UK Agricultural Land Values in 2024-2025
The UK farmland market moved into a more cautious phase during 2024 and 2025. Recent farmland market data records average bare agricultural land across England and Wales at just under £8,700 per acre by Q4 2025, down approximately 5.1% over 12 months from the 2024 peak of around £9,150-£9,350 per acre.
National averages can be useful, but they rarely tell the full story. A block of arable land in the East of England, pasture land in Wales, a small parcel near a Midlands village, or land on the edge of a growing settlement may each have very different value drivers. Soil grade, field size, access, services, tenancy status, location, lot size and market exposure all affect the price that a buyer may be willing to pay.
Value My Land can help landowners interpret these figures in a practical way. We look beyond headline agricultural prices and consider whether your land may also have development potential, planning prospects, Local Plan relevance, settlement-edge value, renewable energy interest, biodiversity value or other factors that could influence what the land may be worth.
-5.1%
England & Wales annual change to Q4 2025
£8,696
Average £/acre, Q4 2025 index figure
+203.6%
Reported 20-year appreciation
Agricultural land values are usually shaped by:
A regional price per acre is a useful benchmark, but it should not be treated as a final valuation. The right assessment considers agricultural value, market demand and future planning potential together.
Regional Agricultural Land Prices: Why Values Differ Across the UK
Agricultural land values vary significantly across regions. Some areas benefit from prime arable soils, strong farming demand and limited supply. Others are influenced by lifestyle buyers, equestrian uses, renewable energy opportunities, proximity to towns and cities, or long-term development pressure. For landowners, the regional picture is useful, but the specific characteristics of the site are usually more important than the average.
England Regional Summary: 2024-2025 Farmland Price Benchmarks
The following figures provide broad regional farmland benchmarks based on recent agricultural land market evidence. They should be treated as broad market indicators rather than a site-specific valuation.
| Region | Arable Avg | Pasture Avg | Peak Arable | Landowner Consideration |
|---|---|---|---|---|
| South East | £9,941/acre | £8,500-£11,000/acre | £18,000/acre | Strong urban-fringe and development pressure in suitable locations. |
| South West | £9,240/acre | £8,000-£12,000/acre | £16,000/acre | Tourism, renewables and diversification can support premium values. |
| East of England | £9,368/acre | £8,000-£9,000/acre | £13,500/acre | Prime arable heartland, but values softened during 2025. |
| West Midlands | £9,750/acre | £7,000-£10,000/acre | £13,000/acre | Settlement-edge parcels may need planning potential assessed before sale. |
| East Midlands | £9,290/acre | £7,000-£9,000/acre | £11,000/acre | Mixed farming region with strategic land opportunities around growing settlements. |
| Yorkshire | £9,130/acre | £7,500-£8,500/acre | £12,000/acre | Values strengthen near urban centres and transport corridors. |
| North West | £8,324/acre | £5,638/acre | £11,643/acre | Smaller bare land blocks dominated the 2025 sales picture. |
| North East | £10,600/acre* | £8,000/acre | £14,000/acre | Survey sample variation means local evidence is especially important. |
Prime Arable Regions
Areas with high-quality arable land, strong crop yields and well-equipped farms can achieve premium prices. Parts of the East of England, South East, South West and Midlands often attract strong interest where land quality and location combine.
Pasture and Grazing Land
Pasture land is often valued differently from arable land. Factors such as field size, fencing, water, access, drainage, equestrian demand and proximity to settlements can all influence the final price per acre.
Urban Fringe Land
Land close to expanding towns, villages, transport corridors or settlement boundaries may include hope value if there is a realistic prospect of future development or Local Plan promotion.
Diversification Potential
Renewable energy, battery storage, biodiversity net gain, tourism, farm buildings, commercial uses and environmental schemes can all affect value where the location and site characteristics are suitable.
Tenure and Legal Position
Vacant possession, agricultural tenancies, rights of way, covenants, overage, easements and title restrictions can all influence marketability and price. A clean legal position can make a site more attractive.
Buyer Demand and Supply
Farmland values are also affected by the number of active buyers, local supply, farm consolidation, investor appetite, tax considerations and wider confidence in the agricultural sector.
National Price Trend: England and Wales
Recent farmland market evidence highlights a clear change in market tone between late 2024 and 2025. Industry farmland index data shows average land values at £9,152 per acre in Q4 2023, £9,164 per acre in Q4 2024, and £8,696 per acre by Q4 2025.
That movement reflects a market where values remained historically strong but buyer behaviour became more selective. For landowners, this makes it even more important to understand whether land should be valued only on farming use, or whether planning prospects, settlement proximity or strategic value could materially change the position.
Value My Land can help place these statistics in context by reviewing the land itself, the planning position and the local market, rather than relying only on a national average.
Farmland Index Figures
| 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% |
APR/IHT Reform
The report identifies Autumn Budget 2024 inheritance tax reform as a major driver of wait-and-see sentiment.
Support Changes
Reduced agricultural support and SFI/BPS changes contributed to some farmers reviewing sale options.
