首批商业不动产 REITs 项目申报 -公募 REITs 行业周报 评级：无评级 分析师：陈希瑞 执业证书编号：S0740524070002 Email：chenxr@zts.com.cn | 基本状况 | | | --- | --- | | 上市公司数 | 78 | | 行业总市值(亿元) | 2225.68 | | 行业流通市值(亿元) | 1247.05 | 相关报告 资产为王，重视节奏》2025-12-11 2025-12-07 3、《证监会商业不动产 REITs 试点 公告解读：公募 REITs 迈向"基础设 2025-11-29 REITs 证券研究报告/行业定期报告 2026 年 01 月 31 日 报告摘要 本周行情回顾： 本周 REITs 指数下跌 0.36%，沪深 300 累计下跌 0.57%，中证红利指数下跌 1.78%，中 证全债指数上涨 0.19%，中债 1 年期国债指数上涨 0.03%，中债 10 年期国债指数上涨 0.34%，中证转债指数上涨 1.08%。上市以来 REITs 与十年期国债、一年期国债、中证 转债相关性分别为 0.24、0.08、0.64，与沪深 300、中证红利 ...

2025 年度报告 |公募 REITs 2025 年度报告 公募 REITs 2025 年公募 REITs 市场年度报告 政策驱动千帆竞 价值分化始见金 目 录 | 发行概况及市场表现 | 2 | | --- | --- | | 资产分类及产品经营情况 | 4 | | 保障性租赁住房 | REITs 6 | | 仓储物流 | REITs 7 | | 园区基础设施 | REITs 8 | | 消费基础设施 | REITs 9 | | 交通基础设施 | REITs 10 | | 能源基础设施 | REITs 11 | | 其他 | 12 | | 展望 | 13 | | 附表 | 15 | 分析师 吕伟 010-67413489 结构融资部 行业组长 lvwei@dagongcredit.com 吴维嘉 010-67413301 结构融资部 分析师 wuweijia@dagongcredit.com 李昱桐 010-67413565 结构融资部 分析师 liyutong@dagongcredit.com 客户服务 电话：010-67413300 客服：4008-84-4008 Email：research@dago ...

证券研究报告 | 行业周报 gszqdatemark 2026 01 25 年 月 日 房地产开发 C-REITs 周报——四季报业绩分化，消费 REITs 保持较高稳定性 REITs 指数表现 本周中证 REITs 全收益指数上涨 2.17%。截至 1.23，本周（1.16-1.23， 下同）中证 REITs(收盘)指数上涨 2.09%，收于 806.7 点；中证 REITs 全 收益指数上涨 2.17%，收于 1047.5 点。本周沪深 300/恒生/中债十年期 国债/房地产(申万)/恒生地产建筑业/高速公路(申万)指数分别下跌 0.62%/下跌 0.36%/上涨 0.18%/上涨 5.21%/上涨 1.34%/上涨 0.87%。 本年中证 REITs 全收益指数涨幅为 3.73%截至 。1.23，本年中证 REITs(收盘)指数+3.61%，中证 REITs 全收益指数+3.73%。本年沪深 300/ 恒生/中债十年期国债/房地产(申万)/恒生地产建筑业/高速公路(申万)指 数分别+1.57%/+4.37%/+0.47%/+6.66%/+8.56%/-1.22%。 C-REITs 二级市场表现 本周 C ...

证券研究报告 | 行业周报 gszqdatemark 2026 01 25 年 月 日 房地产开发 C-REITs 周报——四季报业绩分化，消费 REITs 保持较高稳定性 REITs 指数表现 本周中证 REITs 全收益指数上涨 2.17%。截至 1.23，本周（1.16-1.23， 下同）中证 REITs(收盘)指数上涨 2.09%，收于 806.7 点；中证 REITs 全 收益指数上涨 2.17%，收于 1047.5 点。本周沪深 300/恒生/中债十年期 国债/房地产(申万)/恒生地产建筑业/高速公路(申万)指数分别下跌 0.62%/下跌 0.36%/上涨 0.18%/上涨 5.21%/上涨 1.34%/上涨 0.87%。 本年中证 REITs 全收益指数涨幅为 3.73%截至 。1.23，本年中证 REITs(收盘)指数+3.61%，中证 REITs 全收益指数+3.73%。本年沪深 300/ 恒生/中债十年期国债/房地产(申万)/恒生地产建筑业/高速公路(申万)指 数分别+1.57%/+4.37%/+0.47%/+6.66%/+8.56%/-1.22%。 C-REITs 二级市场表现 本周 C ...

