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Vanke's Debt Troubles Signal Deeper Cracks in China's Property Market

MarketDash Editorial Team
9 days ago
State-backed developer China Vanke is seeking to delay bond payments for the first time, sending its dollar bonds plummeting and raising fears that even well-connected developers aren't safe from China's property crisis.

China's property crisis just got a lot more interesting, and not in a good way. China Vanke, long considered one of the sector's safe bets, is now showing signs of serious distress. The state-backed developer is asking bondholders to let it delay repayment on an onshore bond for the first time ever, and investors are responding the way you'd expect when a supposedly stable company starts asking for extensions.

The Selloff Happens Fast

Vanke's bonds got hammered on Thursday after the company announced plans to seek bondholder approval to push back repayment of a 2 billion yuan ($280 million) onshore bond due December 15. According to Reuters, the selloff actually started earlier in the week following reports that Beijing had instructed local authorities in Shenzhen, where Vanke is based, to explore a "market-oriented approach" to handling its debt. That's basically code for restructuring.

An offshore Vanke dollar bond due in November 2027 fell to 23 cents on the dollar on Thursday, compared to around 55 cents earlier in the week, Reuters reported. That's the kind of price action that suggests investors think this is going to get worse before it gets better.

Why This Feels Different

Here's what makes Vanke's troubles particularly worrying: unlike Evergrande or Country Garden, which were privately owned, Vanke has deep state connections. Its largest shareholder is state-owned Shenzhen Metro, which owns roughly 30% and recently agreed to provide up to 22 billion yuan in loans through mid-2026.

Kyle Bass, CIO of Hayman Capital Management, called this a dangerous new phase in China's real estate downturn. "Despite repeated efforts from state-owned Shenzhen Metro to stabilize the company, free-fall continues," Bass said.

Analysts at Moody's and UBS noted that even strong state support may no longer be enough to guarantee liquidity in a sector experiencing persistent stress. If a developer with Vanke's connections is struggling, what does that say about everyone else?

The Country Garden Playbook

The similarities to Country Garden's collapse are hard to miss. In early 2024, Country Garden faced a liquidation petition after missing loan repayments and defaulting on multiple offshore bonds. The company promised to "proactively communicate" with creditors and work toward a holistic restructuring plan, but months of delays, adviser turnover, and missed payments ultimately destroyed market confidence.

JPMorgan analysts said this week that nearly all developers seeking repayment extensions in recent years ultimately defaulted. They warned that Vanke "will likely follow a similar path" unless state support intensifies. That's not exactly a vote of confidence.

Back to News

Vanke's Debt Troubles Signal Deeper Cracks in China's Property Market

MarketDash Editorial Team
9 days ago
State-backed developer China Vanke is seeking to delay bond payments for the first time, sending its dollar bonds plummeting and raising fears that even well-connected developers aren't safe from China's property crisis.

China's property crisis just got a lot more interesting, and not in a good way. China Vanke, long considered one of the sector's safe bets, is now showing signs of serious distress. The state-backed developer is asking bondholders to let it delay repayment on an onshore bond for the first time ever, and investors are responding the way you'd expect when a supposedly stable company starts asking for extensions.

The Selloff Happens Fast

Vanke's bonds got hammered on Thursday after the company announced plans to seek bondholder approval to push back repayment of a 2 billion yuan ($280 million) onshore bond due December 15. According to Reuters, the selloff actually started earlier in the week following reports that Beijing had instructed local authorities in Shenzhen, where Vanke is based, to explore a "market-oriented approach" to handling its debt. That's basically code for restructuring.

An offshore Vanke dollar bond due in November 2027 fell to 23 cents on the dollar on Thursday, compared to around 55 cents earlier in the week, Reuters reported. That's the kind of price action that suggests investors think this is going to get worse before it gets better.

Why This Feels Different

Here's what makes Vanke's troubles particularly worrying: unlike Evergrande or Country Garden, which were privately owned, Vanke has deep state connections. Its largest shareholder is state-owned Shenzhen Metro, which owns roughly 30% and recently agreed to provide up to 22 billion yuan in loans through mid-2026.

Kyle Bass, CIO of Hayman Capital Management, called this a dangerous new phase in China's real estate downturn. "Despite repeated efforts from state-owned Shenzhen Metro to stabilize the company, free-fall continues," Bass said.

Analysts at Moody's and UBS noted that even strong state support may no longer be enough to guarantee liquidity in a sector experiencing persistent stress. If a developer with Vanke's connections is struggling, what does that say about everyone else?

The Country Garden Playbook

The similarities to Country Garden's collapse are hard to miss. In early 2024, Country Garden faced a liquidation petition after missing loan repayments and defaulting on multiple offshore bonds. The company promised to "proactively communicate" with creditors and work toward a holistic restructuring plan, but months of delays, adviser turnover, and missed payments ultimately destroyed market confidence.

JPMorgan analysts said this week that nearly all developers seeking repayment extensions in recent years ultimately defaulted. They warned that Vanke "will likely follow a similar path" unless state support intensifies. That's not exactly a vote of confidence.