Ageing in Place: Successful Housing Community for Elderly in Taiwan - A Case Study of Taipei City
T.Y. Chao*, Y.Y. Yang**
* Department of Urban Planning, National Cheng-Kung University, Assistant Professor, E:tychao@mail.ncku.edu.tw
** Department of Urban Planning, National Cheng-Kung University, Master Student, E:ei266@gmail.com
Paper Presented in Track 3 (Housing and Community Development) at the 3rd World Planning Schools Congress, Perth (WA), 4-8 July 2011
Ageing in Place: Successful Housing Community for Elderly in Taiwan - A Case Study of Taipei City
ABSTRACT: Since 1993, elderly population (aged over 65) has rapidly increased in Taiwan. According to the CEPD (Council for Economic Planning and Development) projection, by 2017, the elderly population in Taiwan will exceed 14% of total population, and Taiwan will officially become the “aged society”. Changes in population structure and family component will influence the social-economic status such as medical and social welfare system in the world as well as in Taiwan. The idea of “ageing-in-place” has been promoted by the WHO as an approach in responding to the ever increased older population phenomenon. Providing sufficient and proper housing units is considered as the priority. Studies identified that older people’s housing needs will become more diverse in the future and housing developments will be one of the prosperous industries.
Both public and private sector has been provided housing units for elderly in Taiwan since 1990s. The Ministry of Internal Affairs initiated a program that promoted private
participation in community development for the elderly in 2004, but it was failed without any successful project and had to terminate the program by 2008. For the private sector, more than a dozen of residential unit developments are mostly located in Taipei due to the highest density of elderly population distribution. However, the overall average occupancy rate is less than 70%. Clearly, there are some doubts and questions regarding whether the existing elderly housing supply could meet the actual demand. Before clarifying the potential demand of elderly housing market and reasons for its failure, it will be risky to promote any large-scale apartment project for elderly in Taiwan.
Therefore, this study will start from a thorough literature review intending to analyze successful key factor and possible reasons for low occupancy rate of existing elderly housing in Taipei from four aspects, organizational management, financial plan, housing design and project delivery. By predicting the potential demand of elderly housing community, the final part of the paper could expect to offer recommendations for future development projects. Keywords:
Population Ageing, elderly Housing, Market Acceptance, Ageing in place, Successful factor
Introduction
Defined by The United Nations (UN) as being when the ratio of population aged over 65 to the total population exceeds 14%, this society can be called an “aged society”. Taiwan has been transformed into ageing society with the number of elderly raised to 1,470,000, 7% of the total population in 1993.
Thanks to a greater improvement in healthier environment and medical facilities, the average life span of Taiwan's population is increasing. As Predicted by the Department of Manpower Planning CEPD in 2010, Taiwan will be an aged society by 2017. By 2025 this ratio will exceed 20%, and Taiwan will become a super-ageing society.
The speed for a society ageing into an aged society is dependent on their own population structure. Compared with western societies, Taiwan's is rather delayed in becoming an aged
society. But, the estimated period required for Taiwan's society to transform from an aged into an ageing one will be about 24 years (table 1), which is the same period as Japan. If that is the case, Taiwan will be one of the fastest ageing societies in the world.
Table 1: the speed of population ageing all countries in the world
Source: UN 1998, the Japanese Ministry of Internal Affairs 1997P, CEPD 2004
In 2010, Taiwan's population growth rate broke the lowest record in recent decades with a mere 1.8%, which is the lowest birth rate in the world. Estimated by CEPD, the birth rate in Taiwan will decrease to 0.82% new births, and the dependency rate will be three youths per elder. By 2051, Taiwan will be a “low birth and aged society”. In the CEPD report, the decline of the birth rate is impacting the whole society, economy, family and culture, and changing the traditional family structure.
Family structure’s change in Taiwan
The main living arrangements among elders in Taiwan include three-generation, second-generations (nuclear family) living with spouse only, living alone, living with relatives and friends, and finally to living in elderly care and nursing institutions.
