Mooring value

[Janeian]

I wonder if I could ask some advice and opinions please.

 

We own 4.5acres of riverside (river not canal) agricultural land in the countryside with 4x residential moorings (Leicestershire). 

 

The first question is would anyone have any idea as an approximation of what the value of this could be.

 

There is vehicle access, storage sheds, secluded gardens and water/electric and obviously the remaining land to play with.  We have Council Certificate of Lawfullness granted.

 

The second question is would anyone know of an agent or similar, that would deal with this sort of 'specialised' valuation.

Edited October 24, 2024 by Janeian
additional information added

[dmr]

Does the river flood? Is it a nice location? are pubs and shops close by/walking distance?  Do you have full long term permission from the river authority to moor boats there? Is the bank good? are any jetties in good condition?.

 

What is the net annual income from moored boats at this or a similar location?  People ask a lot of money for good mooring land. Maybe take the agricultural value of the land then add ten times the annual income as a starting figure?.

[MtB]

28 minutes ago, dmr said:

Does the river flood? Is it a nice location? are pubs and shops close by/walking distance?  Do you have full long term permission from the river authority to moor boats there? Is the bank good? are any jetties in good condition?.

 

What is the net annual income from moored boats at this or a similar location?  People ask a lot of money for good mooring land. Maybe take the agricultural value of the land then add ten times the annual income as a starting figure?.

 

 

I'd suggest taking the total mooring income and multiplying it by 20 (to reflect 5% yield on capital invested) to get to a starting point re valuation. 

 

Adjust it up or down according to the general loveliness and convenience (or otherwise) of the site.

 

Another approach is to add up all anticipated the future rental income and future-discount it to arrive at what to pay for it today. 

[Janeian]

Thank you for the ideas .. moorings have been present with evidence in excess of 25yrs, so river authority will not have any jurisdiction.  Council accepted they are residential which in itself is the difficult element to gain. 

 

Yes it floods, but most rivers do nowadays and steps in place to be safe.

 

Banks, decking, fencing etc in good order.  Accessible local amenities and roads, buses etc.

 

Whether rental of moorings or residing yourself, as we do, it's a little gem 😎.

 

Thank you again for responding.

 

[magnetman]

A wild guess is it on the river Soar downstream of Lufbra? 

 

The flooding thing is interesting. Thing seem to be changing in this regard. I don't mind it in fact I like the power of nature but if you have great big long scaffold poles to stop Boats riding over the bank it could potentially be a little intimidating for buyers. 

 

Google should throw up some agents. Not my area ( I am on the Thames) so I don't know any round there. 

[Janeian]

I suppose I am not thinking value from an income/rental point of view but the worth of being residential, non marina or controlled, by someone else to either a sole boater to live here and maybe rent the other moorings, or a small syndicate of 4 boats buying it .. there doesn't seem many examples of what we have.

 

I believe a similar, but much less in size,  facilities and picturesque version went for at least 200k not far from us.  But just cant guess at a value.

 

I suppose someone being in the right place at the right time wanting something like this plays a part.. especially if there ic more than one interested party.

 

[dmr]

Moorings like this are rare so unlikely to find an agent that has real knowledge and experience. If you are not in a hurry just stick an advert in the boating press for a silly high value and see what happens.

 

There appears to be an increase in people wanting to live on boats but not move so that will be in your favour. On the other hand residential is a double edge sword as very often you can happily live on a non residential mooring for a lot less money. I assume you are paying council tax? (probably don't answer that here😀).

[magnetman]

Also the flooding or perceived risk thereof is interesting. Quite a lot of press about this and a general shift towards a warmer and probably wetter climate. One of the first places this will be felt is of course rivers because their function is to drain water from land using the force of gravity. Human intervention in this process obviously makes flooding more likely. 

 

It sounds lovely. Are there any motorways or major roads nearby ? 

 

 

[TheBiscuits]

We could do with someone who might know who to talk to.

 

@Alan de Enfield springs to mind!

[Alan de Enfield]

Well I was going to keep out, but, ........................

 

When I was looking to buy a marina I found that Humberts Leisure (Humberts Leisure - Welcome to Humberts) were one of the most active in the Marina, moorings, caravan parks markets.

They currently appear to have no 'boat' leisure type companies for sale, but they offer free valuations.

 

Other agents selling business's :

 

Buy a Luxury Canal Boat Holiday Hire Business- Retirement Sale

 

Buy a Residential And Leisure Mooring Business On The Thames

 

Buy an Established Narrowboat Holiday Hire Business In Gilwern

[Janeian]

The land is near the A6 and A46 so quite well placed.

A winter wonderland field with some moorings on right 

[Richard T]

If this is where I think it is, it floods badly and access to the boats is with waders!! They are however nice moorings.

[MtB]

1 hour ago, Richard T said:

If this is where I think it is, it floods badly and access to the boats is with waders!! They are however nice moorings.

 

This would explain why the chalet in the first photo is raised up by three steps above the height of the wooden veranda, the height above ground of which we can't really determine. 

 

And the second pic appears to show vertical poles to stop the boats floating over pontoon in flood conditions. 

 

This thread seems to be turning into an advert for the site! 

