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Retirement living · Sector in build

Retirement living feasibility, with DMF in the model.

Units, entry price, DMF, resale timing and village cashflows alongside development margin. Popurise is live for residential today and is expanding into retirement living next.

Register interest View residential model

Why this sector

Stop modelling retirement like a sell-down.

Retirement living feasibility lives on entry price, DMF and resale cashflow. Spreadsheets that stop at the first sale miss most of the value.

The old way
Sold once, forgotten.

Treated like a sell-down. Deferred management fee ignored. Resale cashflow off the model.

With Popurise
Sold, held, resold.

Entry price, DMF, resale tenure and village cashflows connected across the development.

Retirement is a sell-and-hold.Entry price, DMF, resale and village cashflows in one workspace.
  • 01

    Entry price as a real input.

    Modelled per unit type and stage, not averaged.

  • 02

    Deferred management fee.

    DMF tenure and recapture profile as inputs, not assumptions.

  • 03

    Resale cashflow modelled.

    Resale timing, growth and ingoing residents as a real revenue stream.

  • 04

    Village opex front and centre.

    Management, maintenance and community costs as real inputs.

  • 05

    Compare DMF structures.

    Different DMF tenure and recapture as scenarios, in one project.

  • 06

    Hold IRR not just margin.

    Equity IRR across construction, sell-down, hold and exit.

The spreadsheet problem

Stop letting the spreadsheet stop at first sale.

Retirement living value comes from DMF and resale cashflow, not just the first ingoing contribution. A standard residential workbook misses most of it.

  • 01DMF ignored or hardcodedDMF tenure and recapture as inputs
  • 02Resale cashflow off modelResale timing and growth modelled
  • 03Village opex absorbed in a marginManagement, maintenance and community costs
  • 04Hold period not modelledSell-down, hold and exit in one timeline
  • 05Hold IRR ignoredEquity IRR across construction, sell-down and hold
  • 06Stabilised cashflow estimated lateStabilised cashflow live in outputs
  • 07Final_v8 becomes the systemOne live project, one scenario set

The difference

Run retirement feasibilities faster.

Standard residential spreadsheets stop at first sale. Generic property tools miss DMF and resale. Popurise is being built around the cashflows that actually decide a village.

What you get
Excel workbookBuild it yourself
Spreadsheet templateOff the shelf
Legacy softwareTrained user tool
PopuriseBuilt around the deal
Best fit
Analyst-built village models
Residential templates
Trained users
Retirement living feasibility
DMF
Ignored or hardcoded
Limited
Available, heavy
Tenure and recapture as inputs
Resale cashflow
Off model
Off model
Process-heavy
Real revenue stream
Village opex
Absorbed
Flat margin
Heavy to configure
Real input categories
Stabilised cashflow
Hand-reconciled
Manual
Available with effort
Live output
Hold IRR
Not modelled
Limited
Heavy
Across construction, sell-down and hold
Scenario testing
Copy files
Manual
Heavy
Side by side
Version control
File chaos
File chaos with formatting
Better, but heavier
One live project

Get to the answer faster, without spreadsheet mess or software bloat.

Register interest

How it works

Three steps to a faster retirement decision.

Model the village, compare DMF cases and decide whether the site is worth pricing.

Step 01

Model the deal

Set the site, unit mix, entry prices, DMF, village opex and exit treatment in one workspace.

Step 02

Compare the cases

Test DMF tenure, recapture and resale growth as scenarios without copying files.

Step 03

Make the call

See development profit, DMF and hold IRR. Decide what gets the next round.

What the model handles

A retirement model, not a renamed apartment sell-down.

The Popurise retirement living model is being scoped around entry price, DMF, resale timing and village cashflows, for Australian developers and operators.

01

Site and units

Site areaGFAUnitsUnit mixCommunity area

02

Land and acquisition

Land costStamp dutyAcquisitionSettlement

03

Build costs

UnitsCommunityCareContingency

04

Entry price and sales

Entry priceSalesMarketingAgentIngoing

05

DMF and resale

DMFTenureRecaptureResale timingGrowth

06

Finance and exit

LVRInterestReserveExit

07

Programme and hold

AcquisitionConstructionSell-downHoldExit

Popurise model

Inputs stay connected. Change the deal, see the answer move.

Output · PlannedDriven by sector-specific assumptions

Returns

Development profit$36.4M
Profit on cost18.4%
Ingoing GRV$182.0M
DMF over hold$48.0M
Village cashflow$3.2M p.a.
Hold IRR14.2%
Peak debt$98.0M
Peak equity$54.0M

  1. Development directors

    Decide which sites support a village.

  2. Acquisition teams

    Screen sites against a target development margin and hold IRR.

  3. Operators

    Sanity-check village opex and DMF recapture profile.

  4. Asset managers

    Stress-test resale growth and hold IRR.

  5. Funds and investors

    Sanity-check development profit and village cashflow against the cost stack.

Why it exists

A better way to run retirement living feasibility.

Popurise is being built around the cashflows that decide a retirement living deal: entry price, DMF, resale and village opex, in one workspace.

Built for retirement living

Model entry prices, DMF tenure, resale timing, village opex and exit treatment in one workspace.

Made for faster site screening

Use Popurise to test whether a retirement site is worth bidding before the deeper bid model is built.

Clearer than spreadsheet files

Keep DMF and resale scenarios together with sell-down and village cashflows.

Popurise helps retirement teams replace fragile workbooks with a cleaner browser-based workspace for retirement living feasibility and village cashflow review.

Questions

Retirement living feasibility, answered.

Straight answers on how Popurise will handle retirement living feasibility for Australian developers and operators.

Is the retirement model live today?

Not yet. Popurise is live for residential development feasibility. Retirement living is a future sector being scoped on the same platform.

How is DMF modelled?

Deferred management fee as a tenure curve with recapture on resale. The output panel shows DMF over hold and DMF on exit.

How is resale modelled?

Resale timing, capital growth and the ingoing resident contribution are modelled as a recurring revenue stream after first sale.

How is village opex handled?

Management, maintenance, community and reserve as separate inputs. Recovery from residents is modelled per scheme.

What is the exit treatment?

Residual unit value at exit, plus accrued DMF, plus village cashflow over hold. Sensitivity bands on growth and exit yield are part of the scope.

Will it support care components?

Yes. Mixed retirement and care components are being scoped, with separate cost and revenue structures.

How do I register interest?

Use the Register interest button. Tell us how your team currently models retirement living and what would help.

Want to shape retirement living feasibility in Popurise?

Tell us how your team models retirement living today. We are building this with the developers and operators who will use it.

Register interest View residential model