Supply remained broadly similar to the previous 12 months and values generally held steady, with prices broadly consistent with those achieved in 2024. The anticipated tax-driven surge in farmland sales did not fully materialise, and despite negative sentiment in parts of the rural sector, widespread price softening remained limited.
This combination of steady pricing, selective demand and a more measured market tempo sets the tone for the year ahead.
What we expect in 2026
Buyer appetite is likely to remain strong, but the market will continue to be increasingly selective. Location and quality will remain critical, with the strongest demand expected for larger commercial farms offering scale and high-quality soils, and for well-located holdings with amenity value, diverse income streams or alternative use potential. We also expect continued interest in assets with strategic or development-led angles, particularly where planning policy continues to evolve.
In contrast, smaller parcels in more remote areas are likely to remain slower to trade, particularly where local competition is limited, soils are weaker, or opportunities for diversification are constrained. Demand for purely agricultural investment farms is expected to remain subdued, as stronger or more accessible returns continue to be available in other markets.
A key theme for 2026 will be whether pressures in the rural economy translate into greater supply. Weaker arable margins, the ongoing withdrawal of support payments and continuing tax uncertainty may encourage some landowners to bring forward disposals. In a market with fewer active buyers, this could lead to greater price sensitivity in some areas, value readjustments on secondary land, or an increase in lotted sales to broaden appeal.
How we advise clients preparing for a sale in 2026
In a more selective market, achieving the best outcome will depend on careful strategy. We focus on three key areas:
1. The buyers
The buyer pool is smaller than in previous years and, while borrowing costs remain elevated, the market is increasingly reliant on equity-led purchasers. However, there is still strong capital available—particularly for high quality, well-located holdings and opportunities with development or strategic potential. Targeting and capturing the attention of these buyers is critical, and we have established creative ways of doing this both as part of a campaign and ahead of an open-market launch.
2. Pricing
Realistic and evidence-led pricing remains central to creating interest and building momentum. If supply increases, price sensitivity is likely to rise further for secondary land. Understanding buyer behaviour and setting pricing that is both realistic and attractive will remain key to a successful campaign.
3. Sale strategy
Pre-sale preparation is increasingly important, including exploring planning and diversification opportunities, undertaking detailed legal work to ensure clean and clear title, and conducting targeted research to identify the best buyers. Patience also matters, we regularly agree sale strategies with clients many months, often years, in advance, enabling potential to be realised rather than passed on as latent value.
In summary, strong prices should remain achievable for the right farms in the right locations in 2026. However, in a more selective market, careful strategy will be essential.
