Say the numbers
Total acreage, split into grazing, arena, yard, woodland, garden. Number and size of stables (12x12 is the benchmark). Arena size and surface (20x40 or 20x60; sand, rubber, fibre, waxed). Hay barn, tack room, wash box, horse walker, lorry parking. Fencing type (post and rail, stock, electric). Water to the fields or not. Vehicle access for a lorry. These are the first questions and if the listing doesn't answer them the buyer moves on.
Planning and permissions
Say what has planning permission, what is permitted development, what is agricultural and what is equestrian use. A change of use from agricultural to equestrian, or the absence of it, changes the value and the buyer's lender. If you have a certificate of lawfulness, say so.
Access and rights of way
Own access from the road, or a shared track? Bridleways or footpaths across the land? Hacking from the gate? Buyers care about all three, and a good hacking network is a selling point worth writing about.
Photos and video
Walk the land with the phone. Show the arena from the corner, the stables from the yard, the fields from the gate with the boundary visible, and the access from the road. A three-minute walking video on YouTube does more than twenty photos.
Who buys, and where they are
Riders moving from livery who want their own yard; people downsizing from a bigger farm; smallholders; and increasingly people who just want space. They are on Facebook, in groups like ours, and they are searching by what the land offers, not by bedroom count. Lead with the yard.
Pricing land
Bare grazing land runs roughly £8,000 to £15,000 an acre depending on the region and how near a town it is; equestrian land with buildings and an arena is worth the buildings plus a premium. A house with 5 acres and a yard is often worth 20% to 30% more than the same house with a garden. Price the elements separately so you can defend the total.
Bridging and the equestrian buyer
Many buyers of this property need to sell first, and some use a bridging loan to secure it. If your buyer mentions bridging, it is normal; ask for evidence the facility is agreed. Our sister site British Bridging Company covers how it works.
This is general information for people in the UK selling or buying privately, not legal or financial advice. Property law differs in Scotland and Northern Ireland; always use a solicitor.
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