Farmland in your area 2025: East Midlands
A slowdown in new instructions and completed sales in the East Midlands was evident in the spring and summer.
The combination of downward pressures of extreme weather, economic challenges, crop prices and funding policies saw many farmers trying to “get by”.
The autumn saw a marked increase in land for sale and deals sealed after competitive bidding.
See also: Farmland in your area 2025: Yorkshire and Humberside
However, farmers with businesses relying solely on crop production have been largely absent from the market.
Land values have been maintained – a decision to sell, which once seemed unthinkable, has become appropriate and strategic for some.
Land values and land marketed
Land value 2025
- £7,988/acre Average paid for arable land
- £8,541/acre Average paid for prime arable land
- £7,317/acre Average paid for pastureland
- £8,651/acre Highest paid for pastureland
Land sales
- 21,600 Acres advertised in 2024
- 25,400 Acres advertised in 2025 (January to end October)
- 82 Farms launched in 2024
- 97 Farms launched in 2025
Source: Savills’ farmland supply database, which monitors lowland farms and farmland of more than 50 acres, publicly advertised in national and regional printed media and online property portals.
What the agents say
Charlie Bryant, head of farm agency, Brown & Co
The 2025 farmland market in the East Midlands has been scrambled.
Size of offering and quality are fundamental to values, but it also depends on who is in the market to buy – the individual circumstances of neighbours have made valuation a parish-specific exercise, meaning each farm must be considered in isolation.
Demand is generally down, and buyers who are still active want the right quality.
Publicly offered sales opportunities increased significantly and, combined with private sales, have been at the highest levels seen for years.
Although the Budget was a catalyst, challenging economics and the popularity of contract farming agreements and farm business tenancies mean the next generation has already often left the farm.
We will see similar supply levels in 2026 as family discussions gain momentum.
Quality land values will be maintained as outside investors make farm investments, but there could be price pressure in “unfashionable” areas, for poorer quality land, and on smaller arable blocks.
Pressure from lenders could see some sellers forced into becoming price takers, causing a market decline for certain farm types.
Tim Howard, partner, Howkins & Harrison
We were all nervous about what 2025 would bring following the 2024 Budget, but the first quarter of the year saw the completion of a number of transactions agreed in the back end of last year, unaffected by the inheritance tax (IHT) announcement.
Demand has been greatest for good-quality land with services and an ability to grow a variety of crops or grass, as well as land with buildings.
Buyers are either looking to expand their farm business or have capital to invest.
Sales have been driven by business or debt restructuring as well as death and retirement.
Many of our clients are having more open conversations with the next generation about how to move forward, and while the Midlands is a hive of development activity in every sector, land will be in demand.
With rollover relief still available and some IHT benefits too, land is seen as a safe and secure
long-term investment.
We will continue to advise our clients to be sensible and cautious with their expectations from the outset.
With good, clear marketing and transparency in what is offered for sale, we expect to generate a good level of interest from buyers.
Farms sold in 2025
Round House Farm © Brown & Co
Round House Farm is a 385-acre, fully equipped Grade 1 double-cropping silt farm at Fishtoft, near Boston.
It topped the market in the East Midlands when Brown & Co sold it for well in excess of its £6.5m guide.
Willoughby Lodge Farm © Howkins and Harrison
A local family seeking to expand their farming enterprise bought Willoughby Lodge Farm at Barby, Rugby.
It sold in the region of its guide price of £2.4m when it was marketed by Howkins & Harrison earlier this year.
The 164-acre pasture farm has a range of traditional and modern farm buildings and a three-bedroom farmhouse.
What’s on the market?
Beaconsfield Farm © Brown & Co
Brown & Co has set a guide of £3.25m for Beaconsfield Farm, near Marshchapel, Lincolnshire.
There are 282 acres of highly productive arable land, with parts suited to growing potatoes.
It comes with a grain store, and a four-bedroom house with an assured shorthold tenancy. Available as a whole or in three lots.
Chapel Farm © Howkins and Harrison
Howkins & Harrison is marketing Chapel Farm, in Hanslope, Northamptonshire, with a guide of £6.15m,
It is described as a 268-acre, fully equipped, ring-fenced farm in an elevated position.
It comes with a farmhouse, a range of traditional and modern farm buildings, commercial units and a detached bungalow.