当前房地产市场的症结（国金宏观 张馨月）

Core Viewpoint - The current issues in the real estate market are characterized by "volume" for new homes and "price" for second-hand homes, with new home sales declining due to structural changes in transactions as second-hand homes increasingly replace new home sales [2][12][16]. New Home Market - The new home market is experiencing a continuous decline in transaction volume, with sales area dropping by 5.6% year-on-year from January to September, and a significant 11.4% decline in September compared to the previous year [4]. - The sales area of the top 100 real estate companies fell by 20.1% year-on-year in the first nine months, with September showing a year-on-year decline of 14.7%, an improvement from August's 31.3% drop [4]. - New home prices continue to rise, with a 2.7% year-on-year increase in September, and a slight 0.1% month-on-month growth. Price trends vary significantly between first/second-tier cities and third/fourth-tier cities [4][12]. Second-Hand Home Market - In contrast, the second-hand home market has seen a volume increase but a price decline, with transaction volume in 18 sample cities growing by 17.1% year-on-year from January to September, and a notable 29.7% increase in September compared to the previous year [8]. - Second-hand home prices have been under pressure, with a 0.7% month-on-month decline in September, marking the 41st consecutive month of price drops, and a year-on-year decrease of 7.4% [8]. - The price decline is most pronounced in second-tier cities, with September showing a month-on-month drop of 0.9% and a year-on-year decline of 8.3% [8]. Market Dynamics - The total transaction area for new and second-hand homes has stabilized around 15 billion square meters since 2022, following a significant drop from 19.3 billion square meters in 2021 [12][14]. - The share of second-hand home transactions has increased from 19% in 2021 to an expected 46% in 2024, with projections suggesting it may reach around 50% by 2025 [17]. - The market is expected to stabilize as the pressure from new home sales diminishes and the inventory of new homes continues to decrease, with a monthly reduction of approximately 20 million square meters [17][19]. Future Outlook - The new home sales area is projected to remain at 7.5 billion square meters by 2025, with new construction and completion areas declining to 6 billion and 5 billion square meters, respectively [17]. - The second-hand home market is entering a "de-inventory" phase, with a decrease in new listings since July, indicating a shift towards a balance in supply and demand [19].