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Yahoo
19 hours ago
- Business
- Yahoo
Buying a retirement property: What to know to avoid mistakes
As you get older, you may find your housing needs changing. Maybe you bought a house to accommodate children who have since flown the nest, and you find yourself with a property that is bigger than you need. Perhaps you're longing to be around people your age – or you've got health concerns that mean you'd like to have a bit of extra support available. In all of those situations and many others, you might find yourself drawn towards retirement homes. The prospect of buying a retirement property can be appealing. Many people find happiness in retirement homes, but they can also be a minefield, with some experts saying retirement housing could be 'the worst investment' you make. But is that assessment fair? Telegraph Money talks to the experts to find out what you need to know before buying a retirement property. Retirement home costs vary dramatically across the country. In London, the average price for a one-bedroom flat is £708,200, according to Lottie, a directory. A two-bedroom retirement property costs around £800,000. But in Yorkshire the average price paid is £214,927 for a one-bedroom and £305,399 for a two-bedroom flat. The biggest private retirement home builders are McCarthy Stone and Churchill Retirement Living. McCarthy Stone has been managing the sites it builds in recent years, but some of its older builds are now managed by third party companies. Many older McCarthy Stone developments are now managed by FirstPort. McCarthy Stone operates 475 developments across the UK for more than 20,000 people and has a rating of 4.7 on Trustpilot, a reviews site a the time of writing. Churchill manages more than 200 retirement developments in the UK and has a rating of 4.5 on Trustpilot. Other big companies in the market are Guild Living, Inspired Villages, Audley Retirement (4.7 on Trustpilot) and Anchor Hanover (4.3 on Trustpilot). Guild Living and Inspired Villages are both backed by Legal & General. Retirement homes vary in terms of the level of care and support provided. Some promote more independent retirement living while others are billed as integrated retirement communities which offer more care. The Association of Retirement Community Operators has both not-for-profit and for-profit member companies that offer integrated retirement communities. Retirement homes generally offer more support than a regular home but less than a care home. As in the conventional property market, there are also 'shared ownership' schemes for retirement homes which are run by housing associations and private companies. This allows you to buy a share of a home, and increase your stake gradually if you accumulate more funds, known as 'staircasing'. However, you will have to pay rent on the remaining portion of the home you do not own. Finding a retirement home isn't too different from finding a typical home. They'll often be advertised on property websites such as Zoopla or Rightmove, or you could get direct to one of the developers listed above. The Elderly Accommodation Counsel also has an online database of retirement sites which can be a very useful research tool. You can search the database to find retirement homes in your area. You typically have to be over 55 or 60 to live in a retirement home. You may also need a doctor's letter to confirm that you are able to live independently rather than needing more support provided by a care home. Most retirement homes are sold as leasehold properties. The leasehold sector has come under intense scrutiny in recent years, as onerous terms and often very high service charges weigh on residents, who often don't realise they are technically tenants, not owners. It is possible to buy a freehold, but they are often on estates with leasehold flats, so you will still face large service charges to help pay for communal facilities and services. Residents in some freehold retirement homes say they pay less in service charges than those in leasehold homes. There have long been concerns that retirement properties make poor investments because the properties can lose value when they are resold. Selling the homes can be more difficult because there is a smaller pool of eligible buyers and so the market is far less liquid than the conventional property market. It is worth considering whether renting would be a better use of your money. Matt Cohen, an executive at Propertymark, a trade body for estate agents, said renting does not require such a big initial outlay but also does not offer the same security of owning your own home. Most people buying a retirement home will be downsizing from larger homes they own outright and paying in cash, so cost may not be a big consideration for them. A large part of the appeal of retirement villages, for residents and their families alike, is the idea of living in a community of people of similar ages. However, Mr Cohen warned, if you are in your 60s and you move into a development where everyone else is in their 80s and 90s, 'it may make you feel that much older', he said. 'If you're not needing the extra security they come with as well, for example, care line systems which send alerts out if you have a fall, then you're probably better off downsizing initially to a standard apartment, and then later down the line, when you do need those extra facilities, reconsidering a retirement property.' Sebastian O'Kelly, chief executive of Leasehold Knowledge Partnership, a property campaign group, said renting is a good option that avoids many of the pitfalls of buying and is worth considering. 'If you insist on buying, buying a resale is a good deal better value because the often catastrophic fall in value will have taken place,' he said. 