中国人寿集团投资养老地产市场研究
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摘要
我国已进入老龄化社会,并且老龄人口呈现加速扩大趋势,但当前养老服务业还处于起步阶段,养老机构供给严重不足。新修订的保险法规定保险机构可投资不动产。养老产业需求刚性、与资本市场关联度较低、投资回收期长且受益均衡稳定等特征非常适合保险资金投资。
本文采用参与式研究、定性深入访谈、问卷调查和定量数据分析等方法提出中国人寿集团投资养老地产的运作模式建议及盈利模式分析。
中国人寿养老项目以包含基金管理层面和资产运营管理层面的两层管理架构为未来标准的运作模式。盈利模式以土地开发收入、房地产开发收入、物业增值收入、物业租金收入、配套服务收入及管理输出收入这六块收入为核心点。
投资养老产业具有难得的资源优势和战略机遇,只要加强舆论宣导和市场培育、做好产品定位和项目选址、引入专业化管理、关注综合效益和长期利益、争取政府支持、主导行业标准制定,中国人寿养老项目一定会取得成功。
China has entered the aging society, with the accelerated expansion trend of the aging population at present. Nevertheless the current pension services in China still in its infancy. The social welfare institutions, nursing homes and retirement communities group China pension agency. However the pension resources serious shortage of supply and high-end pension strongly demand.
The revised insurance law requires insurance institutions can invest in real estate. Pension industry with the characteristic for possesses rigid demand, low correlation with the capital markets, long payback period investment and balance and stability benefit. Investment pension industry can avoid cyclical fluctuations in risk and capital market risk; effectively improve the level of insurance institutions asset liability matching. It is very suitable for insurance funds investment.
This paper draws the conclusion from methods of participatory research, qualitative in-depth interviews, questionnaires and quantitative data analysis. It aims that advance the operating mode of China Life Insurance Group Pension Real Estate Investment and analysis of the profit model.
The planning China Life Pension health projects with two-tier management structure for the future of the standard mode of operation, which is fund management level and asset operations and management level. This operation mode suitable for improve professional level of management, in order to with the relative flexibility of financing and attract professional management organization cooperation in operation management in the further.
China Life Pension health projects target high-end market in the market positioning, with six area income as the core point, that is land development income, real estate income, value-added income property, property rental income, and income and management support services revenue.
At present, unique investing resources and strategic opportunity in pension industry investment. The industry's core competitiveness formed in products, capital, network, brand and access to opportunities in areas, for other industries difficult to go beyond. At the same time, the project with unique competitive advantage by itself contains advanced concepts, scientific orientation, one capabilities and international management. It will certain successful by given full play to its strengths, reasonable risk-averse, strengthen public advocacy and market cultivation, good product positioning and the project site, the introduction of professional management, concerned about the overall efficiency and long-term interests, fight for government support, the leading industry standards.
本文采用参与式研究、定性深入访谈、问卷调查和定量数据分析等方法提出中国人寿集团投资养老地产的运作模式建议及盈利模式分析。
中国人寿养老项目以包含基金管理层面和资产运营管理层面的两层管理架构为未来标准的运作模式。盈利模式以土地开发收入、房地产开发收入、物业增值收入、物业租金收入、配套服务收入及管理输出收入这六块收入为核心点。
投资养老产业具有难得的资源优势和战略机遇,只要加强舆论宣导和市场培育、做好产品定位和项目选址、引入专业化管理、关注综合效益和长期利益、争取政府支持、主导行业标准制定,中国人寿养老项目一定会取得成功。
China has entered the aging society, with the accelerated expansion trend of the aging population at present. Nevertheless the current pension services in China still in its infancy. The social welfare institutions, nursing homes and retirement communities group China pension agency. However the pension resources serious shortage of supply and high-end pension strongly demand.
