{"slug":"913ba06","reference":"90043404","property":{"agentBranchId":68365,"agentBranchName":"Eccleshall","agentCompanyName":"James Du Pavey Ltd","shortDescription":"Detached house for sale","listingUpdateReason":"Added yesterday","isCommercial":false,"propertySubType":"Detached","propertyTypeDisplay":"Detached","bedrooms":null,"bathrooms":null,"addedDate":"2026-06-23","soldSTC":false,"latitude":52.97862,"longitude":-2.241116,"primaryPrice":"\u00a32,800,000","price":2800000,"displayPriceQualifier":"Guide Price","postcode":"ST5 4DZ","displayAddress":"Park Road, Butterton, ST5","encId":"MhOpkLMT_pkHNmqsiXBvKgdv8nl5vouh2q4D","councilTaxBand":"F","brochure":null,"description":"**AUCTION DATE: 30TH JULY 2026 - PLEASE NOTE YOU NEED TO REGISTER TO BID**\nA 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.\nFormerly 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.\nThe 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.\nEquestrian facilities include three American-style stable barns providing 48 Monarch loose boxes, a covered horse walker, a floodlit outdoor arena, all-weather Polytrack gallop, grass gallop, wash bays, turnout paddocks and field shelters.\nOccupying 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.\nKey Investment & Development Highlights\n\u2022 Freehold racing and equestrian estate extending to approximately 50 acres\n\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.\n\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence\n\u2022 Existing 5-bedroom Owner's House and separate 3-bedroom Trainer's House\n\u2022 Purpose-built facilities building extending to approximately 6,843 sq.ft.\n\u2022 Three American-style barns providing 48 loose boxes\n\u2022 Floodlit 40m x 20m arena, Polytrack gallop and grass gallop\n\u2022 A covered Monarch horse walker and extensive supporting equestrian infrastructure\n\u2022 Significant scope for capital enhancement through implementation of the planning consents\n\u2022 Potential for continued equestrian operation, residential development, leisure or mixed-use investment, subject to any necessary consents\n\u2022 Vacant possession upon completion\n**TENURE**\nFreehold\n**BUYERS PREMIUM**\n* Plus 2% Buyers Premium plus VAT\n**PRE AUCTION OFFERS ARE CONSIDERED**\nThe seller of this property may consider a pre-auction offer prior to the auction date.\u00a0 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\u2019s Premium, and the deposit.\u00a0 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.\u00a0 To find out more information or to make a pre-auction offer please contact us.\n**SPECIAL CONDITIONS**\nAny 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 \u2018LEGAL DOCUMENTS\u2019.\u00a0 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.\n**KEY FEATURE 1**\n\u2022 Freehold racing and equestrian estate extending to approximately 51 acres\n**KEY FEATURE 2**\n\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.\n**KEY FEATURE 3**\n\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence\n**COUNCIL TAX BAND**\nF\n* The Guide Price given is an indication as to where the Reserve is currently set. The Reserve is the minimum price that the auctioneer is authorised by the vendor to sell the property for. It is subject to change throughout the marketing period. Where the Guide Price is a single figure, the current Reserve will not be more than 10% above that single figure, and where a price range is given (i.e. \u00a350,000 - \u00a355,000), the Reserve will not exceed the upper level of the range. It is not necessarily what the auctioneer expects it will sell for.\nWe would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled\/zoom lens), and dimensions, shapes and precise locations may differ to those set out in these sales particulars which are approximate and intended for guidance purposes only.\nThese particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms' employment has the authority to make or give any representation or warranty in respect of the property.