The Red House is a development by ERL (Red House Ripon) Limited, Scutches Barn, 17 High Street, Whittlesford, Cambridge, CB22 4LT, in association with Barnardo Developments Limited, Barnardo House, Tanners Lane, Barkingside, Ilford, Essex, IG6 1QG. Both companies are registered in England and Wales, and their company numbers are 1048787 and 964920 respectively.

ERL (Red House Ripon) Limited is a wholly-owned subsidiary of Enterprise Retirement Living Limited (ERL), also of Scutches Barn, 17 High Street, Whittlesford, Cambridge, CB22 4LT, registered in England and Wales, company number 06525067 – see erl.uk.com.


You must be 55 years old, or over, to live at The Red House. However, a family member can buy a property for a qualifying relative.


There is a reservation fee of £1,000 to secure the property of your choice; this goes towards your deposit. This fee is transferable and will be refunded after deduction of reasonable abortive legal fees, administrative costs and any other additional costs directly incurred relating to the reservation, up to a maximum of the full value of the reservation fee, if the reservation does not proceed to sale.

To reserve off plan, please ask a member of the Sales Team.


Properties will be reserved for a period of two months. The price will be fixed at the date of reservation, subject to contracts being exchanged within two months. At the end of two months, the developers have the right to terminate the reservation and re-market the property.


Each property is sold on a 150-year reducing lease from 22 August 2018 (the date of the first lease).


The landlord/freeholder is ERL (Red House Ripon) Limited, whose details are given above.


We can provide the details of established estate agents and conveyancers to assist you. This is a non-obligatory service. Please see the Sales Team for more details.

No company or person connected with the Red House receives any incentive or commission from any service provider we may recommend.


Owners may have pets, but the pets must not be a nuisance to other owners. Any owner that has a pet must appoint a vet as a guardian for the pet in the event of an emergency.


There is non-allocated parking available on a first-come, first-served basis, and a maximum of one car allowed per property. No trailers, camper vans or caravans are allowed to be parked in the car park.


Our Fountains Restaurant with a terrace is provided for use by the owners and their visitors. Its professional chefs will serve freshly-prepared meals daily, including traditional Sunday lunch, and it will be the venue for special dining events.


There is a daily concierge service available, undertaken by the Duty Managers.


You can use the 1½ hours’ house-keeping assistance for cleaning, ironing or light errands (eg, shopping). Additional hours can be bought by arrangement.


We provide a guest suite for family and friends. A small charge is made to users to cover the cost of maintaining this.



The Red House is staffed 24-hours a day. Tunstall have installed the call systems and extra alarms can be purchased if required.


Yes, and it will meet every six months, with a representative from ERL (the Community Operator) and the managing agents, to discuss all aspects of the management of The Red House.


The Sales Team will be happy to assist you on your move-in day and will ensure that you have everything you need. Some time will also be made available for you with our handyman, subject to booking.


The management of the exterior of the property is the responsibility of Red House Ripon Management Limited (RHRML). Owners are not permitted to paint, add hanging baskets, add satellite dishes, etc., to the exterior of any property. Any additions or changes to the properties need approval from the freeholder.


No properties at The Red House can be let out. The community is for those who own properties and live at The Red House.


Please see the Sales Team for more information and further details.


We have relationships with local CQC-registered care providers, who will be happy to come and visit you and assess your needs. However, you are free to use any agency you wish. Details can be obtained from The Red House staff. No one connected with The Red House receives any incentive or commission from any care provider they may recommend.


The service charge covers all aspects of operating and maintaining The Red House (see more) and is run on a not-for-profit basis, with any surplus paid back to reduce costs. A breakdown of the annual amount is shown on the Service Charge Budget, available from the Sales Team.


The service charge is currently £130.38 per week for one bedroom properties and £137.54 per week for two bedroom properties. These equate to £565 and £596 a month (£6,780 and £7,152 per annum) respectively.


Ground rent is currently charged at £500 per annum. This will be reviewed every five years from the start of the lease based on the Consumer Price Index.


The freeholder will have first option to buy your property back at the agreed open market value. If the freeholder decides not to make an offer, then the property will be offered first to prospective purchasers on the waiting list (if any) and then marketed on the open market. There is a Sales Administration Fee payable to the freeholder of 1.8% (including VAT at 20%) of the achieved sales price. This is for the services of the experienced and active Sales and Marketing Team which constantly markets and promotes their retirement communities, including re-sale properties. You are free to employ your own estate agents independently, but you will be responsible for any fees payable to the estate agents, in addition to the fee payable to the freeholder.

A Deferred Development Payment is also made to the freeholder when the property is re-sold (see below).


When a property is sold or reassigned, there are “Event Fees” payable to the freeholder. These are a Deferred Development Payment, based upon a percentage of the open market value at the time of disposal, and a Sales Administration Fee, as shown in the table below.

The extensive communal facilities, including the renovation of the existing buildings, have been very expensive. Owners over many years will benefit from their use. For this reason, the leases have been structured so that all occupiers, not just the initial purchasers, make a contribution to the freeholder for the cost of these facilities by way of the Deferred Development Payment. The alternative would be for the first purchasers to pay a very high initial price.

Length of ownership Up to 1 Year 1 – 2 Years Over 2 Years
Deferred Development Payment 6% 8% 10%
Sales administration fee (including VAT at 20%)* 1.8% 1.8% 1.8%
Total 7.8% 9.8% 11.8%

Any uplift in equity (increase in value) achieved from a sale of a property, after payment of the Deferred Development Payment and Sales Administration Fee, is retained by the vendor(s).