The Golden Age of China’s Railway Sponsored by CHINA Corporate Real Estate - Leading at the Speed of Change China Corporate Real Estate Trends The China edition of JLL's biennial Global Corporate Real Estate Trends report examines the current state and future direction of the CRE profession specific to companies operating in China. With responses from 43 Chinabased CRE executives at companies with over 1,000 employees, the report identifies three major themes on how the CRE function is actively engaged in transforming corporations from the inside out, helping domestic firms and multinational corporations (MNCs) alike shape their response to the country's more sustainable pace of economic growth. to download the full report and access the interactive toolkit joneslanglasalle.com.cn ▪ Real Estate – Consulting ▪ Finance ▪ Leasing ▪ Management ▪ Outsourcing ▪ Sales The Golden Age of China’s Railway Tracking new growth: China’s golden age of rail The last decade has been a golden age for railway building in China, and gleaming high-speed trains have become emblematic of “China dream” of middle class prosperity and mobility. In fact, the “Harmony” series of fast inter-city trains capable of travelling at over 200 kilometres per hour deliberately evoke the “harmonious society” rhetoric popularised by former President Hu Jintao, although they are more commonly known as 高铁, an abbreviation for high-speed railway. Why has China’s new railway investment taken on this significance? Certainly the proliferation of new rail lines and rolling stock represents a successful domestic construction program as well as China’s “indigenisation” of advanced rail technology, to the point that China has now become a major exporter of rail technology, competing (particularly against Japanese companies) for key contracts in overseas markets. China won the contract to build Indonesia’s first high-speed railway in October 2015, and began work on a rail network in Laos in December 2015. A bidding war involving Chinese and Japanese interests looms over a high-speed rail link between Singapore and the Malaysian capital, Kuala Lumpur. Beyond the shiny chrome and national prestige, China’s new rail projects reflect a vision of greater connectivity, joining China’s regional hubs to each other across a vast landscape, as well reinforcing linkages between the country’s main towns and cities. It should also be noted that a significant factor in the popularity and success of recent railway construction has been its focus on passenger transport (either in high-speed, inter-city or metro lines) rather than freight shipments. Municipal officials and commuters alike view urban transport systems as essential for reducing traffic congestion and environmental harm, adding efficiency to urban economies. Industrial parks linked by subway and light rail can operate on flexible work schedules, dispensing with the fleets of chartered buses that were previously required to transport workers. Thus the connectivity of people—and the opening up of new suburbs, satellite towns, university towns, industrial parks, shopping malls and theme parks to a progressively urbanised nation—are rapidly changing China’s employment and consumption patterns and offering new residential, commercial and leisure possibilities to a population that is increasingly mobile. Links between China’s major urban centres have been a major focus of the rail investments. One of the most notable (and reportedly the most profitable) of the new high-speed rail routes is the BeijingShanghai line which opened in June 2011, cutting travel time on the rail route from ten hours to five, providing a viable alternative to congested and expensive air routes. Many other rail investments are in the western provinces, linking key commercial centres: the Xi’an-Chengdu high-speed link, due for completion in late 2017, will cut the journey time to three hours. Shorter distances benefit even more from reduced travel times - the Chengdu-Chongqing highspeed rail link has cut travel time between southwestern China’s main cities to less than one hour, © The Economist Corporate Network 2016 1 The Golden Age of China’s Railway opening up new commuting possibilities. Some of China’s most significant rail developments are taking place as short-distance “fill in’ traffic patterns in China’s densely populated heartland. These include both metro systems (underground subways within a city) and inter-city railways (generally above ground between cities). Such short-distance inter-city links are typical of commuter travel in the intensive urban sprawl in Japan, and