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Sunrise of Paoli
Assisted Living, Memory Care & Respite Care · Malvern, PA
Exterior view of the Sunrise of Paoli facility entrance Video Tour Exterior view of Sunrise of Paoli with landscaped entrance Bright common area with seating and decor Dining room set up for a meal service

Sunrise of Paoli

Assisted Living, Memory Care & Respite Care · Malvern, PA
324 Lancaster Ave, Malvern, PA 19355 View map Calculator: See prices in your area
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Overview of Sunrise of Paoli

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Sunrise of Paoli is a senior living community located in the heart of Willistown Township, Pennsylvania, surrounded by nature and helping residents enjoy the local area as well as a robust slate of programs and social events. The community offers room rates starting at $2,827 per month and provides personalized care from a compassionate team in an intimate and warm setting. Residents find serenity in the community courtyard and walking paths, which are surrounded by wooded grounds, and are encouraged to do what they love, whether it’s joining a weekly lunch outing, taking a trip to Valley Forge Casino, or cuddling with the rescue dog, Oreo. Sunrise of Paoli’s most popular activity is SingFit, a stimulating program that incorporates singing and movement for an engaging mind and body workout, and the community offers a Terrace Club neighborhood for residents living with the early stages of memory loss, as well as a Reminiscence Neighborhood for those experiencing more advanced memory loss.

Sunrise of Paoli works closely with residents and families to create personalized plans that meet their needs, wants, and preferences, while offering a wide variety of activities tailored to residents’ interests, such as music, bowling club, volleyball, trivia, and socials. The in-house chef serves up fresh, seasonal meals tailored to residents’ tastes and preferences, and the Reminiscence and Terrace Club neighborhoods provide specialized support for residents navigating life with memory loss at any stage. Nestled in Malvern, PA, a residential neighborhood in Chester County, PA, situated on wooded grounds, Sunrise of Paoli is located in the heart of Willistown Township, just minutes from Route 202 and near various attractions for convenient outings. The community is across the street from Main Line Health: Paoli Hospital and close to several medical facilities and specialists, ensuring comprehensive care for its residents.

Facility Direct Line (610) 251-9994
Facility Direct Line (610) 251-9994
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Capacity and availability

Residents per day
60
Bed community size
110-bed community Rank #164 / 552Bed count — State benchmarkedThis home is ranked 164th out of 552 homes we track in Pennsylvania for bed count. Shows this facility's certified or reported bed count compared to other Pennsylvania facilities. Larger communities may offer more amenities, programs, and on-site services for residents and families.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
A larger shared setting that may offer more common spaces and organized community services.
Years in operation
45 years in operation
A longer operating history, which may indicate experience navigating regulations and delivering ongoing care.
Walk Score
Walk Score: 23 / 100 Rank #513 / 657Walk Score — State benchmarkedThis home is ranked 513th out of 657 homes we track in Pennsylvania for walk score. Shows how walkable this facility's neighborhood is compared to the average walk score across Pennsylvania facilities. Higher scores benefit residents, families, and staff.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Car-dependent. Most errands require a car, with limited nearby walkable options.
BBB Rating
BBB Rating: A+ (Not Accredited)
An independent rating from the Better Business Bureau based on factors such as complaint history, transparency, and business practices.
How BBB ratings work

About this community

Occupancy

Occupancy rate
55%
Rank #392 / 494Occupancy rate — State benchmarkedThis home is ranked 392nd out of 494 homes we track in Pennsylvania for occupancy. Shows this facility's occupancy rate versus the Pennsylvania average, with its Statewide rank out of 494. Higher occupancy signals strong local demand and financial stability.Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.Click the rank badge to see the full State ranking.Click here to see the full State ranking.
Lower than the Pennsylvania average: 78.7%
Occupied beds
60 / 110
Average occupied beds in Pennsylvania homes 103 beds

License Details

Facility TypePersonal Care Homes
IssuanceApril 30, 2026
ExpirationMarch 9, 2027
CountyChester
License LevelFULL
License Number143250

Ownership & Operating Entity

Sunrise of Paoli is legally operated by Welltower Opco Group LLC.

