1月26日，京东产发（京东智能产发股份有限公司）正式向港交所递交A1申请文件，联席保荐人为美银 证券、高盛及海通国际。该公司拟通过上市募资，用于扩展在海外关键物流节点的基础设施资产网络， 提升在中国的基础设施资产网络的密度与质量、强化在核心地理位置及战略物流节点的布局，完善解决 方案及服务以吸引及留存客户。 京东集团及关联方贡献超四成收入 据介绍，京东产发通过开发、持有及管理现代化基础设施，以及贯彻已经过验证的资本循环战略，构建 了一个极具延展性的商业模式基础设施解决方案，产生可持续现金流。其收入包含基础设施解决方案、 基金/合伙投资平台管理、其他，每一类收入又可按来自京东集团及其关联方、来自外部客户的收入作 划分。三大收入中，基础设施解决方案的收入占总收入超90%，京东集团及其关联方贡献了三至四成。 从总收入看，京东产发2023、2024年收入分别为28.68亿元、34.17亿元，2025年前9个月收入同比增长 21.16%至30.02亿元。值得注意的是，2023年、2024年以及截至2024年9月30日和2025年9月30日止的九 个月内，源于京东集团及其关联方的收入分别占总收入42.3%、40.6%、4 ...

1月26日，京东产发(京东智能产发股份有限公司；JINGDONG Property,Inc.)正式向香港联交所递交A1申 请文件。京东产发是京东集团旗下的现代化基础设施开发及管理平台，也是京东供应链生态系统的基 石。截至2025年9月30日，京东产发已在境内29个省级行政区及境外10个国家和地区，开发、拥有或管 理285个现代化基础设施资产，总建筑面积约2710万平方米，资产管理规模总额为1215亿元人民币。京 东产发总计开发、持有或管理的现代化基础设施包括259个物流园、20个产业园以及6个数据中心基础设 施。 ...

智通财经APP获悉，1月26日，京东产发(京东智能产发股份有限公司；JINGDONG Property, Inc.)正式向 香港联交所递交A1申请文件。京东产发是京东集团旗下的现代化基础设施开发及管理平台，也是京东 供应链生态系统的基石。截至2025年9月30日，京东产发已在境内29个省级行政区及境外10个国家和地 区，开发、拥有或管理285个现代化基础设施资产，总建筑面积约2710万平方米，资产管理规模总额为 1215亿元人民币。京东产发总计开发、持有或管理的现代化基础设施包括259个物流园、20个产业园以 及6个数据中心基础设施。 ...

路港业务筑牢业绩基本盘，未来发展亦有看点：公司旗下高速及港口业务主要由深高速、南京西坝码头 等港口公司负责日常运营。公司收费公路及港口业务利润较为稳定，为公司盈利的基本盘，对公司利润 贡献中枢约为11 亿港元。 机构：财通证券 研究员：祝玉波 实控人为深圳市国资委，掌握湾区优质资产：深圳国际是直属深圳市国资委的交运资产管理平台，掌握 湾区优质资产。公司在发展过程中逐步建立了物流业务分部以及收费公路+大环保业务分部的业务线。 物流主业筑牢基本盘，REITs 出表及物流园转型升级打开利润弹性： 公司物流业务以物流园资产为核心载体，截至2025H1，公司在粤港澳大湾区、长三角等经济发达区域 运营物流园面积达671 万平方米。与此同时，公司以物流园资产REITs 出表及物流园转型升级持续贡献 利润：①截至2025H1，公司已有5 个项目完成REITs 出表，合计贡献归母净利润14.2 亿港元。②截至 2025H1，公司物流园转型升级业务共涉及3 个项目，分别为梅林关项目、前海项目以及华南物流园项 目。根据我们的测算，预计华南物流园项目的土地增值收益+后续售房收益有望为公司带来税后收益 136.5 亿元。 投资建议：公 ...

Investment Rating - The report assigns a "Buy" rating for Shenzhen International (00152) [2] Core Views - Shenzhen International is controlled by the Shenzhen State-owned Assets Supervision and Administration Commission and holds quality assets in the Greater Bay Area [8] - The logistics business serves as a solid foundation, with REITs spin-offs and logistics park upgrades opening up profit elasticity [8] - The toll road and port businesses provide stable profit contributions, with a central profit contribution of approximately HKD 1.1 billion [18] Summary by Relevant Sections 1. Control and Asset Management - Shenzhen International is a state-owned enterprise under the Shenzhen State-owned Assets Supervision and Administration Commission, focusing on urban support development and operations [13][14] 2. Logistics Business Development - The logistics business is centered around logistics parks, with an operational area of 6.71 million square meters as of H1 2025, and a compound annual growth rate of 24.07% from 2014 to 2024 [23][24] - The company has completed the REITs spin-off for five projects, contributing a total of HKD 14.2 billion to net profit as of H1 2025 [8][38] - The logistics park projects are expected to generate significant land appreciation and development profits, with projected after-tax returns of HKD 136.5 billion from the South China logistics park project [60][62] 3. Toll Road and Port Business - The toll road and port operations are managed by subsidiaries, contributing a stable profit base with a net profit of HKD 4.9 billion in H1 2025 [65] - The company holds approximately 47.3% equity in Shenzhen Expressway, which operates 16 toll road projects with a total toll mileage of 613 kilometers [66] 4. Financial Projections - The company is projected to achieve revenues of HKD 17.06 billion, HKD 17.61 billion, and HKD 18.75 billion for the years 2025, 2026, and 2027 respectively, with corresponding net profits of HKD 3.17 billion, HKD 3.47 billion, and HKD 3.53 billion [6][8]

