Experts urge policy makers to recognise senior living as a specialized asset class

New Delhi: As 75 million Indians aged over 60 live with chronic illnesses today, India must build a longevity ecosystem, not just more housing, according to a Colliers–Primus Senior Living white paper.

The stakeholders have urged policymakers to recognise senior living as a specialised asset class distinct from conventional housing.

India’s population aged 60 and above was nearly 149 million, or 10.5% of the total population, in 2022. This is expected to reach 347 million, or 20.8% of the total population, by 2050, growing at a CAGR of about 3%.


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Experts have called for the establishment of minimum operating and disclosure standards, greater flexibility for land-use conversion and targeted financial incentives, including linkages with life-insurance frameworks.

“India's senior living story is moving from necessity to aspiration. Today's seniors and their families are looking beyond just a home; they want community, dignity and an active, purposeful life,” said Adarsh Narahari, Founder and Managing Director, Primus Senior Living.

India’s longevity economy will not be defined by the volume of age-specific housing alone. It will be shaped by the quality of the operating system around the resident: healthcare access, workforce capability, transparent contracts, appropriate monetisation, measurable service standards and sustained trust.

“As life expectancy rises and healthcare advances, a growing segment of the population is embracing a longer, healthier and more active phase of life. Financially empowered, digitally connected and deeply engaged with the world around them, they are redefining what this stage of life looks like. Their aspirations extend far beyond comfort and care,” said Aakash Ohri, MD & CBO, DLF.

Developers are expected to design around services and resident experience from inception. They need to select micro-markets based on access to tertiary healthcare, workforce availability, social infrastructure and catchment depth.

The report highlights that the opportunity for senior living extends beyond creating age-specific housing. The next phase of the sector will require an integrated ecosystem combining residential living, healthcare access, hospitality, wellness, nutrition, recreation, community engagement and care services.

“Senior living in India is at an inflection point similar to what organised retail or co-living saw a decade ago. For investors and developers, the opportunity is significant, but it demands a fundamentally different underwriting approach — one that prioritises micro-market readiness, operating capability and long-term trust over land economics and development margins,” said Digbijay Das, Senior Director, Valuation & Advisory Services, Colliers India.

Value creation in senior living is driven by occupancy stabilisation and trust in service quality, rather than development margins. For investors, this implies longer gestation, higher operating intensity and the need to underwrite platform-level capabilities, which are the core software of the senior living product, rather than just the real estate, which is the hardware.

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“People are no longer looking to step away from the cities and networks that have shaped their lives. Instead, they want to remain close to family, friends, healthcare, cultural experiences and the social fabric they have built over decades. The future of living will be defined by integrated urban communities that seamlessly combine wellness, convenience, security and engagement,” Ohri said.

DLF is expected to launch its luxury senior living project in Gurugram’s Sector 63 shortly, with an estimated sales potential of around Rs 2,000 crore.

Ankur Gupta, JMD, Ashiana Housing, said the senior living sector in India is reaching a stage where the conversation is moving beyond traditional notions of housing or retirement.

“The next shift will focus on creating environments that enable individuals to lead active, independent lives in high-quality homes for the long term, while ensuring access to necessary support and care tailored to their evolving needs as they age. Viewed from this perspective, the definition of senior living is no longer confined to a specific age or life stage; rather, it is about the ability to live well throughout the journey of ageing,” Gupta said.

Rising demand will foster a more diverse and comprehensive ecosystem, featuring communities and services tailored to varying lifestyles, levels of independence and care requirements.

“India’s senior living opportunity is ultimately about redefining what it means to age well. The next generation of seniors will not choose communities simply because they offer care; they will choose them for independence, friendships, wellness, convenience and a better everyday life. That means senior living cannot be approached as conventional real estate with services added later — the operating experience has to influence the location, design and community from day one,” said Arudradev Rao, Founder, Amaya Senior Living.

Healthcare and safety must be dependable but increasingly invisible, allowing life itself to remain the protagonist. The industry’s real milestone will be when moving into a senior community is seen not as a response to ageing or distress, but as a positive lifestyle choice made well before either becomes a constraint.

“India’s ageing population is creating a need to look beyond conventional senior housing and build a more integrated longevity ecosystem. This shift is particularly relevant for cities such as Hyderabad, where evolving lifestyles and changing family structures are creating new expectations around senior living,” said Kirthi Chilukuri, Founder and Managing Director, Stonecraft Group.

Nirvana by Stonecraft is a fully managed senior living community in Yadagirigutta, designed to bring together thoughtfully designed residences, round-the-clock care, wellness, nature, community and everyday convenience. With fully furnished 1, 2 and 3 BHK villas, 24/7 medical support, dedicated wellness spaces, a 75,000 sq. ft. clubhouse, security and managed services, Nirvana is designed to enable seniors to live with greater independence, dignity and a strong sense of community.