2025年12月25日，申万宏源证券及集团子公司宏源汇智参加了由瑞思不动产金融研究院主办的"2025 多层次REITs投资人大会年会"，并在评选中荣获多项行业重要荣誉。 其中，申万宏源证券获评 "机构间REITs市场年度优秀投资机构" ；宏源汇智获评 "不动产私募基金 市场年度优秀投资机构" ；由宏源汇智参与投资的"中联基金-新消费基础设施基金收购成都奥特莱斯项 目"获评 "不动产私募基金市场年度市场标杆交易" 。 此次评选由中国REITs论坛与瑞思不动产金融研究院联合主办，旨在表彰在公募REITs、机构间REITs及不动产私募基金等领域做出显著贡献的机构与 项目。评选过程汇聚了多层次REITs市场的资深专家，其成果为推动市场的规范发展与创新升级提供了重要支撑。 申万宏源作为市场上多层次REITs市场的全产业链参与者，多年来深度参与中国REITs多层次市场建设，全面布局公募REITs、机构间REITs及不动产 私募基金，充分发挥"投资+投行"的协同作用，申万宏源证券FICC事业部、固定收益融资总部、承销保荐子公司，及宏源汇智公司等内部机构协同合作， 共同致力推动多层次REITs市场建设。 在不动产私募基金领域 ...

在不动产私募基金领域，宏源汇智重点投资保障性租赁住房、工业厂房、购物中心（含奥特莱斯）、数据中心等核心资产类别，并依据资 产阶段灵活运用多元策略，持续增强投资组合的防御能力与价值弹性；公募REITs和机构间REITs领域，FICC事业部作为全部公募REITs品种的 做市商与多只机构间REITs产品的做市商，为市场提升流动性和合理定价提供专业支持。宏源汇智和FICC事业部积极参与多只产品首发、扩募战 略配售，积极参与机构间REITs投资，为完善多层次REITs市场投资体系提供申万宏源力量。 展望未来，申万宏源将持续贯彻落实党中央重大决策部署 ，聚焦做好科技金融、绿色金融、普惠金融、养老金融、数字金融"五篇大文 章"，以实际行动服务国家发展战略。 2025年12月25日，申万宏源FICC事业部、宏源汇智参加了由瑞思不动产金融研究院主办的"2025多层次REITs投资人大会年会"，并在评选 中荣获多项行业重要荣誉。 在本次年会评选中，申万宏源体系因在多层次REITs市场投资良好表现获得多项荣誉。其中，申万宏源证券公司获评" 机构间REITs市场年 度优秀投资机构 "；宏源汇智获评" 不动产私募基金市场年度优秀投资机 ...

Group 1 - The core viewpoint of the news is the establishment of two funds, the Runying Jinshi Fund and the Runying Huaxia Fund, by CITIC Jinshi Fund Management Co., Ltd. and Huaxia Equity Investment Fund Management (Beijing) Co., Ltd. in collaboration with China Resources Land Holdings Co., Ltd., with a total fundraising scale of 3 billion RMB [2] - The funds are categorized as Pre-REITs strategy funds, focusing on investing in high-quality shopping center assets that are either operational or under construction under China Resources Land, with an emphasis on exiting through public REITs [3] - The project is supported by Zhonglun as the legal advisor, providing comprehensive legal services throughout the fund establishment and investment process, with a dedicated project team led by partners Wei Yidong, Liu Hongjiao, and Xue Yi [3][5] Group 2 - The collaboration aims to create a successful model of "private equity funds + leading industry players," contributing to the development of a multi-tiered REITs market in China [3] - The fund's investment strategy reflects a growing trend in the real estate sector towards innovative financing solutions and asset management approaches [3]

