Ownership / Costs and Practicalities
Lodge Ownership Costs and Practicalities
A clear breakdown of the annual charges, utilities, insurance and letting income that go with owning a lodge at Whitsand Bay Fort. Everything you need to know before you buy.
Lodges at Whitsand Bay Fort are sold on a 125-year land registry lease, giving long-term security and the peace of mind of a properly registered legal interest. Lodge exteriors are typically finished in low-maintenance CanExel cladding for practical, weather-resistant appeal. The figures below cover the practical costs of ownership and the ways owners can offset them through holiday letting.
Annual site charges
Lodge ownership at Whitsand Bay Fort involves two annual charges, both of which are standard for leasehold holiday parks. Ground rent is paid for the land your lodge sits on, secured by your 125-year lease. Service charge is paid toward the running of the park itself: maintenance of communal areas, waste, public liability cover and shared facilities. Both are explained in detail below.
2026 Annual Service Charge
Service charge
Your contribution toward the running and upkeep of the park itself, including shared facilities and communal areas.
£2,981.15 + VAT
- Unlimited pool access for owners
- Park maintenance
- Waste disposal
- Third party public liability insurance
2026 to 2027 Annual Ground Rent
Ground rent
Paid to the freeholder for the land your lodge stands on. Secured by your 125-year lease.
£2,810.42 + VAT
- Index-linked to RPI
- Reviewed annually each April
- Secured by the 125-year lease
Both charges are calculated on a pro-rata basis from the date of completion for purchasers completing part-way through the year. Want to see what you would be buying? Browse our lodges currently for sale.
Utilities
- LPG gas: metered, supplied and billed by Avanti Gas.
- Electricity: metered and billed directly by the supplier of the owner’s choice.
- Water: metered and billed directly by the supplier of the owner’s choice.
Insurance and compliance
All owners are required to hold appropriate insurance for their lodge, covering buildings, contents and public liability. We ask for a copy of your policy on completion and at each annual renewal.
Beyond insurance, the park does not require owners to provide gas safety certificates, electrical safety inspections (EICR) or Portable Appliance Testing (PAT). Those checks are part of the compliance regime that applies specifically to owners who let their lodge to paying guests, and remain the responsibility of the owner and their letting agency rather than something the park collects or verifies.
Owners who let their lodge to holiday guests should seek independent professional advice on their specific legal obligations as a holiday-let landlord.
Finance and legal
You appoint your own solicitor to act on your behalf and handle the conveyancing, which takes around nine weeks on average.
On Lodges 56, 57 and 58A, you may choose to have your standard legal fees (excluding disbursements) covered by the vendor, Whitsand Bay Fort Ltd, by instructing our nominated law firm. Buyers pay their own disbursements in all cases.
A range of trusted finance providers are also available to assist with lodge purchases or buy-to-let funding. We can introduce you to suitable lenders on request.
Offset the costs through holiday letting
Owners may sublet their lodge to holiday guests and, uniquely, may appoint an agency of their choice to market the lodge and manage:
- Guest reservations
- Payments
- Guest communication
- Key exchange
The reception team and website at Whitsand Bay Fort do not offer subletting services and do not directly manage lodge rentals. Owners select and instruct their own agency. View lodges available for holiday letting.
Example income projection
Indicative Figures
Lodge 58A, three bedroom with direct sea views
Projections provided by Sykes Cottages and Coast & Country Cottages.
| Season | Weekly Income Potential |
|---|---|
| Low season | £656 |
| Mid season | £850 |
| Average peak season | £1,400 |
Lodges positioned without direct sea views would typically expect to achieve approximately 3 to 5% lower rental income. These figures are illustrative projections from third party agencies and are not a guarantee of future returns.
Guest services
We can, subject to availability, manage housekeeping on behalf of owners, including cleaning and laundry between guest stays. Most park operators do not offer this service independently, so it can provide owners with added peace of mind that their lodge is regularly checked and professionally prepared for arriving guests. An additional charge applies per changeover.
For guest services enquiries, email sales@whitsandbayfort.co.uk.
Common questions about ownership costs
What is the difference between ground rent and service charge?
Ground rent is paid to the freeholder for the right to occupy the land under your 125-year lease. Service charge is paid toward the running and upkeep of the park itself, including communal areas, waste, public liability insurance and shared facilities. They are two separate annual charges with different purposes.
Are the annual charges the same for every lodge?
Yes. Ground rent and service charge are set at the same level for all lodges on the park, regardless of size, position or sea view. Differences in ownership cost between lodges relate to the purchase price and individual utility consumption, not the annual site charges.
Are the figures fixed, or can they go up?
Ground rent is index-linked to RPI and reviewed annually each April, so it adjusts in line with inflation. The service charge is calculated in arrears against actual operating costs incurred during the year and invoiced the following March. Both figures shown on this page reflect the current annual rates and may change at the next review.
Do I have to use your nominated solicitor?
You appoint your own solicitor to act on your behalf, and conveyancing takes around nine weeks on average. On Lodges 56, 57 and 58A, you may choose to have your standard legal fees (excluding disbursements) covered by the vendor by instructing our nominated law firm. You are free to use a different solicitor instead, in which case the covered-fees option does not apply. Either way, buyers pay their own disbursements.
Can I appoint any letting agency, or are there approved ones?
Owners may appoint any agency of their choice to market and manage holiday letting of their lodge. We do not operate an approved-agency list and the park itself does not manage rentals on owners’ behalf. Many owners use established Cornwall specialists such as Sykes Cottages or Coast & Country Cottages, but the decision is entirely yours.
What happens to the charges if I sell my lodge?
Ground rent and service charge are apportioned between buyer and seller at the point of sale on a pro-rata basis, based on the date of completion. The new owner takes over responsibility for charges from completion onwards under the same lease terms.
All figures shown on this page are correct at time of publication and are subject to annual review. Service charges, ground rent and rental income projections may change. Please confirm current figures with our sales team before completing a purchase. This page is provided for information only and does not constitute financial, tax or legal advice.
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