Founder-CEO & Chief Analyst, Real Estate Foresight

Robert Ciemniak

Founder-CEO & Chief Analyst

Real Estate Foresight

Since 2012, REF has been helping investors with market research, project due diligence, and strategy development. This has ranged from detailed assessments and estimates on distressed developers' project portfolios to market due diligence on specific projects to macro-level questions linked to demand for commodities. The unique combination of the housing markets and developer data from data partner China Index Academy in Beijing, primary research, and technology-powered alternative data collection from public sources result in a valuable content set used in REF analytics and reports.

Predictive Analytics for China Property

Thematic (Sector/Industry)

<ul>
<li>In this note, we look at the issue of new homes that were pre-sold by developers but not yet delivered as developers struggled financially.</li>
<li>The estimates of the scale of the problem are wide, and many are rooted in likely misinterpretation of the official data.</li>
<li>The scale of the true problem is likely much smaller than most estimates and there are new indicators suggesting so.</li>
</ul>


In this note, we look at the issue of new homes that were pre-sold by developers but not yet delivered as developers struggled financially.
The estimates of the scale of the problem are wide, and many are rooted in likely misinterpretation of the official data.
The scale of the true problem is likely much smaller than most estimates and there are new indicators suggesting so.


China Property - Is The Delivery Of New Homes (Pre-Sold Pre-2022) Problem Solved?

Macroeconomics

<ul>
<li>We review the 2025 'draw the line' group forecasts for new home sales in China vs what happened, and put it in the context of the past forecasts.</li>
<li>The 'wisdom of crowds' worked well in the end, but the 'path' to year-end was off most of the year.</li>
<li>You can now join this year's <a href="https://ref.kubrosearch.com/drawkits/" target="_blank" rel="noopener">'Draw the Line 2026'</a> for new home sales, part of Real Estate Foresight's 14th Annual China Property Outlook.</li>
</ul>


We review the 2025 'draw the line' group forecasts for new home sales in China vs what happened, and put it in the context of the past forecasts.
The 'wisdom of crowds' worked well in the end, but the 'path' to year-end was off most of the year.
You can now join this year's 'Draw the Line 2026' for new home sales, part of Real Estate Foresight's 14th Annual China Property Outlook.


China Property Predictions: In Hindsight On 2025 And "Draw The Line" 2026

HK/China Equity Long-Short

Osbert Tang, CFA

<ul>
<li>2024 marks another year that our "Buy the worst" strategy underperformed the HSI. The strategy yielded -1.7% YTD, against HSI's +17.9%. <a href="https://www.smartkarma.com/entities/meituan" target="_blank" data-smartkarma-citation="entities:26970:1" rel="noopener">Meituan (3690 HK)</a> is the only winner.</li>
<li>For 2025, the strategy will switch to <a href="https://www.smartkarma.com/entities/budweiser-brewing-co-apac-ltd" target="_blank" data-smartkarma-citation="entities:28077:1" rel="noopener">Budweiser Brewing (1876 HK)</a>, <a href="https://www.smartkarma.com/entities/chow-tai-fook-jewellery-group" target="_blank" data-smartkarma-citation="entities:549:1" rel="noopener">Chow Tai Fook (1929 HK)</a>, <a href="https://www.smartkarma.com/entities/hang-lung-properties-ltd" target="_blank" data-smartkarma-citation="entities:49:1" rel="noopener">Hang Lung Props (101 HK)</a>, <a href="https://www.smartkarma.com/entities/wuxi-apptec" target="_blank" data-smartkarma-citation="entities:23679:1" rel="noopener">Wuxi Biologics (2269 HK)</a>, and <a href="https://www.smartkarma.com/entities/cspc-pharmaceutical-group-ltd" target="_blank" data-smartkarma-citation="entities:229:1" rel="noopener">CSPC Pharmaceutical (1093 HK)</a>.  </li>
<li>The top five HSI winners YTD 2024 have generated an average gain of 92.7%, outperforming the HSI massively. Given their current high valuations, this is unlikely to repeat in 2025.</li>
</ul>


