2026 年 2 月 28 日 总量研究 二级市场价格波动下跌，特许经营权类 REITs 表现相对更优 ——REITs 周度观察（20260224-20260227） 要点 1、 二级市场 2026 年 2 月 24 日-2026 年 2 月 27 日（以下简称"本周"），我国已上市公募 REITs 二级市场价格整体波动下跌：中证 REITs（收盘）和中证 REITs 全收益指 数分别收于 796.08 和 1035.78，本周回报率均为-1.08%。与其他主流大类资产 相比，回报率由高至低排序分别为：原油>黄金> 可转债 >A 股>美股>纯 债>REITs。 从项目属性来看，本周产权类和特许经营权类 REITs 的二级市场价格均有所下 跌，其中，产权类 REITs 回报率为-1.46%，特许经营权类 REITs 回报率为-0.09%。 从底层资产类型来看，本周新型基础设施类 REITs 涨幅最大。本周回报率排名前 三的底层资产类型分别为新型基础设施类、生态环保类和交通基础设施类。 从单只 REIT 层面来看，有 17 只 REITs 上涨，有 62 只 REITs 下跌。涨跌幅方面， 涨幅排名前三的分别是南 ...

Market Performance - The public REITs secondary market experienced a downward trend this week, with overall trading activity declining [1] - The CSI REITs total return index fell by 1.08% this week, underperforming the CSI 300 index [1][2] - As of February 27, the index closed at 1035.78 points, with a cumulative increase of 2.57% year-to-date [2] REITs Performance - Out of 79 listed public REITs, 17 saw an increase, with the top performers being data center, highway, consumer, and logistics REITs [2] - The best-performing REIT this week was the Southern Runze Technology Data Center REIT, which rose by 3.48% [2] - Conversely, 62 REITs declined, with 41 experiencing a drop of over 1%, the largest being Huatai Nanjing Jianye REIT, which fell by 6.34% [3] New REITs Filings - Four new public REITs were filed this week, indicating potential market expansion [4] - The Guangfa New Town Wuyue Commercial Real Estate REIT was officially filed, with a project scale of 616 million yuan [4] - The Jiashi Shoukai Commercial Real Estate REIT was also filed, aiming to revitalize existing assets and lower debt ratios [4] Additional Filings - The Guojin Jiazhe New Energy REIT was filed, focusing on wind power projects as underlying assets [5] - The Jianxin Tianjin Lingang Port REIT was filed, marking the first port real estate REIT in the country [6] - The Shanghai and Shenzhen stock exchanges issued the first round of review inquiries for five commercial real estate REIT projects this week [6]

2月9日，南方润泽科技数据中心REIT大宗交易成交1152万股，成交额7966.08万元，占当日总成交额的83.65%，成交价6.92 元，较市场收盘价6.899元溢价0.3%。 | 交易日期 | 证券代码 | 证券简称 | 成交价格 (元) | 成交量 (万股/万份) | 成交全额 (万元) | 买方营业部 | 卖方营业部 | | --- | --- | --- | --- | --- | --- | --- | --- | | 2026-02-09 | 180901 | 南方润泽科技数据中心REIT | | 6.92 | 576.00机构专用 3,983.04 | | 机构专用 | | 2026-02-09 | 180901 | 南方润泽科技数据中心REIT | | 6.92 | 576.00机构专用 3,983.04 | | 机构专用 | ...

Core Viewpoint - Runze Technology Development Co., Ltd. is expected to achieve a net profit of 5 billion to 5.3 billion yuan in 2025, representing a year-on-year growth of 179.28% to 196.03%, primarily driven by the successful issuance of a public REITs project in August 2025, which contributed approximately 3.746 billion yuan in non-recurring gains [1] Group 1: Financial Performance - The company's net profit growth is significantly influenced by the REITs issuance, which provided a one-time gain of about 3.746 billion yuan [3] - Excluding the impact of the REITs, the company's net profit excluding non-recurring items is expected to grow by 5.71% to 11.33% [1] - The AIDC (Artificial Intelligence Data Center) business is also contributing to growth, with a projected increase in performance due to the rising demand for AI computing power [2][4] Group 2: Business Structure and Growth Drivers - The growth of Runze Technology is driven by two main engines: non-recurring income from REITs asset securitization and the continuous expansion of the AIDC business amid surging AI computing power demand [1][2] - The successful listing of the Southern Runze Technology Data Center REIT in August 2025 marked a significant milestone for the data center industry, providing a replicable model for other IDC companies [2] - The company has established seven AIDC infrastructure clusters across six core regions, with a total of approximately 320,000 cabinet resources, completing the framework layout for a nationwide integrated computing power center system [2] Group 3: Market Trends and Future Outlook - The explosive growth in AI computing demand is a key factor behind the company's performance, with significant increases in token consumption by leading internet and large model companies [3] - The company is well-positioned with advantages in liquid cooling technology and high-power cabinet deployment, attracting major AI clients and optimizing its customer structure [3] - Looking ahead, the company anticipates continued growth in high-performance computing supply capabilities and steady increases in intelligent computing service revenue, reinforcing its profit growth resilience [4]

润泽科技公告，预计2025年度净利润为50亿元至53亿元，同比增长179.28%至196.03%。预计扣除非经 常性损益后的净利润为18.8亿元至19.8亿元，同比增长5.71%至11.33%。本报告期公司归属于上市公司 的净利润增长，主要系成功发行公募REITs产生的非经常性损益所致。2025年8月8日，南方润泽科技数 据中心REIT在深交所成功上市，发行规模45亿元。 ...

