At present, in domestic pension real estate projects, the common development form is to build pension communities, or to build various pension housing products relying on communities. For example, large-scale old-age communities are specially built, and elderly groups or apartments are built in ordinary communities. Specifically, it can be divided into the following four modes:
Mode 1: Professionally build a comprehensive community for the aged.
Comprehensive old-age community refers to the residential community for the elderly, including old-age houses, old-age apartments, old-age facilities and other living types. In addition to residential buildings for the elderly, there will be various supporting facilities such as activity centers for the elderly, recreation centers, medical service centers and universities for the elderly. Its development subjects can be varied, including private enterprises and government investment.
The planning and design of comprehensive old-age community should take into account the aging problem of the elderly in the process of living-the elderly may be healthy at first, but with the growth of age, the elderly will gradually have nursing needs. Therefore, these factors should be fully considered in the development and construction, and corresponding forms of residential products should be designed to meet the living needs of the elderly at all stages from self-care to self-care. For example, when the elderly are healthy and take care of themselves, they can live in ordinary old-age houses; When comprehensive care is needed, you can choose to stay in a nursing apartment or an old-age care institution (Figure 1).
Generally speaking, due to the shortage of urban land resources, some large-scale pension communities will be selected in the suburbs or suburbs of the city. At this time, we can choose a low-density development form to achieve harmony with the suburban environment. In planning and design, we should pay attention to the reasonable division of different types of residential products, ensure their independence and avoid mutual interference. When developing large-scale comprehensive old-age community, we can consider building it by stages, such as building self-care old-age housing and some service facilities first, reserving some development land, and then building nursing old-age apartments and corresponding supporting facilities after a period of time.
Figure 1 Comprehensive community for the aged should include all kinds of residential products for the aged and corresponding supporting service facilities.
Mode 2: While building a large-scale community, develop the elderly group.
Some real estate development enterprises will consider dividing some areas to build old-age groups when developing large-scale houses. This development model is conducive to driving enterprises to turn to new customer groups and take the route of product differentiation. Pension groups and other groups in the community can enjoy supporting service resources and reduce the construction of supporting facilities.
On the one hand, we should pay attention to controlling the proportion of the elderly in a suitable range, neither too little nor too much; On the other hand, it is necessary to control the scale of the old-age groups and divide them into small residential groups as much as possible to create a sense of community belonging.
Take a project in Huizhou, Guangdong Province as an example, with a total land area of about 20,000 mu and a total construction area of 7.2 million square meters. The developer reserves 150 mu for the construction of the old-age community, and plans to build about 654,380+080,000 square meters of old-age residential products. From the planning layout, the community for the aged is arranged near the central commercial service facilities of the overall project, which is convenient for the elderly to reach and use (Figure 3). In the planning and layout of residential buildings for the elderly, a number of residential communities have been formed, aiming at the self-care elderly and semi-self-care elderly respectively. Among them, the semi-nursing group is close to the hospital and rehabilitation center, and corridor connection is set up to meet the needs of the elderly for medical treatment nearby.
Mode 3: Ordinary communities provide all kinds of old-age products.
According to research, many healthy elderly people in their sixties and seventies will help their children take care of the next generation, and the elderly need to live closer to their children. In order to avoid conflicts due to differences in living habits, the elderly and their children prefer to live separately but adjacent. Therefore, some residential products for the elderly are built in ordinary communities, which can meet the needs of the elderly and their children living near the same community (Figure 4). This concept of "all-age community" is more in line with China's current national conditions and will be a popular living mode for the elderly.
The types of old-age housing that can be built in ordinary communities mainly include old and young households' houses and special houses for the elderly. A home for the old and young refers to two houses that are adjacent or close to each other on the same floor, or two houses that are adjacent up and down in the same unit, one of which is for the elderly and the other for the children's family. The type of special residence for the elderly refers to the aging design of some types of ordinary residential buildings, such as adding handrails, meeting the needs of wheelchair access, and considering the care of nursing staff. When designing, we should pay attention to controlling the total area of apartment according to the purchasing power of residents, especially for the elderly. It is recommended to give priority to one-bedroom and two-bedroom apartments of 50~60 square meters. Only in this way can we meet the demands of the elderly and their children to buy a house together.
