{"id":44013,"date":"2026-02-19T15:05:00","date_gmt":"2026-02-19T08:05:00","guid":{"rendered":"https:\/\/www.asiapropertyawards.com\/?p=44013"},"modified":"2026-03-19T16:35:50","modified_gmt":"2026-03-19T09:35:50","slug":"macau-market-weakness-persists-despite-economic-rebound-signs","status":"publish","type":"post","link":"https:\/\/www.asiapropertyawards.com\/en\/macau-market-weakness-persists-despite-economic-rebound-signs\/","title":{"rendered":"Macau market weakness persists despite economic rebound signs"},"content":{"rendered":"

As Macau\u2019s gaming revenues surge back to life, its residential property market remains stuck on a losing streak, with little sign yet of a policy jackpot<\/p>\n

\"\"
House prices in Macau fell faster and further than in either Mainland China or neighbouring Hong Kong. Nattee Chalermtiragool\/Shutterstock<\/figcaption><\/figure>\n

Macau\u2019s housing market slump remains one of the most severe in the city\u2019s modern history. In late August, the Macau General Association of Real Estate reported that home prices had plunged 40% from their 2018 peak, with the pace of decline accelerating. Between mid-2024 and mid-2025 alone, values fell 30%, accounting for three-quarters of the total drop since 2018. For homeowners, the impact has been brutal: equity has \u201cevaporated\u201d even as mortgage payments continue on properties now worth far less than their purchase price.<\/p>\n

With just 200,000 housing units\u2014compared to 450 million on the mainland\u2014Macau\u2019s property crisis has been dwarfed by China\u2019s broader slump. Yet prices here have fallen faster and further than in either Mainland China or neighbouring Hong Kong, leaving developers and agents alike hoping for decisive intervention from the government.<\/p>\n

According to the Statistics and Census Service (DSEC), prices fell again between June and August, slipping 0.8% following a 1.1% decline the previous quarter. In a larger market, that might suggest the downturn is nearing its end. But with only around 3,000 residential transactions annually across the territory, the numbers remain too thin to signal a rebound, says Cindy Liu, head of valuation and professional services at Savills Macau.<\/p>\n

A brighter note, Liu adds, comes from pre-sales. They rose to 13% of total transactions through August, up from 7.5% in 2024. These higher-priced, off-plan units have helped support average price levels, even as the second-hand segment struggles. Still, developers are scaling back new projects amid the downturn, and land supply remains chronically limited. \u201cBased on current data, it is premature to conclude that the market has reached its bottom,\u201d Liu says.<\/p>\n

Macau\u2019s wider economy\u2014driven by its casinos\u2014has endured two major shocks in recent years. The first was the Covid-19 pandemic and lockdowns. The second came in 2022, when a new gaming law ordered the closure of \u201csatellite casinos\u201d operating under larger concessionaires\u2019 licenses. Roughly half of Macau\u2019s 18 satellite casinos have already shuttered, with the rest set to close by 2026.<\/p>\n

The local economy is still undergoing gradual recovery and structural change, and consumer spending has yet to fully rebound<\/p><\/blockquote>\n

The flipside is that overall gaming revenue reached a post-pandemic high of MOP22.16 billion (USD2.8 billion) in August, up more than 12% year on year, while total visitor numbers are expected to hit record highs in 2025.<\/p>\n

\u201cThe local economy is still undergoing gradual recovery and structural change, and consumer spending has yet to fully rebound,\u201d says Mark Wong, senior director of valuation and risk advisory at JLL Macau. \u201cSustained gaming growth could eventually support property demand.\u201d<\/p>\n

Interest rates have played a similarly double-edged role. In mid-September, the Monetary Authority of Macau trimmed its base rate by 25 basis points to 4.5%. Some commercial banks followed suit: HSBC, for example, cut its prime rate from 5.5% to 5.375%.<\/p>\n

\u201cThe September base rate reduction has provided some relief for existing owners, particularly by improving mortgage affordability,\u201d says Wong. \u201cHowever, the impact remains limited, as buyer sentiment is still weak in the absence of targeted government policy.\u201d<\/p>\n

A bigger concern is the Macau Interbank Offered Rate (MAIBOR)\u2014the benchmark for developer loans\u2014which peaked at 5.6% in 2023. The high cost of borrowing forced many developers into distressed sales to repay debt. Though MAIBOR has now fallen to just over 3%, it remains far above the 0.2% rate that fuelled Macau\u2019s property boom in 2019.<\/p>\n

Related: Trailblazers in development and design honoured at 12th PropertyGuru Asia Property Awards (Mainland China, Hong Kong, Macau)<\/strong><\/a><\/p>\n

\u201cHigher borrowing costs have placed considerable strain on developers,\u201d Liu says. \u201cThe wave of distressed sales has been a major factor in the ongoing decline in residential prices.\u201d<\/p>\n

For now, the city\u2019s property market remains in limbo, awaiting direction from policymakers. The Macau government\u2019s annual policy address in November is expected to make housing a top agenda item.<\/p>\n

Then chief executive Ho Lat Seng extended tax waivers for local buyers and landlords and continued temporary housing subsidies\u2014but offered little in the way of structural measures to revive the sector. His successor, Sam Hou Fai, may not have that luxury.<\/p>\n

\u201cThe year\u2019s policy address could be a key factor for the local housing market,\u201d says Liu. \u201cThe market is closely monitoring for potential measures aimed at supporting the property sector.\u201d<\/p>\n

Until then, Macau\u2019s property players\u2014like its gamblers\u2014can only wait and hope for a change in fortune.<\/p>\n

T<\/em>his article was originally published on\u00a0asiarealestatesummit.com<\/a>. Write to our editors at\u00a0propertyreport@propertyguru.com<\/a>.<\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

As Macau\u2019s gaming revenues surge back to life, its residential property market remains stuck on a losing streak<\/p>\n","protected":false},"author":8,"featured_media":44014,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"inline_featured_image":false,"footnotes":""},"categories":[81,97],"tags":[4803,170,172],"class_list":["post-44013","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-in-depth","category-magazine","tag-casinos","tag-china-sar","tag-macau","news_country-macau","news_author-steve-finch"],"acf":[],"yoast_head":"\nMacau market weakness persists despite economic rebound signs | Asia Property Awards<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" 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