West Yorkshire care home

Colton Lodges Care Home

A 138-bed nursing home in Leeds, operated by HC-One No.1 Limited. The numbers, the CQC rating and the finance to buy, refinance or develop a home like it.

Matt Lenzie
Written and reviewed by Matt Lenzie Founder & Principal Broker · 25 years arranging care home finance · Reviewed June 2026
138
Registered beds
Nursing
Registration type
Requires improvement
CQC rating (16/06/2023)
£8.4m
Indicative value

Colton Lodges Care Home is a 138-bed nursing home in Leeds, operated by HC-One No.1 Limited. It holds a CQC rating of Requires improvement, a CQC rating that narrows lender appetite and tends to mean tighter terms until it improves. For a buyer, operator or lender the numbers that matter are its 138 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.

Colton Lodges Care Home sits within a local market of 146 registered care homes and about 5,597 beds in Leeds. That competitive set, and the rating profile across it, is part of how an acquisition here is underwritten.

Financing a home like Colton Lodges Care Home

Whether you are acquiring Colton Lodges Care Home, refinancing it onto better terms, or funding works, the facility is structured on the operator covenant, the CQC rating, occupancy and the fee mix. A commercial mortgage typically funds 70 to 75 percent of value over 15 to 25 years; going-concern operator finance is sized on EBITDARM; bridging covers a fast purchase or a pre-CQC period. We place the case with the lenders that back nursing homes of this profile.

On an indicative basis a 138-bed home values at around £8.4m using an England average of about £61k per bed (LaingBuisson, a Fair Cost of Care valuation basis, not a transaction price). A trading care home is actually valued on its stabilised profit and going-concern value by a specialist healthcare valuer, so the real figure turns on occupancy, fee mix and the operator. As a rough guide a lender might advance up to about £5.9m against a home of this size and rating, sized on trading profit rather than bricks.

This home at a glance

Registered beds138
TypeNursing
CQC ratingRequires improvement
OperatorHC-One No.1 Limited
Indicative value£8.4m
Indicative debt (70%)£5.9m

Indicative figures on a per-bed basis, not a valuation or an offer of finance.

Registered specialisms

  • Caring for adults under 65 yrs
  • Dementia
  • Caring for adults over 65 yrs

Finance we arrange

What determines the value of Colton Lodges Care Home

A trading care home like Colton Lodges 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: Requires improvement 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 Leeds

Looking at other homes in the area? See care homes in Leeds and the wider West Yorkshire care market or HC-One No.1 Limited's full portfolio.

Other care homes in Leeds

More homes operated by HC-One No.1 Limited

FAQ

Financing Colton Lodges Care Home: common questions

How is Colton Lodges Care Home valued?

On its stabilised trading profit and going-concern value, assessed by a specialist healthcare valuer, not on a per-bed rule of thumb. Occupancy, the fee mix, the CQC rating (currently Requires improvement) and staffing cost all feed the figure. Send us the trading accounts and we will give a view on value and what a lender would advance.

What should I check before buying Colton Lodges Care Home?

The things that move value and fundability: the CQC rating and inspection history, occupancy and how fast beds refill, the fee mix, agency-staffing reliance, the building condition and en-suite provision, and the trading accounts behind the price. We pressure-test these as part of arranging the finance.

How much would it cost to buy a home like Colton Lodges Care Home?

On an indicative £61k-per-bed basis a 138-bed home is in the region of £8.4m, but a trading care home is valued on its stabilised profit and going-concern value, not a per-bed rule of thumb. The real price turns on occupancy, the fee mix and the operator. We can give a fundability view once we see the trading figures.

Can I get finance to buy Colton Lodges Care Home?

Most lenders fund up to 70 to 75 percent of value on a trading nursing home, sized on stabilised trading profit (EBITDARM). Leverage reflects the operator covenant, the CQC rating (currently Requires improvement), occupancy and the fee mix. We shortlist the lenders most likely to back a home of this profile.

Who operates Colton Lodges Care Home?

Colton Lodges Care Home is operated by HC-One No.1 Limited. You can see the operator's wider portfolio, bed stock and rating profile on our operator page. The operator's covenant is central to how any acquisition or refinance of this home is underwritten.

Source: Care Quality Commission care directory, 03 June 2026. Contains public sector information licensed under the Open Government Licence v3.0. Registration and bed data only; this page is care home finance information and is not affiliated with, or endorsed by, Colton Lodges Care Home or HC-One No.1 Limited. View the official CQC profile: cqc.org.uk.

Buying, refinancing or developing Colton Lodges Care Home?

Send us the home and the operator and we will come back with a view on fundability and likely terms within one working day.