Equestrian Mortgages for UK Equestrian Businesses
Gable Asset Finance provides specialist equestrian mortgage solutions for businesses across the UK. Whether you run a riding school, a livery yard, a racing stable, a stud farm or an equestrian centre, we understand that standard commercial mortgages don’t always fit the unique needs of equine enterprises. Our role is to secure bespoke finance for equestrian-tied properties and land, helping businesses purchase, develop, refinance and expand their facilities.
What is an equestrian mortgage?
An equestrian mortgage is a form of commercial mortgage designed specifically for properties connected to equestrian activity. Unlike residential mortgages, which assess affordability primarily on personal income, equestrian mortgages take into account the commercial aspects of the property — such as income from liveries, riding lessons, stud services, training, or event hire. These mortgages are suitable for equestrian-tied properties, freehold yards, farms with equine diversification, and centres with specialist infrastructure like arenas, gallops, and paddocks.
At Gable Asset Finance, we work with lenders who understand the equine world. They recognise the business models behind equestrian enterprises, from seasonal income to high capital equipment, and tailor mortgage terms to support long-term stability and growth.
Types of equestrian businesses that require mortgages
Equestrian enterprises come in many forms, each with unique requirements for property and facilities. Examples include:
- Livery yards: Facilities that board and care for horses owned by others, offering DIY, full, or part livery services.
- Riding schools: Businesses that provide riding lessons, training, and educational programmes for beginners through to advanced riders.
- Racing yards & studs: Properties dedicated to breeding, training and housing racehorses, often with specialist gallops, foaling boxes and exercise tracks.
- Training yards: Yards that focus on preparing competition horses across disciplines such as show jumping, dressage, or eventing.
- Equestrian centres & trekking centres: Larger commercial sites offering diverse equine services including clinics, trekking holidays, competitions, or riding experiences.
- Retirement livery services: Yards that provide care for retired, non-ridden or companion horses.
- Equestrian tied properties: Homes and land where ownership or use is conditional upon equestrian business activity, often tied by planning agreements.
Purposes for equestrian mortgages
Equestrian mortgages are versatile, supporting a wide range of needs across property and land. Common uses include:
- Property purchase: Buying a new or existing equestrian property equipped with stables, arenas, tack rooms, turnout land and facilities.
- Land purchase: Acquiring land suitable for developing into paddocks, arenas, cross-country courses, or grazing fields.
- Property development & conversion: Funding the construction of new stables, arenas, gallops, horse walkers, or converting agricultural buildings for equestrian use.
- Refinancing & debt consolidation: Restructuring existing loans to release equity, reduce repayments, or consolidate multiple debts into one manageable loan.
- Infrastructure investment: Financing improvements such as indoor riding schools, canter tracks, drainage systems, equine solariums or swimming pools.
- Expansion: Acquiring neighbouring land or additional premises to grow capacity and services, or investing in equipment and facilities to diversify income streams.
How equestrian mortgages work
Equestrian mortgages are typically secured loans, meaning the lender takes a legal charge over the property or land being financed. The loan amount, interest rate, and repayment term depend on several factors including:
- Value of the property and associated land.
- Condition and facilities on site (arenas, gallops, stables, etc.).
- Type of equestrian business and its projected income streams.
- Credit profile and trading history of the borrower.
- Planning permissions and legal status of the property (e.g. tied property restrictions).
Repayment terms often range from 5 to 25 years. Interest rates vary depending on the level of risk, whether the mortgage is fixed or variable, and the type of lender (high street bank, agricultural specialist lender, or private finance house).
Eligibility criteria
Lenders assess both the property and the borrower. To qualify for an equestrian mortgage, you will usually need:
- A detailed business plan, particularly for start-ups or diversification projects.
- Recent accounts or bank statements for established businesses.
- Proof of equestrian experience or qualifications, especially for riding schools and training yards.
- Valuations of property and land by accredited surveyors.
- Evidence of planning permission for any intended development or equestrian use.
Even if you are a new business, many lenders are willing to consider applications if supported by strong experience in the equine sector and a credible plan.
