证券研究报告|固收研究报告 [Table_Date] 2026 年 3 月 1 日 [Table_Title] 首批商业不动产 REITs 审核意见出炉 [Table_Title2] 公募 REITs 周速览（2026 年 2 月 24-27 日） [Table_Summary] 本周（2026 年 2 月 24-27 日）中证 REITs 全收益指数收于 1,035.8 点，周度 环比下跌 1.08%，较 1 月末下跌 1.58%。春节前后一周日均换手率分别仅为 0.33%、0.35%，成交仍然较为冷清。截至 2 月 27 日，我国已上市交易的 79 只 REITs 总市值收于 2274 亿元，其中流通市值 1252 亿元。 ►一级市场：商业不动产 REITs 申报数量增至 14 只，速度较快 本周交易所新受理 2 只商业不动产 REITs。截至 2026 年 2 月末，商业不动 产 REITs 申报数量已达 14 只，拟募集规模超 417 亿元，已超过 2025全年基础设 施公募 REITs 的募集规模。 从 2026 年 1 月 29 日首批商业不动产 REITs 申报以来，在 1 个月左右的时间 内， ...

降成本增活力 今年以来，多部门陆续出台系列增量政策，支持民营企业、激发民间投资活力是其中的重要内容。记者 注意到，相关增量政策正在各地陆续落地，降低企业扩大生产、技术改造等方面的成本。 前期，人民银行宣布在支农支小再贷款项下设立民营企业再贷款，额度1万亿元。北京、安徽、浙江等 地日前落地首批民营企业再贷款。2月24日，人民银行安徽省分行发放30亿元民营企业再贷款，资金到 位后将由相关金融机构重点投向制造业、科技创新、绿色发展、乡村振兴等领域民营企业，助力民营企 业扩大生产规模、加大技术研发投入、稳定就业岗位。 民间投资专项担保计划业务也在加速落地。按照相关安排，专项担保计划额度5000亿元，分两年实施， 通过提高授信担保额度、风险分担比例和代偿上限，让银行敢贷、愿贷、多贷。政策出台后，多地迅速 行动，为相关企业提供中长期担保贷款，切实降低企业融资成本。 山东投融资担保集团发布的数据显示，截至2月13日，山东投融资担保集团与农业银行山东省分行民间 投资专项担保计划业务合作规模突破1亿元，双方将立足民间投资专项担保计划，持续扩大合作覆盖 面，重点聚焦中小企业技术改造、厂房建设，消费领域拓展改造等，持续加大支持力度 ...

证券研究报告 多元资产配置系列之二： 低利率时代的FOF多元配置趋势与应用实践 证券分析师 郭子睿 投资咨询资格编号：S1060520070003 任书康 投资咨询资格编号：S1060525050001 陈 瑶 投资咨询资格编号：S1060524120003 研究助理 胡心怡 一般从业资格编号：S1060124030069 2026年2月26日 高 越 一般从业资格编号：S1060124070014 请务必阅读正文后免责条款 投资要点 风险提示：历史业绩不代表未来表现；策略复杂性与成本风险；海外市场汇率风险；流动性风险。 1 发展背景与配置格局：（1）宏观背景：利率持续下行推动资产配置型产品需求抬升。存量产品来看，偏债型FOF通过债券打底、多资产增厚的策略，精准契合了当前市 场资金对于低波动、稳健收益的风险偏好，2025年偏债混合型FOF规模增长176%；增量产品来看，新发产品通过显性化的"多元"标签强化多元资产配置属性。（2）多 元配置格局：越来越多的FOF开始将黄金、商品、港股指数、全球股指纳入基准，香港市场为主的主动及被动基金、QDII权益/混合/债券基金、商品型基金、互认基金、 REITs、中性策略等 ...

