Core Viewpoint - Shanghai is experiencing a significant transformation in its commercial landscape, characterized by an oversupply of shopping centers and a decline in consumer spending, leading to many malls being abandoned or underperforming [3][6][98]. Group 1: Commercial Landscape in Shanghai - Shanghai is surrounded by over 400 shopping centers, with a ratio of one large shopping center for every 80,000 people, compared to Tokyo's one for every 200,000 [3]. - The city is expected to open around 60 new commercial spaces this year, totaling over 3 million square meters, with Minhang leading in new openings [3][6]. - Despite the increase in commercial space, the retail sales growth in Shanghai has been negative, indicating a disconnect between supply and consumer demand [5][6]. Group 2: Decline of Shopping Centers - Many shopping centers in prime locations are closing down, including notable names like Pacific Department Store and Isetan, reflecting a trend of abandonment in the face of oversupply [6][23]. - The Aegean Shopping Center, which opened in 2017, has seen a dramatic decline in foot traffic, with a 90% vacancy rate in its outdoor commercial area [12][22]. - The phenomenon of shopping centers becoming "ghost malls" is evident, with many spaces being sold off or left vacant as consumer preferences shift [6][12][22]. Group 3: Market Dynamics and Trends - The commercial real estate market is undergoing a "new metabolism," with a higher rate of mall closures and a shift towards high-end retail experiences [7][74]. - The Seven Puxian Road market, once bustling, has seen rental prices plummet from 70,000 yuan to 500 yuan per month, indicating a severe decline in demand [47][70]. - Successful transformations are occurring in some areas, where malls that have repositioned themselves towards high-end offerings are thriving, while others continue to struggle [74][75]. Group 4: Corporate Strategies and Asset Sales - Major real estate companies like Wanda are selling off commercial assets to alleviate debt, with Wanda having sold nearly 90 shopping centers since 2017 [79][80]. - Vanke has also engaged in asset sales, including significant stakes in its commercial properties, reflecting a broader trend among real estate firms to divest non-core assets [88][89]. - The trend of selling commercial properties is prevalent among various firms, indicating a shift in focus towards more efficient asset management in a challenging market environment [93][94].