根据公开资料整理，本次采用"小股+基金+运营"模式，京东产发出资20%即撬动新增管理面积，使其在 新加坡高标仓总量升至35万㎡，首次跻身当地前五大外资物流业主。 观点网讯：1月4日，高瓴资本旗下不动产平台EZA Hill宣布，与京东产发及一家全球房地产私募基金完 成新加坡物流仓储资产组合收购，交易作价3亿新元（约17亿元），标的为位于核心物流枢纽的4座高标 仓，合计17.5万㎡。 此次为京东与EZA Hill第三次联手。2023年双方曾以55%:45%股权收购新加坡ESR-Logos REIT 19万㎡ 仓群；2024年共投2.2亿美元于越南北宁省27万㎡地块，锁定京东越南电商5万㎡租约，项目预计2026年 二季度交付。EZA Hill 2021年由高瓴Rava Partners与新加坡EZA Group按80:20设立，管理规模约28亿美 元，2025年已在澳、韩、沪、印尼连落四子，持续扩张东南亚及亚太工业物流版图。 免责声明：本文内容与数据由观点根据公开信息整理，不构成投资建议，使用前请核实。 ...

原"中国私募股权投资" 每日分享PE/VC行业权威新闻资讯 来源：PE星球 （ID：PE-China） 文：韦亚军 摄影：Bob 选定IPO承销投行， 估值或在2000亿元上下。 近日，此前传闻的普洛斯中国赴港IPO一事迎来最新进展。 据Bloomberg报道，全球物流及产业基础设施运营商普洛斯中国（GLP）已基本确定在香港上市，并选定IPO承销投行。 有消息称，此次普洛斯中国的IPO计划，曾考虑过新加坡二次上市，也曾研究过上海科创板，但最终锁定香港。若最终成功，其可能成为2026年度亚洲规 模最大的不动产与物流基础设施IPO之一。 选定IPO承销投行， 估值或在2000亿元上下 据媒体报道，此次GLP敲定的投行阵容，包括花旗集团、德意志银行、杰富瑞金融集团以及摩根士丹利（大摩）4家国际顶级投行。预计IPO时间在2026年 上半年。 据知情人士透露，其他如IPO发行规模、具体时间等核心细节仍在商议中，GLP也不排除最终放弃上市的可能性。对于传闻，GLP与4家投行均未提供有效 回应。 综合多家投行内部测算及市场消息，其此次公开发行有望募资30-50亿美元，对应估值区间约250-300亿美元（折合人民币取中间值约 ...

Core Insights - The logistics and warehousing sector in China is entering a critical phase of "refined operation and value reconstruction" by 2025, focusing on sustainable development and efficiency rather than mere scale expansion [2] - The market is experiencing "structural differentiation," with varying performance across regions, necessitating a comprehensive evaluation of outstanding enterprises and projects [2] Market Overview: Supply and Demand Balance - The overall vacancy rate for high-standard warehouses increased by 0.5 percentage points to 17.8% in Q2 2025, with average rent slightly declining by 3.6% to 29.7 CNY/m²·month [3] - Some cities are witnessing growth in leasing demand due to traditional e-commerce festivals and cross-border e-commerce expansion, leading to slight rent increases and decreased vacancy rates [3] - Regions with weaker industrial foundations are facing significant downward pressure on rental rates and occupancy [3] Regional Performance - The South China region maintains a low vacancy rate of 10.6% and high rent of 37.7 CNY/m²·month, supported by strong manufacturing and cross-border logistics demand [6] - The Central and Southwest regions show decreasing vacancy rates, with Central China at 11.6% and Southwest at 12.7%, while average rents are 25.4 CNY/m²·month and 21.7 CNY/m²·month, respectively [6] - The North and East China regions face challenges with high vacancy rates of 21.4% and 21.6%, respectively, and declining rents [7] Demand Structure Changes - The logistics market is experiencing a slowdown in demand growth, with rising vacancy rates and a dynamic adjustment phase in supply and demand relationships [8] - By Q3 2025, the non-bonded high-standard warehouse market inventory reached 17.6 million square meters, with the Yangtze River Delta region dominating at 46% [8][10] - The demand structure is shifting, with cross-border e-commerce and traditional platforms maintaining high activity levels, but immediate retail e-commerce showing limited direct demand for high-standard warehouses [10] Future Supply Outlook - An estimated 18 million square meters of new non-bonded high-standard warehouse supply is expected from Q4 2025 to 2026, with significant variations across city clusters [12] - The average effective rent for high-standard warehouses is anticipated to face downward pressure due to new supply, although the decline may narrow as supply-demand relationships adjust [12] Industry Trends - The logistics industry is gradually moving towards high-quality development, with core indices showing a recovery trend despite fluctuations [13][15] - The logistics industry is experiencing a shift from "price wars" to "value wars," supported by various policies aimed at curbing unhealthy competition [17][18] Investment and Financing - The logistics sector is witnessing active investment, with a total of 748 billion CNY raised through 33 financing events from January to October 2025 [37] - The financing structure is evolving from single equity financing to a diversified system including equity, debt, and asset-backed securities (ABS) [38][39] - Significant transactions in the warehousing and logistics asset sector are enhancing resource allocation efficiency and supporting global expansion [41]

