Land values:
the national view
The farmland market has undergone a period of adjustment over the past year, with economic and political pressures taking hold. Speculation ahead of the Autumn Budget kept the market cautious for several months, with many adopting a ‘wait-and-see’ approach. The government’s unexpected partial rollback on Inheritance Tax thresholds in December should offer some relief and stability. However, structural factors, namely commodity price volatility and eroding profit margins, continue to define much of the market.
£9,494
per acre
Average arable land value in Q4
from
Q3 2025
-0.6%
-2.3%
from
Q3 2024
£7,778
per acre
from
Q3 2025
-0.4%
-1.4%
from
Q3 2024
Farmland
Market Update
Farmland values in England and Wales continued to soften in late 2025 amid economic pressures, cautious sentiment, and structural challenges. While the market remains selective, demand for quality assets and sustained interest from non-agricultural investors are expected to support activity through 2026.
FIGURE 5
Commodity prices
Source: Carter Jonas, AHDB, Farmers Weekly, Defra, ONS, OPEC
Input
Outputs
CRUDE OIL
Unit
Latest data
Date
Quarterly change
Annual change
£/barrel
46.1
December '25
-11.6%
-20.2%
Fertiliser
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
396.1
December '25
1.6%
18.7%
Red Diesel
Unit
Latest data
Date
Quarterly change
Annual change
pence/litre
78.8
December '25
4.8%
3.7%
Feed Wheat
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
174.7
December '25
0.2%
-8.6%
oilseed rape
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
418.5
December' 25
0.9%
-2.3%
MILK
Unit
Latest data
Date
Quarterly change
Annual change
pence/litre
46.6
October '25
6.9%
2.3%
BEEF
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
653.2
December '25
1.9%
19.3%
Pork
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
194.4
December '25
-4.3%
-4.1%
Click a location for
a local overview
East of England
Arable
Pasture
£8,000
£7,500
£11,000
£9,250
£9,000
£8,000
-2.7%
0.0%
-7.7%
0.0%
Low
£ / acre
Prime
£ / acre
Average
£ / acre
Quarterly %
Annual %
East of England land values
North West
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£8,000
£6,500
£12,000
£10,000
£10,000
£8,000
0.0%
0.0%
0.0%
0.0%
Pasture
North West land values
Wales
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£8,250
£4,250
£10,000
£10,000
£8,500
£6,500
0.0%
0.0%
0.0%
0.0%
Pasture
EMAIL Hugh
01248 360417
Partner
Hugh O’Donnell
Wales land values
North East
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£6,500
£4,250
£8,750
£6,500
£7,500
£5,750
0.0%
0.0%
0.0%
0.0%
Pasture
EMAIL Sam
01423 707801
Associate Partner
Sam Johnson
North East land values
Yorkshire and the Humber
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£8,000
£5,500
£11,000
£7,250
£9,000
£7,000
0.0%
0.0%
0.0%
0.0%
Pasture
EMAIL Sam
01423 707801
Associate Partner
Sam Johnson
Yorkshire and the
Humber land values
East Midlands
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£8,000
£7,250
£11,250
£9,000
£9,000
£8,000
0.0%
0.0%
-5.3%
-3.0%
Pasture
East Midlands land values
West Midlands
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£9,250
£7,000
£14,000
£12,000
£11,500
0.0%
0.0%
0.0%
0.0%
Pasture
EMAIL EDWARD
0121 3060386
Associate Partner
Edward Beale
West Midlands land values
South East
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£9,000
£7,750
£12,250
£9,250
£10,200
£8,500
-2.9%
-2.9%
-5.1%
-5.6%
Pasture
EMAIL Andrew
07880 084633
Partner
Andrew Chandler
Wales
West Midlands
East Midlands
South west
South east
East of england
Yorkshire & the humber
North east
North west
Get in touch
Hover over a trend for more info
South West
Arable
Low
£ / acre
Prime
£ / acre
£ / acre
Quarterly %
Annual %
Average
£9,500
£6,500
£12,000
£11,000
£10,750
£8,750
0.0%
0.0%
-2.3%
-2.8%
Pasture
EMAIL JACK
01823 428593
Partner
Jack Mitchell
South West land values
EMAIL Andrew
07880 084633
Head of Rural Agency
Andrew Chandler
Farmland supply rose year-on-year but slowed sharply in late autumn amid Budget uncertainty and cautious sentiment. We are not predicting a widespread sale of assets ahead of the implementation of IHT reforms in April, and instead expect a broadly balanced market in 2026.
