UK Care Home & Elderly Care
Business Valuations — EBITDARM & Value-Per-Bed
Defensible valuations for UK care homes, nursing homes and supported-living operators. EBITDARM multiples, value-per-bed cross-check, occupancy and fee-rate analysis, CQC and regulatory standing — calibrated to UK transactions.
Generic valuations get care home businesses wrong.
Care Home businesses are valued on metrics most general accountants don’t model. Three reasons UK owners engage us.
EBITDARM is the right earnings basis
Care home transactions price on EBITDA before rent and management — buyers want a like-for-like comparison regardless of freehold / leasehold. We restate earnings on EBITDARM so the multiple is genuinely comparable.
Value-per-bed cross-checks the EBITDA
Care home transactions are also benchmarked on £/bed by region, fee mix and CQC rating. We cross-check the EBITDARM-based valuation against per-bed comps to protect against under- or over-valuation.
Occupancy, fees and CQC drive the multiple
A 92% occupancy home with £1,200/week private fees and a Good CQC rating trades at a different multiple to an 80% occupancy local-authority-funded home with Requires Improvement. We adjust the multiple explicitly.
Three steps. 5–10 days to report. Partner-led throughout.
No handoffs to junior analysts. Every care home valuation is prepared and signed off personally by an ICAEW Chartered Accountant.
Submit accounts + operating data
Send 3 years of accounts, monthly occupancy, fee-rate analysis (LA vs private), staff costs, CQC report and lease/freehold details. Fixed-fee quote within one business day.
EBITDARM + value-per-bed model
EV/EBITDARM banded by occupancy, fee mix and CQC rating, plus per-bed cross-check. DCF on contracted occupancy.
Sale-ready report
UK care home comp set, EV range, freehold/leasehold split, buyer-type analysis, methodology memo, walkthrough call.
A complete, sale-ready care home valuation pack.
- ✓EBITDARMEarnings before rent and management to give a like-for-like multiple.
- ✓Value-per-bed cross-checkBenchmarked against recent UK care home transactions by region and fee mix.
- ✓Occupancy trend analysis12-, 24- and 36-month occupancy curves with run-rate normalisation.
- ✓Fee mix and rate analysisPrivate vs LA-funded vs NHS-CHC split, with weekly fee benchmark vs region.
- ✓CQC / regulatory adjustmentRating, recent inspections and any enforcement action quantified in the multiple.
- ✓Freehold / leasehold splitProperty value separated from operating goodwill where freehold-owned.
Kishen Patel — ICAEW Chartered Accountant, BFP ACA
Kishen has over 12 years across Big Four audit (Deloitte), investment banking, and corporate advisory. He founded Consult EFC to give ambitious UK SMEs access to the same calibre of financial thinking previously reserved for large corporates — at a fee that makes sense for a growing business.
Every care home valuation is prepared and signed personally. No analyst stack. No template report.
UK care home owners who chose ICAEW over a template.
Kishen's value-per-bed cross-check caught an issue with the EBITDA-based valuation and bumped the asking price by 12%.
The CQC and fee-mix adjustments were the part the buyer's funder focused on. Glad we had it properly modelled.
Fast, fixed-fee, partner-led — and a comp set actually drawn from UK care home transactions.
What owners ask before instructing us.
What multiple does a UK care home sell for?
UK care homes typically sell on 6×–10× EBITDARM (earnings before rent and management). Larger groups with strong occupancy, private-pay mix and Good/Outstanding CQC reach 9×–12×. Single homes with mixed funding and Requires Improvement tend to sit at the lower end.
What is value-per-bed and how is it used?
Value-per-bed is the enterprise value divided by registered bed count. UK transactions typically range from £40k/bed for older converted local-authority-funded homes to £150k+/bed for newer purpose-built private-pay homes in the South East. We cross-check EBITDARM valuation against per-bed comps.
How does CQC rating affect the valuation?
Good and Outstanding rated homes trade at a premium. Requires Improvement compresses the multiple by 1×–2× turns and limits the buyer universe. Inadequate effectively removes institutional buyers until remediated. We adjust the multiple explicitly.
How is freehold property handled?
Freehold property is valued separately from the operating goodwill. Sale-and-leaseback or freehold-and-trade transactions are both modelled so the principal sees which structure maximises proceeds.
How long does a care home valuation take?
Typically 5–10 business days once we have accounts, occupancy data, fee analysis, CQC report and lease/freehold details.
Do you value supported living and specialist care differently?
Yes. Supported living, learning disability and specialist mental health services trade on different multiples to elderly care. We use service-line-specific UK comps.
A number buyers, investors and HMRC will agree, signed off by an ICAEW Chartered Accountant.
- Fixed fee, quoted within one business day
- Report in 5–10 business days
- UK care home comp set — not generic SME data
- Partner-led from quote to delivery — no junior analysts
- Confidential. Used by SME owners across the UK.
Prefer to talk? +44 7767 629 008 · info@consultEFC.com