 

 

[TheBiscuits]

2 hours ago, Richard T said:

If this is where I think it is, it floods badly and access to the boats is with waders!! They are however nice moorings.

 

Ah well then, the 4.5 acres with moorings are a flood hazard.  I'll offer to take them and their problems away from the owner for the modest sum of a thousand pounds.  Paid to me for my trouble, obviously!

[MtB]

Just now, TheBiscuits said:

 

Ah well then, the 4.5 acres with moorings are a flood hazard.  I'll offer to take them and their problems away from the owner for the modest sum of a thousand pounds.  Paid to me for my trouble, obviously!

 

I'll pay you £1,100!

 

Actually I'm not sure I've quite got the hang of this....

 

 

[TheBiscuits]

18 minutes ago, MtB said:

 

I'll pay you £1,100!

 

Actually I'm not sure I've quite got the hang of this....

 

 

 

Sounds fair to me, as I'll end up without the trouble and a couple of grand richer....

[Slim]

Yes, but do your offers include the dog? 

[Janeian]

11 hours ago, MtB said:

 

This would explain why the chalet in the first photo is raised up by three steps above the height of the wooden veranda, the height above ground of which we can't really determine. 

 

And the second pic appears to show vertical poles to stop the boats floating over pontoon in flood conditions. 

 

This thread seems to be turning into an advert for the site! 

 

 

Advert .. not at all ! Pictures were added as asked by one of the other members .. if it was aimed to be an advert, I would have taken up to date, representational pics of the finished 'chalet', gardens and land!

 

I 

Bad flooding .. is there any good flooding .. it's relative to individuals!

 

Bad flooding .. is there any good flooding .. it's relative to individuals!

I am a new member, who had a genuine query which I posted for guidance and help in finding information. 

 

I did not expect nor appreciate ridicule or to become the centre of a comedy act.

 

This is obviously not a  site aimed at assistance or friendship to help serious boaters that I had hoped.

 

However .. a big thank you to those of you who did try and work through a solution for my query.

 

To the rest .. it's not for sale, nor is the dog and the flooding is very doable after living here for 12 years.

[David Mack]

So if it is not for sale, why are you asking about its value?

[Mac of Cygnet]

1 hour ago, Janeian said:

Advert .. not at all ! Pictures were added as asked by one of the other members .. if it was aimed to be an advert, I would have taken up to date, representational pics of the finished 'chalet', gardens and land!

 

I 

Bad flooding .. is there any good flooding .. it's relative to individuals!

 

Bad flooding .. is there any good flooding .. it's relative to individuals!

I am a new member, who had a genuine query which I posted for guidance and help in finding information. 

 

I did not expect nor appreciate ridicule or to become the centre of a comedy act.

 

This is obviously not a  site aimed at assistance or friendship to help serious boaters that I had hoped.

 

However .. a big thank you to those of you who did try and work through a solution for my query.

 

To the rest .. it's not for sale, nor is the dog and the flooding is very doable after living here for 12 years.

Yet another new member (welcome to the forum, BTW) who imagines ridicule or rebuff when none exists.  A little completely harmless banter between The Biscuits and Mtb is all.  I can't believe how sensitive people are these days to imaginary slights.

[Janeian]

33 minutes ago, David Mack said:

So if it is not for sale, why are you asking about its value?

Do you never check to see how much your house is worth in today's market? 

[Alan de Enfield]

Just now, Janeian said:

Do you never check to see how much your house is worth in today's market? 

 

Why would you? - It has no monetary value, you cannot spend it, it is 'worthless' until you actually come to sell it.

[Janeian]

17 minutes ago, Mac of Cygnet said:

Yet another new member (welcome to the forum, BTW) who imagines ridicule or rebuff when none exists.  A little completely harmless banter between The Biscuits and Mtb is all.  I can't believe how sensitive people are these days to imaginary slights.

I am not at all a sensitive, did not think being ridiculed nor rebuffed, and if I was .. wouldn't give a toss .. too old in the tooth to be bothered .. but will stand my ground.  Just thought to most people, as shown by the helpful posts gratefully received, is was an obvious enquiry and ask/plea for help and curiosity driven. 

2 minutes ago, Alan de Enfield said:

 

Why would you? - It has no monetary value, you cannot spend it, it is 'worthless' until you actually come to sell it.

Most people have worked for what they have and whether a monetary investment, property investment, gold or other equities .. the majority like to keep up on current days worth.

 

My post was merely a way of finding this out and no other reason.

 

We are all different, and appreciate you may not hold this view.

[Alan de Enfield]

8 minutes ago, Janeian said:

My post was merely a way of finding this out and no other reason.

 

It just seems a little 'entitled' to expect a land agent / surveyor to come out and look over your land, give you a report on its likely value just because you 'want to find out' its value, I'm not sure their 'free valuation' would be offered if there is no intent to sell.

 

I recently had to have some similar land (5 hectares agricultural with buildings etc) valued for probate and the cost of having it done was £750 + VAT  

[Gybe Ho]

3 hours ago, Janeian said:

 

This is obviously not a  site aimed at assistance or friendship to help serious boaters that I had hoped.

 

 

You are a quick learner, it took me 2 months to reach that conclusion.