不动产信托财产登记试点扩围至五城。继北京、上海、广州、厦门先后开展不动产信托财产登记试点 后，天津也加入了试点行列。近日，天津市地方金融管理局、国家金融监督管理总局天津监管局、天津 市规划和自然资源局等多部门联合印发《关于开展不动产信托财产登记试点的通知》(以下简称《通 知》)，标志着试点范围进一步扩大。 受访业内人士认为，不动产信托应用场景广泛，尤其在人口老龄化背景下，不动产信托作为普惠性养老 工具潜力巨大，既能盘活老年人存量资产以补充养老资金来源，又能通过信托安排实现财富分配和传 承，有助于优化家庭财富管理和社会资源配置。 人口老龄化背景下，养老需求日益迫切，信托公司正积极行动，探索创新服务模式。 周萍认为，与传统养老方式相比，不动产信托在一定程度上可以降低养老成本，提高资产利用效率和收 益水平，同时有助于缓解社会养老压力，促进养老产业发展，优化家庭财富管理和社会资源配置。 中国外贸信托特殊资产服务信托部总经理王张悦对《证券日报》记者表示："不动产信托的应用场景颇 为广泛，可适用于信托业务分类中的资产管理信托，实现用信托资金进行不动产投融资管理并持有；在 风险处置服务信托领域，可用于破产重整企业不动产资产 ...

Core Insights - The trust mechanism is increasingly recognized for its unique value in wealth protection, inheritance planning, and charitable activities within China's financial system [1] - The recent issuance of the notification for real estate trust property registration pilot work addresses significant industry pain points [1][2] - The pilot aims to standardize the registration process for real estate trusts, ensuring accurate and complete registration information, thereby protecting the legal rights of trust parties [1] Industry Developments - The necessity of directly incorporating real estate into trusts is becoming more prominent, allowing for professional management of family assets and reducing the risk of wealth loss due to inadequate asset management by heirs [2] - The first real estate family service trust in Guangdong Province was successfully established, showcasing a model for innovation in the national real estate trust registration system [2] - The project integrates wealth inheritance, elder care, and charitable needs, providing a comprehensive solution for families in an aging society [3] Market Trends - The launch of the real estate trust property registration pilot and the first case reflects a significant milestone in improving China's trust system [3] - There is a noticeable shift in family wealth management from a focus on asset appreciation to comprehensive risk prevention and value realization [3] - Continued institutional innovation in real estate trusts is expected to enhance their role as a core tool for wealth protection and happiness inheritance for families [3]

Core Viewpoint - The trust industry in China is experiencing a slight decline in overall profitability, with significant structural differentiation among companies, as reflected in the financial reports for the first half of 2025 [1][6]. Group 1: Financial Performance - The overall operating income of 53 trust companies decreased by 1.98% year-on-year, while total profit fell by 3.72% and net profit declined by 2.83% [1]. - Among the 53 trust companies, 10 companies reported operating income exceeding 1 billion yuan, with the top ten companies generating revenues of 29.16 billion yuan, 19.41 billion yuan, and 16.34 billion yuan respectively [2]. - The largest revenue growth was observed in Shanghai Trust, which achieved an operating income of 11.15 billion yuan, a year-on-year increase of 39.77% [2]. Group 2: Structural Differentiation - Trust business income saw a significant decline of 11.38%, indicating a continued contraction in traditional high-yield trust business [1]. - In the segment of companies with operating income between 500 million and 1 billion yuan, Caixin Trust reported a remarkable growth of 214.65%, reaching 607 million yuan [3]. - Among the 50 comparable trust companies, 21 experienced a decline in net profit or an increase in losses, with the largest drop reported by Industrial Trust at -146 million yuan, a decrease of 323.62% [5]. Group 3: Factors Influencing Profitability - The decline in profitability is attributed to several factors, including rising management costs, increased asset impairment provisions, and the impact of new regulations on traditional high-profit channel businesses [6]. - The shift towards active management is being accelerated due to the significant reduction in channel business scale, which has historically been a profit source for trust companies [6]. Group 4: Group Holdings and Resource Advantages - Trust companies with financial group holdings or state-owned enterprise backing tend to perform better, leveraging group resources for business growth [7][9]. - Notable examples include CITIC Trust, which is part of CITIC Group, and Jiangsu Trust, which is a key member of Jiangsu Guoxin Group, indicating the importance of group affiliations in achieving financial success [8]. Group 5: New Business Directions - The trust industry is exploring new business avenues such as real estate and equity trusts, supported by regulatory initiatives aimed at establishing a formal registration system for these types of trusts [10][11]. - The pilot programs for real estate and equity trust registration signify a major breakthrough in the trust property registration system, showcasing the potential for trust companies to meet public needs and support the real economy [11].

