Valuing a livery yard for sale?

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fine_and_dandy

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The question is in the subject really!! Just want to know on what basis and how yards are valued for purposes of sale - i.e. are there certain things which will increase/decrease the sale?

If anyone does know and fancies giving an estimate as to what they would expect the following "yard" (it's theoretical) a value it would be appreciated!

17 Boxes, Indoor and Outdoor
Tack room, tea room, feed room, toilets, hay storage barn
Couple of non descript outbuilding
Grazing of about 15 acres (not for 24/7)
60*40 school
Horse walker and lunge arena

Location is Wycombe/Aylesbury way and the hacking there is pretty good.

Also, do public footpaths, and shared access to other properties reduce the value?
 
It is normally based on value of land and Value of potential business unless it is being sold as a going concern, in this case it is valued on business assets and goodwill.
 
Ok. So any guesses?! Lol.
laugh.gif
 
Is there house/residential with this?
this has huge impact.. or potential to put one on there, e.g. permissions.

£290,000 - if that's all they cost I'll take two hehehe!
 
for sale near me in north wales there is a livery yard with 40 stables, indoor and outdoor 20x40m schools, lorry parking, offices, washing facilitie, 40 acres of land and a big house for 1.2million
 
Why don't you ask your local estate agents? They should be able to give you a ballpark figure over the phone. I feel it's a bit of a shot in the dark for me really, so can't help.
 
OK, sort of in the valuing business (not saying who I work for!). I would say at least £10K-£15K an acre for the land if it is in a sought after area for pony paddocks etc. So that takes you to £150K - £225K straight away. Then I'd say you'd have to add on at least £250K for all the buildings and other facilities, planning permissions, etc. Footpaths would not affect the value, unless their route went directly through the yard, or affected the use of the property in any way. The shared access also shouldn't be a problem, as long as proper rights have been put in place. Hope that helps a bit!
 
i'd say around the 300k mark

ETS.........the above price is assumming everything is fine and dandy and ready to use..
 
more info needed

are the boxes of stone or wood or other construction , what quality , what roofing materials & in what state of repair

is the land flat or sloping , in a ring fence , accross a road etc , what is the fencing & state of both land & fencing

whats the acess to the property like ,made road , track? are there any legal right of access issues

whats the school like , what surface & installed how long ago

what are thw profits & turnover of the business as if it is a working yard there may wll be an element of goodwill to the sale
 
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more info needed

are the boxes of stone or wood or other construction , what quality , what roofing materials & in what state of repair

is the land flat or sloping , in a ring fence , accross a road etc , what is the fencing & state of both land & fencing

whats the acess to the property like ,made road , track? are there any legal right of access issues

whats the school like , what surface & installed how long ago

what are thw profits & turnover of the business as if it is a working yard there may wll be an element of goodwill to the sale

[/ QUOTE ]

ok:

variety of materials used for stables; some are stone, most are wood. They are in good condition, a few could probably do with reparing at some point in the near future. Roofing is ok for most, but again approx 6 or 7 cold do with roof being re-done due to leaks.

land is sloping, couple of level fields but thats it. grazing is ok atm, but turn out is not available 24/7. fields could do with spraying. mixture of post and rail, wire (not barbed) and electric fencing.

access to property is via a "road" - more like an established track - was tarmaced probably a long time ago but does have potholes etc - not good on suspension! no legal issues in respect of rights of way, there are covenants/easements which protect this for the yard and the other properties further up. public foothpath runs up the road, and there are dog walkers etc. no other traffic.

school is good, has a sandy surface, wooden fencing around it which could do with repair in places. is set away so no view of fields.

it is a working livery atm, which is how it would be kept although it is not a stipulation of sale. It is leased at about 2.5k per month. Current set up for prices (is mix of DIY, part, full, breaking/schooling livery) just about covers that and maintenance. could do with better management price wise etc to truly maximise profit.
 
Living in this part of the world (Wyc / Ayles) & having seen a few livery yards change hands I would say somewhere between 500 - 650 K. But it can depend on the condition as many others have said.
 
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It is leased at about 2.5k per month. Current set up for prices (is mix of DIY, part, full, breaking/schooling livery) just about covers that and maintenance. could do with better management price wise etc to truly maximise profit.


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Are you selling the freehold or just the lease. Obviously that makes a mega difference to price!!
 
North Wales, although a lovely area and next door to where I live, is one of the cheaper areas in the country. On the other hand it is supposed to be up and coming, but with the property market plummeting who knows what will happen.

10-15k for an acre sounds extraordinary to me. This is what you might have to pay for a few acres right next to a house in the south. Anywhere else it would be a lot less and when you go over the 5 acres which is what most buyers want, prices drop considerably.

If the business is a going concern any buyer would want to see the accounts for the last few years and any offer would depends on the profits already made.
 
with the recession the one thing that is not affected is land prices(they dont make it anymore lol!)

with more food needed and bio fuels even farmers are paying more theses days.
 
[ QUOTE ]
North Wales, although a lovely area and next door to where I live, is one of the cheaper areas in the country. On the other hand it is supposed to be up and coming, but with the property market plummeting who knows what will happen.

10-15k for an acre sounds extraordinary to me. This is what you might have to pay for a few acres right next to a house in the south. Anywhere else it would be a lot less and when you go over the 5 acres which is what most buyers want, prices drop considerably.

If the business is a going concern any buyer would want to see the accounts for the last few years and any offer would depends on the profits already made.

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living in north wales the land next to my house has just sold for over 10k an acre!!
 
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