www.ccxi.com.cn 目录 | 要点 | 1 | | --- | --- | | 正文 | 2 | | 声明 | 14 | 联络人 作者 结构融资部 | 阎 玉 | 021-60330988 | | --- | --- | | | yyan01@ccxi.com.cn | | 于桐宇 | 021-60330988 | | | tyyu@ccxi.com.cn | 负责人 | 结构融资部 评级总监 | | --- | | 付春香 021-60330927 | cxfu@ccxi.com.cn 编号：2026-AT05 2026 年 2 月 25 日 中诚信国际 定期报告 资产证券化 类REITs发行节奏有所放缓，CMBS和机构间REITs 项目持续发力；存续期产品底层资产现金流大多不 及预期，并伴随估值下降 ——不动产类资产证券化产品报告（2025 年度） 要点 ◼ 发行情况：2025 年，CMBS 共发行 82 单，发行规模 1,049.74 亿元，分别同比大幅增长 43.86%和 66.11%， 发行主体主要为基础设施投融资公司；类 REITs 共发行 52 单，发行规模 977.35 亿元，分别 ...

Market Overview - In Q4 2025, the asset securitization market issued a total of 658 transactions, amounting to 6,920.4 billion yuan, representing a year-on-year growth of 7.8%[9] - The total issuance for the year reached 23,170.8 billion yuan, with a year-on-year increase of 13.4%[9] Market Composition - In Q4 2025, the composition of the market by issuance amount was as follows: Credit ABS at 15.2%, ABN at 22.8%, and Corporate ABS at 62.0%[9] - The issuance of Credit ABS in Q4 2025 was 1,049.1 billion yuan, showing a significant year-on-year growth of 32.2%[9] Product Performance - The issuance of auto loan ABS in Q4 2025 was 649.9 billion yuan, marking the first quarterly year-on-year rebound for the year[9] - NPAS products remained the most active, with 44 transactions and a slight year-on-year increase of 6.0% in issuance amount[9] ABN Market Trends - ABN issuance in Q4 2025 totaled 1,578.7 billion yuan, reflecting a year-on-year decline of 7.7%[10] - For the entire year, ABN issuance reached 5,680.8 billion yuan, an increase of 8.4% compared to 2024[10] Corporate ABS Highlights - Corporate ABS issuance in Q4 2025 reached 4,292.5 billion yuan, with a year-on-year growth of 9.6%, achieving the highest quarterly issuance since 2022[10] - The top four product types in Corporate ABS accounted for over 60% of the total issuance for the year[10] Secondary Market Activity - The total transaction amount in the secondary market for asset securitization in Q4 2025 was 4,769.1 billion yuan, a year-on-year increase of 10.8%[13] - The turnover rate for Credit ABS in Q4 was 9.2%, indicating a significant increase in market activity compared to the beginning of the year[13] Credit Enhancement Levels - The number of outstanding priority securities for Credit ABS increased in Q4 2025, with RMBS showing a stable distribution of credit enhancement levels primarily between 2%-6%[16] - No negative anomalies were observed in the credit enhancement levels for outstanding securities during the quarter[16] Future Outlook - New guidelines from the People's Bank of China regarding small loan companies may impact ABS financing, potentially leading to lower loan rates and tighter credit risk preferences[17]

1. Report Industry Investment Rating - No information provided about the industry investment rating 2. Core Viewpoints of the Report - In 2025, the issuance scale of green ABS products declined, with the structure of underlying asset types adjusted. Green financial leasing ABS rose to the top in issuance scale. Green REITs, renewable energy price subsidy ABS, and new - energy vehicle loan ABS still dominated the issuance, while new underlying assets like held real estate and consumer finance loans were added [5][35]. - Multiple departments coordinated to deepen the financial supply - side reform, continuously improving the green finance standard system and basic institutions, and promoting the high - quality development of green finance. The green ABS market is moving towards higher - quality and diversified development [5][30][35]. 3. Summary by Relevant Catalogs 3.1 Issuance - In 2025, 136 green ABS products were issued in China, a 7.48% year - on - year decrease, with a total issuance scale of 185.326 billion yuan, a 16.59% year - on - year decline. Green enterprise ABS, green ABN, and green credit ABS accounted for 50.72%, 38.01%, and 11.27% respectively [5][6]. - By underlying asset types, green financial leasing ABS ranked first with an issuance scale of 58.484 billion yuan (31.56% of the total). Green REITs, renewable energy price subsidy ABS, and new - energy vehicle loan ABS decreased but remained major issuers. Held real estate and consumer finance loans expanded the types of green underlying assets [5][14]. - In 2025, 53 carbon - neutral ABS products were issued, with a scale of 70.393 billion yuan, a 32.02% year - on - year decline, accounting for 37.98% of green ABS [5]. 3.2 Issuance Interest Rate - The issuance spread of green ABS products showed a narrowing trend. In 2025, the average spreads of AAAsf - rated green credit ABS, ABN, and enterprise ABS products to the benchmark rate were 16BP, 46BP, and 64BP respectively. The spread of green credit ABS was significantly lower than other credit ABS, while the difference between green ABN/enterprise ABS and non - green ABS was small [5][26]. 