（编辑 袁冠琳） 证券日报网讯 南山控股11月25日在互动平台回答投资者提问时表示，华泰宝湾物流REIT自上市以来运 营稳健，资产运营表现优异，对行业起到积极示范作用，2025年获评"公募REITs年度杰出项目"。宝湾 物流将坚持轻重并举，持续提升"募投建管退"的资产管理能力，未来将结合政策要求、资产本身的情 况，合理设定后续资产证券化产品的发行节奏，确保业务长期、可持续发展。若有相应计划，公司将严 格按照有关法律法规要求履行相应程序，并及时进行信息披露。 ...

叶究音> 2025年11月 joneslanglasalle.com.cn 睿见研究 带你看中国 2025年第三季度物流仓储市场概览 中 量 聯 行 SEE A BRIGHTER WAY 向 光 而 为 2025年第三季度物流仓储市场概览 2025年三季度,国内消费需求有序释放,为物流仓储市场提供一 定支撑。前三季度,社会消费品零售总额同比增长4.5%,其中实物 商品网上零售额增速逐月改善,快递业务量同比增长17.2%,反映 终端消费持续恢复。 上半年仓储需求表现较好的升级类消费品(通讯设备、家用电器 及音像器材等）,在第三季度销售额继续保持较高增速。相关企业 为应对年末购物季提前布局,推动仓储需求向下半年延伸,支撑 国内电商平台和第三方物流企业对高标仓的需求。尽管部分头部 跨境电商平台因全球战略调整,放缓了国内仓储需求扩张节奏, 但内需回暖与企业降本增效驱动的搬迁需求，共同推动市场延续 温和修复进程。 三季度,全国物流地产市场整体供应规模明显收窄,但新增供应 呈现区域性集中,各城市供应节奏差异导致空置率表现分化。受 新增需求偏弱影响,项目间竞争有所加剧,市场租金调整持续。当 前市场仍处于消化存量与结构性调整 ...

Financial Data and Key Metrics Changes - Revenue for Q3 2025 reached approximately $13 million, reflecting a 14.3% increase year-over-year, driven by higher leasing rates and robust occupancy [9][10] - Net Operating Income (NOI) increased by 8.7% to $10.4 million compared to Q3 2024 [9] - For the first nine months of 2025, revenue and NOI grew 11.2% and 6.2%, reaching $36.4 million and $29.4 million, respectively [10][15] Business Line Data and Key Metrics Changes - Colombia and Peru were the primary drivers of revenue growth, with rental revenue increasing by 17.6% and 16.9%, respectively, while Costa Rica's rental revenue decreased by 1.5% [13] - The operating Gross Leasable Area (GLA) increased by 8.4% year-over-year to 5.6 million sq ft, with leased GLA increasing by 4.2% [14] - Average rent per sq ft of leased GLA was $8.14, representing a 2.8% increase [15] Market Data and Key Metrics Changes - Mexico contributed approximately $222,000 in rental revenue in Q3 2025, marking its first reporting segment contribution [13] - Vacancy levels in key northern markets in Mexico, such as Juárez, have begun to decrease, indicating a recovery in the market [6] - The company is focusing on submarkets driven by domestic consumption in Mexico, which aligns with its growth strategy [6] Company Strategy and Development Direction - The company plans to expand in Mexico through strategic partnerships and acquisitions, with a focus on high-quality logistics facilities [5][28] - Development projects are being prioritized in foundational markets, with no speculative builds planned at this time [28] - The company aims to leverage its brand strength and local partnerships to enhance capital efficiency and risk management [28] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the company's trajectory despite market headwinds, including interest rate fluctuations and political uncertainties [11] - The company anticipates sustained double-digit revenue growth moving into 2026, supported by completed lease renewals and a solid operational foundation [10][11] - Management highlighted the importance of maintaining strong communication with the market to showcase operational progress and profitability [11] Other Important Information - The company reported a valuation gain of $7.1 million, down from $8.2 million in Q3 2024, primarily due to stabilization in rent appreciation [16] - Financing costs were 15% lower than the previous year, contributing to a healthy debt profile with net debt to investment properties improving to 41% [16] Q&A Session Summary Question: Future strategy in Mexico regarding JVs or acquisitions - Management indicated a focus on growing through partnerships like the one with ALAS and prioritizing acquisitions in the market [19] Question: Clarification on a new investment deal - Management explained that the new investment arrangement is a customary strategy to preserve optionality and flexibility for future acquisitions [22] Question: Expansion into the Chilean logistics market - Management acknowledged Chile as an interesting market but emphasized prioritizing expansion in Mexico at this time [24]

