Core Insights - The domestic economy has shown signs of recovery since 2025, leading to increased consumer confidence and spending, which has positively impacted the performance of real estate investment trusts (REITs) in the consumer infrastructure sector [2][3] - The consumer REITs market has become one of the most prominent sectors in the capital market this year, with 12 listed consumer infrastructure REITs achieving a total market capitalization of 41.865 billion yuan [2][3] - The average increase in the share prices of consumer REITs has significantly outperformed other types of REITs, with some newly listed products showing remarkable growth [4][5] Consumer REITs Performance - In 2025, five consumer infrastructure REITs were successfully listed, bringing the total to 12, with a notable diversification in asset types from traditional shopping centers to outlets [3][4] - Key financial metrics for consumer REITs have remained high, with average occupancy rates of 97.20% and collection rates of 99.65% reported in Q3 2025, indicating strong operational resilience [4][6] - The top-performing consumer REITs have shown significant price increases, with the highest being 71.36% for the E-Fund Huawai Market REIT [4][5] Market Trends and Future Outlook - The REITs market is viewed as a "blue ocean" with potential for future growth, although the current transformation path remains unclear [2][7] - The introduction of policies to facilitate the expansion of REITs, such as reducing the listing period for expansion from 12 months to 6 months, is expected to drive growth in the sector [6][9] - The operational capabilities of REITs are becoming increasingly important for performance differentiation, with a focus on optimizing brand portfolios and enhancing asset appeal [6][9] Industry Insights - The REITs market in China is still in its nascent stage, with a total market size of over 200 billion yuan, which is relatively small compared to the global REITs market of 2 trillion USD [7][9] - Industry experts emphasize the need for innovative thinking and learning from mature markets like Japan and Singapore to enhance the development of China's REITs [7][9] - The REITs model is seen as a solution to the challenges of real estate investment, providing liquidity and flexible exit options for investors, thereby transforming the investment and management landscape [9]

从盘活到增效 公募REITs为资本市场引来"活水" 中国基金报记者李树超王思文 在中国经济发展新格局中，公募REITs正从金融创新工具逐步成长为推动基础设施建设与经济高质量发 展的重要力量。 近日，国家发展改革委表示，已累计向证监会推荐上百个REITs项目，覆盖十大行业，预计可带动新项 目总投资超过1万亿元。 业内人士表示，公募REITs在盘活资产、优化财务、提升运营效率等方面作用显著。行业期待更多资产 类型扩容、长期资金入市、市场流通性进一步提升，推动REITs市场高质量发展。 盘活资产、优化结构、提升效率 更关键的是，公募REITs以市场化机制倒逼基础设施提升运营效率，要求管理方从"重建设"转向"重运 营"，为高质量发展注入内生动力。 为现代化基础设施体系注入活力 公募REITs的战略作用，在于盘活海量存量资产，打通投融资循环的"任督二脉"，为新增万亿元投资提 供可持续路径。 财通资管投资经理付磊对记者表示，长期以来，基础设施项目因投资规模大、资金回收周期长、退出渠 道有限，社会资本参与的积极性不高。而市场是资源配置的最有效手段之一，公募REITs二级市场的发 展完善为一级市场提供了定价基准，有利于吸引包 ...

