摘要 2025年，中央提出"推动房地产高质量发展"，并将构建房地产发展新模式纳入"十五五"规划重点任务。围绕"推动市场止跌回稳、加快构建房地产发展新 模式"这一核心目标，政策层面形成三大重点发力方向：一是加快库存去化与供给结构优化，推动市场供需平衡；二是强化保交楼融资支持落地，筑牢市 场风险防控底线；三是持续推进需求端政策宽松，释放刚性和改善性住房需求。 图表1 2025年房地产行业相关政策 | 数据来源：公开资料，东方金诚整理 | | --- | 2025年房地产市场回顾：2025年房地产市场延续调整，下半年市场加速下滑。12月70城二手房和新房价格同比分别下跌6.1%和3.1%，全年商品房销售面 积同比下降8.7%，投资端收缩态势更为严峻，全年开发投资完成额同比下降17.2%。在市场持续调整背景下，2025年房企融资环境无实质性改善，年末万 科展期事件推升行业风险溢价，但年内房企债务重组工作取得较大进展，对相关企业资产负债表修复具有积极意义。 2026年房地产市场展望：2026年房地产政策将延续边际宽松基调。其中，需求端政策核心在于引导实际房贷利率下行，供给端则通过控增量、去存量，共 同推动供需结构优化。 ...

证券研究报告|固收研究报告 [Table_Date] 2026 年 02 月 25 日 [Table_Title] 以史为鉴，地产债修复路径展望 [Table_Title2] 信用策略宝典之三 [Table_Summary] 2025年 11月以来，万科债券展期事件引发地产债调整，目前高评级主体已 率先止跌，地产债后续修复路径备受市场关注。我们以史为鉴，通过复盘 前两轮地产债信用利差走扩与修复的历程，总结其修复的核心驱动因素及 典型特征，并提出后续地产债投资策略。 ►万科债券展期事件引发地产债调整 2025 年 11 月以来，万科经历了首次境内债展期引发股债双杀、初版展期方 案后多轮博弈、第二版展期方案获通过及 68 亿元债券展期落地。与此同 时，万科债券价格经历了"快速大跌-小幅反弹-大幅反弹"。 受万科债券展期的影响，地产债收益率明显上行，且中低评级表现弱于高 评级、1 年以上表现普遍弱于 1 年以内品种。1 月 15 日以来万科第二版展 期方案获通过并兑付部分本金，万科债券价格明显反弹，但地产债并未迎 来全线修复，而是表现分化。2 月 14 日较 1 月 15 日，隐含评级 AAA 各期 限收益率下行 ...

固定收益周报 成交规模微增，信用利差多数收窄 ――信用债周报 分析师：李济安 SAC NO：S1150522060001 2026 年 2 月 24 日 核心观点： 城投债方面，坚持统筹发展和安全的原则下，城投违约的可能性很低， 城投债仍可作为信用债重点配置品种。有力有序有效推进地方融资平台出清 的严监管下，融资平台改革转型加快推进，关注"实体类"融资平台改革转 型的机会。 本期（2 月 9 日至 2 月 15 日）交易商协会公布的发行指导利率多数下行， 整体变化幅度为-4 BP 至 0 BP。本期信用债发行规模环比下降，企业债保持 零发行，其余品种发行金额减少；信用债净融资额环比减少，企业债净融资 额增加，其余品种净融资额减少，企业债、短期融资券净融资额为负，其余 品种净融资额为正。二级市场方面，本期信用债成交金额环比微增，企业债、 中期票据成交金额增加，公司债、短期融资券、定向工具成交金额减少。收 益率方面，本期信用债收益率多数下行。信用利差方面，本期多数品种信用 利差收窄。分位数来看，多数品种利差均处于历史低位，7 年期品种分位数 相对较高。绝对收益角度来看，相对旺盛的配置需求将推动信用债延续修复 行情 ...

