Section IV. Real Estate
There are five major sets of macro indicators related to the real estate sector:
Real estate investment and its breakdown.
Land transaction (sales/purchases) by different data source.
Construction data -- housing starts, property under construction, and completions.
Home sales and inventory.
Property and land sales prices.
We have also constructed GS proprietary measures related to the real estate sector, including estimates of the property sector impact on GDP growth and measures of the regulatory stance (a property policy relative tightness index as well as a 24-city housing policy stance indicator).
Real Estate Investment
Signal to noise ratio: **
Source: National Bureau of Statistics
Availability: Monthly from 2004, annual from 2003
Overview
There are two sets of real estate investment data. The most widely tracked one is the total FAI conducted by real estate developers (also known as “property investment” or “property FAI”). The data are surveyed and released together with other real estate indicators (e.g., new home starts, completions, and sales), as well as other major economic activity data (e.g., industrial production, headline FAI and retail sales), by the NBS on a monthly basis. They cover land purchases, equipment purchases and construction activities for residential, commercial and office buildings. In 2023, around 90% of real estate investment was related to land purchases and construction. The breakdown details of property investment by ownership of enterprises (annual), work type (monthly), and sources of funding (monthly) are available. Like headline FAI data, the NBS only releases the year-to-date level and growth data for real estate investment at a monthly frequency, while single-month real estate investment growth rates require additional estimates given a specific base year.
The other data on real estate investment is the FAI by industry – real estate (as a composite industry in the tertiary sector). The definition of this dataset is different because it supposedly includes real estate related investment by all types of enterprises, not just property developers. However, the general trends of these two indicators are similar.
Exhibit 20: Around 90% of property FAI was related to land purchases and construction in recent years
Property FAI breakdown by key procedure (based on 2023 data)
Source: NBS, Wind, Goldman Sachs Global Investment Research
Exhibit 21: Growth in property investment and FAI growth for the real estate industry share similar trends
Property investment vs. FAI in the real estate industry
Source: NBS, Wind, Goldman Sachs Global Investment Research
Signal to Noise Ratio
Both series of real estate investment have similar drawbacks as other FAI data series. For example, the official year-over-year growth rate series is not entirely compatible with the official level series, mainly due to sample changes over the years (for details on other statistical issues with FAI data, see Section III. Investment). Furthermore, these two indicators do not capture rural properties without property rights. Rural properties without property rights are only for self-use, and transactions with buyers outside the community are deemed illegal. As such, there is a lack of data for rural properties in China.
The NBS made occasional revisions to the definition of private investment, which may also affect the data quality. For example, in March 2024 the NBS revised the definition by excluding land redevelopment related spending from real estate investment. Although the NBS flagged that the reported yoy real estate investment growth estimates are on a comparable basis, it did not release the revised historical level data series under the new definition.
Macro Importance
Despite the drawbacks, real estate investment is still widely tracked by investors, because: (1) real estate FAI is informative in terms of gauging the strength of the real estate sector; (2) real estate FAI (reported by all property developers) accounted for 15% of the overall FAI in China in 2023 (vs. its previous peak of 23% in 2004), and thus is still an important component of the overall FAI.
Land Transactions
Signal to noise ratio: **
Source: National Bureau of Statistics (NBS), Ministry of Finance (MOF), China Real Estate Index System (CREIS), Soufun, Wind
Availability: NBS and MOF: Monthly and annual; CREIS/Soufun and Wind: Weekly and monthly
Timing: NBS and MOF: Collected monthly with complete enumeration typically around the 3rd week of the following month (January-February data are combined for release in mid-March by official sources including NBS and MOF).
Overview
There are several useful sources of data on land transactions and development.
Land transaction area (NBS): This is defined as land area (squared meters) purchased by real estate developers during the reporting time period. As all land in China is owned by the state, buyers can only purchase the right to use land instead of ownership. These rights range from 20-70 years, hinging on how the land will be used (e.g., for the construction of industrial, commercial, or residential buildings). In the latest version of Civil Code of the People's Republic of China, effective in January 2021, the land-use right will be automatically renewed when the right leases are up.
Land transaction value (NBS): This refers to the final amount (value) of the land-use right transacted in both the primary and secondary markets by real estate developers, based on the flows of their actual payment. Land purchase value is on a comparable basis with land purchase area in terms of statistical coverage, so we can derive the average price of land purchases from these two indicators. However, this is not precisely the same as a land price index because the quality of land transacted may not be comparable. Land purchase area and value data used to be available at the city level for 40 major cities, released by the NBS, but these city-level data series were suspended in January 2019. The NBS also suspended the release of land transaction area and value data series in January 2023.