\nViewing: Due to the nature and condition of auction properties, the auctioneers highlight the potential risk that viewing such property carries and advise all to proceed with caution and take necessary requirements to ensure their own safety whist viewing any lots offered. Viewings are conducted entirely at the potential buyers own risk, these properties are not owned or controlled by Town & Country Property Auctions and the auctioneers will not be held liable for loss or injury caused while viewing or accessing the lot. Due to the nature of some auction properties, electricity may not be turned on, therefore viewing times are restricted. Viewers will need to bring their own lighting\/ ladders if wanting to inspect cupboards, cellars and roof spaces. Some viewings are carried out by third party agents and we will endeavour to give appropriate notice should the published viewing time change. Town & Country Property Auctions will not be liable for any costs or losses incurred due to viewing cancellations or no shows.\nAll auctioneer fees and deposits stated are non-refundable. The deposit will be applied toward the final purchase price. Auctioneer fees, while not contributing to the purchase price, will still be included in the total chargeable consideration of the property when calculating Stamp Duty Land Tax, Land Transaction Tax, or Land and Buildings Transaction Tax (as applicable depending on whether the property is located in England, Wales, or Scotland).","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/2361205d1\/90043404\/2361205d12f31148796e012ef78ab5ef.jpeg","caption":"All","type":"IMAGE","resizedFloorplanUrls":{"size296x197":"https:\/\/media.rightmove.co.uk\/dir\/property-floorplan\/2361205d1\/90043404\/2361205d12f31148796e012ef78ab5ef_max_296x197.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/156cac5b5\/90043404\/156cac5b59d04b35ddc02b8ed499c1ad.jpeg","caption":"Site 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Share","source_label":"Rightmove","distance_miles":1.57,"show_url":"http:\/\/87.117.209.195:8080\/listings\/97a22fe"},{"title":"Thistleberry Avenue, The Westlands, Newcastle Under Lyme, Staffordshire, ST5","price_pcm":144500,"bedrooms":3,"property_type":"Semi-detached","source_label":"Rightmove","distance_miles":1.83,"show_url":"http:\/\/87.117.209.195:8080\/listings\/b9782ab"}],"average_price":98340,"count":132,"availability":"ready","bedrooms_filter":null,"bedrooms_filter_relaxed":false},"property_markdown":"# Detached house for sale (ST5 4DZ)\n\n## Property Details\n\n| Key | Value |\n|-----|-------|\n| Address | Park Road, Butterton, ST5, ST5 4DZ |\n| Price | \u00a32,800,000 |\n| Council tax | F |\n\n## Description\n\n**AUCTION DATE: 30TH JULY 2026 - PLEASE NOTE YOU NEED TO REGISTER TO BID**\n\nA 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.\n\nFormerly 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.\n\nThe 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.\n\nEquestrian facilities include three American-style stable barns providing 48 Monarch loose boxes, a covered horse walker, a floodlit outdoor arena, all-weather Polytrack gallop, grass gallop, wash bays, turnout paddocks and field shelters.\n\nOccupying 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.\n\nKey Investment & Development Highlights\n\n\u2022 Freehold racing and equestrian estate extending to approximately 50 acres\n\n\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.\n\n\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence\n\n\u2022 Existing 5-bedroom Owner's House and separate 3-bedroom Trainer's House\n\n\u2022 Purpose-built facilities building extending to approximately 6,843 sq.ft.\n\n\u2022 Three American-style barns providing 48 loose boxes\n\n\u2022 Floodlit 40m x 20m arena, Polytrack gallop and grass gallop\n\n\u2022 A covered Monarch horse walker and extensive supporting equestrian infrastructure\n\n\u2022 Significant scope for capital enhancement through implementation of the planning consents\n\n\u2022 Potential for continued equestrian operation, residential development, leisure or mixed-use investment, subject to any necessary consents\n\n\u2022 Vacant possession upon completion\n\n**TENURE**\n\nFreehold\n\n**BUYERS PREMIUM**\n\n* Plus 2% Buyers Premium plus VAT\n\n**PRE AUCTION OFFERS ARE CONSIDERED**\n\nThe seller of this property may consider a pre-auction offer prior to the auction date.\u00a0 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\u2019s Premium, and the deposit.\u00a0 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.\u00a0 To find out more information or to make a pre-auction offer please contact us.\n\n**SPECIAL CONDITIONS**\n\nAny 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 \u2018LEGAL DOCUMENTS\u2019.