Ordinary communities can also build apartments for the elderly, and the operation modes can be roughly divided into two types: rental or sale. The apartment for the elderly is usually a special building in the community, and its living object can be the elderly who take care of themselves or the elderly who need care. In the planning and design, it is suggested that the apartment for the elderly be arranged near the entrance of the community or on the edge of the community. On the one hand, it is convenient for people and vehicles (such as ambulances) to enter and exit. On the other hand, the bottom floor of the apartment for the elderly can be equipped with foreign commercial or public facilities, taking into account foreign operations and facilitating the separate management of the apartment for the elderly.
Mode 4: Insert multifunctional old-age service facilities around mature communities.
Data show that it is difficult for the elderly in some cities to stay in nearby old-age care institutions. Taking Beijing as an example, the total number and proportion of the elderly population in the sixth district of the city are higher than those in the outer suburbs, and the degree of aging is serious, but the number of old-age beds in the sixth district of the city is lower than that in the outer suburbs, which shows that the demand for old-age facilities in the urban area is very urgent. These communities are often older, with mature supporting facilities and good location conditions, but the land resources around them are relatively tight. If facilities for the aged can be inserted between several communities, it will be a more effective development model. Developers can consider using scattered plots to build new buildings, or by rebuilding existing buildings (such as old clinics and hotels). This development model requires relatively little investment, is easy to copy and realizes chain operation.
This kind of old-age service facilities can be small, multifunctional and comprehensive, and its service scope will often radiate to many surrounding communities, so the specific functions can be determined according to the needs of surrounding communities. Generally speaking, in addition to certain residential functions, it is also advisable to provide day care centers, community medical stations, public restaurants, small supermarkets and so on. For the elderly in the community, consider providing home care, food delivery, bathing and other services.
2
Set in parallel with related facilities.
In addition to relying on the community, pension real estate projects can also be combined with other facilities, such as medical institutions, commercial facilities or other welfare facilities. This development model can give full play to the resource advantages of all parties and achieve mutual benefit and win-win for pension products and related facilities. Common development modes are as follows:
Mode 5: Combine with medical institutions and set up pension facilities nearby.
At present, some domestic pension institutions hope to establish cooperative relations with medical institutions, so that they can set up pension facilities or pension communities and hospitals nearby for joint construction. The characteristic of this "combination of medical care and nursing" model is that high-quality medical resources can be introduced into the pension project, thus enhancing the core competitiveness of the project and making the elderly feel more secure in it.
At the same time, some hospitals directly set aside some idle beds to run nursing homes, which can not only improve the efficiency of the use of medical resources, but also meet the needs of some elderly people with heavy nursing burden who cannot be adopted by ordinary pension institutions.
Taking Liu Jia Apartment for the Aged as an example, the development enterprises set the apartment for the aged near the established cooperative medical institutions. When the elderly encounter sudden illness, medical institutions can respond quickly, so that the elderly living in it are very at ease.
Mode 6: Pension facilities and kindergartens coexist.
It is a good model to set up facilities for the elderly together with kindergartens. This model can not only cater to the wishes of the elderly to be with their children, but also unify the construction and management of old-age facilities and kindergartens, saving construction and labor costs. From the planning point of view, the distribution density of kindergartens in residential areas is similar to that of day care facilities for the elderly. If this kind of old-age care institutions are set up with kindergartens, they can be closely integrated with the community, so as to better meet the service needs of community old-age care.
In Japan, it is quite common to set up facilities for the elderly together with kindergartens. The design form can be used in different floors of the same building or in different buildings for courtyard and outdoor activities. Take Xingpengyuan Nursing Home in Japan as an example. There is a kindergarten on the first floor of the building (Figure 7). On weekdays, the elderly can carry out activities such as handicrafts and singing with their children. When the old man rests on the outdoor platform on the second floor, he can also see the children playing in the yard. This design method is very helpful to eliminate the loneliness of the elderly.
