Care Market Insight 2026: East Midlands

Image of Nottingham city centre by Korng Sok for Unsplash

In the East Midlands, we are seeing a broad mix of care home stock coming to market, ranging from smaller homes of under 15 bedrooms to larger, purpose-built or extended facilities of 45 beds and above. Stock quality and configuration remain varied, with notable differences in en suite provision, age and style of build, and overall operational profile. This diversity mirrors the breadth of buyer demand, which spans from traditional character conversions to modern, purpose-built homes.

Recent transactions have also demonstrated significant variation in profitability, CQC registration status, and ownership structure. We are seeing everything from well-established, strongly performing trading businesses to assets offering clear repositioning or improvement potential, alongside a mix of asset sales and share sale opportunities.

WHO’S BUYING?

Buyer appetite is exceptionally strong and, in many cases, at record levels, with significant competitive tension being evident across all asset types, including smaller homes, where demand continues to outstrip supply.

A recent example highlights this clearly: a small home launched confidentially generated more than 15 viewing requests from qualified buyers within 72 hours. This early surge enabled a structured competitive process, with multiple offers invited and three strong ‘best and final’ bids received, giving our client not only price options but also choice around deal certainty and buyer credibility. Overall, the depth and diversity of demand continue to underpin a highly competitive market for well-priced, well-prepared stock.

We are seeing sustained interest from smaller regional operators seeking bolt-on acquisitions, as well as larger multi-site operators looking to expand their geographical footprint across the UK. Credible first-time buyers also remain active, supported in part by more flexible lending criteria from sector-specific banks. This has helped maintain transaction levels and underpin confidence across the market.

Overall, the depth and diversity of buyer demand continue to underpin a highly competitive market for well-priced and well-prepared stock

WHAT ARE THEY BUYING?

Traditionally, acquisitive operators favoured purpose-built, 100% en suite homes with 40+ bedrooms, strong private pay ratios, and a ‘Good’ or ‘Outstanding’ CQC rating. However, limited stock and heightened appetite have broadened buyer requirements. Increasingly, buyers are considering homes of varying sizes, configurations and performance levels, including those with mixed or improving CQC ratings and opportunities to enhance profitability through operational or capital investment.

WHERE ARE THEY BUYING?

While there is interest across both rural and urban locations across the East Midlands, demand is strongest in areas with higher population density. Busy towns and urban centres remain preferred, offering deeper labour pools and more reliable referral networks.

Homes that benefit from good accessibility – particularly those close to public transport, arterial road networks and available parking, whether on‑site or nearby - tend to attract the greatest level of interest.

To find out more about the care market in the East Midlands, contact Rosie Turner: rosie.turner@christie.com or 07703 716 156