Core Insights - The Chinese public REITs market faced dual shocks in Q4 2025, with both performance and market conditions deteriorating [1][2] - The market logic has shifted from previous trends of declining interest rates to a deeper exploration of the operational quality of underlying assets [2][7] Financial Performance - In Q4 2025, 77 public REITs reported a total revenue of 5.913 billion yuan, but net profit fell to 526 million yuan, marking a 42.83% decline from Q3's 920 million yuan [3] - The net profit in Q4 2025 was the lowest of the year, with earlier quarters showing higher profits of 840 million yuan and 763 million yuan in Q1 and Q2 respectively [3] - 58 out of 77 public REITs (75%) were profitable in Q4, with 26 products exceeding 10 million yuan in net profit [3] Market Trends - The overall REITs index declined by 4.37% in Q4 2025, reflecting a weak secondary market [4] - Transaction activity showed structural differentiation, with transportation infrastructure leading at 6.494 billion yuan, followed by park and consumer infrastructure [4] - New infrastructure sectors, particularly data centers, performed well, with average gains of 4.94% [4] Market Development - Over the past four years, REITs have exhibited risk-return characteristics between stocks and bonds, with overall performance surpassing major equity assets [5][7] - The market has transitioned through various phases, from exploration to value recovery, and now to normalized issuance and a bull market driven by declining interest rates [6][7] Future Outlook - The long-term potential for public REITs remains positive, supported by ongoing policy initiatives, including the introduction of commercial real estate REITs [7][8] - The market is expected to see stable growth in the number and scale of REITs, with total market value projected to increase from over 200 billion yuan to 500 billion yuan in the next five years [8] - Investment strategies should focus on high-quality assets with stable cash flows and growth potential, particularly in sectors benefiting from policy support [9]

Core Insights - The domestic public REITs market in China is steadily progressing under favorable policies and capital interest, characterized by three distinct features: expansion, differentiation, and breaking through challenges [1] Group 1: Market Expansion - In 2025, the public REITs market in China entered a deep development phase, with 20 new projects launched, raising a total of 43.45 billion yuan (approximately 4.35 billion USD) [2] - As of December 29, 2025, the number of listed public REITs reached 78, with a cumulative issuance scale of about 201.75 billion yuan (approximately 20.17 billion USD), indicating significant growth potential [2] - The issuance pace in 2025 slowed compared to 2024, where 29 projects raised 65.52 billion yuan (approximately 6.55 billion USD), but the normalization of the expansion mechanism effectively supplemented market growth [2] Group 2: Structural Differentiation - The market has seen a breakthrough in asset types, with new fields such as digital infrastructure and urban renewal emerging, including the first data center REITs and urban renewal REITs [3] - Institutional investors dominate the market, accounting for 97.21% of the REITs market by mid-2025, an increase of 0.8 percentage points from the end of 2024, driven by the stable cash flow characteristics of REITs [3] - The trading activity varies significantly among different asset types, with new infrastructure REITs showing a daily average turnover rate of 0.92%, while transportation infrastructure leads in monthly transaction volume [4] Group 3: Market Dynamics - The primary market remains robust, with high subscription enthusiasm, exemplified by the 华夏中海商业REIT achieving a subscription multiple of 361.9 times from public investors [5] - In contrast, the secondary market faced adjustments in the second half of 2025, with the 中证REITs total return index declining by 1.44% over a week, reflecting a broader market correction of nearly 6% [6][7] - Factors contributing to the secondary market's volatility include the "stock-bond seesaw effect," fluctuations in long-term interest rates, and the release of strategic placement shares, which increased market supply [7] Group 4: Future Outlook - Despite challenges in the secondary market, the long-term outlook for the REITs market remains positive due to ongoing policy support, normalization of the expansion mechanism, and further diversification of asset types [8] - The market is expected to focus on three main paths in 2026: leveraging bond market trends, capitalizing on policy catalysts, and identifying opportunities from expansion and unlocks [8] - New asset types such as cultural tourism and elderly care are anticipated to inject growth momentum into the market, potentially leading to valuation premiums upon listing [8]

