Equestrian mortgages at a glance
An equestrian mortgage is a specialist form of finance secured against a property that combines a main residence with equestrian facilities such as stables, arenas, paddocks, and associated outbuildings. Unlike standard residential mortgages designed for conventional homes, equestrian property mortgages require lenders who understand the complexities of rural property markets, large acreage, and the unique characteristics that horse owners seek. This guide is intended for individuals, considering the purchase or refinancing of equestrian properties, and explains the unique challenges and opportunities in securing finance for these specialist assets.
Fox Davidson, specialises in arranging mortgages for equestrian properties nationwide. Our loans typically start from £250,000 with no formal upper limit for well-structured proposals. We work with clients across England, Wales, and the wider UK.
Whether you’re looking to purchase your main home with stables attached we can help navigate the lending landscape.
- Mainstream high street lenders often decline equestrian properties with large acreage or any form of commercial use
- Standard residential mortgages rarely accommodate properties with manèges, gallops, or income from livery
- Specialist advice is usually required to identify several appropriate lenders and structure the right finance
- We offer a free, no-obligation consultation to discuss your equestrian finance requirements
What is an equestrian property mortgage?
Equestrian mortgages are a specialised category of lending products designed specifically for properties with equestrian uses. Equestrian properties typically combine residential accommodation with purpose-built equestrian facilities, such as stables and arenas.
An equestrian mortgage is finance secured on a property that combines residential accommodation with equestrian facilities. These unique properties sit outside the parameters that conventional lenders use to assess standard homes, requiring specialist understanding of how land, buildings, and equestrian activities interact.
Lenders may treat the same property as residential, semi-commercial, or fully commercial depending on several factors. The distinction matters because it determines which mortgage products are available, what documentation is required, and how affordability is assessed.
- Residential with equestrian facilities: Country houses with 5–20 acres and private stables for personal horses, where no trading income is generated
Properties with more than around 5–10 acres, manèges, gallops, or income from livery are typically assessed under specialist equestrian mortgage or rural mortgage criteria.
The equestrian property market in the UK
The UK market for equestrian properties remains robust, with strong demand across England and Wales. Counties such as Gloucestershire, Somerset, Hampshire, Surrey, and the Home Counties consistently attract buyers seeking properties where they can own horses while enjoying proximity to competition venues and quality hacking.
Property value in the equestrian sector is driven by factors that standard residential valuations rarely consider. Land quality, bridleway access, transport links to competition centres like Hartpury, Hickstead, and Addington, and local planning policies all influence pricing and demand.
The post-2020 trend of buyers relocating from cities to rural and semi-rural areas has intensified competition for homes with land and stables. This demand, combined with limited supply of quality equestrian properties, often results in premium pricing and competitive bidding situations.
- Having funding agreed in principle before viewing properties is essential in this competitive market
- Equestrian properties may be marketed as residential homes, farms, or smallholdings.
- Properties with planning permission for equestrian use typically command higher prices than those requiring change of use applications
- Land agents specialising in rural property markets can help identify opportunities that match your requirements and budget
Residential mortgages for equestrian homes
A standard or specialist residential mortgage can apply when you’re purchasing your main home with modest acreage and facilities for personal use. This typically means keeping horses for your own enjoyment rather than operating any form of trading business.
Underwriters assess these properties based on marketability, specifically, whether the house remains a conventional dwelling with “added land and stables” rather than a purpose-built yard that happens to have accommodation attached. Residential affordability assessment focuses on your UK taxable income from employment, self-employment, or investments, not on potential livery or riding income.
- Suitable for properties with approximately 3–10 acres where horses are kept for personal use only
- Typical LTVs range from 60–80% on more specialist cases, with stronger applications potentially accessing higher LTV via private banks
- Deposit requirements usually start at 20% for equestrian properties, compared to 10% or less for standard homes
- Properties must have conventional residential appeal to satisfy lender marketability requirements
- Capital repayment and interest-only options may both be available depending on circumstances
Potential complications include agricultural tie or equestrian tie restrictions that restrict occupancy to agricultural workers, rights of way across land, and access shared with commercial operations. These issues narrow the lender pool and require early identification.