3.3 Policy - In 2025, multiple departments issued policies to deepen the financial supply - side reform, improve the green finance standard system, and promote the development of green asset securitization. Key policies included those from the China Securities Regulatory Commission, the National Administration of Financial Regulation and the People's Bank of China, etc [30][31]. 3.4 Conclusion - In 2025, the green ABS market saw a decline in issuance scale and an adjustment of underlying asset types. With policy support, the market is moving towards high - quality and diversified development. Emerging fields such as green consumer credit, carbon sink revenue rights, and held real estate may become new growth drivers [35]. 3.5 Schedule - The schedule lists the detailed issuance information of green asset - backed securitization products in 2025, including green credit ABS, green ABN, and green enterprise ABS [37][38][39].

Core Insights - The asset securitization market in China is experiencing steady growth, with a total issuance of 2,435 products amounting to RMB 23,250.45 billion in 2025, reflecting a 15% increase in the number of issuances and a 14% increase in issuance scale compared to 2024 [4][11] Group 1: Market Overview - In 2025, the credit ABS market saw 238 new products issued, a 24% increase year-on-year, with a total issuance of RMB 2,915 billion, marking an 8% increase in scale [6][11] - The corporate ABS segment led the market with 1,560 new products and an issuance scale of RMB 14,133 billion, showing increases of 18% in quantity and 20% in amount year-on-year [6][11] - The ABN market issued 612 new products, with a 7% increase in quantity and a 9% increase in scale, totaling RMB 5,731 billion [6][11] Group 2: Asset Class Breakdown - The top three asset classes driving the ABS market in 2025 were financing lease receivables (349 products, RMB 3,583.05 billion), bank/internet consumer loans (388 products, RMB 3,138.84 billion), and corporate receivables (337 products, RMB 3,112.43 billion) [8][11] - Consumer loan ABS emerged as a significant growth point, driven by policies supporting consumer finance, leading to the highest issuance quantity among all asset categories [11][12] Group 3: Regulatory Environment - In 2025, various regulatory bodies, including the China Securities Regulatory Commission and the People's Bank of China, issued notifications and guidelines impacting the asset securitization market, indicating a proactive regulatory approach [3][12] Group 4: Key Players and Rankings - In the credit ABS sector, the top issuer was Jianxin Trust with 54 projects totaling RMB 1,043.98 billion, followed by Huaneng Guicheng Trust with 52 projects totaling RMB 324.28 billion [13] - The leading initiator in credit ABS was Ping An Bank, with 23 projects totaling RMB 42.96 billion [14] - KPMG was the top accounting advisor for credit ABS, participating in 105 projects with a total issuance of RMB 1,525.81 billion, accounting for over 52% of the total [15] Group 5: Market Trends and Innovations - The market is transitioning from mere scale expansion to structural optimization and high-quality development, with a focus on innovative financial products that align with national strategies [12][22] - A series of "first-of-its-kind" products emerged in 2025, reflecting the market's adaptability to national strategic directions and the need for financial product innovation [21][22]

Report Summary 1. Industry Investment Rating No investment rating information is provided in the report. 2. Core Viewpoints In 2025, driven by multiple policy orientations and market demands such as local government debt resolution, state - owned asset revitalization, and green finance development, the toll revenue right ABS market showed characteristics of "increasing number of issuances, shrinking scale, continuous structural optimization, and multi - point breakthroughs in innovation". The inter - bank market was the core issuance channel, and subsidy income, shantytown renovation/affordable housing, and livelihood public utility assets dominated the market. The pattern of high - rating and high - priority ratios was further consolidated, and specific labels and first - of - its - kind products were the highlights of innovation [2][4]. 