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The world is facing an ageing trend, with seniors housing remaining a local asset class. In Australia, retirement villages are occupied under various tenures with a common fee structure, where residents purchase their right to occupy and pay an amount to the owner/operator at the end of their tenure. The return on investment is difficult to project, resulting in an opaque market for investors, financiers, and residents. This paper presents research on valuation metrics, including resident tenure duration and unit turnover, used in Discounted Cash Flow (DCF) analysis and Monte Carlo simulations. The Australian retirement village sector has over 2,000 operational villages, with 30% operated by for-profit operators and 70% by not-for-profit operators. Institutional investors own nearly 12% of villages and 27% of units, with the main investors being Australian Unity, FKP Property Group, Ingenia Communities, Lend Lease, and Stockland. The Deferred Management Fee (DMF) structure is a defining feature of retirement villages, where residents pay a regular monthly levy and a fee at the end of their occupancy. The paper aims to quantify average resident duration and unit turnover to inform valuation metrics and improve investment certainty.