Profit StatusFor-profit

Type Of Units

Alzheimer's
25 units
Total beds
110 units

Contact Sunrise of Paoli

Inspection History

In Pennsylvania, the Department of Human Services (for assisted living facilities) and the Department of Health (for nursing homes) conduct unannounced inspections to verify adherence to state regulations.

Waivers Info A higher number of waivers may indicate the facility relies on staff who don't fully meet standard credential requirements. A lower number may suggest the facility meets staffing qualification standards without exemptions.

This Facility PA Average vs. PA Avg
  • Waivers are Pennsylvania Department of Health exemptions that let a facility operate outside required staffing ratios or staff credential rules. A higher count can signal that the facility regularly relies on exceptions — for example, fewer nursing hours per resident or staff who don't fully meet qualification standards — which may affect day-to-day care.
    0
    vs 0.9 avg
    ↓ 100% fewer than PA avg

Inspection Scorecard Info This scorecard compares key inspection, citation, and complaint metrics at this facility against the Pennsylvania state average. Metrics rated ≥15% worse than average are highlighted in red; those ≥15% better are highlighted in green.

Overall vs. PA average 4 Worse Metrics worse than Pennsylvania average:
• Inspections with citations (25% above)
• Inspection citation rate (6% above)
• Total complaints (75% above)
• Complaints per year (71% above) 2 Better Metrics better than Pennsylvania average:
• Total citations (21% below)
• Citations per inspection (29% below)

Citations Info Citations are formal regulatory issues recorded during state inspections.

This FacilityPA Averagevs. PA Avg
Total citations Info Formal regulatory issues recorded by inspectors across all inspection types. 5063 This facility has 21% fewer total citations than a typical Pennsylvania assisted living residence (50 vs. PA avg 63).↓ 21% better Rank #286 / 478 Total citations — State benchmarked This home is ranked 286th out of 478 homes we track in Pennsylvania for total citations. Shows this facility's total citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
Citations per inspection Info Average citations per inspection. 3.65.05 This facility has 29% fewer citations per inspection than a typical Pennsylvania assisted living residence (3.6 vs. PA avg 5.05).↓ 29% better Rank #213 / 478 Citations per inspection — State benchmarked This home is ranked 213th out of 478 homes we track in Pennsylvania for citations per inspection. Shows this facility's citations per inspection compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.

Inspections Info State inspections evaluate whether the facility meets health and safety standards.

This FacilityPA Averagevs. PA Avg
Total inspections Info Combined count of all inspections conducted at this facility. 1411 This facility has had 27% more total inspections than the Pennsylvania average (14 vs. PA avg 11). More inspections can mean more regulatory scrutiny rather than worse care.↑ 27% more
Inspections with citations Info Inspections that resulted in at least one regulatory citation. 108 This facility has 25% more inspections with citations than a typical Pennsylvania assisted living residence (10 vs. PA avg 8).↑ 25% worse
Inspection citation rate Info Percentage of inspections that resulted in at least one citation. 71%67% This facility has 4 percentage points higher inspection citation rate than a typical Pennsylvania assisted living residence (71% vs. PA avg 67%).↑ 4% worse Rank #273 / 478 Inspection citation rate — State benchmarked This home is ranked 273rd out of 478 homes we track in Pennsylvania for % of inspections with citations. Shows this facility's % of inspections with citations compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.

Complaints & Investigations Info Complaints are formal concerns filed by residents, families, or staff. Investigations are on-site follow-ups.

This FacilityPA Averagevs. PA Avg
Total complaints Info Formal expressions of concern made by residents, families, or staff. 74 This facility has 75% more total complaints than a typical Pennsylvania assisted living residence (7 vs. PA avg 4).↑ 75% worse Rank #403 / 478 Total complaints — State benchmarked This home is ranked 403rd out of 478 homes we track in Pennsylvania for complaint inspections. Shows this facility's complaint inspections compared to the Pennsylvania average among 478 comparable communities in the ranking pool. Communities with the same value for a metric share the same rank. Rankings cover every community we track in Pennsylvania that reports data for that category. Communities without available data are excluded, so the pool size varies from metric to metric.
Complaints per year Info Average complaints per year since 2020. 1.20.7 This facility has 71% more complaints per year than a typical Pennsylvania assisted living residence (1.2 vs. PA avg 0.7).↑ 71% worse
Show Inspection Reports

What does this home offer?

