Interesting and uncharacteristically excellent article in Newsweek on the Chinese housing market and the debt related debt crisis.:
"'It would take a middle-class couple 47 years to buy a small apartment—about 90 square meters—in Beijing or Shanghai if both husband and wife were able to save 100% of their salaries for the purchase,' Anne Stevenson-Yang of J Capital Research tells Newsweek.
'Want to Buy a House in a Big Chinese City?" asked the Sixth Tone website late last month. "Try Winning the Lottery First.'
Real estate prices in China are out of whack, so the market is "frozen," with buyers and sellers far apart. As a result, the number of transactions in recent months has fallen. Prices month-to-month are starting to come down, as well. Total sales of the country's top 100 developers plunged 39.6% year-on-year by value last month.
Stevenson-Yang, also the author of China Alone: The Emergence From and Potential Return to Isolation, reports in Forbes that around 30 Chinese cities are refusing to register transactions at prices below government-set levels.
'The model on which the real estate boom is based is unsustainable,' said George Soros at a Hoover Institution webinar on January 31.
Unsustainability is an emergency for China. The real estate sector accounts for an unusually high 25% to 30% of Chinese gross domestic product. Moody's last July estimated that between 70% to 80% of the household wealth of the Chinese people is in real estate.
An 'economic crisis,' as Soros suggests, is coming. Trapped by strong currency walls—the renminbi is not convertible on the capital account—the Chinese people cannot readily invest in foreign assets. They have few places to put cash inside China, so they purchase apartments. Apartments, as a result, have for many become more than just investments; they are stores of value, similar to paper currency or gold coins.
Many apartments across China—the ones infamously dark at night—have in fact been sold by developers, but remain vacant. They are in the hands of first-time owners, who do not rent them out because that would result in a diminution of value.
Ultimately, prices have to come down to levels people can afford. As Stevenson-Yang's example from the leading Chinese cities shows, the drop will be large. Incomes, artificially suppressed by Beijing for more than four decades, cannot support current real estate prices.
Property developers are starting to default, especially since last September. The most prominent of these is Evergrande Group, which has accumulated a staggering $305 billion in liabilities. About a dozen other developers have not met bond and other obligations since then, either.
Behind China's currency wall, Chinese officials believe they have time to unwind the 'debt bomb,' avoiding a sharp correction in prices. But the hope for recovery is illusory. As Stevenson-Yang tells Newsweek, 'when investment slows, as is happening now, property cannot recover.'"
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