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This report in the WSJ from Singapore says Chinese authorites are asking local governments to prepare for the potential downfall of housing developer Evergrande which was built on ever growing debt. This was described as getting ready for a possible storm in the event there is a disorderly collapse. Beijing is unwilling to bail out the developer. For years the Chinese government has discouraged speculative investment in housing saying "housing is for living not for speculation." This had little effect on housing developers and housing prices in China making housing smaller and smaller in size and beyond the reach of average households.

To get some idea of the magnitude of Evergrande's expansion it has 800 projects in progress spread over 200 cities in China. It is unable to complete many of these projects, now that it is unable to pay contractors and suppliers.

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China's housing developers are increasing the issuance of high yield bonds in 2013. European and American companies have issued $120 billion in junk bonds for Jan-March 2013. Chinese companies issued $8 billion to overseas investors for Jan-March 2013, increasing from $2.3 billion in junk bonds issued in the same period for 2012, according to Dealogic. Yields are dropping. In the U.S. yields have dropped from an historical level of 10% to 6% on junk bonds. The same pattern is seen for China's junk bonds. Yields for bonds issued by Chinese housing developers have dropped from 11-12% to 7-8%. Investors are taking on higher risks on these bonds and the current yields do not reflect higher risk, as the bonds are issued from overseas subsidiaries for foreign investors. As with the bankruptcy of Suntech Power, foreign bondholders could lose everything. These junk bonds are not backed by the company assets in mainland China, and local banks and creditors in China come first in getting their money back. ...

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Nathaniel Tapin says about China's debt laden economy and struggling property developers that this has been seen before. What matters most is the confidence household borrowers have in the country to buy homes and spend versus putting more money into savings. And this confidence that that has been the strength of the economy for three decades is fading. About 12 million jobs in the internet platform economy were lost in 2020-2022. This absorbed a fourth of the Chinese graduating from colleges each year. The manufacturing sector is affected by declining demand overseas and cannot pick up for this. Much of this is a result of Xi's government efforts to tamp down debt of housing developers, to reduce housing speculation, to limit the power of internet companies, and develop a fairer economy, and these were policy decisions not easily reversed. A pervasive pessimism is leading to a disinclination to spend or buy a house. Surveys of Bank of China show inclination to save increased by 15 percentage points to 58% in second quarter 2023. In the past Chinese put money in homes as a way to deposit money in a savings account, homes were sold even before they were built. This cash was passed on to property developers and in turn the local governments benefited by selling the land to property developers. After property developers could not pay interest on debt and collapsed the households decided to pay down their mortgages and $28 billion went to pay down residential mortgage debt in first 6 months of 2023.  ...

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Housing construction makes up a fourth of China's economy. Chinese government is leery of the huge buildup of debt at housing developer companies in China. Banks are involved with their loans to housing developer companies. Some of these bank loans are nonperforming and this percentage of bad debt is growing. It was always a sense of someday this would stop working. That someday may be today. Efforts are being made to tighten controls on these companies and their way of doing business- raising cash from presold apartments from millions of householders who have accumulated their savings for a speculative investment in a second or third apartment or fulfilling a dream of first home ownership. For two decades it worked as the Chinese economy with the aid of US and European Union transfer of technology and capital grew rapidly. With the US and European Union changing policies and building new supply chains in the competition with China, and China entering the period of a mature economy with less room for growth as Japan did in the 1990's, this buildup of debt  has ominous overtones. Chinese government is making an effort to regulate the housing sector to reduce any potential damage to the economy. The result could be a repeat of the way the Japanese economy after growing rapidly in the period 1960 -1985 slowed rapidly after 1987. ...

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China's breakneck growth was enabled by housing construction, and coal in a way that created problems of climate change. Now China's largest housing developers Evergrande and Country Garden together have a staggering $500 billion in debt and in serious financial trouble in or near default. How will China's government respond? It let Evergrande who had defaulted on debt payments build 300,000 apartments last year, just to protect home buyers. Now it's founder Mr. Xu is taken in for questioning and "illegal crimes." Making sure that the apartments on which people made deposits are built would cost another $72 billion, says Nomura. Yet suppliers, painters, builders and brokers are owed another $390 billion, in one estimate. And foreign creditors are getting together for complicated restructurings. Evergrande had entered wealth management promising 8 or 9% returns and has stopped making payments. All this is affecting public confidence in the future and China's growth story. For decades China depended on housing construction for high growth rates. Now the process is unwinding with both in financial difficulties. This NYT report says that after Evergrande's default, Country Garden failed to make a payment on $200 billion in debt last week and has 400,000 apartments that it sold but has not finished building. ...