Core Viewpoint - The successful issuance of the Guanglian Expressway Real Estate Asset-Backed Securities (ABS) project, amounting to 15 billion yuan, marks a significant milestone as the largest single issuance and the first to receive approval from policy banks, showcasing a new paradigm for infrastructure financing in the Greater Bay Area [1][5][6]. Group 1: Project Overview - The Guanglian Expressway, connecting Guangzhou and Lianzhou, spans 231.7 kilometers and is a crucial part of Guangdong's highway network, enhancing strategic connectivity within the region [3]. - The project was officially accepted by the Shanghai Stock Exchange on August 6, 2025, and received approval on October 22, 2025, with CITIC Securities acting as the plan manager [3][4]. Group 2: Market Impact - The issuance of 15 billion yuan attracted over 10 core institutional investors, including insurance funds and asset management companies, indicating strong market confidence in the underlying asset quality [4]. - The project features an innovative performance assessment mechanism and liquidity support services, which are expected to enhance trading activity and pricing efficiency in the secondary market [4][5]. Group 3: Industry Trends - The market for holding-type real estate ABS has been expanding rapidly, with a total issuance of 22 projects amounting to 50.225 billion yuan by the end of November 2023, indicating a robust growth trajectory [8][9]. - The diverse asset classes within the ABS market, including commercial properties and infrastructure, provide a wide range of investment opportunities, contributing to the market's inclusivity [8][9]. Group 4: Future Outlook - Analysts believe that the holding-type real estate ABS market has significant growth potential, supported by favorable policies and a strong supply of quality projects, which could complement existing REITs structures [9].