With the gradual development of China's population structure towards aging and declining birthrate, some kindergartens or primary schools are likely to be vacant in the future, and the situation of transforming these buildings into facilities for the aged will gradually increase (see model 15).
Mode 7: Building apartments for the elderly in combination with educational facilities.
The community for the aged, which combines educational facilities such as universities, is also very popular. Nowadays, many "Kochi old people" hope to continue their studies after retirement and exert their residual heat. It will be more in line with their needs if the elderly community and apartments can be set up near the university so that the elderly can enjoy some educational resources. This model can become the highlight of the pension project, attract the elderly with high knowledge, thus promoting sales.
In the elderly community in La Salle Village, USA, there is an apartment for the elderly next to a university, where the elderly can attend university courses and use the public facilities (such as the library) of the university. The old people living here all have the knowledge level above high school, and they hope to get the opportunity of lifelong learning to enrich their lives. It can be seen that the development of pension real estate projects lies not only in the creation of material conditions such as hardware facilities, but also in the spiritual and value needs of the elderly, so that the elderly can "learn something" and "do something" and realize their self-worth.
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Combine tourism or commercial real estate
Pension real estate is developed together with tourism and commercial real estate, and it is also a relatively common form.
Mode 8: Developing residential products for the elderly in tourist attractions.
The combination of old-age real estate with tourism, leisure and recreation industries is a more suitable model. At present, some developers in the market are trying to add the concepts of old-age health care, rehabilitation health care and longevity culture while developing tourism real estate. This kind of pension project will generally choose areas with good scenic resources or characteristic cultural resources, such as Hainan, Guangxi, Yunnan and other places.
The land scale of such projects is often large, and various residential products and service facilities are easily dispersed. Therefore, in the planning and design, we should focus on arranging residential products for the elderly accordingly, and pay attention to setting up supporting service facilities nearby, so as to save manpower for service management and avoid problems such as long traffic routes, inadequate services or inconvenient travel for the elderly.
In some projects that combine the resources of scenic spots, the elderly may only live here at a certain season or time of the year, or take their families and companions for a short vacation. When designing, we should pay attention to the innovation of residential products for the elderly, such as designing a new apartment for the elderly (Figure 8), which can not only be suitable for single and multi-person occupancy, but also meet the needs of the elderly for family vacation and long-term recuperation. It can also be used for the elderly to get together with many children to celebrate, and the elderly to go out for vacation with many friends. At the same time, the living room of the apartment for the elderly can also be transformed into a hotel room for the company's collective meetings and training. This adaptable and flexible product form is conducive to the development and management to achieve diversification.
Mode 9: combine with commercial real estate to develop apartments for the elderly.
When developing commercial real estate in downtown and other prosperous areas, building apartments for the elderly is also a relatively novel model. For some elderly people living in Beijing, Shanghai, Hong Kong and other big cities, they want to enjoy the convenient supporting resources for business and leisure in urban areas, and when they need nursing, they are often even more reluctant to give up the high-quality medical resources in urban areas. In particular, some high-end pension customers have the corresponding economic strength to support the elderly and spend money in downtown areas. If we can build high-end apartments for the aged in more prosperous areas, we can meet the housing needs of these elderly people.
Because of the high land price in urban areas, developers usually choose a more intensive development model, such as combining old-age apartments and ordinary houses in a high-rise building. Take Yizhou Apartment for the Aged in Tokyo, Japan as an example. It is located in a new high-end living area near Tokyo Bay, and there are large-scale comprehensive shopping centers, hospitals, parks, universities and other supporting facilities within 1 km. The apartment for the elderly adopts a compound living mode, which integrates three kinds of living products, namely, ordinary rented houses, hotel-style apartments and apartment for the elderly, in the same building (Figure 9), so as to diversify the rental objects and reduce business risks. In the design, we should pay attention to the distribution of independent entrances and exits for different households, so as to manage them separately.
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Connect with international brands
This development model refers to the integration with international pension professional brands, the introduction of foreign capital or operation management team, and the development of pension products. There are two common modes:
Mode 10- Introducing foreign capital to build a world-class chain pension facility.
