◎ Article "Legal Person" Special Writer Wang Hongyu All-media reporter Peng Fei
Thursday, November 14, 2019. On this day, the tail numbers of the Beijing restriction were 1 and 6, which happened to be the tail numbers of Tang Hai's car, but he took a day's leave from his unit as usual and rushed to Yanjiao to visit his parents.
Tang Hai, a native of old Beijing, is currently an executive of a state-owned enterprise in Beijing, and his parents were originally cadres of a government office in Beijing. After the parents retired, they began to plan how to retire, and after many rounds of investigation and accounting, they found an elderly apartment in Yanjiao, Hebei Province, and signed a contract with it. A few years ago, the two rented out their property in Beijing, moved into a garden house in the elderly apartment, and began a healthy life. As the only son, Tang Hai would visit his parents every Thursday in Yanjiao, bring some daily necessities, and accompany his parents to a meal.
It is not uncommon for elderly people like Tang Hai's parents to choose suitable pension projects to live and live in after retirement. It is precisely because many public pension institutions need to queue for years or even more than ten years, and the medical services that can be provided are quite limited, which gives the combination of social funds and medical resources a huge market and living space.
Pension real estate projects have gradually developed, these projects or rent, or sell, are based on health care, livability, medical treatment, etc. as selling points, in line with the actual needs of the elderly. In the process of testing the waters, there are successes and failures, which can be described as a few joys and some sorrows.
From nursing centers to "integrated medical and nursing" towns
The full name of the conservation center in Yanjiao Town, Sanhe City, Hebei Province, where Tang Hai's parents live is "Yanda Golden Age Health Care Center", with a total construction area of about 600,000 square meters and a total of 10,000 beds, which is a super-large-scale comprehensive medical and nursing institution.
Tang Hai told the "Legal Person" reporter that their parents have a total of more than 20,000 yuan of retirement wages every month, and they rent out their houses in the city, and the monthly rental income is enough to pay for their current monthly expenses, and there is a surplus.
It is worth mentioning that next door to the Yanda Conservation Center is the Yanda Hospital invested by the same developer, and the elderly in Beijing who live here can easily visit Yanda Hospital and swipe the Beijing medical insurance card. Yanda Hospital belongs to the "Beijing Insured Persons Card Direct Settlement Medical Institution" and the "Beijing-Tianjin-Hebei Cross-provincial Direct Settlement Medical Institution".
More than 1,800 kilometers away from Yanda Conservation Center, on Qingcheng Mountain in Chengdu, Sichuan Province, a health care project called "Sun Simiao Health Care Culture Town" has been open for about half a year, and many long-term tenants and the elderly have stayed here, and one of the main reasons why these people stay is that every week a former president of a traditional Chinese medicine hospital will sit here for consultation.
Zhong Sen, a native of Luzhou, Sichuan, was the president of the Affiliated Hospital of Chengdu University of Traditional Chinese Medicine, an expert enjoying special allowances from the State Council, and a member of the Infectious Diseases and Liver Diseases Professional Committee of the Chinese Association of Integrative Traditional and Western Medicine. The medical system in Sichuan Province knows that it is very difficult to hang up the number of President Zhong's outpatient clinic, even after he stepped down as the president of the provincial hospital of traditional Chinese medicine, it takes a month or even longer to hang up his outpatient number.
In June 2019, Sun Simiao Health And Culture Town in Qingcheng Mountain, Chengdu, officially opened for business, and people were surprised to find that Zhong Sen, who was originally difficult to find, would actually come here every week for consultation, so the town's hotels and apartments were quickly booked or leased, and more and more people came to visit and become long-term residents of the town.
The "Sun Simiao Wellness Culture Town" and the "Yanda Golden Age Health Care Center" project have a similar background, and it is also due to the injection of social funds that they have been successfully implemented. This social fund comes from the largest gold retail enterprise in Sichuan Province, "Love Gold Store".
According to Xiong Baoxing, an investor in the town and the legal representative of Sichuan Aixin Jindian, he has built infrastructure such as hotels and apartments on this 300 acres of land, and the most important thing is to build a health care diagnosis and treatment institution called "Ziwei Three Medical Hall", which invites Zhong Sen and more than 50 other top medical and health experts in Sichuan Province to sit in the clinic, which is the core project of the town and the core competitiveness.
Xiong Baoxing told reporters that in the next step, he will build 50 large courtyards in the town, each courtyard can accommodate about 100 people's food and accommodation, so that the town can form a scale that can accommodate about 5,000 people.
At the same time, the town is also cooperating with hotels in many tourist attractions in China, so that members who live in the town for a long time can take turns to live in hotels in many tourist attractions, even including some hotels in Europe.
"We're here for membership." Xiong Baoxing said, "The one who stays with us is our member, who recharges the membership fee at one time, and then the eating, living and wellness in this wellness town are deducted from the membership fee." Relatively speaking, we belong to a relatively high-end wellness project, and it can even be said that it is a customized wellness project. ”
Mai Xingxiao, a researcher at the China Aging Research Association, pointed out in an interview with reporters that in the future, medical care projects will become the investment hotspots of many social funds. At present, there is a difference between high-end and ordinary pension in the pension industry in China, and high-end pension projects are basically combined by medical forces and social funds to form a half-medical and half-pension model.
