证 券 研 究 报 告 房地产行业周报（2025 年第 40 周） 招商蛇口计划募资特定股，受假期影响新房 推荐（维持） 二手房成交环比下降 行业研究 房地产 2025 年 10 月 08 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：许常捷 邮箱：xuchangjie@hcyjs.com 执业编号：S0360525030002 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) | 12,336.23 | 1.06 | | 流通市值(亿元) | 11,833.34 | 1.26 | 相对指数表现 | % | 1M | 6M | 12M | | --- | --- | --- | --- | | 绝对表现 | 7.6% | 16.6% | 3.4% | | 相对表现 | 4.4% | -1.9% | -12.1% | -22% -1 ...

Core Viewpoint - The current PE valuations of the food and beverage and agriculture, forestry, animal husbandry, and fishery sectors are below the 20th percentile of the past decade, indicating potential investment opportunities [7]. Valuation Analysis - The current Buffett indicator for A-shares is 87.08%, which is relatively high and above the safe zone [5][22]. - Major broad market indices have PE valuations (TTM) above 20%, with the Shanghai Composite Index at 94.86% and the ChiNext Index at 190.32%, suggesting a higher relative valuation [6][30]. Industry Valuation Levels - The PE valuations for the food and beverage sector and agriculture, forestry, animal husbandry, and fishery sectors are at 7.84% and 10.96% of their historical percentiles, respectively, indicating they are undervalued compared to historical levels [7]. - Other sectors such as coal, automotive, steel, media, retail, electronics, computing, and real estate have PE valuations at 80.37% to 99.71% of their historical percentiles, suggesting caution in investment [7]. Market Overview - The total market capitalization for the Shanghai market is approximately 615.37 billion, with an average PE ratio of 15.64 [18]. - The Shenzhen market has a total market capitalization of about 416.68 billion, with an average PE ratio of 30.66 [20]. Industry-Specific Valuation Levels - The food and beverage sector has a current PE of 20.99, which is down by 4.94% [35]. - The agriculture, forestry, animal husbandry, and fishery sector has a PE of 14.95, reflecting a decrease of 4.54% [35]. - The coal sector shows a PE of 12.57, with an increase of 3.22% [37].

Investment Rating - The report maintains a recommendation for the real estate industry, indicating a cautious outlook with potential for stabilization in the market [2][6][41]. Core Insights - The real estate market continues to face pressure, with new construction and sales data showing significant declines. The report highlights a downward trend in new construction area, with an August year-on-year decrease of 20.3%, reflecting a 4.8 percentage point reduction from the previous month [2][42]. - Development investment also remains under pressure, with an August year-on-year decline of 19.5%, indicating that construction intensity is weak due to ongoing challenges in the sales market [2][42]. - The report suggests that the overall investment in construction may exhibit a "W-shaped" fluctuation pattern, with a short-term expectation of no V-shaped recovery [2][42]. Summary by Sections Sales Data - In August, the year-on-year growth rate of sales area adjusted for the base period was -10.6%, a decrease of 2.7 percentage points from the previous month. The overall new housing market has shown low-level fluctuations since May [6][15]. - Cumulatively, from January to August, the sales area reached 573 million square meters, with a year-on-year decline of 4.7% [9][16]. Construction Data - The new construction area in August saw a year-on-year decline of 20.3%, continuing a downward trend. The report anticipates that new construction will show a pattern of rising and then falling in the second half of the year [2][42]. - The completion area in August also experienced a year-on-year decrease of 21.4%, although it showed a slight recovery from the previous month [2][42]. Investment and Funding - The total development investment from January to August was 6 trillion yuan, reflecting a year-on-year decline of 12.9% [9][16]. - Funding sources for real estate projects showed a year-on-year decrease of 8.0% in August, indicating ongoing challenges in the financial landscape for real estate companies [7][9]. Market Trends - The report notes that the average price of new homes in August was 9,601 yuan per square meter, with a year-on-year decline of 2.7% [9][16]. - The report emphasizes the importance of monitoring the gap between net rental yields and mortgage rates as a key factor influencing total demand in the housing market [41].