Case studies — equestrian mortgages in action
Case study 1 — Riding school purchase and development
Background: A family-run riding school wanted to purchase a property with an indoor arena, 20 stables, and adjoining paddocks. The property was on the market for £850,000.
Challenge: The family needed a mortgage that reflected both the residential element (onsite house) and commercial income streams (lessons, livery).
Solution: We arranged a blended equestrian mortgage product, combining commercial and agricultural lending terms. The mortgage was structured at 70% loan-to-value, with repayments spread over 20 years. A working capital top-up facility was added to help with marketing and equipment upgrades.
Outcome: The riding school acquired the property and grew client numbers by 30% in the first year thanks to the improved facilities.
Case study 2 — Stud farm refinancing
Background: An established stud farm faced rising costs from previous development loans taken at higher interest rates.
Challenge: The stud required refinancing to consolidate debt, reduce monthly repayments, and release equity to invest in new foaling boxes.
Solution: We secured a refinancing equestrian mortgage with a lower interest rate and a 15-year term. The client consolidated existing debt into one manageable repayment.
Outcome: Monthly costs reduced by 18%, freeing up cashflow for reinvestment. New foaling facilities were built, strengthening the farm’s breeding programme.
Case study 3 — Training yard expansion
Background: A training yard in Yorkshire wanted to acquire 10 acres of adjoining land to add gallops and turnout paddocks.
Solution: We arranged a land purchase mortgage covering 75% of the acquisition cost, secured against the client’s main property and the new land.
Outcome: The yard was able to expand capacity, attract new clients, and improve horse welfare by increasing grazing and exercise options.
Frequently asked questions
Can I get an equestrian mortgage as a start-up?
Yes. While start-ups face more scrutiny, lenders will often consider applications where the borrower has significant equestrian experience and a robust business plan. Specialist lenders are particularly supportive of new ventures.
Do equestrian mortgages cost more than standard commercial mortgages?
Rates may be slightly higher because equestrian properties are more specialised and less liquid assets. However, many lenders compete actively in this market, keeping costs manageable.
How much deposit do I need?
Deposits typically range from 20–35% depending on the property, type of business, and risk profile.
Can equestrian mortgages cover mixed-use properties?
Yes. Many equestrian mortgages cover properties that combine residential living with equine facilities, provided the commercial element is central to the operation.
What if my property is subject to an equestrian tie?
Equestrian ties limit property use to equine-related activity. Specialist lenders understand these restrictions and will consider them in their valuation and lending decisions.
Can I refinance my existing mortgage?
Yes. Refinancing is common for equestrian businesses to secure lower rates, consolidate debt, or release equity for improvements and expansion.
The process of securing an equestrian mortgage
- Initial consultation: Contact Gable Asset Finance to discuss your goals, whether it’s purchase, refinance or expansion.
- Preparation: Gather key documents including accounts, business plans, property details and planning permissions.
- Lender selection: We match your requirements to suitable lenders from our panel of specialist providers.
- Application: Submit a structured application with valuations and supporting evidence.
- Approval & offer: Lenders issue terms outlining loan amount, rate, and repayment profile.
- Completion: Once legal work is complete, funds are released, enabling you to move forward with your project.
Contact Gable Asset Finance
If you are seeking an equestrian mortgage for a livery yard, riding school, training yard, stud farm or equestrian-tied property, Gable Asset Finance can help. We broker competitive, tailored finance with lenders who understand your industry.
Equestrian Mortgages for UK Equestrian Businesses
Gable Asset Finance provides specialist equestrian mortgages tailored for the unique needs of the horse sector across the United Kingdom. Whether you run a livery yard, riding school, training or racing yard, stud farm, equestrian centre or retirement livery service — or you own an equestrian-tied property used commercially — our team helps you access mortgage finance for purchase, development, refinancing and strategic growth.