"This will attract a lot of social funds to participate." Mai Xingxiao said that China has entered an aging society, and the huge potential it contains is being paid attention to by more and more social funds.
The old man in the northeast is in Sanya
According to the reporter's understanding, coastal real estate is favored because of its natural environment. One of the most well-known is the pension real estate group in Hainan.
Just after the End of the National Day, the parents of Harbin citizen Zhang Qiang took a flight to Sanya, and they had to leave before the heating season in Harbin began, because they thought that the heating would follow the smog, and Sanya, Hainan, would still be blue sky, white clouds, and winter that would never come.
How many elderly people from Heilongjiang spend the winter in Sanya City? This data has not been an official statistics, and even the xinhua news agency report can only give the data of "hundreds of thousands" of northeast elderly people who come here every year to spend the winter, and these hundreds of thousands of northeast elderly people are figuratively compared to "migratory bird old people". Although there is no accurate data to show how many elderly people in the northeast will spend the winter in Hainan, there are two details that will corroborate this phenomenon.
In February 2018, a photo of the "Sanya Police Station of the Harbin Municipal Public Security Bureau" began to circulate on the Internet, and finally the external propaganda personnel of the Harbin Municipal Public Security Bureau confirmed that the police station was indeed in preparation, and that the Heilongjiang Provincial Public Security Department had already set up an "entry-exit management service station" in Sanya to provide services for the elderly who spent the winter here to apply for entry and exit documents. Before the Heilongjiang police set up the Sanya office, the Heilongjiang radio station had already begun to cooperate with the Sanya People's Radio station to open a linkage news and life program, so that the elderly in the northeast who wintered in Sanya could also hear the local voice from the radio.
Zhang Qiang's parents are one of the hundreds of thousands of migratory birds and elderly people, they bought a 60-square-meter elevator apartment in a small area near the Luhuitou Scenic Area in Sanya City, from the upper floor you can see the blue sea, which is undoubtedly the most beautiful scenery for the elderly who have lived in the northeast for half a lifetime.
Zhang Qiang's parents' neighbors are also elderly people from the northeast, although from different cities or provinces, but a tough-sounding northeast dialect will quickly close the distance between neighbors, especially in Hainan, which is nearly 4,000 kilometers from the northeast.
Mr. Zheng, president of a real estate association in a county-level city in Hainan Province, told reporters that more than half of the residents of dozens of residential quarters in the city are elderly people from the northeast, that is, migratory birds.
The pension town is gradually heating up
In addition to Hainan, some other coastal cities also attract the attention of the elderly in the northeast. Wang Yan, a retired cadre from Jixi People's Hospital in Heilongjiang Province, owns two properties in Weihai, Shandong and Xiamen, Fujian, of which the community where the Weihai property is located was originally called "Binhai Town", but two years later, the community was renamed "Binhai Pension Town". "The front foot is still called a coastal town, and it was renamed a pension town in two years." Wang Yan lamented that these real estate projects are moving in the wind and must catch the "express train of the pension economy".
"In fact, there is not much, just one more shuttle, just passing by the central hospital every day." When talking about the changes after the name change of the community, Wang Yan told reporters, "But the truth is also like this, our community still buys more elderly people, where young people will buy a house in order to spend a few days at the beach every year." ”
The reporter noted that starting from Dongying, Shandong, along the coastline of Weihai, Qingdao, Xiamen all the way to the Beihai of Guangxi, more and more coastal projects are playing the sign of "pension", attracting more elderly people to buy real estate and enjoy their old age by the sea.
The health systems in the locations of these projects are also actively adapting to this change and are beginning to equip these communities with basic medical service facilities so that these projects can live up to their name. Since the implementation of the purchase restriction policy in many areas, many pension real estate have abandoned the original sales model, but changed to a leasing model, that is, the elderly can come to live at any time and pay rent on schedule.
Jiang Ju, a senior real estate analyst and real estate commentator, said in an interview with reporters that the northern region is affected by the natural environment, and it is not suitable for outdoor activities for nearly half a year every year, and it is not suitable for opening windows for ventilation, especially after the emergence of smog, it is more intolerable and residential for many elderly people. At this time, there is a house in Hainan, and you can wear tank top shorts on nine cold days, the blue sky and white clouds all day, and the air is not polluted in the slightest, which is the purchase motivation of the old people in the north.
"Recalculate the economic account, you can live in Hainan for nearly half a year every year, wait until the spring in the north blooms, and then go back to live, such a high utilization of real estate, from an economic point of view, is also cost-effective." As a result, the old people in the north quickly occupied half of the Hainan real estate. Many developers have also quickly adjusted their sales strategies, so the concept of pension real estate has emerged. Jiang Ju said, "Many communities will be called so-and-so communities in the first year, and the second year will be called pension towns." In fact, these projects do not have any pension function, nothing more than some hype, what air, environment, supporting what, basically new bottles of old wine, as long as you can sell the house, what name the developer is it does not matter. ”
Pension industry investors on the sidelines
A number of developers or investors who have invested heavily in coastal and scenic spots to build pension real estate told reporters that China's pension real estate, especially high-end pension real estate projects, many of them look very beautiful, but the reality often backfires.
