从发行场所来看，2025年11月，上交所共发行102单产品，发行金额为1152.13亿元，金额占比为 81.32%；深交所发行产品共计34单，发行金额为264.70亿元，金额占比为18.68%。 中诚信国际结构融资部调查分析，从基础资产类别看，2025年11月发行的企业资产支持证券基础资产细 分类型涉及类REITs、应收账款、企业融资租赁、小微贷款和特定非金债权等。其中类REITs共发行9单 产品，规模占比为14.66%；应收账款共发行19单产品，规模占比为13.60%；企业融资租赁共发行20单 产品，规模占比为11.11%。 （文章来源：中国经营报） 根据中国资产证券化分析网（CNABS）、万得（WIND）及上海证券交易所和深圳证券交易所网站数 据，2025年11月，市场共发行企业资产支持证券136单，发行规模1416.83亿元。与2025年10月相比，发 行数量增加31单，发行规模上升49%。 ...

Report Summary 1. Investment Rating No investment rating for the industry is provided in the report. 2. Core Viewpoint In November 2025, the issuance scale of enterprise asset - backed securities increased significantly month - on - month, the financing cost slightly rebounded, and the secondary market activity improved. A total of 136 enterprise asset - backed securities were issued, with a total issuance scale of 141.683 billion yuan. Compared with the previous month, the number of issuances increased by 31, and the issuance scale increased by 49.00%. Compared with the same period of the previous year, the number of issuances remained the same, and the issuance scale increased slightly by 1.62%. The interest rate median of one - year - around AAAsf - rated securities rose by about 2BP month - on - month and decreased by about 42BP year - on - year [4][22]. 3. Summary by Directory 3.1 Issuance Situation - **Overall Issuance**: In November 2025, 136 enterprise asset - backed securities were issued, with a total scale of 141.683 billion yuan. The number of issuances increased by 31 month - on - month, and the scale increased by 49.00%. Year - on - year, the number remained the same, and the scale increased by 1.62%. The Shanghai Stock Exchange issued 102 products worth 115.213 billion yuan (81.32% of the total), and the Shenzhen Stock Exchange issued 34 products worth 26.47 billion yuan (18.68% of the total) [4][5]. - **Original Equity Holders**: The top five original equity holders in terms of issuance scale were China National Foreign Trade Trust Co., Ltd. (8.2 billion yuan, 5.79%), Huaxin International Trust Co., Ltd. (6.5 billion yuan, 4.59%), China Kangfu International Leasing Co., Ltd. (6.333 billion yuan, 4.47%), China Railway Capital Co., Ltd. (5.866 billion yuan, 4.14%), and Taicang Port GCL Power Generation Co., Ltd. (5.46 billion yuan, 3.85%). The total issuance scale of the top five was 32.359 billion yuan (22.84%), and that of the top ten was 55.093 billion yuan (38.88%) [6]. - **Managers**: The top five managers in terms of new management scale were CITIC Construction Investment Securities Co., Ltd. (15.46%), CITIC Securities Co., Ltd. (11.45%), Shanghai Guotai Haitong Securities Asset Management Co., Ltd. (9.72%), Huatai Securities (Shanghai) Asset Management Co., Ltd. (7.96%), and Ping An Securities Co., Ltd. (7.11%). The total new management scale of the top five was 73.244 billion yuan (51.70%), and that of the top ten was 104.39 billion yuan (73.68%) [8][9]. - **Underlying Asset Categories**: The underlying asset types of the issued securities included class REITs, accounts receivable, enterprise financial leasing, micro - loans, and specific non - financial claims. Class REITs had 9 issuances, accounting for 14.66% of the scale; accounts receivable had 19 issuances, accounting for 13.60%; and enterprise financial leasing had 20 issuances, accounting for 11.11% [11]. - **Product Scale Distribution**: The highest single - product issuance scale was 5.46 billion yuan, and the lowest was 0.75 billion yuan. The products with a single - issuance scale in the (5, 10] billion yuan range had the largest number of issuances (52) and the largest scale (28.69% of the total) [13]. - **Term Distribution**: The shortest term was 0.69 years, and the longest was 44.35 years. Products with a term in the (1, 3] - year range had the largest number of issuances (68) and the largest scale (43.17% of the total) [14][15]. - **Level Distribution**: According to the issuance scale of each level of securities, AAAsf - rated securities accounted for 95.38%, AA + sf - rated securities accounted for 4.02%, and other levels accounted for relatively small proportions [15][18]. - **Issuance Interest Rate**: The lowest issuance interest rate of one - year - around AAAsf - rated securities in November 2025 was 1.72%, and the highest was 3.15%. The interest rate center was approximately between 1.80% and 2.00%, with the median rising by about 2BP month - on - month and decreasing by about 42BP year - on - year [19]. 3.2 Filing Situation In November 2025, 140 enterprise asset - backed securities were filed with the Asset Management Association of China, with a total scale of 105.283 billion yuan [4][23]. 