Cost to build own facilties

[Muddywellies]

Looking at purchasing 6 acres. To help me with my sums, and the feasibility of it, can anyone give me an estimate of costs. Nothing fancy though. 4 stables, and associated buildings, 20 x 40 arena (sand fibre surface) fencing, hard-core drive, and installing water and elec (there are houses next door) Guesstimates?

 

[Pearlsasinger]

Depending on where you are and the access, at least as much again as the land costs. The arena will be between £25-30k.

 

[Nicnac]

£100K+ unless you do the majority yourself. Arena c.£30k; foundations for stables and associated buildings the same (for some reason concrete is as expensive as gold) and then the building on top and that's for reasonably prices ones.

 

[NLPM]

SO many variables depending on area, access etc. so don't take these as gospel...

4 stables

£10k+ depending on spec. and as long as it's not one of the 'big' names like Scotts of Thrapston, Monarch, etc. Concrete base will be roughly the same again.
Lower spec stables could come in around 7-8k but be wary of too cheap.

and associated buildings

Depends what you mean... Allow somewhere around 1k-1.5k per 12x12 hay barn; £200 for doors/gates/lining/windows etc. as required.
Charts, Broadfields, Vale all have price brochures on their websites which are useful starting points.

20 x 40 arena (sand fibre surface)

£25-30k if local company.

fencing

P&R works out somewhere around just under £10/metre; then mesh/electric/gates etc. as necessary. Fencing is by far our biggest outlay.

installing [...] elec

Our quotation was £18k, but included sinking the existing overhead cables in one field and installing a new supply in another.

No idea about hardcore drives or water so won't guess at those.

 

[Ownedby4horses]

Dont forget planning permission costs too.

 

[Muddywellies]

Thank you all. Much appreciated.

I'm in the most almighty quandary. Ideally we want to purchase a small property with a couple of acres but crikey that's so expensive. Found a place exactly like that (tiny house) with 2 acres (no horsey facilities) but it's £600k. So plan B (but isn't really what I want) is to stay put but buy a field and build the facilities. But that's just not the dream. I would be worried about security and really its barely a step up from livery. IF we found a property with land attached (not the 600k one), we could just about afford a couple of looseboxes. If we find a field (which we have, 6 miles away) we could afford to build far better facilities. Ideally we don't want a mortgage but to get land and home attached, would consider a small mortgage. Just can't see a clear answer.

 

[NLPM]

I honestly mean this nicely - if Plan B really doesn't appeal to you, why is it Plan B? What about finding the best possible livery yard with amazing features, or a really lovely house near your current yard, or renting, e.g.?

I ask because I've been where you are and for me, what appealed about 'horses at home' couldn't be found in 'my own land' (in the end we accepted longer commutes and crossed a county border to access cheaper properties - not an option for everyone, I understand). So for you, what appeals about having your horses at home - and do these things still apply in Plan B? (You don't necessarily have to have an answer for this right now, or indeed answer it on here at all!).

 

[be positive]

I honestly mean this nicely - if Plan B really doesn't appeal to you, why is it Plan B? What about finding the best possible livery yard with amazing features, or a really lovely house near your current yard, or renting, e.g.?

I ask because I've been where you are and for me, what appealed about 'horses at home' couldn't be found in 'my own land' (in the end we accepted longer commutes and crossed a county border to access cheaper properties - not an option for everyone, I understand). So for you, what appeals about having your horses at home - and do these things still apply in Plan B? (You don't necessarily have to have an answer for this right now, or indeed answer it on here at all!).

Having just moved I looked at the options and having a yard not with the house is in some ways worse than livery because you do not have the option of easy cover, yes you can find a freelancer but it is not the same as being on a decent yard where you can ask the YO/ YM to do something at the last moment, take over if you are unwell, bring in for a vet or farrier visit, plus the numerous other things a good YO will be happy to do, even if it costs.
If they are at home you still need help at times but you never need to drive 12 miles to check them or to make sure you actually did bolt the door, I have often popped out last thing after getting into bed because I might have forgotten to shut a door, it was always shut properly but a niggle in my mind would not allow me to sleep.

 

[GoldenWillow]

If you bought the field, if I've understood right, which is 6 miles away would the possibility of a house come up very close to the field? Our field is at the other end of our village to us as a property with land attached was out of our budget so we got pony sorted and then bought the house.

 

[Muddywellies]

I honestly mean this nicely - if Plan B really doesn't appeal to you, why is it Plan B? What about finding the best possible livery yard with amazing features, or a really lovely house near your current yard, or renting, e.g.?

I ask because I've been where you are and for me, what appealed about 'horses at home' couldn't be found in 'my own land' (in the end we accepted longer commutes and crossed a county border to access cheaper properties - not an option for everyone, I understand). So for you, what appeals about having your horses at home - and do these things still apply in Plan B? (You don't necessarily have to have an answer for this right now, or indeed answer it on here at all!).