Investment Rating - The report indicates a moderate recovery trend in the logistics and warehousing market in China for Q3 2025, supported by domestic consumption recovery and cost-reduction relocations [3][4]. Core Insights - In Q3 2025, the logistics and warehousing market in China continued to show signs of moderate recovery, driven by the gradual release of domestic consumption demand, with a 4.5% year-on-year increase in retail sales of consumer goods [3][4]. - The net absorption in major logistics markets was approximately 1.23 million square meters, a significant decrease compared to the same period last year, with notable activity in Kunshan and Jiaxing [4]. - The overall supply of logistics real estate decreased by over 40% year-on-year, with new supply concentrated in specific regions, leading to varying vacancy rates across cities [8]. Summary by Sections Market Demand - The demand for warehousing has been supported by the recovery of consumption, particularly in upgraded consumer goods, with online retail sales showing improving growth rates [3][4]. - The logistics demand from domestic e-commerce platforms and third-party logistics companies is gradually increasing, although some leading cross-border e-commerce platforms are cautious about expanding domestic warehousing [4]. Supply Dynamics - The total new supply of logistics real estate was about 1.18 million square meters in Q3 2025, reflecting a significant slowdown in supply growth [8]. - There is a notable regional concentration in new supply, with cities like Shanghai experiencing high vacancy rates due to over 300,000 square meters of new supply in a single quarter [8]. Rental Trends - Rental rates across major logistics cities continued to decline, with significant reductions observed in regions such as North China and East China, where some areas saw rental decreases exceeding 15% year-on-year [17]. - The competitive landscape has led landlords to adopt more flexible rental strategies, including price reductions and rental incentives to attract tenants [17][18]. Future Outlook - The logistics real estate supply is expected to stabilize overall, but regional disparities will persist, with some areas entering a supply release cycle while others maintain manageable supply pressures [12]. - In the medium to long term, as supply pressures ease and the consumption market steadily recovers, rental rates in key cities may stabilize and gradually increase by the end of 2026 [18].

Core Insights - The commercial real estate sector in major Chinese cities is experiencing a resurgence in investment interest, particularly from state-owned and insurance capital buyers, as they actively acquire core properties in Shanghai [1] - The high inventory levels in the commercial real estate market are identified as a root cause of the industry's "involution," but a turning point is anticipated during the 14th Five-Year Plan period [2] - Urban renewal is becoming a central focus for future urban development, shifting from quantity expansion to quality enhancement in commercial real estate [3] Investment Trends - Investment in commercial real estate is being driven by the stability and cash flow characteristics of long-term assets, with a notable increase in demand for core properties in first-tier cities [1] - The supply of new office space is expected to decline significantly, with new construction in 2024 projected to be only one-fourth of the peak levels seen in 2019 [2] - The high-standard warehouse market is showing resilience, with net absorption in the first three quarters of 2025 increasing by 62% year-on-year, reaching a historical high of 7.2 million square meters [2] Urban Renewal and Policy Changes - The upcoming five years are critical for urban renewal, with a projected increase in the office space aged 30 years or more in first-tier cities from 1.14 million square meters to over 10 million square meters by 2030 [3] - Policies are evolving to support the renewal of existing properties, including innovative mechanisms for extending land use rights and addressing the renewal of commercial and industrial land [4] - The expansion of public REITs is facilitating exit channels for existing assets, with expectations that office buildings and hotels will be included in the REITs framework during the 14th Five-Year Plan [4][5]

