报告摘要 1、二级市场 2025年12月8日-2025年12月12日（以下简称"本周"），我国已上市公募REITs二级市场价格整体呈现波动下跌 的态势：加权REITs指数收于180.06，本周回报率为-0.23%。与其他主流大类资产相比，回报率由高至低排序 分别为：黄金>A股>纯债>REITs>可转债>美股>原油。 从项目属性来看，本周产权类和特许经营权类REITs的二级市场价格走势有所分化：产权类REITs有所上涨， 特许经营权类REITs有所下跌。 从底层资产类型来看，本周市政设施类REITs涨幅最大。本周回报率排名前三的底层资产类型分别为市政设施 类、水利设施类和新型基础设施类。 从单只REIT层面来看，有34只REITs上涨，有2只与上周持平，有41只REITs下跌。涨跌幅方面，涨幅排名前三 的分别是华泰南京建邺REIT、中金重庆两江REIT和广发成都高投产业园REIT。 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 ...

总量研究 二级市场价格继续下跌，市场交投热情环比下降 ——REITs 周度观察（20251208-20251212） 要点 2025 年 12 月 13 日 1、 二级市场 2025 年 12 月 8 日-2025 年 12 月 12 日（以下简称"本周"），我国已上市公 募 REITs 二级市场价格整体呈现波动下跌的态势：加权 REITs 指数收于 180.06， 本周回报率为-0.23%。与其他主流大类资产相比，回报率由高至低排序分别为： 黄金>A 股>纯债>REITs>可转债>美股>原油。 从项目属性来看，本周产权类和特许经营权类 REITs 的二级市场价格走势有所分 化：产权类 REITs 有所上涨，特许经营权类 REITs 有所下跌。 从底层资产类型来看，本周市政设施类 REITs 涨幅最大。本周回报率排名前三的 底层资产类型分别为市政设施类、水利设施类和新型基础设施类。 从单只 REIT 层面来看，有 34 只 REITs 上涨，有 2 只与上周持平，有 41 只 REITs 下跌。涨跌幅方面，涨幅排名前三的分别是华泰南京建邺 REIT、中金重庆两江 REIT 和广发成都高投产业园 REIT。 成 ...

2025年以来，财信人寿紧扣行业发展脉搏，以价值经营为核心，以客户为中心，坚守风险底线，聚焦价 值和服务，在净利润、市场竞争力、投资收益等多方面实现突破性进展，正深度融入地方发展战略，多 维度释放寿险企业的高质量发展活力。 经营实力和市场竞争力双提升 财信人寿2025年盈利表现亮眼，截至三季度末，公司实现净盈利6.73亿元，同比成功由亏转盈，长期盈 利能力的底层支撑持续夯实。 与此同时，财信人寿市场竞争力稳步攀升，2025年三季度末，在57家已披露信息的非上市寿险公司中， 公司总资产排名第29位、净资产排名第27位、保险业务收入排名第26位，净利润排名第17位，其中净利 润较2024年末排名大幅上升 35 位，核心财务指标的跨越式提升，印证了公司经营实力的持续增强，彰 显出稳健的经营底色。 充分发挥"耐心资本"独特优势 2025年，财信人寿充分发挥保险资金规模大、期限长、稳定性强的"耐心资本"独特优势，坚定不移服务 实体经济与国家战略。通过精准的战略布局与专业的投资管理，公司在支持科技创新、绿色转型及盘活 存量资产等多个维度持续发力，为服务湖南"三高四新"战略、践行金融"五篇大文章"提供了生动实践， 并实现了 ...

固定收益专题报告 逻辑一：P/NAV 回归到均值附近，配置价值逐渐显现。 自去年年初以来，伴随二级市场的强劲上涨，全市场 P/NAV 估值水平已从 均值-2 倍标准差的低位，启动了一轮持续的修复行情。25 年 7 月以来随着 市场整体调整，P/NAV 震荡下行，目前已回落至历史均值+1 倍标准差以内 的合理区间，长期资金配置窗口已打开。 逻辑二：基本面仍是核心，估值修复阶段业绩好的板块反弹动能更强。 复盘 10 月 21 日以来的市场表现，涨幅领先的为数据中心（5.34%）、保租 房（3.81%）、消费（3.28%）和市政环保（3.02%）板块。这些板块在三季 度运营情况较为稳健，成为市场资金在估值修复过程中优先配置的重点。 REITs 配置窗口渐进，聚焦三季报韧性主线 核心结论 【核心结论】 当前 REITs 市场经历回调后估值趋于合理，对于长期配置型资金而言具备 较高的投资性价比，可把握优质项目的逢调整配置机会。建议以三季度业绩 为依据，沿两条主线布局：一是基本面韧性较强的板块，如数据中心、保租 房等；二是四季度业绩有望实现环比改善的 REITs，如受益于国庆假期及"双 十一"促销活动的奥莱项目。 此外， ...