Core Insights - Logistics is no longer viewed as a backend cost but as a profit lever that can be leveraged across various industries [9] - ESR Group has established a significant presence in China, managing approximately $14 billion in logistics assets across 170 locations in 39 cities [2] Industry Trends - The shift in global geopolitical dynamics highlights the importance of supply chain resilience, with Chinese manufacturing remaining a cornerstone of global production and trade [3] - China's transition to high-quality growth is creating unprecedented opportunities for the logistics sector [3][5] Company Strategy - ESR aims to be an enabler of infrastructure in the context of China's economic transformation, focusing on technology-driven, resilient supply chains and green infrastructure [5][11] - The company differentiates itself through its "Pan-Asia Pacific platform" and its deep local market knowledge, providing comprehensive services that support cross-regional investment and market expansion [6][11] Market Opportunities - The structural transformation of China's economy is expected to drive sustained demand for logistics real estate, particularly in e-commerce, new energy vehicles, and biomedicine sectors [8] - The government's "dual circulation" strategy is enhancing domestic demand and regional trade, further boosting the logistics infrastructure market [8] Future Outlook - The logistics industry is experiencing positive momentum, with expectations for continued growth in warehousing and logistics leasing markets driven by policy support and recovering demand [8] - The competition in logistics is shifting from location-based advantages to functionality and efficiency, with automation and AI expected to play transformative roles [9] ESG Initiatives - ESR is committed to sustainability, having integrated 522 electric vehicle charging stations with photovoltaic systems in China by the end of 2024, promoting low-carbon transportation [12]

Group 1 - Prologis China Logistics Fund III (CLF III) and Prologis Logistics Value Fund (CVP) received GRESB five-star ratings, while Prologis China Income Fund V (CIP V) received a four-star rating, with all three funds showing improved scores compared to last year [1][2] - CLF III achieved a five-star rating for the second consecutive year and ranked second among all participating funds in China's industrial distribution and warehousing sector [1] - CVP also maintained a five-star rating for two consecutive years, ranking second globally and in China among non-listed value-added industrial real estate funds, with all assets certified as green buildings [1] Group 2 - In 2025, Prologis China had four funds participating in the GRESB rating, all of which were awarded "Green Star" status [2] - GRESB is a globally recognized sustainability rating agency, integrating rating indicators with international mainstream ESG frameworks, protocols, and disclosure standards, with over 150 institutional investors using GRESB for investment management decisions [2] - The GRESB rating covers real estate and infrastructure projects across 80 countries and regions, involving over 3,000 real estate and infrastructure funds, developers, and asset operators [2]

Core Insights - Prologis maintains a positive outlook on China, driven by the vast domestic market and the aspiration for a better life among its people [1] - The company emphasizes its commitment to long-term investment strategies and aims to leverage opportunities arising from China's economic transformation and industrial upgrade [1] Group 1: Company Developments - Prologis has achieved significant milestones in 2023, including a $1.5 billion investment from the Abu Dhabi Investment Authority, which upgraded its partnership status to a strategic investor [1] - The company also secured a 2.5 billion RMB investment from a state-owned enterprise in Zhejiang for its computing power center [1] Group 2: Fund Management and Investment Strategy - Over the past six years, Prologis has raised a total of $22 billion globally, with more than 60% directed towards private real estate and equity investment funds focused on the Chinese market [2] - The number of institutional investors collaborating with Prologis has increased significantly, now exceeding 140 domestic and international partners [2] - Prologis has successfully established multiple funds in China over the past year, including the Prologis China Income Fund Series 13 and 14, as well as its first China Computing Power Center Income Fund [2] Group 3: Market Insights and Future Strategy - Prologis executives provided insights into the logistics and warehousing market, highlighting demand trends and future investment strategies [2] - The company believes that the current recovery in investment confidence within China's capital markets, coupled with the expansion of the asset management market, presents new opportunities for logistics and manufacturing infrastructure investments [2] - Prologis plans to enhance its asset management capabilities and diversify investment products, including public REITs, to better meet the needs of various investors [2]

Group 1: Housing Market Dynamics - The implementation of the "Six Policies" in Shanghai has led to an increase in housing market activity, with September seeing a total transaction volume of 2.07 million square meters, an 8% month-on-month increase and a 24% year-on-year increase [1] - The new policies have resulted in improved subscription levels for new housing projects, with 43 projects listed in September and an average subscription ratio of 0.75, higher than the year-to-date average of 0.71 [1] - The sales of new homes in September reached 550,000 square meters, representing a 28% month-on-month increase and a 14% year-on-year increase [1] Group 2: Market Sentiment and Trends - Despite the recent policy relaxations, market sentiment remains cautious, with limited immediate impact on overall first-hand transaction volumes [2] - High-end residential projects with unique locations and product offerings are expected to continue attracting high-net-worth clients, while the average price of high-end second-hand homes is anticipated to face downward pressure due to buyer hesitance [2] - The logistics real estate sector is focused on cost reduction, with new projects near consumer hubs attracting tenants [2] Group 3: Investment Market Outlook - The investment market in Shanghai showed signs of recovery in Q3 2025, with 17 asset transactions totaling 14.97 billion yuan, a 78.1% increase quarter-on-quarter [3] - Future expectations for the commercial real estate investment market in Shanghai are positive, driven by ongoing macroeconomic policy support, increased foreign investment interest, and the release of scarce core assets [3]

