Tag: farmland market report

2025 seems markedly different to 2024. The incessant rain of the last two years continued into the spring… then halted abruptly, seemingly never to return. Where there were puddles, there is now dust. Crops drilled into sodden ground are dying on their feet from a lack of water and the grass has not grown. It will be an early harvest, hopefully with low drying costs, but yields will be unremarkable. Straw and fodder will be in short supply.

High input prices and low commodity prices persist (although strong livestock prices continue), and of course the industry is still coming to terms with the inheritance tax changes, which may or may not bring a few holdings to the market.

There has been a modest but noticeable increase in the amount of land which has come forward this year (the Farmers Weekly estimates this as a rise of 14% over 2024). This is hardly a flood, but mobile buyers certainly have more choice.

So how has this news affected the agricultural land market? Surely, diminished profitability, increased supply and unwelcome tax changes must cause prices to drop?

Certainly, guide prices appear to be set slightly more cautiously this year. Agents and landowners are perhaps keen to get any sale off to a good start.

However, sale prices do not seem to have fallen noticeably. Decent arable land continues to make something in excess of £10,000/acre, with £12,000/acre not uncommon. Perhaps some of the higher outlying prices from last year, where there was local competition, has calmed down, but it really isn’t very different to 2024.

How can this be so?

Most importantly, the increase in supply is modest compared to the backlog of unsatisfied demand from last year. We do not see that the tax changes have brought that much land forward, yet at least, perhaps because farmland still holds tax advantages over other investments. The supply of rollover buyers continues to be replenished, and larger units will attract interest from all over the country.

Of course, there are many regional variations. Some parts of the country have seen a number of farms come forward, while farms remain in short supply in other areas. The financial capacity of the local farming community is always a factor, and as usual I would expect to see a variation of several thousand pounds per acre for very similar land based solely upon that local demand. This is particularly the case for smaller blocks.

It is also a truism that farming is a long-term venture, with time horizons of decades or even generations. Farmers do not get too carried away by a few easy years, and likewise they are used to living with a few difficult years. If the right land comes up locally then it can be hard to ignore. When will the chance come again?

This season, we have offered Grange Farm, Weston Underwood in North Buckinghamshire, being a 356-acre arable farm with buildings and planning consent for a farmhouse.

We have also launched to the market Halse Farm, Taunton, Somerset, being an 843-acre arable farm with farmhouse, holiday lets and farm buildings. The guide price for the whole is £10,180,000, and we shall see over the next week or two what interest is received. Even before going to the market, we have received approaches.

In summary, there is a little caution with a slightly increased supply of land, but the latent demand for farmland persists, and it seems that the market is not greatly changed from last year.

For more information or to discuss selling your land or farm with our agency team, please contact David.

As the 2024 farmland market draws to a close, we might conclude that little has changed since 2023. Indeed, the statistics for the past few years have remained fairly consistent.

The total acreage offered for sale across the country has changed very little, although as always there are regional variations. We have perhaps seen more farms for sale in the eastern counties than for some time, while in the central counties, offerings have remained rather slim.

Accordingly, it is little surprise that prices have remained fairly consistent. There is very little arable land which has sold for less than £10,000 per acre, while some parcels have achieved £12,000 – £15,000 per acre, or even more where there is local competition.

Large complete farms have as usual been in short supply. Rollover buyers who have been unable to find a large farm in 2024 will no doubt be waiting anxiously to see what comes on the market early in 2025. However, the big news in 2024 is of course the recent Budget, and it will be interesting to see what effect this might have on the market next year.

Farming profits have been squeezed for a couple of years now with increased fuel and fertiliser prices and with challenging weather. Some sectors will feel the effects of national insurance and minimum wage changes more than others. The fruit and vegetable sector in particular will notice the difference.

Increased capital gains tax rates might give a greater urgency to rollover buyers, but the inheritance tax changes might decrease the demand from those looking to shelter their wealth in farmland, and it might increase the supply of farms to the market if retiring farmers are more encouraged to sell. That said, agricultural land will continue to be a better shield against inheritance tax than most other investments, even if the reliefs are not as good as we have been used to.