3. Summary by Directory 3.1 2025 Primary Market Operation - **Issuance Overview**: - The number of issuances increased to 89, while the issuance scale was 87.242 billion yuan, a year - on - year decrease of 10.62%. The number of issuances increased due to the policy of "exchanging stock for increment" and the need to include more small - scale operating assets in securitization. The scale decreased because of stricter debt control, higher compliance requirements, and reduced high - quality assets. The market is shifting towards "structural optimization and refined operation" [5]. - The inter - bank market and the Shanghai Stock Exchange were the main issuance and trading venues, with the inter - bank market accounting for 54.02% of the issuance scale. ABCP's issuance scale decreased significantly, mainly due to the uncertainty of subsidy funds and cash flows and the substitution effect of other financing channels [7]. - The structure of underlying assets was diversified, with subsidy income assets accounting for the highest proportion of 42.06%. The issuance scale of subsidy income, highway bridges, and gas supply assets declined, while that of livelihood public utility and shantytown renovation/affordable housing assets increased. Investor preference shifted to "small - volume, strong - credit - enhancement" projects [10]. - The concentration of leading institutions increased. The top 3, 5, and 10 originators accounted for 38.83%, 46.04%, and 56.57% of the issuance scale respectively. This was due to the regulatory environment and the advantages of large - scale central and local state - owned enterprises [14]. - AAAsf - rated products dominated the market, with a scale of 81.954 billion yuan, accounting for 93.94%. The average proportion of priority securities was 95.45%, which met the needs of both supply and demand sides [17]. - There were rich and diverse specific labels. "Green" was the mainstream single - label, and combined labels such as "green + carbon neutrality" became highlights, helping issuers access policy benefits [19]. - Five first - of - its - kind products were issued, focusing on new types of underlying assets such as raw water supply, public rental housing operation and maintenance fees, and industrial steam. These products achieved lower financing costs and reflected the continuous release of market innovation momentum [22]. - **Interest Rate Analysis**: - Fixed - rate products accounted for 63.89% of the issuance scale, and progressive - rate products accounted for 36.11%, indicating the market's ability to adapt to different asset characteristics and investment preferences [24]. - The issuance interest rate range was stable, between 1.47% and 3.53%, with an average of about 2.33%. The issuance spread was mainly concentrated in the (50, 100]bp range, narrowing slightly compared with 2024, reflecting market recognition of high - rating products [25][29]. - **Performance of Outstanding Securities**: - The number and scale of outstanding securities increased. As of the end of 2025, there were 438 outstanding products, and the market expanded steadily [31]. - The credit performance during the outstanding period was stable, with no records of extension, rating upgrade, or downgrade, indicating controllable credit risks [32]. 3.2 Secondary Market Trading - **Increased Trading Volume and Number of Transactions**: In 2025, the secondary - market trading volume of toll revenue right asset - backed securitization products was 10.0119 billion yuan, with 214 transactions, increasing by 15.02% and 22.29% year - on - year respectively. The active secondary - market performance was related to the increase in primary - market supply and stable credit performance [34]. - **Trading Structure Closely Linked to the Primary Market**: - Shantytown renovation/affordable housing and subsidy income products led the trading. The number of shantytown renovation/affordable housing ABS transactions was 44, ranking first, and the trading volumes of subsidy income and shantytown renovation/affordable housing ABS were 26.178 billion yuan and 22.532 billion yuan respectively, accounting for 48.66% in total [36]. - Products with a term of 5 - 10 years accounted for the highest proportion, with a trading volume of 34.115 billion yuan, accounting for 34.07%. Products within 1 year (including 1 year) accounted for 26.85% [38]. - Exchange - traded ABS was the main trading product, with 165 transactions and a trading volume of 67.441 billion yuan, an increase of 7.76% year - on - year. The Shanghai Stock Exchange was the core trading venue, with a trading volume of 53.731 billion yuan, accounting for 53.67% [40]. - **High - Rating Priority - Tier Products Dominated the Trading**: In 2025, the trading volumes of priority - tier, mezzanine - tier, and sub - tier securities accounted for 97.34%, 2.30%, and 0.36% respectively. The A1 - tier trading volume was 65.521 billion yuan, accounting for 65.44%. AAAsf - rated securities accounted for more than 90% of the trading volume [42][44]. - **Products with Short Transaction Days Had Better Liquidity**: Products with transaction days within 10 days had a trading volume of 64.922 billion yuan, accounting for 64.84%, and mainly included subsidy income ABS. Products with transaction days exceeding 40 days were all AAAsf - rated heating and shantytown renovation/affordable housing projects, showing a "low - liquidity + high - credit" liquidity premium [46]. 