CEPAR | Centre for Population Ageing Research | University of New South Wales (UNSW Sydney)

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Working Papers

2025Aug

Lingfeng Lyu, Yang Shen, Michael Sherris, Jonathan Ziveyi

This paper addresses the critical underfunding challenge in the Australian aged care system by exam- ining how home equity can enhance retirement savings, enable bequests, support living arrangements, and mitigate aged care risks. We apply a recursive utility framework incorporating housing-state-dependent consumption and wait times for means-tested aged care services. Our analysis demonstrates incorpo- rating wait times facilitates a model for allocating aged care funding within a multi-state disability framework and sheds light on the retirement-savings puzzle. Our analysis also reveals that retirees with low to moderate net wealth are more willing to enter residential aged care facilities (RACFs). This is because home equity is a hedge against this risk, either by generating rental income to cover RACF fees (positive hedging) or acting as a fallback resource (negative hedging). Simulation reveals that when home care packages (HCPs) are underfunded (indicated by longer wait times) and residential care is adequately resourced (reflected in shorter wait times), wealthier retirees tend to draw more heavily on their home equity during the aged care phase. This behaviour effectively curtails overall expenditures. Moreover, ensuring timely HCP access for lower-wealth individuals, which preserve retirees’ indepen- dence and pension status, would not substantially increase total government expenditures. These results reveal the mutual influence between retirees’ decisions and government expenditures, highlighting the potential to integrate both demand- and supply-side considerations in policy design.

 

2025Aug

Lingfeng Lyu, Yang Shen, Michael Sherris, Jonathan Ziveyi

This study investigates the persistently low uptake of home equity release products in Australia by evaluating the Government’s Home Equity Access Scheme (HEAS), which is integrated with means-tested pension income. We propose an alternative, flexible downsizing option that facili- tates relocation and employ it to infer the demand for HEAS. Using a recursive utility model, we model retiree decisions around consumption, bequests, and exposure to house price and longevity risks across areas. The analysis accounts for means-testing rules and health-related expenditure variation across health states. Our findings show that asset-rich but income-poor retirees benefit the most from HEAS. However, the scheme’s restrictive withdrawal rules, whereby allowable with- drawals decline as pension income increases, limit its usefulness for full pensioners and discourage participation by highly risk-averse individuals. We also find that HEAS is most attractive to those with low bequest motives and a high willingness to shift consumption over time. Furthermore, we identify key characteristics of suburbs where HEAS is more likely to be demanded: larger home equity sizes, lower current but higher predicted house prices, and longer life expectancy.

 

2025Aug

Lingfeng Lyu, Yang Shen, Michael Sherris, Jonathan Ziveyi

This paper proposes a tri-level hierarchical model for house price prediction at Australian suburbs postcode level, integrating dynamics from the national level and the Statistical Areas Level 4 (SA4) level under the Australian Statistical Geography Standard (ASGS). Our study advances house price modelling by introducing a novel framework that integrates risk premium–principal component analysis (RP-PCA), vector autoregressive (VAR) modelling, and an empirical copula approach. Employing RP-PCA to ex- tract SA4-level risk factors and combining these with national-level drivers, we develop a VAR model to capture dynamic relationships. Spatial dependencies in one-step-ahead forecast residuals across sub- urbs are modelled via an empirical copula, further enhancing predictability. Results demonstrate that this geographically conditional multi-factor model, structured hierarchically, increases interpretability and improves short-term forecast accuracy without compromising long-term robustness. Furthermore, this methodology presents a dynamic and granular view of house price trends in Australia. Results highlight key national determinants, including interest rate shifts, gross domestic product growth, and exchange rate variations, particularly in metropolitan urban areas. At the SA4 level, household debt levels, in- come growth, and population dynamics emerge as critical determinants of price trends, highlighting the interplay of economic and demographic drivers across spatial scales.

 

2025Mar

CEPAR was established in March 2011 to undertake high-impact, independent, multidisciplinary research and build research capacity in the field of population ageing. Funded primarily by two seven-year grants from the Australian Research Council, with generous support from the collaborating universities and partner organisations, the ARC Centre of Excellence undertook an extensive research program and a wide range of education and outreach activities to support its mission to produce and promulgate research of the highest quality to optimise social and economic outcomes for an ageing world.

The second ARC Centre of Excellence funding term ended on 27 September 2024, with research outputs for the period 1 January – 27 September 2024 published below.

2024Dec
Electronic data

Irina Grossman, Meimanat Hosseini-Chavoshi, Tom Wilson and Jeromey Temple

Abstract

Demographic projections are widely used by policymakers, planners, and researchers. They provide essential information for decision-making across sectors such as healthcare, education, and infrastructure. This study explores the use of demographic projections in Australia, focusing on government practitioners while also including respondents from academia and the private sector. Through a 15-minute online survey of 62 participants, the research identified who used projections, their purposes, and the features users valued most. Key findings highlighted significant differences in needs between government and academic users. Government practitioners prioritised medium-term horizons (10–19 years), national and state-level data, local-level data (e.g., SA2 and LGA), and frequent updates. Similarly, academic users in the small sample reported using national and state-level data but placed less emphasis on small-area projections. There is a strong demand for projections that include uncertainty ranges, yet many users reported limited confidence in interpreting and applying these measures. Additionally, government users emphasised the need for scenario-based projections to account for dynamic factors such as migration policies or economic shifts. Respondents also identified challenges, including insufficient granularity, infrequent updates, and limited transparency around projection assumptions. These findings underscore the importance of aligning research with the needs of government practitioners and fostering collaboration between researchers and policymakers. By addressing these gaps, this work aims to strengthen the usability of demographic projections and encourage future partnerships to enhance evidence-based policy and planning.