Core Insights - Logistics is no longer viewed as a backend cost but as a profit lever that can be leveraged across various industries [9] - ESR Group has established a significant presence in China, managing approximately $14 billion in logistics assets across 170 locations in 39 cities [2] Industry Trends - The shift in global geopolitical dynamics highlights the importance of supply chain resilience, with Chinese manufacturing remaining a cornerstone of global production and trade [3] - China's transition to high-quality growth is creating unprecedented opportunities for the logistics sector [3][5] Company Strategy - ESR aims to be an enabler of infrastructure in the context of China's economic transformation, focusing on technology-driven, resilient supply chains and green infrastructure [5][11] - The company differentiates itself through its "Pan-Asia Pacific platform" and its deep local market knowledge, providing comprehensive services that support cross-regional investment and market expansion [6][11] Market Opportunities - The structural transformation of China's economy is expected to drive sustained demand for logistics real estate, particularly in e-commerce, new energy vehicles, and biomedicine sectors [8] - The government's "dual circulation" strategy is enhancing domestic demand and regional trade, further boosting the logistics infrastructure market [8] Future Outlook - The logistics industry is experiencing positive momentum, with expectations for continued growth in warehousing and logistics leasing markets driven by policy support and recovering demand [8] - The competition in logistics is shifting from location-based advantages to functionality and efficiency, with automation and AI expected to play transformative roles [9] ESG Initiatives - ESR is committed to sustainability, having integrated 522 electric vehicle charging stations with photovoltaic systems in China by the end of 2024, promoting low-carbon transportation [12]

Core Insights - The logistics real estate market in Greater China showed a stable performance in Q2 2025, with a demand-driven expansion despite challenges in the manufacturing sector [1][19]. Supply and Demand - In Q2 2025, the Greater China logistics real estate market saw a new supply of 157,732 square meters, with significant contributions from core cities like Shanghai, which added 7.29 million square meters [2]. - Demand remained strong in core cities, particularly from third-party logistics (3PL) companies, with notable leasing activities in the range of 20,000 to 72,000 square meters [2]. Rental and Vacancy Rates - Average rental rates for quality logistics properties in key cities reached 138.6 RMB per square meter per month, reflecting an 8.3% increase quarter-on-quarter, with Shanghai and Shenzhen experiencing significant rental growth of 21.6% and 24.5% respectively [3]. - The overall vacancy rate decreased by 0.1 percentage points to 14.0%, with core cities like Shanghai and Guangzhou showing even lower rates, while some non-core areas experienced slight increases in vacancy [3]. Market Trends and Outlook - The market is characterized by a trend of "core scarcity and non-core de-stocking," with high-standard warehouses seeing rental increases of 5.6 percentage points over regular warehouses [4]. - The integration of logistics real estate with industries such as e-commerce and high-end manufacturing is driving demand, with a growing emphasis on green logistics projects and smart warehousing facilities [4].

Group 1: Cloud Warehouse Market in China - The cloud warehouse market in China shows significant regional development differences influenced by economic levels, industrial structures, and infrastructure conditions [1] - The national high-standard warehouse stock reaches 168 million square meters, primarily concentrated in the eastern coastal regions, with Jiangsu, Zhejiang, and Guangdong having the highest stock [1] - The Beijing-Tianjin-Hebei city cluster has a vacancy rate of 28.56% and a rental price of 21.91 yuan per square meter per month, facing dual pressures of inventory and insufficient demand [1] - The Yangtze River Delta city cluster has a vacancy rate of 25.42% and effective rent of 25.71 yuan per square meter per month, benefiting from rental price reductions [1] - The Pearl River Delta city cluster stands out with a low vacancy rate of 6.12% and effective rent of 35.24 yuan per square meter per month, but may face future de-stocking pressure due to high supply [1] - The Central Yangtze River and Chengdu-Chongqing city clusters have lower vacancy rates of 13.33% and 8.91%, respectively, with relatively low rental levels [1] Group 2: Global Cloud Warehouse Market - The global cloud warehouse market exhibits clear regional differentiation, with North America and Europe having high maturity levels, led by companies like Amazon FBA and SAP [2] - The Asia-Pacific market is characterized by an "China technology + local infrastructure" model due to the e-commerce boom, with 60% of cloud warehouse solutions in Southeast Asia provided by Chinese companies [2] - The African region is still exploring digitalization, with Kenya's Jumia improving inventory turnover by 60% after adopting Alibaba's cloud warehouse management system, but facing limitations due to insufficient electricity infrastructure and low automation equipment penetration below 10% [2] - These regional differences provide diverse options for companies to adopt differentiated cloud warehouse strategies based on business layout and market demand [2]