3.3 Summary and Outlook - **Core Driving Factors in 2025**: - Policy Orientation: Policies supported debt resolution and asset revitalization through asset securitization, focusing on areas such as urban renewal, municipal utilities, and affordable housing, and strengthening the management of government subsidy assets. The release of relevant regulations provided a compliance basis and institutional guarantee for the market [47]. - Asset Innovation: First - of - its - kind products broke through the traditional boundaries of underlying assets, such as raw water supply, public rental housing operation and maintenance fees, and industrial steam. These products met policy requirements and were favored by institutional investors, with some achieving record - low interest rates [50]. - **Future Market Outlook**: - The market scale is expected to expand steadily, and policy - supported areas such as urban renewal, affordable rental housing, and new - energy subsidies may become the main growth points [51]. - Product structure and label innovation will be deepened. Progressive interest rates and credit enhancement measures will be more widely used, and combined label products will increase, helping issuers reduce financing costs [52]. - Data asset empowerment will open up new growth opportunities. The successful issuance of the first data - asset - empowered toll revenue right ABS in 2025 marked the beginning of the integration of data elements and traditional toll revenue rights. In the future, it may extend to new fields, providing long - term growth momentum for the market [53].

Investment Rating - The report indicates a stable investment rating for the real estate ABS market in 2025, highlighting a growth pattern in equity products and a steady performance in debt products [2]. Core Insights - The 2025 Chinese real estate ABS market is characterized by a stable growth in debt products and explosive growth in equity products, driven by the need to revitalize existing assets and reduce liabilities [2][8]. - The CMBS/CMBN and REITs continue to dominate the market, with a low issuance rate and an expanding asset matrix [2][8]. - The report emphasizes the importance of regulatory policies in constructing a multi-layered REITs market, enhancing due diligence standards, and improving transparency [4][5][6][7]. Market Issuance Situation - In 2025, CMBS/CMBN and REITs accounted for 9.57% of the total ABS issuance, with a total issuance scale of 217.88 billion, reflecting a 9.06% decrease year-on-year [9][12]. - The number of CMBS/CMBN issuances increased by 43.55% to 89 units, while REITs saw a 21.05% decrease to 60 units [12][11]. - The report notes a structural shift where CMBS/CMBN is favored due to its simpler transaction structure and quicker approval process, aligning with the needs of local government financing [13]. Asset Type Breakdown - The primary asset types in 2025 included infrastructure, office properties, mixed assets, and commercial properties, which together accounted for 84.56% of the issuance [21]. - Infrastructure assets, due to their large scale and stable cash flow, continue to be a significant contributor to the issuance volume [21]. Issuance Rates and Spreads - The average issuance rate for CMBS/CMBN was 2.55%, while for REITs it was slightly lower at 2.46% [25]. - The average issuance spread for CMBS/CMBN was 1.10%, and for REITs, it was 1.01%, indicating a stable risk premium for quality real estate ABS [25]. Actual Financing Entities - Local state-owned enterprises were the primary financing entities, accounting for 67% of the issuance, driven by the need to revitalize existing assets [30]. - The report highlights a significant concentration of issuance in major cities like Beijing, Shanghai, and Guangdong, indicating regional disparities in market activity [28]. Credit Performance - The credit ratings of newly issued products remained highly concentrated at AAAsf, with 97% of the new issuances falling into this category [31]. - The report notes a marginal improvement in overall credit risk, with a decrease in default amounts by 18.3% compared to 2024 [34]. Future Outlook - The report anticipates a continued focus on enhancing the multi-layered market system, with policies aimed at expanding asset boundaries and improving regulatory mechanisms [51]. - The growth of holding-type real estate ABS is expected to lead the market, serving as a key growth point and connecting private equity cultivation with public REITs [52]. - A shift from credit reliance to operational capability is expected, with an increasing participation of private enterprises and a more balanced issuer structure [53].

