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Care Community at Hayle, Hayle

Development Details

  • Price: £85,400.00
  • Location: Hayle
  • Region: Cornwall
  • Country: United Kingdom


  • Increasing demand for luxury care accommodation
  • 10% rental returns assured for 10 years
  • 110% buy back guarantee from exchange
  • 125% buy back guarantee in year 10
  • Hands free investment, fully managed

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Information on Care Community at Hayle

Care Community at Hayle in Cornwall is our latest addition to our care home portfolio. The former care home is set to be refurbished in to a 23-bed luxury care community, benefitting from overlooking the picturesque millpond and located just a short distance from the coastline. The three-mile sandy beach, with deep harbours and rocky coves makes Hayle the perfect destination to retire and wind down. The Care Community at Hayle is designed with this in mind, creating a unique living space which is specifically designed for later life.

The leaseholds of individual care studios within the development portfolio can now be purchased by investors at a discount on their full retail price. Once purchased, the developers will lease-back the care studio from you for a price equal to 10% net assured for the following 10 years.

When the developers have a resident for your care studio, they will buy it back from you for 10% net premium (guaranteed for 10 years) on your initial investment, giving a quick, healthy return on investment. They also offer a 110% buy-back from exchange, or 125% buy-back in year 10, in the unlikely event that they haven’t sold the studio to an end user by then.

When the luxury refurbishment works are done, each property is relaunched with comprehensive regional online/offline marketing campaigns, and operated by an experienced care services business, 5 Star Care Home Management. With their luxurious interiors and premium-level fees, the care communities are clearly positioned as the premier care accommodation within their region, and targeted at self-funding, high net worth individuals and couples who can choose to either lease of buy their care studio.


Care Community at Hayle - Investment Highlights
- Increasing demand for luxury care accommodation
- Option for 10% rental returns assured for 10 years
- Monthly rental income payments
- Hands free investment, fully managed
- 125-year lease
- 110% buy back guarantee from exchange
- 125% buy back guarantee in year 10
- Extremely high demand within local area
- 24/7 concierge service


Care Community at Hayle - Investment Options For Investors
Investors can purchase the leaseholds of individual care studios within our development portfolio at a 30% discount on their full market price. On completion, investors can choose one of three ways to receive their income:

Option 1: Investor as Landlord
Receive rental income based on the studio’s market rate, with a developer’s cash-back (3% of purchase price) on completion to cover the period of refurbishment works. Rental income will then be paid when the studio is occupied.

Option 2: Managed Service
Receive a 10% fixed monthly income by using a lease management company, such as our preferred supplier Care Home Freehold Ltd ( This will safeguard income regardless of whether the studio is occupied or not. The same developer’s 3% cash-back is paid during refurbishment works, and the investor will pay the managing agent a one-off fee of 25% of the total annual rent to cover legal, admin and maintenance fees.

Option 3: Self Occupancy
An investor may choose to pay the full market price for the studio, either for their own use or for a family member (T&Cs and eligibility criteria apply).

Investors can choose to swap between these options at any time (T&Cs apply).


The Exit Strategy
Key to the appeal of the Care Community at Hayle investment is its clearly defined exit strategy, which allows investors to exit the investment with a guaranteed increase of 10% on top of the original unit purchase price. This buy back option is key to the strategy of the developer, and as such they are motivated to purchase the unit back from the investor within a short to medium time frame.


Buy Back Options
From exchange of contracts - 110% (end user purchase)
From Year 5 - 110% investor option
From Year 10 - 125% investor option
This buy back option is exercised by the developer when they sell the unit on to the end user (tenant).

A working example of a typical investment is included below:

Stage One:
Investor purchases care home unit for reduced price of £85,400

Stage Two:
From exchange of contracts, the investor starts to earn 10% net rental income, paid monthly.

Stage Three:
Although the developer can purchase the unit back at any point after exchange of contracts (for a guaranteed 10% increase on the investor's purchase price), we have used an example time frame of 12 months below:
12 months’ rental income at 10% = £8,540 already received
Original purchase price of £85,400 + 10% uplift = £93,940
£93,940 plus £8,540 = £102,480 total, a return of 20% in twelve months.


Care Community at Hayle - FAQ's
Q. Why should I invest in the UK care sector?
A. With the number of elderly people with high care needs expected to increase significantly over the next 20 years, there is growing demand for modern, fit-for-purpose care homes, funded by private investment. Between 2012-32 the population of over 85s (the primary users of care homes) is expected to increase by 106%, and the total number of older people with care needs is expected to increase by over 60%.

Q. What is a care studio?
A. A care studio is a well-proportioned en-suite living space in our refurbished homes, designed to make life easier for the resident and take away the everyday hassles associated with living at home in later life. With interior design by leading care specialists’ particular attention has been paid to ensuring that safety features are incorporated, and consideration given at all times to the needs of those with mobility issues. Studios are provided fully furnished and ready to occupy, with a selection of colour schemes giving each space a unique look and feel, complemented by high quality furniture, fabrics, prints and accessories. All studios also feature a fridge, plasma TV, WiFi, nurse call system and tablet.

Q. How is the sector performing at present?
A. Homes which concentrate on privately funded residents, mainly in more affluent areas of the UK such as the south-east and south-west of England (where around half of all residents are self-funding) are performing well. Research by Knight Frank identified over a third of care homes assessed generating EBITDARM as a percentage of income in excess of 30%, with 9% generating profit margins of 40% or more. In contrast, poorly performing homes - generally more reliant on local authority funding which has reduced in real terms in recent years - are generating EBITDARM of 10-15%.

Q. How does the investment work?
A. You purchase the 125-year leasehold of a care studio within our care home portfolio, at a discount on its full retail price. We will then lease-back the care studio over 10 years from you for a price equal to 10% assured of your purchase price per annum. We will also market your care studio for residential sale, and buy-back the care studio for a 10% premium when we have secured a buyer, giving a quick, healthy return on investment.

Q. Why should I invest in refurbished traditional properties rather than new build?
A. Typically, our projects are traditional Victorian period properties that have retained many of their original features and generous proportions, and have operated as care homes for many years. We renovate them to a 5-star luxury standard - typically within a three to four month timescale - and relaunch them as luxury homes for fee-paying residents who then buy or lease their care studio, care and support from us. As we are refurbishing well-built, vacant properties we are able to get them back on an operational footing and fee-generating in a fraction of the time of a new build development, usually without lengthy planning applications. There are an estimated 80,000 units in current care home stock that are reaching obsolecence1, so refurbishment opportunities are plentiful.

Development Availability

Care Studio--£85,400.00Enquire

Contact Us About this Development

Call us on +44 (0)161 337 3890 or Contact Us using the form below



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