Holiday park and caravan finance for park operators and investors
We arrange holiday park and caravan finance for operators and investors buying, developing or refinancing a holiday or caravan park. A park is an operating business valued on its EBITDA and its recurring pitch-fee income rather than a simple property yield, so a lender sizes the debt on the trade the park holds. We package the pitch-fee income, the static and lodge sales and the site infrastructure, and place the case with the specialist leisure and park lenders.
Stabilising holiday and caravan parks
A holiday or caravan park is an operating business, so holiday park and caravan finance is underwritten on the trade, not a property yield. Parks are valued on EBITDA multiples rather than a net initial yield, with Christie & Co's nearest measure putting operational yields across leisure at roughly 6% to 10% (Christie & Co, Business Outlook 2026). The decisive lines are the recurring pitch-fee income from static and lodge owners, the margin on static and lodge sales, any touring and camping pitches, and the on-site facilities and their contribution.
Buyer demand into 2026 is strongest for larger, static-led parks with dependable pitch-fee income (Christie & Co, Business Outlook 2026), because that recurring income is what lenders favouring proven trading want to see. The staycation backdrop underpins the demand: nearly two-thirds of Britons planned a UK holiday in 2025 (Sykes). A park's income is a blend of the recurring pitch fees, the one-off unit sales margin and the ancillary trade, and a lender models each separately because they carry different risk.
How the park is financed follows its stage. An established, trading park is financed on a going-concern basis against its EBITDA and pitch-fee income; a park being expanded, re-serviced or repositioned uses development or acquisition-and-works funding to add pitches, upgrade infrastructure or improve facilities before the higher income is proven. The units themselves, the statics and lodges held as stock, are often funded separately from the land and infrastructure.
We package the pitch-fee income, the unit-sales record, the site infrastructure and the operator's record so the specialist leisure and park lenders can price the case, and where the case suits a deeper park-specialist review we can route it through our dedicated practice at Holiday Park Property Finance (holidayparkpropertyfinance.co.uk). We run the market across acquisition, development, commercial mortgage and refinance lenders rather than approaching a single bank.
What we fund
- Established static-led parks bought on EBITDA and pitch-fee income
- Lodge and holiday-home parks with strong recurring pitch fees
- Touring and camping parks acquired or refinanced
- Park expansion and re-servicing to add pitches
- Repositioning or upgrading facilities to lift pitch-fee income
- Refinance of a trading park to release equity into expansion
Indicative terms
- Loan to valueIndicatively around 55 to 65% of going-concern value
- Valuation basisEBITDA multiple, not a simple property yield
- Income basisRecurring pitch-fee income plus unit-sales margin
- Debt service coverSized on the maintainable EBITDA the park supports
- ExpansionDevelopment funding to add pitches and infrastructure
- UnitsStatics and lodges often funded separately from the land
- Key testsPitch-fee income, occupancy, operator, infrastructure
Indicative only. Terms vary by lender, asset and scheme and are not an offer of finance.
How we arrange holiday park and caravan finance across purchase, development and refinance
We arrange holiday park and caravan finance around the trade and the stage. For an established park we place a going-concern facility, indicatively around 55 to 65% of value, sized on the debt service cover the maintainable EBITDA and pitch-fee income support. For a park being expanded, re-serviced or repositioned we structure development or acquisition-and-works funding that adds pitches and upgrades infrastructure, then refinance onto a term facility once the higher income is proven. The statics and lodges held as stock are often funded separately from the land and infrastructure. We frame every figure as indicative and never as an offer; the terms depend on the pitch-fee income, the unit-sales margin, the infrastructure and the operator.
What lenders assess on a holiday or caravan park
Lenders underwrite a park on the recurring pitch-fee income, the margin on static and lodge sales, the ancillary trade and the operator, then value it on an EBITDA multiple and size the loan on the debt service cover the maintainable trade supports. They favour dependable, recurring pitch-fee income over one-off sales margin, which is why buyer and lender appetite is strongest for larger, static-led parks. They look closely at the site infrastructure, the licence and pitch numbers, the tenure of the pitches and how much of the trade would transfer. As a broker with no exclusive tie, we present the pitch-fee income and the trading record honestly and place the case with the leisure and park lenders whose appetite fits. We arrange the finance; we do not lend, and this is unregulated commercial lending.
