December 17, 2025
As investors, we must observe, research/analyze, evaluate/judge before betting. Unlike professional investors, me, my family and my friends, bet with our own money, with real personal, lasting consequences.
We went to China to observe with our own eyes in order to better analyze and evaluate and, hopefully, invest smartly.
We had done that in 2004 when Shanghai and Beijing were literally fields of cranes. Easy investment calls.
I don’t pretend that, in 10 days in 3 cities, we now know and fully understand China. But we observed and learned a lot. Our analysis and judgement are personal and in no way seek to be investment advice.
Also, there is no political endorsement here even though some of our observations will cover some social aspects that we share only FYI. Take whatever you want from these personal views.
Also note that Suzanne and David contributed to this report and analysis, as well as my “conversations” with GPT 5.2 (via Perplexity.ai) and Gemini 3.0 (Google) used to supplement our observations.
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I suspect that most Chinese thought we were Americans. A bunch of students said so and most people were surprised to learn that we were Canadians.
We were welcomed everywhere. Very nice people (even immigration officers), always willing to help, patiently using their translator to communicate.
People seem happy, certainly not depressed.
Cameras everywhere. Not so much police presence, except in Beijing where policemen seem to be at every corner. As foreigners, your passport is your entry ticket just about everywhere. Your journey is registered.
Competition is fierce, most visibly on cars and most scarily in Shanghai taxis. There are more than 150 car brands, private and state owned. And now the tech companies are entering the fray (see Shhh,,,). Many good companies in a pretty bad industry for now, and possibly getting worse (Shhh,,,)
China’s housing sector is undoubtedly messy. But it is also very complicated because of the hukou system.
The Chinese hukou is a household registration system that officially identifies a person as a permanent resident of a specific area. It functions as a type of internal passport, linking an individual’s access to social services to their registered location.
Established in its current form in 1958, its primary objectives are to control internal migration, manage social protection, and preserve social stability.
Initially, it was designed to support China’s industrialization by preventing a large-scale exodus from agricultural areas to cities, thereby ensuring a stable food supply and urban order.
A defining feature of the hukou system is its classification of citizens into either “agricultural” (rural) or “non-agricultural” (urban) status.
This designation, which is inherited from one’s parents, dictates an individual’s eligibility for housing and public services.
Urban hukou holders typically have access to better education, healthcare, subsidized housing, and government jobs, while rural hukou holders receive arable land for their livelihood but have limited access to urban benefits.
This has created significant disparities and is often cited as a major source of social inequality in China.
While people can travel and work in places where they are not registered, their lack of a local hukou creates significant barriers.
For instance, a migrant worker from a rural area living in a major city may be unable to enroll their children in local public schools or access the same healthcare benefits as a registered urban resident.
Changing one’s hukou from rural to urban is a difficult process, making these individuals similar to migrants without full rights in their city of residence. Although reforms have been introduced, the system continues to shape economic and social mobility for hundreds of millions.
For Chinese citizens, the ability to purchase a home is strictly gated by hukou status, particularly in top-tier cities like Shanghai, Beijing or Shenzhen, where demand is highest.
In cities like Shanghai, local hukou holders (households) are typically permitted to purchase up to two properties.
In contrast, non-local hukou holders must be married and show proof of local tax or social insurance contributions for several years (often 5+ years) just to qualify to buy a single home.
To combat high inventory of unsold homes, many smaller (tier 2 and 3) cities have relaxed these restrictions, allowing non-locals to buy property more freely, sometimes even offering hukou registration as a perk for buying a home.
Home ownership in China is above 90% (US: 63%), among the highest in the world:
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87% in urban areas (urban residents with local hukou (non‑migrants). Homeownership for migrants in the destination city is about 14%, but they often have a housing “fallback” in their rural place of registration through family housing/homestead arrangements.
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96% in rural areas where households are given land and generally self build their house.
A declining population, high ownership and a stiff hukou system make housing a slow growth sector at best. Knowing that, Beijing is mainly trying to help slowly clear the overhang without a major crisis, unlikely given the relatively low housing leverage in China.
As a mitigating factor, the housing overhang has kept rents low in recent years, helping urban migrants’ cashflows.
Urban Chinese (67% of the population) live in apartments, with the average size around 40sqm (430sqf), about 25% the size of the average US home and 15% that of newly built US houses.
This significantly limits the quantity of physical stuff Chinese households can possess compared with American households, effectively curbing consumption of certain types of goods.
Until the government sets up a comprehensive social safety net, the Chinese will keep saving at a very high rate (24.5% in 2024).
Prospects for a meaningful and lasting domestic consumption cycle in China are thus limited by several key factors that don’t seem likely to change rapidly.
What do Chinese do with their money?
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They save.
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They travel.
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They eat out.
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They buy cars, high end electronics, luxury goods, jewelry, cosmetics.
It means China will continue to send goods abroad, further contributing to global goods deflation or noflation.
Transportation in China is very efficient. Subways, trains and airports are integrated and fairly cheap. Taxis everywhere but foreigners should use Didi, cheaper, efficient, much safer and easier on communications.
Alipay and WeChat are very important “super apps”, integrating several useful functions (chat, social media, e-commerce, travel and financial services) and used as payment systems everywhere. In 10 days we used cash only 2-3 times.