Pets allowed icon
Pets allowed icon

Pets Allowed

Housing options icon
Housing options icon

Housing Options: Studio / 1 Bed / 2 Bed

Building type icon
Building type icon

Building Type: 3-story

Transportation services icon
Transportation services icon

Transportation Services

Fitness and recreation icon
Fitness and recreation icon

Fitness and Recreation

Type of Rooms Available

Studio
Studio
Studio
1 / 4
Studio
1

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Places of interest near Sunrise of Paoli

Address 0.4 miles from city center Info Estimated distance in miles from Malvern's city center to Sunrise of Paoli's address, calculated via Google Maps. — 0.54 miles to nearest hospital (Paoli Hospital)

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Compare Assisted Living around Exton

Info below is compiled from the PA Depts. of Human Services & Health, senior community websites & trusted data sources such as Walk Score & BBB.

Communities are listed from highest to lowest based on our ranking methodology.

Care Types in This Table AL (Assisted Living): Housing with help for daily activities like bathing, dressing, and medication, without 24-hour skilled nursing. MC (Memory Care): Secured, specialized care for people living with Alzheimer's or dementia. RC (Respite Care): Short-term temporary care that gives family caregivers a break. HOS (Hospice Care): Comfort-focused care for those with a terminal illness, prioritizing quality of life over treatment.
City and state of the facility. Used for mapping and state-average comparisons.
Licensed bed capacity (maximum allowed). Not the same as how many beds are currently filled.
Indicates whether residents are allowed to have pets in the facility.
Third-party neighborhood walkability score (0–100). Convenience/context metric, not a healthcare quality measure.
Name of the licensed owner, operator, or managing entity as filed with the state. Useful for grouping facilities under the same organization.
Count of regulatory inspections in the reporting window. Higher volume can reflect more oversight visits, complaint-driven surveys, or routine licensure cycles.
Number of inspections triggered by complaints or allegations. Useful for spotting facilities that receive frequent complaint-driven scrutiny.
Share of inspections that resulted in citations, expressed as a percentage of total inspections in the window.
Total count of citations (cited regulatory issues) recorded in the selected reporting period. Read alongside inspection counts for context.
The average number of citations this facility receives each time it's inspected, calculated as total citations ÷ total inspections. A lower number suggests more consistent compliance with safety and care standards.
Reported profit orientation for the operator or facility (e.g. for-profit vs nonprofit), as provided in state licensing or disclosure data.
Total daily staff count from Pennsylvania inspection/licensing data (headcount snapshot), when reported.
The total number of staff employed per resident. A number greater than or = to 1 is a positive care signal.
Reported or derived occupancy for the facility—typically how fully licensed capacity is utilized. Compare across peers in the same market.
Housing or bed configuration options (e.g. studio, shared), often from facility-reported amenities and licensing details.