'The property could be considerably cheaper.' It is typically cheaper to buy a retirement home that is not new. As in the conventional property market, new-build properties often come with a premium, just as new cars do. If you're buying a new property, be aware that you may not be able to sell it for more than what you paid, Mr Cohen said. As with other property purchases, you can usually negotiate on the price. The market has slowed recently, said Mr Cohen, so it should be possible to get a reduction on the asking price. On new builds, developers are more reluctant to reduce the sticker price but are willing to throw in extra incentives such as fittings, better carpets, paying for your stamp duty or legal fees. Check previous sale prices for similar properties on Zoopla and Rightmove to help you make an appropriate offer. Service charges in retirement homes tend to be high compared with other flats. It's not unusual to pay thousands, or even as much as £10,000 a year, said Mr Cohen. This is because they come with extra facilities, such as an on-site manager, communal facilities, residents' lounges, guest suites, laundry rooms and so on. It is worth considering what the amenities are: if you're not going to make use of them, you are likely to feel that you are paying too much. If you want something with lower service charges, look for developments with fewer facilities. Going with a not-for-profit retirement home provider could be a good option if you're worried about getting lumbered with extortionate fees, said Mr O'Kelly. He recommended looking at the ExtraCare Charitable Trust, the Methodist Housing Association, or Jewish Care. 'These are excellent organisations with a hugely loyal following among consumers or in their communities in the case of the Methodists and Jewish Care,' he said. 'I haven't had any complaints from people living in any of them, so they're obviously doing something right.' Visit the development and talk to the people who live there to find out what the management and service charges are like. Ask residents about the insurance costs, if there are any major works in the pipeline these could push up service charges. You should also inquire as to whether the contingency or 'sinking' fund – typically funded by service charges – has reasonable reserves that could cover any emergencies. If there is a new roof needed or some other unforeseen expense, residents could find themselves hit with a sharp jump in service charges to cover the shortfall. Make sure your solicitor pores over the contracts and alerts you to all potential charges. If the ground rent is too high, the property could be hard to buy with a mortgage and could deter future buyers. Typically lenders want ground rent to be below 0.1pc of the value of the home. Some ground rents are more than £1,000 in retirement homes because they rise with inflation. However, new-build retirement homes can no longer charge ground rent as the Government outlawed it last year. It can take months, or even years, for some retirement properties to sell in some areas, as The Telegraph has previously reported. During this period the service charges are typically still due even if the flat is unoccupied, meaning the previous owner's families might be forced to pick up the bill. Inheritors can also end up taking a hit on the value of the property. It is not unheard of for properties to sell for as little as £30,000. Some housing associations offer extra protections to guard against this. For example, the ExtraCare Charitable Trust will buy back a retirement flat at 95pc of what you paid for it. Mr O'Kelly said: 'This is very useful because it underwrites the value of the property. The value only goes down 5pc, but that 5pc goes into running the ExtraCare Charitable Trust communities. 'After your elderly relative dies, the whole property is resold by the ExtraCare Charitable Trust pretty quickly, so there's no question of the flat hanging on the market for one, two or three years, costing a fortune.' The Methodist Housing Association has a similar scheme but it is discretionary, so you may have to opt in to its buyback scheme. When you sell the retirement home, you will likely have to pay an exit fee, which helps pay for the costs of the development. These fees can vary considerably across providers so it pays to do your research. Some sellers have started calling these 'event fees' – so beware if you see this as it's not as festive as it sounds. Integrated retirement communities – which sit between retirement homes with very limited amenities and fully-fledged care homes – have more predictable service charges but can have steeper exit fees of up to 30pc of the resale price. But this may be a better option if you want to better predict what your costs are going to be in the future. Those inheriting the properties can be unhappy about exit fees but some retirees would prefer to have some fun now and make the most of their money rather than try to preserve the value of their inheritance. Exit fees tend to average around 12pc, according to the Leasehold Knowledge Partnership. 'We don't have a problem with exit fees as long as they're very clearly indicated and they're for designated services,' Mr O'Kelly said. 'So if the exit fee pays for the gym and the gym closes, then you don't pay the exit fee.' Mr Cohen warned that the fees are also payable if you want to rent out the flat, which can be a flat fee or a percentage of the rent. Pay close attention to the length of the lease. Anything below 80 years is considered a short lease. It can be easy to overlook if you don't expect to live that long, but this can sting your relatives who inherit the property. It can be difficult to sell a property with a short lease because lenders may refuse to grant a mortgage on it. Extending a short lease can also be expensive. Do you own a retirement home? What has your experience been like? Please email if you have a story for us.
