Supported Living · Available
Rainsborough Park
Knottingley, Yorkshire
- Purchase price
- From £312,000
- Target annual rent
- Confirmed in investment pack after suitability review
- Indicative gross yield
- Screening band 10–14% gross (SSH) — property-specific figure in pack
- Lease / FRI
- Long occupational lease typical of SSH (often 20–25+ years) — confirm residual term · FRI / repair allocation confirmed in executed lease schedules
In brief
What is Rainsborough Park?
A completed supported living development offering long-term lease structures for income-focused investors. Presented by Bhenito as a carefully assessed investment opportunity subject to due diligence, suitability review and independent professional advice. Returns are not guaranteed.
A completed supported living development offering long-term lease structures for income-focused investors.
Rainsborough Park represents a completed supported living scheme within Bhenito's assessed portfolio. The opportunity is presented for informed investors seeking structured UK property exposure.
All financial information is indicative and subject to due diligence, legal review and suitability assessment. Returns are not guaranteed.
Property gallery
Property photography is available on request as part of the investment pack following suitability review.
Location & immersive media
Context for diligence — not a substitute for site inspection or the investment pack. Hosted YouTube, Vimeo or Matterport URLs replace request CTAs when published.
Drone, walkthrough or extended video for this asset — Aerial / drone and walkthrough media available on request via the investment pack. Request release via the investment pack pathway.
Request media pack →Illustrative supported living unit layout
Illustrative layout for Rainsborough Park. Not a measured survey — verify against architect drawings in the investment pack.
Entrance / hall
Primary access — confirm accessibility adaptations in the investment pack.
Construction & diligence updates
Dated operating notes for this inventory asset — not a live build feed or valuation.
2026-06-01
Diligence pack refresh
Lease summary and risk disclosure pathways confirmed for suitability-gated distribution. Site media pack (drone / walkthrough) available on request.
2026-03-15
Inventory release
Opportunity published to Bhenito inventory at investor-ready stage pending pack verification of indicative figures.
Need drone, walkthrough or pack media? Request the media pack →
Property specification
- Unit type
- Specialist supported living units
- Bedrooms
- On application
- Bathrooms
- On application
- Floor area
- On application
- Parking
- Confirm site parking provision in pack
- Garage
- Confirm in pack
- Tenure
- Long leasehold / freehold status confirmed in pack and title
- EPC
- EPC ratings confirmed per unit in pack
- Heating
- Confirm specification in pack
- Accessibility adaptations
- Supported living adaptations — confirm schedule in pack
- Build warranty
- Confirm warranty / NHBC-equivalent cover in pack where applicable
- Construction status
- Completed
- Expected completion
- On application
- Local authority
- Wakefield Metropolitan District (confirm scheme context in pack)
- Planning use
- Confirm planning / use class in investment pack
Lease and counterparty
- Lease counterparty
- Named in investment pack after suitability review
- Counterparty type
- Registered provider / housing counterparty — confirm in pack
- Care operator
- Specialist care operator — credentials in pack
- Lease length
- Long occupational lease typical of SSH (often 20–25+ years) — confirm residual term
- Repair responsibilities
- Confirm FRI schedules in executed lease
- Insurance responsibilities
- Confirm landlord/tenant insurance split in lease
- Break clauses
- Confirm any break rights in executed lease
- Rent review
- CPI-linked review mechanics — confirm in pack
- FRI status
- FRI / repair allocation confirmed in executed lease schedules
- Covenant summary
- Covenant quality and payment path documented in pack — not a guarantee of income
- Document verification
- in_pack
The executed lease governs the investment. Fields showing “On application” are confirmed in the investment pack after suitability review.
Location intelligence
Open Knottingley, Yorkshire on Google Maps
- Transport
- Knottingley sits on the Aire & Calder corridor with rail links via Knottingley station and road access to the M62 — verify commute and logistics context for staffing and family visits.
- Hospitals
- Regional acute and community health provision across Wakefield / Pontefract catchment — confirm commissioning and care pathways relevant to the scheme.
- Education
- Local schools and further education in the Wakefield district — context for workforce and community, not an investment return driver.
- Employment
- West Yorkshire labour market with logistics, public services and care-sector employment — supports operator staffing resilience themes.
- Local amenities
- Town-centre retail, local services and green space within Knottingley / Ferrybridge area — confirm walking distances in pack site notes.
- Demographic context
- Ageing population and sustained need for specialist housing across Yorkshire underpin the SSH demand thesis — verify scheme-specific commissioning.
- Supported-housing demand
- Yorkshire has ongoing demand for suitable supported living stock — verify local authority commissioning context in the investment pack.
