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坎贝奇的三部曲,一段感人至深的爱情故事,值得每个人细细品味
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坎贝奇的三部曲,一段感人至深的爱情故事,值得每个人细细品味

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  界面新闻记者|杜萌

  日前,沪深两市上市的51只公募REITs(不动产投资信托基金)先后披露了2024年年度报告,这也是REITs信披指引发布后的首次年报。

  总体来看,2024年有39只REITs实现了营收和净利润的双增长,其中鹏华深圳能源REIT收入最高,达到了15.62亿元,净利润为1.35亿元。

  2024年,共有42只REITs进行了分红,分红总额达到83.87亿元,其中国金中国铁建高速REIT分红最多,为7.18亿元。

表:51只REITs2024年营收和净利润明细 来源:Wind界面新闻整理

  从项目的底层资产来看,沪深两市共有12只高速公路基础设施REIT,2024年分红为44.33亿元,是当之无愧的“现金牛”。其中,除了国金中国铁建高速REIT之外,浙商证券沪杭甬高速REIT、浙商证券沪杭甬高速REIT、平安广州交投广河高速公路REIT在2024年的分红均超过了5亿元。

  园区基础设施领域的REITs在2024年的经营情况依旧面临较大的压力。中金联东科技创新产业园REIT、东吴苏州工业园区产业园REIT、华安张江产业园REIT、中金湖北科投光谷产业园REIT、建信中关村产业园REIT等5只REITs在2024年的净利润为负数。

  虽然尚未走出亏损,但园区正在通过“产业+基金”、智慧化管理等各类运营措施努力提高出租率。年报数据显示,张江REIT2024年末整体出租率91.9%,较2023年末上升近20%。

  7只消费类REITs2024年的营收和净利润均为正,其中华夏华润商业REIT的营收最高,为6.42亿元,净利润为0.12亿元。

  作为扩容后的创新型产品,6只保租房REITs2024年均实现收入和净利润为正。其中国泰君安城投宽庭保障性租赁住房REIT营收为1.8亿元,净利润0.8亿元。从经营指标来看,6只保租房REIT的资产出租率平均达到95%,租金收缴率平均超93%。

  从发行日期来看,从去年开始,REITs发行提速,2024年发行的REITs数量最多,达到29只,占比超44%,消费基础设施、水利设施等新资产类型首次入市。作为首支水利设施REIT,银华绍兴原水水利REIT2024年的营收、净利润分别为0.54亿元、0.17亿元。

  2024年,在货币政策宽松、无风险利率下行的背景下,REITs作为单独大类资产的优势特性愈发凸显,受到了更多投资者的青睐,成为资产配置的优先选择。

  今年以来,REITs市场“高温”持续,二级市场溢价凸显。截至4月17日,中证REITs全收益指数今年以来收益率为11.11%。其中,消费类REIT一马当先,华夏首创奥莱REIT今年以来涨幅达到了44.25%,华夏大悦城商业REIT、华安百联消费REIT、嘉实物美消费REIT涨幅也均超过了30%。

  二级市场的走强还带动了发行端的火爆。2月12日,汇添富基金发布关于旗下汇添富九州通医药REIT的认购申请确认比例结果公告,其中公众投资者有效认购申请实际确认比例为0.084%,有效认购倍数达1192倍,自1月份国泰君安资管济南能源供热REIT后,再度创出历史新高。

  公募REITs频频“卖爆”,很大程度上源于其稀缺性和打新收益。国海证券分析师靳毅在《公募REITs正当时》的研报中表示,从长期来看,在公募REITs常态化发行、稀缺性弱化、投资者认知提升的情况下,公募REITs市场必将逐渐回归理性,打新策略有效性或将边际弱化,但短期来看,打新策略胜率及赔率仍较高,政策及二级市场行情是现阶段影响策略有效性的重要因素。

  中信建投国家电投新能源REIT基金经理徐程龙表示,公募REITs的股息率一般高于国债收益率,在利率下行周期中为投资者提供了可能获得更高和更确定收益的投资选择。目前国家已将公募REITs纳入FOF基金、社保基金等资金的投资范围,同时推动公募REITs纳入沪港通,这些方式将为公募REITs市场带来更多的增量资金。

  此外,今年以来REITs仍延续扩容趋势。多项REITs相关政策的发布,也支持REITs常态化发行与加速扩容与扩围。此前国务院办公厅发布《关于做好金融“五篇大文章”的指导意见》,强调常态化推进清洁能源、养老、新型基础设施等领域符合条件的项目发行基础设施领域不动产投资信托基金。《提振消费专项行动方案》中也提到,支持符合条件的消费、文化旅游等领域项目发行基础设施领域不动产投资信托基金。

  证监会网站显示,目前有11只REIT已经向证监会递交了材料,等待获批。4月17日,凯德投资向证监会申报了旗下首支中国消费基础设施公募REIT——凯德商业C-REIT,这也是国内首单外资消费类公募REIT。该项目底层资产是位于广州的凯德广场·云尚和位于长沙的凯德广场·雨花亭,总规模约为28亿元人民币。

  凯德投资(中国)首席执行官潘子翔表示,随着政策支持力度的增加和市场的不断成熟,中国的公募REITs市场有望迎来更广阔的发展前景。消费基础设施公募REITs通过资本市场的价值发现功能,不仅能优化消费场景,还能促进消费升级,助力扩大内需。

  广发成都高投产业园REIT基金经理杜金鑫表示:“以文化旅游为例,之前只有5A级景区才能发行REITs,现在已经拓展到4A级景区,预计可发行公募REITs的景区项目市场容量会有较大提升。近期也有供热、跨海大桥、农贸市场等项目陆续出现,未来可能有更多新的资产类型上市。”他认为,从资产分布来看,未来将呈现百花齐放的态势,随着市场不断扩容,公募REITs的底层资产范围或进一步拓展。

  中金基金认为,2025年伴随政策的进一步完善和市场逐步成熟,REITs市场规模有望继续扩大。常态化发行机制下,预计将有更多领域的“首单”项目纳入公募REITs发行范围。

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