3.3 Secondary Market Transaction In November 2025, enterprise asset - backed securities had 4,131 transactions in the exchange market, with a total transaction amount of 91.726 billion yuan. The number of transactions increased by 668 month - on - month and 737 year - on - year, and the transaction amount increased by 19.29% month - on - month and 21.71% year - on - year. The Shanghai Stock Exchange had 3,259 transactions worth 73.582 billion yuan (80.22% of the total), and the Shenzhen Stock Exchange had 872 transactions worth 18.144 billion yuan (19.78% of the total). The more active underlying asset types in the secondary market were class REITs, accounts receivable, personal consumer finance, CMBS, and supply chains [4][24]. 3.4 December 2025 Maturity Analysis As of the end of November 2025, 220 outstanding enterprise asset - backed securities were due for repayment in December 2025, with a total scale of 57.924 billion yuan. The main underlying assets of the due securities were accounts receivable, supply chains, personal consumer finance, and specific non - financial claims. From the perspective of original equity holders, China Railway Capital Co., Ltd. had 13 due securities with a repayment scale of 13.669 billion yuan (23.60%), China Railway Construction Commercial Factoring Co., Ltd. had 6 due securities with a repayment scale of 6.784 billion yuan (11.71%), and Shenghe (Shenzhen) Commercial Factoring Co., Ltd. had 10 due securities with a repayment scale of 3.233 billion yuan (5.58%) [26].

Report Summary 1. Industry Investment Rating - No investment rating information is provided in the report. 2. Core Viewpoints - The State Council supports private investment projects to issue infrastructure REITs to broaden the financing channels for private enterprises. The "Measures" put forward 13 measures to stimulate private investment vitality and development, focusing on direct financing through equity and REITs [2][3]. - The average issuance costs of policy - backed mortgage loans and REIT - like products are relatively high, while those of personal auto loans are relatively low [5]. - In October 2025, the issuance of ABS decreased due to holiday factors, and the secondary stratification ratio of non - performing loan products remained high [6]. - The trading activity of ABS products in the secondary market declined, with significant differences in trading activity among different products [22]. 3. Summary by Directory 3.1 REITs Policy Support - The "Measures" encourage private capital to participate in infrastructure projects and support the listing of high - tech enterprises and the issuance of infrastructure REITs by private investment projects to expand financing sources [2][3]. - The NDRC will promote the expansion of infrastructure REITs to new fields. Currently, private investment projects in infrastructure REITs have less than 20% in quantity and scale, indicating significant development potential [4]. 3.2 Market Issuance Situation - **Overall Market**: In October 2025, 164 asset - securitized products were issued, with a total scale of 181.083 billion yuan, a 33% decrease from the previous period. Non - performing loan products had a high secondary stratification ratio [6]. - **Bank - to - Bank Market**: 10 products were issued, with a scale of 34.343 billion yuan. The average issuance cost of non - performing loan products was the highest, while that of personal auto loans and micro - enterprise loans was relatively low [10][11]. - **Trading Association ABN**: 49 products were issued, with a scale of 51.653 billion yuan, a 23% decrease from the previous month. The coupon rates of priority products with disclosed credit ratings ranged from 1.65% to 3.60% [17]. - **Exchange ABS**: 105 products were issued, with a scale of 95.087 billion yuan, a 42% decrease from the previous month. The credit ratings of priority products included AAAsf and AA + sf, and the coupon rates ranged from 1.65% to 3.95% [18]. 3.3 Secondary Market Situation - **Bank - to - Bank Market**: The trading volume was 1.1445 billion yuan, with a significant decline in trading activity. Personal auto loan products had the highest trading volume [23]. - **Trading Association ABN**: The trading volume was 4.6139 billion yuan, a further decrease. Small - scale loans and enterprise accounts receivable were relatively actively traded [26]. - **Exchange ABS**: The trading volume was 8.1 billion yuan, a decrease from the previous month. The Shanghai and Shenzhen Stock Exchanges had trading volumes of 6.3879 billion yuan and 1.7121 billion yuan respectively [27].

