The insiders walked first; then Korea sold
The ways the AI buildout planned to get its money back, selling shares to the public, listing property funds, big orders from existing backers, are closing at the same moment the companies that supply the chips are being repriced.
Samsung Electronics and SK Hynix, the world's two largest makers of memory chips, fell as much as 8.8% and 9.4% in Seoul on Tuesday morning. Companies that size do not usually move that far in a morning. Together they are about half of the Kospi, Korea's main stock index, which dropped as much as 7%; the pair have lost almost 15% in five days. SoftBank, which owns more than 10% of OpenAI, fell nearly 8% in Tokyo, and the Nikkei, Japan's main index, fell 2.7%. Micron lost almost 4% in New York on Monday (Financial Times). The firms that sell the AI buildout its parts were repriced in a few hours, and the people who were supposed to fund the buildout had already started backing away.
Two things set it off. CXMT, a Chinese chipmaker, claimed advances in memory chips, which threatens the pricing power the two Korean companies have enjoyed as nearly the only suppliers. And Hock Tan, chief executive of the chipmaker Broadcom, told an event in Singapore that "a lot of investors have no clue what they are investing in" and set expectations so extreme that "it's almost like they are in a casino". The Kospi more than tripled between early 2025 and its July peak and was the world's worst-performing market in the third quarter. Markets do not triple without a crowd piling in, and this is the crowd leaving, not a surprise.
The share-selling side of the machine was already retreating. The Australian Financial Review reports that Coatue Management, already a major backer of Firmus, had been expected to buy up to $1bn of the AI data center group's share sale on the Australian exchange and instead took under $100m, the cold feet that sank last week's listing (AFR). An existing backer cutting its order by nine tenths is a vote, not a negotiation. And AirTrunk, the data center operator owned by Blackstone, has pushed into next year its plan to list a property fund in Singapore (a REIT, a listed company that owns buildings and pays the rent out to shareholders), which would have raised more than $1bn, citing turbulent markets and uncertainty over interest rates; VITRO REIT in the Philippines put its own listing off to 2027 earlier this month (WSJ).
The mechanism is simple. Data center builds were to be paid off by selling shares and property-fund units to a public willing to accept a low return. If the public will not buy, the private owners and their lenders hold the asset for longer, at interest rates that have risen a full percentage point since the plans were drawn. On the meter this is the fast-moving kind. The debts and the buildings were already on the pile; what moved on Tuesday is how close the market is to deciding they are worth less than the plans assumed.