城投债净融资额连续七个月为负 第 472 期 2025-10-09 企业预警通统计数据显示，9月城投债发行量4823.60亿元，环比下降2.76%；净融资连续第7个月为负，融资 缺口环比扩大至326.40亿元。截至9月末，今年以来城投债共计发行40918.32亿元，总偿还额累计42770.54亿 元，净融资额-1852.22亿元。 此外，机构统计市场情况还显示，9月城投债市场呈现"注册上升、审批放缓与终止上升"并存状态，整体融资 节奏依然偏紧。 焦点关注 节后股债开门红，债市"钝刀割肉"配置难度还在增加 此外，为保持银行体系流动性充裕，10月9日，人民银行以固定数量、利率招标、多重价位中标方式开展 11000亿元买断式逆回购操作，期限为3个月（91天）。 四中全会前，人民日报连发八篇钟才文，传递什么信号 银行间债券市场境外机构一站式开户平台上线试运行 党的二十届四中全会将于10月20日至23日在北京召开。9月30日起，《人民日报》连续推出8篇"习近平经济思 想指引下的中国经济专论"系列"钟才文"文章，围绕"经济形势怎么看、经济工作怎么干"，深入系统阐述中国 经济长期稳定发展的内在逻辑，以及中国发展之于世界的机 ...

9月30日，建信住房租赁基金持有型不动产资产支持专项计划（简称"建信长租"ABS）在上交所完成首 次扩募，成为市场首单持有型不动产ABS扩募项目，标志着持有型不动产ABS发挥资产上市平台功能迈 出了关键一步，为专业资产管理机构利用该产品开展资产收并购、打造"募投管退"闭环提供了重要范 本，也吸引更多社会资本参与到住房租赁市场中来，助力探索房地产发展新模式。 "建信长租"ABS去年7月2日设立，发起人建信住房租赁基金（简称"建信住租"）是国内租赁住房领域资 产管理机构，计划管理人为中金公司（601995），首期产品规模为11.7亿元。本次扩募以南京两个保租 房项目作为底层资产，扩募募集规模4.53亿元，累计认购金额27.28亿元，认购倍数7.8倍，参与投资机 构包括银行理财、券商、保险、资管机构等多元化投资人。扩募完成后，"建信长租"总规模16.23亿 元。 持有型不动产ABS从创设到落地、从首发到扩募的过程，提振了市场信心和投资人预期。今年以来，主 流投资者对持有型不动产ABS这类创新的权益型产品认知及共识逐步加深。在市场机制不断明确、交易 活跃度进一步提升的背景下，本次扩募让持有型不动产ABS迸发出了更加旺 ...

新华财经北京9月29日电 当公募REITs市场历经多年探索日趋成熟，其"私募兄弟"——持有型不动产ABS也在加速成长。作为连接不动产市场与资本市场的 金融桥梁，这类产品正悄然成为存量时代下企业优化资本结构、降低资产负债率、盘活资产的重要金融工具。 今年以来，持有型不动产ABS发行明显提速，截至目前，上交所公告产品已累计35只、697.86亿元。在商业地产、工业园区、高速公路、基础设施等不少知 名资产通过证券化方式实现盘活之后，越来越多的企业开始关注并探索这一创新融资渠道。 业内人士表示，在公募REITs众多发展经验的积累与更多支持政策的引导之下，持有型不动产ABS市场活力将进一步释放。亦有机构指出，未来五年持有型 不动产ABS规模有望突破万亿元，各界在税收、流动性、资产类别等方面的深入探索也必将转化为适宜我国资本市场的可复制模式。 融资"新势力"迅猛成长持有型不动产ABS加速扩容 据新华财经梳理，今年以来持有型不动产ABS市场发展突飞猛进。截至2025年9月28日，上交所持有型不动产ABS挂网产品共计35只、697.86亿元，其中有 29只产品为年内接受受理，此前2024年仅有5只产品、2023年仅有1只产品 ...