Better Business Bureau grade for the operating company. Reflects complaint handling and business practices, not clinical care quality.
Eagleview Landing
AL
MC
Exton
121
Facility 121
PA AVG 94
Rank #121 / 552
Yes
31
Facility 31
PA AVG 47
Rank #456 / 657
Eagleview Landing LP21
10
Facility 10
PA AVG 4
Rank #459 / 478
86%
Facility 86%
PA AVG 67.4%
Rank #410 / 478
350
Facility 350
PA AVG 63
Rank #472 / 478
16.7
Facility 16.7
PA AVG 5.1
Rank #467 / 478
For-Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 357
1.39
57.9%
Facility 57.9%
PA AVG 69.7%
Rank #366 / 494
Studio / 1 Bed / 2 Bed-
Eagleview Landing
AL
MC
Exton
121
Facility 121
PA AVG 94
Rank #121 / 552
Yes
30
Facility 30
PA AVG 47
Rank #467 / 657
Eagleview Landing LP21
10
Facility 10
PA AVG 4
Rank #459 / 478
86%
Facility 86%
PA AVG 67.4%
Rank #410 / 478
350
Facility 350
PA AVG 63
Rank #472 / 478
16.7
Facility 16.7
PA AVG 5.1
Rank #467 / 478
For-Profit
97
Facility 97
PA AVG 76.9
Rank #106 / 357
1.39-Studio / 1 Bed / 2 Bed-
Sunrise of Paoli
AL
MC
RC
Malvern (General Warren Village)
110
Facility 110
PA AVG 94
Rank #164 / 552
Yes
23
Facility 23
PA AVG 47
Rank #513 / 657
Welltower Opco Group LLC14
7
Facility 7
PA AVG 4
Rank #403 / 478
71%
Facility 71%
PA AVG 67.4%
Rank #273 / 478
50
Facility 50
PA AVG 63
Rank #286 / 478
3.6
Facility 3.6
PA AVG 5.1
Rank #213 / 478
For-Profit--
54.5%
Facility 54.5%
PA AVG 69.7%
Rank #392 / 494
Studio / 1 Bed / 2 BedA+
Morningside House of Exton
AL
HOS
MC
RC
Exton
106
Facility 106
PA AVG 94
Rank #181 / 552
Yes
41
Facility 41
PA AVG 47
Rank #375 / 657
Al One Pa Investments Opco LLC17
8
Facility 8
PA AVG 4
Rank #430 / 478
88%
Facility 88%
PA AVG 67.4%
Rank #428 / 478
85
Facility 85
PA AVG 63
Rank #385 / 478
5.0
Facility 5.0
PA AVG 5.1
Rank #312 / 478
For-Profit--
39.6%
Facility 39.6%
PA AVG 69.7%
Rank #472 / 494
--
Exton Senior Living
AL
MC
RC
Exton
100
Facility 100
PA AVG 94
Rank #202 / 552
Yes
42
Facility 42
PA AVG 47
Rank #366 / 657
Snh Penn Tenant LLC14
7
Facility 7
PA AVG 4
Rank #403 / 478
86%
Facility 86%
PA AVG 67.4%
Rank #410 / 478
77
Facility 77
PA AVG 63
Rank #372 / 478
5.5
Facility 5.5
PA AVG 5.1
Rank #341 / 478
For-Profit
79
Facility 79
PA AVG 76.9
Rank #161 / 357
1.34
59.0%
Facility 59.0%
PA AVG 69.7%
Rank #356 / 494
Studio / 1 Bed / Semi-Private Rooms-
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Financial Assistance for
Assisted Living in Pennsylvania

Sunrise of Paoli is located in Malvern, Pennsylvania.
Here are the financial assistance programs available to residents in Pennsylvania.

Get Financial aid guidance

Community HealthChoices (CHC)

PA Medicaid CHC

Age 65+ or disabled
General Pennsylvania resident, Medicaid-eligible, nursing home-level care need.
Income Limits (2025) ~$2,829/month 300% FBR, individual
Asset Limits $2,000 (individual), $3,000 (couple) (excludes home, car).
PA

Managed care model; high urban demand (e.g., Philadelphia, Pittsburgh).

Benefits
Personal care (5-7 hours/day, e.g., bathing, dressing) Respite care (up to 240 hours/year) Adult day care ($70/day) Home modifications ($1,500 avg.)

Pennsylvania OPTIONS Program

PA OPTIONS

Age 60+
General Pennsylvania resident, at risk of nursing home placement.
Income Limits ~$2,000/month individual, varies by region
Asset Limits $8,000 individual
PA

Cost-sharing required above certain income; rural/urban balance.