Environmental Value
Solar, wind, biodiversity net gain and environmental opportunities can create premiums over farming value.
Supply Constraints
Limited supply in many areas helped prevent a sharper correction despite softer demand.
Investor Demand
Rollover relief and long-term investor appetite continued to support the price floor.
Agricultural Value vs Development Value
Agricultural land values are normally assessed by reference to the land's existing farming use. That may include arable productivity, pasture quality, field pattern, water, drainage, access, buildings and comparable farmland sales in the local area.
Development value is different. It reflects what land may be worth if it can be used for a higher-value purpose, such as residential development, commercial development, mixed-use development, renewable energy infrastructure or strategic land promotion.
The gap between agricultural value and development value can be substantial, particularly where land is well located on the edge of an existing settlement.
Value My Land helps landowners understand this distinction. We review the physical characteristics of the land, the planning policy position, Local Plan status, settlement boundaries, housing land supply, access, constraints and surrounding development pattern. This helps identify whether the site should be assessed solely as agricultural land or whether there may be additional strategic value.
This is particularly important before agreeing a sale. A straightforward agricultural sale may be appropriate in some cases, but where there is development potential, a landowner may need to consider promotion agreements, conditional contracts, option agreements, overage or other structures designed to protect future value.
A field that appears ordinary today may have a very different value if it is capable of being promoted through a Local Plan or supported by a credible planning strategy.
What Affects Farmland Value Per Acre?
When landowners ask about farmland values per acre, the answer depends on more than a regional average. A reliable assessment considers the land itself, the surrounding market and the future opportunities that may exist.
Key considerations include land grade, soil quality, drainage, topography, access, size, shape, services, existing use, tenancy position, rights of way, environmental designations, flood risk, landscape sensitivity, heritage constraints and proximity to existing development. A well-shaped parcel next to a sustainable settlement may be viewed very differently from an isolated holding with poor access, even if both are in the same region.
Value My Land can help by carrying out an initial review of your land's characteristics and planning context. We can consider whether the land is likely to be valued as farmland, amenity land, equestrian land, strategic land or potential development land, and explain what further investigations may be needed.
Site-Specific Factors We Review
Proximity to towns, villages and settlement boundaries
Local Plan status, allocations and call for sites opportunities
Access, visibility, highways and services
Flood risk, ecology, landscape and heritage constraints
Existing use value compared with potential development value
Whether promotion may unlock a higher future land value
Scotland, Wales and Northern Ireland: Key 2025 Figures
Recent agricultural land market evidence also highlights substantial differences outside England. These figures underline why a single UK average can be misleading and why landowners should take site-specific advice before making decisions.
Scotland
Scotland recorded average arable values of around £8,400 per acre and pasture values of around £7,400 per acre in the report, with prime arable ground in East Lothian, Fife and Angus capable of exceeding £10,000 per acre and reaching up to £15,000 per acre for quality farms.
Only around 28,000 acres were publicly marketed in Scotland in 2025.
Wales
Wales was reported at an overall average of approximately £8,641 per acre, with Monmouthshire at £9,017 per acre and Powys at £8,266 per acre. Pasture commonly ranged from £6,500-£7,500 per acre.
Values reflect Wales' predominantly pastoral land market.
Northern Ireland
Northern Ireland was the standout market, reaching a record average of £15,202 per acre in 2025. County Armagh averaged £22,833 per acre, County Down £19,109 per acre and County Tyrone £17,578 per acre.
Some sales in Armagh and Down reportedly achieved upwards of £25,000-£30,000 per acre.
How Value My Land Uses These Figures
These statistics provide a useful market backdrop, but they do not determine what a specific parcel is worth. Value My Land can assess whether your land sits in a purely agricultural market or whether there are additional value drivers such as development potential, Local Plan promotion, settlement-edge demand, infrastructure opportunities, renewable energy interest or biodiversity net gain value.
How Value My Land Can Help Agricultural Landowners
Whether you own a small field, a larger farm holding, grazing land, paddock land or land next to a village, Value My Land can help you understand the value drivers that may affect your land. Our initial review is free and designed to help you see the bigger picture before making a decision.
Free Initial Land Valuation
We can provide an initial view of agricultural value, comparable evidence and whether the site may have additional value because of its location, access, development prospects or strategic importance.
Planning Potential Assessment
We review Local Plans, housing land supply, settlement boundaries, nearby permissions, planning constraints and policy opportunities to identify whether the land may be suitable for future development.
Strategic Land Advice
Where land has longer-term potential, we can explain the available routes, including Local Plan promotion, planning applications, promotion agreements and how development value may be maximised.
No Upfront Cost Promotion
In suitable cases, land promotion may allow landowners to pursue planning value without funding the full professional and planning costs themselves. We can advise whether this route may be appropriate.
Frequently Asked Questions
Find Out What Your Agricultural Land Could Be Worth
Value My Land provides free initial land assessments for landowners across England.
Send us a postcode, map pin, What3Words location or site plan and we will review the land's agricultural value indicators, planning context and potential development opportunities.