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WSJ Original article ›
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Hidden debt is a problem for Evergrande, says this report in the WSJ.  The Chinese housing developer faced action by banks seizing over $2 billion in cash held by its property service unit as security for third party pledge guarantees. The hidden debt problem also affects other Chinese housing developers.

WSJ Original article ›
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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.

Wall Street Journal Original article ›
WSJ Original article ›
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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.  ...
WSJ Original article ›
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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. ...
The Guardian Original article ›
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Property sales are estimated to fall by 28-33% in China, twice as earlier forecast by S&P Global Ratings. This is a steep decline that will affect the Chinese economy so dependent on construction. This week there were reports of property buyers in 100 cities getting together to withhold payments on unfinished apartments. Property developers depend on these payments as they have severe liquidity problems and need cash for operations.

New York Times Original article ›
New York Times Original article ›
WSJ Original article ›
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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. ...
WSJ Original article ›
LyrArc Article Gist
China lets the yuan drop to below 7 to the dollar as it responds to president Trump threat of additional tariffs of 10% on $300 billion of Chinese goods. Previously the People's Bank of China, China's central bank, defended seven to to the dollar. The weaker Chinese currency would be an offset to the tariffs on Chinese goods.

This has risks for China as in the capital flight from China in 2015-2016. Debt denominated in foreign currencies has built up under an illusion of currency stability, especially for property developers in China with about $55 billion of such debt, according to Moody's.

China's other response was to suspend agricultural purchases from the U.S.

NYTimes.com Original article ›
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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.

WSJ Original article ›
LyrArc Article Gist
WSJ's Solomon and Feng look at Chinese developer Country Garden's $100 billion real estate project Forest City located only a short drive from Singapore in Johore State of Malaysia. It owns 60% and the rest is owned by the Sultan and a government agency. It is now abandoned as a failed project with Country Garden failing to make debt payments. This is the kind of project Malaysia did not need, as it diverts precious capital from industrial projects and infrastructure that improve the lives of the Malaysian people. Malaysian development has stalled with governance issues and misallocation of capital for such projects, and no tangible strategy for development.

NYTimes.com Original article ›
LyrArc Article Gist
NYT looks at the corruption in city government in Los Angeles. During the turn of the century Tammany Hall was a term used for the organization down to city wards that controlled city government and under city bosses led to much corruption. Rapid real estate development in the city of Los Angeles with Chinese developers investing in building high rise office and other buildings in the city led to corruption. A large concentration of power, the lack of news coverage from local sources as one of the effects of the internet, surges in real estate growth, have led to reduced attention to the effects of corruption in the city of Los Angeles and in the state of California. Jose Huizar on the City council and Raymond Chang deputy mayor are shown here in this NYT report to be convicted of racketeering charges.  Over a decade 576 public officials in California have been convicted on federal corruption charges, according to Justice Department reports, says the NYT. This is more than the number of cases in states better known for public corruption, including New York, New Jersey and Illinois. ...
New York Times Original article ›
LyrArc Article Gist
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. ...
Wall Street Journal Original article ›
LyrArc Article Gist
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.
DW.COM Original article ›
LyrArc Article Gist
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.