Core Viewpoint - The real estate industry is experiencing a positive shift in financing, with several companies successfully issuing bonds and notes, which is expected to enhance cash flow and restore market confidence during a period of deep adjustment [1][2][4]. Financing Developments - New City Development's subsidiary issued $160 million in secured notes, Poly Developments plans to issue up to 15 billion yuan in corporate bonds, and Wanda Group disclosed the issuance of 1 billion yuan in medium-term notes [1]. - The total bond financing for real estate companies reached 380.89 billion yuan in the first eight months of 2025, showing a slight year-on-year increase of 0.8% [1]. Credit Bond Market - Credit bonds are the mainstay of financing, accounting for 60.1% of the total financing structure, with 229.09 billion yuan raised in the first eight months [1]. - Companies are using credit bonds to replace high-interest debt, thereby reducing financing costs and alleviating debt pressure [2]. Project Financing and Support - The establishment of a "white list" mechanism for project financing has expanded the scale of financing, with over 7 trillion yuan supporting nearly 20 million housing units [2]. - The new financing model focuses on real estate projects rather than companies, ensuring reasonable financing needs are met while managing financial risks [2]. Innovative Financing Tools - The use of various innovative financing tools, such as operating property loans and public REITs, is shifting real estate financing from relying on new capital to activating existing assets [3]. - Major companies like China Merchants Shekou and Longfor Group have secured hundreds of billions in operating property loans to enhance liquidity and accelerate project delivery [3]. Overseas Financing - The successful issuance of $300 million in senior unsecured bonds by New City Holdings marked a significant step for private real estate companies in re-entering overseas capital markets [4]. - The issuance of $160 million in secured notes by New City Development's subsidiary is seen as a signal of improved market expectations for private real estate companies [4]. Future Outlook - The ongoing improvement in financing conditions is expected to support the stabilization of the real estate market and assist companies in transitioning to a dual development model of both development and operation [4]. - Companies are urged to utilize the newly available funds effectively to maintain the "guarantee delivery" principle and restore buyer confidence [4].

Core Viewpoint - The real estate industry is experiencing a positive shift in financing, with several companies successfully issuing bonds and notes, which is expected to enhance cash flow and restore market confidence during a period of deep adjustment [1][2][4]. Financing Developments - New City Development's subsidiary issued $160 million in secured notes, Poly Developments plans to issue up to 15 billion yuan in corporate bonds, and Wanda Group disclosed the issuance of 1 billion yuan in medium-term notes [1]. - In the first eight months of 2025, the total bond financing for real estate companies reached 380.89 billion yuan, a slight increase of 0.8% year-on-year [1]. Credit Bond Market - Credit bonds are the mainstay of financing, accounting for 60.1% of the total financing structure, with 229.09 billion yuan raised in the first eight months [1][2]. - Companies are using credit bonds to replace high-interest debt, thereby reducing financing costs and alleviating debt pressure [2]. Project Financing and Support - The establishment of a "white list" mechanism has expanded project financing, with over 7 trillion yuan allocated to support nearly 20 million housing units [2][3]. - The new financing model focuses on real estate projects rather than companies, ensuring reasonable financing needs are met while safeguarding financial institutions' risk management [2]. Innovative Financing Tools - The use of various innovative financing tools, such as operational property loans and public REITs, is shifting real estate financing from relying on new capital to activating existing assets [3]. - Major companies like China Merchants Shekou and Longfor Group have secured hundreds of billions in operational property loans to enhance liquidity and accelerate project delivery [3]. Overseas Financing - The successful issuance of $300 million in senior unsecured bonds by New City Holdings marked a significant step for private real estate companies in re-entering overseas capital markets [4]. - The recent issuance of $160 million in secured notes by New City Development's subsidiary is seen as a signal of improved market expectations for private real estate firms [4]. Future Outlook - The ongoing improvement in the financing environment, combined with proactive corporate transformations, is expected to lead the real estate industry towards a healthier development ecosystem [5].