\u00a0 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.\n\n**KEY FEATURE 1**\n\n\u2022 Freehold racing and equestrian estate extending to approximately 51 acres\n\n**KEY FEATURE 2**\n\n\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.\n\n**KEY FEATURE 3**\n\n\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence\n\n**COUNCIL TAX BAND**\n\nF\n\n* The Guide Price given is an indication as to where the Reserve is currently set. The Reserve is the minimum price that the auctioneer is authorised by the vendor to sell the property for. It is subject to change throughout the marketing period. Where the Guide Price is a single figure, the current Reserve will not be more than 10% above that single figure, and where a price range is given (i.e. \u00a350,000 - \u00a355,000), the Reserve will not exceed the upper level of the range. It is not necessarily what the auctioneer expects it will sell for.\n\nWe would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled\/zoom lens), and dimensions, shapes and precise locations may differ to those set out in these sales particulars which are approximate and intended for guidance purposes only.\n\nThese particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms' employment has the authority to make or give any representation or warranty in respect of the property.\n\nViewing: Due to the nature and condition of auction properties, the auctioneers highlight the potential risk that viewing such property carries and advise all to proceed with caution and take necessary requirements to ensure their own safety whist viewing any lots offered. Viewings are conducted entirely at the potential buyers own risk, these properties are not owned or controlled by Town & Country Property Auctions and the auctioneers will not be held liable for loss or injury caused while viewing or accessing the lot. Due to the nature of some auction properties, electricity may not be turned on, therefore viewing times are restricted. Viewers will need to bring their own lighting\/ ladders if wanting to inspect cupboards, cellars and roof spaces. Some viewings are carried out by third party agents and we will endeavour to give appropriate notice should the published viewing time change. Town & Country Property Auctions will not be liable for any costs or losses incurred due to viewing cancellations or no shows.\n\nAll auctioneer fees and deposits stated are non-refundable. The deposit will be applied toward the final purchase price. Auctioneer fees, while not contributing to the purchase price, will still be included in the total chargeable consideration of the property when calculating Stamp Duty Land Tax, Land Transaction Tax, or Land and Buildings Transaction Tax (as applicable depending on whether the property is located in England, Wales, or Scotland).\n\n## Property Photos\n\n- ![Photo](\/listings\/photos\/90043404\/723028)\n- ![Photo](\/listings\/photos\/90043404\/723031)\n- ![Photo](\/listings\/photos\/90043404\/723033)\n- ![Photo](\/listings\/photos\/90043404\/723034)\n- ![Photo](\/listings\/photos\/90043404\/723035)\n- ![Photo](\/listings\/photos\/90043404\/723036)\n- ![Photo](\/listings\/photos\/90043404\/723037)\n- ![Photo](\/listings\/photos\/90043404\/723038)\n- ![Photo](\/listings\/photos\/90043404\/723039)\n- ![Photo](\/listings\/photos\/90043404\/723040)\n- ![Photo](\/listings\/photos\/90043404\/723041)\n- ![Photo](\/listings\/photos\/90043404\/723042)\n- ![Photo](\/listings\/photos\/90043404\/723043)\n- ![Photo](\/listings\/photos\/90043404\/723044)\n- ![Photo](\/listings\/photos\/90043404\/723045)\n- ![Photo](\/listings\/photos\/90043404\/723046)\n- ![Photo](\/listings\/photos\/90043404\/723047)\n- ![Photo](\/listings\/photos\/90043404\/723048)\n- ![Photo](\/listings\/photos\/90043404\/723049)\n- ![Photo](\/listings\/photos\/90043404\/723050)\n- ![Photo](\/listings\/photos\/90043404\/723051)\n\n## Floorplans\n\n- ![All](\/listings\/photos\/90043404\/723052) - All\n- ![Site Plan](\/listings\/photos\/90043404\/723053) - Site Plan\n\n## Sold Comparables\n\n*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*\n\n| Address | Price | Date | Type |\n|---------|-------|------|------|\n| 10 RANWORTH CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4LL | \u00a3331,000 | 09\/01\/2026 | Detached |\n| HILLTOP SHUT LANE HEAD, BUTTERTON, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4DS | \u00a3711,000 | 01\/12\/2025 | Detached |\n| 4 ENSTONE COURT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4JE | \u00a3325,000 | 20\/11\/2025 | Detached |\n| 12 WALSINGHAM GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4JT | \u00a3281,000 | 06\/11\/2025 | Detached |\n| 51 DARSHAM GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4LW | \u00a3220,000 | 12\/09\/2025 | Detached |\n| 17 MANSFIELD CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HA | \u00a3172,000 | 11\/09\/2025 | Detached |\n| 21 STERNDALE DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HS | \u00a3255,000 | 29\/08\/2025 | Detached |\n| 2 RAVENSWOOD CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4JX | \u00a3290,000 | 25\/07\/2025 | Detached |\n| 33 CLAYTON LODGE GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4FF | \u00a3475,000 | 21\/07\/2025 | Detached |\n| 33 CLAYTON LODGE GARDENS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4FF | \u00a3475,000 | 21\/07\/2025 | Detached |\n| 30 THE COVERT, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4BL | \u00a3250,000 | 03\/07\/2025 | Detached |\n| 98 NORTHWOOD LANE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4BN | \u00a3183,000 | 24\/01\/2025 | Detached |\n| 27 PENMERE DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HH | \u00a3250,000 | 18\/12\/2023 | Detached |\n| 1 PARAGON AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4EX | \u00a3245,000 | 08\/12\/2023 | Detached |\n| 14 THE SQUIRRELS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HZ | \u00a3345,000 | 08\/12\/2023 | Detached |\n| 4 TERRINGTON DRIVE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4NB | \u00a3430,000 | 27\/11\/2023 | Detached |\n| 3 MERIDEN ROAD, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HE | \u00a3155,000 | 17\/11\/2023 | Detached |\n| 8 KENNET CLOSE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4ER | \u00a3230,000 | 03\/11\/2023 | Detached |\n| 1 AYNSLEY AVENUE, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4ET | \u00a3255,000 | 03\/11\/2023 | Detached |\n| 17 THE SAPLINGS, NEWCASTLE, NEWCASTLE-UNDER-LYME, STAFFORDSHIRE, ST5 4HW | \u00a3316,000 | 25\/10\/2023 | Detached |\n\n**Area average:** \u00a3309,700 (20 sales)\n\n## Price vs local average\n\n*Outcode + property type (HousePrices, last 2 years).*\n\n- **Local average:** \u00a3339,180 (76 Detached, ST5, 2024\u20132026)\n- **Deviation:** +725.5%\n\n## Rental Range\n\n*ONS Price Index of Private Rents (Newcastle-under-Lyme). Low \/ Realistic \/ Optimistic = conservative \/ average \/ best case.*\n\n- **Low:** \u00a3743\/mo\n- **Realistic:** \u00a3826\/mo\n- **Optimistic:** \u00a3909\/mo\n\n## LHA (Local Housing Allowance)\n\n*VOA 30th percentile rent floor for Staffordshire North (Apr 2025 \u2013 Mar 2026).*\n\n## Rental Comparables\n\n*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary \u2014 use the Beds column to compare like-for-like lets. Student lets are excluded.*\n\n| Title | Rent | Beds | Distance | As seen on |\n|------|------|------|------|------|\n| 3 Bed Detached House, Wroxham Way, ST5 | \u00a3875\/mo | 3 | 0.48 miles | OpenRent |\n| [Morston Drive, Newcastle, ST5](http:\/\/87.117.209.195:8080\/listings\/855979c) | \u00a3900\/mo | 2 | 0.54 miles | Rightmove |\n| [The Coach House, Butterton, Newcastle Under Lyme, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/9c3c8f4) | \u00a34,995\/mo | 4 | 0.62 miles | Rightmove |\n| [Enstone Court, Westbury Park, Newcastle Under Lyme, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/2cb6c64) | \u00a31,295\/mo | 4 | 0.64 miles | Rightmove |\n| [Dart Place, Newcastle-under-Lyme, ST5](http:\/\/87.117.209.195:8080\/listings\/09ca227) | \u00a3950\/mo | 3 | 0.76 miles | Rightmove |\n| [Dee Lane, Newcastle-Under-Lyme, ST5](http:\/\/87.117.209.195:8080\/listings\/a1a30a0) | \u00a3875\/mo | 3 | 0.83 miles | Rightmove |\n| 5 Bed Detached House, Ash Way, ST5 | \u00a31,950\/mo | 5 | 0.84 miles | OpenRent |\n| [ Aspen Rise, Clayton](http:\/\/87.117.209.195:8080\/listings\/9214ff2) | \u00a31,995\/mo | 4 | 0.91 miles | Rightmove |\n| [Waveney Court, Waveney Grove, Newcastle Under Lyme, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/a460fec) | \u00a3845\/mo | 1 | 0.92 miles | Rightmove |\n| [Lymes Road, Butterton, Newcastle Staffordshire ST5 4DR](http:\/\/87.117.209.195:8080\/listings\/ea7150c) | \u00a34,950\/mo | 5 | 1.07 miles | Rightmove |\n| [Warwick