For Sale Roi-Mar Park Home Estate Throop Road Throop Bournemouth Dorset BH8 0EG October 2015
Summary A beautifully kept and well established park home estate in a prime residential area being marketed for the first time ever in over 60 years 29 privately owned park homes paying monthly pitch fees from September 2015 of 127.51-144.81 an average of 130,03 per home, subject to annual index linked review, exclusive of all services and Council Tax. All service meters read by independent suppliers Regular income from commission sales (10%) 2/3 bedroom bungalow in its own garden with shed available separately has potential for redevelopment with park homes or a further park home in the garden In all about 0.78 ha / 1.9 acres of mature grounds overlooking countryside and the River Stour yet close to Bournemouth centre For sale freehold as a whole or in two lots
Background and the opportunity Roi-Mar Park Home Estate was developed by the vendor s parents from 1952 when they purchased the land as a small holding and allowed fishermen to camp and caravan on the property. Over the years the campers become resident and in 1961 a site licence for the use of the land for residential caravans was granted. In 1955 the existing bungalow was built. The park home estate has been constantly improved and maintained by the vendors and their family over the last 60 years and now represents one of the most mature and best kept park home estates in the region which is often used as a model park by the local authority. It has recently won the Bounemouth in Bloom 2014 for mobile home parks. In the period from 2004 2014, the park was operated by Trustees for the benefit of the vendors surviving step-father and over the last year ownership has transferred to the original owners children who have continued to actively operate the park in a traditional fashion. During the Trustee s ownership substantial work was done to the mains service supplies to include new water mains metered to each home, electricity and gas. The park is being offered to the market for the first time and represents the very best of park home estates beautifully kept by the owners and residents alike and a most popular site in this prime south coast town. Location Roi-Mar Park Home Estate is located in the small village of Throop which lies on the southern banks of the River Stour on the northern outskirts of Bournemouth. The village of Throop is renowned for its water mill and has a traditional feel and quality to it, yet has the considerable advantage of being close to the settlement of Bournemouth with the large Castlepoint Shopping Centre being located about a mile from the property and the town centre about 4 miles to the south. Bournemouth is a popular retirement town, located on the south coast and having a temperate climate. The park is within 2 miles of the A338 Bournemouth Spur Road which is the main dual carriageway link into the town from the A31. There is a regular bus service to the town centre of Bournemouth from Broadway Lane which lies close to the park and there are doctor s surgeries and other service outlets all within a short distance. In addition, Bournemouth has a central railway station and a regional airport which lies a short distance to the north at Hurn. It provides a number of scheduled European and national flights.
Description The property is approached via Throop Road and is set out amidst a traditional village setting of considerable character with a public open space field to the south onto which homes have direct access and the River Stour beyond Throop Road to the north. A public footpath or road practically surrounds the park. A tarmacadam driveway leads into the park from Throop Road to an area of Green where it forks and radiates around the park leading to the individual homes and a 2/3 bedroom bungalow set in its own private garden area with parking spaces and a storage shed. Lot 1: The Park Home Estate Roi-Mar Park Home Estate has built-up an enviable reputation over the last 60 years or more, being operated in a traditional style in a single family s ownership throughout. It has 29 privately owned park homes which are laid out to either side of the tarmacadam driveway which radiates around the park from the entrance. The homes are predominantly twin units (26 twin and 3 single units) which vary in age. A common feature is the high quality of gardens and well kept character of the park with the homes having their own parking bay beside the pitch and most have a garden shed. There are 4 visitor car parking spaces to one side of the entrance into the park and a small communal Green area laid to lawn with a specimen tree close to the entrance. Lot 2: The bungalow known as Roi-Mar The bungalow is set within its own garden area surrounding with a garden shed, yet set back from the entrance into the park. The house is of traditional modern brick construction under a tiled roof with a side extension under a flat felted roof. It has well organised and modernised accommodation to include an updated gas central heating system, insulated loft, upvc double glazed windows and rewiring which was completed about a year or so ago. The house has a gross external area of about 68.8m2 (737 sq ft). There are two entrance doors and the front door leads into: Entrance hall with doors to all rooms Lounge 3.81m x 3.03m (12 6 x 9 11) with fire place with gas fire and bay window overlooking front garden Bedroom 1 3.055m x 3.01m (10 x 9 11) max Bedroom 2 3.02m x 2.72m (9 11x8 11) Bathroom fully fitted and tiled with panelled bath and wash hand basin Separate WC/cloakroom Dining room/bedroom 3 3.02m x 3.02m (9 11 x 9 11) with fireplace and serving hatch to: Kitchen/utility room 4.47m x 3.02m (14 8 x 9 11) with newly fitted range of wall and base units with worktops incorporating sink unit and a separate larder cupboard. A side entrance door leads into the garden. The house would make an ideal home for a new owner or as a residential letting investment and the house was recently let at 900 per month unfurnished. Alternatively the vendors are prepared to consider a sale of the house separately following a sale of the park home estate.
