Manor House Care Home, Main Street, Merton

Bicester, Oxfordshire OX25 2NF


Opportunity Summary

  • Characterful care home with consent to create a modern 61 bed care facility with on-site staff accommodation.
  • Substantial undersupply of elderly care beds within the catchment.
  • Excellent underlying demographics with an older and more affluent catchment than typical.
  • Details of the planning consent granted by Cherwell District Council are available on request. Planning and listed building consent granted.
  • Freehold interest.
  • Extensive site area spanning approximately 3.771 acres (1.526 hectares).
  • Grade II listed element with purpose built extensions forming an imposing quad.
Offers are invited, subject to contract and exclusive of VAT.

Proposals to acquire or lease a turnkey asset are also invited.


Merton is a picturesque and tranquil village positioned in central southern England, giving the impression of a rural position, but within close proximity to major urban areas.

The village lies approximately 10 miles north east from the renowned and prestigious city of Oxford being within close proximity (2 miles south) of the historic market centre of Bicester, home to the most popular tourist destination in England, Bicester Outlet Village.

Access to the M40 (Junction 9) via the A41 is 7 miles from the property, which provides direct access to London (61 miles) to the south east and Birmingham (70 miles) to the north west, as well as direct access to the A34 providing a direct route towards Oxford (10 miles).

Bicester Village Station, which provides half hourly services between London Marylebone (48m) and Oxford (17m), is conveniently located within 2.5 miles of Merton.

Local Residential Development Plans

Bicester has bold intentions to increase the population to some 50,000 people through the addition of 10,000 new homes, some of which have already been delivered and more are yet to be formalised. The expansion of the southerly element of the town will see it move closer to Oxford in the south, and give greater proximity of local services and transport infrastructure to the villages which lie to the south.


Manor House Care Home is set off Main Street, which is the main route through Merton.

Positioned on the northern side of the village, the property is within walking distance to Merton Woodlands to the east and St Swithuns Church to the west. Merton Village Hall and Merton Park are both located on the western side of the village.

The village benefits from local amenities with a wider range available in nearby Islip or Bicester.

The area is one of strategic importance for the expansion of Bicester with substantial residential development expected to the south, bridging the gap between Merton and the surrounding villages.

Demographics & Competition

  • We have considered the demographic and competition data within a 25 minute drive time from the site (catchment).
  • The catchment demonstrates a current bed requirement for 932 elderly care beds, which is forecast to rise to 1,233 beds by 2027.
  • The existing care provision within the catchment currently represents a total supply of 795 single en-suite rooms, 113 rooms being within care homes and 682 within nursing homes.
  • This substantial undersupply of single en-suite rooms, supported by the strong local affluence profile, gives the property excellent prospects as a location for a high quality, private client focussed care setting.
  • The catchment surrounding the property presents an extremely affluent profile with 48.8% of the population being categorised as Affluent Achievers, representing 27.2% above the UK average.
  • Further, the house price data shows average house prices beyond the national average, regional average and that for the wider Oxfordshire Local Authority Area.
  • The combination of the above suggests excellent underpinnings for a prime quality care home, targeting the private market.
  • Further details of the local demographic profile and existing care provision within the catchment are available upon request.


The Manor Care Home was originally a residential Manor House said to be built in the latter part of the 16th century, originally being L shaped. The Home was remodelled and extended in the late 18th/early 19th century, with the newer element constructed in the 1980s along with a separate bungalow to provide high quality nursing home accommodation over two storeys (plus attic).

The original element, comprising the front elevation, is Grade II listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended with the large purpose built extension and separate bungalow to the rear providing the majority of the care home accommodation. The bungalow accommodates additional day space, a salon and a cinema.

The care home currently benefits from 76 bedrooms arranged over ground and first floor, 20 of which offer full en-suite.

Staff accommodation, offices and training rooms are located on the second floor with storage and ancillary facilities located within the basement.

The property is served by three lifts, two of which service the ground and first floors only, the other serves both the second floor and basement.

The property is connected to mains electricity, telecom, utilities and water & drainage. Gas is tanked with a diesel backup generator located within an outbuilding.

The building is partially serviced by air conditioning.

A tarmac surface car park is provided at the rear of the bungalow and a further area to the side of the main building.

Existing Accommodation

Further information can be found within the schedule below.


The site extends to a total area of 3.771 acres (1.526 hectares).

Planning & Development Potential

Planning and listed building consent has been granted in December 2018 in relation to the alteration and refurbishment of the Manor Care Home.

The final proposed design comprises:
  • Re-locating the reception to create a warmer welcome in a prominent position at the front of the property
  • Providing a larger number of bedrooms that have en-suite facilities giving both privacy and a sense of ownership. This is largely done by a three into two principle where the lost middle bedroom provides the en-suite facilities for the two retained bedrooms
  • Breaking open the cellular nature of the building by opening up the lounges onto the corridors. It is hoped that this will create a more inclusive interior atmosphere where residents can seek company and interact without the implied exclusion of closed doors
  • Minor external alterations to improve overall legibility, attractiveness and usability. Includes minor fa├žade alterations and the re-ordering of the courtyard landscaping and minor works to the gardens.

Proposed Accommodation

The proposed changes will result in a 61 bed care home with 54 en suites which meets the current market expectations to operate successfully in the future. The proposed floor plans can be found within the marketing particulars.




The site has not been elected for VAT and therefore it is anticipated that VAT will not be charged on the purchase price.


Whilst no longer trading, the registration remains active and the last inspection on the 1st May 2018 provides registration for a maximum of 70 service users.

Further information can be found within the marketing particulars.


The property has an EPC rating of D (82).


Offers are invited, subject to contract and exclusive of VAT.

Proposals to acquire or lease a turnkey asset are also invited.

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