Group 1: Report Industry Investment Rating - There is no information about the report industry investment rating in the provided content. Group 2: Core Views of the Report - REITs are investment funds that pool capital through issuing shares or beneficiary certificates, with funds managed by specialized institutions and returns distributed to investors. Originating in the US in the 1960s, they have since expanded globally, providing ordinary investors access to the real - estate market [4]. - China's REITs market, initiated in 2014 with the first quasi - REITs product, has developed a multi - level market including Pre - REITs, quasi - REITs, infrastructure public REITs, and hold - type real - estate ABS, offering diverse investment options and meeting the needs of both financiers and investors [2]. - These REITs products share commonalities in tax planning, capital weakening structures, and financial statement optimization, but also have significant differences in product positioning, categories, rating roles, investor types, and underlying asset types [49][57]. - Looking ahead, China's multi - level REITs market will continue to develop, with infrastructure public REITs expanding through the expansion mechanism, quasi - REITs maintaining their characteristics, and hold - type real - estate ABS filling market gaps [65]. Group 3: Summary by Directory 1. Introduction - REITs are investment funds that pool capital from investors, managed by specialized entities, and distribute returns proportionally. They originated in the US in the 1960s and have grown globally after the 1986 tax reform [4]. 2. China's Multi - level REITs Market (1) Pre - REITs Products - Pre - REITs target infrastructure/real - estate assets that are not yet eligible for public or quasi - REITs but have potential for future development. They use private investment vehicles and aim to exit through public REITs or quasi - REITs [5]. - The development of Pre - REITs is driven by the strict entry requirements of public and quasi - REITs. For example, public REITs have requirements on asset ownership, cash - flow stability, and operator creditworthiness [6]. - The Huaxi Zhangjiang Guangdayuan project is a successful case where Pre - REITs achieved exit through public REITs. During the incubation period, the project adjusted tenant structure and increased revenue to meet public REITs requirements [8][9]. (2) Quasi - REITs Products - As of September 2025, 309 quasi - REITs worth 608.977 billion yuan were issued in China. They are important in the ABS market, with a common dual - SPV structure and can be classified into equity - biased and debt - biased types [14]. - The dual - SPV structure involves an asset - backed special plan and a private fund/trust. For projects with existing debt, the private fund acquires project company equity and repays the debt; for projects without debt, an additional SPV is introduced [15][19]. - Equity - biased and debt - biased quasi - REITs differ in product term, repayment method, LTV, location, and credit enhancement measures [21][24]. (3) Hold - type Real - estate ABS - Hold - type real - estate ABS fills the gap between quasi - REITs and infrastructure public REITs, targeting projects that do not meet public REITs criteria but can operate independently of the issuer's credit. As of September 2025, 14 such products worth 2.1381 billion yuan were listed [25][26]. - It emphasizes asset credit and equity attributes, with a simple transaction structure, long - term nature, and an open - exit mechanism. It also allows higher leverage and does not require mandatory credit rating [28][29]. (4) Infrastructure Public REITs - Since the launch of the first 9 infrastructure public REITs in 2021, as of September 2025, 75 public REITs have been listed in various infrastructure sectors [34]. - They adopt a "public fund + asset - backed security" dual - SPV structure, which inherits and develops from quasi - REITs. The public fund can invest 80% of its assets in infrastructure asset - backed securities and can borrow for project operations [35][36]. - The equity + debt structure can be constructed in multiple ways, including project company capital reduction, accounting policy adjustment, and deferred payment of equity transfer fees [37]. 3. Commonalities of Various REITs Products (1) Tax Planning - REITs product construction may incur additional tax costs, mainly during the real - estate restructuring phase. The state has issued policies to address major taxes such as land value - added tax, VAT, and corporate income tax [49][50]. (2) Capital Weakening Structure - REITs products use an equity + debt structure to achieve capital weakening and take advantage of tax shields. However, there are regulatory limits on the debt - to - equity ratio [54]. (3) Financial Statement Optimization - All REITs products have the potential to optimize financial statements. Quasi - REITs can use off - balance - sheet and on - balance - sheet arrangements, while hold - type real - estate ABS and infrastructure public REITs can reduce leverage through asset sales [56]. 4. Differences among Various REITs Products (1) Product Positioning - Pre - REITs are non - standard products, acting as a "reservoir" for public REITs. Quasi - REITs are standardized fixed - income products, and hold - type real - estate ABS can avoid the high entry barriers of public REITs [58]. (2) Product Categories - Quasi - REITs are divided into equity - biased and debt - biased types. Hold - type real - estate ABS can be evaluated based on cash - flow stability, and infrastructure public REITs are divided into property - right and franchise - right types [59]. (3) Rating Roles - Pre - REITs and infrastructure public REITs do not require rating agencies. Quasi - REITs need credit ratings, while hold - type real - estate ABS can have investment ratings at investors' request [60]. (4) Investor Types - Pre - REITs are suitable for institutional investors with industrial backgrounds. Quasi - REITs are for investors seeking fixed income. Hold - type real - estate ABS attracts long - term institutional investors, and infrastructure public REITs have a diverse investor base [61]. (5) Underlying Asset Types - Pre - REITs' underlying assets are similar to those of infrastructure public REITs but are less mature. Quasi - REITs have a wide range of underlying assets, while hold - type real - estate ABS and infrastructure public REITs have more specific requirements [62]. 5. Summary and Outlook - China has established a closed - loop REITs business model, covering fixed - income and equity products, which meets the needs of market participants and is a financial innovation within the existing legal framework [64]. - In the future, infrastructure public REITs will grow through expansion, quasi - REITs will maintain their position, and hold - type real - estate ABS will fill market gaps [65].

Core Viewpoint - New City Holdings has launched the "Wuyue Plaza Holding Real Estate Asset-Backed Special Plan," marking the first issuance of consumer-type holding real estate ABS in China and the first by a private A-share listed company, setting a dual record in the industry [1][2]. Group 1: Issuance Details - The issuance scale of the ABS is 616 million yuan, with a corresponding debt portion of 410 million yuan, and a product term of approximately 25 years [1][4]. - The underlying asset for this ABS is the Wuyue Plaza located in the core area of the Qingpu District, which serves over 400,000 residents from more than 160 surrounding communities [2]. Group 2: Market Impact and Significance - This issuance is expected to enhance New City Holdings' asset liquidity and optimize its capital structure, providing a new financing pathway for the commercial real estate sector [2][3]. - The ABS includes a continuous fundraising mechanism, allowing for the ongoing acquisition of quality assets, thus promoting sustainable development of the product [2]. Group 3: Financial Performance - As of Q3 2025, New City Holdings has established 205 comprehensive projects across 141 cities, with 176 operational and a high occupancy rate of 97.7% [2]. - The total foot traffic at Wuyue Plaza reached 950 million, with total sales exceeding 51.5 billion yuan, both showing a year-on-year increase of 16% [3]. Group 4: Broader Financing Strategy - The issuance is part of a broader direct financing plan approved in May 2025, allowing for up to 20 billion yuan in various financing instruments, including ABS and REITs [5][6]. - New City Holdings has engaged in multiple financing activities this year to bolster liquidity, including issuing bonds and restarting dollar bond issuance to manage upcoming debt obligations [6].

