Land values:
the national view
The decline in average farmland values marks a shift from the sustained growth seen through to early 2025. While ‘best-in-class’ and prime assets continue to attract strong interest, market confidence has weakened in other parts of the market, shaped by economic uncertainty, challenging financing conditions, and delayed policy announcements.
The upcoming Budget and incoming reforms to Inheritance Tax reliefs are also weighing on
decision-making, reinforcing a more cautious and measured tone across the market.
£9,556
per acre
Average arable land value in Q3
from
Q2 2025
-1.5%
-1.7%
from
Q3 2024
£7,806
per acre
from
Q2 2025
-1.2%
-1.1%
from
Q2 2024
Farmland
Market Update
Average farmland values across England and Wales continued to edge lower in the third quarter, with the pace of decline accelerating for both arable and pasture land. A recalibration in buyer sentiment reflects broader uncertainty in the agricultural sector.
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
52.1
September '25
1.3%
-6.3%
Fertiliser
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
390.0
September '25
3.6%
18.0%
Red Diesel
Unit
Latest data
Date
Quarterly change
Annual change
pence/litre
75.2
September '25
4.7%
0.1%
Feed Wheat
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
174.4
September '25
-3.2%
-9.0%
oilseed rape
Unit
Latest data
Date
Quarterly change
Annual change
£/tonne
414.9
September' 25
-3.4%
4.1%
MILK
Unit
Latest data
Date
Quarterly change
Annual change
pence/litre
45.6
August '25
5.4%
9.6%
BEEF
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
641.2
September '25
0.0%
26.8%
Pork
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
203.2
September '25
-0.2%
-1.1%
Click a location for
a local overview
East of England
Arable
Pasture
£8,000
£7,000
£12,000
£9,500
£9,250
£8,000
-2.6%
0.0%
-5.1%
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
-2.4%
-2.4%
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
-3.2%
-2.5%
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
-3.2%
-3.4%
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
£11,500
£9,000
£9,000
£8,000
-2.7
-3.0%
-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
£8,000
£12,250
£9,500
£10,500
£8,750
0.0%
0.0%
-2.3%
-2.8%
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
The year-to-date supply of newly marketed farmland has continued to build on last quarter’s momentum, surpassing levels seen this time last year and significantly outpacing the five-year average.
This increase in available land is shifting power to buyers in some areas and is beginning to put downward pressure on pricing. While commercial farming buyers are still present, they have become increasingly wary.
The sector is focused on stability and is eagerly awaiting decisive action from the government, particularly regarding the delayed details of the Sustainable Farming Incentive (SFI) scheme.
Supply and
demand
Commodity price trends
£1,000
£2,300
£1,700
-5.6%
0.0%
Hill
£500
£1,500
£1,000
0.0%
0.0%
Hill
£1,800
£2,900
£2,250
-2.2%
0.0%
Hill
£11,000
£14,000
£12,500
-2.3%
0.0%
Lifestyle
£1,800
£3,850
£2,750
-3.5%
0.0%
Hill
£10,750
£15,750
£13,250
-1.9%
0.0%
Lifestyle
£11,250
£13,250
£12,300
0.0%
2.5%
Yorkshire Wolds
£13,000
£25,000
£16,500
-1.5%
-1.5%
Lifestyle
£9,500
£17,000
£13,000
0.0%
13.0%
Silts and Fen
£25,000
£15,750
-1.6%
-1.6%
Lifestyle
£13,500
£25,000
£17,000
0.0%
0.0%
Lifestyle
£9,500
£16,500
£13,750
5.8%
19.6%
Silts and Fen
£15,000
£34,000
£22,500
0.0%
0.0%
Lifestyle
SHEEP
Unit
Latest data
Date
Quarterly change
Annual change
pence/kg dw
682.5
September '25
-8.2%
5.9%
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
Q3 2025
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Average pasture land value in Q3
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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
The Finedon Estate, Wellingborough, Northamptonshire / 1,728 acres / For Sale / £8,900,000
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