# 16 bedroom detached house for sale (ST5 4DZ) ## Property Details | Key | Value | |-----|-------| | Address | Butterton Stud and Racing Stables, Park Road, Butterton, Newcastle under Lyme, Staffordshire, ST5 4DZ | | Price | £2,800,000 | | Bedrooms | 16 | | Bathrooms | 11 | | Council tax | F | ## Description **For sale by Online Auction - 30th of July 2026.** **AUCTION DATE: 30TH JULY 2026 - PLEASE NOTE YOU NEED TO REGISTER TO BID** A truly exceptional opportunity to acquire a substantial freehold racing and equestrian estate extending to approximately 51 acres, comprising extensive commercial equestrian facilities, two detached residential dwellings and significant development potential. **Description** **AUCTION DATE: 30TH JULY 2026 - PLEASE NOTE YOU NEED TO REGISTER TO BID** A truly exceptional opportunity to acquire a substantial freehold racing and equestrian estate extending to approximately 50 acres, comprising extensive commercial equestrian facilities, two detached residential dwellings and significant development potential. Formerly operated as a professional racing establishment, the property provides a fully equipped training complex with capacity for up to 48 horses, alongside a comprehensive range of residential, commercial and leisure facilities. Of particular interest to developers and investors, the property benefits from planning permission for the construction of four detached executive family homes, each extending to approximately 3,500 sq.ft., together with consent to convert the principal facilities building into an impressive Grand Designs-style residence extending to approximately 8,500 sq.ft. The existing estate includes a substantial five-bedroom owner's residence, a separate three-bedroom trainer's house, and a purpose-built facilities building extending to approximately 6,843 sq.ft., currently providing offices, owners' facilities, gymnasium, sauna, steam room and ancillary accommodation. Equestrian facilities include three American-style stable barns providing 48 Monarch loose boxes, two covered horse walkers, a floodlit outdoor arena, all-weather Polytrack gallop, grass gallop, wash bays, turnout paddocks and field shelters. Occupying an attractive rural yet accessible location, the property offers an increasingly rare combination of an established equestrian business, substantial residential accommodation and significant development potential, creating a compelling proposition for developers, investors, housebuilders and equestrian operators alike. Key Investment & Development Highlights Freehold racing and equestrian estate extending to approximately 50 acres Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft. Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence Existing 5-bedroom Owner's House and separate 3-bedroom Trainer's House Purpose-built facilities building extending to approximately 6,843 sq.ft. Three American-style barns providing 48 loose boxes Floodlit 40m x 20m arena, Polytrack gallop and grass gallop Two covered Monarch horse walkers and extensive supporting equestrian infrastructure Significant scope for capital enhancement through implementation of the planning consents Potential for continued equestrian operation, residential development, leisure or mixed-use investment, subject to any necessary consents Vacant possession upon completion Tenure Freehold **Legal Pack** A legal pack is a collaboration of important documents of the property or land that is going to be sold at auction. To review the legal pack, click the Legal Documents button at the bottom of this advert or visit tcpa.co.uk. **Auction Information.** To view the auction information, click the Online Bidding button at the bottom of this advert or visit tcpa.co.uk. **UNCONDITIONAL** - Contracts are exchanged on the fall of the hammer and a 10% deposit will be taken from the highest bidder. This deposit will contribute towards the purchase price. **Pre Auction Offers Are Considered** The seller of this property may consider a pre-auction offer prior to the auction date. All auction conditions will remain the same for pre-auction offers which include but are not limited to, the special auction conditions which can be viewed within the legal pack, the Buyer's Premium, and the deposit. To make a pre-auction offer we will require two forms of ID, proof of your ability to purchase the property and complete our auction registration processes online. To find out more information or to make a pre-auction offer please contact us. **Special Conditions** Any additional costs will be listed in the Special Conditions within the legal pack and these costs will be payable on completion. The legal pack is available to download free of charge under the LEGAL DOCUMENTS'. Any stamp duty and/or government taxes are not included within the Special Conditions within the legal pack and all potential buyers must make their own