2025 年 11 月 22 日 市场承压回调，关注超跌品种的博 型 机会 公募 REITs 周度跟踪（2025.11.17-2025.11.21） 指数修复,发改委支持民间项目发 公墓 REITs 周唐韻院 (2025.11.10-2025.11.14)》 025/11/15 《沈软 REIT 上市破发，交投再度回 公募 REITs 周度跟踪 (2025.11.03-2025.11.07)》 2025/11/08 《三季报延续分化, 保障房、消费更 为稳健- 公募 REITs 周度跟踪 (2025.10.27-2025.10.31)》 2025/11/01 证券分析师 黄伟平 A0230524110002 huangwp@swsresearch.com 杨雪芳 A0230524120003 yanqxf@swsresearch.com 研究支持 曹璇 A0230125070001 caoxuan@swsresearch.com 联系人 曹璇 A0230125070001 caoxuan@swsresearch.com 申万宏源研究微信服务号 请务必仔细阅读正文之后的各项信息披露与声明 REITs 各板块普跌 ...

2025 年 11 月 22 日 市场承压回调，关注超跌品种的博 弈机会 ——公募 REITs 周度跟踪（2025.11.17-2025.11.21） 相关研究 《指数修复，发改委支持民间项目发 行 REITs——公募 REITs 周度跟踪 （2025.11.10-2025.11.14）》 2025/11/15 《沈软 REIT 上市破发，交投再度回 落——公募 REITs 周度跟踪 （2025.11.03-2025.11.07）》 2025/11/08 《三季报延续分化，保障房、消费更 为稳健——公募 REITs 周度跟踪 （2025.10.27-2025.10.31）》 2025/11/01 证券分析师 黄伟平 A0230524110002 huangwp@swsresearch.com 杨雪芳 A0230524120003 yangxf@swsresearch.com 研究支持 曹璇 A0230125070001 caoxuan@swsresearch.com 联系人 曹璇 A0230125070001 caoxuan@swsresearch.com 债 券 研 究 证 券 研 究 报 告 请务必仔细阅 ...

1. Report Industry Investment Rating No relevant content provided. 2. Core Views of the Report - The REITs market rebounded this week, with transportation and affordable housing leading the gains. The National Development and Reform Commission (NDRC) has recommended 105 REITs projects to the China Securities Regulatory Commission (CSRC), of which 83 have been successfully listed. Although the issuance scale this year has decreased compared to 2024, the market supply will still be supported next year [2]. - The subscription enthusiasm for the public offering of the Anbo Warehouse REIT has significantly declined this week, with the subscription multiple dropping to the lowest level this year and the allocation ratio significantly increasing to 5.8% [2]. - The CSI REITs Total Return Index closed at 1050.45 points this week, up 0.86%, outperforming the CSI 300 by 1.94 percentage points and the CSI Dividend by 0.60 percentage points. The index has increased by 8.53% since the beginning of the year, underperforming the CSI 300 by 9.09 percentage points but outperforming the CSI Dividend by 5.20 percentage points [2]. 3. Summary by Relevant Catalogs 3.1 Primary Market: One Newly Issued Public Offering REITs Made Progress - As of November 14, 2025, 19 REITs have been successfully issued this year, with a total issuance scale of 387.9 billion yuan, a year-on-year decrease of 20.8%. This week, the Huaxia Anbo Warehouse Logistics REIT completed its fundraising, with offline and public effective subscription multiples of 147 and 17 times respectively [2]. - Currently, there are 8 newly issued REITs in the approval process, 1 has been questioned and responded to, 1 has passed the review, and 1 has been registered and is awaiting listing. There are 5 REITs applying for expansion, 3 have been questioned and responded to, and 3 have passed the review [2]. 3.2 Secondary Market: Index Rebounded This Week 3.2.1 Market Review: CSI REITs Total Return Index Rose 0.86% - The CSI REITs Total Return Index closed at 1050.45 points this week, up 0.86%, outperforming the CSI 300 by 1.94 percentage points and the CSI Dividend by 0.60 percentage points. The index has increased by 8.53% since the beginning of the year, underperforming the CSI 300 by 9.09 percentage points but outperforming the CSI Dividend by 5.20 percentage points [2]. - By project attribute, equity REITs rose 0.81% this week, and concession - based REITs rose 1.11%. By asset type, transportation (+1.55%), affordable housing (+1.50%), consumption (+1.17%), and warehousing logistics (+0.85%) sectors performed well [2]. 3.2.2 Liquidity: Liquidity in the Environmental Protection and Water Services and Data Center Sectors Increased Significantly - The average daily turnover rates of equity and concession - based REITs this week were 0.59% and 0.47% respectively, a decrease of 1.53 basis points and an increase of 2.26 basis points compared to last week. The trading volumes were 573 million shares and 138 million shares respectively, a week - on - week decrease of 1.66% and an increase of 6.62% [2]. - The data center sector was the most active [2]. 3.2.3 Valuation: The Affordable Housing Sector Had a Higher Valuation - According to the ChinaBond valuation yield, the yields of equity and concession - based REITs were 3.85% and 3.92% respectively. The warehousing logistics (5.45%), transportation (4.74%), and park (4.64%) sectors ranked in the top three [2]. 3.3 This Week's News and Important Announcements - **News**: On November 11, the deputy director of the Investment Department of the NDRC stated that the NDRC has recommended 105 REITs projects to the CSRC, of which 83 have been successfully listed. The total issuance scale this year is 41.5 billion yuan, including 19 newly issued REITs (38.8 billion yuan) and 2 expansion offerings (2.67 billion yuan), showing a decrease compared to 2024 [2]. - **Announcements**: Multiple REITs announced dividends this week, and the strategic placement shares of the China Merchants Expressway REIT will be lifted on November 21, 2025 [30].

