Whether you’re looking for your own private yard, a couple of acres to keep your horses at home, or a larger setup with an arena and stables, buying an equestrian property for sale isn’t quite the same as buying a standard house.
There are more variables, more red tape, and more things to get right. But the pay-off — walking out your back door to the sound of your own horses — is worth every bit of planning. Here’s how to approach it step-by-step.
Browse equestrian property for sale on Whickr while you read.
1. Understand Your ‘Why’ — and Your Budget
Are you looking to cut livery bills? Build a small private yard? Launch a business? Your purpose will shape everything — from acreage needs to planning permission and mortgage type.
And it’s not just the upfront cost. Be clear on:
- Stamp duty (can be higher for second properties)
- Legal fees (expect more if unregistered land or agricultural use)
- Long-term maintenance (fencing, drainage, topping)
2. Decide How Much Land You Actually Need
There’s no magic number, but here’s a rule of thumb:
- 1.5 acres per horse for year-round grazing
- 2+ acres per horse if you want to rotate fields
- Less if you plan to stable more and turnout less
Also consider:
- Soil quality and drainage
- Access to water in every field
- Field layout for safe rotation
See also land and environment advice from the British Horse Society.
3. Check Land Classification & Planning Permission
Not all green land is equal. Some land might be:
- Agricultural use – not automatically suitable for horses
- Equestrian use – allows stables, turnout, arenas
- Mixed-use or residential – generally most flexible
You’ll also need to check for:
- Existing planning permission (and if it’s still valid)
- Local restrictions (AONB, green belt, etc.)
- Any enforcement notices on file
Read more about UK planning permission for stables and equestrian use.
4. Evaluate the Horse-Specific Features
Think like a rider when viewing:
- Are the stables dry, safe and well-ventilated?
- How close is the muck heap and water supply?
- Is there a safe area to tie up, groom, and load?
- Does the yard layout make daily jobs easy?
And don’t forget:
- Arena condition (drainage, surface, size)
- Lorry or trailer access
- Local hacking routes and road safety
5. Secure the Right Mortgage
Equestrian properties don’t always qualify for standard residential mortgages — especially if they have:
- Large amounts of land
- Commercial activity (e.g. livery)
- Agricultural land or buildings
You may need a specialist lender. Prepare for:
- Higher deposits (20–40%)
- Longer approval timelines
- More paperwork — including business plans if relevant
6. Get a Thorough Survey
In addition to the standard homebuyer survey, ask your surveyor to assess:
- Outbuildings (stables, hay stores, tack rooms)
- Fencing, gates, and security
- Land drainage and access points
- Any obvious planning breaches
Don’t forget flood risk, bridleway access, and local bylaws.
7. Make an Offer — and Keep Your Eyes Open
Found the one? Excellent. But proceed carefully:
- Have your solicitor check boundaries and easements
- Look for any access rights or third-party use agreements
- Get insurance quotes early
- Consider future-proofing — can you expand if needed?
It’s a niche market. Properties that look ideal online can hide expensive issues — so take your time and bring a checklist.
Final Thoughts
Buying an equestrian property is one of the most exciting steps a horse owner can take — but it comes with extra work and responsibility. From finance to fencing, land to livery, there’s more to consider than just square footage.
But once the paperwork is done and your horses are home, it’s a lifestyle like no other.
Browse equestrian property for sale and start your search today.
FAQs
Do I need planning permission for stables?
Yes — unless they’re temporary field shelters and you’re not changing land use. Always check with your local authority.
Can I get a standard mortgage for a horse property?
Sometimes — but many equestrian homes need specialist rural or agricultural lenders.
What’s the biggest mistake buyers make?
Not checking land classification — agricultural land doesn’t guarantee horse use.
What extras should I budget for?
Fencing, muck removal, insurance, land maintenance, and possibly planning consultants.
Are equestrian properties harder to sell?
They can be — fewer buyers and specialist lending. But the right property in the right area always has a market.