Core Viewpoint - The launch of commercial real estate REITs marks a significant development in China's public REITs market, creating a new landscape alongside infrastructure REITs, with a total fundraising target of 37.7 billion yuan from 10 products [1][2]. Group 1: Market Response and Development - The commercial real estate REITs initiative has received a positive market response, with 10 products covering various asset types such as shopping centers, hotels, and office buildings [1]. - The total stock of commercial real estate assets in China has exceeded 40 trillion yuan, indicating a substantial market potential for these REITs [1]. Group 2: Characteristics of Commercial Real Estate REITs - The newly submitted commercial real estate REITs feature a diverse range of underlying asset types, including hotels, office buildings, and mixed-use developments, which expands beyond the previously listed consumption infrastructure REITs [2]. - The characteristics of the submitted REITs include a high proportion of mixed-use assets and a diversified asset portfolio, with many projects involving assets from multiple cities [3]. Group 3: Regulatory and Operational Efficiency - The application process for commercial real estate REITs is more efficient, as it bypasses the prior requirement for recommendations from provincial and national development reform commissions, allowing direct submission to the regulatory authority [3]. - The use of raised funds is more flexible for commercial real estate REITs, allowing net proceeds to be used for debt repayment related to main business operations, unlike the stricter regulations for infrastructure REITs [3]. Group 4: Investment Pricing and Value Discovery - The introduction of commercial real estate REITs aims to address liquidity issues and pricing inefficiencies in the real estate sector, providing a more market-oriented approach to value discovery [5]. - The REITs are expected to establish a more standardized investment pricing system based on long-term asset holding and stable operations, enhancing the quality of asset management [6]. Group 5: Transparency and Market Dynamics - REITs break the traditional reliance on large transactions by enabling continuous trading, allowing market supply and demand to determine prices, which aligns more closely with real market expectations [7]. - The mandatory disclosure of key operational data such as occupancy rates and cash flows will enhance transparency in the real estate investment process, addressing previous information asymmetries [7].

Investment Rating - The report indicates a mixed outlook for the insurance asset management industry, with a focus on innovative products and strategic investments in infrastructure and green finance [4][6]. Core Insights - In 2025, the scale and number of innovative insurance asset management products are expected to decline, except for equity investment plans, which are projected to grow against the trend [6][25]. - The report highlights the importance of infrastructure REITs and government support for green finance, suggesting that insurance asset management can leverage these areas for investment opportunities [6][32]. - The report emphasizes the structural challenges faced by debt investment plans due to economic slowdown and interest rate declines, leading to a concentration of investments in specific regions and sectors [9][15]. Summary by Sections Product Operation Analysis - In 2025, the number of innovative insurance asset management products registered is expected to decrease by 89 to 410, with an overall scale down by 21.30% to 872.96 billion [6][7]. - Debt investment plans remain the core product, accounting for 50.62% of the number and 69.51% of the scale, while asset-backed plans show slight growth [7][8]. - The report notes a significant concentration of investments in the transportation sector, which accounts for nearly 50% of the debt investment plans [9][15]. Institutional Operation Analysis - The report identifies leading institutions in the debt investment plan sector, with Huatai Asset and Guoshou Investment registering the highest numbers [27][28]. - In the asset-backed plan sector, Everbright Yuming Asset leads in registration scale, while Minsheng Tonghui Asset leads in the number of registrations [30][31]. - The report indicates a decline in the number and scale of private equity funds, with only 7 funds registered in 2025, down 18.61% from the previous year [25][33]. Industry Policy Overview - Recent government policies encourage long-term capital participation in infrastructure REITs and green finance, providing attractive investment opportunities for insurance asset management [32][36]. - The establishment of a debt management department within the Ministry of Finance aims to enhance government debt management and mitigate risks [37][39]. - The report highlights the launch of the National Venture Capital Guidance Fund, which aims to support strategic emerging industries and innovation [34][36].

