MCCARTHY & STONE PLC

What MCCARTHY & STONE PLC does

McCarthy & Stone PLC is the UK's leading developer and operator of specialist retirement housing, designing and building purpose-built homes for the over-55s demographic. The company operates four core product lines: Retirement Living for the over-60s, Retirement Living Plus for those over 70 needing higher levels of support, Lifestyle Living for the over-55s, and Retirement Bungalows. Its core business model combines build-for-sale of individual units on 999-year leases with a vertically integrated in-house management services function that has operated since 2010, providing on-site staff, maintenance, and resident services across the portfolio. The company's go-to-market leverages a diversified sales toolkit including Part Exchange, Smooth Move, Resales, Shared Ownership (in partnership with Homes England), and Rentals, designed to reduce friction for downsizers converting from family housing.

The business generates revenue primarily through the sale of newly built retirement units, supplemented by recurring service charges and management fees from the in-house management operation. As at the FY ending 31 October 2025, McCarthy & Stone reported revenue of £235 million, a workforce of 2,910, and a managed portfolio of more than 555 developments serving over 25,000 customers (up from 21,500+ previously). It holds registrations with the Property Ombudsman, the New Homes Quality Code, ARLA Propertymark, Propertymark Client Money Protection, and the Care Quality Commission for Personal Care services. The company is headquartered in Bournemouth, Dorset, is led by CEO Matthew Pratt, and has maintained the maximum 5-star rating from the Home Builders Federation every year since the award's inception. Over the past five years it has acquired more than 200 development sites, with 46 purchased in the most recent year, evidencing sustained land bank expansion across the UK.

Name

MCCARTHY & STONE PLC

Legal name

McCarthy & Stone Limited

Website

https://mccarthyandstonegroup.co.uk

Company type

Private

Operating status

Operating

Headcount range

1–10 employees

Short description

McCarthy & Stone is the UK's leading retirement property developer and manager, designing, building, and operating specialist housing for the over-55s across more than 555 developments serving over 25,000 customers.

Ownership category

akta.pro rank

Product category

Retirement Living Real Estate

NAICS

Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly (6233), Continuing Care Retirement Communities (623311), Continuing Care Retirement Communities and Assisted Living Facilities for the Elderly (62331), Assisted Living Facilities for the Elderly (623312)

SIC

Services-Nursing & Personal Care Facilities (8050), Real Estate Dealers (For Their Own Account) (6532)

akta.pro primary industry

Independent Living Real Estate Owners/Operators (REITs & Management Companies) (HLADAAAG)

akta.pro secondary industries

Independent Living Community Development & Construction (Senior Housing Developers) (HLADAAAH), Market-Rate Independent Living (Private Pay) Communities (HLADAAAA), Senior Living Property Management (BPAJAGAI)

Keywords

• Retirement property development
• Assisted living communities
• Retirement home management
• Shared ownership housing
• Later living real estate

Headquarters

HQ city

Bournemouth

HQ country

United Kingdom

HQ region

Europe

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Supply Chain, Operations, Personnel, Marketing or Sales, Infrastructure

Revenue model

1. Property Sales: Revenue from selling retirement apartments, bungalows, and shared ownership properties to customers aged 55+. Properties sold with 999-year leases.
2. Property Rentals: Rental income from Assured Periodic Tenancies for retirement properties. Service charge paid by property owner, not tenant.
3. Service Charges: Weekly service charges covering management, maintenance, utilities, insurance, and communal facilities. Pass-through costs not marked up. 1% contingency fee upon resale.
4. Shared Ownership: Older Persons Shared Ownership in partnership with Homes England. Customers purchase up to 75% share; McCarthy & Stone (Shared Ownership) Limited retains landlord role on remaining share.
5. Care and Support Services: Personal care, support, cleaning, and food and beverage services at Retirement Living Plus developments.

Pricing tiers

Go-to-market motion3 records

Distribution channels6 records

Marketing channels6 records

Core offering

McCarthy & Stone develops, sells, rents, and manages purpose-built retirement communities across the UK under three main brands: Retirement Living (over 60s, independent living), Retirement Living Plus (over 70s, assisted living with CQC-registered care), and Lifestyle Living (over 55s, premium apartments). Properties are offered through outright purchase, rental, shared ownership, and part buy part rent, with ongoing on-site management, emergency call systems, communal facilities, and weekly service charges.

Product overview

McCarthy & Stone is the UK's leading developer and manager of retirement communities, offering a portfolio of retirement living products under three main brands: Retirement Living (for over 60s), Retirement Living Plus (for over 70s), and Lifestyle Living (for over 55s). Their core offerings include retirement apartments and bungalows available through multiple occupancy options: outright purchase, rental, shared ownership, and part buy part rent. The company also provides supporting services including Part Exchange (guaranteed property sale), Smooth Move (moving assistance), and Free Entitlements Advice. All developments include on-site management, emergency call systems, communal facilities, and maintenance services covered by a transparent service charge model. The company manages over 555 developments across the UK serving more than 25,000 customers.

