Threshold Care · for care & later-living developers

The care home appraisal, before you buy the land.

Drop a pin on any site in England. In under 60 seconds: the over-85 population in the catchment, every competing bed and its CQC rating, the demand gap, and the maximum land bid that stacks.

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CQC CARE DIRECTORYONS POPULATION BY AGEONS PROJECTIONS TO 2043HM LAND REGISTRYEPC REGISTER

Only the numbers that move the decision.

No dashboards for the sake of dashboards. Four questions decide a care site, so the appraisal answers exactly four questions.

01 · DEMAND

Who needs beds here

Population aged 75+ and 85+ in the catchment from ONS small-area data, and how it's projected to grow to 2043.

02 · SUPPLY

Every competing home

Each CQC-registered home in reach: beds, nursing vs residential, dementia provision, provider and latest rating, on the map.

03 · THE GAP

Beds per 100 aged 85+

The headline number, benchmarked regionally and nationally, with Inadequate and Requires-Improvement stock flagged as at-risk supply.

04 · THE LAND

Maximum land bid

A residual appraisal for a care scheme: your bed count, build cost and target return against the local evidence.

Minutes, not weeks. A subscription, not a five-figure invoice.

There are two ways to appraise a care site today. Pull CQC, ONS and Land Registry data into a spreadsheet yourself over days, or commission a consultant for thousands of pounds and wait weeks for the report. Threshold gives you the same answer in under a minute.

Work at your desk, alongside the paperwork, and export the numbers straight into your appraisal or lender pack. Screen every site you are offered, the day you are offered it. It runs on your phone on a site visit too, but the point is speed and cost: far faster, for a fraction of the price.

One feasibility report can cost more than a year of Threshold Care.

Commissioned care feasibility typically runs to thousands of pounds per site and weeks of turnaround. Threshold Care is a subscription: screen every site you're offered, the day you're offered it, for a fraction of the cost of a single report.

Use it to decide which sites deserve the full consultant work, and which never did.

£99/mo solo · £249/mo team. Start free for 7 days — no card needed.

Browse care demand & bed supply for every local authority in England — free. Open the data library →

Care site appraisal — questions

The four questions a care site turns on, and how Threshold Care answers them from official data.

How do you appraise a care home development site?
A care site turns on four questions: how many older people the catchment holds (and will hold), how many registered beds already serve them, how big the gap is against the national rate, and what the land can be worth once a viable scheme is built. Threshold Care answers all four from a single pin in under 60 seconds.
What is a good number of care beds per 100 people aged 85+?
Across England there are about 32.5 registered beds for every 100 residents aged 85+. A catchment materially below that is undersupplied; above it, oversupplied. We compute the benchmark from live data rather than assume it — and show how it shifts as the 85+ population grows to 2043.
Where does the data come from?
Supply from the CQC HSCA Active Locations register — every home, its beds, nursing and dementia scope, and latest rating. Demand from ONS small-area population and the 2022-based projections for the 85+ band. Land evidence from HM Land Registry and the EPC register. All official open data.
Does it replace a commissioned feasibility study?
No — it tells you which sites deserve the full consultant work and which never did, for a fraction of the cost of a single report. Its figures are statistical estimates for screening, not a RICS valuation.
Which areas are covered?
England, wherever the CQC registers homes and the ONS publishes population — effectively the whole country. Browse the picture for every English local authority.

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