Investment Rating - The report indicates a positive outlook for the property investment market, with an expected year-on-year growth of 5-10% in total investment volume for the year [8]. Core Insights - In the first half of 2025, the national large-scale property investment transaction volume reached 132.1 billion, a 19% increase compared to the same period last year, despite a 29% decrease in the number of transactions [5][3]. - Institutional buyers are optimistic about consumer and residential assets, with retail property and rental residential transaction volumes doubling year-on-year [3][5]. - Capitalization rates for various asset types in first-tier cities have shown a narrowing increase compared to the second half of last year, although there remains short-term upward pressure [3][5]. Summary by Sections Market Overview - The investment sentiment remains cautious, with institutional capital focusing on high-quality real estate [5]. - The transaction volume for retail properties and rental residential assets increased by 166% and 200% respectively compared to the previous year [5]. Capitalization Rates - The capitalization rates for Grade A office buildings, retail properties, and high-standard warehouses in first-tier cities have expanded by nearly 20 basis points compared to the end of last year [5][9]. - The average capital value of office buildings in first-tier cities has decreased by 43% since 2022, indicating a continued interest in core office assets [8]. Future Predictions - The report anticipates that the market activity will marginally improve in the second half of the year, driven by an expanding pool of available assets and increased risk premiums [8]. - The focus for investment in the second half of the year will remain on consumer and residential sectors, with particular attention to the evolution of trade tariffs and domestic demand stimulation policies [8].

Summary of Conference Call Records Industry Overview - The logistics real estate market in China is experiencing a significant transformation, with a national high-standard warehouse vacancy rate nearing 18%, showing a downward trend. The average effective rent has slightly decreased to 21.6 yuan per square meter [1][2][3]. Key Points Market Dynamics - The total stock of high-standard warehouses reached 172 million square meters in Q2 2023, marking a nearly 2% quarter-over-quarter increase. Since December 2019, the stock has increased by nearly 100 million square meters [2]. - Major provinces for high-standard warehouse stock are Jiangsu, Guangdong, and Zhejiang, with Suzhou leading at 14 million square meters [1][2]. - New supply in Q2 2023 was concentrated in cities like Foshan, Guangzhou, Wuxi, Beijing, and Suqian, leading to a temporary imbalance in supply and demand, causing rents to decline in some areas [4]. Rental Trends - In cities with high occupancy rates, rents have bottomed out and are showing slight recovery. Cities like Shanghai, Dongguan, Guangzhou, and Beijing maintain rents above 30 yuan per square meter [4]. - The average rent in the logistics real estate market is experiencing a downward trend, despite improvements in occupancy rates over the past three quarters [31]. Demand Drivers - The primary demand for logistics real estate comes from e-commerce, third-party logistics, and express delivery sectors. During the 618 shopping festival, there was a notable increase in demand for temporary and external warehouses from platform companies [5][8]. - The home appliance industry and large supply chain companies are expanding warehouse space due to national subsidy policies, which continue to drive demand [5][7]. Future Supply Outlook - An estimated 10 million square meters of new supply is expected in the second half of 2025, with 13 million square meters in 2026, primarily in Guangdong, Beijing, and Shanghai [3][11]. - The overall supply is expected to decrease as the focus shifts towards stock integration and transactions, following a slowdown in project development over the past two years [11][30]. Regional Insights - The South China region is seeing significant integration in cross-border e-commerce warehouse layouts, with e-commerce platform leasing area share increasing from 7.6% in Q2 2024 to 30.9% in Q2 2025 [6][7]. - The Yangtze River Delta region has the largest stock of high-standard warehouses at approximately 60 million square meters, with a control rate of about 25% and average rent around 25 yuan per square meter [14][19]. Impact of External Factors - Changes in U.S. policies have led to increased direct mail costs, affecting user activity for companies like Shein and Temu, with declines of 25% and 50% respectively [3][9]. - Meituan's business adjustments have led to some warehouse de-leasing, but the overall impact on the market is limited due to continued demand from other segments [10]. Market Health Indicators - The health of the market cannot be judged by a fixed vacancy rate due to significant differences in stock bases across cities. For instance, a 10% vacancy rate in Beijing equates to 300,000 square meters, while the same rate in Tianjin represents 1 million square meters [34]. Conclusion - The logistics real estate market is adapting to changing demands and external pressures, with a focus on e-commerce and supply chain dynamics. Future supply will be closely monitored as the market continues to evolve, particularly in key regions like South China and the Yangtze River Delta.