Group 1 - The public REITs market showed signs of recovery in the week before the Spring Festival, with significant increases in sectors such as data centers, consumption, and energy [1][2] - Among the 79 listed public REITs, 60 experienced a rise, with the top three performers being ICBC Mengneng Clean Energy REIT, Bank of China China Foreign Trade Warehousing Logistics REIT, and Huatai Nanjing Jianye REIT, which rose by 3.47%, 3.11%, and 3% respectively [1][2] - The overall trading activity of public REITs decreased, with a total transaction amount of 411 million yuan, down 29.5% from the previous week [4] Group 2 - There has been a continuous push for commercial real estate REITs, with the number of newly reported projects increasing to 12, including two new projects on the Shanghai Stock Exchange [6] - The first IDC public REIT, Southern Runze Data Center REIT, plans to expand its fundraising, with underlying assets comparable to its initial offering [9] - Two new commercial real estate REITs have been reported, with expected fundraising of 12.6 billion yuan and 27.5 billion yuan, respectively, indicating new opportunities for real estate companies undergoing transformation [8]

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]

Core Viewpoint - The article emphasizes the commitment of the company, ICBC Credit Suisse Asset Management, to high-quality development in the public fund industry, aligning with national financial strategies and focusing on creating long-term value for investors [1][8]. Group 1: Financial Contributions and Strategies - As of November 2025, the company has invested over 1 trillion yuan in equity and debt assets for real enterprises, supporting over 400 companies on the Sci-Tech Innovation Board with IPO financing [2]. - The company has developed two flagship technology ETFs, each exceeding 10 billion yuan, facilitating investor participation in technological innovation [2]. - In response to the national "dual carbon" strategy, the company has issued 17 ESG-themed products, with total investments in green finance nearing 3000 billion yuan [2]. Group 2: Pension and Retirement Services - The company has established a comprehensive service system for pension finance, managing over 370 billion yuan in corporate annuities as of Q3 2025, with notable returns of 10.94% and 18.37% for fixed-income and equity-inclusive portfolios, respectively [2]. - A complete product line for personal pension products has been developed, with 13 fund products catering to various risk-return profiles and retirement ages [2]. Group 3: Investment Education and Engagement - The company has created a comprehensive investment education ecosystem, enhancing its "Investment Knowledge" brand with innovative initiatives like the "Anti-Money Laundering Maze" exhibition and the "Investment Knowledge 2.0" tea-themed event [3]. Group 4: Research and Investment Capabilities - The company has built a robust investment research capability, focusing on a multi-strategy approach and a high-quality professional team, achieving top rankings in absolute and excess returns among large equity fund companies over various time frames [4]. - The fixed income team employs a strategy aimed at low volatility and stable returns, with nine bond funds receiving a three-year five-star rating as of September 30, 2025 [4]. Group 5: Index and REITs Development - The company has established a diverse range of index investment products, covering broad-based, thematic, and enhanced index strategies, facilitating comprehensive asset allocation [5]. - In the public REITs sector, the company has successfully launched several innovative products, contributing to asset revitalization and infrastructure development [5]. Group 6: Digital Transformation and Risk Management - The company is actively pursuing digital transformation, integrating data, technology, and business operations, and has received awards for its advancements in financial technology [7]. - A comprehensive risk management system has been established, incorporating a "9+X" core risk indicator framework to enhance risk identification and control [7]. Group 7: Future Outlook - Looking ahead, the company aims to align with national financial strategies, enhance investor satisfaction, and contribute to building a resilient and vibrant modern financial system in China [8].

Core Insights - Public REITs have emerged as a new growth point for the public fund industry, with a total market value exceeding 200 billion yuan in just four years since their launch in 2021, serving as a vital link between capital markets and infrastructure construction [1][2] Group 1: Public REITs Overview - Public REITs, or publicly offered infrastructure securities investment funds, allow ordinary investors to participate in infrastructure investments by breaking down large projects like highways and wind farms into smaller shares, thus enabling low-threshold investment opportunities [2] - The value of public REITs lies in their ability to "activate" dormant infrastructure assets and connect capital with new projects, creating a virtuous cycle of investment, operation, exit, and reinvestment [2] Group 2: Operational Structure - Public REITs utilize a dual-layer structure of "public fund + asset-backed securities," focusing on underlying infrastructure assets, with returns derived from stable cash flows and potential appreciation in the secondary market [3] - The management of public REITs involves a clear division of responsibilities, with fund managers overseeing the overall strategy while external operators manage daily operations, ensuring asset quality and stable returns for investors [3] Group 3: Investment Strategy - High-quality underlying assets are fundamental to the success of public REITs, with ICBC Credit Suisse's REITs focusing on core values in transportation infrastructure and green energy [4] - The G18 Rongwu Expressway, part of the national highway network, serves as a key asset for the Hebei Expressway REIT, projected to achieve a cash distribution rate of 9.48% in 2024, indicating strong revenue potential [4] - The ICBC Mongolian Clean Energy REIT targets green investments through an inland wind power project, contributing to ecological protection while providing returns to investors [4] - The company is also diversifying its REIT product matrix by actively reserving various asset types such as parking lots, affordable rental housing, and industrial parks to meet different investor needs [4]