Developer land purchase value (NBS): These refer to the total amount of land transactions, in value terms, based on the contracts signed by property developers in the primary and secondary markets. "Developer land purchase value” is much larger than “land transaction value” above because it includes various taxes, fees and spending associated with land compensation, land preparation, and land management. This series is recorded at the time of disbursement by property developers and may lag the transaction time somewhat.
Government revenue from land sales (Ministry of Finance): This is reported by the Ministry of Finance (MOF) on a monthly basis – along with other government income and expenditure data – and is a major component of government-managed fund revenue. The MOF series is slightly different in scope from the land-use right transfer value reported by the NBS and third-party data vendors. For instance, the former series also includes income from renting land by land administrations. Land sales remain a very important source of income/expenditure for local governments. Refer to Section X. Government Finance for more details.
Land transaction area and value by city (CREIS/Soufun/Wind): CREIS/Soufun collect and summarize the data (data access requires a subscription) on government revenue from land transactions in more than 300 cities in China (based on 302 cities and is often referred to as “CREIS 300-city revenue from land sales”, compiled and tracked by our GS China property research team). The definition of the data is broader than the NBS land purchase value/volume data mentioned above, given that these data cover land purchases by different types of enterprises, not just developers. Wind also compiles a sample of 100 cities to track land transaction value and area, on both a weekly and monthly basis. The Wind data have breakdowns by city tier (i.e., Tier-1, Tier-2 and Tier-3). The benefit of CREIS/Soufun/Wind data is that they are more timely (e.g., daily for the original CREIS/Soufun data and weekly for the Wind data) and tend to be a leading indicator (e.g., CREIS series on land transactions are recorded when transactions occur, NBS land purchases are recorded when investment is completed, and MOF government revenue from land sales are recorded when the payment is settled). The drawback is that CREIS/Soufun/Wind data aggregate a large number of cities but do not include all transactions nationwide.
The discrepancies between these land transaction measures mainly come from different timings to register land sales (e.g., registered when contracts are signed or when funds are paid), different groups of land buyers captured by the sample (property developers only or all types of buyers), and some additions and/or deductions before the purchase fees are transferred to the MOF's account for land sales revenue.
Exhibit 22: A summary of various land sales measures in China
Source: NBS, CREIS, Wind, Goldman Sachs Global Investment Research
Signal to Noise Ratio
Among all the land sales indicators mentioned above, we tend to rely more on the land transaction volume and value series from CREIS. The data coverage of land purchase value and volume reported by property developers is much narrower, and the NBS land purchase data lag the CREIS data series slightly as discussed above.
The introduction of a centralized land auction mechanism for major cities in 2021 increased the transparency of land supply, reduced panic land purchases among property developers, and significantly lowered land auction premia. However, as land supply needs to be concentrated in several batches in a year under the new regime, occasional shocks (e.g., Covid lockdowns during 2020-22, natural disasters) would affect the timing of land actions and thus cause near-term distortions to yoy growth in land sales revenue.
Macro Importance
The NBS developer land purchase value typically contributed to around 30% of real estate investment in recent years. However, the share of land sales revenue in total (gross) government revenue declined to below 20% in 2023 from its recent peak of 30% in 2021 (the peak share was even higher for some local governments with high reliance on land finance).
Land sales tend to lead property construction activity and thus it is important to track land sales. As mentioned above, land sales are also important sources of income/expenditure to local governments, and therefore can impact the financing need/spending capability of local governments. In addition, land prices are important for future property price trends and the financial health of property developers.
Housing Starts, Under Construction and Completions
Signal to noise ratio: ***
Source: National Bureau of Statistics
Availability: Monthly and annual
Timing: Typically around the 3rd week of the following month (together with the release of the NBS monthly activity data)
Overview
Floor space started: This measure refers to the total floor space of buildings that are newly started within the reporting period. Only housing newly started by real estate developers and enterprises within the reference timeframe is counted. Continued building activities carried over from the preceding reporting period are excluded. Construction areas suspended in previous periods and restarted in the reporting period are included, but construction areas suspended and restarted within the reporting period are not.