Planning and Site Licence Planning consent is fully in place for the existing use and there is a valid residential site licence for the park. There is no mention on the site licence as to the number of units permitted. The site rules have been reviewed with the residents and lodged with the local authority who have registered their content and made a charge amounting to 4.85 per park home approximately which was added to the pitch fees last year and has been index linked this year. The bungalow, lot 2, is not subject to any occupancy restriction and has full residential use. Services The park and all the homes are connected to the following services, all of which are paid for by the residents:- Mains water metered to the park and metered to each park home and the bungalow. The meters are read by Bournemouth Water and charged to the residents direct. Mains drainage charged directly to each resident by Wessex Water on the basis of water usage. Mains Electricity metered to each home with the meters read by the service provider and charged direct to the residents. There is a transformer on site which is maintained by SSE, the local supplier and they have a wayleave for access. Mains gas metered to each home with the meters read by the local supply Company of the residents choice. One home is not connected to mains gas (their own choice) and they utilise LPG for cooking purposes. Telecom overhead lines to each home provided by BT. Fire services and Street lighting. There are the requisite fire points which are serviced regularly around the park and a fire hydrant point close to the park entrance. There are street lighting bollards and a halogen lamp at the entrance operqted on an automatic basis with electric separately metered and currently derived from the bungalow supply. The Business Roi-Mar Park Home Estate is a well established park home estate business combining the collection of pitch fees, assignment income on the sale of privately owned homes and redevelopment opportunities. The house may either be let or would make an ideal home for a purchaser or may be sold by the vendors separately. The majority of the pitch fees are currently charged at 127.51 per month with 5 homes paying more - 3 paying 140.35 and 2 paying 144.81 - and all by way of Direct Debit. The pitch fees are exclusive of services and Council Tax which are payable by the home owners. Total pitch fees are therefore 3.770.91 per month/ 45,250.92 per annum and are next reviewed on 1 September 2016. In addition, income is derived from commissions (10%) with recent home prices being in the range of 100,000 for a single unit and 150,000 plus for a twin unit. Redevelopment opportunities may also occur in the future with the park homes being of various ages. The bungalow has been let in the past on an AST agreement at a rent of 900 per month ( 10,800 per annum), exclusive and unfurnished. There should be the opportunity to redevelop the sites of the bungalow and the green with new park homes as there is no evidence of a limit in terms of home numbers on the site licence. Tenure The overall property is held freehold subject to 29 individual park home agreements in respect of the privately owned homes on site. The park rules state that the park homes are restricted to owners over the age of 50. There is a wayleave agreement in respect of the electricity sub-station with the supplier paying an annual fee of 24.99 per annum. There is a short area of the entrance drive which is shared with the neighbouring house. This area of the drive is not owned but there is evidence of use over many years since the owners purchased the property. The users recently shared the cost of resurfacing this small area. The bungalow, Lot 2, will be sold with vacant possession. Council Tax The park home owners are all within Band A for Council Tax and each owner pays their own Council Tax. The bungalow (lot 2) is within Band D and pays 1,498.68 per annum for the financial year 2015/16. EPC The park homes do not require an EPC. The bungalow is rated D.
Terms and Conditions Roi-Mar Park Home Estate is offered for sale freehold as a whole or in two lots as described above, subject to the individual Written Statements under the Mobile Homes Act 1983 in respect of each privately owned park home. Any stock is to be purchased in addition at valuation. In the event of a sale in two lots, no offers will be considered for the bungalow until a sale has been at least agreed or preferably concluded for the park home estate alone (lot 1). In the event of a sale of the property in two lots, the new owner of the bungalow will have a right of access for all purposes, will make a reasonable and fair contribution to the upkeep of common services and common parts of the property to include in particular the area of the access driveway to the bungalow and parking space to the front of it. In addition, street lighting services are currently connected to the bungalow and these will need to be segregated by a new owner of the park within a reasonable timescale. There will be the necessary easements and rights granted to both owners to maintain the service connections and it is assumed that the bungalow owner will pay a fair apportionment of this cost and the services will be maintained by the park owner. Viewing and Directions Viewing of the property is strictly by appointment through GVA Hotels and Leisure. To book an appointment, please contact John Mitchell BSc MRICS. Prior to making an appointment to inspect the property, it is firmly recommended that interested parties satisfy themselves with regard to the particulars of sale set out above and status of the sale in order that they do not make a wasted journey to the property. From the A338 Bournemouth spur road which leads from Ringwood into Bournemouth take the A3060 signed to Castlepoint Shopping Centre and Wimborne and within ¼ of a mile, just after it becomes single carriageway, take the first right turn signed to Throop into Ibbertson Road before the shopping centre. Follow this road, which becomes Throop Road, for just over a mile following any signs to Throop. After just over a mile Throop Road diverts to the right and you need to turn right where it becomes Taylor Drive and continue for a few hundred yards and the park will be found well marked on your left just beyond Lavender Road and Stour Walk, together with Throop Mill. The post code is BH8 0EG.
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