Current real estate deliveries were financed in the 2020-22 low-rate era, causing a temporary supply glut in high-demand sectors like Sunbelt apartments. Since new construction halted in 2023, today's depressed prices offer a unique entry point before supply normalizes and rents can accelerate.

The Hong Kong property market is highly sensitive to global liquidity and capital flows. Its cyclical turns often foreshadow wider trends in macro sentiment across Asia, making it a key bellwether for international investors watching the region.

Contrary to consensus, Hong Kong's property market recovery is not tied to China's struggling real estate sector. The key driver is a local policy change: scrapping stamp duties, which unleashed pent-up demand, particularly from mainland buyers whose market share jumped from 20% to 50%.

The REIT market transformed from four highly correlated sectors (office, industrial, retail, residential) to a diverse universe including data centers and towers. Secular risks like e-commerce mean subsectors no longer move in unison, demanding specialized analysis rather than general real estate knowledge.

A multi-year "rolling recession," which affected different sectors sequentially, concluded in April, quietly kicking off a new bull market. This recovery is not yet obvious because many parts of the economy still lag, which presents a significant investment opportunity.

The US commercial real estate recovery isn't from a post-pandemic return to office. It's a supply-side correction: new construction has plummeted while old buildings are demolished or converted, causing total office space to shrink for the first time in 25 years.

Kastle Systems data reveals a dramatic stratification in the office market. The best "A+" buildings in prime locations are seeing occupancy rates return to pre-pandemic levels on peak days. Meanwhile, lower-tier B and C buildings are struggling, signaling a major flight to quality.

A wide range of historically reliable leading indicators—including copper prices, non-traded commodities, Korean equities, and small-cap stocks—are all simultaneously pointing towards a strengthening global cyclical outlook. This alignment across different assets and regions provides a more substantive and reliable signal than any single indicator could.

While the overall housing market is weak, specific segments are showing strength. Custom home building, serving wealthier buyers less sensitive to interest rates, is performing well. Townhouse construction also remains strong, meeting demand for walkable, medium-density housing.