Many thanks for your response. 10 years ago I was lucky enough to have them at home (very different life and circs) and I always knew I wanted that again. After being on livery for most of my life (except those few years when they were at home) I am really tired of being on livery now. I've reached a stage in my life where I really just want to be somewhat anti social. At my yard, I've recently found myself carefully choosing when I go down so that I can have some peace and quiet. Most of the other liveries are wonderful, but there's always one or two who are quite exasperating. I also desperately need better facilities than are currently available and I'm so tired of a very interfering and unpredictable yard owner. And no, there are no better yards hear me, trust me, I've searched. Financially I'm now in a position to have my own yard again and that is exactly what I need, my own space, and peace and quiet. But frustratingly, don't quite have the couple of million I would really need. Drat! So trying to work out the best thing to do within the budget I have. I have the pennies to get a field and add facilities, but I'm not sure that's really what I want.

 

[Muddywellies]

Having just moved I looked at the options and having a yard not with the house is in some ways worse than livery because you do not have the option of easy cover, yes you can find a freelancer but it is not the same as being on a decent yard where you can ask the YO/ YM to do something at the last moment, take over if you are unwell, bring in for a vet or farrier visit, plus the numerous other things a good YO will be happy to do, even if it costs.
If they are at home you still need help at times but you never need to drive 12 miles to check them or to make sure you actually did bolt the door, I have often popped out last thing after getting into bed because I might have forgotten to shut a door, it was always shut properly but a niggle in my mind would not allow me to sleep.

My YO is totally hands off and would never be able to (or willing to) help out. (Tho she's very good at interfering in other ways)If I go away the horse goes to my trainer's yard for boot camp for a few days. And I've honestly never had to ask anyone to check I've done something. I'm very self sufficient and don't have any assistance from others.

The quandary isn't livery/home. It's time to get my own yard again. Just which way? Separate stand alone, but better facilities, or attached to home with almost no facilities?

 

[milliepops]

might you get planning for a house on the 6 acres?

 

[Muddywellies]

If you bought the field, if I've understood right, which is 6 miles away would the possibility of a house come up very close to the field? Our field is at the other end of our village to us as a property with land attached was out of our budget so we got pony sorted and then bought the house.

Yes, that would indeed be a possibility and had crossed my mind. I'm just slightly reluctant due to the costs associated with moving. That £10k is almost half an arena ;-). But yes, it certainly would get us abd the horse in the same village. Thank you - I need to consider this more I think.

 

[Muddywellies]

might you get planning for a house on the 6 acres?

Oh how lovely. But no, being realistic, I think planners would turn it down flat.

 

[Tiddlypom]

If you bought the field, if I've understood right, which is 6 miles away would the possibility of a house come up very close to the field? Our field is at the other end of our village to us as a property with land attached was out of our budget so we got pony sorted and then bought the house.

That‘s what we were going to do - buy a field first (one suitable came up in a village 20 miles away) then buy a house in the village.

In the end we just scraped together enough dosh to move to a house with 7 acres. It now has an arena, stable block etc, but it took over 25 years before we had the spare pennies to upgrade the facilities .

 

[catembi]

We are having work done atm. Sand & fibre arena, block of 4 stables with tack room & hay barn, various bits of fencing, hard coring, tidying up. I am not expecting change from £100k. That is for middle of the road options, not cutting corners but not going for the most expensive either.

 

[Red-1]

We moved around 45 miles, to a different town and almost a different county, to be able to have horses at home.

It was worth the extra travel time to have them outside the door.

Could you widen your search area?

 

[be positive]

My YO is totally hands off and would never be able to (or willing to) help out. (Tho she's very good at interfering in other ways)If I go away the horse goes to my trainer's yard for boot camp for a few days. And I've honestly never had to ask anyone to check I've done something. I'm very self sufficient and don't have any assistance from others.

The quandary isn't livery/home. It's time to get my own yard again. Just which way? Separate stand alone, but better facilities, or attached to home with almost no facilities?

I think being self sufficient is great but there is always the unexpected and having them 6 miles away could cause problems, I went with less land than ideal to have them outside my home, facilities can be added as and when, rather than driving to do them you can box up to the trainers or local arena hire, you can pop out when you want to do a few bits and bobs between other jobs, the time saving and reduced stress is worth it.

 

[Muddywellies]

I think being self sufficient is great but there is always the unexpected and having them 6 miles away could cause problems, I went with less land than ideal to have them outside my home, facilities can be added as and when, rather than driving to do them you can box up to the trainers or local arena hire, you can pop out when you want to do a few bits and bobs between other jobs, the time saving and reduced stress is worth it.

Hmm. Fair point.
Tho I'm toying with a compromise and move to the village. House wouldn't be attached, but would be less than a mile away.

 

[Pearlsasinger]

I think being self sufficient is great but there is always the unexpected and having them 6 miles away could cause problems, I went with less land than ideal to have them outside my home, facilities can be added as and when, rather than driving to do them you can box up to the trainers or local arena hire, you can pop out when you want to do a few bits and bobs between other jobs, the time saving and reduced stress is worth it.

