A development by Muller Property Group
Thorpe Lea Road, Egham, TW20 8JL
We are marketing an excellent opportunity to acquire a care home development site located in a prominent location with roadside frontage on B388.
- The property is available freehold
- Lack of modern purpose-built care homes in the area
- Strong micro-location within a central and well-populated area
- Rectangular shaped site extending to circa 0.9 acres
- Excellent transport links to nearby villages, towns and major cities
- Proposed plans include 58 beds with ensuite wetroom provision
- Undersupply of 209 market standard wet room beds by 2029
- High concentration of potential staff in the local area
- Strategic location situated on the B388, 19 miles away from London
A Historic Town with a Growing Elderly Population
Egham is a town in the Borough of Runnymede in Surrey. It benefits from great accessibility to nearby towns, villages and the City of London.
Egham is a history-rich area, being scattered with a number of memorials including the Air Forces Memorial on Cooper’s Hill, and Magna Carta Memorial by the River Thames.
Egham has a variety of restaurants, pubs, cafes and retail shops mostly located in the town centre. Other grocery stores and recreation grounds are scattered throughout Egham.
The town is well connected by public transport, rail and roads.
Egham lies approximately 19 miles (30 km) west of Central London, 30 miles (48 km) east of Reading, and 7.8 miles (12 km) south of Slough.
Egham is close to the M3 providing access to the west and east, whilst the M25 runs through the town, providing access north and south.
Bus routes connect Egham to surrounding settlements including Staines, Windsor, Chertsey, Englefield Green, Virginia Water, and others.
Egham railway station offers direct routes to London Waterloo, Woking, Reading and local Surrey destinations.
A Well-Connected Town
Egham offers excellent transport connections by road and public transport.
Bus services provide reliable access to Slough, Staines, Englefield Green and other surrounding towns. While the railway station sits on the South West Main Line, providing regular services between London Waterloo, Reading, and Weybridge.
- Travel by Car
Egham is well-served by key roads with the M3, M25 and A30 providing easy access to nearby towns while offering a direct route to London.
- Travel by Bus
Bus services connect Egham to nearby towns and key destinations. The 8, 441 and 500 provide wider access while 566 and 567 frequent local destinations.
- Travel by Rail
Egham railway station lies 1 mile from the site. The station provides regular services on the South West Main Line towards London Waterloo and Reading.
0.9 Acre Site with planning potential for a 58 Bed Care home
The subject site, covering 0.9 acres, is a large, detached house and garden. The site is flat and roughly rectangular in shape. The site is accessed from the wide B388. This is a 30mph road and the existing access has good visibility.
The site is located close to Thorpe Lea Recreation Ground and Egham Town Football Club, being relatively close to the town centre and local amenities including a Tesco, Aldi, Rail & Bus stations, and The Grove Medical Centre.
The nearest bus stops are located 115m to the North on Derwent Road and served by the 566 and 567 routes to Staines, Thorpe, Virginia Water and Stroude. Wider bus connectivity is achieved from the centre of Egham, providing access to Slough, Staines, Englefield Green, and Frimley.
Egham railway station is located 1 mile to the North-West of the site, 2 minutes away by car and 5 minutes away by direct public transport. The station offers direct access between London Waterloo, Reading and Weybridge and sits on the South Western Main Line.
The closest medical centre is located 1.2 miles to the North of the site, 4 minutes away by car. The closest hospital is St Peter’s Hospital, being 4.5 miles away from the site or 9 minutes by car. The hospital has an Accident & Emergency department.
The wider site, at the core of which is the subject site, was removed from the Green Belt and is allocated for development in the Runnymede Borough Local Plan. The development to the north and west, is subject to an approved residential scheme by Gregory Demolition Ltd, comprising 75 dwellings. Our proposal for a 58 Bed Care Home represents the next logical step in the residential development of the area.
Assessments show the scheme will not impact on nearby heritage assets, nor are there any significant land-based protections, signalling a straightforward planning application process.
Illustrative Layout
An illustrative layout is presented on an indicative basis to demonstrate the scale of development that could be delivered on the site.
Key features to the design:
Total GIA: 3210m²
3 storeys
58 beds with en-suite wetrooms
Total GIA per resident: 53.5m²
23 on site car parking spaces, incl. 2 disabled spaces
Lounges, dining rooms, and external terraces on all levels
Private and secure garden areas
Café, activity room, private dining, cinema, hair and beauty salon
A Compelling Case
for Care Demand
The population of Surrey, like the rest of the UK, is increasingly becoming older. There are now more people over the age of 65 than ever before. There were 43,092 more citizens aged 65+ in the county in 2024 than in 2011, which is a 21.9% increase.
86,121
total population in catchment area
519
Current demand for care home beds
£5,350
Average Residential price per sqm
£585,399
Average detached house price value
9
Existing Care Homes in the catchment area
Existing provision is predominantly older stock that has been refurbished or converted
176
Current undersupply of market standard wet room beds
208
Undersupply of market standard wet room beds projected to rise by 2029
1 in 11 people over the age of 65 have dementia in the UK
Dementia patients occupy 1/4 of all beds in the NHS
By 2030, 500,000 adults living with dementia will not have access to a care home bed within care homes, 70% of residents have dementia or severe memory problems
Data sourced from: Carterwood, Experian, ONS, Alzheimer’s Society, NHS, CareHome.co.uk, Age UK.
Site Acquisition
and Legal Considerations
Process
The site is for sale via informal tender. Offers are invited for the Freehold of the site with vacant possession. Muller Property Group is under no obligation to accept the highest or any offer for the site.
Costs
Each party is to be responsible for their own legal costs, surveyor’s fees and any other costs incurred in the transaction.
Viewings
Viewing of the site is available by roadside inspection at any time. On site access can be arranged by prior notice through Muller Property Group.
VAT
Land at Thorpe Lea Road has been elected for VAT which will be chargeable on the sale price.
Additional Information
For further technical information regarding the opportunity, including access to indicative designs and relevant legal information please contact Muller Property Group.
Technical Information
& Assumptions
Muller Property Group will obtain planning permission for the scheme which will be for all matters of design, layout, floorplans, external works, materials, finishes and specifications, with only landscaping reserved for later approval.
Contact us to get more information on the site at Thorpe Lea Road.
Julie Doherty
Managing Director – Care
jad@muller-property.co.uk
01270 824265
Disclaimer
Muller Property Group for themselves and for the vendors or lessors of this property, give notice that;
a. The particulars are set out as a general outline only for guidance and do not constitute, nor constitute part of, an offer or contract.
b. All descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are believed to be correct, but any intending purchasers, tenants or third parties should not rely on them as statements or representations of fact but satisfy themselves that they are correct by inspection or otherwise.
c. No person in the employment of Muller has any authority to make or give any representation or warranty whatever in relation to the property.
d. Any images may be computer generated. Any photographs show only certain parts of the property as they appeared at the time they were taken.
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Cheshire, ST7 2GP
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