海地产、陆家嘴、凯德投资、银泰百货、锦江国际、唯品会、砂之船（西安）。 2）根据财联社报道，多家房企目前已经不被监管部分要求每月上报"三条红线"指 标，不过部分出险房企被要求向总部所在城市专班组定期汇报资产负债率等财务 指标。2020 年 8 月，监管部门为控制房企有息负债规模，对房企设置了融资"三条 红线"，不过近几年基本已经不被提及。 投资建议 房地产行业 | 证券研究报告 — 行业周报 2026 年 2 月 3 日 房地产行业第 5 周周报（2026 年 1 月 24 日-2026 年 1 月 30 日） 受去年同期为春节的影响，楼市成交同比正增长；首批 商业不动产 REITs 已申报至交易所 新房成 ...

Investment Rating - The report maintains an "Accumulate" rating for the real estate sector, indicating a potential investment return that exceeds the market benchmark index by 5% to 15% over the next 6-12 months [7]. Core Insights - As of early 2026, multiple regions have initiated old housing acquisitions, significantly accelerating the "old-for-new" program, supported by a reduction in the central bank's one-year relending rate from 1.5% to 1.25% [1][3]. - Local governments are actively engaging in funding through various means, including fiscal support and bank loans, to facilitate the acquisition and renovation of old housing, thereby enhancing the supply of affordable rental housing [3]. - The report highlights that the government's direct acquisition of second-hand old houses is an effective measure to streamline the housing exchange process, reduce the exchange cycle, and simplify procedures, ultimately promoting the sales of new homes [3]. Summary by Sections Section 1: Old Housing Acquisition - The "old-for-new" service has been launched in various cities, with Shanghai and Hangzhou being notable examples where initial registrations have been completed and dynamic waiting lists established for families wishing to participate [1][2]. - Specific focus areas include older properties in urban centers, with clear ownership and reasonable pricing, aimed at facilitating housing exchanges for those in need [2]. Section 2: Market Dynamics - By the end of 2025, public funds held a mere 0.43% of their stock investment value in the real estate sector, indicating a significant underweight compared to standard industry allocation [4]. - The report suggests that high-energy cities are likely to benefit from urban renewal initiatives, leading to structural optimization and gradual stabilization of the market [5]. Section 3: Investment Recommendations - The report recommends focusing on three main investment lines: 1. Real estate companies with strong credit advantages and high product reputation in core cities, such as China Merchants Shekou and China Jinmao [5]. 2. Public REITs with rich existing resources and strong operational brand competitiveness, such as China Resources Land and Shanghai Lingang [5]. 3. Long-term growth potential in property services, recommending companies like China Merchants Jiyu and Greentown Service [5].

Group 1 - The core viewpoint of the articles indicates that the real estate market in January 2026 experienced a stable start, with the top 100 real estate companies achieving a total sales amount of 190.52 billion yuan, reflecting a year-on-year decline of 18.9%, consistent with the decline observed throughout the previous year [1][2] - The sales performance of the top 100 real estate companies in January 2026 aligns with market expectations, continuing the trend from the fourth quarter of the previous year, influenced by the recovery of market expectations and buyer confidence following the new policies introduced in September 2024 [2] - The top three companies in sales for January 2026 were Poly Developments, China Overseas Land & Investment, and China Resources Land, with sales amounts of 15.6 billion yuan, 14.47 billion yuan, and 11.65 billion yuan respectively, indicating stable performance among leading firms [3] Group 2 - In terms of land acquisition, the total amount spent by the top 100 companies in January 2026 was 57.99 billion yuan, representing a significant year-on-year decline of 52.1%, attributed to a high base from the previous year and reduced enthusiasm for land acquisition at the start of the year [4] - The top 10 companies accounted for 25.7% of the new land value, with China Resources Land leading with a new land value of 10.6 billion yuan, followed by Shijiazhuang Chengfa Investment Group with 6.2 billion yuan [4] - The central government has been sending signals to stabilize market expectations, emphasizing the importance of managing expectations to stabilize the real estate market, while local governments have also implemented measures such as lowering down payment ratios for commercial property loans [5]