Financing Overview - In November, the total bond financing in the real estate sector reached 62.04 billion yuan, marking a year-on-year increase of 28.5% [1][2][7] - The financing structure included 26.22 billion yuan from credit bonds (down 1.6% year-on-year, accounting for 42.3%), 6.42 billion yuan from overseas bonds (10.3%), and 29.4 billion yuan from ABS (up 36% year-on-year, accounting for 47.4%) [2][8] - From January to November 2025, total bond financing for real estate companies was 550.28 billion yuan, a 10.5% increase year-on-year [2][8] Credit Bond Issuance - Credit bond issuance saw a slight year-on-year decline, primarily from state-owned enterprises, with major issuers including China Merchants Shekou and Poly Developments, each issuing over 3 billion yuan [3][9] - The average issuance term for credit bonds was 3.56 years, with a focus on 1-3 year and over 3-year bonds [3][9] ABS Issuance - ABS issuance totaled 29.4 billion yuan, showing significant growth, with class REITs being the largest category at 51.7% of the total [4][10] - Recent successful ABS projects include the "Huatai-Shanghai Zhongjian Plaza" and "CITIC Securities-Yuexiu Commercial" plans, which support the development of operational business models for real estate companies [4][10] Financing Costs - The average bond financing interest rate was 2.66%, a slight year-on-year decrease of 0.07 percentage points, but an increase of 0.1 percentage points from the previous month [5][11] - The average interest rate for credit bonds was 2.23%, down 0.55 percentage points year-on-year, while overseas bonds had an average rate of 2.97% [5][11] Corporate Financing Dynamics - China Merchants Shekou had the highest issuance amount at 5.04 billion yuan, while Suzhou High-tech had the lowest financing cost at 1.73% [6][12] - Key companies such as China Jinmao, China Resources, and Poly Developments reported new financing activities, while Sunac and Times China had their overseas debt restructuring plans approved [6][12]

【大河财立方 记者 程帅星 陈诗昂 文 朱哲 李博 冉衡 摄影】12月17日上午，2025债券市场高质量发展大会资产证券化专场会议在郑州举行。 在"做优增量、盘活存量"的政策导向下，如何通过资源资产化、资产证券化，把沉睡的资产转化为流动的资产，将资产转化成流动性强的金融产品成为当下 的关键命题。 在资产证券化专场会议"圆桌对话"环节，与会嘉宾重点聚焦企业如何通过资产证券化高效盘活存量资产，展开了深入交流与讨论。 对于资产证券化的战略意义，广西旅游发展集团财务管理部总经理林宝胜分享说，集团主要业务包括旅游、大健康、城建、科技、实业等，持有景区、酒 店、商业物业等重资产。对于集团来说，资产证券化绝非简单的融资工具，而是一场深刻的"资产革命"和战略转型的助推器。 林宝胜 林宝胜介绍，面对种类繁多的资产，要在内部进行系统性梳理，"摸底体检"并建立清晰的资产台账。总体来说，我们会将资产分为能产生稳定现金流的实物 资产、未来的收益权、应收账款等债权资产等五大类，并为每一类设计最具可行性的证券化路径。 安融信用评级有限公司副总裁曾颖锋在分享中，主要从评级机构视角，讲述在资产证券化产品中评级关注的重点以及什么样的基础资产算优 ...