At a glance
Equestrian mortgages support property and land purchases, conversion projects (stables, indoor arenas, gallops), infrastructure investment (drainage, surfacing, solariums), refinancing existing loans, or releasing equity to grow an equine business. Lenders for equestrian mortgages are often specialists who understand seasonal revenue streams, planning restrictions, animal welfare obligations and the mixed residential/commercial nature of many equestrian properties.
Why choose a specialist equestrian mortgage?
Standard commercial lending frequently fails to reflect the realities of equestrian businesses. Specialist equestrian mortgage providers recognise:
- The mixed residential and commercial nature of many properties.
- Seasonal and lumpy income streams (lessons, events, livery invoices).
- Planning restrictions such as equestrian ties and permitted development nuances.
- Asset and welfare-based considerations specific to horse care and operations.
Working with a broker that specialises in equine lending — like Gable Asset Finance — connects you to lenders who speak your language and can structure loans that balance affordability, security and operational needs.
In-depth: Business-type deep dives
Livery Yards
Overview: Livery yards provide boarding and care for others’ horses and vary from small DIY yards to large full-service and competition yards. Income sources include monthly livery fees, additional services (rugging, turnout, riding lessons) and sometimes sales of feed or tack.
Mortgage needs: Livery yards commonly seek mortgages to purchase or expand premises, add stables, refurbish existing boxes, install wash bays, construct muck stores and improve turnout fencing. Many lenders consider the diversification of income (lessons, clinics) positively when underwriting.
Key lender considerations: Occupancy rates, length of livery contracts, welfare standards, drainage and manure management, and separation of residential vs commercial elements on the same title. Lenders will want robust projected cashflows that show how livery fees cover mortgage servicing after operating costs.
Optimal finance structure: Blended property mortgage with an optional working capital facility or seasonal overdraft to smooth feed and vet bills. Development work is often staged and funded with drawdowns against builder certificates.
Riding Schools
Overview: Riding schools provide lessons, assessments and often pathway training for riders of all levels. Revenue is made from lesson fees, holiday camps, hire of school facilities and sometimes livery and sale of school horses.
Mortgage needs: Buying premises with indoor schools, lighting, viewing galleries; financing lesson horse purchases; upgrading arenas and surfaces; and providing transport or minibus finance.
Key lender considerations: Demonstrable qualified instruction team, DBS and insurance compliance, lesson schedules and booking patterns, and the quality and age of school horses. Riders’ safety, safeguarding policies and risk management procedures are evaluated.
Optimal finance structure: Purchase mortgage for property plus HP or equipment finance for horses and vehicles. Include a contingency to manage seasonal low periods like holidays and winter closures.
Racing Yards & Studs
Overview: Racing yards and studs are capital-intensive operations with specialised needs: foaling boxes, quarantine areas, bespoke stables, gallops, and sophisticated veterinary and fertility services. Income can be from training fees, sales, stud fees and prize money.
Mortgage needs: Purchasing or upgrading bespoke facilities, building foaling sheds, improving gallops, and financing broodmare or stallion acquisitions. High standards of biosecurity and veterinary oversight are essential.
Key lender considerations: Proven track record, veterinary reports, contract income (training and stud agreements), and the quality of the property’s race-training infrastructure. Lenders often look for experienced principals and may require personal guarantees or additional security.
Optimal finance structure: Long-term property mortgage for core infrastructure and specialist asset finance for high-value livestock or mobile yards. Cashflow planning must account for irregular income sources like prize earnings and large one-off sale proceeds.
Training Yards
Overview: Training yards specialise in preparing horses for competition across disciplines—showjumping, eventing, dressage—and may offer livery and rehabilitation services.
Mortgage needs: Expansion to add gallops, schooling arenas, conditioning pools, or more turnout; acquisition of neighbouring land for gallops; and investment in transport and retrieval vehicles.
Key lender considerations: Contracted training agreements, client base stability, proof of demand for new services and the condition of training surfaces and livery facilities.
Optimal finance structure: Land or property mortgage tied to business underwriting; small working capital line and staged development finance for surface works and gallops.
Equestrian Centres & Trekking Centres
Overview: Large, commercial sites offering lessons, trekking, competition facilities, holiday riding and event hire. These businesses often combine hospitality elements (cafés, B&B) with equine activity.