The revised insurance law requires insurance institutions can invest in real estate. Pension industry with the characteristic for possesses rigid demand, low correlation with the capital markets, long payback period investment and balance and stability benefit. Investment pension industry can avoid cyclical fluctuations in risk and capital market risk; effectively improve the level of insurance institutions asset liability matching. It is very suitable for insurance funds investment.
This paper draws the conclusion from methods of participatory research, qualitative in-depth interviews, questionnaires and quantitative data analysis. It aims that advance the operating mode of China Life Insurance Group Pension Real Estate Investment and analysis of the profit model.
The planning China Life Pension health projects with two-tier management structure for the future of the standard mode of operation, which is fund management level and asset operations and management level. This operation mode suitable for improve professional level of management, in order to with the relative flexibility of financing and attract professional management organization cooperation in operation management in the further.
China Life Pension health projects target high-end market in the market positioning, with six area income as the core point, that is land development income, real estate income, value-added income property, property rental income, and income and management support services revenue.
At present, unique investing resources and strategic opportunity in pension industry investment. The industry's core competitiveness formed in products, capital, network, brand and access to opportunities in areas, for other industries difficult to go beyond. At the same time, the project with unique competitive advantage by itself contains advanced concepts, scientific orientation, one capabilities and international management. It will certain successful by given full play to its strengths, reasonable risk-averse, strengthen public advocacy and market cultivation, good product positioning and the project site, the introduction of professional management, concerned about the overall efficiency and long-term interests, fight for government support, the leading industry standards.
引文
[1]鞠秋锦.邓卫华,浅析中国的居家养老[J],热点透视,2004,(12):17
[2]袁缉辉,养老的理论和实践[J],老龄问题研究, 1996,(7):31
[3]杨宗传,居家养老与中国养老模式[J],经济评论,2000,(3):5
[4]林娜,社区化居家养老论略[J],中共福建省委党校学报,2004,(12):3
[5]任炽越,城市居家养老服务发展的基本思路[J],社会福利,2005,(1):9
[6]舒敏,关注:新世纪的社区与养老[J],首都经济杂志. 2001,(5):14
[7]赵立新,论社区建设与居家式社区养老[J],人口学刊,2004,(3):22~23
[8]陈军,居家养老:城市养老模式的选择[J],社会阅览,2001, (9):9
[9]赵丽宏,完善社区养老服务支持居家养老[J],黑龙江社会科学,2005,(3):14~17
