Chinese yields still very low

March 15, 2018

Last Updated: Mar. 15, 2018
BEIJING- Apartments PRICE/SQ.M. (US$) YIELD (p.a.) PRICE/SQ.FT. (US$)
Chaoyang 11,829 20.66 2.10% 1,099 1.92
CBD and Jiangoumen 13,150 21.28 1.94% 1,222 1.98
Sanlitun 13,636 20.57 1.81% 1,267 1.91
SHANGHAI - Aapartments
Changning 12,153 22.85 2.26% 1,129 2.12
Huangpu 14,425 24.02 2.00% 1,340 2.23
Jing ´an 15,208 29.76 2.35% 1,413 2.76
Luwan 15,472 27.31 2.12% 1,437 2.54
Pudong 9,983 23.84 2.87% 927 2.21
Xuhui 12,272 30.13 2.95% 1,140 2.80
SHENZHEN - Apartments
Futian 10,544 16.85 1.92% 980 1.57
Nanshan 11,988 17.25 1.73% 1,114 1.60
Longhua 8,106 n.a. n.a. 753 n.a.
Chengdu - Apartments
Jinjiang 3,478 n.a. n.a. 323 n.a.
Wuhou 2,619 n.a. n.a. 243 n.a.
Qingyam 3,132 n.a. n.a. 291 n.a.
Chenghua 2,654 n.a. n.a. 247 n.a.
GUANGZHOU - Apartments
Haizhu 6,197 n.a. n.a. 576 n.a.
Tianhe 7,827 n.a. n.a. 727 n.a.
Yue Xui 7,782 n.a. n.a. 723 n.a.
All yields are gross - i.e., before taxes, repair costs, ground rents, estate agents fees, and any other costs. Net yields (what you´ll really earn) are typically around 1.5% to 2% lower.
Source: Global Property Guide and Fang Definitions: Data FAQ See also: Update Schedule

When we first began to gather data on China, gross rental yields in all categories of Beijing condominiums were above 9%, and gross rental yields for villas in Beijing ranged from 9.5% to 13%. In Shanghai, returns were less stellar, with gross rental yields on apartments ranging from 5.4% to 7%.

Last year, we found that rental yields on almost all sizes of apartments in Beijing were below 2.5%, and in Shanghai below 3.2%. It is hard to escape the fact that prices have been climbing steeply, while rents have not moved much.

This year, we´ve found it difficult to collect data, hence the rather disappointing table above. But we have no reason to believe that yields have changed much.

Yields below 3% are a danger signal. We were reluctant to join the chorus warning about a bubble in China in previous years, for the good reason that in 2008, apartments in most large cities in China had rental yields above 5%, a level which we generally consider ‘safe’.

However the year before last we declared that, with that yields of less than 3%, the danger signals were flashing red. We were the first to warn that a crash was likely in the Baltics, and then, our signal was that yields dropped below 3%. We gave similar warnings in Dubai.

So that year we gave the same warning about China – and we believe we were right. It’s not been a exactly a crash, but for sure the period of market ebullience is over. The authorities are in a very difficult situation, and it is hard to know what they will do. But many Chinese property investors are voting with their wallets, and buying properties elsewhere.


marc | May 16, 2010

Your numbers are conservative. The renter has a lot of bargaining power in Shanghai. I would say (from personal experience) that your yields are about 1% too high.

Howcome | May 18, 2010

Agree with Marc. Live and rent in Beijing now. 160 SM, asking sales price 4.8 M Yuan, rent 6 K Yuan/month.

Thomas | June 15, 2010

the ordinary appartment yield in Beijing is lower,an appartment sells 1.6 million yuan will rent only 36 thousands per year(yield 2.25%).
and the high end(in your statistic)have a extreamly high Vacancy rate you can't imagine,about 80% of them are empty as my observation.

Steve Hemingway | August 03, 2010

Rent is determined by tenants actual earned income, which is roughly constant in real terms. Property prices are largely a function of sentiment and availability of credit. The persistent momentum of prices in real estate markets deludes investors into thinking that "income doesn't matter". Of course it does, and since nobody can be cash flow positive on a yield of 2.5% even with the cheapest financing imaginable, then these figures have to predict that high end property in Shanghai and Beijing is on the point of a huge crash.

Of course it might be ten years before we actually see it, and a lot of rich people will take this as evidence that people like me don't know what we are talking about.

Bill Coughlin | September 12, 2011

Wow i love these stats

How can i get monthly data to graph beijing and hong kong home price indexs

Chech out th the vancouver market reports

Login or Register to submit a comment!
In order to promote open and spam-free conversations, Global Property Guide moderates commetns on all articles. You can expect that your comment will be published within 24 hours.