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Finding the right smallholding can take more than simply searching for land for sale. A suitable smallholding may include agricultural land, a house or other buildings, grazing, woodland, water, access and existing permissions or restrictions that all need to be considered together.
How do I find smallholding land?
The best way to find smallholding land is to search across specialist land and property websites, land agents, local property listings, auctions and local opportunities, while being clear about what you actually need from the property.
Smallholdings vary considerably. Some are rural properties with a house and several acres, while others are parcels of agricultural land with buildings or potential for a future dwelling. Defining your requirements before you start searching can make it much easier to identify suitable opportunities.
If you know what type of smallholding you are looking for, you can also tell Your Landstore what land you are looking for so your requirements can be recorded as a buyer search.
What is a smallholding?
There is no single standard size that defines a smallholding. The term is commonly used for a relatively small rural holding that may combine agricultural land with a dwelling, outbuildings or other rural buildings.
One buyer might be looking for a few acres for horses, livestock or growing, while another may want a larger holding with agricultural buildings, woodland or commercial potential.
That means the right smallholding is not necessarily the one with the largest acreage. The important question is whether the land, buildings, location and planning position fit what you want to do.
Start by deciding what you need from the smallholding
Before searching, make a list of your requirements. This can prevent you from concentrating on attractive photographs while overlooking issues that could make a property unsuitable.
Consider these requirements
- How much land do you need?
- Do you need a house already on the property?
- Do you need agricultural or other buildings?
- Will you keep horses, livestock or other animals?
- Do you need grazing land?
- Do you want woodland or areas for recreation?
- Do you need mains water and electricity?
- How important is road access?
- How far are you prepared to travel for work, schools and services?
- Do you have a specific county or area in mind?
- Are you looking for land with planning permission?
- What is your maximum budget?
Some requirements will be essential while others may simply be preferences. Separating the two can make your search much more productive.
Where can I find smallholding land?
There are several places worth checking when looking for a smallholding in the UK. Do not rely on one source because rural properties and land can appear in different parts of the market.
Specialist land and property websites
Specialist websites can be useful because they allow buyers to search for rural properties, agricultural land, smallholdings and related opportunities.
Search using different terms rather than relying only on the word “smallholding”. Depending on the property, an opportunity might be advertised as a smallholding, farm, rural property, agricultural property, equestrian property or land with buildings.
Land agents
Land agents can be another useful source of opportunities, particularly where a property has agricultural land, development potential or unusual characteristics.
Some land may also be marketed directly through an agency rather than appearing on every property portal.
Your Landstore focuses specifically on land and development opportunities across the UK. You can browse land for sale or register your requirements if you are looking for a particular type of land.
Property websites
Mainstream property websites can also contain smallholdings and rural properties. Searching by location and property type can uncover opportunities that do not necessarily use “smallholding” as their primary description.
Property auctions
Land and rural properties are sometimes offered through property auctions. Auctions can include agricultural land, buildings and rural properties that may appeal to buyers looking for a smallholding.
However, auction purchases require careful preparation. Check the legal pack, title, planning position, access, services and any restrictions before bidding, and make sure you understand the auction’s contractual terms.
Local opportunities
Some opportunities are found through local knowledge rather than a broad online search. Local agents, rural communities and people working in the agricultural sector may know about land that is likely to come to market.
This is particularly relevant in rural areas where properties can change hands through relatively small local markets.
How much land do you need for a smallholding?
There is no universal acreage requirement for a smallholding.
The amount of land you need depends on what you want to do with it. A buyer keeping a few animals may have very different requirements from someone intending to run a more substantial agricultural enterprise.
Consider the amount and type of land rather than simply the headline acreage. Ten acres of steep or poorly drained land may be less useful for a particular purpose than a smaller area of suitable grazing or productive land.
Look beyond the acreage
When comparing smallholdings, consider the quality and layout of the land, access between fields, water availability, drainage, boundaries, shelter, buildings and how practical the holding will be for your intended use.
What should you check when buying a smallholding?
A smallholding can involve more issues than an ordinary residential property because you may be buying land, buildings and a dwelling together.
Planning permission and planning history
Check the planning position of the property and any buildings included in the sale.
If you are considering changing the use of a building, extending an existing property, creating additional accommodation or introducing another use, do not assume that permission will automatically be available.
Review existing planning permissions and conditions and investigate relevant planning history before committing to a purchase.
Access
Check how the property is accessed and whether the access is legally established.
For a rural holding, practical access can also be important. Consider the size and type of vehicles that need to reach the property, particularly if you will be moving livestock, machinery, feed or materials.
