Going rate for paddock per acre?

Traks

Traks

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I appreciate there will be some regional variation but what is the current price roughly for paddocks per acre? One which is 1.17acres has come up for sale in our village and they are asking £35k for it 🤪 it has road access, not sure about water...no electricity that we can tell. Its in poor condition, hasn't been grazed for a good while, and needs new fencing by the looks of it...just curious if this is normal? It's in North Herefordshire, West Midlands.

It's next to a house which is struggling to sell, they've split the property from the land by the looks of it. Its with a regular estate agent, not a land agent or an agency typically selling land.

Thanks!
 
Depends how 'nice' your village is and the availability of other land but doesn't seem unreasonable for that area.

Also possibly for sale to someone hoping fir planning permission. Land near my village is snapped up and built on.
 
Small paddocks always go for more money. There is a 6 acre paddock near us that just went for more than 175K so land is not cheap at the moment. Agricultural land in Cheshire is about 20K an acre at the mo - which seems extremely high but that's what happens I suppose on a small island.
 
Jambarissa said:
Depends how 'nice' your village is and the availability of other land but doesn't seem unreasonable for that area.

Also possibly for sale to someone hoping fir planning permission. Land near my village is snapped up and built on.
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If there is a hope of planning permission it is a total bargain.
 
2.8 acres divided into 3 paddocks with 3 elderly stables, serviceable fencing but elderly, water to one tap by gate sold for £285k a month ago.
Home counties, direct onto hacking but under 2 miles from busy town. Not a chance of building on it as in a SANG and a couple of very water tight covenants for access.
Was advertised at over 330k 5 months ago.

Huge variations round the country but as already mentioned, smaller plots are more ££'s per acre.
 
I would say as well as this: a plot too small to keep horses is going to be less per acre. So 1 acre is probably worth less than a quarter of the amount you’d pay for 4 acres, on which you can more easily keep 2 or 3 horses. You’d struggle to maintain grass and to keep it from being a mud pit on just an acre. (Although as others have said the value of a 1 acre plot may be high for other reasons like the likelihood of planning).
 
Abacus said:
I would say as well as this: a plot too small to keep horses is going to be less per acre. So 1 acre is probably worth less than a quarter of the amount you’d pay for 4 acres, on which you can more easily keep 2 or 3 horses. You’d struggle to maintain grass and to keep it from being a mud pit on just an acre. (Although as others have said the value of a 1 acre plot may be high for other reasons like the likelihood of planning).
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Thank you that makes sense x
 
Oh I'm not sure we will, we have a teeny bit of grazing already but not enough for 1 all year round... so keep mine at Livery, I was just curious as it seemed a lot, £10-12k an acre seems to be the sort of price online but I am assuming that is if you buy larger plots that are perhaps part of a farm?

We'd not be able to match builders prices anyway!
 
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blitznbobs said:
Small paddocks always go for more money. There is a 6 acre paddock near us that just went for more than 175K so land is not cheap at the moment. Agricultural land in Cheshire is about 20K an acre at the mo - which seems extremely high but that's what happens I suppose on a small island.
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this is good to know as we have 6 acres to sell! did this have PP?
 
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We have 50 acres of agricultural land for sale just outside my village for £500k. I enquired whether they would split it into lots as I would be interested in 2 of the fields which were about 9 acres in total. They wanted £200k - so about double the price per acre for a smaller lot. Admittedly, they were the two most accessible fields and probably the only two you could get mains water to (there's a river running through the very bottom that cows could reach) relatively easily and the two highest lying fields so the least wet in winter but it priced me out of it. I expected a bit of a premium but not double. I'd probably need to change the use from agricultural to equestrian as well which would cost a bit.
 
South Yorkshire 1:2 acre, good boundaries, stream, nice entrance pp for stables and access track, slightly sloping land plenty of tree shelter from trees on boundary. £75K ( will never get residential planning). Usually plain field is under 20k an acre for under 10 acres.
 
neddy man said:
South Yorkshire 1:2 acre, good boundaries, stream, nice entrance pp for stables and access track, slightly sloping land plenty of tree shelter from trees on boundary. £75K ( will never get residential planning).
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Crikey, this is why I'll probably be at livery forever! 😥
 
£30k for less than an acre on the side of a hill near Bradford (not fashionable address )

www.david-hill.co.uk

Land for Sale - 0.364 Hectares (0.90 Acres), Denholme Gate, BD13 4HT - David Hill

The land is situated at the junction of Halifax Road (A629) and Brighouse Road (A644) with direct access from Halifax Road. Bradford City centre is about 6 miles to the east, with the towns of Keighley and Halifax about 7 miles to the north and 5 miles to the south respectively. Description A...
www.david-hill.co.uk www.david-hill.co.uk

Land is all a bit mad at the moment - but they don't make any more of it so people can ask what they want.
 
When purchasing a paddock, grazing, or agricultural land in West Yorkshire, particularly with a barn or stable, it's important to be wary of estate agents who may list properties at inflated prices—sometimes as high as £100k for just half an acre. With 30 years of farming experience, I can tell you this is well above market value. In areas like Whitley (Kirklees), the typical price for 1 acre of paddock or pasture land, even with additional structures, is generally no more than £40,000. To avoid paying inflated prices, consider joining private farmland selling groups on platforms like WhatsApp, where classified ads often reflect more accurate market rates, increasing your chances of securing a fair deal.

It’s also important to note that this type of land will never be granted planning permission for development. It is best suited for purposes like keeping animals or growing crops.
 
10k per acre for farm land is about the norm here in Derbyshire, but small fields near villages which appeal to horsey people, or Townies wanting to own some land, can go for silly money, especially if it is sold at auction.
 
At the end of my road 3 lots were offered at 75k each 1 acre. Poorly drained poorly fenced. Access at the end of a dead end road or by footpath/bridleway from the other direction. I think they have water but nothing else. They have sold...
This a "nice" large village in a horsey area in Surrey opposite good hacking and very quiet.
Whoever bought will struggle to get planning for anything as on the edge of a protected SSSI. The houses leading up to the area are older big detached houses.
 
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