Go homepage(回首页) Upload pictures (上传图片) Write articles (发文字帖)
The author:(作者)aaapublished in(发表于) 2013/12/9 13:39:23 Retirement with house first product launch in January next year
"With China's growing ageing, pension issues in order to make people feel anxious. In addition to the traditional family support for the elderly and other ways, insurance companies and other financial institutions starting depth in recent years engaged in the pension industry, retirement communities, and room-provided is an insurance company with two main directions. Currently, there are 8 insurance companies in exploring retirement communities across the country, of which all life's first retirement communities have invested in Wuhan opened last month. For large, commercial insurance agencies involved both a model of how it works? Is good? Should we choose that kind of old-age pension in the future? ”
Post concerned is difficult to bear the family support for the elderly
Beijing citizen Wang (a pseudonym) is from the typical "421 structure" after the young men of the family. This year, his child was born, four elderly people has begun to retire, and his father and mother-in-law is caught in a prolonged illness.
"As parents grown old, past pension problem seems light years away from feeling suddenly pushed ahead of us. "Mr Wang worried that although old still capable of taking care of themselves now, but older variation of the body in the future, if four elderly and in poor health, young children to care for, he will be difficult to handle the situation.
For him, although the family pension is the best way to maintain family ties, but practical difficulties or to make oral tradition is untenable. So this year, he began to focus on community nursing home, quickly learned that traditional nursing home is in a "public can't get, people can't afford to live in". Subsequently, the aged with housing and retirement communities such as old-age way to start into his field of vision, but he does fly didn't know what.
Lock future residency each year into 3 per cent
"Institutional care for the elderly is bound to assume social responsibilities in the future, with the arrival of consumer attitudes changed and the pension pressure, post will not be able to bear the family support for the elderly, pension, will go to market. "All life insurance Chairman Dai Hao believes that retirement communities will be the future one of the nursing home, have great market potential.
In fact, all life is currently in retirement communities have gone as far as insurance companies. The company invested in Wuhan's first retirement communities have recently launched and has been progressively introduced into the community for the elderly try to live. The pattern is to kind of retirement community (the House) docked with the traditional insurance products, with houses replaced traditional insurance products of tenure of cash proceeds. After customers purchase insurance, regardless of future old-age communities rent levels do not have to be added to the rent, but rooms at the retirement community service fee will be paid based on future market conditions.
Operating introduction Zheng Wang, head of that community, the Community position for the middle class to live, customers can choose to pay directly admitted, can also enter future travel insurance products. Select direct payment, and in addition to deposit varies from 50,000 to 900,000 outside, again from more than 1000 Yuan a month to more than 3,000 yuan fee if you choose to purchase an insurance product future occupancy, to 30-40 customers, for example, if you choose to pay 10, need input from 30,000 to 50,000 yuan a year, can guarantee that rooms at the pension community.
High-end "pension" to provide "one-stop service"
Not just in Wuhan, the layout of all life insurance retirement community all over the country, the total investment in the country in the next decade will reach hundreds of billions. Previously, Taikang life insurance, new China life insurance, ping an of China, China life insurance company old-age communities are already well underway, such as the layout.
To Taikang in Changping District of Beijing launched a high-end retirement communities, for example, linked to the project of "wealth Buddha wins" above the starting price of 2 million yuan of insurance products, free one-bedroom retirement communities free of charge. Purchase higher priced products, from health care for the elderly to the cemetery and all responsibility of Taikang.
A few days ago, China insurance regulatory Commission official said, there are already 8 pension insurance institutions of the community investment, planned investment was 15 billion yuan, while the actual investment was 5 billion yuan.
Retirement community-sustainability is questioned
Just finished a retirement communities research project of Nankai University, said Jiang Shengzhong, a professor at a public forum on Thursday, research found in a retirement community in a number of issues and concerns, and when commercial insurance companies in the development of pension property, if sales of insurance products and pension agency sales docking services is not good, there will be sales misleading questions. In addition, legal barriers also exist, in accordance with the Insurance Act provides that insurance payments are cash payments, no payments, services, payment in kind.
Jiang Shengzhong said: "how to dock with the pension insurance products and insurance services also exist in some problems. Giving the impression of more commercial insurance company is a real estate investor, advantage extends to old-age insurance institutions, including liability insurance, including care insurance, including other medical insurance not much explored in this regard. ”
According to Jiang Shengzhong introduced from international experience, whether it is the United States and the United Kingdom, and Japan, there is an insurance company like China did in which an insurance company, development, investment, operation, the line down, lasted at least 30 years. For example in the United States, is basically a financial investment, through fund investments. Like Japan and the United Kingdom after essentially cover real estate, find the real estate good buys, and then developed a nursing home. While China needs reflection and consideration of the risks currently faced by SMEs, this investment model is not sustainable?