Water and services
Find out how water, electricity, drainage and other services are provided.
Some rural properties rely on private water supplies, septic tanks, treatment systems, oil or other arrangements rather than mains services.
Understand how each service works and what maintenance or replacement costs may be involved.
Buildings and structures
If the holding includes barns, stables, agricultural buildings, workshops or other structures, check their condition and their permitted use.
A building may look useful but its existing planning status and construction may affect what you can legally use it for.
Boundaries and land ownership
Check the title information and understand exactly what land is included in the sale.
Look at boundaries, access rights, rights of way, drainage arrangements, shared tracks and other rights or restrictions that may affect how the property is used.
Flooding and ground conditions
Rural land can have different environmental and ground conditions depending on its location.
Consider flood risk, drainage, ground conditions and the practical suitability of the land for the activities you intend to undertake.
What about planning permission for a house?
One of the important distinctions when looking at smallholding land is whether you are buying an existing residential property or land where you hope to create a dwelling.
These are very different propositions.
If land does not have permission for a dwelling, you should not assume that buying it will give you a right to build a house.
Planning decisions depend on the individual site, the development plan, planning policies and other material considerations. If a proposed use depends on obtaining planning permission, investigate the planning position before placing significant reliance on that potential.
You can also read our guide on buying land without planning permission if you are considering land where planning has not yet been obtained.
How should you compare different smallholdings?
It can be difficult to compare rural properties because each one may have a different combination of land, buildings, accommodation, access and planning circumstances.
Instead of comparing properties purely on asking price or acreage, create a shortlist based on the things that matter to you.
Smallholding comparison checklist
- Purchase price
- Total acreage
- Quality and usability of the land
- Existing dwelling and accommodation
- Buildings and their condition
- Planning position
- Access and rights of way
- Water and other services
- Flooding and drainage
- Location and nearby facilities
- Restrictions and covenants
- Likely maintenance and improvement costs
- Suitability for your intended use
This approach can help you distinguish between a property that simply looks attractive and one that actually fits your requirements.
Should you search for smallholding land by location?
Location can make a significant difference to the availability and price of smallholdings.
If you are flexible about where you buy, widening your geographical search may give you more options. If you need to remain within commuting distance of a particular town or city, however, location may be one of your most important constraints.
It can therefore help to decide whether your search should be based around a particular county, town, postcode or maximum travel distance.
Can Your Landstore help me find smallholding land?
Your Landstore allows buyers to register what type of land they are looking for, including the location and requirements that matter to them.
Rather than relying entirely on repeatedly checking listings yourself, you can tell us what land you are looking for.
Once your requirements are registered, suitable land can be considered against those requirements when new opportunities are listed. Where there is a suitable match, relevant registered buyers can be contacted about the opportunity.
This does not guarantee that a suitable smallholding will become available, but it gives you another way to make your requirements known while you continue your own search.
Looking for a Smallholding?
Tell Your Landstore what you are looking for, including your preferred location, acreage and requirements. Your search can then be considered against suitable land opportunities as they come to market.
TELL US WHAT YOU’RE LOOKING FOR →Frequently Asked Questions
How do I find smallholding land in the UK?
You can search specialist land and property websites, land agents, mainstream property portals, property auctions and local opportunities. It can also help to register your requirements with a land-focused agency so your search criteria are known when suitable land comes to market.
How many acres do you need for a smallholding?
There is no fixed acreage that defines a smallholding. The amount of land you need depends on what you want to do with it, the type and quality of the land and whether buildings or a dwelling are included.
Can I buy agricultural land and live on it?
Buying agricultural land does not automatically give you permission to live on it. If residential occupation or a new dwelling is proposed, the relevant planning position needs to be investigated carefully.
Can I build a house on smallholding land?
Not necessarily. Whether a dwelling can be built on land depends on the planning circumstances of the individual site and the relevant planning policies. Land should not be purchased on the assumption that residential planning permission will be granted.
Is a smallholding a good investment?
A smallholding can have different characteristics depending on its location, land quality, buildings, planning position and intended use. Buyers should assess the individual property and its costs rather than relying on the label “smallholding” alone.
Can I tell Your Landstore what type of smallholding I am looking for?
Yes. You can register your requirements with Your Landstore, including the location and land requirements that matter to you. Suitable opportunities can then be considered against your registered search.
Find Smallholding Land for Sale
If you are actively looking for a smallholding, you can view smallholding land for sale on Your Landstore.
If you cannot find exactly what you are looking for, register your search requirements and tell us what type of smallholding you want to buy.
