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
South East land values
£12,250
£9,500
Land values:
the regional view
Q4 2025
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Average pasture land value in Q4
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Land values: the national view | Land values: the regional view | Supply and demand | Commodity prices
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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
FIGURE 4: Cumulative publicly marketed farmland supply
FIGURE 3: Year-to-date publicly marketed farmland supply
Overview and spotlight on the West Midlands
EMAIL mark
07967 555737
Partner
Mark Russell