- Regeneration
- Corridor regeneration and housing need narratives in West Yorkshire — treat as context, not a capital-value guarantee.
- Independent sources
- Cross-check ONS demographics, local authority housing strategies and independent market research cited in the investment pack.
Financial illustrations
Illustrative only — not guarantees. Verify against the signed lease and costs.
- Year-one income
- Illustrative only once contracted rent and costs are verified in pack
- Five-year projection
- CPI scenarios modelled in pack — not forecasts or guarantees
- Ten-year projection
- Long-hold income thesis depends on lease residual term and covenant performance
- CPI scenarios
- Use the SSH CPI calculator for arithmetic illustrations; pack confirms lease formula
- Gross yield
- SSH screening band 10–14% gross — property-specific figure confirmed in pack
- Estimated net yield
- Net after finance, tax, voids (if any), fees and costs — investor-specific
- Cash-purchase illustration
- Cash purchase removes gearing risk but concentrates capital — model opportunity cost
- Finance illustration
- Specialist lending may be introducible; gearing amplifies risk as well as equity returns
All illustrations require verified rent, purchase price, costs and lease wording. Nothing here is a guarantee of income, occupancy or capital value.
Illustrative ROI & cashflow
Educational arithmetic only for Rainsborough Park. Not a forecast, valuation, offer or guarantee of income, occupancy or capital value. Financing assumptions are illustrative. The executed lease and your advisers govern actual outcomes. What CPI +1 means
- Illustrative gross yield
- 12.00%
- Equity deployed
- £312,000
- Year-one net (illustrative)
- £34,940
- Cash-on-cash (illustrative)
- 11.20%
| Year | Rent | Costs | Interest | Net | Cumulative |
|---|---|---|---|---|---|
| 1 | £37,440 | £2,500 | £0 | £34,940 | £34,940 |
| 2 | £38,563 | £2,500 | £0 | £36,063 | £71,003 |
| 3 | £39,720 | £2,500 | £0 | £37,220 | £108,223 |
| 4 | £40,912 | £2,500 | £0 | £38,412 | £146,635 |
| 5 | £42,139 | £2,500 | £0 | £39,639 | £186,274 |
| 6 | £43,403 | £2,500 | £0 | £40,903 | £227,177 |
| 7 | £44,705 | £2,500 | £0 | £42,205 | £269,383 |
| 8 | £46,046 | £2,500 | £0 | £43,546 | £312,929 |
| 9 | £47,428 | £2,500 | £0 | £44,928 | £357,857 |
| 10 | £48,851 | £2,500 | £0 | £46,351 | £404,208 |
Interest is modelled as interest-only for simplicity. Tax, SDLT, voids, fees and capital value changes are excluded. Verify every input against the investment pack.
Suitable investor profile
Income-focused investors comfortable with UK specialist supported living, long occupational leases, operator and counterparty diligence, and multi-year holds. Suitable for those who will complete suitability review and instruct independent legal, tax and financial advisers. Not suitable for buyers seeking guaranteed yields, short-term speculation or incomplete documentation.
Exit strategy
Primary thesis is long-hold contracted income under the occupational lease. Exit options typically include sale of the income-producing interest subject to remaining lease term, covenant quality and market liquidity at the time — none of which are guaranteed. Confirm residual term, assignment provisions and any landlord consents in the executed lease.
Risk summary
- Income depends on lease performance, counterparty and operator delivery — not on marketing illustrations
- Regulatory, commissioning and care-quality changes can affect supported living schemes
- Liquidity may be limited compared with mainstream residential stock
- Currency, tax residence and financing terms affect diaspora and geared investors differently
- Capital value at exit is uncertain and may move independently of income
Investment timeline
01 · Enquiry & suitability
Share objectives and complete suitability screening with Bhenito.
02 · Investment pack
Receive documentation, lease summary themes and diligence materials.
03 · Independent advice
Instruct legal, tax and financial advisers; raise enquiries.
04 · Reservation
Where available, reserve subject to contract and pack terms.
05 · Exchange & completion
Proceed through solicitors to exchange and completion on verified terms.
Due diligence documents
Secure data-room preview. Restricted documents require suitability review or adviser guidance before release.
- Request access
Brochure
Suitability / adviser review required · Request the full investment pack
- Request access
Lease summary
Suitability / adviser review required
- View
Risk disclosure
Public
Next steps
Investments carry risk. Returns are not guaranteed. Past performance is not a reliable indicator of future results. Figures shown are indicative and subject to due diligence. Prospective investors should obtain independent financial, legal and tax advice before making investment decisions.