Mortgage needs: Purchase and conversion of large properties, construction of visitor facilities, upgrading arenas and building holiday lets or customer accommodation.
Key lender considerations: Diversified revenue streams, occupancy rates for holiday accommodation, health & safety compliance for public activities, car parking and access, and any environmental constraints affecting visitor use.
Optimal finance structure: Blended mortgage that recognises commercial hospitality income—often structured with longer terms and a separate development tranche for accommodation or visitor infrastructure.
Retirement Livery Services
Overview: Specialist yards caring for older, non-ridden or companion horses. Income models can include lifetime boarding agreements, vet and care packages, and subsidised sponsorship schemes.
Mortgage needs: Facilities tailored to low-impact care, secure fields, veterinary treatment rooms and accessible stabling.
Key lender considerations: Contract structures (long-term boarding agreements), liability and insurance, and clear welfare policies. The often longer-term nature of boarding contracts can be a positive in underwriting.
Optimal finance structure: Property mortgage with conservative cashflow assumptions based on contracted income and contingency funding for unexpected veterinary costs.
Equestrian-Tied Properties
Overview: Properties sold with a planning condition (tie) requiring the owner to be active in an equestrian business. These often appear at lower market prices but come with use restrictions.
Mortgage needs: Purchase finance that accounts for restricted resale market and potential requirements to maintain an active equine business.
Key lender considerations: Evidence of the borrower’s intention and ability to run the business, a realistic plan to meet the tie conditions and valuation adjustments reflecting restricted marketability.
Optimal finance structure: Specialist lender or mortgage product that understands tied properties; often requires demonstrated equine experience and a higher deposit for perceived risk mitigation.
Extended explanations of mortgage structures and lender requirements
Commercial Property Mortgages
These are standard for freehold or long leasehold purchases with commercial intent. Lenders evaluate the property value, expected rental or trading income, and overall business viability. Terms typically span 5–25 years. Interest rates may be fixed, variable (trackers) or a mix; loan-to-value (LTV) usually ranges from 60–80% depending on risk, with tied properties often attracting lower LTVs.
Agricultural & Specialist Lender Mortgages
Specialist agricultural lenders understand rural valuations, common agricultural policy implications and the unique cashflow patterns of farms and equine businesses. They may offer more flexible LTVs or consider farm diversification income (livery, lessons) when underwriting.
Bridging & Short-Term Finance
Used where timing is tight (auction purchases, urgent acquisitions) or where development work must begin before long-term finance is in place. Bridging loans are short (typically up to 12 months), higher cost, and repaid when a longer mortgage completes.
Development Loans
Staged funding for construction or conversion projects with drawdowns tied to milestones. Lenders typically release funds on certificate from architects or builders confirming progress. Once works complete, development finance is often repaid or refinanced into a longer-term mortgage.
Refinance & Equity Release
Allows business owners to consolidate expensive debt, extract equity for expansion, or fund one-off projects. Lenders will assess the property’s current value, outstanding debts and the borrower’s cashflow to ensure the refinance is sustainable.
Common lender requirements
- Valuation report: Independent surveyor’s valuation is required for all property loans.
- Business accounts: Typically 1–3 years’ accounts for established businesses; management accounts and bank statements for recent trading.
- Business plan and cashflow forecasts: Essential for start-ups, conversions, or significant development projects.
- Planning and environmental checks: Proof of permitted use, flood risk assessments and manure/waste disposal plans may be required.
- Insurance: Buildings, public liability, employer’s liability and equine mortality where relevant.
- Experience and credentials: Lenders favour borrowers with demonstrable equine and business experience; qualifications and industry references help.
- Personal guarantees and security: Depending on size and risk, lenders may require guarantees or security over additional property.
Accounting, tax and VAT implications
Mortgage interest for a commercial property is normally an allowable business expense. If the property has mixed residential and commercial use, tax treatment is more complex—seek advice from an accountant. VAT rules vary: while residential property sales are typically exempt, conversions and commercial elements may carry VAT. Grants and rural funding can affect mortgage structuring — always confirm grant rules before drawing finance.
