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E-mail China.org.cn, October 18, 2024
Reuters:
Home prices are falling every month, and declines in home prices are in double digits in many Chinese cities, despite all the measures taken to attract new home buyers and to lighten the mortgage burdens of home owners. So, my question is: Have financial regulatory authorities reached the limits of monetary policy? Thank you.
Pan Gongsheng:
Thank you for your question. It's a very good question and one that is of widespread concern. Based on our responsibilities, we mainly support risk mitigation and the healthy development of the real estate market from a financial perspective. In recent years, the PBC has continuously improved macroprudential policies in real estate finance, taking comprehensive measures on both the supply and demand sides. This includes multiple reductions in the minimum down payment ratio for personal housing loans, lowering loan interest rates, removing the lower bound on interest rates, and establishing a relending policy to support the acquisition of completed commercial housing for affordable housing. In order to implement the central government's decisions and arrangements on promoting the stable and sound development of the real estate market, the PBC, along with the NFRA, has introduced five new financial policies for real estate.
The first policy is to guide banks to reduce interest rates on existing mortgages. Last August, the PBC encouraged commercial banks to orderly reduce interest rates on existing mortgages, and the results were fairly good. After the floor for mortgage rates was lifted nationwide on May 17 of this year, we removed the lower bound, which used to involve adjustments based on loan prime rate (LPR), and expanded the room for rate reductions on newly issued loans, leading to a significant drop in interest rates. This widened the interest rate gap between old and new mortgages once again, especially in large cities like Beijing, Shanghai, Shenzhen and Guangzhou. The original rates were relatively high. After the adjustments, the difference between the interest rates on newly issued and existing mortgages became even larger. In response, the PBC plans to guide banks to make bulk adjustments to interest rates on existing mortgages, lowering them to be closer to rates on new loans. We expect the average reduction to be around 0.5 percentage points. Since loans were issued at different times and rates vary across regions and banks, this is an estimated average reduction. Lowering the rates on existing mortgages will help reduce the interest burden on borrowers, benefiting estimated 50 million households or about 150 million people. This is expected to reduce the total annual interest payments by around 150 billion yuan for households, which will help boost consumption and investment, reduce early repayment behaviors and limit opportunities for the illegal replacement of existing housing loans. Thus, protecting the legal rights of financial consumers and supporting the stable and sound development of the real estate market.
We will officially release this policy document soon. Since it involves many borrowers, banks will need some time to make the necessary technical preparations, so it is expected that banks may not handle this immediately. I would advise people not to rush to the banks this afternoon. Moving forward, we are also considering guiding commercial banks to improve their mortgage pricing mechanisms, allowing banks and customers to negotiate dynamic adjustments in a market-based way.
The second policy is to unify the minimum down payment ratio for both first and second homes at 15%. To better support the essential need of urban and rural residents for a home to live in and their diverse demands for better housing, the minimum down payment ratio for personal housing nationwide will no longer differentiate between first and second homes, and will be uniformly set at 15%. After May 17, the minimum down payment ratio for first homes has already been 15%, while for second homes it was 25%. This time, we unify the down payment ratio for both first and second homes to be 15%. I would like to clarify two points here: Local governments can implement policies based on their own conditions, independently determine whether to adopt differentiated policies and set the minimum down payment ratio within their jurisdictions. Given the vast differences in real estate markets across cities and regions in such a large country, local governments can make differentiated arrangements on the minimum down payment ratio within the national baseline. The other point is commercial banks may negotiate with clients to determine the specific down payment ratio, based on an assessment of clients' risks and their own willingness. The 15% is just a minimum; banks may require a higher down payment based on their risk assessment, and some clients may choose to make larger down payments, such as 30%. Thus, this would be a market-based negotiation between the bank and the individual.
The third policy is to extend the deadlines for two real estate finance policy documents. Previously, the PBC and the NFRA issued two policies: the 16 financial measures and the operating property loan policy. Both of these have played a positive role in promoting the stable and sound development of the real estate market and resolving risks. The time-limited policy of extending existing financing for real estate companies and the operating property loan policy were originally set to expire on December 31, 2024. This time, we have decided to extend these two policies until December 31, 2026.
The fourth policy is to optimize the relending policy for government-subsidized housing. On May 17, the PBC announced the establishment of a 300-billion -yuan relending facility for government-subsidized housing. The facility guides financial institutions, in accordance with market-oriented and law-based principles, to support local state-owned enterprises in purchasing unsold completed commercial housing at reasonable prices for use as government-subsidized housing for sale or rent. This is an important measure to reduce real estate inventory. To further enhance market incentives for banks and purchasing entities, we are increasing the PBC's funding share in the relending program from 60% to 100%. Previously, for every 10-billion-yuan loan issued by commercial banks, the PBC provided six billion yuan in funding. Now, for every 10-billion-yuan loan, the PBC will provide 10 billion yuan in low-cost funding, accelerating the destocking process for commercial housing inventory.
The fifth policy is to support the acquisition of real estate companies' land reserves. In addition to allowing local governments to use part of their special bonds for land reserves, we are researching the possibility of allowing policy banks and commercial banks to provide loans to qualified enterprises for the market-based acquisition of land from real estate companies. It can help put idle land to better use and alleviate financial pressures placed on real estate companies. If necessary, the PBC can also provide relending support. We are currently working on this policy with the NFRA.
Thank you!
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