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China housing inventory – more than 2 years

If you look at US new home inventory, it shall take about 9 month to clear, as of Apr 2024 (see previous post).

What’s the number in China?

[The following numbers apply to 100 cities in China; source: https://mp.weixin.qq.com/s/BKnnF9QJTkYnAb1u0ip3Sw]

More than 2 years – 26.5 month to clear as of Apr 2024.

For lower tier cities (green line), the month to clear can be more than 30 months, or 2.5 years.


What’s would be the normalized rate of demand?

[Note the difference between 100 cities the the entire country]

Assuming future China has 7 million couples per year and new home demand is ~1/3 of that, it would be ~2.3mn new home demand.

Assuming new home is ~85 sqm, (2 x 42 sqm per person), it’s roughly 200mn sqm per year.

If every couple buys a new home, it would be ~600mn sqm.

There are other demand such as replacements. But just look at the US, which records less than 700k new home sales per year currently. China has 4x the population, so eventually new demand might come to 2.8mn, which translates to 280mn sqm if average is 100 mn per home.

This assumes new homes can sustain long enough.

There might be other renovation demand that can be recorded as new home sales, but real new demand could be lower than people think.


As of Apr 2024, reported inventory of new homes for 100 cities stood at ~500mn sqm.

In 2023, new home supply for 100 cities is ~291.1 mn sqm while sqm sold is ~316.5 mn.

In gov’s report, 2023 new residential sold was 948 mn sqm in 2023. So these 100 cities accounts for ~1/3 of total demand.

 

First yoy drop in US new home sales after 12 month of growth

US Apr new home sales (seasonally adjusted) dropped 7.7% yoy, reported last month.

The drop was long overdue, as interest rate (thus mortgage rate) has been high for quite some time.

The yoy strength from Apr 2023 – Mar 2024 was due to

A) the base effect

As most of 2022 was pretty weak after the war in Ukraine broke out. Fed also started the rate hiking cycle in Mar 2022.

B) the amazing AI-driven tech rally

Nasdaq rose over 60% from end of Sep 2022 to end of Mar 2024.

It reached all-time-high so even if you invested at the peak of 2021, you will still make money.

I bet many people enjoyed the wealth effect from stocks.


The base for the next 6 month (May 2023 – Oct 2023) looks pretty high, so yoy comparison should look weak, which is good if Fed is looking for “weak data”.

Meanwhile, inventory (new home for sale) has reached ATH since Feb 2024.

Previous high was 466k, seen in Oct 2022.

Time to clear the inventory is climbing in recent months. Now (Apr 2024) it’s 9.1 month vs. an average of 9.8 month between Jun 2022 to Oct 2022.


The median price for new homes sold is quite stable since Fed increased interest rate.

 

 

 

Living space in China vs. developed countries

According to the China Population Census Yearbook 2020, China has 462 million households, with average area of 111 sqm per household and 41.76 sqm per person. Average room per household is 3.2 and average room per person is 1.2.

Average space per capital of 41.76 sqm is not a small number. 

To compare, I asked ChatGPT for other countries’ numbers – 40-45 is quite the average. Only US, Canada and Australia are meaningfully above that number.

Just to double check in case ChatGPT is wrong, I looked up for German’s average living space, which was 46 sqm per person in 2018.

This number hasn’t changed much in the last decade or so. It was ~42 sqm per person in 2006 already, after decades of improvements (from 19 sqm per person in 1960).


Some further cross -check

Take a look at average home size in Europe, 100 sqm is already quite good.

Source: https://www.ncbi.nlm.nih.gov/pmc/articles/PMC8073340/pdf/ijerph-18-04278.pdf

Average room per person is 1.6 among EU countries.

 

High wage jobs are bad?

In US, we typically hear about gov officials touting x number of high paying jobs are created.

We don’t hear that in China. Internet and finance jobs are considered high wages, but both sectors faced pressure to cut costs thus a decline in wages.

The first rationale seems to be centered around income inequality, which makes sense. Instability is one of the most feared elements in China. If u can’t increase income for all, you decrease income for some.

The second rationale is that many don’t deserve the that high income – they didn’t earn it. It is partially true, especially if someone gets a job by connection or background, or the firm is not providing much value for customers. Sometimes, the latter part is due to the restrictions – there aren’t much room to innovate if there are too many boundaries. Also, there aren’t much incentives to deliver better services if they can’t earn more. People look around and say oh others do poorly and earn similar so why should I do better. This is partially a result of the first rationale.

Thirdly, consumers don’t deserve high quality products / services and they don’t pay for them. Buyers determine the market; if most accept the subpar quality, then what else should the firm do? This is not a standalone issue; this is tied to the second one. The cycle reinforces itself – low-quality products/services tailored to an “accommodating”taste that is trained by mediocre offerings overtime.

