Bowling centres (indoor)
Source: gov.uk (2025-04-28)

This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.

1. Scope

1.1 This instruction applies to all standalone indoor bowling centres.

1.2 Indoor bowling centres that form part of a larger multi-use property should be valued in accordance with the instructions that apply to that particular class of property.

1.3 An indoor bowling centre may be purpose-built or converted from a former industrial property. It will typically comprise a single green with a number of rinks; it will incorporate a range of ancillary accommodation which will include changing and toilet accommodation, facilities for disabled people, foyer / reception, lounge / bar area, viewing area, kitchen, office / meeting rooms and stores. The amount of ancillary accommodation will normally vary having regard to the size of the facility but typically one would normally expect the ancillary accommodation to represent a third of the playing area or approximately 25% of the total area. The centre should also possess or have access to dedicated car parking areas.

2. List description and special category code

2.1

Primary description: LX

List description: indoor bowling centre and premises

Scat code: 029

Scat suffix: S

3. Responsible teams

3.1 This is a specialist class of property, to be valued by the National Valuation Unit.

4. Co-ordination

4.1 The Class Co-Ordination team Specialist Leisure has overall responsibility for the co-ordination of this class. The team is responsible for approach, accuracy and consistency of valuations. The team will deliver Practice Notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating lists. Caseworkers and referencers have a responsibility to:
- follow the advice given at all times
- not depart from the guidance given on appeals or maintenance work without approval from the co-ordination team
- seek advice from the co-ordination team before starting any new work
5. Legal framework

5.1 Other than planning and adherence to the provisions of the Licensing Act 2003 no specific legal framework is believed to exist for this class of property.

6. Survey requirements

6.1 The property should be measured to net internal area (NIA), in accordance with the VOA Code of Measuring Practice.

6.2 The survey should record details of construction (including construction of the green itself), the number of rinks, full details of all ancillary accommodation, the number and surface quality of car parking spaces and a description of the locality / immediate competition.

6.3 Where the property generates additional sources of income from non-bowling related activities for example, car parking charges, car boot sales, snooker rooms and room hire charges, full details should be obtained so that the value of this additional revenue can be reflected in the valuation.

6.4 A detailed breakdown of membership numbers (male, female, non-playing), the membership age profile, the fee structure and the extent of any waiting list should also be obtained.

7. Survey capture

7.1 Surveys and plans should be stored in the property folder of the Electronic Document Records Management (EDRM) system

8. Valuation approach

8.1 The rental method of valuation is the basis of valuation that should be used for this class of property.

8.2 Properties on which a Key Rent has been identified should be inspected.

8.3 Rents should be analysed on an overall price per rink basis. The value of any rateable tenant’s improvements will need to be reflected in the analysis. Where a local authority is the landlord, all relevant facts including their policy of granting rate relief will need to be considered as this may affect the level of rent agreed by the club.

8.4 When preparing a valuation consideration of all the rental evidence over a wide geographical area may prove necessary in order to assess its reliability.

8.5 When deciding where within the range of value a particular club should fall all factors should be taken into account including the positive and negative factors set out below.:

8.5.1 Positive factors:
- modern, purpose built or good quality converted building, with adequate heating, ceiling height and insulated roof
- location close to or in large centres of population, and easily accessible
- adequate private or shared parking (4 spaces per rink) / availability of free on-street parking
- good quality bar / restaurant and viewing facilities
- adequate changing facilities
- relatively high number of playing members per rink
- lack of competing centres within the locality
8.5.2 Negative factors:
- old building, or poorly converted centre, without adequate heating, ceiling height or insulation
- poorly located in sparsely populated area
- lack of private parking, or no cheap or free public parking close by
- lack of bar / restaurant and inadequate viewing facilities
- inadequate changing facilities
- relatively low number of playing members per rink
- high level of competition from other indoor bowling centres in the locality
8.5 Where an indoor bowling centre is characterized by all or most of the positive factors listed above this will suggest a value at or toward the top of the relevant range; where it is characterized by all or most of the negative factors this will suggest a value at or toward the bottom of the relevant range.

9. Valuation support

9.1 All valuations should be entered onto the Non-Bulk Server (NBS) (Class - Other Non-Contractors (Scat Code 029)).

9.2 Other support available:
- Survaid
- Class Co-ordination team Specialist Leisure
Practice note: 2023: bowling centres (indoor)

1. Market appraisal

1.1 Participation in the sport of bowls has increased since the last Antecedent Valuation date of 1 April 2021 following a concerted effort from both clubs and the governing bodies and this would appear to be a continuing trend.

