Park Homes & 55+ Residential Parks in Cornwall

Why Cornwall is the UK’s Top Destination for Park Home Living
Cornwall has one of the highest concentrations of residential park homes for over-55s in the country. With over 280,000 residents aged 55+ across the county (2024 ONS estimate), Cornwall’s mild maritime climate, stunning coastline, and lower-than-South-East property prices make it the natural choice for retirees seeking affordable homeownership without leaving England’s most scenic county.

Whether you’re looking at a park home near St Ives, a static caravan in Newquay, or a lodge in the Tamar Valley, Cornwall’s park home market in 2026 offers options from budget-friendly to luxury. This guide covers everything: prices, site fees, regulations, and a curated selection of parks across the county.

Park Home Costs in Cornwall — 2026 Price Guide
Cornwall’s park home prices are typically 10–20% below equivalent homes in Devon, Dorset, or the South East, while offering arguably better surroundings. Here’s what to budget:

Tier Price Range (Cornwall 2026) What You Get Example Locations
Budget £40,000 – £65,000 Pre-owned 2000s–2010s static caravan or park home, 1–2 bedrooms, basic fit-out. Often on smaller parks inland. Camborne, Redruth, St Austell, Bodmin area
Standard £65,000 – £120,000 Pre-owned 2015+ or new entry-level BS3632 home, 2 bedrooms, double glazing, central heating, decking. Mid-range coastal or semi-coastal parks. Newquay, Hayle, Helston, Liskeard, Wadebridge
Premium £120,000 – £220,000 Brand-new BS3632 lodge or high-spec park home, 2–3 bedrooms, en-suite, integrated appliances, sea views or coastal location. Gated parks with clubhouse. St Ives, Padstow, Falmouth, Rock, Mawgan Porth
Luxury Lodge £220,000 – £400,000+ Architect-designed lodge, 3+ bedrooms, premium finishes, panoramic coastal views, exclusive gated communities. Helford River, Roseland Peninsula, St Mawes, Daymer Bay
Ongoing Costs in Cornwall
Cost Type Typical Range (Cornwall 2026) Notes
Site fees (pitch fees) £120 – £320 / month Coastal parks (St Ives, Padstow) are at the upper end. Inland parks (Bodmin, Launceston) typically £120–£180.
Council Tax Band A: ~£1,200–£1,400 / year Most park homes fall into Band A. Cornwall Council rates for 2026/27.
Utilities (gas + electric) £80 – £150 / month Modern BS3632 homes are well-insulated. Cornwall’s mild climate keeps heating costs lower than Midlands/North.
Water & sewage £35 – £55 / month South West Water — metered or included in site fees (check park terms).
Buildings insurance £15 – £30 / month Specialist park home insurance (Towergate, Lifesure, Park Home Assist).
Total monthly (est.) £350 – £650 All-in running cost, excluding mortgage/finance.
Want to know what a park home in Cornwall will actually cost you?
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Featured 55+ Residential Parks in Cornwall
Cornwall has over 60 licensed residential parks catering to the over-55 demographic. Here are representative examples across different areas of the county. Always check each park’s most recent BH&HPA or NCC registration and visit in person.

North Coast — Padstow / Wadebridge Area
📍 Within 5 miles of Padstow, PL28

Premium coastal parks with sea views over the Camel Estuary. New BS3632 lodges from £145,000. Site fees ~£280/month. Residents’ clubhouse, landscaped grounds, walking distance to coast path. Gated entry. Pet-friendly (small dogs, park rules apply).

Mid Cornwall — Newquay / St Austell Area
📍 Newquay & surrounding, TR7–TR8

Widest selection of parks in the county. Entry-level pre-owned homes from £50,000; new homes from £85,000. Site fees £140–£250/month depending on park tier. Good transport links — Newquay station (GWR to London Paddington via Par). Close to NHS services at Newquay Community Hospital and Royal Cornwall Hospital (Treliske, Truro).

South Coast — Falmouth / Helston Area
📍 Falmouth, Helston, Lizard Peninsula, TR10–TR13

Mild microclimate — some of the warmest winters in mainland UK. Parks near Helford River and Lizard Peninsula command premium prices. Homes from £75,000 pre-owned, £130,000+ new. Site fees ~£160–£300/month. Close to Falmouth harbour amenities and Royal Cornwall Hospital.

West Cornwall — Hayle / Penzance Area
📍 Hayle, Penzance, St Ives, TR17–TR27

St Ives-area parks are among the most desirable and expensive — expect £150,000+ for a standard BS3632 home. Hayle and Penzance offer more affordable options from £55,000. Site fees £150–£320/month. Beautiful coastal living at its finest. Close to West Cornwall Hospital (Penzance).

East Cornwall — Tamar Valley / Saltash Area
📍 Saltash, Callington, Launceston, PL12–PL15

Most affordable area of Cornwall for park homes. Prices from £40,000 for a pre-owned unit. Site fees £100–£160/month — lowest in the county. Easy access to Plymouth (Derriford Hospital, shopping, rail to London). Ideal for those wanting Cornwall living with Devon convenience on the doorstep. Tamar Valley AONB setting.

Cornwall Park Home Regulations, Standards & Your Rights
BS3632 Standard — The Gold Mark for Residential Park Homes
All new residential park homes sold in Cornwall after 2015 must comply with BS3632:2015 (updated standard). This covers structural integrity, insulation, ventilation, heating, fire safety, and energy efficiency. When buying a pre-owned home, check the manufacturer’s plate — pre-2015 homes were built to the earlier BS3632:2005 standard, which is less stringent on insulation. A Cornwall park home specialist can help you verify this.