Core Viewpoint - The successful establishment of the first industrial factory-based asset-backed securities (ABS) in China marks a significant milestone in the development of the inter-institutional REITs market, demonstrating strong investor confidence and providing a new financing channel for state-owned enterprises [1][2][3]. Group 1: Project Overview - The project, initiated by CITIC Construction Investment and Waigaoqiao Group, has an issuance scale of 1.83 billion yuan, making it the first inter-institutional REITs in China backed by industrial factory assets [1][2]. - The underlying assets consist of four standard factory projects located in the Waigaoqiao Free Trade Zone, with a total construction area of approximately 190,600 square meters and an average occupancy rate of 93.16% [2][3]. - The main tenants include companies from the IDC data center, smart manufacturing, and biopharmaceutical research sectors, aligning with regional industrial development strategies [2]. Group 2: Financial and Operational Mechanisms - The project utilized a pricing inquiry mechanism, achieving a final issuance size of 1.83 billion yuan, which reflects a premium of about 3% over the equity valuation of the project company [1][2]. - A revenue assessment mechanism and an incentive structure for the operational management team were established to enhance operational efficiency [3][4]. - The project features a unique distribution mechanism of "benchmark return + excess return," which is expected to attract potential investors continuously [4]. Group 3: Market Impact and Future Developments - This project is expected to serve as a model for revitalizing state-owned assets and expanding financing channels for local state-owned enterprises, showcasing strong demonstration effects [2][3]. - The Shanghai Stock Exchange has reported a total of 50 projects submitted for approval, with a cumulative issuance scale nearing 120 billion yuan, indicating robust market activity and interest in inter-institutional REITs [5]. - Future plans include enhancing the operational management of underlying assets through the introduction of fund manager systems and improving market mechanisms to ensure the sustainable development of the inter-institutional REITs market [4][5].

Group 1 - The core viewpoint of the news is the establishment of the "CITIC Construction Investment - Waigaoqiao Group Holding Real Estate Asset Support Special Plan," which is the first industrial plant-based asset-backed security (ABS) in the inter-institutional REITs market in China, with a total issuance scale of 1.83 billion yuan [1] - This project expands the asset range of inter-institutional REITs and creates a new equity financing channel for local state-owned enterprises, demonstrating a significant effect [1] - The underlying assets consist of four standard factory projects held by Waigaoqiao Group, located in the Waigaoqiao Free Trade Zone, with a total construction area of approximately 190,600 square meters and an average occupancy rate of 93.16% [1] Group 2 - Inter-institutional REITs are positioned as equity-type listed products and are an important part of building a multi-tiered REITs market, serving as an innovative tool for revitalizing existing assets and expanding effective investment [2] - Since the launch of the first inter-institutional REITs in 2023, the Shanghai Stock Exchange has successfully issued 20 projects with a total issuance scale exceeding 45 billion yuan, with nearly 1,200 billion yuan in total application scale [2] - The Shanghai Stock Exchange is committed to developing the inter-institutional REITs market while ensuring safety and focusing on the authenticity and reliability of underlying assets, as well as accurate and complete information disclosure [3] Group 3 - The Shanghai Stock Exchange aims to stimulate market vitality and ensure the market's sustainable and healthy development by respecting market rules and enhancing the market mechanism [3] - Future efforts will focus on organizing and building the inter-institutional REITs market ecosystem, promoting project implementation, and improving relevant mechanisms and supporting rules [3]