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This report in the WSJ says about Evergrande and China's housing boom that it was a risky race against time in which developers took in billions of dollars of borrowed money from buyers in cash to launch project after project in every Chinese province. The 25 year old company founded by 37 year old Hui Ka Yan in Guangzhou was setup in 1996. Its name stands for "constant" and "big" in Chinese and during the rapid expansion of the Chinese economy after 2000 it played a part in meeting dream of home ownership. It did this by taking in full cash payment for apartments that were delivered years later. It is the largest symbol of debt for housing developers in China $89 billion in outstanding debt and millions of unfinished properties, 42% of debt due in less than 1 year. Today Evergrande is collapsing, unable to pay creditors, and paying creditors in construction with unfinished properties, says this WSJ Report. Capital Economics estimates that Evergrande has presold 1.4 million apartments valued at $200 billion that are not yet finished. Typical is a woman in retail sales in Shenzen who invested 1.4 million yuan or about $217,000 in 2018 for one 400 square foot apartment in a high rise building.  The Chinese government is unlikely to stop Evergrande from collapsing. Its only interest is in protecting the people who paid in cash for unfinished apartments. ...

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NYT Shanghai bureau chief Alexandra Stevenson sends this report on the magnitude of the problems facing Country Garden, China's largest housing developer, Country Garden has $200 billion in unpaid bills, has missed interest payments on debt. It lost $7.6 billion in the last 6 months. A million apartments remain unfinished. The government's first concern is that buyers are made whole, it is less committed to housing as a driver of economic growth. And the numbers are just way too large for the government to tackle. By one estimate the unpaid bills goes as high as $370 billion in unpaid bills. What happens to all those construction workers, carpenters and other workers who remain unpaid. Country Garden follows failure of Evergrande another huge Chinese real estate developer in 2021. Experts say even if people buy Country Garden's apartments the losses are too large to make up.

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This WSJ report on developers and home buyers in Tianjin show how the government policy of controlling speculation in housing prices affects ordinary home buyers when prices drop. A homebuyer from Hebei province hoped to find a better life in Tianjin, better education for her children. She used her entire savings and borrowed from relatives to pull together funds to buy an apartment for 1.5 million yuan. She is desperate paying the mortgage of 3700 yuan, works several part time jobs, and is mortified at the drop in price of the apartment, in this report. For decades housing prices were going up, now the government has sent clear messages that housing speculation has to stop and home prices for the first time are moderating to increases of about 4% a year and are falling in some cities including Beijing, Tianjin, and Guangzhou. The governments message is that people should use apartments for living, not for speculative price increase and profit. Local governments have their own reasons to prop up this speculation as they have for decades now depended on land sales to meet economic growth targets, a situation unique to China, which has financed a lot of the local infrastructure including overspending. ...

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Chinese president Xi's determination to make good on the slogan "Housing is for living, not for speculation," by imposing a property tax on homes in 30 cities, is facing resistance within the Communist party and from local governments. Mr Xi hopes to squeeze out the excesses of the adoption of capitalist market systems in China since 2000. China's government opted to get feedback on this idea and the feedback is largely negative forcing the government to scale it back and look at other alternatives such as affordable housing to make home purchases accessible.  Some reasons for the pushback are that it is becoming a social stability issue and risks alienating officials within the ruling party and homeowners. The fact is that 90% of urban Chinese families own their homes and housing related industry makes up about a third of China's output. Also significant is that 80% of China's wealth is tied up in real estate. What could happen is that if housing prices drop in China urban consumers might cut back on spending because they feel poorer. Party officlals advised against introducing property tax in 30 cities. Now it is scaled back to ten cities, and a new law could take till 2025 to introduce property taxes in the whole of China. Cities that are likely to be used for the property tax now are Shanghai, Chongqing, where an annual charge is levied on second homes since 2011. Cities added to the list would be Shenzen, Hangzhou, China has financed much of its industrialization through land sales by the Communist local governments in a country where land ownership was with the national Communist government after the revolution in 1949.  Mr. Xi wrote in Qiushi party journal that "we should actively and steadily promote the legislation and reform of real estate tax, and do a good job in the pilot work." Local communist governments get about one third of their revenues from selling land to property developers, and they are anxious that a tax on real estate would make demand and price for the land they sell to drop drastically. To get some idea of this- the local governments had $1 trillion in revenues last year. ...

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Efforts by the Chinese government to control a bubble in housing prices in 2012- 2013 include a 20% capital gains tax on property transactions. Sales volume for real estate developers in Shanghai in the last quarter of 2012 was up 63% over the prior year, according to real estate agency SouFun. Prices increased by 26% for that period. China Overseas Land and Investment shares were up 46% over the prior year on the Hong Kong market.