1. Report Industry Investment Rating No information provided in the report. 2. Core Viewpoints of the Report - In January 2026, the REITs market started the year strongly, with the CSI REITs Total Return Index rising 4.2%, outperforming the CSI 300. Various asset REITs indices generally increased, with IDC, consumption, industrial parks, utilities, and warehousing leading the gains. The liquidity of the market improved, and most asset valuations significantly increased, while the REITs dividend yield narrowed compared to long - term bonds [4]. - The first batch of 8 commercial real - estate REITs were declared, showing six characteristics: diverse asset types, wide geographical distribution, state - owned dominance with participation from private and foreign enterprises, large issuance scale, different valuation safety margins for different asset types, and differentiated operating performance [4]. - In January, there were no new REITs issuances in the primary market, but two REITs' additional issuance shares were listed. China Nuclear Clean Energy REIT will be listed on February 2nd, and the offline issuance part will be fully tradable on the listing day. Five infrastructure REITs projects were terminated, and Hua'an Waigaoqiao REIT announced a planned additional issuance [4]. 3. Summary by Relevant Catalogs 3.1 First Batch of Commercial Real - Estate REITs Accepted, Six Characteristics Reviewed - **Asset Types and Geographical Distribution**: The first batch of 8 commercial real - estate REITs involve various asset types such as office buildings, commercial retail, and hotels, with the first - time appearance of mixed - asset offerings in public REITs. The projects are located in first - tier, new first - tier, provincial capitals, and regional core cities, and Hua'an Jinjiang Commercial REIT's underlying assets are mainly in second - and third - tier cities [10]. - **Fund - raising Scale and Valuation**: The average planned fund - raising amount of the 8 REITs is 3.934 billion yuan, much higher than that of infrastructure REITs in the pipeline. The valuation safety margin of commercial retail is relatively high, while that of office buildings is low [13]. - **Operation Performance**: Commercial retail has a stable high occupancy rate, office buildings show regional differentiation, and the hotel business has large operating fluctuations [13]. - **Individual Project Analysis**: Analyze the characteristics, performance, and risks of 8 REITs projects such as CICC Vipshop Commercial REIT, Huaxia CapitaLand Commercial REIT, etc. [15][19][22] - **Listed Companies' Plans**: As of January 30, 2026, 3 A - share listed companies (Poly Developments, Maoye Commercial, and Everbright Jiabao) announced plans to apply for commercial real - estate REITs, and Poly Developments' project has been accepted by the Shanghai Stock Exchange [50]. 3.2 January Market Flourished, with Differentiated Gains under Performance Growth - **Overall Market Performance**: In January 2026, the equity market was mediocre, the CSI 300 Total Return Index rose 1.8%, and the CSI Dividend Total Return Index rose 3.8%. The CSI REITs Total Return Index rose 4.2%, outperforming the CSI 300 and the CSI Dividend Total Return Index. Long - term bond yields declined [58]. - **REITs Asset Performance**: All types of REITs assets rose in January. IDC, consumption, industrial parks, utilities, and warehousing had the top five gains. The gains of utilities and consumption REITs indices widened significantly compared to December 2025 [64]. - **Individual Bond Performance**: 96% of REITs bonds rose, and only 3 fell. Hua'an Bailian Consumption REIT led the gains and triggered a trading halt [69]. - **Liquidity**: The average daily turnover rate of Shanghai and Shenzhen REITs was 0.55%, up 0.15 pcts month - on - month. The liquidity of IDC and consumption REITs improved significantly, while that of rent - protected housing and energy improved limitedly, and the trading of transportation REITs was still dull [74]. - **Dividend Yield and Valuation**: As of January 30, 2026, the dividend yield of equity - type REITs was 4.46%, and that of concession - type REITs was 8.58%. The spread between equity - type REITs and 10 - year treasury bonds narrowed, while the spread with CSI Dividend stocks widened. The P/NAV of equity - type REITs was at the 87% quantile, and the P/FFO of concession - type REITs was at the 52% quantile [75][85][86]. - **Internal Rate of Return (IRR)**: The IRR of equity - type REITs was 3.8%, and that of concession - type REITs was 5.0%, both lower than the previous period [96]. 3.3 No New Issuance This Month, China Nuclear Clean Energy to Be Listed on February 2nd - **Primary Market and Additional Issuance**: In January 2026, there were no new REITs issuances in the primary market, and the additional issuance shares of Huaxia Fund China Resources Youchao REIT and AVIC Jingneng Photovoltaic REIT were listed [100]. - **New Listing**: China Nuclear Clean Energy REIT will be listed on February 2nd, and the offline issuance part will be fully tradable on the listing day [104]. - **Queuing Projects**: Two projects (China International Capital Corporation Xiamen Torch Industrial Park REIT and AVIC Beijing Changping Rent - protected Housing REIT) are under the first - round inquiry, and 5 projects are terminated [107]. - **Bidding Projects**: Hubei Cultural Tourism Group Co., Ltd. plans to issue public REITs for its cultural and tourism assets, and Huatai - PineBridge Fund won the bid for the public REIT project of Shanghai Real Estate (Group) Co., Ltd. [111] 3.4 JD Warehousing to Be Unlocked on February 8th, Hua'an Waigaoqiao Plans Additional Issuance - **Unlocking and Additional Issuance**: The strategic placement shares of Harvest JD Warehousing REIT will be unlocked on February 8th. Hua'an Waigaoqiao REIT plans to conduct an additional issuance and purchase two real - estate projects in Pudong New Area, Shanghai [116]. - **Market - making Services**: In the first half of January, Industrial Securities provided market - making services for some public REITs. Huaxia Nanjing Transportation Expressway REIT's original equity holder changed the use of the recovered funds [120].

