88.7%
Sector occupancy (Knight Frank)
Derbyshire
Care Home Finance in Derby
Commercial mortgages, development, bridging, refinance and going-concern operator finance for care homes in Derby. This is finance for the home as a business, not help with care fees.
Written and reviewed by Matt Lenzie Founder & Principal Broker · 25 years arranging care home finance · Reviewed June 2026
£1,150/wk
East Midlands avg weekly fee
£61,000/bed
Avg value per bed (LaingBuisson)
4.5%
Prime yield (Knight Frank)
We arrange care home finance in Derby for single-home buyers, established operators, investors and developers. Whether you are acquiring a trading home, funding a ground-up or conversion scheme, or refinancing onto better terms, we read the operator and the numbers, then take the case to the lenders most likely to fund it across Derbyshire.
A Derby home is assessed as a going concern: its operator, registration, occupancy and the balance of private, self-funded and local-authority fees. Average weekly fees in the East Midlands run at about £1,150/wk (Knight Frank, 2025), and national occupancy held at 88.7% (Knight Frank, FY2024/25), the backdrop a lender reads when sizing a facility here.
Care home finance structures for Derby homes
We arrange the full range of care home finance for Derby operators and buyers. A commercial mortgage funds the purchase of a trading home, typically to 70 to 75 percent of value over a 15 to 25 year term, with the loan sized on the home's stabilised trading profit. Development finance funds a ground-up build, extension or conversion, usually to 60 to 70 percent of cost. Bridging moves at auction or pre-CQC pace. Refinance lowers a rate, raises capital or exits a bridge. Going-concern operator finance is sized on EBITDARM and the going-concern value rather than the property alone, and sale-and-leaseback releases capital from a freehold while the operator keeps running the home. We match each case to the lenders that back this kind of home across Derbyshire.
Care homes we finance across Derby
Each care setting is registered, run and underwritten differently, and we arrange finance for all of them in Derby and across Derbyshire. That covers elderly residential and nursing homes, dementia and memory care, specialist and high-acuity care, supported living, learning disability and mental health settings, children's homes, and retirement and extra-care schemes. A nursing home turns on clinical staffing and acuity. A children's home turns on Ofsted standing and local-authority commissioning. Knowing which lender backs which setting here, and at what leverage, is the work we do before a case ever reaches a credit committee. Local planning records show recent care-related activity in the Derby area, a read on demand for modern bed stock locally.
Finance we arrange for Derby homes
The East Midlands care market and your Derby home
Mid-range fees with an older average resident profile and a solid private-pay share. A steady market where demographics support long-run bed demand. Average weekly fees in the East Midlands run at about £1,150/wk (Knight Frank, 2025). Lenders read these regional fee and occupancy trends, alongside the home's own trading record, when they size a facility for a Derby home.
- Older average resident age (around 86) in the sample
- Balanced private and local-authority mix
- Nottingham, Leicester and Derby demand
The local property market in Derby
Local house prices are a useful proxy for the strength of the self-funder catchment a care home draws on. Derby recorded around 2,514 residential sales over the past year at a median of £205,000, which makes the local market active and liquid. A deeper, higher-value residential market tends to support a larger private and self-funded fee base, one input among the operator covenant, CQC rating and occupancy that drive a lending decision.
This residential data is local catchment context. It is not a care home valuation, which turns on the home's trading profit and going-concern value, assessed by a specialist healthcare valuer.
Residential sold price by type (Derby)
| Detached | £320,000 |
| Semi-detached | £210,050 |
| Terraced | £160,000 |
| Flat / apartment | £110,000 |
Source: HM Land Registry residential price-paid data, last 12 months. Local catchment context, not a care home valuation.
Recent price trend
| Quarter | Median | Sales |
|---|---|---|
| 2024-Q2 | £198k | 791 |
| 2024-Q3 | £208k | 1015 |
| 2024-Q4 | £200k | 1219 |
| 2025-Q1 | £216k | 1140 |
| 2025-Q2 | £201k | 766 |
| 2025-Q3 | £209k | 839 |
| 2025-Q4 | £205k | 785 |
| 2026-Q1 | £205k | 453 |
Pipeline
Care-related planning near Derby
Recent care-related planning activity recorded by Derby City Council, a read on local demand for modern bed stock.
-
Amber Lodge Nursing Home 682 688 Osmaston Road Derby DE24 8GT
Alterations to a first floor window and installation of one new window to the front elevation
View on the planning portal → -
7 Field Lane Chaddesden Derby DE21 4NG
Change of use from dwelling house (Use Class C3) to children's home for the care of a maximum of two children (Use Class C2 ) and demolition of lean-to garage.
View on the planning portal → -
22 Greenwich Drive North Derby DE22 4AB
Change of use of from dwelling (Use Class C3) to childrens home (Use Class C2) for a maximum of four children
View on the planning portal →
FAQ
Care home finance in Derby: common questions
How much can I borrow to buy a care home in Derby?
Most lenders fund up to 70 to 75 percent of value on a trading care home, with the loan sized on the home's stabilised trading profit (EBITDARM) rather than the bricks alone. Leverage reflects the operator covenant, the CQC rating, occupancy and the fee mix. We hold more than one hundred lender relationships and shortlist the desks most likely to back a Derby home.
Which lenders provide care home finance in Derby?
We work across high-street and challenger banks, specialist healthcare lenders and debt funds, including names such as Shawbrook, OakNorth, Allica Bank and Assetz Capital. The right lender for a Derby home depends on the setting, the operator's track record and the leverage you need, and we match the case to the desks that actively back it across Derbyshire.
What are care home fees and occupancy like around Derby?
Care figures are reported regionally rather than town by town. In the East Midlands, the average weekly fee runs at about £1,150/wk (Knight Frank, 2025), while occupancy across mature homes nationally held at 88.7% (Knight Frank, FY2024/25). We read these regional and national figures alongside the individual home's trading record.
Do you only arrange finance in Derby?
No. We arrange care home finance across the whole of Derbyshire and the wider UK, with the same approach: read the home and the operator, match the case to the lenders that back the setting, and negotiate terms on the borrower's behalf.
Funding a care home in Derby?
Send us the home and the operator and we will come back with a view on fundability and likely terms within one working day.