点击注册小程序 查看完整报告 特别申明： 本订阅号中所涉及的证券研究信息由光大证券研究所编写，仅面向光大证券专业投资者客户，用作新媒体形势下研究 信息和研究观点的沟通交流。非光大证券专业投资者客户，请勿订阅、接收或使用本订阅号中的任何信息。本订阅号 难以设置访问权限，若给您造成不便，敬请谅解。光大证券研究所不会因关注、收到或阅读本订阅号推送内容而视相 关人员为光大证券的客户。 报告摘要 新房：1-11月光大核心30城住宅成交面积同比-16%，成交均价同比+1% 1 ） 2025 年 11 月 ， 光 大 核 心 30 城 商 品 住 宅 ( 不 含 保 障 ) 成 交 面 积 为 872 万 ㎡ ， 同 比 -47.4% ， 环 比-15.9%；其中，北上广深杭蓉成交面积281万㎡，同比-52.0%，环比-3.5%，余下二线24城成交面 积591万㎡，同比-44.9%，环比-20.8%。 2）2025年1-11月，光大核心30城商品住宅(不含保障)成交面积为1.15亿㎡，同比-15.6%；其中，北 上广深杭蓉成交面积3,622万㎡，同比-12.7%，余下二线24城成交面积7,861万㎡，同比-16.8%。 3 ...

Investment Rating - The investment rating for the real estate industry is "Positive" and maintained [10] Core Insights - The central economic work conference's statements regarding real estate provide important clues for understanding next year's industry policies. The policy goals continue to focus on risk prevention and market stabilization, with the potential for policy windows to open as thresholds approach. Inventory reduction may involve traditional demand support measures and tools like old renovation or storage. Supply optimization aims to enhance the quality of new residential buildings. The reform of the housing provident fund system may involve higher-level considerations beyond basic aspects like withdrawal, limits, and interest rates [2][8] - The policy goal of stabilizing the market has significantly boosted market expectations, but since April, marginal downward pressure has increased. The probability of easing industrial policies is gradually rising, and the pace of implementation is merely a timing issue. The rapid decline in industry volume and price may have passed, with structural highlights in core areas and quality properties. The current stock prices of quality real estate companies are not far from their bottom, providing room for rebound as market valuations rise. Emphasis should be placed on quality real estate firms with low inventory, good locations, and product strength, as well as stable cash flow from leading brokerage firms, commercial real estate, and state-owned property management companies [4][8] Market Performance - This week, the Yangtze River Real Estate Index decreased by 2.55%, with an excess return of -2.47% relative to the CSI 300, ranking 29th out of 32 industries. Year-to-date, the real estate index has increased by 3.87%, with an excess return of -12.55% relative to the CSI 300, ranking 27th out of 32 [5][14] - The performance of the real estate sector was poor this week, primarily driven by declines in development-related stocks, while property management and rental stocks showed mixed results [5] Policy Developments - The central economic work conference emphasized city-specific policies to control increments, reduce inventory, optimize supply, and deepen the housing provident fund system reform. It aims to stabilize the real estate market and encourage the acquisition of existing properties for affordable housing [6][16] - Local policies include Shenzhen's optimization of housing provident fund withdrawal regulations, allowing full withdrawals for families with one property and 60% for those with two. Shandong has introduced a housing "old-for-new" program, including three models: selling old for new, exchanging old for new, and demolishing old for new [6][16] Sales Data - This week, the sample cities' new housing transaction area saw a four-week rolling year-on-year decline of 45.6%, while second-hand housing transactions dropped by 28.6%. Year-to-date, new housing transaction area has decreased by 15.8%, while second-hand housing has increased by 4.2% [7][17] - As of December 12, the new housing transaction area in 37 cities showed a month-on-month decline of 41.7%, while second-hand housing transactions decreased by 36.3% [7][17]

证券研究报告 2025 年 12 月 14 日 湘财证券研究所 行业研究 房地产行业周报 相关研究： 核心要点： ❑ 核心城市：核心城市二手房成交在高基数影响下大幅下滑 1.《周度观点：11月一线城市新房 销售降幅较大》 2025.11.23 行业评级：买入（维持） 近十二个月行业表现 % 1 个月 3 个月 12 个月 -25% -15% -5% 5% 15% 沪深300 房地产(申万) | % | 1 个月 | 3 个月 | 12 个月 | | --- | --- | --- | --- | | 相对收益 | -7 | -8 | -27 | | 绝对收益 | -8 | -6 | -13 | 注：相对收益与沪深 300 相比 分析师：张智珑 证书编号：S0500521120002 Tel：(8621) 50295363 Email：zzl6599@xcsc.com 成交下行压力加大，关注后续政策落地 ❑ 投资建议 由于四季度核心城市的新房、二手房成交基数较高，叠加今年政策影响较 为温和，因此 10 月以来新房、二手房成交同比持续下行，有待进一步出台 政策稳定楼市。近期召开的中央经济工作会议明确了明年的房地产 ...