With falling interest rates, it seems unlikely that the banks will be pushing struggling farmers into a sale, so I don’t expect the supply of farms coming onto the market to change massively. Likewise, whatever the tax changes, there remains a strong underlying demand from farmers to acquire additional land locally.

No doubt we will see some changes in 2025 if the supply of land increases significantly, or if the demand falls significantly. Neither of these events is assured, but we shall be watching the market with interest.

Robinson & Hall has been the foremost regional agent for agricultural land in our area since 1882. Few sales take place in the region where we do not act for either the seller or the buyer, and our local knowledge is unrivalled. We also purchase many farms across the region and across the country for our expanding farmer client base.

For more information or to discuss selling or buying farm and land, please contact me.

As I write, the 2023 farmland market is just beginning to get underway. Agents across the country are launching farms and land for sale. Others are keen to see what might be available to buy.

The past few years have seen a shortage of farms on the market. Some localised areas might have seen a small flurry of sales but for many other areas, the cupboard has often been bare.

This shortage of supply is combined with a continued demand. There is always a latent demand among farmers to purchase the land next door. Funding might be a challenge, but such opportunities are rare and local competition for smaller blocks can sometimes be fierce.  That said, if the locals are unable or unwilling to compete for small blocks of land, the demand from further afield is likely to be less enthusiastic, with a consequential reduction in price. It is not uncommon to find two very similar blocks of land where the price differs by 100%; the only difference between the two blocks of land being the capacity of the neighbours to compete in the purchase.

The sector which is perhaps the most under-supplied is the market for larger complete farms.  There is a surprising number of potential buyers for a farm of, say, 1,000 acres or more. The money may come from a development sale or from outside the industry but there is a large number of potential buyers with tens of millions of pounds held in cash at the bank. The number of farms of 1,000 acres or more to come to the market in any year is limited and again competition for such farms can be intense.

The average price for decent arable land now lies in excess of £10,000 per acre, albeit this hides quite a wide range. £8,000 per acre is not unknown where the locals will not compete.  Likewise, it is not unusual for prices to rise to £12,000 or even £14,000 per acre and sometimes more where competition is strong.

We shall see how matters develop as the market unfolds through 2023. There remains little pressure from the banks, and the tax advantages of remaining in farmland have not been withdrawn. My expectation is that we shall see a year of continued constrained supply where cash buyers are king.

For information or assistance on any of the above, please contact David Jones, Head of Agency on 01234 362906 or email djj@robinsonandhall.co.uk

Agricultural Land

At this time of year, we look forward to the prospects for the agricultural land market. We would normally expect to see the first properties coming to the market by this time, but the big news is that there is very little available. This continues the theme of recent years when supply has been very tight with well-funded purchasers chasing the better farms and blocks of land which become available.

Some observers have predicted that much more land will come to the market this year as a result of the Agriculture Act, increased fuel prices, increased fertiliser prices and increased interest rates.  Likewise, it is predicted that buyers will be in short supply for the same reason.

My own prediction is that we shall see little difference from last year. In reality, there is little pressure from the banks for farmers to sell. Meanwhile, there is a considerable number of well-funded buyers who are willing to compete for whatever is available.  Smaller blocks of bare land will continue to be dependent upon local interest, which could give rise to a wide range of outcomes.  Well-equipped large farms, whether commercial or residential, will certainly attract interest.

Residential Development Land

Many landowners dream of the possibility of releasing a few acres for residential development. We have certainly been able to assist many across the Oxford to Cambridge Arc and beyond, in converting farmland into residential development land worth a multiple of between ten times and one hundred times its agricultural value.

Such sales can be life-changing, often providing a broader range of opportunities for the next generation. However, a lot of time and money has to be invested to maximise potential. There is much to be won and much to be lost. Proceeding in the correct manner is key.

We work with a select list of professional promoters in securing Local Plan allocations with great success. We are always keen to manage the marketing of the land to ensure that best value is secured and also to deal with important matters such as retaining the correct rights to any retained land. The development world is full of sharks and egos and it is important to be well represented.

If you are considering your options and would like to find out how we can help you, then please contact David Jones.