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There is cramped space for renters and limited supply of housing space per capita in Shanghai, China. After a decade of hyper building China still lacks affordable housing space. The residential space per capita in Shanghai is only 183 square feet or 17 square metres per person- about the size of a small room. And estimates by GK Dragonomics Research show one third of China's 225 million households lack kitchens and plumbing. At the same time housing is increasingly unaffordable for the middle class. Government restrictions on price increases reflect growing concern with the fact that the average Shanghai residential home sold for about $276,000 in 2011, even though annual per capita income in Shanghai is about $13,000. Prices for homes in Shanghai increased 2.6 times in 5 years, according to the Shanghai Urban Real Estate Surveyors Company. With the slowdown in construction developers are working through inventories, and more homes were sold than built in 2012, compared to about 1.5 units built for every unit sold in 2011. ...

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Renewed warnings about the bubble in housing prices in China. Earlier warnings came from Krugman, Lardy, John Taylor. This one comes from Nomura economists Zhiwei Zhang and Wendy Chen. Could the government's action to curb rising housing prices not be adequate leading to a financial crisis as early as 2014, is the question posed by Zhang and Chen. They cite the rise of housing prices by 84% from 2001 to 2006, before the financial crisis of 2008 in the U.S., using the Case-Shiller housing price index. One problem- the government statistics may have underestimated the extent of the bubble. China's official index shows housing prices rising 113% in major cities from 2004 to 2012. Zhang and Chen say this is much smaller than the actual rise because it includes older, lower quality housing property. They cite an academic paper that adjusts for this and finds prices jumping by 250% in the period 2004 to 2009. Another problem is that China's housing prices growth slows after government action but then resumes the growth, leaving the risk exposure at the high level as before. Because the local governments are tied up in the housing bubble the problem would hit the banking system. About 14.1% of the outstanding bank loans are to local government financing vehicles, and 6.2% to property developers, according to Nomura economists. The declining potential growth rate in China means there is less room for bad loans to be absorbed by hyper growth levels than in the past. Errors in policy can magnify the risk including loosening monetary policy and exacerbating the bubble at the wrong time. In the absence of errors the risks still remain requiring the sale of public assets to bail out local governments and banks. The argument made by Krugman and other economists has been that China is not immune to the risks of a housing bubble going bad, in any way less than Sweden, the U.S., Spain and other countries, requiring bailouts of banks....

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Zero covid lockdowns have added to the sentiment seeing China as a less attractive location for foreign investment. American companies are seeing staff resign due the lockdowns and zero covid policy. About a fourth of companies in a US Chamber of Commerce survey see a 20% drop in sales in 2022. A similar situation is being seen for European companies in China. The other area of growth from property sector is not working anymore as there is a 59% drop in demand for new property units. Investors in the property sector fear  another situation like that of property developer Evergrande's collapse.  Similar to Japan by 2000 a lot of the government infrastructure for roads and rail and automobiles has already been built leaving less room for this sector to kick in. Investments are possible in AI, renewables, electric cars, and advanced technologies, with limited potential to tackle loss of jobs in other sectors such as construction and government financed infrastructure spending and in retail stores. Retail sales are hit by inflation and high gas prices. The result is that China's GDP may fall by 1% according to one estimate for this quarter from the previous year. For growth and foreign investment look to India where a surge in government financed infrastructure in construction of roads and rapid transit, fast rail, construction of housing, and rapid increase in use of mobile phones, automobiles, and appliances is taking place. A new logistics system is being built with a Master plan for the whole economy under Gati Shakti creating a whole new place for foreign investment in a country of 1.3 billion. With Indonesia and Bangladesh closely related to India this is a market of 1.8 billion people far surpassing China and built on values of democracy ingrained over 100 years since the experiments under the British of elected state assemblies. This happened under limited Hind Swaraj since 1930's when India was led by Mohandas Gandhi in these early experiments with democracy. Germany, France and the US have a lot in common with India and the ground is being prepared with improvements for extensive German, US foreign investment by the Modi administration.  ...

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Evergrande relied on presales to finance itself and keep its activities in real estate. A Chinese government crackdown on speculative behaviours and taking on too much debt by property developers led to Evergrande having to offload properties at large discounts. Evergrande is China's second largest developer with $300 billion in debt. Investors have down payments on around 1.5 million properties and face uncertainty in getting money back if housing projects are not completed.

Hong Kong listed shares have collapsed by more than 80% this year. There are risks to financial stability in China if there is a collapse of Evergrande, says this report in DW.com. About 29% of China's economic output is tied to the real estate sector and Chinese in large cities invest savings in apartments as part of speculative investing.

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Risks to China's banking system from the bond market in China. China's bond market has grown rapidly to 25.5 trillion yuan or $4.1 trillion yuan, especialy in the period following the stimulus. But it is not similiar to bond markets in developed countries, the U.S., Japan and France. It has a patchwork of regulators, is closed to foreign investors, and does not offer protections to investors. It also lacks an effective ratings system. Most bonds are held and traded by the banks, which concentrates the risks in the banking system. In developed countries the risks are spread out among investors. Bond markets offer the advantage of reducing dependence on banks for lending but with banks holding most of the bonds in China, including that of local governments, the risks if bond issuers default are concentrated in the banking system.