Report Summary 1. Report Industry Investment Rating - Not provided in the content. 2. Core Viewpoints of the Report - The Central Economic Work Conference held on December 11, 2025, guided the economic work in 2026, continuing the policy direction of the previous year with new details. The policy may shift from extraordinary to regular, with more emphasis on cross - cycle adjustment [1][5]. - The overall direction of economic work in 2026 is to continuously expand domestic demand, optimize supply, develop new - quality productivity, and promote economic growth in both quality and quantity [5]. 3. Summary by Related Catalogs 3.1 Macroeconomic Policy - Fiscal policy: Continue to implement a more proactive fiscal policy. It is expected that the fiscal deficit rate in 2026 will remain at 4%, the new local government debt scale will be about 4 trillion yuan, the issuance scale of ultra - long - term treasury bonds will be moderately expanded, and the proportion of central government debt issuance will increase [2][6]. - Monetary policy: Continue to implement a moderately loose monetary policy. It is expected that there will be further reserve requirement ratio cuts and interest rate cuts in 2026. Liquidity in 2026 may be similar to that in the second half of this year, with relatively abundant liquidity. The RMB exchange rate may fluctuate within a two - way range [2][8]. 3.2 Consumption - A plan to increase urban and rural residents' income will be formulated and implemented in 2026, which may include improving social security for low - and middle - income groups and promoting fertility. The scope and categories of consumption policy support are expected to expand, and the consumption discount policy will continue [3][9]. 3.3 Investment - The government will promote investment to stop falling and stabilize. There is flexibility in government investment, and high - quality urban renewal will be advanced. More importantly, private investment needs to be activated. A relatively stable international environment is conducive to China's exports and private investment growth in 2026 [3][10]. 3.4 Real Estate Market - The government will strive to stabilize the real estate market, control new housing supply, reduce inventory, and optimize supply according to local conditions. Encourage the acquisition of existing commercial housing for affordable housing. The construction of high - quality housing will be promoted, and demand - side measures may include increasing residents' income and reducing housing purchase costs [3][11].

Economic Assessment - The meeting emphasized the deepening impact of external environmental changes and the prominent contradiction of strong supply versus weak demand domestically[6] - The overall policy strength for next year is expected to be no lower than this year[2] - However, a strong stimulus is not anticipated despite the policy strength being maintained[3] Fiscal Policy Insights - Fiscal policy is projected to remain consistent with this year, with a narrow fiscal deficit rate expected to stay at 4%[8] - General government debt is anticipated to increase slightly by 0.3 trillion to a range of 5.9-6 trillion[8] Monetary Policy Outlook - Monetary policy is expected to maintain a similar stance as this year, with a forecasted interest rate cut of 10 basis points and a reserve requirement ratio cut of 50 basis points[11] - The focus will remain on maintaining reasonable liquidity while promoting stable economic growth and reasonable price recovery[11] Domestic Demand and Investment - Expanding domestic demand continues to be the top priority, with a focus on stabilizing investment and consumption[12] - Infrastructure investment is expected to see a peak, contributing to overall investment stabilization[13] Real Estate Policy Changes - New measures in real estate policy include encouraging the acquisition of existing homes for affordable housing[14] - The urbanization rate has slowed, with only a 0.84 percentage point increase expected in 2024, indicating a potential decline in real housing demand[14] Stock Market Projections - A slow bull market is anticipated for A-shares in 2026, with limited support for a rapid bull market[20] - The market outlook is influenced by policy, liquidity, and fundamental factors, with a focus on cyclical and technology sectors driving performance[20] Risk Factors - Key risks include sudden geopolitical tensions abroad and domestic policy implementation falling short of expectations[22]