In Taiwan's traditional agricultural society, the major family structure is “three-generation”. But after experiencing the economy boom of the 1960s and the process of industrialization and urbanization, a larger proportion of youths have moved to urban areas in a quest for better living quality (Xie ,1993). This movement changed the traditional family‟s ethnic makeup and elder‟s living style. Most of the youths prefer to live in urban areas after organizing their own family, while the elderly remain in rural areas, or alternatively stay in the home of their children's family.
Although the survey indicates the elderly tend to live with their children, the concept of raising children so they can looked after them in old age has faded away because of
urbanization. I n the face of economic and cultural globalization, some social transformations,
Early development of the country
Medium-term development of the country
Late development of the country
France Sweden United
Kingdo m
Germany Italy United
States
Japan Taiwan
Reach this population of older people
7% 1864 1887 1930 1930 1930 1942 1970 1993
14
%
1979 1972 1976 1972 1989 2013 1994 2017
like double salary household and increased female labour participation, have downgraded the abilities of families to care for elders This will increase solitary or couple only living
situations in the future, and will also result in more solitary elders or divided living style of elder nuclear family (Chen,2006). The total number of families in 2008 was 7,545,000 household units, increase 59.3% compared to 1988. The highest growth units are couple, single and single family units, which increased by 120%, 90% and 60% respectively(table 2).
table2：Changes in household
1988 2008 The rate of increase and decrease (%)
All families(thousands) 4,735.2 7,544.6 59.3
Single household1 283.3 812.0 186.6
Couple family 2 362.3 1,165.1 221.6
Single-parent families3 273.2 723.7 164.9
Grandparent and grandchild
families4 39.5 86.9 120.0
Nuclear family 5 2,799.7 3,226.9 15.3
Three generations of family6 790.4 1,113.5 40.9
Population (millions) 19.9 22.9 15.3
The average amount of
household (person / household) 4.3 3.4 -0.9
Source: DGBAS(Directorate General of Budget, Accounting and Statistics)
The 2010 survey indicates that more than 68.4% of the population aged 65 is living with their children and agrees that it is the ideal living situation for them. But this kind of family is the outcome of personal ideality coordinated with social norms and this causes a conflict between generations.. So, if the level of urbanization and academic degrees are getting higher, more of elders prefer living alone.
The Department of internal affairs report shows that, 33.83% of total population aged between 55 to 65 are willing to stay in nursing homes agencies, elderly apartments, elderly housing and elderly community shelters in the case that they can look after themselves in their future life; However, only 19.46% of elders aged over 65 accept this living style, and the highest category in them are from the group aged 65 to 69. Various living choices caused
1Single household：Only 1 person lives in the household 2Couple family：The couple household has only 2 persons
3Single-parent families：The parents of one household member is 1, and at least one composed of unmarried children, but may contain living the married children, or other non-immediate family members, such as brothers and sisters.
4Grandparent and grandchild families：The grandfather of family members and at least one unmarried grandchildren, and 2 on behalf of the immediate family members within the population, not households, but may contain non-living immediate family members of Generation 2.
5Nuclear family：By the parents of the household, and at least one composed of unmarried children, but may contain living the married children or other non-family members.
6
Three generations of family: the grandfather of family members, mothers and fathers, and unmarried grandchildren of at least one generation, but may also contain other non-direct relative.
the “agent style general house” to become the major development pattern for elderly
residential communities in the future. This pattern gradually included a higher proportion of silver generation7 seniors.
Table 3: People aged 55 to 64 (baby boomers) have higher acceptance of living in elderly care institutions, elderly apartments, elderly housing or nursing home than other age cohorts where they can take care of themselves in the future life.