Group 1: Market Overview - In January, credit bond configuration sentiment was strong, leading to a significant compression of credit spreads, with 5-year credit spreads narrowing to the lowest point since 2025[12] - February's market outlook indicates a neutral to favorable pricing environment for bonds, with credit spreads expected to continue narrowing, particularly in the long-term credit segment[8] - The demand for credit bonds remains robust, especially for short-term products, driven by institutional investments and favorable monetary conditions[8] Group 2: Investment Strategies - For bonds with maturities of 5 years or less, focus on structural opportunities, particularly in the real estate sector, where sentiment is expected to improve[3] - Long-term credit bonds (over 5 years) are currently in a favorable positioning window, but investors should be cautious and take profits quickly as spreads compress[3] - Specific recommendations include targeting high liquidity bonds and those with favorable convexity, particularly in the 5.5-6 year and 7.5-8 year ranges[4] Group 3: Sector-Specific Insights - In the urban investment bond sector, low-grade bonds with maturities of 3 years or less still offer attractive yields, while medium to long-term bonds should focus on high-quality issuers[5] - The real estate bond market should concentrate on 1-2 year maturities, particularly for state-owned enterprises, as valuation recovery momentum is strong[5] - For coal bonds, short-term investments should be made cautiously, with a focus on high-rated issuers due to potential price fluctuations in the coal market[5]

Core Insights - The real estate sector has shown a decline of 2.1% over the past week, ranking 17th among 29 sectors in the market, while the Shanghai and Shenzhen 300 index and the Wind All A index experienced changes of 0.1% and -1.6% respectively [5][38]. - New home sales in 36 cities reached 1.425 million square meters last week, reflecting a week-on-week increase of 14.2% and a year-on-year increase of 146.5%. However, cumulative sales from January 1 to January 30 totaled 5.398 million square meters, down 30.3% year-on-year [5][10]. - The second-hand housing market saw a total transaction area of 1.706 million square meters across 15 cities last week, with a slight week-on-week decrease of 0.7% but a significant year-on-year increase of 744.4%. Cumulative sales for the same period reached 6.739 million square meters, up 15.8% year-on-year [5][16]. Real Estate Market Conditions - The inventory of new homes in 13 cities stands at 7.7738 million square meters, showing a slight decrease of 0.2% week-on-week and a year-on-year decrease of 3.8%. The average de-stocking period is 23.0 months, which is stable compared to the previous week but has increased by 6.7 months year-on-year [5][24]. - In terms of land transactions, the total area sold in 100 cities from January 26 to February 1 was 1.7955 million square meters, marking a week-on-week increase of 49.2% and a year-on-year increase of 419.7%. The average land price was 979 yuan per square meter, down 28.0% week-on-week and down 74.4% year-on-year [5][32]. Investment Recommendations - For mainland developers, the report recommends companies such as Binjiang Group and China Merchants Shekou in A-shares, and China Overseas Development and Greentown China in Hong Kong stocks, highlighting that sales growth expectations post-market recovery will drive valuation improvements [5][9]. - Light asset operation companies are also recommended, as they are expected to maintain stable fundamentals during the downturn. Suggested companies include Greentown Service for property management and China Resources Mixc Lifestyle for commercial management [5][9]. - For Hong Kong developers, the report suggests focusing on companies like Sun Hung Kai Properties and Henderson Land Development, which are expected to benefit from a recovering residential sales market [5][9]. Financing Conditions - In the realm of domestic credit bonds, real estate companies issued a total of 8 bonds last week, amounting to 4.96 billion yuan, which is a decrease of 42.9% week-on-week but an increase of 346.3% year-on-year. The net financing amount was -3.97 billion yuan due to repayments totaling 8.93 billion yuan [5][36].

Core Insights - The report emphasizes the historical positioning of silver indicators, noting that 93% of historical dates are below 200%, while the current level exceeds 1800%, indicating potential price adjustments during the decline phase of silver [11] - It highlights the macroeconomic narratives, including geopolitical tensions and the impact of the new Federal Reserve chair, suggesting that the current market is less influenced by overseas factors [3][12] - The investment strategy focuses on three main areas: core growth assets, global competitive advantages, and emerging growth sectors, with specific recommendations for companies in these categories [14] Company Summaries TCL Electronics (01070) - TCL Electronics is forming a joint venture with Sony, where TCL will hold 51% and Sony 49%, aiming to leverage cost and technology advantages in the large-size and mini LED sectors [15] - The joint venture is expected to enhance TCL's high-end product series capabilities [15] Mao Geping (01318) - The brand is expanding its global presence with a new store in Hong Kong and a focus on integrating Eastern aesthetics with modern art, enhancing its international brand narrative [16] Anjuke Food (603345) - The company is shifting from a reliance on large B2B clients to a selective supermarket customization strategy, collaborating with major retailers to launch tailored products, resulting in a 28.1% year-on-year revenue increase in the supermarket channel [17] Chengda Pharmaceutical (301201) - Chengda is transitioning towards biocell therapy, developing innovative drug pipelines and forming strategic partnerships, including a significant collaboration with Chiron Pharma, which has led to clinical advancements [19] Xinquan Co., Ltd. (603179) - The company has established strong partnerships with major domestic truck manufacturers and is focused on expanding its automotive component offerings, leveraging over 20 years of industry experience [20] Jianghuai Automobile (600418) - Jianghuai is developing a new generation of high-end intelligent electric vehicles, integrating advanced technologies from partnerships with high-tech companies like Huawei [21] Chip Origin (688521) - The company reported significant growth in its chip design and mass production businesses, with a 290.82% quarter-on-quarter increase in design revenue and a 132.77% increase in mass production revenue [22] Tencent Holdings (00700) - Tencent's performance exceeded expectations with a 15.4% year-on-year revenue growth, driven by strong sales and R&D efficiency, leading to a notable increase in net profit [23] China Resources Land (01109) - The company is transitioning its real estate service platform to offer comprehensive lifecycle services, enhancing customer engagement through a new digital platform [24] China Merchants Energy Shipping (601872) - The company is benefiting from rising oil shipping rates, with Q4 2025 VLCC average rates reaching $94,000 per day, marking a significant increase in operational profits [26]

