What Is a Park House?

The term “park house” can mean different things depending on context, but in UK residential property terms, it most commonly refers to a park home, which is a type of prefabricated bungalow-style dwelling sited on a dedicated residential park. Often used as retirement properties or affordable alternatives to bricks-and-mortar housing, park homes are regulated by specific legislation and come with their own rules around ownership, planning and usage.

There are also more general uses of the term “park house” that refer to historic or estate properties located within or adjacent to public parks or private estates. However, this article focuses on the most widely used meaning: a park house as a residential park home, explaining what it is, how it is owned, and what makes it distinct from conventional housing.

Defining a park house or park home

A park house, more correctly called a park home, is a detached, single-storey residential unit that is built off-site and then transported to a plot on a park. It is constructed to British Standard BS 3632, which governs insulation, ventilation and structural integrity for year-round residential use. These homes are typically placed on concrete bases and connected to mains services such as water, electricity and gas.

They are often found in purpose-built residential parks, which are privately owned developments reserved for permanent living. These should not be confused with holiday parks, where occupation is only allowed on a seasonal or temporary basis.

Who lives in a park house?

Park houses are particularly popular with older adults and retirees who are looking to downsize or move to a quieter, community-oriented environment. Many residential parks cater specifically to over-50s or over-60s and offer features such as security, grounds maintenance and a sense of village-style living.

Some buyers are drawn to the lower purchase price and running costs. A park home is often significantly cheaper than a traditional bungalow, with typical prices ranging from £100,000 to £250,000 depending on size, location and finish.

Ownership and legal status

One of the key differences between park homes and conventional properties is the type of ownership. When you buy a park house, you purchase the home itself, but not the land it sits on. Instead, you pay ground rent (called a pitch fee) to the site owner for the right to keep your home on the plot. This is similar to a leasehold arrangement but governed by different rules under the Mobile Homes Act 1983, as amended by the Mobile Homes Act 2013.

Residents must sign a written statement with the park operator, which outlines their rights, pitch fee, and responsibilities. Pitch fees are usually reviewed annually, and increases must follow proper consultation procedures.

Planning and site licensing

All residential park home sites must have a residential site licence and planning permission that permits year-round occupation. This is important because some parks are licensed only for holiday use, meaning residents cannot legally live there full-time. Before purchasing a park house, it is essential to check the site’s licence with the local authority to ensure it allows full residential status.

Councils also inspect sites under the Model Standards 2008 for Caravan Sites in England, which set conditions on spacing, services, access and safety.

Council tax and utilities

Residents of park homes are usually liable for Council Tax Band A, the lowest council tax band in the UK. Utility services may be billed either directly from the supplier or through the site owner under a resale agreement, which must follow Ofgem and Ofwat regulations.

There is no Stamp Duty Land Tax payable on park home purchases, which can make them financially attractive to those downsizing or purchasing without a mortgage.

Risks and considerations

While park houses offer affordability and lifestyle benefits, they also come with specific considerations. Unlike bricks-and-mortar properties, park homes do not usually increase in value in the same way, and resale can depend on the reputation and rules of the park operator.

Mortgages are not available for park homes due to their legal classification, so purchases must usually be made in cash. Buyers should also be aware of the rules imposed by individual parks, which can cover everything from pet ownership to parking and garden maintenance.

The resale process can involve approval from the site owner for the new buyer, although the 2013 Act has strengthened protections to prevent unfair practices.

Conclusion

A park house is a type of prefabricated residential home located on a dedicated private park, offering an affordable and low-maintenance alternative to traditional housing. While often used interchangeably with “park home,” it refers to the same concept: a single-storey detached dwelling subject to specific rules under mobile home legislation. Ideal for retirees or those seeking a simpler lifestyle, park homes are not without their legal and financial complexities. Anyone considering purchasing one should seek independent legal advice, check the site licence carefully and understand the terms of occupation before proceeding.