Retirement communities behind the alleged intended to Rodeo
Since 2009, the enactment of the Insurance Act allow insurance funds to invest after real estate, insurance companies invest pension community has grown from an individual company's pilot to 8 companies involved have now. However, this process is accompanied by doubts about insurance old-age communities are intended to Rodeo.
Some of the real estate sector are sceptical that some insurance companies excessive pursuit of direct power of endowment property may be able to enjoy the preferential policy and the big Rodeo, capable insurance companies not only can you take from the low price of local governments, and the State also subsidizes. Other possible concessions including tax exemptions, land for sale commercial and residential, special subsidies.
Due to the high end of most retirement communities position, many believe, deserve preferential policies for insurance companies is in fact borrowed from pension, public row in the name of profit-making reality, Rodeo hands through low prices for high-end development. One person up Taikang had questioned on Taikang customers recommend high-end cocktail party, why pure commercial quality product to enjoy Government preferential policies, this is not take taxpayers ' money to subsidize the rich?
Most of the insurance companies, "the aged with housing" took a wait-and-see attitude
Compared with insurers scrambling to enter retirement communities, also by commercial insurance companies to operate "the aged with housing" it, for one reason or another is facing "cracking" dilemma.
In September, several opinions of the State Council on accelerating development of old-age service points out that planning pilot project "housing for the elderly reverse mortgage endowment insurance", this then be summed up as "the aged with housing" policy has aroused widespread attention, but was to some extent a rebound in public opinion. In the absence of the "pension" modes are fully aware of the circumstances, quite a lot of people misread the pattern into the Government will withdraw from pension insurance, and through the House by the people themselves to solve the pension problem.
On Wednesday, Deputy Director of the Department of the CIRC life insurance Yuan Xucheng stressed at a forum, "the aged with housing" is merely to provide an additional pension for the elderly in need choices, do not take this negative old-age social responsibility, government responsibility. "The aged with housing" is still in the research process, the China insurance regulatory Commission is leading organizations to actively explore and study the issue of insurance companies, the next step, with the Ministry of Civil Affairs, national development and Reform Commission, Ministry of finance, Ministry of housing, and other relevant departments to actively promote this work.
Happy life insurance was introduced in January of next year, "the aged with housing"
However, "the aged with housing" first product launch was only a matter of time. Previously, Meng Xiaosu, happy life insurance company Chairman, said, happy life in December will be the development of housing for the elderly reverse mortgage insurance programme, introduced in January next year and related products.
In fact, in addition to the public in General, "the aged with housing" interest is not high, the insurance industry's participation in "old-age" morale is not high, generally for carrying out the insurance companies, "the aged with housing" took a wait-and-see attitude. At present, publicly stated that it would launch "the aged with housing" insurance companies only have a happy life. Another report, in November, the China insurance regulatory Commission held internal meetings on this subject, participating insurers only happiness in life and ping an, Taikang, Xinhua, hezhong, zhonghong etc 7.
Meng Xiaosu believes that currently enthusiastic about the business of insurance is not high also is worried about the main reasons make less money, the main risk is that fear of falling prices, "the aged with housing" after business, insurance products are designed to include the share of proceeds, redemption, auction and many other areas, is ultimately a matter for insurance companies bear the risk of falling prices.
Ownership of a property is lost by the elderly is the primary target for
For ordinary people, retirement communities, and with these two modes of old-age pension, who is better? Which model will be closer relationship and our lives?
One person asked not to be named said: "for a retirement community, and currently has a number of insurance companies have been in operation, also has a few of them live, but are mostly concentrated in the wealthy class. So, most key is can reduced threshold, or if just rich game words, future will due to lost local Government of offers policy and difficult continued; and for to room endowment,, from products design of direction see, was just minority elderly willing to accept of small all commercial insurance products, impossible became endowment of mainstream, has real estate of lost alone elderly will will is this products of main target customer. ”
First mentioned Wang to insurance company products are known in Beijing said after the unacceptable threshold reached millions of retirement communities. While projects for everyone tho in Wuhan, he believes that although the monthly payment of rent is not high, but the lump-sum payment of hundreds of thousands of Yuan deposit is high threshold if there are similar projects in Beijing, he would seriously consider. As for the "Endowment", he clearly indicated that he will not accept. Neither he nor the elderly at home, and my heart wouldn't lose the House in the future.