Investment Rating - The report does not explicitly state an investment rating for the automotive leasing ABN market Core Insights - The automotive leasing ABN market in China began in 2017 and is expected to see a significant rebound in issuance scale by 2025, with characteristics such as a recovery in public trading proportion, continuous growth in green transactions, and substantial changes in the composition of initiating institutions [1][3] - The issuance rate of automotive leasing ABNs has shown a downward trend, with significant differences in the security stratification between manufacturer-related and non-manufacturer-related transactions [1][10] - The asset performance of manufacturer-related public automotive leasing ABNs has seen a dynamic overdue rate and cumulative default rate significantly higher than the car loan ABS market since 2023, primarily due to specific samples and a reduction in ongoing transactions [1][34] Summary by Sections Issuance Overview - The automotive leasing ABN market saw a significant rebound in 2025, with a total issuance of 23 transactions amounting to 45.64 billion, doubling from the previous year, although it remains the smallest among the three automotive ABS sub-markets [3][4] - The issuance scale of automotive leasing ABS also turned positive in 2025, while the car loan ABS market continued to decline, indicating a higher level of market vitality in automotive financing leasing compared to car loans [3][4] Market Characteristics - Public trading proportion has rebounded, with public transactions providing more comprehensive information disclosure, which is crucial for market research [5] - The issuance of asset-backed commercial paper (ABCP) has declined, with only 2 transactions in 2025 [5] - Green transactions have seen continuous growth, with 54.3% of automotive leasing ABN issuance in 2025 being green, significantly outpacing the automotive leasing ABS and car loan ABS markets [6] Initiating Institutions - The composition of initiating institutions has changed significantly, with a majority of non-manufacturer-related transactions being initiated by internet-backed financing leasing companies [8] - In 2025, manufacturer-related transactions accounted for 75.9% of the issuance scale, remaining stable compared to the previous year [8] Security Characteristics - The issuance rates of automotive leasing ABNs have generally followed market trends, with a notable increase in 2022, but have since shown a downward trend [10] - The average issuance rate for non-manufacturer-related transactions was 2.33%, while for manufacturer-related transactions it was 1.94% in 2025 [10] - The proportion of priority securities in manufacturer-related transactions has been significantly higher than in non-manufacturer-related transactions [12] Asset Characteristics - The average asset pool size for manufacturer-related public automotive leasing ABNs is approximately 2.83 billion, significantly smaller than that of car loan ABS [19] - The average initial loan-to-value (LTV) ratio for manufacturer-related public automotive leasing ABNs is 70.3%, which is 6.5 percentage points higher than that of car loan ABS [23] - The asset pools predominantly consist of new car leasing payments, with minimal inclusion of used car assets [25] Asset Performance - The dynamic overdue rates for manufacturer-related public automotive leasing ABNs have been significantly higher than those of car loan ABS since 2023, influenced by specific high-LTV transactions [34] - The cumulative default rates for automotive leasing ABNs have shown an upward trend, particularly for transactions issued in 2023 and 2024, largely due to a few high-risk samples [39] - The early repayment rates for automotive leasing ABNs have shown seasonal fluctuations, generally remaining higher than those of car loan ABS [42]

Group 1 - The report highlights the resilience and evolution of the international asset securitization market, despite experiencing cyclical fluctuations. It emphasizes that asset-backed securities remain a crucial component of the global capital market, with ongoing developments in structure, asset types, and regulatory frameworks [1][3]. - In the U.S. market, asset securitization products accounted for approximately 19% of the fixed income market issuance in 2024, down from a peak of 38% in 2021. The market is primarily divided into mortgage-backed securities (MBS) and asset-backed securities (ABS), covering various underlying assets such as housing loans, auto loans, credit card debt, student loans, and commercial real estate [1][7][9]. - The European market is showing steady recovery, with a year-on-year growth of about 15% in issuance scale for 2024. The adoption of the "Simple, Transparent, Standardized" (STS) framework has significantly increased the proportion of compliant products, reflecting a growing demand for standardized and high-transparency offerings [1][3][18]. Group 2 - The report discusses the rising popularity of asset-backed securities (ABS), which have reached a historical high in global issuance in 2023, with Europe leading the market. These securities have the potential to break through the sovereign rating "ceiling," allowing issuers in constrained sovereign rating markets to expand their financing options [2][26]. - The report also focuses on overseas real estate investment trusts (REITs) holding domestic real estate, particularly in Hong Kong and Singapore. These cross-border products enhance resilience against cyclical fluctuations through diversified asset portfolios and flexible management mechanisms [2][3]. - Looking ahead, the report identifies the emergence of innovative asset securitization products, including those linked to data centers, aircraft leasing, and container leasing. The integration of artificial intelligence, blockchain technology, and environmentally related financial products is becoming a new trend in market development [3][6].

