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Throwleigh, Okehampton, EX20 2HX
18.31 Acre Pasture Land – Throwleigh
Throwleigh, Okehampton, EX20 2HX
For Sale
£175,000+
- In all some 18.31 acres
- Mainly level, productive pasture
Description
The Land at Shilstone extends in all to some 18.31 acres (7.41 hectares) and comprises an attractive block of mainly level pasture land, including a small area of rough grazing. Benefitting from parish road frontage and access on its northern boundary, the land is divided into six conveniently sized paddocks enclosed within natural hedge banks, some of which have a number of mature trees providing shelter for livestock. Suitable for a number of purposes, including keeping livestock or for those with equestrian interests.
Location
Kivells markets this holding at Throwleigh, Okehampton, EX20. Buyers should verify boundaries, access, services and planning position against the auction/legal pack.
Tenure
| Tenure | Freehold |
| Services | No services connected; services may be nearby. |
Auction Information
| Auction date | 2026-10-07 at 7:00pm |
| Guide price | £175,000 Guide Price |
| Buyer’s administration fee | £2,000 + VAT (£2,400 inc VAT) |
| Status | For Sale |
| Lot number | Not stated in supplied particulars |
Investment Analysis
This is a land/equestrian/amenity analysis rather than a residential BTL model. No residential rent or refinance assumption has been invented where no dwelling exists. Values below are HB desktop screening scenarios and not a valuation.
Investment Snapshot
| Guide Price | £175,000 |
| Approx. Area | 18.31 acres |
| Guide Price per Acre | £9,558 |
| Initial Improvement / Due-Diligence Allowance | £14,000 |
| Estimated Total Cost | £192,900 before SDLT |
| Low / Base / High Screening Value | £157,500 / £192,500 / £227,500 |
| Suggested Strategy | Agricultural/equestrian pasture hold |
| Main Risk | Agricultural/equestrian demand and no services connected. |
Market Comparables
No sufficiently like-for-like verified sold land comparables are contained in the supplied scrape. The guide-price-per-acre calculation above is therefore shown as a screening metric only; a rural surveyor/land agent should provide local comparable evidence before bidding.
Proposed Works
| Boundary / access / gate repairs | £3,500 |
| Vegetation / clearance / drainage | £2,800 |
| Building / stable / shelter repairs where applicable | £3,500 |
| Professional / planning / survey allowance | £2,100 |
| Contingency | £2,100 |
Low / Base / High Investment Scenario
| Low | £157,500 – downside land-value screening |
| Base | £192,500 – modest value enhancement / market-normalisation screening |
| High | £227,500 – stronger demand or successful enhancement; not planning-value assumption unless consent obtained |
Specialist Land / Development Analysis
Agricultural/equestrian pasture hold. Agricultural/equestrian demand and no services connected.
Maximum Bid Indicator
| Guide price | £175,000 |
| Improvement / due-diligence allowance | £14,000 |
| Known buyer admin fee | £2,400 inc VAT |
| Legal / survey allowance | £1,500 desktop allowance |
| Maximum bid approach | For land, use rural-surveyor value less all costs and desired margin; no unsupported residual-development value has been assumed. |
| SDLT | Buyer-specific and excluded. |
Strategy Recommendation
Agricultural/equestrian pasture hold.
Strategy Rating
| Land / amenity hold | ★★★★☆ |
| Income potential | ★★☆☆☆ |
| Development optionality | ★★☆☆☆ |
Key Risks
- Agricultural/equestrian demand and no services connected.
- Legal pack, title boundaries, rights of way and seller charges must be reviewed before bidding.
- Land value and income can be highly location- and use-specific.
Analysis Confidence
Medium for source facts; low for future value scenarios until a rural surveyor/land agent confirms local comparable evidence and permitted use.
Auction Details :
Kivells
Auction Date :
10/10/26
Lot Number :
019
Property Location:
Throwleigh, Okehampton, EX20 2HX
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