Additional case studies & scenario modelling
Below we expand practical examples with simple numeric modelling so you can see how different mortgage decisions affect monthly cashflow and long-term outcomes. Figures are illustrative — contact us for tailored quotes.
Scenario A — Buying a small livery yard (purchase + modest works)
Assumptions: Purchase price £450,000, deposit 25% (£112,500), mortgage £337,500, 20-year term, fixed rate equivalent 4.5% APR.
Estimated monthly repayment: ≈ £2,133. Projected net monthly livery income after costs (feed, staff, utilities, insurance) = £3,200. Surplus to cover other business costs = £1,067. This scenario shows a comfortable margin but assumes steady occupancy and disciplined cost control.
Key sensitivities: A 10% drop in occupancy or a 20% rise in feed/vet costs tightens the margin significantly — hence the importance of contingency funds.
Scenario B — Riding school with indoor arena (purchase + conversion)
Assumptions: Purchase £600,000, conversion works £120,000 (total £720,000). Deposit 30% (£216,000). Mortgage £504,000 over 25 years at 4.2% APR.
Estimated monthly mortgage cost: ≈ £2,680. Additional financing for conversion staged as development loan repaid over 5 years at 6.0% adds ≈ £2,310 per month — however, much of the conversion drawdown is staggered and can be managed with a short term development facility.
Commercial planning: To make this sustainable, the school projects increased income from lesson capacity, holiday camps and venue hire producing an extra £4,500 per month post conversion. The modelling shows that the project reaches break-even by month 12 with conservative bookings — aggressive bookings would accelerate payback.
Scenario C — Stud farm refinance & expansion
Assumptions: Existing mortgage balance £350,000; property value now £900,000. Owner wants to release £200,000 for new foaling units. Refinance to 75% LTV on £900,000 equals £675,000 allowing consolidation and a £325,000 drawdown for works and contingency. New blended rate 4.0% over 20 years.
Estimated new monthly repayment: ≈ £4,048. Compared to existing debt service of £1,800 plus separate development costs, the consolidated arrangement reduces complexity and may reduce overall monthly cost while unlocking needed capital. The new foaling units deliver incremental stud income and increased valuation over time.
Important note: These scenarios are simplified. Actual offers depend on lender underwriting, local valuations, planning constraints and borrower profile. Gable Asset Finance can run bespoke cashflow modelling for your project and stress-test outcomes across realistic sensitivities.
Long FAQ — 25 common questions answered
1. What is the difference between a standard commercial mortgage and an equestrian mortgage?
Equestrian mortgages are structured with an understanding of mixed residential/commercial use, seasonal income and the specialist nature of equine assets. Lenders experienced in equine finance consider operational factors (livery contracts, lesson schedules, stud agreements) that a general commercial lender might not.
2. Can I get an equestrian mortgage for a tied property?
Yes — specialist lenders provide loans for tied properties but will assess the borrower’s experience and business plan carefully because resale prospects are limited by the tie.
3. How much deposit will I need?
Deposits typically range from 20–35% depending on the property, lender and perceived risk. Tied or remote properties may require larger deposits.
4. Do lenders accept income from livery and lessons when calculating affordability?
Yes. Specialist lenders include commercial income streams when assessing affordability, but they will want contracts, historic accounts or credible forecasts to support projections.
5. Can start-ups get mortgages?
Start-ups can secure mortgages when the borrower has strong sector experience and a realistic, well-evidenced plan. Lenders may ask for a larger deposit or personal guarantees.
6. How long does the mortgage application process take?
Simple property purchases with clear documentation can be completed in a few weeks; complex development or bridging transactions can take several months due to valuations, surveys, planning checks and lender diligence.
7. Will I need to provide a business plan?
Yes — especially for start-ups, developments or refinance where business income needs to support the loan. A clear plan with cashflow forecasts is essential.
8. Can I include conversion or construction costs in the mortgage?
Often yes. Lenders will use development finance or staged drawdowns to fund construction, with final refinancing into a longer-term mortgage once works complete.
