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China’s property market edges toward an inflection point

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Urban buildings in Huai’an city, Jiangsu province, China, on March 18, 2025.

Cfoto | Future Publishing | Getty Images

BEIJING — UBS analysts on Wednesday became the latest to raise expectations that China’s struggling real estate market is close to stabilizing.

“After four or five years of a downward cycle, we have begun to see some relatively positive signals,” John Lam, head of Asia-Pacific property and Greater China property research at UBS Investment Bank, told reporters Wednesday. That’s according to a CNBC translation of his Mandarin-language remarks.

“Of course these signals aren’t nationwide, and may be local,” Lam said. “But compared to the past, it should be more positive.”

One indicator is improving sales in China’s largest cities.

Existing home sales in five major Chinese cities have climbed by more than 30% from a year ago on a weekly basis as of Wednesday, according to CNBC analysis of data accessed via Wind Information. The category is typically called “secondary home sales” in China, in contrast to the primary market, which has typically consisted of newly built apartment homes.

UBS now predicts China’s home prices can stabilize in early 2026, earlier than the mid-2026 timeframe previously forecast. They expect secondary transactions could reach half of the total by 2026.

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UBS looked at four factors — low inventory, a rising premium on land prices, rising secondary sales and increasing rental prices — that had indicated a property market inflection point between 2014 and 2015. As of February 2025, only rental prices had yet to see an improvement, the firm said.

Chinese policymakers in September called for a “halt” in the decline of the property sector, which accounts for the majority of household wealth and just a few years earlier contributed to more than a quarter of the economy. Major developers such as Evergrande have defaulted on their debt, while property sales have nearly halved since 2021 to around 9.7 trillion yuan ($1.34 trillion) last year, according to S&P Global Ratings.

China’s property market began its recent decline in late 2020 after Beijing started cracking down on developers’ high reliance on debt for growth. Despite a flurry of central and local government measures in the last year and a half, the real estate slump has persisted.

But after more forceful stimulus was announced late last year, analysts started to predict a bottom could come as soon as later this year.

Back in January, S&P Global Ratings reiterated its view that China’s real estate market would stabilize toward the second half of 2025. The analysts expected “surging secondary sales” were a leading indicator on primary sales.

Then, in late February, Macquarie’s Chief China Economist Larry Hu pointed to three “positive” signals that could support a bottom in home prices this year. He noted that in addition to the policy push, unsold housing inventory levels have fallen to the lowest since 2011 and a narrowing gap between mortgage rates and rental yields could encourage homebuyers to buy rather than rent.

But he said in an email this week that what China’s housing market still needs is financial support channeled through the central bank.

HSBC’s Head of Asia Real Estate Michelle Kwok in February said there are “10 signs” the Chinese real estate market has bottomed. The list included recovery in new home sales, home prices and foreign investment participation.

In addition to state-owned enterprises, “foreign capital has started to invest in the property market,” the report said, noting “two Singaporean developers/investment funds acquired land sites in Shanghai on 20 February.”

Foreign investors are also looking for alternative ways to enter China’s property market after Beijing announced a push for affordable rental housing.

Invesco in late February announced its real estate investment arm formed a joint venture with Ziroom, a Chinese company known locally for its standardized, modern-style apartment rentals.

The joint venture, called Izara Holdings, plans to initially invest 1.2 billion yuan (about $160 million) in a 1,500-room rental housing development near one of the sites for Beijing’s Winter Olympics, with a targeted opening of 2027.

The units will likely be available for rent around 5,000 yuan a month, Calvin Chou, head of Asia-Pacific, Invesco Real Estate, said in an interview. He said developers’ financial difficulties have created a market gap, and he expects the joint venture to invest in at least one or two more projects in China this year.

Ziroom’s database allows the company to quickly assess regional factors for choosing new developments, Ziroom Asset Management CEO Meng Yue said in a statement, adding the venture plans to eventually expand overseas.

Not out of the woods

However, data still reflects a struggling property market. Real estate investment still fell by nearly 10% in the first two months of the year, according to a raft of official economic figures released Monday.

“The property sector is especially concerning as key data are in the negative territory across the board, with new home starts growth worsening to -29.6% in January-February from -25.5% in Q4 2024,” Nomura’s Chief China Economist Ting Lu said in a report Monday.

“It’s long been our view that without a real stabilization of the property sector there will be no real recovery of the Chinese economy,” he said.

Improved secondary sales also don’t directly benefit developers, whose revenue previously came from primary sales. S&P Global Ratings this month put Vanke on credit watch, and downgraded its rating on Longfor. Both developers were among the largest in the market.

“Generally China’s [recent] policy efforts have been quite extensive,” Sky Kwah, head of investment advisory at Raffles Family Office, said in an interview earlier this month.

