How can senior living and care support the NHS and wider community?

Image credit: UKREiiF 2026

On Wednesday 20 May, as part of UKREiiF, Michael Hodges (Managing Director – Capital Markets, Christie & Co) hosted the expert panel, ‘How can senior living and care support the NHS and wider community?’, which included panellists, Omair Haider (Managing Director, Millennium Care Group), Phillipa Kellar (General Manager – UK Health Services, Bupa UK), Kevin Beirne (Director – Head of Retirement, Octopus Capital), Nick Sanderson (CEO, Audley Villages), and Ron van Bloois (Co-Founder & Chair, Senior Housing & Healthcare Association).

With the UK’s population aged 80+ set to double over the next two decades, and a general trend of people living longer and with an ever-increasing range of complex health conditions, the panel looked at how the care home and senior living sector is evolving to meet these needs.

Here are some of the key takeaways…

HOW IS THE COUNTRY DOING IN TERMS OF SENIOR LIVING PROVISION?

The panel agreed that the UK is significantly underprovided when it comes to age-appropriate housing, at a time when demographic pressures are intensifying. With the over-80 population set to double, demand for suitable housing and care solutions is only going to increase, placing further strain on the NHS.

Phillipa Kellar highlighted that, while people are living longer, the country is not building at the scale required to support them. An estimated 30,000 to 50,000 new senior living units are needed each year, compared with around 7,000 currently being delivered. She emphasised the importance of enabling people to remain independent for as long as possible, including through enhanced at-home support such as additional GP services.

Nick Sanderson reinforced that the sector remains underdeveloped despite clear demand, with many older individuals - often with significant housing equity - still poorly served by existing provision. Omair Haider added that the UK is one of the most age-segregated countries in Europe, with increasingly limited interaction between generations contributing to social isolation and a lack of understanding of older people’s needs.

Ron van Bloois noted that these challenges are not unique to the UK, with similar trends emerging globally. However, he pointed to senior living as one of the most impactful real estate asset classes, offering both strong ESG credentials and long-term investment potential. Kevin Beirne concluded that while care home provision is well understood from a data perspective, supply still falls short, and broader housing solutions will be essential to meet future demand.

WHAT DOES MODERN RETIREMENT LIVING LOOK LIKE?

Phillipa Kellar outlined the evolution of integrated retirement communities, using Bupa’s Richmond model as an example. These developments typically combine independent living, assisted living, and on-site care homes, allowing residents to move seamlessly between levels of support as their needs change.

Increasingly, the focus is on prevention and well-being rather than reactive care, with facilities designed to promote social interaction, mobility, and strength, including gyms and shared spaces tailored to older residents. The aim is to shift the narrative away from decline and towards ‘ageing well’, maintaining independence and quality of life for as long as possible.

REDUCING RELIANCE ON CARE HOMES

Nick Sanderson highlighted a key principle underpinning Audley’s approach: reducing the need for care homes by prioritising independent and wellness-led living. By providing the right environment, services, and community, operators can help residents remain independent for longer, delaying or avoiding the need for residential care.

This reflects a broader shift in the sector, where care homes are increasingly seen as part of a later-stage solution, rather than the default.

DESIGN, COMMUNITY, AND INTERGENERATIONAL LIVING

Omair Haider stressed the importance of environment and design, particularly in dementia care. Well-designed settings that feel like a home, where residents can participate in everyday activities such as cooking or gardening, can significantly improve well-being without the single reliance on medication.

He also pointed to the benefits of intergenerational living, citing examples where the presence of children transformed the atmosphere in care settings. This has informed Millennium Care Group’s ambition to develop intergenerational care villages that foster connection and reduce loneliness.

Ron van Bloois added that ageing strategies must extend beyond individual developments to consider whole communities and cities, with stronger integration across housing, healthcare, and investment systems.

THE INVESTMENT AND DELIVERY CHALLENGE

From an investment perspective, Kevin Beirne explained that care homes are typically forward-funded assets with stable, income-generating characteristics. However, they serve only a small proportion of the older population. The far greater opportunity lies in senior living, which can cater to the majority who do not require full-time care.

He noted that delivery costs remain high - around £10 million to £11 million for a care home - and that affordability will be a growing challenge, particularly as self-funding models become more prevalent. Unlocking housing equity will therefore be critical to enabling more people to access appropriate accommodation.

HEALTH BENEFITS OF RETIREMENT COMMUNITIES

The panel highlighted clear evidence that living in age-appropriate accommodation can reduce pressure on the NHS. Residents of retirement communities typically make less use of acute healthcare services and can be discharged from the hospital more quickly due to the support networks in place.

With around 4.5 million people in the UK living alone, the social benefits of community living are also significant. Phillipa Kellar emphasised the importance of reframing retirement living as a positive lifestyle choice, rather than a last resort, helping to tackle stigma and encourage earlier adoption.

EVOLVING TENURE MODELS

Tenure models are shifting in response to changing consumer preferences. While homeownership has traditionally dominated, there is growing demand for rental and more flexible options.

Nick Sanderson noted that Audley is introducing rental models, particularly in the mid-market, alongside mixed-tenure schemes. This reflects a broader trend away from viewing property solely as an investment and towards prioritising lifestyle and flexibility.

Phillipa Kellar added that deferred management fee structures are becoming increasingly important, allowing residents to release equity while maintaining financial security. However, clear and consistent communication of these models is essential to build trust and understanding among consumers and their families.

TECHNOLOGY AND INNOVATION

Technology will play a critical role in the future of senior living and care; from early detection of health issues to monitoring behavioural changes, tech-enabled solutions can support preventative care and help residents remain independent for longer.

Phillipa Kellar highlighted the potential for technology to identify conditions such as UTIs earlier, as well as to address loneliness through improved connectivity. Nick Sanderson added that data-driven insights can flag changes in routines before issues escalate, reducing reliance on both care homes and NHS services.

Ron van Bloois concluded that long-term, strategic planning for technology integration will be essential to maximise its impact across the sector.

AUDIENCE Q&A HIGHLIGHTS

Discussion with the audience reinforced the need for a more coordinated, system-wide approach to delivery.

Nick Sanderson emphasised the importance of embedding age-appropriate housing within communities, rather than treating it as a niche sector. Kevin Beirne pointed out that the NHS, as one of the UK’s largest landowners, has a key role to play in enabling retirement housing development that supports wider healthcare objectives.

On technology, the panel agreed that integrating smart solutions from the outset is simpler than retrofitting and will be central to improving outcomes and efficiency.

Overall, the session highlighted a clear and urgent need for greater collaboration across operators, investors, policymakers, and healthcare providers. With demand rising rapidly, the opportunity - and necessity - to rethink how senior living supports both individuals and the wider healthcare system has never been greater.

If you have any questions about what was discussed in the panel, please get in touch with Michael Hodges: michael.hodges@christie.com