Differentiator

Problem solved

Functional benefit

Brands

• Retirement Living: Luxurious, low-maintenance independent living retirement apartments for the over 60s, with an on-site manager Monday-Friday for added peace of mind.
• Retirement Living Plus
• Lifestyle Living

Products and services

• Retirement Living Low-maintenance independent living retirement apartments for people aged 60 and over, featuring on-site House Manager (Monday-Friday), communal lounges, landscaped gardens, emergency call systems, and security features.
• Retirement Living Plus Assisted living retirement communities for people aged 70 and over, offering flexible care packages, 24-hour on-site staff, domestic assistance, wheelchair accessibility, and on-site restaurants/bistros. Care Quality Commission-registered.
• Lifestyle Living Stylish low-maintenance retirement apartments for people aged 55 and over, located in coveted urban and rural locations. Features include high-spec fixtures, landscaped gardens, private parking, and concierge services with enhanced security features.
• Retirement Bungalows One, two, and three-bedroom retirement bungalows exclusively for people aged 55 and above, featuring emergency call systems and independent living in private properties often part of retirement villages.
• Rental Properties Flexible rental retirement properties with Assured Periodic Tenancy providing legal protection, allowing residents to live in the property long-term as long as tenancy conditions are met.
• Older Persons Shared Ownership Government-backed shared ownership scheme allowing customers aged 55+ to purchase 50% or 75% of a property and pay rent on the remaining share, with no rent required at 75% ownership. Delivered in partnership with Homes England.
• Part Exchange Guaranteed cash buyer service enabling customers to sell their existing property quickly without estate agent fees or chains, with up to £1,000 contribution towards solicitor fees and free removals.
• Smooth Move Comprehensive moving assistance service covering decluttering, packing, removals, and financial support to help customers transition into their new retirement property.
• Retirement Resales Resale service for existing McCarthy & Stone properties, utilizing an extensive customer database to facilitate faster sales at better prices than traditional estate agents.
• Free Entitlements Advice Free advice service helping customers identify and claim money and benefits they may be entitled to, including benefits they were previously unaware of.
• Service Charge Pass-through cost service covering building maintenance, gardening, staff wages, security systems, communal utilities, building insurance, and future maintenance fund. Cost varies by development and property size.

Quantifiable outcome

• 97% of customers would recommend McCarthy & Stone
• +2 more outcomes

Named customers3 records

Segments5 records

Ideal customer profiles6 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Four partnerships are on record, tiered core and minor.

• Homes EnglandcoreStrategic or Co-development PartnerHomes England partnership for Older Persons Shared Ownership properties. McCarthy & Stone (Shared Ownership) Limited, a wholly owned subsidiary, provides shared ownership homes in conjunction with Homes England and is registered with the Regulator of Social Housing.
• Your Life Management Services LimitedminorImplementation/ SI/ Consulting PartnerThird-party property management company that provides management services at some developments.
• McCarthy & Stone Management Services LimitedminorImplementation/ SI/ Consulting PartnerIn-house property management company providing management services at some developments.
• CHAS (Contractors Health and Safety Assessment Scheme)minorOthersUK's leading provider of compliance and supply chain risk management solutions. All construction programme sub-contractors are required to have CHAS Advanced accreditation for modern slavery compliance.

Scale indicators10 records

Recent moves5 records

Expansion highlights4 records

Broad incumbents

• Housing 21: Not-for-profit provider of retirement and extra care housing for older people across England, operating similar independent living and assisted living schemes to McCarthy & Stone's portfolio.
• Anchor Hanover: Large UK non-profit provider of housing, care, and support services for older people, offering independent living, assisted living, and care homes across the same customer demographic.
• Bovis Homes / Housebuilding Sector: Large UK mainstream housebuilders (e.g., Vistry, Barratt, Persimmon) that compete for land, labour, and older-buyer demand, providing competitive context for retirement specialists.

Direct peers

• Churchill Retirement Living: One of the UK's largest privately held retirement property developers, building and selling retirement apartments to over-60s on a similar independent living model with on-site management and shared ownership options.
• Retirement Villages Group: UK developer and operator of retirement villages offering independent living, assisted living, and care to older adults, comparable in product mix and customer demographic.
• Inspired Villages: Developer and operator of integrated retirement villages in the UK with on-site facilities, care, and amenity offerings, addressing the same over-55s demographic with a village-based model.
• Audley Group: Operator of premium retirement villages in the UK combining independent living with assisted living and care services, directly comparable to McCarthy & Stone's Retirement Living Plus proposition.
• Lifestory Group: UK developer of retirement living housing under the PegasusLife brand, focused on premium retirement apartments for over-60s with an overlap in customer demographic and product design.
• Rangeford Villages: UK retirement village developer and operator targeting over-60s with independent and assisted living options, overlapping directly with McCarthy & Stone's mid-market retirement living segments.

Regional players

• Bield Housing & Care: Scottish-based housing and care provider for older people, offering retirement housing, sheltered housing, and care services across Scotland with a comparable product model.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks7 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/mccarthy-&-stone-plc

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about MCCARTHY & STONE PLC