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Chinese Developer Country Garden Settles Late Bond Payments

Payments of $22.5 million were wired before the end of a 30-day grace period, according to a source close to the company. But a further $162m is due this year on offshore bonds

Country Garden wired payments for two overdue bond coupons, much to the relief of workers in China's embattled property sector.
A construction site of residential buildings by Country Garden in Tianjin (Reuters).


China’s largest private property developer has cleared a second hurdle by making overdue payments on two US dollar bonds.

Country Garden completed the interest payments within a grace period that was due to end on Tuesday, a person close to the company said.

The company failed to pay bond payments totalling $22.5 million that were due on August 6, exacerbating fear about the developer’s cash situation and keeping markets on tenterhooks throughout their 30-day grace periods.


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The news is a relief for the embattled developer and China’s crisis-hit property sector.

Although the amount was relatively modest, failure to pay would have undermined fragile hope in financial markets that the country’s steady drip feed of policy stimulus was starting to stabilise the struggling property market and wider economy.

It would also have raised the risk of default and demands by holders of other dollar bonds to accelerate payments, bondholders and lawyers said.

Country Garden did not immediately respond to a request for comment. The person close to the company declined to be identified as they were not authorised to speak with media.


Group’s shares down 2%

The developer’s share price was down roughly 2% on Tuesday, reflecting little change after it was reported that the firm had wired the payments.

The Hang Seng Mainland Properties Index and China’s CSI 300 Real Estate Index lost more than 2.2% each as some investors took profit from the previous sessions’ gains.

Tuesday’s development comes after Country Garden on Friday won approval from onshore creditors to extend a private bond worth 3.9 billion yuan ($536 million).

Country Garden had not missed a debt payment obligation, onshore or offshore, until it failed to pay coupons on the two dollar bonds last month after slowing demand for new homes translated into tighter cash flow.


$162m of offshore bond payments due this year

As well as the payments that were due on Tuesday, Country Garden has about $162 million of offshore bond interest payments due during the rest of the year, showed data from researcher CreditSights.

Country Garden’s predicament highlights the fragile state of China’s real estate sector, which accounts for roughly a quarter of the world’s second-largest economy and whose situation has deteriorated since a government campaign against high leverage began in 2021.

Making matters worse is a lacklustre post-pandemic economic recovery.

Services activity expanded at its slowest pace in eight months in August, a private-sector survey showed on Tuesday, as weak demand continued to dog the economy and stimulus measures failed to meaningfully revive consumption.

Latest stimulus included lowering existing mortgage rates and preferential loans for first-home purchases in big cities.

“With domestic demand weak and house prices on the slide in smaller Chinese cities in particular, there are still worries about the fragility of the real estate sector,” said Susannah Streeter, head of money and markets at Hargreaves Lansdown, U.K.

“Stimulus efforts to increase mortgage lending are welcome but a much larger package of support is likely to be needed to restore more confidence in the sector, and put exposed property firms on a firmer footing.”


  • Reuters with additional editing by Jim Pollard




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Jim Pollard

Jim Pollard is an Australian journalist based in Thailand since 1999. He worked for News Ltd papers in Sydney, Perth, London and Melbourne before travelling through SE Asia in the late 90s. He was a senior editor at The Nation for 17+ years.


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