From an expanded park to a proven income and a refinance
The exit on development or acquisition-and-works funding is an expanded, higher-earning park and a refinance onto a going-concern term facility on the proven income, or a sale. A park that adds pitches or upgrades facilities builds its recurring pitch-fee income over one or two seasons, and once the higher EBITDA is proven a lender will size long-term debt on it. Demand supports the exit: buyer appetite into 2026 is strongest for larger static-led parks with dependable pitch-fee income, valued on operational yields of roughly 6% to 10% across leisure (Christie & Co, Business Outlook 2026). Once the income is proven we term out onto a going-concern facility or refinance to release equity into the next phase.
Finance that suits this asset class
- Commercial mortgagesGoing-concern facility on the park's EBITDA and pitch-fee income.
- Acquisition financeFunds the purchase of a trading holiday or caravan park.
- Development financeFunds expansion, re-servicing and added pitches.
- RefinancingRefinances a trading park to release equity into expansion.
- Asset financeFunds statics, lodges and plant separately from the land.
Stabilising holiday and caravan parks?
A view on fundability within one working day.
What drives a holiday or caravan park's numbers
A holiday or caravan park is an operational business valued on EBITDA multiples rather than a property yield, so the economics turn on the mix of recurring pitch-fee income, static and lodge sales, and any touring, camping and on-park leisure trade. Christie & Co's nearest measure is operational yields ranging between about 6% and 10% across leisure, with buyer demand strongest for larger static-led parks with dependable pitch-fee income (Christie & Co Business Outlook 2026). A lender weighs the durability and recurrence of pitch income, the licence and site conditions, and the seasonality of the trade. We model maintainable EBITDA across the mix, separating one-off unit sales from the recurring pitch-fee base that underpins value.
Indicative holiday park finance and structures
Indicatively we arrange holiday and caravan park commercial mortgages to around 55 to 65% of going-concern value, sized on the debt service cover the maintainable EBITDA supports, reflecting the operational nature and seasonality of the trade. For a purchase, an extension or a repositioning we arrange bridging or development finance across the works and the pitch fill-up, then a term refinance once trade stabilises. Operational yields of about 6 to 10% (Christie & Co, 2026) frame the value. These are market-typical, indicative structures and never an offer or a quoted rate; the terms depend on the recurring income, the licence and the operator, and we run the market to secure them.
Frequently asked questions
How is a holiday or caravan park financed?
A park is financed as an operating business, on its EBITDA and its recurring pitch-fee income rather than a simple property yield. An established park is funded on a going-concern basis, indicatively around 55 to 65% of value, sized on the debt service cover the maintainable trade supports. A park being expanded uses development or acquisition-and-works funding to add pitches and infrastructure ahead of a term refinance, and the statics and lodges are often funded separately. Where a deeper view helps, we can route the case through Holiday Park Property Finance (holidayparkpropertyfinance.co.uk).
How much deposit do I need to buy a holiday park?
On a going-concern basis lenders commonly look for around 35 to 45% deposit, since leverage sits indicatively around 55 to 65% of value, but the binding test is the debt service cover the maintainable EBITDA and pitch-fee income support. A larger, static-led park with dependable recurring pitch fees supports keener leverage than a park reliant on one-off sales margin. We frame leverage as indicative and never as an offer, and run the specialist leisure and park lenders for the keenest fit.
What do lenders look at when financing a caravan park?
Lenders weigh the recurring pitch-fee income first, then the margin on static and lodge sales, the ancillary trade, the site infrastructure and pitch numbers, and the operator's record. They value the park on an EBITDA multiple and size the loan on the debt service cover the maintainable trade supports, favouring dependable pitch-fee income over one-off sales. We present the pitch-fee income and the trading record clearly so the case lands with the lenders comfortable with park risk.
Can you get finance to expand a holiday park?
Yes. Expansion, re-servicing or repositioning is usually funded with development or acquisition-and-works funding that adds pitches, upgrades infrastructure or improves facilities, then a refinance onto a going-concern term facility once the higher pitch-fee income is proven. We structure the funding to the works programme and pre-agree the refinance route, sizing the eventual facility on the projected and then the achieved EBITDA. The terms depend on the works, the added pitch income and the operator.
Are caravan parks a good investment?
Parks trade on recurring pitch-fee income and unit-sales margin, and buyer demand into 2026 is strongest for larger, static-led parks with dependable pitch fees, valued on operational yields of roughly 6% to 10% across leisure (Christie & Co, Business Outlook 2026). From a finance angle what matters is a proven, recurring EBITDA, because that is what a lender sizes the debt and the exit against. We arrange the finance and leave the investment judgement to you.
Stabilising holiday and caravan parks?
Tell us about the asset and the income plan and we will come back with a view on fundability and likely terms.