Funding: This paper was supported by an ARC Linkage Project (grant number: LP210200733) and the Australian Research Council's Centre of Excellence in Population Ageing Research (grant number: CE1101029). The findings and views reported in this article, however, are those of the authors and should not be attributed to our government partners.

Appendix: A Survey of Demographic Projection Users

2024Oct

Katie Sun, Hazel Bateman, Thomas Davidoff, and Katja Hanewald

Abstract: We evaluate the Home Equity Access Scheme (HEAS), a reverse mortgage program offered by the Australian government to supplement retirement income. The HEAS allows older homeowners to age in place by providing loans secured against their home equity. We develop a new stochastic lifecycle model incorporating house price, financial, aged care, and longevity risks to quantify the welfare effects of HEAS use across different representative household types and wealth levels. We apply the model to compare different strategies for utilising the HEAS to increase retirement income and cover aged care costs. We also perform policy experiments to evaluate potential changes to HEAS design. Our results show that a government-offered reverse mortgage program, where loan payments are linked to public pensions, can be a welfare-enhancing method of supplementing retirement incomes. Of the strategies we explore, opting for maximum HEAS payments yields the largest welfare gains for most households. Sensitivity analysis indicates that our results are robust to variations in the HEAS interest rate and house price growth and that welfare gains are inversely related to the strength of the bequest motive.

Keywords: Reverse mortgages, government pensions, retirement income, scenario analysis

 

2024Oct

Yuxin Zhou, Len Patrick Garces, Yang Shen, Michael Sherris, and Jonathan Ziveyi

Abstract: Risk-sharing rules have been applied to mortality pooling products to ensure these products are actuarially fair and self-sustaining. However, most of the existing studies on the risk-sharing rules of mortality pooling products assume deterministic mortality rates, whereas the literature on mortality models provides empirical evidence suggesting that mortality rates are stochastic and correlated between cohorts. In this paper, we extend existing risk-sharing rules and introduce a new risk-sharing rule, named the joint expectation rule, to ensure the actuarial fairness of mortality pooling products while accounting for stochastic and correlated mortality rates. Moreover, we perform a systematic study of how the choice of risk-sharing rule, the volatility and correlation of mortality rates, pool size, account balance, and age affect the distribution of mortality credits. Then, we explore a dynamic pool that accommodates heterogeneous members and allows new entrants, and we track the income payments for different members over time. Furthermore, we compare different risk-sharing rules under the scenario of a systematic shock in mortality rates. We find that the account balance affects the distribution of mortality credits for the regression rule, while it has no effect under the proportional, joint expectation, and alive-only rules. We also find that a larger pool size increases the sensitivity to the deviation in total mortality credits for cohorts with mortality rates that are volatile and highly correlated with those of other cohorts, under the stochastic regression rule. Finally, we find that risk-sharing rules significantly influence the effect of mortality shocks on fund balances since, under different risk-sharing rules, fund balances have different sensitivities to deviations in mortality credits.

Keywords: Risk-sharing rule, mortality pooling product, stochastic mortality rate, correlated mortality rate

2024Sep
CEPAR

Michael Keane and Xiangling Liu

Abstract: We present a dynamic life-cycle model of demand for housing, including owner-occupied housing, investment property and liquid assets. Households face down-payment requirements and liquidity constraints, and a progressive tax system where owner-occupied housing is subsidized. The model replicates key facts about home ownership, financial assets, debt and consumption. Our model predicts that taxing imputed rent would raise enough revenue to fund a 9.15% income tax rate cut, and lead to substantial efficiency gains. We also find that replacing the mortgage interest deduction with a refundable 24.6% mortgage interest credit would increase the ownership rate by 5.9%. Gains are concentrated among low to middle income households and young households, as housing becomes more affordable for them. 

Keywords: Housing demand, Mortgage interest, Imputed rent

 

2024Sep
health model

Juergen Jung and Chung Tran

Abstract: In this paper we first provide empirical evidence on the long-lasting effects of poor health on stock market participation, asset portfolio composition, and the wealth gap over the lifecycle in the U.S. To quantify the importance of this health-wealth portfolio channel we formulate a structural lifecycle model that incorporates elastic labor supply, asset portfolio choice, and household heterogeneity in health status, health expenditure, health insurance, and earnings ability. Through counterfactual simulations, we demonstrate that the health-wealth portfolio channel plays a significant role in explaining variations in wealth gaps across groups and over the lifecycle. Finally, our findings highlight the important role of the health insurance system in reducing wealth inequality.

Keywords: Health and income risks, Health insurance, Heterogeneity, Lifecycle savings, Risky and safe assets, Asset portfolio, Inequality.