Real Property Projects — South Coast & Isle of Wight
Parkbury Hotel
Investment Memorandum
Sandown, Isle of Wight
Prepared by Adam Barker Property Ltd
Executive Summary
The Investment Opportunity
Parkbury Hotel is a former fire-damaged hotel in Sandown, Isle of Wight, being transformed into a high-quality six-bedroom, all en-suite supported living property for young adults leaving care.
The project has been recommended for approval by the local planning authority, and we have been advised that planning has been approved. We are currently awaiting the formal decision notice to be published on the planning portal.
Importantly, we are not committed to completing the purchase until planning permission has been formally granted, significantly reducing planning risk.
Following refurbishment, the property is intended to be leased to an Isle of Wight care provider under a proposed 10-year Full Repairing & Insuring (FRI) Lease, creating a long-term income-producing asset.
Raising
£250,000
To complete acquisition & refurbishment
Total Project Cost
£354,000
Est. Commercial Value
£550k – £600k
Projected Rental Income
£66,000 p.a.
Target Timeline
~12 months
Media Coverage
Already Turning Heads Locally
The redevelopment has already attracted positive local media attention, with the project featured by Island Echo as part of the plans to regenerate one of Sandown's most recognisable derelict buildings.
"Fire-damaged Parkbury Hotel set for a new lease of life"
— Island Echo, 29th July 2026
Project At A Glance
The Numbers
| Purchase Price | £200,000 |
| Refurbishment | £150,000 |
| Total Project Cost | £354,000 |
| Estimated Commercial Value | £550,000 – £600,000 |
| Projected Rental Income | £66,000 per annum |
Purchase price reflects the property's condition following fire damage; the refurbishment budget delivers a fully modernised, high-specification supported living scheme.
Financial Overview
Acquisition & Refurbishment Costs
Acquisition
- Purchase Price£200,000
- Commercial Stamp Duty£1,000
- Legal Fees£3,000
- Acquisition Total£204,000
Refurbishment
- Construction Costs£150,000
- Refurbishment Total£150,000
Total Project Cost: £354,000
Acquisition £204,000 · Refurbishment £150,000
Against an estimated commercial value of £550,000–£600,000 on completion.
Funding Position & Security
Security & Investor Returns
Total Project Cost: £354,000 — I'm putting in £100,000 of my own money, so I'm raising the remaining £250,000 from private investors.
I'm personally committing £100,000 of my own capital to this project. The total project cost is £354,000, so I'm raising £250,000 from private investors to complete the acquisition and refurbishment. My objective is to structure each investment so that the level of security reflects both the amount invested and the overall funding package for the project.
First Legal Charge
Second Legal Charge
15% Fixed Annual Return
*Past performance is not a guarantee of future results. Property investment carries risk, including risk to capital. Terms are agreed individually and are not guaranteed.
Example Structures
How Your Investment Could Be Secured
Single Investor
£250,000
- First Legal Charge
- 15% fixed annual return
- Capital and interest repaid upon refinance
Multiple Investor Structure
Joint Funding
Where multiple investors are involved, or senior funding is required to complete the project, security will be structured accordingly.
- Second Legal Charge
- 15% fixed annual return
Refinance & Investor Repayment
The Path to Repayment
The strategy is to refinance the completed property following refurbishment and commencement of the proposed 10-year FRI Lease. Refinance proceeds are intended to repay investor capital together with the agreed fixed return, whilst allowing Adam Barker Property Ltd to retain ownership of the completed asset.
| Valuation | Releases (75% LTV) |
|---|---|
| £550,000 | £412,500 |
| £600,000 | £450,000 |
Total Project Cost: £354,000 (Acquisition £200,000 · Refurbishment £150,000 · Stamp Duty & Legal £4,000)
Based on a valuation of £550,000, a 75% refinance releases £412,500 — exceeding the anticipated £354,000 project cost, providing headroom to repay investor capital and returns, subject to final valuation, lending terms and costs. The project is expected to complete within approximately 12 months.
Exit Strategy
Long-Term Income, Clean Exit
Following completion, the property is intended to be leased to an Isle of Wight supported living provider under a proposed 10-year Full Repairing & Insuring Lease. The intention is to refinance the completed property, repay investors in full together with their agreed return, and retain ownership of the completed asset.
The Opportunity
From Derelict to Desirable
Parkbury Hotel has stood empty and fire damaged for several years and has become one of the most recognisable derelict buildings in Sandown.
Rather than seeing a building beyond repair, we see an opportunity to regenerate a prominent site, improve the local streetscape and provide much-needed accommodation for young adults leaving care.
The project combines commercial returns with genuine social impact, delivering a high-quality supported living environment whilst restoring an important building back into productive use.
Development Proposal & Planning Benefits
The Completed Scheme
The Scheme
- Six en-suite bedrooms
- Shared kitchen
- Shared living room
- Communal dining area
- Staff office
- External improvements
- High-quality refurbishment throughout
Designed specifically for supported living.
Planning Benefits
- Planning recommended for approval
- Completion conditional upon formal planning permission
- No Article 4 Direction
- Outside Conservation Area
- Existing building retained and repurposed
The Vision
How Parkbury Could Look, Reimagined
AI-generated visualisations of the completed scheme, based on the approved refurbishment plans — illustrative only, subject to final design and specification.
About the Developer
Adam Barker Property Ltd
Adam Barker has spent more than a decade acquiring, refurbishing and repositioning residential and commercial property across the South Coast and Isle of Wight.
The business focuses on identifying overlooked opportunities, creating value through refurbishment, and delivering high-quality accommodation through long-term investment strategies.
Parkbury Hotel reflects that same approach: taking a prominent but neglected building and transforming it into a valuable long-term asset with a positive impact on the local community.
Let's Talk
Invest in Parkbury Hotel
If you're a serious investor and would like to discuss this opportunity directly, get in touch and I'll talk you through it personally.
*This is not a regulated financial promotion. Property investment carries risk, including risk to capital. Terms are agreed individually and are not guaranteed.