How much would you pay to rent a yard.?

[blitznbobs]

Sole use with 5 stables, tack room, 10 acres of fenced paddock, 20 x 40 arena

We have an opportunity to buy but no idea what return on our investment we would get.

Cheshire

 

[SEL]

South east (bucks / Ox area) something with a bit less grazing and 4 stables was advertised for £700 pcm recently. Went in a flash.

 

[AmyMay]

Has to be a minimum of £700 I would have thought.

 

[ycbm]

What kind of hacking available?
.

 

[maya2008]

A yard near me - 10 stables, arena, 13 acres - advertised for £1750pcm … repeatedly. No one can make a profit. Anyone who tries doesn’t last long. Wiltshire.

 

[blitznbobs]

What kind of hacking available?
.

Not sure but at those numbers it isnt viable

 

[TheMule]

Not enough to be worth it by the time you factor in repairing the damage a bad tenant will leave you with. Or the hassle of getting rid of a non-payer.

 

[Sossigpoker]

A yard near me - 10 stables, arena, 13 acres - advertised for £1750pcm … repeatedly. No one can make a profit. Anyone who tries doesn’t last long. Wiltshire.

I think that may be due to the owner , who isn't said to be the easiest to deal with.
The arena surface is terrible too.
You absolutely could make a profit running livery out of there but with the owner interfering, how can you really run a business ?

 

[Sossigpoker]

Sole use with 5 stables, tack room, 10 acres of fenced paddock, 20 x 40 arena

We have an opportunity to buy but no idea what return on our investment we would get.

Cheshire

To rent it for sole use , I'd expect 5 x the local DIY rate plus a little extra for sole use.
If you bought it , whether you can make a profit out of livery would depend on how big a mortgage you'd have and whether you'd pay for staff or do all the work yourself.
There's no money to be made out of DIY though.

 

[teapot]

If you were properly invested in ensuring its upkeep 24/7 (fencing, grazing, arena surface, quality of boxes, utilities etc etc), there will be very little return on any investment.

 

[blitznbobs]

To rent it for sole use , I'd expect 5 x the local DIY rate plus a little extra for sole use.
If you bought it , whether you can make a profit out of livery would depend on how big a mortgage you'd have and whether you'd pay for staff or do all the work yourself.
There's no money to be made out of DIY though.

Compared with other investments it is a very very poor return - but we may buy for other reasons

 

[AmyMay]

I’d buy if I could afford to do so without bankrupting myself. £600-700 a month May not make you any profit, but it could be a brilliant investment for the future.

 

[Sossigpoker]

Agreed ^^ if you can afford to buy that's always a better option than renting,.financially, in the long term.

 

[Xmasha]

A friend of mine has just rented a yard with 7acres , 6 stables and a 60x20 arena . She’s paying £600 per month . ( in Cheshire ) quality stables with kitchen / brew room toilet and wifi

 

[maya2008]

I should probably add that we own some land we rent out. The number of people who want to rent for £60 per acre PER YEAR is amazing. Land prices are £12-15k per acre. Grazing is good, grass plentiful. At £60 per acre per year, it would take 200 years to pay for itself…

 

[SEL]

Compared with other investments it is a very very poor return - but we may buy for other reasons

You would hopefully get capital growth as well as monthly income

 

[blitznbobs]

You would hopefully get capital growth as well as monthly income

You would but we would have to build the arena so might just buy the land and not invest in the arena

 

[SEL]

You would but we would have to build the arena so might just buy the land and not invest in the arena

There's plenty around here without an arena. I could easily let my place for £500 a month and I haven't got one

 

[SantaVera]

£30 per week per box,so £600a month.

 

[Abacus]

£30 per week per box,so £600a month.

I think people will pay more for sole use, this seems to be based more on DIY livery rates per stable. I don't know about cheshire prices but round here (south east) DIY livery is from £35 to £45 per week depending on facilities.

 

[AShetlandBitMeOnce]

I'm shocked that renting a sole use yard is so little £ wise!

 

[Abacus]

It probably also depends on the maintenance contract. If the renter is obliged to repair fencing and so on, it can add up to quite a bit more, whereas on livery you don't expect to do this.

