4 Bed Country Smallholding For Sale (1.7 Acre Paddocks)

SmallholdingsForSale.co.uk Forums Smallholdings Property Talk December 2020 4 Bed Country Smallholding For Sale (1.7 Acre Paddocks)

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  • #7137
    Cole
    Participant

    So,

    On my travels, I recently came across this recent for sale post featuring a 4 bed country smallholding with 1.7 acres and paddocks.

    The smallholding is located in Ty Mawr, Llanbydder SA40 (Carmarthenshire) near the Afon Duar river (South West Wales) and comes with:

    • stabling block for ponies
    • dog kennels
    • a dog run

    Although it is on the market as a 4 bed, when you examine the detail, it’s really a 2 bed with further room to expand loft rooms into 2 additional bedrooms.

    The asking price?

    They will consider offers in the region of about £329,000.

    Take a look at the listing, tell me your thoughts – who could this work for…

    #7138
    Lorraine
    Spectator

    This is an interesting property and ticks all the boxes for a viable smallholding
    +decent acreage for the price
    +stabling for animals
    +large detached and habitable property

    Really there is enough for a prospective smallholder to get up and running quickly in using the property in a number of ways
    +living in it, with lots of space and ponies for the kids
    +running kennels as a business (boarding or breeding dogs)
    +offering a pet sitting service
    +running a micro-livery off the stables for side income

    Being able to see the layout/plans for this smallholding would be helpful, especially aerial shots as there may be potential to start a small nursery too.

    The property definitely looks like a well-loved family home with scope for modernization, perhaps a dormer window in the attic room. The footprint of the breeze-block garage/kennels perhaps could be used to ease through a chalet-style annexe?

    It seems like property for a productive family that is looking to grow.

    #7139
    Lorraine
    Spectator

    A true dormer loft conversion would transform the upstairs of the property. Perhaps smaller bedrooms with ensuites or two bedrooms and a study.
    It would be good to see the views from upstairs out across the property and beyond.

    #7158
    Cole
    Participant

    It’s definitely an ideal property for a young family looking to be productive outdoors.

    Dog lovers would really appreciate the dog runs and kennels – and as you said, the possibility to offer small scale dog boarding, it it suited with the family routine and lifestyle.

    As an aside, the house is on a septic tank, which clearly comes with its own maintenance requirements.

    That stabling block indeed presents some income potential for a riding school.

    If equestrian usage was not on the mind, then there are so many alternative land uses for paddocks in the countryside.

    All in all, for a little under £400,000 its a smallholding with versatility and room for growth for a young family with children (able to independently occupy loft space)…plus rural business space.

    On that note, here are some stats on the local area’s house pricing from Zoopla:

    looking at Zoopla average detached house prices in the area from last year (2019):

    Ty Mawr

    An example 2/3 detached cottage in the same neighbourhood with similar set-up including paddocks and an orchard holds a 2019 estimate of:

    £333,000

    For a look at what a 25 year mortgage, would look like on that – Zoopla give an estimation:

    Zoopla Mortgage on £333K House

    So, with the potential for riding school income – this smallholding offers economic benefits:

    (Riding school lesson fees currently are as much a £75 per hour:)

    Riding school lessons

    A small scale operation would charge less – but with a full book of lessons, this smallholding perhaps offers some good profitability.

    In relation to all this £329K seems a reasonable price for this type of smallholding opportunity.

    What are your thoughts on alternative smallholding ideas for the money?

    #7161
    Lorraine
    Spectator

    The mortgage is affordable if it can be secured over a longer period, which would mean that investment could be put into making the property sustainable or profitable. However, if the terms are not so favorable (shorter mortgage term rather than the interest rate) the repayments will be much higher which may strain a fledgling venture.

    I am still eyeing the breeze-block garage as a space that could be converted into a dwelling for short or long term habitation.

    If new owners converted it into a chalet dwelling with a basic kitchenette and shower, perhaps they could attract holidaymakers or offer winter lets. They could also, as you suggested use the equestrian angle, offer horse-related short breaks with trekking, hacking, or just basic skills.

    As you have mentioned, affordable riding lessons will attract locals. They are always in demand.

    #7163
    Cole
    Participant

    I just noticed that breeze block detached garage feature you mentioned.

    It’s listed as being: DETACHED GARAGE 13′ x 13′ of block construction…with the average 6 berth static caravan being 20′ by 8’…there is enough square footage for a compact detached dwelling.

    Clearly, you’d need think about:

    planning permission
    – hooking up utilities (water and electricity)
    – plumbing the waste water into the septic tank

    What would you use it for though?

    But all in all, it could be converted.

    I’ve been thinking about a chicken coup (bear with me a while here – you know where my mind goes on these things)…

    A concrete structure of that size could accommodate as much as 88 layer hens.

    Clearly this would be too many for personal egg consumption, but you could run a small organic pasture-reared poultry egg production business, supplying local hospitality venues.

    UK regulation would apply which you can find here. Plus you’d need a CPH number.

    The paddocks with ponies grazing poses a rich nutritional feeding ground for layer hens. Sowing some alfalfa or other leguminous grasses will help with a well complimented protein rich diet.

    What would the income look like on 88 layer hens?

    A flock of 88 layer hens would produce an average of just under 500 eggs per week.

    Your costs should be pretty low on a pastured poultry operation – you could expect a margin contribution on each egg of somewhere in the region of about 25% profit.

    Abel&Cole for example are selling 6 organic eggs for £3.30 or (55p per eggs) @ 25% profit per egg you’d make 13p per egg or 82 per 6 (£1.65 per dozen).

    Margin profit per week on just under 500 eggs could be £60.00 net per week. £240 per month (just under half of the mortgage cost!)

    Not a bad little side earner for this smallholding.

    Also, there’s room for expansion if demand was in it – you could construct a large wooden coup with a little wood working skill to double your flock size. Using the breeze block garage for young brooders if you raised then from day-old.

    Combine the egg income with the riding school business this smallholding could prove quite a profitable investment for a young family.

    #7171
    Lorraine
    Spectator

    Good thoughts,

    I like the thought of putting in a static, perhaps with a view to erecting something more permanent if permission is granted.

    With 88 hens you will need to have a CPH number – but I have underestimated the financial impact of selling the eggs. A good farm gate enterprise could take a welcome bite out of the mortgage or household running costs.

    If a new owner wants to go for produce, a decent polytunnel could also be accommodated and could also be put to good use throughout the years, perhaps with farm gate sales but also selling directly to a greengrocer or local hospitality business. If the owner network well within their new community they may be able to become niche suppliers of produce, like this enterprising family, for example.

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