2009 willing unwilling No answer / Refused
total 33.83 54.00 12.16 age 55~59years 37.18 52.29 10.53 60~64 years 28.02 56.98 14.99 Urbanization district 38.44 49.00 12.56 city 33.93 53.54 12.53 town 31.74 56.98 11.28 township 27.97 60.44 11.60 Education Illiterate 21.78 62.57 15.65
Self-study, private school or
primary school 23.16 63.50 13.34
Junior 28.93 55.32 15.75
High School (Vocational) 40.79 49.18 10.03
College 41.67 47.40 10.94
University and above 42.35 46.68 10.97
Note: This table presents only the condition of my respondents.
Current issues
In Response to the actually demand for social movement and elderly families, Taiwan public and private sectors should provide more selection for elderly housing living qualities.
Although research has noted the changing of the social concept of family and demographical structure, research has also found that the elderly tend not to live with children anymore. But the market demand and supply for elderly housing is always strongly asymmetric. This research will discuss the problem of private investment in elderly housing and provide some advice for housing developers engaged in the market.
From the perspective of the WHO, the idea of ageing in place is in conflict with the purpose of providing well planned and professional care for elders living together in elderly housing.
7
People born in the baby boom (1946-1965) after the second world war are getting older in recent decades. They grewn up with the background of Taiwan's economic boom and rapid industrial commercial development. Instance of their traditional conservative parent, their creative concept and mind with rich economical condition lead them always enjoy leisure living generally (WU Er-Min, 2007). The consumption of this generation having the higher economic autonomy caused them ever willing to keep closer relationship with their children, but do not depend to their children fully (Zhang , 2008).
For this reason, after discussing the problem of private investment in elderly housing, this research will stand on the idea of ageing in place, and provide some advice for housing developers, when engaged in the market.
The elderly housing in Taiwan
Taiwan supplies elderly housing for older adults that are divided into four types according to their service. The first type is the general contractor,which involves a high degree of service and prides itself on high quality residential housing for seniors. The second type is the Elderly Nursing Home of government-registered public/private own expense or subsidized. The second type is divided into two payment forms: at their own expense, and at public expense of government-registered public/private nursing house. The third type is the long-term care facilities for the accommodation of the elderly and those with long-long-term chronic diseases who are mainly confined to bed. (Zhou, 2001). This study considers the status of the market imbalance between supply and demand issues, which is the first part of the private investment. Based on Integrated Management of residential definition【Management Rules for the Senior Houses】Provide elderly living residences to care of themselves. for use in healthy for the elderly.
The course of elderly housing policy and the investment profile of private elderly housing
Taiwan's elderly housing policy is a type of welfare relief for the elderly that began when the KMT moved to Taiwan to stabilize the social and political situation. The elderly welfare organizations encouraged private investment after ”Senior Citizens Welfare Act” was promulgated in 1980 (Table 4). The policy began to solve the elderly housing problem by creating incentives to set up new apartments and elderly communities at the level of both the government and the private sector.
Private enterprises discovered the expenditure abilities of senior citizens, and started to invest in the elderly housing market. When the Pacific Construction Co., Ltd started to invest in elderly housing in 1991, the other private enterprises followed its lead. With the development of the ageing society and elderly housing, the government realized that the elderly housing has potential profits, therefore, authorities launched the “Promoting Private Participation in Senior Citizens‟ Housing” (BOT) project, and encouraged private enterprise to invest in large
scale congregate elderly housing. Also, the authorities wanted the legalization of small welfare organizations through the Public-private Corporation.
More and more private industries keep investing in the elderly housing market, although the occupancy rate is low. In recent years, large business groups, which have life insurance, real estate development and medical services, have started planning developing projects in the elderly housing market. This shows the high interest of private companies in investing in the elderly housing market.
