China's "Bubble Prophet" Sees Unprecedented Surge In Home Prices

Tyler Durden's picture

Beijing's ability and eagerness, to create and roll from one bubble, whether it is in housing, equities, commodities, cars, bitcoin and so on, into the next has been extensively documented, however, of all recurring bubbles to impact the Chinese economy, housing is by far the most important. The reason for that is that housing provides Chinese society with a dramatic wealth effect, far greater than the stock market, and as Deutsche Bank calculated in March, in 2016 the rise of property prices boosted household wealth in 37 tier 1 and tier 2 cities by CNY 24 trillion, almost twice their total disposable income of RMB12.9 trillion (fig.11).

Which is why it is understandable why after some feeble efforts to rein in China's latest housing bubble at the end of 2016 and early 2017 when things got really out of control, Beijing once again let loose some time in March, as the latest Chinese housing price data revealed.

But how far will prices soar this time? 

That is the question Bloomberg asked China's "property bubble prophet." The answer was troubling: "China’s home prices could rise by another 50 percent in the nation’s biggest cities, as the latest measures to rein them in are likely to be eased by policy makers seeking to support the broader economy." This is hardly a bold statement: in February even China's housing minister admitted there is a housing bubble.

According to Zhu Ning, deputy director of the National Institute of Financial Research at Tsinghua University and author of "China’s Guaranteed Bubble: How Implicit Government Support Has Propelled China’s Economy While Creating Systemic Risk" as measures to curb housing prices drag on growth in the second half and early next year, the government will resort to its old playbook of dialing them back again to shore up expansion.

"We’re living through a bubble," Zhu said. "If we don’t engage in more meaningful reform, which we haven’t, we’re very likely to have a financial crisis or a burst of the bubble. It’s a matter of sooner or later." As a result, while he didn't specify a time, Zhu said he expects real estate prices in major cities to surge "by another 50 percent or so" after measures to rein them in are eased. And because policy makers have previously imposed curbs only to ease them again, people see them as a bluff.

Call it the ultimate "housing put."

Zhu said he reached the 50% estimate based on the average price appreciation after past curbs were lifted, an ever-stronger belief among buyers that housing prices will rise, China’s humongous supply of credit, and tighter controls on capital outflows. In short, everything that is broken about China's financial system will catalyze the next - and biggest yet - housing bubble.

Still, perhaps conventional finance does not apply to China? Over the past year Zhu - who earned his doctorate in finance at Yale - told Bloomberg he’s had more doubts over whether the thinking of western-trained economists applies to a nation that’s proven naysayers wrong "with its might and its determination" for three decades. "Over the past 12 months my confidence has really been shaken," he said, adding that a crisis remains probable. "Could China be the black swan that we’ve never seen before?" 

He concludes that he hopes his crisis outlook is wrong. Here are excerpts of the interview, courtesy of Bloomberg:

  • Question: Is China heading for a crisis?

Answer: Housing prices were allowed to rise so much in the past 12 months and there’s still no tangible long-term mechanism to shape the proper expectations for the housing market or for the economic transition. People still want the economy to grow at 6.5 percent to 7 percent, people still have “the-higher-the-better” mentality. We’re kicking the can down the road by buying time not to keep things in check, but to blow the bubble into an even bigger one. What’s happened over the past two years has made any new reforms even more difficult to roll out.

  • Question: Can China nonetheless muddle through for a number of years?

Answer: Maybe three to five. I thought people would take a more careful approach to the housing market and keep things in check. Things are a whole lot harder to manage now than they were a year ago. Two years ago there was a lot of low-hanging fruit to be plucked and a lot of easy reforms to push forward and we don’t have to even talk about a crisis.

If debt is allowed to grow at this pace we’ll be seeing 400 percent of GDP by 2020 and that’s probably putting China on a par with Japan by then. That’s something we haven’t seen before, but China is something we’ve not seen before. The simple math for that is that 300 percent GDP of debt at 5 percentage point of interest translates into 15 percent of GDP, so whatever we’re making, that’s not enough in terms of simple cash-flow calculation to pay the interest coverage.

  • Question: What might trigger a crisis?

Answer: In another three years we might see foreign reserves dipping down to $2.5 trillion and maybe even lower. That’s where the real test comes. Now you can still argue that if foreign speculators are trying to short the yuan we still have enough ammunition in our arsenal, so we still have this credible threat.  But hypothetically, if reserves dropped to $2 trillion -- and deep down in everybody’s mind China’s optimal or maybe minimal foreign reserves size should be somewhere between $1.5 trillion to $2 trillion -- that’s when all the sharks in the water will smell blood. That’s the real test. China may be different. But we haven’t seen a country can put up a meaningful fight once it’s running out of reserves.

  • Question: Why are home prices so hard to contain?

Answer: It’s really difficult at this point to stabilize expectations. People aren’t paying attention to policy any more. They understand the government would have to lift policy curbs sooner or later, and once that happens, housing prices will rebound again. So they’ll try to do everything to circumvent the policy and try to invest or speculate. Whenever there’s a slight shift in the policy orientation the policy makers will realize the market has no appetite for that. That’s why they try to gradually increase interest rates through open market operations and through the interbank lending market, but once interest rates gradually rise, they realize the real economy can’t afford it.

