# Equestrian facility for sale (TF9 3RX) ## Property Details | Key | Value | |-----|-------| | Address | 14 , MARKET DRAYTON, MORETON WOOD, SHROPSHIRE TF9 3RX | | Price | £1,000,000 | | Bedrooms | 5 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: 1996-2002 | | Floor area | 185 m² | | Last sold | £380,000 Jan 2004 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 02/09/2035 - **Current heating cost:** £1,537/year - **Est. upgrade cost to C:** £22,550 ### Recommendations - A (£900 - £1,200) - U (£8,000 - £10,000) - V2 (£5,000 - £20,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2018-0405-9019-9922-2513) ## Description An exciting opportunity to acquire an exceptional five-bedroom detached country home with extensive equestrian facilities, set within approximately 9.22 acres of gardens, paddocks, woodland and a lake. **Description** - Beestons Cottage is an outstanding equestrian smallholding centred around a light-filled and spacious five-bedroom detached home. Constructed of brick beneath a traditional clay tile roof, the property offers flexible and well-balanced accommodation arranged over two floors. The property is accessed via a welcoming entrance porch leading into the reception hall, which provides access to the principal reception rooms and cloakroom. The kitchen/breakfast room is fitted with a range of wall and base units centred around a four-oven electric AGA with dual hobs and warming plate. Adjoining the kitchen are a practical pantry and a generously sized utility/boot room. To the first floor, the principal bedroom suite benefits from an extensive range of fitted wardrobes, a shower en-suite and a balcony overlooking the gardens. There are four further double bedrooms, all served by a family bathroom featuring both a bath and separate shower. **Gardens & Grounds** - Electric gates open onto a private stone driveway with a circular parking area positioned in front of the house. The front garden is attractively landscaped with raised beds planted with mature shrubs and seasonal flowers, while stone steps lead to the entrance porch. To the side and rear of the property is a spacious patio terrace, ideal for outdoor entertaining, with steps rising to a lawned garden and pathways leading to the equestrian facilities. The property is bordered by mature trees, creating a private and tranquil setting throughout. **Equestrian Facilities & Land** - Beestons Cottage benefits from an impressive range of equestrian and ancillary buildings, offering considerable versatility. A traditional brick outbuilding is currently utilised as a workshop, stable and feed room, together with a WC. An adjoining building incorporates a garage, office with kitchenette and a secure tack room. Beyond these are two timber stable blocks beneath cantilevered roofs, arranged around a substantial concrete yard. In total there are six stables together with a larger foaling box, ample storage space and an additional hay barn. Adjacent is a floodlit 20m x 40m riding arena with a rubber and sand surface. The land extends around the property and includes well-fenced paddocks, woodland and a large pond, amounting in total to approximately 9.22 acres. **Location** - Beestons Cottage is situated close to the popular market town of Market Drayton, surrounded by attractive rolling countryside and peaceful waterways. Positioned on the banks of the River Tern, the town has a long-standing market tradition and offers an excellent range of day-to-day amenities. The property is conveniently located for access to larger centres including Shrewsbury and Whitchurch, both of which provide a wider selection of shopping, leisure and educational facilities, including highly regarded state and independent schools. Excellent road connections are available via the nearby A41, M54 and M6/M5 motorway networks, making the property well placed for commuting in all directions. Rail services can be accessed from Prees, Stoke-on-Trent, Stafford, Whitchurch, Shrewsbury and Crewe, with direct services to London Euston available from Stoke-on-Trent and Stafford in under 90 minutes. International airports are located at Manchester, Birmingham, Liverpool and East Midlands. **Distnace In Approx. Miles** - Market Drayton 5 miles, Whitchurch 13 miles, Stoke on Trent 17 miles, Shrewsbury 21 miles, Stafford 20 miles **Property Information** - Postcode: TF9 3RX What three words: troll.lively.strumming Tenure: Freehold EPC: House and Annex D Services: Mains water, electricity, oil fired central heating, septic tank drainage. Local Authority: Shropshire Local Authority Council tax band: F **Agents Notes** - •The ariel shots and plan are for identification only and are not to be relied upon. ## Property Photos - ![Photo](/listings/photos/89032500/572872) - ![Beeston Cottage](/listings/photos/89032500/572875) - Beeston Cottage - ![Kitchen/breakfast room](/listings/photos/89032500/572877) - Kitchen/breakfast room - ![Dining room](/listings/photos/89032500/572879) - Dining room - ![Sitting room](/listings/photos/89032500/572881) - Sitting room - ![Principle suite](/listings/photos/89032500/572883) - Principle suite - ![ensuite](/listings/photos/89032500/572885) - ensuite - ![Bedroom two](/listings/photos/89032500/572887) - Bedroom two - ![Photo](/listings/photos/89032500/572889) - ![Bathroom](/listings/photos/89032500/572891) - Bathroom - ![Photo](/listings/photos/89032500/572894) - ![Stables](/listings/photos/89032500/572898) - Stables - ![Arena 20x40](/listings/photos/89032500/572901) - Arena 20x40 - ![Annexe](/listings/photos/89032500/572904) - Annexe - ![Photo](/listings/photos/89032500/572907) - ![Photo](/listings/photos/89032500/572910) - ![Workshop/garage](/listings/photos/89032500/572913) - Workshop/garage - ![Land](/listings/photos/89032500/572916) - Land - ![Photo](/listings/photos/89032500/572918) - ![Annexe kitchen](/listings/photos/89032500/572921) - Annexe kitchen - ![Annexe sitting room](/listings/photos/89032500/572924) - Annexe sitting room - ![Annexe bedroom](/listings/photos/89032500/572927) - Annexe bedroom - ![Driveway](/listings/photos/89032500/572930) - Driveway ## Floorplans - ![Floorplan.pdf](/listings/photos/89032500/572932) - Floorplan.pdf - ![Land plan](/listings/photos/89032500/572934) - Land plan ## EPC Graphs - ![EE Rating](/listings/photos/89032500/572935) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 14, MORETON WOOD, MARKET DRAYTON, NORTH SHROPSHIRE, SHROPSHIRE, TF9 3RX | £380,000 | 22/01/2004 | Detached | | 14, MORETON WOOD, MARKET DRAYTON, NORTH SHROPSHIRE, SHROPSHIRE, TF9 3RX | £60,000 | 28/08/1998 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £536,615 (13 Other, TF9, 2024–2026) - **Deviation:** +86.4% ## Rental Range *ONS Price Index of Private Rents (Shropshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £735/mo - **Realistic:** £817/mo - **Optimistic:** £899/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Shropshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 5 Bed Bungalow, Moreton Say, TF9 | £2,000/mo | 5 | 0.55 miles | OpenRent | **Average rent: £2,000/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £250,000 - **Target investor price (1%):** £200,000 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £2,000/mo).* - **Gross yield:** 2.4% - **Cost-to-rent:** 41.7× - **Monthly cashflow:** £-2,163/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -9% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £5,405/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 152.6% - **10y growth:** 84.3% ## House Price Index (HM Land Registry) *Official index for Shropshire; All dwelling types series; as of May 2026.* - **1y growth (index):** 3.1% - **5y growth (index):** 22.4% - **10y growth (index):** 47.1% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)