What to Look for When Buying a Caravan Park
What to Look for When Buying a Caravan Park
Caravan parks are a classic part of the Australian way of life. They’re not just places to park a caravan for the night—they’re hubs of activity, relaxation, and community.
"In 2023, Australians took 15.3 million caravan and camping trips. Spending was at $14.3 billion. This exceeded pre-covid levels and was at an all-time high." Tourism Australia
Australians have a deep love for hitting the road, taking their home-on-wheels along for the ride, and settling into a welcoming caravan park for days, weeks, or even months.
With millions of travellers seeking out caravan parks each year, this is more than a business—it’s a lifestyle. With an increase in caravan parks offering pet-friendly sites and cabins more travellers are on the roads.
For those considering buying a caravan park, there are numerous advantages and a few pitfalls you need to be aware of. There are a lot of older caravan parks that could be modernised like adding ensuite sites, spas or pet-friendly fencing, so there are various improvements and growth options.
So what should you look out for when buying a caravan park?
8 Things to Consider When Selecting a Caravan Park to Buy
Caravan parks are a popular type of business to buy and we don't often see many coming for sale. They have some unique characteristics that you should take into account.
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Dual Revenue Streams
Caravan parks often generate income through accommodation fees (cabins, powered/unpowered sites) and supplementary services like laundry facilities, camp stores, or on-site cafes. -
Seasonal Demand
Business success can heavily depend on tourism seasons, school holidays, and local events, which may lead to fluctuating income throughout the year. -
Large Operational Footprint
Managing a caravan park involves overseeing multiple facilities, including accommodations, recreational areas, and communal spaces, which requires strong operational and maintenance skills. -
Customer Demographics
Caravan parks attract a mix of travelers, including families, retirees, and international visitors. Understanding your target audience is crucial for tailoring services and marketing strategies. -
Regulatory Compliance
Operating a caravan park involves adhering to strict health, safety, and zoning regulations, including wastewater management and fire safety standards. -
Location Significance
The success of a caravan park heavily depends on its location—proximity to tourist attractions, highways, or natural landmarks plays a vital role in attracting customers. Also ensure you are aware of any developments that may affect your caravan park, such as major highway changes. -
Lifestyle Business
Owning a caravan park often comes with the expectation of an on-site presence, offering a lifestyle that blends business management with community engagement. -
Long-Term Investments
Improvements to infrastructure, such as upgrading cabins, expanding sites, or adding amenities, can be capital-intensive but may significantly boost profitability and customer satisfaction.
Should You Buy a Leasehold, Freehold or Franchised Caravan Park?
The first thing to consider when buying a caravan park, is the whether you are buying just the business or the property as well.
1. Leasehold
A leasehold caravan park purchase will buy you the business itself, typically including the caravans and cabins, goodwill, the lease agreement, business name and everything you need to run the business.
Buying a leasehold caravan park offers a lower upfront cost compared to freehold, making it more accessible for first-time buyers or those with limited capital.
It allows you to operate an established business without the financial burden of purchasing the land, and leases often include flexible terms that can be negotiated. However, you don’t own the land, which means less long-term security and potential restrictions on making improvements or changes to the property.
Additionally, lease agreements can include escalating rent costs, and at the end of the lease, there’s no guarantee of renewal, which may limit your ability to build equity or sell the business at a higher value.
2. Freehold
A freehold caravan park purchase will include all of this, and also the purchase of the land and buildings used to run the business as well.
Buying a freehold caravan park offers significant advantages, including full ownership of the land and business, providing long-term security and potential capital growth as property values increase. It allows greater control over operations, expansions, and modifications without landlord restrictions, offering more opportunities to maximize profitability.
Additionally, owning the land often makes financing easier as it serves as a tangible asset for lenders. However, the higher upfront cost can be a barrier, and as the owner, you’re responsible for all maintenance, upgrades, and compliance costs, which can add to ongoing expenses.
Balancing these factors is essential when considering what type of caravan park you are looking to buy.
3. Franchises
Buying a franchised caravan park, such as a Big 4 Holiday Park, offers a lot of advantages for buyers. As part of the franchise, you gain access to a powerful marketing network, centralized booking systems, and operational support that simplifies day-to-day management. Alot of these caravan parks are already established with sales history. Buying a franchise that has such a big network and brand, is a great way to step into the tourism industry with support.
When buying a business, it is important to ensure you complete your due diligence thoroughly before signing the dotted line.
Now that you know what to look for, consider these 7 caravan parks for sale.
7 Caravan Parks for Sale Across Australia
Waterfront Caravan Park – Nambucca Heads, NSW
Price: FHGC $5,200,000
Located on the riverfront in Nambucca Heads, this 84-site family-owned caravan park features cabins, waterfront sites, a private boat ramp, jetty, pontoon, pool, and camp kitchen. Positioned in a growing eco-tourism region, the park offers significant opportunities for expansion and increased visitation.
Freehold Caravan Park for Sale – Gawler, SA
Price: $1,500,000
This freehold residential caravan park spans 3.55 acres across seven titles, located just 20 minutes north of Gawler. With 99% occupancy and consistent year-round income, it features 24 units, 18 powered sites, and a converted church building for owner/manager accommodation. Catering primarily to long-term residents, the park offers a peaceful environment and significant growth potential.
Tathams Caravan Park – Peel Region, WA
Price: $3,800,000
Situated on 4 acres of freehold land with 90 meters of river frontage, this property offers a unique blend of lifestyle and investment potential. Located 80km south of Perth, the park generates $400k in annual turnover, with opportunities for growth through advertising and price adjustments. The land, with significant development potential, can be used for high-density projects, single residences, or as a land bank while generating income.
Leasehold Caravan Park – Goondiwindi, QLD
Price: Make an Offer
This leasehold caravan park offers a fantastic lifestyle opportunity in Goondiwindi, featuring a brand-new 30-year lease. The park spans nearly an acre on CBD fringe land, including 10 cabins, 18 powered van sites, and camping spots. It generates a stable income from repeat guests, primarily workers and grey nomads, and offers a low-maintenance setup ideal for couples or families. Located at the junction of key highways, it’s a hub for tourists and travelers.
Koonwarra Family Holiday Park – Lakes Entrance, VIC
Price: $8,150,000
Spanning over six acres, this is the largest caravan park in Lakes Entrance, offering a rare opportunity for expansion and development. With $2.5 million down and vendor terms available, this profitable business runs under full management, making it ideal for passive income or owner operation. The park features additional land for potential retirement housing or further site development, strategically located on the main highway between Melbourne and Sydney.
Tennant Creek Caravan Park – Tennant Creek, NT
Price: Leasehold $560,000
Strategically located on the Stuart Highway, this well-established caravan park features 65 tourist sites and 21 cabins, catering to both domestic and international travelers. With amenities including a swimming pool, barbecue areas, and pet-friendly options, the park enjoys steady income and growth potential. A long-term lease is in place, making it an attractive investment opportunity in the Northern Territory's thriving tourism sector.
Tourist Park – Northern NSW
Price: $3,500,000
This thriving tourist park, situated between Evans Head and Ballina, offers a prime coastal location with easy access to beaches and local amenities. The property features well-maintained cabins, a spacious owner’s residence, and excellent facilities, including a pool and pet-friendly environment. With a steady income from permanent residents and ample room for expansion, this park presents a strong investment opportunity for those seeking growth and a lifestyle change.
Tags: listicle buying small business 2025
About the author
Catherine Mangana
Customer Support
Catherine enjoys generating articles that highlight some of the opportunities that are now available for purchase on Bsale. She hails from a family of ...
