The Paddocks Care Home

The Paddocks Care Home is a 100-bed nursing home in Swaffham, operated by The Paddocks Care Home Ltd. 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 100 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.

The Paddocks Care Home sits within a local market of 4 registered care homes and about 264 beds in Swaffham. That competitive set, and the rating profile across it, is part of how an acquisition here is underwritten.

What determines the value of The Paddocks Care Home

A trading care home like The Paddocks Care Home 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
• Clinical staffing: nurse cover, agency reliance and the wage bill
• 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 Swaffham

Looking at other homes in the area? See care homes in Swaffham and the wider Norfolk care market or The Paddocks Care Home Ltd's full portfolio.