Free early accessis open for residential development teams. Start modelling today.

Start modelling
Sector in build · Register interest

Retirement living feasibility, around the DMF.

Independent living units, serviced apartments and care. DMF, rollover assumptions and the long-tail cashflow retirement villages actually run.

  • Inputs7 blocks
  • Outputs8 metrics
  • CashflowMonthly
  • ScenariosPlanned

What this model does

Retirement living feasibility, end to end.

Decide whether the retirement village holds up across the rollover horizon. The model treats DMF as the long-tail asset it is, not a year-one inflow.

Calculation flow05 steps
  1. 01

    Scheme

    Site area, ILU count, mix, amenities and care option captured.

  2. 02

    Cost stack

    Build $/m², amenity build, care fit-out and contingency broken out.

  3. 03

    Sales and DMF

    ILU sale prices, DMF percentage and rollover frequency applied.

  4. 04

    Cashflow

    Initial sales, operator opex and rollover inflows run through the horizon.

  5. 05

    Returns

    Equity IRR, DMF NPV, peak debt and rollover horizon returned.

Schema

Every input. Every output. In one view.

The full retirement living feasibility model schema. 7 input blocks feeding 8 output metrics, with the calculation engine in between.

Inputs07 blocks
  1. 01

    Site and scheme

    Site areaILU countMixAmenitiesCare option
  2. 02

    Land

    Land costStamp dutyAcquisition
  3. 03

    Construction

    $/m²Amenity buildCare fit-outContingency
  4. 04

    Operating cost

    Operator staffOutgoingsCare opexMarketing
  5. 05

    Revenue

    Sale price per ILUDMF percentageRollover frequencyCare fees
  6. 06

    Finance

    EquitySenior debtInterestDrawdown
  7. 07

    Programme

    DAConstructionSalesRollover horizon
Outputs08 metrics
Primary outputAt base case
Equity IRR14.6%
MetricValue
  • Sale GRV$96.0M
  • DMF NPV$28.4M
  • Total development cost$94.0M
  • Development profit$22.4M
  • Peak debt$48.0M
  • Peak equity$18.4M
  • Rollover horizon10 years

Engine logic

Two engines. Scenarios and cashflow.

The two pieces that separate the retirement living feasibility from a spreadsheet. Scenarios that share one project, and a monthly cashflow wired to every input.

Scenarios01 / 02

Multiple scenarios, one project

Switchable in a click. No copied files.

  1. 01

    DMF percentage and rollover frequency as scenario levers.

  2. 02

    Care option versus pure ILU per scenario.

  3. 03

    Sales pace from opening to stabilised per case.

  4. 04

    Each scenario carries its own operating cost build-up.

Cashflow02 / 02

Monthly cashflow, fully connected

Every input touches the schedule.

  1. 01

    Cashflow runs past initial sale into the rollover horizon.

  2. 02

    DMF accrued through tenure and realised on rollover.

  3. 03

    Care opex sits alongside ILU operating cost, with its own build-up.

  4. 04

    Equity IRR reflects the long-tail DMF NPV, not just initial sales.

Excel replacement

Where the workbook quietly fails.

Every row is a recurring failure mode of the retirement living feasibility spreadsheet, and how the model handles it once.

SpreadsheetPopurise model
  • 01DMF modelled as a year-one inflowDMF accrued and realised on rollover
  • 02Rollovers ignored after initial saleRollover frequency and rollover yield as inputs
  • 03Care option not modelledCare option as a separate component

Use and verify

What it decides. What to check first.

The decisions the retirement living feasibility is built to support, alongside the things to verify before you trust it on a live deal.

What it decidesUse cases
  1. 01

    Set the DMF

    Test DMF percentage and accrual against equity IRR. See the long-tail value.

  2. 02

    Right-size the care

    Care option versus pure ILU. The margin reflects the operator.

  3. 03

    Model the rollover

    Rollover frequency as a real input. The cashflow runs past initial sales.

  4. 04

    Pressure-test the sales pace

    Sales curve from opening to stabilised. Equity IRR follows.

Pre-flight checklist05 checks

  • DMF accrued through tenure, not a year-one inflow.

  • Rollover frequency and rollover yield as real inputs.

  • Sales pace as a curve, not a single month.

  • Care opex separated from ILU operating cost.

  • Cashflow runs the full rollover horizon.

Worth checking before you stake a live deal on the retirement living feasibility.Register interest
Related models

Retirement living sector page

Open

Healthcare feasibility model

Open

Build-to-rent feasibility model

Open

Questions

Retirement living feasibility, answered.

How Popurise handles the retirement living feasibility.

Is the retirement model live today?

Not yet. Popurise is live for residential BTS. Retirement is on the expansion roadmap.

How is DMF modelled?

Accrued through tenure and realised on rollover. DMF percentage and rollover frequency are real inputs.

Does it model rollovers?

Yes. Rollover frequency and rollover yield run the cashflow past initial sales.

What about care?

Care sits as a component alongside ILU, with its own cost stack and operator cost.

Shape retirement living feasibility in Popurise.

Tell us how your team models this sector today. We are building it with the developers who will use it.

Register interest View residential model