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Holiday lodges for sale on twelve-month parks

A holiday lodge on a twelve-month park can be used every day of the year, but it cannot be your only or main residence: you need an address elsewhere, and the park is required to keep a register showing it. It is held under a holiday licence rather than a Mobile Homes Act agreement. There is no stamp duty and no council tax. The pitch fee on our holiday parks is £5,000 a year, and the park's commission on a resale is 15% plus VAT, set by the licence.

19 homes for saleon 6 parksfrom £200,000Filter every home

Holiday lodges for sale on twelve-month parks, plot by plot

Guide prices. The annual pitch fee is on every listing, and so is what the park takes if you sell. To compare the whole portfolio, use the filters on the listings page.

"Twelve-month park" and "residential park" are the two phrases this market confuses most often, and the confusion is usually in the buyer's favour until it is not.

Twelve-month consent means the park does not close. It does not mean you may live there. Those are two different things written on two different documents, and the second one is enforced by the local authority rather than by the park.

What can I actually do with a holiday lodge?

Use it whenever you like, for as long as the licence allows in one continuous stay, in any month of the year. Leave your things in it. Have family and friends use it. Keep a car on the plot.

What you may not do is make it your only or main residence. The planning consent for the land is for holiday use, the usual condition requires occupiers to have a main residence elsewhere, and parks must keep a register. A park that ignores that risks its licence and everybody on it loses their lodge.

What does the £5,000 pitch fee cover?

The rent of the land your lodge stands on and the upkeep of the pitches and the park. Utilities are metered to the lodge and billed quarterly on top.

The review is set by the licence rather than by statute, which is the real difference from a residential pitch fee. There is no prescribed form and no tribunal to refer it to. Read the licence on that point specifically, and have a solicitor read it.

Can I let it out when I am not there?

At Marwell Court, yes, but through Landal rather than privately. On the other holiday parks subletting is not offered at present.

If letting income is part of why you are buying, make it part of the conversation before you reserve rather than after. The answer differs by park and it is in the licence.

What does it cost to sell?

The park's commission is 15% plus VAT, set by the licence. You see that figure in writing before you buy rather than discovering it when you come to sell.

That is materially more than the ten per cent the Mobile Homes Act caps a residential park at, and it is the single number most worth understanding before choosing between the two. A lodge is a holiday asset that depreciates, not an investment, and anybody who tells you otherwise is selling.

Are the parks open all year?

The parks are. Facilities are not always: outdoor pools, entertainment and water sports are seasonal on most parks and each park page states which months.

Every lodge is built to BS3632 with full insulation and gas central heating, so a February week is comfortable rather than an endurance test. That is a building standard rather than a planning one, and it is worth checking separately.

Questions people ask

Can I live in a holiday lodge full time?

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No. A twelve-month park can be used every day of the year, but a holiday lodge cannot be your only or main residence. If you want somewhere to live, look at the residential homes at Hound Hill and Tarvin Sands.

Do I pay council tax on a lodge?

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No. The park pays business rates on the pitch and the pitch fee reflects it. You pay council tax at your main residence, which you are required to have.

Is there stamp duty on a lodge?

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No. You buy the lodge and not the land, so there is no land transaction and no stamp duty land tax.

How long is the licence?

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The term is stated in the licence for the park in question, and it is one of the two or three things most worth reading before you reserve. Ask for it in writing and ask what happens at the end of the term.

Will a lodge hold its value?

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Treat it as a holiday asset that depreciates, like a car or a boat, rather than as property. New homes depreciate fastest in the early years and the park takes 15% plus VAT when you sell.

Can I keep a dog at the lodge?

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Yes, on every park in the portfolio. Numbers and the rules are in the park rules you receive before signing.

Nothing here is legal advice. The licence or Mobile Homes Act agreement, the park rules and the written statement govern, you receive them at least 28 days before signing, and we recommend a solicitor who knows park homes reads them. The buying guide sets out the whole process.

Other collections

Residential park homes you can live in all year6 homesPark homes and lodges under £250,0009 homesGuidesPitch fees, finance, selling

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