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Sell a paddock or equestrian land

Paddock land is a small enclosed field used for grazing or keeping horses, often close to houses. Paddocks next to villages and towns can have development potential, which is why they often sell for more than ordinary grazing land.

Paddocks often sit right on the edge of villages, which can make them some of the most interesting small sites for new homes.

  • Free appraisal and written offer
  • Figures explained, so you can check them
  • Independent advice encouraged

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Fenced paddock with a timber field shelter and a chestnut horse grazing

What we look for

  • Paddocks adjoining village or town housing
  • Grazing land with a gate onto a public road
  • Small fields of around half an acre to several acres
  • Paddocks with stables, field shelters or hardstanding
  • Land behind houses with a shared or private access
  • Pony paddocks no longer needed by the family
  • Equestrian yards with buildings that could be redeveloped

If you no longer keep horses, or simply want to release capital, we can look at your paddock and tell you whether it has value beyond grazing.

What affects the price of paddock land

Position

A paddock next to houses has far more potential than one in open countryside.

Access width

Access needs to be wide enough for a road if homes are to be built.

Existing buildings

Stables and hardstanding may count as previously developed land in some cases.

Change of use history

Equestrian use may already have needed planning permission; we check the record.

Neighbours' views

Overlooking and outlook affect what layout a council will accept.

Drainage

Paddocks without mains drainage nearby can be costly to connect.

Amenity value

Without a planning prospect, neighbours may pay a premium for a paddock adjoining their garden.

Ways to sell paddock land

We buy paddocks as they are, including field shelters, stables and fencing, and explain clearly whether our offer reflects grazing value, hope value or both.

Outright purchase

A clean sale reflecting grazing and any hope value.

Subject-to-planning sale

We complete once homes are approved on the paddock.

Option agreements

Useful where the paddock could form part of a wider site.

Joint ventures

Suits owners of larger equestrian yards with redevelopment potential.

When the land isn't straightforward

The only access is a narrow track

We measure what's there and see if it can be widened or combined with neighbouring land.

You still keep horses on part of it

We can look at buying part of the land and leaving you the rest, with access protected.

A neighbour has used the field informally

Long informal use can raise questions about rights. Your solicitor will check this early.

What happens next

  1. Tell us about your land

    Send the address or postcode, a rough size and anything you know about planning. A plan or a photo helps but isn't essential.

  2. We check it properly

    We look at the title, planning history, access, flood maps and local policy, then call you to talk it through.

  3. You get a written offer

    We put the offer in writing with the main figures behind it, so you or your adviser can check it. There's no obligation and no deadline we impose.

  4. Solicitors do the legal work

    Your solicitor and ours deal with the contract. On an outright sale we exchange and complete; on a conditional deal we exchange now and complete when the condition is met.

England and Wales: what's different

We buy land in both countries. These are the rules most likely to affect paddock land.

England

Planning framework

Planning decisions in England follow the National Planning Policy Framework, revised in August 2026, and the local plan, prepared by the council or, in a national park, the park authority. Plans are reviewed periodically, which is when new housing sites are usually allocated.

Farm tenancies

Agricultural Holdings Act tenancies and farm business tenancies have their own notice and compensation rules, which affect when land can be developed.

Land registration

Land in England is registered with HM Land Registry. Unregistered land needs first registration when it's sold, which your solicitor arranges.

Wales

Planning framework

Planning in Wales follows Planning Policy Wales, the national plan Future Wales and the Local Development Plan, prepared by the council or, in a national park, the park authority. When plans are reviewed, landowners can put land forward as a candidate site.

Farm tenancies

Agricultural Holdings Act tenancies and farm business tenancies apply in Wales as in England, with their own notice and compensation rules.

Land registration

HM Land Registry covers Wales as well as England. Unregistered land needs first registration when it's sold.

Questions about paddock land

Is my paddock worth more than agricultural land?

Often, because paddocks are close to houses. How much more depends on access, planning policy and whether homes could realistically be built.

Do I need planning permission to sell a paddock?

No. You can sell it as it is. Permission only matters to the value and the type of deal.

Will you buy the stables too?

Yes. We buy the whole site as it stands, including buildings and fencing, unless you'd like to keep something.

Can I keep a strip for my own access?

Yes. Your solicitor can reserve rights or keep land back as part of the sale.

What if the paddock is landlocked?

Landlocked paddocks are worth less, but can still be valuable to an adjoining owner or as part of a wider scheme.

How long does a paddock sale take?

If the title is registered and there are no disputes, the legal work is usually the main timescale.

Related guides

Other land we buy

Paddocks and equestrian land by county

England

Wales

Find out what we'd pay for your land

Send us the postcode and a rough size. We'll check the title and planning position and come back with a straight answer.

Get an offerCall 0800 088 6248