Polo grounds
Source: gov.uk (2025-04-28)

This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.

1. Scope

1.1 This instruction applies to all Polo Grounds/ clubs.

1.2 Most clubs are affiliated to the governing body for polo, responsible for setting the rules and regulations.

1.3 The quality of the clubs and grounds vary tremendously from modest local grounds to the high profile/ prestigious clubs with super flat pitches. Generally the higher the level of polo being played (ranging from low goal to high goal) the higher the quality of the polo pitch.

1.4 In addition to the polo pitches, the hereditament may also have a clubhouse, ground maintenance facilities and practice areas referred to as ‘stick and ball’ grounds. Some but not all will also have stabling as well as ancillary equine facilities such as horse walkers and canter / exercise tracks.

1.5 Most polo grounds maybe categorised as one of the following types:

a. Affiliated clubs playing high goal polo

b. Other affiliated clubs

c. Unaffiliated private grounds / clubs the best of which maybe better than some affiliated clubs. Where ‘polo is the predominant use, due to the polo pitch element these should be valued (and SCAT coded) as Polo Grounds and Premises rather than Stables & Loose Boxes or Riding Schools & Livery Yards.

1.6 A polo team consists of 4 players. Each player is handicapped from 2 to 10. The sum of the players handicap is the team handicap. The standard of matches is found by the team handicaps:

Each period of play, known as a chukka, is 7 minutes and the ideal is to have a fresh pony for each chukka. In low goal matches players may manage on 2-3 ponies.

1.7 The polo season in the UK is from May to September and indoor or arena polo is played throughout the winter.

1.8 Although it is the glamour of the high goal polo tournaments supported by Royal interest that capture the media and public interest 90 % of polo is played by amateurs at 2 goals or less at smaller venues around the country.

1.9 The ‘polo industry’ relies heavily on patronage and sponsorship.

2. List Description and Special Category Code

List Description: Polo Ground and Premises

Scat Code: 216

Suffix: G

Bulk Class: M

3. Responsible Teams

3.1 The Animal & Rural Class Co-ordination Team (CCT) has overall responsibility for the co-ordination of this class. Each Regional Valuation Unit (RVU) has a representative on the team. The team is responsible for the approach to and the accuracy and consistency of polo grounds.

4. Co-ordination

4.1 RVU will be responsible for referencing, gathering facts and valuation.

4.2 The Animal & Rural CCT will deliver practice notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating lists. Caseworkers have a responsibility to:
- follow the advice given at all times – practice notes are mandatory
- not depart from the advice given on appeal or maintenance work without approval from the CCT
- seek advice from the CCT before starting any new work
5. Legal Framework

5.1 There is no specific legal framework for this class, although challenges may be made regarding:

identifying the correct unit of assessment:

the domestic/ non domestic borderline

agricultural exemption

dealing with seasonal use/ temporary buildings

Taking each one in turn -

5.2 Identification of the “Unit of Assessment”

Increasingly many equestrian establishments and leisure venues are diversifying into a multitude of other uses, often incorporating farm shops, cafes and the like.

Care should be taken in identifying the correct rateable occupier, particularly where facilities are shared between different ventures.

5.3 Domestic/ Non Domestic borderline

Occupiers may contend that their polo grounds are ancillary to their dwelling houses and that, as a consequence, not subject to non-domestic rating. This argument should be firmly rejected. A polo ground, “stick and ball” practice ground or extensive range of stabling for polo ponies should not be regarded as a domestic “appurtenance” under section 66(1)(b) of LGFA 1988.

5.4 Agricultural exemption

Any argument that polo grounds fall within the agricultural exemption provisions of Schedule 5 to the Local Government Finance Act 1988 (LGFA 1988) should be resisted. Specifically, paragraph 2(d) of Schedule 5 to LGFA 1988 excludes ‘land used mainly or exclusively for sport or recreation’.

A typical scenario may include land used for polo less than 28 days a year, but used as grazing for the remainder. This mixed use does not exempt the land from rating as para 2(1)(a) defines “agricultural land” as:

“land used as arable, meadow or pasture ground only” (emphasis added)

Where difficulties arise, cases should be referred to the Technical Adviser.