1. Report Industry Investment Rating The provided content does not mention the industry investment rating. 2. Core Viewpoints of the Report - The secondary market of REITs has cooled down, with trading volume and turnover rate hitting lows since early 2024 after peaking in August. However, strategic placement yields are promising [2][3]. - Data center REITs are relatively resilient, while other sectors have performed poorly in the past month. Only a small number of projects have achieved positive returns [2][4]. - The issuance scale of REITs in the next year is expected to be between 50 - 75 billion yuan, with 25 - 35 issues. Other strategic investors are expected to be allocated 14 - 30.7 billion yuan through strategic placement [2][13][15]. - Based on historical performance after strategic placement lock - up expiration, the average annualized return of 45 REITs samples is 19.69%. In a pessimistic scenario, the annualized return can reach 8.20%, and in an optimistic scenario, it can reach 31.18%. Investors are advised to focus on REITs with an issuance scale of 20 - 40 billion yuan and be cautious about transportation and industrial park REITs with poor underlying asset operations [2][21]. 3. Summary by Relevant Catalogues 3.1 Recent REITs Market Overview - The trading volume and turnover rate of the REITs market have been shrinking since peaking in August, reaching lows since early 2024. The weekly trading volume from October 6 - 12 was only 702 million yuan, and the turnover rate was only 0.31% [2][3]. - Data center REITs are relatively resilient, with a decline of only - 0.03% in the past month. Other sectors, such as affordable rental housing (- 2.8%), warehousing and logistics (- 1.5%), and transportation (- 2.5%), have performed poorly. Only a small number of projects have achieved positive returns in the past one and three months [2][4]. 3.2 REITs Projects in the Review and Issuance Stages - As of October 15, 2025, there is 1 REIT project under review that has been accepted, 3 projects that have been queried, and 4 projects that have provided feedback. The accepted project is expected to receive the first - round query around the end of October, the queried projects are expected to enter the feedback stage in 2 - 3 months, and the projects that have provided feedback are expected to be approved within 1 month if there are no major corrections [7]. - As of October 15, 2025, there are 3 REIT projects in the issuance stage. Huaxia Zhonghai Commercial REIT and CITIC Construction Investment Shenyang International Software Park REIT ended their fundraising on October 14 but have not been listed, with expected issuance scales of 1.584 billion yuan and 1.098 billion yuan respectively. Huaxia Anbo Warehousing and Logistics REIT was registered and became effective on September 23, 2025. It is expected that 3 - 4 new REIT projects will be launched by the end of the year [8]. - As of October 15, 2025, there are 12 REIT projects for expansion, new acquisitions, or other purposes in the review or approved - to - be - issued stage, which will provide additional market capacity for investors' new - share subscription or strategic placement strategies [9]. 3.3 Potential of REITs Strategic Placement Strategy 3.3.1 Market Capacity of REITs Strategic Placement Strategy - The REITs market is expected to expand further through asset - mixing expansions and the encouragement of private investment projects. The total issuance scale of REITs has approached 200 billion yuan, and the total market value has exceeded 200 billion yuan. The issuance scale in the next year is expected to be between 50 - 75 billion yuan, with 25 - 35 issues [12][13]. - The average subscription ratio of original equity holders and their affiliated parties for listed REITs is 38.21%. The average ratio of other professional institutional investors is 34.45%. Based on this, it is estimated that other strategic investors will be allocated 14 - 30.7 billion yuan through strategic placement in the next year [14][15]. 3.3.2 Return Calculation of Strategic Placement Strategy - Strategic placement is more suitable for large - scale, long - term funds. The holding - period return rate of strategic placement is affected by factors such as the annualized dividend rate, secondary - market price increase at the time of lock - up expiration, and the annualized cost of capital occupation [16][17]. - As of October 15, 2025, most of the 45 REITs that have been listed for more than a year can achieve a return of over 10% at the time of lock - up expiration, and nearly 80% can achieve positive returns. The average annualized return of all 45 REITs samples is 19.69%. REITs with an issuance scale of 20 - 40 billion yuan can achieve relatively high annualized returns with relatively controllable return fluctuations [18][21].

