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The senior living market can’t keep up with demand as boomers age

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The senior living market can’t keep up with demand as boomers age


A version of this article first appeared in the CNBC Property Play newsletter with Diana Olick. Property Play covers new and evolving opportunities for the real estate investor, from individuals to venture capitalists, private equity funds, family offices, institutional investors and large public companies. Sign up to receive future editions, straight to your inbox.

Senior living has long been a somewhat under-the-radar real estate play, with a somewhat unappealing reputation. But it’s on the edge of a boom — a baby boom, to be exact. 

More than 4 million boomers will hit 80 in the next five years, and occupancy at both active adult and assisted living communities is already rising fast. This comes as annual inventory growth in senior housing just dropped below 1%, the first time that’s happened since the National Investment Center for Seniors Housing and Care began tracking the metric in 2006. 

Ventas, a senior living real estate investment trust with a $31 billion market cap, is betting big on what CEO Deb Cafaro calls the longevity economy. 

“We’re buying billions of dollars a year in senior living, and we’re seeing returns in the sevens going in, with low to mid-teens, unlevered IRRs [internal rates of return], so there’s significant growth in assets, and we’re buying below replacement costs,” said Cafaro, who has been at the helm of the company for over 25 years. “I’ve never seen that combination of investment characteristics in my long career in real estate, and so we’re fully taking advantage of all of that.”

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Cafaro said growth in the senior living demand pool is expected to be 28% over the next five years. She called the demand tailwinds “incredibly strong and durable.”

“Think about 2000 in the real estate investment trust business — office was over 20% of the overall REIT pie, and health care was 2%. Now when you look at the pie, office is 5%, and what is it now? It’s health care, senior living. It’s data centers. It’s cell towers. Why? Because that’s where the demand is,” she said.

Cafaro said Ventas, which purchases properties but doesn’t develop them, benefits from the deep lack of supply in the senior living sector, from active adult to assisted living to memory care facilities. 

The Sunrise of Lincoln Park senior living community, owned by Ventas, in Chicago, Illinois.

Courtesy of Ventas

“As an owner with one of the largest footprints of senior housing, of existing stock in the U.S., we’re benefited by the higher cost of development, because we have an installed base and we’re acquiring assets actually at below replacement cost, and, right now, that’s part of our strategy,” Cafaro said. “We feel really good about our base of 850 senior living communities, where occupancies are increasing. And we also feel good about the multibillions of dollars we’re investing every year in existing assets.”

Why no supply?

Aegis Living is a developer and operator of senior living facilities in Washington, California and Nevada. The massive supply-demand imbalance weighs heavily on its founder and CEO, Dwayne Clark.

“There’s a problem brewing, and the only metaphor I can think of, it’s like putting a party balloon on the end of a fire hose and watching it increase with great velocity. Velocity without being able to do anything until it pops,” Clark said.

According to NIC data, there will be just about 4,000 new senior living units developed this year and next year, but demand growth would necessitate 100,000 new beds each year through 2040.

“It’s the lowest amount of units we’ve seen since 2009, the lowest. And, again, I’ve done this for 40 years. I’ve never seen such a lack of construction starts,” Clark said.

Average rents at Aegis are around $12,000 a month, but that includes utilities, transportation, food, activities and differing levels of care. Clark said most residents are covering costs in part by using the proceeds from the sale of their homes, which have appreciated dramatically in the past five years.

Higher interest rates, he said, are the primary roadblock to new development. 

“We have six buildings waiting to get refinanced. We never, in our 28-year history, have had more than two. We’ve got six, and soon to be seven, and it’s all on floating debt. So that is a catastrophic problem for the industry. And again, we’re not catching up with the demand,” he said. 

Investor interest 

Harrison Street is an alternative real estate investment management firm with $55 billion in assets under management. Its U.S. Core Senior Housing strategy posted a more than 30% increase in same-location net operating income last year, according to a company spokesperson. Harris Street has maintained that with new supply constrained and demand durable, this could be the strongest entry point for alternative real estate investment in its 20-year history. 