1. Report Industry Investment Rating No relevant content provided. 2. Core Views of the Report - During the period from February 2nd to February 8th, most of the issuance guidance rates announced by the National Association of Financial Market Institutional Investors increased, with an overall change range of -1 BP to 4 BP. The issuance scale of credit bonds increased month - on - month, corporate bonds remained at zero issuance, the issuance amounts of corporate bonds, medium - term notes, and private placement notes increased, while the issuance amount of commercial paper decreased. The net financing amount of credit bonds increased month - on - month, the net financing amount of commercial paper decreased, the net financing amounts of other varieties increased, and the net financing amount of corporate bonds was negative [1][60]. - In the secondary market, the trading volume of credit bonds continued to decline month - on - month. The trading volume of private placement notes increased, while the trading volumes of other varieties decreased. Most of the yields of credit bonds declined, and most of the credit spreads widened. In terms of quantiles, most of the spreads were at historical lows, and the quantiles of 7 - year varieties were relatively high [1][60]. - From an absolute return perspective, the relatively strong allocation demand will drive the credit bond market to continue its recovery. Although fluctuations and adjustments are inevitable under the influence of both positive and negative factors, the conditions for a comprehensive bear market in credit bonds are still insufficient. In the long run, the yields are still on a downward path, and the idea of increasing allocation during adjustments is still feasible. From a relative return perspective, the compression space of credit spreads at all tenors is insufficient at present, and the cost - effectiveness of most varieties for allocation is not high. The coupon strategy should be cautious in the current allocation thinking, and the trading thinking should be moderately optimistic. The key to bond selection is to keep an eye on the changing trend of interest - rate bonds and pay attention to the coupon value of individual bonds [1][60]. - The central and local governments continue to actively optimize real - estate policies, which have played a positive role in promoting the stabilization of the real - estate market. Although the real - estate market is still in the transition period between old and new models, it is moving towards stabilization. The subsequent policy rhythm and intensity are worth looking forward to. For real - estate bonds, investors with high risk appetite can consider early layout, focusing on enterprises with outstanding new financing and sales recovery, and balancing risks and returns. The focus of allocation is still on central and state - owned enterprises with stable historical valuations and excellent performance, as well as high - quality private enterprise bonds with strong guarantees. They can also appropriately bet on the trading opportunities brought by the valuation repair of bonds of over - sold real - estate enterprises [2][63]. - For urban investment bonds, under the principle of coordinating development and security, the probability of default is very low, and they can still be a key allocation variety for credit bonds. Under the strict supervision of the clearance of local financing platforms, the reform and transformation of financing platforms are accelerating. Opportunities for the reform and transformation of "entity - type" financing platforms can be concerned. With a coupon - oriented approach, appropriate positive actions can be taken. The allocation strategy can give priority to short - to medium - term credit sinking, and the trading strategy can still choose to extend the duration of medium - to high - grade bonds [3][63]. 