5.5 Dealing with seasonal use/ temporary buildings

Due to the seasonal nature of polo, it may be argued that due to the infrequent use of facilities and use of often temporary buildings - rateability cannot be proven due to transience.

When considering this context, it would not be unreasonable to bear in mind the following:

The presence of permanent factors such as buildings, rails and prepared polo fields

Practice and stabling facilities

The organisation and preparation for the event

The importance of the event locally

The number of spectators attending and the financial return to the organisers

The prospect of annual continuance

6. Survey Requirements

6.1 Inspections should be carried out in accordance with the Valuation Office Agency Property Inspectors Manual.

6.2 When inspecting a polo ground, property inspectors should record the location and description of to include the following:
- location
- site - size, shape, and topography
- buildings infrastructure - number and type of stables
- ancillaries – tack rooms, storage, arenas etc
- gallops – length, construction, and surface
- land – agricultural, turn out and domestic boundary
- services - heating energy source and water source
- car parking
- photographs of the main constituent parts of the site.
6.3 An inspection checklist is appended to this section (Appendix 1) and should be completed for all new properties, updated for maintenance work, and stored in the property folder of the Electronic Document Records Management (EDRM) system.

6.4 Polo Grounds

A polo club is likely to have several grounds, and each will probably have its own characteristics: the best being reserved for tournament games (with other clubs) and the poorer quality ones used for club chukkas. Accordingly, separate areas should be recorded for each individual ground together with their attributes:
- the quality of the surface including its relative flatness. In common with other sporting pitches the best grounds aim to provide as true a playing surface as possible. This is likely to only be achieved after extensive levelling of the ground. The type of matches played (handicap level) will be an indicator of the likely quality.
- the nature of the subsoil, pitch construction including details of drainage, water source and method of irrigation
- the level of maintenance. The traditional method of “treading in”, the replacement of displaced divots between chukkas (periods of play) by the spectators, is often augmented by a rather more scientific repair regime after games.
According to the industry a polo pitch should be a minimum length of 230m and a maximum of 275m by 185m wide although if boarded it need only be 145m wide. In addition, there should be a safety zone of approximately 9m to each side and 27m at each end. Polo pitches are therefore normally between 5-6.5 hectares.

The goal posts are 7.32m apart for normal play, 14.64m when playing with widened goals, and at least 3.05m. They are designed to be collapsible in case of collision.

The larger clubs will also have “stick and ball” grounds, which are used for practice. The extent and quality of these areas should also be recorded.

Where grounds are subject to any form of disability, e.g., they are liable to flooding; this should be clearly described on the survey.

Polo grounds should be measured in hectares for rating purposes.

6.5 Stabling

Some grounds will have stabling, possibly with livery facilities, others will not.

If the establishment has stables, it is important to record the number and type available, together with their size and mode of construction.

Ancillary facilities will also need to be recorded. These will generally include tack rooms, feed stores, hay and straw barns or other storage areas.

Some grounds will have no long-term stabling facilities, but have ponies supplied by specialist livery stables on match days. With the advent of the modern motorway network, it is not uncommon for such ponies to be transported long distances by articulated horse transporters. Most venues will therefore have “pony lines” - where ponies that have been transported to the site can be tethered before or after chukkas and in between games.

Stables and ancillaries should be measured in accordance with the inspection checklist guidance.

6.6 Clubhouses

Clubhouses at polo grounds will vary in size and attributes, from the simplest of pavilions, with basic changing and refreshment facilities, to a quality set of purpose-built buildings laid out to the highest standards. Top quality grounds will have grandstands, bars and restaurant facilities or tearooms, in addition to changing rooms and administrative offices. There may also be suites for overnight accommodation of players. These will be measured to gross internal area (GIA).

Where the property is used as a venue for event purposes, unrelated to polo, details should be obtained regarding the extent and frequency of these events together with any appropriate consents. This might include a licence permitting weddings or civil partnership ceremonies.