Table 4: Changes in the senior housing laws associated with the types of senior housing
Implementat ion period
System content The history of private sector investment
The type of senior housing
1945-1964 【Social Assistance Law】
Nursing home, Hospice
1964-1980 【The construction of public housing loans
Ordinance】【Public Housing Act】【Welfare social policy at this stage】
Home of Love, Public Housing, Affordable Housing 1980-1990 Implementation【Senior Citizens Welfare Act】
The maintenance of private, resort, resort, and service for the elderly welfare organizations
1991："Building the Pacific" took over the Beitou "Sesame Hotel ", converted into Taiwan's first senior housing - "living rocks";"Chang Gung Health And Culture Village, " also began planning to apply for registration of the name of the senior housing
1992："Ruentex Group" found in the future society of platinum opportunities, start planning and construction.
1993："Suang Lien Presbyterian Church" resolution to plan senior housing.
1996："Run-Fu" Enable operation. 1990-1997 “Incentives to improve the implementation of the plan
establish apartment””Management principles build apartment “
Senior apartments, Community nursing home
1997-2007 Fixed【Senior Citizens Welfare Act】【Management
Rules for the Senior Houses】【Promoting Private Participation In Senior Citizens‟ Housing or BOT】 legislate【Permission Regulations on Establishing Senior Citizens' Welfare Organizations】
Long-term care institutions
Care facilities, nursing homes, private self-elderly
housing, elderly housing a large collection of style 1998: "Chang Gung Health And Culture Village" start construction
1999: “Qi –Yan elderly home” closed 2000: " Shuang-Lian Elderly House” operated.
2004: "A village of Chang Gung Health" Enable operation.
After 2007 Fixed ”Senior Citizens Welfare Act” ”Promoting Private Participation In Senior Housing or BOT” Close down, Legislation passed “accommodation
bills”(drafted )、”population policy white
paper”(drafted )and “Integral Public Housing Policy”
2008: Private industry one after another invested senior housing market.
(drafted )
Small-scale, multi-function integrated into the community and residential
Source: Modified from Liu, 2010; Lin, 2008
Promoting Private Participation In Senior Citizens’ Housing (BOT)
The Government built Nursing homes with private investment increased incentives for private participation and became a force in promoting economic development.
According to the top ten based on future trends in housing market survey, therefore the estimated individual and double suites for the elderly, senior housing communities and senior housing, may be the rising stars of the future market.
The main implementation strategies of the promotion of private participation are the following:
1. The elderly housing project into the social welfare facilities
2. Organizations listed the cause of the senior housing industry as a profit-seeking enterprise registration project.
3. Help private companies eliminate barriers to land acquisition. 4. To improve the percentage of elderly residential facilities. 5. Investment incentives (tax breaks).
6. Provide low-interest loans for the elderly in residential investments.
7. To establish supply and demand information to welfare institutions for the elderly and elderly housing.
8. Strengthening advocacy of the construction of senior housing.
9. That poor management of elderly housing communities should be identified and stopped. 10. Fight exclusion.
The above implementation strategies together with the 10 relevant regulations ensure the standardization of accessibility and access to more comprehensive care and services of residential facilities for the elderly.
The above implementation strategies together with the 10 relevant regulations ensure the standardization of accessibility and access to more comprehensive care and services of residential facilities for the elderly.
However, the caseload was only 27, the caseload rate was only 29.6%, and the success rate was 0% since the BOT was first published. The elderly housing marketing didn‟t flourish as the Taiwan Institute had estimated it would. There was only one contract in three years after the promotion, but it failed finally, and the pilot stopped in January 2008.
Failure of BOT
The Government had hoped that it could drive the overall housing economy with the cooperation of public and private sectors. Unexpectedly, not only did the promoting of the policy is fail, but so too did the participation of private sector development, which was ultimately unsatisfactory.
And private institutions experience difficulty because the current situation for the elderly residential rental housing market has high vacancy rates and a high supply rate. (Liu, 2010) Small and medium enterprises experience finance difficulties because of the high
construction costs of large residential developments. Additionally developers are hesitant because of a strong sense of distrust between private and county governments.
