⚫ 与市场不同的观点： 1 年初以来部分核心城市挂牌量下降、价格企稳引发市场对于周期拐点的期待，但我们认为仍 需观察。首先，改善城市样本并不充裕，主要以上海、南京为代表，深圳等核心城市压力仍 大。其次，近期楼市改善有其特殊原因，以上海为例，今年春节较晚导致部分小阳春需求前 置，房价急跌半年、近期的政策宽松预期也促成了部分观望需求入市，叠加供给端挂牌量的下 降，最终促成了楼市企稳。需要指出的是，上海去年四季度以来的挂牌量下行是价格急跌后成 交量上行，部分房东接受不了过低的价格而撤牌，新增挂牌量小于撤牌+成交量所致。而近期 挂牌量的下滑则有季节性原因，每年临近春节和春节假期挂牌量都会有所下滑，春节后将有所 回升。此外，今年上海还将迎来首次限售房的大规模集中解禁，届时将对市场形成冲击。我们 认为 5 月是非常重要的楼市真实景气度观测节点。 2.年初以来《求是》等官媒的发文引发市场对于政策转向和新一轮大规模房地产救市政策的期 待，但我们认为政府对房地产的政策思路并无实质变化。根据我们对过往政策思路的理解结合 近期的解读，政策总体方向依旧是防风险、保民生、去金融化，对出险房企的处置原则依旧是 市场化、法制化。《求是》虽 ...

中金研究 本轮房地产周期调整至今已逾四年，结合近期供给侧和政策端变化，我们认为今年北京、上海楼市房价有望企稳，房地产板块或渐进beta行情， 建议 投资者根据风偏把握三类投资思路：1）配置beta特征明显的稳健标的；2）配置地产开发的结构性成长，产品力强、存货质量优的标的，和估值折价深 且潜在弹性大的标的；3）部分民企重回"牌桌"，在超跌估值下实现可观重估。 点击小程序查看报告原文 Abstract 摘要 我们为什么认为 今年北上房 价有望企稳？ 本次房地产周期调整的核心原因在于库存，其中二手房库存直接影响住房边际定价。我们发现二手房库存去化 周期水平与房价走势存在量化强关联，得益于2H25以来上海、北京二手房挂牌量持续下行，两地去化周期已基本回到房价有望企稳的区间范围内。 资料来源：贝壳等中介，中金公司研究部 图表2：重点城市高频二手房挂牌价走势 北上房价的走稳是可持续的吗？ 我们发现本次两地挂牌量下行并不来自于成交加速，而是来自可出售体量或出售意愿的下降，表现为新挂量下降、撤牌 量增多，这与过往几轮政策出台、房价平稳的窗口期表现大不相同。我们认为这大概率是社会库存自然触底的体现，若两地交易量表现能基本平稳 ...

Investment Rating - The report maintains a "Positive" investment rating for the real estate industry [7] Core Insights - The report highlights a divergence from market expectations regarding the recent stabilization in property prices and listing volumes in core cities, suggesting that further observation is necessary before concluding a cyclical turning point [2][3] - It emphasizes that the government's policy direction remains focused on risk prevention, safeguarding livelihoods, and reducing financialization in the real estate sector, despite market anticipations for a major policy shift [3] - The report identifies key events, particularly the strong performance of Hong Kong property stocks, driven by a bottoming out of the Hong Kong real estate market and supportive factors such as rental yields exceeding mortgage costs [4] Summary by Sections Market Performance - The Hong Kong property index has outperformed the Hang Seng Index, while the A-share real estate sector experienced a weekly decline of 0.69% [14][19] - Individual stock performance shows notable gains, with 京能置业 (Jingneng Real Estate) rising by 14.44% [20] Second-hand Housing Weekly Tracking - National listing prices in 85 cities have shown a slight week-on-week increase of 0.1%, with a recovery in the number of cities experiencing price rebounds [25] - The listing volume has decreased by 0.22% week-on-week, but the rate of decline has narrowed [29] - During the Spring Festival, the average daily transaction volume in 16 cities increased by 23% year-on-year, with significant growth in Beijing, Guangzhou, and Shenzhen [36] New Housing Weekly Tracking - The average daily transaction volume for new homes during the Spring Festival saw a year-on-year decline of 48.66%, with only 青岛 (Qingdao) and 济南 (Jinan) reporting increases of 148.17% and 9.84%, respectively [54] - The total inventory of new homes has slightly decreased, with a week-on-week decline of 0.1% [56]

Investment Rating - The report maintains a "Positive" investment rating for the real estate industry [6] Core Viewpoints - The report presents a contrarian view, suggesting that while there is market anticipation for a cyclical turning point due to recent price stabilization and reduced listings in core cities, further observation is necessary. Key cities like Shanghai and Shenzhen still face significant pressure, and the recent market improvements are attributed to specific factors such as seasonal demand shifts and policy expectations [2][3] - The government’s policy direction remains focused on risk prevention, safeguarding livelihoods, and reducing financialization in the real estate sector. Despite expectations for a major policy shift, the report indicates that the fundamental approach has not changed significantly [3] - The report highlights that the real estate sector has shown stronger performance than the broader market, driven by policy easing expectations and improvements in core city markets. It suggests that investors should actively participate in the sector, especially in the short term, while remaining cautious about long-term fundamentals [5] Market Performance - The A/H real estate sector has outperformed the market, with A-shares showing a weekly excess return of 1.34% against the CSI 300 index [11] - In the A-share market, stocks like JingTuo Development led gains with a weekly increase of 23.72% [17] - The Hong Kong property sector indices have also outperformed the Hang Seng Index, with notable gains in companies like Contemporary Land [15][18] Second-hand Housing Weekly Tracking - There has been a marginal improvement in listing prices in major cities, with Shanghai showing a rebound of 0.2% since January 18, 2026 [20] - The listing volume in first-tier cities has decreased significantly, with Shanghai experiencing a year-on-year decline of 20.08%, while Shenzhen saw an increase of 107.38% [24] - As the Spring Festival approaches, transaction volumes in major cities have turned negative, with declines of 26.54% in Guangzhou and 27.61% in Shenzhen [38] New Housing Weekly Tracking - The market is entering a "pre-holiday silence" period, with overall transaction volumes in the top ten cities declining by 14%, although Shanghai's new home transactions increased by 23% [56] - Total inventory has slightly decreased, with first-tier cities showing a more significant reduction. The average de-stocking period has lengthened seasonally, particularly in second-tier cities [58]