Equestrian Property - how much?

[kit279]

Could I pick people's brains here? How much would you value the following property?

Based near Newmarket, 20 minute drive to Cambridge,
5 bedroom detached red-brick Victorian house
Very pretty and characterful, has been fully renovated to a high spec
2 outhouses
2 stables (with room for at least 6 more without need for planning permission and I will probably put another 2 in before winter), visible from the back of the house
0.5 acre garden with mature trees
10 acres of well-draining good grazing, post and rail fenced, immediately adjoining the back garden, you can walk out the back door to the stables and then walk the horses down the garden to the fields
Secure hardstanding parking for lorry or trailer

Really lovely location - overlooking a big old-fashioned stud, lots of very appealing little foals!

Planners have indicated permission would be granted for an arena, the plan is to put one in in the autumn.

I have to have a think about what to do with the house longer term as my work is taking me increasingly away...

 

[BBH]

If you moved it to where I am £1.2 m

but not sure about Cambridge tbh so not much help. Sorry.

 

[kit279]

Just to give an idea of the place (which is and has been my complete dream house):-

I promise I'm not advertising - I really don't want to sell this place and actually I'm still not sure whether I will.

 

[Slightly Foxed]

Looks wonderful, what I would give for well draining soil!

However, why not ask an estate agent?

 

[ElleSkywalker]

Go on to ea equestrian website, they have lots of houses for sale in your area and will probably be a good place to start to get price ideas.

Think houses like that are going for 400-800k depending how nice they are and how close to big towns they are

 

[millhouse]

I would get your property professionally valued.

 

[kit279]

The problem is that a lot of the estate agents that I have spoken to have been a bit flummoxed by the equestrian dimension - they will value the house but are calculating the value of the land as if it were agricultural, which isn't quite right.

 

[Farma]

A menage would be a good investment if you are thinking of selling and a decent size one with an all weather surface will make the property appeal better to an equestrian buyer.
If you have 10 acres of decent grazing and potential for more stables/ tack rooms etc I cant imagine the house would be less than 1 million in that area but as mentioned you really need to ask an estate agent locally who will be able to give you a much better idea!

Ooh sorry just saw your last post...maybe call an equestrian property specialist? The land will be more valuable but only with facilities.

 

[L&M]

We bought our current property from 'Rural Scene' - they specialise in equestrian properties and am sure they would be happy to advise.