similar new suburban landscapes are quickly forming at the periphery of key Chinese cities, as urban rail links form new webs of commercial growth. New development models include cross-border urban transit links such as the extension of Shanghai’s subway to Kunshan (Jiangsu province), as well as inter-city urban rail links in Guangdong province between Foshan and Guangzhou—indeed the latter may more accurately be described as “intra-city” links, given the degree of de facto integration between the two cities. Similar metro links will connect Guangzhou to Dongguan and Shenzhen, and by 2020 Shenzhen will have also extended its metro line 12 to neighbouring Huizhou city. By that time the controversial high-speed link between Guangzhou and Hong Kong’s West Kowloon Terminus is expected to be fully operational. On the west bank of the Pearl River there is also an inter-city railway between Guangzhou and Zhuhai (to the Gongbei border with Macau). Such densely hatched cross-boundary urban transport is dramatically altering the classic criterion of a “one hour” driving time radius from the core urban area, as well as redefining traditional planning concepts of China’s urban jurisdictions and catchment areas for passengers. Transport patterns (and the planning behind them) will continue to be challenged as new projects are completed—for example, subway connections from Shanghai to Chong Ming Island (Metro line 19) will open a vast suburban hinterland to Shanghai. 2 © The Economist Corporate Network 2016 The Golden Age of China’s Railway The Golden Age—the beginning What has prompted China’s massive rail investments in the early 21st century? Rail was a relatively late investment priority for the government in Beijing. Much of the earlier investment in infrastructure in the 1990s had been for roads and highways, which in turn opened many of the interior provinces to commerce, a key objective of the “Develop the West” economic strategy of the time. Prior to the 11th five-year plan (2006-2010), most rail investments had been in freight capacity, with coal shipments the main priority. Indeed, rail freight volume had been one of the three metrics cited by Prime Minister Li Keqiang (according to the 2007 US State Department memo released by WikiLeaks) for fact-checking China’s industrial output and GDP growth. Ironically, this economic indicator is no longer as useful for gauging economic performance, as freight rail shipments have declined due to the restructuring of traditional heavy industries, decreasing by 11.9% in 2015. All according to plan China’s 11th five-year plan signaled a shift in government spending priorities, as it introduced an ambitious national investment strategy focused on improvements to passenger rail travel, seemingly to compensate for years of neglect. This multi-year program of investment had started work on the country’s rail system beginning in 2006, but the pace and scale of investment was dramatically accelerated due to the onset of the Global Financial Crisis in September 2008. In response to the financial crisis, China announced a RMB4trn stimulus package in November, 2008 to serve as a defensive measure against economic contraction. The stimulus measures were to run until 2010, and comprised both infrastructure investments and redistributive social spending. Not surprisingly, given the hasty nature of its inception, Beijing’s two-year stimulus programme included several investment projects pre-existing from the 11th five-year plan. These projects initially represented no new additional budget spending but were rather an acceleration of spending that had already been proposed and allocated. With their feasibility studies already completed, these “good to go” projects were an obvious first choice for fast-tracking. One early example of this was the 900-km express railway between Harbin and Dalian, which had been approved by the National Development and Reform Commission in 2005 as a major 11th five-year plan construction project. Construction started in October 2007 and was to be completed in 2013. Largely owing to the stimulus plan, the completion was brought forward to 2011. Along with high-speed rail schemes, metro rail was also favoured for its “multiplier effect” in economic development during the stimulus programme. Metro rail projects in 11 cities were fasttracked from their original five-year plan schedules—these included the municipalities of Beijing, Shanghai, Chongqing and Tianjin as well as provincial capitals (Shenyang, Xi’an, Chengdu and Guangzhou) plus commercial centres (Shenzhen, Dalian and Ningbo). This precedent of