3. Summary According to Relevant Catalogs 3.1 Primary Market Situation 3.1.1 Issuance and Maturity Scale - From February 2nd to February 8th, a total of 440 credit bonds were issued, with an issuance amount of 356.856 billion yuan, a month - on - month increase of 15.70%. The net financing amount of credit bonds was 255.063 billion yuan, an increase of 95.222 billion yuan month - on - month [12]. - By variety, corporate bonds had zero issuance with a net financing amount of - 1.818 billion yuan; corporate bonds issued 190 with an issuance amount of 144.4 billion yuan, a month - on - month increase of 57.73%, and a net financing amount of 122.621 billion yuan; medium - term notes issued 126 with an issuance amount of 110.337 billion yuan, a month - on - month increase of 32.30%, and a net financing amount of 87.862 billion yuan; commercial paper issued 90 with an issuance amount of 81.706 billion yuan, a month - on - month decrease of 31.91%, and a net financing amount of 35.325 billion yuan; private placement notes issued 34 with an issuance amount of 20.413 billion yuan, a month - on - month increase of 51.26%, and a net financing amount of 11.073 billion yuan [13]. 3.1.2 Issuance Interest Rates - Most of the issuance guidance rates announced by the National Association of Financial Market Institutional Investors increased, with an overall change range of -1 BP to 4 BP. By tenor, the interest rate change range of 1 - year varieties was 0 BP to 3 BP, 3 - year varieties was -1 BP to 3 BP, 5 - year varieties was -1 BP to 4 BP, and 7 - year varieties was -1 BP to 4 BP. By rating, the interest rate change range of key AAA - rated and AAA - rated varieties was -1 BP to 1 BP, AA + - rated varieties was -1 BP to 2 BP, AA - rated varieties was 3 BP to 4 BP, and AA - - rated varieties was 3 BP to 4 BP [14]. 3.2 Secondary Market Situation 3.2.1 Market Trading Volume - From February 2nd to February 8th, the total trading volume of credit bonds was 871.756 billion yuan, a month - on - month decrease of 6.58%. The trading volumes of corporate bonds, corporate bonds, medium - term notes, commercial paper, and private placement notes were 15.904 billion yuan, 354.344 billion yuan, 312.069 billion yuan, 131.161 billion yuan, and 58.278 billion yuan respectively. The trading volume of credit bonds continued to decline month - on - month, the trading volume of private placement notes increased, while the trading volumes of other varieties decreased [17]. 3.2.2 Credit Spreads - For medium - and short - term notes, all varieties' credit spreads widened. For enterprise bonds, most varieties' credit spreads widened, with the spreads of 1 - year AA - rated and AA - - rated, and 3 - year AA - - rated varieties narrowing. For urban investment bonds, most varieties' credit spreads widened, with the spreads of 3 - year AA - - rated, 5 - year AA - rated and AA - - rated varieties narrowing [20][29][37]. 3.2.3 Term Spreads and Rating Spreads - For AA + medium - and short - term notes, the 3Y - 1Y term spread narrowed by 2.69 BP, the 5Y - 3Y spread widened by 1.32 BP, and the 7Y - 3Y spread widened by 1.60 BP. In terms of rating spreads, the 3 - year (AA - )-(AAA) spread remained unchanged, the (AA)-(AAA) spread narrowed by 1.00 BP, and the (AA + )-(AAA) spread narrowed by 1.00 BP [45]. - For AA + enterprise bonds, the 3Y - 1Y term spread widened by 0.84 BP, the 5Y - 3Y spread narrowed by 1.00 BP, and the 7Y - 3Y spread narrowed by 0.73 BP. In terms of rating spreads, the 3 - year (AA - )-(AAA) spread narrowed by 4.00 BP, the (AA)-(AAA) spread narrowed by 1.00 BP, and the (AA + )-(AAA) spread remained unchanged [49]. - For AA + urban investment bonds, the 3Y - 1Y term spread narrowed by 0.83 BP, the 5Y - 3Y spread widened by 0.70 BP, and the 7Y - 3Y spread narrowed by 1.34 BP. In terms of rating spreads, the 3 - year (AA - )-(AAA) spread narrowed by 3.21 BP, the (AA)-(AAA) spread narrowed by 2.01 BP, and the (AA + )-(AAA) spread narrowed by 1.01 BP [52]. 3.3 Credit Rating Adjustment and Default Bond Statistics 3.3.1 Credit Rating Adjustment Statistics - According to iFinD statistics, there were no company rating (including outlook) adjustments during the period from February 2nd to February 8th [57]. 3.3.2 Default and Extended - Maturity Bond Statistics - According to iFinD statistics, there were no defaults or extended - maturity of credit bonds issued by any issuer during the period from February 2nd to February 8th [58]. 3.4 Investment Views - The same as the core views mentioned above, including the analysis of credit bonds, real - estate bonds, and urban investment bonds [1][2][3].