证券研究报告|固收研究报告 [Table_Date] 2025 年 12 月 5 日 [Table_Title] 2026，2200+亿 C-REITs 怎么配？ [Table_Title2] 2026 年投资展望系列之三 [Table_Summary] 截至 2025 年 11 月末，我国基础设施公募 REITs 已经发行 78只，共 发售基金 2095 亿元，资产类型涉及园区、消费、交通、能源、生态环 保、水利、仓储物流、租赁住房、市政设施和新型设施十大类，总市值约 2223 亿元，已突破 2200 亿元大关。 ►一级市场：继续常态化发行，新资产类型将逐步上线 2025 年，C-REITs 进入常态化申报、常态化发行的新阶段，相关部 门持续推动市场扩围扩容，拟推出商业综合体、商业零售、写字楼、酒店 等商业不动产 REITs。基础设施 REITs 项目行业范围清单（2025 年版） 也新增了商业办公设施、城市更新设施、体育场馆项目等，新资产类型 REITs 将陆续上市。 从发行节奏来看，2025 年 1-11 月共发行 20 只，规模 408 亿元，较 2024 年有所回落。从打新情绪来看，2025 年一级 ...

1. Report Industry Investment Rating - No relevant information provided 2. Core View of the Report - This report is a weekly report on public - offering infrastructure REITs from November 24, 2025, to November 28, 2025, presenting secondary - market price - volume performance, valuation, market correlation statistics, and primary - market tracking of REITs [1][2] 3. Summary According to Relevant Catalogs 3.1 Secondary - Market Price - Volume Performance - The report details the performance of various REITs, including listing date, issue price, trading volume, turnover rate, return on the listing day, return since listing, return this week, return last week, and return since the beginning of this year. For example, the red - clay innovation Yantian Port REIT had an issue price of 2.3 yuan on June 21, 2021, with a listing - day return of 2.91% and a return since listing of 19.98%. Its trading volume this week was 0.09 (in 100 million shares), and the turnover rate was 1.24% [9] 3.2 Secondary - Market Valuation Situation - The report compares indicators such as P/FFO, P/NAV, current quantile, IRR, PV multiplier, and cash distribution rate of different REITs. For instance, the red - clay innovation Yantian Port REIT has a P/FFO of 19.15, a P/NAV of 1.06, and a current quantile of 48.00% [20] 3.3 Market Correlation Statistics - The report shows the correlation coefficients between REITs and various asset types, including stocks, convertible bonds, pure bonds, and commodities. For example, the correlation coefficient between REITs and the Shanghai Composite Index is 0.20, and that between energy - type REITs and the Shanghai Composite Index is 0.04 [27] 3.4 Primary - Market Tracking - The report lists the status of multiple REIT projects in the primary market, including project nature, project type, stage, acceptance date, original equity holder, underlying project, and project valuation. For example, the Huaxia Anbo Warehouse Logistics REIT is a property - type project in the warehousing and logistics industry. It has passed the review, and its acceptance date was June 30, 2025. The project is valued at 22.49 billion yuan [29]