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The potential default of Shanghai Chaori Solar Energy Science and Technology Company on a 2012 bond of one billion renminbi, as the company says it cannot make a payment of 89.9 million renminbi or $14.6 million. China's corporate bond market is now the third largest in the world after the U.S. and Japan, according to BIS. The Asian Development Bank figures are total corporate bonds outstanding of 500 billion renminbi in 2005 growing to 8.5 trillion renminbi in 2013 (or about $1.4 trillion).

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Alexandra Stevenson provides this insightful glimpse into a highly inflated property market. Microflats in Hong Kong of 275 square feet, smaller than a bedroom, sell for $722,000. Smaller flats of 165 square feet are planned by developers. Since 2003 property prices are up 300% in Hong Kong. Experts see another fall in prices similiar to the one in 2003 during the Asian financial crisis. Mainland Chinese investing in Hong Kong flats have never experienced a collapse in prices. Hong Kong mortgage rates are low, about 2%. Experts see a rise in U.S. interest rates affecting buyers, as Hong Kong interest rates are tied to U.S. interest rates. With low rates on savings accounts, savings are going into an highly inflated unsustainable property market. One estimate shows 41% of household wealth in China is tied up in the property market. A downturn in prices could lead to a large decline in consumer spending. Nicholas Lardy of the Peterson Institute of International Economics sees China not immune to the kind of housing price collapse that hit the U.S., Spain and other countries in the last decade....

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Blair gets $500,00 for a 3 hour trip to a luxury housing development project. Extravagant expenditures by developers in China.

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Country Garden is turning into a worse problem than Evergrande. Both housing developer companies are in serious financial problems in China affecting the larger economy. Consider that Country Garden has $286 billion in liabilities and $7 billion in first half losses for 2023. Two years earlier Evergrande went into insolvency over extravagant projects and spending. Country Garden's problems come from a shift away from housing in the country a retreat by investors and buyers. Yet 25% of the economy and the savings of ordinary Chinese are tied up in housing. Local government finances are also strained adding to the debt burden. In the boom years housing created hyper growth, now it is in reverse acting as a drag on the economy.

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The annual report on China by the IMF points to a diminishing margin of safety and higher risks for delays in needed economic changes from earlier infrastructure and construction focussed policies which neglected Chinese consumers and savers. The IMF pointed to risks from the shadow banking system and the real estate bubble that need to be addressed.

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Malaysia's debt to GDP ratio increased to 242% in mid-2012 from 192% in 2008 according to McKinsey. As export growth has slowed the Malaysian government is relying on credit expansion to consumers and large capital projects such as the planned subway project in Kuala Lumpur to sustain growth. Similiar credit expansion is seen in other Asian countries- Thailand, Vietnam, Singapore, Hong Kong. The period 2008 to 2013 has seen a rapid acceleration in credit expansion in these countries and especially in China. China's debt to GDP ratio increased to 183% in mid 2012 from 153% in 2008, according to McKinsey. Nomura Holding's economist Zhiwei Zhang, and other economists say it is above 200% when government data on "shadow banking" lending institutions such as trust companies is included. IMF economist Giovanni Dell'Ariccia has studied of debt expansion and credit booms since the 1970's. He and other economists at the IMF have found that credit booms- the rapid increase in credit to GDP ratios- end up in crises one third of the time, result in below par growth in another third of the time, and only in one third of the time does growth continue at the high pace. Alex Frangos talks to government officials in Kuala Lumpur who do not take seriously the high vacancy rate for office buildings in the capital of about 20% even as new office towers are being built. Bob Davis gives the example of government owned Hunan Expressway company in China which has a huge road building program and doubled its 2009 debt levels. Another state owned company in shipping China Cosco Holdings increased total debt from 85 billion yuan in 2009 to 123 billion yuan in 2012. As export growth slowed in China in 2009 credit expansion is driving growth. The normal restraints of the market are absent in China's state owned companies. Charlene Chu, senior director of Fitch Ratings Inc in Beijing, says 2012 demonstrated that the Chinese government cannot slow credit growth without risking a decline in growth. China's GDP growth in the 1st quarter of 2013 slowed to 7.7% from 7.9% in the 4th quarter of 2012. This poses a serious problem for China. China has never experienced the kinds of problems seen in Asia after the 1997 banking crisis, in the eurozone today, and in the U.S. following the financial crisis of 2008, making government officials prone to complacency about the risks....

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A local government vehicle in China, Sixth Division of XPCC fails to make a bond payment in August 2018. This is the first such instance of failure to make a bond payment for a local government vehicle in 2018. Economists estimate China's total debt at 242% of GDP in 2017, and government efforts to tighten liquidity and reduce support for overextended local government investment vehicles.