Core Viewpoint - The public REITs market experienced a fluctuating upward trend last week, with significant movements in various sectors, particularly in commercial real estate REITs, which have garnered attention due to new listings and market dynamics [1][3][9]. Market Performance - As of January 30, the CSI REITs index closed at 809.56 points, reflecting a week-on-week increase of 0.35%, while the CSI REITs total return index reached 1052.42 points, up by 0.47% [1][3]. - Among the 78 listed public REITs, 41 saw an increase in value, with the top three performers being Bosera Jinkai Industrial Park REIT (+4.94%), ICBC Mengneng Clean Energy REIT (+4.64%), and Huaxia Zhonghai Commercial REIT (+4.52%) [2][4]. Sector Analysis - The energy and municipal environmental REITs sectors showed the highest gains last week, indicating a positive trend in these areas [4]. - Conversely, 36 products experienced declines, with the largest drops recorded by E Fund Guangkai Industrial Park REIT (-5.03%), Huaxia Hefei High-tech REIT (-3.39%), and Bank of China China Foreign Storage Logistics REIT (-2.68%) [2][4]. New Listings and Industry Developments - The first batch of eight commercial real estate REITs was submitted for approval, marking a significant expansion in the market. These REITs focus on office buildings, shopping centers, and hotels, diversifying the asset types available [9][10]. - The total fundraising target for these new REITs is approximately 31.475 billion yuan, with a mix of private, foreign, and state-owned enterprises involved [10][12]. Investor Sentiment and Market Dynamics - The enthusiasm for commercial real estate REITs is evident, with additional companies like Maoye Commercial and Everbright Jiabao planning to submit their own REITs [12]. - Long-term, this influx of new products is expected to optimize the investor structure within the REITs market and enhance liquidity, although it may also create short-term pressures on market sentiment [12].

Report Industry Investment Rating - Not provided in the given content Core Viewpoints of the Report - This week, REITs fluctuated upwards, outperforming major stock and bond indices. The CSI REIT Index rose 0.8% this week, with water conservancy, energy, and transportation REITs leading the gains, while data center REITs, which had significant increases earlier, adjusted significantly. The order of weekly returns of major indices was: CSI REIT > CSI 300 > CSI Aggregate Bond > CSI Convertible Bond. As of January 30, 2026, the dividend yield of equity REITs was 60 basis points lower than the average dividend yield of CSI Dividend stocks, and the spread between the average internal rate of return of concession - type REITs and the 10 - year Treasury yield was 326 basis points. The submission and acceptance of the first 8 commercial real - estate REITs by the Shanghai Stock Exchange signify a key expansion of China's public REITs market from the infrastructure sector to the commercial real - estate sector [1] Summary by Relevant Catalogs Secondary Market Trends - **Index Performance**: As of January 30, 2026, the closing price of the CSI REIT (Closing) Index was 809.56 points, with a weekly return of 0.8% from January 24 - 30, 2026, outperforming the CSI Convertible Bond Index (-2.6%), the CSI Aggregate Bond Index (0.0%), and the CSI 300 Index (0.1%). Year - to - date, the order of returns of major indices was: CSI Convertible Bond (+5.8%) > CSI REIT (+4.4%) > CSI 300 (+1.7%) > CSI Aggregate Bond (+0.4%). In the past year, the return of the CSI REIT Index was -2.8%, with a volatility of 7.5%. Its return was lower than that of the CSI Convertible Bond Index, the CSI 300 Index, and the CSI Aggregate Bond Index; its volatility was lower than that of the CSI 300 Index and the CSI Convertible Bond Index, but higher than that of the CSI Aggregate Bond Index [1][2][6] - **Market Size and Turnover**: The total market capitalization of REITs on January 30 was 228.7 billion yuan, an increase of 700 million yuan from the previous week. The average daily turnover rate for the whole week was 0.60%, a decrease of 0.16 percentage points from the previous week [2][8] - **Sector - Specific Performance**: As of January 23, 2026, the average weekly returns of equity REITs and concession - type REITs were 0.3% and 0.8% respectively. Among different project - type REITs, water conservancy, energy, and transportation REITs led the gains. The top three REITs in terms of weekly returns were Bosera Tianjin Binhai New Area Industrial Park REIT (+4.94%), ICBC Mongolia Energy Clean Energy REIT (+4.64%), and China Asset Management CNOOC Commercial REIT (+4.52%) [1][3][15] - **Trading Activity and Fund Flow**: Among different project - type REITs, new infrastructure REITs had the highest average daily turnover rate in the period, at 1.065%. Park infrastructure REITs had the highest proportion of trading volume this week, accounting for 20.251% of the total REIT trading volume. The top three REITs in terms of net inflow of main funds this week were China Asset Management China Resources Commercial REIT (38.6 million yuan), CICC Yizhuang Industrial Park REIT (15.9 million yuan), and CICC InCity Mall REIT (14.46 million yuan) [3][22][23] Primary Market Issuance - From January 1 to January 30, 2026, there were 3 REIT products in the in - inquiry stage, 3 in the feedback stage, 8 in the submitted stage on the exchange, and 8 commercial real - estate REITs were officially submitted [25] Valuation Tracking - **Valuation Metrics**: REITs have both bond - like and stock - like characteristics. As of January 30, the average annualized cash distribution rate of public REITs was 6.11%. From the stock - like perspective, relative net value premium rate, IRR, and P/FFO were used to evaluate REITs' valuations. The relative net value premium rate reflects the relationship between the market value and fair value of the fund, similar to the PB indicator of stocks. IRR is the internal rate of return calculated using the discounted cash - flow method, and P/FFO is the current price divided by the operating cash flow [27] - **Sector - Specific Valuation**: Different project - type REITs had different valuation levels. For example, the relative net value premium rate of affordable rental housing REITs was 42.40%, with a P/FFO of 38.43, an IRR of 3.50%, and an annualized dividend rate of 2.76% [28] - **Comparison of Equity and Concession - type REITs**: As of January 30, 2026, the dividend yield of equity REITs was 60 basis points lower than the average dividend yield of CSI Dividend stocks, and the spread between the average internal rate of return of concession - type REITs and the 10 - year Treasury yield was 316 basis points [1][30] Industry News - The first 8 commercial real - estate REITs' applications were accepted by the Shanghai Stock Exchange. On January 29, 2026, Hua'an Jinjiang Closed - end Commercial Real - Estate REIT, Huitianfu Shanghai Real - Estate Closed - end Commercial Real - Estate REIT, and CICC Vipshop Closed - end Commercial Real - Estate REIT were submitted and accepted. On January 30, another 5 commercial real - estate REITs were submitted, marking a key expansion of China's public REITs market from the infrastructure sector to the commercial real - estate sector [1][4][32]