At present, some international pension institutions or investment enterprises are trying to explore the China market and build chain-type pension facilities to ease the pressure of domestic pension. For example, in some European countries, the cost of aged care services is very high. They hope to expand the market in countries with relatively low labor force (such as China), and choose areas with better geographical and climatic conditions to establish old-age facilities, so that the elderly can live here at a healthier age. For our country, we can take this opportunity to introduce foreign capital and learn from foreign advanced nursing and management experience, and at the same time, we can promote employment and drive consumption to a certain extent.
Mode 1 1- Develop together with internationally renowned pension brands and introduce management mode.
The recent upsurge in the development of pension real estate has prompted many developers, investors or government officials to visit and inspect abroad, from which they have seen many advanced management models, hoping to promote them in China, such as introducing foreign pension operation management teams or jointly developing them with well-known foreign pension brands. This model is feasible, but we should pay attention to "localization". Although the pension industry in developed countries such as the United States, Europe and Japan is relatively mature, it may not be appropriate to transplant it to China completely. The living habits, economic conditions and ways of thinking of the elderly in China are quite different from those in foreign countries. Copying foreign models may be difficult to directly "land" and need to be properly transformed.
For example, the living habits of the elderly in China pay more attention to room orientation and energy saving. They prefer facing south, like sunshine and natural ventilation, pay attention to saving electricity, and are not used to using air conditioners for a long time. Such factors will have an impact on the planning form, architectural design and operation management mode of pension projects. If you don't know enough about China's national conditions, it will easily lead to many problems if you directly "copy mechanically".
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Convert in other ways
In addition to the above development model, there are many other forms on the market at present. Specifically, there are the following points:
Mode12-Combining with insurance industry, using insurance funds to invest in pension real estate.
At present, the situation that insurance funds are involved in pension real estate has begun to appear. From the characteristics of insurance funds, because of its large scale, low return requirements and long cycle, it is more suitable for investing in pension real estate and is also conducive to the flexible management of pension real estate. In the future, the insurance industry may become one of the important investors in the pension industry.
Mode13-Combining the nursing service industry, injecting original advantages into the old-age real estate.
In the study of Japan's pension industry, it is found that some enterprises have gradually transformed into pension real estate from providing services such as home bathing and home pension for the elderly, and finally succeeded. The rich experience and customer base accumulated by these enterprises in nursing service at first are the key factors for the success of their projects.
Mode 14—— Transforming and developing pension real estate with its own unique resources
In the projects we have contacted, we have all encountered the situation that hotel management companies want to turn to investing in pension real estate. Such companies have their own unique resource advantages. On the one hand, the service management form of B&B is similar to that of old-age facilities, and many experiences can be applied to the management service of old-age facilities. On the other hand, we can also try to transform the old hotel into an apartment for the elderly or provide old-age services in the hotel.
Mode15-Revitalize old state-owned assets and transform them into facilities for the aged.
Some idle state-owned assets can be revitalized and transformed into old-age facilities, such as old hospitals, office buildings, primary schools, kindergartens and private houses in cities. These state-owned assets are well located and evenly distributed in the city, which is suitable for reconstruction (Figure 1 1). With the development of China's population structure towards aging and declining birthrate, kindergartens or primary schools are likely to be vacant, and the situation of transforming these buildings into apartments for the elderly will gradually increase.
The key point of this development model is to choose buildings that are convenient for aging and transformation. For example, pay attention to whether the bay size, corridor width and doorway size of the building can meet the requirements of the elderly living and wheelchair access, and so on. Generally, the frame structure has stronger architectural adaptability and relatively flexible internal wall displacement, which is more conducive to reconstruction.
The community for the aged is a new thing under the current aging tide, which needs to be explored in development mode, management, planning and design. The development of pension real estate is not easy, because there is no market, and developers should be prepared to take risks. At the beginning of project planning, it is necessary to grasp all aspects of old-age real estate as a whole and think systematically, and make clear the suitable development types and available resources; When designing products for the elderly, we should fully tap the characteristics of the elderly customers in China and create product types suitable for China's national conditions.