Yahoo
15-05-2025
- Business
- Yahoo
Gloria Hunniford cuts ties with controversial retirement home developer
TV star Gloria Hunniford is cutting ties with a leading retirement home provider amid growing scrutiny of the sector. The Rip-Off Britain presenter has confirmed she will no longer work with McCarthy Stone after years of being paid to open new developments. The move comes after an investigation revealed that nearly 60pc of McCarthy Stone flats have significantly fallen in value when re-sold, leaving owners £41,000 worse off on average. McCarthy Stone is one of the country's biggest retirement home developers, with 543 villages housing more than 21,500 people. It has hit headlines in recent years as families struggle to sell on the properties, which can only be purchased by buyers over 60. A spokesman for the presenter told The Telegraph 'she has no further planned dealings with this company, particularly in the light of the information raised'. She has repeatedly appeared as the guest of honour at McCarthy Stone openings across the country, most recently Bluebell House in Milton Keynes in 2023. At the time, she said it was 'an absolute joy to be a part of the celebrations'. Her appearances also included meet and greets for the guests. An investigation by the Times last month found that one in 50 McCarthy Stone homes have lost more than half their value when resold. The average loss is 16pc for properties built between 2010 and 2019, while the Halifax house price index grew by 42pc over the same period. It comes after The Telegraph heard from dozens of readers who complained their retirement properties were 'impossible to sell' because of their high fees which have become the norm across the industry. As of 2019, there were 730,000 retirement housing units in the UK, according to the Elderly Accommodation Counsel. But in recent years, their appeal has dramatically waned as complaints mounted among those early buyers. This is due to their service charges, which are payable whether or not the property is lived in. One reader has been stuck paying £3,546.96 service charge and £395 ground rent annually since her mother passed away in 2022. The property – which was run by a separate retirement home provider – has sat on the market for three years despite her lowering the price. Owners must also pay ground rent, generally between £400 and £500 per year. Ground rent has since been banned on the sale of new retirement homes but this does not apply to resales. The issue has been compounded by the double council tax raid on second home owners which has swept up the families inheriting these properties. McCarthy Stone told the Times the majority of its flats increase in value once its financial incentives are taken into account, adding its charges are tightly regulated. The company declined to comment further when contacted by The Telegraph. Broaden your horizons with award-winning British journalism. Try The Telegraph free for 1 month with unlimited access to our award-winning website, exclusive app, money-saving offers and more.