Text/reporter Sun Changluan
(Edit: SN091)December 08, 2013 The Beijing Youth daily(以房养老首款产品明年1月推出 |养老|以房养老|首款_新闻资讯
“随着我国老龄化的日益加剧，如何养老成为了让人们倍感焦虑的问题。除了传统的家庭养老等方式外，保险公司等金融机构近年开始深度介入养老产业，其中养老社区和以房养老就是保险公司发力的两个主要方向。目前，已有8家保险机构在全国各地探索养老社区，其中合众人寿在武汉投资建成的首个养老社区已经于上月开始启用。对于大众而言， 由商业保险机构介入的这两种养老模式究竟如何运作？是否靠谱？将来我们是否应该选择这样的养老方式？”
80后担忧难以承担家庭养老
北京市民王清(化名)是来自典型“四二一结构”家庭的80后年轻人。今年，他的孩子刚刚出生，四个老人已经陆续退休，且父亲及岳母已经是久病缠身。
“随着双方父母的逐渐老去，过去看起来很遥远的养老问题感觉一下子就推到了我们面前。”王先生担心，虽然老人现在尚能照顾自己，但将来年纪大身体变差，如果四个老人同时都身体不好，年幼的孩子又要照顾，他将难以应付这样的局面。
对于他来说，虽然家庭养老是维系亲情的最好方式，但现实困难或将让这种传统方式难以为继。于是，今年以来他开始关注社会上的养老机构，很快得知传统的养老院是处于一种“公办的进不去，民办的住不起”的状况。随后，养老社区和以房养老等新兴的养老方式开始进入他的视野，但他又对这些模式是否靠谱心里没底。
锁定未来居住权每年需投入3到5万
“将来机构养老必然承担起社会职责，随着消费观念改变和整个养老压力的到来，80后将无法承担家庭养老，养老必然会走向市场化。”合众人寿董事长戴皓认为，养老社区将会是未来社会化养老的方向之一，有很大的市场潜力。
事实上，合众人寿正是目前在养老社区领域走得最远的保险公司。该公司在武汉投资建成的首个养老社区已经于日前开始启用，并且已经有老人陆续进入社区试住。该模式是将养老社区的实物(房子)与传统的养老保险产品对接，用房子的租住权替换传统养老保险产品的现金收益。客户购买保险后，不论未来养老社区租金水平怎样都不用再增添租金，但未来入住养老社区的服务费用则要根据未来市场情况另外缴纳。
该社区营运负责人王峥介绍，该社区定位给中产阶级居住，客户可以选择缴费直接入住，也可以通过购买保险产品选择未来入住。选择直接缴费入住，除了要交从5万到90万不等的押金外，每月再交从1000多元到3000多元不等的费用；而如果选择购买保险产品锁定未来入住，以30到40岁的客户为例，如果选择10年缴费，每年的投入需要3万到5万元，可保证将来入住养老社区。
高端“养老保险”提供“一条龙服务”
不只在武汉，合众人寿养老社区的布局遍布全国，未来十年在全国的总投资规模将达到千亿。此前，泰康人寿、新华人寿、中国平安、中国人寿等保险公司的养老社区也早已展开布局。
以泰康人寿在北京昌平推出的高端养老社区为例，与该项目挂钩的“财富尊赢”保险产品的起步价在200万元之上，赠送养老社区一室一厅免费入住。而如购买价钱更高的产品，老人从医护到公墓，全部由泰康负责。
日前，保监会相关负责人透露，目前已经有8家保险机构进行养老社区投资，计划投资额是150亿元，而实际投资额是50亿元。
养老社区模式是否可持续受质疑
刚刚做完一项养老社区研究课题的南开大学教授江生忠本周四在一次公开论坛上表示，在研究养老社区过程中发现了一些问题和担忧，商业保险公司在开发养老地产的时候，如果保险产品的销售和养老机构服务的销售对接不好，会存在销售误导问题。另外，法律上也存在障碍，按照保险法规定，保险给付是货币现金给付方式，没有实物给付、服务给付。
江生忠认为：“如何把保险产品和保险服务与养老产品对接方面也存在一些问题。给人感觉商业保险公司更多就是地产投资商，如何把保险的优势延伸到养老机构里面，包括责任险、包括护理保险，包括其他的医疗保险这方面探索不多。”
