Farmland market in 2025: Northern Ireland

With supply more constrained than in any other UK region, land in some parts of Northern Ireland (NI) has been changing hands at upwards of £25,000/acre.

Buyers in County Armagh and County Down were willing to pay premium prices in 2025, especially so for larger holdings.

Even in counties where prices are historically lower, such as County Fermanagh, 2025 was a year when averages were in the £12,000-£15,000/acre range.

See also: Land market in 2025: Scotland

In common with other regions, the escalating cost of construction supplies and labour is driving more interest in “ready-to-go” farms with modern and well-developed buildings and associated infrastructure.  

This is true also for residential estates and farms, with agents noting a widening price gap between holdings with a modernised house and those where the dwelling is in need  of capital investment.

Columb Henry, managing director, R Benson and Son

The appetite for farmland in 2025 was summed up in our recent retirement sale of a broiler farm, attracting interest from 10 potential buyers.

Gaining planning permission for new poultry houses is currently not possible, so there is always strong competition for a farm with the infrastructure in place.

The panic over inheritance tax has eased since the government raised the threshold to £2.5m, which will take a lot of farm owners out of the tax net.

Owners are still transferring to their children though because they don’t trust the government to not change its mind again.

The bigger the farm, the easier it is to sell – those in the market for larger farms tend to have a plan in place, while smaller parcels for hobby farming are a bit more difficult.

There is very little on the market and any farms that do come on sell quickly, with the buyers all from within NI. However, we do see outside investors in the residential market.

Although milk and lamb prices are back a bit now, I don’t think this will affect the land market. If land comes up for sale, it will sell.

James Butler, head of residential and country agency, Savills

Reduced supply, combined with continued demand from investors with non-farming funds, ensured the farmland market across NI remained strong throughout 2025. 

Average prices are now close to £15,000/acre, with a number of sales achieving £30,000/acre, reflecting sustained competition for premium land and farms with scale.

Supply of land holdings larger than 150 acres remains very limited, resulting in buyers broadening their search radius to source a suitable unit. 

Demand for bare land is strongest in areas where anaerobic digesters are prominent, while well-equipped, commercially viable farms typically attract multiple bidders and sale prices in excess of the guide.

The standout sale of the year, indeed the largest agricultural holding to transact in NI for a generation, was the 1,075-acre Eglinton Estate, which generated international interest, competitive bidding and a premium price.

Values of smaller blocks of farmland were more localised, contingent on the appetite for local farmers to expand.

Looking ahead, farmland values are expected to increase. 

The continued entry of non-farming capital, driven by land being perceived as a secure and resilient asset and underpinned by NI’s strong agricultural heritage and limited availability, will sustain demand in the coming year.

What sold well?

Castlecatt Road © R Benson and Son

Retirement from farming saw a poultry farm with two broiler sheds with capacity for 36,000 birds, 42 acres of farmland and a four-bedroom farmhouse launch at 212 Castlecatt Road, Dervock, Coleraine.

Price was on application and amid strong buyer competition agent R Benson and Son sold it at higher than the guide.

Eglinton Estate © Savills

Described by Savills as “one of the most significant commercial farming estates in NI”, the Eglinton Estate in County Derry/Londonderry sold in September 2025 for higher than its £9m guide.

It has 956 acres of arable and 16 acres of pasture, extensive farm buildings and two farmhouses, generating an exceptionally high level of interest.

For sale       

Ely Lodge © Savills

A loughside farm with 215 acres of pasture and woodland, a seven-bedroom farmhouse, five cottages and planning consent for another is on that market at Enniskillen.

Ely Lodge also has sporting appeal as it comes with rights to shoot on 3,000 acres and 2.7 miles of frontage along Lough Erne, including a private jetty.

Savills is marketing the farm at offers over £5m.