首批商业不动产 REITs 项目申报 -公募 REITs 行业周报 评级：无评级 分析师：陈希瑞 执业证书编号：S0740524070002 Email：chenxr@zts.com.cn | 基本状况 | | | --- | --- | | 上市公司数 | 78 | | 行业总市值(亿元) | 2225.68 | | 行业流通市值(亿元) | 1247.05 | 相关报告 资产为王，重视节奏》2025-12-11 2025-12-07 3、《证监会商业不动产 REITs 试点 公告解读：公募 REITs 迈向"基础设 2025-11-29 REITs 证券研究报告/行业定期报告 2026 年 01 月 31 日 报告摘要 本周行情回顾： 本周 REITs 指数下跌 0.36%，沪深 300 累计下跌 0.57%，中证红利指数下跌 1.78%，中 证全债指数上涨 0.19%，中债 1 年期国债指数上涨 0.03%，中债 10 年期国债指数上涨 0.34%，中证转债指数上涨 1.08%。上市以来 REITs 与十年期国债、一年期国债、中证 转债相关性分别为 0.24、0.08、0.64，与沪深 300、中证红利 ...

Group 1 - The core viewpoint of the article highlights the significant progress made in the Inner Mongolia capital market during the "14th Five-Year Plan" period, with a focus on enhancing the service efficiency of the capital market and supporting the transformation of the regional economy [1][9] - Inner Mongolia added 12 new listed companies during the "14th Five-Year Plan," with the total market capitalization of A-share listed companies exceeding 1 trillion yuan, marking a 68% increase since the end of 2020 [2][3] - The region has established a multi-tiered enterprise listing cultivation system, with 112 companies in the listing reserve pool and 9 companies signing cultivation agreements, focusing on specialized and innovative enterprises [2][3] Group 2 - The quality and market value of listed companies in Inner Mongolia have improved, with significant developments in industrial clusters and resource optimization through mergers and acquisitions [3][4] - Inner Mongolia's listed companies distributed approximately 930.26 billion yuan in cash dividends, doubling the amount from the previous five-year period, indicating enhanced investor returns [4] - The region's capital market has developed a multi-faceted financial system that integrates stocks, bonds, funds, and futures, supporting the new ecological model of industry-finance integration [6][9] Group 3 - The Inner Mongolia Securities Regulatory Bureau has implemented strict regulatory measures to ensure market stability, including the smooth delisting of underperforming companies and increased scrutiny of financial misconduct [8] - The region has successfully launched various financial instruments, including the first public REITs in the northwest, which provide a market-based model for energy companies to optimize their assets [6][7] - Looking ahead to the "15th Five-Year Plan," the focus will be on cultivating new productive forces and enhancing the collaborative efficiency of the capital market to support key industries such as new energy and rare earth materials [9]

新华财经上海12月31日电（记者杨溢仁）近日，备受市场关注的新疆首单水电公募REITs顺利发售。公 开数据显示，华夏中核清洁能源REIT的比例配售前认购资金累计达1616.89亿元，公众投资者的有效认 购倍数约为392倍，网下投资者的有效认购倍数超340倍，彰显了市场对基金优质底层资产与运管机构专 业管理能力的认可。 业内人士认为，依托产品鲜明的清洁能源属性，该基金将为清洁能源产业的规模化、市场化进阶注入强 劲资本动能。 产品扩容提速两级市场分化演进 自我国基础设施公募REITs试点启动以来，清洁能源REITs已完成从无到有、由点及面的跨越，成为绿 色金融体系的重要组成部分。 公开数据显示，截至2025年11月30日，国内已上市能源基础设施公募REITs共8只，发行规模合计207.89 亿元，二级市场总市值约235.09亿元，类型全面覆盖风力、光伏、水力及燃气发电四大细分领域。具体 到产品方面，其中既有中信建投国家电投新能源REIT、中信建投明阳智能新能源REIT等风电领域标杆 产品，也有中航京能光伏REIT这类全国首单光伏发电类REITs，而华夏中核清洁能源REIT的成功发售更 成为了市场焦点，其底层资产为 ...

Core Viewpoint - The development of REITs in the clean energy sector is accelerating, providing a stable income channel for investors and facilitating the financing of clean energy companies as China pursues its carbon peak and carbon neutrality goals [1][2]. Market Expansion - The clean energy REITs sector in China is entering a period of intensive issuance, with a total of 8 energy infrastructure REITs by July 2025, raising approximately 20 billion yuan [5]. - The premium rates for energy REITs range from 19.36% to 98.08%, indicating high investor sentiment and overall valuation in the domestic REITs market [5]. - Some clean energy REITs demonstrate strong profitability, with notable performances such as CITIC Construction Investment's REIT achieving 903 million yuan in revenue and 289 million yuan in net profit in 2024 [5]. Cash Distribution Performance - Clean energy REITs exhibit good cash return capabilities, with CITIC Construction Investment's REIT distributing approximately 677 million yuan in total by the end of 2024, exceeding its disclosed target by 111.1% [6]. - Most clean energy REITs have seen significant price increases in the secondary market by the end of 2024, with liquidity indicators ranking among the top in the market [6]. Investment Rationality - Despite advancements in asset securitization, the secondary market for clean energy REITs faces pressure, with some experiencing declines in value [8]. - The issuance of high-quality green assets is attracting institutional investors, as seen in the successful full subscription of a 1.226 billion yuan issuance at a low interest rate of 2.45% [8]. - The evaluation of investment value in energy REITs should consider the sustainability of operating cash flows, which can be influenced by short-term factors like electricity price subsidies [8]. Industry Development - The clean energy REITs sector is transitioning from pilot exploration to standardized expansion, with the total number of products increasing to 8 as of August 2025 [11]. - The first income distribution from the Yanjing Energy ABS has provided practical experience for similar products, indicating a growing market supply [11]. - The sector is expected to strengthen its role in connecting industrial development with capital support, providing stable returns and facilitating the construction and operation of clean energy projects [12].