证券研究报告 | 2026年02月01日 公募 REITs 周报（第 52 期） 指数震荡上行，首批商业不动产 REITs 已申报 主要结论：本周 REITs 震荡上行，表现强于主要股债指数。中证 REITs 指数 周涨 0.8%，水利、能源、交通 REITs 涨幅领先,前期涨幅较大的数据中心调 整较大。从主要指数周涨跌幅对比来看，中证 REITs>沪深 300>中证全债>中 证转债。截至 2026 年 1 月 30 日，产权类 REITs 股息率比中证红利股股息率 均值低 60BP，经营权类 REITs 内部收益率均值与十年期国债收益率利差为 326BP。首批8单商业不动产REITs申报获上交所受理，意味着我国公募REITs 市场正实现从基础设施领域向商业不动产领域的关键扩容。 中证 REITs 指数周涨跌幅为 0.8%，年初至今涨跌幅为+4.4%。截至 2026 年 1 月 30 日，中证 REITs（收盘）指数收 盘价为 809.56 点，整周 （2026/1/24-2026/1/30）涨跌幅为 0.8%，表现强于中证转债指数 （-2.6%）、中证全债指数（0.0%）和沪深 300 指数（0.1%）。年 ...

2026 年 1 月 31 日 总量研究 二级市场价格波动上涨，首批商业不动产 REITs 已申报 ——REITs 周度观察（20260126-20260130） 要点 1、 二级市场 2026 年 1 月 26 日-2026 年 1 月 30 日（以下简称"本周"），我国已上市公募 REITs 二级市场价格整体呈现波动上行趋势：中证 REITs（收盘）和中证 REITs 全收益指数分别收于 809.56 和 1052.42，本周回报率分别为 0.35%和 0.47%。 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> REITs > 纯债 > 美股>A 股>黄金>可转债。 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上 涨，其中，产权类 REITs 回报率为 0.27%，特许经营权类 REITs 回报率为 0.68%。 从底层资产类型来看，本周水利设施类 REITs 涨幅最大。本周回报率排名前三的 底层资产类型分别为水利设施类、能源类和交通基础设施类。 从单只 REIT 层面来看，有 41 只 REITs 上涨，1 只 REIT 与上周持平，有 36 只 REITs 下 ...

