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  4月22日,由华泰证券资管担任基金管理人和资产支持证券管理人,华泰苏州恒泰租赁住房REIT即将正式发售。根据公告,剔除无效报价后网下投资者管理的配售对象拟认购份额数量总和为网下初始发售份额数量的222.64倍,创下历史新高。

  今年以来,在资产荒背景下,以高分红、稳健著称的公募REITs备受追捧。上周,中证REITs全收益指数创近两年以来的新高。分析观点认为,鉴于一季度经济数据受到社零增长加速、财政前置发力、外贸抢出口支撑,REITs一季报中部分项目业绩有望得到支撑,超预期项目或有交易机会。

  新发REITs遭抢购

  根据公告,华泰苏州恒泰租赁住房REIT本次发售,在剔除1个配售对象的无效报价后,107家网下投资者管理的435个配售对象全部符合网下投资者条件,报价区间为2.723元-2.774元/份,拟认购数量总和为233.77亿份,为初始网下发售份额数量的222.64倍,折合有效认购确认比例约0.45%。

  这一超额认购倍数创下了历史纪录。在此之前,3月17日发售的汇添富上海地产租赁住房REIT是前任纪录保持者,剔除无效报价后网下询价阶段超额认购180.74倍,最终配售比例约0.57%。

  可以作为参考的是,该产品后来还因公众投资者认购太多而不得不提前结束募集,最终公众投资者的有效认购确认比例仅为0.20%,相当于认购一万元最终只能获配20元。可以想见,此次华泰苏州恒泰租赁住房REIT的公众认购或许会更加火爆。

  华泰苏州恒泰租赁住房REIT是江苏首单租赁住房REITs项目,底层资产为苏州工业园区最大的“人才优租房”社区,预计融资规模为13.67亿元。募集资金拟用于苏州市租赁住房市场建设发展,与恒泰集团未来租住板块规划建设相契合,进一步支持实体经济发展。

  该项目底层资产菁英公寓位于苏州独墅湖科教创新区核心地带,标的总产证面积约27.56万平方米,至今累计为约3.4万优质人才提供住房保障,具备显著的人才虹吸效应,经营情况表现良好——剔除修缮户型和预留单元后的2024年度加权平均出租率达到95.99%;项目净现金流收益率达到4.75%。

  此外,该项目原始权益人控股股东恒泰集团,未来五年计划新增租赁住房建设投资约70亿元,将进一步形成规模可观的租赁住房资产。目前已实现扩募优质储备项目共12个,合计建筑面积达117.34万平方米,将为华泰苏州恒泰租赁住房REIT未来发行上市后的后续扩募带来充足的可行性。

  资产荒催热公募REITs

  今年以来,公募REITs市场水涨船高。截至4月21日,中证REITs全收益指数为1070.97,相比于去年12月9日的区间低点925.46,大幅增长了约16%。4月17日更是一度上探至1079.42,创下2023年5月以来的新高。

  同时,数据显示,上周REITs市场交易规模成交量达6.4亿份,同比增长149.03%;成交额达28.5亿元,同比增长185.57%;区间换手率3.49%,同比增长66.99%。其中,消费、能源、保障房REITs领涨。

  量价齐升之下,公募REITs投资价值不断凸显。国信证券研究所指出,截至4月18日,近一年中证REITs指数回报率为9.2%,波动率为6.9%,回报率高于中证转债指数、沪深300指数和中证全债指数,波动率低于沪深300指数和中证转债指数。公募REITs年化现金分派率均值为5.7%,显著高于当前主流固收资产的静态收益率。

  在开源证券房地产建筑首席分析师齐东看来,在债券市场利率中枢下行压力下,“资产荒”逻辑有望继续演绎,REITs作为高分红、中低风险的资产,在政策力度加强以及社保金和养老金入市预期下,有望持续提升配置性价比,板块具备较好的投资机会。

  进一步细化来看,华泰证券信用研究团队表示,根据2024年公募REITs年报和最新评估报告,各板块估值和经营业绩表现分化,其中保租房和消费REITs受益于基本面稳健,估值多数提升。而产业园和仓储物流的估值下降,与下调租金、出租率和长期增长预期有关;特许经营权资产估值下降与剩余年限缩短有关;高速通行费收入预测也面临下调。

  市场扩容加速度

  4月21日,南方顺丰物流REIT在深交所举行上市仪式。基金份额10亿份,发售价格3.290元/份,募集资金总额32.90亿元。底层资产为深圳、武汉和合肥项目,建筑面积分别约为7.42万平方米、19.32万平方米、21.81万平方米,2024年前三季度营业收入分别约为5826万元、5947万元、6336万元。

  这是今年挂牌上市的第6只公募REIT,年内发行规模达到了100亿元。截至目前,若算上仍在发行阶段的华泰苏州恒泰租赁住房REIT,全市场共有66只公募REITs,发行规模合计1730亿元。相比于2021年底刚起步时的11只、364亿元,扩容速度相当可观。

  “伴随万亿级别REITs市场蓝图不断展开,REITs市场的常态化发行明显加快,租赁住房类REITs板块集聚效应和示范效应逐步显现。REITs市场的不断蓬勃发展,将有助于国家”防风险、去杠杆、稳投资、补短板“进程,同时有益于完善储蓄转化投资机制、降低实体经济杠杆、推动金融供给侧改革、促进资本市场的高质量建设,为金融机构做好‘五篇大文章’,持续服务实体经济与民生发展打造范本。”华泰证券资管向券商中国记者表示。

  从管理人来看,目前华夏基金和中金基金旗下分别在管14只和8只REITs,这不仅得益于自身实力,同样也与其背后股东中信证券、中金公司强大的投行业务能力有关。紧随其后的是国泰君安资管和华泰证券资管,分别在管4只产品。

  事实上,受公募牌照限制等因素影响,目前仅有上述两家,以及浙商证券资管共3家券商资管成功发行过公募REITs产品。华泰证券资管称,公司近年来在公募REITs领域多维度发力,前期已完成推动3单公募REITs项目上市,项目底层涵盖高速公路、仓储物流、产业园等不同类型资产,并持续不断完善项目获取、提升运营水平。

  财通资管也在接受券商中国记者采访时表示,在公募REITs常态化发行机遇期,公司投行业务条线将REITs作为重点工作来抓,稳步推进。今年1月,财通资管作为管理人成功发行了公司首单类REITs项目“常熟经开工业坊1期资产支持专项计划(长江经济带)”,显示其投融联动综合实力进一步提升。

  (文章来源:券商中国)

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