Park Home Buyer's Guide
Understand how park home buying works, what to check, and the key differences between residential and leisure parks.
Thinking of joining the park-home lifestyle? Whether you're looking for a brand-new residential park home, a holiday (leisure) lodge, or a pre-owned model, this guide explains how park homes work, what to look out for, and how to buy safely and with confidence.
What is a park home?
Park homes (also known as mobile homes in legislation) are built to the British Standard BS 3632, a residential specification for year-round use. They are set on pitches within licensed parks and connected to mains or shared utilities.
Unlike bricks-and-mortar properties, park homes are neither freehold nor leasehold. You own the home itself, while the pitch is rented from the park owner under a written agreement protected by the Mobile Homes Act 1983.
Residential vs leisure parks
| Type | Description | Key points |
|---|---|---|
| Residential Park | Licensed for permanent, year-round living (often age-restricted, e.g. 50+). | Your main address. Council Tax payable (usually Band A). Protected by the Mobile Homes Act. |
| Leisure or Holiday Park | Licensed for holiday or recreational use only. | Not a permanent residence. Keep a main home elsewhere. No right to live there full-time. |
Before buying, always confirm the park's site licence type with the local council (site licences are issued and enforced by local authorities).
Buying a new park home
Most new park homes are bought directly from the park or via a specialist agent. UK manufacturers include Omar, Wessex, Pathfinder, Tingdene, and Stately Albion. Always ensure the unit is BS 3632-certified and confirm what's included (decking, drive, landscaping, furniture).
- Check the park's site licence (residential or leisure).
- Confirm BS 3632 certification.
- Ask for a Written Statement (your pitch agreement).
- Get the park rules in writing.
- Clarify what's included in the price.
Buying a pre-owned home
Second-hand purchases are normally private transactions between the seller and the buyer, but still covered by the Mobile Homes Act. The Written Statement (pitch agreement) transfers with the home. The park owner must be notified but cannot veto the sale.
- Inspect the home's structure: roof, chassis, insulation, plumbing.
- Consider a specialist park-home survey.
- Check if the pitch fee will change after purchase (review process).
Pitch fees and running costs
Pitch fees (ground rent) cover the rent for the land, maintenance of communal areas, and sometimes shared services. Typical pitch fees range roughly £150 - £350 per month depending on location and park quality.
- Council Tax (often Band A or B)
- Utilities (gas, electricity, water)
- Specialist park-home insurance
- Maintenance and landscaping (if applicable)
Resale and value
Well-maintained homes in reputable parks tend to hold value proportionately. Factors include location, plot size and outlook, condition and age, and fee obligations. Sales can be private or via the park. Follow the Mobile Homes Act process and keep documents transparent.
Things to watch out for
- Unlicensed parks - always confirm site licence with the local authority.
- No Written Statement - you must receive one before completion.
- Claims of freehold or ownership of land - not true for park homes.
- Misleading pricing/availability - get everything confirmed in writing.