Farmland in your area 2025: East of England

The surge in sales of farmland that was widely predicted in the wake of inheritance tax (IHT) relief reform has not materialised in the eastern counties of England – indeed, agents are reporting that supply was down in some regions in 2025.

Tight supply resulted in a high level of interest from an active pool of buyers competing for farms and blocks of land offered for sale.

For those in the market to buy, their money delivered greater spending power as values marginally reduced compared with those seen in the previous 12 months.

See also: 2025 land market: Wide range of interest and buyers

What the agents say

Tim Fagan, director, Strutt & Parker

By early December about 75% of the farms and land brought to the market in the eastern counties in 2025 has sold and, of the remainder, sales have been agreed for about half.

This broadly presents a similar picture to that of recent years, although some areas have seen notably less supply, some more.

The reasons for sale have been varied. Most have resulted from owners taking retirement or from executors selling farms inherited by beneficiaries.

Buyers have predominantly been existing farmers, and these have been as keen as ever to buy land, where it makes sense geographically and financially to do so.

Although interest rates have risen from the absolute low of 2021, there is an expectation they will remain stable.

For businesses with income from both farming and other commercial enterprises, and with the next generation keen to grow the family business, land acquisition remains firmly on the agenda.

We believe 2026 will bring forward farms for the usual reasons of retirement, death or re-location, but what is not clear is whether the pressures on farm profitability, the loss of Basic Payments and lack of any meaningful replacement will have an impact on overall supply.

Liam Caudwell, Savills

Despite a tougher economic backdrop and ongoing policy changes, we haven’t seen the expected surge in farmland coming to the market.

Availability across England has in fact tightened, and the East is no exception – just 16,300 acres were brought to the market to the end of September 2025, compared with 19,500 acres over the same period in 2024, a fall of 16%.

Bedfordshire and Essex saw increased supply, with Bedfordshire’s rise in acreage driven by a single large property marketed by Savills.

Acreages in Cambridgeshire and Hertfordshire were only marginally down, while in Norfolk and Suffolk supply levels were lower than in recent years.

Values have softened slightly as farming margins come under pressure and buyers become more considered in their decisions.

Even so, the market remains active, with farmers, institutions and lifestyle buyers all prepared to bid for the right opportunity.

Most sales in 2025 were prompted by retirement, changes in farming strategy, or institutional restructuring.

Looking ahead to 2026, we expect supply to remain tight.

The best-presented and sensibly priced farms will continue to attract strong interest, especially for best-in-class land or where there is environmental or natural capital potential.

On the market

Whittingham Hall Farm © Strutt & Parker

Whittingham Hall Farm at Fressingfield in mid-Suffolk, a 554-acre arable farm with a historic farmhouse and extensive buildings, is being sold due to retirement, with Strutt & Parker guiding the property at £7.2m.

Pond Park © Savills

At 323 acres, land at Pond Park, near Felsted, is a combination of productive arable ground, grassland and woodland. Selling agent Savills says this is a rare opportunity in a highly sought-after part of Essex. Guide price is £3.3m.

What sold well in 2025

Blake House Farm © Strutt & Parker

Buyers were presented with a diverse property when Strutt & Parker brought Blake House Farm at Braintree in mid-Essex to the market. With 190 acres, two farmhouses, grain storage and commercial let buildings, the farm attracted a lot of interest and sold in several lots in excess of the £6.9m guide for the whole.

Manchester Lodge Farm © Savills

There was good competition for Manchester Lodge Farm, an 865-acre commercial arable holding near Huntingdon, Cambridgeshire, when it was launched by Savills. That interest saw it sell for more than the £8.5m guide price.