Floor space under construction: This refers to the total floor space of buildings in different construction phases in the reference period, including floor space of newly started buildings during the reference period, floor space of construction extended from the previous period to the reference period, floor space of construction suspended or postponed in the previous period and resumed in the reference period, floor space of construction completed in the reference period, and floor space of constructions started and then suspended or postponed both in the reference period. Floor space under construction has a strong correlation with property FAI.
Floor space completed: This refers to the total floor space that fulfills all the completion requirements of property developers and is ready for occupancy.
Other housing related construction indicators:
The three indicators above are all reported by property developers, and released monthly together with the real estate FAI indicator. There are other indicators related to broader property activity: “housing under construction” and “housing completion”, for example, cover not just commercial housing but also other types of housing constructed by all types of enterprises.
The government also publishes data on social housing. There are annual data on the total number of flats planned to be started, as well as the total number of flats completed. In recent years, these data points were mostly unveiled by the Ministry of Housing and Urban-Rural Development on ad hoc occasions. Although social housing related data are not quite as important as commercial housing related data, and the former's data quality could be lower than the latter, construction of social housing still drives upstream/downstream industries (such as construction materials) and thus is useful to track. Social housing units could also be converted from commercial housing — during the property down-cycle in 2014-2015 and also in recent years, this was one inventory destocking measure adopted by many local governments. More recently, the PBOC announced in May 2024 a relending program encouraging local SOEs to purchase completed but unsold properties and to turn them into social housing to destock existing property inventories.
Signal to Noise Ratio
The survey target of the first three indicators above includes only property developers, so these data cover only commercial floor spaces constructed by developers. Properties built by other corporates and institutions (often as a form of welfare, e.g. employee housing by SOEs) which are not for sale on the market are not included. Rural properties without property rights are also not captured. Moreover, the series for floor space under construction, completed, and started are not consistent with each other, and researchers have different views on which indicator is more reliable. In theory, new home starts should lead completions by 2-3 years, but completions ran persistently and significantly below new starts from 2000 to 2022, and the two series even went in opposite directions in 2018 and 2021. On the back of the prolonged property downturn since mid-2021, increased developer funding stress and higher policy priority to secure the delivery of pre-sold new homes boosted completions relative to new starts dramatically in 2022-23.
Macro Importance
The floor space started, under construction and completion series are all widely tracked by investors and researchers. Historically, floor space started has lagged property sales (given the majority of property sales are pre-sales) and used to lead demand in other sectors such as metals/cement, though this may change in the future as government policy discourages pre-sales. Floor space completed, on the other hand, can be informative on the future demand of moving-in related items such as furniture, home appliances, and interior design materials.
Exhibit 23: Property starts and completions trends can diverge from each other
Property-related activity (seasonally adjusted)
Source: NBS, Goldman Sachs Global Investment Research
Home Sales
Signal to noise ratio: ****
Source: National Bureau of Statistics, Wind, CREIS, Goldman Sachs Economics Research
Availability: Daily, monthly and annual
Timing: NBS monthly home sales: Typically around the 3rd week of the following month (together with the release of the NBS monthly activity data)
Overview
Floor area sales and total value sales of commercial buildings: These two indicators measure the sales volume and value of residential buildings, offices, and commercial buildings in the primary property market. They are released by the NBS together with new starts, under construction, and completion data mentioned in Section III. Investment.
Due to China's presales system, most sales are presales of units that are still under construction vs. sales of completed units. In 2023, 82%/77% of the sales value/volume for all commercial property transactions was presales, lower than their peaks in mid-2021 (91%/89%) but well above their pre-GFC levels (73%/67% in 2007). Revenue from presales is therefore a major source of funding for Chinese property developers.
Wind 30-city daily property transaction volume in the primary market: According to Wind definition, its 30-city sample of property sales in the primary (new) market is actually composed of 32 cities, including 4 Tier-1 cities, 14 Tier-2 cities and 14 Tier-3/4 cities. However, based on a bottom-up estimation using city-level data in recent years, we find that the series from Wind include 21 cities only (4 Tier-1 cities, 8 Tier-2 cities and 9 Tier-3/4 cities) currently, as property sales data for several cities (e.g., Tianjin and Nanchang) became unavailable in recent years. Our bottom-up estimates using property sales data from 21 cities match closely the headline number of Wind 30-city property transaction volume in recent years. The original source is various local housing bureaus. Other third-party data vendors, such as CREIS/Soufun, also have their own home transaction tracking for different city samples.