Avenue, Newcastle, ST5](http:\/\/87.117.209.195:8080\/listings\/94e1da4) | \u00a3950\/mo | 2 | 1.12 miles | Rightmove |\n| 1 Bed Flat, Clayton Road, ST5 | \u00a3645\/mo | 1 | 1.14 miles | OpenRent |\n| [Warwick Avenue, Newcastle, ST5](http:\/\/87.117.209.195:8080\/listings\/292328a) | \u00a3950\/mo | 2 | 1.15 miles | Rightmove |\n| [Denbigh Close, Clayton, Newcastle ST5 3DL](http:\/\/87.117.209.195:8080\/listings\/4008de5) | \u00a31,250\/mo | 3 | 1.26 miles | Rightmove |\n| [Cambridge Drive, Newcastle, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/257d40e) | \u00a31,200\/mo | 3 | 1.29 miles | Rightmove |\n| [Gloucester Grange, Newcastle, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/70a01ce) | \u00a3650\/mo | 1 | 1.35 miles | Rightmove |\n| [Gloucester Grange, Newcastle, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/94bc692) | \u00a3650\/mo | 1 | 1.35 miles | Rightmove |\n| [Gloucester Grange, Newcastle, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/e4799a3) | \u00a3650\/mo | 1 | 1.35 miles | Rightmove |\n| [Paris Avenue, Newcastle Under Lyme, ST5](http:\/\/87.117.209.195:8080\/listings\/97a22fe) | \u00a3585\/mo | 1 | 1.57 miles | Rightmove |\n| [Thistleberry Avenue, The Westlands, Newcastle Under Lyme, Staffordshire, ST5](http:\/\/87.117.209.195:8080\/listings\/b9782ab) | \u00a31,445\/mo | 3 | 1.83 miles | Rightmove |\n\n**Average rent: \u00a3983\/mo (132 listings)**\n\n## 1% Rule\n\n- **Rent ratio:** 0.03% (weak for cashflow)\n- **Max investor price (0.8%):** \u00a3118,750\n- **Target investor price (1%):** \u00a395,000\n\n*Monthly rent \u00f7 price. 1%+ = strong, 0.8\u20131% = okay, <0.8% = weak. Max investor price = rent \u00f7 0.8% (Stoke-style target). Target investor price = rent \u00f7 1% (strong cashflow band). Based on OpenRent comparables.*\n\n## Rent-driven metrics\n\n*Based on OpenRent comparables (median \u00a3950\/mo).*\n\n- **Gross yield:** 0.4%\n- **Cost-to-rent:** 245.6\u00d7\n- **Monthly cashflow:** \u00a3-10,197\/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)\n- **Cash-on-cash ROI:** -15.1%\n\n*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price \u00f7 annual rent (from OpenRent comparables); under 14\u00d7 = strong, 14\u201316\u00d7 = acceptable, 17\u00d7+ = compressed. Cashflow = rent \u2212 mortgage \u2212 10% maintenance \u2212 \u00a325\/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit \u00f7 cash in (deposit + 4% purchase costs).*\n\n## Capital growth trend\n\n*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*\n\n- **5y growth:** 5%\n- **10y growth:** 23.6%\n\n## House Price Index (HM Land Registry)\n\n*Official index for Newcastle-under-Lyme; Detached series; as of March 2026.*\n\n- **1y growth (index):** 1.9%\n- **5y growth (index):** 22.9%\n- **10y growth (index):** 53.8%\n\n## Flood risk\n\n- **Zone:** 1\n- **Risk:** Low\n- **Source:** Job (default Low)\n\n[Check long-term flood risk (GOV.UK)](https:\/\/check-long-term-flood-risk.service.gov.uk\/postcode)\n","energy_certificate":null,"fensa_certificates_count":0,"page_data":{"listing":{"id":40035,"reference":"90043404","slug":"913ba06","slug_hash":"913ba06b8e9dba45796f63a4528e72680abfd793","portal":"rightmove","channel":"RES_BUY","meta":{"agentBranchId":68365,"agentBranchName":"Eccleshall","agentCompanyName":"James Du Pavey Ltd","shortDescription":"Detached house for sale","listingUpdateReason":"Added yesterday","isCommercial":false,"propertySubType":"Detached","propertyTypeDisplay":"Detached","bedrooms":null,"bathrooms":null,"addedDate":"2026-06-23","soldSTC":false,"latitude":52.97862,"longitude":-2.241116,"primaryPrice":"\u00a32,800,000","price":2800000,"displayPriceQualifier":"Guide Price","postcode":"ST5 4DZ","displayAddress":"Park Road, Butterton, ST5","encId":"MhOpkLMT_pkHNmqsiXBvKgdv8nl5vouh2q4D","councilTaxBand":"F","brochure":null,"description":"**AUCTION DATE: 30TH JULY 2026 - PLEASE NOTE YOU NEED TO REGISTER TO BID**\nA 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.\nFormerly 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.\nThe 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.\nEquestrian facilities include three American-style stable barns providing 48 Monarch loose boxes, a covered horse walker, a floodlit outdoor arena, all-weather Polytrack gallop, grass gallop, wash bays, turnout paddocks and field shelters.\nOccupying 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.