Larger events might include tented “villages” and marquees and the degree of permanence of the temporary accommodation should be noted. Receipts for this income should be obtained together with details of this income stream including the entry fees, visitor numbers, and the range of hospitality options offered.

6.7 Arenas

Both indoor and outdoor all-weather playing surfaces, to considerably extend the playing season, maybe present.

Playing surfaces are likely to vary, some may be waxed artificial turf, others mixtures of sand, sawdust and/or pulverised rubber. Drainage is also an important consideration. Details of the type of playing surface, the type and quality of artificial lighting should also be noted.

Arenas should be measured to GIA.

7. Survey Capture

7.1 Rating surveys should be captured on the Rating Support Application (RSA). Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).

7.2 Historically, many different sub-location codes have been used to value this type of property across the country. For revaluations 2026 onward, the national sub location of POLO should be used.

7.3 The common use codes used to record the various stables/boxes that may comprise a polo ground are outlined in the table below. These should be recorded as units, e.g.,12 stables and not in square metres.

Only stables or stalls should be captured as an accommodation use code. Everything else should go in ‘other additions.’

The common use codes used to record the various ‘other additions’ are outlined in the table below:

8. Valuation Approach

8.1 Polo grounds should be based on the rentals method. The Notice Requesting Statutory Information (Form of Return) for this class of property is typically obtained using VO 6003.

8.2 It is accepted rental evidence may be limited for this class, and a hybrid valuation approach to some grounds maybe considered appropriate where there is an additional revenue stream, not already reflected in the valuation of the premises or pitches.

8.3 Analysis of evidence

The analysis of evidence should be on an all-inclusive basis, to reflect tack rooms, food stores, admin offices, rug rooms, maintenance storage and hay barns within box/stable prices. This inclusive basis must be in proportion to the number of stables on site. Where any non-standard features exist, such as disproportionate sized offices or hospitality suites, these must be stripped out.

The two main problems in analysis are the approaches to stripping out or apportioning the rent/value relating to domestic accommodation and areas of land.

Valuers should be aware that stripping out the full rental value of domestic accommodation (if based on other non-composite dwellings within the locality), may not be appropriate.

Where there is other land with a polo ground, other than the pitches themselves, consideration should be given to stripping this out of the rental value.

It is recommended that advice on analysis and adjustment is sought from the Class Coordination Team (CCT) where rents include amounts for domestic accommodation or land.

8.4 Stables

Construction and layout of stables, where present, will vary. Traditional boxes will be brick built with a pitched tile roof with an overhang to provide shelter from the weather. Some older styles have what are termed ‘caged boxes’ where a run of boxes and a ‘corridor’ are within the structure of the building providing full protection from the elements but often at the expense of access difficulties. A modern version of this is the ‘American barn’ arrangement where typically a large ‘at cost’ type barn will be divided up by block partitions to have boxes running the length of both of the longest walls with back-to-back boxes down the middle of the barn.

These barns will often be open ended to provide the proper ventilation necessary to prevent the spreading of infections.

8.5 The valuation of the stables forming part of a polo ground will normally be based on prevailing local values of other stables.

8.6 There may need to be an addition of up to 25% on ‘average/ standard’ stables to reflect additional quality/size benefits. It would be expected that the maximum 25% addition would be appropriate for those stables which have additional outdoor pens attached to them.

8.7 Similarly, a discount from the ‘average / standard’ rate may be justified where the stabling provides a particularly low standard of accommodation compared with the average. For example, smaller pony stables or stalls.

8.8 Outdoor timber stables will not be discounted simply because of their construction. However, a discount from the standard rate maybe applicable for quality reasons following an exercise of valuer judgement.

8.9 Pony lines are reflected in the value of the polo pitch and should not be valued as a stable.

8.10 Ancillaries

8.11 Tack rooms, hay/bedding stores, rug rooms, yard maintenance stores and admin offices should all be shown in the valuation. These items will be considered as being reflected in the box/stable value, and shown as a nil value, but only in proportion to the number of stables on site.

8.12 Other ancillaries that maybe on site include horse walkers, indoor and outdoor arenas and spectator areas, which should be added to the valuation.