According to the data provided by local housing regulatory departments, pension real estate projects currently have the problem of high vacancy rate, the vacancy rate of pension real estate in the five major distribution areas is between 30% and 50%, and the vacancy rate in individual areas even exceeds 70% of the project. It is not difficult to see that the pension industry belongs to a non-fast consumption industry with large investment volume and long recovery cycle, which requires a patient cultivation period.
Some investors pointed out that at the beginning of the investment of funds, the data obtained from the inspection of the market is that China has entered a serious aging society, and the pension will be a huge market in the future and an economic growth point with a long duration.
However, after the actual investment, especially after the project began to pre-sell while building, it was found that it was not the same thing at all.
China's pension market has not yet matured the concept of consumption, most people have not yet formed an effective understanding of the pension industry such as nursing care models, so a large part of the consumption potential has not yet been transmitted to the pension market.
"Most of the elderly were born in the 1930s and 40s of the last century, and most of the elderly born in that era had three, four or even more children, and the elderly at this age were greatly influenced by traditional concepts, paying attention to raising children to prevent the elderly, and to be sent to the end by their children." Pension industry investor Kong Wei pointed out that the children of these elderly people are also ideologically and conceptually to send their parents to the end of the pension, and few are willing to send their parents to pension institutions, or buy an apartment for the elderly to live on their own. Therefore, the elderly who really go to the nursing home, the elderly apartment or the pension real estate for the elderly do not belong to the mainstream, and the concept of more elderly people and their children is still at home, children and grandchildren around the knees, and finally walk through life under the care of their families.
The "2019-2023 China Pension Investment Analysis Report" pointed out that as of the end of 2018, China's elderly population over 60 years old reached 249 million people, ranking first in the world, and the future demand for pension space is unlimited. The satisfaction rate of China's pension service demand is only 16%, and nearly 84% of the elderly demand has not been met for the time being, and the pension industry is still in a "sleeping" state. That is to say, the pension industry will be a direction of economic development at present and for a long time to come, which can be described as a period of opportunity for the pension industry.
However, many pension industry investors have concluded through actual investment or personal market research that China's pension industry investment is large, the recovery of funds is slow, most of the elderly concept is not updated and huge investment risks, which is an important factor restricting and restricting the pension industry and pension investment.
In April 2019, the Opinions of the General Office of the State Council on Promoting the Development of Old-age Services (hereinafter referred to as "Document No. 5"), which is praised by the industry as the "highest degree of attention and the strongest feasibility" in the pension-related policies in recent years, was issued, which put forward the goal to ensure that by 2022, on the basis of ensuring that everyone can enjoy basic old-age services, the diversified and multi-level old-age service needs of the elderly can be effectively met. The industry believes that after the issuance of Document No. 5, more supporting policies will be intensively introduced, and China will form the second policy peak period of the pension industry.
On July 4, 2019, the Ministry of Finance, the State Administration of Taxation, the Development and Reform Commission, the Ministry of Civil Affairs, the Ministry of Commerce, and the Health commission issued the Announcement on Preferential Tax Policies for Community Family Services such as Elderly Care, Childcare, and Housekeeping, which will be implemented from June 1, 2019 to December 31, 2025.
On August 5, 2019, the General Office of the State Council issued a document formally approving the establishment of an inter-ministerial joint conference system for elderly care services.
From the policy level, although the state continues to be favorable to the pension market, the key problems have not yet been cracked, and the bottlenecks that restrict the development of the pension industry in actual operation, such as financial support, pension land attributes and transfers, for-profit pension institution fees, subsidies, supervision and other issues, have not been completely cracked, and the policy system still needs to be further improved.
Therefore, many investors are often in a wait-and-see state when they are worried about factors such as unsatisfactory market feedback, large risks, and long return cycles.
Investor Wang Zhiqiang once said: People's concept of pension has not changed, government-run pension institutions still take us as imaginary enemies, the spirit of the contract has not been deeply rooted in the hearts of the people, before investing in pension projects in China is a high-risk project, I believe that more and more investors like me will see through this, at least at this moment, they are waiting and seeing.
However, from another point of view, due to the influence of family planning, this group of people born in the 1950s and 1960s was difficult to rely on their children to take care of and support when they entered the old age, and four parents and eight grandparents in a couple were not something that ordinary Chinese families could afford.
Therefore, it seems that although the pension market space is huge, it still takes time to improve.
In this process, the elderly and children need to identify with and accept the new pension model; Pension investors need to accept a profit model of high investment and slow return; The state also tries its best to tilt towards private pension institutions, real estate and industries from the macro policy level. The joint efforts of the three aspects can truly do a good job in the big cake of the pension market, so that each party can meet its own needs. (Editor-in-charge, Lü Bin, Editing by Liu Xiaoying)