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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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Research firm Dragonomics says real estate prices fell 4.9% in April from the prior year for nine cities in China. In 2010 prices in these nine cities went up by 21.5%, the increase in 2009 was 10%. Standard Chartered estimates China's second tier cities, such as Dalian and Tianjin, could have 20 months of housing inventory by the end of 2011. Standard Chartered says price declines of 10-20% can be expected. Government data understates the extent of the bubble and the drop in prices say analysts. Beijing real estate consultant, Soufun, confirms the slowdown in price increases, saying its data show average property prices went up by 5.1% in May over the prior year, compared to the jump in prices in 2009 and 2010. Prices of copper and steel are coming down after rapid increases. The price increases in the Chinese real estate market have put housing out of the reach of ordinary couples. In 2006 an average price of a new apartment in Beijing cost $100,000, by 2011 this had gone up to $250,000. It woud take 57 years of saving for an average person to buy the apartment at todays cost. The government's response has been to boost down payments on mortgages for second homes to 60% from 40%, prohibiting state owned enterprises outside the real estate sector from investing in real estate, and raising the reserve requirements of banks....

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Average land prices in China in October 2011 are down 40% from the peak in Sept. 2009, when real estate companies purchased large amounts of land. This means large losses for companies that bought when prices peaked. When this happened in 2008 companies were rescued by the large Stimulus by the Chinese government. It is uncertain what will happen this time as a similiar Stimulus effort is not expected. Prices nationwide for residential land were down 8% in October from the prior year, and transaction volumes were down 37%, according to property firm Soufun. In October and November 2011, land auctions at a number of major cities in China failed, with either no bidders or low bids. According to CLSA property analysts, China Overseas Land & Investment Ltd. and Longfor Group have reduced prices of homes by 20% -25% for projects in Shanghai.

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Martin Feldstein says China is gaining control of three problems it faces of shrinking export markets, the effects from a large stimulus in response to the 2008 financial crisis, and inflation especially high real estate prices. The economy is shifting to higher role for services and less dependence on exports under the new five year plan. The real estate prices are levelling off after steep increases. And inflation is under control. New investment will go into infrastucture needs such as power development and low income housing. As the economic problems are being tackled, the political problems remain. China faces an aging population under its one child policy, and it will have to support an increasing number of retired people in the future. Inequality and corruption are two problems that continue to grow and present challenges to the new leadership taking over in 2013.

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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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More proof that China's real estate prices resemble the period of the bubble in real estate prices in Tokyo in the late 1980's. One parking space goes for $760,000 in Hong Kong in a luxury development.

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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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The real estate bubble in China continues to grow even after th pandemic. Local governments depend on land sales for about 60% of their revenues. The government in Beijing also is unwilling to let prices decline too much because this could create unrest. As a result households have continued to add second, third homes in speculative investment. Unlike the U.S. where households invest in the stock and bond markets and residential property investment is one of several options, in China this is the only option people believe. The notion of continually rising prices is built into the mindset in China. This is happening even as those who do not have homes are still priced out of the market, and those with savings are pouring them into housing, more so as people save more in 2020. This can be seen in the vacant homes rising to about 40% for those buying second homes. People are also taking on more debt with consumer, mortgage and other debt of households getting close to 60% of the country's GDP, a high leverage ratio. This also means there is less capital to invest in productive investments in industry as more and more savings are tied up in housing with large vacancy rates meaning the housing is not even being used. Some of the speculative nature of this can be seen in this report in the WSJ for cities such as Tianjin, Shanghai and Shenzen. ...

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Russian president Putin visit to China covered by NHK's Analysis. This is the first visit after being reelected for Putin. China's president visited European Union countries and Serbia, Hungary recently. China seeks to keep its relations with the EU and stabilize its economic relations with the US because of its weak economy. China benefits with supply of oil at better prices in its trade with Russia that has reached $240 billion, at a time it's economy faces a large debt burden and a collapsing real estate industry. It needs markets in the EU for surging exports of electric vehicles. Russia is also probably reassessing the situation in Ukraine to position itself for an eventual settlement, as China clearly has no interest in the war in Ukraine and seeks to limit any negative fallout from the conflict in its trade and economic relations with EU and US.