Wind 19-city daily property transaction volume in the secondary market (compiled by Goldman Sachs Economics Research): Our tracker is built on city-level daily data for the secondary (existing) property market transaction volume which is compiled by Wind and originally released by local housing authorities. Our sample covers 19 cities, including 2 Tier-1 cities, 7 Tier-2 cities, and 10 Tier-3/4 cities.
As China's housing market evolves, the secondary market becomes more important, especially in top-tier cities where land supply and new residential buildings are more limited. Secondary market transactions are important in tracking price trends and property market sentiment, but are less important in terms of GDP contributions.
Real estate investment, new starts, under construction, completions, and sales data are also available at the province level and for 40 major cities in China, reported by local housing bureaus and collected by the NBS on a monthly basis. However, there are many missing data points in city level indicators, and the NBS suspended the release of 40-city property activity indicators in January 2019.
According to the 2020 data (latest data available), lower-tier (Tier-3/4) cities accounted for 66% of nationwide new home sales volume, followed by Tier-2 (31%) and Tier-1 cities (3%). In value terms, the share of Tier-1, Tier-2, and lower-tier cities was 11%, 40% and 49%, respectively. Combining data from the NBS and private sources and based on some reasonable assumptions, we estimate a breakdown of new home sales by city tier.
Exhibit 24: Property activity declined significantly beginning in 2021
Property-related activity (seasonally adjusted)
Source: CEIC, Goldman Sachs Global Investment Research
Signal to Noise Ratio
Property transactions data are generally reliable, especially when compared with new starts and completions data. But people sometimes under-report the transaction value to reduce the transaction tax, though this mostly occurs in the secondary market.
The year-over-year growth rates and the levels reported in the NBS property data used to be consistent with each other until 2023. In May 2023, the NBS revised down the comparison base when reporting yoy property activity growth data, especially for new home sales, to adjust for false sales data. The practice continued through the remainder of 2023 and resulted in a meaningful divergence between the officially-reported level data and growth rate data. However, the NBS has not released the revised level data for previous years. We adjust the property-related activity data series from 2023 in our analysis to take into account the revisions. We estimate new home sales volume in 2022 has been revised down by around 10%, especially for April-May 2022 (amid the Covid-related Shanghai lockdown).
Macro Importance
Property transactions are important to track for several reasons. Most directly, they serve as an indicator of housing demand. The fluctuations of property sales impact housing construction activities, and also the profitability of property developers. In addition, property sales are correlated with a number of other industries such as furniture, interior design and real estate agencies (which is linked to real estate related services in GDP).
Home Inventory
Signal to noise ratio: **
Source: National Bureau of Statistics, local housing bureaus, CREIS
Availability: Weekly, monthly and annual
Overview
Housing vacant area: This data refer to completed but unsold floor area. It is published monthly by the NBS along with other property indicators and has a breakdown by different types of properties (residential, office building, and other commercial real estate). By province data are also available, but only at an annual frequency. Note that due to China's presales system, this series only covers a fraction of total new home inventory (i.e., all floor areas that are “saleable” but unsold) because the vast majority of the new home inventory is uncompleted.
Inventory months: Other common (and more widely used) measures of housing inventory include the ratio of total saleable gross floor area divided by monthly floor area sold, which measures the number of months needed to digest inventory. There is no official data on this, but total saleable gross floor areas are reported in major cities in China by the local housing bureaus, compiled by third-party data vendors including CREIS. The CREIS inventory months data series, regularly tracked by our China property research team, is available on both a weekly and monthly basis.
There are no vacancy statistics on properties sold but not inhabited, which are sometimes referred to as the “shadow inventory” in the Chinese property market. There was a report by the Southwestern University of Finance and Economics in 2018 based on 2011-17 Chinese household financial surveys suggesting around 21.4% of urban housing apartments were left vacant in 2017 (vs. 18.4% in 2011).
Signal to Noise Ratio
Inventory data tend to be noisy. Total saleable gross floor area data can be patchy, with missing values within the series. Also, there is no nationwide data on inventory months, because only major cities report total saleable gross floor area data.
Macro Importance
Despite challenges in interpretation, inventory data are very important to gauge the cycle of the property market, and thus can be indicative of future housing price trends. After significant inventory destocking, housing prices may face upward pressure, and vice versa.