 

[ihatework]

Round my way it would be about 1k a month if in reasonable condition

 

[Polos Mum]

I would look at local DIY rates for maybe 8 horses stables then add 20% being the premium for sole use. People will certainly pay extra for that.

10 acres at a livery yard they would shove in many more than 8 but if you limit the headcount you will also limit the damage done.

Our house was a livery yard - 8.5 acres of fenced grazing and they had 17 stables when we moved in !!

 

[maya2008]

I think people will pay more for sole use, this seems to be based more on DIY livery rates per stable. I don't know about cheshire prices but round here (south east) DIY livery is from £35 to £45 per week depending on facilities.

If large enough to be a business, that logic does not work. If you pay more per box for the whole yard than DIY rates, even if you run it as full livery, by the time you have paid for staff you’ll be struggling to make a profit. For a small yard with arena, you are paying a bit more because you don’t have to share that arena with other people.

Equally, it’s only worth more if the maintenance is still done for you and utilities included. So if the fencing (and stables/arena if there are any) gets repaired and the fields sprayed/fertilised as part of the whole yard rent. DIY rates take those things into account. I rent land, for less than I would pay on a yard, but I have to do my own field maintenance, fencing, fix the barn when bits of it rot, there’s no arena and no utilities at all. So cheaper on paper but not so much when you add in the bits the YM or YO would do.

 

[Polos Mum]

If large enough to be a business, that logic does not work. If you pay more per box for the whole yard than DIY rates, even if you run it as full livery, by the time you have paid for staff you’ll be struggling to make a profit. For a small yard with arena, you are paying a bit more because you don’t have to share that arena with other people.

I wouldn't want someone running a DIY yard from it - lots of wear and tear and lack of care (generalising I appreciate but a risk).

That size would be ideal for someone to rent privately, maybe a low level pro who's producing a few or bringing on a few or breeding a few. Anyone with a stallion or colts will find livery impossible but jump at a private yard.
One person using it all is much more likely to look after it and stay longer than someone who thinks they can make a living running a 5 box livery yard (totally impossible!)

 

[Abacus]

If large enough to be a business, that logic does not work. If you pay more per box for the whole yard than DIY rates, even if you run it as full livery, by the time you have paid for staff you’ll be struggling to make a profit. For a small yard with arena, you are paying a bit more because you don’t have to share that arena with other people.

Equally, it’s only worth more if the maintenance is still done for you and utilities included. So if the fencing (and stables/arena if there are any) gets repaired and the fields sprayed/fertilised as part of the whole yard rent. DIY rates take those things into account. I rent land, for less than I would pay on a yard, but I have to do my own field maintenance, fencing, fix the barn when bits of it rot, there’s no arena and no utilities at all. So cheaper on paper but not so much when you add in the bits the YM or YO would do.

As Polos Mum says, my answer was based on it being for sole private use (from her original question), not for a livery yard as a yard this size doesn't make much money even if you own it outright.

For a lot of people the benefit of not sharing the school and general facilities, and being able to have their own rules, is worth paying more whether in rent or maintenance.

 

[SussexbytheXmasTree]

Would you be including utility bills in the rent or would that be paid separately?

Personally I’d be looking at finding an overall saving or at least equalling livery costs by renting a whole place rather than individual spaces on a livery yard. For example total lower monthly livery or be able to make savings by being able to turn out 24/7 all year keeping bedding and forage bills lower, having good storage to be able to buy in bulk etc.

My DIY livery is £200pcm per horse. Just field, stable and school, no extras.

 

[SEL]

Would you be including utility bills in the rent or would that be paid separately?

Personally I’d be looking at finding an overall saving or at least equalling livery costs by renting a whole place rather than individual spaces on a livery yard. For example total lower monthly livery or be able to make savings by being able to turn out 24/7 all year keeping bedding and forage bills lower, having good storage to be able to buy in bulk etc.

My DIY livery is £200pcm per horse. Just field, stable and school, no extras.

Around here (SE) there's usually a premium for some use yards.

 

[Ahrena]

Last year I rented a 6 acre field with no facilities for £475 a month in the Home Counties so surprised by some of the figures here.

I would expect to pay a premium for sole use.