Group 1 - The real estate industry has seen positive financing news since September, with several companies successfully issuing bonds and notes, indicating a potential recovery in market confidence [1][2] - Credit bonds are the mainstay of financing, accounting for 60.1% of the total financing in the first eight months of 2023, which supports the reduction of the industry's asset-liability ratio [1][2] - The issuance of credit bonds allows companies to replace high-interest debt, thereby reducing financing costs and easing debt repayment pressures [2][3] Group 2 - A new financing model focusing on project-based funding rather than company-based funding has been established, with a "white list" mechanism facilitating the financing of over 7 trillion yuan for housing projects [2][3] - Innovative financing tools such as operating property loans and public REITs are being widely utilized, shifting the focus from increasing new financing to activating existing assets [3][4] - The reopening of overseas financing channels for private real estate companies, although limited in scale, signals an improvement in market expectations and creditworthiness [3][4] Group 3 - The successful issuance of bonds by New City Development marks a significant step for private real estate companies in accessing international capital markets, enhancing their credit profile [4] - The ongoing improvement in financing conditions and proactive transformation efforts by companies are expected to lead the real estate industry towards a healthier development ecosystem [5]

不过，自2020年4月份证监会、国家发展改革委联合发布《关于推进基础设施领域不动产投资信托基金（REITs）试点相关 工作的通知》以来，我国已成功上市的清洁能源类公募REITs仅有8只，总募资额约200亿元，这相较于全市场公募REITs数量及 规模，占比偏低。 在这一背景下，持有型不动产资产支持证券（持有型不动产ABS）逐步受到市场关注。市场期待，同属直接融资项下资产 证券化产品——持有型不动产ABS能够成为公募REITs的有力补充，进一步满足能源转型等特定投融资需求。 今年8月份，由远景能源有限公司、泰康资产、财通资管联合发起的"泰康资产—财通—远景新能源持有型不动产资产支持 专项计划（碳中和）"（以下简称"远景能源ABS"）于上海证券交易所成功挂牌。这是全国首单清洁能源持有型不动产资产支 持专项计划（即"持有型不动产ABS"），远景能源ABS的设立，被视为创新融资形式推动清洁能源基础设施高质量发展的一次 重要实践。 ■谢若琳 构建并完善绿色金融体系、推进能源转型，是"双碳"行动及促进经济社会绿色低碳转型的重要支撑和必由之路。 我国正持续优化绿色金融体系。今年2月份，证监会出台《关于资本市场做好金融"五篇大 ...

Policy and Market Overview - In 2025, the issuance of CMBS/CMBN and REITs is driven by the need to revitalize existing assets and reduce liabilities, supported by policies promoting a multi-tiered REITs market[4] - The issuance market remains robust with a total of 76 transactions from January to July 2025, reflecting a year-on-year increase of 35.71%[7] - The total issuance scale reached 1026.75 billion CNY, up 21.36% year-on-year, indicating strong financing demand[7] Issuance and Performance Metrics - The proportion of CMBS/CMBN and REITs in the ABS market was 8.95%, showing a slight year-on-year decline[7] - The average issuance rates for AAAsf and AA+sf rated securities were 2.44% and 2.66%, respectively, down 36bps and 95bps from the previous year[19] - The average issuance rate for AAAsf rated REITs was 2.40%, slightly lower than the 2.48% for CMBS/CMBN, maintaining a consistent spread of 8bps compared to the previous year[20] Asset and Investor Insights - Local state-owned enterprises accounted for nearly half of the actual issuers, with city investment enterprises primarily issuing CMBS/CMBN products[23] - The diversity of underlying assets has increased, with significant contributions from shopping malls, parks, and energy assets, each accounting for over 15% of issuance[17] - The number of projects with specific identifiers increased significantly, with 22 projects identified, including 11 related to green initiatives[9] Future Outlook - The low interest rate environment is expected to persist, with a continued trend of narrowing spreads anticipated in the second half of 2025[34] - The market for holding-type real estate ABS is expected to expand, with nearly 20 projects currently in the review stage for issuance[35] - The competition in the office and industrial park sectors is intensifying, with high vacancy rates projected to continue due to limited demand[36]