8.13 CCTV or other security systems installed for monitoring the health and well-being of the horses as well as for security protection should be valued. Valuation guidance from the CCT should be referred to where this is the case.

8.14 Polo Pitches

8.15 The value of the polo pitch will vary, with high goal pitches likely being the best quality and most valuable. Valuation guidance from the CCT should be referred to regarding the pitch value.

8.16 Additional Income

8.17 An addition to reflect revenue received from other unrelated sources such as regular hospitality or other functions maybe appropriate. This figure will be a percentage of the additional income generated by significant non polo activities hosted on site. Revenue from one off events or where other uses have no prospect of continuance should be disregarded. Where a hybrid method is used to add additional income to the valuation, valuations should still be entered on the Rating Support Application (RSA). Any additional rateable value attributable to major events should be shown in ‘other additions’ under the code EVI. A full record of how this sum has been calculated must be shown in RSA remarks.

8.18 Relativities

Relativities may require tuning to reflect individual circumstances following the exercise of valuer judgement.

9. Valuation Support

Rating Support Application (RSA)

Survaid

Valuation Panel 1 (VP1) animal & rural class co-ordination team (CCT) members

SharePoint guidance for G class suffix

Appendix 1: Equestrian Properties Inspection Guide

Equestrian properties inspection guide and checklists (https://assets.publishing.service.gov.uk/media/67f6643432b0da5c2a09e21a/Inspection_Check_List_-_Equestrian_Properties_Inspection_Guide.doc)

Practice note: 2023 - polo grounds

1. Market appraisal

1.1 The number of clubs affiliated to the UK’s governing body, The Hurlingham Polo Association (HPA), has dropped in recent years, from around 70 in 2013 to the current level of 64. The industry reports that numbers of private grounds have also reduced.

1.2 This decline is primarily due to the sports reliance on corporate entertainment, sponsorship, and patronage, which has been severely impacted by COVID restrictions curtailing events.

1.3 Polo as a sport has traditionally been dependant on international travel, in that, the annual World Polo circuit covers England, Europe, Argentina and America. Again, imposed travel restrictions and quarantine requirements have hindered competition and the general enjoyment of the sport.

1.4 The industry reports a lack of suitably trained staff as being of concern, the reasons being twofold in that resident grooms are difficult to find for what is essentially a seasonal sport and recent restrictions on staff movements from overseas.

1.5 COVID restrictions and the limited number of competitions held, have resulted in a marked drop of HPA membership from around 3,400 in 2015 to 2,500 in 2021. In addition, it should be noted, the membership profile has changed markedly with only 1300 of these being full playing members as opposed to daily pass holders only.

2. Changes from the last practice note

2.1 There are no significant changes in approach, although to aid consistency across the network and comparison with other equine classes, a decision has been made to reflect certain other additions within box / stable prices. Namely ancillary buildings to the stabling such as tack rooms, feed stores and mess rooms. Facilities such as indoor arenas, horse walkers and surfaced exercise areas will continue to be shown as separate items within summary valuations.

2.2 Where rents include an amount for such items, analysis of box prices may show modest pro rata increases, this will not impact however on rateable values. Any increases in R2023 Rating List levels will be restricted to locations where it can be proven rents have risen.

3. Ratepayer discussions

3.1 Discussions have been held with the HPA

4. Valuation scheme

4.1 As with the 2017 list, polo grounds should principally be valued using the rentals method.

4.2 It is acknowledged however, that there will be circumstances when it is appropriate to undertake a hybrid valuation where income streams such as those received from wedding and venue hire are not already reflected in the rates above. Such use should be valued using a percentage of the additional turnover generated and data captured in RSA under ‘other additions’.

4.3 Categorisation of the polo ground is a key factor affecting valuation and it is important that due consideration is given at the analysis stage. Although considerable judgement maybe needed to determine the most appropriate values for pitches and practice areas the differences between low and high goal pitches should be readily apparent, reflected not only by the standard of tournament played but their physical attributes, for example mowed fields or super flat, well-drained and irrigated grounds.

