OMG who is it paying these prices for land ?

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BBH

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I have just seen 1.5 acres for sale with no water, no electric and decent fencing, no planning permission and dirt lane access for £150k.

The agents are saying the seller has sold two similar parcels for pony paddocks and each buyer is in the process of applying for planning for stables.

Am shocked.

Hampshire but even so.
 
:eek: Blimey!!

There's a little bit of grazing near me I'd love to be in a position to buy and that's £48K for 3.7 acres.
 
:eek: Can't blame the seller though, nice little earner;)

5 years ago I sold 1.98acres valued at 10K! (You did have to buy a Defender 110 with it as well, oh, and a house at my asking price)

OK it was in Wales, halfway up a mountain with dodgy access, but it did have grazing rights, a gate directly onto 2000 acres of said mountain, a barn and running water.

150K? I paid about 100K more for 50 acres (house and barns included) near Burford.
 
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BBH said:
I have just seen 1.5 acres for sale with no water, no electric and decent fencing, no planning permission and dirt lane access for £150k.

The agents are saying the seller has sold two similar parcels for pony paddocks and each buyer is in the process of applying for planning for stables.

Am shocked.

Hampshire but even so.
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Which land agent was it with? I know pony paddocks fetch a premium but that is rather steep.
 
it's sickening isn't it? my husband (got married last month and still getting used to saying that!) and I have seen a place on the market for almost £500k. It is a dilapidated bungalow needing a lot of work but has 2.5acres of paddock and a yard of three stables and a feed room. It's the land that has bumped up the price, without it the place would be £200k. It'd mean I could have a horse again, but the mortgage we'd be paying would mean that I could probably afford to pat it, that's all!
 
Wowzers, that's expensive!!
We bought 3 acres last year, fenced and with water for 26k and the field next to us is up for sale, that's 4 n half ish acres for 48k and it's been on the market well over 6 months, I thought it would get snapped up!
 
Ha ha makes you laugh really. If you think about it you could get 41 years of full livery on a yard with indoor/outdoor schools etc for £150K. Instead if you bought the field you get 25 years of very expensive running costs for land with no stables, no water, no electricity, no menage, no jumps, no place for lessons and to top it all off if you get sick of it you can't just up and move. Silly if you ask me.
 
BBH said:
I have just seen 1.5 acres for sale with no water, no electric and decent fencing, no planning permission and dirt lane access for £150k.

The agents are saying the seller has sold two similar parcels for pony paddocks and each buyer is in the process of applying for planning for stables.

Am shocked.

Hampshire but even so.
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I know. I am desperate to rent / buy land closer to home (near Liphook / Haslemere) ideally with stables but everything is so expensive to buy and nothing seems to be coming up for rent.

I got sent details of a small yard with 4 acres near Petersfield for about £270k. Thats nearly £80k more than my OH and I paid for our house. No way we could spend more on a yard for me than a house for us!!!

It's just a nightmare. . .
 
On the other hand, we have our's up for sale at £595k 4 bed house with lots of stone/slate outbuildings and 6 acres of land.........just dropped the price by 50k so see how it goes; I think its a bargain, looking around at other property's we can't find anything with 3/4 acres for less than 500k in the nottm area.


5.5 acres plus stables just sold down the road from us for 130k about the right price for the area. 14 acre field has gone for 100k with water but nothing else.
 
woodtiger said:
the people paying these prices are developers who can sniff a profit on a bit of planning permission....
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I'm thinking you may be right as some of the surrounding land has been bought by developers and its just sitting there with the odd horse on it. It seems people are buying up parcels of land speculatively and allowing horses on it until development is allowed.

I chose my land because it didn't have any future profit uplift attached so anything done is down to me.

Its still shocking though, at some point the only places for horses will be formal large equestrian centres and those kept at home :(
 
Alimac19 said:
Ha ha makes you laugh really. If you think about it you could get 41 years of full livery on a yard with indoor/outdoor schools etc for £150K. Instead if you bought the field you get 25 years of very expensive running costs for land with no stables, no water, no electricity, no menage, no jumps, no place for lessons and to top it all off if you get sick of it you can't just up and move. Silly if you ask me.
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Actually I don't agree its silly.

Its a shocking price I agree but land is not an infinate item, we are an island so once its gone its gone and we need so much more housing. Like anything the rarer it becomes the more expensive it becomes. It does have housing around it but admittedly large detached houses with acreage of their own. Who knows what it will be worth in another 5 years.

Who would want 41 years on full livery ? If you bought this field you wouldn't have it without water, electric, stables, fencing for 25 yrs you'd get all that done and set up and then you're sorted. If you don't want horses yourself then you rent it out until planning is approved.
 
Good grief that is very expensive! I work in property sales and for £150k up here in NE Scotland you can get a very exclusive plot of land with amazing views with full planning permission for a very fancy architect designed house. We bought our horse field (5 acres) for about £25k a few years back. Move to Scotland, its so much cheaper up here ;)
 
Alimac19 said:
Ha ha makes you laugh really. If you think about it you could get 41 years of full livery on a yard with indoor/outdoor schools etc for £150K. Instead if you bought the field you get 25 years of very expensive running costs for land with no stables, no water, no electricity, no menage, no jumps, no place for lessons and to top it all off if you get sick of it you can't just up and move. Silly if you ask me.
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Surely, if you can afford it, better to pay the installments on borrowing the money to buy as I'm quite certain land will only increase in value - giving you an asset to sell at some future date, you can't do that with renting
 
The land next to my yard was bought recently for £300,000... for that they got about 35 acres including a huge barn which they hope to convert to stabling and an indoor, a rudimentary outdoor and 30 acres of post and rail fencing. Also, it has electric and water already :P
 
Wow thats steep!!! A place near me recently went for £129k, 34 acres, 10 stables, outdoor school, all fields post and rail. Electricity and water.
 
