India’s senior living sector is moving beyond a uniform housing model, with metropolitan and Tier-2 cities developing distinct offerings for different consumer groups, according to a Colliers India report prepared with Primus Senior Living. The market is shifting from a real estate-led model towards a longevity ecosystem combining housing, healthcare, hospitality and community services. India’s population aged 60 and above is projected to increase from nearly 149 mn, or 10.5 per cent of the population, in 2022 to 347 mn, or 20.8 per cent, by 2050. The group is expected to grow at an approximately 3 per cent compounded annual growth rate (CAGR), creating a significant opportunity for senior living providers. Tier-1 cities are positioned for luxury projects aimed at high-net-worth individuals (HNIs), affluent retirees, former chief executives and families supporting parents in India. High land costs and premium demand support services such as concierge assistance, personalised nutrition, smart-home systems and intensive care unit (ICU) stabilisation facilities, although these projects require high capital and operating expenditure. Tier-2 cities offer lower land costs, access to tertiary healthcare, moderate climates and less congestion. Their potential customers include upper-middle-class households, successful local professionals, and seniors returning to their hometowns after living in larger cities. These buyers remain interested in premium services but pay closer attention to long-term cash flows, total living costs and value. The report identified Coimbatore, Kochi, Mysuru, Visakhapatnam, Jaipur, Chandigarh, Mohali, Panchkula and Dehradun among promising markets, along with Goa, Bhubaneswar, Siliguri, Guwahati, Indore and Nagpur. Demand is being supported by ageing demographics, migration of children to metros and overseas, smaller families and greater interest in community-based care. Developers face challenges including shortages of geriatric healthcare and trained caregivers, while rental, lease and deferred-ownership models could improve affordability. DLF is expected to launch a luxury project in Gurugram’s Sector 63 with estimated sales potential of Rs. 20 bn.