Report Industry Investment Rating - No relevant content provided Core Views - The "15th Five-Year Plan" draft proposes to support the development of innovative products such as asset securitization and promote the high - quality development of the real estate industry [2] - The "Action Plan" supports the issuance of REITs for eligible commercial real estate projects, which is conducive to revitalizing the stock assets in the commercial real estate field and promoting the recovery of the real estate industry [3] - In September 2025, the issuance of asset - securitized products in the whole market increased significantly, and the issuance costs of different types of products were differentiated [7] - The issuance scale of products in the inter - bank and exchange markets has increased, with the largest increase in credit ABS [16] - The trading activity of ABS products in the secondary market has generally increased, and products such as class REITs and micro - enterprise loans have relatively active transactions [19] Summary by Directory 1. Overall Market Issuance Situation - In September 2025, a total of 299 issues of asset - securitized products were issued in the whole market, with a total scale of 268.78 billion yuan, a 43% increase from the previous period [7] - The average issuance costs of policy - loan - based and micro - enterprise - loan - based products were relatively high, while those of personal auto - loan products were relatively low [7] - The secondary - stratification ratios of products such as trust - beneficiary rights, shantytown - renovation/affordable - housing, and accounts - receivable did not exceed 10%, while that of non - performing - loan products remained at a high level [7] - The stratification ratios of different products with underlying assets such as micro - enterprise loans and class REITs varied greatly [7] - Exchange - traded ABS: 191 issues were issued, with a total scale of 164.946 billion yuan, a 41% increase from the previous month. The coupon rates of priority products with disclosed credit ratings ranged from 1.65% to 3.95% [13] 2. Issuance Situation in the Inter - bank and Exchange Markets - Inter - bank market ABS: 38 issues of products were issued, with a scale of 36.569 billion yuan, a 72% increase from the previous month. The priority products were all rated AAAsf, and the highest coupon rate was 2.80% [16] - The secondary - stratification ratios of products ranged from 12% to 35%, and nearly 90% of inter - bank ABS products had a secondary - stratification ratio of over 20% [16] - Transaction - Association ABN: 70 issues were issued, with a total scale of 67.363 billion yuan, a 16% increase from the previous month. The coupon rates of priority products with disclosed credit ratings ranged from 1.60% to 3.80% [17] 3. Secondary Market - Inter - bank market ABS: The total trading volume was 20.378 billion yuan, and the trading activity increased significantly. Non - performing - loan products had the largest trading volume [19] - Exchange - traded ABS: The total trading volume was 104.656 billion yuan, and the trading scale increased significantly from the previous month. Class REITs products had the largest trading volume [22] - Transaction - Association ABN: The total trading volume was 54.07 billion yuan, and the trading scale further increased. Micro - enterprise loans and bank/Internet consumer loans had relatively active transactions [25]

不难发现，这些REIT均通过优质底层资产运营和稳定现金流吸引投资者，资本市场热度持续攀升。以近期发行的华夏中海商业REIT和华夏凯德商业 REIT为例，前者的公众投资者和网下投资者有效认购倍数分别为361.9倍和320.5倍，基金比例配售前认购金额累计近1600亿元，为拟募集规模约100倍； 后者的公众投资者和网下有效认购倍数则分别是535.2倍和超252.6倍，基金比例配售前认购资金累计3091.7亿元，是拟募集规模的135.2倍。 来源：铱星云商 主编：曹婕 撰文&编辑：李敏 随着10月31日华夏中海商业REIT在深圳证券交易所成功上市，国内消费基础设施REITs市场规模再度扩容。截至2025年10月31日，国内消费基础设施 REITs市场已有12支REIT上市，涵盖购物中心、奥特莱斯、社区商业、农贸市场等。 时下，正是各上市消费基础设施REIT公布2025年第3季度业绩的时间节点，各REIT底层资产项目运营情况被详尽地披露在报告中。基于此，铱星云商盘点 了8支已公布第3季度经营数据的消费基础设施REIT，以供行业人士参考。 | 8支上市消费基础设施REITs一季度经营盘点 | | | | | | --- ...

Core Insights - The total bond financing in the real estate sector for August was 55.31 billion, a year-on-year decrease of 4.3% [1] - The average bond financing interest rate in August was 2.51%, showing a decline both year-on-year and month-on-month [3] - From January to August, the total bond financing for real estate companies reached 380.89 billion, a slight year-on-year increase of 0.8% [2] Financing Structure - In August, credit bond financing amounted to 30.78 billion, down 18.4% year-on-year, accounting for 55.6% of total financing; ABS financing was 24.53 billion, up 22.0% year-on-year, making up 44.4% [1][2] - For the first eight months, credit bond financing totaled 229.09 billion, a year-on-year decrease of 6.9%, while ABS financing reached 146.07 billion, a year-on-year increase of 16.8% [2] Notable Issuances - In August, China Overseas Land & Investment issued the highest amount of bonds at 5.3 billion, while Suzhou High-tech Zone had the lowest financing cost at 1.66% [4] - Several private and mixed-ownership enterprises successfully issued credit bonds totaling approximately 2.2 billion, with longer maturities of over three years [1][4] Debt Restructuring - Over 20 distressed real estate companies have received approval for debt restructuring, with a total debt resolution scale exceeding 1.2 trillion RMB [4] - China Evergrande officially delisted on August 25, and China Communications Real Estate completed a significant asset restructuring [4]