9. Are mortgages available for overseas buyers?
Some lenders will lend to non-UK residents but terms differ and often require a UK-based guarantor or higher deposit. Check specifics early in the process.
10. What security do lenders take?
Lenders usually take a legal charge on the property being financed. Larger facilities may require additional security or personal guarantees from directors or owners.
11. Can I refinance to reduce monthly payments?
Yes — refinancing can consolidate debt, extend terms or secure lower rates. We assess whether refinancing reduces overall cost while meeting long-term objectives.
12. How do variations in occupancy affect lending?
Lenders stress-test affordability against reduced occupancy scenarios. Conservative assumptions in your plan improve the chance of a favourable decision.
13. Are green or sustainability improvements recognised by lenders?
Yes. Projects that improve sustainability (rainwater harvesting, renewable heating, energy efficiency) may qualify for preferential terms with certain lenders or grant support that complements the mortgage.
14. What about VAT on conversions and new builds?
VAT treatment is complex. Construction on commercial elements can attract VAT; residential conversions may be exempt. Always consult your accountant and discuss VAT handling before drawing finance.
15. Can I buy land only and develop later?
Yes — land purchase mortgages exist, but lenders pay attention to planning risk. If planning is not yet secured, bridging or development finance is commonly used until planning is obtained.
16. Will lenders fund equine infrastructure like gallops or swimming pools?
Yes — such infrastructure is financeable if the lender accepts its contribution to income or value. These costs are usually funded via development finance or as part of a mortgage if the value uplift is supported by valuation.
17. What happens if planning permission is refused?
If permission is refused and you drew a development loan, repayment or refinancing could be impacted. This is why lenders insist on realistic planning risk assessment and often stage drawdowns to mitigate exposure.
18. Can I include equipment like horse walkers and solariums?
Equipment can be financed separately via asset finance (hire purchase or leasing) or included as part of a development package if a lender accepts the valuation.
19. Do lenders accept multiple income streams (lessons, livery, events)?
Yes — diverse income is viewed positively. Lenders like predictable, contracted income (e.g., annual boarding contracts) but will also model event and seasonal revenue conservatively.
20. Will my mortgage be affected if I keep personal residence on the same title?
Mixed-use titles are common; lenders separate residential and commercial elements for valuation and taxation. Clear documentation on usage and income is crucial.
21. Can I borrow to buy school or lesson horses?
Yes. Asset finance is typically used for horses and vehicles; lenders will want proof of pedigree, insurance and veterinary records for high-value equines.
22. What insurance do lenders require?
Typical requirements include buildings insurance, public liability, employers’ liability (if you employ staff), and where relevant, equine mortality/medical cover. Lenders will request evidence before completion.
23. What is the typical loan-to-value (LTV) for equestrian mortgages?
LTVs commonly range from 60–80% depending on property type, location, lender appetite and whether the property is tied. Tied properties often attract lower maximum LTVs.
24. How do lenders view environmental constraints (e.g., flood risk)?
Environmental risks materially affect valuation and insurability. Lenders require flood risk assessments, drainage plans and remediation costs if the site is at risk.
25. How can Gable Asset Finance help me apply?
We assess your project, prepare lender-friendly business plans, identify the right panel lenders, manage valuations and due diligence and negotiate terms. Our role is to make the process as smooth and commercially sensible as possible.
Practical tips for a successful application
- Prepare clear and conservative cashflow forecasts showing monthly income and costs.
- Collect independent valuations and service history for existing facilities or equipment.
- Document planning permissions and environmental surveys early.
- Ensure welfare and health & safety protocols are documented and up to date.
- Provide evidence of experience — CVs, industry qualifications or references.
- Keep contingency funds (5–10%) in your project budget.
How to get started with Gable Asset Finance
If you are buying a yard, expanding a riding school, refinancing a stud, or converting land to equestrian use, contact our specialist equine finance team for an initial confidential discussion. We will outline likely routes, lender options and the documentation needed to progress quickly.