Healthcare real estate

Backed by powerful demographic tailwinds, healthcare real estate remains a compelling long-term sector and a core investment focus for Clarion Partners.
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"Clarion’s healthcare real estate strategy pairs high-quality properties with leading operators, supported by active asset management and ongoing evaluation of operator and market performance. This disciplined approach allows us to identify opportunities to drive value at the property level and create long-term value for our investors."

— Julie Robinson, Managing Director & Head of Healthcare

Healthcare real estate FAQs

WHAT IS HEALTHCARE REAL ESTATE?

Healthcare real estate includes properties that deliver care, housing, research, and medical services, such as senior housing communities, outpatient medical buildings, life sciences facilities, and rehabilitation centers. 

Learn more about the benefits of healthcare real estate

Click here to learn about the latest tailwinds impacting the healthcare sector

WHAT TYPES OF SENIOR HOUSING PROPERTIES ARE THERE?

Key senior housing property types include independent living (lifestyle-focused), assisted living (support with daily activities), and memory care (specialized support for cognitive conditions).

WHAT IS THE OUTLOOK FOR THE U.S. SENIOR HOUSING REAL ESTATE MARKET?

The outlook for U.S. senior housing is driven by strong demographic tailwinds, particularly growth in the 80+ population, and a muted inflation environment that supports outsized NOI growth. Demand is expected to accelerate as care needs increase, reinforced by the sector’s needs-based demand characteristics and resilient operating fundamentals.

Read more in our latest whitepaper


WHAT TYPES OF MEDICAL REAL ESTATE ARE THERE?

Medical real estate includes a range of property types that support healthcare delivery, such as outpatient medical buildings, diagnostic and imaging centers, ambulatory surgery centers, rehabilitation facilities, and specialty clinics.

WHAT IS THE OUTLOOK FOR THE U.S.  MEDICAL REAL ESTATE MARKET?

The outlook for U.S. medical real estate is supported by long-term demographic trends, including population aging and increased healthcare utilization. Demand for outpatient facilities and community-based care continues to grow, driven by evolving care delivery models and rising patient needs.

Read more in our latest whitepaper

WHAT IS CLARION'S LONG-TERM POSITION ON HEALTHCARE REAL ESTATE?

Clarion maintains a strong long-term conviction in healthcare real estate, currently managing $3.6B in healthcare-related assets. 

This year, Clarion announced the execution of more than a dozen highly curated single-asset healthcare investments (including senior housing communities, inpatient rehabilitation and outpatient medical facilities, and ground-up developments) totaling $1B+ as of June 30, 2026. 

Read more


 
 

News


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Clarion's healthcare portfolio*

Clarion maintains a high-quality healthcare portfolio diversified by asset type, geography, and operator partners, focused on well-located properties supported by growing care demand and strong local market fundamentals.

$3.6B

in AUM

1,433

units of senior housing

151K

sq. ft. of medical real estate

2.5M

sq. ft. of life sciences real estate

* As of June 30, 2026.

The benefits of healthcare real estate

Magnifying glass 

RESILIENT DEMAND

Driven by aging demographics, healthcare innovation, and expanding healthcare utilization

Correlation arrows 

CONSTRAINED SUPPLY

High barriers to entry and specialized property requirements support favorable long-term supply-demand dynamics

Shield 

ECONOMIC RESILIENCE

Supported by consistent healthcare spending and needs-based services across market cycles

Cash flows 

DURABLE CASH FLOWS

Backed by mission-critical real estate serving healthcare providers, residents, and research organizations


 
 

Press Release


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Key healthcare real estate sector tailwinds

SENIOR HOUSING

covered front entrance of senior housing community

  • Rapid growth of the 75+ and 80+ population cohorts drives resident demand.
  • Rising healthcare utilization and increasing wealth among older households supports affordability. 
  • New development remains considerably below projected demand. 

OUTPATIENT MEDICAL

multi-story outpatient medical building

  • Healthcare delivery continues shifting to convenient, lower-cost outpatient settings.
  • Aging demographics drive higher utilization across primary and specialty care.
  • Specialized medical facilities and established provider networks support long-term tenancy.

INPATIENT REHAB

inpatient rehab asset against a sunset

  • Aging-related procedures and post-acute care needs increase demand for rehabilitation.
  • Hospital referral networks and long-term operator relationships support durable occupancy.
  • Purpose-built facilities and specialized clinical infrastructure create barriers to new supply.

LIFE SCIENCES

life sciences building

  • Growth in healthcare spending and research activity continues to drive demand for specialized facilities.
  • Innovation ecosystems create strong tenant stickiness and high barriers to entry.
  • Specialized infrastructure and labratory build-outs limit competitive supply.


Source: Based on analysis by Clarion Partners Global Research with data from the U.S. Census Bureau, Moody's Analytics, NIC MAP, Revista, Kaiser Family Foundation, CBRE Research, and Oxford Economics, as of July 2026. Past performance is not indicative of future results and a risk of loss exists.


  • Animated image of different types of medical real estate
    Investing in Medical Real Estate
    Investing in Medical Real Estate
    Video
    ;#Healthcare 2;#
    05.12.2026
    As the U.S. healthcare landscape evolves, learn why Clarion sees strong opportunity in two key areas of medical real estate: outpatient facilities and inpatient rehabilitation.
    /insights/investing-in-medical-real-estate

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Investment in real estate is speculative and involves significant risk. For more information about certain of the material risks and limitations associated with Clarion Partners’ investment advisory products, strategies and services, please see Clarion’s current Form ADV Part 2A brochure, which is available on the SEC’s Investment Adviser Public Disclosure website at https://adviserinfo.sec.gov/firm/summary/108803. Investors should consider their investment objectives, and it is strongly suggested that the reader seek his or her own independent advice in relation to any investment, financial, legal, tax, accounting or regulatory risks and evaluate their own risk tolerance before investing.

This material does not constitute investment advice, nor does it constitute an offer in any product or strategy offered by Clarion Partners LLC or Clarion Partners Europe, and should not be viewed as a current or past recommendation to buy or sell any securities. Any specific investment referenced may or may not be held in a Clarion Partners client account. It should not be assumed that any investment, in any property or other asset, was or will be profitable.

All Clarion Partners LLC and Clarion Partners Europe statistics, data and charts, including but not limited to assets under management (AUM), ESG data, sector data and property data, as well as data related to our investors, tenants and employees, are as of June 30, 2026 unless otherwise noted.

Photos used in this website were selected based on visual appearance, are used for illustrative purposes only, and are not necessarily reflective of all the investments in a Clarion fund or portfolio or the investments a Clarion fund or portfolio will make in the future.

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