\nKey Investment & Development Highlights\n\u2022 Freehold racing and equestrian estate extending to approximately 50 acres\n\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.\n\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence\n\u2022 Existing 5-bedroom Owner's House and separate 3-bedroom Trainer's House\n\u2022 Purpose-built facilities building extending to approximately 6,843 sq.ft.\n\u2022 Three American-style barns providing 48 loose boxes\n\u2022 Floodlit 40m x 20m arena, Polytrack gallop and grass gallop\n\u2022 A covered Monarch horse walker and extensive supporting equestrian infrastructure\n\u2022 Significant scope for capital enhancement through implementation of the planning consents\n\u2022 Potential for continued equestrian operation, residential development, leisure or mixed-use investment, subject to any necessary consents\n\u2022 Vacant possession upon completion\n**TENURE**\nFreehold\n**BUYERS PREMIUM**\n* Plus 2% Buyers Premium plus VAT\n**PRE AUCTION OFFERS ARE CONSIDERED**\nThe seller of this property may consider a pre-auction offer prior to the auction date.\u00a0 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\u2019s Premium, and the deposit.\u00a0 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.\u00a0 To find out more information or to make a pre-auction offer please contact us.\n**SPECIAL CONDITIONS**\nAny 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 \u2018LEGAL DOCUMENTS\u2019.\u00a0 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.\n**KEY FEATURE 1**\n\u2022 Freehold racing and equestrian estate extending to approximately 51 acres\n**KEY FEATURE 2**\n\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.\n**KEY FEATURE 3**\n\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence\n**COUNCIL TAX BAND**\nF\n* The Guide Price given is an indication as to where the Reserve is currently set. The Reserve is the minimum price that the auctioneer is authorised by the vendor to sell the property for. It is subject to change throughout the marketing period. Where the Guide Price is a single figure, the current Reserve will not be more than 10% above that single figure, and where a price range is given (i.e. \u00a350,000 - \u00a355,000), the Reserve will not exceed the upper level of the range. It is not necessarily what the auctioneer expects it will sell for.\nWe would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled\/zoom lens), and dimensions, shapes and precise locations may differ to those set out in these sales particulars which are approximate and intended for guidance purposes only.\nThese particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms' employment has the authority to make or give any representation or warranty in respect of the property.\nViewing: Due to the nature and condition of auction properties, the auctioneers highlight the potential risk that viewing such property carries and advise all to proceed with caution and take necessary requirements to ensure their own safety whist viewing any lots offered. Viewings are conducted entirely at the potential buyers own risk, these properties are not owned or controlled by Town & Country Property Auctions and the auctioneers will not be held liable for loss or injury caused while viewing or accessing the lot. Due to the nature of some auction properties, electricity may not be turned on, therefore viewing times are restricted. Viewers will need to bring their own lighting\/ ladders if wanting to inspect cupboards, cellars and roof spaces. Some viewings are carried out by third party agents and we will endeavour to give appropriate notice should the published viewing time change. Town & Country Property Auctions will not be liable for any costs or losses incurred due to viewing cancellations or no shows.\nAll auctioneer fees and deposits stated are non-refundable. The deposit will be applied toward the final purchase price. Auctioneer fees, while not contributing to the purchase price, will still be included in the total chargeable consideration of the property when calculating Stamp Duty Land Tax, Land Transaction Tax, or Land and Buildings Transaction Tax (as applicable depending on whether the property is located in England, Wales, or Scotland).","floorplans":[{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/2361205d1\/90043404\/2361205d12f31148796e012ef78ab5ef.jpeg","caption":"All","type":"IMAGE","resizedFloorplanUrls":{"size296x197":"https:\/\/media.rightmove.co.uk\/dir\/property-floorplan\/2361205d1\/90043404\/2361205d12f31148796e012ef78ab5ef_max_296x197.