Practical solutions for a future-ready sector

Scotland’s population is ageing faster than any other part of the UK. According to National Records of Scotland projections, by 2043, 22.9% of Scotland’s population will be of pensionable age, compared to 19.0% in 2018. This shift poses a major challenge for housing providers, local authorities and developers: how do we ensure older people can live safely and independently in homes that suit them throughout later life?

Adding more homes is not enough. The real test is whether we are building the right homes, in the right places, with the adaptability to meet changing needs.

Why Scotland must rethink housing for an ageing nation

Scotland’s older population is not only growing but also becoming more diverse in income, health, and housing needs. Age Scotland’s housing survey highlights that many older people are living in homes that no longer meet their mobility or health requirements, putting them at higher risk of accidents and social isolation.

The Housing to 2040 strategy recognises this. A significant share of Scotland’s current housing stock was built for a different era, often inaccessible or difficult to adapt. Addressing this mismatch will ease pressure on health and social care services while helping people stay connected to their communities for longer.

Why investing upfront pays off

It is cheaper and more effective to build accessible homes from the start than to retrofit later. Research by Habinteg and the London School of Economics shows that building new wheelchair user homes, while costing around £18,000 more for an older household, can lead to a potential ten-year financial and social benefit of around £101,000 by reducing the need for care assistance, improving confidence and independence, and reducing risks of accidents or falls.

In Scotland, the Independent Review of Adult Social Care argues that investing in housing has significant preventative benefits for public finances. Additionally, the Scottish Government’s consultation on “Enhancing the accessibility, adaptability and usability of Scotland’s homes” highlights the importance of a new Scottish Accessible Homes Standard to support independent living and reduce the need for costly adaptations.

Putting inclusive design principles into practice

The 1998 Housing for Varying Needs guide for Scotland sets out tiers of design from a “basic” standard through to a full wheelchair‑user specification to ensure accessible, adaptable and usable housing for social and grant‑funded homes. While the guide outlines best practice such as:

  • Step‑free entrances and thresholds (with accessible thresholds standard in communal areas);
  • Circulation space (including wider doorways and turning areas);
  • Adaptable kitchens and bathrooms to allow future modifications;
  • Easy‑to‑use fittings, switches, and controls facilitating use by people with limited dexterity or strength;

…its implementation has been inconsistent. The standard applies mainly to new, publicly funded housing and is now over 25 years old. It lacks updates for newer inclusive living concerns such as dementia design, digital connectivity, and climate resilience. As of 2023, the Scottish Government is reviewing Part 1 of the guide, with plans to introduce a new Scottish Accessible Homes Standard across all tenures from 2025/26 onwards.

Building in adaptability from the outset

As people age, needs shift. Homes designed with flexibility built in, such as movable partitions or reinforced walls for future adaptations reduce the need for costly retrofits later. Planning for ‘care readiness’ is far cheaper than urgent reactive work once needs arise.

Proven Scottish examples to build on

Scotland is already innovating:

  • Blackwood Homes & Care – Peoplehood programme. Piloted in Charleston (Dundee), Cardonald (Glasgow), and Buckie (Moray), the Peoplehood project developed age-friendly neighbourhoods co-designed with residents. It combined digitally enabled homes, step-free design, e-bike schemes, digital literacy training, and attractive shared outdoor spaces to support healthy ageing and connected communities.
  • Legacy Abbeyfield homes now operated by Blackwood. Former Abbeyfield Scotland properties such as those in Helensburgh and Stewartry continue to offer supported housing under Blackwood’s management. These small-scale schemes enable older residents to live independently while benefiting from communal dining, social spaces, and on-site housing support, embedded in local communities.
  • Smart Clachan in South Uist. A community-led housing initiative developed by Rural Housing Scotland and Stòras Uibhist, the Smart Clachan model reimagines traditional island living. It provides energy-efficient homes with shared workspace, high-speed connectivity, and cooperative governance tailored to older populations and supporting fragile rural economies through sustainable repopulation.

Smarter homes for independent living

Digital tools can help older people manage daily life and stay connected. The TAPPI project shows how co-designed technology like voice controls, sensors and remote health checks can reduce demand on carers and the NHS while supporting independent living.

  • TAPPI Phase One outlined 10 foundational principles for using technology in housing with care, based on co-design with older people.
  • TAPPI Phase Two piloted these principles across six UK sites, testing real-life use of digital tools to enhance independence.

Collaboration makes it possible

Scotland’s Independent Review of Adult Social Care calls for housing, health and social care to be planned together. This means:

  • Joint local strategies for new build and retrofit.
  • Shared budgets to deliver preventative savings.
  • Residents meaningfully involved in shaping what works.

A clear plan for Scotland

Any Scottish local authority, housing association or developer can lead change by focusing on five actions:

  1. Embed accessibility in all new housing.
  2. Retrofit older homes to extend independent living.
  3. Use smart tech that works for tenants, not just for providers.
  4. Back community-led and intergenerational models that tackle isolation.
  5. Make the economic case for housing’s role in reducing health and care costs.

The time to act is now

Scotland’s ageing population is not a challenge to fear but an opportunity to build homes that work for everyone, for decades to come. Designing for age and ability now will save public money, reduce pressure on services and help older people stay part of vibrant communities.