Key Facts 2026-27
1. Property Details Operator/ Landlord Gladman Retirement Living Ltd (GRL), trading as Adlington Retirement Living. Manager
Adlington Management Services Ltd (AMS).
Community
The Newells, Manor Drive, Kempston, MK42 8EJ. Built in 2023 60 Apartments:
Property type
• • •
22 x one bedroom, 37 x two bedrooms, 1 x three bedrooms Over four floors. Two lifts available NHBC 10-year guarantee applies from the first apartment sale
Status of units
New
Occupancy
• •
Tenure
Leasehold 250 years from 1st January 2023.
Subletting
Subletting is not permitted. Refer to the lease.
1 and 2 bedrooms: one or two people 3 bedrooms: up to three people
Care arrangements Bloom & Care. Alternatively you can choose your own provider.
2. Cost of moving into the property Varies by individual apartment size and location (see price list) Purchase price
• • •
1 bedroom: £249,950 - £419,950 2 bedrooms: £319,950 - £499,950 3 bedrooms: N/A
Reservation fee
£1,500 on reservation. Held in a separate Adlington account.
Exchange Deposit
10% of purchase price on exchange of contracts and your solicitor will explain to you as to how the money will be held.
Other costs
There is no charge for the health assessment. Buyers are responsible for their own legal and removals costs and for Stamp Duty Land Tax.
3. Ongoing charges payable to Adlington while living in the community
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Service and Well-being Charge 2026/27
• • •
Ground Rent
No Ground Rent is applicable at this community.
Utilities
Water and sewerage charges for individual apartments are included in the Service and Well-being Charge.
24/7 Emergency response
Included in the Service and Well-being Charge.
1 bedroom: £191.43 per week 2 bedrooms: £208.84 per week 3 bedrooms: £226.24 per week
4. Discretionary charges payable to Adlington or other service providers Restaurant charges
ABM Essence charges: (please see sample menus at the community) • Monday to Sunday: 2 course £6.55 | 3 course £7.55
Maintenance service
Small jobs and repairs in apartments arranged through AMS: £21.00 (inc VAT) per hour. Homeowners can use other maintenance providers.
Cleaning service
Apartment cleaning arranged through AMS: £21.00 (inc VAT) per hour. Homeowners can use other cleaning providers. Available to the guests of homeowners.
Guest Suite
1 person: £50 per night, 2 persons: £60 per night, 3 – 4 persons: £70 per night
5. Care charges Bloom & Care: •
Personal Care Per hour per carer - Weekdays 7.00am - 6.00pm - £29.99 - Weekends and out of hours - £30.99 - Public Holidays £44.99
•
Personal Care Per 30 minutes per carer - Weekdays 7.00am - 6.00pm - £24.50 - Weekends and out of hours - £25.50 - Public Holidays £36.75r
Domiciliary (personal) care:
Nursing care
Nursing care is not provided.
6. Ongoing charges payable to third parties Electricity
Homeowners arrange their own electricity supply contract.
Council tax
Payable directly to the local authority - Bands B to D, dependent on specific property.
TV licence
Homeowners pay for their own licences and claim any discounts. See www.tvlicensing.co.uk.
Telephone
Homeowners arrange their own telephone service contracts.
Internet / broadband
Homeowners arrange their own broadband service contracts. Wi-Fi is
Satellite, cable TV
Communal satellite dish. Homeowners arrange their own contracts.
Water heater and MVHR units
Annual service and maintenance is the responsibility of the homeowner.
available in the communal areas only.
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7. Charges when selling or leaving the property Communal Facilities Fee The Communal Facilities Fee (CFF) at The Newells is a fee payable upon the sale of your home or if there is a change of occupier so you can enjoy the facilities now but pay for them later. This fee ensures that homeowners can enjoy the use of our first-class communal facilities, today and in the future. It contributes towards: •
The construction and provision of the communal facilities across the retirement community, including the restaurant, homeowners’ lounge and coffee lounge, hair salon, therapy suite, guest suite and activities studio
•
Regular replacement and refurbishment of all these communal facilities, the exterior of the building, restaurant kitchen equipment and facilities, lifts, roof, private homeowner parking and also your patio or balcony structure
Adlington will use these funds to refurbish or replace all communal parts of The Newells to the highest standards whenever required. Not only will this ensure it is a quality place to live, but it will also protect the resale value of your property, ensuring that when an apartment is sold, you will get the best sales value for it. All homeowners are responsible for the repair and maintenance of their own apartment. How the fee is calculated You do not have to pay anything until you choose to sell your apartment (or there is a change of occupier). The fee is 5% per annum, per year or part year of ownership, capped at 4 years (maximum 20%) of the achieved market price (or an agreed market valuation of the property). For example: •
If a property has been owned for 2 years and 9 months and sold for £300,000 the fee payable is £45,000
•
Or, if a property has been owned for 10 years and 3 months and sold for £300,000, the fee payable is £60,000
Should you wish to pay for the CFF on your apartment at point of purchase, you are able to do so at a reduced rate of 15% of the price you pay for your apartment. This is only available to the first purchaser of any apartment. Administration fee
A reasonable fee for administration at point of resale is payable. This is currently £500 + VAT.
Estate Agency charges
Adlington offers a resales service on a sole agency or multiple agency basis. The charges are agreed with vendors at the time.
Repairs or redecoration
Properties must be redecorated at least every five years. Vendors may be required to undertake works at their own cost to assist a sale.
Ongoing charges
The Service and Well-being Charge remains payable until a property has been resold.
8. Insurance
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Arranged by the operator
Communal Buildings Insurance, Public Liability and Employer’s liability are included within the Service and Well-being Charge.
Arranged by homeowners
Home contents insurance is recommended. Homeowners choose their own provider.