Original article ›
LyrArc Article Gist
Jakarta is sinking with 40% of the city and most of North Jakarta under sea level. By 2030 the city is likely to be under water at the pace with which it is sinking into the Java Sea. Jakarta's problem comes from years of overbuilding, migration from rural areas, with no adequate system for supplying piped water. Many of the wells illegally built by developers, with 97% of the city in concrete preventing resupply of aquifers from heavy rains, have aggravated the sinking. The aquifers acted as a kind of foundation for Jakarta. Climate change is another factor adding to the problem. As a result a city that gets heavy rains and rivers coming in from the mountains with water, is now flooded frequently, unlike an earlier period when the Dutch used canals and dikes to manage the water flow. Efforts to prevent developers from draining the aquifers on which Jakarta rests have failed. North Jakarta is the worst affected and this area has many of the poor slum areas of the city. Evicting the tenants living there to clear the debris and clean up the canals and rivers has failed. The former governor of Jakarta, Mr Purnama known as Ahok, of ethnic Chinese origin, lost the election to Islamic parties and their allies following his efforts to clean up the area and take action to replenish the aquifiers. This NYT report is based on interviews with residents of the kampungs or settlements of people from rural areas within North Jakarta. A Dutch hydrologist Mr Brinkman is a expert on Jakarta's water systems. He says eviction is not the answer by itself but some effort to move people is needed and North Jakarta needs to be restored to its original mangrove situation, which would allow replenishing of underground water. Giving Jakarta a more stable foundation. About 30 million people live in this fast growing city and a lot depends on how Indonesians can prevent the city from sinking further into the Java Sea. ...
WSJ Original article ›
LyrArc Article Gist
China's manufacturing sector contracts in June with the PMI index dropping below 50 - to 49.0.  Exports were also coming in lower. Experts say the increase in interest rates by the US is reducing imports of Chinese goods into the US. This comes as local governments are strained in their finances by $900 billion, and a budding revolt is taking place from property buyers with developers in financial trouble, as reported in the WSJ. Psychological hurdles now loom in the loss of confidence in the public in the property sector, loss of confidence of foreign investors with many constraints in operating, mental health issues for the population in many cities with the covid lockdowns.   The growth has slowed to 0.4% and there is now a realization dawning that there was overdependence both on property sector and foreign investment that set up new factories offshored from the US and Europe that alienated the public in these countries. Unlike wih the situation of Japan in the sixties and seventies for modernizing its economy growth of the scale China was pushed into by misguided and self interested  business interests in the US including its investment banks and local government officials in China without restraint by the central government in Beijing, ultimately led to trade friction and permanent damage to US China friendly relations. Communities in the US and the EU simply could not cope with the hyper growth from hyper shift of factories from the home countries to China that pushed this hyper growth. The property sector played the same role in the domestic front with too big a burden carried by it resulting in hyper growth. This did not have to happen. It happened because of a lack of understanding that this would have consequences in the longer run which is now showing up. ...
WSJ Original article ›
LyrArc Article Gist
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. ...
Wall Street Journal Original article ›
LyrArc Article Gist
Chinese experts at think tanks and in the government and elsewhere ponder on the lessons f the USA takeover of Fanne Me and Freddie Mac. One lesson is that developers in China hould not expect much help from the governmet after overbuilding and speculative markets as bondholders were respected but shareholders were expected to suffer the risks taken in the Fannie and Freddie takeover.
Wall Street Journal Original article ›
LyrArc Article Gist
The "Burning Platform" memo by CEO Stephen Elop, seeks to confront Nokia with the reality of what is happening, as it has fallen years behind competitors who have completely changed the space Nokia was in. Apple's iPhone has redefined the space for smartphones and Apple now owns the high end market. In 2008, Apple's market share in the $300+ price range was 25%, by 2010 it was 61%. Newcomer Android has in 2 years created a platform that by attracting application developers, service providers and hardware manufacturers, is winning the mid-range down to 100 euros. And in 2008, MediaTek provided complete reference designs for phone chipsets, so that Chinese manufacturers in Shenzen could produce phones at an astonishing pace. They now own the low end of the market, producing an estimated one third of the phones sold globally. A crtical part of the memo is about ecosystems. He says it is no longer about hardware and device to device competition, but about ecosystems that include not just hardware and software. It includes developers, applications, ecommerce, advertising, search, social applications, location-based services, unified communications and so on. And Elop says the decision confronting Nokia, is how to build, catalyse or join an ecosystem....