The recent policy direction
Taiwan has been using the residual type of welfare as the primary supplement policies, and has not developed a welfare state (Chen, 2003). The development of the private sector has followed based on its entrustment by the government. The Ministry of the Interior promotes the supply of elderly housing‟s demand through the policy deliberation after the BOT stopped processing. But there has not been a definite program and support in the residential policies for senior citizens with private enterprise investment and the loss of large private enterprises willing to enter into elderly housing market is due to their uncertainty in how to proceed. Planning direction has misled, and the occupancy rates have failed to rise even with subsidies concessions. Residual subsidies policy caused private enterprises they don‟t know how to do as the elderly housing market investors.
Case study
According to previous research, many optimistically estimated that there would be great development potential among the elderly housing market. (Li,2003; Yang, 2010). However, in Taipei city, which has the highest percentage of elderly population, the average occupancy rate of elderly housing invested by the private sector is less than 70% (Wang, 2006). The demand and supply condition of the market shows that it is strongly imbalanced. However, within those elderly housing developments that have higher occupancy rates, the
characteristics of the main group of consumers are individuals with high levels of education and high-income. The level of acceptance of elderly housing to the general public is still low. It is a must that we evaluate and consider deliberately if the opening a market of elderly homes in the future is a goal. Therefore, this research will study the successful key factors of the senior housing case to provide information necessary to the future developing proposal of related investment cases.
This study analyzes four cases and collects different key successes in elderly housing8. Analysis of each elderly housing project focuses on four aspects: organizational management, financial plan, housing design and project delivery. For raising the occupancy rate of the elderly housing market, public-private cooperation should propose a clear
Implementation program and support these measures in the future. The KangNing Healthcare Home transformed a hotel operation and maintenance center for its poor in 2009, but didn‟t provide health services to the the elderly residents. The reasons for its failure as a major private investment can be learned from in the future by other elderly housing developments. Identification of investment directions of elderly housing development and operation are shown in table 5, below.
8
Organizational management：Chien Jun-Fang, 2008, Research on Strategies and Related Enactments of Aged Residence in perspective of Management and Operation
financial plan：Lin Qiu-Jin, 2001, The developers of senior housing finance
project delivery：Tsai Wan-Ying, 2009, Studies of private participation in aged housing law for closed grade school. Housing design：Chen Cheng-Hsiung, 2006, The planning concept of senior housing design
Table 4: Comparison of four cases
Organizational management
Ruen-Fu New Life ShuangLian Elderly House Chang Gung Health And Culture Village KangNing Healthcare Home
Management RuenTex Group reinvestment
The form of five-star elite Continue Care Retirement Community
ShuangLian Church investment Group's , investment Continue Care Retirement Community
Formosa Plastics Group's investment Continue Care Retirement Community
KangNing Hospital reinvestment With the concept of hospital and hotel accommodation
Trading Strategies Brand Reputable Church of the image of good Brand Reputable Health care system is sound
Clients Over 50 years of age (unless the spouse
living)
More than 60 years of age 60 years of age (spouse of 50 years) At least 45 years old
Services Hotel Type Management
, Customized service
Diversified services Family Services Religious spiritual care
Seniors Academy
Lived experience of trial 7-30 days
Hotel-style management, Seniors honor project, Temporary short term accommodation
Service quality Customized service Good care staff capacity Care ability, and service staff lack of
experience
Good health care capacity
Health Management The clinic appointment; chronic care; provide health information; monthly health talks
Health care and emergency medical services
Deployment of professional nutritionists nutritious meals
Health care and emergency medical services Regular health-related courses
By the Corning Hospital and nursing school and health management system to support the cause
financial plan
Ruen-Fu New Life ShuangLian Elderly House Chang Gung Health And Culture Village KangNing Healthcare Home