Poorer-quality or isolated units are facing thinning demand and price corrections where local interest is limited. Yet, well-located commercial farms, particularly those offering scale, are still often achieving premium values and benefit from a regional, or sometimes national, market.
Farmers will closely monitor upcoming policy announcements, including the government’s response to the Farming Profitability Review and details on SFI 2026, seeking clear signals of decisive action to restore confidence and ensure the long-term profitability of British farming.
Supply and
demand
Commodity price trends
£1,000
£2,300
£1,700
0.0%
0.0%
Hill
£500
£1,500
£1,000
0.0%
0.0%
Hill
£1,800
£2,900
£2,250
0.0%
0.0%
Hill
£11,000
£14,000
£12,500
0.0%
0.0%
Lifestyle
£1,800
£3,850
£2,750
0.0%
0.0%
Hill
£10,750
£15,750
£13,250
0.0%
0.0%
Lifestyle
£11,250
£13,250
£12,300
0.0%
2.5%
Yorkshire Wolds
£13,000
£25,000
£16,500
0.0%
-1.5%
Lifestyle
£9,500
£17,000
£13,000
0.0%
8.3%
Silts and Fen
£25,000
£15,750
0.0%
-1.6%
Lifestyle
£13,250
£24,000
£16,500
-2.9%
-2.9%
Lifestyle
£9,500
£16,500
£13,750
0.0%
14.6%
Silts and Fen
£15,000
£33,000
£23,000
2.2%
2.2%
Lifestyle
SHEEP
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
705.5
December '25
5.1%
2.2%
CHICKEN
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
378.0
Jan' 25
-1.6%
-1.6%
EMAIL SOPHIE
020 7493 0685
Research Associate
Sophie Davidson
FIGURE 2:
FIGURE 1:
South East land values
£12,250
£9,500
Land values:
the regional view
Q4 2025
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For more commentary, download the full report as a PDF.
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For more commentary, download the full report as a PDF.
Average pasture land value in Q4
Explore the report
Land values: the national view | Land values: the regional view | Supply and demand | Commodity prices
For more commentary, download the full report as a PDF.
Ruses Farm & Hempstead Hall Farm, Hempstead CB10 / 392.4 acres / For sale
EMAIL Sam
01423 707801
Associate Partner
Sam Johnson
EMAIL mark
07967 555737
Partner
Mark Russell
Overview and spotlight on the East
Land at Tyn Llan, Llandwrog, Caernarfon / for sale as a whole or up to four lots / £2,240,000
Download the full report
-1.4%
from
Q3 2024
-0.4%
from
Q3 2025
per acre
£7,806
-2.3%
from
Q3 2024
-0.6%
from
Q3 2025
Average pasture land value in Q3
per acre
£9,494
Average arable land value in Q4
Land values:
the national view
The farmland market has undergone a period of adjustment over the past year, with economic and political pressures taking hold. Speculation ahead of the Autumn Budget kept the market cautious for several months, with many adopting a ‘wait-and-see’ approach. The government’s unexpected partial rollback on Inheritance Tax thresholds in December should offer some relief and stability. However, structural factors, namely commodity price volatility and eroding profit margins, continue to define much of the market.
Download the full report
For more commentary, download the full report as a PDF.