It will be travellers, they don't abide by the planning laws. They have bought two parcels of land in my village. Somehow the council ignores the fact they have mobile homes on the fields. if I tried to put a mobile home on my paddock, they would have me in court tomorrow.
 
RunToEarth said:
Which land agent was it with? I know pony paddocks fetch a premium but that is rather steep.
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Up here, Aberdeenshire they have a phrase for it - it is called 'the pony premium'. Typically makes land with marriage value to accomodation worth 10K per acre for the first 10 acres. Still significantly better than this though!
 
BigRed said:
It will be travellers, they don't abide by the planning laws. They have bought two parcels of land in my village. Somehow the council ignores the fact they have mobile homes on the fields. if I tried to put a mobile home on my paddock, they would have me in court tomorrow.
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Not necessarily, if you can show a genuine need its not too hard. I got a mobile on mine very easily.

I'm given to understand the government are introducing new laws purely to prevent travellers riding roughshod over planning laws. A favourite of theirs is to buy over a bank holiday, lay the tarmac and get everything on site before the council planners return to work on the tues and it takes years to get them off following appeal after appeal all paid for by the tax payer.

Don't worry with all the council cuts and reduced planning officers they'll be in a back yard near us anytime soon :eek:
 
BBH said:
Actually I don't agree its silly.

Its a shocking price I agree but land is not an infinate item, we are an island so once its gone its gone and we need so much more housing. Like anything the rarer it becomes the more expensive it becomes. It does have housing around it but admittedly large detached houses with acreage of their own. Who knows what it will be worth in another 5 years.

Who would want 41 years on full livery ? If you bought this field you wouldn't have it without water, electric, stables, fencing for 25 yrs you'd get all that done and set up and then you're sorted. If you don't want horses yourself then you rent it out until planning is approved.
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Whilst I agree that land "supposedly" goes up in valve (recent trends excluded) but looking at the land your talking about is £150K for 1.5 acres.

Lets have a look at this. Supposing you bought this land as an investment and to graze your horses as opposed to livery. I have assumed 2 horses as only 1.5 acres and I have used the rates I pay for my livery in this calculation.

DIY Livery over 5 years @ 2x£28/week = £14560 - haylage included.

Monthly cost of mortgage for £150K = £950/month. Haylage/water/electricity/rates approx £300/year = £1500 Therefore total running cost for 5 years = £58.5K. Ok so after 5 years your mortage outstanding ammount is £134.4K. You sell the land making 10% profit for £165K. Therefore get back £31K. If you take this from our running costs you've lost £27.5K.

It has therefore cost you more than £14K extra to have your own land, not including the cost of building stables etc. And even if you did rent it out to others for stabling you wouldn't be able to ask for £950/month for 1.5 acres of land with no facilities. Don't get me wrong I would love to have my own stables but until I win the lottery and can afford a full equestrian centre it just aint happening!!!!
 
LOL I do see what you're saying and I think it depends on your circumstances and goals for the land.

If you are in a position to spend that kind of money on a non essential item my own view is that anyone buying it will not need a loan / mortgage or at least not for the full amount so i wouldn't worry about finding £950 a month. All the plots around here have been sold to cash buyers as far as I know.

The costs of livery in your example are very cheap especially including haylage and not realistic in Hampshire so not a fair comparison.

Anyone will realise they're are far more lucrative people to rent to than horse owners for a pittance especially once barns / building have been out up.

I do see what you are saying though and it has to work for your own circumstances but IMO land investment will never lose money particularly over the medium to long term.
 
How about this
http://www.ruralscene.co.uk/details/3936_EO180F.pdf

You will note the reference to "virtually direct access to extensive outriding" . . . er . . . yes, the whole 92,000 acres of the New Forest BUT what it doesn't say is that the land is on the "wrong" side a very, very busy main trunk road which you have to cross to get to the Forest. It also doesn't mention that the land is unusable for about a third of the year because it is so wet! Caveat emptor . . . .

However, if you'd like a house too, there are two properties not far from the above - One is a Victorian farmhouse with 4 acres, a couple of stables and direct forest access from the rear of the property; the other is a more modern house with 10 acres, 8 stables and forest access up a short dead-end road that ends in a forest car park - both are £1.25 million. . . . .
 
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Faithkat said:
However, if you'd like a house too, there are two properties not far from the above - One is a Victorian farmhouse with 4 acres, a couple of stables and direct forest access from the rear of the property; the other is a more modern house with 10 acres, 8 stables and forest access up a short dead-end road that ends in a forest car park - both are £1.25 million. . . . .
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That is mental... for a mere 300k more you could get a house just up the road from me...

Five bed house and another large semi detatched cottage
108 acres
60 x 30 indoor arena
8 stables (adjoining the arena)
http://www.primelocation.com/uk-property-for-sale/details/id/DEEBA114992/

But you would have to live near me ;) AND in Yorkshire ;) ;)
 
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