Core Viewpoint - The real estate industry in China is experiencing a significant increase in bond financing, with a total of 620.4 billion yuan in November 2025, marking a year-on-year growth of 28.5% [1] Financing Overview - From January to November 2025, the total bond financing for real estate companies reached 550.28 billion yuan, reflecting a year-on-year increase of 10.5% [3] - The structure of financing shows that credit bond financing amounted to 320.2 billion yuan, a slight increase of 2.9% year-on-year, accounting for 58.2% of the total [3] - Overseas bond financing surged to 161.5 billion yuan, up 141% year-on-year, representing 2.9% of the total [3] - Asset-backed securities (ABS) financing reached 213.93 billion yuan, with a year-on-year growth of 19%, making up 38.9% of the total [3] Credit Bond Issuance - In November, credit bond issuance saw a slight decline, primarily from state-owned enterprises, with major issuances from companies like China Merchants Shekou and Poly Development exceeding 3 billion yuan [3] - The average issuance term for credit bonds was 3.56 years, with a focus on 1-3 year and over 3-year bonds [3] Overseas Bond Issuance - China Resources Land successfully issued overseas bonds in November, contributing to an increase in overseas bond issuance [3] - On November 13, China Resources Land issued 4.3 billion yuan and 300 million USD in dual-currency green bonds, with a 3-year USD bond at a coupon rate of 4.125% and a 5-year yuan bond at 2.40% [3] ABS Market Dynamics - The ABS issuance scale reached 294 billion yuan, showing significant growth, with REITs being the largest category at 51.7% [4] - Other categories included CMBS/CMBN at 24.5%, supply chain ABS at 12.7%, and affordable housing ABS at 11.1% [4] Financing Costs - The average bond financing rate was 2.66%, a slight year-on-year decrease of 0.07 percentage points, but a 0.1 percentage point increase compared to the previous month [6] - The average rate for credit bonds was 2.23%, down 0.55 percentage points year-on-year, while overseas bonds had an average rate of 2.97%, decreasing by 0.33 percentage points month-on-month [6] Notable Company Activities - China Merchants Shekou had the highest issuance amount in November at 50.4 billion yuan, while Suzhou High-tech had the lowest financing cost at 1.73% [6]

Group 1: Report Industry Investment Rating - There is no information about the report industry investment rating in the provided content. Group 2: Core Views of the Report - REITs are investment funds that pool capital through issuing shares or beneficiary certificates, with funds managed by specialized institutions and returns distributed to investors. Originating in the US in the 1960s, they have since expanded globally, providing ordinary investors access to the real - estate market [4]. - China's REITs market, initiated in 2014 with the first quasi - REITs product, has developed a multi - level market including Pre - REITs, quasi - REITs, infrastructure public REITs, and hold - type real - estate ABS, offering diverse investment options and meeting the needs of both financiers and investors [2]. - These REITs products share commonalities in tax planning, capital weakening structures, and financial statement optimization, but also have significant differences in product positioning, categories, rating roles, investor types, and underlying asset types [49][57]. - Looking ahead, China's multi - level REITs market will continue to develop, with infrastructure public REITs expanding through the expansion mechanism, quasi - REITs maintaining their characteristics, and hold - type real - estate ABS filling market gaps [65]. Group 3: Summary by Directory 1. Introduction - REITs are investment funds that pool capital from investors, managed by specialized entities, and distribute returns proportionally. They originated in the US in the 1960s and have grown globally after the 1986 tax reform [4]. 2. China's Multi - level REITs Market (1) Pre - REITs Products - Pre - REITs target infrastructure/real - estate assets that are not yet eligible for public or quasi - REITs but have potential for future development. They use private investment vehicles and aim to exit through public REITs or quasi - REITs [5]. - The development of Pre - REITs is driven by the strict entry requirements of public and quasi - REITs. For example, public REITs have requirements on asset ownership, cash - flow stability, and operator creditworthiness [6]. - The Huaxi Zhangjiang Guangdayuan project is a successful case where Pre - REITs achieved exit through public REITs. During the incubation period, the project adjusted tenant structure and increased revenue to meet public REITs requirements [8][9]. (2) Quasi - REITs Products - As of September 2025, 309 quasi - REITs worth 608.977 billion yuan were issued in China. They are important in the ABS market, with a common dual - SPV structure and can be classified into equity - biased and debt - biased types [14]. - The dual - SPV structure involves an asset - backed special plan and a private fund/trust. For projects with existing debt, the private fund acquires project company equity and repays the debt; for projects without debt, an additional SPV is introduced [15][19]. - Equity - biased and debt - biased quasi - REITs differ in product term, repayment