WITH Britain trying to hammer out the terms of its exit from the European Union and banks considering their options on the continent, is this the best time to start building a new financial district in London?

    China thinks so.

    Four of China’s biggest banks this month agreed to finance the first stage of a 1.7 billion-pound (US$2.12 billion) transformation of an old East End dock into a hub for Asian businesses. To the west of the site near London City Airport, the towers of Canary Wharf stand as a reminder of how ambitious projects in the U.K. capital can remain white elephants for years before turning into cash cows.

    Chinese companies are on track to invest 4 billion pounds in London property this year, beating the 2015 record by a third, according to data compiled by CBRE Group Inc.

    Though Britain’s vote to leave the European Union lowered prices for Chinese by depressing the pound against the yuan, any longer-term payoff depends partly on whether Brexit will drive down rents and values by diminishing the city’s role as Europe’s finance hub.

    “Chinese investors are betting that the U.K. will do well in the Brexit talks, and if it doesn’t, companies will still choose London as their base,” said Michael Marx, former chief executive officer of developer U+I Group Plc. “London didn’t become the financial capital of the world overnight and it certainly won’t lose that status so quickly.”

    Developer ABP London and investment firm Citic Group Corp. are hoping that lower rents along with the pound’s drop will attract expanding companies from China and other parts of Asia to their new hub. The rise in London investment coincides with a Chinese binge on foreign properties, driven by high prices and dwindling commercial property investment opportunities at home.

    Since the Brexit vote, buyers from China have spent 600 million pounds in Britain, according to CBRE data that exclude purchases by individuals.

    China Minsheng Investment Corp. bought Societe Generale SA’s London headquarters for 84.5 million pounds. China Vanke Co. bought Ryder Court, an office building in Mayfair, for 115 million pounds and Kingboard Chemical Holdings Ltd. acquired Moor Place in the City of London financial district last month for 271 million pounds.

    “We’re now getting inquiries from investors who have sat on the sidelines for years,” said Rasheed Hassan, a director of cross-border investment at Savills Plc. who advised Kingboard Chemical on its purchase. “They’re jumping in all of the sudden. Even though there is a small discount on the yield, there is now a big discount on currency.”

    Commercial real estate isn’t the only market to benefit. In Canary Wharf, where banks including Barclays Plc., Citigroup Inc. and Credit Suisse Group AG are scaling down office space and workers, Greenland Holdings Corp. is hoping London homes will be more attractive than residential property at home.

    This month in Beijing, the Shanghai-based company unveiled its Spire London project in Canary Wharf, set to be Europe’s tallest residential building upon completion in 2020. At least seven prospective buyers signed up immediately and paid the 10,000-yuan deposit (US$1,454) to secure a slot when local subscriptions officially start in about two weeks.

    A little more than 200 of the 861 units have been sold, according to a spokeswoman for the developer. Properties are priced from 693,000 pounds for a one-bedroom apartment to 1.9 million pounds for three bedrooms. Properties in Canary Wharf valued at more than 1 million pounds have fallen 8 percent since the September 2014 peak as higher sales taxes deterred buyers.

    It’s not mainland Chinese piling into the British capital. “Hong Kong money is responsible for the majority of transactions that have taken place since June in London,” said Robert Noel, chief executive officer of Land Securities Group, the U.K.’s largest real estate investment trust.

    Returns for Chinese investors in London property since the Brexit vote will depend on currency movements as much as the direction of prices and rents in the city.

    “If you assume the exchange rate between the yuan and the pound goes back to where it was, there will be a currency gain on top of any property returns, but there is no guarantee that this will happen,” according to Colin Lizieri, a professor of real estate at Cambridge University.

    “Rents or capital values could fall over time if there are oversupply issues or dwindling demand,” said Lizieri. (SD-Agencies)