Founder of Antler Capital

Stanley Tsai, CFA

Thematic (Sector/Industry)

For all the roller coaster rides the sector has taken investors on over the years, the Chinese property developers have been unsettlingly consistent in one regard. The CNY1tn fixed asset investment (FAI) homebuilders coughed up in May continued a two-decades long secular trend that may make or break China's still fragile recovery (Exhibit 1).
The Debt-Fueled Supercycle. The sector has seen its share of excesses and corrections, exemplified by the post-GFC FAI expansion and subsequent retrenchment. Covid might have driven up construction costs, but the enthusiasm of would-be homeowners has shown no signs of abating. Just as the developers are working overtime to deleverage their balance sheets, household debt is piling up and may approach alarming levels over the next five years if mortgage growth doesn't decelerate quickly enough.
The Inventory Drawdown. Behind the headline FAI number is a more nuanced picture of inventory reductions and landbank replenishment. Housing starts slowed in May and dipped below project completions on a 12-month rolling basis. This affords cash-strapped property firms an opportunity to rebuild their cashflows, while deploying cash to projects in hand.
The Insatiable Demand. The 0.5% m/m or 5% y/y rise in home prices last month may appear benign in other settings. In the context of China's already exorbitant base, recent data points are a cause for concern. Among the largest cities across the country, those in the Greater Bay Area stand out as outliers, with valuations skyrocketing in spite of the latest round of lockdowns.
The Aggressive Developers. The increasingly bullish undertones of sell-side notes that have landed on our desks are centered around the inventory drawdown / cashflow rebuild story of the perceived higher-quality names in the space. We are not buyers of that story just yet and our work suggests that many developers have been acquiring land at a more aggressive rate than they had planned at the beginning of the year. Regulators are already keeping a close eye on recent transactions and we think we should too.
<table class="table table-striped">
<tbody>
<tr>
<td style="width: 746px;">Exhibit 1: Monthly Housing FAI | 3M Moving Avg (CNY bn)</td>
</tr>
<tr>
<td style="width: 746px;">
<figure class="editor-figure mceNonEditable"><img src="https://static-prod.smartkarma.com/images/media/000/215/144/original/image_45072834061624549646155.png?1624549646" class="editor-image img-responsive" data-smartkarma-image-id="215144"></figure>
Source: National Bureau of Statistics, Our analysis
</td>
</tr>
</tbody>
</table>
Related Insights
<ul>
<li>
<a href="https://www.smartkarma.com/insights/china-financials-silver-linings-playbook" target="_blank" data-smartkarma-citation="insights:53013" rel="noopener">China Financials: Silver Linings Playbook</a> </li>
<li>
<a href="https://www.smartkarma.com/insights/glut-and-famine-we-might-see-snow-in-china-this-summer" target="_blank" data-smartkarma-citation="insights:52840" rel="noopener">Glut and Famine: We Might See Snow in China This Summer</a> </li>
<li>
<a href="https://www.smartkarma.com/insights/china-macro-operation-twist-the-deposit-version" target="_blank" data-smartkarma-citation="insights:53435" rel="noopener">China Macro: Operation Twist | The Deposit Version</a> </li>
<li>
<a href="https://www.smartkarma.com/insights/china-macro-consumers-remain-on-the-sidelines-as-their-home-equity-grows" target="_blank" data-smartkarma-citation="insights:53210" rel="noopener">China Macro: Consumers Remain on the Sidelines, as Their Home Equity Grows</a> </li>
<li>
<a href="https://www.smartkarma.com/insights/china-macro-ppi-peaks-while-cpi-eases-tightening-fears" target="_blank" data-smartkarma-citation="insights:52778" rel="noopener">China Macro: PPI Peaks, while CPI Eases Tightening Fears</a> </li>
<li>
<a href="https://www.smartkarma.com/insights/china-macro-exports-disappoint-but-it-s-still-early-in-the-game" target="_blank" data-smartkarma-citation="insights:52728" rel="noopener">China Macro: Exports Disappoint, but It's Still Early in the Game</a> </li>
</ul>