Core Viewpoint - The public REITs market has surpassed a total market value of 200 billion yuan within four years since the first products were launched in 2021, providing a new growth point for the public fund industry and serving as a crucial link between capital markets and infrastructure construction [2]. Group 1: Public REITs Overview - Public REITs, or publicly offered infrastructure securities investment funds, allow ordinary investors to participate in infrastructure investments by breaking down large projects like highways and wind farms into smaller shares, enabling low-threshold investment opportunities [4]. - The value of public REITs is reflected in two dimensions: revitalizing dormant infrastructure assets to fund new projects and providing a new investment channel that balances safety, profitability, and liquidity [4]. Group 2: Macro Perspective - From a macro perspective, public REITs are an important tool for implementing financial strategies and expanding effective investments [5]. Group 3: Operational Structure - Public REITs utilize a dual-layer structure combining public funds and asset-backed securities, focusing on underlying infrastructure assets, with returns derived from stable cash flows and potential appreciation in the secondary market [7]. - The management of public REITs features a clear division of responsibilities, with fund managers overseeing the overall strategy while external operational management entities handle day-to-day operations, ensuring stable performance for investors [7]. Group 4: Investment Strategy - High-quality underlying assets are fundamental to public REITs. ICBC Credit Suisse's REITs focus on core transportation infrastructure and align with the green energy trend [9]. - The G18 Rongwu Expressway, part of the national highway network, serves significant logistical functions and is projected to achieve a cash distribution rate of 9.48% in 2024, indicating strong revenue potential [9]. - The ICBC Mongolian Clean Energy REIT targets green investments through an inland wind power project, contributing to ecological protection while generating returns for investors [9]. - The company is also diversifying its REIT product matrix by actively reserving various asset types such as parking lots, rental housing, and industrial parks to meet different investor needs [9].

Core Insights - Public REITs are becoming a key financial tool to support the real economy by revitalizing existing assets and facilitating investment and financing cycles [1][2] - The market for public REITs in China has entered a new phase of "normalization and scaling" after five years of exploration, with the total market value exceeding 220 billion yuan by the end of Q3 2025 [2][14] - ICBC Credit Suisse Asset Management has made significant strides in the public REITs market, launching notable products like the ICBC Galaxy North Expressway REIT and the ICBC Mengneng Clean Energy REIT, which have set records in investor subscriptions [2][8][13] Industry Development - The pilot program for public REITs in China was officially launched in April 2020, and the scope has since expanded to include commercial real estate, creating a dual-driven development model of "infrastructure + commercial real estate" [1][2] - As of Q3 2025, 13 transportation infrastructure REITs have been listed with a total issuance scale exceeding 68 billion yuan, highlighting the significant cluster effect in this sector [4] - The ICBC Galaxy North Expressway REIT has demonstrated strong operational resilience, achieving an annualized cash distribution rate of 9.30% as of Q3 2025 [4][6] Financial Performance - The ICBC Mengneng Clean Energy REIT, launched on December 10, 2024, achieved a subscription multiple of 357 times, setting a record for public REITs on the Shenzhen Stock Exchange [2][8] - The clean energy REIT is backed by wind power assets capable of generating 400 million kilowatt-hours of green electricity annually, contributing to significant carbon reduction efforts [8][10] - The financial indicators for the ICBC Galaxy North Expressway REIT show a revenue of 158 million yuan and a cash flow from operating activities of 134 million yuan for the reporting period [6] Strategic Initiatives - ICBC Credit Suisse Asset Management has established a three-tier collaborative system leveraging the comprehensive financial resources of its parent company, ICBC, to enhance project management and operational efficiency [11][12] - The company is focused on a diversified asset portfolio that includes transportation, clean energy, municipal infrastructure, and elder care services, aligning with national strategic directions [12] - The successful launch of these REITs reflects the company's commitment to revitalizing existing assets and facilitating economic circulation, contributing to the broader goal of a financial strong nation [13][14]