Core Viewpoint - The current PE valuations of various industries are at historically high levels, indicating potential investment risks, particularly in coal, automotive, steel, media, retail, electronics, computing, and real estate sectors [1][7]. Valuation Levels - The current Buffett Indicator for A-shares is at 87.14%, which is considered relatively high and above the safe zone [5][25]. - Major broad market indices have PE valuations (TTM) exceeding 20%, with the following percentile levels: - CSI 300 at 85.15% - SSE 50 at 90.79% - SSE Composite at 97.37% - NEEQ 50 at 99.39% - STAR 50 at 99.78% - CSI A100 at 99.92% [6][12]. Industry-Specific Valuations - Within the Shenwan first-level industry indices, the PE valuations for food and beverage, and agriculture, forestry, animal husbandry, and fishery are below the 20th percentile of the past decade, at 12.01% and 14.32% respectively, indicating potential investment opportunities [7]. - The PE valuations for coal, automotive, steel, media, retail, electronics, computing, and real estate are at the following historical percentiles: - Coal: 80.06% - Automotive: 81.76% - Steel: 82.81% - Media: 84.16% - Retail: 90.11% - Electronics: 92.84% - Computing: 97.82% - Real Estate: 100.00% [1][7]. Market Overview - The total market capitalization of listed companies in Shanghai is approximately 621,551.02 billion, with an average PE ratio of 15.78 [21]. - In Shenzhen, the total market capitalization is around 416,680.98 billion, with an average PE ratio of 30.65 [22].

Core Viewpoint - The current PE valuations of various industries are at historically high levels, indicating potential investment risks, particularly in coal, automotive, steel, media, retail, electronics, computing, and real estate sectors [1][7]. Valuation Levels - The current Buffett Indicator for A-shares is at 87.14%, which is considered relatively high and above the safe zone [5][25]. - Major broad market indices have PE valuations (TTM) exceeding 20%, with specific indices like CSI 300, SSE 50, and others at percentile levels of 85.15%, 90.79%, 97.37%, and above, suggesting high valuation risks [6][12]. Industry-Specific Valuations - The PE valuations for the food and beverage, and agriculture sectors are below the 20th percentile of their historical levels, at 12.01% and 14.32% respectively, indicating potential investment opportunities [7]. - The PE valuations for coal, automotive, steel, media, retail, electronics, computing, and real estate are at 80.06%, 81.76%, 82.81%, 84.16%, 90.11%, 92.84%, 97.82%, and 100.00% percentiles respectively, highlighting significant investment risks in these sectors [1][7]. Market Overview - The total market capitalization of listed companies in Shanghai is approximately 621.55 billion, with an average PE ratio of 15.78 [21]. - In Shenzhen, the total market capitalization is around 416.68 billion, with an average PE ratio of 30.65 [22]. Industry Valuation Levels - The PE valuation levels for various industries show significant variation, with agriculture at 14.95, basic chemicals at 12.52, and steel at 5.69, while sectors like media and computing are at 19.49 and 34.65 respectively [35][39]. - The PB valuation levels also vary, with agriculture at 2.02, basic chemicals at 1.41, and steel at 0.73, indicating differing levels of valuation across sectors [39][41].

Core Viewpoint - The current PE valuations of various industries are at historically high levels, indicating potential investment risks, particularly in coal, automotive, steel, media, retail, electronics, computing, and real estate sectors [1][7]. Valuation Levels - The current Buffett Indicator for A-shares is at 87.14%, which is considered relatively high and above the safe zone [5][25]. - Major broad market indices have PE valuations (TTM) exceeding 20%, with the following percentile levels: - CSI 300: 85.15% - SSE 50: 90.79% - SSE Composite: 97.37% - NEEQ 50: 99.39% - STAR 50: 99.78% - CSI A100: 99.92% [6][12]. Industry-Specific Valuations - The PE valuations (TTM) for the following industries are at high historical percentiles: - Coal: 80.06% - Automotive: 81.76% - Steel: 82.81% - Media: 84.16% - Retail: 90.11% - Electronics: 92.84% - Computing: 97.82% - Real Estate: 100.00% [1][7]. - Conversely, the PE valuations for the food and beverage, and agriculture, forestry, animal husbandry, and fishery sectors are below the 20th percentile, at 12.01% and 14.32% respectively, indicating potential investment opportunities [7]. Market Overview - The total market capitalization of listed companies in Shanghai is approximately 621,551.02 billion, with an average PE ratio of 15.78 [21]. - In Shenzhen, the total market capitalization is around 416,680.98 billion, with an average PE ratio of 30.65 [22]. Industry Valuation Levels - The PE valuation levels for various industries are as follows: - Agriculture, Forestry, Animal Husbandry, and Fishery: 14.95 (↑2.43%) - Basic Chemicals: 12.52 (↑1.01%) - Steel: 5.69 (↓1.06%) - Electronics: 20.32 (↓3.88%) - Food and Beverage: 16.52 (↑0.18%) [36]. - The PB valuation levels for industries include: - Agriculture, Forestry, Animal Husbandry, and Fishery: 2.02 (↑3.44%) - Basic Chemicals: 1.41 (↑0.47%) - Steel: 0.73 (↑0.90%) - Electronics: 1.92 (↑1.66%) [40]. Summary of Key Indices - The current PE and PB valuation levels for key indices indicate a trend of increasing valuations, with some indices reaching historically high percentiles, suggesting caution for potential investors [10][11][15][29].