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The South China Morning Post provides a look a the property prices, real estate bubble in Hong Kong, in this series. The central government in Beijing sees the lack of affordable housing and people cramped in small cramped housing not able to get a decent flat, as a cause of the discontent in Hong Kong. Seventeen weeks of protests, as the 70th anniversary of the Communist Party of China comes up is causing China to rethink how the Hong Kong model has worked. 
The city depends on land sales at high prices for its revenue, the tycoons who control the limited land supply are not releasing enough land to build affordable housing. China depended on Hong Kong as a financial centre, and let these simmering problems continue as the Hong Kong model was seen as a success. The mass demonstrations for the 17th week are calling for new thinking on the way Hong Kong's economy can benefit all its citizens.

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Almost all countries have lower commissions for real estate sales. In the US about 3-4 houses are sold over a lifetime. At 6% commission this amounts to a cost of 25% of the sale price of these homes. This adds to the cost of living for American people and reduces their savings for investment in quality of food, education, health and leisure activities. By comparison in the UK it is 1.3%, in Netherlands 2%, in China 2.5%. In most countries only 33% of sales are done by buyer agents in the US 89%, in the UK less than 5%.

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Keith Bradsher visits Guangzhou, China, just as prime minister Wen Jiabao tells the National People's Congress that China is changing its priorities from high growth to sustainable development. As recently as 2007 GDP growth reached 14%! The minimum wage is expected to rise 13% each year under the five year plan. Even with the increase in wages owning an apartment is unaffordable in Guangzhou- a 1000 square feet apartment costs upward of $300,000, showing the extent to which the bubble in real estate prices affects young people who cannot afford to own an apartment. A new graduate with marketable skills such as computer engineering makes about $6000 a year, putting owning an apartmet beyond reach. Another change he notices today is that during visits to construction sites he does not see flood lit sites at night. This used to be the case because builders were scrambling to build. With government policies discouraging the property bubble there is no longer a need for work at night. The focus now has shifted to build low income housing....

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This report shows an alarming trend in China which is fueling a real estate bubble similar to the one that Japan, and more recently the U.S., experienced. State owned companies are actively speculating in real estate, and are buying real estate from local governments eager to profit from the real estate boom. Local governments obtain land and build infrastructure on it to raise the price that they can get for it in an auction. In many cases one state owned company outbids another state owned company from different sectors such as oil, chemical, military, telecom and highway. Land records reveal that 82% of land auctions in Beijing in 2010 were won by state-owned companies up from 59% in 2008. The National Bureau of Economic Research in Cambridge, Massachusetts, has estimated that land prices leaped by 750% from 2003, with half of this happening in 2008-2010. In many cities housing prices have doubled in the last 2 years. The National Bureau estimates that on average these state owned companies paid 27% more for the same piece of land than other bidders. China's $586 billion stimulus and its aggressive lending program by state owned banks may have helped in other ways after the 2008 economic crisis, but in this area it has fueled a real estate speculation boom, with the local government and state owned companies being the key participants in this speculation. Local governments earned an estimated $230 billion in land auctions in 2009. The demolition of older neighborhoods and poorly compensating residents are all part of the effort by local governments to profit from this speculative boom. The implications for the banks are serious. Local governments use other companies created for the purpose to engage in this investment in land. And off-balance sheet accounts create the danger that China's state owned banks may have enormous amounts of debt that is not showing up in the regular accounting. Analysts say that the $1.4 trillion in loans made by state banks in 2009 was twice that in 2008, and a large portion of this was diverted into real estate speculation with records set in land bids and booming prices. All this is happening as China's Ginni coefficient has deteriorated rapidly. And the simple fact remains that even as apartment prices exceeded $200,000 in Shanghai, the average disposable income is about $4000 per year. Prof. Shih of Northwesten University has followed the investment companies of the local governments closely and comes to similar conclusions about the size and implications of this real estate bubble in progress. Shih estimates LIC (local investment companies) debt owed to banks at $1.68 trillion or 34% of China's GDP. See the link to BW's Dexter Roberts. ...

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Krugman points to the economic muddle that China is getting itself into. He says one way of looking at what is happening now with high inflation is that inflation is the market's way of undoing the currency manipulation that China has engaged in. By following aweak currency policy to protect export interests China has created an artificially high trade surplus. But this is now turning into a lose-lose proposition for both China and the US as market forces push wages and prices up, whittling away at any competitive advantage of China's weak currency policy. He says some estimates he has seen show that Chinese undervaluation could be gone in two or three years. Chinese consumers are asked to accept interest on savings limited to 2.75% and below inflation, with the spread designed to help banks earn their way out of bad loans made during the stimulus lending binge of 2009-2010. What is happening is a massive allocation of capital away from consumers to lending for state owned companies that have created overcapacity in many industries, and use part of this capital to engage in real estate speculation. Krugman says China may be on its way to some kind of crisis with collateral damage to the rest of the world as it is a major importer of commodities from Canada, Brazil, Argentina, Australia, and a major importer of high tech goods from Germany and the USA....

