Find Suitable Property for a Supported Living Provider

A practical guide for supported living providers, care operators, investors, landlords and developers looking for suitable property across London and the UK

Finding suitable property for a supported living provider requires more than searching for a house with enough bedrooms. The property needs to match the needs of the people being supported, the provider's operating model, the location, planning position, accessibility requirements and any applicable regulatory obligations.

A specialist property consultant can help supported living providers identify suitable properties, assess potential opportunities and coordinate acquisition, leasing, refurbishment and development.

For supported living services regulated by CQC, the provider's premises and operating arrangements also need to be considered carefully. CQC's current guidance identifies premises from which a supported living provider routinely plans, coordinates and manages regulated care as a potential registered location. Individual homes where people live are generally not locations in their own right when they are people's private accommodation.

What property does a supported living provider need?

There is no single property type suitable for every supported living service. The right property depends on the people being supported and how the service operates.

Potential properties include:

• Large detached houses

• Bungalows

• Flats and apartments

• Self-contained units

• Former care homes

• Former supported living properties

• Former healthcare buildings

• Accessible residential properties

• Purpose-designed supported living accommodation

• Properties requiring adaptation

• Development opportunities

• Off-market properties

A provider supporting people with physical disabilities may require very different accommodation from one supporting people with mental health needs or learning disabilities.

Start with the support model

Before beginning a property search, establish who the service is intended to support.

Potential service models include:

• Learning disability supported living

• Physical disability supported living

• Autism supported living

• Mental health supported living

• Acquired brain injury support

• Complex needs accommodation

• Support for younger adults

• Supported accommodation for older people

• Specialist disability accommodation

The property brief should reflect the actual needs of residents rather than simply specifying a number of bedrooms.

For example, people with significant mobility needs may require step-free access, adapted bathrooms and larger circulation areas, while another service may place greater emphasis on quiet spaces, privacy and proximity to community facilities.

Create a detailed property brief

A clear brief allows a property consultant to focus the search on realistic opportunities.

The brief can include:

• Type of supported living service

• Number of residents

• Age range

• Support needs

• Number of bedrooms

• Bathroom requirements

• Accessibility

• Communal space

• Staff facilities

• Outdoor space

• Parking

• Preferred locations

• Purchase budget

• Rental budget

• Refurbishment budget

• Planning requirements

• Target opening date

It is also useful to distinguish between essential requirements and features that could be created through refurbishment.

Location matters for supported living

The surrounding neighbourhood can be just as important as the property itself.

Potential considerations include:

• Public transport

• Shops

• GP surgeries

• Pharmacies

• Hospitals

• Community centres

• Leisure facilities

• Employment

• Education

• Local support services

• Accessible pedestrian routes

• Parking

• Neighbourhood environment

CQC guidance states that when planning premises, providers should consider the anticipated needs of people using the service and access to relevant facilities and the local community. It also refers to appropriate parking and public transport.

For supported living providers, this means assessing the property's wider surroundings rather than selecting a building solely because it meets the basic accommodation requirements.

Planning and supported living property

Planning should be investigated before purchasing or leasing a property.

A building may previously have been used as an ordinary home, care home, supported living property or another form of accommodation. Its lawful use and planning history should be checked against the proposed service.

Due diligence may include:

• Existing lawful use

• Planning history

• Previous care or supported living use

• Planning conditions

• Proposed use

• Change of use requirements

• Extensions

• Internal alterations

• Additional bedrooms

• Parking

• External works

The planning position should be established before significant expenditure is committed to refurbishment.

CQC requirements and the property search

Where the supported living service provides regulated care, the property search should be considered alongside CQC registration requirements.

CQC's current location guidance specifically includes supported living among services where a provider may have a registered location at the premises from which care is routinely planned, coordinated and managed.

CQC also requires providers applying for registration to demonstrate legal permission to operate from the chosen premises. Its current supporting-document guidance identifies evidence of legal occupancy as relevant to supported living applications.

This makes it important to establish whether the proposed lease or ownership structure gives the provider the appropriate legal right to operate from the premises.

What makes a property suitable?

A supported living property should provide an appropriate balance between private accommodation, communal facilities and operational space.

Potential features include:

• Individual bedrooms

• Accessible bedrooms

• Suitable bathrooms

• Communal lounges

• Dining areas

• Kitchen facilities

• Quiet rooms

• Activity areas

• Staff workspace

• Secure storage

• Laundry facilities

• Outdoor space

• Accessible entrances

• Suitable parking

CQC's Regulation 15 guidance states that premises must be suitable for their purpose and appropriately maintained and located. It also considers layout, sufficient space, toilets, bathrooms, storage, seating and the ability of people to enter, leave and move around the premises appropriately.

Bedrooms and private accommodation

Bedrooms should be assessed according to the needs of the intended residents.

Consider:

• Bedroom size

• Privacy

• Natural light

• Ventilation

• Storage

• Accessibility

• Ground-floor accommodation

• Proximity to bathrooms

• Space for specialist equipment

• Noise levels

Some supported living models work well with private bedrooms and shared communal areas, while others may require self-contained flats or individual units.

Bathrooms and accessibility

Bathroom requirements can have a major effect on whether an existing property is suitable.

Potential requirements include:

• Level-access showers

• Wet rooms

• Accessible toilets

• Grab rails

• Turning space

• Specialist bathing equipment

• Ground-floor bathrooms

• Multiple bathrooms

• En-suite facilities

CQC guidance states that premises should provide adequate toilets and bathrooms where relevant and that people's needs should be considered when premises are designed, renovated or adapted.

Where significant adaptations are required, the cost should be established before the property is acquired or leased.