“Frankly, over the course of the past 20 years, I can’t identify another period where we were more excited about the current setup within the sector,” said Mike Gordon, global CIO of Harrison Street, which invests in the independent and assisted living segments, as well as memory care. 

Gordon said severe uncertainty in the first years of the pandemic — when there were horror stories of infections and fatalities in senior living facilities — has largely been resolved. He said now more seniors are living in these communities than there were pre-Covid. 

Harrison Street acquired about 20 senior communities during 2020-2021, at the start of the pandemic, when there was virtually no liquidity in the sector. Over the past few years, growing demand and tight supply have resulted in annual average rent increase of nearly 5% across the sector and high single digits in certain markets, according to Harrison Street. 

Despite high interest rates overall, Gordon said private investors have new interest in the sector, thanks to that strong rent growth.

“What we’re seeing right now is a real quick return of liquidity into the sector,” Gordon said.



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South Korea: Online retail giant Coupang hit by massive data leak

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South Korea: Online retail giant Coupang hit by massive data leak


Osmond ChiaBusiness reporter

Getty Images Coupang logo on mobile phone screen against a white backgroundGetty Images

Coupang is often described as South Korea’s equivalent of Amazon.com

South Korea’s largest online retailer, Coupang, has apologised for a massive data breach potentially involving nearly 34 million local customer accounts.

The country’s internet authority said that it is investigating the breach and that details from the millions of accounts have likely been exposed.

Coupang is often described as South Korea’s equivalent of Amazon.com. The breach marks the latest in a series of data leaks at major firms in the country, including its telecommunications giant, SK Telecom.

Coupang told the BBC it became aware of the unauthorised access of personal data of about 4,500 customer accounts on 18 November and immediately reported it to the authorities.

But later checks found that some 33.7 million customer accounts – all in South Korea – were likely exposed, said Coupang, adding that the breach is believed to have begun as early as June through a server based overseas.

The exposed data is limited to name, email address, phone number, shipping address and some order histories, Coupang said.

No credit card information or login credentials were leaked. Those details remain securely protected and no action is required from Coupang users at this point, the firm added.

The number of accounts affected by the incident represents more than half of South Korea’s roughly-52 million population.

Coupang, which is founded in South Korea and headquartered in the US, said recently that it had nearly 25 million active users.

Coupang apologised to its customers and warned them to stay alert to scams impersonating the company.

The firm did not give details on who is behind the breach.

South Korean media outlets reported on Sunday that a former Coupang employee from China was suspected of being behind the breach.

The authorities are assessing the scale of the breach as well as whether Coupang had broken any data protection safety rules, South Korea’s Ministry of Science and ICT said in a statement.

“As the breach involves the contact details and addresses of a large number of citizens, the Commission plans to conduct a swift investigation and impose strict sanctions if it finds a violation of the duty to implement safety measures under the Protection Act.”

The incident marks the latest in a series of breaches affecting major South Korean companies this year, despite the country’s reputation for stringent data privacy rules.

SK Telecom, South Korea’s largest mobile operator, was fined nearly $100m (£76m) over a data breach involving more than 20 million subscribers.

In September, Lotte Cards also said the data of nearly three million customers was leaked after a cyber-attack on the credit card firm.



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Pakistan’s crisis differs from world | The Express Tribune

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Pakistan’s crisis differs from world | The Express Tribune


Multiple elite clusters capture system as each extracts benefits in different ways

Pakistan’s ruling elite reinforces a blind nationalism, promoting the belief that the country does not need to learn from developed or emerging economies, as this serves their interests. PHOTO: FILE


KARACHI:

Elite capture is hardly a unique Pakistani phenomenon. Across developing economies – from Latin America to Sub-Saharan Africa and parts of South Asia – political and economic systems are often influenced, shaped, or quietly commandeered by narrow interest groups.