For all the roller coaster rides the sector has taken investors on over the years, the Chinese property developers have been unsettlingly consistent in one regard. The CNY1tn fixed asset investment (FAI) homebuilders coughed up in May continued a two-decades long secular trend that may make or break China's still fragile recovery (Exhibit 1).
The Debt-Fueled Supercycle. The sector has seen its share of excesses and corrections, exemplified by the post-GFC FAI expansion and subsequent retrenchment. Covid might have driven up construction costs, but the enthusiasm of would-be homeowners has shown no signs of abating. Just as the developers are working overtime to deleverage their balance sheets, household debt is piling up and may approach alarming levels over the next five years if mortgage growth doesn't decelerate quickly enough.
The Inventory Drawdown. Behind the headline FAI number is a more nuanced picture of inventory reductions and landbank replenishment. Housing starts slowed in May and dipped below project completions on a 12-month rolling basis. This affords cash-strapped property firms an opportunity to rebuild their cashflows, while deploying cash to projects in hand.
The Insatiable Demand. The 0.5% m/m or 5% y/y rise in home prices last month may appear benign in other settings. In the context of China's already exorbitant base, recent data points are a cause for concern. Among the largest cities across the country, those in the Greater Bay Area stand out as outliers, with valuations skyrocketing in spite of the latest round of lockdowns.
The Aggressive Developers. The increasingly bullish undertones of sell-side notes that have landed on our desks are centered around the inventory drawdown / cashflow rebuild story of the perceived higher-quality names in the space. We are not buyers of that story just yet and our work suggests that many developers have been acquiring land at a more aggressive rate than they had planned at the beginning of the year. Regulators are already keeping a close eye on recent transactions and we think we should too.



Exhibit 1: Monthly Housing FAI | 3M Moving Avg (CNY bn)




Source: National Bureau of Statistics, Our analysis




Related Insights


China Financials: Silver Linings Playbook 

Glut and Famine: We Might See Snow in China This Summer 

China Macro: Operation Twist | The Deposit Version 

China Macro: Consumers Remain on the Sidelines, as Their Home Equity Grows 

China Macro: PPI Peaks, while CPI Eases Tightening Fears 

China Macro: Exports Disappoint, but It's Still Early in the Game 


China Properties: Like Clockwork, Real Estate Investments Haven't Skipped a Beat

Founder & Chief Market Strategist - SAV Markets, SAV Markets

Shyam Devani

Founder & Chief Market Strategist - SAV Markets

Technical Analysis

Shanghai Stock Exchange Composite Index / Technical Analysis

This note is a follow up from an earlier one titled <a href="https://www.smartkarma.com/insights/china-equities-time-for-a-rebound" target="_blank" data-smartkarma-citation="insights:53440" rel="noopener">China Equities – Time for a Rebound?</a> Over the past several sessions we have seen relative stabilisation and what looks to be the start of a decent rally.Along the way and in the immediate term, we are now testing some levels that could lead to a brief pause. Any small pullback from here should be seen as an opportunity to add to longs.

This note is a follow up from an earlier one titled China Equities – Time for a Rebound? Over the past several sessions we have seen relative stabilisation and what looks to be the start of a decent rally.Along the way and in the immediate term, we are now testing some levels that could lead to a brief pause. Any small pullback from here should be seen as an opportunity to add to longs.

China Equities Follow Up: Pause Before Higher

Technical Analyst, Vermilion Research

Joe Jasper

Technical Analyst

Technical and Quantitative Research

Vermilion Research

Vermilion’s objective is to deliver timely, actionable, and unique technical research to professional investors through the application of our various technical indicators.

Our research strategists seek to highlight securities which we believe are at major inflection points, based on our various technical and quantitative indicators, and offer asymmetric risk/return profiles. Our unique research methodology, centered on relative strength, enables our strategists to deliver superior investment recommendations.

Our process begins by organizing the universe of actively traded stocks into discrete sectors, then into industry groups. We then apply our technical and quantitative tools to identify developing price trends. Once attractive trends are identified within a selected sector or group, we screen for individual stocks which we believe offer the best risk/reward profile. We provide a historical perspective that often reveals, through our long-term charts, how price patterns often repeat themselves over time.

GigaDevice Semiconductor  / Technical Analysis

Market dynamics remain largely positive which continues to support our constructive outlook, and we view recent weakness as a buying opportunity. Below we highlight notable recent developments and actionable stocks within the Technology, Financials, and Materials Sectors.