1.2 Impact of the COVID19 pandemic

The COVID-19 pandemic had a major impact on indoor bowling centres in the period leading up to the AVD (1 April 2021). Details of the various restrictions implemented by statute in response to the pandemic, and of the vaccination rollout, can be found online. In February 2021 the UK Government published its Roadmap out of lockdown for England which set out four steps to relax restrictions. Step 1 8th March, easing restrictions on outdoor gatherings, had already taken place by the AVD.

The later three stages of the Roadmap for England included:
- the opening of outdoor hospitality, and non-essential retail (Step 2, no earlier than 12 April)
- most legal restrictions on meeting others outdoors to be lifted, opening of indoor entertainment venues such as cinemas, casinos and bingo halls (Step 3, no earlier than 17 May 2021)
- the removal of remaining restrictions on social contact (Step 4, no earlier than 21 June)
Subsequent to 1 April 2021 steps 2 and 3 took place as planned, but Step 4 was delayed four weeks to 19 July.

From Monday 19 July 2021 restrictions on participant numbers indoors was lifted which means that all formats of the Indoor Bowls were permitted.

The situation in Wales, both leading up to and after the AVD, was similar although not identical.

2. Changes from the last practice note

2.1 There are no changes from the approach that was adopted for the 2017 Rating Lists.

3. Ratepayer discussions

3.1 There have been no 2023 List discussions on this class of property.

4. Valuation scheme

4.1 The recommended valuation approach is to adopt an overall price per rink which reflects the location and physical characteristics of the property. The value to be adopted should be derived from an analysis of the available rental evidence.

4.2 The value of the ancillary accommodation including car parking is deemed to be reflected in the price adopted and no further adjustment will be required providing the size and type of this accommodation is commensurate with the number of rinks being valued.

4.3 The guidance below was originally produced for the 1995 valuation list and gives details of the calculation of Indoor Bowling Facilities.

4.3.1 Definition: “Ancillary facilities” are those occupying all other space at a Centre (whether internal or external) apart from the bowling rinks. They are most commonly represented as:
- changing rooms
- lounge/bar/dining areas
- kitchen
- office/meeting rooms
- stores
- viewing area
- car parking
4.3.2 Adopted Approach

4.3.3 The above optimum should represent one eighth of the value of a rink (this assumes that the quality of accommodation is sufficiently similar, e.g. if a Centre has inferior cellar or outside storage then that will have to be valued separately); with a car park space worth 1.5m2 internal ancillary accommodation (i.e. internal ancillary at full value, within the optimum limit).

4.3.4 Where the amount of ancillary accommodation exceeds the optimum size per rink then a percentage addition is made to the rink price.

4.3.5 Where a property generates additional sources of income from non-bowling related activities (for example, car parking charges, car boot sales, snooker rooms and room hire charges) or where the bar /catering income is reflective of a high social club element, the benefit of these additional income streams will need to be included and reflected in the valuation.

4.3.6 External facilities such as outdoor greens should be valued separately, and the resultant figure added to the valuation.

Practice Note 1: 2017 - bowling centres (indoor)

1. Market appraisal

Between 2008 and 2015 the total number of indoor bowling clubs has remained relatively static. The total number of participants has however continued to decline and this, allied to increased operating costs, has put pressure on club finances.

In an attempt to attract more participants into the sport and help safeguard its future, Bowls England has partnered with the English Indoor Bowling Association Ltd to form the Bowling Development Alliance (BDA).

Funded by Lottery grants and Sports England, the BDA is proving to be successful in encouraging increased participation in the sport. Between April 2013 and April 2015 there was a total increase in participants of 4,750.

There appears to be a general optimism that this upward growth in participation will be maintained and that the numbers of younger and over 55 years participants will continue to increase. This trend and close pro-active management to control outgoings should help to stabilise the sport and secure its viability for the future.

2. Changes from the last practice note

Two alternative methods of valuation were referred to in the 2010 List Practice Note. One method which involved the use of a formula to assist in the valuation of the ancillary accommodation by converting the accommodation to a factor in terms of ‘R’ was an approach that in practice was little used. The approach adopted relativities that were first established for the 1995 Rating List but does not accord with current market practice and for the purposes of the 2017 Rating List this method of valuation should no longer be used.

3. Ratepayer discussions

There have been no 2017 List discussions on this class of property.

4. Valuation scheme

The recommended valuation approach is to adopt an overall price per rink which reflects the location and physical characteristics of the property. The value to be adopted should be derived from an analysis of the available rental evidence.

The value of the ancillary accommodation including car parking is deemed to be reflected in the price adopted and no further adjustment will be required providing the size and type of this accommodation is commensurate with the number of rinks being valued.

Where a property generates additional sources of income from non-bowling related activities (for example, car parking charges, car boot sales, snooker rooms and room hire charges) or where the bar /catering income is reflective of a high social club element, the benefit of these additional income streams will need to be included and reflected in the valuation.

External facilities such as outdoor greens should be valued separately and the resultant figure added to the valuation.