speeding up investment schedules for rail and metro transport projects has dominated government planning right up to the current 13th five-year plan (2016 to 2020). © The Economist Corporate Network 2016 3 The Golden Age of China’s Railway Full speed ahead A big winner in the division of the spoils from the 2009-2010 stimulus had been the Ministry of Railways. Although the final stimulus infrastructure project list was lengthy and varied, railway construction accounted for a large percentage of projects, including over 8,000 km of high-speed railway lines. This high profile role for the Ministry of Railways brought both rewards and risks. As recently as 2007, the Ministry had faced the risk of being absorbed by an expansionist Ministry of Transport. However, Liu Zhijun, the then railways minister had successfully fought off the merger, and the stimulus programme gave Liu and his colleagues unprecedented opportunities for enhancing their already ambitious plans. However Liu’s triumph was short-lived. He was convicted and jailed in July 2013 following a corruption crisis at the Ministry of Railways, and the tragic 2011 rail accident at Wenzhou. Following Liu’s removal the government restructured the Ministry, folding it into the Ministry of Transport. Meanwhile the rail investment programme continued to receive preferential support from government, growing at an astonishing pace. By the end of 2015 the country’s rail network had expanded to 120,000 km, and estimates are that between 2010 and 2015 RMB 3.5trn had been invested for this purpose, with RMB820bn spent in 2015 alone. High-speed rail track accounted for 18,000 km of the national rail network by end-2015. Passenger volumes have continued to grow: over 330m passenger trips were made by train in the 2016 lunar new year holiday, and indications are that the 13th five-year plan will see a further RMB3.8trn invested in the sector by 2020. Where is all the investment going? Existing rail routes are being expanded and upgraded, and new routes are being developed. Traditionally, almost all of China’s long-distance rail routes were constructed on a north-south axis (emanating from Beijing) and traverse provinces on or near the High-speed passenger rail network under construction North-south lines Designed speed (kmh) Length (km) Completion date Jimo-Qingdao (part of Qingdao-Yantai-Weihai-Rongcheng 250 16 2016 Xian-Chengdu high-speed railway 250 643 2017 Chengdu-Guiyang high-speed railway 250 515 2019 Beijing-Shenyang (part of Beijing-Harbin High-speed PDL) 350 684 2019 Chengdu-Kunming high-speed railway 200 737 2020 Changsha-Kunming (part of Shanghai- Kunming High-speed PDL) 350 1,167 2016 Xuzhou-Zhengzhou (part of Xuzhou-Lanzhou High-speed PDL) 350 362 2016 Baoji-Lanzhou (part of Xuzhou-Lanzhou High-speed PDL) 250 400 2017 Shijiazhuang-Jinan (part of Qingdao-Taiyuan High-speed PDL) 250 323 2017 Beijing-Zhangjiakou intercity railway 120-350 174 2018 Zhangjiakou-Hohhot High-speed PDL 250 286 2018 intercity railway) East-west lines Source: media reports; The Economist Intelligence Unit 4 © The Economist Corporate Network 2016 The Golden Age of China’s Railway coast, so new investment is required to build east-west routes, linking the western provinces to the central and eastern regions. Four cities— Beijing, Shanghai, Wuhan and Guangzhou—act as key interchanges for the main high-speed lines and regional express networks. By 2020, a grid composed of four north-south and four east-west lines will all be in place, along with three regional inter-city networks. Not all high-speed trains are alike. There are currently two types of high-speed railways: trunk lines, which operate at 300 kmh; and secondary lines and regional inter-city services operating at 250 kmh. The two main north-south corridors are designed to run trains at 300 kmh, and the other trunk lines at 250 kmh and 200 kmh. Trains also operate at 250 kmh and 200 kmh on the three regional networks. Side effects High-speed passenger railways in China* Construction completed Under construction Qiqihar HEILONGJIANG Daqing Harbin Jilin Qinhuangdao Changchun JILIN BEIJING Jiuquan Zhangye Dandong Dalian TIANJIN Shijiazhuang Taiyuan Yantai NINGXIA GANSU QINGHAI Lanzhou Xi’an Mianyang Chengdu Rongcheng Qingdao SHANDONG Zhengzhou JIANGSU HENAN SHAANXI SICHUAN Leshan Jinan SHANXI Baoji Shenyang LIAONING Hohhot HEBEI INNER MONGOLIA Zhangjiakou Xining Hunchun Hefei HUBEI Yichang Wuhan Nanjing Xuzhou Bengbu SHANGHAI ANHUI ZHEJIANG CHONGQING Changsha Hangzhou Ningbo Nanchang While the key rail routes link China’s principal JIANGXI HUNAN Guiyang Wenzhou cities (e.g. Wuhan-Guangzhou linkage and Fuzhou GUIZHOU FUJIAN Zhengzhou-Xi’an link), smaller cities and Xiamen Kunming Guilin towns en route to primary destinations are GUANGDONG GUANGXI YUNNAN Nanning significant beneficiaries of greater connectivity. Guigang Shenzhen For example, while the Shanghai-Beijing route Guangzhou links the two mega-cities as respective transport Zhuhai HAINAN hubs, through station stops en route it links cities such as Suzhou, Nanjing and Jinan to each Source: The Economist Intelligence Unit * Based on published information at end-November 2015 other. The hub-and-spoke pattern is also evident in Sichuan, where Chengdu’s satellite cities of Mianyang and Leshan are already linked through the Chengdu hub. A number of rail projects currently under construction have the potential to develop similar hub-and-spoke benefits, such as the GuiyangChengdu high-speed route, expected to be completed in 2019, when it will cut travel time between the two provincial capitals to three hours. A further boost to the southwest’s regional economy will come with the opening of the Chengdu-Kunming high-speed route in 2020, which will cut the travel time to four hours. Other rail investments are expected to intensify pre-existing urban commercial linkages, strengthening the development of regional urban clusters—for example, in Henan province, the © The Economist Corporate Network 2016 5 The Golden Age of China’s Railway construction of inter-city rail links between Zhengzhou and Jiaozhuo, and Zhengzhou to Kaifeng expand commercial possibilities in one of China’s most densely populated provinces. This offers potential for the realization of the government’s plans to develop “small town urbanisation” 城镇化 as opposed to large-scale urbanisation 城市化, and in theory should allow for easier integration of rural and urban “hu kou” (household registration) policies, as smaller cities and towns are boosted by improved transport links. Subways and light rail Urban rail projects are also benefiting from China’s golden age of rail investment. Although China opened its first subway system in 1969 in Beijing, new investment in urban rail was sporadic until the mid-1990s. The stimulus programme of 2009-2010 saw a major escalation of urban rail construction, with more relaxed criteria for project approvals: under current regulations, light-rail projects may be approved for cities with a population of no less than 1.5m, city revenue of at least Rmb6bn and a GDP of Rmb60bn. Subway projects may be approved for cities with a population of at least 3m, city revenue of over Rmb10bn and GDP of more than Rmb100bn. According to the 12th five-year plan (2010-15), 3,000 km of urban rail track was expected to be completed by 2015, and other blueprints estimate that over 6,000 km of track in 50 cities will be operational by 2020. Over 20 Chinese cities now have operational metro systems, with at least 16 more under construction. This has led to a massive redevelopment of urban centres throughout the country and has opened new suburban areas for residential and commercial growth. The provision (or lack of) urban transport will be a key determinant for recovery prospects in the current property slump affecting many 3rd and 4th tier cities. Cities that are undergoing regeneration and redevelopment thanks to new urban transit links include Zhengzhou, which is building a 40 km circle line (Metro Line 5, due for completion in 2019) that will encompass several suburban counties, and Lanzhou, where the construction of the subway system (line 1 is due for completion in 2017, with lines 2 and 3 to follow in 2020) has spurred the redevelopment of the city’s urban core. After decades of neglect, passenger rail and subway construction has become and is likely to remain a major focus of the government’s infrastructure investment. China’s Golden Age of railway construction has indeed transformed mobility patterns and lifestyles. Along with the economic benefits of greater connectivity, government planners see the country’s rail and subway networks as key tools to boost urbanisation and expand domestic consumption, so it is not surprising that rail investment will play an integral part in the country’s latest five-year plan and beyond. 6 © The Economist Corporate Network 2016 While every effort has been taken to verify the accuracy of this information, The Economist Intelligence Unit Ltd. cannot accept any responsibility or liability for reliance by any person on this report or any of the information, opinions or conclusions set out in this report. 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