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Flying Wombat's picture

China's addiction to bubble economics makes the West look like amatures.  

directaction's picture

Everything China does these past few decades makes the West look like Amatures. 

Pandelis's picture

Greenspan once said that you can tell about bubbles only after the fact, in his words it is impossible to spot it before the fact.  He got to know he wass the maestro.

Laowei Gweilo's picture

and pretty much why Vancouver won't crash either unless foreign money is reigned in

Beijing would need to crash over 60% for Vancouver to no longer be a superior investment destination.

otherwise, conditions of the rest of Canadian market don't matter. all a -15% drop would do is create a fire sale frenzy of even more foreign buyers with 0 need for local mortgages to rush in.

 

only way VAN is ever going to be affordable is either the gov't does a lot more to bring up median wages or in practice somehow bans foreign ownership.

I went to open houses this weekend... must have been 20-30 people per hour at most of them. 80% Chinese. they couldn't give two shits if CAD central bank raises rates a percent or two, or what the economy/capital controls are in China -- most of them already made their millions pre-Xi crackdown and long ago laundered their money into CAD.

Ink Pusher's picture

The writing is on the wall, over the past 2 weeks Toronto "buyers" have literally been walking away from six figure deposits because they are wise to the coming demise.

gregga777's picture

The massive bubble in housing is one of the best ways to polarize Chinese society. The haves just keep getting richer and richer putting affordable housing ever further out of reach of the have nots. The Chinese leaders are going to rue the day that they allowed this, probably sooner rather than later.

Endgame Napoleon's picture

That is so true. It is the same thing here in the USA. Housing is the biggest cost people have, regardless of what feminists say about childcare when seeking more womb-based welfare/taxfare. Housing affects everything from your safety to your ability to get jobs in some cases. People have limited mobility in a workforce that needs to be willing to move. It is due to unaffordable housing hurdles, like rental deposits that cost more than a month's wages, etc. Meanwhile, two high-earner couples concentrate wealth from he few good-paying jobs in fewer households, leading to their ability to finance what are basically castles. It is not that people need equal luxuries. They don't. It is the fact that basic, safe, affordable housing is unavailable, unless your sexual intercourse and reproduction out of wedlock leads to everything from reduced-cost rent in a nice, mixed-income units that most college grads cannot afford to a $3,337--$6,269 Child Tax Credit. Because that single mom's biggest expense -- rent -- is covered by taxpayers, she can (and does) often spend her other layered, copulation/reproduction rewards from Uncle Sam on self-indulgent luxuries, like tattoos, trips and lotto tickets

Peacefulwarrior's picture

When this CB intervention doesn't work anymore and this goes Armageddon, the genuises had better hope they have built condo's on Mars for themselves, if this hits Road Warrior status.

ludwigvmises's picture

Why isn't Trump labeling the Chinese as cheating on trade and currency manipulation? We should have a tradewar with China right now, and sick their entire fake economy and clean up our own.

The Real Tony's picture

The first thing Trump should have done when he was elected was slap heavy tariffs on China then raise them each year.

Too-Big-to-Bail's picture

They even have bubble tea!

whatswhat1@yahoo.com's picture

U.S. = five car pile up

China = fifty car pile up

Best advise is to stay off of the road.

MEFOBILLS's picture

Hudson warned the Chinese... guess they didn't listen. Speech given October 10, 2015 @ Peking University.

http://michael-hudson.com/2015/10/the-paradox-of-financialized-industria...

You have to tax land rent, to prevent private bankers from financializing through usury.

The second factor leading to economic crisis was more long-term: Ricardian land rent. Landlords and monopolists levied an “ownership tax” on the economy by extracting rent as a result of privileges that (like interest) were independent of the mode of production.

AND

 Instead of democracy freeing economies from land rent, natural resource rent and monopoly rent, the rentiers have fought back and taken control of Western governments, legal systems and tax policy. The result is that we are seeing a lapse back to the pre-capitalist problems that Marx described in Volumes II and III of Capital and Theories of Surplus Value.

In the first cycles of communist land sell off, there were one time fees.  This kept prices in check.  In subsequent cycles, where land was hypothecated to make new credit (at private banks), this then pushes housing prices.  The mechanism is identical to U.S. housing bubble, and Japan's property bubble.


TradingTroll's picture

Even prophets get it wrong.

Chinese housing prophet meet Henry Blodget.

gdpetti's picture

Interesting, no? China is acting the same as all the other central banks in the club that China wants to be in charge of... same club members in their banks as all the others. So, when it goes, it will all go.... coordinated 'carpet pullout'.... same everytime... only the rise and fall of civilizations take to long to interest most people... which helps the SG setup and operate this program every time..... up and down the cycle goes... one civilization after the next, only MOther Nature gets in the way and forces a hard recess.

lotsofbubbles's picture

I don't think the global economy is as stable as some people say, seems like bubbles every where! 

Ink Pusher's picture

Derivatives are the devil's handywork,they create the false sense of value across every market they touch. The worst of which are credit and mortgage derivatives. A polar shift in all markets has occurred whereas; Positive Exploration has now been almost completely been replaced by Negative Exploitation.

I hope everyone is stacked ready for WW v2.1, I caught a whiff of cordite and phosphorus on the wind today going while through the morning dispatches.

The South Korean Navy and Japanese Navy are both strutting their stuff this week.