9. Funding of major repairs Major repairs, including the replacement and / or refurbishment of critical equipment and communal facilities, are funded from the receipts gained through the Communal Facilities Fee. No additional liability for these costs will fall on homeowners.
10. Constraints on selling •
At least one occupier in each apartment must be 55 or over
•
Properties can be purchased by younger people on behalf of qualifying occupiers
•
Homeowners must undergo a health assessment prior to purchase
•
Homeowners are entirely responsible for managing property resales
•
Adlington has a right of first refusal to purchase a property when it is sold
In fo r ma t ion for hom eow ne r s - t he S e r vic e and We ll- b e ing C ha rg e The following questions and answers are intended to help explain how Adlington Management Services Ltd (AMS) manage the Service and Well-being Charge. W ha t se r vices does t he charg e cove r ? The budget headings for the Service and Well-being Charge are: • Well-being staff costs and professional catering: Well-being Duty Managers who provide cover 24 hours a day, 365 days a year and the catering service • Staff Costs: General Manager, Maintenance Person and team uniforms • Management Fees: Managing the development and services on behalf of the landlord (administration, human resources, legal, procurement, etc) • External accountancy fees: Accountancy costs for accountancy costs for the year end accounts
• Internal Cleaning: Communal areas only, including the housekeepers and cleaning products • External Landscaping: Grounds maintenance services • Maintenance Contracts: Maintaining and servicing external doors, the emergency call system, all fire safety equipment and lightning protection • Lift Maintenance Contract: Maintenance, including parts and servicing • Internal repairs and maintenance: Day to day work in the communal areas only
• Risk Assessments: Staff health and safety training and ensuring that all risk assessments are compliant
• Lifestyle Events: Fund to facilitate activities of the homeowners choosing
• Office Costs: Stationery, fibre broadband and IT security
• Insurance: Covers the building, communal contents and the staff working in it
• Window Cleaning: External windows and gutters and internal windows in the communal areas only
• Water and sewerage costs: Providing these services for individual apartments as well as for the communal areas
• Waste Management: Removing waste and controlling pests
• Communal electricity: The electricity used in all of the communal areas
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Is the Service and Well-being Charge ‘fixed’ or ‘variable’? The Service and Well-being Charge is reviewed annually. It is variable, based on actual costs. Should there be any future increase, it will be capped in line with the Retail Price Index (RPI) or the Annual Earnings Index (AEI), whichever is the higher. A lesser increase will apply if the landlord’s estimate yields a figure below either Index. So you can be secure in the knowledge there will be no large, unexpected price increases. When does the Service and Well-being Charge change and what advance notice is provided? The charge changes on 1 April every year. Homeowners receive at least one month’s notice of the new charge. How would any significant failure to provide a service be managed? Any service interruptions would be managed to minimise disruption. If alternative arrangements could not be made, a refund would be due at the end of the year. Is any of the Service and Well-being Charge payable before moving into the property? The Service and Well-being Charge is payable in advance for the month ahead. Is the Service and Well-being Charge held in trust? The Service and Well-being Charge funds are held in a separate trust fund account for the benefit of homeowners and cannot be used for any other purposes. Is the latest itemised charge budget and/ or set of accounts available? The latest Service and Well-being Charge budget is detailed on page seven.
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When are homeowners informed about the Service and Well-being Charge budget and/or accounts? In February, homeowners receive a proposed annual budget from 1 April. In September, they receive independent accounts for the year to 31 March.
Can homeowners influence the charge and the services offered? Homeowners and the Residents’ Association (if there is one) are consulted on budgets and the long-term maintenance programme, in a budget review meeting in May or June each year. Any commitments or budget changes made are confirmed in writing. How is any annual surplus or deficit on the charge account managed? The accounts are independently reviewed annually and will be available to be reviewed by homeowners. Any significant variations between the current level of expenditure and the budget for the year are explained and discussed with homeowners. Any surplus will be refunded to homeowners.
Service and Well-being Charge - Budget 1 April 2026 to 31 March 2027 Income
£
Service and Well-being Charge
632,565
Guest Suite Income
3,000
Total Income
635,565
Expenditure Well-being staff costs
178,191
Professional Catering
142,369
Staff costs
64,860
Management fees
49,109
External accountancy fees
750
Health and safety
2,400
Office costs
13,187
Window cleaning
9,744
Waste management
1,896
Internal cleaning - communal areas
28,904
External landscaping
12,874
Maintenance contracts
24,505
Lift Maintenance contract
4,260
Internal repairs and maintenance
16,785
Building & communal contents Insurance
31,675
Water and sewerage costs - including apartments
17,956
Communal electricity
30,000
Sundries
500
Bank charges
600
Lifestyle events
5,000
Total Expenditure
635,565
Number of Apartments
60 1 Bedroom
2 Bedroom
3 Bedroom
1.573677%
1.716748%
1.859800%
Approximate weekly charge
£191.43
£208.84
£226.24
Monthly
£829.54
£904.96
£980.37
Percentage
Date: August 2026 Please note: Charges stated are correct at the date shown but may change annually or at other intervals over the period of ownership. We encourage you to discuss your housing options with your family and friends, and to seek independent legal, financial / benefits and any other appropriate advice, support and representation, in connection with a move to an integrated retirement community.
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C a l l 0 1 2 3 4 9 8 8 2 0 0 | Visi t a d lin g to n . c o .u k The N ewel l s, Ma n o r Dr i v e , Ke m ps t o n , M K 4 2 8 EJ
Version No.6 / August 2026 Adlington Retirement Living is the trading name for Gladman Retirement Living Ltd, Adlington House, Alexandria Way, Congleton, Cheshire CW12 1LB. Registered in England and Wales No. 05107546.