Check Prices Margin:6500,000~13,500,000
MonthlyFee:18,000~32,000 Margin: 200,000 Monthly Fee 22000~38000 Meals:6,000 Margin:216000~372000 Monthly Fee18,000~30,000 Meals:4,500 Margin:3,000,000~8,000,000 Monthly Fee21000~29,000 Management Fee:12,000~20,000
High margin, low management fees Low-margin, high management fees
Household units 260units (50~100m2) 92units (212person) 3849units(46~72m2)
Phase I: 706 units
165 households(46~160m2)
Check Households 260 54 141.2 45.5
Occupancy rate 100%(waiting list over 200) 81% 20% 30%(2006)
Revenue expenditure RuenTex Group investment Church of stable revenue sources
(contributions)
Low cost of land owned Sources of funding costs plenty
－
Premium Deposits － － Health discount savings programs; assist
paid workers
－
housing design
Ruen-Fu New Life ShuangLian Elderly House Chang Gung Health And Culture Village KangNing Healthcare Home
Location Tamkang University in Taipei next to
the new
Neighboring school district, Have a good life function
New Taipei City Sanchih District New Taipei City Linkou District Nearby the Great Lakes Park in Taipei, features abundant living requirements, and convenient transportation
Place in remote rural areas, poor living functions; easy to produce a sense of isolation
communication There will be regular shuttle bus to and from freshwater MRT
The bus will pass Own community bus routes and schedules
will be driven
Nearby the lake district, and convenient transportation
scale Site area: 4720m2
Building Area: 28000m2
Site area: 11,000m2 Site area: 340000m2
Building Area: 93000m2 Build an open stage,
The first phase was opened for occupancy in 2005
Site area: 4000 m2 Building Area: 25,000 m2
Overall security All day service of Health Management Office
Physical therapy, rehabilitation equipment
Connected with the hospital monitoring system,
Every building are equipped with nurse station, on a regular basis to provide basic
health check Residential security Security access control system, 24-hour
emergency service, infrared sensing system and anti-theft system
Automated, intelligent security space positioning
Security access control system, 24-hour emergency services
－
Environmental Design
Spatial planning and improvement of accessibility of home
Excellent natural environment, comfortable outdoor park and public space.
Region are all accessible space and network －
Public facilities Hotel-style public complex space Diversified, multi-functional family public facility
Leisure facilities exclusive elderly are available
Hotel-style public complex space
Activity participation Outdoor tourism activities twice a month
Community and community
activities Volunteer service activities －
Public facilities
Ruen-Fu New Life ShuangLian Elderly House Chang Gung Health And Culture Village KangNing Healthcare Home
Government grants No grants to promote participation, high cost
Negative high-margin deposit of the trust industry
Line with government policy of land tax relief
Land cost is not high
With land acquisition and tax relief and other benefits
－
Based on the Act "RUENTEX GROUP " has long been engaged in land development, to make the process more familiar
－ According to the BOT to set up filing a
case, all the management, fees must send for approval by the competent authority and subject to supervision
－
Analysis Results
1. Organizational Management: the medical and real estate industries in four cases branched out into the ageing nursing field with both the services of personal home care and an all-weather medical care as their main business strategy. Although there is not a strong medical support system ability in Ruen-Fu New Life development, the customized services did satisfy the requirements of the clients' life quality. Under the premise of providing health and wellness, providing ahigh quality of home care services to the silver generation are more important than the medical care. Having a home health care system under the premise of providing high-quality home care for seniors in terms of health, rather than medical care is more important.
2. Financial plan: From the 200 person waiting list of Ruenfu New Life, the high rent does not affect the occupancy rate. The major consumers of elderly housing, which are set up by the private enterprises, are high-income elderly. The silver generations tended to choose a trusted brand in living choice with the high prices era. In addition to providing comprehensive home care services and medical care systems, the creation of brand additional values is an important challenge for developers in the future. With the cooperation of public and private sectors for providing atrustworthy living choice to elders, the government could construct a credible evaluation system and developers could provide the competitive brand strategy.