Key lending criteria for equestrian mortgages
Lender criteria for equestrian properties are typically stricter than for standard homes. The specialised nature of these properties means smaller resale markets, fewer comparable sales for valuations, and greater uncertainty about marketability in the event of default. Deposit requirements for equestrian mortgages typically range from 20-40%, which is considerably higher than the 5-10% often available for standard residential properties.
Understanding these criteria before you start searching for properties helps set realistic expectations about borrowing capacity and deposit requirements.
Category | Typical LTV Range | Minimum Deposit |
|---|---|---|
Residential equestrian | 60–80% | 20–40% |
Commercial yards | 60–70% | 30–40% |
Complex/single-purpose sites | 50–70% | 30–50% |
Key criteria lenders assess include:
- Minimum loan amounts: Many commercial lenders prefer £250,000+, with some starting at £500,000
- Property condition: Buildings must be structurally sound, weathertight, and fit for purpose
- Construction types: Modern construction is preferred; non-standard rural buildings require specialist assessment
- Land quality: Acreage, fencing, water supply, and field shelters all affect valuation
- Arenas and facilities: Surface type, drainage, and floodlighting are assessed against commercial standards
- Grazing land: Quality of agricultural land influences both property value and lending decisions
- Agricultural mortgages: These are another category of rural property finance, with their own lending criteria tailored for agricultural and farming purposes
Personal requirements matter too. Lenders examine credit history carefully, often requiring experience operating equestrian businesses for commercial applications. Age limits and maximum term lengths apply, particularly for commercial borrowing where 15–20 year terms are more common than the 25–30 years typical of residential mortgages.
Equestrian tie and its restrictions
An equestrian tie is a specific type of planning restriction that can be attached to equestrian properties, requiring that the land and buildings are used primarily for equestrian activities or that the occupants are actively involved in an equestrian business, such as running a livery yard or riding school. These restrictions are often implemented by local authorities to preserve the rural character of an area, ensure that valuable land is used for its intended equestrian purpose, and to prevent inappropriate development or residential use.
For buyers considering equestrian property mortgages, it’s essential to understand how an equestrian tie can influence both the purchase process and the long-term management of the property. Equestrian tied properties are viewed by many lenders as a niche market, which can limit the number of available finance options. Commercial mortgages and specialist finance products may be required, as standard residential mortgages are rarely suitable for properties with such restrictions. Lenders will often conduct detailed assessments of the property, the business case, and the applicant’s experience in equestrian business operations before making a decision.
The presence of an equestrian tie can also affect the property’s value and its appeal to future buyers. Because the tie restricts occupancy or use to those involved in equestrian activities, the pool of potential purchasers is smaller, which can impact resale prospects. However, for equestrian business operators, these restrictions can be advantageous, as they help maintain the integrity of the area for equestrian use and support the long-term success of equestrian enterprises.
If you are considering a property with an equestrian tie, it’s crucial to work closely with experienced land agents, solicitors, and mortgage brokers who understand the complexities of rural property markets and specialist finance. They can help you review the property’s documentation, clarify the exact nature of the tie, and identify several appropriate lenders who are comfortable with these unique properties. In some cases, it may be possible to apply for the removal or modification of an equestrian tie, but this process is often time consuming, requiring substantial evidence, negotiation with local authorities, and sometimes legal representation.
For those running or planning to establish an equestrian business, strict compliance with the terms of the equestrian tie is essential to avoid penalties or enforcement action. Understanding the restrictions from the outset will help you secure the right finance, structure your business plan effectively, and ensure your property remains a valuable asset for years to come.
In summary, equestrian ties are a key consideration when buying or refinancing equestrian properties. By seeking expert advice and carefully evaluating your finance options, you can navigate these restrictions and position your equestrian business for long-term success.
