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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.

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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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Where ‘Made in China 2025’ missed the mark

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Smart robotic arms work on the production line at the production workshop of Changqing Auto Parts Co., LTD., located in Anqing Economic Development Zone, Anhui Province, China, on March 13, 2025. (Photo by Costfoto/NurPhoto via Getty Images)

Nurphoto | Nurphoto | Getty Images

BEIJING — China missed several key targets from its 10-year plan to become self-sufficient in technology, while fostering unhealthy industrial competition which worsened global trade tensions, the European Chamber of Commerce in China said in a report this week.

When Beijing released its “Made in China 2025” plan in 2015, it was met with significant international criticism for promoting Chinese business at the expense of their foreign counterparts. The country subsequently downplayed the initiative, but has doubled-down on domestic tech development given U.S. restrictions in the last several years.

Since releasing the plan, China has exceeded its targets on achieving domestic dominance in autos, but the country has not yet reached its targets in aerospace, high-end robots and the growth rate of manufacturing value-added, the business chamber said, citing its research and discussions with members. Out of ten strategic sectors identified in the report, China only attained technological dominance in shipbuilding, high-speed rail and electric cars.

China’s targets are generally seen as a direction rather than an actual figure to be achieved by a specific date. The Made In China 2025 plan outlines the first ten years of what the country called a ‘multi-decade strategy’ to become a global manufacturing powerhouse.

The chamber pointed out that China’s self-developed airplane, the C919, still relies heavily on U.S. and European parts and though industrial automation levels have “increased substantially,” it is primarily due to foreign technology. In addition, the growth rate of manufacturing value add reached 6.1% in 2024, falling from the 7% rate in 2015 and just over halfway toward reaching the target of 11%.

“Everyone should consider themselves lucky that China missed its manufacturing growth target,” Jens Eskelund, president of the European Union Chamber of Commerce in China, told reporters Tuesday, since the reverse would have exacerbated pressure on global competitors. They didn’t fulfill their own target, but I actually think they did astoundingly well.”

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Even at that slower pace, China has transformed itself over the last decade to drive 29% of global manufacturing value add — almost the same as the U.S. and Europe combined, Eskelund said. “Before 2015, in many, many categories China was not a direct competitor of Europe and the United States.”

The U.S. in recent years has sought to restrict China’s access to high-end tech, and encourage advanced manufacturing companies to build factories in America.

Earlier this week, the U.S. issued exporting licensing requirements for U.S.-based chipmaker Nvidia’s H20 and AMD’s MI308 artificial intelligence chips, as well as their equivalents, to China. Prior to that, Nvidia said that it would take a quarterly charge of about $5.5 billion as a result of the new exporting licensing requirements. The chipmaker’s CEO Jensen Huang met with Chinese Vice Premier He Lifeng in Beijing on Thursday, according to Chinese state media.

The U.S. restrictions have “pushed us to make things that previously we would not have thought we had to buy,” said Lionel M. Ni, founding president of the Guangzhou campus of the Hong Kong University of Science and Technology. That’s according to a CNBC translation of his Mandarin-language remarks to reporters on Wednesday.

Ni said the products requiring home-grown development efforts included chips and equipment, and if substitutes for restricted items weren’t immediately available, the university would buy the second-best version available.

In addition to thematic plans, China issues national development priorities every five years. The current 14th five-year plan emphasizes support for the digital economy and wraps up in December. The subsequent 15th five-year plan is scheduled to be released next year.

China catching up

It remains unclear to what extent China can become completely self-sufficient in key technological systems in the near term. But local companies have made rapid strides.

Chinese telecommunications giant Huawei released a smartphone in late 2023 that reportedly contained an advanced chip capable of 5G speeds. The company has been on a U.S. blacklist since 2019 and released its own operating system last year that is reportedly completely separate from Google’s Android.

“Western chip export controls have had some success in that they briefly set back China’s developmental efforts in semiconductors, albeit at some cost to the United States and allied firms,” analysts at the Washington, D.C.,-based think tank Center for Strategic and International Studies, said in a report this week. However, they noted that China has only doubled down, “potentially destabilizing the U.S. semiconductor ecosystem.”

For example, the thinktank pointed out, Huawei’s current generation smartphone, the Pura 70 series, incorporates 33 China-sourced components and only 5 sourced from outside of China.

Huawei reported a 22% surge in revenue in 2024 — the fastest growth since 2016 — buoyed by a recovery in its consumer products business. The company spent 20.8% of its revenue on research and development last year, well above its annual goal of more than 10%.

Overall, China manufacturers reached the nationwide 1.68% target for spending on research and development as a percentage of operating revenue, the EU Chamber report said.

“‘Europe needs to take a hard look at itself,” Eskelund said, referring to Huawei’s high R&D spend. “Are European companies doing what is needed to remain at the cutting edge of technology?”

Dutch semiconductor equipment firm ASML spent 15.2% of its net sales in 2024 on R&D, while Nvidia’s ratio was 14.2%.

Overcapacity and security concerns

However, high spending doesn’t necessarily mean efficiency.

The electric car race in particular has prompted a price war, with most automakers running losses in their attempt to undercut competitors. The phenomenon is often called “neijuan” or “involution” in China.

“We also need to realize [China’s] success has not come without problems,” Eskelund said. “We are seeing across a great many industries it has not translated into healthy business.”

He added that the attempt to fulfill “Made in China 2025” targets contributed to involution, and pointed out that China’s efforts to move up the manufacturing value chain from Christmas ornaments to high-end equipment have also increased global worries about security risks.

In an annual government work report delivered in March, Chinese Premier Li Qiang called for efforts to halt involution, echoing a directive from a high-level Politburo meeting in July last year. The Politburo is the second-highest circle of power in the ruling Chinese Communist Party.

Such fierce competition compounds the impact of already slowing economic growth. Out of 2,825 mainland China-listed companies, 20% reported a loss for the first time in 2024, according to a CNBC analysis of Wind Information data as of Thursday. Including companies that reported yet another year of losses, the share of companies that lost money last year rose to nearly 48%, the analysis showed.

China in March emphasized that boosting consumption is its priority for the year, after previously focusing on manufacturing. Retail sales growth have lagged behind industrial production on a year-to-date basis since the beginning of 2024, according to official data accessed via Wind Information.

Policymakers are also looking for ways to ensure “a better match between manufacturing output and what the domestic market can absorb,” Eskelund said, adding that efforts to boost consumption don’t matter much if manufacturing output grows even faster.

But when asked about policies that could address manufacturing overcapacity, he said, “We are also eagerly waiting in anticipation.”

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