Report Industry Investment Rating No information about the industry investment rating is provided in the given content. Core Viewpoints - The REITs market had an overall correction this week, with all eight major sectors closing down, and liquidity continued to decline. The current (weekly) average daily turnover rate has dropped to 0.3% - 0.4%, hitting a new low for the year. However, there was a window for the registration of first - issue projects before the National Day, with three public REITs registering for effect on September 23. Among them, CITIC Construction Investment Shenyang International Software Park REIT will conduct price inquiries and set prices next week, and China Asset Management CNOOC Commercial REIT has completed price inquiries this week and will set prices next week. Both will be officially issued on the 13th after the holiday. In addition, China Asset Management CapitaLand Commercial REIT will be officially listed on the Shanghai Stock Exchange on September 29 [2]. Summary by Directory 1. Primary Market: Three First - Issue Public REITs Made New Progress - As of September 26, 2025, 16 public REITs have been successfully issued this year, with an issuance scale of 33.66 billion yuan, a year - on - year decrease of 12.4%. This week, three first - issue public REITs made new progress: Huaxia Anbo Warehouse Logistics REIT and CITIC Construction Investment Shenyang International Software Park REIT (the first public REIT in Northeast China) were registered for effect, and Huaxia CNOOC Commercial REIT completed price inquiries. Currently, in the approval process, there are 10 first - issue REITs declared, 3 having been questioned and responded, 3 having passed the review, and 3 registered for effect and awaiting listing; for expansion and issuance, 8 have been declared, 6 have been questioned and responded, and 6 have passed the review [3]. 2. Secondary Market: Liquidity Continued to Weaken This Week 2.1 Market Review: The CSI REITs Total Return Index Fell by 0.65% - This week, the CSI REITs Total Return Index (932047.CSI) closed at 1064.42 points, a decline of 0.65%, underperforming the CSI 300 by 1.71 percentage points and the CSI Dividend by 0.39 percentage points. The year - to - date increase of the CSI REITs Total Return Index is 9.97%, underperforming the CSI 300 by 5.66 percentage points and outperforming the CSI Dividend by 12.24 percentage points. In terms of project attributes, property - type REITs fell by 0.97% and franchise - type REITs fell by 1.07%. In terms of asset types, the energy (- 0.24%), warehouse logistics (- 0.46%), environmental protection and water services (- 0.49%), and park (- 0.64%) sectors performed better. Among individual securities, 8 rose and 65 fell. CITIC Construction Investment SPIC New Energy REIT (+ 0.98%), CICC Liandong Innovation REIT (+ 0.71%), and AVIC Jingneng Photovoltaic REIT (+ 0.65%) ranked in the top three, while E Fund Shenzhen Expressway REIT (- 4.15%), CITIC Construction Investment Mingyang Smart Energy New Energy REIT (- 4.03%), and Ping An Ningbo Transportation Investment REIT (- 4.02%) ranked in the bottom three [3]. 2.2 Liquidity: Both Turnover Rate and Trading Volume Decreased - The average daily turnover rates of property - type/franchise - type REITs this week were 0.30%/0.40%, down 11.86/2.39 basis points from last week. The trading volumes within the week were 276 million/112 million shares, a week - on - week decrease of 24.24%/3.64%. The data center sector was the most active [3]. 2.3 Valuation: The Valuation of the Affordable Housing Sector was Relatively High - From the perspective of ChinaBond valuation yields, the yields of property - type/franchise - type REITs were 3.78%/3.86% respectively. The warehouse logistics (5.29%), transportation (4.70%), and park (4.34%) sectors ranked in the top three [3]. 3. This Week's News and Important Announcements - On September 22, 2025, the Shenzhen Stock Exchange approved two public REITs products: Huaxia CNOOC Commercial Asset REIT and Huaxia Anbo Warehouse Logistics REIT. On September 23, the first public REIT in Northeast China, CITIC Construction Investment Shenyang International Software Park Closed - end Infrastructure Securities Investment Fund, was approved by the CSRC. There were also various operation data announcements and dividend announcements for multiple REITs [35][36]

