2025.08. 12 本文字数：2685，阅读时长大约5分钟 作者 | 第 一财经 马一凡 上海为商务楼宇转型租赁住房正式打开政策通道。 近期发布的《上海市人民政府办公厅关于推进商务楼宇更新提升的实施意见》明确，允许符合一定条件的存量商务楼宇可以兼容租赁住房 （含人才公寓）、养老托幼等功能，并将建立15年全周期合同管理模式。 业内人士认为，这一政策将使得被禁止多年的"商改住"未来变得合法合规、高效且风险可控，上海核心片区也将迎来高品质的租赁住房供给。 据统计，上海现有约一万栋商务楼宇，部分楼龄超30年的老旧写字楼面临设备老化、坪效低的问题，兼容租赁住房功能将有效缓解核心区 域"职住不平衡"难题，同时也给资本市场带来大量新的投资标的。 上海为商务楼宇改造送出"政策礼包" 近日，上海重磅发布《上海市人民政府办公厅关于推进商务楼宇更新提升的实施意见》（以下简称"实施意见"）及相关问题解读。 实施意见中提到，要推进商务楼宇功能拓展和融合发展，支持存量商务楼宇分区分类兼容符合地区发展导向和人民群众生产生活需求的功能 业态。 具体来看，在城市主中心和副中心区域，实施意见鼓励商务楼宇兼容科技创新、商业酒店、文化体育、教育 ...

Core Insights - The core focus of the seminar is on how financial innovation can facilitate the transformation of urban villages through policy collaboration, tool innovation, and a closed-loop model to create a sustainable ecosystem [2][4][9] Group 1: Challenges and Opportunities - Urban village transformation is strategically valuable for new urbanization, economic and real estate transition, and social equity, but faces challenges such as slow progress, imbalanced responsibilities among participants, mismatched funding timelines, unclear land ownership, and lengthy approvals [4][5] - The need for a sustainable business model is emphasized as a prerequisite for breakthrough progress in urban village transformation [6][9] Group 2: Financial Tools and Policy Recommendations - Recommendations include exploring effective mechanisms for collective land market entry, transitioning from one-time compensation to diversified long-term benefits for residents, and establishing a national urban renewal guiding fund to attract long-term capital [6][7] - Financial innovation should be based on sustainable transformation models, with a focus on optimizing processes and policies [7][9] Group 3: Stakeholder Engagement and Implementation - The seminar highlighted the importance of engaging various stakeholders, including government, market participants, and residents, to enhance participation and ensure the successful implementation of urban village transformation projects [4][5] - It is suggested that financial support mechanisms should be tailored to regional differences, considering local real estate market expectations and fiscal capabilities [8]

Core Viewpoint - The article emphasizes the importance of public awareness and prevention against illegal financial activities, particularly through the dissemination of typical cases of illegal fundraising by the Supreme People's Procuratorate [1]. Group 1: High-Interest Investment Schemes - High-interest investment schemes often disguise illegal fundraising as legitimate online lending, using promises of guaranteed returns and high interest rates to attract investors [2]. - A case involving Zhang and others illegally raised over 2.69 billion yuan, resulting in losses of 1.05 billion yuan for investors, by promoting debt-related financial products with annual returns of 6% to 12.5% [2]. Group 2: Elderly Financial Scams - Scams targeting the elderly, such as "retirement finance" schemes, have emerged, promoting products like "prepaid travel cards" and "retirement apartments" under false pretenses [4]. - A case led by Shen and others illegally raised over 50.3 billion yuan, with unpaid amounts reaching 15.4 billion yuan, by falsely promising guaranteed returns and high-quality services to elderly investors [4]. Group 3: Forex Trading Frauds - Fraudulent forex trading platforms often mislead investors by claiming to offer real forex margin trading, while in reality, funds do not enter legitimate markets [6][7]. - A case involving Wang and others raised over 19.2 billion yuan through a fake forex platform, with unpaid principal amounting to 3.9 billion yuan at the time of the incident [7]. Group 4: Prevention Measures - Investors are advised to verify the qualifications of financial service providers, the authenticity of underlying assets, and the actual use of funds before investing [3][5]. - It is crucial for investors, especially the elderly, to consult with family or professionals and report any suspicious activities to authorities [5].

Investment Rating - The report maintains a "Strong Outperform" rating for the industry [1] Core Insights - The insurance companies leverage their comparative advantages to establish benchmarks in the CCRC industry, focusing on high-end customer operations [4] - The report highlights the diverse participants in the elderly care industry, including real estate companies, insurance companies, specialized elderly service operators, and foreign enterprises, each playing distinct roles [7] - Insurance companies are identified as the main investors in elderly care communities, benefiting from policy support, funding, and customer resources [13] Summary by Sections 1. Diverse Participants and CCRC Promotion - The elderly care real estate sector includes four main types of participants: real estate companies, insurance companies, specialized elderly service operators, and other investors [7] - Insurance companies have significant advantages in policy, funding, and customer resources, making them the primary investors in elderly care communities [11][13] - The report emphasizes the importance of collaboration between insurance companies and real estate firms to optimize investment and service delivery [7] 2. Case Study: Taikang Home - Taikang Home operates under a heavy asset model, focusing on building high-quality CCRC communities [18] - As of April 2025, Taikang has established 43 projects across 36 cities, with a total planned area of approximately 4.94 million square meters, accommodating over 86,000 elderly individuals [26] - The occupancy rate of mature communities is notably high, with over 16,000 residents currently living in Taikang's facilities [26][29] 3. Case Study: China Pacific Insurance Home - China Pacific Insurance Home targets different age segments with three types of CCRC communities, investing a total of 17 billion yuan [4] - As of July 2023, it has launched 15 self-operated elderly care projects across 13 cities, with 9 already in operation [4][14] - The expected annualized return rate is projected to exceed 5.5% over 50 years [4] 4. Case Study: Taiping Life Enjoyment - Taiping Life combines heavy and light asset models, with 78 communities covering 27 provinces and 64 cities as of February 2025 [4] - The community model includes both self-owned and third-party cooperative facilities, aiming for nationwide coverage [4][17] - The profitability model involves external leasing, with a focus on comprehensive service offerings [4] 5. Investment Trends - Insurance funds are actively participating in the investment and construction of elderly care communities, with a total planned investment of 900 billion yuan and actual investment of 446 billion yuan as of Q3 2020 [14] - The number of commercial insurance community projects increased from 105 in 2022 to 129 in 2023 [14]