Market Overview - The secondary market for publicly listed REITs in China has shown a wave-like recovery, ending a five-week decline, with the CSI REITs closing at 783.86 and the CSI REITs Total Return Index at 1014.8, yielding returns of 1.39% and 1.56% respectively during the week of December 22-26, 2025 [4] - In comparison to other major asset classes, the return rates ranked from highest to lowest are: Gold > Oil > A-shares > Convertible Bonds > REITs > US Stocks > Pure Bonds [4] - Among different project types, both property and concession REITs saw price increases, with property REITs achieving a return of 2.22% and concession REITs 1.19% [4] - The largest increase in returns came from affordable housing REITs, with the top three asset types ranked by return being affordable housing, warehousing and logistics, and industrial park REITs [4] Trading Activity - The total trading volume for public REITs was 3.14 billion yuan, with the water infrastructure REITs leading in average daily turnover rate at 0.80% [5] - The top three REITs by trading volume were: Zhongjin Hubei Keti Guanggu REIT, Huaxia Anbo Warehousing REIT, and Yinhua Shaoxing Raw Water REIT [5] - The total net inflow for the week was 94.74 million yuan, indicating increased market trading enthusiasm compared to the previous week, with the top three net inflow categories being consumer infrastructure, transportation infrastructure, and warehousing and logistics REITs [5] Block Trading - The total amount of block trading reached 264.42 million yuan, showing an increase from the previous week, with the highest single-day block trading amount on December 26, 2025, at 149.19 million yuan [6] - The top three REITs by block trading volume were: Southern Runze Technology Data Center REIT, CMB Fund Shekou Rental Housing REIT, and Southern Wanguo Data Center REIT [6] Primary Market - No new REIT products were listed during the week, but the project status of three existing REITs was updated [7]

Core Insights - The public fund issuance market has seen a significant shift since 2025, with equity funds taking center stage, marking a departure from the previously dominant bond funds [1][4][10] - A total of 1,468 new funds were established in 2025, the highest number in nearly four years, indicating a return of market vitality and a shift towards a more refined approach in fund management [2][3][10] Fund Issuance Trends - The total fundraising scale for new funds in 2025 reached 11,637.62 billion, remaining stable compared to previous years, reflecting a more rational and detailed market issuance rather than reliance on a few blockbuster products [3][10] - The number of new equity funds reached 807, with a fundraising scale of 4,083.62 billion, accounting for 35.96% of the total new fund issuance, the highest proportion in nearly a decade [4][5] Structural Changes in Fund Types - The proportion of bond funds has significantly decreased from 70.19% in 2024 to 41.22% in 2025, indicating a clear shift in market risk appetite [6][10] - Mixed funds saw an increase in issuance to 13.66% (1,551.03 billion), but still far from the peak of 56.58% in 2021, suggesting a preference for clearer investment styles among investors [7][10] Innovation in Fund Products - The market has seen a surge in innovative products, with FOFs (Fund of Funds) growing to 81 new funds and a scale of 810.68 billion, reflecting increasing demand for professional asset allocation [8][10] - Public REITs have also expanded, with 19 new products and 10.5 billion shares issued, providing new channels for investors to participate in physical assets [9][10] - QDII funds have shown a focus on strategy diversity, with recent products covering various international markets, indicating an active global investment approach [10] Future Outlook - The public fund industry is expected to play a more critical role in supporting the transformation of the real economy and meeting the wealth management needs of residents, driven by the clarity of equity investment and the development of diverse tools like FOFs, REITs, and QDIIs [11]

Core Viewpoint - The issuance of new funds has accelerated in the second half of the year, with a significant reduction in the average subscription days compared to the first half, indicating a favorable market environment and adjustments in capital allocation structures [1][4]. Group 1: Fund Issuance Trends - The average subscription days for new funds in the second half of the year decreased, with a median of 12 days and an average of 13.35 days, compared to 14 days and 16.81 days in the first half [2]. - The number of funds with extremely short subscription periods (1 day) increased from 33 in the first half to 69 in the second half, nearly doubling [2]. - Notable examples of funds that completed fundraising on the first day include Huatai-PB Yingtai's 55.77 billion yuan, and other funds with first-day fundraising exceeding 30 billion yuan [2]. Group 2: Product Structure and Diversity - The types of "daylight funds" in the second half were diverse, including various strategies and products such as technology bond ETFs and mixed equity funds, indicating a broad distribution rather than concentration in a single type [3]. - The presence of passive index funds, including AI concept ETFs and Hong Kong Stock Connect ETFs, also contributed to the diversity of first-day fundraising products [3]. Group 3: Market Environment and Fundraising Efficiency - The overall improvement in market conditions has led to a higher acceptance of new funds by investors, reducing the resistance faced during fundraising [4]. - Funds previously allocated to bank wealth management are gradually being redirected to fund products, enhancing the fundraising environment [5]. - Fund companies are shifting from a "scale-oriented" approach to an "efficiency-oriented" strategy, aiming to complete fundraising quickly after meeting establishment conditions [5].