Exhibit 25: Housing inventory months trended higher in 2022-24 despite increased easing efforts
Inventory months across city tiers
Source: CREIS, Goldman Sachs Global Investment Research
Property Price Measures
Signal to noise ratio: **
Source: National Bureau of Statistics, CREIS/Soufun, Centaline, Beike, Zhuge
Availability: NBS: Monthly from 2005, quarterly from 1998
CREIS/Soufun: Monthly from June 2010
Other third-party data vendors: Monthly
Overview
There are two main sources of property indices for major cities, from the official (NBS) and private sources (e.g., CREIS, Centaline, Beike). “Properties” refer to commercial buildings built to be sold in the market, including both residential and non-residential properties, newly constructed properties, and second-hand properties.
Exhibit 26: A comparison of home price measures for the primary and secondary markets
Source: NBS, Beike, CREIS, Wind, Zhuge, Goldman Sachs Global Investment Research
Signal to Noise Ratio
These price indices generally follow a well-designed methodology, and most indices control to varying degrees for the impact of quality, though their original data sources differ somewhat. For some of the indices such as the NBS 70-city property price index, given that there is a higher degree of estimation involved in compiling the index and pressures on local governments to control property prices (especially new home prices), there are market concerns that the indices are over-smoothed, showing smaller fluctuations in prices than actual property price changes. For example, the rise in property prices may be hidden when developers are forced to sell properties at prices below the market equilibrium because of local government pressures, and the excess demand leads to alternative expenses such as requirements for property purchasers to deposit funds well in advance to be able to purchase the property. During downturns, the decline in property prices may be disguised by free parking spots and extensive internal renovations offered by developers in lieu of price cuts. These distortions are typically more relevant for new properties.
Price indices on second-hand properties are therefore often a useful reference when they diverge from primary market property prices. On secondary-market home prices, besides the NBS 70-city secondary home price index, some third-party data vendors such as Centaline, Zhuge, and Beike (mostly real estate agents, information platforms and consulting firms) also have their own measures. Home price data from private sources usually have a much shorter time series than the NBS series, but they tend to be released earlier than the official indices. In previous years, secondary home prices have also been affected by many non-market-based policy interventions such as government guided prices and reference prices (related to tax payments and mortgage borrowing for secondary home transactions). We also note some third-party data vendors such as Beike suspended their release of secondary home prices in late 2023 when secondary home prices showed notable declines.
Exhibit 27: “Tier 1 cities” have seen more pronounced price appreciation in boom periods, while home price declines were broadly based across city tiers in 2022-24
Average house price in the primary market
Source: NBS, Goldman Sachs Global Investment Research
Exhibit 28: Different home price measures for the secondary market shared similar trends in 2022-24
Property price measures for the secondary market
Source: NBS, Wind, Centaline, Beike, Zhuge, Goldman Sachs Global Investment Research
Macro Importance
Home prices could drive economic growth, matter for the risk spillover to the banking system directly (through mortgage loans and property developer loans) and indirectly (through other types of loans collateralized with real estate properties), and affect household consumption (through wealth effects, moving-in related purchases, and consumer confidence channels). Moreover, NBS new home prices have been set by policymakers as one determinant for city-level mortgage rate adjustments.
Compilation and Reporting
When compiling the Property Price Index, the statistical authorities in China try to control for differences in the quality of properties. They consider the features of the property and attempt to compare prices for comparable properties. Factors such as location, structure, and type of property are all taken into consideration to make price comparisons. All data sources face significant challenges for compiling a portfolio that is relatively stable for pricing tracking, implying no perfect home price measure. For example, the CREIS/Soufun property index is compiled by taking the weighted (by floor area) average of indices of 100 underlying cities in the reporting period. It includes the price changes for both commercial residential buildings and social housing. Data inputs include information collected through field visits and corporate surveys, from real estate intermediaries, and based on information provided by local governments.
Other Issues
The NBS changed the methodology for the Property Price Index in 2011. Property sales prices were split into primary and secondary housing price indices. The index initially covered 35 major cities and was expanded to 70 cities in 2005. Rural areas are not covered. Data are collected via a mixture of reporting forms from real estate companies and site visits by NBS staff. In January 2018, the NBS suspended the release of the “new residential property (including social housing) price index” series. Since then, it has only released the “new residential commodity property (excluding social housing) price index” series. The patterns of these two data series are similar given the small share of social housing in total housing.
