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Operating model · Register interest

Retirement village performance, across the rollover.

Service fees, DMF rollover, care opex and refurb capex through the long-tail horizon. Operating cashflow reflects the village, not the year-one stub.

  • Inputs7 blocks
  • Outputs8 metrics
  • CashflowMonthly
  • ScenariosPlanned

What this model does

Retirement operating operating model, end to end.

Run the retirement village across the long-tail horizon. Service fees, DMF rollover and care opex drive operating cashflow, with refurb capex reserved on unit turnover.

Calculation flow05 steps
  1. 01

    Asset

    ILU count, mix, amenities and care option captured for the operating village.

  2. 02

    Service revenue

    Service fees, exit fee and ancillary revenue applied per resident.

  3. 03

    DMF rollover

    DMF percentage, tenure assumption and rollover frequency applied.

  4. 04

    Hold cashflow

    Operating cashflow runs across the horizon, with refurb capex on rollover.

  5. 05

    Exit

    Forward DMF NPV and operating cashflow returned over the hold.

Schema

Every input. Every output. In one view.

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

Inputs07 blocks
  1. 01

    Asset

    ILU countMixCare optionYear stabilised
  2. 02

    Service revenue

    Service feeExit feeAncillaryCare fees
  3. 03

    DMF rollover

    DMF percentageTenure assumptionRollover frequencyCapital gain share
  4. 04

    Operating cost

    Operator staffOutgoingsCare opexMarketing
  5. 05

    Refurb capex

    Unit refurb $/unitCommon area capexCare capexReserve $/unit
  6. 06

    Hold finance

    Resident loan poolBank facilityInterestCoupon
  7. 07

    Hold and exit

    Hold yearsDiscount rateSelling costInflation
Outputs08 metrics
Primary outputAt base case
Hold-period IRR12.6%
MetricValue
  • Year-one service NOI$1.2M
  • DMF NPV$28.4M
  • Annual rollover8 units
  • Tenure assumption9 years
  • Care cost ratio42%
  • Refurb $/unit$28k
  • Hold horizon15 years

Engine logic

Two engines. Scenarios and cashflow.

The two pieces that separate the retirement operating operating model 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

    Rollover pace and tenure assumption as scenario levers.

  2. 02

    DMF percentage and capital gain share per scenario.

  3. 03

    Care opex and care utilisation per scenario.

  4. 04

    Each scenario carries its own discount rate.

Cashflow02 / 02

Monthly cashflow, fully connected

Every input touches the schedule.

  1. 01

    Monthly cashflow across the long-tail horizon.

  2. 02

    Service fees run alongside rollover inflows.

  3. 03

    DMF accrued through tenure and realised on rollover.

  4. 04

    Refurb capex drawn on unit turnover, with reserve sized to the cycle.

Excel replacement

Where the workbook quietly fails.

Every row is a recurring failure mode of the retirement operating operating workbook, and how the model handles it once.

SpreadsheetPopurise model
  • 01Rollover modelled as a yearly stubRollover frequency and tenure assumption as live inputs
  • 02DMF realised in year oneDMF accrued through tenure and realised on rollover
  • 03Care opex assumed awayCare opex with its own build-up alongside ILU

Use and verify

What it decides. What to check first.

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

What it decidesUse cases
  1. 01

    Forecast service NOI

    Service fees, ancillary and care fees through the horizon.

  2. 02

    Plan the rollover

    Rollover pace and DMF realisation across the horizon.

  3. 03

    Size the refurb reserve

    Refurb $/unit and reserve cycle as live inputs.

  4. 04

    Pressure-test the discount rate

    Discount rate sensitivity on the DMF NPV.

Pre-flight checklist05 checks

  • Rollover frequency and tenure assumption as live inputs.

  • DMF accrued through tenure and realised on rollover.

  • Service fees and care fees split out.

  • Refurb capex on unit turnover, with reserve sized to the cycle.

  • Discount rate sensitivity on DMF NPV.

Worth checking before you stake a live deal on the retirement operating operating model.Register interest
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Questions

Retirement operating operating model, answered.

How Popurise handles the retirement operating operating model.

How is this different from the retirement feasibility model?

Feasibility answers whether to build and sell down. Operating answers how the stabilised village runs across the rollover horizon.

How is DMF realised?

Accrued through tenure and realised on rollover. Frequency and tenure live as inputs.

Does it handle care opex?

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

Can I stress rollover pace?

Yes. Rollover frequency and tenure assumption carry their own stress scenarios.

Shape the retirement operating model in Popurise.

Tell us how your team runs this asset today. We are building the operating model with the owners and operators who will use it.

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