However, the latest IMF analysis of Pakistan’s political economy highlights a deeper, more entrenched strain of elite capture; one that is broader in composition, more durable in structure, and more corrosive in its fiscal consequences than what is commonly observed elsewhere. This difference matters because it shapes why repeated reform cycles have failed, why tax bases remain narrow, and why the state repeatedly slips back into crisis despite bailouts, stabilisation efforts, and policy resets.

Globally, elite capture typically operates through predictable channels: regulatory manipulation, favourable credit allocation, public-sector appointments, or preferential access to state contracts. In most emerging economies, these practices tend to be dominated by one or two elite blocs; often oligarchic business families or entrenched political networks.

In contrast, Pakistan’s system is not captured by a single group but by multiple competing elite clusters – military, political dynasties, large landholders, protected industrial lobbies, and urban commercial networks; each extracting benefits in different forms. Instead of acting as a unified oligarchic class, these groups engage in a form of competitive extraction, amplifying inefficiencies and leaving the state structurally weak.

The IMF’s identification of this fragmentation is crucial. Unlike countries where the dominant elite at least maintains a degree of policy coherence, such as Vietnam’s party-led model or Turkiye’s centralised political-business nexus, Pakistan’s fragmentation results in incoherent, stop-start economic governance, with every reform initiative caught in the crossfire of competing privileges.

For example, tax exemptions continue to favour both agricultural landholders and protected sectors despite broad consensus on the inefficiencies they generate. Meanwhile, state-owned enterprises continue to drain the budget due to overlapping political and bureaucratic interests that resist restructuring. These dynamics create a fiscal environment where adjustment becomes politically costly and therefore systematically delayed.

Another distinguishing characteristic is the fiscal footprint of elite capture in Pakistan. While elite influence is global, its measurable impact on Pakistan’s budget is unusually pronounced. Regressive tax structures, preferential energy tariffs, subsidised credit lines for favoured industries, and the persistent shielding of large informal commercial segments combine to erode the state’s revenue base.

The result is dependency on external financing and an inability to build buffers. Where other developing economies have expanded domestic taxation after crises, like Indonesia after the Asian financial crisis, Pakistan’s tax-to-GDP ratio has stagnated or deteriorated, repeatedly offset by politically negotiated exemptions.

Moreover, unlike countries where elite capture operates primarily through economic levers, Pakistan’s structure is intensely politico-establishment in design. This tri-layer configuration creates an institutional rigidity that is difficult to unwind. The civil-military imbalance limits parliamentary oversight of fiscal decisions, political fragmentation obstructs legislative reform, and bureaucratic inertia prevents implementation, even when policies are designed effectively.

In many ways, Pakistan’s challenge is not just elite capture; it is elite entanglement, where power is diffused, yet collectively resistant to change. Given these distinctions, the solutions cannot simply mimic generic reform templates applied in other developing economies. Pakistan requires a sequenced, politically aware reform agenda that aligns incentives rather than assuming an unrealistic national consensus.

First, broadening the tax base must be anchored in institutional credibility rather than coercion. The state has historically attempted forced compliance but has not invested in digitalisation, transparent tax administration, and trusted grievance mechanisms. Countries like Rwanda and Georgia demonstrate that tax reforms succeed only when the system is depersonalised and automated. Pakistan’s current reforms must similarly prioritise structural modernisation over episodic revenue drives.

Second, rationalising subsidies and preferential tariffs requires a political bargain that recognises the diversity of elite interests. Phasing out energy subsidies for specific sectors should be accompanied by productivity-linked support, time-bound transition windows, and export-competitiveness incentives. This shifts the debate from entitlement to performance, making reform politically feasible.

Third, Pakistan must reduce its SOE burden through a dual-track programme: commercial restructuring where feasible and privatisation or liquidation where not. Many countries, including Brazil and Malaysia, have stabilised finances by ring-fencing SOE losses. Pakistan needs a professional, autonomous holding company structure like Singapore’s Temasek to depoliticise SOE governance.

