Where private senior living fits in Singapore's ageing landscape

"When I lived alone, life was very quiet," says a resident who has stayed at Red Crowns Senior Living for more than three years.

Today, meals are shared with other residents, along with exercise, walks, games and activities. "Life is more lively, and with a routine now. Big difference," the resident adds.

The change has helped socially, mentally and physically. "I have new kaki (friends) to chat and play games with. Mentally, I feel happier and think less of negative things now," the resident shares.

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Experiences such as these offer a glimpse into one role that specialised senior living can play as Singapore's population ages: providing companionship and day-to-day support while enabling seniors to retain a degree of independence.

Private senior living takes different forms in Singapore, catering to varying levels of independence, budgets, lifestyle preferences and care needs.

These range from purpose-built assisted-living developments to smaller residences housed within existing HDB flats, private apartments and landed homes.

Analysts expect private senior living options to develop further, although operating costs, manpower requirements and consumers’ sensitivity to recurring fees could keep the segment relatively niche.

Luxury developments and shared caregiving models

At the premium end of the private senior living market is the newly opened, purpose-built Perennial Living at 28 Parry Avenue.

The 195,000 sq ft assisted-living facility by healthcare and real estate company Perennial Holdings offers luxury accommodation, alongside a wide range of elder care services and amenities.

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It includes 200 assisted-living apartments, 100 nursing beds, a wellness centre, memory-care living spaces for residents with dementia and Alzheimer’s, personal and medical concierges, and an adjoining 1.5ha therapeutic park.

Monthly rates start from $8,000 for the basic package for the assisted living apartments, and from around $7,600 for the nursing suites, Perennial Holdings announced on Aug 18.

Other private operators have also set up senior housing and caregiving offerings in Singapore.

St Bernadette Lifestyle Village, which started its assisted-living model in 2015, has more than 100 beds islandwide across several facilities. These include landed houses in Bukit Timah, Sembawang, Trevose and Adam Road; a conservation shophouse that also features an intergenerational community space, Joo Chiat Social Club; and a campus-based facility at Temasek Polytechnic.

Other players include Grow Singapore and St Bernadette franchisees BlueAtria and Muein.

Along with Red Crowns and St Bernadette, they took part in the Ministry of Health’s Shared Stay-in Senior Caregiving Services sandbox, where groups of seniors staying in the same residence share caregivers who provide basic support with daily living tasks, meals, housekeeping and social activities. The model was made a mainstream service last December.

Red Crowns runs senior co-living units across HDB flats, private condos and apartments, where residents typically stay in twin- or triple-sharing rooms. The social enterprise offers assisted living, independent living and memory care.

Fees generally range from $2,400 to more than $3,500 per month, depending on room type, location and level of care required.

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About 95% of its residents are Singaporeans or permanent residents. They are typically aged 70 to 95, although Red Crowns also supports younger adults with long-term care needs.

Another entrant is Minmed Homes — a new initiative by healthcare provider Minmed Group — which will offer senior co-living with shared stay-in senior caregiving services.

Its first residence is slated to debut in the coming months at 8 Beng Wan Road, a three-storey detached house with lift access, and will be able to accommodate about 10 seniors in private and twin-sharing rooms.

Fees are expected to range from about $3,500 to $8,000 a month. They will include accommodation, meals, housekeeping, activities and daily caregiving support. Healthcare services will also be available through the wider Minmed network.

While its first residence is a landed home, Minmed Homes says it may also use suitable spacious condos and larger HDB flats for future locations.

From companionship to daily care

The point at which seniors consider specialised living arrangements can differ considerably depending on their health, family circumstances and level of support at home.

"Most residents move in when living alone is no longer safe or sustainable," says Joshua Goh, founder of Red Crowns.

Some face increasing frailty, fall risk or cognitive decline, while others need help with daily activities or have family members who can no longer provide round-the-clock care. Social isolation, loneliness and recovery after hospitalisation are other common reasons.

"Many residents are still relatively active and value companionship and community, while others require higher levels of daily support," Goh adds.

