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If you’re researching the average price of farmland per acre UK, an average can be useful as a starting point, but it does not tell you what a particular parcel of farmland should cost. Prices vary significantly depending on location, land quality, agricultural use, acreage, access, buildings and the potential for alternative uses.
What Is the Average Price of Farmland Per Acre?
There is no single average price that accurately represents all farmland across the UK. Farmland markets vary between regions and between different types and qualities of land.
A parcel of productive arable land in one location can have a very different value from pasture elsewhere, while smaller parcels or land with buildings, good access or potential for another use can also command different prices.
For a buyer, the most useful comparison is therefore usually between similar farmland in the same area, rather than relying on one national average.
TELL US WHAT LAND YOU’RE LOOKING FOR →Why Farmland Prices Vary Across the UK
Farmland is not a standardised product. The characteristics of one farm or parcel can be very different from another, even when both are described as agricultural land.
Location, soil, drainage, agricultural productivity, access, size and existing infrastructure can all affect what buyers are prepared to pay.
This means that national averages should be treated as a broad market indicator rather than a valuation of an individual property.
Location Has a Major Influence on Farmland Prices
One of the biggest reasons the average price of farmland per acre varies is location.
Land in areas with strong agricultural demand may attract more competition between buyers. Location can also influence the potential productivity of the land, the availability of suitable neighbouring holdings and the opportunities for expanding an existing farming business.
Proximity to settlements, roads and other infrastructure can also affect buyer interest, particularly where land has characteristics that could make alternative uses relevant.
If you’re comparing farmland prices, therefore, regional and local comparisons are generally more meaningful than a single UK-wide figure.
Arable Land and Pasture Land Can Have Different Prices
Farmland covers a wide range of land types, and the distinction between arable and pasture land can be important when comparing prices.
Arable Land
Arable land is generally used for growing crops. Its value can be influenced by soil quality, drainage, topography, field size, access and its suitability for different cropping systems.
Pasture and Grazing Land
Pasture and grazing land is commonly used for livestock and other agricultural purposes. Its characteristics can vary considerably depending on soil, drainage, terrain, access and water availability.
When comparing the average price of farmland per acre UK with an individual property, start by identifying genuinely comparable properties.
Does the Size of the Holding Affect the Price Per Acre?
It can.
The size of a holding can affect the type of buyer interested in it and the overall competition for the property.
A small parcel may appeal to buyers looking for additional grazing, amenity land, equestrian use or a smallholding, while a larger block may be more relevant to farming businesses looking to expand their existing operation.
As a result, two properties in the same general area can have different prices per acre even if the underlying land quality is broadly similar.
Price Per Acre Is Only One Part of the Picture
If one parcel is advertised at a lower price per acre than another, that does not automatically mean it is better value.
Consider the land quality, location, access, water, fencing, buildings, restrictions and suitability for your intended use before deciding whether an asking price represents good value.
How Do You Compare Farmland Prices?
If you’re trying to establish whether a parcel is reasonably priced, start by identifying genuinely comparable properties.
Ideally, comparisons should take account of the location, agricultural use, acreage and physical characteristics of the land.
Things to Compare
- Location and local farmland market
- Total acreage
- Arable, pasture or other agricultural use
- Soil and land quality
- Drainage and topography
- Access for agricultural machinery and vehicles
- Water supply
- Fencing and other improvements
- Agricultural buildings, yards or other infrastructure
- Rights, restrictions and other legal considerations
- Environmental or flooding considerations
- Any realistic alternative-use or planning potential
Should You Compare Asking Prices or Sold Prices?
Asking prices can help you understand what is currently being marketed, but they do not necessarily tell you what a property ultimately sells for.
Where reliable comparable evidence is available, completed transactions can provide useful context. However, individual transactions can also differ because of the particular circumstances of the property and the parties involved.
The most useful approach is therefore to consider several pieces of evidence rather than relying on one advertised price or one reported transaction.