Group 1: Market Overview - The retail market in core cities shows differentiated supply rhythms, with cities like Beijing and Shenzhen leading in new supply, while cities like Hangzhou show no new supply, indicating varying levels of commercial development activity [3] - The net absorption rate reflects resilience in demand, with Shenzhen leading at 29.8 thousand square meters, while Chengdu shows a negative absorption of -4 thousand square meters due to market adjustments and brand closures [3] Group 2: Vacancy Rates and Rental Levels - Vacancy rates vary significantly among cities, with Shenzhen having the lowest at 4.1%, while Shanghai and Chengdu have higher rates at 8.6% and 9% respectively, influenced by new supply and project adjustments [4] - In terms of rental levels, Shanghai has the highest average rent at 31.9 yuan/day/sqm, while Shenzhen has the lowest at 18.1 yuan/day/sqm; Nanjing leads among second-tier cities at 22.5 yuan/day/sqm, with Chengdu at the bottom at 11.9 yuan/day/sqm [4] Group 3: REIT Performance - Different REITs show varied performance metrics, with 华夏华润商业 REIT achieving the highest revenue at 18,319.83 thousand yuan, attributed to its large asset base and strong brand appeal [6] - 华夏首创奥莱 REIT and 华安百联消费 REIT, while smaller in revenue, have business models that may yield higher profit margins and stable cash flows [7] - The cash flow to revenue ratio for 华夏华润商业 REIT is notably high at 68%, indicating effective conversion of revenue into cash flow [8] Group 4: Major Transactions - 英格卡 plans to sell 10 shopping centers in China, with the first three located in Wuxi, Beijing, and Wuhan, involving a total of 16 billion yuan, as part of a strategy to improve cash flow and shift towards a light asset operation model [5] - The sale reflects the need for financial improvement, as 英格卡 reported a 5.5% decline in revenue to 41.8 billion euros and a 46.5% drop in net profit to 806 million euros for the 2024 fiscal year [5] Group 5: Upcoming Developments - 天虹股份 has received formal acceptance for its public REIT project based on the Suzhou Xiangcheng Tianhong Shopping Center, which has undergone significant upgrades and is expected to have a distribution rate of 4.92% in 2026 [10] - The project has shown consistent sales growth from 605 million yuan in 2022 to 726 million yuan in 2023, with rental efficiency improving from 113.91 yuan/sqm/month to 148.86 yuan/sqm/month [10][11]

Group 1 - The core viewpoint of the articles highlights the significant growth and recovery of China's asset securitization market in the first half of 2025, with an issuance scale of approximately 0.96 trillion yuan, representing a year-on-year increase of 28.74% [2] - By the end of June 2025, the market's outstanding scale reached approximately 3.77 trillion yuan, up from 3.09 trillion yuan at the end of May 2025 [2] - Several targeted policies have been introduced to support the development of the asset securitization market, including the promotion of credit asset securitization in key sectors [2] - The issuance of asset-backed notes (ABN) surged to 258.28 billion yuan, marking a year-on-year growth of 48.70%, establishing itself as a significant growth driver in the market [3] Group 2 - The first half of 2025 saw the emergence of innovative asset securitization products, including green ABS, data asset ABS, and new energy ABS, driven by supportive policies [2] - The first data asset ABS was issued in Shenzhen Stock Exchange with a scale of 130 million yuan, exploring new paths for the marketization of data elements [2] - The asset securitization forum scheduled for September 25, 2025, in Shanghai will focus on current market trends and feature discussions on cross-border ABS, consumer infrastructure REITs, and digital asset securitization [3] - The forum will also include the "Jiefu Award" ceremony to recognize outstanding achievements in the financial sector [3]

Investment Rating - The report maintains an "Overweight" rating for the REITs sector, indicating a positive outlook for investment opportunities in the coming years [7]. Core Insights - The REITs market is expected to benefit from a low interest rate environment in 2025, with three main investment strategies suggested: focusing on policy-driven projects, selecting resilient assets, and monitoring the expansion of REITs [4]. - The report highlights a trend of performance divergence among various REIT sectors, emphasizing the importance of timing in investment decisions [1][4]. Summary by Sections Warehousing and Logistics - In Q2 2025, the average occupancy rate for warehousing logistics REITs was 94.3%, with a quarter-on-quarter increase of 0.8 percentage points and a year-on-year increase of 4.4 percentage points [10]. - The average rental rate was 52.4 CNY/sqm/month, reflecting a competitive market where tenants are cautious about renewing leases [10][11]. Consumer Infrastructure - The average occupancy rate for consumer infrastructure REITs in Q2 2025 was 97.1%, with a quarter-on-quarter increase of 0.9 percentage points, although it saw a year-on-year decline of 1.3 percentage points [14]. - The average rental rate was 217.9 CNY/sqm/month, showing a quarter-on-quarter decrease of 3.9% but a year-on-year increase of 5.0% [14][15]. Affordable Housing - The average occupancy rate for affordable housing REITs was 96.0% in Q2 2025, with a quarter-on-quarter increase of 1.0 percentage points and a year-on-year increase of 0.9 percentage points [20]. - The average rental rate was 54.0 CNY/sqm/month, indicating stability in rental income despite slight fluctuations [20]. Industrial Parks - The report notes a decline in both occupancy rates and rental income for industrial parks, driven by increased competition and economic pressures [2]. Highways - In Q2 2025, highway REITs experienced a seasonal decline in traffic volume, but year-on-year comparisons showed recovery, particularly in freight traffic which increased by 1.3% [3]. Energy and Environmental Protection - The performance of energy and environmental protection REITs was mixed, with wind power projects performing well while solar projects faced challenges due to decreased sunlight and increased competition [3].