Core Viewpoint - The current valuation levels of the A-share market indicate a relatively high risk, with the Buffett indicator at 83.15%, slightly above the safe zone, and various indices showing elevated PE ratios compared to historical levels [6][22]. Market Overview - The total market capitalization of listed companies in Shanghai is approximately 593.11 billion yuan, with a circulating market value of about 557.97 billion yuan and an average PE ratio of 15.14 [19][26]. - The Shenzhen market has a total market capitalization of around 389.16 billion yuan, with a circulating market value of 334.34 billion yuan and an average PE ratio of 28.50 [26]. Valuation Levels Buffett Indicator - The Buffett indicator, which measures the ratio of stock market capitalization to GDP, currently stands at 83.15%, indicating a relatively high valuation [22][23]. PE Valuation Levels - Major indices such as the Shanghai Composite Index and the ChiNext Index have PE ratios above 20%, with specific values being 15.88 (↑2.97%) for the Shanghai Composite and 36.21 (↑7.70%) for the ChiNext [27]. - The PE ratios for the major indices are as follows: - Shanghai Composite: 15.88 (↑2.97%) - Shenzhen Component: 28.05 (↑4.98%) - ChiNext: 36.21 (↑7.70%) [27]. Industry Valuation Levels - The PE ratios for the food and beverage industry and the agriculture, forestry, animal husbandry, and fishery industry are notably low, at 6.98% and 8.81% of their historical levels, respectively, suggesting potential investment opportunities [8]. - Conversely, industries such as construction materials, media, steel, electronics, retail, computer, and real estate have PE ratios at high historical percentiles, indicating increased investment risk [8]. PB Valuation Levels - The PB ratios for various indices show significant variation, with the Shanghai Composite at 1.45 (↑3.11%) and the ChiNext at 4.60 (↑7.94%) [29]. - The PB ratios for key industries are as follows: - Agriculture, forestry, animal husbandry, and fishery: 2.02 - Basic chemicals: 1.41 - Steel: 0.73 [37]. PS Valuation Levels - The PS ratios for several industries indicate varying levels of valuation, with agriculture, forestry, animal husbandry, and fishery at 0.82 and basic chemicals at 0.55 [41]. Conclusion - The current market conditions reflect a high valuation environment, with specific sectors showing both potential opportunities and risks based on their historical valuation levels. Investors should consider these factors when making investment decisions.

Investment Rating - The industry maintains a "Recommended" rating, indicating a positive outlook for the industry fundamentals and expectations for the industry index to outperform the benchmark index [7]. Core Insights - The report highlights that the year-on-year decline in new housing and second-hand housing transaction areas has narrowed, with new housing transactions down by 17% and second-hand housing down by 2% as of August 14, 2025 [4][9]. - The report emphasizes the importance of the difference between net rental yield and mortgage rates as a key observation for total demand in the new and second-hand housing markets [5]. - It suggests that the new housing market may see improvements earlier than the second-hand market due to expectations of reduced supply and enhanced quality [5]. - The report also notes that the current price-to-book (PB) ratio for the sector is approximately 1.0, reflecting concerns about the impact of current housing sales on business models, indicating that the sector has entered an investment range [5]. Summary by Sections New Housing Transactions - The year-on-year decline in new housing transactions has narrowed, with a decrease of 17% compared to the previous year, while the month-on-month figures are at a low level compared to the past five years [9][11]. - The report indicates that the average daily transaction area for new and second-hand housing is below the levels of the same period in previous years [19]. Second-Hand Housing Transactions - The year-on-year decline in second-hand housing transactions has also narrowed, with a decrease of 2% as of August 14, 2025 [4][14]. - The report notes that the transaction area for second-hand housing is at a mid-level compared to the past five years [17]. Land Acquisition - The cumulative land transaction area from January to July 2025 has seen a year-on-year decline of 6%, while the average transaction price has increased by 32% [21]. - The report highlights that the land premium rate has increased by 2.0 percentage points compared to the previous month [27]. Inventory and Unsold Properties - The report indicates that the unsold inventory and the de-stocking cycle for newly started projects have decreased compared to June, suggesting a slight improvement in inventory management [30][33]. - The de-stocking cycle for unsold properties has shown mixed trends across different city tiers, with first-tier cities experiencing a decrease in unsold inventory [33].

