FARMS AND LAND Covering every acre of the West Country
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FARMS AND LAND Covering every acre of the West Country
SOLD
West Cornwall | 109.36 acres
Summary of the market A diverse and versatile lifestyle farm
Guide £2,040,000
T
he South West farms and land market remains strong,
with 2021 being one of the most active years we have SOLD
seen. During 2021, Stags Farm Agency sold 26 farms
and 119 land lots, with a combined value of over £49 million.
Stags Farm Agency’s database showed average land values
increase across the South West from £8,249 per acre in 2020
to £9,061 per acre in 2021; a 10 % increase.
Demand for farms continues to come from a mixture of
West Devon | 107.84 acres
farmer, lifestyle and investor buyers, all remaining confident to
A private residential livestock farm
invest in agriculture, despite changes to agricultural policy. As
Guide £1,450,000
a result of limited supply, demand has been strong for the few
farms that have been on the market.
SOLD
Land continues to trade well, with many farmers and investors
frustrated with the lack of opportunities to buy. There is an
increase in demand from companies and private buyers
seeking land for personal projects, such as re–wilding, in a
response to the governments net biodiversity climate targets,
as well as looking for ways to offset their company’s emissions.
Looking ahead to 2022, we have seen a positive start to the South Devon | 61.09 acres
market. In January we launched four farms and land lots, all A residential farm in Dartmoor National Park
of which were sale agreed within a month of going live, having Guide £1,350,000
either sold via private treaty or at auction.
Notable sales include 17.59 acres of land in Grampound, SOLD
Truro selling for 31.5 % above the guide price and Wheatcroft
Farm, Cullompton, a 140-acre former dairy farm offered for
sale in six lots. After a month of marketing a sale was agreed
above the guide, following 85 viewings and 25 offers for the
lots both individually and combined. This shows there is still
buyer confidence despite inflation pressure on agricultural
inputs and raises in the Bank of England’s base rate.
West Devon | 27.87 acres
Attractive sheltered pasture land
Guide £200,000
stags.co.uk
SOLD SOLD SOLD
North Devon | 145.15 acres Cornwall/Devon Border | 73.61 acres Somerset | 218 acres
An attractive and private residential farm Wonderfully situated lifestyle farm A traditional farm set in a private position
Guide £1,850,000 Guide £1,195,000 Guide £2,000,000
SOLD SOLD SOLD
North Devon | 102.71 acres South Devon | 121 acres Somerset | 349 acres
An accessible farm with AOC Arable, grassland and deciduous woodland A traditional livestock farm
Guide £1,120,000 Guide £975,000 Guide £2,800,000
SOLD SOLD SOLD
North Devon | 150.51 acres East Devon | 104.47 acres Somerset | 223 acres
An attractively positioned former dairy farm A privately situated farm in the Sid Valley Productive arable, pasture and woodland
Guide £1,550,000 Guide £1,200,000 Guide £1,525,000
SOLD SOLD SOLD
East Devon | 24.53 acres Mid Cornwall | 17.59 acres Mid Devon | 6.71 acres
Productive pasture land in East Devon Level pasture land with 2 farm buildings Mixed deciduous woodland
Guide £100,000 Guide £175,000 Guide £95,000
stags.co.uk
Is open marketing the best route to selling
your farm or land?
W
hen advising our clients on selling their Whilst Stags Farm Agency manage an extensive
farm or land, a question we have to register of farm and land purchasers, there are
address early on is whether it is best some who register their search requirements on
to market their property discreetly or on the open independent property search websites; those
market? who search for property in magazines and
newspapers and those who might live locally
For many, there are good reasons why a discreet but are not actively searching for property other
marketing campaign may suit their own situation than if it is available nearby. An open-marketing
and, during the past two years, an increasing campaign will ensure that there is a better
number of the farms and land that Stags Farm chance that these groups of potential buyers are
Agency have sold have been dealt with off market. made aware of any farms or land for sale that
may be of interest to them.
However, in most situations, offering a property
for sale on the open market is likely to achieve the A recent example of a farm that Stags offered
best possible outcome. for sale on the open market is Lashingcott Farm
near Yarnscombe in North Devon. Comprising
There are many reasons why people are purchasing a well-presented bungalow (AOC) with colourful
farms and land at present and, as a result, there gardens, a range of farm buildings and 102
are more potential buyers in the market. These acres of pasture and arable land, the sale of this
include farmers and farm businesses; equestrian farm has recently completed after it was offered
and lifestyle buyers; those buying land for as a whole and in five lots with a total guide price
carbon off-setting and tree planting; developers of £1,120,000.
and businesses looking to buy land to achieve
biodiversity net gain on their projects and those Initially brought to the market in August 2021,
buying land for tax reasons, whether for inheritance we carried out 18 viewings resulting in offers
tax relief or roll-over relief on capital gains tax. from six different parties either for the whole
farm, individual lots or a combination of lots.
