UK Agricultural Land Values 2024-2025: Regional Price Map
Key insight
Average bare agricultural land across England and Wales fell by approximately 5.1% over the 12 months to Q4 2025, to just under £8,700/acre, while Northern Ireland reached a record £15,202/acre. IHT reforms from April 2026 drove a "wait-and-see" sentiment in many markets.
National overview
The UK farmland market has undergone a notable shift between 2024 and 2025. After years of strong growth, average bare agricultural land values across England and Wales fell by approximately 5.1% over the 12 months to Q4 2025, with an acre now worth just under £8,700 on average. This compares to a 2024 peak of around £9,150–£9,350/acre for bare land, which itself represented the high watermark of a decade-long bull run. Despite the correction, land has still appreciated 25.8% over five years and an extraordinary 203.6% over 20 years, underlining its enduring appeal as an asset class. (Knight Frank)
The primary drag on 2025 values was the Autumn Budget 2024, which announced reforms to Agricultural Property Relief (APR) and Business Property Relief (BPR) from April 2026 — capping combined 100% relief at £1 million per estate, with assets above that threshold attracting only 50% relief. This triggered a "wait-and-see" approach from many buyers and landowners, dampening sentiment especially in Q4 2024 and into 2025. (Savills FMU Q4 2025)
England: regional breakdown
South East England
The South East commands some of the highest farmland values in England, buoyed by proximity to London, development pressure, and wealthy non-farming buyers. Arable land trades at a regional average of £9,941/acre, with prime ground in counties like Hampshire reaching £10,340/acre. Values can stretch to £12,000–£18,000/acre near the urban fringe where residential development hope value is priced in. The market here is described as "undeniably cautious" but well-priced land continues to find buyers. (Landlister guide)
South West England
The South West is one of the stronger regional performers, with arable land averaging £12,000–£16,000/acre for prime ground and a regional average near £9,240/acre. Devon leads county-level pricing at £10,520/acre, followed by Somerset and Dorset at £10,120/acre each, and Cornwall at £9,350/acre. Tourism diversification potential and renewable energy opportunities (solar, wind) support premium values, particularly for well-located holdings. (Landlister guide)
East of England
The East of England is the country's prime arable heartland, producing the highest grain yields and historically among the most actively traded farmland. However, 2025 saw values soften: prime arable averaged £9,368/acre — down 5.5% from £9,914/acre at end-2024 — while Grade 3 arable averaged £9,061/acre. Some recent sales achieved as high as £13,500/acre for the best-equipped farms, while others traded below £9,000/acre, reflecting the increasingly bifurcated market. Over 12,000 acres were publicly marketed in the first half of 2025 alone, representing 17% of all farmland marketed in England. (UK Property Forums)
West & East Midlands
The Midlands offers a mixed farming landscape with solid demand. Arable land ranges from £9,000–£13,000/acre in the West Midlands, with a regional average around £9,750/acre, while the East Midlands averages approximately £9,290/acre. A notable recent sale in the West Midlands achieved £13,000/acre, illustrating the potential for premium results on quality parcels. Pasture ground trades between £7,000–£10,000/acre across the region. (Landlister guide)
Yorkshire & the Humber
Yorkshire benefits from good arable soils in the Vale of York and East Riding, with a regional average of approximately £9,130/acre. Values are stronger near urban centres and major transport corridors. Pasture in the region typically ranges from £7,500–£8,500/acre. (Landlister guide)
North West England
The North West saw sales dominated by smaller blocks of bare land in 2025. Average arable land fetched £8,324/acre, with prime arable reaching £11,643/acre. Pasture averaged £5,638/acre and peaked at £7,843/acre. The regional overall average sits at around £8,067/acre, though values are stronger nearer to Lancashire. (Farmers Weekly)
North East England
The North East is one of the most affordable regions in England for farmland, reflecting lower demand and fewer diversification options. Arable land averaged £10,600/acre in 2025, with a highest recorded price of £14,000/acre. Pasture averaged £8,000/acre, with a high of £9,000/acre. The broader regional average sits near £7,067/acre, with agents reporting an uptick in landowners seeking formal market appraisals. (Farmers Weekly)
England: regional summary table
| Region | Arable avg (£/acre) | Pasture avg (£/acre) | Peak arable (£/acre) |
|---|---|---|---|
| South East | £9,941 | £8,500–£11,000 | £18,000 |
| South West | £9,240 | £8,000–£12,000 | £16,000 |
| East of England | £9,368 | £8,000–£9,000 | £13,500 |
| West Midlands | £9,750 | £7,000–£10,000 | £13,000 |
| East Midlands | £9,290 | £7,000–£9,000 | £11,000 |
| Yorkshire | £9,130 | £7,500–£8,500 | £12,000 |