Investment Rating - The report maintains a recommendation for the real estate industry, indicating a cautious but potential investment opportunity as the sector adjusts to current market conditions [3]. Core Insights - The real estate market is experiencing a "W-shaped" bottoming process, with new construction expected to show a trend of rising and then falling in the second half of the year, with the peak likely approaching zero growth [2][39]. - The overall development investment is under pressure, with July's investment amount showing a year-on-year decline of 17.0%, reflecting weaker construction intensity due to declining sales market heat [2][38]. - The funding chain index for the real estate sector has slightly improved but remains at historically low levels, indicating potential future improvements in the financial situation of some companies [2][10]. Summary by Sections Sales and Construction Data - In July, the adjusted year-on-year growth rate for new housing sales area was -7.8%, continuing a trend of low market activity since May [13][14]. - The total sales area for the first seven months of 2025 was 515.6 million square meters, with a cumulative year-on-year decline of 4.0% [9][14]. - The new construction area in July saw a year-on-year decline of 15.4%, with a cumulative decline of 19.4% for the first seven months [2][39]. Price Trends - The new home price index for 70 cities showed a month-on-month decline of 0.31% in July, with significant drops in second-tier cities [10][11]. - The average price of new homes in July was 9,613 yuan per square meter, reflecting a year-on-year decrease of 2.6% [12][14]. Investment Recommendations - The report suggests that the narrowing gap between net rental yields and mortgage rates is a key observation point for total demand in both new and second-hand housing markets [37]. - It emphasizes the importance of focusing on companies with stable cash flow generation capabilities, such as China Overseas Development and Poly Developments, as potential investment opportunities [37][38].

Core Viewpoint - The article provides an analysis of the current valuation levels of the A-share market, indicating that while some indices are at relatively high valuation percentiles, certain sectors like food and beverage, and agriculture are at lower valuation levels, presenting potential investment opportunities [7][8][9]. Valuation Indicators - The current Buffett Indicator for the A-share market is at 79.80%, which is considered to be in a relatively safe zone [7][22]. - Major broad market indices have a TTM PE valuation above 20%, with specific indices like the Shanghai 50 and the ChiNext 50 at high percentiles of 81.06% and 99.26% respectively, indicating higher valuation risks [8][9]. Sector Analysis - The food and beverage and agriculture sectors have TTM PE, PB, and PS valuations below the 20th percentile of the past decade, with PE valuations at 5.60% and 6.94% percentiles, suggesting they are undervalued and warrant attention [9]. - Conversely, sectors such as steel, retail, computing, and real estate have TTM PE valuations at 82.30%, 84.03%, 97.04%, and 98.48% percentiles respectively, indicating higher investment risks [9]. Index Valuation Performance - The current PE valuation levels for key indices show significant variations, with the ChiNext 50 at 143.37 (up 2.59%) and the North Star 50 at 66.36 (down 1.33%) [13][27]. - The PB valuation levels for these indices also reflect similar trends, with the ChiNext 50 at 4.79 (up 2.92%) and the North Star 50 at 4.95 (down 1.15%) [15][29]. Overall Market Valuation - The total market capitalization for the Shanghai market is approximately 566,557.35 billion, with an average PE ratio of 14.54 [19][26]. - The Shenzhen market has a total market capitalization of about 535,098.03 billion, with an average PE ratio of 26.93 [19][26]. Industry Valuation Levels - The agriculture sector has a PE valuation of 14.95, while the steel sector is at a low of 5.69, indicating significant valuation disparities across industries [34]. - The food and beverage sector shows a PE valuation of 16.52, which is relatively moderate compared to other sectors [34]. Conclusion - The analysis indicates that while the overall market shows high valuations in certain indices, specific sectors like food and beverage and agriculture present potential investment opportunities due to their lower valuation levels [9][34].