3. Planning and Design: The main planning principle of elderly housing from the four firms is hotel composite public space. In addition to constructing a comfortable living
environment, the interaction of the elderly with society is the main factor of elderly housing development. Ruenfu New Life has the most convenient living functions because of its location advantages. In providing a comfortable space for the use of high-quality multi-use leisure activities, the elderly can create a good interactive relationship with the community to bridge the sense of alienation. Friendly and inclusive social participation should become an important consideration in future senior housing planning and design. 4. Project delivery: The occupancy rate of Chang Gung Health And Culture Village is the
lowest among the four firms and, it is the only firm that guided and subsidized by the and government policy. From the causes of failure view, the promotion of private
participation encourages people to build elderly homes in the suburbs, specifically for the elderly living alone or only with a spouse,, results in marginalization and a lack of
The planning direction was misled and unable to raise the occupancy rate even with subsidies concessions. The residual subsidies policy caused private enterprises to be the elderly
housing market investors.
Further studies and Conclusion
With the coming of the ageing society, more and more real estate enterprises will be involved in the elderly housing market in highly developed urban areas.
The developers of elderly housing are focused on senior citizens who have more allowance for property investment. And most of these housing were managed in hotel-style. However, while providing the medical services and personal care is important, most senior citizens want to keep the connection with the community and society. It is important for the future elderly housing investors to pay attention to these issues.
From the aspect of “ageing in place”, keeping elderly people in the community and living with the family is the better way to health maintenance. Therefore, this research suggests minimizing the development of units, and even stop building big scale congregate housing. This study will keep focusing on “near home” residential units that are combined with property management as future research and forecasting demand of elderly housing in north Taiwan. Also, professional questionnaires, which involve with the investment and planning principles of elderly housing would be, throw in the near future. Finally, this research examined the developed, or those that are currently under development, of elderly housing investment projects of private enterprise.
Books/Edited Books/Book Chapters:
Xie Gao- Qiao, (1993) ‟Residence nursing issues and directions for the elderly‟ Community Development Quarterly, Vol. 64, No.3: 41-47
Chen Cheng-Hsiung,( 2006)‟The Concept of Total Planning for Senior Housing‟ Taiwan Geriatrics & Gerontology Vol. 1 No.3: 122-139
Wu Er-Min,(2007)‟The Analysis of Senior Citizen‟s Residence Demand, The 3 rd Chinese and Western Feng-Shui Comparative Forum Dialogue between Culture and
Space-Management,150-184
Journal Articles:
Wang Fu-Wei,( 2006) „A Study on the Business Development and Market Structure of "Senior Housing" in Taiwan‟ Chung Hua University Institute of Business and Management Master Thesis
Chien Jun-Fang, (2008)‟Research on Strategies and Related Enactments of Aged Residence in perspective of Management and Operation‟ National Taipei University of Technology Department of Architecture Master Thesis
Lin Qiu-Jin,(2001)‟The developers of senior housing finance‟ National Chengchi University department of Land Economics
Lin-Yi-Ru, (2008) ”The Study of Key Success Factors and Organizational Strategic
Resources In Senior Housing Industry” Soochow University Department of Business Master Thesis
Liu Yao-Wen, (2010) “The Study of Key Success Factors and Organizational Strategic Resources In Senior Housing Industry” National Chengchi University department of Land Economics Master Thesis
Tsai Wan-Ying,(2009)‟Studies of private participation in aged housing law for closed grade school‟ National Central University Institute of Construction Engineering and Management Master Thesis
Chia-Ying liu, (2008) ‟A Study on Promoting the Gender Egalitarianism of Key Success Factor by Workplace - as an Example of Taiwan‟s Enterprises‟ Nan Hua University Education on environmental planning and management Master Thesis
Government/NGO/Other Publications
Council for Economic Planning and Development, (2010) The population projection in Taiwan from 2010 to 2060
United nations Department of economic and social affairs, (2009) Population ageing and development – available from www.unpopulation.org
Chang Gung Health and Culture Village from http://www1.cgmh.org.tw/cgv/
Ruen-Fu New Life from http://www.ruenfu.com.tw/shin/shin.htm
