Lavender Fields

Lavender Fields is a 75-bed residential care home in Sevenoaks, operated by Greensleeves Homes Trust. It holds a CQC rating of Inadequate, a CQC rating that most mainstream lenders will not fund against until it is resolved, though specialist turnaround funders exist. For a buyer, operator or lender the numbers that matter are its 75 registered beds, its rating and the strength of the operator behind it. We arrange the finance to buy, refinance or develop a home of this kind.

Lavender Fields sits within a local market of 25 registered care homes and about 1,482 beds in Sevenoaks. That competitive set, and the rating profile across it, is part of how an acquisition here is underwritten.

What determines the value of Lavender Fields

A trading care home like Lavender Fields is valued as a going concern, on its stabilised trading profit (EBITDARM) capitalised at a market multiple, rather than as bricks and mortar. A specialist healthcare valuer prepares the figure, and it can sit well above or below a simple per-bed estimate depending on how the home trades. The per-bed guide above is a starting point, not a valuation.

• Occupancy: how full the home runs, and how quickly empty beds refill
• Fee mix: the balance of private, self-funded and local-authority residents
• CQC rating: Inadequate here, a direct input to both value and lender appetite
• Staffing: care-hours per resident and agency reliance
• The building: room sizes, the en-suite and single-room share, and any capital works needed
• Location and catchment: local demand, competition and the self-funder base around Sevenoaks

Looking at other homes in the area? See care homes in Sevenoaks and the wider Kent care market or Greensleeves Homes Trust's full portfolio.