Having access to a wider pool of purchasers By offering Lashingcott Farm for sale on the
provides a better chance of finding more than open market, we were able to gauge where the
one potential buyer, the result of which could lead strongest interest was, the result of which was a
to competition and an improved sale price being sale being agreed for the farm as a whole within
achieved and confidence that the best possible one month of it initially being offered for sale.
price has been realised.
stags.co.uk
Natural Capital Markets
N
atural capital markets remain a talking There are also opportunities for carbon offsetting
point in the rural sector, heightened by through woodland creation and peatland
the Environment Act which puts the restoration. The Woodland Carbon Code and
environment at the heart of policy making. The the Peatland Carbon Code provide important
verification standards necessary in order to
extensive legislation is aimed to reverse long-
access the market.
term trends of environmental decline, including
the government’s targets on air, water quality, All these elements have the opportunity to open
biodiversity and waste. up new markets and create new income, with
the Green Alliance estimating they could be
Local Nature Recovery Strategies (LNRS) and worth as much as £1.7bn a year in the UK.
Biodiversity Net Gain (BNG) are two particular
elements which are of relevance to the rural
sector, both to be introduced through the Act.
So how can these markets benefit
landowners?
BNG is a new planning approach for development
and its aim is to increase biodiversity and leave it Natural capital has been at the forefront of
in a better state than before. This will require, in people’s minds, and as a result, there has been
many instances, developers having to offset the wide interest in the limited supply of land coming
impact of their developments by securing offsite to the market. The opportunities for public
creation or enhancement of habitat in the local goods, tree planting and carbon credits coming
area. from a wide range of buyers has consequentially
driven up demand and values. As the 2030
LNRS are a new England-wide system of nature goals and the 2050 net zero target creep
spatial strategies that establish priorities for closer, more and more people are seeking land
local nature recovery, identifying areas which for offsetting and this could provide a window
need improvement as well as coming up with of opportunity for farmers and landowners
proposals for improving habitat for nature and to seize if they are thinking about selling. Our
wider environmental goals. This will be one of the experienced team of land agents and chartered
most significant policies for farmland owners as surveyors are here to help provide professional
they are to be used to target spending in the new advice if you are considering a sale.
ELM scheme. LNRS will be important to keep a
close eye on when determining opportunities for
funding and natural capital markets.
stags.co.uk
Analysis of the year: 2021
Land Values
In 2021, average land values increased by From £8,249 per acre in 2020,
10%
across the West Country.
to £9,061 per acre in 2021.
Buyer Analysis
Farm Buyer Profile Land Buyer Profile
Farmer Investor Lifestyle Farmer Investor Lifestyle
45% 32.5% 22.5% 23% 17% 60%
Stags in numbers...
Over Over
3,900 £49,000,000
acres sold in 2021, in comparison to worth of Farms and Land sold by
2,700 acres in 2020. Stags in 2021.
stags.co.uk
Why Stags Farm Agency?
Here at Stags we have a specialist Farm Agency team who focus solely on the sale of farms
and land. As a result, we are able to provide in-depth knowledge of the market and buyers;
below is a snapshot of what we can offer.
Private/Off Market Sales providing services such as valuations and
rural and estate management.
Some people don’t want the invasiveness of
an ‘open market’ sale, or would simply like to Onsite / Online Livestock and
test the market to see if a buyer can be found Machinery sales
at their desired price. Our agents are happy
to discuss and advise whether a private sale Our team of professional auctioneers conduct
may be suitable for you. sales by auction and by private treaty through
it’s three livestock markets. In addition, they
Bespoke Approach regularly hold specialist collective auctions
and undertake sales for a variety of vendors.
Every sale requires a different approach and
we are always looking for ways to solve any Planning
immediate issues and add value.
Our planning and development consultants
Our Network provide expert planning advice across the
whole of the South West and can help you
Our central Farm Agency office in Exeter maximise the value of land and property
provides a go-to hub for buyers, linking with through new development.
our 21 Stags offices across the region. This
allows us to provide a national reach coupled Commercial
with comprehensive local coverage. We
have the skills and experience to ensure that Our commercial team focuses on rural and
farm and land sales proceed as efficiently as commercial property management, helping
possible. clients to enhance the value of rural and
urban property by managing assets.
Professional Services
If you are buying or selling in 2022 or beyond,
The professional services team consists of and you would like to benefit from bespoke
qualified valuers, land agents and chartered and confidential advice about your individual
surveyors in Devon, Cornwall, Dorset and situation, please do not hesitate to get in
Somerset who are able to offer informed touch with a member of the Stags Farm
advice on planning, landlord and tenant Agency team.
matters, BPS and rural grant schemes,
stags.co.uk
Get in touch
George Alder Andrew Dodds
Partner Associate Partner
Head of Farm Agency Devon & Somerset
Devon, Somerset & Dorset 01769 572263
01392 680059 a.dodds@stags.co.uk
g.alder@stags.co.uk
Robin Fern Evie McBarnet
Farm Agent Sales Negotiator
Devon, Somerset & Dorset Devon, Somerset & Dorset
01392 680059 01392 680059
farms@stags.co.uk farms@stags.co.uk
Andrew Ranson George Olver
Associate Partner Graduate Surveyor
Cornwall & Devon Border Cornwall & Devon Border
01872 264488 01872 264488
a.ranson@stags.co.uk farms.cornwall@stags.co.uk
stags.co.uk
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