Core Viewpoint - The approval of the first foreign-funded consumer REIT in China, 华夏凯德商业REIT, marks a significant development in the domestic real estate investment trust market, indicating increased foreign investment interest in China's real estate sector [1][2][3]. Group 1: Company Overview - 华夏凯德商业REIT has received registration approval from the China Securities Regulatory Commission, with its original rights holders including CAPITALAND MALL ASIA LIMITED and several management companies [3][4]. - The REIT will initially include two shopping center assets located in Guangzhou and Changsha, making it the first foreign consumer-type public REIT in China [5][6]. - 凯德投资, headquartered in Singapore, is a major player in the REIT market, having launched its first REIT in Singapore and managing assets worth approximately 117 billion Singapore dollars as of August 2025 [4][5]. Group 2: Asset Management and Expansion - The initial asset pool for 华夏凯德商业REIT consists of two shopping centers, with plans for future expansion as 凯德商用 holds a substantial portfolio of infrastructure assets in China, valued at over 800 billion yuan [7][9]. - The company has a total of 35 potential assets for future expansion, covering over 3 million square meters, with an average operational history of over 11 years and stable occupancy rates above 80% [7][8]. - 凯德商用 operates in 18 cities, with 50% of its managed projects located in first-tier cities, indicating a strong market presence [7][9]. Group 3: Market Trends and Foreign Investment - The entry of international asset management firms into the Chinese REIT market, including 安博 and 汉斯集团, reflects a growing trend of foreign investment in China's real estate sector [10][11]. - The establishment of a 30 billion yuan private real estate equity investment fund by 施罗德资本 and 西子国际 focuses on high-quality office buildings and consumer infrastructure in key cities, highlighting the increasing interest in China's real estate opportunities [14]. - The Chinese consumer REIT market is undergoing a transformation from "scale growth" to "quality improvement," driven by consumption upgrades and capital market reforms, positioning it as a key tool for revitalizing existing assets and promoting domestic demand [14].