Group 1 - The core idea is to accelerate the establishment of a long-term mechanism for government debt management that aligns with high-quality development, emphasizing the need for effective debt management and risk prevention [2][3][4] - The Chinese government has strengthened local government debt management during the 14th Five-Year Plan period, optimizing special bond management and implementing a negative list for bond usage [3][4] - There is a need to improve the government debt management system, clarify the classification and functional positioning of government debt, and ensure sustainable debt limits [4][5] Group 2 - A long-term mechanism for preventing and resolving hidden debt risks is essential, requiring a comprehensive monitoring system and strict budget management for government expenditures [5][6] - Enhancing the management of local government special bonds is crucial, focusing on project approval processes and ensuring timely repayment to mitigate default risks [6] - The reform and transformation of local government financing platforms should be accelerated, ensuring they operate independently of government credit and adhere to market principles [6] Group 3 - The development of technology finance, green finance, inclusive finance, pension finance, and digital finance is a strategic deployment to better serve the real economy and meet the needs of high-quality economic development [7][8] - By June 2025, loans in the five key financial areas are expected to reach 105.7 trillion yuan, accounting for 38.8% of total loans, with a year-on-year growth of 14% [8][9] - The financial system should enhance its service capabilities and support for key sectors such as technology innovation and green development [9][10] Group 4 - The promotion of balanced development in imports and exports is essential for maintaining economic stability and responding to global trade challenges [24][25] - In 2024, China's goods trade is projected to reach 6.16 trillion USD, with a trade surplus of 992.2 billion USD, highlighting the need for balanced trade [24][25] - The focus on high-quality development necessitates increasing both export quality and import volume to meet domestic needs and enhance global cooperation [26][27] Group 5 - The push for digital trade innovation involves expanding market access in the digital sector and improving the regulatory framework for data flow [29][30] - Establishing high-level open platforms for digital trade is crucial, with initiatives like national digital trade demonstration zones to enhance competitiveness [30][31] - International cooperation in digital trade should be deepened, particularly with countries in ASEAN and BRICS, to foster a collaborative digital economy [31]

Group 1 - The core viewpoint of the article highlights a significant increase in the issuance of corporate asset-backed securities in November 2025, with a total of 136 issuances amounting to 141.683 billion yuan, representing a 49% increase in issuance scale compared to October 2025 [1] Group 2 - In terms of issuance venues, the Shanghai Stock Exchange accounted for 102 issuances with an amount of 115.213 billion yuan, making up 81.32% of the total issuance [1] - The Shenzhen Stock Exchange had 34 issuances totaling 26.470 billion yuan, which represents 18.68% of the total issuance [1] Group 3 - The types of underlying assets for the corporate asset-backed securities issued in November 2025 included REITs, accounts receivable, corporate financing leases, microloans, and specific non-financial debt rights [1] - Among these, REITs had 9 issuances with a scale share of 14.66%, accounts receivable had 19 issuances with a scale share of 13.60%, and corporate financing leases had 20 issuances with a scale share of 11.11% [1]