A coach house is a type of property that has a unique history and design. It may also offer some advantages and disadvantages for homeowners and buyers. In this blog post, we will explore what a coach house is, how it differs from other types of houses, what its pros and cons are, and what to consider before buying or selling one.
In short: in the UK today, a coach house usually means a small home built on the first floor above a row of garages or carports, often on a modern housing development. The name comes from the original coach houses: outbuildings where horse-drawn carriages were kept, sometimes with rooms above for the coachman. Many of those period buildings have since been converted into homes too.
In this blog
- The history of coach houses
- The modern design of coach houses
- Period coach houses vs modern coach houses
- Is a coach house a house or a flat?
- The pros of a coach house
- The cons of a coach house
- What to consider before buying or selling a coach house
- How to sell a coach house
- Coach house FAQs
The History of Coach Houses
Coach houses, also known as carriage houses, began as outbuildings for storing horse-drawn carriages. In effect, they were the garage of their day.
Some coach houses also had living quarters for the coachmen or servants who looked after the horses and carriages. These were usually located on the upper floor or in a separate wing of the building. The lower floor was reserved for the vehicles and sometimes also for stables.
Period coach houses survive across our part of Wiltshire and Berkshire, and some are listed buildings in their own right. One example is the 18th-century, Grade II listed coach house behind the Castle and Ball Hotel on Back Lane in Marlborough, recorded on Historic England's National Heritage List.
The Modern Design of Coach Houses
Today, the term coach house is mostly used for a style of house that sits above a couple of carports or garages. The owner of the house usually also owns the freehold for the entire building, including the land and the parking spaces below. In most cases, this is a detached property, but there are also some semi-detached or terraced coach houses.
The modern coach house typically has one or two bedrooms, a living room, a kitchen, and a bathroom on the upper floor. The lower floor is used for parking by the owner or by other residents of the development who lease or rent the spaces. Some coach houses may also have a small garden or patio area.
A common set-up is that the coach house owner has the use of one garage, while the others are let on long leases to the owners of neighbouring houses. That makes the coach house owner the landlord of those garages, usually with responsibility for insuring the whole building. This is the usual set-up rather than the only one. If the garages below belong to neighbours, part of your home sits above property you do not own, which makes it a flying freehold. The title deeds and any leases will show exactly how a particular coach house is held.
Period Coach Houses vs Modern Coach Houses
The same name covers two quite different kinds of home. If you see "coach house" on a property listing, it helps to know which one you are looking at.
| Period (converted) coach house | Modern coach house | |
|---|---|---|
| What it is | An original carriage house, often with former stables or a hayloft, converted into a home | A purpose-built home on the first floor above garages or carports |
| Where you find them | Beside or behind older houses, farms, inns and estates, in towns and villages | Newer housing developments, usually beside shared parking |
| Typical layout | Varies widely, often living space on both floors | Usually one or two bedrooms, all living space upstairs |
| Tenure | Check the title, including any shared driveway or right of way with a neighbouring main house | Usually freehold of the whole building with garages leased to neighbours, but check the title: a home over neighbours' garages may be a flying freehold |
| Planning points | May be listed or in a conservation area, so alterations can need extra consent | Can count as a flat under planning rules, so most extensions need planning permission |
Source: Historic England, Planning Portal, Town and Country Planning (General Permitted Development) (England) Order 2015.
If you are drawn to the period kind, our guide to buying a Grade 2 listed property explains what listing means in practice. Historic England is clear that carrying out unauthorised works to a listed building is a criminal offence, so it is worth understanding the rules before you make an offer.
Is a Coach House a House or a Flat?
It depends who is asking. Many coach houses are detached and have their own front door, so they feel like a small house. Legally, though, the answer can be different:
- Planning: in England, the planning rules define a flat as self-contained living space that is divided horizontally from another part of the same building. A home built above garages can fit that definition. The Planning Portal confirms that householder permitted development rights do not apply to flats, maisonettes or other buildings, so most extensions and alterations are likely to need planning permission. Check with your local council before you plan any work.
- Mortgages: many lenders will not lend on freehold flats. Some, including Nationwide and Aldermore, list a single coach house flat above garages as an exception in the UK Finance Mortgage Lenders' Handbook, but criteria vary from lender to lender and can change.