Market dynamics remain largely positive which continues to support our constructive outlook, and we view recent weakness as a buying opportunity. Below we highlight notable recent developments and actionable stocks within the Technology, Financials, and Materials Sectors.

China Technology Sector Improving -- Add Exposure

Macroeconomics

Following consultations with the industry earlier this month, the PBOC has rolled out a new deposit pricing framework, which has the net impact of raising short-term rates while lowering long-term rates for depositors. In our view, this is marginally positive from a macro standpoint, but is far from a major market catalyst.
While policy rates were left untouched, the central bank has tweaked the way deposit rate ceilings are calibrated. The maximum add-ons to base current account, term deposit and negotiable CD rates are 10bp / 50bp / 60bp for SOE banks and 20bp / 75bp / 80bp for the rest of the banking system. This results in a flattening of the deposit rate curve, similar in form to the intended outcome of Operation Twist in the treasury market (Exhibits 1 and 2).
However, the latest move should not be construed as a signal of monetary easing by the PBOC. At the margin, the rate structure reform may encourage some additional consumer spending and corporate investments. But we expect the bulk of the impact to be seen in institutional money flows, with investors such as insurance companies moving away from term deposits to wealth management products and the rates market.
Average deposit rates were already very close to the ceiling prior to the change. And we believe the smaller banks may take the opportunity to raise short-term rates to attract retail money from the G-SIBs and each other. This may lead to further divergence in funding costs between the national and regional players, although we take some comfort from the fact that long-term rates are set to fall, minimizing the potential for irrational pricing that is locked in for two to three years.
Loan prime rates (LPRs) have held steady at 3.85% and 4.65% for one-year and five-year tenors. We continue to see little room for China's LPRs to change in the rest of 2021. Having said that, the runaway housing market seems increasingly more than a tail risk and may trigger a surprise lending rate hike on the long end if price appreciations show no signs of abating in 2H21.
<table class="table table-striped">
<tbody>
<tr>
<td style="width: 352.333px;">Exhibit 1: SOE Banks | Deposit Rate Ceiling (%)</td>
<td style="width: 352.333px;">Exhibit 2: Non-SOE Banks | Deposit Rate Ceiling (%)</td>
</tr>
<tr>
<td style="width: 352.333px;">
<figure class="editor-figure mceNonEditable"><img src="https://static-prod.smartkarma.com/images/media/000/214/570/original/image_44634500891624334029988.png?1624334029" class="editor-image img-responsive" data-smartkarma-image-id="214570"></figure>
Source: PBOC, Our analysis
</td>
<td style="width: 352.333px;">
<figure class="editor-figure mceNonEditable"><img src="https://static-prod.smartkarma.com/images/media/000/214/572/original/image_517531219111624334079589.png?1624334079" class="editor-image img-responsive" data-smartkarma-image-id="214572"></figure>
Source: PBOC, Our analysis
</td>
</tr>
</tbody>
</table>
Related Insights
<ul>
<li><a href="https://www.smartkarma.com/insights/china-financials-silver-linings-playbook" target="_blank" data-smartkarma-citation="insights:53013" rel="noopener">China Financials: Silver Linings Playbook</a></li>
<li>
<a href="https://www.smartkarma.com/insights/glut-and-famine-we-might-see-snow-in-china-this-summer" target="_blank" data-smartkarma-citation="insights:52840" rel="noopener">Glut and Famine: We Might See Snow in China This Summer</a> </li>
<li>
<a href="https://www.smartkarma.com/insights/china-macro-consumers-remain-on-the-sidelines-as-their-home-equity-grows" target="_blank" data-smartkarma-citation="insights:53210" rel="noopener">China</a><a href="https://www.smartkarma.com/insights/china-macro-consumers-remain-on-the-sidelines-as-their-home-equity-grows" target="_blank" data-smartkarma-citation="insights:53210" rel="noopener"> Macro: Consumers Remain on the Sidelines, as Their Home Equity Grows</a>
</li>
<li>
<a href="https://www.smartkarma.com/insights/china-macro-ppi-peaks-while-cpi-eases-tightening-fears" target="_blank" data-smartkarma-citation="insights:52778" rel="noopener">China Macro: PPI Peaks, while CPI Eases Tightening Fears</a> </li>
<li>
<a href="https://www.smartkarma.com/insights/china-macro-exports-disappoint-but-it-s-still-early-in-the-game" target="_blank" data-smartkarma-citation="insights:52728" rel="noopener">China Macro: Exports Disappoint, but It's Still Early in the Game</a> </li>
</ul>