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-floorplan\/156cac5b5\/90043404\/156cac5b59d04b35ddc02b8ed499c1ad.jpeg","caption":"Site 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agent"}},"osmId":"49188806","images":[{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/5ff7a4c50\/90043404\/5ff7a4c50bf2dae5ee7b9d597a43eda0.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/5ff7a4c50\/90043404\/5ff7a4c50bf2dae5ee7b9d597a43eda0_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/5ff7a4c50\/90043404\/5ff7a4c50bf2dae5ee7b9d597a43eda0_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/5ff7a4c50\/90043404\/5ff7a4c50bf2dae5ee7b9d597a43eda0_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/f0a8afefb\/90043404\/f0a8afefba8cbe29452fe79866d18289.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f0a8afefb\/90043404\/f0a8afefba8cbe29452fe79866d18289_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f0a8afefb\/90043404\/f0a8afefba8cbe29452fe79866d18289_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f0a8afefb\/90043404\/f0a8afefba8cbe29452fe79866d18289_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/f04c398c3\/90043404\/f04c398c3d67997e073907c02a384b4f.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f04c398c3\/90043404\/f04c398c3d67997e073907c02a384b4f_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f04c398c3\/90043404\/f04c398c3d67997e073907c02a384b4f_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/f04c398c3\/90043404\/f04c398c3d67997e073907c02a384b4f_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/38c6a309c\/90043404\/38c6a309c64f8e161a895de602a62899.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/38c6a309c\/90043404\/38c6a309c64f8e161a895de602a62899_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/38c6a309c\/90043404\/38c6a309c64f8e161a895de602a62899_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/38c6a309c\/90043404\/38c6a309c64f8e161a895de602a62899_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/9928e0c64\/90043404\/9928e0c64f42fc66486fb84662c793a5.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/9928e0c64\/90043404\/9928e0c64f42fc66486fb84662c793a5_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/9928e0c64\/90043404\/9928e0c64f42fc66486fb84662c793a5_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/9928e0c64\/90043404\/9928e0c64f42fc66486fb84662c793a5_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/c7390eef3\/90043404\/c7390eef3a9fe47ff272ff1a64016681.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/c7390eef3\/90043404\/c7390eef3a9fe47ff272ff1a64016681_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/c7390eef3\/90043404\/c7390eef3a9fe47ff272ff1a64016681_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/c7390eef3\/90043404\/c7390eef3a9fe47ff272ff1a64016681_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/55859134c\/90043404\/55859134c5bd286ddbb031e695b40aae.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/55859134c\/90043404\/55859134c5bd286ddbb031e695b40aae_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/55859134c\/90043404\/55859134c5bd286ddbb031e695b40aae_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/55859134c\/90043404\/55859134c5bd286ddbb031e695b40aae_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/9d007598b\/90043404\/9d007598bdda6cd403dc9be06585f253.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/9d007598b\/90043404\/9d007598bdda6cd403dc9be06585f253_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/9d007598b\/90043404\/9d007598bdda6cd403dc9be06585f253_max_476x317.jpeg","size656x437":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/9d007598b\/90043404\/9d007598bdda6cd403dc9be06585f253_max_656x437.jpeg"}},{"url":"https:\/\/media.rightmove.co.uk\/property-photo\/0b4ab90f6\/90043404\/0b4ab90f676cec4c1a8734211b1f428c.jpeg","caption":null,"resizedImageUrls":{"size135x100":"https:\/\/media.rightmove.co.uk\/dir\/property-photo\/0b4ab90f6\/90043404\/0b4ab90f676cec4c1a8734211b1f428c_max_135x100.jpeg","size476x317":"https:\/\/media.rightmove.co.uk\/dir\/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AUCTION DATE: 30TH JULY 2026 - PLEASE NOTE YOU NEED TO REGISTER TO BID<\/strong>
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.<\/p>

