Land prices!

Traks

Traks

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I’m so confused by the price of land locally, can anyone help with how it is valued? So many go for tender so haven’t a clue what they are worth! For example…

3.6 acre plot suitable for horses or sheep etc, no mains water or electricity but it is road fronted and fully fenced etc. £65k. It does back onto a brook. Been for sale since December.

3.8 acre plot on the edge of a village, offers around £200k and it’s sold. It is next door to an existing development (gutted as it’s 2 mins from my house and would be lovely for horses!)

1 acre paddock again no water or electricity, fenced but a bit rough and ready, on a road, £50k. Didn’t sell in the end.

3.6 acre paddock with existing stables (run down) again on a road, no power or electricity and it’s £170k, hasn’t sold yet.

All of these are within 5 miles of me. I’m so confused!! I understand the bigger the parcels the more the cost but you hear 10k per acre but is that for big chunks for farming?
 
The 10k is for big areas for farming. ETA I've six acres with a barn and stables. No electricity or water. It's available for offers around 200k. Horsey area midlands, lots of good off road hacking and quiet lanes.
 
Yes, i’ve seen larger parcels deep in agri-land places in the uk and ireland , that are not easy access/road fronted to go for 10-20k per acre.
With road frontage land parcels, with houses somewhere along the road nearby, there’s the possibility of future development, and they tend to go for wild per acre prices.
 
Its always where it is. If its anywhere near a village, road frontage, relatively 'easy' to put in power and water or has power, that increases the price. Small plots are more money per acre. About ten years ago someone bought 30 acres for £300k, for their pension, its just sat as scrub land. If I split my paddocks with road frontage I would expect at least £20 per acre. We bought 14 acres with barns a potential to build a bigger house for £300k in 2018.
 
sarcasm_queen said:
If any of those have planning permission/a vague chance of planning permission, then the price will shoot up.
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Yup, echo this. Around here it's about 20k per acre for smallish parcels of land but if they start creeping up towards 20 acres then it's more like 10k. Unless it has planning or a chance of planning then they get really expensive.
 
tda said:
Plus it very much depends on who might pay that much/lives next door/nearby/horses/other animals etc etc, there isn't really any benchmark
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It seems so, hard to try and work out how much we might need for something in that case 🤣
 
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honetpot said:
Its always where it is. If its anywhere near a village, road frontage, relatively 'easy' to put in power and water or has power, that increases the price. Small plots are more money per acre. About ten years ago someone bought 30 acres for £300k, for their pension, its just sat as scrub land. If I split my paddocks with road frontage I would expect at least £20 per acre. We bought 14 acres with barns a potential to build a bigger house for £300k in 2018.
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That was a good buy!!
 
The first 5acres next to a house is the most valuable. The price may be decided by the depths of pockets of the owners of the house. The next 5 acres will fetch less per acre. It used to be that 10 acres was the max you could buy with a standard residential mortgage - I don’t know if that is still true.
Land on the edge of a village is also desirable, more so if it is within the village “envelope “, ie likely to get planning permission, but someone may take a longer view of development potential or want a convenient pony paddock. Proximity to existing services will increase land value as will good fencing, location and views.
 
With land, you can't ever make more, so in many areas its at ever increasing premium prices.

6 yrs ago, 2 acres next door with 4 stables, electricity and water went for 245k. Nearly half doesn't drain well.
4 yrs ago the adjacent plot of 2.7 acres with 3 stables, storage, water and no power went for £269k. Land drains v well... into plot 1.

I have 4.5 acres inc 5 stables, barn, shelters etc on mostly sandy soil and even though I've not advertised it (yet) I'm getting unsolicited offers over 350k.

Not one would get planning for houses etc as borders a sssi and for other valid reasons.
 
The Fuzzy Furry said:
With land, you can't ever make more, so in many areas its at ever increasing premium prices.

6 yrs ago, 2 acres next door with 4 stables, electricity and water went for 245k. Nearly half doesn't drain well.
4 yrs ago the adjacent plot of 2.7 acres with 3 stables, storage, water and no power went for £269k. Land drains v well... into plot 1.

I have 4.5 acres inc 5 stables, barn, shelters etc on mostly sandy soil and even though I've not advertised it (yet) I'm getting unsolicited offers over 350k.

Not one would get planning for houses etc as borders a sssi and for other valid reasons.
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Cripes! With smaller plots like this it is what someone is willing to pay.
 
Commercial land prices are generally around £10,000 for arable and £8,000 ish for pasture.

Obviously depends on what type of land - flat, hilly, field size, access, clay, sandy - so there are a lot of variables for an individual parcel of land, but I think that is about average at the moment.

Remember there is stamp duty on top.
 
I have 7.5 acres (about 6.5 grazing) with stables and a small barn and must get unsolicited letters monthly from developers. No electric, no mains water. I think if I sold it now it would be around £300k.

Down the road 30 acres of grazing (old livery yard, the stables etc already gone for houses) was also advertised at £300k. They won't get any more houses on that site and it's too big for most equestrian use so that reduces the price.

If you were after one of those plots I'd be putting a cheeky offer in on one that hasn't sold.
 
I paid 115k for 6 acres of agricultural grazing, poorly maintained, bad fencing, tight road access. Water no electric. 80% very well drained. 20% unusable in winter. Great location. No chance of planning for house.

Have spent a further 60k for planning permission for equestrian, treble shelter/stables, new decent fencing, large allweather hardstanding, tack room, widened road access and parking, land drains, biodiversity enhancement (planning requirement).

Not sure how much it’s worth now but 200-250 maybe.
 
It's only ever worth what someone will pay. If a small plot sits near a couple of people who really want it - the sky is the limit.

If local people know the land next to the brook floods 5 months of the year - then it's largely worthless - which is why even though it's 1/3 of similar it hasn't sold.

Even the agents can't agree. 3 years ago before we did a big build project our 10 acres plus house, stables, barns, school was valued at £750k by the local rural agent and £1.2m by the national equine agent

We didn't sell so no idea what people would have actually paid, but I thought a huge range for the same space.
 
Polos Mum said:
It's only ever worth what someone will pay. If a small plot sits near a couple of people who really want it - the sky is the limit.

If local people know the land next to the brook floods 5 months of the year - then it's largely worthless - which is why even though it's 1/3 of similar it hasn't sold.

Even the agents can't agree. 3 years ago before we did a big build project our 10 acres plus house, stables, barns, school was valued at £750k by the local rural agent and £1.2m by the national equine agent

We didn't sell so no idea what people would have actually paid, but I thought a huge range for the same space.
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It does occasionally flood, its on the flood maps...but I drive past it every day and can only say I've ever seen the bit closest to the brook out...so its not a big deal...you'd just have to put the stables the other side of the field!
 
It’s worth waiting as the market will change now that BPS and all the other farming grants are up in the air. Plus inheritance tax.

There will be a lot of farmers looking to make money up which may mean selling off the undesirable plots for them …

Also a lot seem to have overclauses on them as well which dictates the price.
 
Thanks all this has been very helpful (if somewhat depressing at the eye watering prices of some!) 🤣
 
I've just bought 8.3 acres in Lincs. Old pasture, stock fenced and water for £87k . It was advertised at £75k but went to tender. I based my offer on £10k per acre plus £5k. The catch is access is 300m down a grass track from the lane so is a pain.
 
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