The supported living sector offers property investors the unique opportunity to generate stable returns whilst making a meaningful social impact. However, recent events have highlighted the critical importance of thorough due diligence when considering investments in this space. 

In January 2026, the Serious Fraud Office arrested six people in connection with an estimated £300 million bribery and fraud investigation into the former management of social housing group Home REIT. The company had raised £850 million from investors over three years before suspending trading on the London Stock Exchange in January 2023.   

This case serves as a stark reminder that whilst the supported living sector is both viable and valuable, investors must approach opportunities with careful scrutiny and professional guidance. 

Understanding What Went Wrong

Investors in Home REIT were told their funds would be used to purchase and restore properties to be rented to publicly funded charities and organisations housing rough sleepers, veterans, and people struggling with addiction. Returns were to be generated from rent payments. However, a November 2022 investor report raised multiple concerns about property valuations and tenants' ability to pay rent. 

The SFO's Deputy Head of the Fraud and Bribery Division, Andy Parratt, noted that the investigation 'impacts some of the most vulnerable people in society,' highlighting how such failures affect not just investors but the very individuals these schemes are meant to help. 

The Sector Remains Sound

It's crucial to emphasise that this case does not represent the supported living sector as a whole. Thousands of legitimate supported living properties across the UK provide quality homes for vulnerable individuals whilst delivering sustainable returns for responsible investors. 

The demand for supported living accommodation continues to grow. With an ageing population and increased recognition of the benefits of independent living for individuals with various needs, the sector offers genuine opportunities for ethical investment. However, the responsibility lies with investors to conduct proper due diligence and work with reputable partners. 

Essential Due Diligence Steps

When considering supported living investments, thorough research and professional guidance are non-negotiable. Here are key areas to examine: 

1. Verify the Care Provider's Credentials

Research the care provider's history, CQC ratings, and track record. How long have they been operating? What is their reputation with local authorities? A reputable care provider should be transparent about their operations and willing to provide references. 

2. Understand the Property Valuations

One of the red flags in the Home REIT case involved concerns about property valuations. Ensure you have independent, professional valuations conducted by surveyors with experience in the supported living sector. Compare these valuations against local market rates and understand what justifies any premium. 

3. Scrutinise the Financial Model

Understand exactly how returns will be generated. Who pays the rent? Is it funded by housing benefit, local authority contracts, or private payment? Are the projected rents realistic for the area and property type? Be wary of returns that seem too good to be true – they usually are. 

4. Review Legal Agreements Carefully

Engage a solicitor with experience in supported living transactions to review all agreements. Understand your rights and obligations, the terms of any lease, maintenance responsibilities, and exit strategies. Ensure there is proper separation between care provision and tenancy, as required by the CQC. 

5. Assess Local Demand

Research the genuine need for supported living in your target area. Speak to local authorities, commissioners, and social workers. Understand the types of supported living most needed and whether your investment aligns with actual demand. 

6. Build Relationships, Not Just Transactions

Successful supported living investments are built on strong partnerships between property investors, care providers, and local authorities. Take time to build these relationships. Attend networking events, ask questions, and learn from experienced operators in the sector. 

7. Seek Independent Professional Advice

Work with solicitors, accountants, mortgage brokers, and other professionals who understand the supported living sector. Their expertise can help you identify potential issues before committing to an investment. 

Red Flags to Watch For

Be particularly cautious if you encounter: 

• Promises of unusually high returns with minimal risk
• Pressure to invest quickly without time for proper due diligence
• Reluctance to provide detailed information about care providers or property valuations
• Complex structures that are difficult to understand
• Lack of transparency about fees and costs
• Care providers with limited track records or poor regulatory ratings
• Properties in areas with no identified demand for supported living

The Path Forward

The supported living sector needs ethical investors who are committed to doing things properly. Whilst cases like Home REIT are concerning, they should not deter responsible investors from this rewarding sector – rather, they should reinforce the importance of thorough due diligence. 

Solicitor General Ellie Reeves stated: 'Vulnerable people, including rough sleepers and veterans, were promised homes, while investors who funded millions of pounds were promised returns. Both groups deserve answers.' This statement underscores the dual responsibility investors have – to protect their own interests through proper due diligence, and to ensure their investments genuinely serve those in need. 

Despite the challenges highlighted by the Home REIT case, the fundamental need for quality supported living accommodation remains urgent and growing. The National Housing Federation estimates that by 2040, an additional 167,329 supported housing units will be required across England – a 33% increase from current levels. 

This demand represents a genuine opportunity for investors who approach the sector responsibly. By conducting thorough due diligence, building strong partnerships with reputable care providers, and seeking professional guidance, investors can generate sustainable returns whilst making a meaningful positive impact on society. 

The key is to remember that supported living investments are not get-rich-quick schemes. They are long-term commitments that require careful planning, ongoing management, and a genuine desire to provide quality homes for vulnerable individuals. 

Source: BBC News (14 January 2026): 'Six arrested in £300m social housing fraud probe'