多地启动旧房收购， "以旧换新"明显提速 ——光大地产板块及重点公司跟踪报告 2026 年 2 月 3 日 行业研究 要点 一、2026 开年，多地启动旧房收购，"以旧换新"明显提速。 1）1 月 15 日，央行宣布各类再贷款一年期利率从 1.5%下调到 1.25%，央行 2024 年 5 月设立的 3000 亿元保障性住房再贷款利率同步降至 1.25%。 2）1 月 22 日，上海奉贤发展（集团）在公众号发文，"以旧换新"服务已完成 首批 50 组家庭的正式登记，建立动态轮候机制，目前有 14 组家庭进入轮候（如 前 50 组家庭因故退出，轮候家庭按顺序递补）。1 月 25 日，杭州富阳乐居（杭 州富阳城市建设投资集团下属全资子公司）推出商品住房"以旧换新"，由富阳 乐居收购符合条件的旧房，并向旧房权属人（简称"换房人"）发放"以旧换新 抵价券"（旧房收购成交价格）及"以旧换新购房券"用于换房人购置新房。 3）2026 年 2 月 2 日，上海浦东、静安、徐汇三区和建设银行上海分行进行签 约，收购二手住房用于保障性租赁住房。从具体实施方案来看，浦东新区优先聚 焦内环内、2000 年以前建成、单套建面低于 7 ...

港股通数据统计周报 2026.01.26-2026.02.01 | 分析师： | 蒋开来 | | --- | --- | | 中央编号： | BWL381 | | 联系电话： | 852-6430 1060 | | 邮箱： | jiangkl@cnzsqh.hk | 1 目录 2 l 港股通前十大净买入/卖出公司 l 港股通净买入/卖出行业分布 l 港股通前十大活跃个股 l 港股通与南下资金介绍 港股通前十大净买入/卖出公司 3 港股通本周前十大净买入公司（2026.01.26-2026.02.01） | 序号 | 证券代码 | 证券简称 | 行业 | 港股通持股变动数 | 净买入金额（亿元） | | --- | --- | --- | --- | --- | --- | | 1 | 9992.HK | 泡泡玛特 | 可选消费 | 13440803 | 30.05 | | 2 | 0700.HK | 腾讯控股 | 信息技术 | 4621172 | 28.00 | | 3 | 1810.HK | 小米集团-W | 信息技术 | 49988528 | 17.75 | | 4 | 2628.HK | 中国人寿 | ...

Group 1 - The report highlights that the credit spread for bonds with maturities of 5 years or less is expected to compress further or maintain low volatility, with a focus on the influx of investment into long-duration credit bonds [2][3] - In January, the credit bond market showed strong sentiment, driven by the implementation of new fund fee regulations and strong institutional allocation, leading to a significant compression of credit spreads [12][15] - The report suggests that long-duration credit bonds are currently in a favorable positioning window, but trading should be executed with timely profit-taking [3][4] Group 2 - The strategy for credit bonds emphasizes identifying structural opportunities in the short to medium-term bonds while positioning for long-duration credits and ensuring timely exits [3][4] - The report indicates that the performance of credit bonds typically outperforms interest rate bonds, with credit spreads narrowing during February, influenced by seasonal factors and market dynamics [17][23] - The analysis of the secondary market shows a general decline in credit bond yields and a compression of credit spreads across various categories [8][15] Group 3 - The report discusses specific sector strategies, including opportunities in urban investment bonds, real estate bonds, coal bonds, and steel bonds, highlighting the importance of selecting high-quality issuers and considering market conditions [5][6] - It notes that the net financing of credit bonds has decreased year-on-year but increased month-on-month, with a rising proportion of long-duration issuances [9][22] - The report emphasizes the need for careful selection of bonds based on liquidity, convexity, and market conditions, particularly for long-duration credit bonds [4][5]