2026 年 01 月 31 日 首批 8 单商业不动产 REITs 正式申 报！ ——公募 REITs 周度跟踪（2026.01.26-2026.01.30） 相关研究 《四季报出炉，5 单 REITs 申报终 止——公募 REITs 周度跟踪 （2026.01.19-2026.01.23）》 2026/01/24 《运营整体向好，板块内部分化— —公募 REITs 周度跟踪 （2026.01.12-2026.01.16）》 2026/01/17 《市场开门红，三单项目集中获问 询——公募 REITs 周度跟踪 （2026.01.05-2026.01.09）》 2026/01/10 债 券 研 究 证 券 研 究 报 告 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 本研究报告仅通过邮件提供给 中庚基金 ...

Group 1 - The core viewpoint of the article highlights the achievements of the Tianjin Securities Regulatory Bureau in promoting capital market reforms and supporting the real economy as it approaches the end of the 14th Five-Year Plan in 2025 [1] Group 2 - Since 2025, the Tianjin Securities Regulatory Bureau has focused on enhancing the capital market's functions to support technological innovation and industrial upgrades, resulting in a significant increase in the number of companies listed [2] - By the end of 2025, Tianjin saw the registration approval of the first aerospace company, Electric Science Blue Sky, and the successful listing of Dana Biological on the Beijing Stock Exchange, marking a notable achievement in the local aerospace industry [2] - A total of 6 technology companies had their listing applications accepted, with 19 companies receiving guidance, and over 300 companies entering the reserve pool, indicating a mature tiered cultivation system for listings [2] - Innovative financing products emerged, with Tianjin enterprises utilizing science and technology bonds and green bonds to raise 32.3 billion yuan, a 60% increase year-on-year, and issuing industrial bonds totaling 26.5 billion yuan, an 80% increase [2] Group 3 - The establishment of new futures delivery warehouses and the issuance of the first institutional REITs in Tianjin reflect the ongoing expansion of market functions and the activation of idle assets [3] - By the end of 2025, Tianjin had approved 6 institutional REITs, with 4 already issued, raising 4.5 billion yuan, positioning Tianjin among the leaders in this sector nationally [3] Group 4 - The Tianjin government has implemented a comprehensive policy support system for capital market development, including measures for mergers and acquisitions, venture capital, and technology finance [4] - A list of over 400 potential listed companies has been established, and a capital market service alliance has been formed to provide full-chain financial services [4] - The Tianjin Securities Regulatory Bureau has conducted over 100 on-site inspections and issued nearly 50 administrative regulatory measures to combat financial fraud and market manipulation [4] Group 5 - In 2025, Tianjin enterprises achieved a total financing amount of 314 billion yuan through multi-level capital markets, with the total market value of 71 domestic listed companies reaching nearly 1.64 trillion yuan, a 15% year-on-year increase [5] - The total bond issuance by 110 issuers in the exchange market exceeded 1.32 trillion yuan, a 13% increase, while the total assets managed by securities, fund, futures institutions, and private equity managers surpassed 2.12 trillion yuan, a 3% increase [5] - Looking ahead, the Tianjin Securities Regulatory Bureau aims to deepen reforms and empower the real economy in alignment with the 15th Five-Year Plan, contributing to high-quality economic and social development in Tianjin [5]

