Section 4

Farmland & raw land prices

Bare agricultural land, England & Wales — Knight Frank Farmland Index, Q2 2026.

£9,494/acreArable land, national average

£7,778/acrePasture land, national average

£10,750/acreSouth West arable (premium region)

£8,497/acreBare land, all grades blended (down ~1.5% quarter-on-quarter)

Land with residential or commercial planning consent commonly sells for 10 to 50 times raw agricultural value. London-area development land has been recorded well above £400,000/acre, against a UK-wide market average of roughly £20,000/acre across all land types currently listed for sale (all use types blended).

Farmland values softened modestly through 2025–26 amid uncertainty over changes to Agricultural and Business Property Relief.

When winter wheat drowns on clay, Fen peat or a floodplain, the next question is what to grow instead — soils and wet-season crops.