method, LTV, location, and credit enhancement measures [21][24]. (3) Hold - type Real - estate ABS - Hold - type real - estate ABS fills the gap between quasi - REITs and infrastructure public REITs, targeting projects that do not meet public REITs criteria but can operate independently of the issuer's credit. As of September 2025, 14 such products worth 2.1381 billion yuan were listed [25][26]. - It emphasizes asset credit and equity attributes, with a simple transaction structure, long - term nature, and an open - exit mechanism. It also allows higher leverage and does not require mandatory credit rating [28][29]. (4) Infrastructure Public REITs - Since the launch of the first 9 infrastructure public REITs in 2021, as of September 2025, 75 public REITs have been listed in various infrastructure sectors [34]. - They adopt a "public fund + asset - backed security" dual - SPV structure, which inherits and develops from quasi - REITs. The public fund can invest 80% of its assets in infrastructure asset - backed securities and can borrow for project operations [35][36]. - The equity + debt structure can be constructed in multiple ways, including project company capital reduction, accounting policy adjustment, and deferred payment of equity transfer fees [37]. 3. Commonalities of Various REITs Products (1) Tax Planning - REITs product construction may incur additional tax costs, mainly during the real - estate restructuring phase. The state has issued policies to address major taxes such as land value - added tax, VAT, and corporate income tax [49][50]. (2) Capital Weakening Structure - REITs products use an equity + debt structure to achieve capital weakening and take advantage of tax shields. However, there are regulatory limits on the debt - to - equity ratio [54]. (3) Financial Statement Optimization - All REITs products have the potential to optimize financial statements. Quasi - REITs can use off - balance - sheet and on - balance - sheet arrangements, while hold - type real - estate ABS and infrastructure public REITs can reduce leverage through asset sales [56]. 4. Differences among Various REITs Products (1) Product Positioning - Pre - REITs are non - standard products, acting as a "reservoir" for public REITs. Quasi - REITs are standardized fixed - income products, and hold - type real - estate ABS can avoid the high entry barriers of public REITs [58]. (2) Product Categories - Quasi - REITs are divided into equity - biased and debt - biased types. Hold - type real - estate ABS can be evaluated based on cash - flow stability, and infrastructure public REITs are divided into property - right and franchise - right types [59]. (3) Rating Roles - Pre - REITs and infrastructure public REITs do not require rating agencies. Quasi - REITs need credit ratings, while hold - type real - estate ABS can have investment ratings at investors' request [60]. (4) Investor Types - Pre - REITs are suitable for institutional investors with industrial backgrounds. Quasi - REITs are for investors seeking fixed income. Hold - type real - estate ABS attracts long - term institutional investors, and infrastructure public REITs have a diverse investor base [61]. (5) Underlying Asset Types - Pre - REITs' underlying assets are similar to those of infrastructure public REITs but are less mature. Quasi - REITs have a wide range of underlying assets, while hold - type real - estate ABS and infrastructure public REITs have more specific requirements [62]. 5. Summary and Outlook - China has established a closed - loop REITs business model, covering fixed - income and equity products, which meets the needs of market participants and is a financial innovation within the existing legal framework [64]. - In the future, infrastructure public REITs will grow through expansion, quasi - REITs will maintain their position, and hold - type real - estate ABS will fill market gaps [65].

Core Viewpoint - The China Securities Regulatory Commission (CSRC) has announced the pilot program for Commercial Real Estate Investment Trusts (REITs), aiming to enhance the market's capacity and efficiency in managing commercial real estate assets [1][2]. Group 1: Regulatory Developments - The CSRC has released a draft announcement for the pilot of Commercial Real Estate REITs, with exchanges actively working on rule revisions and project cultivation [1]. - The Shanghai Stock Exchange (SSE) plans to advance the pilot program under CSRC's guidance, focusing on quality commercial real estate and risk prevention [1]. - The Shenzhen Stock Exchange (SZSE) will optimize REITs rules and collaborate with market participants to ensure the successful implementation of the pilot [1]. Group 2: Market Context - As of now, there are 77 REITs products listed in the market, with a total issuance scale of 207 billion yuan, indicating a growing market capacity and a mature investor base [1]. - Since 2024, nearly 100 billion yuan worth of CMBS, quasi-REITs, and holding-type real estate ABS products have been issued, reflecting a consensus on valuation logic and operational management in the commercial real estate sector [2]. - The pilot program for public REITs has been in place for five years, demonstrating significant achievements and the potential to further activate existing assets and stimulate economic growth [2].