“The key at this point in time is execution. The sector recovery relies on consumer confidence,” he said, adding that “you do not reverse confidence overnight. Confidence has to be earned.”

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Investor Ric Edelman reacts to crypto ETF boom

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Ric Edelman cuts through crypto confusion specifically for the long-term investor

Bitcoin’s milestone week comes as new crypto exchange-traded funds are hitting the market.

Investor and best-selling personal finance author Ric Edelman thinks the rollout gives investors more access to upside.

He finds buffer ETFs and yield ETFs particularly exciting.

“You can now invest in bitcoin ETFs that protect you against the downside volatility while preserving your ability to enjoy the upside profits,” Edelman told CNBC’s “ETF Edge” this week.” You can generate massive amounts of yield, much more than you can in the stock market.”

Edelman is the founder of the Digital Assets Council of Financial Professionals, which educates financial advisors on cryptocurrencies. He is also in Barron’s Financial Advisor Hall of Fame.

“Crypto is meant to be a long-term hold, just like the stock market,” said Edelman. “It’s meant to diversify the portfolio.”

His thoughts came as a bitcoin rally got underway. The cryptocurrency crossed $100,000 on Thursday for the first time since February. As of Friday’s close on Wall Street, bitcoin gained 6% this week. It is now up almost 10% so far this month.

However, Edelman sees problems when it comes to leverage and inverse bitcoin ETFs. He warned that not all crypto ETFs are appropriate for retail investors, suggesting most don’t understand how they work.

‘Same thing as buying a lottery ticket’

“These leveraged ETFs often have an assumption you’re going to hold the fund for a single day, a daily reset,” he said. “That’s literally the same thing as buying a lottery ticket. This isn’t investing.”

During the same interview, “ETF Edge” host Bob Pisani referenced 2x Bitcoin Strategy ETF (BITX) as an example of a leveraged bitcoin product that includes daily fees and resets.

The fund is beating bitcoin this week, jumping more than 12%. So far this month, the ETF is up 19%. But the BITX is underperforming bitcoin this year. It is up about 1.5%, while bitcoin is up roughly 10%.

Volatility Shares is the ETF provider behind BITX.

The company writes on its website: “The Fund is not suitable for all investors … An investor in the Fund could potentially lose the full value of their investment within a single day.”

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America failing its young investors, warns financial guru Ric Edelman

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Legendary investor Ric Edelman on why financial literacy hasn't improved in a generation… and what can be done.

One of the most recognized names in personal finance is urging Americans to increase their financial literacy, and urging the country to do a better job of providing the education. 

“We spend a lot of time trying to improve financial literacy. We stink at it,” said Ric Edelman, founder of Edelman Financial Engines, on this week’s CNBC “ETF Edge.”

Edelman believes the problem is rooted in the fact the U.S. has never had a great tradition of encouraging smart personal finance, and he says it has never been more important to fix, given how long people are now living. That increases the risks related to running out of money later in life and creates serious questions about standard investing models for long-term financial security, such as the 60-40 stock and bond portfolio.

“We are the first generation, as baby boomers, that will live long lives as part of the norm,” Edelman said. “Everyone before us, our parents and grandparents mostly died in their 50s and 60s. You didn’t have to plan for the future, because you weren’t going to have one,” he added.

One of his biggest concerns with the current generation of young investors is that they seem to believe in get-rich-quick schemes. Many of the new investing websites have been too encouraging of risky strategies that lure young investors in, he says, promoting financial gambling rather than investing. Options and zero-day options have become a significant part of the daily trading landscape in the last several years. According to data from the New York Stock Exchange, the percent of retail traders participating in the options market approached the 50% mark in 2022. In 2024, options volume hit an all-time record.

Edelman says younger generations should be wary of a corporate America that makes consumer finance more complicated than it should be, which includes the manufacturing of overly sophisticated and expensive financial products. “They want to make it complex, to make you a hostage rather than a customer,” he said. 

He also cautions young investors to make sure they are getting information about personal finance from credible sources. “When so many are getting their financial education from TikTok, that’s a little scary,” he said.

Edelman believes the cards are stacked against young investors because of the lack of high schools mandating a course in personal finance. “The only way we discover the issues of money is through the school of hard knocks as adults, and we’re over our heads when it comes to buying a car, getting a mortgage, insurance and saving for college” he said. 

That situation is improving for the next generations of adults. Utah was the first state to require a personal finance course for high school graduation in 2004, and the list grew to include 11 states by 2021. As of this year, 27 states now require high school students to take a semester-long personal finance course for graduation, according to Next Gen Personal Finance. 

