Updated October 2026
In short: A campsite's value rests on its planning permission and site licence, its location and its trading record. Permanent sites for caravans and motorhomes need planning permission and a site licence from the council. Tent-only pop-up sites can use permitted development for a limited number of days a year. Glamping structures usually need planning permission too.
| Type of site | Typical consents | Watch out for |
|---|---|---|
| Touring caravan and motorhome park | Planning permission plus a caravan site licence | Licence conditions on pitch numbers, spacing and facilities |
| Tent campsite (permanent) | Planning permission | Facilities, access and neighbour relations |
| Pop-up tent site | Permitted development for up to 60 days a year (England), with limits | Can't be relied on as a year-round business |
| Glamping (pods, yurts, shepherd huts) | Usually planning permission | Building regulations and fire safety for structures |
| Certificated sites (small, linked to clubs) | Exemption certificate via an approved organisation | Limited to five caravans |
Due diligence before buying
- Planning permissions, conditions and any enforcement history
- Site licence and its conditions, and whether it transfers
- Three years of accounts, booking data and occupancy by month
- Water supply, drainage and septic or treatment plant capacity
- Electric hook-up capacity and grid connection
- Flood risk and access for larger vehicles
- Business rates, staff, insurance and online reviews
How campsites are valued
Buyers and valuers look at sustainable profit, the quality and number of pitches, the length of the season and the potential to grow (for example, adding glamping units or extending the season with planning). The land value, and any residential accommodation for the owner, also matter.
How Fraser Bond helps
| 1 | Brief Location, budget, the type of site and your lifestyle goals. |
| 2 | Source Campsites, caravan parks and glamping businesses, including off-market. |
| 3 | Appraise Trading figures, consents and growth potential. |
| 4 | Buy Negotiation, planning advice and completion support. |
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