Common challenges when financing equestrian property – and how to address them
The main hurdles in equestrian property finance are limited pool of lender appetite, complex title or planning issues, and mismatches between intended use and mortgage product type. Identifying these challenges early prevents wasted time and costs.
Occupancy restrictions and ties
Agricultural tie and equestrian tie restrictions limit occupation to those working in agriculture or equestrian enterprises. These occupancy restrictions significantly narrow the lender pool and affect property value. Some lenders will finance tied properties; others will not consider them at all. Buyers must be aware of the planning permission process and any agricultural or equestrian ties that may restrict use or occupancy.
Planning and consent issues
Buildings without formal planning consent, change of use requirements, or existing debt relating to enforcement action all create problems. Lenders need certainty about what can legally happen on the land.
Title complexities
Rights of way across fields and yards, shared access tracks, and unusual ownership arrangements require careful legal work. Some issues can be resolved; others are fundamental obstacles.
Specialist facilities
Large acreage, racing yards, or very specialist facilities such as racehorse training yards further narrow the lender pool. These properties require niche funders comfortable with their specific market.
Practical solutions:
- Instruct solicitors experienced in rural and equestrian conveyancing before making offers
- Obtain planning reports and resolve title issues before formal mortgage application where possible
- Work with land agents who understand how much land you need and what planning constraints apply
- Consider buying land separately if it helps structure a more straightforward transaction
- Use a specialist broker who can pre-vet cases with lenders and shape valuation briefs
A specialist broker can navigate these challenges, negotiating around perceived risks and identifying lenders comfortable with the specific circumstances of your property.
Why use Fox Davidson for equestrian mortgages?
Fox Davidson are experienced rural and equestrian mortgage brokers, we offer comprehensive financial solutions for the full range of equestrian property types.
We provide nationwide coverage helping clients purchase and refinance equestrian properties across England, Wales, Scotland and Northern Ireland. Our team understands the niche market for equestrian properties and the tailored solutions required to secure funding successfully.
What we offer:
- Access to a panel of high-street banks, challenger banks, specialist rural lenders, and private banks comfortable with land, arenas, and equestrian income
- Expertise in consolidating existing debt or refinancing to release capital for improvements
- Coordination of valuations, working alongside your land agent and solicitor
- Management of the entire process from initial enquiry through to completion
- Guidance for develop buying strategies where planning or improvements are required
Using a specialist broker rather than approaching lenders directly offers significant advantages. We understand which lenders will consider your property, how to present your case for maximum impact, and how to navigate the time consuming process of securing approval for complex cases.
Next steps – securing an equestrian mortgage
Taking the right steps from the outset leads to smoother transactions and better outcomes. Preparation matters enormously in this specialist sector.
Clarify your intended use
Be clear about whether this is purely residential use for personal horses, a semi-commercial arrangement with some livery income, or a fully trading land based business. This determines the entire approach. Fox Davidson only secure mortgages for property which will be used as a main residence.
Gather documentation early
For personal applications, prepare evidence of income, existing commitments, and deposit funds. For business applications, compile accounts, business plans, and evidence of relevant experience.
Obtain an indication of borrowing capacity
Before offering on a property, understand how much you can realistically borrow. This prevents disappointment and wasted time on properties outside your budget.
Engage specialist professionals
Work with specialist equestrian and rural land agents who understand competitive rates in your target area. Ensure your solicitor has experience with rural conveyancing and can handle planning permission queries and title complexities.
Be realistic
Understand that deposit requirements for equestrian properties are higher than standard homes. Allow adequate time—these transactions typically take longer than conventional house purchases.
Every equestrian property is different. Lender approach, valuation method, and deal structure will always be tailored to specific circumstances. Cookie-cutter solutions rarely work in this market, which is precisely why specialist advice delivers long term success.
Ready to explore your mortgage options?
Contact Fox Davidson for a free, no-obligation consultation.