Core Viewpoint - The recent pilot regulations for commercial real estate REITs in China are becoming a hot topic as the real estate market shifts from incremental expansion to stock optimization, indicating a transition towards high-quality development [1][2]. Group 1: Market Dynamics - The Chinese real estate market is undergoing structural adjustments, moving from rapid growth to a focus on high-quality development, with "activation" and "breakthrough" being key paths for industry development [1]. - The activation of existing assets is a complex process involving multiple stakeholders and objectives, requiring reform courage and innovative wisdom to establish a new framework guided by the government, led by enterprises, and operated by the market [1][2]. Group 2: Principles for Asset Activation - Four main principles for activating existing assets are outlined: 1. Market-oriented and rule of law principles to ensure fair asset circulation and prohibit new hidden debts [2]. 2. Professionalization as a core support, relying on specialized institutions for precise asset identification and efficient operation [2]. 3. Integration of industry and finance as a key path, utilizing tools like REITs and asset securitization to convert existing assets into financial capital [2]. 4. Incremental growth driving stock value, introducing new technologies and business models to enhance asset value [2]. Group 3: REITs Market Overview - The China Securities Regulatory Commission (CSRC) officially launched the commercial real estate REITs pilot program on December 31, 2025, marking a new phase for the REITs market in China, which will now develop alongside infrastructure REITs [2][3]. - Compared to infrastructure REITs, commercial real estate REITs have differences in asset scope, regulatory review, and fund usage, with a focus on commercial complexes, retail, office buildings, and hotels [3]. Group 4: Future Market Size - The REITs market in China is expected to grow significantly, with estimates suggesting it could reach a scale of 2 trillion yuan in the long term, depending on market development [4]. - As of January 25, 2026, there are 79 listed REITs in China with a total market value of 228 billion yuan, indicating a rapid increase in market size over the past two years [3][4]. Group 5: Development Recommendations - Suggestions for the development of the REITs market include optimizing existing product structures, improving management frameworks, and enhancing the efficiency of fundraising processes [4][5]. - There is a call for the establishment of a delisting system for REITs to ensure a dynamic market with both entry and exit mechanisms [5].

Group 1: Core Insights - Suzhou's 2026 government work report introduces nearly 40 new terms, indicating a proactive approach to technology and innovation, with each term potentially representing a new industry track or capital leverage point [1] - The RISC-V open instruction set architecture is highlighted as a key area for innovation in the chip industry, with Suzhou establishing an RISC-V open-source chip innovation center in collaboration with Damo Academy [1] - The "Three Firsts and Two New" initiative focuses on pioneering equipment, new materials, software, technologies, and products, aiming to stimulate innovation potential in various industrial tracks [1] Group 2: Capital Empowerment - The introduction of the "Science and Technology Innovation Index" financing system and other measures reflects Suzhou's ongoing efforts to optimize its capital ecosystem [2] - The "Science and Technology Innovation Index Loan" integrates cross-departmental data to create a comprehensive credit evaluation system for innovation enterprises, facilitating precise allocation of financial resources [2] - The S Fund and QFLP initiatives aim to enhance investment channels and support the growth of science and technology enterprises, while infrastructure REITs are expected to improve liquidity for quality assets [2] Group 3: Resource Assurance and Green Development - Suzhou aims for a computing power scale of 34,000 PFLOPS by 2026, emphasizing the importance of computing, electricity, and data support for digital economic development [3] - The deepening of ESG principles encourages enterprises to enhance their sustainable development capabilities across environmental, social, and governance dimensions [3] - Suzhou's shift from "bringing in" to "dual-way opening" in foreign trade reflects its commitment to expanding cooperation and attracting global resources [3]