Land values:
the regional view
Click a location for
a local overview
WEST MIDLANDS
NORTH EAST
SOUTH WEST
WALES
NORTH WEST
YORKSHIRE & HUMBER
EAST MIDLANDS
EAST OF ENGLAND
SOUTH EAST
EMAIL Jamie
07967 555737
Partner
Mark Russell
CLOSE
View on desktop for a full overview
EMAIL Sam
01423 707801
Associate Partner
Sam Johnson
CLOSE
View on desktop for a full overview
EMAIL Hugh
01248 360417
Partner
Hugh O’Donnell
CLOSE
View on desktop for a full overview
CLOSE
View on desktop for a full overview
EMAIL David
01823 428593
Partner
Jack Mitchell
EMAIL Sam
01423 707801
Associate Partner
Sam Johnson
CLOSE
View on desktop for a full overview
EMAIL Sam
01423 707801
Associate Partner
Sam Johnson
CLOSE
View on desktop for a full overview
CLOSE
View on desktop for a full overview
EMAIL Jamie
07967 555737
Partner
Mark Russell
EMAIL EDWARD
0121 3060386
Associate Partner
Edward Beale
CLOSE
View on desktop for a full overview
EMAIL Andrew
07880 084633
Partner
Andrew Chandler
View on desktop for a full overview
CLOSE
Download the full report
For more commentary, download the full report as a PDF.
Supply and
demand
Farmland supply rose year-on-year but slowed sharply in late autumn amid Budget uncertainty and cautious sentiment. We are not predicting a widespread sale of assets ahead of the implementation of IHT reforms in April, and instead expect a broadly balanced market in 2026.
Poorer-quality or isolated units are facing thinning demand and price corrections where local interest is limited. Yet, well-located commercial farms, particularly those offering scale, are still often achieving premium values and benefit from a regional, or sometimes national, market.
Farmers will closely monitor upcoming policy announcements, including the government’s response to the Farming Profitability Review and details on SFI 2026, seeking clear signals of decisive action to restore confidence and ensure the long-term profitability of British farming
Download the full report
For more commentary, download the full report as a PDF.
Source: Carter Jonas, AHDB, Farmers Weekly, Defra, ONS, OPEC
Commodity price trends
Click a trend for more info
FIGURE 5
Commodity prices
Inputs
Outputs
Crude Oil
Fertiliser
Red Diesel
Milk
Beef
Feed Wheat
Oilseed Rape
Pork
Sheep
Chicken
CRUDE OIL
Unit
Latest data
Date
Quarterly change
Annual change
£/barrel
46.1
December 25
-11.6%
-20.2%
Fertiliser
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
396.1
December 25
1.6%
18.7%
Red Diesel
Unit
Latest data
Date
Quarterly change
Annual change
pence/litre
78.8
December 25
4.8%
3.7%
Feed Wheat
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
174.7
December 25
0.2%
-8.6%
oilseed rape
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
418.5
December' 25
0.9%
-2.3%
MILK
Unit
Latest data
Date
Quarterly change
Annual change
pence/litre
46.6
October 25
6.9%
2.3%
BEEF
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
653.2
December 25
1.9%
19.3%
Pork
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
194.4
December 25
-4.3%
-4.1%
SHEEP
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
705.5
December 25
5.1%
2.2%
CHICKEN
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
378.0
Jan' 24
-1.6%
-1.6%
Download the full report
For more commentary, download the full report as a PDF.
EMAIL Andrew
07880 084633
Head of Rural Agency
Andrew Chandler
Get in touch
EMAIL SOPHIE
020 7493 0685
Research Associate
Sophie Davidson
FIGURE 4: Cumulative publicly marketed farmland supply
FIGURE 3: Year-to-date publicly marketed farmland supply
Ruses Farm & Hempstead Hall Farm, Hempstead CB10 / 392.4 acres / For sale
Overview and spotlight on the West Midlands
EMAIL mark
07967 555737
Partner
Mark Russell
FIGURE 3:
FIGURE 4: