HOME is designed to be financially viable from the moment it opens — not dependent on grants, charity, or external subsidy. The end of life care model provides the financial backbone. Everything else builds on top of it.
Residential end of life care in the UK typically costs £1,000 per week or more. HOME offers something categorically different — conscious, community-held dying, surrounded by creativity, nature, and genuine human presence. The service is unparalleled. The price point is comparable to the existing market.
Clients may also choose to make a lump sum contribution — for example by selling a property to fund their place at HOME. This provides capital for construction and infrastructure while giving the resident a genuine stake in the community they are joining.
Weekly financial model
8 core staff at £100/week stipend (all food and accommodation provided): £800/week
Operational costs — utilities, fuel, vehicle, animal feed, supplies, maintenance: £500–700/week
Total weekly outgoing: approximately £1,300–1,500
3 end of life residents at £1,000/week: £3,000/week income
Weekly surplus at full occupancy: approximately £1,500–1,700
The low stipend in year one is not a sacrifice — it is a choice. Every team member's food, accommodation, and daily needs are met by the community. Money spent offsite is minimal by design. The excitement and meaning of building something genuinely new is the primary compensation. From year two onward, as the community stabilises, stipends rise toward a living wage.
End of life occupancy will not always be at capacity. Stays vary in duration. There will be quiet periods. A realistic planning assumption is 60–70% average occupancy — meaning end of life income of approximately £1,800–2,100/week on average.
At 60% occupancy with year one costs, the model still broadly breaks even. Additional income streams close the gap and begin to build reserves.
The most powerful funding mechanism is the founding resident who sells a property to join HOME. A contribution of £150,000–300,000 can fund the construction of a personal cell plus contribute significantly to shared infrastructure. Three such founding residents could potentially fund the early site build outright — removing the need for debt financing entirely.
Many core team members will themselves be selling properties and investing in building their own homes on site. This is not merely a lifestyle choice — it is a significant source of capital. A team member who invests £80,000–150,000 in constructing their own cell contributes directly to the physical fabric of the community while securing a home they can inhabit for life.
The founding team are not employees. They are co-creators with a genuine stake — financial, creative, and personal — in everything HOME becomes.
Year one: 8 staff at £100/week stipend. Total weekly costs ~£1,300–1,500. Three end of life residents cover costs with surplus. Additional income streams build reserves.
Year two onward: Stipends rise. Teams expand toward three per domain. Additional residents and retreat guests increase revenue. The model becomes increasingly robust as reputation grows and occupancy stabilises.
Not everyone who wants to be part of HOME is ready to move in today. Some are in their fifties or sixties — still active, still engaged with the world, but aware that a time is coming when they will want exactly what HOME offers. For these people, there is a third path: invest now, belong now, arrive when you are ready.
A deferred residency investor funds the construction of their own cabin — built to their specification, waiting for them. In the meantime, the cabin earns its keep — used for visitors, short stays, and retreats — generating income that can offset the original investment over time. When the investor is ready to take up residence, their home is there. Their place in the community has long been secured.
The deferred residency investor is someone who looks at the conventional care home system and already knows it is not for them. They may have a pension, a property, or savings that could do something more meaningful than sit in a fund. They are not in a hurry. But they are paying attention. And they want to know that when their time comes — to slow down, to be cared for, to die well — there is a community that will meet them as an equal, not a patient.
"Not ready to move in. Ready to belong."
"This is a model designed to be replicated. What is built here will not stay here."
The founding team of 8, each investing between £150,000 and £500,000 from property sales or savings, combined with three buy-to-belong investors at £150,000–300,000 each, produces the following capital range — without any external borrowing, grants, or institutional finance.
Between ourselves
8 core team members at £150,000–500,000 each: £1,200,000 – £4,000,000
3 buy-to-belong investors at £150,000–300,000 each: £450,000 – £900,000
Conservative total: £1,650,000
Realistic middle: £2,600,000
Optimistic total: £4,900,000
At the realistic middle figure, the founding capital is sufficient to purchase land and build a fully functioning first site — with reserves remaining before the first resident arrives.
Total estimated build cost for a fully functioning first site: £1,335,000 – £2,510,000.
At the realistic middle capital figure of £2,600,000, HOME can be built debt-free, with reserves, by the founding community alone — before a single external investor or resident is involved.
Every additional buy-to-belong investor, every founding resident, and every external partner strengthens the model further. But the numbers work without them. The founding team can build this themselves.
Whether you are considering a place as a resident, a financial investment, or a founding partnership of another kind — we would like to hear from you.
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