- Council tax and stamp duty: a coach house is treated like any other home. There is no special rate or band for coach houses.
Coach houses share some features with maisonettes, which also have their own front door but sit within a larger building. For a wider comparison, see our guide to buying a house vs a flat.
The Pros of a Coach House
There are several benefits of owning or living in a coach house. Some of them are:
- Affordability: Coach houses are often priced more competitively than other houses in the same area, as they usually have less land and appeal to a narrower group of buyers. There is no special council tax or stamp duty rate for coach houses, but a lower purchase price does mean a lower stamp duty bill. You can work out the figure with our stamp duty calculator.
- Privacy: Coach houses are often detached, which means no shared walls with neighbours and no one living above or below you. They also have their own front door and staircase, which adds to the sense of security and independence.
- Parking: Coach houses usually come with at least one garage or parking space, which can be very convenient and valuable in areas where parking is scarce. If you own a garage that is not already let, you may be able to rent it out, subject to the title and any estate rules.
- Outside space: Unlike many flats, a lot of coach houses come with a small garden or patio of their own.
- Potential: Some coach houses may have potential for improvement, such as a loft room or better use of the space, but this depends on planning permission and any restrictions in the title. Because a coach house can count as a flat for planning purposes, assume that an extension, a new window or converting the garage will need permission, and remember the garages underneath may be leased to someone else.
The Cons of a Coach House
However, there are also some drawbacks to owning or living in a coach house. Some of them are:
- Access: All the living space is upstairs, so every trip in and out involves stairs. That can be inconvenient for people with mobility issues, young children or heavy shopping, and it makes a coach house less suitable for later life.
- Ownership and responsibilities: If you own the freehold of the whole building, you are likely to be the landlord of the garages below, with duties set out in each lease, including insuring the building. If the coach house itself is leasehold, you may pay ground rent or service charges, although most new long residential leases granted since 30 June 2022 can only charge a peppercorn (zero) ground rent. On newer developments you may also have to pay a management company for shared areas and follow rules about the use of the parking spaces or the appearance of the property.
- Mortgage: Coach houses can be harder to get a mortgage for than standard houses. The issue is usually the structure and tenure rather than how the building is constructed: many lenders avoid freehold flats, and where the garages below belong to someone else, lenders look closely at flying freehold arrangements and the rights of support and access. Speaking to a broker early, such as our mortgage advice team, can save time.
- Insurance: Not every insurer covers coach houses, and you may need a policy that covers the whole building, including the garages leased to neighbours. A specialist insurer or broker can help.
- Noise and warmth: You may hear cars and garage doors below you, and a floor above unheated garages or open carports can feel colder if it is not well insulated.
- Resale: Coach houses may be less appealing to some buyers than other types of properties, as they may have less space, character, or charm. The pool of buyers can be smaller than for a standard family home, and they may face competition from similar properties in the same development.
What to Consider Before Buying or Selling a Coach House
If you are interested in buying or selling a coach house, there are some things you should consider before making a decision. Some of them are:
- Location: The location of the coach house is very important, as it can affect its value, demand, and convenience. Look for a coach house that is close to amenities, transport links, schools, and workplaces, and check the surroundings for safety, noise, and views. On a modern development, look at where it sits: a coach house at the end of a busy parking court will be noisier than one on a quiet corner.
- Condition: The condition of the coach house is another factor that can influence its price and appeal. Inspect the property for any signs of damage, wear, or defects, and check the fixtures, fittings, and appliances. Pay attention to the floor above the garages, the garage doors and the roof, because repairs to the shared structure may fall to you. A Level 2 or Level 3 survey will flag problems early, and a Level 3 is usually the better choice for an older or converted coach house.
- Legal: The legal aspects of buying or selling a coach house can be complex, as they can involve several titles, leases and agreements. A solicitor or conveyancer can advise you on the contract, the title deeds, the garage leases, the planning history and any restrictions. Useful questions to ask them include:
- Who owns each garage or carport, and on what terms?
- Who is responsible for insuring and repairing the building?
- Are there rights of support, access and repair between your home and the garages below?
- Are there any disputes or complaints about the property or its parking spaces?
- Financial: The financial side of buying or selling a coach house depends on market conditions, the valuation, and the mortgage options available. Check early that your lender will accept the property, and budget for the costs and fees involved in the transaction, such as stamp duty, survey, solicitor, estate agent, removals and buildings insurance for the whole building.