Core Insights - The conference highlighted the robust development of China's real estate securitization market, particularly in private REITs, CMBS, and similar products, which are expected to provide diversified financing channels by 2025 [1][2] - The core of asset securitization is to transform real estate into standardized products in the capital market, allowing for professional risk management and the separation of assets from management [1][3] - The public REITs market is experiencing a slowdown, with a notable shift in asset types towards industrial parks and consumer infrastructure, raising concerns about potential impairment due to market premium issuance [3] Group 1 - The 10th Real Estate Securitization Cooperation Development Conference was co-hosted by several financial forums, emphasizing the growth of the real estate securitization market in China [1] - The Secretary-General of the China REITs 50 Forum noted that the market is expected to flourish by 2025, particularly in private REITs and CMBS, providing diverse investment channels [1][2] - The Vice Chairman of the China REITs 50 Forum emphasized that REITs are not merely financing tools but create an ecosystem that separates assets from management, optimizing capital structure [1][2] Group 2 - The Chairman of the Asia Pacific Real Estate Association highlighted the need for a comprehensive lifecycle management system for REITs to mature the market [2] - The development of renewable energy requires innovative business models, with REITs seen as an optimal tool for holding renewable energy assets [2] - The Director of the Housing Rental Industry Research Institute outlined six characteristics of rental housing REITs expected by 2025, including enhanced risk resistance and stable cash flow [2] Group 3 - Deloitte's partner noted a slowdown in the public REITs market, with a significant change in asset structure towards industrial parks and consumer infrastructure [3] - The Managing Director of Zhonglian Fund pointed out that holding ABS has rapidly developed since its first issuance at the end of 2023, becoming a crucial tool for connecting asset and capital sides [3] - The Senior Vice President of CITIC Securities provided a comprehensive overview of the three main types of real estate securitization products, highlighting their unique characteristics and roles in the market [3]

Summary of ABS Market Analysis Industry Overview - The Chinese ABS market is divided into interbank and exchange markets, with credit ABS previously dominant, now followed by the rise of exchange ABS and ABN. [1][7] - Currently, enterprise products dominate the market, influenced by macroeconomic factors and real estate, leading to an overall decline in scale. However, consumer finance products are performing strongly, with an annual issuance of approximately 2 trillion RMB and a total stock of about 3.5 trillion RMB. [1][7] Key Insights and Arguments - **Growth Areas**: - General consumer finance ABS is expected to become a growth segment, benefiting from policies aimed at expanding domestic demand and promoting consumption. [1][10] - Accounts receivable/supply chain finance ABS are expanding into emerging fields such as new energy, data, and overseas supply chain notes. [1][10] - Leasing ABS activity is increasing with new entities emerging, while city investment assets are decreasing in supply. [1][10] - Non-performing ABS is growing rapidly, primarily driven by banks' off-balance-sheet needs, and is expected to continue increasing in the short to medium term. [1][10] - **Market Dynamics**: - The ABS market is transitioning from a phase of rapid growth to one of high-quality development, with limited growth in CNBS but active participation from city investment entities. [2][7] - The liquidity of ABS has improved, attributed to the stability of products and the expansion of trading investors, although monthly turnover rates remain lower than traditional bonds. [12][13] - **Investment Opportunities**: - Current investment opportunities in the ABS market include basis spreads in general consumer finance, term spreads in leasing and fee income rights, seasonal premiums, new issuance premiums, and discounts from bundled sales rules. [19][21] Important but Overlooked Content - **Risk and Return Characteristics**: - Different types of ABS products have unique risk-return profiles, and investors should assess them based on specific circumstances. [21][22] - Retail ABS performance shows a divergence, with lower default rates in mortgage and auto loans compared to higher rates in consumer loans and microloans, yet small diversified assets remain stable. [15][22] - **Challenges**: - The ABS market faces challenges such as valuation pricing difficulties and trading complexities. Investors need to conduct in-depth research on cash flow models and underlying asset performance. [21][22] - **Investor Preferences**: - The main investors in ABS include banks, public funds, bank wealth management, and insurance companies, each with different preferences based on their investment strategies and risk appetites. [24][22] This summary encapsulates the key points from the ABS market analysis, highlighting the current state, growth opportunities, and challenges within the industry.