1. Report Industry Investment Rating No industry investment rating is provided in the report. 2. Core Viewpoints of the Report From November 17 to November 21, 2025, the secondary - market prices of China's listed public REITs showed a fluctuating downward trend. The trading volume and main - force capital inflow increased compared to the previous week, and there were 2 REITs with updated project status in the primary market [1][2][4]. 3. Summary According to the Directory 3.1 Secondary Market 3.1.1 Price Trends - **At the large - scale asset level**: The secondary - market prices of listed public REITs in China showed a fluctuating downward trend. The weighted REITs index closed at 182.16, with a weekly return of - 1.02%. Among mainstream large - scale assets, the return ranking from high to low was: pure bonds > gold > REITs > crude oil > US stocks > A - shares > convertible bonds [11]. - **At the underlying asset level**: Both the secondary - market prices of property - right and franchise - right REITs declined. The weighted index of property - right REITs closed at 154.26, with a return of - 1.11%; the weighted index of franchise - right REITs closed at 130.06, with a return of - 1.12%. In terms of underlying asset types, water - conservancy facilities REITs had the largest increase, and the top three in terms of weekly return were water - conservancy facilities, ecological and environmental protection, and transportation infrastructure [16][18]. - **At the single - REIT level**: This week, public REITs showed mixed performance, with 9 rising and 68 falling. The top three in terms of increase were CICC Yizhuang Industrial Park REIT, Ping An Ningbo Jiaotou REIT, and Huaxia Nanjing Transportation Expressway REIT; the top three in terms of decrease were CICC Chongqing Liangjiang REIT, CITIC Construction Investment Mingyang Smart New Energy REIT, and China Merchants Expressway REIT [23]. 3.1.2 Trading Volume and Turnover Rate - **At the underlying asset level**: The trading volume of public REITs this week was 2.38 billion yuan, and the new - type infrastructure REITs led in the average daily turnover rate. The top three in terms of trading volume were transportation infrastructure, affordable rental housing, and park infrastructure; the top three in terms of average daily turnover rate were new - type infrastructure, water - conservancy facilities, and affordable rental housing [25]. - **At the single - REIT level**: The trading volume and turnover rate of single REITs continued to show differentiation. The top three in terms of trading volume were Huaxia Hefei High - tech REIT, Huaxia Fund CR Land Youchao REIT, and Huatai Jiangsu Jiaokong REIT; the top three in terms of trading amount were Huaxia Fund CR Land Youchao REIT, Huatai Jiangsu Jiaokong REIT, and Southern Runze Technology Data Center REIT; the top three in terms of turnover rate were Huaxia Fund CR Land Youchao REIT, Huaxia Zhonghai Commercial REIT, and Huaxia Hefei High - tech REIT [28]. 3.1.3 Main - Force Inflow and Block - Trade Situation - **Main - force inflow situation**: The total main - force inflow this week was 17.32 million yuan, and the market trading enthusiasm increased compared to the previous week. The top three in terms of main - force inflow among different underlying asset REITs were consumer infrastructure, new - type infrastructure, and transportation infrastructure. The top three single REITs in terms of main - force inflow were Huatai Jiangsu Jiaokong REIT, China Merchants Fund Shekou Rental Housing REIT, and Southern Runze Technology Data Center REIT [31]. - **Block - trade situation**: The total block - trade volume this week reached 368.22 million yuan, a decrease compared to the previous week. There were block - trade transactions on 5 trading days, and the block - trade turnover on November 21, 2025, was the highest within the period. The top three single REITs in terms of block - trade turnover were China Merchants Expressway REIT, Huaxia Fund CR Land Youchao REIT, and BOC Sinotrans Warehouse Logistics REIT [32]. 3.2 Primary Market 3.2.1 Listed Projects As of November 21, 2025, there were 77 public REITs in China, with a total issuance scale of 199.301 billion yuan. Among them, transportation infrastructure had the largest issuance scale at 68.771 billion yuan, followed by park infrastructure REITs at 32.933 billion yuan. No new REITs were listed this week [37][39]. 3.2.2 Pending - Listing Projects There were 18 REITs in a pending - listing state, including 11 initial - offering REITs and 7 pending - expansion REITs. This week, the project status of Huaxia CNNC Clean Energy Closed - end Infrastructure Securities Investment Fund (initial offering) was updated to "feedback received", and the project status of AVIC CNNC Group Energy Closed - end Infrastructure Securities Investment Fund (initial offering) was updated to "declared" [42].