Get in touch with us today to learn more about how we can assist you if you want to sell your current house or purchase a new one.
If a coach house would suit you, keep an eye on our properties for sale. For converted period buildings, our character properties for sale are a good place to start.
How to Sell a Coach House
If you are planning to sell a coach house, there are some steps you can take to make it more attractive and successful. Some of them are:
- Prepare: Before you put your coach house on the market, prepare it for viewings and valuation. Clean, declutter, and decorate it to make it look spacious, bright, and inviting, and fix any minor issues or faults that may deter buyers.
- Gather the paperwork: Buyers and their lenders will want to understand how the building works. Have copies of your title, any garage leases, your buildings insurance policy and details of any service or management charges ready. Clear answers early on can stop a sale stalling later.
- Promote: Use a combination of online and offline channels. Professional photographs, a floor plan and a video tour will help buyers picture the space, and a clear description should explain what the coach house offers, including which garage or parking space comes with it. Your property should then be advertised on the main property portals, social media and your agent's own website.
- Negotiate: To negotiate the best price and terms for your coach house, be realistic and flexible. Research the market value and demand for your property and set a reasonable asking price. Be open to offers and counteroffers from buyers and willing to compromise on aspects such as timing, fixtures, or parking spaces.
Coach House FAQs
Why are coach houses often cheaper?
Coach houses tend to be smaller than other houses on the same development, usually with one or two bedrooms and little land. The unusual tenure, the landlord responsibilities that come with owning the building over the garages, and narrower mortgage and insurance options also reduce the pool of buyers, which tends to keep prices lower.
Is it harder to get a mortgage on a coach house?
It can be. Many lenders do not lend on freehold flats, and many of those that accept flying freeholds cap the share of the property that can be affected. Several lenders do accept a coach house above garages, so it is usually a case of finding the right lender, which a mortgage broker can help with.
Who insures a coach house?
Where the coach house owner holds the freehold of the whole building, they are usually responsible for insuring it, including the garages leased to neighbours, unless the leases say otherwise. Garage leaseholders insure their own contents. Your conveyancer will confirm the position from the title and leases.
Can I convert the garage under my coach house?
Only if the garage is yours and you have the right permissions. Because a coach house can count as a flat under planning rules, a garage conversion is likely to need planning permission, and you will need to check building regulations too. If the garage is leased to a neighbour, you will not normally be able to use it yourself while the lease runs.
Do you pay stamp duty on a coach house?
Yes, stamp duty is charged at the same residential rates as any other home in England. Currently that means 0% on the first £125,000, 2% on the portion from £125,001 to £250,000 and 5% from £250,001 to £925,000, with higher rates above that. Eligible first-time buyers pay nothing on the first £300,000 of a home costing up to £500,000, and an extra 5% applies if you already own another home. Source: GOV.UK.
Why Choose Jones Robinson as Your Estate Agent?
If you are looking for an estate agent to help you buy or sell a coach house in Berkshire, Wiltshire or Oxfordshire, we can help. Jones Robinson was founded in Newbury in 1998, and we now have six offices across West Berkshire, Central Wiltshire and South Oxfordshire. We can offer you:
- Accurate valuations: We can offer a free home valuation to help you understand the true value of your home and make sure it goes to market at the right price.
- Personalised service: We will listen to your needs and tailor our service to suit you. We give honest, realistic advice, accompany viewings and give you feedback within 48 hours of every viewing.
- Experienced local teams: More than 50 estate agents work in our sales teams across our six offices, with a large database of buyers.
- Support through to completion: A dedicated sales progressor tracks your sale and keeps in touch with solicitors, lenders and other agents in your chain, all the way until we sell your property.
- What our customers say: You can read our customer testimonials on our website.
Contact Us Today
If you want to buy or sell a coach house, don't hesitate to contact your local branch today. We look forward to hearing from you.
For more guides on buying, selling and letting, browse our other property advice articles.
Our Branches:
Newbury Estate Agents
Didcot Estate Agents
Devizes Estate Agents
Marlborough Estate Agents
Pewsey Estate Agents
Lambourn & Hungerford Estate Agents
Selling a coach house needs the lease and the garage arrangement explained clearly from the start, which we cover when we carry out a free valuation.