今年以来，不动产作为信托财产登记已在北京、上海和广东等地展开试点。以此为契机，一些委托 人通过自己的不动产对接养老保障需求，信托的制度优势和灵活的服务模式得以显现。盘活不动产，是 否能打破传统"以房养老"的局限？信托公司如何在稳妥创新的基础上，扎实做好养老金融业务？带着上 述问题，《金融时报》记者采访了本报专家组成员、清华大学法学院金融与法律研究中心研究员邢成。 《金融时报》记者：从试点落地的几单不动产信托财产登记案例来看，一些委托人对接了养老需 求，请问不动产信托财产登记解决了什么问题，在养老领域能发挥什么作用？ 邢成：不动产信托财产登记的核心突破点在于解决了信托财产权属登记的法律障碍。此前，由于缺 乏统一登记制度，房产等非现金资产难以装入信托，制约了养老金融创新。北京、上海开始先行先试， 成功推出四单不动产信托财产登记案例，创新性地将信托制度与养老需求融合，打通了房产资源与养老 保障的转化通道，为做好养老金融大文章提供了新思路。 邢成：目前看不动产养老的核心受众包括拥有房产但缺乏稳定现金流，需补充养老收入；无子女或 子女海外定居家庭，此类家庭需通过信托实现资产管理与身后安排；中高净值家庭也希望兼顾养老保障 ...

Core Viewpoint - The establishment of the "Beijing Grand Canal Charity Trust" aims to provide sustainable support for families with special needs through real estate trusts, addressing the tax burdens associated with trust setup and enhancing the welfare of vulnerable groups in Beijing [1][2]. Group 1: Project Overview - The "Beijing Grand Canal Charity Trust" was established under the guidance of the Tongzhou District government and is managed by Huabao Trust, focusing on providing financial support for families with special needs [1]. - The project aims to subsidize the deed tax costs for eligible families in Beijing, with a maximum subsidy of 20,000 yuan per household, promoting the establishment of real estate trusts [1][2]. Group 2: Market Implications - The project represents an innovative model under the reform of trust business classification, combining lifelong care for special groups with charity trust structures [2]. - It addresses practical challenges such as deed tax, thereby lowering the costs for families setting up real estate trusts, and aims to create a sustainable financial solution for elderly care [2]. Group 3: Trust Mechanism - Unlike traditional charity trusts that focus on donation, this project utilizes the independent nature of trust assets to direct funds specifically for tax subsidies, creating a closed-loop mechanism of funding, establishment, and operation [2]. - The design of the project highlights the flexibility of trust tools, integrating various needs such as special needs trusts, real estate trusts, and charity trusts into a cohesive framework [2].

Core Viewpoint - The establishment of the "Beijing Canal Cornerstone Charity Trust" aims to alleviate the financial burden on families with special needs by providing subsidies for real estate trust setup costs, particularly focusing on transaction taxes, with a maximum subsidy of 20,000 yuan per household [1][6]. Group 1: Trust Establishment and Purpose - The "Beijing Canal Cornerstone Charity Trust" was initiated to support families with special needs in Beijing by subsidizing the costs associated with establishing real estate trusts [1][5]. - The trust is a collaborative effort involving the Tongzhou District Civil Affairs Bureau, local citizens, and the Beijing Huizhong Charity Foundation, with Hua Bao Trust acting as the trustee [1][6]. Group 2: Special Needs Population Statistics - As of November 2024, there are approximately 35 million disabled elderly individuals in China, accounting for 11.6% of the total elderly population, with projections indicating this number could rise to 46 million by 2035 [2]. - The estimated population of individuals with intellectual disabilities in China ranges from 12 million to 20 million [2]. Group 3: Regulatory Framework and Implementation - The introduction of the "Notice on Regulating Trust Companies' Trust Business Classification" has led to increased interest in special needs trusts, particularly those involving real estate, as a means of ensuring long-term care and asset protection for vulnerable populations [3]. - The State Council approved a plan to explore the establishment of a registration mechanism for trust assets, including real estate and equity, under controlled risks [3]. Group 4: Financial Implications and Challenges - The current tax structure poses challenges for families establishing real estate trusts, as the tax rates on trust property transfers are higher than those for direct personal ownership, along with annual property taxes and capital gains taxes upon property disposal [5][6]. - The establishment of the charity trust is seen as a beneficial exploration of government guidance and social participation in addressing public welfare issues [6]. Group 5: Trust Management and Oversight - Hua Bao Trust will manage the trust assets professionally and prudently, ensuring that funds are used specifically for the intended subsidies [7]. - The China Postal Savings Bank will securely manage the trust funds and ensure timely disbursement to eligible families [7].