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Spain's central bank was lauded for macroprudential supervision before the housing bubble burst. Will China's central bank and financial authorites which have managed the housing bubble upto this point face similiar problems? Can China be the sole exception even as housing bubbles burst with wide repercussions in the U.S., UK and Spain? Nicholas Lardy, of the Peterson Institute of international Economics, says urban housing stock makes up 41% of Chinese household wealth in 2011. The same figure for the U.S. is 26%. Chinese buyers invest in homes because low interest rates on savings accounts cannot keep up with inflation. Real estate investment was 13% of GDP in 2011. Home ownership is a recent development in China, only since 1990, Chinese have never experienced large price declines. Household debt as a percentage of disposable income has increased significantly in recent years, up to 53.6% in 2011 from 31.3% in 2008, according to Lardy.

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The bubble in Canada's real estate market reached its peak in 2011-2012. The average price of a home in Vancouver reached a high of C$815,252 in April 2011, before declining to C$721,958 in Sept. 2012, according to the Canadian Real Estate Association, Average prices nationwide in Canada were at C$372,544. Prices are being pushed up by buyers from China. Canada is taking steps to restrain the bubble by changing immigration rules. The immigration minister temporarily froze the Federal Skilled Worker Program and the Immigrant Investor Program. Under the latter program citizenship was given in five years to qualified immigrants investing over C$800,000 in Canada. Other measures include cutting the mortgage amortization to 25 years from 30 years, and reducing the amount of home equity Canadians can borrow against from 85% to 80%. Home sales in Vancouver declined 33% in Sept 2012 over prior year and listings increased 14%. The moves are modest because real estate agents see it as a pause in the bidding wars that were taking place, and the market remains overinflated....

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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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Foley cites a recent survey by the Zhejiang Academy of Social Sciences shown in the South China Morning Post. This survey shows 96% of respondents "resenting the rich." In 2007, the Asian Development Bank estimated the Gini coefficient for China at 0.47%, up from 0.28% in 1983, same as Sweden, Japan and Germany. Now its closer to Argentina and Mexico. This is happening as less than 70% of graduates have jobs. And a peculiar situation is occurring in China where the retail prices are not increasing but prices of real estate and of commodities like iron ore and oil are high. There is too much liquidity with $1.5 trillion of governmet manadated bank lending and inflation is rising creating a speculative bubble in stock and real estate. And there are protectionist pressures with the USA sensing that cheap imports subsidized by artificially low currency in China is worsening America's trade deficit.

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Signs of a serious bubble in house prices in Canada. Home prices in February 2011 rose 8.8% from the year before, to 365,000 Canadian dollars. This is more than double the average home price of C$158,145 in 1999, according to the Canadian Real Estate Association. A comparison with the U.S. shows home prices going up 58% between 1999 and 2006, according to the National Association of Realtors, and falling 18% after the subprime mortgage crisis. By contrast home prices in Canada went down in 2008-2009 during the global financial crisis but are now back up and surpassed the previous high. This suggests the Canadian real estate market is facing a serious bubble comparable to or exceeding the bubble in the U.S. Trends that have supported the market such as Chinese buyers in Vancouver and Toronto, depend largely on the strength of the high economic growth in China and overseas buyers. Other weaknesses- the Canadian Association of Accredited Mortgage Professionals pointed out in a study in January that of the 400,000 first time home buyers during 2010, about 50,000 would have high-debt service ratios if interest rates, now at between 2-4%, were to rise to 5%. The Canada economst at Capital Economics, David Madani, says he expects a correction of 25% in the next 3 years, as this boom unwinds. He points out that house prices are now 5.5 times disposable income per worker, compared to an historical average of 3.5....

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Real estate prices are declining in Australia, with signs of overbuilding. Growing immigration, a commodities boom with higher demand from China, slow construction and foreign investors had pushed home prices higher. This led to a decrease of 2-6% in home prices in Brisbane, Adelaide and Melbourne, according to RP Data. Home construction in Melbourne increased by 40% since 2006, according to Australia's Bureau of Statistics. Analysts point to an oversupply of homes in Melbourne. Home and apartment prices in Melbourne declined by 3.9% in 2011, according to RP Data-Rismark.