Benefits
In-home care (3-5 hours/week) Respite (up to 10 days/year) Adult day care (~$70/day) Transportation (~5 trips/month)

Living Independence for the Elderly (LIFE)

Pennsylvania LIFE (PACE)

Age 55+
General PA resident (specific counties), NFLOC, safe with LIFE support.
Income Limits (2025) ~$2,829/month (Medicaid-eligible); private pay option available.
Asset Limits $2,000 (individual), $3,000 (couple) for Medicaid enrollees.
PA

16 providers in 25 counties (e.g., Allegheny, Luzerne); LIFE branding unique to PA.

Benefits
Personal care (5-7 hours/day) Medical care Meals Transportation Respite Therapies

Medicare Savings Program (MSP)

Pennsylvania Medicare Savings Program

Age 65+ or disabled
General PA resident, Medicare Part A/B.
Income Limits (2025) ~$2,510/month (QMB), ~$3,380/month (SLMB), ~$3,598/month (QI)—individual.
Asset Limits $9,430 (individual), $14,130 (couple).
PA

Three tiers; includes Extra Help for Part D; no waitlist.

Benefits
Covers Part B premiums ($174.70/month) Deductibles ($240/year) Copays (~20%)

Family Caregiver Support Program (FCSP)

Pennsylvania Family Caregiver Support Program

Age —
General Caregivers of 60+ needing care or 55+ caregivers of others; PA resident; functional needs (2+ ADLs).
Income Limits (2025) No strict cap; reimbursements up to $600/month if care recipient income < ~$2,322/month 185% FPL
Asset Limits Not assessed; need-based.
PA

High demand; includes grandparent caregivers.

Benefits
Respite (4-6 hours/week or 5 days/year) Adult day care ($60/day) Supplies (~$2,000/year) Caregiver training

VA Aid and Attendance (A&A) and Housebound Benefits

Pennsylvania VA Aid and Attendance/Housebound

Age 65+ or disabled veteran/spouse
General PA resident, wartime service, need for ADL help (A&A) or homebound.
Income Limits (2025) Net income < ~$1,984/month (veteran with dependent, A&A); pension offsets income.
Asset Limits ~$155,356 net worth limit
PA

High veteran population; supports rural/urban care needs.

Benefits
Cash (~$1,433-$2,642/month veteran, ~$951-$1,318 spouse) for care costs (e.g., in-home, assisted living)

Property Tax/Rent Rebate Program (PTRR)

Pennsylvania Property Tax/Rent Rebate Program

Age 65+
General PA resident, homeowner/renter (or widow/er 50+, disabled 18+).
Income Limits (2025) ~$45,000/year individual or couple, excludes half of Social Security
Asset Limits Not assessed; income-focused.
PA

Rebates up to $1,000; ~600,000 eligible annually.

Benefits
Rebates ($250-$1,000 based on income; e.g., $1,000 if income < $8,000)

Senior Farmers’ Market Nutrition Program (SFMNP)

Pennsylvania SFMNP

Age 60+
General PA resident, low-income.
Income Limits (2025) ~$2,322/month individual, 185% FPL
Asset Limits Not assessed.
PA

Vouchers (~$50/season) via 52 AAAs; serves ~200,000 annually.

Benefits
Vouchers (~$50/season) for fresh produce at approved markets

Frequently Asked Questions about Sunrise of Paoli

What neighborhood is Sunrise of Paoli in?

Sunrise of Paoli is in the General Warren Village neighborhood of Malvern.

Who is the owner of Sunrise of Paoli?

Sunrise of Paoli is legally operated by Welltower Opco Group LLC.

Is Sunrise of Paoli in a walkable area?

Sunrise of Paoli has a walk score of 23. Car-dependent. Most errands require a car, with limited nearby walkable options.

What is the license number of Sunrise of Paoli?

According to PA state health department records, Sunrise of Paoli's license number is 143250.

When does Sunrise of Paoli's license expire?

According to PA state health department records, Sunrise of Paoli's license expires on March 9, 2027.

What is the occupancy rate at Sunrise of Paoli?

Sunrise of Paoli's occupancy is 55%.

How long has Sunrise of Paoli been in business?

Sunrise of Paoli has been operating for approximately 45 years, based on available licensing and registration records.

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