Investment Rating - The industry investment rating is "Positive" (maintained) [1] Core Viewpoints - The REITs market is expected to continue to offer good investment opportunities due to the downward pressure on bond market interest rates, the "asset shortage" logic, and the anticipated entry of social security and pension funds into the market [3][5] Summary by Sections Market Overview - As of the 45th week of 2025, the CSI REITs (closing) index was 811.48, up 4.84% year-on-year but down 0.42% month-on-month. The CSI REITs total return index was 1041.51, up 11.67% year-on-year but down 0.4% month-on-month [5][18] - Year-to-date, the CSI REITs (closing) index has increased by 7.28%, while the CSI 300 index has risen by 36.36%, resulting in an excess return of -29.09% [14][18] Trading Volume and Market Activity - The trading volume of the REITs market reached 733 million units, a year-on-year increase of 16.91%, with a transaction value of 2.877 billion yuan, up 18.93% year-on-year. The turnover rate for the period was 2.96%, down 1.08% year-on-year [25][27] - Over the past 30 days, the total trading volume in the REITs market was 3.458 billion units, a year-on-year decrease of 17.87%, with a total transaction value of 15.051 billion yuan, down 20.3% year-on-year [30][34] Sector Performance - In the 45th week of 2025, the weekly performance of various REIT sectors was as follows: affordable housing -0.98%, environmental +0.74%, highways +0.09%, industrial parks -1.09%, warehousing and logistics -1.62%, energy -0.51%, and consumption +1.19%. Monthly performance showed similar trends [35][49] - The consumption REITs sector saw a monthly increase of 2.08% [35] Upcoming Listings - There are currently 10 REITs funds awaiting listing, indicating an active issuance market [6]

Investment Rating - The report does not provide a specific investment rating for the public REITs industry [1]. Core Insights - The REITs index experienced a decline of 0.40% this week, while the Shanghai and Shenzhen 300 index rose by 0.82% [19]. - The total market capitalization of the industry is approximately 217.1 billion yuan, with a circulating market value of about 110.9 billion yuan [1]. - The trading volume for the week was 25.9 billion yuan, reflecting a decrease of 6.3% compared to the previous week [7]. - The report highlights the correlation of REITs with various indices, showing a correlation of 0.16 with ten-year government bonds and 0.37 with the Shanghai and Shenzhen 300 index [21]. Summary by Sections Market Overview - The report notes significant events in the market, including the listing of the CITIC Construction Shenyang International Software Park REIT on November 6, which had a trading volume of 77.57 million yuan and a turnover rate of 23.74% [10][11]. - Other notable events include the holding of meetings by various REITs to discuss performance and future strategies [10]. Trading Performance - The report indicates that 32 REITs saw price increases, 2 remained stable, and 43 experienced declines, with an overall decrease of 0.40% in the REITs market [23]. - The largest gain was recorded by Huaxia Jinmao Commercial REIT, which increased by 4.42%, while the largest decline was by GF Chengdu Gaotou REIT, which fell by 9.44% [23]. Investment Recommendations - The report suggests that the overall economic stability remains unchanged, and REITs are expected to have strong allocation attributes in the long term. Investors are encouraged to pay attention to sector rotation and expansion opportunities [7].

1. Report Industry Investment Rating - No relevant content provided in the report 2. Core Viewpoints of the Report - No clear overall core viewpoints are presented in the report. It mainly presents detailed data on the performance, valuation, correlation, and primary - market tracking of various REITs. 3. Summary by Relevant Catalogs 3.1 Secondary Market Price - Volume Performance - The report details the price - volume performance of multiple REITs, including listing date, issue price, first - day return, cumulative return, trading volume, turnover rate, weekly return, and year - to - date return. For example, the Red Clay Innovation Yantian Port REIT had an issue price of 2.3 yuan, a first - day return of 2.91%, and a cumulative return of 15.89% as of the report date [10]. 3.2 Secondary Market Valuation - It shows the valuation indicators of different REITs, such as P/FFO, P/NAV, IRR, PV multiplier, and expected cash distribution rate in 2025. For instance, the Red Clay Innovation Yantian Port REIT had a dynamic P/FFO of 18.69, a P/NAV of 1.03, and an expected cash distribution rate of 4.37% in 2025 [21]. 3.3 Market Correlation Statistics - The report presents the correlation coefficients between REITs and various asset classes, including stocks, convertible bonds, pure bonds, and commodities. For example, the correlation coefficient between REITs and the Shanghai Composite Index is 0.20 [29]. 3.4 Primary Market Tracking - It lists several REITs in different stages (to be listed, feedback received, application accepted, and application submitted), along with their project nature, type, original equity holders, underlying projects, and project valuations. For example, the CITIC Construction Investment Shenyang International Software Park REIT is a property - type industrial park REIT to be listed, with a project valuation of 11.84 billion yuan [31].