Steve Profile picture
Mar 4 4 tweets 3 min read
China Property (thread #2)

Continued stress as developers sales -50% YoY, but home price drop eased.

Property equities $CHIR retreated but +1% YTD.

Bonds -33% YTD with "sell first, think later" mentality. No trust.

More background in prev thread:

1/ ImageImage
Total lack of trust with hidden off-balance sheet debt uncovered bit by bit.

Basically hidden as "minority interest" within balance sheet equity.

With net debt to total equity and to shareholders equity at 68% and 115%, it implies hidden debt at 41% of equity.

h/t @jpmorgan
2/ Image
Land sales is tied to 40%+ of local govt revenue and developers are being forced to deleverage, resulting in lower land acquisitions.

This is a funding problem for social welfare and local govt credit.

When all problems are tied together, a quick solution seems unlikely.

3/ ImageImageImage
The tone has shifted to easing for the sector, but it's unclear if it means for the entire sector or just the state-owned developers.

Most bonds in the mkt are issued by privately-owned developers but mostly just the state-owned players have access to liquidity, i.e. oxygen.

4/ ImageImage

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More from @ssinvestments8

Mar 18
China Property (thread #3)

Game-changer here?
Liquidity of USD20bn coming vs Mar/Apr maturity wall of USD12bn.

Likely for asset acquisitions, not debt bailout.

Implications for equities/bonds?
1/

#China #property prev threads:


ImageImageImage
China property HY fell -54% and equities -33% since mid-2021.

Bigger dip may not imply bigger rebound.

Equities can be diluted as bonds can be written down. But after that's done, equity returns are symmetric vs asymmetric for bonds, i.e. better risk compensation. $CHIR
2/ ImageImage
China property equities performance out of the trough coincided w sales volume trend.

Sales volume picked up 6 mths after home prices bottomed, which had happened 6 mths after easing.

Past few weeks, easing stance is finally aligned across policymakers.

h/t @jpmorgan $CHIR
3/ ImageImageImageImage
Read 4 tweets
Feb 26
China equities: A look under the hood (thread)

Monetary easing and rising credit impulse are positive for equities. Valuations are low but technicals
mixed.

Key drags incl Common Prosperity/Internet regulations on $MCHI (not econ) and #Fed hikes.

#China
h/t @jpmorgan
1/ ImageImageImage
Past instances of monetary easing and broad credit growth were positive for equities and economy.

No longer as crystal clear for equities with Common Prosperity "guidance" on index heavy-weight
Internet/tech sector - 32% in just top 10 of $MCHI.

h/t @jpmorgan @iShares
2/ ImageImage
Regulatory tightening on Internet/tech continues, with the eventual scale and timeline is unknown.

Privately-owned enterprises (POE) in social
sectors, which includes Internet/tech, are of highest risk.

wsj.com/articles/meitu…

h/t @GoldmanSachs
3/ ImageImageImage
Read 7 tweets
Jan 20
China property market thread #China #RealEstate

1/6 - Base case default rate is 19%. Bull case is 10%...

@GoldmanSachs Image
2/6 - 60% of property HY bonds are trading below $40.

@HSBC Image
3/6 - not it's first crisis ever. And was also policy-driven in most cases.

@HSBC Image
Read 8 tweets

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