Fourth, politico-establishment reform is essential but must be approached through institutional incentives rather than confrontation. The creation of unified economic decision-making forums with transparent minutes, parliamentary reporting, and performance audits can gradually rebalance power. The goal is not confrontation, but alignment of national economic priorities with institutional roles.

Finally, political stability is the foundational prerequisite. Long-term reform cannot coexist with cyclical political resets. Countries that broke elite capture, such as South Korea in the 1960s or Indonesia in the 2000s, did so through sustained, multi-year policy continuity.

What differentiates Pakistan is not the existence of elite capture but its multi-polar, deeply institutionalised, fiscally destructive form. Yet this does not make reform impossible. It simply means the solutions must reflect the structural specificity of Pakistan’s governance. Undoing entrenched capture requires neither revolutionary rhetoric nor unrealistic expectations but a deliberate recalibration of incentives, institutions, and political alignments. Only through such a pragmatic approach can Pakistan shift from chronic crisis management to genuine economic renewal.

The writer is a financial market enthusiast and is associated with Pakistan’s stocks, commodities and emerging technology



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India’s $5 Trillion Economy Push Explained: Why Modi Govt Wants To Merge 12 Banks Into 4 Mega ‘World-Class’ Lending Giants

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India’s  Trillion Economy Push Explained: Why Modi Govt Wants To Merge 12 Banks Into 4 Mega ‘World-Class’ Lending Giants


India’s Public Sector Banks Merger: The Centre is mulling over consolidating public-sector banks, and officials involved in the process say the long-term plan could eventually bring down the number of state-owned lenders from 12 to possibly just 4. The goal is to build a banking system that is large enough in scale, has deeper capital strength and is prepared to meet the credit needs of a fast-growing economy.

The minister explained that bigger banks are better equipped to support large-scale lending and long-term projects. “The country’s economy is moving rapidly toward the $5 trillion mark. The government is active in building bigger banks that can meet rising requirements,” she said.

Why India Wants Larger Banks

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Sitharaman recently confirmed that the government and the Reserve Bank of India have already begun detailed conversations on another round of mergers. She said the focus is on creating “world-class” banks that can support India’s expanding industries, rising infrastructure investments and overall credit demand.

She clarified that this is not only about merging institutions. The government and RBI are working on strengthening the entire banking ecosystem so that banks grow naturally and operate in a stable environment.

According to her, the core aim is to build stronger, more efficient and globally competitive banks that can help sustain India’s growth momentum.

At present, the country has a total of 12 public sector banks: the State Bank of India (SBI), the Punjab National Bank (PNB), the Bank of Baroda, the Canara Bank, the Union Bank of India, the Bank of India, the Indian Bank, the Central Bank of India, the Indian Overseas Bank (IOB) and the UCO Bank.

What Happens To Employees After Merger?

Whenever bank mergers are discussed, employees become anxious. A merger does not only combine balance sheets; it also brings together different work cultures, internal systems and employee expectations.

In the 1990s and early 2000s, several mergers caused discomfort among staff, including dissatisfaction over new roles, delayed promotions and uncertainty about reporting structures. Some officers who were promoted before mergers found their seniority diluted afterward, which created further frustration.

The finance minister addressed the concerns, saying that the government and the RBI are working together on the merger plan. She stressed that earlier rounds of consolidation had been successful. She added that the country now needs large, global-quality banks “where every customer issue can be resolved”. The focus, she said, is firmly on building world-class institutions.

‘No Layoffs, No Branch Closures’

She made one point unambiguous: no employee will lose their job due to the upcoming merger phase. She said that mergers are part of a natural process of strengthening banks, and this will not affect job security.

She also assured that no branches will be closed and no bank will be shut down as part of the consolidation exercise.

India last carried out a major consolidation drive in 2019-20, reducing the number of public-sector banks from 21 to 12. That round improved the financial health of many lenders.

With the government preparing for the next phase, the goal is clear. India wants large and reliable banks that can support a rapidly growing economy and meet the needs of a country expanding faster than ever.



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