Core Insights - The logistics and e-commerce indices reached new highs in December 2025, driven by standardization efforts that support high-quality supply chain development [3][5][9] Group 1: Industry Performance - The warehousing index in December 2025 was 52.4%, an increase of 2 percentage points from the previous month, marking the highest level since February of the previous year [5][8] - The logistics industry prosperity index for December 2025 was 52.4%, reflecting a continuous recovery in demand for logistics services across various sectors, including manufacturing and e-commerce [8][9] - The express delivery index reached 466.8 in December, with an estimated business volume of around 18 billion packages, indicating stable market conditions supported by promotional activities [8][9] Group 2: Investment Trends - The cold chain logistics sector saw increased investment activity, with funds concentrating on high-value areas such as pharmaceutical cold chains, leading to successful IPOs like that of Hongxing Cold Chain on the Hong Kong Stock Exchange [21][26] - Multiple high-end cold chain and logistics hub projects are underway, including a 20 billion yuan investment in the Luzhong Cold Chain Logistics Industrial Base, aimed at enhancing cold chain services in the region [23][25] Group 3: Policy Developments - A series of policies aimed at standardization, green transformation, and financial support have been introduced to address industry pain points and promote high-quality development in the logistics sector [10][11][12] - The implementation of the "Green Supply Chain" initiative encourages companies to adopt national standards for carbon footprint evaluation, promoting a comprehensive green development approach [11][12] Group 4: Market Dynamics - The average rental price for warehousing in Guangzhou was 23.14 yuan per square meter per month in December, showing a slight decline, while the vacancy rate decreased to 16.40% [14][17] - The logistics sector is experiencing a shift towards immediate logistics infrastructure, with major players like Taobao and Meituan investing heavily in front warehouse networks to enhance delivery capabilities [13][18] Group 5: REITs and M&A Activity - Recent trends indicate a pullback in warehousing logistics REITs, with significant declines in market valuations, prompting a rise in small equity mergers and acquisitions [27][28] - Pre-REITs funds are being established to nurture quality assets and facilitate connections to public REITs markets, indicating a strategic shift in capital deployment within the logistics sector [27][28]

Investment Rating - The industry investment rating is "Positive" (maintained) [1] Core Views - The REITs market is expected to continue to perform well due to the downward pressure on bond market interest rates, enhancing the attractiveness of REITs as high-dividend, low-risk assets. The expectation of increased participation from social security and pension funds is likely to improve the cost-performance ratio of allocations in this sector, presenting good investment opportunities [5]. Market Overview - In the 52nd week of 2025, the CSI REITs (closing) index was 783.86, down 2.59% year-on-year but up 1.39% month-on-month. The CSI REITs total return index was 1014.8, up 5.3% year-on-year and up 1.56% month-on-month. Year-to-date, the CSI REITs index has increased by 3.63%, while the CSI 300 index has risen by 35.74%, resulting in an excess return of -32.11% [7][16][21]. Weekly Performance - The trading volume of the REITs market reached 711 million units, a year-on-year decrease of 20.29%. The trading amount was 3.135 billion yuan, down 11.11% year-on-year. The turnover rate for the period was 2.62%, a decrease of 2.82 percentage points year-on-year [5][28][30]. Sector Performance - In the 52nd week, the weekly performance of various REITs sectors was as follows: affordable housing REITs increased by 3.65%, while environmental, highway, industrial park, warehousing logistics, energy, and consumer REITs had weekly changes of -0.04%, +0.67%, +2.05%, +2.94%, -0.32%, and +0.32% respectively. Monthly performance showed affordable housing down by 0.83% and other sectors with varying declines [38][54]. Upcoming Listings - There are currently 15 REITs funds awaiting listing, indicating an active issuance market. Notably, the Huatai Sanxia Clean Energy REIT has had its initial application accepted, and the CICC Xiamen Torch Industrial Park REIT has been filed for its initial public offering [8].

Core Insights - The "JD Gaohe Modern Infrastructure Holding Real Estate Asset-Backed Special Plan" has been officially accepted, with a proposed issuance amount of 2.1 billion yuan, categorized as a holding-type real estate ABS (private REITs) [1][7]. Group 1: Project Details - The original rights holder of the project is Shanghai Jinghongyu Enterprise Development Co., Ltd. [2][9] - The plan manager is Bohai Huijin Securities Asset Management Co., Ltd. [3][9] - The project status is currently accepted as of December 3, 2025 [2][8]. Group 2: Market Trends - This project indicates JD's expansion in the real estate securitization field, moving from public REITs to private REITs [4][9]. - JD has previously issued a public REIT (warehouse logistics REIT code 508098) and is in the process of expanding it, with plans to acquire projects in Xi'an and Hefei [4][9]. - The new private REITs plan allows for a broader coverage of capital market tools in commercial real estate asset securitization, accommodating diverse asset scales and exit demands, with potential for future public listing [4][9].