Issuance Market - In the current period, 2 REITs were issued with a total scale of 5.58 billion yuan, and the average allocation ratio remains low at 0.43% [1][6] - A total of 12 REITs have been issued this year, with the number increasing by 9% compared to the same period last year, while the total issuance scale decreased by 23% to 20.9 billion yuan [1][6] - The issuance of property REITs shows a significant advantage in both quantity and scale compared to operating rights REITs, accounting for over 80% of the total [1][6] Secondary Market - The current number of REIT products in the market is 71, with a total scale exceeding 211.9 billion yuan, maintaining a lead in property REITs over operating rights REITs [2][13] - The REITs market experienced a slight decline of -0.62%, lagging behind the stock market, while the overall increase for the year is 16.33%, significantly outperforming stock indices [2][14] - Property REITs have shown a year-to-date increase of 18.82%, while operating rights REITs increased by 13.84%, with notable performance differences among various underlying asset types [2][14] Dividend Situation - The total dividends for the REITs market in 2025 reached 4.572 billion yuan, with a dividend yield of 2.80%, which is lower than the dividend yield of the CSI Dividend Index [3][28] - Property REITs have a dividend yield of 2.30%, significantly lower than the 3.42% yield of operating rights REITs [3][28] - The forced dividend nature of REITs results in high dividend ratios across different types, with operating rights REITs showing higher dividend amounts and yields compared to property REITs [3][29] Investment Value Analysis - The latest valuation for all property REITs is 27.39, which has decreased compared to the previous period, with affordable housing REITs showing relatively high valuations [4][35] - The valuation (P/EBITDA) for industrial park REITs is the lowest among all asset types, while the internal rate of return for water conservancy facility REITs is the highest among operating rights REITs [4][35] - The dividend yield for property REITs calculated from actual dividends over the past year is 3.61%, indicating a strong dividend ratio compared to stock indices [4][35]

Investment Rating - The report maintains a cautious outlook on the industry, with expectations of GDP growth slowing to 4.5% in the third quarter of 2025, following a strong second quarter performance [3][13]. Core Insights - The second quarter showed robust growth, but June data revealed emerging concerns, particularly in retail and export sectors, indicating a potential softening of economic momentum [3][4]. - The real estate market continues to struggle, with declining transaction volumes and increased fiscal pressure on local governments, necessitating potential policy adjustments [5][12]. - Consumer spending is being supported through financial measures, with a focus on enhancing service supply to stimulate demand [10][11]. Summary by Sections Economic Performance - The second quarter GDP growth is projected to reach 5%, but a decline to 4.5% is anticipated in the third quarter due to weakening exports and a sluggish real estate market [3][13]. - Retail sales showed strong performance in early June, driven by promotional activities, but this may not be sustainable as consumer sentiment weakens [4][10]. Export and Trade - Exports to the U.S. saw a rebound in June, likely due to seasonal demand for the holiday shopping season, but overall export performance remains weak [4][18]. - Container throughput at major ports in China has significantly slowed, indicating a broader decline in trade activity [4][14]. Real Estate Market - The real estate sector remains under pressure, with transaction volumes continuing to decline and fiscal revenues falling short of budget targets [5][22]. - Local governments face increasing fiscal challenges, prompting discussions on expanding budgetary flexibility and potential new financing tools [5][12]. Consumer Spending and Policy Measures - The government is implementing measures to support consumer spending, including financial backing for service consumption and infrastructure development [10][11]. - Structural reforms are necessary for a more balanced economic recovery, focusing on social welfare and tax reforms [11][12].