This. 6 miles away is a loooong walk in bad weather, or when the car won't start. And it feels like a long drive when a horse has colic and you need to do night time checks, or even when you want to do the last check and hay/water top-up. I would go for the house and land with fewer facilities, settle for existing buildings and revamp them as necessary. As bp says, you can box to arena hire, if you want to, although for at least part of the year you might be able to school on your own grass.

 

[Abby-Lou]

consider drainage 15K to 18K

 

[honetpot]

I spent most of my horse life at livery or renting a field, at one point we were moving every 18months, and where ever we moved I managed to find livery. I always think the house and where the house is, is more important because thats where you live and get a return from your money. In moving to keep in our budget I have had a horse in the garage, or garden and the house we lived in for over 20 years only had two thirds of an acre, enough for stables and a winter thrash paddock and I rented grazing else where.
You are never going to get the money spent on stabling, arena back when you sell. How often will you use these facilities and work it out cost per use.
When the children were young I was out four days a week in a lorry that we stored on the drive, even with all the cost involved it would be a fraction of the cost of building the arena etc.
In many areas there are pockets of land owned by charitable Trusts that if the get £200 a year rent they are happy. I am not saying it is easy but its a lot cheaper than buying land with a water supply, road access and trying to get any sort of planning permission.
Look for the uglyest house in a nice area with a big garden, which basically what we did but on a larger scale, keep the horse in the back garden some of the time and make the house better and rent grazing or cheap livery.

 

[Muddywellies]

I spent most of my horse life at livery or renting a field, at one point we were moving every 18months, and where ever we moved I managed to find livery. I always think the house and where the house is, is more important because thats where you live and get a return from your money. In moving to keep in our budget I have had a horse in the garage, or garden and the house we lived in for over 20 years only had two thirds of an acre, enough for stables and a winter thrash paddock and I rented grazing else where.
You are never going to get the money spent on stabling, arena back when you sell. How often will you use these facilities and work it out cost per use.
When the children were young I was out four days a week in a lorry that we stored on the drive, even with all the cost involved it would be a fraction of the cost of building the arena etc.
In many areas there are pockets of land owned by charitable Trusts that if the get £200 a year rent they are happy. I am not saying it is easy but its a lot cheaper than buying land with a water supply, road access and trying to get any sort of planning permission.
Look for the uglyest house in a nice area with a big garden, which basically what we did but on a larger scale, keep the horse in the back garden some of the time and make the house better and rent grazing or cheap livery.

Oh bless. You've certainly made it work for you haven't you. My stumbling block I guess is that we dressage. We're at ele at the moment and was hoping to have a crack at medium this year. So quite keen to have a good arena, or at least east access to one.

 

[Muddywellies]

This. 6 miles away is a loooong walk in bad weather, or when the car won't start. And it feels like a long drive when a horse has colic and you need to do night time checks, or even when you want to do the last check and hay/water top-up. I would go for the house and land with fewer facilities, settle for existing buildings and revamp them as necessary. As bp says, you can box to arena hire, if you want to, although for at least part of the year you might be able to school on your own grass.

Now considering buying the field and then move to the village. Property wouldnt be attached to the land but we would be less than a mile away. Fields are like hens teeth so I'm afraid to miss this opportunity.

 

[Spotherisk]

OP we sold our separate house and land not long ago, they were 1.1 miles apart,and we had that set up for 13 years I think. We had a good but old stable black and yard, bore hole, no electric, well drained land and the horses lived out. We now have the house and land together but no facilities at all, and with our 10 acres being long and thin it’s a few hundred yards walk to the horses, and I actually drive up to feed them each evening rather than walk.

hinestly, in your position I would go with the land and try to buy a house close by. And, good luck!

 

[Nicnac]

Now considering buying the field and then move to the village. Property wouldnt be attached to the land but we would be less than a mile away. Fields are like hens teeth so I'm afraid to miss this opportunity.

Are you confident that you will get PP for stables and arena?

 

[The Bouncing Bog Trotter]

I don’t know where you live OP but consider security. Around here even yards with people who live on site are being cleared out overnight of anything that can be stolen. If your stables are remote with no near neighbours it isn’t even unknown for your hedge plants, fencing and buildings to disappear. Sad times.

 

[Muddywellies]

Are you confident that you will get PP for stables and arena?

No not confident. But hopeful, as it is a very horsey area (immediate area) with many little yards dotted around. It would be investigated more though, before making a decision.

 

[Muddywellies]

I don’t know where you live OP but consider security. Around here even yards with people who live on site are being cleared out overnight of anything that can be stolen. If your stables are remote with no near neighbours it isn’t even unknown for your hedge plants, fencing and buildings to disappear. Sad times.

Yes I know. The field is adjacent to a house but yes, there have been thefts in this area so it is a consideration. We would get a large storage container which are quite difficult to break into, along with substantial gates and cctv, but it would still worry me.

 

[Apercrumbie]

I know you say you're reluctant to get a mortgage, but in your shoes I think that's what I would do so you don't have to compromise. If it's a real no-no for whatever reason, then yes I would probably buy the 6 acres. You can always sell it again in a couple of years if it doesn't turn out to be convenient - provided you haven't yet invested the nearly £100k in putting in facilities.