Market Performance - The public REITs secondary market experienced an overall upward trend this week, with a slight decrease in trading activity compared to the previous week [1] - The CSI REITs total return index increased by 0.47% this week, while the CSI REITs index rose by 0.35%, outperforming the CSI 300 index [1][2] - As of January 30, the CSI REITs total return index closed at 1052.42 points, marking a positive weekly growth for two consecutive weeks [2] Individual REITs Performance - Among the 78 listed public REITs, 41 saw an increase in their prices this week, with the top performers being focused on sectors such as parks, energy, consumption, and transportation [2] - The best-performing REIT this week was Bosera Jinkai Industrial Park REIT, which had a weekly increase of 4.94% [3] - Other notable gainers included ICBC Mengneng Clean Energy REIT and Huaxia Zhonghai Commercial REIT, with weekly increases of 4.64% and 4.52%, respectively [3] New Listings and Applications - Huaxia Zhongke Clean Energy REIT is set to be listed on the Shanghai Stock Exchange on February 2, becoming the 79th public REIT in the market [5] - Five commercial real estate REITs have been reported and accepted for review, with the first three submitted on January 29 [6][7] - The submitted commercial REITs include products from Huaxia Fund, Huitianfu Fund, and CICC Fund, expanding the total number of reported commercial REITs to eight [9]