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The huge risks the misallocated stimulus capital from real estate speculation poses for the Chinese economy. China's government rapidly expanded lending after the 2008 global financial crisis. One estimate is that about 10 trillion yuan in new loans were made in 2009, over twice the amount of 2008, expanding the loan portfolio and money supply by one third. A major problem is vacant homes as Chinese put their money in second homes as an investment. Chinese are not investing in the stock market because of the volatility, and with the low yields in bonds and banks money is going into real estate. According to a Morgan Stanley economist, about 25-30% of private commercial and housing space is vacant. This happens just as middle class Chinese are being priced out of the housing market. Prices went up by 12% in the housing market this year according to the China National Bureau of Statistics. Couples wanting to leave their parent's homes find it difficult to do so. It was the topic for a Chinese TV series "Dwelling Narrowness." ...

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Compared to the Fed, Treasury and and American regulators hands off approach as the bubble in mortgages and in financial markets developed, China took some steps to restrain the real estate bubble in China. Starting in 2004 Beijing officials tried to limit speculation in real estate by administrative measures like setting quotas on how much real estate lending each bank could do. In August 20007 bank regulators began requiring larger down payments for second and third homes, and banks began charging linterest rates upto 3% points higher for those homes than for first home buyers. And other things make the Chinese market for mortgages quite different. About half of all chinese buy their homes with outright all cash. And down payments are 30% for first time buyers and 40% for buyers who are getting a second home. And male borrowers term of mortgage ends by law a age 60 and 55 for women whichmeans they build up equity in the home quickly and are less likely to walk away from a home. As far as the banks are concerned no securitization of mortgages has ocurred and banks hold a higher percentage of cash with capital equal to 12 to 14% of assets, compared to international regulatory standards of 8%. Prices have fallen by a third inplaces like Shenzen, and the central bank asked commerical banks to reduce mortgage rates and help borrowers with lower down payments, with the hope that this would stabilize home prices. However with the credit crisis economists expect further decline in home prices....

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China Investment Corporation, China's sovereign wealth fund is expected to issue upto 28 billion in bonds to help recapitalize China's state owned banks. These banks face the prospect of increasing bad loans as a result of the hectic pace of bank lending in 2009-2010. Loans guaranteed by muncipal governments are estimated at 7.7 trillion yuan, or 17% of overall lending, about 50% of these loans face uncertainty in the event of falling housing prices, and 25% are bad loans. The recent IPO of Agricultural Bank of China raised funds, but the environment for raising money in this way does not look good, as information is spreading that these banks face large loan losses. The bonds from CIC would be picked up by state controlled companies. Yet these state controlled companies are engaging in the real estate speculation, as reported by David Barboza of the New York Times and Peter Coy of Business Week. In a down cycle things could get much worse as a state sovereign fund is selling bonds, state controlled companies would buy these bonds, and state controlled banks are expected to be recapitalized making a complete circle....

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In the period approaching the 70th anniversary of the Communist Party of China and its role in the revival of China after centuries of decline, confrontation with European and Japanese invasions, and poverty, China is taking a long view of Hong Kong protests. Carrie Lam stated China was too conscious of Hong Kong and China's international reputation and was pursuing "the long game," in dealings with Hong Kong protesters and its relations with the U.S. and Europe. This approach sees the need for China to create a positive image as it seeks to settle the trade dispute with the U.S. that hurts China's efforts for improving the standard of living and continuing its modernization. This means keeping relations with the European Union on a good footing as it pursues tit for tat tariffs and resumes talks with the U.S. without giving up what it sees as its sovereignty for industrial policy and trade matters.  A new sign of this is changing the focus of Hong Kong protests from the Chinese government to Hong Kong tycoons who China says have created the housing shortages through their policies. By not releasing land they own for building new affordable housing and driving up prices because of the greed for returns the tycoons in real estate are asked to take some of the responsibility for the mess in Hong Kong and anger of protesters. The social and economic tensions have contributed to anger of protesters for which the government has become a easy target says China as it looks for ways to tackle the issues underlying the protests and separate the negotiable issues from the issue of "sovereignty" or China's right to decide its internal affairs. In the light of the Communist party's struggles against European colonialists and Japan's Imperial Army, "sovereignty" is a sensitive topic in China.  As part of this approach Carrie Lam, Hong Kong leader held a Chinese version of Town hall meeting to listen to the complaints of Hong Kong leaders for the first time after weeks of protests, to let people vent out their feelings and complaints.    ...