Group 1 - The core point of the news is the formal application of the Huaxia Hubei Traffic Investment Chutian Expressway REIT, marking the first traffic infrastructure REIT application of the year [1] - The initiators and original rights holders of the REIT are Hubei Chutian Intelligent Transportation Co., Ltd. and Hubei Traffic Investment Construction Group Co., Ltd., with CITIC Securities as the special plan manager [3] - The underlying assets for the REIT include the toll rights and ancillary facilities of the Hubei section of the Daqing to Guangzhou Expressway, specifically the section from Macheng to Xishui [3] Group 2 - As of August 17, there are 73 public REITs listed in the market, with various statuses in the application and issuance process [3] - The 74th public REIT, the CICC Vipshop Outlets REIT, has completed its inquiry with a determined issuance price of 3.48 yuan per share, set to be sold starting August 20 [3] - The total market value of public REITs has dropped below 220 billion yuan, currently at 212.619 billion yuan, reflecting a decline compared to the strong performance in the first half of the year [4]

Core Viewpoint - The public REITs market in China continues to show strong issuance momentum, with the recent application for the "Hubei Jiaotou Chutian Expressway REIT" indicating ongoing interest and activity in this sector [2][4]. Group 1: Product Information - The newly submitted public REIT is named "Hubei Jiaotou Chutian Expressway Closed-End Infrastructure Securities Investment Fund" [3]. - The initiators of this REIT are Hubei Chutian Intelligent Transportation Co., Ltd. and Hubei Jiaotou Construction Group Co., Ltd. [5]. - The management of the REIT is handled by Huaxia Fund Management Co., Ltd. [3]. Group 2: Project Status and Background - The project has been officially submitted for approval and is currently awaiting acceptance [6]. - The underlying assets for this REIT include the toll rights and associated facilities of the Hubei section of the Daqing-Guangzhou Expressway, specifically the segment from Macheng to Xishui, which spans 147.115 kilometers [7]. - The toll collection period for this project is set from April 1, 2009, to June 18, 2039 [7]. Group 3: Market Overview - As of August 17, there are a total of 73 public REITs listed in the market [8]. - The market has seen a recent adjustment, with the total market capitalization of public REITs dropping below 220 billion yuan, currently at 212.619 billion yuan [13]. - The year-to-date performance of the market indices shows a rise of 9.78% for the CSI REITs Total Return Index and 6.27% for the CSI REITs Closing Index [13]. Group 4: Future Outlook - Analysts express optimism regarding the REITs market in a low-interest-rate environment expected in 2025, suggesting three main investment strategies: focusing on policy-driven projects, recognizing the value of weak-cycle assets, and monitoring the expansion of existing REITs alongside new issuances [14].

Group 1 - The China Securities Regulatory Commission (CSRC) has accepted the fundraising application for the Zhonghang Tianhong Consumption REIT submitted by Zhonghang Fund on July 21, indicating ongoing interest in public REITs despite a sluggish secondary market [1] - The public REITs market is currently experiencing a period of adjustment, with many individual REITs seeing declines of over 10% since late June [1][6][8] - The recent performance of public REITs is influenced by marginal changes in project fundamentals, with expectations of horizontal fluctuations in the market until new significant variables emerge [1][10] Group 2 - Tianhong Co., Ltd. announced on July 13, 2023, its plans to develop a public REIT focused on consumer infrastructure, with the project expected to have a maximum issuance period of 30 years and a total transaction amount not exceeding 60 million [3] - The company plans to use the Suzhou Xiangcheng Tianhong Shopping Center as the underlying asset for the public REIT project, with a 34% fund share subscription from Zhonghang Fund [3] - Recent developments include feedback on the CICC Vipshop Outlet REIT and Zhonghang Jingneng Photovoltaic expansion project, as well as inquiries from the exchange regarding other REITs [4]

Group 1 - The core viewpoint of the article is the recent submission of the Zhonghang Tianhong Consumption REIT application, which has been accepted by the China Securities Regulatory Commission [2][5] - The application process took over two years from preparation to formal submission [4] - The project involves the Suzhou Xiangcheng Tianhong Shopping Center as the underlying asset, with a planned issuance period not exceeding 30 years and a total transaction amount not exceeding 60 million [5][6] Group 2 - The public REITs market is currently experiencing a period of adjustment, with many individual REITs seeing declines of over 10% since late June [2][9] - The CSI REITs Total Return Index reached a two-year high of 1124.91 points on June 24, but has since entered a phase of volatility, with an overall decline of more than 2.5% [9] - Recent trading days have shown that 24 public REITs have experienced cumulative declines exceeding 2%, with three of them dropping more than 5% [9][10] - The market is expected to continue a sideways trend until new significant market variables emerge [10]