1. Report Industry Investment Rating - No industry investment rating information is provided in the report. 2. Core Viewpoints of the Report - From December 22 to December 26, 2025, the secondary - market prices of China's listed public REITs showed a wave - like recovery, ending a 5 - week continuous decline. The returns of REITs were mediocre compared to other mainstream large - category assets. The return rates from high to low were: gold > crude oil > A - shares > convertible bonds > REITs > US stocks > pure bonds. Among different types of REITs, the secondary - market prices of both property - type and franchise - type REITs increased, with the property - type REITs having a higher return rate. In terms of underlying asset types, affordable housing - type REITs had the largest increase this week. [1][11] 3. Summary According to the Directory 3.1 Secondary Market 3.1.1 Price Trends - **At the large - category asset level**: The secondary - market prices of China's listed public REITs recovered in a wave - like manner, ending a 5 - week continuous decline. The China Securities REITs (closing) and China Securities REITs total return index closed at 783.86 and 1014.8 respectively, with weekly returns of 1.39% and 1.56%. The weighted REITs index had a weekly return of 1.83%. [11] - **At the underlying asset level**: The secondary - market prices of property - type and franchise - type REITs both rose, with return rates of 2.22% and 1.19% respectively. Among underlying asset types, affordable housing - type REITs had the largest increase, and the top three in terms of return rates were affordable housing - type, warehousing and logistics - type, and park - type, with return rates of 3.63%, 2.39%, and 2.19% respectively. [16][18] - **At the single - REIT level**: This week, 67 REITs rose and 11 REITs fell. The top three in terms of increase were CICC Chongqing Liangjiang REIT, China Asset Management Co., Ltd. China Resources Youchao REIT, and Bosera Tianjin Economic - Technological Development Area Park REIT, with increases of 7.86%, 5.99%, and 5.94% respectively. The top three in terms of decrease were ICBC Inner Mongolia Energy Clean Energy REIT, Guotai Junan Jinan Energy Heating REIT, and Harvest China Power Construction Clean Energy REIT, with decreases of 5.04%, 4.39%, and 3.87% respectively. [21] 3.1.2 Trading Volume and Turnover Rate - **At the underlying asset level**: The trading volume of public REITs this week was 3.14 billion yuan. The average daily turnover rate of water conservancy facilities - type REITs during the period led others. The top three in terms of trading volume were transportation infrastructure - type, consumption infrastructure - type, and warehousing and logistics - type, with trading volumes of 703 million yuan, 569 million yuan, and 435 million yuan respectively. The top three in terms of average daily turnover rate during the period were water conservancy facilities - type, municipal facilities - type, and new - type infrastructure - type, with rates of 1.56%, 1.22%, and 1.00% respectively. [23] - **At the single - REIT level**: The trading volume and turnover rate of single REITs continued to show differentiation. The top three in terms of trading volume were CICC Hubei KeTou Optics Valley REIT, China Asset Management Co., Ltd. Anbo Warehousing REIT, and YinHua Shaoxing Raw Water Water Conservancy REIT, with trading volumes of 260 million shares, 240 million shares, and 230 million shares respectively. The top three in terms of trading amount were China Asset Management Co., Ltd. China Resources Commercial REIT, China Asset Management Co., Ltd. Anbo Warehousing REIT, and China Asset Management Co., Ltd. China Communications Construction REIT, with trading amounts of 195 million yuan, 131 million yuan, and 109 million yuan respectively. The top three in terms of turnover rate were China Asset Management Co., Ltd. Anbo Warehousing REIT, ICBC Inner Mongolia Energy Clean Energy REIT, and Jiashi Wumei Consumption REIT, with turnover rates of 19.63%, 12.60%, and 10.47% respectively. [24] 3.1.3 Main Force Net Inflow and Block Trading Situation - **Main force net inflow situation**: The total main force net inflow this week was 94.74 million yuan, and the market trading enthusiasm increased compared to last week. From the perspective of different underlying asset REITs, the top three in terms of main force net inflow during the week were consumption infrastructure - type, transportation infrastructure - type, and warehousing and logistics - type, with net inflows of 49.31 million yuan, 24.44 million yuan, and 20.91 million yuan respectively. From the perspective of single REITs, the top three in terms of main force net inflow during the week were China Asset Management Co., Ltd. China Resources Commercial REIT, China Asset Management Co., Ltd. Anbo Warehousing REIT, and Jiashi Wumei Consumption REIT, with net inflows of 44.39 million yuan, 22.27 million yuan, and 12.84 million yuan respectively. [27] - **Block trading situation**: The total block trading amount this week reached 264.42 million yuan, an increase compared to last week. There were block trading transactions on 5 trading days this week, with a total block trading amount of 264.42 million yuan. The block trading amount on Thursday (December 26, 2025) was the highest during the period, reaching 149.19 million yuan. From the perspective of single REITs, the top three in terms of block trading amount during the week were Southern Runze Technology Data Center REIT, China Merchants Fund Shekou Rental Housing REIT, and Southern Wanguo Data Center REIT, with trading amounts of 42.92 million yuan, 38.70 million yuan, and 27.13 million yuan respectively, and corresponding average discount/premium rates of 0.23%, 0.08%, and 0.20% respectively. [30] 3.2 Primary Market 3.2.1 Listed Projects - As of December 26, 2025, the number of China's public REITs products reached 78, with a total issuance scale of 20.1749 billion yuan. In terms of underlying asset types, the transportation infrastructure - type had the largest issuance scale, with a total issuance of 6.8771 billion yuan, followed by the park infrastructure - type REITs, with an issuance scale of 3.2933 billion yuan. No new REITs products were listed this week. [34][35] 3.2.2 Projects to be Listed - According to the project dynamic disclosures of the Shanghai Stock Exchange and the Shenzhen Stock Exchange, there were 20 REITs in the state of being to be listed, including 15 initial - offering REITs and 5 REITs to be expanded. This week, the project status of Huatai Three Gorges Clean Energy Closed - end Infrastructure Securities Investment Fund (initial offering) and Bosera Shandong Railway Investment Road and Bridge Closed - end Infrastructure Securities Investment Fund (initial offering) was updated to "accepted"; the project status of CICC Xiamen Torch Industrial Park Closed - end Infrastructure Securities Investment Fund (initial offering) was updated to "declared". [39][40]

Core Viewpoint - Over 80% of public REITs products experienced an increase this week, with the China Securities REITs Total Return Index rising by 1.56% from December 22 to 26, 2023 [2][5] Market Performance - The China Securities REITs Total Return Index saw a slight decline of 0.18% on December 26, closing at 1014.80 points. During the week, 67 out of 79 listed public REITs recorded a rise, with the highest increase being 7.86% for the Zhongjin Chongqing Liangjiang REIT [5][6] - The top-performing REITs included Zhongjin Chongqing Liangjiang REIT (7.86%), Huaxia Fund Huayun REIT (5.99%), and Bosera Jinkai Industrial Park REIT (5.94%). Conversely, 10 products experienced declines, with one falling over 5% [5][6] New Developments - The highly anticipated Xinjiang first hydropower REIT, Huaxia Zhongke Clean Energy REIT, successfully concluded its issuance, attracting over 1616 billion yuan in subscription funds, with a public investor subscription multiple of approximately 392 times [3][8][9] - The underlying asset of Huaxia Zhongke Clean Energy REIT is the Bopona Hydropower Station, the largest in the Hotan region, which has maintained stable revenue and power generation for over 14 years [9] Market Insights - Analysts suggest that the recent price fluctuations in the public REITs market are largely unrelated to the underlying fundamentals, but rather influenced by discussions surrounding the accounting treatment of OCI principal and interest [5][7] - The market is still in a policy dividend period, and it is recommended to gradually focus on low-priced opportunities in relatively stable projects [7]