Group 1: Market Overview - Credit bond yields generally declined this week, with credit spreads widening passively[1] - The overall equity market was weak, while the central bank supported the liquidity ahead of the Spring Festival, leading to a stronger bond market[1] - The 5-year credit spreads for Puxin bonds widened significantly after a previous compression, while 1-2 year AA real estate bonds performed well with a substantial narrowing of spreads[1] Group 2: Divergence in Bond Performance - The overall demand structure for bank perpetual bonds may be weaker compared to Puxin bonds due to regulatory impacts and changing investment preferences[2] - After a compression of excess spreads, the coupon value of perpetual bonds has decreased, influenced by weak market trading sentiment[2] - Concerns over redemption pressures in secondary bond funds have increased due to volatility in the equity market, leading to heightened selling pressure on perpetual bonds[2] Group 3: Investment Strategy - Current market conditions lack a clear trading theme, with short-term pricing factors expected to be neutral[3] - Focus on high convexity products is recommended, particularly in the 3-year and under category, where fund and wealth management demand is high[3] - For 4-5 year products, Puxin bonds near 4 years are highlighted for their high convexity, with yields around 2.5%[3]

Group 1 - The central bank announced a total of 300 billion yuan in 14-day reverse repos and 118.5 billion yuan in 7-day reverse repos, with the 14-day reverse repo rate remaining stable at 1.40% [1] - The bond market saw a decrease in trading volume, with exchange bond transactions dropping by 1.3 billion yuan to 201.8 billion yuan, and convertible bond transactions decreasing by 7.1 billion yuan to 42.1 billion yuan [1] - The 10-year government bond futures rose by 0.08% to 108.320, while the 5-year and 2-year contracts increased by 0.07% and 0.04% respectively [1] Group 2 - The interbank market experienced a narrow fluctuation, with most active bond rates declining, indicating a positive sentiment [2] - A total of 30 local government bonds were issued, amounting to 191.55 billion yuan, with a weighted duration of 17.7 years, and over 97.25 billion yuan of these bonds having a maturity of over 10 years [2] - Current liquidity and macroeconomic sentiment are favorable for the bond market, although the existing bonds remain in a low-volatility range [2] Group 3 - The bond market showed mixed performance, with the "Er Yong" bond yields mostly rising, while the 5-year variety saw a decline [3] - The China Securities convertible bond index fell by 0.84% to 516.89 points, with a trading volume of 70.118 billion yuan, indicating significant differentiation among individual bonds [3] - In the overseas market, Japanese government bonds experienced a slight decline, with the 10-year yield rising by 1 basis point to 2.255% [3] Group 4 - The central bank's 14-day liquidity injection aims to support liquidity during the peak of local government bond issuance before the Spring Festival, maintaining a balanced and loose funding environment [4] - The bond market initially faced pressure from local bond supply, but sentiment improved as stock and commodity prices fell, leading to a recovery in futures and cash bonds [4] Group 5 - The bond market showed signs of recovery, with securities firms increasing their net buying of interest rate bonds, further expanding the market's gains [5] - Major funding rates mostly declined compared to the previous day, with 4.775 billion yuan in 7-day reverse repos maturing the next day [6]

Group 1 - The net financing amount of credit bonds is at a historically high level, indicating that the logic of asset scarcity has dissipated [1] - In January, the issuance scale of credit bonds increased month-on-month, with the exception of medium-term notes, which saw a decrease in issuance amount [11] - The overall trend in credit bond yields remains low, with most varieties showing a month-on-month decline in average yields [59] Group 2 - The real estate market is transitioning from a phase of large-scale expansion to one focused on quality improvement, supported by ongoing policy optimization [60][61] - The recovery in real estate sales is expected to significantly impact bond valuations, with a focus on companies showing strong performance in new financing and sales recovery [61] - Investment strategies should prioritize high-quality state-owned enterprises and well-secured private enterprise bonds, while also considering opportunities in undervalued real estate bonds [61] Group 3 - The likelihood of default on urban investment bonds is low, making them a key focus for credit bond allocation [3] - The reform and transformation of financing platforms are accelerating under strict regulations, presenting opportunities for "entity-type" financing platforms [3] - Investment strategies should favor mid-to-short-term credit bonds while maintaining a cautious approach to trading strategies [3]