Wall Street Journal Original article ›
LyrArc Article Gist
Banks claims on other banks in China increased for the financial sector from 25% in 2009 to 43% of total loans. The risk is that many of these claims are credit extended to China's shadow banking system which makes loans to property developers and other high risk borrowers. In this situation the non performing loan ratios released by the large Chinese banks and the core capital adequacy ratios are not a good measure for protection from risk in China's banking system and conceal hidden risks. Bank of China's nonperforming loan ratio fell to 0.94% in June from 1% at the end of 2011, and its core capital adequacy ratio moved from 10.08% to 10.15%. Orlik cites China bank analyst at Fitch, Charlene Chu, abut claims on banks having less regulatory risk weighting and thus concealing risk, which makes capital adequacy ratios inadequate to cope with the amount of real risk in the bank's loan portfolio. Just as happened in Spain after decades long boom and sense of safety in the banking system, problems were lying below the surface and the situation can change rapidly. ...
New York Times Original article ›
LyrArc Article Gist
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....
WSJ Original article ›
LyrArc Article Gist
Much of what is written here about Xi Jinping pursuing Chinese socialist vision was known since he became president in 2013 when China's Communist party was losing its appeal, and efforts were made to seize power within the communist party by a leader in the western province of Chongqing. Bo Xi Lai attempted to take advantage of the situation with appeals to the working class and without any genuine commitment beyond a power grab. It was well known that Xi Jinping is a son of one of the veterans of the Communist party under Mao, Xi Zhongxun, unlike leaders who followed premier Deng Xiaoping such as Jiang Zemin. Zemin was a relatively unknown figure who was in university during the crucial period of 1947-49 when Mao came to power in mainland China. It would not be correct to say that little was known about Xi's own ideas about socialism as the long term answer to China's problems. Xi also came in as president at a time when the Communist party was losing its appeal to working class people after three administrations that followed premier Den Xiaoping. These three administrations followed a form of state capitalism that allowed companies to pollute the environment, compete without any regulations, and allowed to operate without any controls as long as they pursued growth aggressively and expanded the economy.There was an effort by Communist party regional leader in western Chinese province of Chongqing, Bo Xi Lai, to use this as an opportunity to grab power in China. During his first year as president Xi had to resolve this issue by having a court trial after revelations of corruption and misuse of power by Bo Xi Lai.  Xi's father Zhongxun's role in the revolutionary movement offers clues to Xi's own convictions and faith in the party. Zhongxun was a communist soldier who set up the revolutionary base areas in Shanxi-Gansu northwest border region of China that provided a refuge for Mao's army following the Long March. Other clues come from Zhongxun's role as head of propaganda during the period after 1944 and in 1952. Xi's family background particularly on his mother's side shows a fervent commitment to Chinese socialist vision during the chaotic years when the Japanese invaded China and Chiang Kai-Shek's nationalist forces failed to defend China's sovereignty. One reason Xi has been less understood is that little attention is paid to Xi's mother, Qi Xin who was highly educated and fervently believed in Chinese socialism and nationalist spirit during the Japanese invasion in 1938. In fact Qi Xin had to leave middle school after the Japanese took over Beijing. She joined the Counter Japanese Political and Military University to continue education and in 1941 attended the Central Party school. She met Xi's father Zhongxun in 1944. In 1953 she enrolled in the Marx School of Communism, and it was her position at the school that offered her husband added protection during the Cultural Revolution that affected Deng Xiaoping and others. With such a history in the 1930's, 1940's, and 1950's it is likely that Xi was profoundly influenced by his father's role in the revolutionary movement, and his mother's faith in socialism with national spirit as the way to protect against the foreign invasions. It would now appear that by the time Xi joined the Politburo in 2003 there was no question about the future course China would take given the role of his parents, and the events of 1938 the fall of Beijing, his mother having to flee, and the events that followed. Xi showed resilience during the period of the Great Proletarian Revolution when he was sent to the villages at a time when he would be studying in school and college. He was sent to an agricultural commune in largely rural Shanxi province where he worked as a manual laborer alongside other people and developed a relationship with the local farmers. Unlike other leaders during that period which could even be said about premier Deng Xiaoping in 1989, Xi took a different lesson from this experience largely because his father and mother were committed to the socialist vision for the long run. His father was still not fully rehabilitated by premier Chou en-lai when Xi was allowed to enter Beijing's Tsinghua University in 1975. He studied