Core Viewpoint - Public REITs in China are evolving from financial innovation tools to significant drivers of infrastructure construction and high-quality economic development, with over 100 projects recommended by the National Development and Reform Commission, expected to mobilize over 1 trillion yuan in new investments [2][3]. Group 1: Role of Public REITs - Public REITs play a crucial role in revitalizing a vast amount of existing assets, facilitating a sustainable path for new investments of over 1 trillion yuan [3]. - They help improve financial structures and promote inclusive finance by enhancing companies' balance sheets and alleviating debt financing pressures [4]. - Public REITs create a virtuous cycle of investment, operation, exit, and reinvestment, guiding capital towards major national strategic areas [3][4]. Group 2: Market Development and Future Expectations - The public REITs market is expected to expand further, with increased liquidity and a broader range of asset types anticipated [7]. - Long-term funds, including social security funds and pension funds, are expected to enter the market, enhancing the investment landscape [7][25]. - The market is projected to stabilize and grow in the next two years, with a multi-tiered REITs market gradually established [8][25]. Group 3: Current Market Conditions - The public REITs market has experienced a downturn, with the CSI REITs total return index dropping over 6% from its mid-year peak [19][20]. - Factors contributing to this decline include profit-taking by investors, low distribution rates, and a shift of funds to the stock market [20][21]. - Despite the current market adjustments, there is optimism for recovery, with expectations that public REITs will regain their appeal as a stable cash flow asset [21][22]. Group 4: Investment Strategies - Investors are advised to focus on stable, defensive REITs that provide predictable cash flows, such as those related to public infrastructure and essential services [15][16]. - The emphasis is on identifying assets with strong operational stability and reasonable valuations, particularly in the context of market fluctuations [15][23]. - The long-term investment potential of public REITs is highlighted, with a recommendation for investors to consider those with solid underlying asset quality and growth prospects [12][13].

Investment Rating - The report maintains a rating of "Increase" for the C-REITs sector [5] Core Insights - The C-REITs market is expected to benefit from a low interest rate environment in 2025, with three main investment strategies suggested: focusing on policy-driven projects, recognizing the value of weak-cycle assets, and monitoring the expansion of REITs alongside new issuances [4][5] - The C-REITs secondary market has shown volatility, with municipal water conservancy and data center sectors performing well, while affordable housing and industrial park sectors experienced slight pullbacks [12] Summary by Sections REITs Index Performance - The CSI REITs total return index increased by 0.16% this week, closing at 1045.1 points, with a year-to-date increase of 7.98% [10][11] - The index performance of major benchmarks this week includes the CSI 300 up by 3.24% and the Hang Seng index up by 3.62% [10][11] REITs Secondary Market Performance - The total market capitalization of listed REITs is approximately 217.68 billion yuan, with an average market cap of about 2.9 billion yuan per REIT [12] - Among the listed REITs, 46 increased in value while 28 decreased, with an average weekly increase of 0.28% [12] REITs Valuation Performance - The internal rate of return (IRR) for listed REITs shows significant differentiation, with the top three being Huaxia China Communications REIT at 9.9%, Ping An Guangzhou Guanghe REIT at 9.4%, and Zhongjin Hubei Keti Guanggu REIT at 8.1% [3] - The price-to-net asset value (P/NAV) ratio for various REITs ranges from 0.7 to 1.8, indicating varying levels of valuation [3] Trading Activity - The data center sector exhibited the highest trading activity this week, with an average daily trading volume of 1.68 million shares and a turnover rate of 0.6% [2] - The top three REITs by trading volume were Huatai Zijin Bay Logistics REIT, Huatai Jiangsu Traffic Control REIT, and China Merchants Fund Shekou Rental Housing REIT [2]

Core Viewpoint - The domestic warehousing and logistics industry is steadily recovering, reflecting resilience in public REITs market performance, which shows a stable and positive operational trend [1] Group 1: Overall Performance - Five publicly listed warehousing and logistics REITs in Shanghai reported a combined revenue of approximately 413 million yuan and a combined EBITDA of about 281 million yuan for the first half of 2025 [2] - The total distributable amount for these REITs reached approximately 306 million yuan, with a total dividend distribution of about 252 million yuan for three specific projects [2] Group 2: Individual Project Performance - China Aviation Easy Business Warehousing Logistics REIT maintained a rental rate of 87.68% and a rent collection rate of 97.93%, with a total distributable amount of 49.06 million yuan for the first half of 2025 [2] - Huazhong Waigaoqiao REIT achieved a rental rate of 92.33% and a rent collection rate of 98.99%, with a cash distribution rate of 1.94% for the same period [3] - Jia Shi JD Warehousing Infrastructure REIT reported a 100% rental and collection rate, with a total distributable amount of approximately 37.18 million yuan [3] - Huitianfu Jiuzhoutong Pharmaceutical REIT generated a combined revenue of 36.02 million yuan and a net profit of 12.86 million yuan, with a cash distribution rate of 1.31% [3] - Zhongjin Pulos REIT maintained a rental rate above 90%, with a year-on-year increase of 6.6 percentage points in rental rates [4] Group 3: Market Dynamics - The warehousing logistics REITs' stable performance is attributed to an optimized supply-demand structure, continuous improvement in the logistics industry, and strong policy support [5] - In the first half of 2025, the national retail sales of consumer goods reached 24.55 trillion yuan, with online retail sales growing by 8.5% [5] - The logistics industry is experiencing a significant expansion, with the logistics business volume index remaining in the expansion range for six consecutive months [6] Group 4: Expansion Plans - The characteristics of warehousing logistics REITs suggest a focus on quality over quantity, with plans for asset expansion primarily through existing projects [7] - Companies are actively working on revitalizing existing assets and integrating acquisitions to enhance their REIT platforms [7][8] - The China Aviation Easy Business Warehousing Logistics REIT has also initiated asset screening for expansion to improve cash flow stability and optimize risk management [8]