| North West | £8,324 | £5,638 | £11,643 |
| North East | £10,600* | £8,000 | £14,000 |
*North East arable average notably higher in 2025 FW survey data than broader regional average — reflects sample variation. (Farmers Weekly)
Scotland
Scotland's farmland market demonstrated resilience in 2025 despite significant headwinds from the Land Reform Bill (granting ministerial intervention powers over sales above 2,470 acres) and UK-wide IHT changes. Prime arable ground in East Lothian, Fife and Angus — Scotland's most sought-after arable belt — consistently exceeded £10,000/acre and achieved up to £15,000/acre for well-equipped farms with quality soils and scale. The Farmers Weekly survey recorded an average of £8,400/acre for arable and £7,400/acre for pasture across Scotland, with the highest arable prices reaching £9,000/acre and pasture £8,600/acre. Just 28,000 acres were publicly marketed in Scotland in 2025 — below the five-year average — with supply dropping in all regions except the Lothians and West Scotland. (Farmers Weekly)
Wales
Wales has a predominantly pastoral farming identity, and land values reflect this. The overall average sits at £8,641/acre, with Monmouthshire — the most fertile and accessible county — achieving £9,017/acre, while Powys (upland-dominated) averages £8,266/acre. Pasture ranges from £6,500–£7,500/acre across most of the country. Arable land in the south and east can reach into the low five figures, but the majority of Welsh farmland trades well below the English arable benchmark. (Landlister guide)
Northern Ireland
Northern Ireland is the standout performer in the entire UK, hitting a record high average of £15,202/acre in 2025 — the first time the overall average has ever surpassed the £15,000 threshold. Constrained supply and sustained investor demand (including non-farming funds) drove this exceptional performance. (Farmers Weekly)
Northern Ireland: county-level prices 2025
| County | Average price (£/acre) | Note |
|---|---|---|
| County Armagh | £22,833 | Record high |
| County Down | £19,109 | 2nd highest on record |
| County Tyrone | £17,578 | Record high |
| County Antrim | £15,009 | Record high |
| County Londonderry | £12,623 | 2nd highest on record |
| County Fermanagh | £10,380 | Record high |
Some sales in Armagh and Down achieved upwards of £25,000–£30,000/acre. (BBC News)
Key market drivers in 2024–2025
- APR/IHT reform (Autumn Budget 2024): From April 2026, APR and BPR are capped at a combined £1m at 100% relief; above this, only 50% relief applies. This was the dominant market sentiment driver, introducing caution particularly among investor-buyers who previously used farmland as an IHT shelter. (CenTax)
- Reduced agricultural support: Sharp reductions in BPS/SFI payments for 2025–2026 prompted some arable farmers to evaluate selling, contributing to a higher-than-average share of arable farms coming to market. (UK Property Forums)
- Environmental land value: Land with planning potential, solar/wind development options, or biodiversity net gain eligibility commands a significant premium over agricultural use value. (Landlister guide)
- Supply constraints: Overall supply remained below historical averages in most regions, preventing a more severe price correction despite softening demand. (Savills FMU Q4 2025)
- Long-term investor demand: Rollover relief from capital gains tax (CGT) continued to channel funds from development land sales into farmland, supporting the price floor. (Farmers Weekly)
Price trend: Knight Frank Farmland Index (England & Wales)
| Period | Average £/acre | Annual change |
|---|---|---|
| Q4 2023 | £9,152 | +7.0% |
| Q4 2024 | £9,164 | +0.1% |
| Q1 2025 | £9,072 | -1.9% |
| Q2 2025 | £8,861 | -5.1% |
| Q3 2025 | £8,716 | -6.8% |
| Q4 2025 | £8,696 | -5.1% |
Source: Knight Frank Farmland Index Q4 2025
Sources
- Knight Frank Farmland Index Q4 2025 — knightfrank.co.uk
- Strutt & Parker English Estates & Farmland Market Review, Autumn 2025 — rural.struttandparker.com
- Strutt & Parker Scottish Farmland Market Review 2025 — farming.co.uk
- RICS/RAU Farmland Market Report H1 2025 — rics.org
- Farmers Weekly – Farmland in Your Area 2025 series — fwi.co.uk
- Savills Farmland Market Update Q4 2025 — assets.ctfassets.net
- Savills East of England Farmland Market H1 2025 (via UK Property Forums) — ukpropertyforums.com
- Landlister – Land Price Per Acre UK Guide 2025 — landlister.co.uk
- Farming UK – Arable land averages, Jan 2026 — farminguk.com
- BBC News / Irish Farmers' Journal – Northern Ireland record land prices 2025 — bbc.co.uk
- PA Duffy Solicitors – Northern Ireland county-level price data 2025 — paduffy-solicitors.com
- CenTax – Impact of IHT changes on farm estates, Aug 2025 — centax.org.uk
- Farmers Weekly – Budget measures will force land sales, Nov 2024 — fwi.co.uk
- GOV.UK – Changes to Agricultural Property Relief, Autumn Budget 2024 — gov.uk
Using this report
This report is intended as a high-level overview for buyers, sellers, and investors. Always take professional advice and carry out due diligence for specific parcels. To search current listings, visit Landlister search and farms and farmland for sale.