The divergence of property price trends among different city tiers in China reflects differences in housing market fundamentals. Top-tier cities face more supply restrictions and resilient demand, and thus upward pressures on housing prices are the strongest. Lower-tier cities tend to have diverse circumstances but on average face less restrictive supply and weaker demand, and thus housing price growth tends to be slower and/or prices tend to fall more in property market down-cycles.
The table below shows the NBS classification for the 70 large and medium-sized cities by tier. Although there is widespread agreement on the definition of Tier-1 cities (Beijing, Shanghai, Guangzhou, and Shenzhen), categorization beyond that point is not always consistent among different sources, particularly for lower-tier cities.
Exhibit 29: Most cities in the NBS 70-city property price dataset are in Tiers 2 and 3
Source: NBS, Goldman Sachs Global Investment Research
Land Price Indices
Signal to noise ratio: **
Source: NBS, Ministry of Land and Resources; CREIS, Wind, academic research
Availability: NBS average land transaction price: monthly from January-February 2004 to December 2022; Ministry of Natural Resources (MNR) land data: quarterly from Q1 2008 to Q3 2021
Wharton/NUS/Tsinghua Chinese Residential Land Price Indices (CRLPI): quarterly from Q1 2004 to Q1 2017
Wind average land sales price: weekly and monthly from January 2008
GS 300+ city residential land price tracker: monthly from January 2008
Overview
There are multiple sources of land price data. Unfortunately many of them have been discontinued.
NBS average land transaction prices: These are estimated based on the NBS real estate developers land transaction value and area data series (as elaborated in the “Land Transactions” sub-section). The implied land price data series can be distorted by the mix-shift in land transactions as the land purchased in different periods may not be identical in terms of location and quality. This data series has been no longer available since January 2023 when the NBS suspended the release of land transaction area and value data.
Ministry of Natural Resources (MNR) land price data: This indicator monitors the average market land price in 105 major Chinese cities on a quarterly basis. The data are categorized by land prices for residential, commercial and service, and industrial purposes. In May 2002, the Ministry of Land and Resources (the predecessor of the MNR) permitted the transfer of state-owned land-use right mainly by bidding, auction and quotation. In January 2022 when Q4 2021 data were supposed to be released, the MNR suspended this data series.
Wharton/NUS/Tsinghua Chinese Residential Land Price Indices (CRLPI): This indicator tracks national land price growth in real (CPI-deflated) constant quality terms based on data from 35 cities in China on a quarterly basis. The provider also reports region-/city-level land price indices on a semi-annual/annual basis. While technically this series may be preferable, this series has not been updated since Q1 2017.
Wind 100-city land transaction price data: These are estimated based on the Wind land transaction value and area data series. The breakdown of Wind 100-city land transaction by city tier is also available.
GS 300+ city Residential Land Price Tracker: The GS property sector equity research team has aggregated land base prices, transacted prices, and land price premiums in 302 major cities based on data from the China Real Estate Index System (CREIS). The average headline series is then grouped into 3 city tiers.
Signal to Noise Ratio
As discussed above, there are no nationwide data on overall land prices. We tend to rely more on our GS 300-city residential land price tracker (based on the same sample that we use to estimate the “300-city land transactions” measure, as previously elaborated in the "Land Transactions" subsection) given it is more timely and has a relatively wide coverage compared with other land price indices. Similar to property price indices, land price indices ideally should adjust for quality differences. The Wharton/NUS/Tsinghua land price index is adjusted for quality differences, but not the 300-city residential land price series. The average price of land sold is subject to policy distortions similar to property-related policy distortions. Facing pressures to control land prices, governments often restrict or suspend the supply of premium land (or properties) relative to non-premium land in order to lower the average selling price (total land value divided by total land area). As a result, it is conceptually better to look at the quality-adjusted data, though adjusting for quality differences is a difficult job that cannot be done without significant effort by specialists (and it is not always clear how much effort has been made).
Macro Importance
Land price inflation is important because it is a main factor behind the input cost of property developers, and thus also affects housing price trends. Given land sales revenue is an important financing source for local governments, land price fluctuations will also impact the financing needs of local governments.
Exhibit 30: Land price increase over the past decades was mainly led by Tier 1 and 2 cities
100-city average land transaction price by city tier (12mma)
Source: Wind, Goldman Sachs Global Investment Research
GS Proprietary Indicators Related to the Real Estate Sector
Signal to noise ratio: ***
Source: Goldman Sachs Economics Research
Availability: GS China property impact on GDP growth: annual;
GS 24-city housing policy stance indicator: monthly;
GS property policy relative tightness index: daily.
