Our show complex is now open by appointment only and our cottages and bungalows are being sold off-plan.
Please call 0800 201 4811 to book an appointment to come and meet our sales team who will be on hand to assist you every step of the way.
A stunning development of 12 bungalows and cottages at Staithe Gardens, as well as a development of apartments. Escape to one of England’s most uniquely beautiful landscapes, where the delights of coastal villages and the tranquillity of the Norfolk Broads are both within easy reach. It’s easy to see why Stalham is a popular destination for retirement. Now, with the addition of a McCarthy Stone Retirement Living development available exclusively to the over 60s, it’s sure to be more appealing than ever.
Whether Stalham becomes your permanent home or a home-from-home, everything will be taken care of in our range of luxurious two and three bedroom cottages and bungalows, boasting stunning views over the surrounding area. There will be only five cottages and seven bungalows, so interested parties should apply quickly to avoid disappointment.
Want to enjoy the freedom retirement brings by spending more time with friends and family? Invite loved ones to visit you and soak up the sights of the Norfolk Broads. Your spacious bungalow or cottage has plenty of room for entertaining guests, and pets are welcome too, which means you won’t have to leave beloved family members behind.
- Incredible location next to the Norfolk Broads
- Pets Allowed
- Within four miles of a sandy beach
- Luxury cottages and bungalows
- Conveniently close to local amenities
- Car parking for residents and guests
- Car parking
- Landscaped gardens
- Near the countryside
- Pets allowed
- Fire detection
- Maintained front gardens
- Private rear gardens
- Available to buy now
- Electricity, heating and lighting (communal areas)
- Future maintenance fund
- Water and sewage (communal areas and apartments)
- Professional fees
- Maintenance of building and gardens
- Emergency call system
- Building insurance
- Income to guest suites and sundry income
- Development staff
What's not included?
- Electricity, heating and lighting (apartments)
- Home and contents insurance
- Council Tax
- Phone / broadband
- Ground rent
- TV licence / TV service
Will costs increase after I move in? How are budgets set?
Our service charges are fixed on an annual cycle and reflect the costs of the services we procure on behalf of our homeowners.
We share the individual costs that make up the service charge with homeowners and outline the methods for calculating the resulting charge. The service charge for each year is agreed in consultation with homeowners through an open book budgeting process.
We do our very best to negotiate the best cost with third party service providers on behalf of our homeowners. As part of our system of checks and controls to ensure they are treated fairly, we regularly monitor service charges in our managed schemes against current market practices and third party providers to ensure we offer competitive rates. We have developed a simple chart to help Customers make a direct comparison for use during the sales process and a full breakdown of the service charge budget is available from our Sales teams and House Managers at all new developments
Is it more expensive to live in one of your apartments than my current home?
Many of our homeowners are pleased to find that the service charges for their apartment tend to work out at less than what they were paying in like-for-like costs at their previous property.
Energy bills often turn out to be lower thanks to the modern construction methods we use at all our developments. Your new apartment is also likely to be a more manageable size and so cheaper to run.
When Customers discuss the purchase of a McCarthy Stone apartment with us, they receive a service charge leaflet and our Sales Executive sits down with them to help them fill in the costs, review what is covered in the management services and compare them to day-to-day running costs in their current home. Our Sales Executive ensures that they have a detailed knowledge of ongoing costs before a sale is completed
Do I need to pay ground rent, how much is it and how is it set?
Ground Rents are fixed for 15 years. They are reviewed on the fifteenth anniversary of the date of commencement of the term and each successive fifteenth anniversary from that date. Increases are linked to either the movement in the Retail Price Index (RPI) since the last review, or if greater, by 2% per annum, and is compounded yearly.
There are differences between one and two bed apartments. McCarthy Stone sets the difference at a figure which it considers fairly reflects the size difference in apartments. While it would be possible to base the difference on actual square footage, this would be a complicated exercise and would lead to minor variations in ground rents between comparable apartments within any given development which would be administratively complex and could cause confusion.
The ground rent does not increase after the 125th anniversary even though our new leases are for a term of 999 years.
In January 2021, the Government announced plans for removing ground rents for all new retirement properties. These proposals have not become law and the Government is not proposing to make them retrospective. As these are proposals there will be no immediate change to how we sell our apartments, but this may change in the future.
Do your service charge budgets proposed at the start of the year prove to be accurate?
