第三屆中國老年人第三屆中國老年人 住房發展論壇住房發展論壇 保羅保羅 蒙哥馬利蒙哥馬利 主席主席 Paul Montgomery CHAIRMAN The Growing Market Trends in Seniors Living Changing mix of housing Floor area and sales prices Market demographics Business Model Factors that increase chance of sale success Examples of award winning developments Important design elements Project delivery framework 成功的老年人住房成功的老年人住房 蓬勃發展的市場蓬勃發展的市場 老年人住房的趨勢老年人住房的趨勢 變化中的住房結構變化中的住房結構 房屋面積與銷售價格房屋面積與銷售價格 市場群體市場群體 業務模式業務模式 提高銷售成功率的因素提高銷售成功率的因素 獲獎開發獲獎開發 項目范例項目范例 重要設計元素重要設計元素 項目交付框架項目交付框架 皇家澳洲頤養服務皇家澳洲頤養服務 RDNS RDNS Seniors Housing Capabilities RDNS is one of Australia s largest oldest and most respected aged care companies Established in1887 it now supports more than 40 000 elderly people across Australia and New Zealand The organisation also has a world class call centre and telehealth capability All of these services are in turn supported by a renowned Research and Education Institute with links to premier Australian Universities RDNS has assembled a team of Australia s finest experts in Seniors Housing design and management Most of the team also have extensive international experience from the USA Europe and the Middle East RDNS在在老年人住房老年人住房方面的方面的能力能力 RDNS是澳大利亞規模最大 歷史最久 聲譽最 高的養老護理公司之一 RDNS創建于1887年 目前為4萬多名澳大利亞和新西蘭老年人提供支 持服務 該組織還設立了一家世界級的呼叫中心 具備 一流的遠程醫療保健能力 這些服務 得到了 一家與澳大利亞頂尖大學保持密切聯系之知名 研究教育機構的鼎力支持 RDNS組建了一支澳大利亞老年人住房設計與管 理的頂級專家團隊 多數團隊成員還擁有在美 國 歐洲和中東地區的豐富國際工作經驗 In home care REFERRALS Hospitals Doctors Individuals and families rdns Nursing care Personal care Domestic assistance Apartments Seniors Living Developments Home dwellings 2 000 000 visits pa 40 000 clients pa 皇澳頤養皇澳頤養 RDNS Seniors Housing Capabilities RDNS can provide a range of services including Specialist aged care and seniors living Strategic Master Planning Service Planning Project Management Facilities and Asset Management RDNS Seniors Housing team have successfully designed built and managed more than 350 award winning aged care and seniors living projects across Australia RDNS老年人住房能力老年人住房能力 RDNS提供的一系列專業服務 包括 專業的養老護理與老年人住房 戰略性總體規劃 服務規劃 項目管理 院所與資產管理 RDNS老年人住房團隊已在澳大利亞各地成功 設計 建造和管理了350多個養老與老年人住 房項目 并多次榮獲大獎 Source Warren Hogan ANZ September 2011 資料來源 Warren Hogan ANZ 2011年9月 Australia 澳大利亞 China中國349 000 000 Percentage of Seniors Units built 0 10 20 30 40 50 60 70 before 19821982 19911992 20012002 2012 3 bedroom units 3居室單元房 1 bedroom units 1居室單元房 Adapted from RVA GT Survey 2011 摘自2011年RVA GT調查 percentage 老年人單元房建成老年人單元房建成 的百分比的百分比 Internal floor area and average sale price 2011 0 20 40 60 80 100 120 140 160 1234 480 000 Square metres 平方米 Bedroom 臥室 Bedrooms 臥室 Bedrooms 臥室 Bedrooms 臥室 200 000 305 000 680 000 Larger units attract higher yield 單元房更大 收益更高 2011年室內面積與平均年室內面積與平均 銷售價格銷售價格 Information about 市場概況市場概況 the market 8 of people aged 65 reside in seniors villages Increased market penetration expected to be 12 within 10 years Average age at entry is 73 years Average length of stay is 9 years More than 60 enter as a couple 65歲以上的老人 8 住在老人村 市場滲透力日益增大 預計10年內 將增至12 平均入住年齡是73歲 平均居住年限是9年 60 以上是夫妻一起入住 Business Model 業務模式業務模式 4 Strata Title 15 Rental 81 are Loan Lease resident lends developer money to lease the apartment Example 480 000 the developer can earn investment income from this amount e g interest of 25 000 pa the developer also deducts a Deferred Management Fee e g 30 deducted over 1st4 years 140 000 developer also charges weekly maintenance fees of up to 500 per week 4 為分權房 15 為租賃房 81 為借款 租房 住戶以 借錢 給開發商的方式來 租賃公寓 如 480 000 開發商可從這筆錢中獲得投資收入 如每年 25 