Core Insights - The establishment of the "CITIC Construction Investment - Waigaoqiao Group Holding Real Estate Asset-Backed Special Plan" marks the first issuance of an industrial plant-based real estate ABS in the market, with a scale of 1.83 billion yuan [1] - This project expands the asset range of institutional REITs and creates a new equity financing channel for local state-owned enterprises, demonstrating strong exemplary effects [1] - The underlying assets consist of four standard plant projects held by Waigaoqiao Group, located in the Waigaoqiao Free Trade Zone in Shanghai, with a total construction area of approximately 190,600 square meters [1] Company Insights - Waigaoqiao Group has accumulated rich operational property resources over 30 years of development, primarily relying on leasing, which leads to longer capital recovery cycles and lower asset turnover rates [1] - The company is facing significant funding needs for ongoing key project developments in the Waigaoqiao area, and aims to revitalize existing assets through equity financing tools in the capital market [1] - CITIC Construction Investment plans to introduce a fund manager system in institutional REITs to enhance the operational management of underlying assets and improve product value [1] Industry Insights - Institutional REITs are positioned as equity-type listed products and are a crucial part of building a multi-tiered REITs market, serving as an innovative tool for revitalizing existing assets and expanding effective investments [1] - Since the launch of the first institutional REITs in 2023, the Shanghai Stock Exchange has been committed to developing the holding-type real estate ABS market, with 50 projects submitted and a total application scale nearing 120 billion yuan [1] - The Shanghai Stock Exchange emphasizes a balanced approach to development and safety, ensuring the authenticity of underlying assets and promoting market vitality through improved mechanisms and supporting rules [2]

Core Viewpoint - The article discusses the rapid development and increasing popularity of private REITs in China's multi-tiered REITs market, highlighting their unique product structure and risk-return characteristics, as well as the opportunities and challenges they present to various types of investors [1][2][3]. Summary by Sections Current Development of China's Multi-tiered REITs Market - Since the introduction of REITs in the 1960s in the U.S., the global market has expanded to over 40 countries, with the U.S. holding more than half of the global market capitalization. China's REITs market has also grown rapidly, forming a multi-tiered structure that includes public REITs, private REITs, and Pre-REITs, although private REITs and Pre-REITs are still developing more slowly due to challenges like limited exit channels and asset liquidity [2][3]. Growth of Public REITs - China's public REITs market, officially launched in April 2020, has quickly become the largest in Asia and the second largest globally. As of July 2025, there are 68 listed public REITs with a total issuance scale of 177 billion yuan and a market capitalization of 204.5 billion yuan. The underlying assets have diversified significantly beyond initial categories [4]. Market Potential of Pre-REITs - Pre-REITs serve as a bridge for acquiring and nurturing infrastructure or real estate projects before they transition to public REITs. They are expected to play a crucial role in creating a comprehensive multi-tiered REITs market, especially as policies and market understanding improve [5]. Rapid Growth of Private REITs - Private REITs in China are entering a rapid growth phase, with their concept emerging in September 2023. They are designed to be flexible and cater to high-net-worth investors, with a market value approximately half that of public REITs. The first private REIT was successfully issued in December 2023, marking its entry into the capital market [6][7]. Characteristics of Private REITs - Private REITs combine features of both public and private structures, allowing for a broader range of underlying assets and a shorter approval process. They are designed to be standardized products that rely on asset credit, offering higher yields compared to public REITs due to their flexible terms and conditions [9][12][14]. Investor Risk Preferences and Challenges - Various institutional investors, including insurance companies and banks, are increasingly recognizing private REITs. However, they face challenges such as long investment horizons, fluctuating returns, and difficulties in exit strategies and valuation [20][24]. Recommendations for Development - To enhance the private REITs market, recommendations include improving market liquidity through a market maker system, optimizing the expansion mechanism, incentivizing operational management, establishing robust exit mechanisms, and enhancing information disclosure to build investor confidence [28][29][30][31][32].