资管规模超1200亿京东产发三年后港交所再递表

产城园区评论01-28

点击蓝字关注公众号，置顶或设为星标，获取最新动态图片来源于公司官网京东产发能够积极提升持有或管理资产的价值，并持续通过退出实现资产增值。时隔三年后，京东产发再次启动上市进程。1月26日，京东智能产发股份有限公司向港交所递交招股书，联席保荐人为美银证券、高盛及海通国际。产城园区评论获悉，京东产发以服务京东集团需求起步，一开始以自持物业为主，如今正逐步拓展京东集团生态系统外的服务对象，并通过系统性实施...

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later","themeId":null,"isJumpTheme":false,"ttsUrl":null,"symbols_score_info":{"89618":0.6,"JD":1.86,"09618":1.86,"00388":0.9},"content_text":"点击蓝字关注公众号，置顶或设为星标，获取最新动态图片来源于公司官网京东产发能够积极提升持有或管理资产的价值，并持续通过退出实现资产增值。时隔三年后，京东产发再次启动上市进程。1月26日，京东智能产发股份有限公司向港交所递交招股书，联席保荐人为美银证券、高盛及海通国际。产城园区评论获悉，京东产发以服务京东集团需求起步，一开始以自持物业为主，如今正逐步拓展京东集团生态系统外的服务对象，并通过系统性实施资本循环战略，加速向资产管理人模式的战略转型。据计划，京东产发本次香港IPO募资将用于进一步扩展海外关键物流节点的基础设施资产网络，并建立全球人才团队以支持海外业务扩张；进一步提升在中国的基础设施资产网络的密度与质量并强化在核心地理位置及战略物流节点的布局；提升解决方案及服务以及用于一般公司用途及满足营运资金需求。“重资产”版图据了解，京东产发是京东集团旗下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，持有并管理着一个覆盖核心物流节点的庞大资产网络，并加速向轻资产模式转型。该公司主要营收来源于基础设施解决方案，即根据客户特有且不断演变的需求为其提供租赁、物业管理及其他增值服务等广泛的基础设施解决方案。在规模上，截至2025年9月30日，京东产发开发、持有或管理庞大的现代化基础设施资产组合，包括259个物流园、20个产业园以及6个数据中心基础设施，总建筑面积约2710万平方米，资产管理规模总额为人民币1215亿元。按建筑面积计，截至上述期末，京东产发在境内超过90%现代化基础设施资产位于一线城市及其卫星城市以及二线城市。资料来源：招股书值得一提的是，在全球供应链重构背景下，京东产发近年来加大海外布局，不断地将业务拓展至亚太、欧洲及中东等海外市场，覆盖新加坡、荷兰、迪拜等核心物流节点。截至2025年9月30日，京东产发在海外10个国家和地区拥有53个基础设施项目，海外资产管理规模总额占比增长至12.8%。京东产发称，从长远来看，公司要力争成为扎根中国并拥有广泛海外战略布局的全球互联现代化基础设施平台。根据仲量联行报告，截至2023年末、2024年末及2025年9月30日，京东产发已竣工现代化基础设施资产的期末平均出租率超过90%，该出租率高于新经济领域行业平均水平约10个百分点。体现在业绩上，2023-2024年，京东产发收入从28.68亿元增长至34.17亿元，同比增幅19.1%；2025年前九月进一步增长至30.02亿元，同比增幅21.2%；三个期内毛利率分别为70.4%、69.7%及67.9%。于2023年、2024年以及截至2024年及2025年9月30日止九个月，京东产发分别录得亏损约18.29亿元、12亿元、13.75亿元及1.59亿元。招股书中解释称，主要是上述期内，投资物业及持有待售的资产的公允价值亏损18亿元、16亿元、16亿元及9亿元所致，数据显示，同期京东产发经调整盈利（非国际财务报告准则指标）为2.61亿元、5.30亿元、4.65亿元及8.23亿元；经调整EBITDA（非国际财务报告准则指标）分别为37.19亿元、36.85亿元、15.71亿元及23.06亿元。资本循环战略京东产发于招股书中称，公司业务在一定程度上依托并受益于京东集团及其联系人，包括他们为协助公司业务营销所提供的各类支持。于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，京东产发分别产生来自于京东集团及其联系人的收入为12.13亿元、13.87亿元、10.43亿元及10.02亿元，分别占总收入的42.3%、40.6%、42.1%及33.4%。招股书披露，于往绩记录期间，京东产发客户基础在行业垂直领域（包括物流服务供应商、制造商、电商平台及零售商）及地理分布方面日益多元化。截至2025年9月30日止九个月，基础设施解决方案收入中来自外部客户的贡献达到62.5%，相较2018年开始独立运营时几乎可忽略的水平显著提升。在资产价值提升方面，京东产发能够积极提升持有或管理资产的价值，并持续通过退出实现资产增值。2020年至2024年，京东产发年均实现资产增值变现收益13亿元，累计回报率达到初始成本的40%。该公司于招股书中表示，拥有丰富的开发中物业和土地储备(总建筑面积约3.3百万平方米)及独特的项目获取能力，为未来创造价值提供了巨大潜力。另外，自2019年设立首只私募基金以来，作为向轻资产模式战略性转型的一部分，京东产发系统性地实施资本循环战略，以提升资本效率。据悉，京东产发管理的基金和投资工具包括私募基金及合伙投资平台及公募REIT。私募基金及合伙投资平台方面，私募基金及合伙投资平台投资者通常在一开始就投入预定数额的资本，用于购买预先商定的种子资产组合，京东产发的私募基金可进一步分为核心、开发及收购基金。公募REIT方面，京东产发作为运营管理机构的公募REIT(嘉实京东仓储基础设施REIT)于2023年在上交所上市，该基金目前于中国拥有三处物业，管理的总建筑面积逾351,000平方米，截至2025年9月30日，公允价值合计人民币19亿元。总体来看，截至2025年9月30日，京东产发主导设立了5只核心基金、1只开发基金、1只收购基金、1个合伙投资平台，以及在上海证券交易所的1只基础设施证券投资基金（即嘉实京东仓储基础设施REIT）。京东产发的基金资产管理规模也由2023年初的255亿元大幅增至截至2025年9月30日的410亿元；该公司的基金/合伙投资平台管理服务收入由2023年的1.70亿元增至2024年的1.97亿元，2025年前九个月达到1.47亿元。截至2025年9月30日，京东产发基金资产管理规模占资产管理规模总额的33.7%。点击阅读原文，了解更多","kind":"news","is_publish_news":true,"is_publish_highlight":false,"is_publish_live":false,"is_publish_wemedia":null,"editions":null,"column":"","sentiment":"1","news_tag":"","news_rank":0,"symbols":[],"gpt_button":0,"need_auth":false,"code":"91000000","status":"200"},"commentList":[],"isCommentEnd":true,"newsSizeData":{"likeSize":0,"commentSize":0,"repostSize":0,"favoriteSize":0,"likeStatus":false,"favoriteStatus":false},"APP":{"userAgent":"Mozilla/5.0 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资管规模超1200亿 京东产发三年后港交所再递表

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资管规模超1200亿京东产发三年后港交所再递表