investigations. ## Property Photos - ![Photo](/listings/photos/89368872/630934) - ![Photo](/listings/photos/89368872/630935) - ![Photo](/listings/photos/89368872/630936) - ![Photo](/listings/photos/89368872/630937) - ![Photo](/listings/photos/89368872/630938) - ![Photo](/listings/photos/89368872/630939) - ![Photo](/listings/photos/89368872/630940) - ![Photo](/listings/photos/89368872/630941) - ![Photo](/listings/photos/89368872/630942) - ![Photo](/listings/photos/89368872/630943) - ![Photo](/listings/photos/89368872/630944) - ![Photo](/listings/photos/89368872/630945) - ![Photo](/listings/photos/89368872/630946) - ![Photo](/listings/photos/89368872/630947) - ![Photo](/listings/photos/89368872/630948) - ![Photo](/listings/photos/89368872/630949) - ![Photo](/listings/photos/89368872/630950) - ![Photo](/listings/photos/89368872/630951) ## Floorplans - ![Floorplan 1](/listings/photos/89368872/630952) - Floorplan 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 10 RANWORTH CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4LL | £331,000 | 09/01/2026 | Detached | | HILLTOP SHUT LANE HEAD, BUTTERTON, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4DS | £711,000 | 01/12/2025 | Detached | | 4 ENSTONE COURT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4JE | £325,000 | 20/11/2025 | Detached | | 12 WALSINGHAM GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4JT | £281,000 | 06/11/2025 | Detached | | 51 DARSHAM GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4LW | £220,000 | 12/09/2025 | Detached | | 17 MANSFIELD CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HA | £172,000 | 11/09/2025 | Detached | | 21 STERNDALE DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HS | £255,000 | 29/08/2025 | Detached | | 2 RAVENSWOOD CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4JX | £290,000 | 25/07/2025 | Detached | | 33 CLAYTON LODGE GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4FF | £475,000 | 21/07/2025 | Detached | | 33 CLAYTON LODGE GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4FF | £475,000 | 21/07/2025 | Detached | | 30 THE COVERT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4BL | £250,000 | 03/07/2025 | Detached | | 98 NORTHWOOD LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4BN | £183,000 | 24/01/2025 | Detached | | 27 PENMERE DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HH | £250,000 | 18/12/2023 | Detached | | 1 PARAGON AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4EX | £245,000 | 08/12/2023 | Detached | | 14 THE SQUIRRELS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HZ | £345,000 | 08/12/2023 | Detached | | 4 TERRINGTON DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4NB | £430,000 | 27/11/2023 | Detached | | 3 MERIDEN ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HE | £155,000 | 17/11/2023 | Detached | | 8 KENNET CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4ER | £230,000 | 03/11/2023 | Detached | | 1 AYNSLEY AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4ET | £255,000 | 03/11/2023 | Detached | | 17 THE SAPLINGS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HW | £316,000 | 25/10/2023 | Detached | **Area average:** £309,700 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £339,180 (76 Detached, ST5, 2024–2026) - **Deviation:** +725.5% ## Rental Range *ONS Price Index of Private Rents (Newcastle-under-Lyme). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £743/mo - **Realistic:** £825/mo - **Optimistic:** £908/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Staffordshire North (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £798/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 | |------|------|------|------|------| | [9 Rothesay Court, Rothesay Av, Westlands, ST5 2LX](http://87.117.209.195:8080/listings/8dbfc26) | £210/mo | — | 1.9 miles | Rightmove | | [Modern Studio In Newcastle-Under-Lyme, Newcastle-Under-Lyme, ST5](http://87.117.209.195:8080/listings/8659b7d) | £560/mo | — | 2.25 miles | Rightmove | | [Car Park Lymedale Cross Industrial Estate, Newcastle Under Lyme ST5](http://87.117.209.195:8080/listings/bced143) | £1/mo | — | 3.27 miles | Rightmove | **Average rent: £257/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.01% (weak for cashflow) - **Max investor price (0.8%):** £26,250 - **Target investor price (1%):** £21,000 *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 £210/mo).* - **Gross yield:** 0.1% - **Cost-to-rent:** 1111.1× - **Monthly cashflow:** £-10,863/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -16.1% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 11.7% - **10y growth:** 24.3% ## House Price Index (HM Land Registry) *Official index for Newcastle-under-Lyme; Detached series; as of March 2026.* - **1y growth (index):** 1.9% - **5y growth (index):** 22.9% - **10y growth (index):** 53.8% ## 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)