Holiday park yield and ROI calculator
Estimate the gross and net yield on a holiday park from the value, the annual trading income from pitch fees and trading receipts, and the running costs.
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Illustrative only. Not a quote or advice. Not an offer of finance.
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How the yield calculator works
We work out the gross yield as the annual trading income, the pitch fees plus trading receipts, divided by the value, expressed as a percentage. The net yield deducts the running costs from the income first, then divides by the value, so it reflects what you keep after wages, rates, utilities, insurance, grounds maintenance and licence costs, which is close to the EBITDA. The annual net income is simply the income minus those costs.
The formula is gross yield equals annual trading income divided by value multiplied by one hundred. Net yield equals annual trading income minus annual costs, divided by value, multiplied by one hundred. Leave costs at zero if you only want the gross figure. Your trading income is best built from the pitch and site fees across all let pitches plus the trading receipts from caravan and lodge sales, the shop, the bar and any other on-park income.
Gross versus net on a holiday park
Gross yield is the headline figure, but net yield is the honest one on a holiday park, where wages, rates, utilities, insurance and grounds maintenance all come out of your income. As a sense check, UKCCA put the UK at around 6,200 parks and roughly 440,000 pitches in Pitching the Value 2024, and Savills reported an operator profit conversion of about 29 percent in its Holiday and Home Park Update 2025, so a park turning over a given trading income keeps roughly that share as EBITDA. The net figure is effectively the income a lender will use to size a loan, so it does double duty in your appraisal. To see how the income supports a loan, use our how much can I borrow calculator.
Worked example
On a 450,000 pound park producing 45,000 pounds of annual trading income, the gross yield is 10.00 percent. Deduct 15,000 pounds of running costs and the annual net income is 30,000 pounds, giving a net yield of 6.67 percent. Before treating that as the run rate, we would sense check the pitch-fee income, the trading receipts and the EBITDA behind it against the latest accounts and the site licence.
Holiday park yield and ROI calculator: common questions
What is a good yield on a holiday park?
There is no single right number. A park in a strong year-round destination with high pitch occupancy, secure pitch-fee income and healthy trading receipts prices keener than one with a short season, because the income is more secure. A high headline yield often signals a short licence, a seasonal park or thin trading accounts, so read the figure alongside the EBITDA, the site licence and the tenure rather than in isolation.
What is the difference between gross and net yield?
Gross yield is the park's annual trading income, the pitch fees plus trading receipts, divided by the value. Net yield deducts the running costs, such as wages, rates, utilities, insurance, grounds maintenance and licence costs, before dividing by the value, which leaves you close to the EBITDA. On a trading park those operating costs are significant, so the gap between gross and net is wide, which makes the net figure the one that matters most.
How does yield affect what I can borrow?
Yield drives the income, and income drives borrowing on a holiday park because lenders size the loan from debt cover against the EBITDA and net operating income. A keener yield means less income per pound of value, which can cap the loan below the headline loan to value of 50 to 65 percent. Use our how much can I borrow calculator to see the effect, then size the deposit with the holiday park mortgage calculator.
Weighing up a holiday park investment?
Send us the deal and the latest trading accounts and we will come back with a view on fundability and likely terms within one working day.