Group 1: Market Overview - In January, credit bond configuration sentiment was strong, leading to a significant compression of credit spreads, with 5-year credit spreads narrowing to the lowest point since 2025[12] - February's market outlook indicates a neutral to favorable pricing environment for bonds, with credit spreads expected to continue narrowing, particularly in the long-term credit segment[8] - The demand for credit bonds remains robust, especially for short-term products, driven by institutional investments and favorable monetary conditions[8] Group 2: Investment Strategies - For bonds with maturities of 5 years or less, focus on structural opportunities, particularly in the real estate sector, where sentiment is expected to improve[3] - Long-term credit bonds (over 5 years) are currently in a favorable positioning window, but investors should be cautious and take profits quickly as spreads compress[3] - Specific recommendations include targeting high liquidity bonds and those with favorable convexity, particularly in the 5.5-6 year and 7.5-8 year ranges[4] Group 3: Sector-Specific Insights - In the urban investment bond sector, low-grade bonds with maturities of 3 years or less still offer attractive yields, while medium to long-term bonds should focus on high-quality issuers[5] - The real estate bond market should concentrate on 1-2 year maturities, particularly for state-owned enterprises, as valuation recovery momentum is strong[5] - For coal bonds, short-term investments should be made cautiously, with a focus on high-rated issuers due to potential price fluctuations in the coal market[5]

Group 1 - The report highlights that the credit spread for bonds with maturities of 5 years or less is expected to compress further or maintain low volatility, with a focus on the influx of investment into long-duration credit bonds [2][3] - In January, the credit bond market showed strong sentiment, driven by the implementation of new fund fee regulations and strong institutional allocation, leading to a significant compression of credit spreads [12][15] - The report suggests that long-duration credit bonds are currently in a favorable positioning window, but trading should be executed with timely profit-taking [3][4] Group 2 - The strategy for credit bonds emphasizes identifying structural opportunities in the short to medium-term bonds while positioning for long-duration credits and ensuring timely exits [3][4] - The report indicates that the performance of credit bonds typically outperforms interest rate bonds, with credit spreads narrowing during February, influenced by seasonal factors and market dynamics [17][23] - The analysis of the secondary market shows a general decline in credit bond yields and a compression of credit spreads across various categories [8][15] Group 3 - The report discusses specific sector strategies, including opportunities in urban investment bonds, real estate bonds, coal bonds, and steel bonds, highlighting the importance of selecting high-quality issuers and considering market conditions [5][6] - It notes that the net financing of credit bonds has decreased year-on-year but increased month-on-month, with a rising proportion of long-duration issuances [9][22] - The report emphasizes the need for careful selection of bonds based on liquidity, convexity, and market conditions, particularly for long-duration credit bonds [4][5]

Report Industry Investment Rating - Not provided in the given content Core Views of the Report - In 2026, real estate policies remain "stable". Policies for the resident sector focus on "burden - reduction", while those for real - estate enterprises prioritize risk prevention. The phasing - out of the "Three Red Lines" policy and other measures may have contributed to a certain repair of the trading sentiment of real - estate entities [5][10][12]. - Although real - estate bonds have increased in trading volume and average trading duration, the high - valuation ratio remains above 60%. It is recommended to trade real - estate entities cautiously and choose short - duration state - owned enterprises within 1Y [20]. - The credit bond market is active this week. Considering the possible stable and loose funds and the allocation demand of amortized debt funds, the spreads of each term are likely to remain low and may narrow further. Investment strategies include basic allocation of short - term credit products and enhancing returns by considering 5 - 10Y secondary perpetual bonds or 5Y urban investment and industrial bonds [27]. - Different regions' urban investment platforms have different investment logics. For example, "economic powerhouses" can appropriately extend the duration to 5 years, regions with debt - resolution policies can consider a duration of less than 3 years, and prefecture - level cities with strong industrial bases can choose a 3 - 5Y duration [41][42][43]. Summary by Relevant Catalogs 1. This Week's Real - Estate Hot Events 1.1 The Gradual Exit of the "Three Red Lines" Policy - On January 28, 2026, regulatory authorities no longer required real - estate enterprises to report "Three Red Lines" indicators monthly. The "Three Red Lines" policy was introduced in August 2020, which set standards for real - estate financing and implemented differentiated debt - scale management based on enterprises' "line - crossing" situations [5][8]. 