Core Insights - The public REITs market in China has experienced significant growth in asset types and market size since its inception, with a stable and diversified investor structure emerging over time [1][3][9] - The article aims to analyze changes in investor structure and provide insights for optimizing the market to promote healthy development [1][9] Market Development - The REITs market has undergone a complete cyclical change from June 2021 to June 2025, with various phases of market performance [2] - As of June 30, 2025, a total of 68 public REITs have been issued, with a total issuance scale of 183.072 billion yuan and a market capitalization of 205.475 billion yuan [3] Secondary Market Performance - The secondary market for public REITs has experienced seven distinct phases from January 2021 to June 2025, ranging from initial stability to significant fluctuations and eventual recovery [5][7] - The overall dividend yield for property REITs is 3.84%, while operating rights REITs yield 8.88%, indicating attractive returns compared to fixed-income products [8] Investor Structure - By the end of 2024, the investor structure remained stable, with original equity holders and related parties holding 56% of the market [9] - Securities firms and insurance institutions lead the participation among institutional investors, with securities firms holding over 70 billion yuan and insurance institutions over 60 billion yuan [9][11] Investment Strategies - Insurance investors focus on stable sectors such as affordable rental housing and internet data centers, aligning with their long-term, stable return requirements [21][22] - Securities firms have shown a flexible investment approach, with a notable increase in the number of firms participating in the REITs market from 16 to 43 by the end of 2024 [16][25] Emerging Trends - The number of institutional investors in the public REITs market has increased significantly, from about 50 in 2021 to nearly 200 by the end of 2024 [18] - New entrants, including private equity and industry capital, are rapidly gaining market share, enhancing market efficiency and liquidity [20][39] Policy Recommendations - To address the supply-demand imbalance in the REITs market, it is essential to expand the number of quality projects and accelerate the issuance process [41][42] - Improving market tools such as REITs indices and ETFs can enhance liquidity and attract more institutional investors [43][44]

Core Viewpoint - The successful issuance of the Wuxi Economic Development Zone National Sensor Information Industry Park asset-backed securities (ABS) project marks a significant milestone as the first industrial park holding-type ABS in China, with a scale of 660 million yuan [1][2]. Group 1: Project Overview - The underlying asset of the project is located in the Wuxi Economic Development Zone, focusing on industries such as intelligent connected vehicles, sensors, and the Internet of Things, with a good overall occupancy rate [2][3]. - The project includes a diverse tenant base, comprising one listed company and over 60 large-scale enterprises, demonstrating significant industrial clustering effects [2]. Group 2: Market Impact - The successful launch of the Wuxi project expands the asset categories within the holding-type real estate ABS market, providing diverse and high-quality investment targets for the capital market [2][3]. - The project serves as a new benchmark for revitalizing existing assets in quality industrial parks and establishes a new path for the securitization of similar projects nationwide [2][3]. Group 3: Financial and Strategic Value - The project enhances the asset structure of the issuing entity, improves funding operation capabilities, and provides new equity financing options for local state-owned enterprises [3]. - Financially, the securitization allows for the off-balance-sheet treatment of existing assets, effectively reducing the asset-liability ratio [3]. - Strategically, the issuance injects new momentum into the creation of a professional asset operation platform, facilitating a virtuous cycle of investment, financing, construction, and management [3]. Group 4: Investor Participation - The issuance attracted a wide range of medium- to long-term capital from various market participants, with total subscriptions exceeding five times the offering, laying a solid foundation for future liquidity in the secondary market [4]. - The project enriches the investment choices within the holding-type real estate ABS market and promotes the diversification of market participants [4]. Group 5: Future Developments - The Shanghai Stock Exchange plans to continue supporting the development of the holding-type real estate ABS market, focusing on high-quality development of central enterprises and revitalization of local state-owned assets [4][5]. - There will be an emphasis on enhancing asset quality and innovating operational models, aiming to create benchmark holding-type real estate ABS projects that effectively revitalize existing assets and expand effective investments [5].