Following consultations with the industry earlier this month, the PBOC has rolled out a new deposit pricing framework, which has the net impact of raising short-term rates while lowering long-term rates for depositors. In our view, this is marginally positive from a macro standpoint, but is far from a major market catalyst.
While policy rates were left untouched, the central bank has tweaked the way deposit rate ceilings are calibrated. The maximum add-ons to base current account, term deposit and negotiable CD rates are 10bp / 50bp / 60bp for SOE banks and 20bp / 75bp / 80bp for the rest of the banking system. This results in a flattening of the deposit rate curve, similar in form to the intended outcome of Operation Twist in the treasury market (Exhibits 1 and 2).
However, the latest move should not be construed as a signal of monetary easing by the PBOC. At the margin, the rate structure reform may encourage some additional consumer spending and corporate investments. But we expect the bulk of the impact to be seen in institutional money flows, with investors such as insurance companies moving away from term deposits to wealth management products and the rates market.
Average deposit rates were already very close to the ceiling prior to the change. And we believe the smaller banks may take the opportunity to raise short-term rates to attract retail money from the G-SIBs and each other. This may lead to further divergence in funding costs between the national and regional players, although we take some comfort from the fact that long-term rates are set to fall, minimizing the potential for irrational pricing that is locked in for two to three years.
Loan prime rates (LPRs) have held steady at 3.85% and 4.65% for one-year and five-year tenors. We continue to see little room for China's LPRs to change in the rest of 2021. Having said that, the runaway housing market seems increasingly more than a tail risk and may trigger a surprise lending rate hike on the long end if price appreciations show no signs of abating in 2H21.



Exhibit 1: SOE Banks | Deposit Rate Ceiling (%)
Exhibit 2: Non-SOE Banks | Deposit Rate Ceiling (%)




Source: PBOC, Our analysis



Source: PBOC, Our analysis




Related Insights

China Financials: Silver Linings Playbook

Glut and Famine: We Might See Snow in China This Summer 

China Macro: Consumers Remain on the Sidelines, as Their Home Equity Grows


China Macro: PPI Peaks, while CPI Eases Tightening Fears 

China Macro: Exports Disappoint, but It's Still Early in the Game 


China Macro: Operation Twist | The Deposit Version

The lack of proper correlation between other major markets and those in China still stands out.As others markets look concerning, the Shanghai Composite is starting to look constructive again, at least in the near term.In addition, the FTSE China A50 index is also turning up after holding key levels. Considering it is already 16% off the year’s high, it really is a different picture to many other equity indices around the world.

The lack of proper correlation between other major markets and those in China still stands out.As others markets look concerning, the Shanghai Composite is starting to look constructive again, at least in the near term.In addition, the FTSE China A50 index is also turning up after holding key levels. Considering it is already 16% off the year’s high, it really is a different picture to many other equity indices around the world.

China

The Shanghai Stock Exchange Composite Index is a capitalization-weighted index. The index tracks the daily price performance of all A-shares and B-shares listed on the Shanghai Stock Exchange. The index was developed on December 19, 1990 with a base value of 100. 

Shanghai Stock Exchange Composite Index (SHCOMP INDEX)

Shanghai Stock Exchange Composite Index (SHCOMP INDEX)

China Properties: Like Clockwork, Real Estate Investments Haven't Skipped a Beat

Housing FAI in May continued a secular trend that may make or break China's recovery. Inventory drawdowns may afford developers some breathing...

Stanley Tsai, CFA

China Equities Follow Up: Pause Before Higher

Chinese markets have started to rebound in the short term. While that is expected to continue overall, a brief pause of pullback may present...

Shyam Devani

China Technology Sector Improving -- Add Exposure

Market dynamics remain largely positive which continues to support our constructive outlook, and we view recent weakness as a buying opportunity....

Vermilion Research

China Macro: Operation Twist | The Deposit Version

The PBOC’s latest deposit rate reform may encourage spending and investments at the margin, but it falls short of being a major market catalyst....

Stanley Tsai, CFA

China Equities – Time for a Rebound?

China Indices are starting to look constructive again in the near term. Important levels and setups are highlighted here

Shyam Devani