Group 1 - Over 80% of public REITs products experienced an increase this week, with the China Securities REITs Total Return Index rising by 1.56% [2][3] - The highest performing REIT this week was the Zhongjin Chongqing Liangjiang REIT, which saw a weekly increase of 7.86% [3][4] - The recent fluctuations in the REIT market are attributed to concerns over the accounting treatment of OCI principal and interest, rather than the fundamental performance of the underlying assets [3][5] Group 2 - The highly anticipated launch of the first water power REIT in Xinjiang, the Huaxia Zhongke Clean Energy REIT, was successful, with subscription funds exceeding 1616 billion yuan and an effective subscription multiple of approximately 392 times for public investors [6][7] - The underlying asset of the Huaxia Zhongke Clean Energy REIT is the largest hydropower station in the Hotan region, which has been operational for over 14 years with stable historical sales revenue and power generation [7] - The BoShi Shandong Iron Investment Road and Bridge REIT project has been accepted for review, with its underlying asset being the Huanghe Bridge in Jinan, connecting Jinan and Dezhou [8]

Core Viewpoint - The implementation of the "Action Plan for Promoting High-Quality Development of Public Funds" marks a significant shift in China's public fund industry from a focus on scale to a focus on quality, emphasizing the need for systematic transformation in operational models and investment philosophies [2][4][24]. Transition from "Scale" to "Quality" - The core value of the "Action Plan" is to drive a fundamental ecological transformation in the public fund industry, shifting the focus from scale-driven growth to quality-oriented development [4][25]. - This transformation encourages a positive cycle between scale and performance, where funds with strong performance are more likely to attract investment, thus avoiding the vicious cycle of "scale expansion leading to performance decline" [4][5]. Upgrade of Research and Investment Capabilities - Enhancing core research and investment capabilities is fundamental to achieving high-quality development, with a shift from individual-driven to system-driven investment research [7][9]. - Fund companies are exploring unique paths for upgrading their research systems, with trends towards integrated and team-based approaches [8][9]. - The integration of technology, such as AI and big data, is becoming a key accelerator for enhancing research capabilities [9][10]. Enhancing Investor Experience - The "Action Plan" emphasizes better meeting residents' wealth management needs and enhancing investor satisfaction through fee reductions, product innovation, and investor education [11][12]. - Fee reforms have led to a decrease in management fees across various fund categories, fundamentally changing the competitive landscape of the industry [11][14]. - Fund companies are actively controlling the scale of new products to prioritize investor interests and improve the investment experience [12][14]. Product Innovation and Compliance - The public fund industry is actively promoting product innovation, shifting from supply-driven to demand-led product development [14][15]. - Fund companies are focusing on creating clear product positioning and competitive product lines, including the introduction of floating fee rate products [17][18]. - Compliance and risk management are critical to supporting the industry's transformation, with companies enhancing their compliance frameworks and risk control measures [20][22]. Challenges and Industry Restructuring - The transition to high-quality development faces internal challenges, such as entrenched performance evaluation systems and the need for deeper research capabilities [25][26]. - External challenges include the existing sales channel models that favor high-commission products, which may conflict with the industry's shift towards long-term investment strategies [26][27]. - The high-quality development wave is expected to reshape the competitive landscape, with a focus on value competition rather than scale [27][28]. Future Outlook - Over the next three to five years, the public fund industry is expected to prioritize high-quality development, with a focus on value competition and the emergence of firms with core capabilities [28][29]. - Companies that can provide comprehensive services and enhance investor engagement will likely gain a competitive edge in the evolving market [29].

Core Viewpoint - 博时基金 announced the appointment of Li Ruiwei as the new fund manager for the 博时津开科工产业园封闭式基础设施证券投资基金, following the departure of Li Huijuan [1][2]. Group 1: Fund Management Changes - Li Ruiwei has a diverse background in investment management, having held positions at various companies since 2006, including roles as a trader and general manager [1]. - Li Huijuan has officially left her position as fund manager for the 博时津开科工产业园封闭式基础设施证券投资基金 [2]. - The fund will continue to be co-managed by Jiang Zhou and Wang Minyan alongside the new appointment [2].