Communal areas and independent living

Supported living accommodation should provide an environment that allows residents to live as independently as appropriate.

Useful communal spaces can include:

• Living rooms

• Dining areas

• Kitchens

• Activity rooms

• Quiet spaces

• Study areas

• Laundry facilities

• Meeting rooms

• Staff offices

The configuration should reflect the service model.

A provider supporting several residents in one shared house may require substantial communal space, while self-contained supported living units may need more emphasis on individual kitchens, bathrooms and private living areas.

Staff facilities

The property may also need to accommodate staff who provide support.

Depending on the service model, requirements can include:

• Staff office

• Staff toilet

• Meeting space

• Secure records storage

• Staff rest area

• Overnight staff room

• Medication storage

• Equipment storage

CQC's current location guidance explains that supported living services can have an office or other premises from which care is routinely planned, coordinated and managed.

The property and operational office arrangements should therefore be considered together.

Former care homes as supported living opportunities

Former care homes can provide useful opportunities because they may already contain:

• Multiple bedrooms

• Bathrooms

• Communal lounges

• Kitchens

• Staff facilities

• Accessible entrances

• Gardens

• Parking

• Existing care-related infrastructure

However, a former care home is not automatically suitable for supported living.

The provider should investigate:

• Planning position

• Building condition

• Accessibility

• Layout

• Fire safety

• Refurbishment costs

• Local suitability

• Proposed operating model

A building that worked as a residential care home may require significant changes before it works effectively as supported living accommodation.

Buying property for a supported living provider

A provider or investor may decide to purchase property where long-term ownership is part of the strategy.

Potential acquisition opportunities include:

• Existing supported living properties

• Former care homes

• Large residential houses

• Bungalows

• Specialist disability accommodation

• Former healthcare buildings

• Development sites

The total acquisition budget should include:

• Purchase price

• Stamp Duty Land Tax

• Legal fees

• Surveys

• Planning advice

• Professional fees

• Refurbishment

• Accessibility works

• Fire safety improvements

• Furniture

• Specialist equipment

• Financing

• Maintenance

A lower purchase price does not necessarily mean a lower overall project cost if extensive adaptation is required.

Leasing property to a supported living provider

Leasing can allow providers to secure suitable accommodation without purchasing the freehold.

Before signing a lease, consider:

• Lease length

• Rent

• Rent reviews

• Break clauses

• Repair obligations

• Insurance

• Permitted use

• Alteration rights

• Landlord consent

• Refurbishment responsibilities

• Reinstatement obligations

Where the provider is funding substantial adaptations, the lease should provide sufficient security for that investment.

Landlords should also establish the proposed use, planning position and responsibilities for building works before agreeing terms.

Supported living property investment

Supported living property can form part of a specialist residential and care property investment strategy.

Potential investment models include:

• Buying a property and leasing it to an operator

• Acquiring an existing supported living property

• Refurbishing a former care home

• Converting a residential property

• Developing purpose-designed accommodation

• Holding a freehold property for a long-term operator

The investment assessment should consider the property, operator, lease structure, location, planning position, refurbishment requirements and potential capital expenditure together.

Current government guidance also recognises purpose-designed or adapted supported living as a form of supported housing for working-age disabled people.

Local demand and supported housing

Local demand should form part of the property search rather than being considered after a building has already been selected.

Government guidance published in 2026 requires councils in England to prepare Local Supported Housing Strategies and consider local supported housing supply, unmet need and future demand.

For operators and investors, this makes local authority information potentially useful when assessing where supported living accommodation may be needed.

Local demand should still be assessed alongside the provider's own commissioning relationships, referral pathways and service model.

Off-market property sourcing

Some supported living providers have highly specific requirements that make conventional property searches inefficient.

Off-market sourcing can be useful when looking for:

• A particular number of bedrooms

• Wheelchair-accessible accommodation

• Ground-floor rooms

• Large gardens

• A specific London borough

• Existing care infrastructure

• Former care homes

• Former healthcare buildings

• Conversion opportunities

• Development sites

A targeted property search can approach owners directly and identify buildings that may not yet be publicly marketed.

Supported living property in London

London offers a wide range of residential and specialist care property, but property prices and planning considerations vary substantially between locations.

A supported living provider may assess:

• Local demand

• Property prices

• Transport links

• Healthcare access

• Community facilities

• Staff recruitment

• Planning considerations

• Parking

• Outdoor space

• Neighbourhood suitability

The right location will depend on the residents and support model rather than simply the property's postcode.

Working with Fraser Bond

Fraser Bond can support supported living providers, care operators, investors, landlords and developers looking for suitable property across London and the UK.

Support can include:

• Supported living property sourcing

• Property acquisition

• Lease negotiations

• Investment assessment

• Planning coordination

• Refurbishment planning

• Building works

• Contractor coordination

• Property management

• Specialist care property sourcing

• Development consultancy

The focus is on matching the property to the provider's operational requirements while considering planning, accessibility, building condition and commercial viability.

How to find suitable property for a supported living provider

A strong property search should begin with a detailed brief covering:

• Who the provider supports

• Number of residents

• Type of support

• Age range

• Required bedrooms

• Bathroom requirements

• Accessibility

• Communal areas

• Staff facilities

• Outdoor space

• Parking

• Preferred locations

• Purchase or rental budget

• Refurbishment budget

• Planning requirements

• Target occupation date

The brief can then be used to identify properties that have realistic potential before progressing to surveys, planning advice and legal due diligence.

Find suitable supported living property across the UK

Finding suitable property for a supported living provider requires the building, location and operating model to be considered together.

Planning, accessibility, layout, local facilities,