4.4 The more prestigious grounds and clubs are likely to command higher rents as they can provide ‘higher goal’ play and therefore host the larger tournaments.

4.5 It is recommended that the analysis and valuation of the grounds element for R2023 is in terms of price per hectare or acre, taking into account these factors. This follows the approach in 2017.

4.6 Polo Clubs and grounds are by their nature often very individual and there will frequently be elements that seem to deviate from the perceived norm, such as a very high quality of the outdoor playing surface and stabling when compared to a standard livery yard. This will need special consideration and judgement in applying the appropriate adjustment.

4.7 Class Coordination Team members should be approached when dealing with both Check, Challenge & Appeal and maintenance work on this class.

Practice note: 2017 - polo grounds

1. Market Appraisal

1.1 Although membership of The Hurlingham Polo Association (HPA) has remained broadly static for the period 2011-2014, closer analysis within the categories of membership reveals contradictory trends:

Individual adult membership has fallen from 3,034 in 2011 to 2,724 in 2014 whereas;

Membership of those in education, Schools and University Polo Association members (SUPA), have increased from 379 in 2011 to 678 in 2014.

1.2 It is generally felt that this fall in individual adult membership has had a greater effect on the lower goal clubs and polo schools which probably accounted for much of the rise in affiliated clubs from 32 in 2005 to the present 70. Conversely there is a growing trend for polo linked to academic institutions where SUPA membership is on the increase.

1.3 In essence it appears that it is the newer clubs which were aiming to bring new people into the sport which have felt the effects of recession, whereas the established clubs seem to have faired comparatively well.

1.4 Prestigious corporate sponsorship remains available for major ‘high profile’ tournaments, which continue to attract significant visitor numbers.

2. Changes from the last Practice Note

2.1 Whilst a rentals basis of valuation remains unchanged, it is now considered appropriate to reflect any significant receipts from ‘non polo’ related activities such as corporate functions and weddings. Where it can be proven this unrelated income is sustainable, an addition should considered (see para 4.2) to the Rateable Value of land and buildings.

2.2 Greater emphasis should be given to pitch values, particularly for the top clubs. Which historically have often been based on prevailing agricultural land values.

3. Ratepayer Discussions

Discussions are to be held with The Hurlingham Polo Association (HPA), the governing body for the sport. These are unlikely to impact on the contents of this Practice Note, but will assist in the valuation of the more prestigious clubs.

4. Valuation Scheme

4.1 As with the 2010 Rating Lists polo grounds should principally be valued via the rentals method.

4.2 It is acknowledged that there may also be circumstances when it is appropriate to undertake a hybrid valuation where there is an income stream such as wedding and venue hire not already reflected in the rates above. Although likely to be based on a percentage of gross receipts this is expected to be only a small proportionate addition to the valuation/ assessment of RV. This must be recorded on RSA under ‘other additions’.

4.3 Buildings including stables, clubhouses and arenas will continue to be based on either a unit rate or price per square metre derived from local equestrian scales.

4.4 Categorisation of the grounds is a key factor affecting valuation and it is important that due consideration is given at the analysis stage. It was apparent that the range of values adopted for polo pitches and practice grounds in 2010 was much too narrow and arguably at times less than the agricultural value. This created little variation between the facilities found at the best and more basic clubs.

4.5 Although considerable judgement maybe needed to determine the most appropriate values for pitches and practice areas in 2017, the differences between low and high goal pitches should be readily apparent, reflected not only by the standard of tournament played but their physical attributes i.e. mowed fields or super flat, well drained and irrigated grounds with high sward quality.

4.6 It is clear that the more prestigious grounds and clubs may command a higher rent as they can provide ‘higher goal’ play and therefore host the larger tournaments.

4.7 It is recommended that the analysis and valuation of the grounds element for 2017 is in terms of price per hectare or acre, taking into account these factors. This follows the approach in 2010.

4.8 Polo Clubs and grounds are by their nature often very individual and there will frequently be elements that seem to deviate from the perceived norm, such as a very high quality of stabling when compared to a standard livery yard. This will need special consideration and judgement in applying the appropriate adjustment.