000的利息 開發商還扣除分期管理費 如頭四 年扣除30 140 000 開發商還收取每周維護費 每周約 為 500 Profitability 盈利能力盈利能力 3 seniors living companies with more than 70 sites 1 Annual Revenue 960M Net profit after tax 337M 2 Annual Revenue 805M Net profit after tax 201M 3 Annual Revenue 350M Net profit after tax 121M 三家老年人住房公司 共計70多 個場所 1 年營業收入 9 6億 稅收凈利潤 3 37億 2 年營業收入 8 05億 稅收凈利潤 2 01億 3 年營業收入 3 5億 稅收凈利潤 1 21億 Derived from 2011 12 accounts Caution the 3 examples are not necessarily comparable because of different accounting treatments the mental wellbeing i e areas for meditation tai chi yoga garden for quiet contemplation areas for quiet conversation with family friends and staff the spiritual wellbeing is personal both in what we do and how we do it It might involve organised payer worship meditation time in nature or a host of other activities Seniors villages encourage intergenerational participation an interaction with residents and provide child play equipment and dedicated play areas 老年人住房其他重要老年人住房其他重要 設計原則設計原則 4 支持居民的身體 心理 精神生活 建筑 設施 花園和場地 能夠強化居民的身 體 心理 精神生活 建筑 設施 花園和場地的設計必須要能促 進 身體健康 即健身館 網球場 游泳池 球洞區 草地滾球場等 心理健康 即心理輔導 太極 瑜伽區 域 靜想園 與家人 朋友和工作人員安 靜談話的區域 精神健康是指個人所做的事及其做事方式 方面的狀態 它包括有組織的祈禱 禮 拜 坐禪 與自然相處或其他多種活動 老人村鼓勵居民跨代互動 提供兒童游樂設備和 專用游樂區 老年人住房其他重要設計原則老年人住房其他重要設計原則 Other important design principles for seniors Other important design principles for seniors 5Provide Economically and Environmentally Sustainable Services Sustainability is understood as creating a balance between social financial and environmental issues to ensure long term viability Effectively addressing environmental sustainability through design can reduce operating and maintenance costs Buildings that are designed and constructed from carefully selected materials pay regard to climate and location will also last longer Buildings that support viable communities enhance the social life of residents and create sensitive relationships with the surrounding environment will continue to attract residents and provide for them into the future 老年人住房其他重要設計老年人住房其他重要設計 原則原則 5 提供經濟與環境可持續服務 可持續被理解為在社會 經濟和環境事務 中達到平衡 保證長期可行性 通過設計來有效解決環境可持續性 能夠 降低經營和維護成本 精心設計及精心挑選材料來建造建筑 并 充分考慮氣候和位置因素 也有助于延長 建筑壽命 有利于社區活力 強化居民社交生活并與 周邊環境建立敏感關系的建筑 能夠繼續 吸引居民 為他們創造未來美好生活 Project Delivery Framework 項目交付框架項目交付框架 Project Delivery Framework 項目交付框架項目交付框架 Project Delivery Framework Overview The Project Delivery Framework identifies a set of tools for project managers to use in the working up and delivery of projects Project Managers ensure the principles of the Project Delivery Framework are applied in a manner appropriate to the scale value and level of business risk associated with each project The Project Delivery Framework proceeds through the project life cycle in a sequential manner Purpose The Project Delivery Framework provides a practical guide to the effective delivery of projects It ensures that all projects pass through a common controlled process to ensure consistency of outputs In this way projects are continually tested against the business strategy to ensure that only the most robust of projects are built and accepted into the operation Scope The Project Delivery Framework applies to all major capital projects involving the design and construction of new or refurbished facilities The Project Delivery Framework can be applied to capital projects of any size and or complexity 項目交付框架項目交付框架 概況概況 項目交付框架能鑒別項目經理在逐步開展和交付項目 過程中所使用的一整套 工具 項目經理確保根據每個項目的規模 價值和商業風險 水平來執行相應的項目交付框架原則 項目交付框架按照順序貫穿整個項目壽命周期 目的目的 項目交付框架為項目的有效交付提供了實用指南 它確保所有項