1.2 A Review of Real - Estate - Related Policies Since 2026 - For the resident sector, policies since January 1, 2026, include VAT adjustments for housing sales, tax - refund policies for home - replacement, and interest - rate cuts for existing housing loans. For real - estate enterprises, policies focus on risk prevention, such as loan extensions for projects on the "white list" and the implementation of project - company systems and host - bank systems [10][12]. 2. How Far Has the Sentiment of Real - Estate Bonds Recovered? 2.1 Recent Trading Conditions in the Real - Estate Bond Market - In January 2026, the trading volume of industrial urban investment real - estate bonds gradually increased, while that of urban investment real - estate bonds fluctuated. The high - valuation trading ratio of both industrial and urban investment real - estate entities remained between 60 - 70%. The daily peak trading volume of industrial real - estate bonds was 9.332 billion yuan on January 26, and that of urban investment real - estate bonds was 5.344 billion yuan on January 13. The trading activity of industrial real - estate entities increased significantly within the month [14]. 2.2 How Far Has the Trading Sentiment of Popular Industrial Real - Estate Entities Recovered? - Except for Vanke, the average YTM of popular industrial real - estate entities increased in January 2026. Some entities showed a phenomenon of trading pulling up the duration, which may explain the increase in average trading YTM. However, entities like Cinda Investment and Huafa Co., Ltd. had significant increases in trading yields without a significant increase in average duration at the end of the month, and their trading deviated significantly from the valuation, indicating that there may still be a large number of sell - offs [19][20]. 3. Investment Strategies - The credit bond market is active this week, with the trading volume increasing to about 1.74 trillion yuan. The average trading duration of urban investment bonds and industrial bonds in the secondary market has increased. In the primary market, the issuance of urban investment financial bonds has decreased. Considering the possible stable and loose funds and the allocation demand of amortized debt funds, the spreads of each term are likely to remain low and may narrow further [27]. - Allocation plans include basic allocation of short - term credit products with relatively controllable credit risks and enhancing returns by considering 5 - 10Y secondary perpetual bonds or 5Y urban investment and industrial bonds. Some 5 - 10Y secondary perpetual bonds still show certain relative value, and attention can also be paid to 5Y securities company subordinated bonds and 10Y secondary capital bonds [27][31]. - For urban investment platforms in different regions, different investment logics are proposed. For "economic powerhouses" such as Guangdong, Jiangsu, etc., the duration can be appropriately extended to 5 years; for regions with significant debt - resolution policies, a duration of less than 3 years can be considered; for prefecture - level cities with strong industrial bases, a 3 - 5Y duration is recommended [41][42][43]. 4. Primary Market Tracking - Relevant figures are provided, including this week's credit bond issuance, financial bond issuance, credit bond exchange review and registration, and credit bond association registration completion, but specific data analysis is not elaborated in the summary part [56][59][63][66]. 5. Secondary Market Observation 5.1 The "Volume" of Secondary Market Transactions - Figures show this week's credit bond trading scale and quantity, urban investment bond trading scale by province, industrial bond trading scale by industry, and the weighted trading duration of urban investment and industrial bonds by province [68][72][79][80]. 5.2 The "Price" of Secondary Market Transactions - Figures show this week's urban investment bond yields by term and implied rating, industrial bond yields by enterprise type (state - owned and private enterprises), and financial bond yields by province and variety [81][82][83][84][85].