Mobile Homes Act 1983 — Your Legal Protection
Under the Mobile Homes Act 1983 (as amended), Cornwall park home residents have significant protections:

Written statement: Your park owner must provide a written agreement detailing your rights, pitch fees, and park rules. Never move in without one.
Pitch fee reviews: Fees can only increase once per year, in line with RPI/CPI inflation, and only with proper notice.
Sale of your home: You can sell your home on-site. The park owner is entitled to a commission (typically up to 10% of sale price) but cannot unreasonably block the sale.
Security of tenure: You cannot be evicted without a court order, and only on specific grounds.
Fit and Proper Person test: Since 2021, all park site owners in England must pass this test — Cornwall Council’s Trading Standards enforces this locally.
BH&HPA & NCC Approved Parks
Look for parks registered with the British Holiday & Home Parks Association (BH&HPA) or National Caravan Council (NCC). These bodies require member parks to follow a code of practice exceeding legal minimums. Many Cornwall parks are members, but always verify independently.

⚠️ Cornwall buyer beware: Some parks near tourist hotspots (St Ives, Padstow, Rock) market “holiday lodges” as residential homes but operate on a 12-month holiday licence, not a residential licence. You cannot use these as your main residence. Always confirm the planning permission class — it must be “residential” (C3 use class), not “holiday” — and ask for the site licence from Cornwall Council.
Park Home Living in Cornwall — Honest Pros & Cons
Pros ✅ Cons ❌
Affordable entry point — buy a home from £45,000 in Cornwall vs. £250,000+ for a flat Depreciation — unlike bricks-and-mortar, park homes lose value over time (typically 5–10% per year)
Low maintenance — no gutters, no roof repairs, most external upkeep handled by the park Pitch fee trap — fees rise annually with inflation; over 20 years this compounds significantly
Like-minded community — over-55s means neighbours at a similar life stage Limited resale market — selling a park home takes longer than selling a house; some parks restrict who can buy
Mild Cornish climate — lower heating bills, more days outdoors Distance from services — some rural parks are 5+ miles from a GP surgery or supermarket
Scenic locations — parks in AONB and coastal settings at a fraction of house prices Holiday park noise — some parks share grounds with holiday lets; summer months can be busy
Stamp duty exemption — park homes are not subject to stamp duty land tax (SDLT) No equity release — you cannot take out equity release or a standard mortgage on a park home
Frequently Asked Questions — Park Homes in Cornwall
Can I live in a park home all year round in Cornwall?
Yes — if the park has residential planning permission (not holiday-only). Cornwall currently has over 60 residential parks licensed for year-round living. Always check the site licence with Cornwall Council’s Planning Department before committing. Never rely on verbal assurances from a salesperson.

How much are site fees on Cornish park homes?
Site fees in Cornwall range from £100/month on inland parks (Launceston, Bodmin) to £320/month on premium coastal parks (St Ives, Rock, Padstow). Fees typically cover grounds maintenance, communal lighting, and waste management. Some parks include water and sewage in the site fee — confirm in your written statement.

Can I get a mortgage for a park home in Cornwall?
Standard mortgages do not apply to park homes because they are classified as chattels, not real property. However, specialist park home finance is available through lenders like Pegasus Finance, Park Home Finance, and some building societies. Expect higher interest rates (~6–9% APR in 2026) and shorter terms (10–15 years). Many Cornwall buyers purchase with cash from downsizing their main home.

Are there park homes near the coast in Cornwall under £80,000?
Yes, but you need to look carefully. Pre-owned park homes within 2 miles of the coast in the Newquay, Hayle, and Bude areas can be found between £65,000 and £80,000. The most affordable coastal options are typically in parks outside the premium postcodes (avoid St Ives, Rock, and Padstow if budget is tight). A good park home specialist in Cornwall can alert you to new listings.

What happens if I need to go into a care home from my Cornwall park home?
You (or your family) can sell the park home. The park owner is entitled to up to 10% commission on the sale price under the Mobile Homes Act. Some Cornwall parks have waiting lists of buyers — a desirable coastal location can sell within weeks. Ensure your family knows the process and has your written statement to hand.

Is the Cornwall Council tax on park homes the same as regular homes?
Yes. Park homes are assessed for Council Tax in the same way as bricks-and-mortar homes. Most fall into Band A, the lowest band. Cornwall Council’s 2026/27 Band A rate is approximately £1,200–£1,400 per year. If you live alone, you are entitled to the 25% single-person discount.

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Park Home Specialists Covering All of Cornwall
Our recommended parks and specialists cover every corner of Cornwall:

St Ives
Penzance
Newquay
Falmouth
Truro
Padstow
Bodmin
St Austell
Hayle
Helston
Wadebridge
Saltash
Launceston
Liskeard
Bude
Looe
Redruth
Camborne
Perranporth
Rock
Mevagissey
Port Isaac
St Mawes
Mullion
This guide provides general information about park homes and 55+ residential parks in Cornwall for 2026. Prices, site fees, and park availability are indicative and subject to change. Always verify planning permission, BS3632 compliance, and written statements with Cornwall Council and a qualified solicitor before purchasing. This page does not constitute legal, financial, or property advice. Sources: ONS, Cornwall Council, BH&HPA, Mobile Homes Act 1983. Last updated: July 2026.