Core Viewpoint - Goldman Sachs has adjusted its GDP growth forecasts for China, reflecting an optimistic outlook based on government spending and export growth, with a focus on achieving the economic goals set for the 14th Five-Year Plan [5][8]. Economic Growth Forecasts - The actual GDP growth forecast for 2025 has been raised from 4.9% to 5.0%, while forecasts for 2026 and 2027 have been increased from 4.3% and 4.0% to 4.8% and 4.7% respectively, primarily due to an upward revision in export growth predictions [5][8]. - The expectation is that China's exports will grow by 5-6% annually over the next few years, outpacing global trade growth and contributing to overall economic expansion [8]. Export Growth Insights - Despite challenges such as increased tariffs from the U.S., China's actual exports are projected to achieve an annual growth rate of approximately 8%, driven by the competitiveness of Chinese products across various sectors [7][8]. - The "14th Five-Year Plan" emphasizes upgrading traditional industries and fostering emerging sectors, which is expected to support continued rapid growth in exports and an increase in global market share [7]. Real Estate Market Impact - The negative impact of the real estate market on GDP growth is expected to gradually diminish, with the drag on GDP growth estimated at around 2 percentage points annually for 2024 and 2025, potentially decreasing by about 0.5 percentage points each year thereafter [9]. - Recent data indicates a significant decline in new construction starts, with a 20% month-on-month drop in October, and a 30% decrease in second-hand housing prices since their peak in 2021 [9][10]. Policy Measures for Real Estate Stabilization - Potential policy measures to stabilize the real estate market include removing purchase restrictions, lowering down payment ratios, and providing subsidies for first-time homebuyers [9][11]. - Strategies to reduce excess inventory and support distressed borrowers are also suggested, including converting vacant properties for other uses and providing financial assistance to homeowners facing difficulties [10][11]. Consumer Spending Trends - There are early signs of recovery in the high-end retail market, with a shift in household savings from fixed deposits to more liquid forms, indicating an improvement in risk appetite [12]. - The process of increasing consumer spending as a share of GDP is expected to be gradual, requiring time to identify effective policy tools [12][13]. Future Policy Directions - The Chinese government is anticipated to implement more accommodative policies in the coming months, with a focus on stimulating domestic demand and addressing challenges in the real estate sector [14]. - Expected measures include a potential interest rate cut of 20 basis points and an increase in the fiscal deficit-to-GDP ratio from 12.0% in 2025 to 13.0% in 2026 [14].

Investment Rating - The report maintains an "Overweight" rating for the real estate industry [4][5] Core Insights - The enthusiasm of real estate companies for land acquisition has decreased towards the end of the year, with the total land acquisition amount for the top 100 real estate companies from January to November reaching 847.8 billion yuan, a year-on-year increase of 14.1%, but the growth rate has significantly narrowed compared to the previous months [10] - The real estate market is experiencing a cooling trend, with new home sales in 30 cities for the week amounting to 1.875 million square meters, a month-on-month increase of 9.3% but a year-on-year decrease of 50.7% [22] - The report emphasizes that the real estate sector serves as an early economic indicator, and investing in real estate is akin to investing in the economic outlook [4] Summary by Sections Land Acquisition - Real estate companies' land acquisition enthusiasm has decreased, with the top 100 companies acquiring a total of 847.8 billion yuan from January to November, reflecting a year-on-year increase of 14.1% but a significant slowdown in growth [10] Market Review - The weekly performance of the Shenwan Real Estate Index showed a cumulative change of 0.7%, lagging behind the CSI 300 Index by 0.92 percentage points, ranking 24th among 31 Shenwan primary industries [11] New Home Sales Tracking - New home sales in 30 cities totaled 1.875 million square meters this week, with a month-on-month increase of 9.3% but a year-on-year decrease of 50.7% [22] - Year-to-date, the cumulative new home sales in these cities reached 87.808 million square meters, a year-on-year decrease of 11.3% [25] Secondary Home Sales Tracking - Secondary home sales in 14 sample cities totaled 2.015 million square meters this week, with a month-on-month decrease of 1.0% and a year-on-year decrease of 18.3% [30] - Year-to-date, the cumulative secondary home sales reached 94.579 million square meters, reflecting a year-on-year increase of 9.2% [30] Credit Bond Issuance - In the week of November 24-30, 21 credit bonds were issued by real estate companies, with a total issuance scale of 17.84 billion yuan, marking a week-on-week increase of 131.3% [40] - The net financing amount was 12.122 billion yuan, reflecting a week-on-week increase of 139.13% [40]