Core Viewpoint - Clean energy REITs are entering a new stage of "value realization" and "growth potential" as the "dual carbon" goals continue to advance, showcasing strong cash flow and dividend capabilities, along with significant growth potential and green fundraising ability [2][4][10]. Group 1: Performance and Distribution - The first water REIT in China, the "Jia Shi China Electric Power Clean Energy REIT," achieved revenue of 36.31 million yuan and a distributable amount of 30.51 million yuan in the first half of the year, with a cumulative distribution amount of 7.388 million yuan for 2024, accounting for 96.94% of the distributable amount [4]. - The "Hua Xia Tebian Electric Power New Energy REIT," the first new energy public REIT in Xinjiang, reported revenue of 9.798 million yuan and a distributable amount of 1.835 million yuan, with a total distribution of 157.6 million yuan since its listing [4]. - The "Zhong Hang Jing Neng Photovoltaic REIT" achieved revenue of 153 million yuan and a distributable amount of 68 million yuan, with a cumulative increase of 46.68% since its listing, and total dividends of 673 million yuan [5][6]. - The "Zhongxin Jiantou Mingyang Intelligent New Energy REIT" reported revenue of 112.79 million yuan and a distributable amount of 36.72 million yuan, with a cumulative distribution of 235 million yuan since its listing [6]. Group 2: Underlying Asset Operations - The underlying asset of the "Jia Shi China Electric Power Clean Energy REIT" is the Wuyi Bridge Hydropower Station with a total installed capacity of 137,000 kW, which saw an 8.17% increase in electricity generation in the first half of the year [8]. - The "Hua Xia Tebian Electric Power New Energy REIT" operates a 150 MWp photovoltaic project in Xinjiang, achieving 52.7% of its forecasted annual revenue and 51.7% of its forecasted annual electricity generation in the first half of the year [8]. - The "Zhong Hang Jing Neng Photovoltaic REIT" manages two photovoltaic projects with a combined annual generation capacity of approximately 5.1 billion kWh, maintaining stable operations despite external pressures [9]. - The "Zhongxin Jiantou Mingyang Intelligent New Energy REIT" operates two wind power projects with a total capacity of 150 MW, reporting an 8% increase in revenue in the first half of the year [9]. Group 3: Expansion and Asset Integration - The "Zhong Hang Jing Neng Photovoltaic REIT" has received approval for a product change application to expand its asset base by integrating two hydropower projects, potentially doubling its asset scale and enhancing cash flow [11]. - The "Jia Shi China Electric Power Clean Energy REIT" is actively preparing for expansion, aiming to revitalize clean energy assets within the China Electric Power system, which has a total installed capacity of approximately 5 million kW [12]. - The "Hua Xia Tebian Electric Power New Energy REIT" and "Mingyang Intelligent New Energy REIT" are also pursuing expansion strategies, focusing on acquiring additional renewable energy assets to diversify risks and optimize project returns [12].

Core Insights - The article highlights the robust performance of clean energy REITs in the Shanghai market, showcasing their resilience and diverse operational capabilities amid ongoing "dual carbon" goals and supportive green finance policies [1][6] Group 1: Performance Metrics - Five clean energy REITs demonstrated strong operational results in the first half of the year, maintaining high electricity generation efficiency, stable cash flow, and attractive distribution rates, indicating their strong anti-cyclical capacity and long-term investment value [2][6] - For instance, the CITIC Construction Mingyang Intelligent New Energy REIT reported a total installed capacity of 150,000 kW, generating 236 million kWh of electricity, a year-on-year increase of 8.75%, with a distribution rate of 4.13% that could rise to 8.87% when considering potential benefits from national subsidy factoring [2][3] - The China Power Construction Clean Energy REIT achieved 150 million kWh of electricity generation from the Sichuan Wuyi Bridge Hydropower Station, reflecting an 8.14% year-on-year growth, with a distribution rate of 3.50% [3] Group 2: Operational Strategies - REIT managers presented innovative operational strategies, transitioning from "asset management" to "asset operation," which enhances long-term value [4][5] - The Mingyang REIT employs a "1+2" operational management model, ensuring efficient project operation through a coordinated approach among different entities, while also implementing risk transfer mechanisms such as insurance [4] - The State Power Investment REIT emphasizes a risk management culture that links safety responsibilities to performance, enhancing compliance governance through regular inspections and operational meetings [4] Group 3: Future Outlook - The clean energy REITs are evolving from mere financing tools to vital links between the green industry and capital markets, supported by continuous national policies promoting green finance [5][6] - With the completion of high-voltage transmission projects, the capacity for clean energy delivery from regions like Sichuan is expected to improve, providing further growth opportunities for these REITs [5]

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]