Investment Rating - The report assigns a "Buy" rating for Shenzhen International (00152) [2] Core Views - Shenzhen International is controlled by the Shenzhen State-owned Assets Supervision and Administration Commission and holds quality assets in the Greater Bay Area [8] - The logistics business serves as a solid foundation, with REITs spin-offs and logistics park upgrades opening up profit elasticity [8] - The toll road and port businesses provide stable profit contributions, with a central profit contribution of approximately HKD 1.1 billion [18] Summary by Relevant Sections 1. Control and Asset Management - Shenzhen International is a state-owned enterprise under the Shenzhen State-owned Assets Supervision and Administration Commission, focusing on urban support development and operations [13][14] 2. Logistics Business Development - The logistics business is centered around logistics parks, with an operational area of 6.71 million square meters as of H1 2025, and a compound annual growth rate of 24.07% from 2014 to 2024 [23][24] - The company has completed the REITs spin-off for five projects, contributing a total of HKD 14.2 billion to net profit as of H1 2025 [8][38] - The logistics park projects are expected to generate significant land appreciation and development profits, with projected after-tax returns of HKD 136.5 billion from the South China logistics park project [60][62] 3. Toll Road and Port Business - The toll road and port operations are managed by subsidiaries, contributing a stable profit base with a net profit of HKD 4.9 billion in H1 2025 [65] - The company holds approximately 47.3% equity in Shenzhen Expressway, which operates 16 toll road projects with a total toll mileage of 613 kilometers [66] 4. Financial Projections - The company is expected to achieve revenues of HKD 17.06 billion, HKD 17.61 billion, and HKD 18.75 billion for the years 2025, 2026, and 2027 respectively, with corresponding net profits of HKD 3.17 billion, HKD 3.47 billion, and HKD 3.53 billion [6][8]

Core Viewpoint - Shenzhen International reported a decline in its 2025 H1 performance, with revenue of HKD 6.67 billion, up 0.9% year-on-year, and a net profit of HKD 490 million, down 24.9% year-on-year, primarily due to the absence of tax income from REITs compared to the previous year [1][2]. Financial Performance - The company's 2025 H1 revenue was HKD 6.67 billion, reflecting a slight increase of 0.9% year-on-year [1]. - The net profit attributable to shareholders was HKD 490 million, showing a significant decline of 24.9% year-on-year [1]. - The logistics park business generated revenue of HKD 785 million in 2025 H1, an increase of 5.4% year-on-year, but the profit attributable to shareholders dropped by 90% to HKD 56 million [2]. - The company’s toll road and environmental protection business revenue was HKD 4.22 billion, up 4% year-on-year, with attributable profit of approximately HKD 484 million, up 12% [3]. Business Development - The logistics park transformation and upgrade projects are expected to enhance profit elasticity, with projected after-tax income exceeding HKD 156.58 billion from the South China logistics park transformation [2]. - As of June 2025, the company has established a presence in 41 cities, managing 53 logistics port projects with a total operational area of approximately 6.71 million square meters, achieving a comprehensive rental rate of about 87% in mature logistics parks [2]. Future Outlook - The company maintains its profit forecast for 2025-2027, estimating net profits attributable to shareholders at HKD 3.08 billion, HKD 3.43 billion, and HKD 3.93 billion respectively, with corresponding dividend yields of 8.3%, 9.3%, and 10.6% based on a 50% payout ratio [3]. - The company is expected to continue benefiting from land appreciation and the advancement of logistics port asset securitization, which may enhance capital efficiency and sustain dividends [3].

Investment Rating - The report initiates coverage with a "Buy" rating for Shenzhen International [1][6] Core Views - Shenzhen International is a state-owned enterprise with high-quality resources, focusing on logistics, toll roads, ports, and environmental protection, aiming to become a leading urban infrastructure developer and operator in China [5][17] - The company has developed a "big closed-loop" business model for logistics park transformation and a "small closed-loop" model for asset securitization, enhancing its earnings resilience [5][6] - The transformation of the South China logistics park is expected to contribute over HKD 15.658 billion in after-tax revenue [5] - The company maintains a stable dividend policy with a payout ratio of around 50% of net profit, making it an attractive high-dividend stock [5][37] Financial Data and Profit Forecast - Revenue projections for Shenzhen International are as follows: - 2023: HKD 20.524 billion - 2024: HKD 15.571 billion - 2025E: HKD 16.007 billion - 2026E: HKD 16.488 billion - 2027E: HKD 17.159 billion - Net profit attributable to shareholders is forecasted to be: - 2023: HKD 1.902 billion - 2024: HKD 2.872 billion - 2025E: HKD 3.081 billion - 2026E: HKD 3.430 billion - 2027E: HKD 3.925 billion [4][6] Business Model and Strategy - The company operates in four main sectors: toll roads and environmental protection, logistics, port services, and other investments [5][28] - The "big closed-loop" model focuses on land value appreciation through transformation and redevelopment, while the "small closed-loop" model involves asset securitization through public REITs or private funds [5][28] - The logistics and port business is the core of the company, with toll roads and environmental protection providing a stable revenue base [5][28] Market Position and Competitive Advantage - Shenzhen International is the only state-owned enterprise in Shenzhen that is publicly listed and focuses on modern logistics, toll roads, ports, and environmental protection [5][17] - The company has a strong presence in key economic regions such as the Guangdong-Hong Kong-Macao Greater Bay Area, Yangtze River Delta, and Beijing-Tianjin-Hebei Economic Zone [5][17] - The company has a competitive edge due to its strategic location and experience in land development and asset management [5][9] Dividend Policy - The company has maintained a consistent dividend payout ratio of around 50% since 2017, with total dividends of HKD 15.593 billion from 2015 to 2024 [5][37] - Future dividends are expected to remain stable, supported by the logistics park transformation and asset securitization initiatives [5][37]