Telegraph
15-05-2025
- Business
- Telegraph
Gloria Hunniford cuts ties with controversial retirement home developer
TV star Gloria Hunniford is cutting ties with a leading retirement home provider amid growing scrutiny of the sector. The Rip-Off Britain presenter has confirmed she will no longer work with McCarthy Stone after years of being paid to open new developments. The move comes after an investigation revealed that nearly 60pc of McCarthy Stone flats have significantly fallen in value when re-sold, leaving owners £41,000 worse off on average. McCarthy Stone is one of the country's biggest retirement home developers, with 543 villages housing more than 21,500 people. It has hit headlines in recent years as families struggle to sell on the properties, which can only be purchased by buyers over 60. A spokesman for Mrs Hunniford, 85, told the Times that she 'has no further planned dealings with this company'. She has repeatedly appeared as the guest of honour at McCarthy Stone openings across the country, most recently Bluebell House in Milton Keynes in 2023. At the time, she said it was 'an absolute joy to be a part of the celebrations'. Her appearances also included meet and greets for the guests. An investigation by the Times last month found that one in 50 McCarthy Stone homes have lost more than half their value when resold. The average loss is 16pc for properties built between 2010 and 2019, while the Halifax house price index grew by 42pc over the same period. It comes after The Telegraph heard from dozens of readers who complained their retirement properties were 'impossible to sell' because of their high fees which have become the norm across the industry. As of 2019, there were 730,000 retirement housing units in the UK, according to the Elderly Accommodation Counsel. But in recent years, their appeal has dramatically waned as complaints mounted among those early buyers. This is due to their service charges, which are payable whether or not the property is lived in. One reader has been stuck paying £3,546.96 service charge and £395 ground rent annually since her mother passed away in 2022. The property – which was run by a separate retirement home provider – has sat on the market for three years despite her lowering the price. Owners must also pay ground rent, generally between £400 and £500 per year. Ground rent has since been banned on the sale of new retirement homes but this does not apply to resales. The issue has been compounded by the double council tax raid on second home owners which has swept up the families inheriting these properties. McCarthy Stone told the Times the majority of its flats increase in value once its financial incentives are taken into account, adding its charges are tightly regulated. The company declined to comment further when contacted by The Telegraph.
Yahoo
14-05-2025
- Business
- Yahoo
£500 funding boost for Age UK Bradford District's services in Idle
A charity has donated £500 to help support older people in Bradford. The McCarthy Stone Foundation has given the money to Age UK Bradford District to help fund the provision of the latter's Information and Information Plus services in Idle. These services provide a gateway to Age UK Bradford District's various functions, including help and support, advice and casework, and activities and groups for older people in the community. Mark Rounding, chief executive at Age UK Bradford District, said: "We are incredibly grateful to the McCarthy Stone Foundation for this generous donation. "Our services play a key role in connecting older people with the support they need, whether it's financial advice, social activities, or essential care. "With more older people facing financial strain, this contribution will help us continue to provide free, accessible, and much-needed guidance to those who need it most." The donation is one of several being made as part of McCarthy Stone's Happier, Healthier Project. McCarthy Stone has a new retirement living development, Jennings Grange, under construction on Bradford Road in Idle. Jennings Grange will offer a mix of one and two-bedroom retirement apartments, featuring private patios or Juliet balconies. More information is available at
Yahoo
29-03-2025
- Business
- Yahoo
Retirees to get first look at new homes on former historic site in Southend
Southend retirees have been invited to an exclusive first look at plans for a new retirement community on the former site of Nazareth House. With construction well underway, McCarthy Stone is hosting a Discovery Day on Wednesday, April 2, to showcase the development, named Haydn Place. The event will offer a glimpse of the 60 low-maintenance, stylish one and two-bedroom retirement apartments that will soon be available. The Discovery Day will take place at the Maritime Room at Southend Cliffs Pavilion on Station Road, with sessions at 11am and 2pm. Places must be booked in advance by calling 0800 153 3435. The new community will feature superb communal spaces, including a lounge for socialising and a communal garden maintained by McCarthy Stone's team. Rebecca Johnson, sales director at McCarthy Stone, said: "Buying a new home is always a big decision, but never more so when considering downsizing and embracing a new lifestyle in an age-exclusive development. "That's why we want to ensure those considering this option have as much information, support, and choice as possible." Previous photo of bulldozers on site (Image: Martin Halliday) The Discovery Day will provide an opportunity to learn more about the quality of accommodation soon to be available in Southend, as well as meet the McCarthy Stone team. Ms Johnson added: "Our innovative approach to independent living ensures homeowners don't have to compromise on their lifestyle, their social life, or their independence. "We're anticipating high demand for the new retirement homes at Haydn Place, so would urge anyone interested to secure their appointment as soon as possible." Each property will be fitted with state-of-the-art security features, including a 24-hour emergency call system. A house manager will also be on-site during office hours to ensure everything runs smoothly. The Nazareth House development has been named Haydn Place, in honour of Southend actor Richard Haydn, and a further 84 retirement apartments are due to be built on the site by developer Acorn. Nazareth House was established in Southend in 1873 as a home for the elderly as well as for "sickly or incurable" children.