[10]苏珊·特斯特(著),周向红,张小明(译),老年人社区照顾的跨国比较[M],中国社会出版社,2002:68~70
[11] William Warren Bartley,Morgan Stanley Health Care Facilities Review[M],Pan Books LTD,2008:23~26
[12] Charles Townshend,Georgetown University Long-Term Care Financing Project[J],Kensington nursing home,2009,(3):11~12
[13]杨蓓蕾,英国的社区照顾:一种新型的养老模式[J] ,探索与争鸣,2000(12):45
[14]肖向华,多元化社区养老的发展模式[J],热点观察,2004年,(11):11
[15]许爱华,中国城市社区老年人养老模式反思[J],宁夏大学学报,2005,(3):16
[16]祁峰,建立具有中国特色的养老新模式对大连市首创“居家养老”模式的探讨[J],经济问题探索,2005,(2):22
[17]杨福彬,“居家养老”模式升华“六化”战略清除发展障碍[J],银发世界,2003,(6):13
[18]龚静怡,居家养老—社区服务:符合中国国情的城镇养老模式[J],河海大学学报,2004, (12):22~23
[19]李培林,李强,孙立平等,中国社会分层[M],北京:社会科学文献出版社,2004,65~69
[20]文勇,论养老方式的变迁与选择[J],光明日报,2005年7月25日
[21]王波,上海养老社会化的问题与对策[J],银发世界,2009,(12):33
[22]张文范,二十一世纪初中国老龄产业发展的指导思想及政策构想[J],中华老龄,2001 ,(12):41
[23]黄必富,中国老龄产业发展问题研究[J],商业价值,2005,(3):16~19
[24]曾霞,中国老龄产业发展对策研究[J],新财富,2007 ,(9):19~20
[25]鲍柏焕,社会福利社会化背景下养老机构发展研究—以浙江民办养老机构为例[J],新世纪,2005,(8) :33
[26]吴玉韶,老年产业发展需求与高素质人才培养[J],观察与思考,2010,(8):36~39
[27]王波,论养老模式与现代服务业的融合[J],中国社区商业,2008,(4):13
[28]陈颐,关于养老服务产业化的几个问题[J],老年医学:生物科学,2010,(7):34
[29]北京市民政局资助社会力量兴办社会福利机构实施细则(试行) ,2009 ,2
[30]北京市2008年老年人口信息和老龄事业发展状况报告2009.10:56~63
[2]袁缉辉,养老的理论和实践[J],老龄问题研究, 1996,(7):31
[3]杨宗传,居家养老与中国养老模式[J],经济评论,2000,(3):5
[4]林娜,社区化居家养老论略[J],中共福建省委党校学报,2004,(12):3
[5]任炽越,城市居家养老服务发展的基本思路[J],社会福利,2005,(1):9
[6]舒敏,关注:新世纪的社区与养老[J],首都经济杂志. 2001,(5):14
[7]赵立新,论社区建设与居家式社区养老[J],人口学刊,2004,(3):22~23
[8]陈军,居家养老:城市养老模式的选择[J],社会阅览,2001, (9):9
[9]赵丽宏,完善社区养老服务支持居家养老[J],黑龙江社会科学,2005,(3):14~17
[10]苏珊·特斯特(著),周向红,张小明(译),老年人社区照顾的跨国比较[M],中国社会出版社,2002:68~70
[11] William Warren Bartley,Morgan Stanley Health Care Facilities Review[M],Pan Books LTD,2008:23~26
[12] Charles Townshend,Georgetown University Long-Term Care Financing Project[J],Kensington nursing home,2009,(3):11~12
[13]杨蓓蕾,英国的社区照顾:一种新型的养老模式[J] ,探索与争鸣,2000(12):45
[14]肖向华,多元化社区养老的发展模式[J],热点观察,2004年,(11):11
[15]许爱华,中国城市社区老年人养老模式反思[J],宁夏大学学报,2005,(3):16
[16]祁峰,建立具有中国特色的养老新模式对大连市首创“居家养老”模式的探讨[J],经济问题探索,2005,(2):22
[17]杨福彬,“居家养老”模式升华“六化”战略清除发展障碍[J],银发世界,2003,(6):13
[18]龚静怡,居家养老—社区服务:符合中国国情的城镇养老模式[J],河海大学学报,2004, (12):22~23
[19]李培林,李强,孙立平等,中国社会分层[M],北京:社会科学文献出版社,2004,65~69
[20]文勇,论养老方式的变迁与选择[J],光明日报,2005年7月25日
[21]王波,上海养老社会化的问题与对策[J],银发世界,2009,(12):33
[22]张文范,二十一世纪初中国老龄产业发展的指导思想及政策构想[J],中华老龄,2001 ,(12):41
[23]黄必富,中国老龄产业发展问题研究[J],商业价值,2005,(3):16~19
[24]曾霞,中国老龄产业发展对策研究[J],新财富,2007 ,(9):19~20
[25]鲍柏焕,社会福利社会化背景下养老机构发展研究—以浙江民办养老机构为例[J],新世纪,2005,(8) :33
[26]吴玉韶,老年产业发展需求与高素质人才培养[J],观察与思考,2010,(8):36~39
[27]王波,论养老模式与现代服务业的融合[J],中国社区商业,2008,(4):13
[28]陈颐,关于养老服务产业化的几个问题[J],老年医学:生物科学,2010,(7):34
[29]北京市民政局资助社会力量兴办社会福利机构实施细则(试行) ,2009 ,2
[30]北京市2008年老年人口信息和老龄事业发展状况报告2009.10:56~63
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