Another big challenge for young investors is they often don’t have a lot of money to invest, with many recent college graduates struggling to pay bills and left with little to put towards other financial goals. But there is at least one reason to be hopeful about younger Americans, Edelman says: they are highly motivated to reach financial success.

“Today’s youth looks at their parents and sees how poorly they were prepared for retirement. They don’t want that to be their future” he said.

ETF Edge: New crypto ETFs, 60/40 investing and bond ETFs

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Powell may have a hard time avoiding Trump’s ‘Too Late’ label even as Fed chief does the right thing

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U.S. Federal Reserve Chair Jerome Powell speaks during a press conference following a two-day meeting of the Federal Open Market Committee on interest rate policy in Washington, D.C., U.S., May 7, 2025.

Kevin Lamarque | Reuters

History suggests that President Donald Trump’s new “Too Late” nickname for Federal Reserve Chair Jerome Powell has a strong chance of coming true, though he’d hardly be alone if it does.

After all, central bank leaders have a long history of being too reluctant to raise or lower interest rates.

Whether it was Arthur Burns keeping rates too low in the face of the stagflation threat during the 1970s, Alan Greenspan not responding quickly enough to the dotcom bubble in the ’90s, or Ben Bernanke’s dismissal of the subprime housing prices as “contained” and not lowering rates prior to the 2008 financial crisis, Fed leaders have long been criticized as slow to act absent compelling data showing them something needs to be done.

So some economists think Powell, faced with a unique set of challenges to the Fed’s twin goals of full employment and low inflation, has a strong chance of wearing the “Too Late” label.

In fact, many of them think nothing is exactly what Powell should do now.

“Historically, go back and look at any Federal Reserve, and I’m going back into the ’70s, the Fed is always late both ways,” said Dan North, senior economist at Allianz Trade North America. “They tend to wait. They want to wait to make sure that they won’t make a mistake, and by the time they do that, usually it is too late. The economy is almost always in recession.”

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However, he said that given the volatile policy mix, with Trump’s tariffs threatening both growth and inflation, Powell has little choice but to sit tight absent more clarity.

Powell is in a no-win situation, with threats to both sides of the Fed mandate, “and that’s why he’s doing the exact right thing at this moment, which is nothing, because one way or another it’s going to be a mistake,” North said.

Trump wants a cut

Though Trump said the economy probably will be fine no matter what the Fed does, he has been badgering the central bank lately to cut rates, insisting that inflation has been slayed.

In a Truth Social post after the Fed decision this week to keep rates unchanged, Trump declared that “Too Late’ Jerome Powell is a FOOL, who doesn’t have a clue.” The president declared there is “virtually NO INFLATION,” something that was true for March at least when the Fed’s preferred inflation gauge came in unchanged for the month.

However, the president’s tariffs have yet to be felt in the real economy, as they are barely a month old.

Recent economic data do not indicate price spikes nor a perceptible slowdown in economic activity. However, surveys are showing heightened worries in both the manufacturing and service sectors, while consumer sentiment has soured, and nearly 90% of S&P 500 companies mentioned tariff concerns on their quarterly earnings calls.

At this week’s post-meeting news conference, though, Powell repeatedly voiced confidence in what he called a “solid” economy and a labor market “consistent with maximum employment.”

No ‘pre-emptive’ cuts

The 72-year-old Fed chair also dismissed any idea of a pre-emptive rate cut, despite what sentiment survey data is indicating about current conditions.

“Powell offered two reasons for not being in a hurry. The first – ‘no real cost to waiting’ – is one he may live to regret,” Krishna Guha, head of global policy and central bank strategy at Evercore ISI, said in a client note. “The second – ‘we are not sure what the right thing will be’ – makes more sense.”

Powell has his own particular history of being late, with the Fed reluctant to hike when inflation began spiking in 2021. He and his colleagues labeled that episode “transitory,” a call that came back to haunt them when they had to institute a series of historically aggressive hikes that still have not brought inflation back to the central bank’s 2% target.

“If they’re waiting for the labor market to confirm whether they should cut rates, by definition they’re too late,” said Joseph LaVorgna, chief economist at SMBC Nikko Securities and a senior economic advisor to Trump in his first term. “I don’t think the Fed is being forward-looking enough.”

Indeed, if the Fed is using the labor market as a guide, it almost certainly will be behind the curve. An old adage on Wall Street says, “the labor market is the last to know” when a recession is coming, and history has been fairly consistent that job losses generally don’t start until after a downturn has begun.

LaVorgna thinks the Fed is hamstrung by its own history and will miss this call as well, as policymakers unsuccessfully try to game out the impact of tariffs.

“We’re not going to know if it’s too late until it’s too late,” he said. “Economic history combined with current market pricing suggests there’s a real risk the Fed will be too late.”

Fed Chair Powell: I’ve never asked for a meeting with any president and I never will

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