Foreclosure during GFC

2008

A total of 861,664 families lost their homes to foreclosure last year, according to RealtyTrac.

A total of 3,157,806 foreclosure filings—default notices, auction sale notices and bank repossessions—were reported on 2,330,483 U.S. properties during the year, an 81 percent increase in total properties from 2007 and a 225 percent increase in total properties from 2006. The report also shows that 1.84 percent of all U.S. housing units (one in 54) received at least one foreclosure filing during the year, up from 1.03 percent in 2007.

2009

RealtyTrac, the online marketer of foreclosed homes, reported that one in 45 households — or 2,824,674 properties nationwide — were in default last year. That’s 21% more than in 2008, and more than double 2007’s total.

2010

RealtyTrac, a leading online marketplace for foreclosure properties, released its Year-End 2010 U.S. Foreclosure Market Report, which shows a total of 3,825,637 foreclosure filings—default notices, scheduled auctions and bank repossessions—were reported on a record 2,871,891 U.S. properties in 2010, an increase of nearly 2% from 2009 and an increase of 23% from 2008.


And a 14-year graph

https://www.attomdata.com/news/most-recent/2018-year-end-foreclosure-market-report/

Pre-spend

When you see pre-spend, you know it’s hot.

When price is fixed, the real supply / demand for some products can’t be gauged easily.

Maybe you can measure the length of a waiting line. This can be observed for a bubble tea shop, or for a Tesla car in the form of waiting time.

The problem is, the company won’t extract more value from a customer even when demand exceeds supply.

How does a company allocate demand when supply is limited?

How does a company do more price discrimination without changing the price?

Certain products from Hermès has implicit pre-spend requirements. Hermès is even sued for this practice.

What company can copy this “pre-spend” strategy? Nvidia.

Buy more previous chips to get the right to buy the next/latest chip.

However, you really need to have a product that everybody wants and they can’t get it from other places.

Don’t pretend to have a huge demand to draw more demand. That’s not a long-term winning strategy. 

Very good podcast on Visa by Acquired

Link: https://www.acquired.fm/episodes/visa

Three major pieces of technology

1/ authorization network letting banks talk to banks

2/ automated clearing house

3/ digitized point of the transaction


Very interesting timing of the IPO (2008) that gives selling banks an important lifeline.


A fair problem raised – this “regressive tax” on transactions as merchants raise price for all customers but rewards are higher for premium customers.

No risk is risky. When enough is enough.

I have experienced this – 9% “interest rate” can be risky.

Not to say you can’t do it but be aware of the risk.

When everyone thinks China’s property price can only go up, that’s risky.

It’s hard to call what’s the fair price – most of the time it can be “unfair” for some time and be well above what you think is fair.

Incorrect understanding of risk leads to irresponsible leverage, which might result in an “unfair” pullback.

Collectively, behaviors reinforce each other and the systematic risk is accumulated.

We have seen it in the US stock market, in the US housing market, in the Japan stock market, in the Japan housing market.

This the the first part – “No risk is risky”

The second part is harder.

When to call the reversal could be more art. How much more than “fair” is “fair”?

Nobody can tell you when enough is enough. You have to think independently and get to conclusion. It could be a very lonely journey. But if you make it right, congratulations, you earned yourself a great investor.

How to get to your conclusion? Get more unbiased info, be really reasonable and be patient. Just personal thinking, I am not good enough to give advice.

ROI on your time and short videos

Most people don’t have the concept of ROI on time, although time is the most valuable resource everybody possesses.

Sometimes you feel you are wasting your time. This is a sign of very low ROI of your time.

But nowadays, low ROI activities are concealing themselves with a very short time commitment so that many people are tricked into it.

Just like people don’t feel that bad to buy a small lottery ticket which likely has a negative return, people don’t feel that bad to waste 10 additional seconds.

When your marginal utility of watching one more short-video is low, this 10 additional seconds is a bad investments. What’s worse, you may keep doing this “bad” investments for some time, resulting in low ROI on 30 minutes of an hour.

Additionally, it’s very hard to measure the ROI on one more additional short-video. Someone could argue that the initial few ones are good, as they are likely the good ones based on other people’s feedback, or first few minutes of “taking a break” is good.

But that utility is decreasing gradually for every additional video you watch.

The incremental decline is too small for people to notice. 

The best way to counter the impact for me is to stop at the end of the video and think what you get from it, and what else you want to watch instead of just accepting what the app gives to you.

If you watched short videos today, just try to ask yourself before you go to bed – what do you remember? I bet there is not much valuable info.

Be aware of your ROI on your time before you open the app and when you are using it. Don’t let your habit guide you.