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.<\/p>

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.<\/p>

Equestrian facilities include three American-style stable barns providing 48 Monarch loose boxes, a covered horse walker, a floodlit outdoor arena, all-weather Polytrack gallop, grass gallop, wash bays, turnout paddocks and field shelters.<\/p>

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.<\/p>

Key Investment & Development Highlights
\u2022 Freehold racing and equestrian estate extending to approximately 50 acres
\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.
\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence
\u2022 Existing 5-bedroom Owner's House and separate 3-bedroom Trainer's House
\u2022 Purpose-built facilities building extending to approximately 6,843 sq.ft.
\u2022 Three American-style barns providing 48 loose boxes
\u2022 Floodlit 40m x 20m arena, Polytrack gallop and grass gallop
\u2022 A covered Monarch horse walker and extensive supporting equestrian infrastructure
\u2022 Significant scope for capital enhancement through implementation of the planning consents
\u2022 Potential for continued equestrian operation, residential development, leisure or mixed-use investment, subject to any necessary consents
\u2022 Vacant possession upon completion<\/p>

TENURE<\/strong><\/p>

Freehold<\/p>

BUYERS PREMIUM<\/strong><\/p>

* Plus 2% Buyers Premium plus VAT<\/p>

PRE AUCTION OFFERS ARE CONSIDERED<\/strong><\/p>

The seller of this property may consider a pre-auction offer prior to the auction date.\u00a0 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\u2019s Premium, and the deposit.\u00a0 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.\u00a0 To find out more information or to make a pre-auction offer please contact us.<\/p>

SPECIAL CONDITIONS<\/strong><\/p>

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 \u2018LEGAL DOCUMENTS\u2019.\u00a0 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.<\/p>

KEY FEATURE 1<\/strong><\/p>

\u2022 Freehold racing and equestrian estate extending to approximately 51 acres<\/p>

KEY FEATURE 2<\/strong><\/p>

\u2022 Planning permission for four detached executive homes, each extending to approximately 3,500 sq.ft.<\/p>

KEY FEATURE 3<\/strong><\/p>

\u2022 Planning permission to convert the principal facilities building into an approximately 8,500 sq.ft. Grand Designs-style residence<\/p>

COUNCIL TAX BAND<\/strong><\/p>

F<\/p>

* The Guide Price given is an indication as to where the Reserve is currently set. The Reserve is the minimum price that the auctioneer is authorised by the vendor to sell the property for. It is subject to change throughout the marketing period. Where the Guide Price is a single figure, the current Reserve will not be more than 10% above that single figure, and where a price range is given (i.e. \u00a350,000 - \u00a355,000), the Reserve will not exceed the upper level of the range. It is not necessarily what the auctioneer expects it will sell for.<\/p>

We would like to point out that all measurements, floor plans and photographs are for guidance purposes only (photographs may be taken with a wide angled\/zoom lens), and dimensions, shapes and precise locations may differ to those set out in these sales particulars which are approximate and intended for guidance purposes only.<\/p>

These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms' employment has the authority to make or give any representation or warranty in respect of the property.<\/p>

Viewing: Due to the nature and condition of auction properties, the auctioneers highlight the potential risk that viewing such property carries and advise all to proceed with caution and take necessary requirements to ensure their own safety whist viewing any lots offered. Viewings are conducted entirely at the potential buyers own risk, these properties are not owned or controlled by Town & Country Property Auctions and the auctioneers will not be held liable for loss or injury caused while viewing or accessing the lot. Due to the nature of some auction properties, electricity may not be turned on, therefore viewing times are restricted. Viewers will need to bring their own lighting\/ ladders if wanting to inspect cupboards, cellars and roof spaces. Some viewings are carried out by third party agents and we will endeavour to give appropriate notice should the published viewing time change. Town & Country Property Auctions will not be liable for any costs or losses incurred due to viewing cancellations or no shows.<\/p>

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