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These are satellite images of one of China's newest cities, a sprawling urban centre complete
with public buildings, hotels and apartment blocks and this is the view from the ground. 11am on
a Thursday morning and Zhengzhou's CBD is deserted, shops unoccupied, hundreds of apartments
uninhabited.
All the shops in this mall are empty, not that that worries the government, because
they're simply more concerned with maintaining economic growth and one way of achieving that
is building cities like this one. The big question, though, is how much longer all these
shops and properties can remain vacant?
But all around me, the construction of this metropolis goes on and here in the southern
city of Dongguan, another example. This is the South China Mall - toy shop owner, Tian
Yu Gao, is doing his best to keep his spirits up but is already after 2pm and he's yet
to serve a single customer.
Do you get very lonely in here?
It is a bit boring looking after the shop here -- there are too few customers.
But then, slow days are what he's used to.
When was the last time you sold something?
Yesterday -- I sold one toy. Once it
took four or five days
His shop is a rare sight in the Great Mall. The majority of this vast shopping centre
remains as empty as it did when it opened six years ago. Back then, developers boasted
that it would become the world's biggest shopping mall, with plans for 1500 shops that would
attract 70,000 shoppers a day - the mall was heralded by the New York Times as proof of China's
astonishing new consumer culture. But today, the not so great Mall of China, as it is known,
is a glaring indication that this consumer culture has been grossly overestimated.
A gondola ride through the mall lasts 20 minutes
and takes you past an unsettling and almost unending vista of emptiness. For the few workers
kept on to maintain this vast and now eerie complex, it is boring and lonely work and
already, there are signs of creeping neglect. Even filming an empty shopping mall is a sensitive
issue in China - police arrived and ordered us out but the mall is so vast, it was easy
to slip back in unnoticed and just like in the city of Zhengzhou, building goes on.
Despite repeated requests, the mall's management
refuse to talk to Dateline, but Tian Yu Gao wonders if the mall may become another victim
of the government's obsession with big infrastructure projects.
Do you think that the South China Mall will
be around in five years time?
It is hard to tell, we'll have to see what happens next year. My feeling is, they said
Level Two was all leased out, if it is true and the customers come, there may be a chance,
otherwise it's hopeless.
We're on our way to another new city, Daya Bay, a three-hour drive from the not so great mall.
As you enter the city, the touts pounce and a well-rehearsed sales pitch begins.
Inspecting properties? Two minutes from
here. Have you seen any?
In May we will have another site for sale in the city centre.
Daya Bay is a city carved out of agricultural
land and designed for 12 million people. That ambitious forecast, though, appears to be
wildly out of kilter with reality because, according to even China's State-controlled
media, 70% of these new units remain unoccupied.
Is China experiencing a property bubble?
Absolutely. A property bubble like which I don't think we've ever seen.
Bigger than the one in the United States?
Yes, I think it will make the United States pale
in comparison. It is said that there are 64 million empty apartments in China.
64 million?
64 million.
Gillem Tulloch is a Hong Kong-based analyst
who has been investigating China's residential and commercial real estate market. He maintains
that there's massive oversupply and over valuation of properties right across China.
It's essentially the modern equivalent of
building pyramids. It doesn't really add to the betterment of lives, but it adds to the
growth of GDP.
And maintaining economic growth is the government's number one priority.
It's basically happening because China is
a command economy and the Chinese Government can dictate where the resources are spent.
And so, if the order goes out to build, local
governments build?
That's right. If the central government a GDP target, they have to meet the target and the easiest
way to do it is just to build.
Isn't all this construction a good thing? It's creating jobs and getting the economy
moving? That's a good thing?
People forget that it is not the quantity of GDP that matters but the quality and
essentially, they're building things for where there's no demand and so they're creating
a large problem for the future.
Prices for units here range from $70,000 to $100,000 - a fortune in a country where the
average worker's annual wage is around $6,000. But units here are selling - the vast majority
as investment propers whose owners live in other parts of China. The agent bundled this
prospective buyer away before we could talk to her.
You've come today - you've had a look around
- what was your impression?
It's pretty alarming. It's incredibly interesting - I don't think that there are many places
in the word like this. I mean, we've seen empty apartments, empty condominium projects.
Do you imagine that any of these apartments
will be occupied in five years?
I think that the occupancy rate in five years will still be around 25%, but if they bring
the prices down to close to zero, some people will move in.
Well here's the thing - you got millions of
Chinese who, like people anywhere else, they dream of owning a home, and they can't.
That's right - these are far too expensive
for them.
Millions of expensive empty homes and millions of Chinese who can't afford to live in them.
George Jiao is one of them - his rented home lies at the end of a narrow alley in the capital
of Beijing. He knows that one day soon, all this will be demolished. In its place, more
upmarket condominiums like the ones that tower above his neighbourhood - a daily reminder
of his own frustrated efforts to buy a home. He and his wife live in a single room off
a small courtyard.
10 households, two people per household.
There's a communal sink and toilet - there is no place for children here, which is why
their daughter remains with his parents in Sichuan - they see her once a year.
It's no good, we have been working in Beijing for
years, we want to but a property but prices are too high -- honestly, we just can't afford
to buy. People speculating in the market have pushed prices too high -- we need the
government to intervene.
George and his wife both work six days a week in a beauty parlour, their combined salaries
are around $900 a month, of which a quarter goes on rent. He says owning a home should
not be a dream but a basic human right.
If the government considered us and provided budget housing as part of our human rights
- that would be the right thing to do. I am not optimistic now, I don't like what the
government is doing.
Zhao Gang also knows about the difficulties of home ownership, he shares a two bedroom
apartment with nine other people, including a married couple. Ironically, he's a government
property developer. Three men sleep in this room with Mr Zhao sharing a bed - none of
which is exceptional here in China, until you remember all those millions of homes that
are empty. Something he didn't want to talk about.
I can't tell you my views because I work
in the property sector, I know a lot about it and if I talk about it I will get into
trouble.
But trouble is looming if the lack of affordable housing continues, warns this prominent sociologist.
What worries me most is polarisation, according
to Deng Xiaoping, if it leads to polarisation, then our reform has failed. Right now, China is
polarised -- it continues to be polarised -- that is a big worry.
He fears a deepening of social divisions.
It is clear that polarisation will cause conflicts
in society -- poor people may come out and start a revolution.
A two-hour drive from Beijing, I'm being
shown a duplex with an asking price of almost $300,000. It's a development called Green Island,
though it is anything but outside. From the window, a smoggy view of another old neighbourhood
developers have earmarked for demolition.
So this will go next?
Yes.
An unlikely prediction, considering buyers are required to pay 50% of the asking price
upfront and the balance within three years. Such stringent terms, which keeps so many
workers out of the market, are also the reason why China has yet to experience a US-style
credit implosion.
This is a good place for you high-income earners, it's quite and the environment is good.
Who will come to live here?
People who can afford a house in Beijing.
But they haven't come yet?
No.
And only months after the first tenants moved
in here, the For Sale signs and For Rent signs are already appearing. China's authorities
are trying to cool their overheated economy with a series of financial controls. But there
are dangers.
It can't stay this way because we're in the upswing of a bubble, and when the bubble bursts,
it will impoverish vast numbers of people.
Will there be anger and disgruntlement?
Yes, it increases the chances that you get some form of social unrest.