Does Planning Potential Affect Farmland Prices?
It can, but this needs to be treated carefully.
Agricultural land close to settlements or in locations where alternative uses may be considered can attract interest from buyers looking beyond straightforward agricultural use.
However, being close to a settlement does not mean that planning permission will be granted. Planning policy, access, services, landscape considerations, environmental constraints and many other factors can affect the prospects of an alternative use.
If you’re buying farmland because you believe it may have development potential, you should assess that potential separately from the land’s existing agricultural value.
What Else Can Affect the Value of Farmland?
There can be many factors beyond the basic agricultural quality of the land.
Access
Good and legally established access can be important, particularly for agricultural machinery, livestock and vehicles.
Water
Water availability can be an important practical consideration depending on how the land is used.
Buildings
Agricultural buildings, storage, yards and other infrastructure may add practical value to a holding and can affect how buyers compare properties.
Restrictions and Rights
Rights of way, covenants, tenancy arrangements, environmental restrictions and other legal matters may affect how the land can be used.
Neighbouring Land
The relationship between a parcel and neighbouring land can also matter. For example, adjoining land may provide opportunities for an existing farming business to expand or improve the efficiency of its operation.
Is a Lower Price Per Acre Always Better Value?
No.
A lower price may reflect differences in quality, access, location, restrictions or other characteristics of the land.
The better question for a buyer is: does this parcel provide what I need at a price that makes sense for my intended use?
This is particularly important when comparing land for a specific purpose. The cheapest parcel may not be the most suitable one.
What Should You Budget for When Buying Farmland?
The purchase price is not the only cost you should consider.
Depending on the property and transaction, buyers may also need to allow for legal costs, searches, surveys, professional advice, financing costs, taxes where applicable and any work required after purchase.
If the land includes buildings, fencing, tracks, drainage or other infrastructure, future maintenance and improvement costs should also be considered.
Establishing the likely total cost of acquisition can give you a more realistic picture of whether a particular parcel fits your budget.
Looking for Farmland to Buy?
If you know the type of farmland you’re looking for, you don’t have to rely entirely on repeatedly checking listings.
You can tell Your Landstore what you are looking for, including the location, type of land, acreage and other requirements.
Where there is a suitable match, you can receive an email alert from the day the land is listed.
You can also explore our current farms and agricultural holdings or smallholdings and rural properties with land.
Tell Us What Farmland You’re Looking For
Tell us where you want to buy, what type of land you need and the requirements that matter to you.
Registration is free and takes about 2 minutes. Where there’s a suitable match, you can receive an email alert from the day the land is listed.
TELL US WHAT LAND YOU’RE LOOKING FOR →Frequently Asked Questions
What is the average price of farmland per acre in the UK?
There is no single average that accurately represents all UK farmland. Prices vary according to location, land quality, agricultural use, acreage, access, improvements and potential alternative uses.
Why do farmland prices vary between regions?
Farmland markets differ between regions because of factors such as agricultural demand, land quality, local supply, competing buyers, location and the characteristics of the available land.
Is farmland priced per acre?
Price per acre is commonly used as a way of comparing agricultural land, but properties are also assessed by their total asking price and the characteristics of the individual holding.
Is arable land worth more than pasture?
There is no universal rule that applies to every property. The value of both arable and pasture land depends on factors including location, quality, productivity, access and demand.
Does agricultural land near a town cost more?
Location can affect farmland prices, and land close to settlements may attract additional interest where buyers see potential for alternative uses. However, proximity to a town does not by itself mean that development will be possible.
Where can I find farmland for sale in the UK?
Farmland can be marketed through specialist land agents, property portals, auctions and private sales. You can also register your requirements with Your Landstore so they can be considered when suitable land is listed.
Looking for Farmland?
Tell us what type of agricultural land you’re looking for, where you want to buy and the requirements that matter to you. Registration is free and takes about 2 minutes.
TELL US WHAT YOU’RE LOOKING FOR →