The service charge budgets represent those costs that would be expected to be incurred in a normal year of operation with a full development. It is the intention of McCarthy & Stone Management Services to ensure the service charge budgets are set as accurately as possible. Where possible, we try to keep annual increases in line with inflation although certain costs such as Utilities can have inflationary pressures that are outside of our control. Typically, our developments have shown a slight surplus to date, which is refunded each year to homeowners within six months of the end of the period.
Are there any fees that are payable on selling or letting?
It is important that customers do not face any unexpected financial burdens in their new home resulting from, for example, the need to undertake any major refurbishment or structural repairs on the development. In order to provide confidence that there is enough money available to meet this work, the service charge includes a small charge to help cover unexpected costs such as these. This is called the Contingency Fund, and is similar to a ‘sinking fund’. It is a specific fund kept in the development’s own bank account. It is held in trust and its use is restricted to the maintenance of that development and cannot be accessed by McCarthy Stone. It is there for the benefit of all homeowners and finances the replacement of carpets and furniture in the shared areas and longer-term repairs and renewals such as roofs, window frames and replacement of lifts.
In order to keep this weekly cost – and hence the service charge – to a minimum, the development’s specific Contingency Fund is ‘topped up’ by a one-off charge of 1% of the resale price upon the sale of the apartment, in addition to a small charge in the service charge.
With regard to subletting on leases prior to October 2014, we will charge a concessionary rate (irrespective of the provisions in the lease, which may be higher) of one month’s rent for each year that the apartment is sublet (or pro-rata for less than a year).
This is a concession from the terms of the lease which are in essence one month’s rent for each six month sublet period. This concession will apply for a maximum period of two years, after which time we will revert to the terms of the lease.
For leases from October 2014, the subletting contingency fee has been reduced to a contingency fee of 1% of the annual rent (or pro-rata for under-letting of less than one year). Where the underletting is for more than a year, the contingency fee is 1% of the annual rent payable annually on the anniversary of the commencement of the term.
There is also a small administration fee collected by MSMS / YLMS to cover their costs to check that the incoming occupier meets the terms of the deed of conditions (i.e. meets the age criteria and is capable of leading an independent life) and provide information about the development, the service charge and insurance. Contact our Property Transfer team on 01202 508299 for more details.
We are determined to provide positive resale values and to this end, we have changed dramatically since 2010 to make a big difference to our products and services. We have a dedicated resales team to deal with all future resales and to achieve the best prices, we also maintain an extensive database of prospects who are looking to buy our properties in the desirable areas we have located ourselves in over the past four decades.
Living at Staithe Gardens
Living in Stalham
Stalham is known as the gateway to the Norfolk Broads, meaning it’s a popular tourist destination, particularly during the summer months. But the local residents also give the town a friendly and welcoming feel year-round. With so much stunning countryside to explore on your doorstep, Stalham is a dream retirement destination for lovers of the great outdoors.
Spend your days exploring the uniquely enchanting Broads, whether that’s with a short stroll to the mooring area and paths along River Ant nearby, or by venturing further into the heart of the Broads. You can also travel to Ant Broads and Marshes National Nature Reserve, which is under four miles away, or to Hickling Broad which is just five miles away. The meandering natural contours of the Broad’s means there’s somewhere new to explore each day, and always new wonders to discover.
Longing for the refreshing sea breeze? Sea Palling Beach is just 4.2 miles away, a traditional seaside resort where you can paddle on the shore, feel the sand between your toes, tuck into a delicious portion of fish and chips, or simply admire the view of the waves.
Looking for something closer to home? Stalham has everything homeowners could need, from supermarkets to restaurants, and even the Museum of the Broads to make sure you’re well educated about your new local area. There’s even an angling shop for fishing enthusiasts. There’s also a Post Office, a library, plenty of charity shops too – no doubt your new neighbours will be happy to offer recommendations.
Located in the centre of this market town, it’s just 0.2 miles to the local shops, eateries and a Tesco Superstore.
There’s so much to do here. Stalham Sports Centre is 0.8 miles away, but you can also enjoy a walk along the River Ant.
If you’re interested in history and culture, then visit the Museum of the Broads, which is only 0.2 miles from the development.
Getting to Location
If you are using a Sat Nav system you may need the full address of this development. The postcode is newly created by Royal Mail and may not be accurate for some months.