Overview
GS China property impact on GDP growth: We decompose the property sector's contribution to China's yoy GDP growth into five major channels, i.e., construction, real estate services, upstream effects (mainly through commodities demand), consumption, and fiscal channels. These estimates are based on a series of property activity data – including new home starts, sales, completions, under construction, property FAI, land sales, and average new home sales price – and their correlations with GDP growth in specific areas. By aggregating these channels, we estimate China's property sector impact on GDP growth on an annual basis, and project its future path based on in-house forecasts for major property activity indicators.
Exhibit 31: The property sector has turned to a growth drag since 2022
Housing contribution to yoy GDP growth
Source: Haver Analytics, Goldman Sachs Global Investment Research
GS 24-city housing policy stance indicator: We use quantitative measures of housing policy in 24 large cities across five policy dimensions (i.e., home purchase restrictions, down-payment ratios, mortgage rate fluctuations around benchmark interest rates, mortgage restrictions, and sales restrictions), and then average them to create our housing policy stance indicator. This is also an input of our proprietary China domestic macro policy proxy.
Exhibit 32: Our 24-city housing policy stance indicator suggests the 2022-24 housing easing in large cities has exceeded previous cycles
Housing component of GS China domestic macro policy proxy
Source: CEIC, Haver Analytics, Wind, Goldman Sachs Global Investment Research
GS property policy relative tightness index: This proprietary indicator measures the relative tightness of property policies in over 100 cities from the following aspects: 1) demand: purchase restrictions (household registration, social welfare contribution, etc.), credit restrictions (mortgage rate, down payment), sales restrictions; 2) supply: caps on selling prices, presales restrictions, land transaction tax, etc.; 3) others: property speculation, land supply. Original data sources include government announcements, media reports, and industry association data.
Exhibit 33: Our city-level property relative tightness index has shown almost no major local housing tightening policies in cities that we track since December 2021
Property policy relative tightness index: relative tightening share
Source: Local governments, Songfang.com, Goldman Sachs Global Investment Research
Signal to Noise Ratio
As our tracking for China property impact on GDP growth is built mainly on NBS property activity indicators, concerns around the quality of underlying data may apply to this proprietary indicator. The GS property policy relative tightness index and 24-city housing policy stance indicator are based on a limited size of city sample, which may not always be representative. Besides, during the period of outright housing easing, the GS property policy relative tightness index (which is a diffusion index) may remain at or close to zero, failing to capture the sequential change in the magnitude of housing easing.
Macro Importance
The property sector has been the largest single sector in the Chinese economy for many years, and its ups and downs have significant implications for China's headline GDP growth. Our proprietary indicators track the sequential change in housing policy stance and gauge the growth impact of the property sector in a timely and comprehensive manner.
Related GS Economics Publications
“How China's property policy tightening lowered sales and prices”, Asia Economics Analyst, 26 September 2017
“Tracking residential housing’s impulse to Chinese growth”, Asia Economics Analyst, 27 March 2018
“China property policy: capturing the big picture from localized measures”, Asia Economics Analyst, 29 November 2020
“Q&A on Evergrande’s macro implications”, Asia in Focus, 24 September 2021
“Credit supply holds the key to China housing outlook in 2022”, Asia Economics Analyst, 11 October 2021
“How big is China's property sector?”, China Data Insights, 11 October 2021
“Lessons from Japan: Credit Tightening in the Property Market”, Asia in Focus, 29 November 2021
“Demystifying the discrepancy in different land sales measures”, China Data Insights, 14 April 2022
“Understanding the recent rise and fall of high-frequency property sales data”, China Data Insights, 14 July 2022
“China: 'L-shaped' Property Sector Recovery Ahead without a Quick Fix”, Asia Economics Analyst, 11 June 2023
“Understanding differences in China’s home price measures”, China Data Insights, 9 July 2023
“Q&A on China's property downturn and its implications”, Asia Economics Analyst, 23 August 2023
“China: Tracking the impact of ongoing housing easing”, Asia in Focus, 8 October 2023
“Comparing China and US Housing Downturns: Different Fiscal Backdrop, Same Need to Prevent Spillovers”, Asia Economics Analyst, 12 February 2024
“A Closer Look at NBS 2022 GDP Revisions”, China Data Insights, 13 March 2024
“China: Housing easing underway, but no signs yet of game-changing measures”, 14 April 2024