An ageing population will pose massive problems for housing planners in Scotland, according to a new Government report.

The Impact of Population Ageing on Housing in Scotland warns that costs are set to rise rapidly in three key areas.

The demand for suitable housing stock, the need for support to live at home and the need for homes to be adapted to suit older people are all increasing. Bathrooms and shower adaptations are the most common changes needed by elderly residents, and in Glasgow alone, 11,000 households need to be adapted.

The degree to which homes have already been adapted varies from 10% of total households in West Dunbartonshire to less than 1% in the City of Edinburgh, with an average of 4% of households improved across Scotland.

Meanwhile specialist accommodation such as sheltered housing is under pressure, complicated by the fact that although older stock is often unsuitable it can be the housing which is most popular with residents.

Pressure can be highest in poor areas, with disabled pensioners more common in areas of high multiple deprivation.

The suitability of newbuild housing for older people is improving but the impact of this is slow.

Meanwhile the population aged 65 and over is projected to rise from 857,000 in 2008, to 1,409,000 in 2033 and the number of households with a head of household aged over 65 is projected to increase from 594,330 to 951,770 over the same period.

The report warns that large numbers of later middle aged people will reach retirement age at the same time and the housing market could be affected if they all need to sell their homes to free up cash, or to move to smaller accommodation.