Livery Yard Income Calculator
Estimate income and profit from a UK livery yard — DIY, part-livery and full-livery mix. Steady demand near towns; light planning footprint compared to weddings or glamping.
Indicative figures only — do not rely on these for financial decisions.
This calculator uses generic UK assumptions for 2025–2026. Actual income, costs, planning prospects and tax depend heavily on your specific site, local market, and circumstances. Always take professional advice (planning consultant, accountant, surveyor) before committing capital or signing agreements.
Yard mix & rates
Estimated results
Could selling a plot make more sense?
On the same 2.5 acres, releasing serviced plots to UK self-builders could return roughly £2,500,000 as one-off capital (~10 plots • 2.50 acres × £1,000,000/acre (South East)). Worth comparing against ongoing diversification income before you commit capex.
How this compares to other diversification options
Indicative figures for the same land used differently. Each option has its own focused calculator if you want to dig in.
| Option | Upfront capex | Annual profit | One-off capital | |
|---|---|---|---|---|
| Sell as self-build plots | £0 | — | £2.50m | Open |
| Wedding venue | -£250k | £125k | — | Open |
| Battery storage lease | £0 | £60k | — | Open |
| Livery yard(this tool) | -£100k | £29k | — | |
| Glamping site | -£190k | £32k | — | Open |
| Solar farm lease | £0 | £2k | — | Open |
| Holiday let (1 barn conversion) | -£160k | £22k | — | Open |
Upfront capex is what you have to spend before income starts (£0 for solar/battery — the developer funds it). 10-year net = NPV of 10 years of profit (5% discount) minus upfront capex; for one-off sales it's just the capital received. A negative number means the option doesn't pay back its capex within 10 years on these assumptions.
Livery reality check
- Pure DIY is the lowest hassle but lowest £/box. Mixed yards (30–50% DIY, rest part/full) earn substantially more, but the labour load steps up sharply.
- Insurance and BHS approval matter. Public liability cover is non- negotiable. BHS approval lifts perceived quality and helps fill boxes faster.
- Manège pays for itself. A 20×40m all-weather school is the single biggest demand-driver at most yards. Budget £25–60k.
- Land per horse. Plan for ~1.5 acres of grazing per horse for genuine year-round turnout. Less if you accept supplementary feeding.
- Planning is usually straightforward for stables on agricultural land, but a manège, lights and accommodation often need full planning.
Livery yard FAQ
How much does a UK livery yard make per year?▾
How much does it cost to set up a livery yard?▾
Do I need planning permission for stables?▾
Is it worth running a livery yard?▾
Disclaimer. This tool provides indicative estimates only and must not be relied upon as financial, planning, tax or legal advice. Default assumptions reflect 2025–2026 UK market ballparks and will not match every site. Income, costs, planning outcomes and tax treatment vary significantly by location, scheme design and individual circumstances. Livedin accepts no liability for decisions taken on the basis of these estimates — please obtain professional advice from a qualified planning consultant, chartered surveyor and accountant before proceeding.