Core Insights - The introduction of the real estate trust property registration pilot program in Guangdong marks a significant breakthrough in the trust property registration system, aimed at revitalizing real estate and addressing issues related to property in areas such as pension security, family services, and wealth inheritance [1][2][3] Group 1: Real Estate Trust Registration - The first real estate family service trust in Guangdong, named "Yuecai Trust·Aijia and Feng Inheritance Family Service Trust," successfully launched using a pre-registration method, effectively addressing common issues in real estate trust establishment [2] - The pilot program allows for the registration of not only properties with ownership certificates but also pre-sold properties, thus broadening the scope of assets that can be included in real estate trusts [2][3] Group 2: Integration with Pension and Wealth Management - The project integrates wealth inheritance, pension security, and public welfare, providing a comprehensive solution for families in an aging society, thus enhancing the role of trust companies in pension finance [4][5] - The trust system's advantages are now accessible to a wider range of families with wealth management needs, as real estate assets constitute 59.1% of total household assets in China [5] Group 3: Expansion of Pilot Programs - Following Guangdong's initiative, Xiamen has also launched a pilot program for real estate trust property registration, which includes broader definitions and types of registration, enhancing the flexibility of the trust system [6][7] - The Xiamen pilot introduces significant innovations in the registration process, including the recording of both the trustor and beneficiaries in the registration book [6] Group 4: Future Outlook - The nationwide promotion of real estate trust property registration is expected to take time, with a focus on cities with high aging rates and stable property values from 2025 to 2027, aiming for a national system by around 2030 [7]

Core Viewpoint - Zhuhai's real estate registration reform has evolved significantly over the past decade, transitioning from in-person services to fully online processes, with new local standards set to be implemented by July 1, 2025 [1][2]. Group 1: Local Standards and Innovations - Zhuhai has introduced three local standards for real estate registration, including full online services for second-hand housing transfers, cross-border registration for Hong Kong and Macau residents, and cross-province services [1][2]. - The "1+N" smart service standardization pilot project has been approved, making Zhuhai the only digital and smart pilot project in the real estate registration sector nationwide [2]. - The newly released standards aim to address the unique needs of cross-border real estate transactions, particularly for Hong Kong and Macau residents, allowing them to complete registrations without leaving the border [2][3]. Group 2: Cross-Border and Cross-Province Services - Zhuhai has pioneered cross-border services, being the first in the country to implement cross-border mortgage transfers for second-hand housing and has expanded its services to 15 banks in Hong Kong and Macau [3]. - As of June 2025, Zhuhai's registration center has facilitated 6,156 cross-border mortgage registrations, amounting to 762.47 billion yuan, and has processed over 1,000 registrations for Hong Kong and Macau residents purchasing new homes [3]. - The cross-province service standard focuses on facilitating two-way remote processing of applications, with Zhuhai establishing partnerships with various cities, expanding its service network to 74 cities across 28 provinces [4]. Group 3: Trust Registration Initiatives - Zhuhai is exploring the implementation of real estate trust registration, collaborating with regulatory bodies to establish legal frameworks and operational processes [5][6]. - The initiative aims to activate the trillion-yuan real estate market and address the needs of high-net-worth individuals and cross-border asset holders in Zhuhai [6]. - The establishment of a trust registration system is seen as a natural extension of Zhuhai's registration reforms, with the potential to optimize asset allocation and mitigate financial risks [6].

Core Insights - The establishment of real estate trust registration in Shanghai marks a significant advancement in the application of real estate trusts in China, expanding their use to areas such as family wealth inheritance and special needs for the elderly [1][3] Group 1: Real Estate Trust Cases - One case involves a "property + cash" mixed asset family service trust, where the client uses a commercial apartment and additional cash to generate stable cash flow for elderly care, ensuring asset isolation for specific purposes [2][3] - Another case focuses on a nearly 80-year-old single elderly person who entrusts their only housing to a trust company, using rental income as supplementary retirement funds while planning to pass the property to a relative [2][3] Group 2: Benefits of Real Estate Trusts - Real estate trusts provide asset risk isolation, ensuring that trust assets are legally independent from other assets, and offer comprehensive asset services throughout the lifecycle [3] - The flexibility of the trust mechanism caters to diverse needs across different age groups, demonstrating its adaptability in wealth inheritance and elderly care [3] Group 3: Social Impact and Development - The innovative practices in real estate trusts contribute to establishing a standardized and orderly inheritance model, enhancing the social security system and improving the quality of life for the elderly [3] - The financial industry's focus on serving the people's needs emphasizes the importance of addressing public demands and enhancing financial services to improve asset income for individuals [4]