Core Insights - The logistics real estate market in Greater China showed a stable performance in Q2 2025, with a demand-driven expansion despite challenges in the manufacturing sector [1][19]. Supply and Demand - In Q2 2025, the Greater China logistics real estate market saw a new supply of 157,732 square meters, with significant contributions from core cities like Shanghai, which added 7.29 million square meters [2]. - Demand remained strong in core cities, particularly from third-party logistics (3PL) companies, with notable leasing activities in the range of 20,000 to 72,000 square meters [2]. Rental and Vacancy Rates - Average rental rates for quality logistics properties in key cities reached 138.6 RMB per square meter per month, reflecting an 8.3% increase quarter-on-quarter, with Shanghai and Shenzhen experiencing significant rental growth of 21.6% and 24.5% respectively [3]. - The overall vacancy rate decreased by 0.1 percentage points to 14.0%, with core cities like Shanghai and Guangzhou showing even lower rates, while some non-core areas experienced slight increases in vacancy [3]. Market Trends and Outlook - The market is characterized by a trend of "core scarcity and non-core de-stocking," with high-standard warehouses seeing rental increases of 5.6 percentage points over regular warehouses [4]. - The integration of logistics real estate with industries such as e-commerce and high-end manufacturing is driving demand, with a growing emphasis on green logistics projects and smart warehousing facilities [4].

Core Viewpoint - Prologis is preparing for an IPO in 2026 as a necessary step to address capital circulation issues, despite stable rental income from its warehouses [7][11][25]. Group 1: Company Background - Prologis, a major operator of logistics warehouses in China, manages 450 facilities across 70 markets, serving as a backbone for e-commerce and fast-moving consumer goods [7][8]. - The company was privatized in 2017 at a valuation of 16 billion Singapore dollars (approximately 79 billion RMB), marking one of the largest privatization deals in Asia [9]. Group 2: Capital Circulation Challenges - Prologis faces difficulties in capital circulation as the enthusiasm of dollar funds for investing in Chinese logistics assets has decreased, leading to tighter funding pools [12]. - The Chinese public REITs market is too small to absorb Prologis's substantial asset pool, with individual REITs only reaching tens of billions of RMB [13]. - Major shareholders, including Hillhouse and Vanke, have held their investments for eight years and are increasingly seeking liquidity through an IPO [13]. Group 3: IPO as a Necessity - The IPO has shifted from being a choice to a necessity due to the combined pressures of reduced fundraising options and shareholder exit strategies [14]. - Prologis must present a compelling narrative beyond just owning warehouses, positioning itself as a "new infrastructure platform" that includes logistics, data centers, and renewable energy initiatives [15]. Group 4: Market Timing and Competition - The Hong Kong IPO market has recently improved, providing a favorable window for Prologis to launch its IPO [16]. - Prologis faces competition from potential IPO candidates like Wanwei Logistics and other foreign investors looking to enter the Chinese market [19][21]. Group 5: Risks and Uncertainties - The company is exposed to risks such as slowing rental growth in first-tier cities, rising vacancy rates in second-tier markets, and potential skepticism from investors regarding its new narrative [22][24].

Core Points - The establishment of a new logistics hub in Kashgar, Xinjiang, has significantly improved logistics efficiency, reducing delivery times from 7-10 days to as little as 1-3 days, with some deliveries achieving same-day service [2][3][4] - Guangzhou Laplace Investment Holding Co., Ltd. has invested in the first 5G smart logistics port in southern Xinjiang, collaborating with major logistics providers like JD.com, SF Express, and China Post to enhance local e-commerce capabilities [3][4][5] - The logistics port project has a total investment of 630 million yuan, divided into three phases, with the first phase focusing on an intelligent sorting center that has already been completed and operational [4][9] Company and Industry Summary - The logistics hub addresses long-standing logistical challenges in southern Xinjiang, where geographical constraints previously hindered efficient transportation and e-commerce growth [4][6] - The introduction of advanced logistics technology has led to a 200% increase in daily throughput for JD.com in the region, transforming the local logistics landscape to match that of major cities [5][9] - The project has created over 600 direct jobs and has indirectly benefited more than a thousand individuals, contributing to local employment and economic development [6][10] - The logistics port is expected to attract more businesses and investments, with plans for further phases to enhance its capacity and capabilities, potentially establishing it as the largest commodity distribution center in southern Xinjiang [9][10] - The collaboration between Guangdong and Xinjiang has facilitated significant trade, with projections indicating over 12.4 billion yuan in transactions between the two regions in 2024, enhancing market access for local products [8][10]