chemical engineering at Tsinghua graduating in 1979. Upon graduation he worked as a assistant for 3 years to a vice premier who was minister of defense. He then left Beijing for Hebei province to work as a deputy secretary of the provincial CCP. He was made Mayor of Xiamen, then governor of Fujian province in 1999 where he tackled environmental conservation before moving to Zheziang province. His father passed away in 2002 and it would appear that he was carefully trained in different provinces instead of staying in Beijing, for a position of national leadership. Xi got his break in 2007 when the upper leadership of Shanghai city was tainted in a wide ranging pension fund scheme. He was made party secretary for Shanghai. This was the position Jiang Zemin had held before he succeeded premier Deng Xiaoping. In only a few months in October 2007 Xi was made one of the 8 Politburo members, ready to succeed Hu Jintao as president. Xi's perception of being sent to the villages and making it to university education was that it was part of the long run socialist struggle, with pain that his father had also endured as simply a phase in which things would be right in the end. Xi's mother comes across as a resilient figure and one who had herself gone through the struggles of the 1930's and aided her husband on one occasion. Some of this resilience could have been passed on to the son. Xi's wife is a zealous participant in Chinese dance and music performances that created enthusiasm for the Chinese socialist revolution from the 1930's period. In his conversations  with colleagues in the party, in culture and temperament, Xi has been forthright about this background and his style of work.  Xi is unlike premier Deng and the presidents who succeeded him such as Hu Jintao mentored by a former mayor of Shanghai Jiang Zemin who came to power in 1989. Xi is more in line with the leaders around Mao like his father in his outlook and thinking, with a cautious temperament that comes from years going through ups and downs of political struggles. He is once said to have responded with dismay about being in a top position in the government knowing how precarious this had been for his father. The education at Tsinghua, his engineering background, and his easy familiarity with farmers in the provinces, mean that he understands China and its history well enough to have the confidence to shape Chinese policies in a way that none of his predecessors had except Mao, premier Chou-en-lai, Liu Shao Chi and a few veterans from that time in the 1930's. That Xi waited patiently for so long to gradually assert his ideas about socialist vision for China may be the surprising part of his behaviour till 2021.  It may be that he wanted to make the changes only after he could persuade party leaders and colleagues of his vision and long run goals. And because the Chinese economy had grown so large that it would take time to steer the ship in a different direction for the long term. In most of the negotiations with president Trump he cautiously let trade negotiators handle the situation, all the time learning about how to tackle problems of China's relationship with US and Europe. US president Biden also has a vision that is veering towards a socialist perspective in terms of bringing gains of progress to workers and families. So does Mr. Trump, Mr. Boris Johnson in UK, and Social Democrat's Scholz in Germany. It is both economic and political as Mr. Xi is quoted as saying in this WSJ report. The necessities of such action are both economic, social and politically driven as capitalism has veered way off course.  In this report it is mentioned that Soho China 40% stake was taken by a large capital markets firm in New York in the hope of large gains, as Soho China developer was a tycoon who wanted to leave China. Seeing it as not favorable to his company following events in Hong Kong. This behaviour of capital markets groups in New York and tech companies in Silicon Valley, driven by profits and not aware of the social and economic problems of working class American families is a problem in the US and in Europe. It is also what has driven so many large tech companies to expand manufacturing operations in China, that hurt US manufacturing capabilities and American workers jobs- an issue raised by president Trump and taken up by president Biden. Biden has already moved to make Intel Corporation change its plans and invest in American manufacturing technologies in a quietly implemented U turn. US president Biden is left with the unenviable job of solving this huge problem during the pandemic. He has also committed to a somewhat socialistic vision with a $3.5 trillion plan for workers and families, as has vice chancellor Scholz in Germany with his own version of programs, after the failures of unregulated forms of capitalism. Scholz goes so far as to say his mission is to show that there is really no such thing as a self-made man, that it is help from society, his fellow citizens, and government, that makes it possible for him to do his work. In a sense the world is shifting away from Reagan forms of capitalism without regulation after seeing disastrous results during the pandemic. Not just China. Some form of government guidance and regulations are now seen as essential in China, the US, UK, Germany and India for a better society and a better, healthier life, and for opportunity for all in each country.   ...
WSJ Original article ›
LyrArc Article Gist
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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