2024 marks another year that our "Buy the worst" strategy underperformed the HSI. The strategy yielded -1.7% YTD, against HSI's +17.9%. Meituan (3690 HK) is the only winner.
For 2025, the strategy will switch to Budweiser Brewing (1876 HK), Chow Tai Fook (1929 HK), Hang Lung Props (101 HK), Wuxi Biologics (2269 HK), and CSPC Pharmaceutical (1093 HK).  
The top five HSI winners YTD 2024 have generated an average gain of 92.7%, outperforming the HSI massively. Given their current high valuations, this is unlikely to repeat in 2025.


"Buy the Worst" HSI Strategy: Another Disappointing Year in 2024, Let's See 2025

<ul>
<li>While the worst-performing stocks in 2023 have gone down by an average of 17.6% YTD, their pick-up in the last month is significant at 19.9%. </li>
<li>The cut in US interest rate and the Chinese government's stimulus measures will benefit the HSI, providing room for shifting position from heavily overweighted names to underweighted.</li>
<li>
<a href="https://www.smartkarma.com/entities/li-ning-co-ltd" target="_blank" data-smartkarma-citation="entities:6047:1" rel="noopener">Li Ning (2331 HK)</a>, <a href="https://www.smartkarma.com/entities/meituan" target="_blank" data-smartkarma-citation="entities:26970:1" rel="noopener">Meituan (3690 HK)</a>, <a href="https://www.smartkarma.com/entities/wuxi-apptec" target="_blank" data-smartkarma-citation="entities:23679:1" rel="noopener">Wuxi Biologics (2269 HK)</a>, and <a href="https://www.smartkarma.com/entities/zhongsheng-group-holdings" target="_blank" data-smartkarma-citation="entities:10573:1" rel="noopener">Zhongsheng Group (881 HK)</a> are the key "dogs" in last year that are worth a look. </li>
</ul>


While the worst-performing stocks in 2023 have gone down by an average of 17.6% YTD, their pick-up in the last month is significant at 19.9%. 
The cut in US interest rate and the Chinese government's stimulus measures will benefit the HSI, providing room for shifting position from heavily overweighted names to underweighted.

Li Ning (2331 HK), Meituan (3690 HK), Wuxi Biologics (2269 HK), and Zhongsheng Group (881 HK) are the key "dogs" in last year that are worth a look. 


China & HK Strategy: Time for The "Dogs" To Revenge?

Asian Hedge Fund Manager, Long Short Equity, Macro

David Mudd

Cross Asset Strategy

<ul>
<li>Japan equity ETF flows have not recovered from the carry trade sell off.  Hong Kong Southbound Connect flows continue to be positive this month.</li>
<li>
<a href="https://www.smartkarma.com/entities/qifu-technology-inc" target="_blank" data-smartkarma-citation="entities:36657:1" rel="noopener">Qifu Technology (3660 HK)</a> , <a href="https://www.smartkarma.com/entities/q-technology-group-co-ltd" target="_blank" data-smartkarma-citation="entities:79:1" rel="noopener">Q Technology Group (1478 HK)</a> and <a href="https://www.smartkarma.com/entities/jd-logistics-inc" target="_blank" data-smartkarma-citation="entities:31500:1" rel="noopener">JD Logistics (2618 HK)</a> all advanced on strong 2Q earnings announcements. 
</li>
<li>
<a href="https://www.smartkarma.com/entities/tencent-music-entertainment-group" target="_blank" data-smartkarma-citation="entities:36601:1" rel="noopener">Tencent Music Entertainment Group (1698 HK)</a> disappointed on earnings and monthly user numbers.  <a href="https://www.smartkarma.com/entities/country-garden-services-holdin" target="_blank" data-smartkarma-citation="entities:27343:1" rel="noopener">Country Garden Services (6098 HK)</a> declined in anticipation of a large drop in earnings in 2Q 2024.
</li>
</ul>


Japan equity ETF flows have not recovered from the carry trade sell off.  Hong Kong Southbound Connect flows continue to be positive this month.

