Owning an equestrian property is a dream for many horse enthusiasts in the UK. The idea of walking out your back door to your own stables and paddocks is appealing, but buying such a property is far more complex than purchasing a standard home.
Rebecca Bailey Co-Head of the Agriculture and Rural Land Sector at Goughs Solicitors bought a property with a 5 acre field over 10 years ago and turned it into an equestrian property complete with stables, arena and separate paddocks, so has first-hand experience of what needs undertaking.
From land requirements to legal considerations, here is everything you need know before making the leap.
1. Define Your Purpose and Budget
Start by asking yourself why you want an equestrian property. Are you looking to:
- Keep a few horses at home and reduce livery costs?
- Launch a commercial venture such as a livery yard, stud or riding school?
Your purpose will influence:
- Acreage needs: typically a minimum of 1-1.5 acres per horse for year round grazing, more if you want to rotate fields.
- Facilities required: arenas, stables, storage.
- Mortgage type: specialist lenders may be needed for properties with large amounts of land or commercial use.
Factor in stamp duty, legal fees, the costs of building stables and/or an arena and ongoing maintenance costs like fencing, drainage and pasture care.
2. Land and Location
Acreage and Soil Quality
- Free-draining soil such as lime-rich sandy loam is preferable to avoid waterlogging, muddy gateways, unusable paddocks and costly upkeep.
- If the soil is clay, you may need to factor in building winter turn-out pens.
- Look for troughs and field taps.
Access and Connectivity
- Ensure wide driveways and access for horse trailers and lorries. Narrow lanes or weak bridges can restrict horsebox movement.
- Check proximity to bridleways, hacking routes, and local competition centres. If the property is on a busy main road, you may not be able to hack directly.
- Consider lifestyle factors: transport links, schools and amenities.
3. Facilities to Look For
- Stables: Minimum size 12’ x 12’, solid construction, well-ventilated, positioned away from prevailing winds, ideally with electricity.
- Tack and Feed Rooms: Dry and secure, with enough space to store hay and bedding.
- Arena: A good arena adds significant value. Look for good drainage and surface with a minimum area of 20x40m; flood lighting.
- Water Supply: Horses drink substantial amounts of water, so a reliable water supply is critical. Check for mains water connections or if not, natural water sources or boreholes.
4. Legal Considerations
- Land Classification: Agricultural land does not automatically permit equestrian use.
- Planning Permission: Check whether existing facilities have proper planning approval. You need planning permission for future development (arena, barns, stables, change of use).
- Stamp Duty and VAT: Rates vary depending on whether the property is residential or commercial.
- Rights of Way: Confirm access to bridle paths and any shared access rights.
5. Financing
Standard residential mortgages may not apply. Specialist lenders often require:
- Higher deposits (20 to 40%).
- Business plans for commercial ventures.
- Longer approval timelines.
6. Business Potential
If you plan to run a livery yard, training centre, riding school or stud:
- Review local demand.
- Check business rates.
- Check access, staff accommodation and parking.
- Look for properties marketed specifically for equestrian business use.
7. Lifestyle and Resale Value
For many buyers, horse facilities outweigh the house itself. However, balance your equestrian needs with lifestyle considerations. Properties near eventing hubs or racing centres command a premium, while rural locations may offer more land for your money.
Final Thoughts
Buying an equestrian property is a significant investment in both money and lifestyle. Do your homework:
- Work with an equestrian-savvy estate agent.
- Consult a solicitor experienced in equine property law.
- Plan for the long-term costs and responsibilities.
Buying an equestrian property is a rewarding step for horse owners, professionals and rural lifestyle seekers. With careful planning, expert advice and a clear understanding of your needs, your dream of owning an equestrian property can become a reality.
How can Goughs help?
With extensive experience in agricultural and rural property law, combined with first-hand knowledge of creating an equestrian property, Rebecca Bailey and the team at Goughs Solicitors can provide clear, practical advice tailored to your circumstances.
For further information please contact Goughs Solicitors or Rebecca Bailey directly.