At Red Crowns, the caregiver-to-resident ratio is low at about 1:2 to 1:3. Residents also have personalised care plans, while their families receive regular updates. The social enterprise also collaborates with healthcare providers and Active Ageing Centres.

Daily routines can include exercise, cognitive games, music, crafts, gardening, community outings and visits to nearby parks and cafes, alongside therapy and family visits. These depend on each individual’s preferences and abilities, Goh says.

Meanwhile, Minmed Homes, which is set to open its first residence, expects to cater mainly to seniors aged 60 and above who are fairly independent but would appreciate additional support with areas such as medication reminders, mobility or personal care.

"Some may be living alone after losing a spouse. Others may have children who live overseas or are busy with work," a Minmed Homes spokesperson says. "Many simply want companionship, security and peace of mind."

The firm describes this group as a "missing middle" — between those who are ageing at home and those requiring institutional care.

It acknowledges that ageing in place may remain ideal for seniors with sufficient support and a safe home environment, while institutional care is still essential for individuals with complex medical or nursing needs.

Independence, familiarity and connection

Seniors considering specialised living arrangements vary in their independence, care needs and preferences. Their choice of living environment will depend on these individual circumstances.

Maintaining independence is a primary concern, says Catherine He, head of research at Colliers Singapore.

Staying close to family and familiar neighbourhoods, having peace of mind regarding immediate access to emergency medical help, and opportunities to remain socially active also matter, she adds.

Minmed Homes says a major benefit is that people can still be surrounded by everyday neighbourhood life.

"They see families walking their dogs, children cycling past, neighbours gardening and familiar residential streets that feel vibrant and alive," its spokesperson notes.

Leonard Tay, head of research at Knight Frank Singapore, similarly highlights the importance of familiar surroundings and existing communities, including nearby food centres and places of worship.

Reliable housekeeping and meals, continuity of care and the ability to socialise when they choose are also key.

"Senior preferences in Singapore tend to be pragmatic rather than aspirational," Tay says, adding that most middle-class seniors place less emphasis on resort-style living.

Convenience and companionship were among the reasons the Red Crowns resident chose the co-living arrangement.

"Everything is nearby, facilities are good, and the price is affordable for retirees like me," the resident says. "I also have people to talk to, so it’s not so lonely."

Universal design helps support independence and daily living too. Colliers' He cites features such as barrier-free layouts, anti-slip flooring and smart-sensor monitoring.

Potential for mid-market options

Colliers’ He identifies the mid-market segment as a potential "sweet spot" for future market entry.

This comprises middle-income seniors who do not qualify for heavy government subsidies but find the premium monthly fees of higher-end private facilities beyond their budgets.

They favour communal shared spaces and functional care over upscale amenities and bespoke lifestyle programmes, and may actively seek facilities and programmes that qualify for government subsidies.

"Developers who can leverage public-private partnerships to lower land costs, or utilise smart technology to optimise labour efficiency, will capture a massive, untapped demand pool of middle-class Singaporeans looking to age actively and independently," He opines.

Recurring costs are likely to be an important factor in their choice of senior living.

Most Singaporean seniors are on fixed retirement incomes from sources such as CPF and savings, and would be reluctant to deplete these funds through monthly service and care fees.

"They prioritise sheer financial predictability to ensure they do not outlive their retirement funds," she notes. A viable mid-market price could fall between $2,500 and $4,500 a month, covering housing and basic care, per her estimates.

Tay from Knight Frank likewise observes that the average middle-class senior tends to be price-sensitive, while even wealthier seniors in the group can be "asset-rich but cash-flow cautious".

"The idea of paying recurring monthly fees indefinitely is psychologically difficult in a culture conditioned around property ownership and capital preservation," he continues.

Serving this segment also comes with cost and operational complexities for private operators, which could affect how widely such options are offered.

Tay notes that care is labour-intensive, margins can be thin and residents may require greater levels of support as they age.

Other potential hurdles include the manpower crunch, foreign labour restrictions and care labour costs. In addition, there are capital expenditures on senior-friendly facilities, high land and construction costs and regulatory requirements, according to He.