Investment Rating - The report maintains an "Outperform" rating for the real estate industry [6] Core Insights - The real estate market is experiencing significant downward pressure on both volume and price, necessitating new policy measures to boost confidence [16][20] - Short-term policies such as mortgage interest subsidies and personal income tax deductions are expected to be implemented to alleviate the current market downturn [39] - The report highlights a potential for structural recovery in the housing market, particularly in first-tier cities, if purchasing restrictions are fully lifted [39] Summary by Sections 1. Market Overview - The real estate market is facing increased downward pressure, with sales volume and prices declining significantly. In October 2025, cumulative sales area decreased by 6.8% year-on-year, and sales value dropped by 9.6% [16] - The report notes that the sales area for new homes in 45 cities totaled 2.72 million square meters, with first-tier cities experiencing a year-on-year decline of 43.19% [5] 2. Policy Directions - The report anticipates policy measures focusing on loosening purchase restrictions, providing mortgage interest subsidies, and implementing personal income tax deductions to stimulate demand [28][31] - There is a growing expectation for the central government to engage in large-scale market-oriented housing stockpiling to stabilize the market [37] 3. Stock Market and Credit Bonds - The A-share real estate sector underperformed the market, with a decline of 5.83%, while the Hong Kong real estate sector outperformed with a decline of 4.94% [41][53] - As of November 21, 2025, the cumulative issuance of real estate credit bonds reached 3,815.39 billion, with a net financing amount of -421.33 billion [41] 4. REITs Market - The REITs index experienced a decline of 1.12% this week, with transaction volumes decreasing by 8.80% [3][12] 5. Land Market - The report indicates a significant increase in land supply and transaction area across major cities, with a 92.79% increase in supply and a 24.37% increase in transaction area [4] 6. Investment Recommendations - The report suggests focusing on three areas within the real estate sector: commercial real estate (e.g., New Town Holdings, China Resources), property management (e.g., Greentown Service), and real estate brokerage (e.g., Beike, Wo Ai Wo Jia) [40]

Investment Rating - The industry is rated as "Overweight" [5] Core Insights - In the first ten months of 2025, the total area of residential land transactions in 100 cities decreased by 9% year-on-year, while the average floor price increased by 15% [1][51] - The top three companies in terms of new land reserve value from January to October 2025 are China Overseas Land & Investment (119.9 billion), China Merchants Shekou (103.4 billion), and Greentown China (65.1 billion) [2][87] - The core 30 cities saw a cumulative year-on-year decrease of 3% in residential land transaction area, but a 22% increase in average price [2][3] Summary by Sections Land Supply and Demand - In the first ten months of 2025, the total land supply in 100 cities was 1.113 billion square meters, a year-on-year decrease of 12.7%, while the total land transaction area was 946 million square meters, down 7% [8] - The supply of residential land in 100 cities for the same period was 239 million square meters, a decrease of 19.1% year-on-year, with a transaction area of 184 million square meters, down 9.3% [18] Land Transaction Prices - The average floor price of residential land in 100 cities for the first ten months of 2025 was 6,597 yuan per square meter, reflecting a year-on-year increase of 14.9% [51][62] - In the core 30 cities, the average floor price for residential land transactions was 11,423 yuan per square meter, up 21.8% year-on-year [3][95] Top 50 Real Estate Companies' Land Acquisition - The top 50 real estate companies saw a 55% year-on-year increase in new land reserve value, totaling 908.4 billion yuan from January to October 2025 [78] - The top three companies by new land reserve area are China Overseas Land & Investment (4.15 million square meters), Poly Developments (3.51 million square meters), and China Merchants Shekou (3.07 million square meters) [2][87] Core 30 Cities Land Transaction Situation - In October 2025, the core 30 cities recorded 133 residential land transactions, with a total area of 855 million square meters, down 43% year-on-year [92] - The cumulative total land transaction price in the core 30 cities from January to October 2025 was 946.5 billion yuan, an increase of 17.8% year-on-year [95][102] Investment Recommendations - Focus on companies with strong brand reputation and sales performance in core cities, such as Poly Developments and China Merchants Shekou [4][118] - Consider companies with rich existing resources and operational brand competitiveness, like China Resources Land and Shanghai Lingang [4][118] - Look for long-term growth potential in property services, recommending companies like China Merchants Jinling and Greentown Services [4][118]

国债期货日报 2025/11/20 徐晨曦（投资咨询证号：Z0001908） 投资咨询业务资格：证监许可【2011】1290 观点：关注央行政策态度 盘面点评： 周四期债早盘冲高回落，午后有所回升，但TL回升乏力。T、TF收涨，TL收跌，TS接近平盘。资金面恢复宽 松，DR001回落至1.36%附近。公开市场逆回购3000亿，净回笼100亿。 重要资讯： 1.一年期和五年期贷款市场报价利率（LPR）分别维持在3%和3.5%不变。 2.消息称住建部等多部门正在衡量一系列选项，包括首次在全国范围内对新增个人住房贷款提供贴息。其他正 在酝酿的措施还包括提高房贷借款人的个人所得税专项扣除，以及进一步降低住房交易契税等。 行情研判： 今日 A股高开低走，债市几乎未受影响。日内影响债市的主要是有关房地产政策的传言，导致早盘债市回 落，超长债受影响更为明显。三季度以来房地产市场再度转弱，我们认为传言并非空穴来风，相信各项政策 正在酝酿之中，未来将择机推出。对市场的影响主要在于短期情绪，即便政策未来推出也难以扭转房地产市 场的基本面，对债市的利空有限，利率中长期仍需保持低位。操作上，中期多单继续持有。 国债期货日度数据 | ...