据江生忠介绍，从国际经验来看，无论是美国、英国、日本，没有一家保险公司像中国那样做，即保险公司从拍地、开发、投资、运营，这条线拉下来，持续时间至少30年。比如在美国，基本上是财务性投资，通过基金方式投资。像日本方式和英国方式基本上属于等到房地产盖起来以后，发现这个地产很好就买入，再开发养老院。而中国险企目前的方式需要深思和考虑，这种投资模式是不是可持续？
热衷养老社区背后被指意在圈地
自从2009年颁布的《保险法》允许保险资金投资不动产之后，保险公司投资养老社区已从个别公司的试点发展到目前已有8家公司介入。不过，在这一过程中亦伴随着对保险业热衷养老社区意在圈地的质疑。
一些地产界人士怀疑，部分保险公司过度追逐养老地产的直接动力可能是因为能享受到优惠政策而大肆圈地，有能力的险企不仅能从地方政府低价拿到地，而且国家还给予补贴。其他可能的优惠还包括减税免税、配套出让商业住宅用地、专项补贴等。
由于多数养老社区项目定位高端，不少人认为，坐拥优惠政策的保险公司其实是借养老的公益之名行牟利之实，通过低价圈地转手进行高端开发。一位放弃购买泰康产品的人士曾在泰康人寿客户高端推荐酒会上质疑，纯商业性质的产品为何要享受政府优惠政策，这不是拿着纳税人的钱补贴富人吗？
多数险企对“以房养老”持观望态度
和保险公司争相进入的养老社区领域相比，同样将由商业保险公司来操办的“以房养老”却因为种种原因而面临着“雷声大雨点小”的窘境。
今年9月，国务院《关于加快发展养老服务业的若干意见》指出，我国将有规划地试点“老年人住房反向抵押养老保险”，随后这一被概括为“以房养老”的政策引起了普遍关注，却一定程度上遭到了社会舆论的反弹。在未对“以房养老”模式有充分了解的情况下，社会上不少人将该模式误读成政府将从养老保险中退出，而由老百姓自己通过房子来解决养老问题。
本周三，保监会人身险部副主任袁序成在一个保险论坛上强调，“以房养老”只是给有需要的老年人提供多一种养老方式的选择，并没有借此否定养老社会职责、政府职责。“以房养老”目前仍在研究过程中，保监会正牵头组织保险公司积极探索和研究这个问题，下一步，与民政部、发改委、财政部、住建部等有关部门积极推动这项工作。
幸福人寿明年1月推出“以房养老”产品
不过，“以房养老”首只产品的推出已只剩下时间问题。此前，幸福人寿保险公司董事长孟晓苏表示，幸福人寿将在12月份制定老年人住房反向抵押养老保险方案，并在明年1月份推出相关产品。
事实上，除了社会公众普遍对“以房养老”兴趣不高以外，保险业对参与“以房养老”的积极性也不高，各保险公司普遍对开展“以房养老”持观望态度。目前，公开表示将推出“以房养老”产品的保险公司仅有幸福人寿一家。另据悉，保监会曾于11月就此事召开内部会议，参与的保险公司只有幸福人寿、平安、泰康、新华、合众、中宏等7家。
孟晓苏认为，保险业目前对该项业务热情不高的主要原因还是在于担心挣不到钱，其主要风险在于害怕房价下跌，如果“以房养老”业务开展以后，保险公司产品设计要包括收益分成、赎回、拍卖等多个环节，最终是由保险公司承担房价下跌的风险。
拥有房产的失独老人是主要目标客户
对于普通老百姓而言，养老社区和以房养老这两种养老模式，究竟谁更靠谱？哪种模式会和我们的生活发生更紧密的关系？
一名不愿透露姓名的人士认为：“对于养老社区而言，目前已有多家保险公司已经在正式运营，也已经有少数人入住，但大多集中在富裕阶层。因此，最关键是能否降低门槛，否则如果只是富人游戏的话，将来会因失去地方政府的优惠政策而难以持续；而对于以房养老而言，从产品设计的方向来看，本来只是少数老人愿意接受的小众商业保险产品，不可能成为养老的主流，拥有房产的失独老人将会是这种产品的主要目标客户。”
前述的北京市民王清在得知相关保险公司的产品后表示，无法接受门槛达数百万的养老社区。而对于合众人寿在武汉的项目，他认为虽然每月缴纳的租金不算高，但一次性缴纳的几十万元押金却是高门槛，如果北京有类似项目，他可能会慎重考虑。至于“以房养老”的方式，他则明确表示不会接受。不论是他个人还是家里老人，心里都无法接受将来失去房子的状况。
文/ 本报记者 孙昌銮
赞