"The rigorous compliance standards for safety, space and care protocols also increase the administrative and operational burden on smaller, private operators," she says.

Complementary role for private senior living

Both analysts expect specialised senior living to grow, though they do not see private senior housing becoming a mainstream residential category in the near term.

"While Singapore's ageing population demands diverse eldercare options, several factors restrict its mainstream scalability," says He, adding that private specialised senior housing will likely remain a niche segment.

Besides, she points out that many Singaporeans still prefer to age in place at home, and there is a "heavy reliance" on relatively affordable, foreign domestic live-in helpers, which present strong competition to dedicated facilities.

Tay of Knight Frank likewise foresees private developments remaining complementary to the wider range of ways seniors are housed and cared for in Singapore.

The preference for ageing in place is supported by family, community care, as well as the government’s Enhancement for Active Seniors, or Ease, programme for both HDB flats and private housing.

"Undoubtedly, specialised senior living will grow in Singapore, but in a constrained, uneven trajectory, remaining boutique in the foreseeable future," Tay notes.

He also believes public provision would play a significant role if senior living is eventually offered on a much larger scale, with private operators catering to specific segments of the market.

"Enhancements to Community Care Apartments [in HDB estates], subsidies, and integrated care services make senior-friendly housing accessible to a much broader population than any private-sector model could achieve," Tay adds.

One of St Bernadette Lifestyle Village’s assisted-living facilities is a bungalow at 17 Jalan Shaer, featuring barrier-free access and a gym. (Photo: St Bernadette Lifestyle Village website)

'Like a family'

There may still be ways for the sector to develop further. For example, underused existing properties — such as vacant schools or community centres — could be converted into senior housing, according to He.

Private operators and voluntary welfare organisations can then handle the day-to-day management to maintain operational efficiency and keep service standards high, she adds.

For now, the private market is likely to comprise a range of options catering to different care needs, lifestyle preferences and budgets.

The Red Crowns resident says the difference has been clearest in simple daily routines and being part of a community.

At a karaoke session held with other elderly at another Red Crowns house, the group celebrated a birthday and sang nostalgic songs.

"Everybody danced till they dropped," the resident says. "It felt like a family."

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Healthy ageing: What helps seniors thrive

While a senior living environment can provide care and companionship, whether it supports healthy ageing will also depend on what it enables people to do each day.

Assistant Professor Vivien Wu of the Alice Lee Centre for Nursing Studies, NUS Yong Loo Lin School of Medicine, has found through her research that older adults thrive when they remain socially connected, physically active and mentally engaged. Sustained engagement across multiple aspects of daily life — rather than any single activity — supports both healthy ageing and cognitive function.

In a study involving older adults in long-term care, loneliness was found to be strongly associated with poorer quality of life, while resilience and a sense of coherence — the feeling that life remains meaningful and manageable — were linked to better well-being.

Translating these findings into practice, Wu says senior living environments need to do more than providing care.

They must "create opportunities for residents to build relationships, make choices, contribute to the community and continue pursuing activities that give them purpose".

While senior living environments can help residents form communities and reduce loneliness, Wu cautions that living among other people does not automatically mean someone feels connected.

The quality of relationships matters far more than the quantity of activities on offer, she says.

Communities that encourage residents to develop friendships, pursue shared interests, volunteer or interact with younger generations are likely to have a much greater impact than programmes that simply fill up the daily schedule.

Activities should also be personalised to residents' interests, life experiences and cultural backgrounds.

Maintaining connections with family and the wider community is equally important, as healthy ageing involves staying connected to society outside the residential setting.

How and when seniors make the move can matter too.

Wu notes that while perceptions surrounding senior living environments are slowly shifting, her qualitative research shows older adults still place a high value on retaining their sense of independence.

Being involved in choosing where and when they move allows for a greater sense of control and lets them adjust more positively to the transition.

Wu does not think there is a universal age at which someone is "ready" to move into senior living.

"The better question is whether their living environment — wherever it may be — continues to support their independence, social connections, health and overall well-being," she adds.