Pang Dong Lai, a popular Chinese retailer, is preparing to close one of its older stores when its leases expire. Online, the story has been framed in a much simpler way: greedy landlords raised the rent, and the company refused to bow down or negotiate. It just walked away.
A similar story has circulated about Tencent leaving the Kexing Science Park in Shenzhen. In that version, landlords get greedy, companies stand firm, and everyone watching gets the satisfaction of seeing someone finally say, “Enough.”
But once you set the emotion aside, the situation looks more complicated.
1. This Is Not Just a Story About Higher Rent
The older Pang Dong Lai store sits in a building divided among dozens of individual owners. The company had to negotiate separate leases with separate landlords instead of dealing with one property owner or management company.
That setup creates obvious problems. An owner with a storefront near the main entrance may prefer a short lease and demand more at renewal. An owner on an upper floor or in a less desirable corner may accept very different terms. Even if the retailer wants one unified agreement, not every owner has a reason to go along.
The most widely shared claim is that annual rent jumped from 8 million yuan to 18 million or even 24 million yuan. According to the original discussion, a rent dispute of that scale did happen at another Pang Dong Lai location years earlier. It may not have been the direct cause of this store’s closure.
Combining numbers, events, and locations makes for a stronger viral story. It also makes the facts harder to sort out.
2. The Old Store Has Problems Rent Alone Cannot Fix
This store has been operating for more than 20 years. It covers about 23,000 square meters, and it faces a more basic problem: it is no longer built for the traffic it attracts.
The facilities are old. The layout is tight. There is no underground parking. Customers and cars now overwhelm a space designed for a different era.
A successful store can still be held back by its building. If getting there means sitting in traffic and the inside layout cannot be meaningfully improved, strong sales do not solve everything.
Major renovation would also be difficult. With dozens of owners involved, even basic changes require negotiation after negotiation. Adding parking, redesigning traffic flow, or rebuilding the property would be far harder than simply updating the décor.
So closing the old store may not be a dramatic act of defiance. It may be a business decision: instead of endlessly patching a building that cannot be fully modernized, put resources into a space designed for the future.
3. The Bigger Shift Is From Renting Space to Building It
Pang Dong Lai is building a new project called Dream City. It is planned to cover about 580,000 square meters, with an investment of 6.5 billion yuan. The company says it will use its own funds and plans to open in 2029.
Tencent is making a similar move. Kexing Science Park had long struggled with congestion and pressure on its surrounding infrastructure. Tencent’s new Penguin Island campus began construction in 2021, with an investment of more than 30 billion yuan. By the end of June this year, about 28,000 employees had moved in. When the second phase is complete in 2028, the campus is expected to hold 80,000 to 100,000 people.
Both companies are making the same basic choice: moving from rented space to space they can own and plan themselves.
That is expensive. But it gives a company more control over parking, transportation, office layout, future expansion, and supporting services. It also reduces the time and uncertainty involved in negotiating with many landlords every time a lease comes up.
4. A Company’s Value Does Not Stop at Its Front Door
Large stores and corporate campuses bring customers, employees, restaurants, housing demand, and other services. As a result, they can also increase nearby property values.
That is one reason companies care so much about land and self-built campuses. They are not only trying to lower rent. They want to retain more of the long-term value created by their brand, foot traffic, and business activity.
Warehouse clubs such as Sam’s Club offer a familiar example. Some locations are built in areas that are not yet fully developed. Once the store and its parking infrastructure bring in regular traffic, nearby land and housing can become more valuable.
In the best case, this is not a zero-sum game. Developers, retailers, local businesses, and customers can all benefit from a new commercial center.
5. Why the “Walk Away” Version Spreads So Easily
Because it gives people an emotional release.
Many people have jobs, families, bills, and responsibilities that make it hard to simply walk away from an unfair situation. They may feel frustrated, but they cannot always afford to quit, move, or start over.
That is why a story about a company saying, “I’m done,” is so appealing. The landlord becomes the obstacle. The business owner becomes the person who finally pushes back. It is simple, satisfying, and made for social media.
The problem is that the more satisfying the story becomes, the more likely it is to leave out the difficult parts: Why did the old building stop working? Why is ownership so fragmented? Why were those leases signed in the first place? What risks did each side accept when they did?
6. Turning Landlords Into Villains Does Not Solve the Real Problem
If some owners ask for higher rent and the tenant refuses, that is a normal commercial conflict. The company can leave. The owners can risk vacancies. Whether either side made the right choice will be decided by the market.
The more useful questions are different. Why can a building that once worked become so hard to upgrade? Why does fragmented ownership make modernization nearly impossible? Why does a company that creates enormous traffic still have to spend so much energy on short-term lease negotiations?
The Pang Dong Lai story matters for more than rent or corporate bravado. It shows what happens when an old space can no longer support a growing business. Sometimes leaving is not about winning an argument. It is simply the next practical step.








