But while the market is still falling, for the first time since the start of the crisis, you can make a decent case that the end is in sight. In the first four months of 2025 sales of new homes by value fell by less than 3% compared with the year before. In 2024 the decline was 17%. Transactions will continue to drop only modestly for the rest of the year, reckon analysts at S&P Global, a rating agency.
One of the biggest problems was that millions of flats were built but never sold. Last year as many as 80m stood dormant. Now in the “tier-one” cities of Beijing, Shanghai, Guangzhou and Shenzhen, that problem is easing. At the end of January the inventory held by developers in those cities would have taken around 12 and a half months to shift at current sales rates, according to CRIC, a property data service. That is down from nearly 20 months in July 2024, and not far from the average of ten months in 2016-19 across the country’s 100 largest cities. In other words, the overhang is starting to look less terrifying.
What explains the bottoming out of the market? Partly, just the passage of time. The average housing crash takes four years to play out, according to a study by the IMF of house-price crashes around the world between 1970 and 2003. Officials in Beijing started deflating the bubble by tightening developers’ access to credit in mid-2020 and investors started to panic about the solvency of the monster developers at the end of that year. But as well as time, the government is more determined than ever to put an end to the downturn. Local governments have been encouraged to buy unused land and excess housing with proceeds from special bonds. Some are handing out subsidies for buying homes. A plan to renovate shantytowns could create demand for 1m homes. The central bank cut interest rates in May, reducing mortgage rates for new home purchases. This has boosted property sales activity, says Guo Shan of Hutong Research, a Beijing-based consulting firm.