Qifu Technology (3660 HK) , Q Technology Group (1478 HK) and JD Logistics (2618 HK) all advanced on strong 2Q earnings announcements. 


Tencent Music Entertainment Group (1698 HK) disappointed on earnings and monthly user numbers.  Country Garden Services (6098 HK) declined in anticipation of a large drop in earnings in 2Q 2024.



The Heat Is On: News Flow and Sentiment in CHINA / HONG KONG (August 16)

China

Country Garden Services Holdings Co. Ltd. provides comprehensive property management services to residential, commercial, and public facilities in Mainland China. Its services encompass security, cleaning, landscaping, maintenance, and various community value-added offerings, alongside city services like sanitation and waste treatment. The company was founded in 1992 and is headquartered in Foshan, People's Republic of China.

Price Gauge
52-week Range	0.00 - 0.00
Market Cap (USDm)	0.00
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Dividend (Yield)	0.00

Country Garden Services (6098 HK)

China Property - Is The Delivery Of New Homes (Pre-Sold Pre-2022) Problem Solved?

In this note, we look at the issue of new homes that were pre-sold by developers but not yet delivered as developers struggled financially.

Robert Ciemniak

China Property Predictions: In Hindsight On 2025 And "Draw The Line" 2026

We review the 2025 'draw the line' group forecasts for new home sales in China vs what happened, and put it in the context of the past forecasts.

Robert Ciemniak

"Buy the Worst" HSI Strategy: Another Disappointing Year in 2024, Let's See 2025

The 2024 "Buy the worst" strategy has underperformed HSI, and the new picks for 2025 are Budweiser APAC, Chow Tai Fook, Hang Lung Properties, Wuxi...

Osbert Tang, CFA

China & HK Strategy: Time for The "Dogs" To Revenge?

The "Dogs" surged more significantly than the HSI in the last two days. On average, their share price rose by 10.6%, outperforming the Index by...

Osbert Tang, CFA

The Heat Is On: News Flow and Sentiment in CHINA / HONG KONG (August 16)

Japan ETF flows have been light after the massive outflow from carry trade unwind. Qifu Tech, Q Tech and JDL all had positive earnings announcement...

David Mudd

Price Gauge

52-week Range

Market Cap (USDm)

P/E

Dividend (Yield)

China Property - Is The Delivery Of New Homes (Pre-Sold Pre-2022) Problem Solved?

In this note, we look at the issue of new homes that were pre-sold by developers but not yet delivered as developers struggled financially.

Robert Ciemniak

China Property Predictions: In Hindsight On 2025 And "Draw The Line" 2026

We review the 2025 'draw the line' group forecasts for new home sales in China vs what happened, and put it in the context of the past forecasts.

Robert Ciemniak

"Buy the Worst" HSI Strategy: Another Disappointing Year in 2024, Let's See 2025

​The 2024 "Buy the worst" strategy has underperformed HSI, and the new picks for 2025 are Budweiser APAC, Chow Tai Fook, Hang Lung Properties, Wuxi...

Osbert Tang, CFA

China & HK Strategy: Time for The "Dogs" To Revenge?

The "Dogs" surged more significantly than the HSI in the last two days. On average, their share price rose by 10.6%, outperforming the Index by...

Osbert Tang, CFA

The Heat Is On: News Flow and Sentiment in CHINA / HONG KONG (August 16)

Japan ETF flows have been light after the massive outflow from carry trade unwind. Qifu Tech, Q Tech and JDL all had positive earnings announcement...

David Mudd

The 2024 "Buy the worst" strategy has underperformed HSI, and the new picks for 2025 are Budweiser APAC, Chow Tai Fook, Hang Lung Properties, Wuxi...